POINTS OF VIEW ON FUTURE DEVELOPMENT

On June 19th four councilmen passed a resolution to authorize the condemnation of 29 industrial properties bordering Route 4 with the blessing of State Senator Byron Baer, an Englewood resident. It was a difficult decision for Councilman at Large Wayne Hamer a 4th ward resident, Council Mitch Rosenberg a 3rd ward resident, Councilman Douglas Bern a 1st ward resident and City Council President Jack Drakeford. Councilman Michael Wildes a 2nd ward resident voted no on this issue. He felt there was limited amount of public debate and wonder what the “rush” was while not condemning the goals of the project. It is a fact that the City of Englewood needs ratables because approximately 70% of all tax revenues come from homeowners pockets. Also our city is due for a full re-assessment between 2003 and 2004 according to city officials. City officials are well aware that a large part of our population is over 65 years old.

It is almost impossible to be sympathetic to condemnation, although by law it comes with substantial compensation. The decision of the four councilmen was to condemn all these properties. We could interpret this decision as all the properties or none. About 16 industrial property owners are suing the City of Englewood. This will give them leverage to negotiate the best price they can get. But a judge will decide what happens next. If the industrial property owners lose the lawsuit they should be well compensated. We estimate that the cost of the condemnation to the developers could be about $55 million. There are 60 acres of land involved, but 18 acres must be left for open space. The developers could obtain 42 acres facing Route 4. We estimate that the cost to the developers just to get the land in a buildable condition could total $75 to $80 million dollars, including costs for environmental cleanup and the infrastructure. If we add to these millions the construction of ramps or flyovers on Route 4, the cost could escalate to $100 million. This might become too expensive for the developers. There is not enough information to date that could indicate if this project is feasible or not. With little information available we don’t see the possibility of 1.2 million square feet of general office space. Years from now we might end up with a surplus amount of housing, retail, a hotels and conference centers.

It appears that the developers are counting on a huge amount of state funds especially for the environmental cleanup of the Overpeck Creek. If the state does not pay for the environmental problems this issue alone could break the deal. What about the ramps or flyovers at Route 4? Is the developer expecting state funds? This could take years. Project foes want a ramp from I-95. This ramp could sit along an elevated stretch between exits 70B and 71 potentially eliminating the daily circulation of thousands of new vehicles through neighboring streets. On this issue we agree 100% with the opposition. Although the developer has not made any application for this ramp at the present time, the City of Englewood has requested it in writing to Commissioner James Weinstein at the New Jersey Department of Transportation on June 21, 2001. Reliable sources told us that this is the wrong department. The right department could be the New Jersey Turnpike Authorities. It is our opinion that obtaining this ramp would be extremely difficult and will require tremendous political power in Trenton. The only hope for this ramp to exist could lay on the election of James McGreevey as governor.

The business of the opposition is to oppose. We respect the opinions of the homeowners who oppose this project and well as the opinions of those who are for the project.

The EHOA is a corporation with strict bylaws. We are exclusively geared to the residential zones where our membership owns homes.

The developers of this project are unknown to the EHOA, although we are aware that one of them lives on the corner of Booth Avenue and Morrow Road where recently he had a fundraiser for James McGreevey.

There exists a question about having a light rail connecting this project to the downtown of Englewood, and we don’t know if this will be paid by the state, the developer or our tax dollars. If this light rail has to be constructed with our tax dollars we would consider it improper.

This is the largest non-waterfront redevelopment project in the State of New Jersey. If this project comes to fruition, ongoing research (Environmental Impact report and Traffic Impact report, etc.) indicate that it may be larger than the proposed downtown Newark project. The New Jersey development and redevelopment plan designates the City of Englewood as an existing regional center. This might come as a surprise to some of us who still believe that Englewood is a small town.

We don’t see (1.2 million square feet) office building space, as the pre-leasing part alone could cost over $2 million dollars and years to accomplish. How much money will the developer have to get per square foot in order for this office space to be feasible? Are they counting on State funds to do the environmental cleanup? We don’t think that the Brownfield Act which covers severe environmental problems apply in this case, unless, the developers’ political connections are so great that the State will provide the funds. What about the ramps or flyovers at Route 4. Are the developers going to pay for that too or are they expecting State and Federal funds? It could take years. The land is swampy and soft - so most of the buildings might have to be built on poles, making the construction costs much more expensive. We recommend caution to those who are hoping for $5 million more in ratables soon. We recommend caution as well to those who adamantly oppose the project because it might never happen the way it’s planned. There is the issue of lawsuits which the City of Englewood is so well known for. Leonia is suing Englewood as well. Leonia’s residential areas will be more affected than Englewood. Highway construction is tricky. Leonia’s lawsuit could delay the project for a long time. And once again only the lawyers will make money. We might end up years from now having a hotel conference center and a substantial amount of retail to serve hundreds and hundreds of residents who will be bordering Route 4.

Below are six letters representing six different opinions from homeowners and members of this association.

Dear EHOA,

As an Englewood resident, I’m concerned about property taxes. When the mayor and council come up with a plan that they say will lower taxes, I’m interested. Unfortunately, there is no hard evidence that their current scheme -- the redevelopment of the Englewood South Industrial area -- will be the tax boon they’ve promised. more

To the EHOA

The town has announced a very impressive redevelopment plan for the 60 acres of land around Route 4. If these plans were to really happen it would be great news. It would add more taxpaying property to reduce the load carried by the rest of us. It would add more high priced apartments, office space, a hotel and retail space. It would also add an elaborate overpass to Route 4 allowing easier access to the eastbound lanes. Unfortunately, all this will cost money, lots of money. more

Dear EHOA,

Why do we have an old industrial park 3 miles from the George Washington Bridge? What a luxury for a city with huge expenses. Sixty acres on the highway and building owners are only paying $1.3 million in taxes? That’s a joke! All those industrial property owners are operating in a tax heaven and the homeowners of Englewood support them. They have been riding on our backs for years as well as many of the office building owners in the city. It was time the city council did something about our high taxes. The development by Route 4 shouldn’t bother anyone. more

Dear EHOA

As debate rages about the Englewood re-development scheme envisioned by the City Council, it seems the council keeps changing its reasons for wanting to saddle the community with an enormously dense project. more

Dear EHOA,

Forget the fact that Leonia has hired an attorney to fight the development. Forget that there are several viable businesses that will be displaced by this development. Forget that the traffic problems will quadruple for Englewood. Let’s remember that we live in Englewood for its quality of life. more

Dear EHOA,

Our City Council proposed a Home Depot for an area contiguous to Route 4 some time ago. Certain “leaders” mobbed the City Council hearings and claimed that they would produce alternative office-building developers and make far better use of the land. Through this intimidation, the Home Depot project was killed. Since then, predictably, nothing further has been heard about the alleged office developers. The property lies dormant. I also recall the many years of litigation and exasperating delays attendant to the development of the Shop Rite shopping area, a project that everyone can now see was the start of a wonderful renaissance for our downtown area. Now, again a concerted effort has arisen to fight change, no matter how much good it can bring to our City. more

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