Making it work as best we can

We can think of plenty of things we’d rather do with $700 million than move the Racino operations from the Monticello Raceway to a spanking-new resort complex at the site of the old Concord. True, $350 million of it is not ours; but it sounds like developer Cappelli is hoping that up to half of it might be, in the form of New York State tax breaks and subsidies. Unfortunately, that doesn’t mean we’ll have much say over the way it’s used. If the state decides to go along, it’s not likely that we can stop the development at this point—if indeed this plan is the goods, and not, like some past plans of Cappelli’s, a damp squib.

But we certainly can’t count on that: the developer has brought elaborate complexes to fruition elsewhere, notably in Renaissance Square in White Plains, NY. Accordingly, it might be a good idea to start thinking about ways to minimize the damage and maximize the good if “Entertainment City,” as Cappelli refers to the project, becomes reality.

The siting of the resort on the existing grounds of the old Concord means that at least the venue would not violate virgin open space. Up-to-date environmental impact studies as to the effects of any development on the watershed and other resources must be insisted upon, but the site hosted a large number of visitors for several decades and it is unlikely adverse reports will throw a spanner in the works. In addition, the fact that the location is almost directly off the exit from Route 17 means that the impact of additional traffic on county roads, and any associated monetary or environmental expenses, would be limited.

But not doing too much harm isn’t good enough. It is essential that a major project like this, both in terms of construction and in terms of operations, fit in a positive way into the overall green direction of the county.

Green is becoming ever more obviously the primary technological, and therefore economic, theme of the new century, and Sullivan County is in the process of positioning itself at the forefront of the movement. To keep that momentum going, it is imperative that a project of this size exemplify green principles and the buildings be built to LEED specifications.

A representative of the developers told us that it is their intent to make extensive use of green technologies throughout the project, which is cause for encouragement. But she was unable to be more specific. We found articles lauding Cappelli for using low-sulfur diesel in his construction vehicles in White Plains, but were unable to find other mention of his use of green design or techniques. That doesn’t mean he hasn’t done so, but it does mean it would be a good idea for county officials to find out exactly how the project is intended to be green, and how they can encourage it to be more so. If Entertainment City were to become a pioneer in green building, much as the Center for Discovery already is, that in itself could attract visitors while demonstrating that here we know not only how to talk the talk, but to walk the walk.

In addition, it is important that the complex not be a hermetically sealed mini-economy. If visitors were to spend all their dollars at the resort, there would still be some benefits to the county as a whole, and especially to the Town of Thompson, in terms of tax revenues. But the impact on other local businesses would be minimal—except in the Village of Monticello, where it would be negative. The village could suffer not only from the loss of Monticello Raceway tax revenues, but from competition from the shops at the complex.

We would hope to see Empire Resorts and the Cappelli organization working with organizations such as the Sullivan County Visitors Association, the Partnership for Economic Development, the Empire Zone, the county planning division and the county and town chambers of commerce to exploit the opportunity provided by an anchor site to enhance the whole of Sullivan County. Together, they could build a tourism infrastructure that supports heritage tourism, agri-tourism and the county’s cultural amenities. Strategizing such a diversity of large and small venues would ensure a more stable future than creating an isolated island that has to make it or break it on its own.

Empire Resorts doesn’t need Dirk Kempthorne to sign off on Entertainment City as it did on the Indian gambling casinos, and we may well see ground broken on the project later this year. We must work to ensure that it conforms to our vision for the county as a whole, and supports rather than detracts from the green and sustainable industries that hold the brightest promise for our future.

Also in this issue:

• FFMP: point of view from a downstream neighbor

Dr. Punnybone

Giving up the Ghost