If you'd like to provide your input, here's the relevant information for the public hearing scheduled for 8/22/23 at 9am.
Thursday, August 17, 2023
Wednesday, August 16, 2023
Potential Security Risks Associated with Distribution Facilities
If you Google the phrase 'Security for Warehouse and Distribution Centers,’ you’ll get a quick education on topics you probably didn’t want to know about. A new subset of the security industry has evolved specifically to address warehouse and cargo theft. The danger isn’t just internal theft from employees, but also sophisticated criminal groups that can use cyber-crime based tactics to target specific cargos, pretend to be a legitimate trucking company, and make off with a cargo without anyone being the wiser. The FBI estimates cargo theft to cost trucking companies and retailers at least $15-$30 billion a year in losses.
According to OPS Security Group:
- Internal warehouse theft costs US companies nearly $16 billion per year in losses
- Warehouses and distribution centers have a labor turnover rate of nearly 14%
A March 25, 2023 CNBC article reported that food and beverage products are the top target for freight theft in 2023. While household goods and electronics had previously held the top spot in 2020 and 2021 thanks to the pandemic, the impact of inflation on food costs has altered cargo thieves’ focus back to the most basic of human needs.
To combat these threats, security companies recommend layered perimeter security (strong perimeter fencing, video surveillance, lot lighting, and alarm systems) in addition to strong internal employee controls such as keyless access, name badges for employees, a trash removal process, separating critical job functions and an inventory management system with random inventory checks. Interestingly, these exterior security recommendations are the opposite of a site use that blends quietly into the surrounding environment and doesn’t disturb surrounding residential areas.
If Middlebury wants to consider changing its zoning regulations to allow distribution facilities, there should be a fully transparent discussion on the security risks associated with this new use BEFORE any change is made. And given the potential danger to surrounding residential areas, how could this discussion be effective or even legitimate if the kinds of goods being distributed aren’t known? The top three most attractive items to thieves - foods/beverages, electronics, and household goods - are also the three most likely uses, so why wouldn’t we want to know the kind of target we are painting on our town if we allow this kind of development?
This entire discussion points back to the need for careful planning ahead of time: what exactly is the projected impact to our police department and town budget for security if we allow distribution facilities in Middlebury? As one security company put it, “If your warehouse, distribution center or truck lot hasn’t been hit yet, it’s only a matter of time. Are you ready?”
Cargo theft, led by food and beverage, is surging across the U.S.
Friday, August 4, 2023
Moratorium Public Hearing - Thank you, Middlebury!!!
Thank you to all of you who wrote letters, joined us in person and on Zoom, and who spoke out in support of the moratorium at last night’s public hearing. The public hearing has been continued to September 7th at 7 PM.
September 7th now has two important public hearings scheduled, please join us again:
- September 7th, 7 PM: Public hearing on the MSTA’s moratorium application…continued
- September 7th, 7 PM: Public hearing on the text amendment to raise the allowed height
Thursday, July 27, 2023
Check your mail!
Check your mail, spread the word, and join us at the upcoming public hearings!
Oh, and some signs have been disappearing, so make sure that yours is 10 feet from the road on your private property.
If you are new to the MSTA, Welcome! Here is what you need to know aside from the articles, below.
Frequently Asked Questions Link:
Middlebury Small Town Alliance: FAQ
Stay informed and Support the Alliance!
We oppose the proposed Zoning Regulations text amendments to allow Distribution Facilities as a permitted use in the LI-200 zone.
We oppose the destruction of wetlands for heavy industrial use.
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Tuesday, July 18, 2023
Alert: Upcoming Public Hearing
There will be a public hearing for Application #23-26Z on Thursday, August 3 at 7pm at Shepardson Community Center (1172 Whittemore Rd, Middlebury) during the regular Planning & Zoning meeting.
The Middlebury Small Town Alliance (MSTA) filed this application to amend the Middlebury Zoning Regulations to include a proposed 1-year moratorium of 1) any distribution facility regardless of size or 2) any warehouse use comprising a gross floor area in excess of 100,000 square feet.
A moratorium is a temporary halt or pause to development in order for a Planning and Zoning Commission to fairly assess and revise its regulations concerning a particular kind of development. For example, the Town of Farmington just extended a 6-month moratorium on new multi-family and single-family developments for another 6 months to give the town more time to decide what it can do to make housing more affordable. Farmington’s P&Z Commissioners wanted additional time to do research and to hold more in-depth conversations about their current zoning regulations, so they gave themselves 6 more months to do so.
In our case, a moratorium on distribution facilities and large warehouses would create space for the community to come together and carefully consider our current zoning regulations and our Plan of Conservation and Development to see if such development is appropriate for Middlebury. The Economic Development Commission already unanimously voted in January that this kind of development does not align with Middlebury’s values, and hundreds of residents have vigorously opposed the current plans for redevelopment of the Timex property at 555 Christian Rd, so it appears that there is a real need for a pause and careful consideration of our zoning regulations.
Ask the P&Z Commission to Vote Yes for a moratorium. You can attend the hearing on 8/3 to speak (bring a copy of your written comments to hand in) or email Curt Bosco at cbosco@middlebury-ct.org in advance of the meeting (by 4pm on 8/3). The MSTA has asked for the largest room possible as well as Zoom access for the hearing. Testimony could focus on the following:
- Do you support the development of large warehouses and/or distribution facilities in Middlebury?
- What concerns do you have about this kind of development in Middlebury (traffic congestion, size of building, noise, pollution, proximity to sensitive receptors, etc.)?
- Do you think Middlebury’s zoning code should be changed to allow this kind of large scale development?
- If you support this kind of development in Middlebury, what specific benefits explain your support?
- Are there any kind of restrictions that could be placed on this kind of development to make it acceptable in Middlebury (building size limit, enhanced separation from incompatible uses, etc.)?
- Is it important to know HOW the facility will be used and WHO (which company) will be operating out of such a facility before the application is approved?
- If a moratorium is approved, would you be willing to volunteer to attend public meetings to share ideas, offer suggestions, and participate in a collaborative process to review Middlebury’s zoning regulations?
Wednesday, July 12, 2023
Food Distribution Warehouse?
Since the State budget was signed in June, an interesting phrase has been mentioned in several news articles: “food distribution warehouse.” Somehow, the media has critical information that was not given to Middlebury residents, who have been told repeatedly there is no known end user for the proposed distribution facility on Christian Road.
In all practical terms, focusing on whether a distribution facility distributes “food” and not Amazon boxes conveniently ignores the larger conversation residents are entitled to have. When considering if a distribution facility of any kind is appropriate for Middlebury, WHAT is being distributed is one of MANY factors that should be discussed. But, since the media is convinced it knows something the rest of us don't, let's look at a nearby food distribution warehouse in Cheshire to see what a "food distribution warehouse" could mean for Middlebury.
1. Compare these two Google Maps images of the area surrounding Bozzuto's in Cheshire (completely surrounded by a heavy industrial use), and the Timex property (a light industrial use surrounded by residential homes and an elementary school). According to Cheshire’s zoning regulations, wholesale business warehousing is by special permit use, and the proposed building height, design and building materials are required to be appropriate in relation to the neighboring area in which it is located. A Bozzuto’s in the Cheshire I-1 zone makes complete sense. A Bozzuto’s in the Middlebury LI-200 zone (where wholesale warehousing is not allowed), makes no sense, and it makes even less sense when considering the Timex property is an island of LI-200 immediately surrounded by a sea of residentially zoned properties.
2. According to a Google Maps review (image below), drivers headed for the Bozzuto's facility in Cheshire are told they cannot arrive on property more than two hours before their scheduled time. They are told to wait at the Southington truck stop outside this two-hour window. Imagining a similar scenario, where would trucks “wait” to access a Middlebury facility?
3. Trucks are trucks. Whether trucks are bringing in and picking up food or not doesn’t make them less of a truck. From an article published in 1794 Magazine in the fall of 2020, Bozzuto's revealed that over 500 trucks a day unload product and another 400 trucks ship out to stores. If a new Middlebury distribution facility is much larger than Bozzutos’ Cheshire location, this number could reasonably be expected to increase. So finally some truth: a food distribution warehouse is a heavy truck traffic generator.
4. Route 188 is a state road. Anyone can drive on it, including trucks. Guess what? Route 64 is a state road too! A town has no control over whether or not a truck can drive on a state road, and Waze doesn’t care what vehicle you drive. So the idea that no trucks ever would use exit 17 to drive on 64 through town to 188 to get to a distribution facility off Southford Road is blatantly false.
In summary, if anyone tells you that the trucks coming to and from any type of distribution facility in Middlebury could possibly be “unseen” and “unheard,” and you believe them, we have a bridge to sell you.
Saturday, July 8, 2023
At Thursday night’s P&Z meeting...
At Thursday night’s P&Z meeting, Attorney Ned Fitzpatrick told the Commission his three clients would give a presentation on why this text amendment change is necessary for promoting the economic growth of these properties, including emerging technology and current market trends. That’s lawyer speak for “we’re going to keep changing the rules until a project that does not fit in Middlebury cannot be denied.”
Do not be fooled: Middlebury’s Planning and Zoning regulations do not permit distribution facilities, and this application is an attempt to create an exception to let distribution facilities pretend to be something they are not.Middlebury residents now have two opportunities to voice their concerns:
- August 3rd, 7 PM: Public hearing on the MSTA’s moratorium application
- September 7th, 7 PM: Public hearing on the text amendment to raise the allowed height
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