Building Evaluations Give Clues To Future Uses

At Fairfield Hills

By Steve Bigham

The recent release of a report on the existing conditions at Fairfield Hills provides some interesting insight into the campus and its potential for reuse. The town is expected to take over ownership of the property from the state in thee coming months.

First, however, the town must complete a master plan for the reuse of the property. A committee has been working since winter on formulating a plan and is slated to release three alternative master plans in September. The report –– complied by the consulting firm of Harrall-Michalowski Associates –– gives some clear indications as to where the Master Plan Committee might be headed.

Canaan House, based on the report’s findings, is now the top candidate for reuse as the town’s next municipal office building. Shelton House had been considered as the next town hall, but its poor condition and “lack of interior character” make it no longer suitable.

“Shelton House, although the most prominent Fairfield Hills structure by its location, has no sense of arrival at its main entrance,” the report states.

Currently, town offices are scattered throughout town. The first selectman, town clerk, finance director, tax assessor, tax collector, and probate are located at Edmond Town Hall, while Parks and Recreation and social services are at Town Hall South. The building department, health, and land use offices are already located at Canaan House after moving out of Town Hall South nearly six years ago.

The cost to renovate the 208,800-square-foot Canaan House would likely exceed $10 million. When completed, it would house all town offices, including the Board of Education, which moved into Canaan House last year.

Some might look at Canaan House and wonder why anyone would consider using such a massive building for town offices. Planners urge people not to look at the buildings as they are now. Artist renderings of each structure’s reuse will be made available in September.

The report also states that the 68,000-square-foot Bridgeport Hall would be best suited as a community center. The report found the ceilings too low for use as a gymnasium, ranging from 11.5 feet to 19 feet.

A group of residents had lobbied to have Bridgeport Hall turned into a recreation center, big enough for four gyms.

The report states that Bridgeport Hall’s excellent condition and central location make it “one of the finest buildings on the campus.” The taller spaces could serve as multipurpose rooms for large social gatherings as well as miscellaneous townwide events. The opportunities for kitchen services also pose the option for revenue-generating banquet spaces, the report says.

Woodbury and Newtown halls remain earmarked for professional office space. These two buildings are located near the main entryway in to the campus and are in the best shape of all the buildings. Newtown Hall (16,500 square feet) will require an elevator, but has quality architecture with rooms suitable for offices. Woodbury Hall (30,000 square feet) also has a design suitable for offices. It even has a fireplace.

Planners say Kent House (208,800 square feet) could easily be reduced in size thanks to “clean demolition lines.” There is talk of using this building for recreational office space with a pool and gymnasium to be added off the back. The YMCA has expressed interest in a facility at Fairfield Hills and this building might be the answer, the report states.

Architects see Kent House playing an important role from a campus planning perspective.

“Its location adjacent to Bridgeport Hall symmetrically balances the campus plan sitting opposite Canaan House,” the report says.

Plymouth Hall is also expected to play a major role in the reuse of Fairfield Hills. Although it lacks the character of other buildings there, Plymouth Hall has both an auditorium and arts and craft-related spaces, which lend themselves to a cultural and performing arts center. Parts of this building will likely be demolished.

Stratford Hall with its vaulted ceilings lends itself to a restaurant, according to the report. The 9,000-square-foot building would need a new kitchen and extensive interior work. Site area is also available to develop an outside dining area. The building could also be used for a single-user office space or small retail store.

Other buildings such as Danbury, Norwalk, Stamford, Litchfield, Bridgewater, Fairfield and Greenwich houses are considered unsuitable for reuse. Cochran House could be “mothballed” for future use, however.

 

Economics

The town is now trying to determine the kinds of economic development that would be best suited for Fairfield Hills.

The report states that the value of Fairfield Hills as a campus with infrastructure in place is $100,000 per acre for office use, $15,000 per room for a hotel, and $250,000 per acre for a restaurant.

 On a land lease basis, annual lease amounts would be $8,000 per acre for office space, $1,200 per room for a hotel, and $20,000 per acre for a restaurant.

Real estate property taxes could range upwards of $2.50 per square foot for these use categories.

Office rental rates in the Newtown market area currently range from $13 to $16 per square foot. Corporate quality space in Danbury is $21-$25. The limited office space currently available in Newtown is in the $13-$15 range, according to the report.

Demolition And Environmental Costs

Estimated demolition costs without interior abatement are, for example, $495,000 for Kent House, $335,000 for Cochran House and $135,000 for Fairfield House.

Partial demolition would be prorated on a cubic foot basis.

The report also details the natural characteristics of the site, including wetlands, trees, geology, terrain, and soils. There is a section that details existing traffic patterns at Fairfield Hills and one that deals with economic development and corporate market trends.

Because the site lies within the Pootatuck River Aquifer Protection District, the town would likely need to receive land use approval for any new commercial development. The area’s fragile ecosystem makes it highly susceptible to outside activity.

A copy of the report can be found at the Cyrenius H. Booth Library, in the offices of the first selectman and town clerk, or on the web at www.newtownct.org.