The study into possible St. Paul's redevelopment will move into the next phase, which includes the issuance of Request for Proposals (RFP), announced Village of Garden City Mayor Gerard Lundquist. His announcement followed the recommendation of Karen Backus, principal of the real estate consulting firm K. Backus & Associates, Inc., who gave an update at the June 15th Board of Trustees meeting.

Backus said that market testing has shown that there is substantial private sector interest in redeveloping St. Paul's for upscale residential use. She also claimed that the historic elements of the building can be saved at no cost to Village taxpayers.

"This is good news," said Mayor Lundquist in a statement released at the meeting, "because it offers hope that the Village will be able to save St. Paul's at no cost to Village residents, put it to productive use and generate substantial tax revenues, not expenses, for the Village." The Village spends $100,000 a year for building safety and maintenance. Lundquist also said that a new, $4-million roof may be needed in the next few years.

Backus was hired in August to consider the possibility of undertaking redevelopment of the building within the existing envelope, and to use it for a restoration, reconstruction and redevelopment by private developers for possible reuse as a high-end residential facility. The village wants to restore the historic facade of the main building and provide for its long-term maintenance and use without burdening taxpayers.

At a Board meeting on December 15, Backus said her firm was "cautiously optimistic" that many of the features of the building can be restored and preserved with no cost to taxpayers and with other considerable benefits to the village. She also concluded that the market would support the conversion of St. Paul's to high-end, luxury residential condominiums.

Since then, her firm identified a list of developers specializing in historic preservation and/or upscale residential development. Twenty-four developers received information packets. Backus was pleased that nine firms actually were interested enough in the project to tour the building. According to Backus, additional tours are being planned.

Backus said developers showed significant interest in building substantially within the existing building. Geared toward empty-nesters, Backus said the project would fit approximately 60 to 75 upscale condominium units, mostly two- or three-bedrooms with two baths.

Many developers saw ways to increase the usable floor area within the existing building structure, including duplex apartments with a basement level, interior reconfiguration of corridors and an addition of mezzanine or loft space. The RFP results will help determine the details of what and how much new construction will be needed.

Developers did cite several concerns, including the small size of the project and its ability to support high costs of construction, parking and maintenance. The future of Ellis Hall received varied responses: Some developers want to demolish the building, some want to redevelop it as housing, and many developers want the option to replace Ellis Hall floor area somewhere else on the site.

Controversy Continues

The future of St. Paul's has been one of the most controversial topics among residents and Board members for over a decade, with groups split over whether the building should be developed for private use, public use or both.

Muriel Urban, a 56-year resident of Garden City, is very active in community organizations and said St. Paul's should be used for the public since many groups need larger meeting spaces. She said that other venues, such as Cluett Hall and the senior center, are usually booked.

John Donovan, commander of the American Legion, said the veterans' organization also needs space. He said a larger meeting space would allow the more than 1,300 residents who receive veteran's exemptions to become more active.

Resident Bob Bolebruch is concerned with his belief that trustees are not looking at other alternatives to condo development. "It's part of our history, it's part of our heritage. We should make it part of our future," he said.

The Central Property Owners' Association passed a resolution against the private use of St. Paul's. "That resolution clearly states that the CPOA does not support private use of the Historic Main Building," said Daniel Karas, CPOA president. "Further resolved, that the Historic Main Building remain in public hands for future generations."

One of the most vocal and organized groups advocating public use is the Committee to Save St. Paul's. "We are not the east, we are not the west and we're not the central," said Eileen Collins, executive director. "We are Garden City. And I think it's time that each and every one of us realize that we are Garden City and I would like us to work together."

Frank McDonough said the committee believes that financing plans should be explored to find that which would have the least impact on taxpayers. He suggested looking at bonds that could be paid over 30, 50 or even 90 years.

Peter Negri, president of the committee, announced that private citizens have raised $60,000 and will bring a detailed proposal to the Board in the fall on what to do with St. Paul's. In December, Negri was one of three committee members who filed a lawsuit against the Village of Garden City, claiming that the expenditure of public funds to market the sale or lease of the St. Paul's Historic Main Building to a private developer is illegal.

The lawsuit also stated that if it is deemed illegal, the consultant hired to conduct a feasibility study will be required to repay any money received from the Village. The plaintiffs are also seeking a permanent injunction from making any further expenditures of public money to "market" the sale of the building to private commercial developers. According to the newsletter "Deciding the Future of St. Paul's Village Facts," the Village expects the case to be dismissed.

The newsletter, which was sent to residents a few weeks ago, has even stirred up some controversy. Some residents contend it is biased toward condominium development. Trustee John Watras, who wants to see a public use for the building, angrily announced at the meeting that even though he read it, he did not approve of the document's content.

The newsletter was written by the Board of Trustees' Public Information Committee, chaired by Trustee Robert Rothschild and comprised of trustees Donald Brudie and Nicholas Episcopia. A copy was distributed to all Board members prior to printing and all comments and suggestions were seriously considered, according to Rothschild.

The Board has hired consultants--and spent a lot of money, argue critics--in the past to conduct studies which focused on using the building as a high school, Village Hall and the public library. Although the Mayor said at the meeting that a list of consultants hired so far and their fees will be posted on the Village's Web site, he changed his mind later, according to Village Clerk Brian Ridgway.

Backus' firm has been paid $96,544. The total cost of the agreement is not to exceed $155,000. Phase I was the project feasibility analysis, which cost $59,000. Phase II will include RFP development and Phase III will be selection of a developer.

All St. Paul's studies are available for public review at Village Hall during regular business hours. Some of the material is also available at the Garden City Public Library.

What's Next

RFPs will be due in October. They will require proposals for development substantially within the existing building envelope, but provide a flexible framework to allow for developer creativity and other options. Backus said that her firm is open to any proposal, not just those which call for private residential development.

"Although we are encouraged by the interest that has been expressed, there is no substitute for detailed, financially-reliable proposals that the Board and the entire Village can examine and discuss," said Mayor Lundquist. "Only after the proposals have been thoroughly checked out and discussed will the Village be in a position to make an informed decision."