35 leroy avenue public use assessment evonne klein, first selectwoman david bayne seth morton linda...

35 Leroy Avenue35 Leroy AvenuePublic Use AssessmentPublic Use Assessment

Evonne Klein, First SelectwomanEvonne Klein, First Selectwoman

David BayneDavid Bayne

Seth MortonSeth Morton

Linda SantarellaLinda Santarella

Callie SullivanCallie Sullivan

Karl Kilduff, Administrative OfficerKarl Kilduff, Administrative Officer

September 2, 2008

Community FeedbackCommunity Feedback

Community FeedbackCommunity Feedback

Preserve the current buildingPreserve the current building Build upscale senior housingBuild upscale senior housing Build Affordable HousingBuild Affordable Housing Relocate the Senior CenterRelocate the Senior Center Convert to a Community CenterConvert to a Community Center Study Further AlternativesStudy Further Alternatives Consider Republican Club survey resultsConsider Republican Club survey results

Study the site to determine best useStudy the site to determine best use Concern about future tax increasesConcern about future tax increases

Sell the siteSell the site

Board of Selectmen Priorities Board of Selectmen Priorities 20082008

Open & Community SpaceOpen & Community Space Traffic & TransportationTraffic & Transportation Downtown & Business DevelopmentDowntown & Business Development HousingHousing TechnologyTechnology

Concept of Public UsesConcept of Public Uses

Only public uses were considered for the siteOnly public uses were considered for the site Why? Municipalities typically purchase land for a Why? Municipalities typically purchase land for a

public benefitpublic benefit A public use results in some public advantage, A public use results in some public advantage,

benefit or enhancement of public welfarebenefit or enhancement of public welfare The private sector should build upscale housingThe private sector should build upscale housing Sale of the property at this point delivers no real Sale of the property at this point delivers no real

public benefitpublic benefit Historically, Darien has not bought land for a Historically, Darien has not bought land for a

commercial usecommercial use

Public UsesPublic Uses

Public Uses Include:Public Uses Include: InfrastructureInfrastructure

ParkingParking Pump StationPump Station Bridge/RoadBridge/Road

Quality of LifeQuality of Life ParkPark

Municipal NeedMunicipal Need Town FacilitiesTown Facilities

Program NeedsProgram Needs Community ProgramsCommunity Programs Senior ProgramsSenior Programs

Public BenefitPublic Benefit Affordable HousingAffordable Housing

Create a ParkCreate a Park

PROSPROS Fulfill demand for more active Fulfill demand for more active

recreationrecreation Provide passive recreation Provide passive recreation

opportunityopportunity Create green space in the Create green space in the

DowntownDowntown

CONSCONS Intermittent traffic impact to Intermittent traffic impact to

neighborhood depending on neighborhood depending on active recreation scheduleactive recreation schedule

Need for capital funds to Need for capital funds to grade site and construct grade site and construct facilitiesfacilities

Increase in operating funds for Increase in operating funds for new park maintenancenew park maintenance

Assess impact to investments Assess impact to investments made at Tilley Pondmade at Tilley Pond

Parcel configuration limits type Parcel configuration limits type of recreationof recreation

No demand for passive No demand for passive recreationrecreation

Scope: Demolish library building to create park land.

Create a ParkCreate a Park

POSSIBLE COSTSPOSSIBLE COSTS Need to pay for Need to pay for

demolitiondemolition Estimated at $600,000 Estimated at $600,000

for hazmat and demofor hazmat and demo Need to pay for site Need to pay for site

preparation and preparation and appropriate facilitiesappropriate facilities

Could be over Could be over $1,000,000$1,000,000

Need to pay for Need to pay for increased increased maintenance costs maintenance costs with 0.5 FTEwith 0.5 FTE

QUESTIONSQUESTIONS Is 1.993 acres of Is 1.993 acres of

parkland a good parkland a good investment at over investment at over $5.8 million?$5.8 million?

Create a Parking LotCreate a Parking Lot

PROSPROS Site is as close to Darien Train Site is as close to Darien Train

Station as furthest end of Station as furthest end of Leroy West LotLeroy West Lot

Close proximity to Downtown Close proximity to Downtown for additional customer and/or for additional customer and/or employee parkingemployee parking

Reduce parking permit Reduce parking permit demanddemand

Provide added off-street Provide added off-street parking in the Downtownparking in the Downtown

130 possible spaces – Leroy 130 possible spaces – Leroy wait list over 1,000wait list over 1,000

CONSCONS Need additional capital funds Need additional capital funds

for demolition and lot for demolition and lot preparation.preparation.

Traffic impacts to Traffic impacts to neighborhoodneighborhood

May need to run a shuttle May need to run a shuttle service to better connect service to better connect parking to the train station and parking to the train station and other lotsother lots

Increased permit revenue of Increased permit revenue of $37,000 does not cover added $37,000 does not cover added operating expensesoperating expenses

Scope: Demolish building, re-grade site to create surface parking.

Create a Parking LotCreate a Parking Lot

POSSIBLE COSTSPOSSIBLE COSTS Need to pay for Need to pay for

demolitiondemolition Estimated at $600,000 Estimated at $600,000

for hazmat and demofor hazmat and demo Need to pay for site Need to pay for site

preparation and lot preparation and lot expansionexpansion

Could be over Could be over $300,000$300,000

Need to pay $42,000 Need to pay $42,000 for shuttle service for shuttle service operating expensesoperating expenses

Need to pay $20,000 Need to pay $20,000 for other operating for other operating expensesexpenses

QUESTIONSQUESTIONS Is over $5.1 million a Is over $5.1 million a

good expenditure to good expenditure to fulfill part of the in-fulfill part of the in-town parking demandtown parking demand

OROR Is over $5.1 million a Is over $5.1 million a

good expenditure to good expenditure to address 12% of the address 12% of the Darien waiting list?Darien waiting list?

Create a Parking GarageCreate a Parking Garage

PROSPROS Site is as close to Darien Train Site is as close to Darien Train

Station as furthest end of Station as furthest end of Leroy West LotLeroy West Lot

Close proximity to Downtown Close proximity to Downtown for additional customer and/or for additional customer and/or employee parkingemployee parking

Large increase in parking Large increase in parking capacity (3 levels = 300 capacity (3 levels = 300 spaces)spaces)

Reduce parking permit Reduce parking permit demanddemand

Provide added off-street Provide added off-street parking in the Downtownparking in the Downtown

Possibility to generate Possibility to generate revenue for the Parking Fundrevenue for the Parking Fund


for demolition and to construct for demolition and to construct garagegarage

Need zoning regulation Need zoning regulation change and develop change and develop community design standards community design standards to support structureto support structure

Traffic impacts to Traffic impacts to neighborhoodneighborhood

Garage operations require Garage operations require more operating support more operating support through staff which is not through staff which is not covered by increased revenuecovered by increased revenue

May need to run a shuttle May need to run a shuttle service to better connect service to better connect parking to the train station and parking to the train station and other lotsother lots

Scope: Demolish building and build a parking garage.

Create a Parking GarageCreate a Parking Garage POSSIBLE COSTSPOSSIBLE COSTS

Need to pay for Need to pay for demolitiondemolition

Estimated at $600,000 Estimated at $600,000 for hazmat and demofor hazmat and demo

Need to pay for site Need to pay for site preparation and preparation and parking deck parking deck constructionconstruction


Need to pay $42,000 Need to pay $42,000 for shuttle service for shuttle service operating expensesoperating expenses

Need to pay $52,000 Need to pay $52,000 for garage operationsfor garage operations

QUESTIONSQUESTIONS Is over $7.7 million a Is over $7.7 million a

good expenditure to good expenditure to provide more parking provide more parking and reduce the Darien and reduce the Darien wait list by less than wait list by less than one-third?one-third?

Move Town Hall OfficesMove Town Hall Offices

PROSPROS Provide additional room in Provide additional room in

Town Hall for meeting space, Town Hall for meeting space, expand existing Town Hall expand existing Town Hall offices, and increase available offices, and increase available storage spacestorage space


for rehab of interior of Libraryfor rehab of interior of Library Need additional capital funds Need additional capital funds

to rehab old space in Town to rehab old space in Town HallHall

Increase in operating Increase in operating expenses for heating/cooling expenses for heating/cooling and electricityand electricity

Must conduct office space Must conduct office space needs assessment to select needs assessment to select appropriate offices to be appropriate offices to be moved off-sitemoved off-site

Possible efficiency loss with Possible efficiency loss with de-centralization of offices and de-centralization of offices and servicesservices

Scope: Rehabilitate interior and retrofit to house certain Town offices.

Move Town Hall OfficesMove Town Hall Offices

POSSIBLE COSTSPOSSIBLE COSTS Need to pay for rehab Need to pay for rehab

of spaceof space Could be over Could be over

$2,000,000$2,000,000 Need to pay for rehab Need to pay for rehab

of Town Hall spaceof Town Hall space Could be over Could be over

$1,000,000$1,000,000 Need to pay for Need to pay for

increased operating increased operating expenses estimated at expenses estimated at $80,000$80,000

QUESTIONSQUESTIONS Is more town office Is more town office

space worth over $7.2 space worth over $7.2 million and increased million and increased annual operating annual operating expenses?expenses?

Move Senior CenterMove Senior Center

PROSPROS Provide new location for Provide new location for

Senior CenterSenior Center Preserve the current buildingPreserve the current building Floor plan can work with Floor plan can work with

current Senior programcurrent Senior program


for rehab of interior of Libraryfor rehab of interior of Library Need additional capital funds Need additional capital funds

to demolish at Edgertonto demolish at Edgerton Increase in operating Increase in operating

expenses for heating/cooling expenses for heating/cooling and electricity for larger spaceand electricity for larger space

No ability to expand program No ability to expand program beyond existing footprintbeyond existing footprint

Does not complement BoS Does not complement BoS vision for future of senior vision for future of senior programmingprogramming

Scope: Rehabilitate interior and retrofit to accommodate the current Senior Center program.

Move Senior CenterMove Senior Center

POSSIBLE COSTSPOSSIBLE COSTS Need to pay for rehab Need to pay for rehab

of spaceof space Could be over Could be over

$2,000,000$2,000,000

Need to pay for demo Need to pay for demo at Edgertonat Edgerton

Could be over Could be over $150,000$150,000

Need to pay for Need to pay for additional operating additional operating expenses over current expenses over current estimated at $30,000estimated at $30,000

QUESTIONSQUESTIONS Is $6.3 million a good Is $6.3 million a good

investment in a Senior investment in a Senior Center that cannot be Center that cannot be expanded over other expanded over other options?options?

Build a Community CenterBuild a Community Center

PROSPROS Community meeting spaceCommunity meeting space New venue for recreation New venue for recreation

programs for all agesprograms for all ages


for rehab of interior of Libraryfor rehab of interior of Library Increase in operating Increase in operating

expenses for heating/cooling expenses for heating/cooling and electricityand electricity

Operations model needs to be Operations model needs to be determined – how will it determined – how will it operate and how will it be operate and how will it be fundedfunded

No vision or identified demand No vision or identified demand to support an independent to support an independent centercenter

No ability to expandNo ability to expand Insufficient parkingInsufficient parking

Scope: Rehabilitate interior and retrofit to house a community center.

Build a Community CenterBuild a Community Center POSSIBLE COSTSPOSSIBLE COSTS

Need to pay for rehab Need to pay for rehab of spaceof space


Need to pay Need to pay equipment and equipment and resources to support a resources to support a determined programdetermined program

?????????????? Need to pay for Need to pay for

increased operating increased operating expenses estimated at expenses estimated at $100,000$100,000

QUESTIONSQUESTIONS What is the program What is the program

and demand for a and demand for a Community Center to Community Center to warrant over $6.5 warrant over $6.5 million?million?

Affordable HousingAffordable Housing

PROSPROS Provides housing to keep Provides housing to keep

Senior residents in DarienSenior residents in Darien Provide housing for local Provide housing for local

workforceworkforce Area identified for increased Area identified for increased

density/housing in Town Plandensity/housing in Town Plan Helps meet target to achieve a Helps meet target to achieve a

moratorium in short-termmoratorium in short-term Helps town take local control Helps town take local control

of developmentof development Studies identified site as being Studies identified site as being

ideal for affordable housing ideal for affordable housing because near transit and jobsbecause near transit and jobs

No additional project cost to No additional project cost to TownTown

CONSCONS Moratorium provides limited Moratorium provides limited

relief from 8-30grelief from 8-30g Added units small compared Added units small compared

to 10% needed to be exempt to 10% needed to be exempt from 8-30gfrom 8-30g

Limits Town’s flexibility to use Limits Town’s flexibility to use site for other purposes into the site for other purposes into the futurefuture

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 AssessmentCost/Benefit Assessment

What uses at 35 Leroy will address the greatest What uses at 35 Leroy will address the greatest need in Darien?need in Darien? Municipal Municipal needsneeds should be the focus in assessing should be the focus in assessing

uses rather than the possibility of what could be done uses rather than the possibility of what could be done with a physical structurewith a physical structure

Needs identified by the Board of Selectmen Priorities:Needs identified by the Board of Selectmen Priorities: Affordable HousingAffordable Housing ParkingParking Senior programsSenior programs

Cost/Benefit ConsiderationsCost/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 The purchase price may impact the fiscal feasibility

and/or desirability of certain activities on the siteand/or desirability of certain activities on the site Additional capital funds may be required in the short-Additional capital funds may be required in the short-

term or future budgets to support certain activitiesterm or future budgets to support certain activities Options that involve the Town operating the building will Options that involve the Town operating the building will

carry additional operating costs – costs will vary carry additional operating costs – costs will vary depending on the services delivereddepending on the services delivered

Detailed cost estimates are unknown for certain Detailed cost estimates are unknown for certain programs without architectural servicesprograms without architectural services


All options must also carry the cost to abate hazardous All options must also carry the cost to abate hazardous

materials on the site.materials on the site. Removal of asbestos estimated at $300,000 in 2007.Removal of asbestos estimated at $300,000 in 2007. Asbestos must be removed prior to demolition of building or if Asbestos must be removed prior to demolition of building or if

rehab work disturbs the current encapsulationrehab work disturbs the current encapsulation


Failure to make a timely decision regarding the use of Failure to make a timely decision regarding the use of the property will necessitate budgeting additional the property will necessitate budgeting additional operating costs for a vacant building operating costs for a vacant building Town still needs to provide minimal utilities and maintain the Town still needs to provide minimal utilities and maintain the

assetasset A highly visible property will be clearly vacantA highly visible property will be clearly vacant Risk of continued 8-30g applications in single-family, residential Risk of continued 8-30g applications in single-family, residential

neighborhoodsneighborhoods

Deciding FactorsDeciding Factors

Meet Selectmen’s PrioritiesMeet Selectmen’s Priorities

Type of UseType of Use

Does it fulfill the Does it fulfill the Selectmen’s Selectmen’s Priorities?Priorities?

ParkPark NoNo

Parking LotParking Lot YesYes

Parking GarageParking Garage YesYes

Town Hall OfficesTown Hall Offices NoNo

Senior CenterSenior Center YesYes

Community CenterCommunity Center NoNo

Affordable HousingAffordable Housing YesYes

Concur with Town PlanConcur with Town Plan


Is the use for the Is the use for the site supported in site supported in the Town Plan of the Town Plan of

C&D?C&D?

ParkPark NoNo

Parking LotParking Lot NoNo

Parking GarageParking Garage NoNo


Senior CenterSenior Center NoNo



Character of the NeighborhoodCharacter of the Neighborhood


Does the Use Does the Use Support the Support the

Character of the Character of the Neighborhood?Neighborhood?

Park – Passive RecreationPark – Passive Recreation YesYes

Park – Active RecreationPark – Active Recreation NoNo

Parking LotParking Lot NoNo

Parking GarageParking Garage NoNo





Re-use of Library BuildingRe-use of Library Building


Will it Require Will it Require Demolition of Demolition of

Current Current Building?Building?

ParkPark YesYes

Parking LotParking Lot YesYes

Parking GarageParking Garage YesYes




Affordable HousingAffordable Housing No*No*

* Town can require adaptive re-use of building like other towns have done with schools.

Additional Costs to TownAdditional Costs to Town


Increased Increased Capital Capital

ExpensesExpenses

Increased Increased Operating Operating ExpensesExpenses

ParkPark YesYes YesYes

Parking LotParking Lot YesYes YesYes

Parking GarageParking Garage YesYes YesYes

Town Hall OfficesTown Hall Offices YesYes YesYes

Senior CenterSenior Center YesYes YesYes

Community CenterCommunity Center YesYes YesYes

Affordable HousingAffordable Housing NoNo NoNo

Deciding FactorsDeciding Factors

OptionOption PrioritiesPrioritiesPlan of Plan of C&DC&D

NeighborNeighbor-hood-hood DemoDemo CostsCosts

ParkPark NN NN Y YY YY

Parking LotParking Lot Y NN NN YY YY

Parking GarageParking Garage Y NN NN YY YY

Town OfficesTown Offices NN NN NN N YY

Senior CenterSenior Center Y NN NN N YY

Community CenterCommunity Center NN NN NN N YY

Affordable HousingAffordable Housing Y Y Y N N

Highlighted factors are positive

ParkingParking

Use of 35 Leroy for parking fulfills an identified needUse 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 Added revenue will not cover all costs and require a tax dollar subsidy subsidy

Limited number of spaces created result in a low return on Limited number of spaces created result in a low return on investment for buildinginvestment for building

Significant negative impact to neighborhoodSignificant negative impact to neighborhood Parking garage would have a significant impact on the character Parking garage would have a significant impact on the character

of the communityof the community

Senior CenterSenior CenterCommunity CenterCommunity Center Program requirements and needs drive the facility Program requirements and needs drive the facility

specificationsspecifications Program as driverProgram as driver. Build a space around program requirements . Build a space around program requirements

so needs are primary and future needs are consideredso needs are primary and future needs are considered Architecture as driverArchitecture as driver. Use an available space and program . Use an available space and program

requirements (current and future) are secondaryrequirements (current and future) are secondary

The ability to address future program needs will be The ability to address future program needs will be limited by the current buildinglimited by the current building

Senior CenterSenior CenterCommunity CenterCommunity Center Re-use of the building for Senior Center or Community Re-use of the building for Senior Center or Community

Center does not complement the Board of Selectmen’s Center does not complement the Board of Selectmen’s vision for a Darien Community Activity Centervision for a Darien Community Activity Center

The Darien Community Activity Center would strive to The Darien Community Activity Center would strive to meet the program needs of Seniors, the arts and the meet the program needs of Seniors, the arts and the community in a comprehensive facilitycommunity in a comprehensive facility Best-practices for new Senior programs mix ages and activitiesBest-practices for new Senior programs mix ages and activities Senior programs must innovate to thriveSenior programs must innovate to thrive Edgerton could serve this need as the siteEdgerton could serve this need as the site


Housing at 35 Leroy responds to community Housing at 35 Leroy responds to community feedback regarding:feedback regarding: Need for affordable housingNeed for affordable housing Provide an opportunity for the Town to exercise local Provide an opportunity for the Town to exercise local

control over development and preserve control over development and preserve neighborhoodsneighborhoods

Concern over future budget increasesConcern over future budget increases Town is Town is notnot building units building units Town is Town is notnot maintaining units maintaining units

Re-use of the current buildingRe-use of the current building The Request for Development Proposals identified adaptive The Request for Development Proposals identified adaptive

re-use as a preferencere-use as a preference


Housing at 35 Leroy responds to:Housing at 35 Leroy responds to: Identified need in Darien for affordable housingIdentified need in Darien for affordable housing Goals encouraged by 8-30g Goals encouraged by 8-30g Presents an opportunity to move toward a moratoriumPresents an opportunity to move toward a moratorium Board of Selectmen PrioritiesBoard of Selectmen Priorities Recommendations for affordable housing in the Town Recommendations for affordable housing in the Town

Plan of Conservation and Development, SWRPA Plan of Conservation and Development, SWRPA Regional Housing Assessment, PZC Affordable Regional Housing Assessment, PZC Affordable Housing Sub-Committee Report, and DAHAC Final Housing Sub-Committee Report, and DAHAC Final Report Report

Next StepsNext Steps

Establish an Advisory Committee to work with Establish an Advisory Committee to work with the Board of Selectmen by reviewing and the Board of Selectmen by reviewing and ranking proposalsranking proposals

Board of Selectmen to act on recommendation Board of Selectmen to act on recommendation of Advisory Committeeof Advisory Committee

35 leroy avenue public use assessment evonne klein, first selectwoman david bayne seth morton linda...

Documents

public uses public uses

public advantage

public use results

site slide

concept of public uses

enhancement of public

real public benefit

commercial use slide