Posted on 05/24/2003 5:26:53 AM PDT by Pharmboy
GREENWICH TOWNSHIP, N.J. — New Jersey, far more densely populated than any other state — more crowded than Japan or India, for that matter — is on course for another distinction: it will be the first state, land-use experts say, to exhaust its supply of land available for development.
The prospect of running out of open space to build on, a phenomenon that planners call buildout, is at the heart of Gov. James E. McGreevey's well-publicized campaign against sprawl. In poll after poll, voters in this most suburban of states say they hate what they see, and elected officials on all levels have taken note.
Roughly two million of New Jersey's five million acres are developed, and a little over one million are protected by various levels of government. The state has promised to acquire or preserve enough land, including farmland, to bring the number of protected acres to two million by 2009. Some of the rest is unsuitable for development, leaving less than a million acres to be fought over. Since those estimates were made a few years ago, some of those acres have surely been developed.
The pace of suburban development is a powerful issue in many other states after a 10-year onslaught of building, but the political and economic tensions are especially raw here, where more people are scrambling over less open space. Builders accuse the governor of thwarting the American dream, environmentalists say builders will kill agriculture, and many towns try to avoid the costs of growth, like developing infrastructure and building schools, by zoning out housing that would bring in children.
The pattern in New Jersey is the very definition of sprawl: land consumption is increasing faster than the population is growing. As in other parts of the country, land is consumed three to four times faster than the population grows. "We're taking bigger bites with each wave of development," said Barbara Lawrence, the director of New Jersey Future, a land-use planning organization.
Some project that buildout will occur within 20 years, while New Jersey's population of 8.4 million is expected to grow by 1 million in that period, but other estimates are that buildout could take many more decades. The timing depends on population and employment growth, which can swerve wildly with the economy. Government could hasten buildout by putting more land off limits to development through environmental controls.
The debate now under way will determine whether the population will continue to spread across the landscape or become more concentrated in the cities and older suburbs. It will determine, in short, what a built-out state looks like.
New Jersey officials do not know how much land has been consumed since the last statewide land surveys, taken in the mid-1990's. Estimates range from 16,000 acres to more than 40,000 acres a year. Mr. McGreevey says the state is losing 50 acres a day to development, a figure that other state officials describe as conservative.
But the rate of consumption may have increased in the late 1990's, many land-use experts say, in a pattern entrenched across the nation. American appetites for space have put ever-smaller families onto ever-larger lots.
"In the '50's and '60's, a quarter of an acre was a lot, and half an acre was huge," said James W. Hughes, the dean of the Edward J. Bloustein School of Planning and Public Policy at Rutgers. "Now it's one acre, three acres, five acres."
That change, Mr. Hughes said, portends self-perpetuating congestion. Each new resident, for example, adds 1.2 vehicles. "When you move into a McMansion you need three cars to fill your three-car garage," Mr. Hughes said, "and a big S.U.V. for the two snow days per year."
Each new resident spurs more commercial development, too. Since 1980, Mr. Hughes notes, retail space per capita has doubled and office space per capita has increased sixfold.
In northwestern New Jersey, Greenwich Township, bordering the Delaware River in the southern lobe of Warren County, was transformed by the completion of Interstate 78 and the office parks that came with it across the state from Newark. To look at the landscape here — say, from the road between the new Home Depot and the new Lowe's — is to see how New Jersey could quickly run out of real estate.
Splaying east and west on former farm fields are about 800 of the new houses that brought the population of Greenwich Township to 4,365 in 2000 from 1,899 in 1990, a 130 percent increase. A few miles north, off Route 57, big lumber skeletons are rising at the Grande at Scotts Mountain, a subdivision where the lots average 3.4 acres.
"This is supposed to be a scenic highway, but it's all for sale," said Mike King, the chairman of a civic group that is promoting development in the sagging town of Phillipsburg, near Greenwich Township, and is fighting it in the outlying townships.
Mr. McGreevey inherited a program that spends about $200 million a year to buy open space and preserve farmland, which he rolled into a bigger "smart growth" campaign to steer development to population centers, mostly by making it difficult elsewhere. He issued an edict last month to restrict building near 15 reservoirs, rivers and streams, halting several projects just days from construction, and state officials are working on what they call "the big map," delineating areas where they will impose restrictions on growth.
As for the governor, Mr. King said, "he's thinking all those right things, but it's later than he seems to realize."
Developers say they have been forced into rural areas as older suburbs, already built out, become prohibitively expensive. Even then, "we are not able to meet demand," said Joanne Harkins, the director of land use and planning for the New Jersey Builders Association. "When they open a new development we have waiting lists. Virtually everything is sold before it's built."
According to the United States Department of Agriculture, 39 percent of New Jersey's land area was developed as of 1997, while the next on the list were far behind: Massachusetts and Rhode Island at 30 percent and Connecticut at 29 percent.
The department found that about 42,500 acres a year were developed from 1992 to 1997, the latest year for which figures were available. A 1995 survey by the state Department of Environmental Protection found a much lower rate of development, 16,000 to 18,000 acres a year, largely because it did not count open space attached to new buildings, like a wooded campus surrounding an office cluster, as developed.
The state is awaiting results of a new aerial survey and has compiled information from local governments, but those will not show thousands of projects that are in the pipeline.
Bradley M. Campbell, the state commissioner of environmental protection, said that when the aerial photographs are analyzed, "there's every reason to believe the rate will be higher" than the governor's estimate of 50 acres a day lost to development.
First, Mr. Campbell said, the recent trend — "a very grim pattern" — has been accelerating land consumption. Second, he said, rapid economic expansion occurred in the late 1990's. "Third," he said, "there's been no real effort to strengthen regulatory controls on development" until recently.
"What's as troubling as the pace of loss is the location," he added. About 40 percent of new development, he said, is in areas the state classifies as rural or environmentally sensitive.
Mr. Hughes at Rutgers is doubtful that one million new residents will materialize by 2020. In a state that has no room left for new highways, he said, development is self-limiting. "As congestion gets worse, and it's going to get worse, and as it becomes expensive, these inhibitors to growth are going to kick in."
But Jeff Tittel, the director of the New Jersey chapter of the Sierra Club, estimates that "we'll hit buildout within 20 years" in all but Cumberland and Salem Counties, in the far south of the state.
"There could be some pieces left," Mr. Tittel said, "but they would be environmentally sensitive or just junk property."
Environmental regulation is the governor's main means of curbing development, since the guidelines in the State Development and Redevelopment Plan are voluntary. "The time you reach buildout depends on what kind of regulatory controls you have to protect water and wildlife," Mr. Campbell said. "If the right safeguards are in place, buildout may be sooner rather than later."
Developers, while not disputing that, say the administration's anti-growth measures threaten the housing that the state most needs. "When Mr. Campbell's done, there will be no place outside the ghettos for middle-income and low-income New Jerseyans," said Patrick J. O'Keefe, the chief executive of the builders association.
Joseph J. Maraziti Jr., a former chairman of the State Planning Commission, said that builders could see that as a new business model: redeveloping cities instead of expanding the suburbs. "The consensus is like none I've ever seen about revitalizing our cities."
But he added, "It's in our genes as a country that began as a colony. You don't get it out of your system fast — you should tame the land and expand. There's a lot of momentum behind the idea that goes back 300 years. It doesn't stop because of some speeches and legislation."
It is a by product of upzoning requiring larger lots on which to build... got to keep those po' folks out, you know. A large portion of our township was rezoned from 3/4 and 1 1/2 acres per home to six acres. Only McMansions are economically viable when lot values are that high.
I live in a big house on 1.3 acres. Most (well, about half) the property is wooded.
How have I "consumed" the land?
I think I'm preserving it.
Oh! I'm consuming it because I OWN it.
Hmmm... I guess some would be against that, prefering State ownership of all "non-consumable" land.
Wait a minute, we just got the country moving a little bit to the right, and YOU want to push us back to the LEFT?
;^)
But "seriesly", jughandles are a necessary evil when dealing with the kind of traffic volume we see in much of north Jersey. A dedicated center lane for left turns tends to back up traffic in the travel lanes; it's safer to have it backed up in the curb lane...
It's the land being taken out of the market. We have a similar situation developing in the Seattle area, where there is a boundary to the east beyond which they cannot build. When we were house-hunting 5 years ago we looked at places, and developments, right up to that boundary. Now they're backfilling further in, with very high-density housing.
I saw that too. LOL, I have an SUV for our two snow days per winter. (Well, 0.5 for the past two years.) But it gets better mileage than the Honda Accord it replaced.
The dope insisted that the land was "gone" and had no good answer when I kept asking him where it went and if he'd gotten a post card from it.
You signed up about three weeks before I did, and I've seen you on these boards now for a while. We're on the same side, no doubt.
I know- shameless plug....but true! < /shame >
I had a few trees around me once,but I chopped them down for firewood so I could cook all the livestock I stole.
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