David
02-02-2009, 05:14 PM
Desperate, foolish Meriden?
By Philip T. Ashton
It now appears that Meriden is desperate and insists on being foolish when the Planning Commission voted to preserve only half of the approximately 290 acres surrounding the NRG power plant on Cathole Mountain which was given to the City. One hundred acres is to be dedicated now as open space and another 45 acres to be selected sometime in the future as part of the design of future development.
Development here is being pushed by some to encourage “tax-paying projects” (including housing). Many others see this as foolishness, given the very fragile environment of the parcel, its difficult terrain, the poor access and complete lack of municipal services, the very high cost of providing roads and other municipal services, etc. The idea of more “tax-paying projects” is, in general, worthwhile. However, in this instance we should not be led into temptation.
On Saturday, January 22, I again had the opportunity to visit the site and consider the issues related to it. A small group met at the request of Councilor Brian Daniels (to his credit) also included Councilor Trevor Thorpe. Director of Planning Dominick Caruso brought along a very revealing map which purported to show what land would be preserved and where development should be placed.
It was quickly evident that development here could only be accomplished by massive municipal expenditures to create necessary roads and to provide water and sewer service. (In fairness, these costs might be required to be borne by a developer, but that would make sites excessively expensive.) Also, several of the contemplated industrial sites simply would be impractical because of the rocky terrain. Why would any industry want to locate in such a remote area, lacking public visibility or good access to major highways? (When I went through the real process of selecting locations for a corporate head-quarters and operating facilities, these were major considerations.)
Also proposed is the placement of housing at the north end of the site off Hicks Avenue. One look at the terrain — rocky ridges and deep ravines — shows that this concept is simply ridiculous. Here again, huge expenditures for water and sewer and absolutely essential major improvements to Hicks Avenue will far exceed any conceivable tax revenues, to say nothing of education and other ongoing costs of City government. I’m sure the residents along Hicks Avenue will love losing half of their front yards to improve the road. I’m also sure they will be thrilled with all the added traffic, too.
The tax benefit argument is clearly full of holes. No one has even whispered about the consequences of such development. What is the City going to do with the added burden on the sewage treatment plant? While adequate when the sun shines, when it rains the treatment capacity is exceeded. How about fire protection? This is a remote site and access, especially in the winter, is poor. Schools? The list goes on and on, and so do the problems with this site.
The City has already benefited from a huge tax flow from the NRG site: over $22 million to date with another $10 million or more to come (R-J, January 20). Far better to work hard to ensure the power plant is completed. The claimed tax yield from development set forth by Planning Commission Chairman Enrico Buccilli (R-J, January 13) and others is outright speculation. There is a variety of vacant space and land available now. True, little is available in Meriden, but lots elsewhere — far cheaper to develop and much better situated than is the NRG land. Why on earth would a corporate decision-maker want to locate a facility on an expensive, third-rate site? This is not, and never will be, a second Research Parkway. The contrasts are stark.
Finally, I don’t buy for one second the claim that the City will able to forever control land use on the site by design controls. City administrators and ideas on what is good and acceptable change over time. Permitted development on Research Parkway, to cite but one example, has changed over what was originally allowed. How about the SAAB site? Hundreds of east side residents are very upset about that change.
In summary, development of this site would be a tragedy environmentally and offers no reasonable economic benefits to the City beyond the substantial tax flow from the power plant. Development here poses a substantial risk for steep municipal costs and a nightmare for Hicks Avenue. I strongly urge all local decision-makers to go to the site and carefully inspect it. They will then appreciate just how wrong development would be.
For the sake of Meriden’s and, for that matter, the region’s future, dedicate all this site outside the power plant to be open space, just as the Town of Berlin has done.
Philip T. Ashton, of Meriden, is a Member or the Plan of Conservation and Development Steering Committee.
By Philip T. Ashton
It now appears that Meriden is desperate and insists on being foolish when the Planning Commission voted to preserve only half of the approximately 290 acres surrounding the NRG power plant on Cathole Mountain which was given to the City. One hundred acres is to be dedicated now as open space and another 45 acres to be selected sometime in the future as part of the design of future development.
Development here is being pushed by some to encourage “tax-paying projects” (including housing). Many others see this as foolishness, given the very fragile environment of the parcel, its difficult terrain, the poor access and complete lack of municipal services, the very high cost of providing roads and other municipal services, etc. The idea of more “tax-paying projects” is, in general, worthwhile. However, in this instance we should not be led into temptation.
On Saturday, January 22, I again had the opportunity to visit the site and consider the issues related to it. A small group met at the request of Councilor Brian Daniels (to his credit) also included Councilor Trevor Thorpe. Director of Planning Dominick Caruso brought along a very revealing map which purported to show what land would be preserved and where development should be placed.
It was quickly evident that development here could only be accomplished by massive municipal expenditures to create necessary roads and to provide water and sewer service. (In fairness, these costs might be required to be borne by a developer, but that would make sites excessively expensive.) Also, several of the contemplated industrial sites simply would be impractical because of the rocky terrain. Why would any industry want to locate in such a remote area, lacking public visibility or good access to major highways? (When I went through the real process of selecting locations for a corporate head-quarters and operating facilities, these were major considerations.)
Also proposed is the placement of housing at the north end of the site off Hicks Avenue. One look at the terrain — rocky ridges and deep ravines — shows that this concept is simply ridiculous. Here again, huge expenditures for water and sewer and absolutely essential major improvements to Hicks Avenue will far exceed any conceivable tax revenues, to say nothing of education and other ongoing costs of City government. I’m sure the residents along Hicks Avenue will love losing half of their front yards to improve the road. I’m also sure they will be thrilled with all the added traffic, too.
The tax benefit argument is clearly full of holes. No one has even whispered about the consequences of such development. What is the City going to do with the added burden on the sewage treatment plant? While adequate when the sun shines, when it rains the treatment capacity is exceeded. How about fire protection? This is a remote site and access, especially in the winter, is poor. Schools? The list goes on and on, and so do the problems with this site.
The City has already benefited from a huge tax flow from the NRG site: over $22 million to date with another $10 million or more to come (R-J, January 20). Far better to work hard to ensure the power plant is completed. The claimed tax yield from development set forth by Planning Commission Chairman Enrico Buccilli (R-J, January 13) and others is outright speculation. There is a variety of vacant space and land available now. True, little is available in Meriden, but lots elsewhere — far cheaper to develop and much better situated than is the NRG land. Why on earth would a corporate decision-maker want to locate a facility on an expensive, third-rate site? This is not, and never will be, a second Research Parkway. The contrasts are stark.
Finally, I don’t buy for one second the claim that the City will able to forever control land use on the site by design controls. City administrators and ideas on what is good and acceptable change over time. Permitted development on Research Parkway, to cite but one example, has changed over what was originally allowed. How about the SAAB site? Hundreds of east side residents are very upset about that change.
In summary, development of this site would be a tragedy environmentally and offers no reasonable economic benefits to the City beyond the substantial tax flow from the power plant. Development here poses a substantial risk for steep municipal costs and a nightmare for Hicks Avenue. I strongly urge all local decision-makers to go to the site and carefully inspect it. They will then appreciate just how wrong development would be.
For the sake of Meriden’s and, for that matter, the region’s future, dedicate all this site outside the power plant to be open space, just as the Town of Berlin has done.
Philip T. Ashton, of Meriden, is a Member or the Plan of Conservation and Development Steering Committee.