Norwalk office building owner proposes 96-unit residential conversion

Representatives from Bow Tie Partners told the Norwalk Planning and Zoning Commission on Tuesday that they intend to convert the six-story office building at 535 Connecticut Avenue into 96 residential units, provided the city approves a change to current zoning density.

Elizabeth Suchy, an attorney representing the owner, stated that if the commission does not allow for the higher density, the company will likely demolish the 179,000-square-foot structure and construct retail space instead. The 1.7-acre property, which includes 500 parking spots, is currently entirely vacant. Suchy noted that the office market remains soft and that making the building viable for office tenants would require extensive renovations to the facade and mechanical systems that are not cost-effective.

The building’s financial status has declined over the past two decades. City assessor data shows the property was valued at $36.2 million in 2002 and $26 million in 2012. Its current assessment is just under $8 million. Brooke Sugaski, vice president of operations at Bow Tie Partners, reported that 24% of Norwalk’s two million square feet of office space is vacant. She added that the building, constructed in 1988, is classified as Class C office space, which is less competitive than newer Class A buildings.

The company initially considered converting the site into approximately 175 units, but that figure would require regulations similar to those used for the Merritt 7 conversion. Suchy proposed a text amendment to the CD-3C zoning district to allow the 96-unit plan. Under this plan, the company would designate 15% of the units as affordable, exceeding the 10% required by existing regulations. The apartments would range from 1,300 to 1,600 square feet and include 1.5-bedroom and 2-bedroom units. Sugaski estimated market rents for these units at approximately $2,800.

Commission members raised questions about the impact of removing office space and increasing density across the CD-3C zone, which stretches along Connecticut Avenue, Westport Avenue, and parts of Main Street and Main Avenue. Chairman Chapin Bryce said he was torn, citing his preference for more housing options while also worrying about the loss of space well-suited for office use. Planning and Zoning Director Steve Kleppin noted that staff had not yet calculated how many apartments could be built on other properties within the affected zone.

Commission member Ana Tabachneck suggested adjusting the income levels for the affordable units to include a wider range of residents. Suchy and Sugaski said they would review the proposal further with Benjamin Moss, co-founder and managing partner of Bow Tie Partners, and other company executives. Kleppin observed that while the office market has improved slightly in the last six to 12 months, office space remains a small portion of the total inventory.

The commission is scheduled to continue discussions on the pre-application. Suchy and Sugaski indicated that the next step involves internal review at Bow Tie Partners. If the conversion plan is not approved close to the requested parameters, Sugaski confirmed the company’s fallback position is to demolish the building and pursue a retail commercial use permitted within the zone.