Theoretically, smart growth was created as a way to allow fordevelopment while preserving open space. But in a state where thereis a high demand for housing, a high level of frustration withsprawl and huge environmental concerns, the program still has along way to go before it can tackle all the issues.

"We've been mouthing the words, but the programs aren't set upto deliver," Brake says. "Smart growth is supposed to produceresults for the economy as well as the environment. But in NewJersey, most smart-growth programs are either protecting land ortrying to reduce the amount of development."

Municipalities are faced with a huge dilemma, observes MichaelMcGuinness, executive director of NJ-Naiop: "They want to save openspace and still bring in more commercial ratables and jobs. We haveto step back a bit and take a look at how our existing land-usepatterns are working. Maybe they don't have the desired impact onour economy and I think we can do a better job.

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