35 Leroy Avenue Public Use Assessment Evonne Klein, First Selectwoman David Bayne Seth Morton Linda Santarella Callie Sullivan Karl Kilduff, Administrative Officer September 2, 2008

Community Feedback

Preserve the current building Preserve the current building Build upscale senior housing Build upscale senior housing Build Affordable Housing Build Affordable Housing Relocate the Senior Center Relocate the Senior Center Convert to a Community Center Convert to a Community Center Study Further Alternatives Study Further Alternatives Consider Republican Club survey results Consider Republican Club survey results Study the site to determine best use Study the site to determine best use Concern about future tax increases Concern about future tax increases Sell the site Sell the site

Board of Selectmen Priorities 2008 Open & Community Space Open & Community Space Traffic & Transportation Traffic & Transportation Downtown & Business Development Downtown & Business Development Housing Housing Technology Technology

Concept of Public Uses Only public uses were considered for the site Only public uses were considered for the site Why? Municipalities typically purchase land for a public benefit Why? Municipalities typically purchase land for a public benefit A public use results in some public advantage, benefit or enhancement of public welfare A public use results in some public advantage, benefit or enhancement of public welfare The private sector should build upscale housing The private sector should build upscale housing Sale of the property at this point delivers no real public benefit Sale of the property at this point delivers no real public benefit Historically, Darien has not bought land for a commercial use Historically, Darien has not bought land for a commercial use

Public Uses Public Uses Include: Public Uses Include: Infrastructure Infrastructure Parking Parking Pump Station Pump Station Bridge/Road Bridge/Road Quality of Life Quality of Life Park Park Municipal Need Municipal Need Town Facilities Town Facilities Program Needs Community Programs Senior Programs Public Benefit Affordable Housing

Create a Park PROS PROS Fulfill demand for more active recreation Fulfill demand for more active recreation Provide passive recreation opportunity Provide passive recreation opportunity Create green space in the Downtown Create green space in the Downtown CONS Intermittent traffic impact to neighborhood depending on active recreation schedule Need for capital funds to grade site and construct facilities Increase in operating funds for new park maintenance Assess impact to investments made at Tilley Pond Parcel configuration limits type of recreation No demand for passive recreation Scope: Demolish library building to create park land.

Create a Park POSSIBLE COSTS POSSIBLE COSTS Need to pay for demolition Need to pay for demolition Estimated at $600,000 for hazmat and demo Estimated at $600,000 for hazmat and demo Need to pay for site preparation and appropriate facilities Need to pay for site preparation and appropriate facilities Could be over $1,000,000 Could be over $1,000,000 Need to pay for increased maintenance costs with 0.5 FTE Need to pay for increased maintenance costs with 0.5 FTE QUESTIONS Is acres of parkland a good investment at over $5.8 million?

Create a Parking Lot PROS PROS Site is as close to Darien Train Station as furthest end of Leroy West Lot Site is as close to Darien Train Station as furthest end of Leroy West Lot Close proximity to Downtown for additional customer and/or employee parking Close proximity to Downtown for additional customer and/or employee parking Reduce parking permit demand Reduce parking permit demand Provide added off-street parking in the Downtown Provide added off-street parking in the Downtown 130 possible spaces – Leroy wait list over 1, possible spaces – Leroy wait list over 1,000 CONS Need additional capital funds for demolition and lot preparation. Traffic impacts to neighborhood May need to run a shuttle service to better connect parking to the train station and other lots Increased permit revenue of $37,000 does not cover added operating expenses Scope: Demolish building, re-grade site to create surface parking.

Create a Parking Lot POSSIBLE COSTS POSSIBLE COSTS Need to pay for demolition Need to pay for demolition Estimated at $600,000 for hazmat and demo Estimated at $600,000 for hazmat and demo Need to pay for site preparation and lot expansion Need to pay for site preparation and lot expansion Could be over $300,000 Could be over $300,000 Need to pay $42,000 for shuttle service operating expenses Need to pay $42,000 for shuttle service operating expenses Need to pay $20,000 for other operating expenses Need to pay $20,000 for other operating expenses QUESTIONS Is over $5.1 million a good expenditure to fulfill part of the in- town parking demand OR Is over $5.1 million a good expenditure to address 12% of the Darien waiting list?

Create a Parking Garage PROS PROS Site is as close to Darien Train Station as furthest end of Leroy West Lot Site is as close to Darien Train Station as furthest end of Leroy West Lot Close proximity to Downtown for additional customer and/or employee parking Close proximity to Downtown for additional customer and/or employee parking Large increase in parking capacity (3 levels = 300 spaces) Large increase in parking capacity (3 levels = 300 spaces) Reduce parking permit demand Reduce parking permit demand Provide added off-street parking in the Downtown Provide added off-street parking in the Downtown Possibility to generate revenue for the Parking Fund Possibility to generate revenue for the Parking Fund CONS Need additional capital funds for demolition and to construct garage Need zoning regulation change and develop community design standards to support structure Traffic impacts to neighborhood Garage operations require more operating support through staff which is not covered by increased revenue May need to run a shuttle service to better connect parking to the train station and other lots Scope: Demolish building and build a parking garage.

Create a Parking Garage POSSIBLE COSTS POSSIBLE COSTS Need to pay for demolition Need to pay for demolition Estimated at $600,000 for hazmat and demo Estimated at $600,000 for hazmat and demo Need to pay for site preparation and parking deck construction Need to pay for site preparation and parking deck construction Could be over $3,000,000 Could be over $3,000,000 Need to pay $42,000 for shuttle service operating expenses Need to pay $42,000 for shuttle service operating expenses Need to pay $52,000 for garage operations Need to pay $52,000 for garage operations QUESTIONS Is over $7.7 million a good expenditure to provide more parking and reduce the Darien wait list by less than one-third?

Move Town Hall Offices PROS PROS Provide additional room in Town Hall for meeting space, expand existing Town Hall offices, and increase available storage space Provide additional room in Town Hall for meeting space, expand existing Town Hall offices, and increase available storage space CONS Need additional capital funds for rehab of interior of Library Need additional capital funds to rehab old space in Town Hall Increase in operating expenses for heating/cooling and electricity Must conduct office space needs assessment to select appropriate offices to be moved off-site Possible efficiency loss with de-centralization of offices and services Scope: Rehabilitate interior and retrofit to house certain Town offices.

Move Town Hall Offices POSSIBLE COSTS POSSIBLE COSTS Need to pay for rehab of space Need to pay for rehab of space Could be over $2,000,000 Could be over $2,000,000 Need to pay for rehab of Town Hall space Need to pay for rehab of Town Hall space Could be over $1,000,000 Could be over $1,000,000 Need to pay for increased operating expenses estimated at $80,000 Need to pay for increased operating expenses estimated at $80,000 QUESTIONS Is more town office space worth over $7.2 million and increased annual operating expenses?

Move Senior Center PROS PROS Provide new location for Senior Center Provide new location for Senior Center Preserve the current building Preserve the current building Floor plan can work with current Senior program Floor plan can work with current Senior program CONS Need additional capital funds for rehab of interior of Library Need additional capital funds to demolish at Edgerton Increase in operating expenses for heating/cooling and electricity for larger space No ability to expand program beyond existing footprint Does not complement BoS vision for future of senior programming Scope: Rehabilitate interior and retrofit to accommodate the current Senior Center program.

Move Senior Center POSSIBLE COSTS POSSIBLE COSTS Need to pay for rehab of space Need to pay for rehab of space Could be over $2,000,000 Could be over $2,000,000 Need to pay for demo at Edgerton Need to pay for demo at Edgerton Could be over $150,000 Could be over $150,000 Need to pay for additional operating expenses over current estimated at $30,000 Need to pay for additional operating expenses over current estimated at $30,000 QUESTIONS Is $6.3 million a good investment in a Senior Center that cannot be expanded over other options?

Build a Community Center PROS PROS Community meeting space Community meeting space New venue for recreation programs for all ages New venue for recreation programs for all ages CONS Need additional capital funds for rehab of interior of Library Increase in operating expenses for heating/cooling and electricity Operations model needs to be determined – how will it operate and how will it be funded No vision or identified demand to support an independent center No ability to expand Insufficient parking Scope: Rehabilitate interior and retrofit to house a community center.

Build a Community Center POSSIBLE COSTS POSSIBLE COSTS Need to pay for rehab of space Need to pay for rehab of space Could be over $2,000,000 Could be over $2,000,000 Need to pay equipment and resources to support a determined program Need to pay equipment and resources to support a determined program ??????? ??????? Need to pay for increased operating expenses estimated at $100,000 Need to pay for increased operating expenses estimated at $100,000 QUESTIONS What is the program and demand for a Community Center to warrant over $6.5 million?

Affordable Housing PROS PROS Provides housing to keep Senior residents in Darien Provides housing to keep Senior residents in Darien Provide housing for local workforce Provide housing for local workforce Area identified for increased density/housing in Town Plan Area identified for increased density/housing in Town Plan Helps meet target to achieve a moratorium in short-term Helps meet target to achieve a moratorium in short-term Helps town take local control of development Helps town take local control of development Studies identified site as being ideal for affordable housing because near transit and jobs Studies identified site as being ideal for affordable housing because near transit and jobs No additional project cost to Town No additional project cost to Town CONS Moratorium provides limited relief from 8-30g Added units small compared to 10% needed to be exempt from 8-30g Limits Town’s flexibility to use site for other purposes into the future Scope: Issue request for development proposals for construction of affordable housing on site with land lease from the Town. To follow Clock Hill model.

Cost/Benefit Assessment What uses at 35 Leroy will address the greatest need in Darien? What uses at 35 Leroy will address the greatest need in Darien? Municipal needs should be the focus in assessing uses rather than the possibility of what could be done with a physical structure Municipal needs should be the focus in assessing uses rather than the possibility of what could be done with a physical structure Needs identified by the Board of Selectmen Priorities: Needs identified by the Board of Selectmen Priorities: Affordable Housing Affordable Housing Parking Parking Senior programs Senior programs

Cost/Benefit Considerations Any use is impacted by $4.125 million purchase price. Any use is impacted by $4.125 million purchase price. The purchase price may impact the fiscal feasibility and/or desirability of certain activities on the site The purchase price may impact the fiscal feasibility and/or desirability of certain activities on the site Additional capital funds may be required in the short- term or future budgets to support certain activities Additional capital funds may be required in the short- term or future budgets to support certain activities Options that involve the Town operating the building will carry additional operating costs – costs will vary depending on the services delivered Options that involve the Town operating the building will carry additional operating costs – costs will vary depending on the services delivered Detailed cost estimates are unknown for certain programs without architectural services Detailed cost estimates are unknown for certain programs without architectural services

Cost/Benefit Considerations All options must also carry the cost to abate hazardous materials on the site. All options must also carry the cost to abate hazardous materials on the site. Removal of asbestos estimated at $300,000 in Removal of asbestos estimated at $300,000 in Asbestos must be removed prior to demolition of building or if rehab work disturbs the current encapsulation Asbestos must be removed prior to demolition of building or if rehab work disturbs the current encapsulation

Cost/Benefit Considerations Failure to make a timely decision regarding the use of the property will necessitate budgeting additional operating costs for a vacant building Failure to make a timely decision regarding the use of the property will necessitate budgeting additional operating costs for a vacant building Town still needs to provide minimal utilities and maintain the asset Town still needs to provide minimal utilities and maintain the asset A highly visible property will be clearly vacant A highly visible property will be clearly vacant Risk of continued 8-30g applications in single-family, residential neighborhoods Risk of continued 8-30g applications in single-family, residential neighborhoods

Deciding Factors

Meet Selectmen’s Priorities Type of Use Does it fulfill the Selectmen’s Priorities? ParkNo Parking Lot Yes Parking Garage Yes Town Hall Offices No Senior Center Yes Community Center No Affordable Housing Yes

Concur with Town Plan Type of Use Is the use for the site supported in the Town Plan of C&D? ParkNo Parking Lot No Parking Garage No Town Hall Offices No Senior Center No Community Center No Affordable Housing Yes

Character of the Neighborhood Type of Use Does the Use Support the Character of the Neighborhood? Park – Passive Recreation Yes Park – Active Recreation No Parking Lot No Parking Garage No Town Hall Offices No Senior Center No Community Center No Affordable Housing Yes

Re-use of Library Building Type of Use Will it Require Demolition of Current Building? ParkYes Parking Lot Yes Parking Garage Yes Town Hall Offices No Senior Center No Community Center No Affordable Housing No* * Town can require adaptive re-use of building like other towns have done with schools.

Additional Costs to Town Type of Use Increased Capital Expenses Increased Operating Expenses ParkYesYes Parking Lot YesYes Parking Garage YesYes Town Hall Offices YesYes Senior Center YesYes Community Center YesYes Affordable Housing NoNo

Deciding Factors OptionPriorities Plan of C&D Neighbor -hood DemoCosts ParkNNYYY Parking Lot YNNYY Parking Garage YNNYY Town Offices NNNNY Senior Center YNNNY Community Center NNNNY Affordable Housing YYYNN Highlighted factors are positive

Parking Use of 35 Leroy for parking fulfills an identified need Use of 35 Leroy for parking fulfills an identified need Such use is undesirable for many reasons including: Such use is undesirable for many reasons including: Added revenue will not cover all costs and require a tax dollar subsidy Added revenue will not cover all costs and require a tax dollar subsidy Limited number of spaces created result in a low return on investment for building Limited number of spaces created result in a low return on investment for building Significant negative impact to neighborhood Significant negative impact to neighborhood Parking garage would have a significant impact on the character of the community Parking garage would have a significant impact on the character of the community

Senior Center Community Center Program requirements and needs drive the facility specifications Program requirements and needs drive the facility specifications Program as driver. Build a space around program requirements so needs are primary and future needs are considered Program as driver. Build a space around program requirements so needs are primary and future needs are considered Architecture as driver. Use an available space and program requirements (current and future) are secondary Architecture as driver. Use an available space and program requirements (current and future) are secondary The ability to address future program needs will be limited by the current building The ability to address future program needs will be limited by the current building

Senior Center Community Center Re-use of the building for Senior Center or Community Center does not complement the Board of Selectmen’s vision for a Darien Community Activity Center Re-use of the building for Senior Center or Community Center does not complement the Board of Selectmen’s vision for a Darien Community Activity Center The Darien Community Activity Center would strive to meet the program needs of Seniors, the arts and the community in a comprehensive facility The Darien Community Activity Center would strive to meet the program needs of Seniors, the arts and the community in a comprehensive facility Best-practices for new Senior programs mix ages and activities Best-practices for new Senior programs mix ages and activities Senior programs must innovate to thrive Senior programs must innovate to thrive Edgerton could serve this need as the site Edgerton could serve this need as the site

Affordable Housing Housing at 35 Leroy responds to community feedback regarding: Housing at 35 Leroy responds to community feedback regarding: Need for affordable housing Need for affordable housing Provide an opportunity for the Town to exercise local control over development and preserve neighborhoods Provide an opportunity for the Town to exercise local control over development and preserve neighborhoods Concern over future budget increases Concern over future budget increases Town is not building units Town is not building units Town is not maintaining units Town is not maintaining units Re-use of the current building Re-use of the current building The Request for Development Proposals identified adaptive re-use as a preference The Request for Development Proposals identified adaptive re-use as a preference

Affordable Housing Housing at 35 Leroy responds to: Housing at 35 Leroy responds to: Identified need in Darien for affordable housing Identified need in Darien for affordable housing Goals encouraged by 8-30g Goals encouraged by 8-30g Presents an opportunity to move toward a moratorium Presents an opportunity to move toward a moratorium Board of Selectmen Priorities Board of Selectmen Priorities Recommendations for affordable housing in the Town Plan of Conservation and Development, SWRPA Regional Housing Assessment, PZC Affordable Housing Sub-Committee Report, and DAHAC Final Report Recommendations for affordable housing in the Town Plan of Conservation and Development, SWRPA Regional Housing Assessment, PZC Affordable Housing Sub-Committee Report, and DAHAC Final Report

Next Steps Establish an Advisory Committee to work with the Board of Selectmen by reviewing and ranking proposals Establish an Advisory Committee to work with the Board of Selectmen by reviewing and ranking proposals Board of Selectmen to act on recommendation of Advisory Committee Board of Selectmen to act on recommendation of Advisory Committee