Laptop Battery If a craggy woodland mountain known as Federal Hill cannot be
saved from development, it seems unlikely that any place in New
Jersey ever can. Waves of resistance wash over the small town that
claims the hill, from the grade-school classrooms to the living
rooms of its flatland bungalows to the Town Hall.
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Thinkpad Leading the campaign to keep 360 houses from creeping up the
rocky slopes behind her home is Sue Smith, suburban mother turned
crusading councilwoman of Bloomingdale.
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Microsoft Ask why the fight and she directs you to three soft black
briefcases slouched against her coffee table. From them, she
extracts the dog-eared environmental impact statements, the
marked-up transcripts of public hearings, the polite letters, and
then the angry letters, she has sent to state agencies and cc'd to
the governor.
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Laptop Computers It's hard to imagine a more dynamic grass-roots campaign.
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Laptop Computer It has unseated, by a landslide, a slate of Republicans in a
heavily Republican town, prompted a steep-slope ordinance and an
open-space tax on residents, started a drive to make the hill a
national historic site, produced a state designation of Federal
Hill as environmentally sensitive, and spawned a colorful Web site,
complete with George Washington's letter ordering troops to execute
mutinous soldiers on Federal Hill.
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Desktop Computer More evidence turns up on a drive along Van Dam Avenue, the road
adjacent to Federal Hill that floods about twice a year when heavy
rains swell the Pequannock River. For months, a wooden sign was
propped against a house, with scrawled, 6-inch-high letters:
"REMEMBER FRANK CASTRO VOTED IN FAVOR OF THE FEDERAL HILL
PROJECT!"
Notebooks Voters apparently paid heed -- Councilman Castro, who supported
the proposed Meer Bloomingdale Estates, was defeated a year
ago.
Lenovo Although their foes have been largely politicians and
developers, Smith and her allies have also found themselves pitted
against a state doctrine that orders most New Jersey towns to
accommodate low-income housing, the so-called Mount Laurel ruling.
Smith says the law, which requires Bloomingdale to provide 200 such
units, is incompatible with protecting the environment.
Hard Drive In her own back yard, Smith sees an escalating clash of New
Jersey titans: the reality of sprawl vs. the principle of making
suburban towns affordable.
Travelstar And in her plain-spoken, down-home, housewife-turned-activist
way, Smith not only discerns trends but may be part of one -- that
of ordinary citizens becoming sophisticated protectors of the
environment.
Gateway "The private citizens made this an issue -- the Toms, the Sues,
the Reginas, the seniors -- they wanted to be heard," says Smith, a
Democrat, seated in her living room with Tom Tintle, a Republican
ally and neighbor who painted the sign. "I think we've shown people
that you can fight city hall and win. A lot of people love that, to
see the little guy win. We've tweaked the big guy's nose."
Laptop Parts Just about every environmental group in New Jersey has weighed
in against housing on the hill, which is home to wetlands, wild
turkey, bears, raptors, and five endangered or threatened species,
including the great blue heron. The mountain borders the
Pequannock, a source of drinking water.
Software Even the courts appear to have come down on Smith's side. Two
years ago, a Superior Court judge held firm in rejecting a separate
Federal Hill project proposed by Baker Residential, a developer in
Pleasantville, N.Y. It, too, would have contained Mount Laurel
housing. Judge Robert Passero affirmed the views of the people he
saw as the experts: residents familiar with their community.
Hard Drives It was a notable victory, given that it stands in stark contrast
to a very similar housing project in Oakland, the Ramapo River
Reserve, also built by Baker Residential on the side of a mountain.
There, borough leaders insisted that circumstances forced them to
approve the developer's plan. But in Bloomingdale, residents threw
out the leaders who used that argument.
Electronics They even invoked prayer. Smith and members of the Bloomingdale
Environmental Commission formed a chain and prayed while the
planning board voted 6-3 against the first Baker application to
come before the board in 1997.
Canon But that vote did not end the push and pull of Federal Hill, the
mile-square mountain that sits between Route 287 and bucolic
Bloomingdale, population 7,900, on the edge of the New Jersey
Highlands. Nor did it end the involvement of Baker Residential.
Desktop Pc If the current developer, Bloomingdale Joint Venture, wins
approvals, it will sell the 180 acres to Baker Residential, which
will take on construction. Smith has looked into Baker
Residential's other projects, including the Ramapo River Reserve,
where a damaging mudslide occurred in 1999.
Desktop Computers She says Bloomingdale Joint Venture's application, after two
years before the Planning Board, has yet to answer key
questions.
Think Pad "Where are they putting all that water that's going to come down
here?" asks Smith, who has two sump pumps in her basement. Other
neighbors have four or five. "I have no clue. They keep changing
this. It's like they're trying to wear us down. But that's not
going to happen. At all."
Repair Frank Linnus, attorney for Bloomingdale Joint Venture, dismisses
the hill's historical significance as irrelevant to the site, and
says sensitive construction will protect wildlife and prevent
flooding.
Data Recovery "You can't get a plan approved in this state today without
proving that the rate of runoff cannot exceed the current rate," he
says. "That will be demonstrated in the testimony."
Cisco Linnus says the application is in the closing stages, with
engineers, an architect, and an environmental expert yet to testify
before the Bloomingdale Planning Board.
Keyboard David Butler, Planning Board chairman, says the complicated
project has been before the board for about two years, longer than
usual, with no clear end in sight. He says he's confident the board
will make a "fair and just" decision.
Monitor As the town waits, Sue Smith keeps on. Her campaign at first did
not sit well with her husband and daughter, accustomed to having
her at home. Now, her spare time is often occupied reading plats
and schematics and engineering books. In one storm this year, she
waded through inches of rainwater on Van Dam Avenue with her camera
and camcorder. She is accumulating photographic evidence of what
she says are the health and safety hazards of trying to build on
steep slopes.
Desktop Smith also relentlessly attacks Mount Laurel, the state law that
requires towns to accommodate houses affordable to people of low
and moderate income.
Infosys She admits to a personal irony -- that a low-cost government
loan lifted her family out of a shabby urban housing project into a
better rural life and that today her crusade could, in theory, deny
the same to another family.
Refurbished Laptops "I think it's the greatest thing when you're able to help
families," Smith says. "But that's not what they're doing anymore.
The law seems to be a shield for developers. Builders think they
can build anywhere they want."
Wipro This developer, although seeking approval under Mount Laurel
with a promise to build 72 low-income units as part of the 360-unit
project, could end up building no affordable housing. The law would
permit it instead to pay Bloomingdale $25,000 per unit, which
Bloomingdale would in turn send off to another city to build
affordable housing there.
Lap Top Such arrangements are called regional contribution agreements,
or RCAs, and they allow builders and towns, in essence, to buy out
of up to half of their low-income housing quota. Some towns have
raised taxes to do just that. The money is diverted to other,
needier cities in that town's region.
Refurbished Thus, Waldwick and Cresskill have opted out of building
low-income housing and sent money instead to Bayonne. Upper Saddle
River, Old Tappan, and Allendale have given money to Jersey City.
Paramus and West Paterson have sent cash to Paterson. In all, 7,396
housing units have been swapped in this manner, according to the
Council on Affordable Housing, or COAH, the agency that has
administered the Mount Laurel doctrine since 1985.
Memory While the RCAs may send money to cities in need of affordable
housing, Smith believes the arrangement hardly creates economic
diversity in New Jersey. And environmental groups argue that
developers manipulate Mount Laurel to get their projects approved,
often without building low-cost housing.
Intel "It's one of the reasons there is so much opposition to
affordable housing," says Sally Dudley, executive director of the
Association of New Jersey Environmental Commissions, a group with
members from 300 towns. "A lot of these procedures for how it's
supposed to be done have been misused, and the end result has
simply been high-density projects and sometimes no low-income
housing at all."
As400 Almost 28,000 of the 610,000 housing units built in New Jersey
since 1983, the year the New Jersey Supreme Court reaffirmed the
state's Mount Laurel obligations, have been low-income. And since
1995, commercial space in New Jersey has increased by 60 million
square feet, the equivalent of 15 new World Trade Centers. That,
not COAH, is creating sprawl, Dudley asserts.
Averatec Still, Dudley and the Coalition for Affordable Housing and the
Environment -- a collection of 40 other environmental,
affordable-housing, and planning groups -- do advocate a change in
COAH regulations, which are under agency review.
Hardware A town's low-income housing obligation, they believe, ought to
be tied to growth. In a plan called "Growth Share," the group
proposes that any new residential or commercial development must
provide low-income housing equivalent to 20 percent of its
project.
Dual Xeon Many town officials might support such a change, to eliminate
what they consider conflicting state policies. Stuart Koenig, the
land-use attorney for the New Jersey State League of
Municipalities, says conflicts arise when a town like Bloomingdale,
for example, which has been designated "environmentally sensitive"
by the state, feels forced to accommodate affordable housing on
sensitive sites.
Storage "The Legislature must come up with a way to meet affordable
housing obligations without creating tremendous sprawl," he
says.
Seagate Some environmentalists urge more than that. No site deemed
environmentally sensitive, such as Federal Hill, should be
considered for housing of any type, argues Kathy Baker, coordinator
of Skylands CLEAN, a Highlands environmental group. And all sites
should be subject to more stringent environmental reviews than are
now required, she says.
Computer Sales "There's a no-growth mood in New Jersey," says Shirley Bishop,
the executive director of COAH, "an anti-sprawl mood. The citizens
of New Jersey are looking at any development as not desirable at
the moment. They're getting very sophisticated; they understand
endangered species, open space, farmland. These are all pivotal
points."
Computer Hardware Bishop could be describing the people of Bloomingdale, led by
crusader Smith and joined now by the town fathers.
Printers "We'll fight them to the end," says council President Harold
"Hack" Miller, a Smith supporter and ally. "And if we have to go to
court, we will. The people who used to be in charge here sold us
out. But we'll never give up on this."
Technology Candy Cooper
Bergen Record - 11/23/2001
Topic: Highlands
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