On its face, this is simply a timeline of a large development project that's planned for the south side of Route 4.  Yet, the evolution of this project is also a case study in pay-to-play.

Over the last seven years, developers and their political watercarriers have been selling the benefits of this massive development complex to the residents of Englewood. They claim that the project is a win-win for everyone, promising lowered taxes, minimal traffic congestion and a cleaner environment.  But the real evidence shows that a developer can best get what he wants by currying favor with politicians who control boards and councils. "If it walks like a duck, quacks like a duck and looks like a duck, it's a duck." Check out the following timeline and do your own Duck Test.

2000

Englewood officials propose a massive $500 million project to redevelop 60 acres of land on the south side of Route 4. The proposal would replace warehouses and small factories with hotels, housing units, stores and offices.

Critics cry political favoritism when the all-Democratic city council hands the project over to private developer Hekemian Kasparian Troast (HKT), which is represented by attorney and county Democratic chairman Joe Ferriero.

Business owners resist the development project, which relies on eminent domain to seize their privately owned land and sell it back to HKT at cost. Residents of Leonia and Englewood express concern over increased traffic on the already congested Route 4. (Source: The Star Ledger)

2001

Superior Court Judge Jonathan Harris halts the project, ruling that the city had failed to properly notify the public about the project's hearings. (Source: The Bergen Record)

2002

After the 60 acre proposal fails, Englewood's city council targets the same area for redevelopment once again. This time, the council votes 3-1 to rezone 30 acres of land on the south side of Rt. 4 and an additional 14 acres on its north side. According to officials, HKT will have to get land through negotiations with landowners rather than eminent domain.

Then-Councilman Michael Wildes casts the lone vote against the zoning change, calling Boss Ferriero's legal representation of HKT "inappropriate." In a prepared statement, Wildes says, "The people of Englewood should never have to question the motivations and judgment of the people who represent them." (Source: The Bergen Record)

2003
The city council votes for an ordinance that condemns gas station properties to make room for a road connecting Route 4 and another HKT development on the highway's north side. (Source: The Bergen Record)

2004

Bergen County officials appoint Englewood Councilman Doug Bern as the lawyer for the Northwest Bergen County Utilities Authority (BCUA).  Councilman Bern is a vocal supporter of HKT developments along Rt. 4, having voted for the 2002 rezoning ordinance and the 2003 condemnation ordinance.

Critics view Councilman Bern's new $30,000 per year contract as a quid pro quo when it's unearthed that the Northwest BCUA's chairman is none other than Michael Kasparian, president of HKT. (Source: The Bergen Record)

2005

Mayor Michael Wildes, once an opponent of the HKT project, pressures the planning board to vote on an HKT-backed change to the South of Rt. 4 development. According to the Record, the proposed deal "lifts a restriction that the developers simultaneously build office and hotel space," allowing HKT to abandon the original ordinance's call for "mixed use" development. In return, HKT agrees to build condos instead of apartments, which Wildes and the developers claim will bring in more tax revenue.

Despite protests from residents and some board members, the planning board holds a midnight vote on the deal, which wasn't placed on the agenda. Councilwoman Charlotte Bennett-Schoen criticizes the vote, saying, "I have never seen the planning board pressured the way pressure has been applied on this board." The board's chairwoman Hilary Ballon resigns, questioning whether the unannounced midnight vote had been conducted appropriately.

Mayor Wildes later admits that he met with the developers in his Manhattan offices before the vote took place.

The following month, Boss Joe Ferriero backs Michael Wildes in his bid for an open Assembly seat. Wildes loses. (Sources: The Bergen Record, PoliticsNJ)

2006

During his mayoral campaign for reelection, Mayor Wildes claims to have saved millions for Englewood taxpayers by convincing HKT to build condos instead of apartments.

2007

Once again, Mayor Wildes and his appointed Planning Board approve HKT-backed changes to the development. In a 6-1 vote, the Planning Board agrees that HKT shouldn't have to build condos after all.

The same month, Joe Ferriero backs Michael Wildes in his bid for Loretta Weinberg's Senate seat. (Source: The Bergen Record, PoliticsNJ)