Since it opened 2 weeks ago, Bedford Square has become Westport’s newest destination. Folks flock there to shop, eat, and hang out in the courtyard.
David Waldman’s project — which took many years to conceive and sell to town boards, and another 2 years to construct — seems like the end of a long process.
But it may be only the beginning.
Numerous sources say that the Westport-based developer is under contract to buy both Sconset Square and 155 Post Road East. They’re contiguous properties: Sconset is the small shopping center off Myrtle Avenue with stores like Bungalow and Le Penguin restaurant, while 155 Post Road is the cement building across from Design Within Reach (the old post office). Eyeglasses.com is a current tenant; it used to house the Tack Room and Christian Science reading room.
155 Post Road East is a tired-looking building across from Design Within Reach (the old post office).
With Bedford Square, Waldman re-imagined the way we use Elm Street/Church Lane/Main Street. If he acquires those nearby properties — and, rumor has it, the Westport Pizzeria building too — he could redesign that section of downtown as well.
And tie it together with Bedford Square, which is much closer physically to Sconset Square than most of us now realize.
Sconset Square has been in Westport for years. Originally called Sherwood Square, it was the site of the original Sport Mart.
Word on the downtown street is that Waldman could reorient Sconset Square, opening up the backs of those stores to anyone using a redesigned walkway from the Post Road to Church Lane.
Removing the Westport Pizzeria building could create a pedestrian walkway to Church Lane — and enable merchants to utilize the backs of their stores, as well as the fronts.
He could also consolidate several of the parking lots on Church Lane — like the one behind SoNo Baking (soon to be Aux Delices) — making them more accessible and practical.
Right now there’s a hodgepodge of small parking areas off Church Lane, and behind Sconset Square. It’s tough to walk there from the Post Road.
Other rumors are flying, including the possibility of the Westport Arts Center and/or Westport Film Initiative moving into 155 Post Road East. That could give those organizations great visibility — and bring more people downtown.
The synergy between arts, retail, restaurants (and the new Bedford Square rental units) sounds exciting.
Of course, Bedford Square did not happen overnight.
It took many long nights of meetings.
Followed by 2 years of construction.
Westporters have so far voted with their feet. They’ve poured into Bedford Square.
There are sure to be many votes ahead for this next phase of downtown development.
Great job
Westport Cinema Initiative needs a home – we need a movie theater in downtown.
This all sounds terrific–especially in terms of having everything more connected via pedestrian paths.
And, having the home of the Westport Cinema Initiative in one of these spaces seems like the ultimate win-win since, among other things, it would help bring people into downtown at night.
I had recently talked with the head of the CT Film Festival, who was lamenting the fact that there is no movie theater in downtown Westport. He would love to base a film festival right here in town if there were a venue for it.
155 Post Road East was owned by a great guy in the 70’s… Tony Grimaldi, owner of Westport Glass, the best boss I ever had. Then the Tses bought it. They owned the house towards Old Mill beach, with the indoor pool. Farrah Fawcett had been rumored to buy their house.
This is all fantastic. Sconset could be a gem in disguise. And creating better people flow and parking is a true asset for Westport.
It does amaze me that the town can spend so much money on consultant after consultant and nothing gets done. Then the vision of a developer who has real concern for Westport comes in and gets things done. How much has the town spent on consultants telling us what kind of signs we need?
Thank you David. Your projects have benefited our town including helping to raise the Grand List which helps avoid big property tax increases.
Westport Pizzeria had to move off main street because of the high rents. With a project of this magnitude all of the small business’s currently there will be forced to give way to more high rent chains. Westport is losing it’s small town ambiance in favor of an upscale mall.
Unfortunately, Michael is absolutely correct – you only have to look at Main Street to see the proof of his point. I can’t see it changing though, since $$$’s rule throughout today’s world, not just in our little corner of it.
Bill. Just curious-what store would you like to see move to Westport?
To tell the truth, I’m just nostalgic and thinking of Westport as it was in the 60’s (Schaefer’s, West Lake, Pickle Barrel, etc.). The malls killed the mom and pop stores and now the malls are starting to decline as the anchor stores are in financial trouble. There is an interesting new(?) concept in East Windsor (Evergreen Walk) with stores laid out like a town but it would take too much land to do that in a built up area like Westportk
Michael. Bedford Square is anything but a ‘big mall’. It replaced a building that was crumbling and created a beautiful spot for diners and stores. And if you didn’t noticed, most of the stores, other than one, are mom and pop types.
Consumers decide where they want to shop and spend their money. You cannot regulate it or demand what kind of stores come to Westport. Just look at Athleta, owned by GAP to understand the consumer in and around Westport. It is their 2nd most succesful store in the chain and one of their smallest in square feet. Sorry that a Tea store could not make it in a westport, probably not enough shoppers.
Sconset Square needs to be upgraded. It will makento look of our downtown much nicer. In no way will it become a big mall.
What some people are missing is there is downward spiral of highend retailers. Ralph Lauren, which is not only an example of the pinnacle of high end retail but has a sophisticated real estate and design construction department, is closing 50 locations including the Flagship store in NYC. Retailers are constantly trying to reimagine their role and how they deliver the experience to the savvy consumer. Now the new thing is coffee shops and restaurants to enhance the “experience.” Terrain has done it successfully and now Anthropologie. Like everything this will get old and I predict this trend will change given the way the younger generation live their lives online and purchase so much with just a click. So 10 years from now, I think the commercial landlords will be reexaming their square footage costs as well as their usage of space when larger high end retailers examine the delivery of the “customer experience” and realize it is an expensive delivery for not a great ROI. Food for thought as the expansion and the revisioning of downtown continues. I do think Bedford Square was tastefully done and David Waldman worked hard and successfully to accommodate a lot of concerns. I just hope it will remain occupied in the long run for everyone’s sake.
Great points, Jamie. But there is another trend: Amazon is starting to open brick-and-mortar stores. Bottom line: I don’t think anyone knows where retail is going. Which might be why this kind of development should be as flexible as possible. And why the inclusion of the Westport Arts Center and/or Westport Film Initiative could be a win-win for everyone.
Malls are watching as large box retailers are failing and some going bankrupt. The internet has changed the way people shop forever. Whether a mom/pop or national chain, everyone is finding their business changing rapidly.
Westport is fortunate to have a lot of so called mom and pops. MITCHELLS is probably the most succesful to withstand the internet and large box retailer. We have some very good woman’s shoe stores in town. And with athlesuire the current crave, we have the 2 best. And almost most of our restaurants are not national chains. Just go the Jessup Green to see the success of local ownership.
Any store opening today has to find their niche and to prove to the current shopper the value of their service, brand and merchandise. Just wanting a mom and pop makes no sense, what product they offer does. LuLu Lemon was once a mom and pop that became succesful. The opportunity is here in westport if someone has an idea for a store that fulfills a need.
Large retailers are looking to downsize their stores as they can no longer afford the big stores. Westport is in great shape as the local buyer frequents the stores where there is value to that buyer. That is what made our Athleta one of the most succesful in the chain. They have merchandise that people want.
The shopping experience in our town is very pleasant and much better than going to a mall. Just walk down Main Street today to see the many walking and enjoying being in our town.
The opportunity for someone to make changes to the ugly buildings in sconset square and make it more attractive will be great for Westport. Make the square more accessible and part of the whole Main Street amd Bedford Square experience another benefit. Thank you David.
Having people come to westport to shop and enjoy our restaurants is important. Our stores and restaurants need the volume to make them succesful.
At the end, it is the consumer who will decide which stores will make it in westport or any town. Let’s make the area look great and attractive for more to think about setting shop in westport.
https://www.google.com/amp/s/amp.businessinsider.com/stores-closing-macys-kohls-walmart-sears-2016-12
Bart,
It is unfortunate that you would pass judgement on a small scale local center as “ugly’ It might be the pride and joy of a current owner. By the way it is also walkable and an attractive place to be at as a shopper and as Morley points out it is a good transition use to a residential neighborhood across the street. Somehow many people seem to have forgotten that we have zoning regulations which are designed to protect all residents and property owners. Developers have time and time again written new text amendments to change our regulations to suit their desire to create more development. When they do this and are shown the special favors they have enjoyed it impacts every Westport property owner financially and environmentally. There are many properties on the Post Road which will eventually developed and they will be forced to adhere to current zoning. Sconset Square is not zoned for the size and scope of development discussed here. How do you justify a zone change with a residential neighborhood across the street. I suggest you attend a few ZBA hearings and watch ordinary property owners jump through hoops to justify a small addition their home or something as simple as the placement of an air-conditioning unit or garden shed.
The nay-says are out even though there are no plans or even truth to the story.
Some did not want the Y to move and it turned out to be a great project. The threats of traffic never materialized.
Then the nay-says came out against Bedford Square. Now it is built and beautiful and a great addition to Westport. And the best part, it turned a no-paying tax payer property into one adding to our Grand List. Fantastic.
Now the nay-says come out again even though there are no details. Making up stories. Amazing.
Concerned citizens expressing opinions. Why is this such a concern to you?
John-no issues with concerned citizens. I am probably called on myself. But like a clock, a news story comes out and the same people raise concerns without knowing any facts. And the same people complain about ‘mom and pops’ in westport. Our stores are filled with mom and pops and also teenagers and graduates working those stores.
And now 06880 posts about Design Within Reach. A local who has decided to continue to have a store in CT, and help build the vibrancy going on in a westport. Do they qualify as the so called mom and pop. Too funny.
John-Bedford Square is a huge success for Westport for many reasons. While the Nay Sayers are out regarding Sconset Square, just like they did with Bedford Square, I will wait to see the ‘facts’ and then make any comment-good or bad.
Happy Easter.
Without passing any judgement whatsoever on the above described redevelopment project, I would like to quietly point out that there is something else which is much closer to Bedford Square than many realize:
A residential neighborhood.
I truly wish the very best of success for our town, but the traffic is starting to impact those of us who call downtown home.
For real.
I am all for reimagination, reinvigoration and a community that encourages walking, talking, sitting, enjoying and even a bit of shopping.
Your story points to many, many family-owned and small businesses that need just this kind of development to survive and perhaps thrive. Paradoxically, the town government doesn’t seem to be connecting the dotted lines between new developments and higher rents, though. One doesn’t have to look far for other 06880 stories of closed/closing stores and disenfranchised (no pun intended) small business owners who would be perfect candidates for Westporters, but who can no longer afford to have a presence in our town. I don’t think it’s a stretch to say that Westport is loved by its residents because it is not a “cookie cutter” town — but it will be, very soon, if this pattern of retail development and higher barriers to entry continues.
Just curious…how will a development project like this encourage many, many family-owned and small businesses to survive and perhaps thrive? It sounds like the small businesses that are currently located in Sconset Square and the surrounding properties will be displaced unless they are going to be offered temporary locations while the new development is under construction and then, once it is completed, some form of subsidized rent which is highly unlikely (not sure how many slices one has to sell to pay the rent around here these days).
I also wonder about the statement that Westport is not a “cookie cutter” town…a recent walk down Main Street tells a different story…Banana Republic, Lululemon, Athleta, Williams Sonoma, West Elm, Ann Taylor, Loft, Benefit, Blue Mercury, Lucky Brand, Eileen Fisher, J. Crew, Madewell, The Gap, Lux Bond & Green, Vineyard Vines, Pottery Barn, Anthropology…I am naming them because I am hoping that as I do a few will pop into my mind that can’t be found in any mall in any town in the Continental US. In fact, with the exception of The Brownstone, Shoe Inn and the new store on the corner opposite Tiffany (apologies in advance to any small business owner on Main Street not owned by a conglomerate that I have not named), Westport is mostly an open-air mall. There is very little that is unique about Downtown Westport other than the Wesport Library.
As a resident of one of the Downtown neighborhoods I am also concerned about the shopping areas, like Sconset Square, that serve as buffers between commercial and residential property. Bedford Square works where it is but to continue it’s density and height all the way over to the edge of where Sconset Square ends along Myrtle Avenue would severely impact the abutting residential neighborhood. I am not saying that Sconset Square shouldn’t be reinvented but it does need to happen with care and respect for the stakeholders in the residential parts of Town.
I agree with you on all points. Perhaps my words were just coming at the issue from a different point of view (half-empty vs half-full).
Yes, we are already disapppintingly
cookie cutter. But trends can always be reversed and I’d love to see some backbone from the town governing bodies by interpreting zoning regulations in a common-sense way to encourage opportunities for small businesses to return to (or stay in) Westport. I agree that your residential property should increase in value and functionality, and not be adversely affected by parking, noise or physical building structures.
And yes, I also agree that there is little chance that any major investment in reconstruction of retail areas will NOT result in more big name retail.
Susan-so you want the ‘government’ to regulate who gets to lease space in the already defined and controlled space (P&Z) in westport? How would you define small businesses? Do they own 1 store? 3 stores? 10? Or is it by revenue? Or the amount of employees? Just curious?
Stores, like all things, goes thru cycles; what is happening with many retail operations is the realization that shoppers come in for an experience, not just to buy things, which they can now just as easily do online if that is their only goal. Successful stores know their demographic, and plan for their shopping patterns. In addition to Athleta, you only need to look at stores like Terrain, which is wildly successful this way, and the new Anthro & Company is already showing the same signs of consistent consumer business – which will help us keep a vibrant downtown for all. We’ve had turnover downtown lately, but most are not just leaving because the rents are high – and they’ve included chains; it is just an easy thing to cite. While Davids tea’s is leaving a new store is already coming in there. I think the work that is being down to restore AND re-imagine our downtown spaces will make us a distinctive and attractive place to shop and dine, which will help us all – including our tax base. Parking and traffic are already being addressed. Bringing more culture is the next step – including theater, art and music. In addition to potential plans for 155 Post, I am hopeful these will also soon include Seabury Center, another gem with wonderful acoustics that could further enrich the experience for us all.
Randy, it’s totally your call of course, but, under the circumstances, maybe you should have disclosed that you’re the current head of the Westport Downtown Merchants Association (WDMA).
That aside, I’d like to go back to the statement you made just before mentioning the need for more culture: “Parking and traffic are already being addressed”. I don’t know about the first issue and have no reason to doubt it, but I sure hope that’s really true about the second.
So far, what I see is a consultant driven program to systematically eliminate every right on red turn in downtown and add in traffic choking – sorry, traffic calming – bump outs and crosswalks in places the police can’t even support. Looks like we’re close to halfway there.
As you’ve no doubt heard, the scheme is causing the sort of trouble one would expect.
I’m just curious, is the WDMA down with this?
If “parking and traffic are already being addressed,” it must be a conversation that has not included the residential stakeholders in the Downtown area. Have I missed a public hearing, a forum asking what we think or an explanation of the effect this will have on us?
As for “culture,” we have the Westport Country Playhouse, the Wesport Community Theater, the Levitt Pavilion, a jazz venue at 323 and the Westport Arts Center. In no way am I opposed to an increase in “culture” as long as the word is not being used as a euphemism for bars (think of the cacophony that would emanate from the rooftop at Bobby Q’s on the nights it operated as a live music venue).
A movie theater would be delightful but everytime we go to the Garden Cinema to watch a movie with only six other people sitting there it makes me wonder exactly how viable a movie theater is in this day and age. Let’s not forget that Fairfield couldn’t keep theirs afloat and they didn’t have to build a new building to house it.
Finally, I agree that the “experience” of shopping for housewares and then enjoying a latte has been a tremendous success for Terrain. I am sure that shopping for clothing while enjoying an espresso will be equally enjoyable if I ever make it to Anthropology. However, how many more “coffee and shopping” experiences can Westport sustain? Also, when we get bored of shopping while caffeinated what is the next “experience” they can offer us?
I realize there is room for improvement as far as Sconset Square is concerned. I disagree that this development
is what is required for many, many family-owned and small businesses to survive and perhaps thrive (a comment made in a previous post). I will repeat that shopping centers like Sconset Square serve as buffers between commercial and residential property and Bedford Square works where it is but to continue it’s density and height all the way over to the edge of where Sconset Square ends along Myrtle Avenue would severely impact the abutting residential neighborhood. Anything that does happen here needs to happen with care and respect for the residential stakeholders.
A movie theater would be great as I often heard my now grown children say, “I wish we could just go to a movie and hang out in our own town”
But what I really want to know is what will happen to Westport Pizza!
I take issue with the caption that 155 Post is “tired looking” building. It’s a well-maintained but vacant (at store level) building in the midst of a small-scale property speculation boom.
Yes, when a building is re-purposed for high-rent chain stores it acquires a spiffy, redesigned facade, but that usually comes at the expense of locally-owned stores serving middle class needs.
Also I have a question about another caption: “Removing the Westport Pizzeria building could create a pedestrian walkway to Church Lane — and enable merchants to utilize the backs of their stores, as well as the fronts.”
I assume this also means: removing Westport Pizza from Westport. Correct?
Yes, it would mean getting rid of the current Westport Pizzeria building. Obviously, the Miolis would have to sell it.
Dan, right. Certainly the current Westport retail property boomlet is a better deal for the merchant who owns a building and decides by free will to cash-in, vs. the far-more-common story of a merchant/tenant being forced to close due to a landlord’s rent increase.
But for the character of the town, it is just the same: a relentless exodus of locally-owned shops, serving the everyday needs of local residents, replaced by upscale national chains catering to the occasional luxury purchaser, or to those lucky few who are wealthy enough to make such purchases on an everyday basis.
This is not the way of the world outside Westport. Somehow, the Klebans have figured out how to profitably mix lively, but down to earth, local establishments like Fin and Molto, right next door to upscale national tenants like Fidelity Investments and Morgan Stanley. And yes, there are quite a few places to grab a quick slice of pizza or a sandwich, without needing to pull out your Platinum Card.
I know Fairfield has a younger, hipper crowd thanks to the universities — but you also get what you build for. On Main Street, they’re building for the mythological “Real Housewives of Westport” – and that’s what we’ll get.
If the new development is a continuation of the recently completed project, and 4 stories as I’ve heard, downtown is going to look like a twee Disney world.
Yes, a “twee Disney world” with a movie theater that will wind up having to be subsidized because it won’t be able to survive selling only six tickets per show. But, you will be able to buy fair-trade coffee or brick oven pizza cooked by someone’s Mom or Pop who will be able to get a job working for a national clothing retailer looking to sell us “experiences.” So it will be completely worth it even at the expense of zoning laws and the quality of life of the residents of Downtown Westport.
I am a fan of Bedford Square but am curious to know what other stores are coming in besides Anthro and M.eat. It looks like there are 4-5 unbuilt-out commercial spaces on the ground floor, are these still waiting to be leased? I so that seems like a reason to worry with so many other vacant spaces in town (former Neat, former Anthropoligie building, those vacant spaces next to eyeglasses.com mentioned in Dan’s post). Any intel into what is happening with these spaces? Everyone talks about what a success it is but no one mentions that it still appears half vacant from street level.
A movie theater sounds like a great pipe dream – thanks to this article I just joined the WFI mailing list and will look to volunteer with them. As someone who lives walking distance to town, my wish-list for down-town would not be more fancy stores. I was in town on Sunday with 2 kids and there was nowhere to buy them a lemonade. In my dream downtown I’d love to see a NY-style bagel deli shop, a coffee shop to replace SoNo, and a casual kid-friendly organic comfort food restaurant (like a Bare Burger or something but I’d take a Chipotle or other national chain with somewhat healthy grab-and-go food), an ice cream shop and an upscale bar. Oh and a small drug store. Then we’d have some real life in town in the evenings and weekend afternoons. But rents are too high so I’ll keep dreaming. Maybe we’ll get a Banana Republic Men’s.
Jen. Part of your dream is happening. Rye Ridge Deli will be opening in the old Oscars. Under construction right now. It’s a very good deli and bagel and sandwich shop. Really good. And just maybe you can get your lemonade. I bet you can.
Is that considered a ‘mom and pop’? They own a few stores in Westchester and Fairfield County.
Thanks Bart – we heard about Rye Ridge and that is indeed very exciting! I hope they have some good seating in there so it’s easy to grab a table. Will be interesting to see what the next few months bring.
Jen. My prediction is Rye Ridget deli will be jammed. It is perfect for our Main Street and has very good food. Great for everyone walking our town shopping who want lunch. Great breakfast also. Will make the town that much more vibrant.
I have been in town over 20 years. What is happening now is truly wonderful. Outdoors spots to sit and drink a coffee and refurbished buildings that maintained the old look. New restaurants that are fun (Jessup Green as an example) and hopefully Port will add to the dining scene.
For us it is great we do not have to leave Westport for shopping or food. Just wish an Apple Store moved into town. We get almost everything in westport-I hope most use ASF For their children’s sports stuff and sneakers. They are wonderful people.
Can’t wait for Rye Ridge to open.
I love the idea of re-developing Sconset Square and 155, both of which have tremendous appeal. I love the design of Bedford Square and the thought of having a contiguous, updated downtown that includes Sconset and 155 is very exciting! Care has to be taken to keep the small/unique stores. Like many others, I’d love to see a movie theater downtown.
Morley: To address your comments and others, the town is very actively looking at parking and traffic issues downtown (I am a committee participant) and I am certain that residents will get opportunity to weigh in. There is also a wayfinding initiative underway for the entire town which will also help to address traffic. I would tell you that the WDMA is very much in support of this effort – which includes not only new retail opportunities, but cultural enrichment that will draw more shoppers downtown. I also know that getting unique, and local merchants wherever possible is always a goal – and helps to distinguish us from regional malls. Also, as a current tenant of the 155 Post Building (I occupy the entire back side, facing Church Street) I can confirm that it is currently mostly empty, although maintained. I will be very sad to lose my unique space, but hope to to find another in the downtown footprint and fully support the effort to use it for cultural attractions.
Randy, if the WDMA’s objective is, as you state, to attract more people (and cars) to the downtown area, we’re going to need actual solutions to maintain traffic flow, not consultant driven clutter such as wayfinding. With any luck, we’ll may be able to undo some of the real damage that the committee you mentioned has unwittingly done to traffic flow in the downtown area.
Morley. You decided to live next to a town center. That was your choice. If the town center improves and attracts more people that is good for the town.
As I have been in town for a few decades now, the improvements to our town center over the last few years has been wonderful. Westport is becoming vibrant again with more eateries and places to shop. Buildings have been upgraded and we have Peking below Bedford Square, a real benefit. The town kept the old building and moved it to a parking lot so we did not lose prtmof our past.
The local merchants keep their eye on westport and maintain their concern for traffic and parking. They care.
Bart, when I moved to the area in question it was subject to the same zoning regulations that are presently in force. Those regulations are expressly intended to safeguard residential property values. I have not, as you know, taken a position on the proposed project and will await the facts before reaching any conclusion.
Morley. You complain about traffic and your future concern regarding traffic. The success of the new stores and restaurants could and will probably determine whether we experience more or less traffic around our town. Zoning laws might not have anything to do with any increase in traffic you write about.
I will continue to hope that the refurbishment of our town buildings bring more people out and around our town, which is good for all of us. Inc luring our homes values as Westport maintains being a desirable place to live and enjoy.
Bart, I want everyone to succeed, not just the powerful.
My observation is that zoning text amendments have become, in many instances, a substitute for the regulations that the average citizen must comply with. One could almost argue that we’ve turned the town over to developers by allowing this trend to get so far out of hand.
Keeping the small scale character of Westport’s business center helps protect the livability and desirability of the surrounding residential neighborhoods. Overdevelopment of the downtown area creates externalities that residents pay for: noise, gridlock and crushing infrastructure demands that drive up taxes.
Morley. I have yet to see any over development in our downtown in the many many years I have lived in westport. What we have watched is a Y that crumbled that should have moved to Barons South (another story) and a developer come in and turn a run down building into something much nicer while keeping the same look. You keep talking about over develolment and traffic, yet none of that has happened.
Bart, with utmost respect, you may have possibly missed something that those who live in the downtown area noticed a while ago.
At a recent Board of Selectmen hearing focusing on the unfortunate congestion problem that has developed downtown, the Westport Police described the current downtown traffic as “unprecedented”.
Once again, I’m not objecting to anything and remain hopeful that we can find a way forward that respects the intent of the underlying zoning regulations and makes our town the best it can be. For everyone.
On that I’m sure we agree.
Morley-no doubt. Today’s traffic on RT 1, caused by issues on I-95 was horrible. Anyone traveling south this morning faced delays and lots of traffic. The side streets were packed with cars trying to avoid the RT 1 issues. Nothing in our town caused this massive traffic jam today.
Unfortunately CT is broke and getting our highways to handle the traffic is far far off.
I agree Bart, that was really something today and I fully share your assessment of the state of our state. Just to clarify though, I was not referring to displaced traffic related to I-95, I was referring specifically to the matter of traffic flow in the downtown area – especially Myrtle Ave. And that’s a problem I think we can address – if we choose to.
Morley. Just read the WestportNews story. It was wonderful. How about of cup of coffee?
Thank you, that would be very nice, Bart