Forensics Research and Testimony

FairPlay for Harpswell, Maine. November 2003 – February 2004. YWA collected data from primary and secondary sources to assess the potential economic and fiscal impacts of a proposed Liquefied Natural Gas (LNG) import terminal on the fishing town of Harpswell, Maine. Work included analyzing impact studies from existing or proposed projects, estimating the terminal’s potential impact on the municipal budget, property values, and cost of municipal services, and developing and conducting surveys on potential impacts to the local fishing industry. Contact: Walter Norton, Fair Play for Harpswell, 126 Skassen Lane, Harpswell, ME, 04079, (207) 833-6667.

Concerned Citizens of Waterbury, Vermont. March – May 2003. Developed and delivered testimony on the economic and fiscal impacts of a proposed Shaw’s Supermarket at an Act 250 hearing before the District #5 Environmental Commission. Testimony emphasized the impact on downtown and traffic costs. Contact Duncan McDougall, Concerned Citizens of Waterbury, 1536 Loomis Hill Road, Waterbury Center, VT 05677, (802) 244-6640

Home Depot, Rutland, VT. November 2000 – March 2001. YWA gathered information from primary and secondary sources, developed written and oral testimony, and appeared before the Vermont Environmental Board on behalf of appellant, Friends of Vermont’s Way of Life. Our client took issue with Home Depot’s estimates of its potential economic, and therefore fiscal, impacts on the Rutland area market. YWA’s research confirmed that Home Depot would be in direct competition with many stores and contractors in the area, which, when stressed to the point of closure, would result in lower values for commercial property, and, therefore, a weaker tax base. The weakness in the tax base would, in turn, limit the capacity of municipalities in the trade area to provide adequate municipal services. As is often the case, the community receiving the development, in this case Rutland Town, would benefit from an increase in its tax base, while surrounding communities, including Rutland City, would lose first market share, then businesses, then tax base. Contact Allen Gartner, 1 Piedmont Drive, Rutland, VT 05701.

Stratton Mountain Master Plan. September - October 2000. YWA evaluated the proposed Stratton Mountain Master Plan expansion; prepared prefiled direct and rebuttal testimony explaining the impacts of growth, costs of scattered development, and reasonable rates of growth (Criteria 9(A), 9(H), and 9(L)); and testified before the Vermont Environmental Board on behalf of the Vermont Natural Resources Council. Contact Kelly D. H. Lowry, Esq., Vermont Natural Resource Council, 9 Bailey Avenue, Montpelier, VT 05602, (802) 223-2328.

We are delighted to have you working with us on this case, and look forward to continuing our mutually beneficial relationship in the future.
- Kelly Lowry, Esq., VNRC Staff Attorney

Shelburne Sewer Expansion. April – May 2000. Worked with the Conservation Law Foundation to help explain the importance of economic and fiscal impact assessment in relation to a proposed sewer expansion. Work included substantial attention to the importance of developing standards of public service for local communities in areas such as emergency services, recreation, police protection, and libraries as a prerequisite for meaningful fiscal impact analysis. Existing standards were identified, where they existed, and opportunities for developing relevant standards identified. Contact Sandra Levine, Staff Attorney, Conservation Law Foundation, 15 East State Street, Montpelier, VT 05602-3010, (802) 223-5992.

In helping CLF work with the Town of Shelburne to manage some growth issues, Yellow Wood prepared a detailed report on the information that is needed to determine the cost of development to a community. They examined social and economic impacts and provided a good framework for further analysis.
-Sandy Levine – Conservation Law Foundation

Stowe Ski Area Expansion. January – March 2000. Worked on behalf of the Conservation Law Foundation to document and analyze the economic and fiscal impacts of the proposed Stowe Ski Area Master Plan. The analysis emphasized the extent of public investment versus public benefit in electric utilities, transportation, sewer and water services and access to water for snowmaking. Contact Christopher Kilian, Conservation Law Foundation, 15 East State Street, Monteplier, VT 05602-3010, (802) 223-5992.

Wal-Mart, Potsdam, New York. March – September 1999. On behalf of Funding For Our Future of Potsdam and Canton, New York, YWA prepared an independent analysis of the potential economic and fiscal impacts of the proposed Wal-Mart on existing business in and around Potsdam and Canton, New York. Contact Scott Miller, Funding for Our Future, The Potsdam Food Co-op, 24 Elm Street, Potsdam, NY 13676, (315) 265-4630.

Your approach was clearly designed to glean as much relevant data particular to this area...as it should. But your office, I felt, made extraordinary efforts to ensure the accuracy of that data. That your results mirror both independent projections and actual situations around the country attest to the study’s authority. I also feel that Yellow Wood excelled in its presentation of the study, particularly Ms. Ratner’s communication with the local media -- often an unrewarding task.
-Scott Miller, Funding for Our Future

Milton, Vermont Sewer Expansion. June – August 1999. YWA reviewed and evaluated the adequacy and/or deficiencies of Milton’s buildout and fiscal analyses under criteria 9A and 9H of Act 250. Contact Mark Sinclair or Sandra Levine, Conservation Law Foundation, 15 East State Street, Montpelier, VT 05602-3010, (802) 223-5992.

Yellow Wood Associates provided excellent economic analysis and testimony that was instrumental in winning Act 250 cases. Their work is insightful, thorough and on-target. They have an excellent understanding of economic and planning issues and are prepared with the data to support their findings. In the town of Milton Act 250 proceeding, regarding a proposed sewer expansion, Ms. Ratner provided testimony that convincingly critiqued the lack of any real analysis of economic impacts provided by the Applicant. The testimony was clear and presented some very complicated economic materials in a very understandable fashion.
-Sandy Levine, Conservation Law Foundation

Middlebury - Comfort Inn. February – March 1999. On behalf of local business people, YWA prepared an independent analysis of the potential economic impacts of a proposed national chain hotel on the existing lodging industry in Middlebury, surrounding areas, and downtown Middlebury. This included reviewing lodging statistics and patterns of growth and change, investments in Middlebury’s downtown, returns on investment, and state policy regarding promoting the vitality of Vermont’s downtowns. The analysis was used as testimony before the local planning commission. Contact Jeff Costello, The Middlebury Inn, PO Box 798, Middlebury, VT 05753-0798, (802) 388-4961.

Vermont Natural Resources Council (VNRC). October – December 1998. On behalf of VNRC, YWA reviewed and analyzed Killington, Ltd.’s application for an Act 250 Master Permit for compliance with Act 250 criteria, specifically focusing on the effect of the project on the local and regional economy, rates of economic growth, and other fiscal and economic impacts. Prepared written testimony and testified before the District 1 Environmental Commission. Contact Christopher Kilian, Conservation Law Foundation, 15 East State Street, Montpelier, VT 05602-3010, (802) 223-5992

Stratton Area Citizen’s Committee. June 1997 – March 1998. YWA researched and analyzed the socio-economic impacts of a proposed expansion of lodging and retail facilities at Stratton Mountain for the Stratton Area Citizen’s Committee. The analysis considered the economic viability of the proposal as well as the fiscal impacts upon adjoining communities, existing lodging and restaurants, village retailers, and local quality of life. The analysis was used as testimony before the District 2 Environmental Commission which reviews development proposals according to the ten criteria of Act 250, Vermont’s Land Use and Development Law. Contact Darlene Palola, Stratton Area Citizens Committee, 123 Upper Taylor Hill, Jamaica, VT 05343, (802) 297-2810.

Wal-Mart, Lake Placid, New York. February – June 1995. YWA reviewed and critiqued the economic impact statement prepared by Wal-Mart for their proposed Lake Placid site on behalf of the Lake Placid Residents for Responsible Growth. Contact Peter Roland, 22 Hillcrest Avenue, Lake Placid, NY 12946, (518) 523-9243.

Economic and Fiscal Impacts of St. Albans’ Wal-Mart. October – November 1993. $4,500. YWA reviewed and critiqued the economic impact statement prepared by Wal-Mart for their proposed St. Albans location on behalf of the Franklin-Grand Isle Regional Planning and Development Commission. Prepared and delivered written and oral testimony before the District 7 Environmental Commission. Contact Sharon Murray, Burnt Rock Inc., 23 Fuller House/Main Street, Waitsfield, VT 05676, (802) 496-9909.

Economic Impact Analysis under Vermont’s Act 250. October – November 1993. YWA analyzed the potential economic impact on Newport of the proposed Derby Plaza in Derby, Vermont on behalf of the Newport Downtown Merchants’ Association. Prepared and delivered written and oral testimony before the District 6 Environmental Commission. Contact Mr. Bob George, 266 Main Street, Newport, VT 05855, (802) 334-8661.