This computerized rendering shows a close approximation to the
Newtown Youth Academy that is planned for the Fairfield Hills
campus on the site of the current Bridgewater Hall. This week,
selectmen unanimously approved a 40-year lease agreement with
two extensions that will provide up to 1,600 hours of priority
facility usage annually for town needs.
Selectmen this week approved a lease proposal to bring a
sprawling Newtown Youth Academy (NYA) sports complex to Fairfield
Hills, replacing a deteriorating former state hospital building.
Slated for the space now occupied by Bridgewater Hall, the final
step in the process will be to seek a modification to the
Fairfield Hills Master Plan through the Planning & Zoning
Commission in the coming weeks.
According to First Selectman Herb Rosenthal, a public hearing is
planned before the P&Z meeting, at 7 pm, September 20,
presumably to take input before the commission considers and
possibly acts on the variance.
On back-to-back evenings, Mr Rosenthal explained to fellow
selectmen Tuesday, and Legislative Council representatives
Wednesday, that the master plan currently reflects open sports
fields on the space intended for the nonprofit sports center. The
modification being sought would apparently incorporate the fact
that the NYA is an indoor facility with a fully enclosed
soccer/lacrosse field within one wing and three side-by-side
gymnasiums in the other.
"The current master plan recognizes the area for recreation, but
not an enclosed building," Mr Rosenthal said.
A central administrative wing connecting the two playing areas
would also feature locker rooms and other small activity and
common areas. During the discussions, Mr Rosenthal also indicated
the provision of an adjacent building "pad," to accommodate a
Parks & Recreation center that might be attached to the
academy via a covered walk or similar pathway.
Part of the "ground lease" agreement credits back 50 percent of
the $1.2 million because the builder, resident Peter D'Amico,
will handle demolition of Bridgewater Hall. Town estimates put
the cost of that phase of the project at about $600,000.
According to a draft of the lease selectmen approved Tuesday, the
remaining balance due under the lease shall be realized at the
rate of $40,000 per year for 40 years. Payment under the lease
takes the form of a $25 per hour reduction for 1,600 committed
hours of court use per year by the town.
Mr Rosenthal explained that the town will still be covering a
portion of the rental fee, but at a greatly reduced rate than if
the town was paying commercial rates for similar facilities.
Parks and Recreation Commission Chair Ed Marks, who was on hand
for the selectmen's meeting, said the actual competing rates will
be published along with the discounts applied to the town's usage
for up to 1,600 hours annually.
"The hourly rates are based on actual market rates. [Mr D'Amico]
will open the books to assure the discount is based on the posted
rates," Mr Marks said.
"This won't be like a situation where you are told you're getting
a $499 hotel room for $99," Mr Rosenthal said. "We will have
actual competing rates available to show the discount." The town,
through its Park and Recreation Commission, is given priority in
selecting court use times, Mr Rosenthal continued.
The first selectman said the cost of 1,600 hours at roughly
$88,000 per year would fall far below the debt service on a
similar building if the town was to build it independent of the
NYA nonprofit, and the agency will be responsible for its own
interior maintenance and upkeep.
At the end of the initial 40-year lease, there are two extension
periods of ten years each. If the parties cannot agree on the
rent to be paid during each extension period, then a committee of
three appraisers, one selected by each party, and the third
selected by the two appraisers, will decide.
A decision by the majority will be binding on the parties.
If the public-nonprofit partnership is still intact at the end of
the 60-year period, if the parties cannot agree on a further
extension or a new lease, the town will purchase the property for
two-thirds of its fair market value, determined by agreement, and
failing agreement, by the three-appraiser method.
The lease proposal states the NYA will be responsible for its
share of common charges for the operation of the campus. Those
common charges have been established initially at a rate of
$28,000 per year. In addition, NYA will be responsible for a
sewer assessment and sewer and water use charges, as determined
by the Newtown Sewer and Water Authority.
The town will be responsible for providing necessary parking, in
common with parking for the town hall and other uses. Mr
Rosenthal said the town will be bringing sewer and water lines up
to the premises, and will be responsible for providing
landscaping, maintenance services, snowplowing, security, and
other common area services.
Selectman Joseph Bojnowski was concerned about what would happen
if the nonprofit could not fulfill its responsibilities to the
town under the agreement. Town Attorney David Grogins, who
attended the Tuesday meeting, said the building is the town's
security if something happens to the nonprofit.
Ultimately, if NYA is interested in selling the property, the
nonprofit agency is bound to negotiate with the town first. If
such negotiations fail, then NYA may seek a third-party buyer for
the property.
The town would have the right to meet the terms of any
third-party deal. Any sale to a third party would be subject to
terms of the existing lease.
Responding to a question from selectman William Brimmer, Jr,
regarding negotiations of the lease, Mr Rosenthal said the NYA
initially asked for a 50-year term but settled on the 40-year
proposal with extension options.
Mr Rosenthal told the council Wednesday, that the demolition of
adjacent Litchfield Hall and the Yale Laboratory will not only
accommodate the planned new Parks & Recreation Center with
options for Senior Center and cultural arts uses, but will likely
be the future site a of a new municipal pool that may eventually
be covered for year-round use.
The first selectman said the NYA is encouraging the partnership
between its facility and the Parks & Recreation offices by
endorsing the proximity of the new town complex. The future
recreation hub would be within easy walking distance of the
planned government center that will house all town and school
board offices.