Much has been published encouraging the development of a nine-hole golf course on former CVH property that Middletown now owns.
This letter was mentioned at the Economic Development Committee meeting, and was entered into the record, but was not read in full:
Feb. 3rd, 2010
Mr. Gerald Daley & Commissioners
Economic Development Commission
City of Middletown
245 DeKoven Drive
Middletown, Conn. 06457
Mr. Daley & fellow E.D.C Commissioners,
I write, as a Middletown resident, taxpayer and member of Middletown's Conservation Commission, to express my opposition to the leasing of Middletown's public Maromas lands (conveyed to the City by the State of Conn.) to private individuals for the purpose of establishing a golf course. I will explain my reasons, briefly, below, but I also write to urge you and your fellow E.D.C commissioners to think very carefully before you approve even a tentative lease agreement for this land. I do so because I believe, first and foremost, that this is a bad idea, and should be stopped before it takes on a life of its own. Every step forward the City makes on this project will make it harder to say 'no' later- and could end in an outcome that does not serve Middletown or its citizens. The time to say 'no' is now, not later.
My main argument is this: the land in question is best left alone. Period. It best serves the city and its citizens as open space. More importantly, its future is uncompromised if we leave it alone. I cannot stress enough how important this is. To convey the rights of substantive use for one purpose, for a long period of time, and for dubious financial benefit to the City, ill serves the worth of this land, in beauty, heritage and future potential use. It is not in the best interests of Middletown or its citizens.
There are many other good arguments against this proposed project, but I maintain the most important are these: one, the land best serves Middletown as it is. Second- and equally important- I believe that the substantive and overriding intent of the deed that conveyed this land to the City of Middletown was that it remain unencumbered, unrestricted, and uncompromised by uses that would change its character or availability to its citizens. The proposed golf course radically changes both. I may be wrong legally, but I don't think I misunderstand the spirit under which the land was given to Middletown.
The other reasons are also compelling: the failure of another nine-hole golf course in Middletown in the recent past; the availability of many other golf courses in near proximity to Middletown; the seasonal nature of golf-course revenues and the likely lack of real financial benefit to Middletown; lastly, the disruption of and potential harm to the environmental integrity and health of the land. If there is one last point to be made, it is this: these parcels are a large and integral part of the Maromas landscape- to alter them radically you are changing not just the parcels themselves, but the larger, unspoiled natural infrastructure of Maromas itself. Forever. This is not a good idea. You are compromising one of Middletown's last great untouched places by doing so.
I am not an environmental radical, or "dying breath" conservationist; I believe there is often benefit and value to development over conservation, or a fair balance between them. However, I don't believe this idea for a golf course rises to the level of quality- or usefulness- to warrant surrendering some of the most pristine open space Middletown possesses. It just doesn't balance out.
This is especially true if the main intent is to garner financial benefit to the City. To give up that much land, for the negligible monetary gains we are likely to receive, seems like a poor decision and bargain. Just because open space is "unused" does not mean it doesn't have value. It does.
Another way of putting it is this: if you do begin the process of surrendering that much City land for so narrow a purpose, you better make damn sure you are getting a lot of dough for it. Now, and soon, not later and maybe.
Thank you for your time and attention, and for considering carefully before you move forward. I am sorry I can't be there Monday in person, but my work requires me to be elsewhere. I will hope to be in further dialogue with you about this, and welcome your comments and response. Again, thank you for hearing me out.
Cordially,
Michael Ennis
570 Maple Shade Road Middletown, Conn. 06457
16 comments:
Hi Ed ... while I don't know enough to say one way or another about the proposal before your committee, the letter writer makes some fair points about the viability of a new golf course. There are other very affordable courses all over the place that are struggling. The last thing the golf industry needs in CT is more courses.
The Manchester Country Club's management team defaulted on its financial obligations (a lease) last year and the town took possession of the buildings - valued at $300,000 - in October. They owed the town about two months rent, totaling more than $40,000.
To be fair - a $20,000/month lease seems a little ridiculous. . .
The rest is directly from the JI's last story:
Rather than close the club this summer, directors granted the management team, Country Club Inc., a one-year lease to operate the facility through Oct. 31 while the town solicits bids to find a replacement management company.
For the last 40 years the town has had a series of leases with Country Club Inc., with the previous agreement signed in 2006.
This will be the first time management of the course will go out to competitive bid.
While membership has dwindled to roughly 300 members, up to 35,000 rounds of golf are played each year on the course.
Country Club Inc. blames the recession for the club’s financial woes, but some say poor debt management was to blame.
nuts
Hear Hear!
I agree 100% with Mr. Ennis. The land should be left alone. The poor financial arrangements with the developer make no sense and we are surrounded by a wide range of golf courses less than 10 miles. From TPC, Meriden, Lymans, Miners to 2 in Portland. One course failed in Berlin, another in Manchester and who knows how well Miners is doing. Every golfer (including your truly) will tell you golfing is on the decline. it's expensive, a poor use of large tracks land, environmentally unfriendly (no matter what the developer says--I doubt they'll be any vernal pools on the course or nearby) and a financial risk to the city. let's not forget this golf course will be off the beaten track too...not very convenient for anyone. Who can the public write to to stop this?
Doug:
Your comparison of Manchester CC and the Middletown project is based on a false pretenses. MCC is a club with a private and semi-private membership (I have friends who belong) and would in no way be construed as affordable golf, which after reading the Middletown proposal, appears to be the goal of the developer. Also, there is a restaurant that is part of MCC that is open year round. In order for the club to do well, the restaurant must be a money-making entity. Again, after reading about the Middletown proposal, it appears there will only be a small restaurant not open during non-golfing hours.
Mr. Ennis, I am curious. You state that, in your opinion, "the land be left alone, Period." However, you also state, in the same paragraph, "...ill serves the worth of this land, in beauty, heritage and future potential use. It is not in the best interests of Middletown or its citizens."
Well, which is it? left alone or unincumbered for some Future Potential Use?
You also state "There are many other good arguments against this proposed project, but I maintain the most important are these: one, the land best serves Middletown as it is." Well, what are those "many other good aurguments"? And hows does the status quo "best serve Middletown"? Do it add revenue to the City coffers? Does it reduce the City's expenditures for property maintenance? Does it add ANY employment? And do those employees spend any of their income in the local economy or pay income tax? Does it consume ANY goods and services from other local businesses? Do people from outside Middletown come to Middletown and pay Middletown to gaze upon the natural beauty of the site in question?
I have a suggestion for you, why not just put in a better proposal? You can have what YOU want, all you have to do is outbid the current proposal. Put up or shut up, as they say.
I also don't see what the big impact would be if this course (as you are so worried about) fails. It would just return to the state it currently is in. In fact, I would be very surprised if the land is even marginally altered. The proposed plan indicated that the course is to be a naturalistic course, where the design conforms to the natural contours of the land and doesn't alter them except for some work around the greens, tees, and bunkers (which probably only account for few percentage points of the total land).
What would you be saying if the City proposed to spend several million developing a course on someones private land and pay them a percentage of the gross and give them the course back in 70 yrs? I'll bet you would be screeming like a stuck pig.
how to stop the golf course? answer: write to the Common Council members and the Planning and Zoning members and show up at the meetings. From the Eye article about the EDC vote - "The developers of the golf course when they have the details of their plan in place will still have to come before the planning and zoning and conservation commissions, as well as the Common Council." I believe that any mail directed to Council@CityOfMiddletown.com gets copied to the entire Council. All the members and contact information are here: http://cityofmiddletown.com/Council/council_information.htm
If you write you must include your signature. Even better, show at the meeting and read your letter into the public record - this gives much greater visibility into the public opinion. Regular meeting held on the first Monday of the month at 7 p.m. in the Council Chamber of the Municipal Building (deKoven Drive @ Court Street).
It's a great question to ask how you can take action. individual action DOES matter! another quote from previous article - "EDC members referenced the support of the public speaking in favor of the project during deliberations of the lease ... " Make your voice heard. It really doesnt take too much time and you will be glad that you took the time to stand up for what you believe in.
If the Middletown golf course fails, it won't be because they are paying too much in rent! The Middletown developers will be paying $1 per year for the first five years. After that they pay 2.5% of the gross revenue for five years, then 5% for ten years, then 6% and finally 7% for years 60-80. Plus, they NEVER pay taxes on the real estate. That is a pretty sweet deal.
If the developers had to pay a fair market rent for the real estate and the property taxes, like every other golf course in the area (and other businesses for that matter) they wouldn't be able to make a profit and the project would not go forward. So maybe that means that there isn't enough demand for a golf course and it shouldn't be built.
So why are we doing this?
Hey thanks for the correction about the fees. I don't know the fees in Manchester, but I do believe there is a proliferation of golf courses and that has an impact on the marketplace, even if the fees at some are higher than others.
There's a story today in the JI about the course cutting fees for Manchester residents ... story isn't even online yet as of this posting, but here's a few paragraphs:
Under the new schedule, residents on weekdays will pay $19 for nine holes and $35 for 18 holes, down from the 2009 charges of $22 and $40 respectively.
Weekend rates for residents also were reduced from $24 to $21 for nine holes and $43 to $38 for 18 holes.
Resident seniors will get a further break on weekdays, paying $14 for nine holes, down from $16 in 2009, and $26 for 18 holes, down from $30 last year.
And new for 2010 is a senior resident weekend rate of $16 for nine holes and $30 for 18.
Nonresident senior rates were also new this year, charging $16 for nine holes and $30 for 18 on weekdays and $18 for nine holes and $34 for 18 on weekends.
Rates for all other nonresidents will remain the same as last year: $23 for nine holes and $40 for 18 on weekdays, and $25 for nine holes and $42 for 18 on weekends.
Columbus Street resident Jim Kurlowicz said resident rates should be comparable to other area municipal golf courses, such as Rockledge in West Hartford, Long Hill in East Hartford, Stanley in New Britain, and Goodwin Park in Hartford.
Of those four, Stanley is the most expensive with a resident rate of $34 for 18 holes, while Goodwin has the lowest price of $18 for residents playing 18 holes, Kurlowicz said.
Daring and Cook said the new resident rates are comparable to similar courses, when customer service, location, and quality of the course are taken into consideration.
In my opinion, the highest and best use of land is not always to produce revenue. Preservation and conservation of public lands, especially Connecticut River parcels and lands that are part "Middletown's Last Great Place", should have a high priority in our City's planning for the future. Maromas is a valuable natural resource. Let's try to keep it intact.
Right. Leave the land intact. Allow the runoff from the tree farm to continue. Let the multiple species of invasive and noxious weeds continue to thrive and expand their territory snuffing out the open grass areas and the small areas of trees.
I guess the City has ignored the advice of its Conservation Commission in the past so it comes as no surprise that they ignore them now. Why has the City allowed this irresponsible land use for so long? LOOK AT ALL THE PEOPLE WHO TURNED OUT TO CLEAN UP THE HARBOR PARK AREA. I'LL BET THEY WOULD VOLUNTEER TO CLEAR INVASIVES AND CARE FOR THIS RESOURCE ,TOO.
Turning our public lands into a golf course is not a good alternative to looking after them ourselves.
Put a Golf Course there. Absolutely. Charge them a ton for rent. Tax them. Earn money for the city. How can anyone argue that the land should be used for nothing, versus being used for something that will bring money to the city. Every city in this country needs money. Do it for the kids. I love Golf.
The City gets a pittance in PILOT funds for all the State property; Kleen Energy gets a 25 year tax abatement; Harbor Park pays about one tenth the rent it should be paying. So, what's the beef about the golf course?
Grass-fed beef and organic vegetables sound like better uses than a golf course. Tastier, too!
www.antigolf.org
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