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Change Cometh
By Matt Bahre, Canton
Much has already been said and written about the Konover proposal for development of the corner of Route 44 and Lawton Road in Canton. I don't pretend to know all the answers in regard to this issue. Nor do I think that there is any one position on the subject that is absolutely right or wrong. I also think it's very normal for residents of a small town to have various opinions on an issue such as this. We should remember that disagreeing about this doesn't make one or another a bad person.
I've only lived in Canton for 45 years. My family has only been in this town for six generations. I broker real estate for a living, as my father has done for 40 years before me. As a child, I have fond memories of flying kites, chasing monarch butterflies and picking corn in the fields that are now known as the Canton Village Shopping Center. What was a two-lane highway (Route 44) is now four lanes. Times have changed and Canton has changed. As much as I lament the loss of those open fields of my childhood, some of that change has been good for Canton. Some of it makes me cringe as I drive by it. One thing is for sure … Change is inevitable!
I have read all the letters published on this issue as well as all of the material being distributed by those for and against this project. While I can appreciate the passions expressed in those letters and flyers, I'm somewhat troubled by the absolute positions that have been taken on both sides. Some of those who oppose this project are fond of saying that they will support only "responsible development." Is it me, or is anyone else bothered by the fact that any one group of people think that they, and only they know what "responsible development" is? It seems a bit pretentious by any standard. On the other side of the coin, those who support development of the Lane property are not inclined to talk about the negative impact of such a large development. The truth about this, and for that matter any development, lies somewhere upon the middle ground of this battle of words.
I do support this project, and I am frustrated by the avalanche of inaccurate information that is flowing around town and in many cases scaring uninformed residents. I'd like to present some accurate "low spin" information for your consideration:
• Statement: Granting an exception (zone change) to extend the commercial area farther back than 300 feet on the Lane property will set a new and detrimental precedent!
Konover is asking for an exception to the 300-foot commercial zone. It is a fact that there are many properties along Route 44 that have already been granted the same exception to this 300-foot regulation. These exceptions have been granted for various reasons, but one comes to mind most often. When you consider that the 300-foot commercial district starts at the state highway's taking line, in conjunction with Canton's existing frontage set back regulation (75') and rear buffer regulation (50'), there is little commercial area actually left to develop. Factor in required green areas, parking requirements and various other regulations that use up space. What you end up with is a limited building space that shapes the footprint of a building. That footprint, unfortunately, is more times than not a less than desirable strip mall. I for one do not want another strip mall 75 to 100 feet off Route 44 on this site. Another small strip mall will add very little to this community.
• Statement: Nearby residential property will be negatively affected!
I have read and heard over and over that nearby residential values will fall due to this development. I'm sure that cases can be found somewhere in America that can support this claim. However, less than a mile away, there is more than one residential development that directly borders commercial development on Route 44. This residential area has seen its home values actually rise 50% or better over the last five years. With proper buffering between the development and residential areas, I see no reason why there should be any decrease in residential property values. In fact, Konover is proposing a 100-foot buffer area for the rear of this project. This is the only area that will directly abut any residential property. The owners of Applegate Farm have said they are satisfied with the Konover plan to buffer this development from their property. Konover's proposed 100-foot buffer is also twice the buffer area required by regulation.
• Statement: A Target store will put small local businesses out of business, and have a negative impact on Route 44 properties!
Not being familiar with what Target actually markets in their stores, I decided the best way to find out was to actually visit Target's nearest location. having completed this visit, I can say with some confidence that it is highly unlikely that a Target store will lead to the demise of even one local business. Small businesses have come and gone in Canton as long as there has been a Canton. The businesses that know what they're doing are still here and thriving. The ones that didn't have their act together are gone.
On a personal note, I for one welcome this newfound "loyalty to your local small businesses" sentiment. I intend on expanding Henry J. Bahre Real Estate's office hours and hiring more sales people. We'll need them now that so many Canton homeowners will be patronizing Canton's hometown real estate business as opposed to going to those huge corporate chain brokerages based out of town.
As for the concern over how this project will affect existing Route 44 properties, this development will have one and only one effect on all the properties on Route 44. The proposed development of the Lane as well as adjacent properties will only enhance property values along Route 44. Development will also lead to more interest in commercial space on Route 44. More interest in Route 44 property will mean that property values will increase, assessments will increase, properties will be renovated (some can sorely use it) and, best of all, property owners will see an increase in their rental rates. The fact is that Canton lags far behind like communities in commercial rental rates. All of these things I have mentioned can only be characterized as positive things for Canton and Canton property owners!
• Statement: A "big box" store on the Lane property will create a traffic nightmare!
Like many Canton residents, I too have concerns over the traffic situation on Route 44. As it is right now, I need not tell you what it's like driving through this intersection during rush hour. Left as is, traffic will only get worse as new residential developments begin to be populated. The fact is that this section of the road will have to be redesigned (DOT has been addressing this) regardless of the size of the building placed on the Lane property. It makes sense to me to redesign the highway "one time" in conjunction with development of both corners of the highway. With proper long-term planning, the traffic should not be any worse than it is now, and there's every chance the situation will be improved.
• Statement: The historic home of the father/ founder of Canton will be destroyed!
There's a wonderful sentiment to save the very picturesque Lane home, but the very recent fervor to anoint this homestead as a pre-eminent Canton landmark does seem a bit convenient. Regardless of the home's actual historic value, if given the choice between saving the Lane home or razing it, who could argue with saving it? Konover has listened to Canton and, if the exception to the 300-foot regulation is accepted, Konover will be able to place their building farther back on the property. This means—and Konover has already pledged as much—that the Lane home will be preserved on the spot where it now stands.
In contrast, by limiting any developer to working only within the confines of the 300-foot area, it almost guarantees that the Lane home will be removed/ demolished due to the need to utilize that limited front space.
• Statement: The proposed building will be vacant in a few years, leaving Canton with a huge empty building.
While no one can absolutely predict the future, it seems improbable that Target would invest so much time and money in a site and then just walk away from it in such a short period of time. I have heard and don't dispute the numbers thrown around about Wal-Mart doing just that, but Target is a different company and their factual statistics show that once they commit to a town and a site, their stores are there for the long haul. In fact, Target has opened 74 stores in the Northeast, and not one store has been shut down and not one store has been relocated.
These are but a few of the issues in regard to this development that I have heard discussed or have read about in various newspapers. I've also heard many of my fellow Canton residents say that the amount of tax dollars generated by this development is not worth the loss of the site as it is now. I've heard this same type of statement for longer than most of the people uttering it have been residents of this town. That's why, in the year 2001, over 80% of the funds needed to run this town come directly from residential property taxes. And make no mistake about this fact. Canton is rapidly becoming a town where the average wage earner cannot afford to live. Another fact is that Canton's school system is losing ground in virtually every category, in comparison to like-sized neighboring towns and school systems.
There are those who attempt to spin these things with rose-colored glasses. The problem is that when that property tax bill arrives, you can't spin that away. When the school system needs millions to pay for expansions, upgrades and those pesky yearly negotiated increases, you can't spin those things away.
Canton has over 200 new residential building lots approved at this very moment. Two developments accounting for over 120 of these lots are under way as I write this, and new families will soon become Canton residents. Statistics say that each home produces 2.3 children. If Canton's new developments should only add one new child per household to the school system, that means over 200 new students in our school system in a very short time. You do the math for per-pupil cost.
Make no mistake about this one fact. The site that is at issue is a prime commercial piece of land and will be developed. Rejecting Konover’s proposal will not mean the fields that can be seen from Route 44 will be saved. Regardless of whether or not the exception to the 300-foot rule is granted, this site will soon change.
Under the current proposal and in conjunction with granting this exception, Canton is in a position to be able to control far more aspects of this development than if the exception is not granted. If limited to the existing 300-foot commercial zone, any developer can place upon this site virtually any type of business that is allowed per regulations in the Route 44 commercial district. The only control Canton will have at that point is limited say as to architectural design, parking, height, etc. And, I again caution those who think that rejecting Konover's proposal will save the Lane home. Konover has in fact pledged to save this homestead. By limiting development on this parcel to the first 300 feet off Route 44, Canton will have almost guaranteed the loss of the very structure many think they would protect.
My fellow residents, we have here an opportunity to bring to our town a world class retailer! We have an opportunity to do so on our terms. It is my opinion that this development will be the stimulus for the revival of Canton's Route 44, not the destruction of it. No doubt, Konover intends to make money developing this project. Target intends to make money merchandising their products. That's what they do!
For once, why not welcome these money people to our town? Why not work with them to maximize the ways in which Canton can benefit from their presence? By saying no, Canton will only temporarily put off inevitable change.
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