One "no" for the Muinzer Plan

While I admit that Mark Muinzer has made life interesting here in Tippecanoe County over the past few months, I am opposed to the Muinzer project.

I support the APC professional staff's recommendation of denial.

I believe the comparisons made with Big Ten schools by staff in their 12/14/11 Memorandum are accurate and appropriate.

I believe staff's criticisms of Muinzer's data in their 12/15/11 Memorandum are valid.

I have no doubt the block will be developed by Mark, if not today and in this form, then tomorrow with an altered, better plan.

I have no doubt that if Marc quits the property, he will leave having made a profit.

I have no doubt the block will then be developed by someone else, if not tomorrow, then the day after tomorrow.

They too will profit. As will the city in any case.

I hope the block will be developed, but:

AFTER the pending land use plan for the neighborhood is completed. Only after the pending land use plan for the neighborhood is completed. Carl Griffin and I began work on the New Chauncey land use plan in 2009. (Jay McCann and I still work at representing you in a planning group weighted toward commercial interests.)

AFTER the Chauncey-Stadium Historic Preservation District and the Chauncey Square parking experiment, which are also still pending, are in place or completed.

AFTER the city FINALLY joins PRF in beginning a study of the scope and efficacy of the redevelopment entity described in the settlement with PRF made in exchange for the Wang Hall rezone.

Unlike Wang, no voter has offered any support for this project. None. Not one. Criticism begins with the parking issue; the gateway to all other neighborhood concerns. They find the title "Landmark" humorous; suggesting it be called instead "Just Another One of Those". This project is hardly unique in West Lafayette.

Their opposition turns to anger when they learn of the 818 Northwestern apartment project now in the planning stages on land recently sold by PRF. Anger at the developer, at what they see as the naivete their city council members for past compromises, anger at the city for its failure to confront redevelopment directly, anger at what they see as a betrayal by PRF.

I like the name "Landmark". Hopefully it will be a "Landmark" in our discussion of development along the Fowler/Northwestern corridor. Hopefully it will move the New Chauncey land use discussion forward.

But to approve this plan now would also represent a "landmark" failure in urban planning. A "landmark" failure by all of us in public service who seem to have lacked either the will or the skill to address near campus urban development co-operatively, while the residents who are Purdue’s neighbors wonder if there is anyone who still represents the interests of voters and home owners.

Finally, a personal note. I have been disappointed by the “cyber attacks” of “Landmark’s” backers on the character and integrity of the APC professional staff. Even those of us who have opposed past decisions made by the APC staff, have never once doubted their professionalism or their interest in our common good.

A copy of the APC report on the Landmark project appears above at right.

Why West Lafayette Soon Could be Paying for Water It Doesn't Even Use

- Charlie Tritschler & Marc Loudon Journal-Courier Op-Ed 12/12/11

Last week the Indiana Regulatory Utility Commission started hearings to decide whether Indiana American Water Co. gets its proposed 8.64 percent rate increase. By contrast, the state consumer advocacy group has called for a 4.1 percent decrease for the company that serves West Lafayette.

The catch is that the company and regulators implemented single tariff pricing (i.e., same price statewide) in 1997. The requirement now remains that the lower West Lafayette rates go up another 60 percent just to catch up to higher rates elsewhere. The Journal & Courier has reported expertly on the wide disparity of rates on the west and east side of the Wabash River and why.

What alarmed us and motivates writing is the perverse process of management and regulation in the water industry. While the regulators and the company settle on exact dollar rates, these experts still use both gallons (according to invoices) and hundred cubic feet (according to regulations). Comparisons are muddled. Transparency of data is hindered, but relevant points from the hearings can be extracted below.

Often the lower cost of municipal utilities, including those in Lafayette, is attributed to income tax exemption. The 35 percent corporate tax rate is often cited, but Indiana American now discloses that it has not paid income tax in the last three years - that's zero percent. Moreover, the company has tax loss carry forwards for years to come to avoid tax.

Therefore, it's not hard to believe that the company rejected the 100 percent depreciation tax reduction, part of the federal economic stimulus for 2010. Not paying the estimated income tax expense is ignored for rate making. Rather its income tax expense is reimbursed by you - by the water customers - in your rate paid to the company to cover future tax. One witness testified that "the fact that the company pays no tax in any given year is completely irrelevant to whether or not it incurs tax expense for ratemaking."

What residents and businesses have also paid for can be found way out at 4803 N. Ninth St. The Indiana American facility sits by the old Davis Ferry Bridge on the other side of the Wabash River. Back in West Lafayette, on Happy Hollow Road, there were seven water main breaks last year. Some resulted in considerable yard damage. The point is that the company is not maintaining their aging West Lafayette infrastructure.

In spite of neglected maintenance within the city, existing ratepayers are being asked to pay more for system expansion outside the city to serve future customers. Indiana American President Alan DeBoy conceded that "our current replacement rate of 0.7 percent (143 years) is beyond the expected useful life of water mains." So less than 1 percent of water mains are being replaced, which would date back to the founding of Purdue and of the water company.

The company's consultant Kerry Heid testifies that in 2009 the city "received an overall average increase of 25 percent. On a standalone basis because of the new water treatment plant being constructed in West Lafayette, the West Lafayette increase would have been approximately 147 percent." If this expert is correct, then the plant should not have been built at all. Purdue has wells already and so does any home or realty development out in the county not tapped into - or trapped into - company water mains. Failure to maintain our old mains and building new mains to nowhere means old customers pay for new customers, if they materialize.

Heid testified that the company provides water "whether the customer uses one CCF (hundred cubic feet) or 10,000 CCF. Approximately 96 percent of company costs are fixed; only 4 percent of company costs are variable, i.e. varies based upon customer usage." Of course, the water usage itself costs nothing, zero, except for treatment.

This leads to the latest tactic of Indiana American pricing. The customer must pay for not using water. The water rates must be increased to offset conservation. Indiana American Vice President Bruce Hauk testified "the more successful our conservation efforts will be, the less water we will sell, which will mean less gallons over which we can recover fixed costs."

DeBoy testified: "Reduced consumption is a driver of the rate increase. Our authorized revenues are slightly more than $199 million. With our current consumption levels, however, our pro forma revenues at present rates are approximately $194 million. Making up that difference represents more than 24 percent of our overall requested increase."

So the company asks for rate increases to offset volume declines due to conservation.

In any event, close to $10 million (include sales tax) will leave the town every year and is not spent in Tippecanoe County, except for some property tax. Indiana's secure and sustainable water resources cannot be exported, but the profits and company fees derived from our water can be drained away.

" Truthiness" and Trash Talk in WL

I know it's fashionable to be anti-intellectual, but WOW this is a great piece of rhetoric, composition, and creative writing from Dr. Richard Johnson . . .

Truthiness and trash talk in WL race

They say truth is the first casualty of war. The same could be said of elections.

A recent letter claimed that West Lafayette City Council District 4 candidate Diane Damico wrote the "pay as you throw" ordinance. Actually, a city council member authored the bill. That letter was short on some other facts, too.

The trash ordinance would have saved taxpayers money. The rates we pay were already scheduled to increase, so the city asked the Go Greener Commission, chaired by Damico, to study how to cut costs by reducing trash and increasing recycling. The commission partnered with Purdue's highly respected EPICS program to develop some money-saving alternatives.

EPICS recommended a two-tiered system that has worked well in other towns. The plan came down to whether you use a regular garbage can or a large garbage can. People who chose the regular can would save money, while people who chose the large can would pay more. Plus, large items would be taken for a fee.

Most West Lafayette citizens would have saved money, despite council member Vicki Burch's claims. Also, the city would have made more money on recycling. It was a win-win.

Unfortunately, the bill was vetoed for political reasons, and those higher trash costs were creatively hidden in the city's wastewater budget where you wouldn't notice them. So, Burch's opposition actually cost us money.

Unfortunately, the truth rarely seems to matter in politics. Some elected officials count on that. Damico has been a pillar of this community. Vote for progress.

Richard Johnson

West Lafayette

CHAUNC-PAC ENDORSES Polles/Dietrich/Thomas

FOR IMMEDIATE RELEASE:

New Chauncey Neighborhood Political Action Committee Endorses John Polles for West Lafayette Mayor, and Steven Dietrich and Gerald Thomas for At-Large City Council.


West Lafayette, IN – Tuesday, November 1, 2011 – Community Homeowners and University Neighbors Committee PAC (CHAUNC-PAC) endorses challenger John Polles for West Lafayette Mayor and incumbents Steven Dietrich and Gerald Thomas for at-large city councilors.

Mr. Polles advocates a strong proactive role for the city in planning for development in the New Chauncey neighborhood. He cites the Wang Hall project on Northwestern Avenue as an example of the current city leadership’s failure to make planned development work for both neighborhood and developer; we agree. Many residents are open to development in and around the neighborhood, but seek an administration which more forcefully preserves, protects and enhances the owner-occupied residential character of New Chauncey.

Though it only emerged at the eleventh hour, one of the promising features of the Wang Hall process was the professionally mediated dialogue that emerged between the developer, Purdue Research Foundation, and the New Chauncey Neighborhood Association. Notably, this dialogue was instigated by the partners themselves, and not by the mayor or the city.

CHAUNC-PAC seeks a long-range vision for development and the fortification of institutions and relationships that serve to build a stronger neighborhood, such as the New Chauncey Housing Incorporated and an historic preservation commission. Without denying select accomplishments of the Dennis administration, we strongly assert that its passive and reactive approach to neighborhoods will neither stop nor reverse the trend away from owner occupancy in New Chauncey.


Mr. Dietrich and Mr. Thomas have records in favor of neighborhoods. Both candidates are in support of retaining strict parking ratios for new developments in and around New Chauncey. Additionally, Mr. Thomas views the recently approved Wang Hall project in the same way as CHAUNC-PAC: as a missed opportunity to plan comprehensively, strengthen relationships, and secure strong commitments from those who wish to profit from growth in our neighborhood.


CHAUNC-PAC solicited written responses from two candidates in the mayoral race and three candidates in the at-large city council race. It received responses from candidates Dennis, Polles, Thomas, and Dietrich. The endorsement committee considered both the responses and the public record in its deliberations.
Contact:
Tom Mustillo, CHAUNC-PAC Chair
chaunc.pac.wl.in@gmail.com

100 W. Stadium/101 E. Stadium

Four years I took a photo of 810 Grant (the Bowden property; then in court) with its Republican signs and then 101 E. Stadium with its Democratic signs. This year I didn't want to walk as far, so I photographed 100 W. Stadium (Karlaftis; Assessor Record) and then the Suitor/Feld home again.

Why do you think the landlord's always support John Dennis?

Which house gives you hope?

Vote for Polles

I have two reasons for asking you to support John Polles in this November's West Lafayette mayoral election.

Budget Transparency

In 2010 I blogged about the city budget ("Budget Kabuki" - 10/6/10) and subsequently voted against it. I could have just repeated that piece. Again this year, I voted against the city spending plan.

Briefly, the city administration is claiming credit for opening two "lock-boxes" (funds in the Waste Water Utility and TIF monies administered by the Redevelopment Commission) to meet what have long been general fund expenses.

The great irony of course is that city Republicans complained long and loud both about the establishment of the Tax Increment Financing districts and the increases in the waste water rates that have provided both a world class waste water facility and funds, as the system approaches its limits, for further expansion.

Now both are identified as wonderful revenue streams for near term expenses.

The true fiscal conservative in this election is Democrat John Polles.

Strong Leadership

New Chauncey needs new friends. As I wrote regarding the proposed Muinzer project (9/28/11 - "Muinzer Project Prelude"), we look with envy across the river at the leadership provided by Mayor Roswarski in the Centennial neighborhood. Why this "sluggishness" (my thanks to J&C reporter Amanda Hamon for the perfect word) in regards to New Chauncey?

Inexperience? Disinterest? Lack of skill? Timidity? The discomfort of the usual commercial interests? THERE ARE OVER 200 MILLION DOLLARS (Muinzer presentation) WORTH OF PROJECTS COMPLETED OR UNDERWAY AT THE EDGE OF NEW CHAUNCEY! We should not need Carl Griffin to suggest creating a neighborhood land use plan. Ann Hunt ought not to be the one to ask the police chief for a parking study in the Evergreen St. neighborhood.

At this moment when Purdue, through the Research Foundation, has expressed new interest in a University-Neighborhood-City Alliance, there should be some energy present. THIS IS A BIG DEAL. Sign the Memorandum of Understanding. Cut a check for $25,000 to begin to study how best to establish such a district. If we are proud of our "new (financial) normal", use waste water funds (they are moving a sewer line). Use redevelopment money.

We have a great community. But we can be even better. Vote for John Polles.

Muinzer Project Prelude

New Chauncey needs to make new friends.

A dozen years ago the city, under Sonya Margerum, had a plan for New Chauncey.

Downzone. Then downzone again. With NUZO (New Unified Zoning Ordinance 1997), the number of R-1/R-1U properties was expanded with the addition of Lutz St. Then create a new zone. In 2002, the 600-home New Chauncey Neighborhood become a National Register (Department of the Interior) Historic District .

Use CDBG (Community Development Block Grant) funds to create (1998/99) New Chauncey Housing Inc. Federal dollars would be used to support home rehabilitation for low and moderate income persons.

Encourage higher-end redevelopment. Beginning in 2001 Deann Baker created and managed the private New Chauncey Foundation ($500,000) to mitigate the loss of single family homes in West Lafayette.

Increase enforcement of housing codes. The city won two landmark prosecutions of its over-occupancy ordinance; in 1998 (Benjamin) and in 2008 (Weida).

Deny rental certificates to scoff-law landlords. The "Good Neighbor Ordinance" was proposed during the last days of the Mills administration (2007).

Times have changed.

Down zoning did not work. Realtors "red lined" us. "Kiddie Condos" surprised us. Landlords became rental corporations. Historic preservation has received luke-warm support from this Republican administration.

New Chauncey Housing will see its Federal funding dwindle. The city's management of its CDBG funds has become the subject of council debate. NCHI's political adventures have proven inopportune.

"Mailcode" (the Baker business) is gone and so The New Chauncey Foundation is gone. It has become another rental corporation.

While the city housing ordinance has been strengthened by council action, enforcement has lagged. The focus of the well received Neighborhood Resource Team is on the cosmetic.

We look with envy across the river where Mayor Roswarski has demonstrated strong leadership in support of the Centennial Neighborhood. Here Ann Hunt, Carl Griffin and I have labored to negotiate with the Purdue Research Foundation and private developers on behalf of the neighborhood. The Land Use Plan currently underway is also the result of work we began in 2009.

In a better world we would not need to trade six story buildings for redevelopment entities or cash. But we need new partners. New stakeholders.

New Chauncey needs new friends.