[SteveM85]

Originally Posted by BobNJ1960

We defined all square miles from the start, but we have nothing close to Biscayne Bay. That is what separates Miami from other cities, btw, across the nation.

I never realized just how magnificent it is until visiting it many times. Amazing view!

Actually we do. Its called Long Island Sound. I meant no Biscayne for the Long Ridge and Bulls head areas which were mentioned as large growth potential. I'm out in the Sound whenever time permits and its amazing. No two ifs. The only difference is it's not year round. They have Superyachts in Norwalk. One 150 footer named Chason is from Ft. Lauderdale, says it right on the transom. Another 200 fter from Jamaica called North Star. There's others. They come up for the summers for a reason.
That's why they built Harborpoint. They're out of room and land there now though. Can't put anymore up, they would if they could, so no 400K. 140 sounds about right, you're right. Arbitrary calls for 400k, just because the sq miles are close, are unrealistic and based solely on whimsical wishes without any merit.

[BobNJ1960]

Originally Posted by SteveM85

Actually we do. Its called Long Island Sound. I meant no Biscayne for the Long Ridge and Bulls head areas which were mentioned as large growth potential. I'm out in the Sound whenever time permits and its amazing. No two ifs. The only difference is it's not year round. They have Superyachts in Norwalk. One 150 footer named Chason is from Ft. Lauderdale, says it right on the transom. Another 200 fter from Jamaica called North Star. There's others. They come up for the summers for a reason.
That's why they built Harborpoint. They're out of room and land there now though. Can't put anymore up, they would if they could, so no 400K. 140 sounds about right, you're right. Arbitrary calls for 400k, just because the sq miles are close, are unrealistic and based solely on whimsical wishes without any merit.

I like the Sound, but not nearly the same from the shore. I understand why people love boating, but to max GDP by view, you must max view by shore. Mystic is Ct's best, and cannot match Miami.

Now Miami has maxed it by some amazing vantage points, with super restaurants, shopping, etc..all within a few dozen yards of the bay. It takes little time downtown to realize the city was superbly planned to maximize its tourism based GDP.

My personal favorite place to spend an evening is the Bayside Marketplace. Latin music, outside dancing under the stars, great Italian food, magic. All around it, though, for a multi mile diameter are more equally stunning restaurants by the gorgeous Bay.

The Sound is quite nice here, but mostly for boaters. Ct has not properly built it up for its tourism/GDP value. Recall where Chicks in West Haven was? New England Food & Beverage? That full multi block area should be a sit down, high end, restaurant row IMO with 2 or 3 3 or 4 star hotels. Max the tourism. It is how states avoid taxing their own population as much, btw. Get it via visitors as much as possible. Win/win.

[SteveM85]

Originally Posted by BobNJ1960

I like the Sound, but not nearly the same from the shore. I understand why people love boating, but to max GDP by view, you must max view by shore. Mystic is Ct's best, and cannot match Miami.

Now Miami has maxed it by some amazing vantage points, with super restaurants, shopping, etc..all within a few dozen yards of the bay. It takes little time downtown to realize the city was superbly planned to maximize its tourism based GDP.

My personal favorite place to spend an evening is the Bayside Marketplace. Latin music, outside dancing under the stars, great Italian food, magic. All around it, though, for a multi mile diameter are more equally stunning restaurants by the gorgeous Bay.

Correct. I cannot dispute this. Winter and jagged rocky geography limit that type of development.

[BPt111]

Originally Posted by SteveM85

Correct. I cannot dispute this. Winter and jagged rocky geography limit that type of development.

New Haven create mini big city feel with Downtown, Wooster Square, East Rock.

[OyCrumbler]

Originally Posted by SteveM85

Correct. I cannot dispute this. Winter and jagged rocky geography limit that type of development.

Eh, his favorite place to me is a schlocky tourist-trap mall for people getting off cruise boats and primed to spend money on vacay. I think there's probably quite a bit that Stamford could do without concentrating on low and mid brow tourism since it's an economic heavyweight in a lot of other more profitable sectors. Doesn't mean it can't look nicer and be a bit more bustling though.

[BobNJ1960]

Originally Posted by SteveM85

Correct. I cannot dispute this. Winter and jagged rocky geography limit that type of development.

Exactly. We have a rough coastal weather pattern, too, much of the year. Miami evacuates once a decade for a cane, then right back to dining and dancing by the Bay.


I still think West Haven should use the best beachfront for miles around. All other towns privatized too much of it.

[BobNJ1960]

Originally Posted by OyCrumbler

Eh, his favorite place to me was a schlocky tourist-trap mall. I think there's probably quite a bit that Stamford could do without concentrating on low and mid brow tourism since it's an economic heavyweight in a lot of other more profitable sectors. Doesn't mean it can't look nicer and be a bit more bustling though.

Somewhat pricey, but the food (when reviewed beforehand) was awesome, and the bands superb. The view, though, is the draw. The food and bands append the view as secondary draws.

It is also ca-ching for tourism GDP, and if you recall Jay's thread on our 30 year temporary income tax, tourism revenue is key in several of the 8 income tax free states. We have never done as well as we should in tourism revenue IMO. I'd like to see more than just NY plates in Milford, in massive numbers, thank you.

Where is our Economic Development team on tourism?

[JayCT]

Originally Posted by BobNJ1960

It may, but I do not assume all the rest of New Haven will stay constant, so I assume it will stay in the 130s.
It peaked in 1950 past 164k, btw. Bridgeport and Hartford are nowhere near their peaks, either.

So while NH had some bounce back this decade, and 2,000 units is solid, I am not assuming any of the causes of its multi decade drop have dissipated. I think NH likely adds some downtown population, but I do not assume other areas do not lose some, concurrently.

I think, therefore, 140k, is too optimistic, but do think it likely bumps up some from 130k.

What is interesting is 1990-2010 was NH's lost 20 years. It freefell many decades 1950-1990, dropped marginally in between 1990 and 2010, rebounded to 2010 level (similar to 2030 level) of 130k.

So it appears, the last several decades, a certain song expresses its population best. Springsteen's "One Step Forward, Two Steps Back".


https://www.biggestuscities.com/city...as%20in%201950.

I’m not sure how or why you think adding 3,000 people is “two steps back”? To me that’s a good step forward and it shows in all the new development that is going on in the city. The funny thing is it’s been going on for the past 20 plus years. Even during the Great Recession New Haven had development going on. It didn’t really stop like other cities. And despite all the new apartments being built, the city still has one of the tightest rental markets in the country. If anything, I’d say that’s a GIANT LEAP forward. Too bad you don’t see it. Jay

[BobNJ1960]

Originally Posted by JayCT

I’m not sure how or why you think adding 3,000 people is “two steps back”? To me that’s a good step forward and it shows in all the new development that is going on in the city. The funny thing is it’s been going on for the past 20 plus years. Even during the Great Recession New Haven had development going on. It didn’t really stop like other cities. And despite all the new apartments being built, the city still has one of the tightest rental markets in the country. If anything, I’d say that’s a GIANT LEAP forward. Too bad you don’t see it. Jay

2 steps back referred to the 1990-2010 period where NH population stayed flat, went up some, down some, in aggregate ended in same spot. That is the theme of the Springsteen song best known by lyrics "1 step forward, 2 steps back". 1990-2000 population loss, 2000-10 back to 1990 level.

As for NH overall this gain is decent, but the city peaked past 160k several decades back, so we are still talking under 85% of its peak. If it hits 140k, it would be under 90% of its peak. No business celebrates being 15% or more below its peak. no city should either.


https://www.bing.com/images/search?v...t=0&ajaxserp=0

[ProudFairfielder]

Originally Posted by BobNJ1960

Somewhat pricey, but the food (when reviewed beforehand) was awesome, and the bands superb. The view, though, is the draw. The food and bands append the view as secondary draws.

It is also ca-ching for tourism GDP, and if you recall Jay's thread on our 30 year temporary income tax, tourism revenue is key in several of the 8 income tax free states. We have never done as well as we should in tourism revenue IMO. I'd like to see more than just NY plates in Milford, in massive numbers, thank you.

Where is our Economic Development team on tourism?

Tourism is also important for state's image - when you think of Nebraska you think boring despite the fact that I didn't specify visiting. People think boring before realizing Nebraska is the reason you can put food on the table.