Preserving New Canaan’s 1913 Library: Correcting Falsehoods

To the Editor:

-The 1913 library, and its adjoining circa 1935 addition, have been deemed historically and architecturally significant after extensive research conducted by experienced and qualified preservation experts. The 1913 Library and its circa 1935 addition total approximately 3600 SF. This 3600 SF building will be referred to as “1913” for purposes of this report.

-A 1913 Building Condition study reports that the 1913 building is in excellent condition, structurally sound, and repairs to the roof and columns are in excellent condition. The appearance of the 1913 building remains the same as it did when it was originally built.

-No documentation has been provided to the public to support numerous negative statements concerning the condition and integrity of the 1913 Library. However, enough information has been obtained to warrant preservation of 1913.

-Existence of the rear west wall of 1913 and 1935 additions have been verified from a 1979 architectural drawing, sourced from the New Canaan Building Department, and support the original roof. Portions of the 1913 building south wall and west wall were likely altered in past renovations and will likely need to be reconstructed. However, the need for possible wall reconstruction of small portions of the 1913 Library in no way prohibits the feasibility of rehabilitating 1913 for future use.

-Experienced architects estimate it will cost $828,000 to rehabilitate 1913 to include new heating, plumbing, electrical, ADA access and ADA bathrooms. Dharam Consulting rehabilitation estimates of $3-4 million dollars obtained by the NCL are unsubstantiated, and are in direct contrast to the under one million estimate submitted by seasoned preservation architects to restore the building for future reuse. Click here to learn more: https://www.youtube.com/watch?v=Xa2BSvdlZfk

-Referencing community focus groups as representative of the entire New Canaan community's desire to demolish 1913 is deeply flawed. The sampling is not statistically significant and does not effectively or adequately represent the New Canaan population . A group of 40 individuals, represents a mere .002 percent of New Canaan’s 20,213 population. This sample group is far too small to draw conclusions about the entire New Canaan community’s view on saving 1913. In fact, contrary to library reports, a co-chair of these 2012 community groups publically cited the group’s strong preference for the preservation of the 1913 Library.

-Hazmats reports concerning hazardous material within the 1913 library have not been shared with the public. Hazardous materials in historic buildings if left undisturbed and non-friable can remain and be safely encapsulated. There is a far greater risk to the public created when a building is demolished as hazardous materials can become airborne and expensive abatement and proper disposal is required.

-Kirk and Co, a highly respected real estate consultancy firm, conducted a 1913 Library feasibility study in July 2020 that identified multiple potential uses for the building. Results were publicly presented to the New Canaan Town Council In September of 2020. That meeting can be viewed here: https://www.youtube.com/watch?v=0qnPcVmEqOc. A pro-forma financial analysis, created by an experienced and seasoned financial professional, shows the 1913 building can be revenue neutral, self-supporting, and even revenue producing depending on reuse tenancy. To see a presentation on the economic benefits of retaining 1913 building, click here: https://www.youtube.com/watch?v=bHY9mbtXMQE&t=15s

-Retention of the 1913 Library is supported by the New Canaan Plan of Conservation and Development (2014), and the CT State Village District Design Guidelines requiring the preservation of historic and architecturally significant structures. The 1913 Library is in the New Canaan Village District. The current new library application does not address the Village District Guidelines under which the entire application falls.

Finance Issues

-The Town of New Canaan provides 75 percent of the New Canaan Library’s (NCL) current operating budget, is being asked for $10,000,000 to support a new NCL, paid out about $500,000 to purchase a now demolished house abutting the current library, and has offered, through the NC Parking Commission, to provide parking for future library patrons at the Center School Lot in lieu of the NCL design failure to provide on site parking for a new library.

-Center School Parking area, valued at about 10 million dollars, is planned to be released to the NCL for $10,000, 75 percent of which is funded by the Town of New Canaan.

-Independent architecture professionals have questioned if the library can be built for 38 million? Independent estimates show that the proposed new library could cost 45 million or more.

-NCL has raised 8.5 million to date with another 8 million promised in pledges resulting in about only 42 percent private philanthropy rate of funding. Who will bail out the NCL if they can’t pay for the new proposed library?

NCL Proposed library lawn to take the place of 1913 Critique: Alternate Plan Proposed by Keith Simpson

With 1913 remaining on the proposed “library lawn”, the lawn would still be .57 acres, a difference of .10th of an acre from NCL’s proposal. Public reports indicate that plans to create a library lawn will cost $2.5 million not including upkeep. Of equal importance, the proposed lawn is not in compliance with federal ADA regulations according to an ADA specialist and ADA accessible parking is non-existent for lawn users.

Keith Simpson, experienced New Canaan Landscape architect, has studied the proposed NCL plan and critiqued the proposed NCL lawn: "I have evaluated the new library's own "Town Green" plan, a copy of which is attached. In my opinion, it is a profoundly, and fundamentally, flawed plan in many respects, just as is, with or without any attempt to retain any portion of the current 1913 library building. My observations and evaluation are described below here: https://patch.com/connecticut/...