2009

Posted by Bob on December 18, 2009 under Daily Blogs | Be the First to Comment

Google the words “smart growth” or “downtown redevelopment” or “urban renewal” and you are likely to find numerous sites which advocate for transit-oriented development (“TOD”), energy self-sufficiency, green jobs, pedestrian walkways, environmental sensitivity, educational and entertainment attractions and rediscovery of natural resources. Urban planners and economic development experts have advocated such attributes dating back to the later part of the twentieth (2oth) century. Many communities throughout Connecticut, New England and the entire United States are seeking planning grants to map their futures based on smart growth models.

The most astonishing yet equally frustrating concept associated with this national policy supporting such development is that Naugatuck already has such a plan in the form of the Renaissance Place Project. Throughout this decade, Naugatuck has done everything required to position itself for an exciting and game-changing downtown revitalization.

It started with the long-overdue conclusion that our local public and private sectors needed to put aside their differences and work together for economic stability. The well-received Mt. Auburn Associates Study prompted the creation of the Naugatuck Economic Development Corporation (“NEDC”). The bi-partisan, non-political entity provided the Borough the capacity to conduct its economic development efforts in a professional and staffed manner. The NEDC has survived and prospered through four (4) different mayoral administrations of two (2) different political parties.

Shortly after its creation, the NEDC was presented with the concept of a massive downtown revitalization project called Renaissance Place. The accomplished developer, Alexius Conroy, was attracted to the Borough by its proximity to Route 8, its active rail line, the Naugatuck River and the beauty of its architecture. The Borough began a lengthy and exhausting process of due diligence and negotiation with Mr. Conroy to create a development agreement.

The Project called for the complete revitalization of Downtown Naugatuck through a combination of retail, entertainment, educational and residential development over sixty (60) acres located in the core of the Borough’s downtown. Highlighted in the proposal was a strong emphasis on use of the railroad to serve the residential and entertainment components of the Project, and an ambitious attempt to be the first project of its kind to be completely energy self-sufficient, or “green”, through the use of solar, wind, river, geo-thermal and fuel cell technologies. The roughly one thousand three hundred (1,300) condominium units would be marketed to individuals wishing to live in an urban core, use the rail line to travel to and from work, and populate a vibrant retail and entertainment district in the heart of Downtown Naugatuck.

Renaissance Place was vetted in the most public process possible: a town-wide referendum during a regular local election cycle. The Project was approved with the support of approximately sixty (60%) percent of Naugatuck voters. After this lengthy and vibrant “community conversation”, the development agreement was finalized between the Borough, the NEDC and Conroy Development.

Somewhere along the way, the national and global economy suffered a collapse of epic proportions. The reasons why will be debated for years, but the reality is that the current recession/depression has permanently altered the financial landscape of our country. Every aspect of American life has been effected, including the financial markets that would fund the private investment associated with Renaissance Place.

Many other communities throughout Connecticut had revitalization plans prior to the collapse of the stock market. Almost all have been postponed, dramatically downsized or completely scraped. Yet Renaissance Place remains. All partners remain committed to seeing the Project to fruition, and recent interest by Saint Mary’s Health Systems to create a state-of-the-art medical office complex sends a clear message of the sustained validity of the Renaissance Place Project.

Contrary to popular opinion, the largest obstacles to making Renaissance Place a reality do not directly involve General DataComm. Renaissance Place can happen when two (2), interconnected events occur: when financial investment markets open to a significant level to provide the necessary capital to the developer; and when the state and/or federal government decide to put their respective monies into supporting the kind of development their leaders have been advocating for almost a generation.

Public sector, financial commitment would likely be the impetus required to convince financial institutions that Renaissance Place is worthy of investment. The whole purpose of the American Resource and Recovery Act (“ARRA”) was to create jobs, stimulate the economy and provide badly needed investment in our nation’s infrastructure. Yet all ARRA money that has been made available to Naugatuck is not directly related to the Renaissance Place Project.

It is estimated that the construction portion of Phase One (1) of Renaissance Place would create approximately ONE THOUSAND FOUR HUNDRED (1,400) DIRECT JOBS and EIGHT HUNDRED FIFTY (850) SECONDARY JOBS. Once complete, analysis of the Project estimates approximately ONE THOUSAND (1,000) PERMANENT JOBS related to Renaissance Place and another FIVE HUNDRED (500) JOBS indirectly related to Phase One (1). This would appear to be real stimulus for Naugatuck and the surrounding area.

The development agreement requires the Borough to fund the infrastructure improvements necessary to support the overall project. The bulk of that money would go to support a parking garage to supply ample spaces not only for the retail and entertainment components of the Project, but to service the increased needs of the rail station as well. Our administration has informed all members of our legislative delegation that funding to construct a suitable garage to support Renaissance Place is the number one (1) priority project for the Borough.

While all members of our state and federal delegations have been extremely supportive of Renaissance Place, Naugatuck has been unable to secure necessary funding to jump-start the project. While the Borough has received access to ARRA funds to complete repairs to bridges (which were supplements to existing budgets), improve energy efficiency (much of which the Borough has already done through the Siemen’s contract) and construct sidewalks (through the small cities program that generally must be neighborhood-specific to low and moderate income areas), nothing has been offered to assist with the most important endeavor to be proposed in Naugatuck since Charles Goodyear discovered how to vulcanize rubber.

Naugatuck is certainly not ungrateful for any funds that can assist our Borough, but the lack of financial support for Renaissance Place is disappointing. The entire Renaissance Place Project contains exactly what smart growth advocates have been pushing for years. While the Borough is asking for financial investment from state and federal sources to initiate the Project, the ultimate goal is to be more self-sufficient as a community and less reliant on Hartford and/or Washington for financial assistance. The only way to increase local revenue without overburdening residential taxpayers is to increase economic growth. Renaissance Place is our best hope to do just that.

Another argument for financial support for Renaissance Place is, quite frankly, Naugatuck deserves it. For well over a century Naugatuck helped build this nation and strengthen the manufacturing economy on a variety of levels. Throughout two (2) world wars, multiple military conflicts and the Cold War, Naugatuck factories helped to support our military through the production of rubber, chemicals, metal products and textiles. Unfortunately the industrial manufacturing era came to an end, factories closed and Naugatuck was left with abandoned and/or vacant properties generating little to no tax revenue. While we struggled for the better part of a generation to redefine Naugatuck’s identity, many citizens have now come together to invest their hopes and dreams in the promise of Renaissance Place.

What we need, however, is the necessary financial commitment from Washington and Hartford to support the policies their leaders have been advocating for years. We appreciate the verbal pledges to support Renaissance Place, but we require and deserve more. Despite the horrid state of our economy, there is a distinct possibility that Renaissance Place will be in a position to finally break ground in 2010. This can not and will not happen, however, without a public commitment greater than words. How sad will it be many years from now if this once-in-a-century opportunity is squandered because decision makers fail to financially support the type of development that cities and towns have been urged to pursue.

If you google those terms mentioned in the first (1st) paragraph of this blog, you will also come across the term “urban sprawl”. It represents the alternative to Renaissance Place: unplanned, uncontrolled, sporadic economic development that occurs without rhyme or reason other than profit. It takes its shape in the form of national chain box stores, aesthetically inconsistent construction and absence of a “multiplier effect” for downtown businesses that have difficulty surviving without high, inherent traffic counts. Clean energy, the use of mass transportation, greenways, protection and utilization of rivers and waterways, pedestrian access, dense residential living and upscale retail and entertainment destinations are not part of urban sprawl.

The sad reality is that this is Naugatuck’s future without Renaissance Place. With urban sprawl comes the likely fact that Naugatuck is destined to be a welfare client of state and federal government for years to come. Think of what Washington and Hartford could save in the long run if their leaders were only willing to invest in Naugatuck now. All the smart growth conferences, symposiums, public hearings, experts, opinion-editorial pieces, studies and planning processes mean absolutely nothing if Washington and Hartford are not willing to financially invest in the kinds of projects that they have been promoting. It is nearly impossible to find another project in Connecticut that has all of the smart-growth attributes, inherent advantages and existing infrastructure ssociated with Renaissance Place.

The planning process is complete, the public input has been measured and the capable and qualified developer has already been secured. It is now time to create real smart growth in Naugatuck in the form of Renaissance Place. I respectfully request action by all those in positions to assist Naugatuck make Renaissance Place a reality.