Commentary, by Paul Torop
One lesson from the Kleen Energy fiasco is that once we approve someone’s building plan, we have little control over how it is carried out.
I think that the lesson is applicable to the plan for a golf course.
A local entrepreneur goes to City Hall with a plan to use city land to build a golf course. Our representatives are receptive. They have been talking a lot about long-range planning, but after all reelection occurs on a short-term basis and maybe the project will somehow result in lower taxes for which they can claim credit. The entrepreneur promises to bring in outside money and to use only the most modern methods to make a golf course. The landscape will be minimally carved up and the fertilizers will produce only minimal pollution.
But what if there’s a crunch. What if money runs out and the outside investors on the Board of Directors want to cut corners. The entrepreneur who is now the CEO of the golf course corporation would like to keep his promises, but he is a minority stockholder and he knows he can be replaced. He doesn’t want to do anything to harm the City, but the outside owners look at the golf course as a profit center rather than as an enhancement for the City. Anyway, they never made the promises in the first place.
What if the golf course is an economic failure and the corporation declares bankruptcy and walks away from the land. We’re left with land that will take decades to restore itself to anything like its current state. Maybe it can be used for cross-country skiing until trees grow back.
18 comments:
What if it is a big success?
A great example of this can be seen just over the border, in Berlin. Years to build, I think it opened two seasons.
A quick ride to the corner of Atkins St. and Sprice Brook road will provide the view.
Golf courses are not sure fire profit centers.
A golf course isn't all fun and games. This proposed course in Middletown could pose some serious environmental risk. Pesticide and herbicide applications. Where does the runoff go??? Loss os natural habitat to game as well as other animals. You will see more game in a natural setting than a golf course, the key is spending the time in the woods. The other question is What if it fails? Does the city now get a course it can't afford to maintain.
Barry
The owner of the golf course sold the land for a profit. He defined his project as a success. The subsequent owner then sold the land for a profit, as well, which he defined as a success. Since the land for this golf course is owned by the city and cannot be sold, what is your point?
now it's just a pretty field mouse and fox habitat.
The Golf course in Berlin was overpriced and was a very hilly, and not a beginner friendly course .
My point is the Berlin course failed to turn a profit as a golf course.
I was unaware that the land was sold for a profit after the course failed, but you've pointed out how that won't happen in Maromas.
While we should be extremely cautious about the environmental and financial impacts of a golf course, we need to be clear-headed about what alternatives exist for this land. I am not a golfer, and in general am opposed to golf courses, but I have not heard of a better alternative for this land. I toured the entire proposed golf course site with the developer last summer:
http://middletowneyenews.blogspot.com/2009/08/not-your-typical-golf-course-developer.html
It was clear from walking the land that Middletown is not now "doing nothing" with the land; we are NOT keeping it in stewardship for nature and future generations. Instead, for a few hundred dollars a year, we are allowing the topsoil to be taken by Millane's Nursery, pesticides to be sprayed, and the land closest to the river to be used for storage of Kleen Energy construction equipment, without any consideration for run-off of pesticides, oils and other industrial wastes into the river. The environmental value of the land is washing away in a mess of invasive species, erosion, and pollution.
I can easily imagine many uses better than a golf course; my favorite: an organic vineyard on terraced slopes overlooking the water, producing quality Middletown vintage wine (wouldn't Melilli be proud!). However, I cannot imagine many uses worse than what we are tolerating right now. Of the available options, the golf course is frankly the best one from an environmental perspective. The hiking trail proposal does not offer a reason to eliminate the strip-mine mentality of Millane's "farming", unless it is in combination with a golf course.
However, I do not think that the golf course deserves a blank check. No golf course on public land should EVER prevent access to adjacent public land, especially when it has a national scenic trail on it.
Middletown also needs to negotiate a far more favorable lease. I found one "ground lease" which called for 7% of revenues the first year, and 14% after 10 years, with an absolute minimum of $12,000 per year, far above what Middletown seems willing to even ask for:
http://www.hotel-online.com/Trends/ERA/ERAJointDevelopmentGolf.html
Just because Millane's and Nursery use are not "good stewardship" does not mean that a golf course is preferable. The same is true of Kleen's laydown area, which is promised to become a bird-watching area. I believe our Conservation Commission has recommended that the nursery use leases should not be renewed. Better to let the lands "go native" as natural habitat than create the mono-culture that is demanded by a golf course. I cannot agree that a golf course is the best option from an environmental perspective. Far better to encourage passive recreation and wildlife that can be enjoyed by many than to gamble on revenue production and enjoyment by relatively few. To some a golf course is a thing of beauty but I would much prefer a non-productive field with a pleasing view. Sometimes, and I think this is one of those times, it is best to do least. Eliminate the hard usage of nursery but do not be hasty to embrace this alternative.
The Kleen Energy project was a "fiasco" because of an unfortunate construction accident.
I fail to see the nexus between that and a golf course, unless it's the dealings with the oft-mentioned "unsavory" characters that inhabit the paranoid-wracked
minds of the don't-have-a-life serial bloggers that frequent this site.
Why is it that golfers are so gung ho about developing this land, when the original course approved by referendum in the late 1970's has yet to materialize. The approved land for a 18 hole course has sat idle for over thirty years. Houses were built, studies done, vernal pools saved, end result still no course. This was a great benefit to the city?? If the city and the EDC want a course why not go back to the plan originally approved by the taxpayers. See if Marc Quatro is still around or did he just take what he could and run. While I am not a golfer I do have some friends that are, and when I ask about the course on Miner St they reply it isn't much of a course and more like a glorified pitch and putt. Lets put in the original then see if a second is needed.
To Peter Keating. Thanks for signing your post. People who insult others via these comments rarely sign their own names. You set a good example for owning up to your insult, but the "don't-have-a-life serial bloggers" comment is both self-damning, and too broad to be accurate. And, BTW, if you don't think there are unsavory characters in Middletown, you may want to change your name to Pollyanna.
You can call me anything you like, Ed.
I can't add anything to the argument about the best use of this land, since I haven't toured the site. (I still don't like golf, however.)
But I do object to the City's concept of leasing the parcel to an outside developer. Did we learn nothing from Frank Maratta?
Compare, if you will, the City's lease of prime riverfront real estate for the Harbor Park restaurant to a city-owned and city-managed gem of a property such as Long Hill Estate. Which gives the City a better image? Which provides open-to-the-public events multiple times a year, summer concerts, walking trails, habitat for pileated woodpeckers, spotted salamanders, spring peepers, native plants galore?
Maintaining open space seems to me to be a better value than catering to the folks who just think Middletown ought to have a golf course, never mind the declining interest in the sport or the pollution it brings with it.
The issue is not going to be enviromental the intregrated pest managemetn todays are very friendly.
Th issue is who is underrighting this project it seems the city is;
City Land
Low revenue rate only minor portion of future receipts.
Check other Towns lease at successfuk golf course and compare, this has not been done in the public venue
No personal property tax since golf course,
Area golf courses are ssessed per hole check with the surrounding Towns TPC is in the neighborhood of $180K per hole plus equipment mowers etc.
Will city waive performance bonds, erosion & sediment control bonds for construction like all other private developers post?
At some point the Council & Mayor need to step-up and explain the terms and why we are giving this sweetheart deal for ego to add stature to our image that we a have a golf course, tried that and failed Pin Oaks behind Lawerwence School gave that land away as well.
Golf play is declining to builda golf course with design, permitting, funding etc. is $4M - $6M lets get real, for the same amount of money the City will receive let Milane plant some trees
If the city wants to maintain it as open space they better appropriate funds, and allot of them, to maintaqin 300 hundred acres. The land is either Milanes or fields gradually being choked by multiflora rose, bitter sweet, autum olive and other invasives that will spread like wildfire throughtout Maromas.
I applaud Jane for not commenting because she has not seen the land. None of you have seen a plan, perhaps a plan could be devised that includes a public course with parking and walking trails for general public, that requires the elimination of invasives.
Lets list everything we want and see what we can get out of the developer, then maybe this land will be used by more than the half doven residents that use it now.
Look at and walk the trails at the failed course in Berlin, a failed golf course makes great open space.
If this course fails Middletown is reciepiant to a great paved ADA accesible walking trails.
Berlins municipal course Timberland also has great walking trails and a golf course.
Why is there such a short line of golf-course developers for this property? You would think that given these favorable lease terms there would be dozens eager to displace our field mice and foxes, rip out invasives and prevent erosion. Of course they would need copious amounts of our water to wage this worthy campaign. Maybe that is what is holding their numbers in check? Even a "green" golf course, which means a "beige" golf course nowadays, will require water. Maybe Kleen's wells will provide a convenient source. But wait a gosh darn minute, the City is planning to sell that valuable water for a pretty penny! Maybe there is enough ground water. The neighbors appear to have no problem with wells so there is apparently enough water to go around. Right? Ditto for septic. Must be part of the lease agreement, what with the teeny tiny club house which will probably only need one teeny tiny toilet.
In any case, if the EDC has approved this proposal, the remaining agencies almost invariably fall into line, presenting only minor details to comply with, to make them look like they have an integral function other than to be favorable to any and all applicants suggesting economic gain.
Middletowners, time to brush up on your game!
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