Draft Save the Entrance Fund FAQ's

While agnostic about the effort to purchase the gateway property from Simpson Development, I lent a hand to the group in their fundraising efforts. Here is an initial draft of FAQ's. The Save the Entrance Fund group felt went a bit too far and the final version sent to prospective donors was substantially edited:

Frequently Asked Questions - Save the Entrance Fund

“Who are you and why do you want my money?”

We're your neighbors, dismayed by the prospect of a very large five-townhouse complex dominating the entrance to town for our lifetimes and beyond. Simpson Development Corp. (“SDC”) has offered us one last chance to conserve this parcel, but the selling price is $580,000and the deadline is March 1st. If we are able to purchase this property, the open field will be preserved; the woods behind and below it maintained for public trails. If we fail, future residents will wonder how we ever allowed this to happen.

“$580,000 is an outrageous price for an empty field! Are you crazy?”

We're not just buying an empty field. SDC bought the empty field at about half this price a few years ago. We're buying the field and SDC's right to build a 120' x 50' x 35' structure comprised of five three-story townhouses on that field; a structure which will dominate the entrance to town for our lifetimes and some time beyond. Is it worth the price?

Try this: Next time you drive into town, consider the Burton House building at the corner of Elm and Main – the building that houses the wine store, Allechante, Northern Lights Wool, etc. The entire Burton House structure is roughly the same dimensions as the planned SDC townhouses. Now imagine a structure that size plunked down on this empty field, looming over us all as we come and go from town. Will $580,000 seem like an outrageous price once these townhouses are built?

“Why didn't the Town buy this for half the price when they had a chance?”

Hindsight's 20/20. No one clamoured to buy this property because no one imagined such a large project would ever be built there. We should not assume the open land we now enjoy will remain open. We need to act while we can to conserve these open spaces or accept the additional cost in hesitating.

“How did the Town ever allow this to happen?”

The Town didn't allow this to happen. In fact, short of raising taxes to buy the property, it's hard to imagine what more the Town could have done to prevent this. Nearly a decade ago, our Conservation Commission identified this parcel, and several other open spaces in town, as scenic resources worth regulating so their scenic attributes weren't lost forever. Our Planning Commission agreed and incorporated measures to protect these parcels into our subdivision regulations. Our Selectboard reviewed these changes in a series of public meetings and adopted them in 2001.

When SDC submitted their application, our Development Review Board conducted a number of public hearings to review the project. The DRB issued a unanimous 13-page decision specifying how SDC's plans run afoul of our subdivision regulations. SDC appealed that ruling to the state Environmental Court and our Selectboard spent more than $17,000 defending the DRB decision on appeal. A single judge -- without reviewing the DRB's written decision -- ruled in favor of SDC.

Similarly, when the SDC proposal was submitted for Act 250 review, our Planning Commission, Conservation Commission, and Selectboard all urged the District Commission to follow the DRB decision and deny the permit. The Act 250 District Commission ruled that they were bound to follow the Environmental Court's earlier decision and granted the permit.

So here we are -- nearly out of options -- simply trying to effect a policy supported by every town body with authority to regulate or review this project. The Valley News, and other self-appointed arbiters of common sense, think this is simply a matter of personal taste. They're wrong. This community, through the authority bestowed upon it by the laws of this state, and subject to open public review throughout , has tried its level best to regulate development on this parcel for the common benefit of all present and future residents. Those who take issue with that goal take issue with the result of a public and democratic process. Our fundraising effort, despite the catcalls, is nothing less.

“Wouldn't this money be better spent on affordable housing?”

This is a bizarre criticism. First of all, at the time our fundraising effort began, the Agway property was under contract for purchase as an affordable housing development. Our fundraising was never to the exclusion of fundraising for affordable housing or any other worthy cause. The town has an affordable housing committee which is considering a campaign to raise funds for just that purpose. The fact the Agway property fell through doesn't appoint us to replace the affordable housing committee or run their fundraising effort. Public spirit, community, and charitable giving aren't zero-sum efforts. Does every dollar Jim Kenyon spent on his SUV or gave to his alma mater mean a dollar less given to local charities?

The enemy of charity is not competition among worthy causes, but rather the cynicism that characterizes good intentions as sanctimony. We have no doubt many contributors to our effort will also contribute to an affordable housing committee effort and other worthy causes in the area.

“I won't give a penny to Simpson Development! It's like giving in to blackmail!”

Did the previous owner of your house blackmail you into buying by putting it on the market where it might be sold to someone else? Whatever one may think of SDC's townhouse scheme, they're in the business of developing property and selling that property for a profit. Don't begrudge SDC for seeing an opportunity no one else saw. They've risked hundreds of thousands of dollars to purchase, permit, and litigate their right to develop “an empty field.” It would be wonderful if SDC decided to give the parcel to the town for free, but that's not going to happen. Take a moment and ask yourself whether, driving past these townhouses a year from now, you'll still think this was ultimately a matter of whether you liked SDC.

“Do you really think you'll raise the full amount by the March 1st deadline?”

We simply don't know. When SDC approached us last fall, we had no bargaining power. We'll have more with every dollar we raise. So far, we've received strong support from a wide range of townspeople despite some very negative press. It's the final stretch and our success depends on your participation.

“What happens to my contribution if we don't raise enough to buy the parcel?”

All donations are made to a designated fund held by our Conservation Commission. If we fall short, we'll offer donors the option to shift their donations to the Conservation Commission's general conservation fund. Otherwise, their donations will be refunded.

“Is my donation tax-deductible?”

Yes, all donations made to the Fund are fully deductible.