September 7, 2011 THE VILLADOM TIMES IV • Page 11 c CROSSROADS RETAIL REALITIES Too much unsubstantiated information has been circulated recently about the proposed retail development on the long vacant 100 acres of Crossroads. Here are a few facts….. Prior to taking formal action in March 2011, Mahwah’s Mayor & Council explored every aspect of the rezoning over a number of months and years. Among other things, that due diligence included: • Detailed traffic analysis resulting in mandatory traffic impact fees of up to $6,750,000 to be paid by the Developer to the Township • Detailed planning analysis which estimated the retail development alone could result in $2,000,000 in additional annual tax revenue with Township schools the largest recipient • Review by police, fire and emergency services resulting in mandatory security requirements, not guidelines • Elimination of any residential component to preclude impacts to Township schools • Detailed review of concept plans, resulting in specific architectural and landscaping mandates, not guidelines Actual construction of the project as now zoned will result in: • 26 acres set aside for active and passive recreation including an obligation on the Developer to construct a multipurpose, irrigated, illuminated sports field with adequate parking and lavatories • Retail square footage capped at 600,000 square feet in total with not less than 200,000 square feet fronting a pedestrian friendly corridor • Mandatory storm water flow reductions over existing conditions employing state-of-the-art design and construction techniques • Elimination of 100 vacant acres to preempt possible future affordable housing obligations Comparisons to Paramus malls, Woodbury Commons and Palisades Center are disingenuous. SITES Garden State Plaza Bergen Towne Center Woodbury Commons Paramus Park Palisades Center Crossroads RETAIL AREA* 2,135,000 sq. ft. (over 3,000,000 sq. ft. under roof) on 84 acres 920,000 sq. ft. - approved to 1,500,000 sq. ft. 844,000 sq. ft. (over 220 stores) 770,000 sq. ft. (over 900,000 sq. ft. under roof) on 24 acres 2,215,000 sq. ft. (over 3,000,000 sq. ft. under roof) 600,000 sq. ft. maximum on 100 acres No retail at Crossroads? Don’t be misled. Know the real facts before you decide. And yes, this ad was paid for by Crossroads Developers, LLC who stands behind every word. *Sources - municipal tax records; Wikipedia, facility websites