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Business Brokerage It cost Fred Lockenmeyer and about a dozen friends about $1,600, much of it donated, to help persuade voters in Point Pleasant to endorse adding a penny to their tax rate and create a $2.7 million fund for acquiring and preserving open space.

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Forex Broker Similar local and county proposals throughout the state were approved on Election Day, though not as readily as in years past.

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Online Brokerage Builders say this hodgepodge approach to preservation in New Jersey is raising taxes and housing costs while doing little to keep land from bulldozers and protect drinking water.

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Real Estate Broker But advocates maintain that the initiatives are worth the cost.

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Agency Brokerage Spark "All the land was being eaten up, and there would be no space left for pocket parks," Lockenmeyer said. "We're interested in parks where a mother could walk with a child to a park instead of driving and parking."

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Business Broker The nonbinding proposal was backed by 58 percent of the voters, which should send a message to the Borough Council, he said.

Brokerage Account Lockenmeyer would like the town to buy land holding a former supermarket as well as a parcel that contained a bowling alley whose roof collapsed in a snowstorm.

Stock Broker "It's a highly developed community already, so you have to be a little creative," he said. "The money can also be used for maintaining and upgrading parks and historical sites."

Brokerage Online Stock Trading Voters approved 30 of the 43 open-space questions on ballots Nov. 2, said Jeff Tittel, director of the Sierra Club's New Jersey chapter. Successful proposals included those by Gloucester County, two towns in Gloucester County, and six towns in Burlington County. Questions failed by slim margins in Deptford, Franklin and Tabernacle. There were no open-space ballot initiatives in Camden County.

Broker Justin Ticket The collective 70 percent passage rate was lower than in years past but still encouraging, Tittel said. Now nearly half the 566 municipalities in New Jersey have passed proposals to preserve open space, he said.

Real Estate Brokerage "It still is amazing, in the state with the highest property taxes in the nation, that people are still willing to raise their property taxes to preserve open space," Tittel said. "People are willing to pay more to see sprawl disappear."

Commodity Broker He disputes builders who say such measures increase the prices for New Jersey housing, already among the highest in the nation.

Brokerage House "Builders don't want to build affordable homes. They want to build starter castles and McMansions," Tittel said. "It will actually help towns stabilize their taxes because, by buying open space, they won't have to spend money on new roads and new schools."

Real Estate Broker Exam Tittel maintained that there was "plenty of room" for builders, suggesting that they look to renovate or rebuild housing in cities or older suburbs.

Brokerage Services While housing costs are high, they are in line with New Jersey's wealth: The state has the highest average household income in the nation. Home prices are affected by the region's cost of living and labor costs.

Broker Live Ticket At the same time, it is the most densely populated state and one of the smallest, leaving a limited amount of land for new construction.

Online Brokerage Firm The result is that demand is outstripping supply, and the gap is widening, said David Schoner, vice president for new homes at Coldwell Banker.

Security Broker Dealer He noted that the number of building permits had been dropping while the population continued to grow. In 1987, more than 57,000 building permits were issued. Six years later, permits had dropped 42 percent, to nearly 33,000.

Coldwell Banker Residential "I can tell you with great authority there's a whole lot less in the pipeline," Schoner said, referring to home-building. "It's definitely trending and heading downward."

Freight Broker In a nod, albeit a grudging one, to the urging of the environmental community, builders increasingly are targeting the state's cities for development. Condominiums are being built in Camden, Trenton, Asbury Park, Elizabeth, Long Branch, Newark and Paterson, Schoner said.

Freight Brokerage He maintained, however, that town-by-town open-space initiatives were driving housing costs up.

Broker Lie Ticket "With these referendums, taxes have become a key issue, particularly for the active adult community," Schoner said. "Taxes become very key when you know you're looking at a fixed income."

4th Boost Brokerage By Many older New Jerseyans are moving away, he said, and "those of us who remain in the state will be looking at older homes for more money."

Florida Mortgage Broker While activists such as Lockenmeyer may find buildable land to preserve, others are not as selective, Schoner said.

Insurance Brokerage "Most of the land that the state buys has been deemed non-buildable by local ordinance or by regulation" of the Department of Environmental Protection, he said. "Very little of what is left can be built on."

Online Broker Patrick J. O'Keefe, chief executive officer of the New Jersey Builders Association, said that 1.5 million acres of New Jersey was already publicly owned as parks, open space, or preserved agricultural land, but that funding for maintenance and access had been inadequate.

Brokerage Company "When money is being spent to buy freckles all over the state without a comprehensive strategy, the dollars are being used to ambush housing opportunities without an eye to preserving our environmental gems," O'Keefe said.

Broker Lonely Ticket Builders remain frustrated by what they view as the state's stumbling "smart-growth" effort to curb sprawl by promoting development in particular areas, O'Keefe said.

Commodity Brokerage In one of his final acts in office, Gov. McGreevey delayed by seven months the Nov. 10 start of the "fast track" law that was intended to streamline the approval of construction projects. Environmentalists decried that law, but generally applauded McGreevey's efforts to preserve the Highlands region in the state's northwest corner.

New York Ticket Broker By Jeffrey Gold
Associated Press - 11/15/2004

Topic: Less Sprawl

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