Category Archives: Real estate

Shakespeare And Stony Point: The Stuff Dreams Were (Not) Made Of

The Westport Country Playhouse recently completed a very successful run of “Agatha Christie’s The Murder of Roger Ackroyd.”

Then, Bruce Miller turned his attention to another mystery.

The Playhouse archivist and cultural associate emailed a painting to “06880.”

Bruce said that Ben Doyle recently brought the artwork, which had belonged to his grandfather, to the Playhouse.

Bruce said “it appears to show the theater by the shore, possibly at Longshore near the marina. Ben thinks his grandfather may have been involved with the early planners at Longshore, and this might have been a concept they were considering.”

Close —  but not quite.

The painting by Peter Dohanos — son of famed illustrator Stevan Dohanos — is actually an artist’s rendition of Stony Point. That’s the land just beyond the high red brick wall on the south side of the Westport train station’s eastbound parking lot. Stony Point is a peninsula bordered by the Saugatuck River, all the way to where it meets Long Island Sound.

Stony Point today (left of the river). The train station and tracks are at top.

Stony Point today (left of the river). The train station and tracks are at top.

Dohanos’ painting says “Westport Country Playhouse.” That’s a mystery, because it was done around the time that Stony Brook property was being considered as the home of a new “American Shakespeare Theatre.”

The idea came from Lawrence Langner. In 1930 — more than 20 years earlier –the Weston resident turned an apple orchard and old tannery into the Westport Country Playhouse.

By the mid-20th century, Stony Point was a shadow of its former elegant self. Decades earlier a New York banker, his wife and 2 daughters lived there, in a handsome Victorian mansion built around 1890. The grounds included an enormous carriage house, gardener’s cottage, barn and hothouse.

After the daughters inherited the home, the New York, New Haven & Hartford railroad purchased some of the land for a new train station. (The original one was on the other side of the river.)

The Stony Point wall today. It separates the peninsula from the train station.

The second daughter bequeathed the estate to the Hospital for the  Crippled and Ruptured (whose name was later changed, mercifully, to the New York Hospital for Special Surgery).

But the property fell into disuse. Eventually the hospital sold Stony Point to real estate developers.

Which brings us to Shakespeare.

Around 1950 Langner, Lincoln Kirstein of Lincoln Center and arts patron Joseph Verner Reed had audacious plans. They wanted to build an American Shakespeare Theatre and Academy.

And they wanted it on Stony Point. Proximity to the train station was a major piece of the plan.

The price for all 21 acres: $200,000.

But according to Westport News writer Shirley Land, “the hand of fate and the town fathers combined to defeat the efforts of the theatre people.” Many residents objected.

There were also concerns that it would draw audiences away from the Westport Country Playhouse. (Others argued that a Shakespeare Theatre would enhance the town’s reputation as an arts community.)

The theater was never built here. It opened a few miles away –in the aptly named town of Stratford — in 1955.

It achieved moderate success. But in 1982 the theater ran out of money (and backers). The state of Connecticut took ownership. It closed in 1985. In 2019, it burned to the ground in an early morning fire.

The entrance to Stony Point.

The entrance to Stony Point.

Meanwhile, in 1956 Westporters Leo Nevas and Nat Greenberg, along with Hartford’s Louis Fox, bought the Stony Point property for residential development.

It’s now considered one of the town’s choicest addresses. Homes have been listed there for $14 million.

That’s quite a story. We can only imagine what might have happened had Westporters decided to support — rather than oppose — the American Shakespeare Festival Theater in Westport.

Then again, as a famous playwright once said: “It is not in the stars to hold our destiny, but in ourselves.”

ENCORE: Bruce Miller’s email included some interesting connections with the Westport Country Playhouse.

Artist Peter Dohanos’ father Stevan designed WCP program covers for many years.

Peter, meanwhile, was a Playhouse apprentice in 1949. He later became a scenic designer, and worked on “The Swimmer,” the movie filmed in Westport starring Burt Lancaster.

It was directed by Frank Perry, who had been an Playhouse apprentice in 1948. Perry also directed “Mommie Dearest,” about Joan Crawford’s abusive relationship with her daughter Christina. Christina — who wrote the book with the same title — was a Playhouse apprentice in 1957.

Frank Perry (front row, left) during his 1950 Playhouse apprenticeship. It was quite a class. Stephen Sondheim is in the top row, crouching. Also in the photo: Richard Rodgers’ daughter Mary (2nd row, 4th from left).

Ben Doyle (the painting’s owner — remember him?) is on the faculty of Blackrock Theater Company. They’ve performed on the Playhouse stage. He  is engaged to Betsabeth Castro, an actress in the WCP production of “Appropriate.”

And Ann Sheffer — a former Stony Point resident, who provided much of the history of the proposed American Shakespeare Theatre described above — is herself a former Westport Country Playhouse apprentice. She was also a longtime board member.

It’s a small theatrical world indeed. And, as a famous playwright once said, “All the world’s a stage.”

“Then & Now”: #29

Some of Westport’s greatest concentrations of mid-20th century houses can be found in the eastern end of town, near the Southport line.

“Then & Now” curator and pre-demolition archivist Dave Matlow returned there recently, to document 4 more examples of new construction replacing teardowns. The images are part of a project he worked on from 2004 to 2020.

A reminder: This is a community blog. Our neighbors live here. Some built those new structures; others are the second (or beyond) owners.

If you comment, please be kind. Taste is subjective. Wherever we live, everyone has loves their home.

One home on Woodhill Road, February 2019 …

… and August 2026.

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A second home on Woodhill Road, October 2011 …

,,, and August 2026.

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Elizabeth Drive, September 2007 …

… and September 2026.

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Westfair Drive, October 2015 …

… and Westfair Drive, August 2026. (All photos/Dave Matlow)

(“06880” regularly covers Westport real estate, history … and much more. If you enjoy features like this, please click here to support our work.)

Maintenance Is Preservation: Homeowners Can Help Prevent Teardowns

Every Monday, “06880” features 4 “Then & Now” homes: one that was torn down, and the home that replaced it.

There are many reasons why new owners opt for new construction. The house they bought may not fit their needs. It may be too small, architecturally outdated, or lacking modern amenities.

But there’s another reason: It was not maintained well.

For sellers who hope their home survives the wrecking ball, that’s one variable they can control.

Our friends at KMS Team at Compass know all about maintaining a home. They say:

Westport’s teardown issue isn’t just about developers. Deferred maintenance plays a role, too.

Plenty of buyers appreciate older homes, and see them as a more affordable way into town. But when years of deferred maintenance add up, renovating may no longer make financial sense, and the value shifts to the land.

Taking care of our older homes helps preserve the character of Westport, and gives the next buyer a reason to renovate rather than tear down.

Maintenance is preservation.  Homeowners who consistently care for the fundamentals of an older home give future buyers the option to renovate and preserve it, rather than making the land itself the property’s greatest value. The goal is not to make an older home new. It is to keep it healthy.

This 1939 River Lane home has been expanded to 6 bedrooms. Its architectural details have been well maintained.

Maintaining a home does not mean constantly renovating it, or having the latest kitchen and bathrooms. It means taking care of the bones of the house — the roof, foundation, drainage, electrical, plumbing, heating and cooling systems, chimney, septic or sewer connection, and environmental and safety issues.

Cosmetic updates are relatively easy for a buyer to envision. What can become overwhelming is a house with years of deferred maintenance. An older kitchen can be charming; a failing roof, water intrusion, outdated electrical system and neglected mechanicals are much harder to overlook.

Buyers are much more willing to work with an older home when they believe the underlying house is sound.

We see buyers who genuinely appreciate Westport’s Capes, ranches and older colonials. They may be perfectly happy renovating a kitchen, opening up a floor plan or adding a primary suite. But when they start adding up a new roof, windows, HVAC, electrical, plumbing, drainage, mold remediation and structural work, the economics can quickly change.

At some point buyers stop asking, “How can I make this house my own?” and start asking, “Does it make more sense to start over?” That’s often how a perfectly appealing older home becomes viewed primarily for its land.

Owners should think of home maintenance as an ongoing program — not something to address right before selling.

This High Gate Road home looks fresh and appealing. 

Start with the basics: Clean your gutters, keep water away from the house, address leaks immediately, service HVAC equipment, inspect the roof and chimney, maintain septic systems where applicable, watch for rot and insect damage, and periodically evaluate plumbing and electrical systems.

Keep trees and vegetation from damaging the house. Pay attention to basements and crawl spaces for moisture.

Save invoices, permits, warranties and information about major improvements. When it comes time to sell, being able to show buyers that a home has been consistently cared for creates confidence.

Fall is a good time to address maintenance issues. Focus on gutters and drainage, roof and chimney condition, heating system servicing, exterior wood and trim, tree limbs near the house, outdoor faucets and irrigation, and identifying any areas where water or ice could cause damage over the winter.

If you’re thinking about selling but have not done much maintenance, there are several steps to take. But putting money into cosmetic renovations before addressing deferred maintenance can be the wrong investment.

Don’t assume you need to renovate everything. First, look at the house the way a buyer and home inspector will. Identify significant structural, mechanical, environmental and safety issues first. Then prioritize the items most likely to frighten buyers, or make the cost of owning the house feel unpredictable.

A homeowner preparing to sell might be much better served spending money correcting water intrusion, repairing a roof, addressing electrical or plumbing concerns, servicing mechanical systems, removing mold or repairing exterior rot than installing a brand-new kitchen that the next owner may replace anyway.

Real estate agents can also help homeowners prioritize. The objective is to determine which improvements will give buyers confidence that the house is worth preserving.

(“06880” reports often on all aspects of Westport’s real estate market. If you enjoy our coverage — or anything else on our hyper-local blog — please click here, to support our work. Thank you!)

“Then & Now”: #28

This week, “Then & Now” curator and pre-demolition archivist Dave Matlow takes us from the western end of Westport, all the way to the east. The images are part of a project he worked on from 2004 to 2020.

A reminder: This is a community blog. Our neighbors live here. Some built those new structures; others are the second (or beyond) owners.

If you comment, please be kind. Taste is subjective. Wherever we live, everyone has loves their home.

Hermit Lane, November 2012 …

… and August 2026 (now called Stonewall Lane)

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Turkey Hill Circle, March 2009 …

… and August 2026.

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One house on Westfair Drive, September 2015 …

… and August 2026

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Also on Westfair Drive: October 2012 …

… and August 2026. (All photo/Dave Matlow)

(“06880” regularly covers Westport real estate, history … and much more. If you enjoy features like this, please click here to support our work.)

“Then & Now”: #27

Westway is a street off Greens Farms Road. (It’s also where former FBI director James Comey and his family lived, from 2010 to 2017.)

Though part of the oldest neighborhood in Westport, it’s not immune to the wrecking ball.

This week, “Then & Now” curator and pre-demolition archivist Dave Matlow offers 3 examples from Westway Road. The fourth is from nearby Woodhill Road. They’re part of the project he worked on from 2004 to 2020.

A reminder: This is a community blog. Our neighbors live here. Some built those new structures; others are the second (or beyond) owners.

If you comment, please be kind. Taste is subjective. Wherever we live, everyone has loves their home.

February 2014 …

… and August 2026.

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January 2006 …

… and August 2008.

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May 2018 …

… and August 2026. 

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Woodhill Road, January 2009 …

… and August 2026.

(“06880” regularly covers Westport real estate, history … and much more. If you enjoy features like this, please click here to support our work.)

P&Z: Spinnaker’s Saugatuck Project Heading In Right Direction

“06880” political correspondent John H. Palmer reports:

Representatives of Norwalk’s Spinnaker — looking to build a new development in the heart of Saugatuck — convinced members of the Planning & Zoning Commission Monday last night that the project is heading in the right direction.

At least, aesthetically.

But as has been the case all along, affordable housing continues to be a major sticking point, as the development gets debated.

The latest iteration of the proposed Saugatuck development is still in the “pre-application” phase. A project in progress is presented to the planning board, with the intent of gathering information and advice from town officials — as well as public sentiment — before the official application is filed with the town.

The Spinnaker proposal is the latest development bid since ROAN Ventures gave up their attempt last year to build the “Hamlet” in Saugatuck.

Unlike Hamlet — which involved a complicated mix of several properties — Spinnaker’s proposal had until Monday evening called for 175 mixed units within 1 block of property, as well as 1 retail space at sidewalk level.

Eighteen of the apartments — about 10 percent — would be considered affordable. That’s less than the 20% town regulations require for similar developments.

Street-facing apartments would be less high than ones behind them.

Last night’s meeting — held via Zoom — was the latest look at the proposal since the developers went before the Architectural Review Board on July 28.

At that meeting, representatives for both Spinnaker and Beinfield Architects discussed changes to the design, including 6th-floor lofts for apartments on the floor beneath it, rather than more residences.

The building’s 2 garage levels have been lowered by 2 feet each, and sidewalk setbacks have been deepened. Also, the Riverside Avenue façade will receive a “factory-style” look, with brickwork to blend in with neighboring buildings and pay homage to Saugatuck’s heritage.

As it stands, the proposed development provides for 10% of the planned units to be considered affordable. Spinnaker has been working to meet Westport’s requirement of 20%, one of the region’s most stringent.

To meet this requirement, Spinnaker came back to the table with 2 potential scenarios. According to Adam Blank, land use attorney for Spinnaker, the 20% requirement could be met by reducing the number of total units in the development to 158, limiting 26 units to 80% of the state median income (SMI), while 132 would be market price.

Another scenario would involve providing 140 total units. 10% of the units would rent at 80% SMI, and another 10% at a “workforce income” (110% of area median income, or AMI).

This would mean that 117 units would be at market price and 23 considered affordable.

The potential drawback: Instead of a mixed development of smaller and larger units, there would be likely be a higher density of smaller studios and 1-bedroom apartments.

“This is a way for us to make it work at 20%,” Blank said.

 

The property Spinnaker hopes to develop is outlined in yellow. Riverside Avenue is at right; Railroad Place and the train tracks at bottom; Charles Street at top.

One sticking point around how many units would be built, Blank said, is the outcome of a state brownfield grant the developer will seek to mitigate contamination on the site. Part of the site sits within a flood zone. Blank was hopeful that the state might make an exemption, and provide funding for the mitigation.

“Millions of dollars on remediation can make a project not viable,” he said. “If we have to pay the remediation, smaller units let us do that.”

Commissioner Bre Injeski made it clear she wasn’t interested in a development that would amount to a bunch of studio apartments, to make it affordable to the developer.

“For me, it’s not a concrete plan,” she said. “In the end, we could end up with almost 100% residential, and it will only be smaller units. For me, it doesn’t add up. The 20% could be discouraging, but that’s where we are.”

Commissioner Craig Schiavone agreed, though she said she was happy with the design.

“We really don’t know what this project will look like until we know about brownfield,” she said. “For me, it’s difficult to reach a comfort level until those numbers are all in. I like the reduction of until count, but you’re not reducing the size of the building. The economics do change, but we don’t know what we as a town are getting.”

Spinnaker, which has developed properties in Norwalk, New Canaan, Darien, Fairfield and New Haven, bought 606 Riverside Avenue for $12.795 million, and 96 Franklin Street for $3.25 million. The rectangle parcel is anchored by Minute Man Cleaners, and contains a parking lot, locksmith and a white residential building.

The parcel to be developed would be bordered by Charles and Franklin Streets, Riverside Avenue and Railroad Place. Designers plan to preserve the historical feel of Saugatuck through brick architecture.

Brick “industrial”-style facade (right) along Charles Street. The existing 21 Charles Street office building is at far right. Buildings facing Riverside Avenue are on the left.

The pre-app also includes a plan to create a new zone of development — a Transit-Oriented Development sub-area, or TOD — to allow residential development on lots near the Saugatuck train station.

Spinnaker representatives intend to create a “New England Village,” providing a walkable environment and a “symbiotic relationship” with downtown Westport, to help draw visitors to the area.

By comparison, Hamlet proposed 2 underground parking garages that would feature “stackers” employed to accommodate more vehicles. It would have also eliminated most on-street parking. Spinnaker’s version will provide 49 off-street parking spaces plus 10 on-street spaces on Charles Street, in addition to the 283 contained garage spaces.

Spinnaker reps on Monday evening presented new details of the project to address concerns from the ARB, including lower roof heights to 30 to 35 feet that allows more natural light to filter through, along with a plan to build 2 outdoor plazas instead of 1. They would utilize space occupied by an existing house at 16 Railroad Place, a property used for storage that Spinnaker now owns.

The new plan would “move it backwards and create a plaza that bookends our façade and creates an extension of the activity on Railroad Place,” said Seelan Pather, managing principal with Beinfield Architecture.

Artist’s rendering of the view from Riverside Avenue, with Railroad Place at left. An existing white house (center) would be moved back from its current location closer to Riverside, creating a plaza.

“I like this plan better than what is already there,” said commissioner Nicole Laskin.

Chairman Paul Lebowitz echoed the sentiment. “Obviously you heard us the last time, and I like the direction that you guys are heading,” he said.

“It looks you’re getting serious about the streetscape, and I want to know more about what it looks like to the people on the ground, how much retail you can put in there and make it a truly viable part of the community.”

“Then & Now”: #26

In the 6 months since we introduced this feature, we’ve posted before-and-after shots — pre-teardown, and post-new construction — of homes all over town.

Perhaps nowhere is the trend more evident than on Sprucewood Lane.

Nearly every house at the beginning of the small street off Long Lots Road, near the Fairfield County Hunt Club, has fallen to the wrecking ball.

This week series curator and pre-demolition archivist Dave Matlow offers 4 examples, all very near each other. He worked on this project from 2004 to 2020; these images were taken between 2007 and 2013.

A reminder: This is a community blog. Our neighbors live here. Some built those new structures; others are the second (or beyond) owners.

If you comment, please be kind. Taste is subjective. Wherever we live, everyone has loves their home.

August 2007 …

… and August 2026.

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September 2013 …

… and August 2026.

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March 2012 …

… and August 2026.

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October 2007 …

… and August 2026. (All photos/Dave Matlow)

 

(“06880” regularly covers Westport real estate, history … and much more. If you enjoy features like this, please click here to support our work.)

Turn Turn Turn: The Seasons Of Westport Real Estate

Ecclesiastes (and Pete Seeger) weare right: To everything there is a season.

A time to be born. A time to die. A time to plant. A time to reap.

A time to move to Westport. A time to move away.

And a time to move back again.

David Loffredo lived here as a child. He went to the Nature Center pre-school, Riverview kindergarten and 3 elementary schools.

He was a Westport YMCA Water Rat, and caught the final out in the 1976 Little League Cap League championship game. He rode the Minnybus everywhere, and saw “Star Wars” at the Fine Arts Theater.

A remnant of David Loffredo’s Westport youth.

He returned as an adult, with a wife and toddler. Over 2 stints totaling 27 years, the family grew and thrived. He works in private equity. His wife — an obstetrician/gynecologist — is at Columbia University.

A couple of years ago, the Loffredos relocated New York’s Upper West Side. But David remains connected to Westport, through “06880.”

His journey is not unique. In fact it mirrors the arcs of many lives. I’ve often thought about families’ movements in and out of town — what brings them here, and what pushes (or pulls) them away.

But the other day, David articulated it far better than I could. He describes the various seasons of Westport life this way:

A family moves here. (“It’s the rare childless couple who moves before kids,” he notes. “We came with a 3 year old, then added 2 more.”)

The family “spends 20+ years doing all the 06880 stuff. The kids grow up, go to college, hopefully don’t move home, and ideally move to New York so you can still see them.” All 3 of theirs did.

The parents “suddenly feel old, disconnected from long time friends who either retire somewhere or fade away because the kids as glue are gone.” With their children not planning to return for at least a decade — if at all — the parents sell. David says, “I exchanged my property tax bill for an entertainment budget.”

With kids gone, empty nesters often look for a smaller place. There are many in New York City. (Photo/Dave Matlow)

With everyone in New York — David’s family is scattered across 4 apartments — there is time and space for “family dinners, concerts, plays, movies, etc. This makes all that parenting worth it.”

As time passes, “kids become adults.” They exchange roommates for “partners.” That’s where David and his wife are now, with 1 child.

As the young couple matures, “they get a French bulldog. Eventually they create a human (one of the only free activities in New York). As that human grows, they realize how intimidating it is to raise a kid in the city.”

The new family moves back to Westport “to recreate their upbringing, because how do you top it?” Hopefully, David adds, “they don’t have to commute full-time like their parent(s) most likely did.”

Meanwhile, their parents — former Westporters — “realize how much fun it is to be around their new grandchild.” So they  ditch Manhattan and retake Westport — either in “a fancy condo” or less expensive rental apartment.

Residences like The Mill attract former residents back to Westport.

David and his wife are partway through the process. But they’ve seen friends go all the way through it. He’s sure they’ll eventually do the same.

Of course, this is just one scenario. It’s not for everyone. Everyone’s life, lifestyle and life circumstances vary.

But to everything there is a season.

A time to kill. A time to heal.

A time to laugh. A time to weep.

A time to cash out, and a time to buy or rent again — keeping the Westport real estate market turning.

(“06880” regularly covers Westport real estate, Westport life — and the lives of people who live here. If you enjoy stories like this, please click here to support our work. Thank you!)

“Then & Now”: #25

This week, Dave Matlow focuses his “Then & Now” lens on the Coleytown neighborhood.

The series curator and pre-demolition archivist continues to illustrate Westport’s changing architecture.

Between 2004 and 2020, he photographed homes slated to be teardowns. Now, he shows us what’s taken their place.

A reminder: This is a community blog. Our neighbors live here. Some built those new structures; others are the second (or beyond) owners.

If you comment, please be kind. Taste is subjective. Wherever we live, everyone has loves their home.

Reichert Circle, June 2014 …

… and August 2026.

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Silver Brook Road, November 2006 …

… and July 2026.

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Coleytown Road, December 2011 ..

… and July 2026.

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Weston Road, March 2008 …

,,, and July 2026.

(“06880” regularly covers Westport real estate, history … and much more. If you enjoy features like this, please click here to support our work.)

“Then & Now”: #24

This week, Dave Matlow — our “Then & Now” series curator, and a pre-demolition archivist between 2004 and 2020 — takes us all over town.

From Old Hill to Long Lots, he highlights 4 more homes that have fallen to the wrecking ball. And the new construction that replaced them.

A reminder: This is a community blog. Our neighbors live here. Some built those new structures; others are the second (or beyond) owners.

If you comment, please be kind. Taste is subjective. Wherever we live, everyone has loves their home.

Moss Ledge Road, July 2014 …

… and July 2026.

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Winding Lane, October 2018 …

… and July 2026.

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Joann Circle, October 2007 …

… and July 2028.

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Blind Brook Road, April 2005 …

… and July 2026. (All photos/Dave Matlow)

(“06880” regularly covers Westport real estate, history … and much more. If you enjoy features like this, please click here to support our work.)