EDC Approves "Complete Streets" Report

Making Middletown streets safe for everyone, no matter their mode of travel, was the focus at the Economic Development Committee's meeting Monday night.

The committee received a report from the city's Complete Streets Committee.  (The report was featured in this recent Hartford Courant article.)

Complete Streets Committee member Beth Emery introduced Brian Kent of the Mystic-based architectural firm Kent+Frost.  They had been paid $20,000 by the Common Council to help prepare the report for the committee.   Kent said the report focused mainly on policies that could be enacted to incrementally create safer pedestrian routes, bike lanes, signage and the like.

The first step after adopting the policy would be collecting data and identifying streets that are a priority.  Kent mentioned Newfield Street, Randolph Road and Saybrook Road as examples of streets that are main travel corridors but hazardous for pedestrians and cyclists.

Kent said the goal of the policy proposals was to have different city departments -- planning, public works, parks, health, etc. -- asking common questions such as "Is this a Complete Streets priority corridor?" before embarking on a project.

While he admitted that it was "not unusual to have property owners resisting new sidewalks because of liability issues", Kent cited several surveys showing broad support for more bike-able, walk-able communities.  He noted that a project such as the proposed Wesleyan Hills to downtown pathway is a good way to rally further support for "complete streets".

Kent also suggested that the town might be eligible for Safe Routes to School grants.  In researching the report, the Complete Streets Committee visited South Windsor and Northampton, MA to see how they implemented changes.  Kent said S. Windsor had gotten $1 million dollar grant to improve roadways through Safe Routes.  Councilman Serra questioned if there was a matching obligation from the town, which Kent did not know.

Safe Routes grants also require a safety curriculum to be taught to 4th graders in the area.
"The principal justification for the entire program is safety," Kent said.

The EDC voted unanimously to forward the report to the Common Council.  Chairman Gerald Daley said "There are any number of reasons to pursue this. Environmental benefits, health benefits, aesthetic benefits."

In addition to Emery, the meeting was attended by another eight members of the Complete Streets Committee, which Emery pointed to as a sign of their commitment to follow through on the ideas in the report.

In other business the Economic Development Committee accepted notification from Lady Katherine Cruises that they were exercising a one year extension on their 5-year lease at Harbor Park.

The Committee also approved two new leases for the Remington Rand building, one for 1400 square feet for Trinity Power Washing, and 6000 square feet for the Green Skies Renewable Energy to store solar panels for use around the country.

Remington Rand Bldg. Filling Up, May Expand

"We just want to brew some beer."

That's the message from Shane Lentini and Andrew Daigle, the men behind Stubborn Beauty Brewing Company.  And if the Common Council approves their lease, they'll be the latest tenants in the city-owned Remington Rand Building at 180 Johnson Street.

"We've been looking [for brewery space] for a year" says Lentini.  "We needed something affordable."  Both men have day jobs, but brewing is their passion, so they started Stubborn Beauty.  "This is a part-time venture on top of full-time work."

That made them a good fit for Remington Rand, which has become an incubator for local homegrown businesses.

A Rich History

The 1000 foot long, red brick building has a rich and colorful history.  Originally built in 1896 as a bicycle factory, the building also produced "horseless carriages".  In 1909 the company that eventually became "Remington Rand" converted it to typewriter manufacturing. The facility was one of Middletown's largest employers, enduring a violent labor strike in the 1930's.  But in the 1970's Remington Rand closed down production at the site.  Various companies attempted to use the building but nothing took hold, and 13 years ago the city took the building in tax foreclosure proceedings.

Isolated at the end of Johnson Street in the North End, contaminated with lead and asbestos, the property had become a haven for crime ranging from prostitution to illegal pit bull breeding.  "We pulled over 70 junked cars out of there" said city planner Bill Warner.

City To Consider Subsidizing Developer For Riverfront Apartments

The Economic Development Commission at its Monday meeting considered a request for a large subsidy to a private developer who has plans to build a large apartment complex close to the Connecticut River, on River Road. According to the draft minutes, the Commission unanimously recommended a 7-year tax abatement and a cap on the cost of building permits for the project.

The project was described as "upscale residential apartments", it would consist of up to 200 apartments with rents of $1200 for a studio. They would be built on a 7.7 acre parcel on River Road, near its intersection with Eastern Street, behind Meadow Meats.

The developer is asking the city for tax abatements, a discount on building fees, a zoning overlay, and enforcement of blight ordinances on neighboring properties.

According to the draft minutes, "The company is requesting a tax freeze for 4 years and a phased in tax rate of 20% in year 5, 30% in year 6, 40% in year 7 and 50% in year 8 then a full tax rate yielding $500,000. Smith stated the project budget has a $450,000 cap for utility and building permit fees. The assistance would allow for the project to be constructed and build cash flow."

With the EDC endorsement, the Common Council will hear a presentation on the project at its September 4th meeting.

Roundup Of Recent Municipal Actions

Last week the Zoning Board of Appeals unanimously granted a variance to the code, for a proposed restaurant and drive-thru with a stacking lane of 160’ instead of required 200’ located at 851 Washington Street. This is for a Taco Bell, which will be built on the site of the former Friendly's Restaurant in front of Price Chopper on Washington Street. The Taco Bell application will be the subject of a public hearing before the Planning and Zoning Commission on August 8th.

The Planning and Zoning Commission approved changes to the historic Eckersley Hall building, which is being modified for a Senior Center. Middletown Press Article

The Economic Development Commission approved the city's purchase of the liquor license from Capitol Liquors, in order to reduce the number of liquor stores downtown. The Common Council will vote on this at their August meeting. Middletown Patch also reported that the Capitol Liquor store property is being sold to the owner of Main Street Market. See also Hartford Courant Article.

The National Endowment for the Arts (NEA) approved a $50,000 grant to Oddfellows Theater. According to The Hartford Courant, "the youth theater group will partner with the city to create architectural drawings, planning activities, and design charettes for the reuse of a vacant building in the downtown area as a cultural facility for the theater company."

City Already Dealing With Brownfields

At their monthly meeting Monday night, the city's Economic Development Committee heard a final plan to deal with some of the city's brownfields-- a plan already being put into action.

The report, done by the firm of Milone & MacBroom, was funded by a $400,000 grant from the EPA. Clusters of "brownfields"-- vacant industrial sites with probable pollution problems -- were identified in the North End and just south of downtown. Among the plan's recommendations were acquiring properties in the North End and developing them for needed parking. The city has already begun this project, acquiring property behind Eli Cannon's Tap Room, formerly home to Mid-State Auto Body.

City planner Bill Warner said just doing contamination testing (also with EPA funds) made the properties more likely to be developed, as testing is so expensive. "We're way ahead of most cities regarding this. Other cities are filled with these brownfields, they don't turn around," he said.

Richard Harral, of Milone & MacBroom, said "This is the first time a city has implemented some of the recommendations before the final report is even presented", complimenting the city and its staff for moving so quickly.

The committee also voted unanimously to extend the lease on a community garden run by Middletown United Fathers. The garden is located on Long Lane and the current three-year lease has just one year left on it.

Larry Owens told the committee his group wants to hold classes, develop a walking path with native plants, and implement other plans. Many of those plans are contingent on partnerships with merchants and other community organizations. But those partners would be more comfortable knowing the lease would not soon run out, according to Owens, who is studying at UConn to become a master gardener. The committee voted to extend the lease to five years. City planner Bill Warner noted that the group had "cleaned up the property nicely".

Businesses Hurt By Bridge Construction May Get Help

The construction on the Arrigoni Bridge is killing Don Sataline’s business.

His store, It’s Only Natural Food Market, used to do a large percentage of its business in the late afternoon and early evening hours - but that’s exactly when the bridge construction brings Main Street traffic to a crawl.

“Between 4 and 6 [pm], we could basically take a European siesta”, Sataline told the city Economic Development Committee at their monthly meeting Monday night. That might sound pleasant to some, but it’s a nightmare for the market and its employees.

Based on the past 4 months of construction, Sataline estimates that his business over 12 months will be down $125,000. He’s now faced with laying off 3 staff members.

The committee heard from Sataline as they considered a resolution to make money available to North End business owners who may have to cut jobs as a result of their business being disrupted by the bridge construction. The city would use federal block grant money to help businesses retain jobs, offering as much as $35,000 for each job that could be retained. Businesses would have to open up their books and prove that the construction has caused losses leading to potential layoffs.

The committee unanimously voted to send the resolution to the Common Council. Meanwhile, Sataline says “People from Cromwell, Rocky Hill, anywhere north of us, are avoiding the North End.”

Concerned about any job losses, committee member Joe Bibisi could only offer encouragement until the Council votes on the funding. “Hang on”, he said. “Hang on tight.”

Public & Pols Support Bike Pathway

At back-to-back meetings Tuesday night, both the public and elected officials showed support for a pedestrian and bike pathway through the city.

The Economic Development Committee voted unanimously in favor of a proposed multi-use pathway, or “linear park”, running from the Wesleyan Hills residential community through Wesleyan University and into downtown. The project, estimated at one million dollars, would be financed by $800,000 in Federal Transportation Enhancement funds, with the city providing the remaining $200,000.

The project has high interest among the public. Approximately 35 people attended an informational session prior to the committee meeting, with the vast majority voicing support for the proposal -- and especially for a separate appropriation of $20,000 to develop a bicycling “master plan” to include the rest of the city. The committee also approved that expenditure.

Director of Planning, Conservation and Development Bill Warner sketched out a vision that would use 3-4 different pedestrian and bicycle pathways to connect 80% of housing with downtown. But he focused on the multi-purpose pathway from Wesleyan Hills to downtown. “This is a concept; nothing is written in stone” he said. Specific engineering questions would need to be worked out, with public input. But the application for the federal funding is due December 22nd, so the Common Council will need to vote on the application at its December 5th meeting.

Improving roadways with bike lanes, and utilizing some already existing off-road paths, the route would range 3.6 miles from Wesleyan Hills to a set of bike lockers near the Middle Oak Assurance parking garage, and be open to walkers, runners, cyclists, and rollerbladers. (See map.) Warner noted the pathway would connect both upscale housing, such as Wesleyan Hills, and lower income housing on Santangelo Circle. "I'm always talking about the urban/suburban/rural character of Middletown, and this path takes in all three" said Warner.

The Jonah Center for Earth and Art has signed on to the application as an advocate, and will attempt to "create opportunities for public input."

Members of both the public and the committee questioned who would be in charge of maintaining the pathway. Warner replied it would be up to Parks & Recreation. None of the federal money may be used for maintenance.

If the project moves forward, Warner hoped to put "shovel in the ground" by 2014.

At both meetings, Warner used photo slides and a little Google Maps(r) wizardry to take a virtual tour of the proposed route. Many attendees commented on how it allowed them to see the concept more clearly. Committee member Linda Salafia said it helped persuade her. "Last week, I wouldn't have voted for this."

EDC To Address Bicycle Project Tomorrow. With Commentary

The Economic Development Committee (EDC) will hold a special meeting on Tuesday (Nov. 29, 6:30, Room 208), to address the proposed path which will allow residents in the large Wesleyan Hill subdivision to travel to Main Street and to Wesleyan by bicycle.

The "Wesleyan Hills/Wesleyan University/Downtown Connector Project" would be largely funded by the Federal Department of Transportation. City Planner Bill Warner will present a bicycle path plan developed by City Engineer Tom Nigosanti prior to the EDC meeting. His presentation starts at 5:30 on Tuesday, also in Room 208.

Commentary:
If the EDC and Common Council believe that parking is an important factor for economic development in our city, they should approve the Connector Project without delay.

Every Main Street shopper who arrives by bicycle instead of by car creates one free parking space for others, reduces traffic, and marginally reduces the frequency of road repair. The EDC has recently approved the expenditure of hundreds of thousands of taxpayer dollars on parking and traffic studies and on parking lot construction (Melilli Plaza just finished, North End lot just beginning). The rationale for this spending has been that parking lots are necessary for the vibrancy of downtown.

A bicycle path taking people to a store or employment location creates open parking spaces in a cost-effective manner. This is especially true when considering that no businesses or homes are displaced for a parking lot--there is no reduction in the grand list as there is when downtown land is covered in a municipal parking lot.

Moreover, in communities throughout the country, property values have risen after the introduction of a bicycle paths (see HERE for a study in Massachusetts). The construction of bicycle trails connecting our city's residences, workplaces, shopping locations, and schools may be one of the most cost-effective ways to increase our grand list.

Economic Development Committee Approves Parking Plan

WRITTEN BY: Bill Flood

At it's regular monthly meeting, The Economic Development Committee approved a plan to generate new parking spaces in the city’s North End, amid enthusiastic support from some local businesses.

The plan was presented Monday by Director of Planning, Conservation & Development William Warner. It would connect a parking lot on Grand Street, behind the Community Health Center now under construction, to a proposed new lot behind and next to the outdoor patio of Eli Cannon’s Tap Room.

The city would acquire three properties, one of which contains a 2 family house which would be demolished. The old Midstate Auto building would also be demolished, and the city would apply for a federal EPA grant to clean-up the ‘brownfield’ left behind. The final piece is an unused portion of a back lot on Clinton Avenue. Much of the property in question has been virtually unused since the 1930’s, according to Warner, who researched old aerial photos and land records.

In a response to member Dan Drew’s question about what type of contaminants might be found in the brown field, Warner said “We’re not overly concerned” based on a records search.

Some costs of obtaining and demolishing the properties would be offset by the Community Health Center, but the city would still need to approve a $440,000 bond. The cost of actually constructing the lot after the property is obtained would be about 100 to 150-thousand dollars. Committee member David Bauer noted the plan lacked an overall fiscal projection. “Give me a price tag”, he said. Warner said he could provide a spread sheet.

During the public portion of the meeting, Eli Cannon‘s owner Phil Ouellette said that not only for Eli’s, but for any new business in the North End, “clearly parking is the issue”, and heartily endorsed the plan. He was joined in his support by Harold Murphy, representing the building across Main Street that until recently housed the “Little Tibet” store, and by Jeff Pugliese representing the Middlesex County Chamber of Commerce.

The committee voted to approve the plan, 3-1. Bauer was the only ‘nay’ vote.

The committee also got updates on a now-vacant property at 20 Portland Street. The committee is seeking proposals for the small lot from neighboring property owners and other interested parties. The deadline was extended for proposal because of concerns that not all of the neighbors had received the information from the city about the request for ideas. The North End Action Team is working on disseminating the information to all residents.

Warner also appraised the committee of the status of the proposed new city parking garage. The city is still w

aiting for DOT to approved the fee negotiated with design firm URS and the city for the design contract. He expected that approval within the coming weeks.

Warner said that the actual design of the garage “will be a completely public process.”

Redevelopment Commission Endorses Deal With Middlesex Mutual

Tuesday the Redevelopment Commission voted unanimously to endorse a deal struck between the city and Middlesex Mutual Assurance (MMA) which, if adopted by the Economic Development Committee, and the Common Council will allow MMA to develop the open lot on the corner of Broad and College Streets in accordance with zoning regulations for downtown development.

In the agreement, the city stipulates that any development must be approved by the Redevelopment Commission and the Economic Development Committee, along with meeting all zoning regulations. The development must also be no smaller than 50,000 square feet (the equivalent of a two story building on half of the lot.)

Currently, MMA is restricted from building anything on the site but another corporate office building until 2020.

The city agreed to the deal after MMA filed papers, essentially ignoring the deed restriction. The city began a legal fight with MMA, but were warned against the legal challenge by MMA. According to a memo written by planning director Bill Warner "After meeting with MMA they indicated they would litigate forever to keep the property."

The city had already spent $15,000 challenging MMA, and the prospect of a fight which, according to Warner, would end up "bankrupting the (Economic Development) fund," convinced city negotiators to rescind the restriction and allow the insurance company to develop the lot under downtown zoning regulations and the oversite of the Economic Development Committe and the Redevelopment Commission.


MMA also agreed to pay the city $15,000 for legal expenses.

Commission member Jennifer Alexander spoke in favor of the agreement, calling Middlesex Mutual "good corporate citizens."


The City of Middletown spent thousands acquiring property and demolishing and relocation before it was deeded to Middlesex Mutual. Middlesex Mutual also enjoyed a significant tax abatement for development on the parcels.

Kayak Launch Supported and Parking Director Gets Shot at Melilli

The Economic Development Committee lent its support to a land transfer in exchange for kayak launching, a parking garage on Melilli Plaza instead of the arcade, a tax abatement, WiFi on Main Street, and renewal of a contract for lobbying in Washington.

Kayak and Canoe Launching

The EDC unanimously supported the transfer of city-owned land to Paul Szewzyck, in exchange for access to the river through the back of Szewzyck's land at 161 Johnson Street, and construction of an 8 vehicle parking lot on city-owned land. Under the deal Szewzyck would receive title to 172 Johnson Street, an 80' X 136' lot adjacent to the rail line which crosses Johnson Street in front of the City's recycling station. Szewzyck would provide a conservation easement on a portion of his land, that is adjacent to (and in some seasons even within) the river.

Richard Kearney, Economic Development Specialist in the City Planning Office, told the EDC that the city-owned property is worth about $30,000 and that after Szewzyck built a vehicle maintenance building on the lot, he would be paying between $2500 and $3500 in taxes to the

city.

In exchange for this city-owned lot, Szewzyck would also pave an 8 car parking lot adjacent to the Johnson Street Pumping station (the small brick building which houses a sewer pump), and he would create a 370 feet path from this parking lot to the river, for the purpose of launching canoes and kayaks into the Coginchaug.

John Hall, Director of the Jonah Center and long-time proponent of improving Middletown's connection with the rivers which course through our city, expressed his strong support for the land swap. "There are only two places [in the city] on the Coginchaug where you can access the river without excavation." He said that the city had rejected the other option, on the North End Peninsula.

Tax Abatement For LEED Certified Building on Industrial Park Road.

Tall Properties, LLC, was granted a tax abatement for their Centerpoint Office Condominium project which will be built to LEED silver standards of environmentally responsible construction. Leonard Leibenhaut, Manager of Tall Properties, applied for a tax abatement and a waiver of the building permit fees, under a city program to promote development. Attorney Ralph Wilson represented Tall Properties at the meeting.

A member of the EDC asked how much the building permit would cost, and Kearney was unable to provide that figure. Despite this, Tall Properties was granted the permit fee waiver. In addition, they were given a substantial tax abatement, which is based on the dollar value of the improvements to the lot. Over the first 4 years, Tall Properties will pay just $78k in taxes, instead of the projected taxes of $267k. Following those first 4 years, Tall Properties will pay the full rate.

Hartley to Present Melilli Plaza Parking Garage Idea to council.

The EDC voted to move a resolution to the full Common Council which would direct the City to design a Parking Garage on Melilli Plaza instead of on the currently planned arcade behind the police station.

Parking Director Tom Hartley told the Committee that parking demand and supply made Melilli a more logical choice for a multi-level parking structure, and that it would be easier to construct such a parking garage if the arcade remained functional during construction. Moreover, he said that if the arcade was not rebuilt with federal dollars, it would not be required to be public, making it available for private development.

Hartley as well as the councilmen agreed that the arcade needed maintenance to make it safe for the next 5 years, in addition to whatever was done on Melilli.

Other actions

The EDC lent their support to the renewal of the contract of Panuzio and Giordano Public Affairs, for lobbying in Washington on behalf of Middletown. Their fee of $24,000 per year will come out of the economic development fund.

Kearney told the councilmen that it would cost about $100,000 to demolish three blighted houses, 2 on Wadsworth Street and 1 on Portland Street. The EDC voted to have them boarded up and asked the Planning Office to get detailed quotes on the demolition.

Marie Kalita-Leary, Director of the Downtown Business District, told the Commission that the Downtown Business District would pay about $7,000 to restore WiFi coverage to the part of Main Street which is currently covered. The EDC voted to spend about $14,000 to expand the coverage nearly "church to church," with 14 new transmitters north of Washington Street. The money will come from the economic development fund. Roughly the same amount of money, previously set aside for cable access on Industrial Park Road, will not be spent.

Kearney said that Harbor Park Restaurant was still under the same management as before, that the closing for sale of the lease was not yet complete. He speculated on the reason why there might be a delay, "This is the season to make money." Daley suggested that the sale of a lease for Harbor Park is a "complicated thing."

Parking Garage Development and Kayak Launch Projects at Economic Development Committee Tonight

The EDC has a busy agenda for their August meeting, tonight at 6PM in Room 208 of City Hall.

Swapping City Land for a Kayak Launch.

The "Coginchaug River Access Group" is proposing the development of a kayak and canoe launching site on the Coginchaug River, on Johnson Street at the intersection of North Main. Parking would be adjacent to a the Johnson Street Pumphouse, the launch itself would be on an adjacent parcel owned by Paul Szewzyck.

According to their letter, "The Coginchaug River Access Group" is a group "organized by the Jonah Center for Earth and Art to address the need for better access to the Coginchaug River." The group includes John Hall, director of the Jonah Center, Jane Brawerman, chair of the Conservation Committee, and Joe Carta, chair of Inland Wetlands Agency.

The River would be accessible via a 370 foot trail across the Szewzyck property. In exchange for granting a conservation easement on his land, Szewzyck would acquire City land on North Main Street, which he is interested in developing for industrial purposes. The Access Group "supports this transaction fully." No value is given for the conservation easement or the City land on North Main.

Parking Garage Proposal

Tom Hartley, Parking Director for the City, will present his case for changing the location of a proposed downtown parking garage from the arcade behind the Police Station to the Melilli Plaza parking lot. He says that expanding parking at the arcade would further skew the relationship between where parking is needed and where parking is available. He also expresses fears that downtown businesses will suffer if the 366 spots in the current arcade are removed during the nearly 1 year construction of a parking garage.

The EDC will also address several other issues:

• Funding for an upgrade to the Downtown Business District's WiFi coverage.
• A report by the Lobbying firm Panuzio and Giordano Public Affairs, LLC. The firm's contract for lobbying in Washington on behalf of Middletown is coming to an end, and the EDC will discuss an update on their activities. They have lobbied the House of Representatives on Appropriations and on an extension to the deadline for spending 2005 transportation funds, the EPA on the OMO toxic waste site, the Army and Congress on transfer of Mile Lane to the City, and the US Department of Agriculture on money for the Coginchaug clog.
• A tax abatement for an office park development on Industrial Park Road, developed by Centerpoint and owned by Tall Properties.
• City-owned properties at 131 and 155 Wadsworth Street.
• In executive session (no public allowed), they will discuss the Midfield Corp. property at College and Broad, which is the subject of litigation.

---------------

The Economic Development Committe is composed of Councilmen Gerald Daley, Joe Bibisi, Robert Santangelo, David Bauer, Vincent Loffredo. It meets on the second Monday of the month, the next meeting is tonight, at 6PM in Room 208 of City Hall. There are no public hearings, but the first item on the agenda is "Public Session."

Loffredo Calls for Movement on Riverfront Plan

Councilmen Bibisi, Bauer, Santangelo, Daley, and Loffredo at Monday's EDC

South Cove Riverfront Development

The newest member of the Economic Development Committee, Vincent Loffredo, called on the EDC to play a more active role in moving a long-stalled riverfront development plan forward. The EDC agreed to ask Mayor Seb Giuliano and Water and Sewer Director Guy Russo to

update the committee at their February meeting.

The riverfront development plan known as South Cove was created over 5 years ago. It proposes a mixed-use waterfront district including national retail, entertainment, housing, and professional office uses, on an 85 acre parcel of land south of Harbor Park. The plan requires the involvement of the State DOT, for changes to Route 9, and an agreement with the Mattabessett District Wastewater Treatment facility, to replace the Middletown treatment facility in the area of the proposed development.

Gerry Daley, Chair of the EDC said that the EDC had not been involved because an agreement first had to be reached to move the sewer treatment plant, "We have a plan for developing South Cove. Until the sewer plant is relocated we can't go forward." Committee member Joe Bibisi concurred, "We're at the mercy of the Mattabesett Commission." Loffredo was insistent, however, "This thing's got to move," and all agreed that an update from the Mayor and the head of Middletown Water and Sewer would be appropriate.

Ordinance to regulate Sexually Oriented Businesses

Director of Planning Bill Warner opened the discussion of a proposed new ordinance with the comment that it was a "Belt and Suspenders" situation. He said that existing Zoning regulations had prevented many business dealing in adult material from opening to Middletown, but the new ordinance would provide further restrictions. The proposed ordinance would allow a business to devote no more than 10% of their floor area to sexually oriented business.

Maromas business proposals

Warner updated the EDC on two of the six proposals to lease city-owned land in Maromas. The

deed restrictions on the land allow "active recreation" but do not allow residential development. He said that Artfarm co-founder Dic Wheeler had informed him that the Artfarm vision for an arts and agriculture center required interns to live on the property, and said the mayor had written to Attorney General Blumenthal asking for a legal interpretation on the issue of whether the deed restrictions prevent residency by Artfarm interns.

The EDC also heard an update on the proposal to build a 9-hole golf course in Maromas, to be called Arawana. Warner and the golf course proposer, Tony Pioppi, said they have been holding intensive negotiations on the terms of a possible lease. Pioppi was at the meeting and he explained that he needed a long-term lease to justify the $3M investment for building the course. Pioppi and Warner are discussing a 10 year lease with eight 10-year extensions possible only if all conditions of the lease are upheld.

The EDC grappled with the City's need to maintain control of the land until the time when it could ensure that there would be appropriate and productive development, and Pioppi's need to gain "control of the land" before he could convince investors to support his project. Before moving forward, EDC members wanted to know what kind of lease might be negotiated. Warner and Pioppi mentioned a rent of 2.5% of gross revenue, based on the model for the Pin Oaks Golf Course, which was proposed off of Newfield Street.

Negotiations are ongoing over the issue of taxes. Arawana would own the improvements to the land, including the greens, and taxes on these improvements could easily top $60k per year, far more than Pioppi hopes to pay in the rent. Warner indicated that the city could offer tax abatements and other incentives to reduce the tax burden for Arowana.

The EDC voted to review the two Maromas proposals again at its January 11th meeting.

Economic Development Commission Busy Tonight

The EDC has a full agenda for their meeting this week (6PM tonight, Room 208 in City Hall), including a review of three proposals for new uses of the city-owned land in Maromas (the former CVH property).

They will hear an update on the Harbor Park Restaurant lease, and the Lady Katharine Cruises lease. They will go into executive session to discuss the Midfield Corporation property at the corner of College and Broad, and discuss the Extension of Federal Transportation Funds for the Riverview Arcade Garage. However, these items are not expected to generate any discussion, Councilman Gerry Daley told me in an email, "[we] will just get brief updates from staff ... if there has been no change in their status."

The commission will hear from the three applications for new uses for the formerly state-owned land in Maromas. The Connecticut Forest and Park Association will present its proposal for hiking trails which will connect with the blue trail on adjacent land. Artfarm will present its proposal for an arts and agriculture center, and Arawana Golf Course will present its proposal for a public golf course.

Daley wrote, "I want to allow each proposer 15 to 20 minutes for his/her presentation plus another 10 minutes or so for questions from the committee."

The committee will make recommendations to the full Common Council on how to proceed with the proposals for using the city-owned open space.

The committee will also make a recommendation to the Council on a REINVEST application from a new restaurant on Church Street, the Cardinal's Nest.

There is a public session at the beginning of the meeting, where members of the public may comment on any of the itms on the agenda. Daley said that he wants to reserve adequate time for the presentation on the former CVH lands, and will ask speakers from the public to be as brief as possible.

EDC Tours RFP Proposal Sites in Maromas

(The Economic Development Committee listens as Dic Wheeler describes his vision for a new home for ArtFarm in Maromas.)



The last portion of the town Economic Development Committee meeting took place outside of the dreary (but air-conditioned) confines of Room 208 in City Hall.

Members of the Economic Development Committee took to the road to tour the sites of five proposed outdoor developments in the Maromas section of town.

Six proposals have been submitted, one for a 9 hole golf course, one for home for ArtFarm, one for a trail system, and three for existing uses including a tree farm, haying and model airplane flying.

The proposals submitted in the RFP will be formally considered, with presentations by those who have submitted proposals, at next month's meeting of the Economic Development Committee meeting.

The tour took a convey of committee members, and members of the public from River Road to Brooks Road, in the Maromas section of town to examine sites for the nine holes of the proposed golf course, and the site for the clubhouse and a practice ranges, which is being touted as the state's largest. The group also toured the tree farm, hayfields and drove by the model airplane landing strip. The final stop was at the proposed site of he new home for ArtFarm.

Dic Wheeler, director of ArtFarm, emphasized that the development and extension of ArtFarm is only possible if land, like the proposed site, is granted. City planner Bill Warner noted that the golf course is also affordable because of the nature of the land grant, and that competing courses in other cities would be envious of the low cost of development, and potential low greens fees.

(At the site of what would be the first tee of the proposed Arawana Golf Course. The building in the background is a CVH building deeded to the city and slated for demolition because of deed restrictions.)

Before the EDC departed City Hall, the committee approved a proposal to send a recommendation to the Common Council to purchase development rights to the Brook Farm property along South Main Street and Brush Hill Road. The 46 acre parcel which has been farmed since 1651 is one of the country's oldest farms. It has the distinction of once being a dairy farm with the third highest milk production in the nation. Currently it has the highest per acre corn and hay yield in the state. The purchase of development rights, with a DEP grant of $500,ooo, a USDA grant of $450,000 and $500,000 of open space dollars from the city would allow the owners to continue agricultural production and expand into blueberry farming and a possible vineyard .

Warner reported that negotiations between the city and the lessee of Harbor Park Restaurant, Frank Marotta, had been abandoned and that the dispute between the city and Marotta would be going to trial in November.

The committee also approved of a new method to pay for emergency expenses at the city-owned Remington Rand building allowing the building manager to make expenditures of $2000 or less with approval of the planning office.

River Cruise Seeks Lease Extension

(Alan Perkoski addresses the EDC.)

The Lady Catherine Cruises which offer a number of Connecticut River cruises (parties, weddings, leaf-peeping, eagle-watching, senior cruises) appealed to the Economic Development Committee Monday to extend a lease which is due to expire on April 30.

Representatives of the boat and cruises described the success of the cruises, but operations manager Alan Perkoski explained some of the challenges crews and passengers encountered.

"We come forward not with a complaint, but with a problem to share with you," Perkoski explained to the commission.

Perkoski explained a problem with parking and with the competition for spaces with Harbor Park restaurant.

"It becomes a Hatfield-McCoy situation out there between staffs when it comes to parking," he said.

Neither the cruise owners, nor the EDC had a firm hold on how many spaces were legitmately controlled by Harbor Park, and how many were public spaces.

Besides the parking, Perkoski expressed concern about vagrants who lingered in the park, and the tunnel connection with public parking in Mellili Plaza.

"The tunnel has improved considerably," Perkoski admitted. "But there's still a problem on more occasions than we like."

Perkoski complained about debris, broken glass and the smell of urine.

"There is parking available in the public lot," committee member Joe Bibisi explained. "But if you don't want to use the tunnel I understand. I wouldn't use the tunnel myself."

The committee promised to assemble all the necessary committee members and staff members to review the lease, and consider such items as parking, safety and docking fees.

(Wesleyan students Miller Nuttle, Paolo Sperin, Tanya Moss and the Jonah Center's John Hall.)

In other business, the EDC considered a presentation by the Jonah Center, and a set of Wesleyan University students who are developing a set of green standards by which Middletown businesses could assess and promote their adherence to green standards.

The committee also learned that TWB Properties had formerly withdrawn their bid to buy the former Remington Rand Typewriter Factory. No other firm offers are currently in the wings. The Common Council counted on the income from the sale of the factory when creating their budget last year, and, as a result, must anticipate a budget shortfall of $1 million.

In a related matter, the Film Chest company, which leases space in the building was asking for a month to month lease when faced with a rent increase from $1.50 per foot to $3.00 per foot.

EDC Approves Remington Rand Clean Up

The city of Middletown stands to lose up to $100,000 in a reduction of sale price for the Remington Rand property to TWB Properties if clean-up is not conducted.

John Moore, property manager for the city at the Remington Rand, showed photographs of "15,000 square feet of junk," left behind on the second floor of the building by now-defunct Buddy's Moving and Storage. The tangle of old furniture, personal belongings and used clothing is what's left of city-directed evictions.

Moore proposed a scenario which would cost $15,000-$20,000 to clean up the space. The Economic Development Committee, in a bid to save the majority of the $100,000 reduction in the sale price, approved a measure to request a bid waiver to allow the clean-up to proceed.

In other business, the EDC voted to write a letter of support for Georgine Sherman's plans to move the paddle-boat Becky Thatcher from Ohio to Middletown.

The EDC decided not to take up further discussion of prioritization of shovel-ready projects when the list of eight designated projects could not be procured until after adjournment, when a member of the public, Trevor Davis, found it in a January Middletown Eye story on his iPhone.

The remainder of discussion of old business was postponed until the town planner returned for next month's meeting.

Norpaco Identified as Manufacturer for Bysiewicz Site

Dean Spilka, president of Norpaco Gourmet Foods, appeared before the Economic Development Committee and presented his vision for a new manufacturing plant on a city industrial park site officially called Liberty Park, known locally as the Bysiewicz property. The property in question is one which the Army Corps of Engineers has identified as a possible site for its Army Reserve Training Center.

In November we reported here that the owner of the property was seeking incentives for an unnamed manufacturer to build a plant in Middletown. The owner also sought incentives to allow private development as opposed to development by the Army. The property-owner incentives were approved by the Common Council in December.

On Monday night Spilka, president of Norpaco, and Stephen Stachelek, Vice President of Finance for the company, appeared to talk about expanding their operation in Middletown. Currently located in New Britain, Norpaco produces bottled hot peppers stuffed with salami and provolone (known as Pepper Delights), poppers, panini rolls, pesto, Italian salads and other gourmet Italian specialty foods.

Founded in Norwich in 1946, the company moved to Bristol, and then New Britain and has grown into a $13.8 million company with 100 full-time employees. They have outgrown their current plant, and are looking to construct a 50,000 square foot building, expandable to 70,000 square feet, with the potential for 140 and which will bring $80,000 in taxes to Middletown annually.

The company is seeking a designation in the Urban Jobs Program which will bring them a temporary 80% tax abatement, half covered by the state, half by the city. They are also looking for assistance with relocation funds.

"It's a huge financial package with lots of relocation," Spilka told the commission. "I could have moved the operation to South America or Mexico, but that's not what we do."

Spilka and Stachelek also told an Eye correspondent that they would be willing to consider green methods for their new plant, and would encourage the city to create public transport for workers to the site.

The commission approved the plan which will come before the Common Council at its February meeting.

Also at the meeting, Jacqueline Williams and John DeSena of JDS Holdings were given approval to approach the Common Council for purchase a blighted property at 82 North Main Street. DeSena has improved two other blighted properties in town, oneat 471 Washington Street and one at 1359 Newfield. The Council must approve the conveyance of blighted property as designated by city ordinance.

Representatives from Kleen Energy and Buckeye Pipeline explained to the commission how a low-sulfur, low-pressure oil pipeline is being proposed from just below the Arrigoni Bridge to the Kleen Energy site in Maromas. The pipeline will be built along deKoven Drive, River Road, Eastern Road, Bow Lane and then through city property before it reaches the Kleen Energy site. Buckeye Pipeline needs approval for temporary easements as it drills and digs and permanent easements for the pipeline.

Kleen Energy's William Corvo explained that Kleen Energy will produce electricity using natural gas, unless there is an emergency, or economic hardship in using gas. Corvo said that the plant will be built to a standard of environmental integrity which will emit the lowest particulate matter in the nation, 2.5 parts per million as opposed to the current standard of 10 parts per million.

The committee approved the easements which will be considered by the Common Council. Planning and Zoning and Inland Wetlands must approve other portions of the Buckeye site plan.

The meeting ended with a discussion of shovel-ready projects. Newly seated state representative Matt Lesser attended in the interest of getting attention for Middletown's projects when the Obama administration distributes economic incentive money for infrastructure projects.

The Eye published a list of preferred projects as compiled by the mayor and staff, which was sent to Governor Jodi Rell for consideration.

"The governor's parameter for 'shovel-ready' set the bar too high," commission chair Gerry Daley said.

"The legislature doesn't necessarily agree that the money is going to go to the governor without some input," Lesser added.

Commission member David Bauer added that the state has a history of siphoning off project dollars for grants like the one being considered.

"The state takes an unconscionable level of the funds right off the top," he said. "And we don't see the value the state's involvement adds."

When asked by Lesser to identify the top three projects for consideration the commission agreed that North End redevelopment was the highest priority, with Westfield water improvement and improvements to Industrial Road following closely behind.

The committee also voted to recommend the creation of a separate parking department, and to consider extending the contract for city lobbyists Panuzio & Giordano.

Bysiewicz property deal proposed

In a Thanksgiving holiday eve meeting, Middletown's Economic Development Committee entertained a proposal from City Planner Bill Warner to encourage development on Liberty Park, known in town, and to the Army Corps of Engineers, as the Bysiewicz property.

The property, on Middle Street, is one of three the Army Corps of Engineers is still considering for development for an Army Reserve Training Center. The city would prefer the selection of Cucia Park for the Training Center.

Warner's proposal comes after learning that a Berlin manufacturer would like to purchase three or four parcels on the Bysiewicz property to expand a manufacturing plant which would employ more than 100(with expansion in the next three years), and bring annual taxes of approximately $123,ooo for the proposed 70,000 square foot building.

The problem is that the manufacturer has been spooked by the Army's interest in the land, and is afraid to proceed without assurances that the deal will go through. The developer is unsure of taking the "bird in the hand" of three developed lots, when the Army holds out the promise to buy all twelve lots.

After negotiations with the landowner, Warner has proposed three alternate deals to encourage the manufacturer and developer, and to assure that the Army would not, and could not take the property for it's Army Reserve Training Center. Under the terms of the primary deal, Bysiewicz would inform the Army that he was no longer interested in selling the property (thereby ending the Army deal for the property). In return, if the Army purchases Cucia park, the city would provide tax abatements for all the Bysiewicz property, with the added incentive that the city would buy an additional development lot at fair market value, sweetening the deal for Bysiewicz.

According to Attorney Michael Dowley, representing Bysiewicz, "This agreement would not be completed unless the city sells Cucia Park to the Army. To me it's something that really works for the city."

Gerry Daley, chair of the Economic Development Committee, the deal "precludes the possibility that the Army will take this parcel, that the city will lose the opportunity to develop it and collect taxes, and it immediately encourages this commercial development."

Asked how this proposed deal might be greeted in Westfield, Westfield Residents Association President, Arline Rich said, "I like the proposal. It closes out the Army on the Bysiewicz property, and emphasizes the sale of Cucia Park."

Warner also proposed two other scenarios which proposes that the city buys lots from Bysiewicz, if the development deal with the manufacturer fails to gel on a timely basis, to prevent the Army from occupying prime industrial property, and preventing taxable development.

Committee member David Bauer, who supports the plan, asked for specific details, such as value of the proposed property, warning that a deal which is too open-ended might commit the city to expenditures it can't afford. Daley suggested that language in the proposal which hinge on the purchase of Cucia park by the Army, provide the necessary escape clause.

Officials declined to identify the potential manufacturer from Berlin.

The committee voted unanimously to send the proposal to the Common Council for consideration at its December meeting next Monday.

Army site possibility under consideration for industrial development

The agenda for tomorrow's special meeting of the Economic Development Committee lists one item, a Tax & Business Incentive Program Application for Liberty Commerce Park, LLC. Liberty Commerce Park is a 12-lot industrial subdivision at the intersection of Middle Street and Smith Street, owned by Thaddeus Bysiewicz. This property is also on the agenda for the Finance and Government Operations Commission meeting (5:30PM, Room 208). Liberty Commerce Park is one of 3 sites under consideration by the Army Corps of Engineers for the Armed Forces Reserve Center they want to build in Middletown. In discussions about the Army base, this land is known as the Bysiewicz Industrial Subdivision.

Bill Warner, Planning Director, told me that a significant manufacturer would like to purchase three of the lots to construct a 70,000 square foot facility, which would employ 100 people. Such a use of the land would generate significant tax revenue to the city, unlike the Army Facility, which would generate none. Such financial considerations were behind the resolution passed by Common Council on October 6, which opposed the placement of the Army Facility on the Bysiewicz land. Although it is not clear that the Army would choose the Bysiewicz land instead of Cucia Park or the Boardman Lane property, by selling three lots now, Mr. Bysiewicz would eliminate the possibility of selling all of his land to the army. The remaining 9 lots would be insufficient for the army's use. The Finance and Government Operations Commission and the Economic Development Committee will consider possible tax abatements to encourage a sale by Bysiewicz to the manufacturer.