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Tax Revenue Questioned for J.J. Sullivan Site

Is it $38,000 or $8,000? According to the town attorney, no matter what amount the town stands to gain annually in tax dollars, it won’t have any impact on whether J.J. Sullivan Fuel Oil Co.’s 40 Ciro Road site plan is approved by town land use agencies.

However, the question of just how much the facility could add to the Grand List is expected to be sussed out.

At the March 10 Town Council meeting, Town Attorney John Gesmonde noted the Planning and Zoning Commission’s (PZC) decision-making process, and that of the Inlands Wetlands Agency (IWA), are “...not based on the tax dollars that are generated. It’s based on the application (and) zoning regulations...that alone.” While items such as economic gains benefitting the town may be “taken into consideration” Gesmonde explained, “it doesn’t advance the inquiry.”

On March 10, one opponent of the proposed 40 Ciro Road facility, citizen Chris Kranick, offered to share findings he said he completed with the assistance of the Town Assessor, showing estimated annual tax revenue of $7,993 for the new facility. The property’s estimated total parcel value (land, outbuildings) of $432,800 was given a 70% parcel assessment of $303,000.

Kranick said the number was very different than the $38,000 estimate supplied by the Economic Development Commission (in 2014). As the town's planning agency, the PZC incorporates the town's Plan of Conservation and Development (POCD) into its deliberations. On Aug. 17, 2014, the PZC voted unanimously (4-0) to accept two text amendments to zoning regulations allowing bulk propane storage on parcels of land south of Route 80 and east of Ciro Road (bounded by similarly-zoned properties). Under “Reasons Stated in Favor” on the meeting minutes, PZC member Charles Gunn included Economic Development as a factor and PZC member Ronald Sienna said his reasons included Gunn’s; while PZC alternate member Charles Hultgren gave reasons including, according to the minutes, that North Branford will gain from the tax dollars. 

J.J. Sullivan Co.’s application to build a 60,000 gallon bulk propane storage/retail facility at 40 Ciro Road has been a contentious issue since last fall. As reported in The Sound, the application’s watercourses site plan has now been sent to the state DEEP for review at the request of J.J. Sullivan Co. (see the story at http://bit.ly/187VZSg).

Kranick is also the applicant seeking, with assistance from Environmental Attorney Keith Ainsworth (New Haven), approval for an application to amend zoning regulations to place more restrictions on bulk propane fuel facilities. A public hearing on the matter has been continued to March 19 (7 p.m. at North Branford Intermediate School).

Following input from Kranick during "Citizens Comments" at the end of the meeting on March 10, Town Council member Al Rose said he wanted to make one comment, prefacing his comment with the reminder, "...and it's not a debate." 

“I’m hearing from one side this piece of property, an empty building lot, is almost $5,000. So our tax assessor is saying that you’re going to build this thing and it’s only $3,000,” said Rose. “I’m going to instruct the Town Manager to have the Tax Assessor at next Tuesday’s meeting; and he’s going to tell us how he got there. Because I would like him to use those same numbers and come down on all my property. Because they get the amount of pavement you have; they get your fences, they’ll get the tanks, they’ll get the buildings -- they all have a value; and it’s going to be a lot more than $3,000.”

During Rose’s comments, Kranick attempted to give the council member a document explaining the $7,993 figure. At that point, Mayor Anthony Candelora noted Kranick was out of order and could be asked to leave the meeting. When another audience member responded by saying, “...oh, go ask yourself to leave,” Candelora told that audience member to leave the meeting, adding the police would be called. The moment passed and the meeting adjourned peacefully.

But the exchange was notable as the Town Council is working to reign in behavior at public meetings by adopting a Public Meeting Conduct Code (in draft form as of March 10). Earlier during the March 10 Town Council meeting, Candelora made note of a memo in the council’s packet showing the town has spent $6,162.18 in police overtime, to date, at public meetings. Police presence has been requested at meetings of the Town Council, PZC and IWA where crowds have turned out in opposition to bulk propane storage.

The next meeting of the Town Council is scheduled for Tues. March 17, 7 p.m. in Town Council Chambers at Town Hall.