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Ramapo Study Raises New Crossroads Questions

Environmental Commission members say Ramapo College review of Crossroads plan may probe them to ask additional questions of developer

A class’s environmental impact study of the shopping development may have big-time ramifications. The senior Environmental Studies students are in the midst of compiling a report that examines the potential socio-economic, ecological, and physical impacts the 600,000-square-foot development might have on the surrounding area and greater Mahwah community.

After a progress report the students presented to four members of the township’s environmental commission Thursday, committee members say their work could have a real impact on the developer’s application.

“I think the students are definitely bringing up points and areas of concern that we did not previously consider,” Environmental Commission Vice Chair Dan Weixeldorfer, who also serves on the township’s planning board, said. “I absolutely think that this project might probe us to ask for some additional information from the developer.”

The Crossroads developer is in the middle of a on the site plans for the development, which include a lifestyle, pedestrian-friendly shopping center, two big box stores, and a movie theater.

The Environmental Assessment class’s professor, Dr. Mike Edelstein, and college President Peter Mercer, worked with the township to have the students conduct the study. They plan to present their final findings and conclusions to the Commission in May. The Commission will then act as an advisory body to the Planning Board.

When the , officials said the eight-credit project was part of an effort to strengthen the relationship between the college and the township. Edelstein said the project is a “win-win,” because students get first-hand experience and the township gets an objective researcher looking at the application.

Edelstein said his senior students always examine a real-world application for their year-end project, but that he was “very happy” to be involved with this project in Mahwah. “We are hoping that by the end of this, both the township and the developer will learn from the students’ work, and it will lead to a better application for both,” he said.

According to Edelstein, students have pointed out several areas of concern that he thinks might cause township officials to question the current site plan:

  • The amount of traffic the mall will generate. “The are of an extremely limited scope,” Edelstein said. “The students are examining traffic data that already exists for both the Crossroads area [at the intersection of Routes 17 and 287], and traffic data collected at other area shopping centers.” According to the professor, “a more comprehensive study needs to be done.”
  • The remnants of contamination on the site from the Ford Plant. “We have one student looking at what we know about what is still left on the site from the Ford days, and we are finding that it is very ambiguous,” Edelstein said. “Ford left an extremely complicated legacy that needs to be investigated.”
  • The potential air pollution caused by the increase in traffic. “Air pollution impacts are not usually studied with an application like this, but we have a student looking into that. Why shouldn’t that be something the board considers?” Edelstein asked.
  • The environmental impact on the existing wetlands immediately surrounding development site.
  • The design of the complex. “We will not be making suggestions for alternative designs for the shopping center, but we hope that the work we do will get the developer and town thinking in new ways,” Edelstein said. During the preliminary presentation Thursday, students and professor discussed the potential for the layout of the mall to be flipped. “If the back of the mall were the front, the development would be able to actually embrace being on the Ramapo River, and have residents really be able to take part in the community-center aspect of this,” he said.

After Thursday’s presentation, Weixeldorfer said there are a lot of things he is anxious to hear more about at the final presentation. “For example, the students mentioned finding documents that cite open requests from the DEP to Ford to clear up some issues on the site. The DEP asked Ford to do it in 2008 and 2011, and there is still no evidence that the work has been done,” he said. “These are things that I didn’t know, but I think will be very helpful moving forward.”

Edelstein said that although, “this is student work, and can’t be used without verification, I think it will do a good job of suggesting which areas of this plan need some further verifying.”

Weixeldorfer said he hopes the students can make a presentation of their finalized findings in May to the planning board, which is hearing the Crossroads application, in addition to the environmental commission. “I think it’d be a great opportunity for the students to see what going into this field would really be like, and they’ll present information that I think the board would like to know.”

The Crossroads hearing in front of the township planning board continues Monday, April 23.

fred stedtler April 21, 2012 at 02:54 PM
The developement of the Crossroads site is a complex and contentious issue. I commend the student group at Ramapo College for their interest and efforts. If this group of students can shed light on some of the questions surrounding this project-the residence of Mahwah will be forever grateful. The developer doesn't want to mention or address some of the more sensitive environmental issues-The town needs an answer before approving any further developement of the site.Students, Thank You again for your interest!
Jessica Mazzola (Editor) April 21, 2012 at 09:09 PM
Fred -- The class is working on making their final presentation open to the public. If/when they decide on a date, I will post the info on Patch.
Hank April 22, 2012 at 02:17 AM
I am glad they are doing it. I want the best mall possible.
JP April 22, 2012 at 05:08 AM
My only question is, why does it seem like they studied only the detrimental effects of the center and not the positive effects of the center. Hundreds of jobs for one thing. From the article above, this study sounds one sided and I thought they were going to be objective?
JP April 22, 2012 at 05:34 AM
Economic and cash flow impact? Property Tax revenue and the possibility for town improvements or surplus? Job creation and lifestyle improvements for future employees? Attraction to businesses and new residents to Mahwah? Improvements to services like police and fire departments? Revenue and new business increases for the Sheraton? Tangential business for the town, the county, the region, the state, the nation? Improvements to the three local highways and local roads? I can go on and on. Come on students, the new center cannot all be a negative impact. Do a fair study.
Jessica Mazzola (Editor) April 22, 2012 at 09:19 AM
JP - The students are studying more aspects to the project than just those listed in the article. The topics listed are those that the class and commission feel might have the most impact on the course of the Crossroads' application. The environmental impact study they are conducting, from my understanding, starts with a baseline of examining what is on the site today, and determining the possible effects of four different development options - the retail complex, a hospital, a residential complex, and taking no action - in order to determine what the best use of the site may be, and how each of the options would affect the community differently. There is, I believe, an emphasis on the examination of the Crossroads plan, because the is the one currently before the twp.
Jonathan N. Marcus April 22, 2012 at 09:03 PM
JP: These wonderful students are conducting an ENVIRONMENTAL IMPACT study. They are not conducting an economic or other type study which seems to be the focus of your concerns. They are ENVIRONMENTAL STUDIES students looking at ENVIRONMENTAL issues. If you want economic studies done, that sounds like a task for folks with economic backgrounds. This is a super project for the Ramapo students and a great benefit to the citizens of Mahwah. I love seeing this partnership between Mahwah and Ramapo. I look forforward to seeing future projects like this where Ramapo students can get hands on experience and the citizens of Mahwah get the beneficial output from the students' efforts.
JoeRobertson April 23, 2012 at 03:48 AM
Because JP, this was an ENVIRONMENTAL study.
JoeRobertson April 23, 2012 at 03:50 AM
I commend the students for their hard work, but sadly, this is for naught. Despite the fact that more than 500 people showed up at the public hearing, the council voted to go ahead. And despite the fact that the majority of the town voted "no" on the referendum, it's being pushed through. I think it's been a "done deal" from the start. Somebody is likely making some big money off of this project, and it doesn't matter what the people want.
Randy H April 23, 2012 at 11:28 AM
Joe, I could not agree with you more, I have felt the same right from the start on March 31, 2011, when the town council ignored over 400 concerned Mahwah residents that their was big money being pushed into a few of the town council members pockets. I am sure the developer wrote a nice big check to ensure the town council turned their back on their town, friends and Mahwah residents.
Mahwah Resident April 24, 2012 at 02:02 AM
I agree with Susan, Randy, and Joe 100%. I still to this day don't know how John Roth, DaPuzzo sleep at night. These people have no hearts what so ever. Shame on them! Yes, I was at that horrible meeting on March 31st that changed the town of Mahwah forever. Looking forward to November. One last thing... I hope the soil is soooo contaminated from Ford this mall goes south....
JP April 24, 2012 at 03:28 AM
Unfortunately Jessica, if the public is informed (as in your article) of only the environmental side of things without hearing the other sides the students are studying, the economic or even the social side of the issue, you are biasing the readers who mostly get their info about this project from the Patch website. Where do you personally stand on this issue yourself? I hope you're reporting fairly and not being biased, because in my opinion, I don't see anything (except proponents replies) showing the good things about this center (as I listed). I see much more negativity about this center here then I see articles about the developer's, the Sheraton's, Sharp's, the townspeople in favor of the mall, the council, or anyone else in favor of the construction's position. How about a balanced presentation? Or is that not possible? Interview the developers and how they feel about people complaining and let them tell us first hand about the project. All I hear is people emotionally complaining like they did with other projects in Mahwah which had absolutely no consequences to the majority of the town's well being and which I strongly predict this project won't either.
JP April 24, 2012 at 03:33 AM
I'd elaborate Susan, but you probably wouldn't "listen" nor even "get" what I'd tell you about that list. Think hard about it, maybe it'll dawn on you. Then again, you can't think open-minded about this project and see beyond your personal hangup about it can you?
JP April 24, 2012 at 03:34 AM
Yeah, just get your revenge any way you can Sue. You're so obvious it's frightening.
JP April 24, 2012 at 03:45 AM
NO Jon, in the first paragraph it specifically says "The senior Environmental Studies students are in the midst of compiling a report that examines the potential SOCIO-ECONOMIC, ecological, and physical impacts the 600,000-square-foot development might have on the surrounding area and greater Mahwah community." It's supposed to be more then environmental. I'm curious as to WHY this study was presented to the students in the first place? Was there someone with a bias towards preventing the mall from going up who suggested it? Was it done with the blessing of the developers? Were they even interviewed (the developers) at all by the students? What was the initial impetus for it?
Hank April 24, 2012 at 11:38 AM
It wasn't contaminated for Sharp or Sheraton. It wasn't polluted when it was used for tennis matches. And no one complains about the tons of drifting dust produced from the dirt bike track over the years. But now all of a sudden it's contaminated.
JP April 25, 2012 at 12:23 AM
Randy, are you actually accusing our town council or the previous mayor of corruption? I'd be careful about where you go with that. Wild accusations get out of hand because people tend to believe what they want to believe. Unless you have some kind of proof, let's assume everything was above board whether you agree with the project or not.
JP April 25, 2012 at 12:33 AM
Like I've said many times before Resident, if you opponents don't like the new center, don't go there, shop there, or eat there, but don't try to prevent everyone else from enjoying it. You should actually be very happy that this center is being built in Mahwah considering the national economy because it's an indication that the people planning it have faith in the potential strength in the economy in this area enough to commit multi-millions of dollars to put this center up. That's something this town and area should be proud of, the fact that we are healthy here. The constant whining about this center is just one indication to me you could care less about what this actually means for the area and more about what it means for just you. A self-centered attitude indeed.
Richard Levine April 29, 2012 at 01:16 PM
Did not the original owners of the Crossroads go bankrupt, and the banks take it over?

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