COLLINGS LAKES, NJ

OPEN LETTER TO MR. MARX HELLER AND THE COLLINGS LAKES CIVIC ASSOCIATION

Previous executive committee members refused to give the key to unlock boards to lower water in Lake George to prevent damage to your’s and your neighbor’s concrete bulkheads and wooden docks, even though you had served on their dam committee. Your concrete bulkheads are at least forty years old and one finally collapsed into Lake George, causing you to suffer loss of some of your unimproved land. Your neighbor, now heading the dam committee, suffered severe damage to his dock and had to replace it.

His new dock is supported by non-traditional wooden supports used to construct decks on dry land. World-wide, round, treated posts similar to telephone poles support properly constructed piers and docks and sloping surface concrete bulkheads, eliminate ice damage. Commercial websites offer floating dock and other dock and bulkhead solutions that are really interesting but pricey.

I have a dock, built thirty years ago with telephone pole supports and subjected to ice and floods over that time and those supports are as solid today as when they were first embedded deeply into the sand. My bulkheads, made from old railroad ties, have been partially replaced once in thirty-two years and they, like concrete should slope from bottom to top, away from the frozen water.

It seems that the first docks and diving platforms built here used deck construction materials probably because of costs and lack of knowledge. Ice damage was not avoided. Wooden docks and concrete bulkheads endure in frozen lakes in Maine, Minnesota and Siberia when they are properly constructed.

When the present executive board assumed office a decision was made to lower water in all lakes in winter partly to protect your properties and obviously, partly as reprisal against previous stubborn board members for not allowing the lowering of winter water. Of course, you believed your docks and bulkheads were well constructed. You had real damage and we are all human.

The real argument of property damage caused by ice could not be kept in the forefront so other arguments were added to it because the damage only affected some lakefront property owners.

So, the association used the resurrected and tenuous argument that no and low water in winter lakes results in cleaner water in warmer months because weeds would be destroyed by exposing them to freezing temperatures for long time periods. Everybody hates weeds. Of course, beneficial aquatic plants may also die but the weeds had to go. Just kill them all and water will be cleaner for the summer waders, swimmers and fishermen.

Some research reveals that this practice was first used during the thirties in lakes in central Louisiana and Mississippi to, with a bit of luck, freeze and eradicate subtropical plants in lake water there. We have no plants of this type growing here.

Sadly, the significant effect of this action, considerably lowering property values for all homeowners, was ignored.

Continued publication of the cleansing of lake water, as one primary reason for lowering lake water was accepted by some people in the association. Say it often enough and they will believe it. Costs prohibit rigorous, scientific analysis of the numbers and types of the many problem plants that coexist with beneficial flora here so only casual observation and general information from experts can be relied on as a basis for statements about plant problems. Casual observation is frequently inaccurate and generalized factual statements based on it cannot honestly be presented. Certainly, percentages of unwanted plants destroyed by freezing temperatures need data to back them up but apparently casual observation is all that backs up percentage figures.

But, all of this aside, I hope you recognize that there is an enormous difference between the volume of water (and resultant water conditions) that feeds Lakes George and Albert and the lakes close to the Black Horse Pike.

Simply stop at the bridge where Cedar Creek passes under Cains Mill Road near the firehouse and look at that small stream and then stand on the railroad bridge next to my house and observe and drop a line to measure the volume of water from Hospitality Creek, White Oak Branch and Faraway Branch that flows into the other lakes where the beaches are located. The difference is huge.

Lakes George and Albert are, no doubt, prime locations but the water volume flowing through them is unfortunately not enough at times to prevent stagnation with accompanying algae blooms, dense mosquito populations and the problems associated with stagnated water.

On the other hand, water in the other lakes regularly tests relatively unpolluted in large part because huge volumes of flowing water thwart stagnation. Just one of the smaller streams flowing into the northern lake system has as much water as Cedar Creek and there is no comparison of Cedar Creek to Hospitality Creek when it comes to volume. This makes the two lake systems completely different and this difference should help you consider that the lake systems should not be thought of as one. In other words, Lakes George and Albert experience ecological problems not to be had in the other lakes.

The fact that the state issues a written permit to lower lake water each year indicates the unease that it has concerning this practice, particularly by owners of private lakes. The state does not encourage it and therefore requires the permit to minimize the ecological damage. The New Jersey Division of Fish and Wildlife approves most applications submitted for the lowering of lakes, ponds and streams. The state respects private property rights. I quote from the information supplied with the 2006 application on page one: “A Water Lowering Permit does not relieve the permittee from any liabilities to any persons or property affected by the lowering…”. It continues with issues not pertinent here and is intended solely to protect aquatic biota. It is no big deal and private lake owners remain fully responsible for their actions.

What other private lake owners do is no guide for proper action. What the state does to a few lakes where it has public beaches is also not a guide. Our lakes are more than water covering bathing and fishing areas. Our lakes are year-round water for all to look at and enjoy.

People, all over the world have been trying to impose their inadequate knowledge on natural processes and invariably it ultimately results in ecological failure. We are no exception, hence the expression, “Don’t mess with Mother Nature”.

By the way, simply contact a real estate pro to confirm the negative effect of no and low water levels in lake communities on property values. When I moved here in summer of 1976, the property I bought had been on the market for four years. The lake bed next to the property had been dry for two years because the “new” Cains Mill Road bridge was being built over this lake. The young couple had reduced the price of the property by thousands of dollars in order to finally sell it to me. They complained bitterly about the bad timing of the sale with the lake area looking so bad. I was really hesitant to buy it but I knew that the lake water would be restored in two weeks when the bridge was completed.

Forced payment of dues by the apathetic majority of residents is necessary but regrettably turns apathy into anger.

The Citizen’s Voices group has shown the misguided displeasure of many residents with the association.

But when property values are at stake, suitable court action could be on the horizon.

That, however, would only make a bad public relations situation worse for the association and all homeowners here.

Please keep water levels high enough in winter to cover stumps and muck throughout all of our lakes. Reasonable people in your position in the past allowed brief lowerings of a week or two for dock and bulkhead repairs but that was all, unless major dam repair was needed.

During the past two winters, one lake had all stumps covered with water all winter long while other lakes were about the ugliest scene on the planet. Why decorate your house for the holidays when such a sight is near or next to it! Think. What do prospective house buyers see in winter as they drive around Collings Lakes!

Think how a court might consider and judge the fairness of one lake permanently filled with water while other lakes look like disaster zones in winter. Pictures tell the story. A court would also consider how the unsightly lake bed exposure for almost one third of a year influences what our properties are worth.

What is more important, the possibility of fewer weeds and protection for improperly built docks and old bulkheads or property values of all residents?

Lakeside and lake-view properties suffer the most in lower property values and properties more distant from the lakes suffer less. But the lake conditions are seen by anyone driving around here in winter.

This is a year-round community; it is not just a summer beach resort for a small fraction of those living here.

As you can tell, I am old but also tired and under par and try to avoid controversy at this stage in my life. But, I will do whatever becomes necessary to change the water lowering decision this year.

I know that the association has made great progress and I appreciate and support it except for this important matter.

Simply put, keep the stumps and muck covered with water from mid - November to March and there will never be a serious problem.

Sorry the letter is so long. Please allow this open letter to be read by all elected board members and trustees.

If you care to respond, please, written responses only.

Ed Conville July, 2008

Continuing CLCA member since 1976. Served on emergency dam committee to rebuild dam by first beach when it partially washed away shortly after I moved here and served regularly on dam and other committees since then.

Bossman206@comcast.net

316 West Collings Drive