An Exercise In Planning ––

Fairfield Hills: The Community Board Game!

By Steve Bigham

Newtown residents got a bird’s-eye view of the Fairfield Hills campus last week during a planning meeting for the future reuse of the 189-acre campus.

In what looked like a monopoly tournament, residents in eight different groups huddled around board-game models of the Fairfield Hills campus. Their enthusiasm impressed the throng of planners and architects hired to assist the town.

“We had to extend the time limit. They really jumped into this thing and there were some really good discussions,” noted Dick Harrall of the planning firm Harrall-Michalowski Associates.

Each board came complete with movable pieces, including soccer fields, baseball diamonds, parking lots, municipal buildings, etc. It was the job of each group to gain consensus on how to create its own Fairfield Hills model.

In the end, no two models were alike, although each included many of the same components. There was agreement on the need for ballfields, open space, municipal buildings, and some economic development. Most favored space for cultural arts and recreation and there was little support for residential housing. None of the groups appeared to favor a large corporate presence at Fairfield Hills, though some commercial uses were included in most plans.

The Fairfield Hills Master Plan Advisory Committee will use these models as it meets throughout the summer to create three alternative master plans. The town is expected to purchase the campus from the later this year.

“The major components were in every plan, with some variations,” said Mr Harrall, who hosted last week’s meeting. He also noted, “Some people called for more demolition than others. Others liked the idea of preserving buildings. We like to call it mothballing or shrink wrapping.”

First Selectman Herb Rosenthal agreed.

“Conceptually, the plans were the same kind of mixed uses we’ve been talking about all along. They all had the same elements with varying degrees of plans,” he said.

Most people agreed that both Newtown and Woodbury halls are ideal for private office use and most favored Canaan House over Shelton House as the next town hall.

Economic development remains a key issue in the Fairfield Hills planning. Some groups favor only small amounts, while others say economic development on a large scale is needed so that the high costs do not become the taxpayer’s burden.

A 27-acre undeveloped area on the eastern side of the campus has become a hot topic. Mr Harrall said this area provides flexibility for development. The land cannot be seen from the road due to topography and might be suitable for a corporate park. Others say this area should be left as open space. Last week, there were some that suggested the spot be turned into an outdoor amphitheater.

Another potential site for economic development is the area that is currently home to Greenwich, Litchfield, Bridgewater, and Fairfield houses. Planners say these buildings will need to come down.

Some residents favor leaving some of the land open for future use as a school, a practice known as “land banking.”

Glen Carnick said Fairfield Hills needs something to raise its profile, maybe an I-Max theater or some other draw that would help anchor the place.

The master plan committee will present three alternative plans to the town in September, but residents should not expect major variations in the plans. The theme remains the same: a town-owned piece of property with a town center function, featuring extensive natural areas, open space, and recreation. The amount of economic development appears to be all that is left to figure out.

“There will be four or five buildings that will be the same in every proposal. I expect a few variations in the use of the buildings and land. We do have a committed goal of seven playing fields so that will be the same in each of the three plans,” Mr Harrall explained.

Last week, several residents said they felt they did not have enough information to make informed decisions, particularly the financial impact. Mr Harrall said cost figures would become clearer as the town becomes more specific with what it wants to do.

“For example, environmental clean-up costs of building will depend on how it’s reused. If you’re not going to disturb a building, [asbestos and lead] can stay. If you demolish a building, you have to remediate,” he said.

In recent weeks, planners have compiled a list of existing conditions at Fairfield Hills that will likely be the basis for the final master plan (see related story).

Public tours of the campus will be held in September, after the three alternative plans have been released.