The outline of the Zemo plan. That’s the sewage treatment plant at upper right and Treetops condominiums at lower left.
The first of what could be a few transactions proposed by the selectmen to recover some of the $7 million taxpayers spent on the Schlumberger property — a proposed $1.25 million sale of five acres to Steve Zemo, whose plans include a hotel — will be up for questions and comments this week.
The five-acre site is on the north side of Old Quarry Road, next to The Treetops condominiums and across the street from the bulk of the Schlumberger property.
Mr. Zemo has accompanied his $1.25 million with a plan to develop the five acres as “Old Quarry Commons,” a mixed-use complex — hotel, offices, apartments, self-storage facility — with an estimated $13-to-$17 million construction cost and generating an annual tax of between $231,000 and $302,000.
The hearing is scheduled for Wednesday, Dec. 4, at 7:30 p.m. in town hall’s lower level conference room.
A town meeting for voters to consider approving the deal is planned on Monday, Dec. 16, at 7:30 in town hall.
The town charter requires that any town land transaction be approved by voters, with at least 10 days between discussion at a public hearing and the vote at either a town meeting or referendum.
The selectman voted unanimously to bring the contract to both the hearing and town meeting last Wednesday, Nov. 20. after a fairly lengthy discussion.
“My feeling is: We’re selling him this property to build what he wants to build,” said Selectman Andrew Bodner.
But there were questions and concerns. Would the proposed deed restrictions to limit future development hold up in court? Could the town get a right of first refusal, in case Mr. Zemo decided to sell the property? Should there be a clause calling for “payment in lieu of taxes” in case he sold to a non-profit entity?
Some wondered if all the concerns were overkill.
“There has to be some good faith,” Selectwoman Barbara Manners.
“And,” Mr. Zemo added, “you’ve got your money.”
A citizen asked if townspeople would have any input.
“I’d suggest you definitely attend the public hearing,” First Selectman Rudy Marconi said.
In December 2011, voters approved spending $7 million on the 45-acre Schlumberger property — a $6 million for the purchase price, and $1 million for related costs.
In debate before that vote the selectmen urged townspeople to buy the property to gain “control” of the its future, and avoid over-development there. They also said the town might sell some of the property — with deed restrictions to limit future building — and recover some of the $7 million cost.
The five acres the selectmen propose selling to Mr. Zemo is first such sale, with a couple of others still in the discussion stage.
At a Sept. 20 bid opening, Mr. Zemo’s offer was the lone response to a “request for proposals” on the five acres.
Next Friday, Dec. 6, the selectmen expect more responses to a similar “RFP” they put out for bids on another part of Schlumberger property — 10 acres off Sunset Lane that have been rezoned for multi-family use.
As with the five acres, they have asked that bid offers be backed by descriptions of development plans for the site.
There are also a roughly 12 acres — the “campus” area, including most of Schlumberger’s now empty research buildings — that the town may want to sell or lease.
The selectmen have been talking to a local art collector about this part of site, first discussing a sale but more recently a lease.
Environmental clean-up has begun in the area, as required by the state. The selectmen now worry that a contract to sell might transfer responsibility for clean-up costs from Schlumberger to the town.
The town asked bidders on the five acres to accompany their offering price with their plans to develop the parcel.
Mr. Zemo’s $1.25-million offer was supported by plans for a three-building complex with a hotel as its centerpiece. The proposed Old Quarry Commons would include:
• A 48-unit all-suite hotel with banquet facilities in a 40,000 square foot building facing Old Quarry Road;
• a three-story 50,000 square foot self-storage facility, serving as a “visual block” to the town’s sewage treatment plant nearby;
• a 20,000-square-foot building with offices on a lower level and 11 apartments above.
“The hotel will offer a business use that is not fully represented in Ridgefield’s central business district,” Mr. Zemo said in a narrative accompanying the site plan.
“In addition, the hotel will have a banquet room with a capacity for upwards of 250 people, creating another economic boost for the center of town, and an opportunity to keep more events in the Town of Ridgefield.”
Both Mr. Zemo and Mr. Marconi have said townspeople like the concept of a hotel in town with banquet facilities that could host large wedding receptions, high school reunions, and fund-raising dinners. Such events often go out of town because Ridgefield lacks large-capacity facilities.
But a comment from the public at last week’s selectmen’s meeting suggests a hotel also raises concern.
“The West Lane Inn, Stonehenge,” said Mary Morrison. “You bring in a hotel like that, what will it do to these small establishments?”
The lack of facilities that the new hotel with banquet facilities might address had only gotten worse with the recent closing of the Elms Inn and Restaurant on Main Street, Mr. Marconi said.
“What do we do to keep people coming, shopping?” he said. “We felt a hotel would be an excellent way to support the local businesses.”
Mr. Zemo later told The Press that an “all suite hotel” is designed to accommodate not just brief visits, but people who might have reason to say in town a little longer. “Suites are larger than simple hotel rooms,” he said. “They would offer separate bedroom and a sitting area with kitchenette.”
The narrative accompanying Mr. Zemo’s plan explains the self-storage building.
“Firstly, the long rectangular massing serves as a visual block to the town’s waste water treatment both for this proposed project and for the adjacent townhouse development.
“Secondly, the lower level will be all individual garage bays that will provide a storage opportunity for small local contractors. This type of offering is becoming scarce at affordable rents.
“Thirdly, while there are self-storage facilities on Route 7, there are none in the center of town so this building would allow a more convenient location for many residents and businesses.”
A speaker from the selectmen’s meeting raised a question about the wastewater plant — although the concern wasn’t visual.
“Is there any environmental impact to taking down trees so close to the sewer plant,” said Catherine Guisio.
Odors from the facility carried through the neighborhood more easily since the big storms of last two years had reduced foliage in the area.
“There absolutely will be odor,” she said.
Mr. Zemo’s site pans calls for a 100-foot “green buffer” along the property’s northern boundary as well as 25-foot green buffers on the east and also the west, next to the Treetops condominiums.
If the deal is approved by voters, Mr. Zemo estimates that design and getting needed approvals would take a year.