Moratoriums Are Not the Way to Go

by: Bill Liblick

Towns and Villages throughout Sullivan County are confronting fears of increased residential and commercial development.  Some are concerned whether our infrastructure can handle the growth; others are worried about our ever changing landscape, while still others are disturbed about the amount of land which is tax exempt keeps growing.

There have been comprehensive plans, proposals of building moratoriums, and zoning changes. Every concern is credible, and merits open discussion.

It should be alarming to all of us that so many properties in Sullivan County are off the tax rolls. What is even more frightening is that there appears to be no end in sight. County Treasurer Ira Cohen is on target when he claims that courts are wrongly interpreting the law which permits tax exempt status. Cohen feels the original intent of the law was different from the way it is being used today. So he is preparing to write legislation which he hopes Assemblywoman Aileen Gunther and State Senator John Bonacic will introduce in Albany to change the law.

According to the Division of Real Property Tax Services a devastating 19.2 percent of all the properties in Sullivan County are tax exempt. In Fallsburg alone, a shocking 39 percent of the land is off the tax rolls. No wonder residents are concerned.

In fact, there was such an outcry over the Town of Fallsburg’s new zoning plan; Supervisor Steve Levine and his Town Board were prompted to make changes. Civic leaders such as Kenny DeMars say the compromise did not go far enough. The issue at hand is how many homes can be developed on a piece of land. Tax exempt status is another issue, which municipalities have no control over.

Compromise is good. The concerns of Fallsburg residents are valid, but town officials cannot discriminate and change the law in order to prevent a group of people from developing land they own.

In the Town of Bethel residents are pushing elected officials to approve a moratorium on new construction. They are concerned that the flood of new development will change their rural landscape, and pose a hardship on roads, water, and sewerage.

While I am fully sympathetic with the concerns those have with the proposed development anticipated for Sullivan County, and agree in principal with community leaders advancing the fight, moratoriums are just a bad idea. They send the wrong message, and prevent the type of development we so desperately need in Sullivan County from coming here.

Each proposal must be dealt with separately, and planning boards must take into account all the concerns of those who speak at public hearings, and what the proposals before them would mean to their prospective area. Equally environmental laws must be adhered to.

Sullivan County desperately needs affordable housing. If we are going to have all of the economic development planned for our area such as casinos, people will need a decent affordable place to live. If for instance, casino workers do not live in Sullivan County, they will commute to work and spend their dollars elsewhere. Our benefit will be minimal.

Take Bethel Woods for example, if development is halted in the township, potential hotels, restaurants, and those seeking luxury housing will go elsewhere. Our benefit from housing a great Performing Arts Center will again be minimal.

In Rock Hill a first-class development is slated to include affordable housing and retail space. Individuals voiced their concerns at a public hearing, and changes are being made to the proposal, proving the process can work.

Development apprehensions are valid, and warrant continued open discussion. The door cannot be completely closed on growth and improvement for Sullivan County.

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