Letter of the week, 1/13/09: Preserving Open Space in Meriden

[David]

Meriden's Open Space
By Bob Pagini

“Maximize the value and utility of the existing system of parks, recreational facilities and open space resources throughout Meriden and add to the open space recreation system as resources and opportunities permit.” This is listed as one of the goals in the City of Meriden’s 2007 Plan of Conservation and Development.

In reality, it is very difficult for a fiscally-strapped municipality to afford funding for land acquisitions of sizeable acreage. As a result, along with many other factors, in the past 20 years or so Meriden hasn’t been able to secure (purchase) very many substantial tracts of open space, and those that were purchased were subsidized (approximately 65 percent) by the State of Connecticut Open Space Acquisition Fund (or similar avenue).

Fortunately, larger parcels have been either gifted to Meriden or purchased at below-market prices. Three of these properties are Bailey Avenue (approximately 51 acres), Westvaco (approximately 70 acres, some residing in Berlin), and the 300 acres gifted to the City by NRG.

If the City’s intended goal is to “maximize” open space, then why have all three of these “gifts” been considered at one time or another for development? Examples of past proposals included: athletic fields for Bailey Avenue; peaking power plant for Westvaco Property and the current proposal for mixed-use development on the 300-acre “gift” from NRG.

Judging by past as well as current history, it will be very difficult, if not impossible, in the future for the city to add any sizeable natural parcels to its existing inventory. At this time we need to embrace, respect and permanently protect what we have. I would like to make a couple of points/observations since the NRG land is in current debate: Phil Ashton, in a recent op-ed piece (R-J, 1/4/09), has made many compelling points as to why the site should remain as open space. For one, since the NRG parcel lies above the Westvaco property and acts as a watershed to it, then any development may negatively affect its ponds and wetlands. Adjacent open space and Beaver Pond may also be impacted.

This brings us to another one of the goals listed in the City of Meriden’s 2007 Plan of Conservation and Development: “Existing parks and open space should be linked together to form interconnected greenways.” I see the Westvaco property (another generous “gift” to the city) as a key property to preserve as open space because it currently links permanently protected NRG open space, the Boys and Girls Club land and Berlin’s NRG open space. There are very few situations similar to this that would create an expansive greenway corridor in Meriden.

It’s akin to having all the stars and the planets line up! It would be foolhardy to ignore the significance of such an occurrence. Developing this parcel would only serve to fragment the existing greenway, detriment the wildlife and existing wetlands and visually and physically destroy one of Meriden and Berlin’s pristine recreation areas.

As a very important and sometimes overlooked point, the City has to assume that the plant will eventually be brought online. As a matter of national security, the plant may be subject to security regulations which may control perimeter buffers which may affect the extent of any proposed development and may restrict access to the general public.

The loss of the NRG and Westvaco parcels as open space would only serve to minimize the current 13.5 percent passive open space that currently exists within Meriden’s borders. Under the current system, much of that open space is vulnerable to development because there is no open space zone/designation that offers any real protection. I see this as an ambiguous method of protecting our irreplaceable natural resource areas.

Unless there are amendments to the current Plan of Conservation and Development, Meriden’s open space inventory may inflict losses rather than gains and the city’s own outlined goals for maximization of open space and protection of wetlands, wildlife and greenway corridors may become just inky promises on paper.

Bob Pagini is a Former Meriden Conservation Commission Chairman. He is currently a Meriden Land Trust and Connecticut Forest and Park member.

[Eastside Bill]

Thank you Bob Pagini. Well said. May the powers that be remember that open space such as this is irreplaceable and do everything they can to make sure we don't pass up on preserving what already belongs to the citizens of Meriden.

[Meridenborn]

Now that's a letter! Kudos to Bob Pagini for really spelling out why the city-owned NRG property should be preserved as open space. The Plan of Conservation and Development falls short and needs amending as Pagini says.

[factsonly06450]

[QUOTE=David]Meriden's Open Space
By Bob Pagini



"In reality, it is very difficult for a fiscally-strapped municipality to afford funding for land acquisitions of sizeable acreage. As a result, along with many other factors, in the past 20 years or so Meriden hasn’t been able to secure (purchase) very many substantial tracts of open space, and those that were purchased were subsidized (approximately 65 percent) by the State of Connecticut Open Space Acquisition Fund (or similar avenue)."

Meriden has acquired approximately a thousand acres of vacant undeveloped land in the last twenty years.

"Fortunately, larger parcels have been either gifted to Meriden or purchased at below-market prices. Three of these properties are Bailey Avenue (approximately 51 acres), Westvaco (approximately 70 acres, some residing in Berlin), and the 300 acres gifted to the City by NRG.
If the City’s intended goal is to “maximize” open space, then why have all three of these “gifts” been considered at one time or another for development? Examples of past proposals included: athletic fields for Bailey Avenue; peaking power plant for Westvaco Property and the current proposal for mixed-use development on the 300-acre “gift” from NRG."

The Bailey Avenue property was acquired through a tax foreclosure process. The Westvaco property was transferred in lieu of future tax payments. The former NRG owned property was transferred only after a successful but expensive lawsuit was brought to force the transfer. None of the transfers were made on the condition that the properties by preserved as open space. The City committed significant funds to each of these acquisitions.

"Judging by past as well as current history, it will be very difficult, if not impossible, in the future for the city to add any sizeable natural parcels to its existing inventory.

Each property recommended for acquisition by the Conservation Commission that has actually been available for sale has been acquired by the City.

"At this time we need to embrace, respect and permanently protect what we have. I would like to make a couple of points/observations since the NRG land is in current debate: Phil Ashton, in a recent op-ed piece (R-J, 1/4/09), has made many compelling points as to why the site should remain as open space. For one, since the NRG parcel lies above the Westvaco property and acts as a watershed to it, then any development may negatively affect its ponds and wetlands. Adjacent open space and Beaver Pond may also be impacted."

The NRG property is almost wholly part of the Sodom Brook watershed. The portion under discussion does not drain to the Westvaco property.

"This brings us to another one of the goals listed in the City of Meriden’s 2007 Plan of Conservation and Development: “Existing parks and open space should be linked together to form interconnected greenways.” I see the Westvaco property (another generous “gift” to the city) as a key property to preserve as open space because it currently links permanently protected NRG open space, the Boys and Girls Club land and Berlin’s NRG open space. There are very few situations similar to this that would crate an expansive greenway corridor in Meriden. It’s akin to having all the stars and the planets line up! It would be foolhardy to ignore the significance of such an occurrence. Developing this parcel would only serve to fragment the existing greenway, detriment the wildlife and existing wetlands and visually and physically destroy one of Meriden and Berlin’s pristine recreation areas."

The Westvaco property is to the north and east of the Meriden properties mentioned above. It does not link them to one another. The Plan of Conservation and Development does provide for and preserve all the natural corridors connecting the NRG property to adjacent properties.

"As a very important and sometimes overlooked point, the City has to assume that the plant will eventually be brought online. As a matter of national security, the plant may be subject to security regulations which may control perimeter buffers which may affect the extent of any proposed development and may restrict access to the general public."

There are no legal restrictions which presently or in the future will prevent the development of portions of the NRG property or restrict public access to the portions of the property that would be dedicated open space under the Plan of Conservation and Development, regardless of whether or not the generating plant is finished and operational.

"The loss of the NRG and Westvaco parcels as open space would only serve to minimize the current 13.5 percent passive open space that currently exists within Meriden’s borders. Under the current system, much of that open space is vulnerable to development because there is no open space zone/designation that offers any real protection. I see this as an ambiguous method of protecting our irreplaceable natural resource areas."

Except for the 51 acre Bailey Avenue parcel, the other 2220.1 acres of publicly owned open space identified in the Plan are dedicated to public use. The properties cannot be sold or developed for private use. The 2220.1 acres do not include 930 acres of dedicated pubicly owned open space property owned by the City of Meriden beyond the city limits. The current open space and recreational lands are 15% of the City's land area. That percentage also does not include the City owned open space outside the City's border. The percentage of publicly owned open space exceeds the State guidelines. Conversely, the amount of City land utilized for commercial and industrial development is significantly less than the state average.

"Unless there are amendments to the current Plan of Conservation and Development, Meriden’s open space inventory may inflict losses rather than gains and the city’s own outlined goals for maximization of open space and protection of wetlands, wildlife and greenway corridors may become just inky promises on paper."

The Plan of Conservation and Development calls for a 25% addition to the City's open space properties and identifies several specific properties for acquisition. The City of Meriden owns and maintains the largest municipally owned park in New England, Hubbard Park, the City having added over a thousand acres to Walter Hubbard"s original beques. The City has a long history of acquiring and preserving open space for public use.

[Meridenborn]

Factsonly06450, are you for or against preserving as permanently protected open space the city-owned 300 acres donated to the City of Meriden?
You seem to be implying that we have enough open space. Is that an accurate statement?

[Meridenborn]

I can only guess who "Factsonly06450" is, but a good guess would be one of the city "leaders". Probably, one of the top twenty. I'm pretty sure what his agenda is. Some of your "facts" need checking, dude.

[alwaysright]

maybe he is a council person- but now and then seems to have a couple of facts right- so maybe not a council person....


anyway- with todays economic situation, we'll not get any developer putting money into that area of a mountain. we can't even draw them to doentown. but the dunkin donuts guy seems solvent- maybe a giant DnD up on cathole-

[Keila]

Facts Only has made many statements that can be debated about Pagini's editorial on open space. The author is correct in saying that most of the Nrg property in Meiden is watershed to Sodom Brook which is in the Quinnipiac River watershed, but Berlin's portion of the Nrg property and the Westvaco property are watersheds of the Mattabessett River. So Beaver Pond and westvaco's numerous wetlands are the recipients of that watershed. Now two watersheds will be affected by development if both properties are developed.

Passive open space purchases in the past 20 yrs cannot add up to a thousand acres...not even close. All one has to do is refer to the city's plan of conservation & development in table 1 (parks and open space inventory) under passive open space and add up the total in the public ownership column. This adds up to approx. 2000 acres which includes the 300 acres recently acquired through Nrg. Minusing hubbard, giuffrida, baldwin pond, beaver pond (approx. 1,342 acres)(going by memory, these properties have been around way more than 20 years) this leaves a balance of 658 acres. This figure represents the largest possible amount of passive land that could have been acquired within Meriden's borders. so can Facts Only list the properties of passive open space that were acquired in the last 20 yrs. that add up to a thousand acres ? using only simple math Pagini's 13.5% passive open space estimate is pretty close...I came up with approx. 13 % within Meriden's borders.

As far as purchasing land FactsOnly made a statement that all properties were bought whose owners were willing to sell. This may not be entirely factual. What about the 50 acre Esposito Property which was boondoggled by an improperly filled out application to the State of Ct's open space fund.Also on South Mt. the 55 acre Ponzillo property was willing to sell but the City rejected its high price tag. Most of the other properties on South Mt.,though, were purchased successfully by the city using those same funds which paid, as Pagini stated, approx. 65% of the cost. These properties add up to less than 100 acres.

FactsOnly's statement about the westvaco property not being part of a greenway and or wildlife corridor is ridiculous. The weltands alone are of such significant importance to maintaining wildlife and a healthy environment to the wooded portions of the westvaco parcel as well as the contiguous and adjacent nrg land in berlin and meriden. Beaver Pond and the Cuno Camp property also factor into the puzzle.

as far as security goes, I don't know the answer but I can relate two experiences: Used to be able to fish and walk near the Yankee Power Plant in haddam befor 911. After 911 all access was prohibited even during decommission. Security cameras were installed and guards were hired. Same is true of Millstone in Niantic. 2nd experience: while fishing with my girlfriend on the CT River in Middletown, we were approached by two uniformed guards who informed us that we could not fish so close to the power plant...this power plant was a quarter mile downriver!

So all and all this writer tends to think that Mr. Ashton's and Mr. Pagini's synopsis's are closer to reality than some others would like to admit...one can only imagine the reasons why!

[David]

From the moderator: The following letter echoes themes contained in Bob Pagini's letter. It will appear in the R-J in print on 1/17/09:

Meriden and ecological conservation
By Joshua Unghire

There is high ecological conservation value in protecting the land acquired from the NRG power plant. This area contains habitats and wilderness which are unique and important to the natural history and ecology of the region. In the following paragraphs, I have included some reasons why, in my opinion, there is value in maintaining the land as wilderness, apart from just its aesthetic appeal.

Sodom Brook is a stream which originates in the NRG Area before meandering its way down slope through parts of Meriden and South Meriden, where it eventually feeds into Hanover Pond. Rocky headwater streams, such as the upper reaches of Sodom Brook, are important ecologically because of the unique habitat they provide to a large assortment of macroinvertebrates. Many of these organisms exist outside the water for a portion of their lives and are integral links in the food webs which exist on land, thus making them important to the ecology of the region.

Apart from the ecological aspect, protection of headwater streams is important because they are the origins of water sources on the landscape. Pollution of these streams due to sediment, sewage, or excess nutrients (all of which are commonly associated with surface runoff from development) can lead to a considerable negative impact on their larger downstream counterparts, which could in turn have potentially degrade regional water quality. Protecting headwaters is one of the most important factors in maintaining the water quality of a region, which in turn is directly correlated with public health.

The vegetation of the NRG land shows little evidence of heavy disturbance. I have not noticed many invasive species present, with the exception of the areas along the access road to the power plant. The forests appear to show diversity in the ages of individual trees, indicating that the community is mature and healthy. Eastern Hemlock is very prolific in the area - especially on the lower slopes where it appears to dominate more than 95 percent of the upper vegetation canopy. I cannot remember observing forests with these characteristics or of this quality at Mount Higby, the Castle Craig trails, or any other areas in the region. For this reason I believe a Hemlock dominated stand such as this, is unique and should be preserved for its natural heritage as well as its aesthetic value.

I have personally observed several locations within the NRG Area which would be considered to be wetlands and are unique features of the landscape. Wetlands provide flood control, habitat for migratory water fowl, maintenance of water quality, and a laundry list of other environmental services which are directly valuable to society. Wetlands are also very important to regional ecology, as they provide a unique habitat for flora and fauna. Amphibians are known to be especially dependant on vernal and ephemeral wetlands (which form temporally during the wet spring season) for reproduction.

I have observed one wetland in particular which has characteristics similar to that of a bog or a fen. Wetlands such as bogs and fens are uncommon to the region and are often home to unique and possibly even rare vegetation.

One of the most ecologically significant features of the NRG lands is that it is relatively undivided. Wilderness which has not been fragmented into smaller parts is very hard to come by as urban sprawl throughout the Northeast has divided and subdivided natural areas. The fact that this piece of land is so large, and is relatively unfragmented by highways or access roads is a very valuable factor for conservation.

I have on occasion spent time hiking this area, and have always appreciated its natural beauty. Ultimately its uniqueness is what sets it apart from other wilderness areas in the region, and make it essentially irreplaceable. The conservation value of the land should be evaluated by a professional, and taken into account when deciding the future use of the land. In my opinion this land would have longer lasting benefit to the public as a natural area than as new industrial or residential development.

Joshua Unghire, a Meriden native and graduate of Maloney High School class of 2001, is currently pursuing a Master's Degree in Environmental Management at Duke University, Durham, N.C.

[Snakebite]

The open space argument would have much more validity if the Mountain wasn't already marred by that Monstrousity. Its too late, for whatever reasons that was placed in that location, its done.
The plan is sensible and to play as though this is a pristine untouched property, you must be blind. There is even a road cut through it.

When the price of oil was high, I heard there was a plan to drill for oil at Hubbard park.

[Meridenborn]

Snakebite, what plan are you referring to that you claim is sensible? I hope it's not the plan to develop 150 acres of the 300 gifted to Meriden by NRG?
The myriad reasons that the area should be not developed are laid out accurately and eloquently in columns by Phil Ashton, Bob Pagini, Joshua Unghire and a dozen letters to the editor.
No one is saying Cathole Mountain is pristine, it's been altered by the 36 acre power plant footprint and access road and extraction of trap-rock through site development among other things. There is however, many remarkably untouched tracts of forest and ridge still there that the city and Berlin now own.
Also, I think everyone concedes that the power plant will likely come on line someday. The land in question is not the 36 acre power plant area, but the 300 acres that the city has in its possession. That portion should be left alone as open space. The Plan of Conservation and Development needs to be amended to reflect the need to preserve this unique part of Cathole Mountain.

[pibblegrl]

I am all for the conservation of whatever lands we can. Hopefully the people in charge will see it for the good investment that it is to conserve.

[Meridenborn]

I am all for the conservation of whatever lands we can. Hopefully the people in charge will see it for the good investment that it is to conserve.

Too bad we don't have more people who think like you. Unfortunately, our city fathers are spell-bound by dollar signs that developers wave in front of them. Then, after our developer-crony laden land use boards give in to them, we get eyesores that don't live up to tax revenue expectations. Meanwhile, the forests are laid bare. Nice way to do business...huh?

I have no respect for developers and their lackeys.

[Snakebite]

I am not really that passionate either way on this topic. Just trying to lay out my thoughts on it.
But with that, I have walked that land, went across the street up to Elmere Reservoir, that nice snakepit. Went across to Hubbard park and up to that castle, consisting of many tough miles. Ya now that was miles of open space.
The reality is with stagnant population growth and the difficulty in developing that land it will never happen and the argument is just people passionate about their cause and keeping busy.

[Meridenborn]

The bottom line is be vigilant when it comes to the city-owned 300 acres.
Too much ____ has happened here in the past 15 years. Don't trust the city to have your best interests at heart. Especially, the city planners and land use boards. The best interests of developers seem to be their mantra.

[alwaysright]

Too bad we don't have more people who think like you. Unfortunately, our city fathers are spell-bound by dollar signs that developers wave in front of them. Then, after our developer-crony laden land use boards give in to them, we get eyesores that don't live up to tax revenue expectations. Meanwhile, the forests are laid bare. Nice way to do business...huh?

I have no respect for developers and their lackeys.


me either- but need a nice italian flag painted?.....

[Jim N]

The bottom line is be vigilant when it comes to the city-owned 300 acres.
Too much ____ has happened here in the past 15 years. Don't trust the city to have your best interests at heart. Especially, the city planners and land use boards. The best interests of developers seem to be their mantra.
Come on you history buffs who said "No man's life, liberty or money is safe when congress is in session" I think Ben Franklin. Anyway we did this to ourselves, we instituted governments to protect us. Who is going to protect us from them.
I said in another post I'd love to be elected to federal office for 1 term just for the retirement and the extra money you just seem to get. How about it anyone want to run my campaign?:cool:

[Meridenborn]

Come on you history buffs who said "No man's life, liberty or money is safe when congress is in session" I think Ben Franklin. Anyway we did this to ourselves, we instituted governments to protect us. Who is going to protect us from them.
I said in another post I'd love to be elected to federal office for 1 term just for the retirement and the extra money you just seem to get. How about it anyone want to run my campaign?:cool:

Don't trust Meriden's gov't to preserve open space. If it wasn't for constant public pressure they would mine Cathole Mountain in a heartbeat, although the quarrying would be sneaky, as in the guise of site development.

[Meridenborn]

Very informative editorial by Joshua Unghire in today's R-J about why the NRG land is so important to Meriden and Berlin. Unghire is a very smart man and knows the area extremely well. He especially notes how important headwaters are. The headwaters of Sodom Brook are located on Cathole Mountain. Too bad city planners and leaders ignore the fact that developing the city-owned acreage is bad for Meriden in the long run.

[alwaysright]

the young man did an excellent job. I'm just afraid that it's over the heads of most of the council.

[Meridenborn]

the young man did an excellent job. I'm just afraid that it's over the heads of most of the council.

Your'e right, it's either over their heads and/or will not even be read by them. Probably just skimmed to see if their name is mentioned, or what trouble it might make them or their contractor cronies

As soon as they see the terms conservation, ecological, environment, natural resource, or open space they tune out and dismiss it as those treehuggers again trying to thwart development. To them we are obstructionists to annoyingly get in the way of their developer buddies and tax revenue.
There is only short-term thinking of revenue sources, not any grand vision of what this land might mean to people a hundred years from now.

[flatrat]

As soon as they see the terms conservation, ecological, environment, natural resource, or open space they tune out and dismiss it as those treehuggers again trying to thwart development. To them we are obstructionists to annoyingly get in the way of their developer buddies and tax revenue.
There is only short-term thinking of revenue sources, not any grand vision of what this land might mean to people a hundred years from now.

Maybe we can develop these open spaces with Billboards.

[Meridenborn]

Maybe we can develop these open spaces with Billboards.


How about billboards of each city leader who support developing the city-owned 300 acres on Cathole Mountain. Have them leering down at Murdin for all to see. Put their developer friends up there too. Big monuments to short-term thinking.

[Meridenborn]

How about billboards of each city leader who support developing the city-owned 300 acres on Cathole Mountain. Have them leering down at Murdin for all to see. Put their developer friends up there too. Big monuments to short-term thinking.

Great letter by Joshua Unghire in support of open space preservation on and near Cathole Mountain, but mark my words, you'll likely see another error-laden column from another city official or developer tool advocating for opening up the area to our local contractors, or why we have plenty of open space so what's the problem? They don't get that we are addressing the NRG property given to Meriden, not open space in general.
The land in question, as stated in numerous posts, editorials, and letters to the editor, is unsuitable and foolhardy to develop, unless a quarry is planned for Cathole. My personal view is that mining for trap-rock in the guise of site development is the ultimate goal and many city officials on boards and commissions along with certain city leaders will push this agenda by advocating for the Plan of Conservation and Development. They should just eliminate "Conservation" from the title and be open about their plans for this city.

[Eastside Bill]

On a related note, check out this story (http://www.courant.com/community/news/mr/hc-farmerartie0119.artjan19,0,703931.story?track=rss) in the Courant. A 34 acre farm in Middletown will remain open space forever. Good for Artie Schiemann and good for the city of Middletown.

[Meridenborn]

On a related note, check out this story (http://www.courant.com/community/news/mr/hc-farmerartie0119.artjan19,0,703931.story?track=rss) in the Courant. A 34 acre farm in Middletown will remain open space forever. Good for Artie Schiemann and good for the city of Middletown.

Wow! Great story. What a hero that 90 year-old man is. Wish more people thought of the community like him. Meriden should follow Middletown and Middlefield's example with open space purchases. Damn! I wish Meriden had some real leaders to show the way, but.....I guess not.

[alwaysright]

oh, we won't get any benevolent gifts like that- the "other" big parcel- the hall farm- will be a strip mall too- with all that runoff heading right to the transportation hub downtown.

[iwantwallingfordbetter]

meriden mountain, maybe there is oil in them there hills...drill baby drill

[flatrat]

meriden mountain, maybe there is oil in them there hills...drill baby drill

Might make an awesome wind farm, to complement Teddy Kennedy's windfarm offshore of Hyannis. Just put propellors on all those radio towers.

[whalers44]

Forget the open space it does not pay my taxes....neither does homes with kids in them as they cost us more money.....lets sell it to someone who will put businesses or 55 and over condos.....again, open space does not pay the bills!!!!

[Meridenborn]

Forget the open space it does not pay my taxes....neither does homes with kids in them as they cost us more money.....lets sell it to someone who will put businesses or 55 and over condos.....again, open space does not pay the bills!!!!

You really care about Meriden's Hanging Hills, don't you? I can see that you are a very unselfish person.

[d_beau8]

pristine? where is there any pristine land around here? anyone that has hiked this area has hopefully seen all those old rock walls,pretty sure this land was farmland somewhere in the past.
if our city leaders had any foresight at all they would have acquired all the property,including the unfinished power plant.market the said plant,with idea of future profits going to our taxbase,isn`t that what wallingforddid?or are still doing? don`t say we can`t afford it! we dumped how much into downtown ??!! luv those bumpouts!
i noticed people talking about protecting beavers pond,how about silver lake?you can walk very easily out there between the two lakes .any remember how much was spent dredging silver lake?
finally whats are our leaders(ugh) planning when the town of berlin and the ct. sitting council takes us to court? is this area worth the cost? if it is so readily and easily developed,IT WOULD HAVE BEEN A LONG TIME AGO!! ADD IT TO HUBBARD PARK!

[Eastside Bill]

Forget the open space it does not pay my taxes....neither does homes with kids in them as they cost us more money.....lets sell it to someone who will put businesses or 55 and over condos.....again, open space does not pay the bills!!!!

And there we have the textbook definition of short-sighted.

[whalers44]

Yeah, maybe i am short sighted but the hanging hills still does not pay the tax bills. Aren't you people tired of taxes!!!! Evidently not!!!! then you should ask the city for a higher tax bill to protect those hills but lower mine cause i don't care....I want something other than open space....