
Mr. Foxman:
I have been reading the news articles about your company of venture capitals (I mean, investors) that are purchasing a large tract of logging land in Tupper Lake to reinvent into a recreational hideaway for the rich. You are a resourceful group with a good idea, but you are taking the idea to the wrong area of NY.
In case you have not noticed, the history of the Adirondacks and state politics will both combine into failure for your plans. There is just too much opposition. Do you know your plans are akin to what Walt Disney did to Orlando? Except Orlando was not the vacation homeland for generations of Rockefellers and other wealthy New Yorkers. Disneyworld would have never been started in the Adirondacks and you won't get there either.
Alternatively, I am welcoming you to the Broome County, NY area. We have many of the same qualities of the Adirondack mountains but we can go one step further -- we are a 3 hour drive from NYC and New Jersey and we are connected by the US interstate system (I-88, I-81, and soon to be name, I-86). That spells "WEEKEND RETREAT".
The actual city of Binghamton may not be attactive to your investors because of its urban character. It is improving but it is not what your clientele of people are looking for. The people you want to attract are more interested in skilled hunting, boating, restaurants, night clubs, hiking, snow shoeing, skiiing, bicycling, wine tasting..... Broome County and surrounding areas have large tracts of lands (former farms rather than logging tracts) that can be purchased. True, you probably can't buy 6,000 acres in one piece -- but really, maybe you don't need the size of Rhode Island to get started with your project? Here in Broome County, there are plenty of rural areas with farms to buy. And some of the land is beautiful.
We do not have the large lakes that the Adirondacks have. That could be a problem if people are looking for water experience. Tupper Lake is not very large, however so the water is not the biggest attraction. I noticed that your plans include building a pool and a rec center. You must realize that people from the metro area like swimming pools rather than swimming in lakes that are tinted brown or are not clear to the bottom. If you are going to build pools and a fitness center, you can do that here in Broome County, too. One of the most desirable places in the country is Boulder, Colorado -- a city with little water and no lakes or rivers to swim in. Its fitness centers are primo and are augmented by a wonderful trail system for hikers and bicycles.
I would say that Broome County can be the next Boulder of the East Coast. It has the highway system to get here. It has restaurants. It has a University. It has music (Binghamton Symphony, the Night Eagle, the Tri Cities Opera, lots of bars with good music). We have woods and fields, and farmland. It is beautiful here and there are miles of country roads to drive on. There are deer and some bear. We have eagles and perigrine falcons.
And most importantly, we have alot of people here that would want you to come. We could use a ski area if you wanted to build one -- but I doubt people would make you promise to keep it open for 50 years. We would hope it would be profitable to do so.
In Broome County, we do not get alot of attention from the NYS DEC and we do not have an APA. None of our land is in the plan called the Open Space Plan for New York State. The government of NY has largely ignored us and has not included our area in their preservation plans. Despite that, we have some beautiful land, much of it private.
Someone in Tupper Lake said that poverty is not beautiful. I agree with that sentiment. Our towns can use beautificaton and more than just cosmetics. Broome County is officially part of the Appalachian (Appalachian Counties of New York: Allegany, Broome, Cattaraugus, Chautauqua, Chemung, Chenango, Cortland, Delaware, Otsego, Schoharie, Schuyler, Steuben, Tioga, and Tompkins) I do not really understand why Tupper Lake wants to claim to be the poorest area of the state. For years, the people of the Adirondacks have wanted to claim this title. Possibly, an official designation of poverty means more funding or locating state facilities such as prisons.
Broome County has had many economic setbacks for the last 25 years. We did not lose a ski area as Tupper Lake did as we never had one here. (There was a small ski area that served the Town of Binghamton that has been closed for 25 years). Our economic setbacks were due to changes when manufacturing plants closed, shrunk or relocated. Many people left and others stayed on. For those that stayed on, the next generation left for better jobs.
Broome County has lost population. Besides manufacturing, the changes have come to the farms in the last 25 years. There are very few farms that are self supporting in Broome County. There is lots of farmland and woods. There is a movement back to farming again and some people are moving here and trying to make a go of dairy farming and organic farming. It is tough to do this and most need another non-farming income to keep their efforts going.
The land is cheap here as compared to the rest of the East Coast. Houses are inexpensive. We are one of the affordable housing areas in the US.
As in the rest of NY, property taxes are outrageous. They are probably not too different that what you are getting in Tupper Lake.
I am sorry about that last statement. Your development will not be paying any property taxes in Tupper Lake because of the deal you are making with Franklin County and the Town of Tupper Lake. That might be an important difference in the Adirondacks, as I am not sure Broome County would just let you come here without paying any taxes at all. I am not sure of that - but nothing is impossible. Just recently, the City of Binghamton acquired the Regency Hotel as the company (Sarbro) did not pay back their federal loans. It turned out the City of Binghamton had backed that loan. If the company defaulted, then the City of Binghamton has to pay back. Now, the city owns the Regency Hotel. (Maybe you would like to purchase that hotel? It is for sale. It has a nice pool, too)
I hope you will come to visit this area. Even if you would not pursue all the opportunities here, I would be happy to show you around. And if you don't come, I will continue to enjoy the swimming pools, rural roads, local wineries, farms and produce, local arts and crafts and just the general upstate feeling that we have here.
And that is the difference between us and Tupper Lake. If things did not work out for a development here, I would not be blaming you, the environmentalists, the towns people or anyone. I would just wait and enjoy what I can from this great area. I would not hate my neighbors or blame some government agency.
So, if things don't work out for you in Tupper Lake, you might want to take a look at the Appalachian Counties in NY.
And one last thing I should mention. I love Tupper Lake and visit there as much as possible in the summer. But if I lived there year round, I would say the same thing to you. I would invite you to come visit and show you around. I would not be begging you to come and develop the land. If you wanted to do that, I would consider very carefully your offer. I would not be pleading and I would not be getting you to sign agreements to keep ski areas open. (Of course, those agreements will be void once your company does not exist). I am not sure how smart it would be for any county or town to promise tax exemptions for your development when they are responsible for roads and infrastucture after construction is complete. We might not have an APA here, but people do not want to be taken for a ride. I hope we can play the game smarter, but I am not certain of that.
I wishing to hear from you *if* you are still interested.
And if you get permission to develop the 6000+ acres of Tupper Lake, please keep in mind that not all the the visitors to the town are rich or even want to be.
And although I think it unlikely, I hope you keep your roads ungated. (Gates seem to be an adirondack tradition brought by the whitneys, litchfields, rockefellers...) Please break with this Adirondack tradition.
If you want gates, stay in the metro area, PLEASE! We don't need them in Central NY either.