For the past year, The Schlumberger Citizens Committee has studied the current Schlumberger property. After holding public workshops and analyzing surveys completed by town residents, the Committee has outlined detailed recommendations for use of the property. Significant is the desire to maintain town control over the parcel and the possible creation of a Cultural Center and Outdoor Ampihitheater.
Below is a portion of the Citizen’s Committee Report.
Recommendation #1
Town maintain control over as much of the 30 acre parcel as possible to retain maximum flexibility with respect to determining future uses on the property. Control may be achieved through various measures. Please click here for full report.
Recommendation #2
Town seek to develop approximately 12 of the 30 acre parcel into a low impact, environmentally sensitive Cultural Center that includes a picnic area and walking and biking trails, to be experienced and enjoyed by both Town and area residents. The Committee recommends that the Town preserve up to 18 acres, which comprise the balance of the site, as open space.
Recommendation #2a - Outdoor Stage/Amphitheater (Supporting Members 9; Dissenting Members 0): The Committee recommends proceeding with the design and the development of an Outdoor Stage/Amphitheater, which is the centerpiece of the proposed Cultural Center.
The Committee also recommends the formation of a new Implementation Committee, comprised of Town residents with relevant background and interests, to provide more specificity to the proposed Outdoor Stage/Amphitheater use requirements and design and to develop a preliminary financial and management plan for its development and on-going operation. Members would likely be drawn from other organizations in Ridgefield that might utilize the facility (e.g., CHIRP, RSO, Ridgefield Playhouse, Ridgefield Chorale, Lounsbury House, Ridgefield Theater Barn, Ridgefield Music and Arts Center, etc.) and work closely with the support and guidance of Town professionals. Key responsibilities for this new committee, which would report directly to the Board of Selectmen, would include:
Recommendation #2b - Existing Auditorium (Supporting Members 9; Dissenting Members 0): The Committee recommends that the Auditorium be earmarked for use as a music/ theatre venue. The Committee has met with representatives of Act of CT, a to-be-formed 501(c)(3) corporation, which intends to draw from professional and local talent to offer limited run theatrical productions and theatrical education and training. The Committee believes their proposed use is consistent with the vision of developing a Cultural Center. Act of CT has indicated their willingness and ability to invest in the Auditorium to restore and establish it as an attractive and functional venue. Further, the Committee believes the renovation of the Auditorium and the proposed use of this space will be an asset to the community. The Committee recommends the Town attempt to structure a multi-year lease with Act of CT and add this complementary use to the proposed Cultural Center.
Recommendation #2c - Philip Johnson Building (Supporting Members 9; Dissenting Members 0): The Committee recommends that the Philip Johnson Building be retained on the site based on its historical and cultural importance.
Recommendation #2d - Multi Use Trail, Picnic Areas and Sidewalks (Supporting Members 7; Dissenting Members 2): The Committee recommends:
o Constructing a multi-use trail bordering the perimeter of the entire 30 acre site.
o Incorporating a modest picnic area would provide an additional low cost amenity that would be complementary to the Cultural Center.
o Building sidewalks from the 30 acre site along Quarry Road over time to connect the Cultural Center to Town Center/Main Street.
Recommendation #2e - Sky Dome Building (Supporting Members 9; Dissenting Members 0): The Sky Dome Building was designed as a special purpose building, which limits its potential for repurposing and reuse. In addition, preliminary cost estimates to demolish the building would be several hundred thousand dollars. There is some potential, however, for using the property for an art storage/museum and discussions with professionals in this field indicate that the building’s structure, overhead ceiling lift and garage entrance are consistent with this use. The Committee recommends the Town actively market the space for such a use once the Implementation Committee has made its decision with respect to the use of the building in the Cultural Center. If the Implementation Committee does not plan to use the structure in the design of the Cultural Center and an art storage/museum user is not found within a reasonable period of time, the Committee believes the Town should consider:
o Demolishing the building and incorporating this parcel into the design of the overall Cultural Center, or
o Subdividing and selling the parcel on which the building currently sits, or a parcel slightly larger than that, on the northwest corner of the site to a third party to be developed to a use that is complementary to the Cultural Center.
Recommendation #3
Financial Implications/Potential Funding (Supporting Members 6; Dissenting Members 3): To date, the Town has recovered $5.6 million of its total investment of $7.7 million (through March) in the original 45 acre Schlumberger property. Keeping in mind that a majority of survey respondents expressed limited interest in selling additional land and understanding that the Committee recommends that the Town seek to maintain control over future uses on the site as much as possible and to ensure the delivery of the Cultural Center vision, the Committee believes:
o Residents will benefit from the proposed sale or lease of the Philip Johnson Building and Auditorium as these transactions will generate income to the Town, but more importantly, will allow the Town to minimize upfront capital expenditures required to repair or upgrade the buildings as well as to avoid future operating and capital expenses. The Implementation Committee should complete its design for the Cultural Center, to include the Outdoor Stage/Amphitheater, the role of the Sky Dome Building and the Philip Johnson Building, before any additional leases or sales are considered to ensure any additional development on the site complements the Cultural Center.
o Once the overall plans for the Cultural Center have been finalized, in the event the Town seeks to generate additional revenues from the property, the Committee has identified several parcels that could be sold or leased for development to third parties including a parcel on the northwest portion of the site, along Old Quarry Road, or a parcel on which the Sky Dome Building sits if no user can be found for this building. The Committee believes a use that is complementary to the Cultural Center could be designed and built on either parcel, generating additional sales proceeds and/or future tax revenues.
o Funding of further development: The Committee believes that the cost of development of the Outdoor Stage/Amphitheater, picnic area, walking trails, parking areas, etc. could be effectively financed through several years of newly realized tax revenues from two the parcels already sold by the Town, once they are fully developed, and from both proceeds and future tax revenues in the event additional parcels are sold to third parties. Subject to the findings of the to-be-formed Implementation Committee, funding may also be available through a combination of corporate sponsorships or naming rights, public grants or private donations.
Recommendation #4
Timeline/Action Steps (Supporting Members 9; Dissenting Members 0): The Committee recommends in the next sixty to ninety days that the Board of Selectmen:
o Form and commission the Implementation Committee and ensure that all information is exchanged between the Implementation Committee and Citizens Committee as soon as possible.
o Engage qualified professionals to develop a plan for subdividing the property to facilitate the lease and/or sale of the Philip Johnson Building and the Auditorium to two different parties. The plan should be sensitive to both structures’ impact on the planned Cultural Center and, at a minimum, address setback and lot coverage requirements, exclusive and/or shared access and parking. The plan should also detail how the two buildings, which are joined by a subterranean staircase and share certain utilities and building systems, will be demised in the event of either a sale or lease.
o Initiate lease negotiations with Act of CT for a lease of the Auditorium and lease or sale negotiations with BassamFellows for the Philip Johnson Building.
In the event those efforts are unsuccessful, engage a third party to develop and solicit proposals for the lease or sale (with the Town maintaining control of proposed and future uses) of the Auditorium and the Philip Johnson Building and seek occupants with uses consistent with the Cultural Center. The objective of these efforts would be to reduce the Town’s cost of carrying these currently vacant properties and perhaps to raise funds to offset the cost of constructing or operating the Cultural Center.
o Develop cost estimates for site preparation work necessary to support the proposed Philip Johnson Building and Auditorium uses.
The Committee recommends that, in the next twelve months, the Board of Selectmen:
o Review the findings and recommendations of the Implementation Committee.
o Engage a third party to develop and solicit proposals for use of the Sky Dome Building for art storage/museum if the Implementation Committee does not include this building in its design of the Cultural Center.
o Evaluate the desire or need, after the design and cost of the Cultural Center have been finalized, for the Town to generate additional revenues from the site as noted in Recommendation #3.
o Present the detailed proposal, including all elements of the proposed Cultural Center, to the residents of Ridgefield with the goal of bringing the concept to a Town Meeting or Town Referendum.
Recommendation #5
Municipal Property and Facilities (Supporting Members 9; Dissenting Members 0): Although the majority of Town residents did not support considering the 30 acre parcel for municipal use, a significant minority (45%) indicated an interest in using the site for some combination of municipal facilities. The Committee believes that the Town should consider, based on comments from the two surveys, some strategic planning to address its long term space needs. The Committee believes the lack of overall survey support for new municipal facilities resulted primarily from concerns over costs. At the same time, the limited support may be due to the residents’ lack of knowledge of the condition of the Town’s existing facilities, their projected maintenance expenses as well as uncertainty as to future uses of the existing facilities. Steps that could generate information for both Town officials and residents as to any need for new municipal facilities or refurbishment of the existing facilities include:
o Creating a consolidated inventory of all Town owned/or occupied space along with any deed restrictions.
o Surveying Town agencies to determine the adequacy of current Town owned properties for their current or intended use as well as their anticipated future use.
o Beginning to track occupancy cost for each Town occupied facility.
o Developing a schedule for addressing deferred maintenance at all Town Owned properties.
o Assessing Americans with Disabilities Act (ADA) compliance and estimate costs to bring all Town owned facilities into full compliance.
o Developing a 5 year capital plan for all Town owned properties.
o Considering appointing an individual to be responsible for managing all Town occupied space.
Recommendation #6
Affordable Housing (Supporting Members 9; Dissenting Members 0): While not proposing affordable housing for this site, the Committee is aware that the Board of Selectmen understands this priority and is currently studying alternatives to address this important concern. Further, the Committee is aware that the Ridgefield Planning and Zoning Commission is currently researching potential regulations in this area. The Committee recommends the Board of Selectmen continue to closely monitor these efforts in order to satisfy this demand.
Recommendation #7
Athletic Fields, Community Pool, Tennis, Paddle and Pickle Ball Courts (Supporting Members 9; Dissenting Members 0): The Committee understands that the appropriate Town professionals have a clear understanding of the demand for these facilities, the options for meeting this perceived need and are working in a prudent and thoughtful manner to address this potential demand as necessary. The Committee recommends that the Board of Selectmen continue to monitor demand for these facilities.