Date: Fri 10-Sep-1999

Publication: Bee

Author: STEVEB

Quick Words:

Fairfield-Hills-Becker

Full Text:

Becker & Becker Tries To Gain Advantage With A Different Kind Of Plan

BY STEVE BIGHAM

Bruce Becker and his family took part in Monday's annual Labor Day Parade. The

New Canaan developer waved to the crowd from inside his antique car, which

brought up the rear of the two-hour long procession.

Mr Becker joked that he hoped to make his way up to the front for next year...

in more ways than one. His company, Becker & Becker Associates, is vying for

the right to develop the 186-acre campus of Fairfield Hills. Of the three

private firms in the hunt, Becker & Becker appears to have taken an early lead

in minds of the public. Local lobbying has helped raised the profile of Becker

& Becker's plan. Its multi-million-dollar proposal -- which includes a new

school, a YMCA, expanded ballfields, business office space, senior housing --

has caught the eye of many residents.

What makes the Becker & Becker plan different, however, is that much of it

would be financed by others. The firm is seeking to forge "partnerships" with

both the town and other organizations. It is, in a sense, offering others the

opportunity to spend money. Its proposal does not include a lot of money to go

along with its ideas.

"Twenty percent of the financing is in the form of equity from Becker & Becker

and its internal partners," Mr Becker said. "There is conventional debt and

equity coming from various development partners, so it's a mix of funding

sources. We would have substantial equity at risk in the project."

Mr Becker's firm has no intention of paying for the 5/6 school he has designed

for the town. That would come out of the taxpayers' pockets, and this has been

spelled out clearly in his proposal. The same can be said for the YMCA, which

has already expressed interest in a large facility on the site.

"We're part of the proposal," said Gary Kozak of the Western Connecticut

Regional YMCA in Brookfield. "The Regional YMCA and the Central Connecticut

YMCA have been collaborating together in a strategic alliance to put in a

full-service YMCA as part of the Becker proposal."

The new YMCA would include two indoor pools, a full rec center, as well as a

child day care program serving more than 100 kids.

Mr Kozak said the Y has been looking to locate a facility in the area of

Newtown for several years. Becker & Becker has done projects in collaboration

with the Y in the past.

No New Houses

According to Mr Becker, his company's master plan is the only one of the three

that is based on the critical needs of Newtown.

"Rather than look at the private development objective, we assessed the needs

of the local community. We addressed the town's needs first, then we looked at

ways to use the buildings to meet market needs," he said.

Mr Becker points out that his proposal is also the only one that is what he

calls a comprehensive preservation proposal. All existing buildings will be

reused and there are no plans for any new housing.

"It's a non-residential proposal. It puts the buildings on the tax rolls for

commercial tax base. I think there's some misunderstanding from the general

public. There is no new single family housing proposed," he said.

Mr Becker said there are significant tax benefits for historic renovation --

benefits of which only the private sector can take advantage. That would not

be possible through public ownership.

"That's one of things that makes the renovations feasible," he said.

Mr Becker said there would certainly be more profitable ways to approach the

re-development of Fairfield Hills, but they would not be as responsive to

community means.

More importantly, Mr Becker said, his firm's plan gives the town control over

the future of Fairfield Hills. "We're very happy to leave it up to the town on

how the details of the plan are orchestrated. It gives the town control and

the ability to meet its objectives, but not the financial burden."

Cochran House

Probably the most talked about aspect of Becker & Becker's plan is its

proposal to build a grade 5/6 school in Cochran House, one of the larger

buildings at Fairfield Hills. Mr Becker said his accountants are still going

over numbers, but believes the renovation would be less expensive than

building a new facility, as had been considered previously. The Board of

Education's original plan was to build a facility on a nearby lot which, along

with Watertown Hall, had been given to the town by the state as part of an

agreement over the Garner Correctional Facility.

That plan has been temporarily derailed, pending a decision on the ultimate

disposition of Fairfield Hills. For those concerned about opening a new school

by 2001, the Becker & Becker plan holds a special appeal; it may be the

quickest way to get the school built, since its endorsement would essentially

approve the school project.

Some residents, including Ruby Johnson, are concerned that, while the school

would be the property of the town, the land beneath it would still be the

property of Becker and Becker. That could cause problems, many feel.

But Mr Becker said that was the only way to go. Local land-use regulations

prevent him from subdividing any of the property, he said.

"Becker and Becker is flexible and willing to structure any arrangements with

town, but I think that if the town had an easement or a perpetual ground

lease, its interest could be assured without requiring a subdivision or change

in zoning," he said.

Becker & Becker is expected to join the firms of Wilder Balter Partners, LLC

of Elmsford, NY and SBC Associates, LLC of Greenwich at a public meeting

September 21 in the Newtown High School assembly room.