New apartments, hotel proposed near Norwalk-Wilton border
Pat Tomlinson NORWALK — An apartment complex and a hotel could soon join LA Fitness and a slew of medical offices on a property near the Norwalk-Wilton border.
iPark Norwalk II LLC filed a special permit application earlier this month for a 244,750-square-foot expansion to its property at 761 Main Ave.
The expansion calls for two new buildings to be added to the property: A 164,750-square-foot apartment complex featuring three floors of residential housing over one story of parking, and an 80,000-square-foot, 120-bedroom hotel.
The proposed apartment complex would feature 132 units. All units would either be studio or one-bedroom apartments with about 750 square feet of space on average.
Lynne Ward, executive vice president of National Resources Company, the parent company of iPark, said the development will offer units “unlike” those currently being built in the area.
“This is really akin to ‘workforce housing,’ and many of the people who will live here are already working or visiting on the site,” Ward wrote in the application.
National Resources Company did not respond to a request for comment Monday.
The iPark property at 761 Main Ave., which sidles the border between Wilton and Norwalk, currently has more than 371,000 square feet of buildings, which includes an LA Fitness gym, warehouse space and office space.
The company’s special permit application said there would be “no changes” to the existing land uses on the property.
If approved, the expansion would bring the development on the property to 616,444 square feet in total.
In June 2016, the development’s owners successfully lobbied Wilton’s Planning and Zoning Commission to revise the town’s zoning regulations to make them more hotel friendly.
Under the revised regulations, the maximum height of buildings in Wilton would be increased from three stories and 39 feet to four stories and 55 feet for properties that meet the minimum acreage requirements for 5- and 10-acre design-enterprise districts.
Wilton’s then-Town Planner Bob Nerney said the changes opened the door to the eventual construction of a hotel, which he said at the time had been in discussion for “many years.”
The newly proposed plan is set to come before the Zoning Commission next month.
The commission’s next meeting is scheduled for Feb. 4, but it is unclear if the iPark application will be discussed then.
Eversource to start installation of gas line today in Bristol
Eversource Gas is scheduled to start installation of a gas line today in Bristol.
The work will be in the neighborhood which includes Crown Street, Earl Street, Judson Avenue and Melrose Street. Construction will take place between 7 a.m. to 4 p.m. Monday through Friday. There will also be the occasional Saturday work.
To find out more about this project, residents can contact Chris Tralli, of Eversource Energy at 860-302-6024 or Jesse Arsenault, construction superintendent of NPL, which is the contractor hired by Eversource to do the project, at 203-673-8508.
Dominion officials discuss future of Millstone Nuclear Power Station
Sten Spinella The Day Editorial Board met with leaders from Millstone Nuclear Power Station’s owner Dominion Energy on Tuesday afternoon to discuss the many issues facing the facility in Waterford.
During the hourlong meeting, Dominion officials spoke of the company’s stance on 100-year nuclear reactor license renewals, the status of Millstone’s finances, the question of what to do with nuclear waste and whether Millstone is a safety-conscious work environment, among other topics.
Power purchase agreement
Dominion State Policy Director for New England Weezie Nuara and Senior Vice President and chief nuclear officer Dan Stoddard said they’re pleased with how the 10-year contract between Dominion and utility companies in 2019 has worked for the company and ratepayers.
Gov. Ned Lamont stepped in to help secure the deal — called a power purchase agreement, or PPA — between Dominion, Eversource and United Illuminating. The contract calls on the utilities to buy half the plant’s output over the next decade. Dominion had threatened to shutter the 2,100-megawatt Millstone unless the state let it compete against higher-priced solar, wind and hydropower. Because of Millstone, Dominion is Waterford’s largest taxpayer.
“The PPA was a win-win, certainly for the ratepayers of Connecticut getting stable prices for a carbon-free resource, but also for Dominion Energy, giving us the predictability that we’ve needed to be able to make investments in the plant to carry it out through the end of this decade,” Stoddard said, adding that Dominion had to make significant investments to keep the plant operating safely and reliably.
“Without the PPA ... we would’ve been forced to retire these units early,” Stoddard said.
Nuara said the PPA price of 4.99 cents per kilowatt hour is “one of if not the lowest price for a carbon-free resource announced to date.” She highlighted a draft of the state Department of Energy and Environmental Protection’s integrated resource plan, which assesses future electric needs. This year’s is the state’s first look at ways to meet Gov. Ned Lamont’s executive order of a 100% zero-carbon electric sector by 2040.
“One of the pathways analyzed was a Millstone PPA extension through 2040, and we were pleased to see the results of that analysis; would lead to savings for Connecticut ratepayers,” Nuara said.
Nuara and Stoddard floated the idea of coming to a similar agreement that would run past 2029.
“It’s not too early at all — in fact it’s very timely — that we begin looking at options to extend and expand that power purchase agreement so that Millstone can be part of the carbon-free solution for Connecticut and New England well past 2030,” Stoddard said. “With the option of subsequent license renewal on the table, taking these units beyond their current 60-year licenses out to 80 years, we can continue that past mid-century.”
Millstone is the final merchant, or unregulated, plant in Dominion’s portfolio right now after selling or shutting down other facilities.
“No business is going to continue to operate something that’s not profitable,” Stoddard said.
100-year license renewals
It’s possible that Millstone could continue operating for 100 years.
Last week, the federal Nuclear Regulatory Commission convened to discuss the possibility of expanding license renewal for nuclear reactors to 11 years, potentially opening the door for Millstone's reactors to remain licensed until 2075 and 2085, respectively. The exploratory meeting was meant to begin an official discussion regarding license renewal for 100 years of plant operation. Nuclear plants originally were licensed for 40 years, which was later extended another 20 years to 60, and a subsequent renewal brought that number to 80 years.
Millstone units have already had their licenses extended once. Unit 2, originally licensed in 1975, entered its extended license period in 2015. Its license is set to expire in 2035. Unit 3, originally licensed in 1986, doesn’t enter its extended period until 2025. Its license is set to expire in 2045. Millstone’s Unit 1, which operated from 1970 to 1995, was shut down after the discovery of a leaking valve.
Stoddard said the science for understanding the aging of nuclear plant systems, structures and components is solid, and it’s understood how to make reactors safe for up to 80 years.
“Most of that same science still applies to go from 80 to 100. The focus now is, here’s the body of knowledge we have to go to 80, are there new aspects that we need to do additional research and evaluations on to take these from 80 to 100 years?” Stoddard said. He doesn’t believe the possible processes of replacing or refurbishing Millstone’s equipment would be overtly dangerous, either.
“But you have to say, is there a point where it becomes too burdensome or too expensive to do that?” he continued. “We haven’t seen that yet.”
Stoddard also addressed the question of: Wouldn’t it be better, instead of taking mid-20th-century technology and pushing it out late into the 21st century, to put online a new generation of nuclear plants with a higher threshold of safety?
“I think it’s a ‘both' and not an ‘either/or,’” Stoddard said. “These plants are fully capable of operating out to 80 years-plus safely and reliably. In addition to that, not in replacement or substitute for that, we are exploring new technologies like small modular reactors.”
Waste and the environment
The federal government had committed to take possession of nuclear waste from facilities like Millstone but later reneged, meaning Millstone stores its used fuel on site. Stoddard said ratepayers have paid a small amount for storage in the past but don’t currently. He expects that there eventually will be a federal solution to the issue and it will revolve around consolidated storage, “but until that happens, the fuel can be very safely stored on site.”
“The federal government had a legally binding requirement to take title to the used fuel, which they defaulted on. There are still options for storage out there,” Stoddard said. “There’s certainly the long-term, deep geological suppository that could be out there, there’s also consolidated interim storage in a couple of locations around the U.S. That said, we have demonstrated the ability to effectively manage the nuclear fuel on site.”
In addition to spent fuel pools, Millstone has dry storage in metal canisters encased in concrete, which can be stored safely for decades, he said.
“As far as who pays for that, the industry has previously sued the Department of Energy for its failure to live up to its requirement, and there is an ongoing settlement, which is updated periodically,” Stoddard said. “The cost of loading that fuel into dry storage, the procurement cost of the metal canisters, the concrete storage modules, we are reimbursed by the DOE for those costs.”
Dominion spokesperson Ken Holt said since the company purchased Millstone in 2001, it has taken on the cost of storing spent fuel, whereas previous owner Northeast Utilities charged ratepayers.
Stoddard and the others addressed the still-unresolved issue of Millstone’s use of water from Long Island Sound, which it takes in to cool its reactors then releases, warmer, into the Sound. He said Dominion and Millstone have evaluated the cooling procedures and sent information to the state as part of the National Pollutant Discharge Elimination System permit renewal application process and is awaiting renewal.
“We see other ways of complying with that rule without going to cooling towers," Stoddard said, referring to structures that can remove heat from the used water before release. "That would be unbelievably onerous to the plant, and I would not see that happening. No reasonable cost-benefit analysis would support cooling towers when there are things we can already do. We reduce intake cooling flow at these units during the spring season, I believe it’s the winter flounder spawning season. We already reduce flow to reduce our impact, so any additional benefit would be very small and at a huge cost.”
Stoddard said Millstone would shut down before installing a cooling tower.
“You’re talking about protecting the environment — do you protect the environment by forcing 2,100 megawatts of carbon-free energy off the grid? Which is in effect what that would do, so that would make no sense,” he said.
Stoddard assured the Editorial Board that Millstone is a safety-conscious work environment, meaning employees don’t fear coming forward if they see a nuclear safety issue that makes them uncomfortable. He said Dominion and Millstone emphasize engaging with employees on the ground “daily to understand what issues and concerns they may have.”
“We still have an employee concerns program, as every nuclear plant has, to provide a means for reporting concerns outside the normal management chain. There’s also a process where people can go directly to the NRC,” Stoddard said. “We also have a built-in reporting tool called our Corrective Action Program where people, if they have an equipment, procedure or process problem or concern, can write a condition report, get that into the system and get it reviewed and evaluated.”
Biden toughens Buy American rules
Jenn Goodman
- President Joe Biden signed an executive order yesterday aimed at increasing government purchases of American-made products, a move that could affect construction firms that do business with the federal government. Most notably for contractors, Biden indicated the Buy American policies will apply to his massive plans for infrastructure and new energy projects.
- "We’ll invest hundreds of billions of dollars in buying American products and materials to modernize our infrastructure, and our competitive strength will increase in a competitive world," he said in remarks. "That means millions of good-paying jobs, using American-made steel and technology, to rebuild our roads, our bridges our ports, and to make them more climate resilient."
- The new policies include beefing up government procurement rules to make it harder for federal agencies to purchase imported products, updating what constitutes an American-made product and raising local-content requirements.
Manufacturing and labor groups including the AFL-CIO applauded the order, which tightens policies already in place.
"The Trump administration used the right words but never put in place policies to affect meaningful change," Richard Trumka, president of the AFL-CIO, said in a statement. "This executive order will close loopholes that allow agencies to sidestep Buy American requirements ... [and] is a good first step in revitalizing U.S. manufacturing."
Brian Turmail, vice president of public affairs and strategic initiatives for the Associated General Contractors of America, said the association is taking a look at the new order and that its ultimate impact will not be known "until we see how each federal agency opts to implement it."
While government purchases are only a small fraction of the U.S. economy — about $586 billion in fiscal 2019, according to the Government Accountability Office — Biden said the move will help forward his agenda to create good-paying union jobs for American workers and stimulate the U.S. economy.
The Buy American order is the latest in a flurry of directives issued by the new president in the days following his inauguration last week. Through executive orders, proclamations and other memoranda, Biden addressed issues such as COVID-19 mitigation, economic relief, combating climate change and advancing racial equity, many of which will have implications for U.S. contractors.
For instance, Biden signed an order directing OSHA to consider a national emergency temporary standard for COVID-19 in the workplace and to issue updated, national guidance on workplace safety for COVID-19.
He also ordered construction work on the U.S.-Mexico border wall to stop and rescinded the national emergency declaration used by former President Donald Trump to divert billions of dollars to the wall from the Defense Department budget.