Interim Report

Prepared By: DPZ Partners

With: Gianni Longo & Associates Robert Orr & Associates CDM Smith The Williams Group Urban3 Good Earth Advisors

Prepared For: City of Derby, CT

• November 11, 2016 1:45 AM Page Intentionally Blank LISTENING TO THE COMMUNITY...... 5 Historic Context...... 54 Historic Maps...... 54 Stakeholder Interviews...... 7 Historic Images...... 55 Overview ...... 7 What We Heard...... 7 Views of the Site...... 58 Preliminary considerations...... 10 Scale Comparisons...... 60 Community Voices...... 11 Darien, CT...... 60 Overview...... 11 Milford, CT...... 61 A. Strong & Weak Places: Mapping...... 11 Southport Green, Southport, CT...... 61 Bethesda Row, Bethesda, MD...... 62 Community Voices: Strong Places...... 12 Rockville Town Center, MD...... 62 Mapping...... 12 Mapping Summary...... 13 Summary...... 14 INFRASTRUCTURE & ENVIRONMENT...... 63 1. The Greenway...... 14 Overview...... 65 2. The Derby Green...... 15 3. The Sterling Opera House...... 16 Site Aerial...... 75 4. The Public Library...... 17 5. Elizabeth Street...... 18 FEMA Flood Map...... 76 6. The Railroad Station...... 18 Site Topography & Utilities...... 77 Community Voices: Weak & Strong Places...... 19 Existing Sewage Infrastructure...... 78 Mapping...... 19 Land Use & Zoning...... 79 Community Voices: Weak Places...... 20 Mapping...... 20 Environmental Existing Conditions...... 80 1. Anson Street ...... 22 2. Waste water treatment plant...... 23 Route 34 Widening...... 81 3. South of Main Street Site ...... 24 Complete Streets Toolbox...... 82 4. Parking Garage...... 25 Additional places identified as weak...... 25 TOD Context...... 83 Opportunities for Downtown...... 26 Environmental Site Review...... 84 Summary...... 26 Details...... 27 ECONOMIC & MARKET ANALYSIS...... 89 Community Choices Questions...... 36 Overview...... 36 Introduction...... 91 Yourself...... 36 Understanding...... 92 The Site...... 37 Demographics & Economy...... 38 Existing Conditions...... 93 Transportation & Environment...... 39 Economics For Development...... 94 Prioritized Goals...... 40 Prioritizing Preliminary Goals...... 40 Business Targeting & Development...... 96 Demographics for Development...... 104 PRELIMINARY SITE ANALYSIS...... 41 Demographics for Retail Development...... 109 Regional Context...... 43 Metro North...... 44 Real Estate Market for Redevelopment...... 111 Local Transit...... 45 Findings...... 122 Local Site Context...... 46 Neighborhood Shed ...... 46 Existing Buildings & Ownership...... 47 Topography...... 48 Existing Street Network...... 49 Existing Land Use...... 50 Existing Zoning...... 51 Utilities...... 52 Parking / Underutilized Land...... 53 Page Intentionally Blank LISTENING TO THE COMMUNITY

By: Gianni Longo & Associates Page Intentionally Blank STAKEHOLDER INTERVIEWS Listening to the Community

OVERVIEW WHAT WE HEARD The DPZ team held stakeholder interviews in Derby The text that follows contains highlighted headers and on September 12 and 13. Gianni Longo (GLA), Susan bulleted lists. The list summarize key aspects of the Olivier (the Williams Group), Joseph Balskus (CDM interviews. Words in quote marks are a verbatim report Smith), Robert Orr (ROA), and Val Ferro (Good Earth of what was said. Advisors) interviewed over 50 stakeholders for a total of seven group and four individual interviews. The summary establishes a clear picture of issues and challenges the city faces today based Stakeholders included: downtown business owners, on stakeholders’ perceptions and beliefs. Together property owners, Realtors, local developers and archi- the comments create a community-driven road map tects, city staff, downtown residents, and representa- tives of local and regional organizations, employers, of ideas for the future that will guide the DPZ team in and foundations. planning for the downtown area south of Main Street.

This report summarizes key recurring points made in Derby is not an island… the course of the interviews. They represent per- “Derby is not an Island, it’s part of regional economy ceptions and beliefs based on the stakehold- and a regional identity.” ers’ own experience. They will help guide the development of the Downtown Now! plan together with a Derby is part of the Lower Naugatuck Valley, also rigorous analysis of infrastructure, land use, and mar- known as “The Valley,” which, in addition to Derby, ket and fiscal conditions, conducted concurrently. includes Ansonia, Oxford, Seymour, Shelton and the surrounding areas. The interviews were the first step in engaging Derby’s stakeholders and residents. Public workshops to be The Valley population (130,000) puts it on par with held on September 22, October 26, and the Derby De- New Haven and Waterbury. “Only by coming together sign Charrette (to be held the week of November 14) as a region, we can have a voice.” will add additional insights on community concerns, values, attitudes, and aspirations. Derby and Shelton are a “twin city” connected by a signature bridge, the greenways, waterfronts, and activities. “The July 4 fireworks are synced.”

A lot is happening in the valley. Downtown Shelton is still a work in progress, and so is downtown Ansonia. “This makes our site a key site. The timing is perfect.” Jobs are on everybody lists. “Connecticut is lagging in job recoveries from great recession, not back to full employment.”

Derby and Ansonia have unemployment, which is higher than the rest of the valley, the State, and the Nation.

Only 23% of valley’s residents work inside the valley. 77 % commute to New Haven, “That fact alone makes the train a key asset to the valley, to Derby, and to the redevelopment site.”

Downtown Derby is in decline… The redevelopment site is challenging… • Businesses are closing and there is little “walk-in • Previous attempts at redevelopment were based business.” Elizabeth Street used to have more on proposals by a preferred developer. “The sin- retail, restaurants, and office. gle development concept did not work.” • The revitalization of downtown should “concen- • There is agreement that conditions for redevel- trate on lower Elizabeth Street.” opment have improved. There is also agreement • The city demographics are changing, popula- that a “multi-developer approach to attract more tion is more transient, and there is a noticeable mid-sized developers” is preferable. increase in homelessness. • Opinions are divided on whether the city should • Absentee landlords are seen as a major problem. buy land in the study area. “City has a great “The City’s blight committee works on cleaning bond rating and could borrow at low interest.” up properties and setting liens to pay for costs of • “The State should help the city in buying proper- clean up to absentee landlords.” ties because through the TOD the city can create • Downtown is considered generally safe. Anson the necessary density to boost ridership.” and Lafayette Streets, Caroline Street and the • There are concerns, however, about the extent Halo neighborhood are seen as the exception. of help the State can provide to assist the City in • Metered parking in downtown is seen as “an- the redevelopment effort. ti-business” and there is strong agreement that • Potential barriers to development were identified, existing parking garage is a liability. The parking in addition to the site’s checkered redevelopment structure is “obsolete, dangerous, and uninvit- history and the issue of land ownership previous- ing.” ly mentioned. They include: • The existing housing stock in downtown is in • The water treatment plant that generates traffic poor condition and is “not economically feasi- and odors; ble to renovate it.” Ownership has declined and • The general conditions of downtown and related rentals have increased. negative perceptions about Derby; • “Lots of seniors that cannot afford to move and • The site’s topography with steep slopes and must age in place” live downtown. barriers to river views.

The widening of Route 34 is seen as a positive development… • Uncertainty about the future of Route 34 (Der- by’s Main Street) was mentioned as a critical component of the failure of previous attempts to redevelopment of the site. “Its design was not settled” creating uncertainty. • There are high expectations that the proposed widening will finally come to fruition, putting the issue to rest. • There is strong agreement that with the widening of Route 34 the City has the potential of fulfilling its role as the transportation HUB for the region. The crossing of Route 34 and 8, existing regional bus connections, and the Waterbury Rail Spur are listed as evidence.

8 | Downtown Now | Derby, CT return to TOC STAKEHOLDER INTERVIEWS Listening to the Community

• Opinions are divided, however, on the impact downtown decline. that the widening of the road will have on down- • The idea of an institutional entity to anchor the town Derby and the development site. development site was brought up often. An • On the one hand, there is a belief that the long anchor would “make Derby a destination” for awaited widening Man Street will strengthen residents and visitors and would insulate the Derby’s position as a regional transportation hub development from market fluctuations. A com- and alleviate peak-hour congestions. munity college, museum, and sport facility were • On the other hand, improvements are seen as singled out in the discussion. making Main Street into a barrier separating • Increased access to and use of the river were downtown and the redevelopment site. “Route also prioritized including water recreation oppor- 34 is too fast, people just fly by and pass tunities, marinas, fishing piers, boat ramps, and through.” physical reminders of the role the rivers had in • Remedial solutions were proposed to improve Derby’s history. connectivity between downtown and the redevelopment site. They ranged from pedestrian Infrastructure is adequate… overpasses to reusing existing storage tunnels • There is excess sewer capacity in Derby. Current under the road. capacity rated at 3.5 million gallons. Upgrade of • The proposed elimination of parking from the the pump stations will be costly. south side of Main Street is seen as “devastat- • Freshwater is regionally supplied. ing” by existing Main Street business owners. • Natural gas lines are in place. • The Railroad Station is viewed as central to the success of redevelopment site. “The folks Derby’s Comparisons… in Avalon can catch the train in Derby to go to • Comparison were made between Derby and Stanford. Now they are driving.” other communities: • The station visibility, however, was characterized • Downtown Seymour is “welcoming.” as poor with “homeless living under the highway • Milford is a good precedent of a community underpass.” “An improved train station and the that was “successful using housing as part of a redevelopment could bring tourism to Derby.” TOD.” “Tourism is a lost opportunity.” • Ansonia is good precedent in how to “attract single and young people, but needs more ame- Mixed-use development on the site is strongly sup- nities.” ported… • The Avalon development has helped change • The successful example of Shelton, across the perceptions about Shelton and spurred similar river, tells Derby residents that there is “pent-up developments along the river but it too needs pressure for mixed-use residential attractive to more amenities. millennial and empty nesters.” • Milford’s Post Road high-end shops are “attrac- • Residential development will “increase customer tive.” base for retail.” It would benefit both shops in the redevelopment and downtown. • There are concerns, however, that a too big supply of housing and an economic downturn could lead to low income Section 8 rentals and further

PRELIMINARY CONSIDERATIONS

The comments gathered through the stakeholder interviews provide context for a preliminary set of planning considerations:

• The redevelopment site is a unique opportunity, given the City’s limited land availability. • There is strong support for redeveloping the area south of Main Street in ways that benefit downtown and the city as a whole. • Derby is a natural transportation HUB and strengthening that role is key to Derby’s future. • The river and the greenway are great recreational and natural assets that the plan should maximize. • Celebrating Derby’s history and character should be central to the redevelopment effort. • There is recognition that more people living downtown and south of Main will benefit Derby…but there is fear that subsidized rents could bring further disinvestment. • The expansion of Route 34 (Main Street) is welcomed… but should not become a barrier dividing downtown from the site. • Upgrading conditions of the Waterbury Branch should be a state and local priority. • Fragmented ownership of the redevelopment site should encourage an incremental approach to redevelopment.

These preliminary findings were presented at the Community Voices workshop prior to the Strong Places, Weak Places, and Opportunities for Downtown exercise.

10 | Downtown Now | Derby, CT return to TOC COMMUNITY VOICES Listening to the Community

OVERVIEW The Community Voices workshop took place on Sep- In the Strong Places Weak Places exercise partici- tember 22, 2016. It was the first public meeting of the pants identified strengths and weaknesses within the extensive Downtown Now! community engagement study area, linking them directly to specific downtown process. locations. They marked the strong places with green dots and the weak places with red dots. They then Community Voices was designed to meet the follow- brainstormed about what makes a weak place weak ing objectives: and what makes a strong place strong. • Introduce the consultant team to residents. • Share preliminary findings of the stakeholder In the Opportunities for Downtown each participant interviews conducted September 16 and 17. suggested two ideas for improvements in the study area. A total of 501 distinctive ideas were collected, • Identify physical sites within the study area and sorted, and organized according to nine topics. in the immediate vicinity that: -- Are strong and we can learn from, and A. STRONG & WEAK PLACES: MAPPING -- Are weak and can be improved for the com- The Strong Places Weak Places exercise provided an munity’s benefit. at-a-glance snapshot of the strengths and weakness- -- Gather ideas about the future of downtown. es of the study area. The information was compound- ed in the three maps shown starting on the nest page. This report includes summaries of the two interactive segments of the workshop: the Strong Places Weak Places mapping exercise and the Opportunities for Downtown brainstorm.

Participants to the Community Voices Workshop.

This map shows all the strong places identified by participants. In order of ranking they include: 1. Greenway and River; 2. The Derby Green; 3. The Sterling Opera House; 4. The Public Library; 5. Lower Elizabeth Street; 6. The Railroad Station.

12 | Downtown Now | Derby, CT return to TOC COMMUNITY VOICES: STRONG PLACES Listening to the Community MAPPING SUMMARY 1. Greenway and O’Sullivan Island

The Greenway marks the southern edge of the redevelopment site. O’Sullivan Is- land is a green peninsula at the confluence of the Housatonic and Naugatuck rivers. Both offer ready access to the water.

In the words of participants they are: places that offer a “variety of uses, health benefits, and views;” “easy access to nature and the river,” “potential as a community- gathering, clean and safe place.”

2. The Derby Green The Derby Green is the premier gathering place in the city. It is both a serene place of relaxation and the home of the Derby Green Market and of the Derby Summer Concerts on the Green.

In the words of participants it is liked for its “distinctive architecture, beautiful churches and old homes. It is “Historical- ly significant” and “home of events that bring families and the community together.”

3. The Sterling Opera House The Sterling Opera House, was built in 1889 and was added to the National Reg- ister of Historic Places on November 8, 1968. Originally it served both as City Hall and as a vaudelille house. Many world famous performers such as Harry Houdini and Red Skelton took the stage at Ster- ling. It closed as a theater in 1945.

Participants liked “the beautiful architecture,” its status as “a historic landmark,” and its potential for economic development, as a “center for cultural activities and tourism.”

© 2016 DPZ Partners Downtown Now | Derby, CT | 13 COMMUNITY VOICES: STRONG PLACES Listening to the Community SUMMARY 1. THE GREENWAY Participants ranked the greenway along the Housatonic River, the river itself, and the area at the confluence of the Housatonic and Naugatuck rivers as their top “strong place” in six out of 11 tables. Reasons for selecting the site included: the variety of possible uses, the health benefits of the greenway itself, the views, the easy access to nature and the river, the community gathering potential, a clean and safe place. Below is the verbatim list of comments made by participants; the numbers (#1, #2. and #3) indicate how each individual groups ranked this site.

#1 Greenway #1 Fire Island-Greenway #2 Greenway • Lots of use • Walking, family, recreational • Heavily trafficked area • Safe, draw to community • Scenic trails, quiet place, • Recreation • Attracts visitors and many peaceful • Natural resources community groups • Observe nature • View • Use it: extensive green space, • Launch boats • Nature preserve boat access, fishing • Tied to the rivers • Town attraction • Kayaking #1 Greenway • Jet ski #3 Greenway • View of river • Fireworks • Clean, safe place to bike/run/ • Promotes fitness • Like to see dog walk walk • View of train trestle • Better parking • Views—proximity to water • Outside/feels safe • Brings people in from other • Community area • Brings community together communities • Inviting • Bird-watching #3 Greenway • View of Shelton greenway • Brings people into the area • Connects to Ansonia #2 River walk • Used often, year-round • Recreational activity on • Access to river • Connection to the rivers Housatonic—rowing • Scenic (confluence) • First piece of Naugatuck River • Public (feeling of belonging) bike path #1 The Greenway • Open space, recreation • Attractive • Ability to walk from one side • Regional draw of town to the other on foot • Improves/promotes health • Potential for future expansion and well-being • For all ages • Form of transportation • Fishing available • Dog question/not allowed • Promotes socialization/sense of community

#1 Greenway • Health, scenic, community link, no traffic, walking distance Participants to a special meeting held at the Derby High School.

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2. THE DERBY GREEN Ranked second the Derby Green is the central gathering place for Derby. A public place marked by its distinctive architecture (churches and old homes), historically significant, and home of events that bring families and the community together (concerts, the Farmer’s market). Below is the verbatim list of comments; the numbers (#1, #2. and #3) indicate how each individual groups ranked this site.

#1 The Green #2 Derby Green • Quaintness • Central gathering place • Dog walking • Farmers’ market • Often mentioned by commu- • Lights in winter • Meeting place nity—they “really like it” • Gathering place • Opportunity for enhancement • Meeting place #2 The Green • Architecture around the • Attractive • Community events/concerts green—churches, old houses • Live music! • Historical • Open space • Memorials • Memorializes past contribu- • Family community environ- tions ment #2 Derby Green • 9/11 memorial • Concert series in the evening • Recreation • Landmark—national register • Historic • Great vantage point surround- #1 Green • Architecture ing architecture • Location good for public • Farmers’ market #2 Derby Green • Focal point • Cultural/entertainment • Beautiful architecture • Historic public place • History #2 Derby Green • Surrounded by churches • Events • View of churches • Public gathering • True green space • Opera House • Concerts/live shows • Monuments • Historic location #2 Town Green • Gazebo • Cannon, memorial, 9/11 • Activities/community events, • Concerts/festivals (free) • Walkability e.g., Derby Day; farmers’ • Brings families together • Quiet/sit markets • White lights in winter • Read on bench • Live bands, events • Churches hold events there

3. THE STERLING OPERA HOUSE Ranked three the historic Sterling Opera House faces the Derby Green. Reasons for the selection include: the beautiful architecture, the status as an historic landmark, and the potential for economic development, cultural activities and tourism. Below is the verbatim list of comments made by participants; the numbers (#1, #2. and #3) indicate how each individual groups ranked this site.

#1 Opera House #2 Sterling Opera House #3 Opera House • Derby time capsule • Great potential, historic, char- • Historical • History acter • Haunted • Revenue • Beautiful on outside • Architecture #3 Opera House • Town attraction • To attract celebs • Potential • Worldwide attraction • History/arts #2 Opera House • Architecture #3 Sterling Opera House • History—about 120 years old • Beautiful building to look at • “Please open soon” • Famous people performed • Potential (HUGE) economic there and cultural • National historic landmark • Architecture • Potential for tourism!!/visits

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4. THE PUBLIC LIBRARY Derby’s public library is appreciated for its historic architecture, as a community meeting place, and because it serves a very diverse population. The building, surrounded by Victorian houses, anchors the north gateway to downtown. The library is seen as an asset for the redevelopment site. Below is the verbatim list of comments made by participants; the numbers (#1, #2. and #3) indicate how each individual groups ranked this site.

#1 Public library #3 Public library #3 Public library and green • Draw for many people of all • Historic • Beauty ages Architecture • Education • Education center, e.g., histori- • Surrounded by Victorian • Events cal books houses • Meeting space for all commu- • Sustainable architecture nity members • Services in library—seniors, • Potential asset for new demo- family, children graphics from development • Anchor of a walking town site • Utilized very well with three • Classes for different commu- floors nity members

5. ELIZABETH STREET 6. THE RAILROAD STATION Elizabeth Street is recognized as the core of down- The station, on the Waterbury Branch of the Metro town for its older and well-maintained buildings,and North rail, gives access to the region and New York for its easy access to the river walk and to the rede- City. It is an inter-modal transportation hub and with- velopment area. The numbers (#1, #2. and #3) indi- in walking distance from downtown, the site and, cate how each individual groups ranked this site. through the bridge, from Shelton. The numbers (#1, #2. and #3) indicate how each individual groups ranked this site.

#1 Elizabeth Street #2 Railroad Station • Historic buildings • Tourism—transportation, outlying, convenient • Center of town • Access to river walk #3. The Train station • Mode of transportation #3 Elizabeth Street • DMV satellite office • Archie Moors – Outdoor seating • Transportation hub/inter-modal • Older, well-maintained architecture • Regional draw • Twisted Vine • Access to NYC • Senior center • Already built/historical? • Easy access to the redevelopment area • Walkable • Existing parking #3 Derby Train Station • Connect communities, commuter hub, and area walkable

18 | Downtown Now | Derby, CT return to TOC COMMUNITY VOICES: WEAK & STRONG PLACES Listening to the Community MAPPING

This map shows the combined strong places and weak places identified by participants.

This map shows all the weak places identified by participants. Inorder of ranking they include: 1. Anson Street (with Lafayette Street, Caroline Street and the Halo neighborhood); 2. Water treatment plant; 3. South of Main Street site; 4. Parking Garage.

20 | Downtown Now | Derby, CT return to TOC COMMUNITY VOICES: WEAK PLACES Listening to the Community

1. Anson St, Lafayette St, Caroline St, & Halo neighborhood Participants ranked Anson Street as the top “weak places in downtown. They perceive the street as “very unsafe and intimidating,” “an eyesore,” and “blighted.” the words of participants they are:

Lafayette Street, Caroline Street and the Halo neighborhood were also singled out and are included in this section. They have conditions similar to Anson Street with ”garbage, loitering, and overpopulation.”

2. Waste Water Treatment Plant The Waste Water Treatment Plant is old and smells. It is an eyesore that generates truck traffic through the site. It is “too close to activities along the greenway.”

3. South of Main Street Site

The site is very visible to the many who travel through Derby on Route 34. “So public, it gives a bad impression of the town.” The place in unkempt, unused, and it has “no current sustained economic activity” and therefore brings no income or jobs to the City.

1. ANSON STREET (with Lafayette Street, Caroline Street and the Halo neighborhood) Participants ranked Anson Street as the top “weak places in downtown. Participants perceive the street as “very unsafe and intimidating,” “an eyesore,” and “blighted.” They point out to absentee landlords, poor maintenance, and lack of zoning and blight enforcement as the causes for the negative conditions. In the words of participants Anson Street is the “most unappealing road in Derby,” “feels separate from downtown,” and “brings down the positive aspects of the Green.”

Lafayette Street, Caroline Street and the Halo neighborhood were also singled out and are included in this section. They are perceived to have conditions similar to Anson Street with ”garbage, loitering, and overpopulation.” Caroline Street was mentioned as an opportunity for redevelopment for its the proximity to Main Street. Below is the verbatim list of comments made by participants; the numbers (#1, #2. and #3) indicate how each individual groups ranked this site.

#1 Anson Street #3 Anson Street (Caroline) #2 Lafayette Street • Very unsafe and intimidating • Housing blight/neglect • Image • Lots of violence • Absentee landlords • Crime and drugs • Eyesore—slumlords • Crime area • Overpopulated • “Most unappealing road in • Lack of zoning and blight Derby” enforcement #2 Halo area • Social disconnect • Crime #1 Anson Street • Additional distressed streets • Not safe • Neglected (disrepair) and neighborhoods • Abandoned buildings • Absentee landlords • Run-down • Feels separate from down- #1 Caroline Street • Not owner-occupied town • Drug dealers • Loitering/people in the street • Redevelop building • Filthy #1 Anson Street • Garbage • Drugs • Poorly maintained • Loitering • Poorly managed • Not inspiring • Section 8 • Tired • Blight • Potential for fixing #2 Caroline Street • No trees! #1 Anson Street • Becoming like Anson St. • Odd one-way roads • Image • Used to have cobblestones— • Crime and drugs taken out now #3 Water Street/Caroline Street • Overpopulated • Seedy area, lots of absentee • Too steep, too tight (Caroline) landlords/slumlords • Across street from Home #2 Anson Depot • Blighted buildings #2 Anson & Lafayette • Opportunity for good parking • Crime • Section 8 • Not using potential, right off • Absentee landlords Main, flat (so good for build- • Brings down the positives of ing) green

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2. WASTE WATER TREATMENT PLANT The Waste Water Treatment Plant is old, smells. It is an eyesore that generates truck traffic through the site. It is “too close to activity, the greenway.” It is expensive to move and to fix. It could make development of South of Main less attractive. Opportunity: The area closest to the greenway is not being used. Below is the verbatim list of comments made by participants; the numbers (#1, #2. and #3) indicate how each individual groups ranked this site.

#1 Sewage treatment plant #3 Water/sewage plant • Old • Takes up valuable property • Smells • Needs to be hidden, tall trees • No one wants to live near it • Odor control • Have to pass by the plant to get to the walkway • It could make development of South of Main • Eyesore less attractive • Expensive to fix what’s currently there #3 Water treatment #1 Sewage plant • Eyesore • Location Smells • Smell #3 Water pollution plant • Too close to activity, greenway • Odor #2 Wastewater treatment plant • Eyesore • Odor • Smell • Truck traffic • Eyesore • Under EPA order to upgrade • Opportunity—not being used, Can it be moved? near greenway

#2 Sewer treatment plant • Smell is bad • Bad location for redevelopment • Runoff • Unsightly and ugly

3. SOUTH OF MAIN STREET SITE The site is very visible to the many who travel through Derby on Route 34. “So public, it gives a bad impression of the town.” The place in unkempt, unused, and it has “no current sustained economic activity” and therefore brings no income or jobs to the City. “Buildings should have been saved.” The LifeTouch site was singled out for its visibility to drivers coming off Route 8. The numbers (#1, #2. and #3) indicate how each individual groups ranked this site.

#1 Development site #2 South Side • Unused • Wasted space • Unkempt • Plans weren’t followed through • Message—no respect for community • Apathetic environment • Bad landscaping • Bad image of city #1 LifeTouch • Not inviting • Eyesore • First thing seen in Derby (entering) #1 South Main Street Hazard • Laughing stock of the state/skepticism • Remaining building unkempt/eyesore #3 LifeTouch/Highway • Invokes sadness • Dead space • Buildings should have been saved, vote 5-3 • Eyesore • Loss of revenue/taxes/jobs • Awful traffic

#2 South of Main • So public, gives a bad impression of the town • Driving in on Main it’s not a good impression • No income for the city • Hopefully quick timing • Unfulfilled potential • Holding ground, dumping ground • Property not one person’s control • No current/sustained economic activity • Unsafe

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4. PARKING GARAGE The parking garage on Elizabeth Street is in disrepair, is an eyesore built in a poor location, and does not help the local businesses because shoppers and residents have to “pay-to-park.” The numbers (#1, #2. and #3) indicate how each individual groups ranked this site.

#1 Parking garage #2 Building Parking Garage • Too old • Old • Eyesore • Bad location—entrance • Ugly • Safety issues • Too tight to turn • Falling apart • Sends bad message • Unsafe at night • No incentive for helping local • #3 Garage • Not enough light businesses—pay-to-park • Dilapidated • Smells • History of putting in was bad • Too small • Not in a good spot, location • Eyesore • Tear it down

ADDITIONAL PLACES IDENTIFIED AS WEAK.

#2 Old factories on Roosevelt #3 Community center #3 Plaza on the Green Drive • Improve • Poor aesthetics • Abandoned • Not useful • Odd streetscape • Not functional • No parking • Doesn’t fit in • Contaminated • Relocate? • Most of upstairs is empty • Eyesore • It should be open • Place for restaurants and to #3 City Hall enjoy concerts • Outdated • Back faces green • Bad location • Should be moved

The DPZ team and methodology being presented at the start of the Community Voices Workshop.

© 2016 DPZ Partners Downtown Now | Derby, CT | 25 OPPORTUNITIES FOR DOWNTOWN Listening to the Community SUMMARY The following ideas were collected through a ques- The preliminary goals are: tionnaire form that asked the following question: 1. Create an exciting, walkable, visually-pleasing “What would you like to see in the development south mixed-use place. of Main Street that will make downtown and Derby 2. Put Derby on the map! Make the site a destina- better.” tion for residents and visitors. 3. Attract new residents of all age groups. A total of 501 ideas were collected. Many of the ideas 4. Reconnect downtown to the river. were single words, for example “restaurants.” Many 5. Balance open space and development. ideas were in the form of compound sentences. Com- 6. Build in a traditional New England style. pound ideas were separated into individual compo- 7. Attract businesses that expand the city’s tax nents. base. 8. Create safe pedestrian and bicycle connections All ideas were sorted into nine topics. Recurring ideas between the site and downtown. within a topic identified shared themes. The themes 9. Restore downtown. suggested desired outcomes and were used formu- late preliminary goals that will be prioritized during the The following pages report all ideas collected through Community Choices Workshop. the questionnaire verbatim with minor editing for con- sistency. The ideas are organized into nine topics. At the start of each topic, in bold and italic characters, are the themes identified for each topic.

Reporting the results of each table at the end of the Community Voices Workshop.

26 | Downtown Now | Derby, CT return to TOC OPPORTUNITIES FOR DOWNTOWN Listening to the Community DETAILS 1. A redevelopment site that is… • Mixed use: housing and retail i. Beautiful, visually pleasing, exciting and • Upscale housing and retail appealing to all ages • Housing with a few high-scale grocery (Trader ii. Walkable Joe’s, etc.) iii. With housing mixed with small locally • Mixed-use owned shops, restaurants, and cafes. • Mixed-use, attractive, small, 1st floor business- • Appealing to millennial es, with apartments or condos above • Solar power to generate power for development • Mixed-use housing, business, no chains or Big and other city spaces Box • Reusable energy or even self-sufficient (solar) • Commercial and residential opportunities • Opportunities and recreation • Mixed-used buildings • Similar to Shelton • Mixed-use residential (55+)/restaurants/retail/ • Exciting for everyone outdoor dining • Make mixed-use buildings • Nicely landscaped commercial and residential • Bring in useful, interesting businesses opportunities (attract young people) • Shops mixed with housing (high-end) • Multi-use to attract millennial and empty nesters • Mixed-use development—commercial, retail, • A mix of retail and housing (middle class) and residential • A mix of retail and high-end houses that meshes • Restaurants (mixed-use) well with downtown historical development like • Outdoor outlet-type mall with apartments (high- Mystic Seaport er end) • Mixed-use with focus on high-end to bring in • Simulation of Reston, VA town center higher tax income with high-end condos • Mixed business (retail/food service/attire) • A mix of retail and high-end condos/apartments • Town center model: shops and condos • Mixed-use retail and residential • Mix of housing, offices, and retail (small retail) in • Housing and retail by the river individual parcels (not one big development) • Mixed usage: house/apartment/condo/retail • Establish multi-use retail • Mixed retail and residential • Mix of housing, offices, and small retail (devel- • Retail (lower) and residential (2nd and 3rd floor) oped individually, not as one big development • On street-side, Route 34, buffer zone from street on South of Main and store/shops and apartments above • Multi-use retail/housing for age 55 and over • Need housing to support retail (studios) • Mixed-use buildings • Mixed residential and retail, low- and high-end • Not a gated community • Along Main Street opposite City Hall: historic • Avoid becoming an artifact style building with store fronts/restaurants on • Visually-pleasing bottom and condo/apartments on top and in • A nice landscaping back, off-street parking in back • Relocate sewer plant to Ansonia • Mom & Pop shops (mixed use) • Buy all the properties in the redeveloped area • Mixed retail • State should fund • Mixture of market-rate apartments and condos at or above Main Street level with retail on first • Knock down buildings that are not being used level and covered parking below Main Street • Like Celebration, Florida level • Get rid of sewage treatment plant • Top high-income apartments or offices • Before we develop, we need to work out a deal

with Ansonia to take on our sewage • Restaurants and cafes • We need to get rid of our plant. As long as this is • Food outlets there no one will want to develop. • Restaurants • Much of the property to develop suffers from • Eateries blight—they should be fined or given to the city • Food outlets or appropriated • Restaurants • The landscape is natural for a concert stage/am- • Restaurants phitheater on 1st Street for the summer • Places to eat and dine • Walkable • Bar/restaurant • Walkable • Bars • Mostly smaller shops with good walking paths, • Restaurants • Derby has many ingredients for a truly walkable • Waterfront: bar/restaurant area with patio downtown living area, • Restaurants • Walking bridge to train station • Restaurants • Take care of sidewalks • Restaurants • Create walkability • Restaurants • Walkable grounds with seating • Restaurants • Renovate bridge (more pedestrian)—walkway • Restaurants (outside patios) over the Housatonic! • Upscale eateries • Walkable hub • Unique eateries • Easy access to 5-minute walk to almost any- where in downtown • Restaurants • Brick sidewalks • Coffee shops • Attract businesses with covered walkways from • Colony Pizza parking garage to businesses above the ground • Steak house level • Restaurants • Park-like setting with sidewalks • Restaurants • Walkable to Downtown Derby and Shelton • Restaurants Shops • Seafood restaurants • Shops and activities, which will attract residents • Restaurants to walk there • Shops • Walkable area with housing (apartments) • Storefront shops • A place to walk and shop and eat • Shops what’s missing is a grocery store • Transforming the train tracks as a walkway to • Maintain storefronts Shelton • Gift shops • Extension of walkway • Clothing shops • Accessible to walkway • Bicycle shop • Taking some advantage of river and walking • Small shops and restaurants • Restaurants • Small coffee shops • More restaurants and bars • Gift stores • Coffee shops • Local shops and a theme to build upon (antique • Additional restaurants shops, teahouses) • Retail limited to restaurants (preferably not chain) • Small shops

28 | Downtown Now | Derby, CT return to TOC OPPORTUNITIES FOR DOWNTOWN Listening to the Community

• Retail • Shops • Retail • Shops and stores • Smaller shops • Shops • Shops • Development of shops • Mom and Pop shops • Stores 2. A destination… • Small businesses i. With businesses that attract residents and visitors passing through • Shops ii. Among attractions and facilities men- • Small businesses tioned: • Diverse retail -- Sport facility • Small shops -- Hotels • Clothing -- Entertainment (movie theater, • Gifts amusement park, casino) • Travel iii. Among institutional uses suggested: • Jewelry -- Community College • Stationary -- Montessori School • Restaurants -- Children museum • Crafts -- A museum of the city • Antiques • Food, restaurants, diners, Costco • Businesses that will attract local and visitors • Boutique-type stores, artisans passing through • Small stores • Destination spot, something that will make peo- • No chains, no Big Box stores ple stop • Boutique shops • A development that would be an attraction and • Mostly local business make Derby a place to be!! • Attractive small storefronts • Business that bring people to the area • No chain stores (like other side of town has) • Development that is attractive, make Derby • Small shops, a little more upscale “place to be” • NO discount stores • Something that will attract people • Gear all commercial towards our young people • Attractions • Small retail • A wow-factor when you come into town • Small shops/restaurants • A place you want to come to explore and shop • Series of small stores, large variety • Family time to bring guest to when they visit • Some shopping that captures the history (Mys- • Need to draw people to Derby tic) • Destination for people from Shelton and East • Shops Derby and Route 8 • Eco-friendly stores • Need something that will pull people off Route 8 • Shops • Children’s museum (it would bring families opportunities for grants funding local university to • Put in grocery store get involved) • Bakery • Family activities to attract out-of-towners • Midsize grocery store • Sport attraction • Retail

• Make an ice skate area in winter • Children’s museum like in downtown Middle- • Athletic complex—lots of revenue (needs lights town for nighttime activities) • Museum • Sports complex, possibly for family activities • Museum highlighting Derby’s history (staffed by • Recreation sports center for kids and public use volunteers) • Motel • Community Center • In the area of the Route 8 on-ramp, a hotel or • Community center (NEW) retail stores/chain restaurants • Updated community center • Holiday Inn Express close to railroad station, • Recreational center i.e., LifeTouch area • Possibly small boutique hotel 3. Residential development… • A hotel i. Above commercial • Amusement park ii. With building and apartment of different sizes • Make the place an amusement park so that iii. Targeted to different age groups (millen- people that live here most of their life can have nial and 55+) a chance to smile, watching their kids or grand- kids have fun • Mid-rise housing structure along the river • Amusement park • More density of residential housing in the 2 to 3-bedroom range, of good quality • Entertainment • Livable space with parking • An entertainment complex • No condos or townhouses • Movie Theater • Commuter apartment next to the greenway with • Movie Theater shopping and small green walkway area • A casino • Convert old buildings or demolish for new con- • Adult entertainment venue–casino, Red Light dos or apartments District (like Amsterdam) • High-density condos with parking • Casino! Instead of building it at Bradley Airport, • Mixed-business condos put it down there—the state has a permit to grant to open casino! • High-density condos and retail underneath • Off campus community college • No cookie-cutter condos • Loved the idea of an off-campus community • 55-and-over housing college location • Housing—a la Avalon-type • Off-campus community college • A smaller scale model (brick) for business trav- • Community college with some housing for stu- elers on the river with apartments for business- dents people, retirees, etc. (not low-income) • Community college • No commercial venues should be included • Montessori school • Mixed income housing (cultural) • Montessori school (it would bring other wealthy • High-rise housing town residents to area) • Upscale housing with offices and retail spaces • Montessori school: children’s charter • Preferably condos where people are less tran- • Children’s museum sient and respect the properties • Kid attractions • Apartment and condos on/above Main St. • Mini museum • Apartments • Children’s museum • High-end condos in park-like setting

30 | Downtown Now | Derby, CT return to TOC OPPORTUNITIES FOR DOWNTOWN Listening to the Community

• Scenic road for housing the river • 55 and over housing • Views to the river • Affordable housing, ownership vs. rental • Development of the waterfront area • More ownership to ensure some pride • Docks, piers, boat ramps • High-end condos • Develop recreation areas further along Green- • Shopping—high-end like Stew Leonard’s or way Trader Joe’s • Picnic areas on river walk and rear of buildings • Housing, condos or apartments (so there are on Main Street people downtown who can live a walkable life- • Waterfront stores (retail) style) • Waterfront restaurant • Get rid of Section 8 housing • Park by river walk • Townhouses • Develop the riverfront • Is the affordability of housing matched to wages • Open use area near river for nearby residents (?) • Develop riverfront • Affordability—housing matches wages • Cafes along the river walk portion with some • Apartments boat docks • Over-55 community development • Restaurants along the river walk portion with • Housing some boat docks • Owner-occupied housing • Utilize the river, old days of commerce • Separated houses and condos • Capture the views • 3-4-floor apartment, 1-2 bedroom for couples, • River walk not 3-4 bedrooms • Dredge the river • With road improvement, apartments could fill • Marina with boats easy with people from office/shops • Dockage of a historic vessel • Housing • Dredge river, make a marina • Condo housing • Some type of seasonal use of the rivers • Fishing areas 4. Connected to the river… • Docks i. Developed waterfront • Boat access ii. Access to water (marina) iii. Capturing the views • Docks/piers iv. Amphitheater • River access (if possible) and parkland for near- v. Nautical theme (history) by residents • Incorporating the water • Views of the water • Green space access to river • Keep views of river • Utilize waterfront • The key is not shutting out river • Boat launch area developed • Stores along the river walk portion with some • River-related recreational boat docks • Develop waterfront into restaurants • Taking advantage of river view • Develop waterfront into marinas • Boat rental • Develop waterfront into retail • Boathouse for rowing club and boating make good use of river • City-run marina on the island • Take advantage of river views • Expand access along riverfront connecting to

• Nautical theme similar to Captain’s Cove • We are a small town with a big heart, so we • Make an amphitheater need to let outsiders in with open congregation • Entertainment to bring people in (like theater areas and shops) • Public spaces • Place for small concerts during summer • Areas to congregate • Possible small theater for groups/plays • Keep green space—don’t develop every piece • Recreation area/amphitheater for public events • Open park space keeping access and visibility and congregation to river, and utilizing historical architecture • Band shell and amphitheater • Lots of shade trees • Amphitheater with open grass area in front • Downtown lacks trees • Amphitheater • River park: keep river open • Amphitheater • Incorporate green spaces • Open space 5. Balanced open space and development… • Open space similar to Celebration, Florida i. A community-gathering place • Outdoor playground ii. Trees • Balance between development and green iii. Green areas space/river access iv. Accessible and visible from the river • Integrate with greenway v. Integrated with the greenway • Maintain access to Greenway • Extend greenway • A park 6. Built in traditional New England style • Lawn on “D” in Boston, MA is a destination i. Capture the history • Adult playground for all ages ii. Maintaining Derby’s character • Gardens iii. With modern amenities and commercial • Recreational area activities that attract people • Recreational area • Pave Cottage Street (Marble Road) • Picnic areas • Reproduce historic building that will have shop- • Park ping and apartments • Parks • Keep development in character with rest of the • Put a park near the river walk on the river where city the benches are • More modern look • Nice playground • Maintain history • Common areas for group gatherings • Ambiance—entering town more modern but still • Common areas for families retain Derby’s character • Open areas near river for restaurants • Consistent of the rest of the city to more commercial activity to attract people • Trees • Re-install cobblestone road from Caroline • Green across Main to the water • Green areas • Mix modern and historic • Park-like setting • Historic-style building (mixed use) • Areas for people to sit • Good views and convenience • Open public areas “(Town Square”) • The buildings to look like the older ones • Architectural design compatible to existing

32 | Downtown Now | Derby, CT return to TOC OPPORTUNITIES FOR DOWNTOWN Listening to the Community

• Buildings having an old look • Businesses that will attract local and visitors • Some residential with old look, like brick passing through • Built in a traditional New England style, inter- • Provide positive tax efforts or leave it as open spersed with housing space • Keep New England architecture • Do not overburden city resources • New England architecture • Things that are low-cost and high-impact • Make buildings look like they belong there • Not a burden on tax rolls like residential • Lamppost lighting • Must match type of industry/retail/service jobs • Small-town feel with housing opportunities in order to build a • Historical look with modern amenities sustainable, stable community population • Churches on green • Derby has one of the best potential Route 8-34 • Special attention to Victorian-era facades 8. A transportation HUB • Create “Old Town Derby” i. Improved traffic ii. Connecting the redevelopment site with 7. Attract businesses… downtown i. Expand the city’s tax base iii. Parking convenient and free ii. Bring in entrepreneurs iv. Linked to the rail station iii. Support advanced v. Pedestrian and bicycle connection with manufacturing. downtown and Shelton • New businesses • Get the state to start Route 34 project immedi- • Tourism ately or shut down Route 34 • Economic opportunities • Make Derby the center of transportation-orient- • Bring tax base in ed development (TOD) • Businesses • Better traffic flow through area • Businesses that will bring people into area • Road conditions and traffic patterns (easy in, • Need to bring in income easy out) • Attract businesses • Most important: better traffic flow • Re-develop factory buildings on Route 34 • Transportation from parking garage to points of • Large building attracting entrepreneurs in ad- interest in Derby, i.e., Osbornedale Park vanced manufacturing, promoting advanced • Trolley manufacturing tools • Some type of transportation to cross the river to • Reach to entrepreneurs who will hire people Derby from Valley • Nice flow for people entering and leaving Derby • Training centers for advanced manufacturing • Improve traffic on 34 • Mixed-use including building devoted to ad- • Divert traffic to Elizabeth and make that Old vanced manufacturing (i.e., 3D printing) Town Derby • Redevelop factory buildings on 34 • Route 34 traffic makes Main Street an unpleas- • Businesses ant place to visit • Derby Airport • Must provide for efficient traffic flow, parking, • Create/match industry, retail, service jobs— snow removal and signage match housing for sustainable and stable resi- • Parking dency • Parking close to area where water connects with Route 34

• Provide free parking to visitors • Small theater • Provide free parking to visitors • Community culture • Keep parking out of sight • Cultural attraction/physical attraction, i.e., • Parking sculpture • Accessible parking • Sculptures • Improved train station ambiance • Statues, sculptures, fountain, art • Lodging near railroad station • Lilac Festival • Close to train • Main Street needs to be beautified/upgraded to • Transportation at the train station who can visit attract Shelton locals and others local restaurants at night (that are already there!) • Beauty • Train station? Focus area. • Pick weeds • Connect • Plant flowers • Connect developmental area to current down- • Main Street needs to be beautified and adver- town Derby (bridges, tunnels) tised as family-oriented • Connection is important • Paint the railroad trusses in colors • Use the “tunnels” • Renovation of bridge • Integrate redevelopment with downtown • Streetlights, décor, intersections • Traffic go through Main but make ‘Old Town • Maintained, clean Derby’ through Elizabeth • Widen 34 NOW—added visual attraction • Pedestrian and bicycle access to rest of down- • Beautifying Elizabeth Street for the walking site town and Shelton from library to Route 34 • A plaza or connecting the rest of downtown to • I would like to see an abundance of lilacs to the river through the new development promote the Lilac City • Maintaining pedestrian and bicycle access to • Develop downtown with small stores and the rest of the city restaurants for people to walk to from apart- • Link to across Main Street so that one day you ments can’t tell that they were ever separate • Renovate opera house • Visible link/physical link from one side of Main to • Copy Shelton’s downtown plan other—”seamless” • Copying Shelton’s plan: convert/demolish old • Walkways across 34—maybe pedestrian walk- buildings into housing/residential ways • Do something now with the north to better position the south side 9. A revitalized downtown… • Make downtown attractive i. Beautified • Less abandoned buildings ii. With cultural attractions • Less awful-looking everything iii. A renovated Opera House • Updated buildings, intersections, décor, street iv. Focused on Main and Elizabeth Streets lighting v. Themed to capture the history of the city • Re-use/re-purpose • Sculptural and artistic in nature • Opera house should be revised to become a • Sculpture playground community communication, cultural, and educa- • Entertainment tion and convention center • Revitalize Sterling Opera House and use as some sort of public building

34 | Downtown Now | Derby, CT return to TOC OPPORTUNITIES FOR DOWNTOWN Listening to the Community

• Entertainment center, possibly for family activities • History • A tribute to the history of the area, with signs that highlight the history through photos, history walking tour • Historic theme to capture the history of Derby (manufacturing, river, inland seaport) • Don’t lose history, but cleaner look • Themed to capture the history of the city • Leave the old grain chute so we have something left historic, and use it for a slide, like sliding out of a problem airplane • Historic sites • Maintain historical aspect of city • Sterling Opera House • Keep historical look and feel • Lilacs in the landscape—strong name, preferably with a reference to Derby’s history

OVERVIEW This report includes summaries of the responses to 25 The Community Choices workshop took place on questions divided in four sections: October 26, 2016. It was the second public meeting • Questions about yourself of the Downtown Now! community engagement pro- • Questions about the site: challenges, character, cess. 70 residents participated. implementation • Questions about demographics and the econo- Community Choices consisted of presentations of my preliminary technical findings followed by electronic • Questions about transportation and the environ- keypad polling of participants. Presentations included: ment. • Report on the Community Voices workshop • Land use observations A final question asked the participants to prioritize • Economic and demographic findings nine preliminary goals. An analysis of the results will • Transportation and infrastructure findings. be presented at the start of the Derby Charrette that will be held November 14 to November 18.

YOURSELF 1. What is your gender? 2. Where do you live?

3. How old are you? 4. How long have you lived in this area?

36 | Downtown Now | Derby, CT return to TOC COMMUNITY CHOICES QUESTIONS Listening to the Community

THE SITE Challenges, Character, Implementation

5. Which of the following words best describes 6. Are you afraid that redevelopment of the site will your vision of the future site? negatively impact downtown or Derby as a whole?

7. At the previous workshop, participants suggest- 8. How often do you use the Greenway? ed that the Plan should create stronger connections between the City and the river. Do you…

9. Which of these activities mentioned in the pre- 10. At the previous workshop, participants sug- vious workshop would take you to the river more gested redeveloping the site in a traditional New often? England style to preserve the historic character of Derby. Do you…

11. At the previous workshop, participants suggested attracting residents of different age groups. Which of these building types would best attract residents of different age?

DEMOGRAPHICS & ECONOMY 12. What group of new residents would you prefer 13. Which of these businesses, if located on the to attract to the site? site, would make Derby a regional destination?

14. Which of the following strategies would help 15. Research shows that there is a gap between improve Derby’s economy the most? growing industries in this region and local skills and education. How important it is to close that gap?

38 | Downtown Now | Derby, CT return to TOC COMMUNITY CHOICES QUESTIONS Listening to the Community

16. Should the site include eco-friendly and small 17. Which of the following types of retail business- scale manufacturing? es would you most like to see on the site?

18. Would you prefer the site to mostly have: 19. The two rivers are an asset that Shelton doesn’t have. What would maximize the value of this asset?

TRANSPORTATION & ENVIRONMENT 20. At the previous workshop, participants sug- 21. How important is it to ensure easy access be- gested the desire for safe pedestrian and bicycle tween the site and downtown? connections between the site, downtown, and Shelton. Do you…

22. Would you support slowing traffic on Main 23. With scheduled improvements to the Waterbury Street at non-peak hours to provide easy access Branch Line and better service, should the City in- to the site? vest in better parking and access to the rail station?

24. How important is it to you to ensure a sustain- PRIORITIZING PRELIMINARY GOALS able and eco-friendly redevelopment of the site? 25 Which of the following goals for the site is most important to you?

PRIORITIZED GOALS 1. Create an exciting, walkable, visually-pleasing mixed-use place. 2. Put Derby on the map! Make the site a destination for residents and visitors. 3. Attract businesses that expand the city’s tax base. 4. Restore downtown. 5. Build in a traditional New England style. 6. Attract new residents of all age groups. 7. Reconnect downtown to the river. 8. Balance open space and development. 9. Create safe pedestrian and bicycle connections between the site and downtown.

40 | Downtown Now | Derby, CT return to TOC PRELIMINARY SITE ANALYSIS Page Intentionally Blank REGIONAL CONTEXT Preliminary Site Analysis

Beacon Falls

Newtown

Seymour

Derby Rte 15 I-91 ★ 5 Mi 10 Mi Shelton New Haven I-95

Rte 8

Rte 25

Milford

Metro North

Bridgeport Rte 15

I-95

N Metro North Derby, whose motto is “Connecticut’s smallest city” sits within New ★ Study Area Haven County. It is 5.4 square miles, lies approximately 70 miles Main Roads northeast of Manhattan and less than 10 miles west of New Haven. Highways This section of the report highlights Derby’s regional context and illus- Preliminary statistics: trates existing conditions on the ground, by documenting constraints Site Area: 19.5 acres and opportunities within the study area. These include: Rights-of- ways, streets, plots, existing buildings, regional access, connectivity, zoning, etc. Also included are historical images of the redevelopment site and the buildings it housed as initially, its northern edge was lined with main street buildings. Photos of the site in its current condition follow. This section concludes with scale comparisons of other successful redevelopment parcels of approximately the same size.

METRO NORTH Waterbury

Naugatuck

Beacon Falls I-84 Seymour

Ansonia ★Derby-Shelton

I-95

Stratford Bridgeport Fairfield Metro Rte 15 Fairfield I-684 Darien Southport WestportGreen’s Farms I-80 Riverside East Norwalk South Norwalk Rowayton Noroton Heights Stamford Cos CobOld Greenwich Mt Vernon East Greenwich, CT Williams Bridge Port Chester, NY Rye Harrison Mamaroneck Larchmont Fordham PelhamNew Rochelle Melrose Woodlawn Botanical Garden Grand CentralHarlem Tremont I-495

N Metro North Derby is located directly on the Metro North Train (Waterbury Stations Branch Line) which is less then a 5-minute walk from the ★ Study Area study area and downtown.

Route 8 is the main north-south thoroughfare in west central Connecticut and connects Waterbury to Bridgeport, with Derby being one of the eight main communities along it. Due to expected TOD infrastructure improvements along this corridor, and the Waterbury Branch Line, Derby stands to benefit from such regional development and growth.

44 | Downtown Now | Derby, CT return to TOC REGIONAL CONTEXT Preliminary Site Analysis

LOCAL TRANSIT

Rte 313

Rte 334

Rte 114

Rte 34 Rte 243 Rte 110 Rte 115 Derby

Rte 108 Shelton

Rte 714 Rte 8

Rte 21

Rte 15

N Bus Routes Additional modes of public transportation include bus routes Rush Hour Bus Routes which connect Derby to Shelton and other neighboring ar- Metro North eas. Bus routes pass immediately adjacent to the study Study Area area, on its east and western boundaries.

NEIGHBORHOOD SHED Derby Green

Olivia St

Minerva St

Elizabeth St

Water St Roosevelt Dr

Home Depot Derby/Shelton Train Station

Main St Factory St

Caroline St 1/4 mile radius / 5 minute walk

Sewage Treatment Facility

Canal St

Rte 8

N Metro North Neighborhood size is determined not by population, but by Study Area an area wherein the majority of the residents are likely to 5 Minute (1/4 mile) Walk Radius walk to a neighborhood square or center, which could con- tain a corner store and a bus stop. The size is based upon ¼ mile radii, which represents the five-minute walk that a majority of people will choose to walk before deciding to drive (called a pedestrian shed). The study area offers the benefit of providing access to the heart of Derby’s downtown and to the train station within that pedestrian shed.

46 | Downtown Now | Derby, CT return to TOC LOCAL SITE CONTEXT Preliminary Site Analysis

EXISTING BUILDINGS & OWNERSHIP

Minerva St

Elizabeth St

Olivia St

Water St

Roosevelt Dr

Main St

Factory St

Caroline St

Canal St

Rte 8

N Existing Buildings There are multiple buildings on this 19.5-acres redevelop- Parcel Lines ment site. Most of the buildings are private-owned, some Metro North are slated for demolition due to the Route 34 widening, and Study Area many sit vacant. The site is further complicated by he fact that it is divided into multiple (15) parcels with some in city ownership and some in private ownership.

TOPOGRAPHY

Minerva St

Elizabeth St

Olivia St

Water St

Roosevelt Dr

Main St

Factory St

Bridge St Caroline St

Canal St

Rte 8

N 0-9 Ft Once on the site, the majority of it is flat, with the exception 10-19 of the north edge along Main St and the west side along the 20-29 Greenway Trail. Those two areas have significant topogra- 30-39 phy which will require creative design solutions as the ma- 40-49 jority of the site lies between 30-35 feet below the northern 50-59 part of Main Street. 60-69 70-79 Metro North Study Area

48 | Downtown Now | Derby, CT return to TOC LOCAL SITE CONTEXT Preliminary Site Analysis

EXISTING STREET NETWORK

Minerva St

Elizabeth St

Olivia St

Water St

Roosevelt Dr

Main St

Factory St

Caroline St

Bridge St

Canal St

Rte 8

N Existing Streets Currently there are two direct access points into the north- Metro North ern edge of the site from two existing streets that traverse Study Area Main Street (Route 34). These are Caroline Street and Fac- tory Street. Route 8 borders the eastern edge but does not provide access into the site. A greenway with pedestrian trails runs along the south-west portion of the site.

EXISTING LAND USE

Minerva St

Elizabeth St

Olivia St

Water St

Roosevelt Dr

Main St

Factory St

Bridge St Caroline St

Canal St

Rte 8

N Existing Buildings Currently, there exists a wide range of land Recreation uses on the site. They include recreational Transportation uses, commercial uses, industrial uses and Commercial transportation-related uses. Underdeveloped Industrial Water ROW Metro North Study Area

50 | Downtown Now | Derby, CT return to TOC LOCAL SITE CONTEXT Preliminary Site Analysis

EXISTING ZONING

Minerva St

Elizabeth St

Olivia St

Water St

Roosevelt Dr

Main St

Factory St

Caroline St

Bridge St

Canal St

Rte 8

N Central Design District The entire study area sits within the Central Design District Industrial (CDD) zoning, which is also the zoning applied to the major- Metro North ity of the downtown area. Study Area

UTILITIES

Minerva St

Elizabeth St

Olivia St

Water St

Roosevelt Dr

Main St

Factory St

Bridge St Caroline St

Canal St

Rte 8

N Underground Utility Lines Several underground utilities are scattered across the site, Existing Buildings running across multiple parcel lines that will need to be fac- Metro North tored into the design of this parcel. Study Area

52 | Downtown Now | Derby, CT return to TOC LOCAL SITE CONTEXT Preliminary Site Analysis

PARKING / UNDERUTILIZED LAND

Minerva St

Elizabeth St

Olivia St

Water St

Roosevelt Dr

MainMain St St

Factory St

Caroline St

Bridge St

Canal St

Rte 8

N Surface Parking This diagram documents parking locations on the site and Structured Parking on surrounding parcels. Existing Buildings Metro North Study Area

HISTORIC MAPS

Aerial C. 1934

Aerial of Derby C. 1965

Aerial of Derby C. 2004

54 | Downtown Now | Derby, CT return to TOC HISTORIC CONTEXT Preliminary Site Analysis

HISTORIC IMAGES

Main Street C. 2005 Main Street C. 2005

Rear of Buildings on Main St C. 2005

Sanborn Map C. 1912

56 | Downtown Now | Derby, CT return to TOC HISTORIC CONTEXT Preliminary Site Analysis

Before (1929) After (2015)

Before (1934) After (2015)

Before (1915) After (2015)

Minerva St

Elizabeth St

Olivia St

Water St

Roosevelt Dr

4 5 7 8 6 Main St

1 Factory St Bridge St Caroline St

Canal St

Rte 8 N

1. Hallock St looking southwest 2. Factory St looking northwest

58 | Downtown Now | Derby, CT return to TOC VIEWS OF THE SITE Preliminary Site Analysis

3. Caroline St looking north 4. Main St & Caroline St

5. Main St & Factory St 6. Main St looking southeast over site

7. Bridge St looking southeast 8. Main St looking southwest

A scale comparison is an effective tool used by planners to demon- strate similarities in the size and complexity of character of existing and recognized towns and communities to the site in question. They provides a greater understanding of local context and scale beginning with an exploration of existing or similar settlements from around the country.

For this project, several comparisons were made. The 19.5 acre site is superimposed onto development projects locally and across the region. They are noted on the following pages.

DARIEN, CT

60 | Downtown Now | Derby, CT return to TOC SCALE COMPARISONS Preliminary Site Analysis

MILFORD, CT

SOUTHPORT GREEN, SOUTHPORT, CT

BETHESDA ROW, BETHESDA, MD

ROCKVILLE TOWN CENTER, MD

62 | Downtown Now | Derby, CT return to TOC INFRASTRUCTURE & ENVIRONMENT

By: CDM SMith Page Intentionally Blank OVERVIEW Infrastructure & Environment

DEVELOPMENT CONTEXT

Derby’s 2016 Plan of Conservation and Development reinforced the City’s overall goal to promote transit-friendly development on opportunity sites south of Main Street and in other downtown sites in the vicinity of the Derby-Shelton train station. The plan also promotes strategies to better link the train station to Downtown and to improve multi-modal access to Downtown, including Complete Streets strategies and Transit Oriented Development (TOD) improvements.

Maintaining traffic flow, increasing pedestrian and bicycle safety and improving access to transit are key objectives in the development of more viable and livable urban villages not only to improve safety and overall mobility but also to enhance commerce in urban centers. The main elements necessary to achieve these complete streets and other TOD improvements include building on the existing strengths of the neighborhoods as “walkable” village districts and making incremental upgrades to streets, parking and access. These enhancements will improve the competitiveness of Downtown Derby by creating an environment that brings in new customers and encourages local residents to support their neighborhood businesses. The planned Route 34 (Main Street) reconstruction project is one example of this approach. The following sections describe the current characteristics of Downtown Derby and will serve as a basis for improvement recommendations under the next phase of project development.

UTILITY INFRASTRUCTURE – EXISTING CONDITIONS

The project area is served by major utilities, including electric, natural gas, cable television, and wireless communication networks. Companies providing service and responsible for the supply, maintenance, and upgrade of their services include the United Illuminating Company, Eversource, Comcast, Frontier, and South Central Connecticut Regional Water Authority.

Public Water Service South Central Connecticut Regional Water Authority (RWA), a nonprofit public corpo- ration operating out of New Haven, Connecticut, supplies water to the project area. A water supply plan completed in 2000 indicates that the water supply is more than adequate to meet the need of current customers through the year 2040. Water quality was consistent with state requirements. Existing water supply sources include the Housatonic and Derby well field and connections to the Central Connecticut Regional Water Authority. The total safe yield of all sources is 8.0 million gallons per day (MGD); the average usage in 1999 was 3.43 MGD.

Sanitary Sewers Derby’s Water Pollution Control Authority (WPCA) oversees the City’s sanitary sewage collection and treatment system. Derby’s water pollution control facility, located just south of and adjacent to the project area, has a design flow rate of 3.5 MGD with

a peak flow capacity of 9.1 MGD – currently, nearly three million gallons of effluent flow through the system each day (MGD).

The current system includes portions of combined sanitary and stormwater pipes that increase the amount of flow through the treatment facility and overloads the facility during times of heavy rainfall. Planned and anticipated sewer extensions and connections will likely increase flows to the treatment facility. Derby’s sanitary sewer system and sewage treatment facility are in dire need of repairs and upgrades and are under Department of Energy and Environmental Protection (DEEP) order to propose a formal plan to either upgrade the facility, or abandon it and pump sewage elsewhere. Conse- quently, in November 2014, Derby voters approved a $31.2 million bond to fund repair and upgrades to the City’s sewer system and treatment facility.

TRANSPORTATION INFRASTRUCTURE – EXISTING CONDITIONS

Road Network The project area is well served by a state-maintained road system dominated by the Route 8 Expressway, located directly to the east; Exit 15 of Route 8 provides direct access to Route 34/Main Street. Constructed in the early 1960s, Route 8 is a major north-south limited-access highway that connects two major Connecticut cities, Bridgeport, located 16 miles to the south and Waterbury, located 18 miles to the north. Route 8 also connects Derby to the interstate highway system with Interstate 95 located in Bridgeport and Interstate 84 located in Waterbury. Average daily traffic volumes (ADT) though Derby on Route 8 range from 60,400 vehicles per day (vpd) to 82,500 vpd.

Route 34 (Main Street) is the “front door” of the project area; it Route 34 is the main transportation artery between New Haven and the Naugatuck Valley region and links I-95 in New Haven and I-84 in Newtown. It also provides connections with State Route 15 (Wilbur Cross Parkway) and Route 8. Route 34 is classified as a principal arterial by Connecticut Department of Transportation (CTDOT), based on its traffic volume and travel characteristics; through eastern Derby, it is a four-lane divided highway that carries between 35,700 and 46,300 vpd. After its interchange with Route 8, Route 34 becomes Downtown Derby’s Main Street, narrowing to two lanes; daily traffic volumes along this section range from 17,200 vpd to 22,300 vpd. Peak-hour traffic congestion often occurs on Route 34, especially in the downtown area. Along Route 34 within the Downtown Derby, Minerva Street, Elizabeth Street Caro- line Street, and Olivia Street provide north-south access that links the project area to Downtown Derby. Just to the west, Bridge Street spans the Housatonic River and connects downtown Derby with downtown Shelton.

The Naugatuck Valley Council of Governments and the Connecticut Department of Transportation propose to reconstruct and widen Main Street or the section of Route 34 through Downtown Derby from the Route 8 overpass to just north of Bridge Street. The work will convert the existing two-lane arterial into a median-divided, four-lane

66 | Downtown Now | Derby, CT return to TOC OVERVIEW Infrastructure & Environment

road to reduce traffic congestion and improve access to the project area and to Downtown Derby.

Planners have applied a ‘Complete Streets’ approach to the reconstruction project. Complete Streets is a transportation policy and design approach that requires streets to be planned, designed, operated, and maintained to enable safe, convenient, and comfortable travel and access for users of all ages and abilities, including travel by those walking, cycling, driving motor vehicles and using public transportation.

Complete Streets design elements incorporated into the project plans include: a landscaped median, wider sidewalks, curb extensions to shorten the walking distance across the road- way, pedestrian crossing signals with highly visible markings and crosswalks, and a two-way cycle track for bicyclists that parallels Route 34 but is buffered from vehicular traffic. The cycle track will connect to the Derby Greenway Trail. Other features or amenities of the design include tree-planters to manage stormwater more effectively, a small parking lot, and a gateway park at the corner of Route 34 and Bridge Street.

Downtown circulation will be modified by converting Elizabeth Street and Minerva Street to one-way travel. Due to the proposed median, access to the project area from westbound travel on Route 34 will be restricted. As part of the project, the existing buildings along the south side of Route 34 will be demolished. The project is in final design with an anticipated construction year of 2017.

Access to the project area by non-motorized travel will also be enhanced through the planned renovation of the Derby-Shelton Bridge. The bridge, built in 1918, spans the Housatonic Riv- er and connects Downtown Derby with the downtown area of the City of Shelton. A concept plan has been developed to renovate the bridge that crosses the Housatonic River and links Downtown Derby with Downtown Shelton. Elements of the Derby-Shelton Bridge rehabilita- tion plan include provision of a separated, two-way cycle track along the south side of the bridge and pedestrian amenities along the bridge including benches, tree boxes, planters, and landscaping. The plan would create an attractive gateway into Derby and encourage people to walk and ride their bicycles.

Public Transit Downtown Derby is a hub for public transit systems operating in the City. Commuter rail, regional bus, and dial-a-ride services are all accessible from the area. In addition, the compact arrangement of city blocks and an expansive sidewalk network make walking a viable mode of transportation in Derby’s downtown commercial district.

Commuter Rail Service. The Derby–Shelton Metro-North Station is located only 500 feet east of the easterly limits of the project area and within easy walking distance of downtown Shelton. The station house and parking lot are located on the northeast corner of Exit 15 off Route 8, and are accessible from a frontage road along the west side of Route 8 at its intersection with Route 34.

Waterbury Branch Rail Line (WBL). Commuter rail service at the station is provided by the Waterbury Branch of the New Haven Line (NHL), the main commuter rail line of the Northeast Corridor that links New York City and Boston.

The Derby-Shelton rail station is the first station along the WBL and service to Bridge- port takes an average of 22 minutes where connections can be made to the NHL. Depending on transfer time at Bridgeport, travel time via the New Haven Line to Grand Central Terminal averages two hours and travel time to New Haven is about one hour. The Derby-Shelton Station functions as a transfer point between fixed-route bus and commuter rail services, although, commuter amenities are sparse. The station lacks real-time arrival information, which is known to greatly improve transit rider satisfac- tion. There is parking at the station for 75 vehicles. The parking lot is owned by the State of Connecticut - no parking fee is required.

Bus Service The project area and the Derby-Shelton rail station are served by three fixed-route bus routes: Bus Routes 15 and 23 operated by the Greater Bridgeport Transit Authority (GBT), and Bus Route F operated by Connecticut Transit (CT Transit) New Haven Di- vision. Bus Route 15 travels along Bridgeport Avenue and to Derby via Bridge Street and Route 34. Bus Route 23 extends from Stratford along Route 110, it then travels Route 8 to the Derby-Shelton station. CT Transit’s Route F extends from downtown New Haven to the town center of Seymour via Route 34. In addition to stopping at the Derby-Shelton station, it also has several stops through Downtown Derby including a stop at the northwest corner of the project area at the intersection of Main Street (Route 34) and Elizabeth Street.

Dial-a-Ride The project area is also served by dial-a-ride and specialized paratransit services for Derby’s disabled and elderly residents operated by the Valley Transit District (VTD) provides and specialized paratransit. Consistent with the Americans with Disabilities Act (ADA), VTD operates the service using accessible mini-buses that can accommo- date wheelchairs and other mobility devices.

Non-Motorized Travel Walking is common and critical form of transportation since every trip, at some point, involves walking. Sidewalks are provided throughout Downtown Derby and extend to the project area along both sides of Main Street (Route 34). However, the condition of the Main Street sidewalks is poor and the width of the sidewalks are quite narrow. Bicycle travel is becoming a popular mode of transportation in Derby, although on-

68 | Downtown Now | Derby, CT return to TOC OVERVIEW Infrastructure & Environment

road bicycle routes in Derby are rare and are not provided within the project area. However, the Derby Greenway Trail does traverse the project area and offers an off-road option for pedestrians and cyclists alike to travel without interference from motorized vehicles.

The Derby Greenway Trail runs 1.7 miles along the banks of the Naugatuck and Housaton- ic Rivers. It is a 10-foot wide, paved trail that accommodates pedestrians and cyclists. It extends from the intersection of Bridge Street and Main Street to the Ansonia town line at Division Street; much of the trail is situated on top of the flood control dike and portions of the trail goes across O’Sullivan’s Island and Hog Island.

While the trail can be directly accessed from the project area and passes near the Der- by-Shelton train station, it is not a convenient route between the project area and the station since it is located on the east side of the Waterbury Branch Line tracks and does not have a well-defined connection to the station. The Derby Greenway is part of the larger Naugatuck Valley Greenway Trail System, which is proposed to span approximately 44 miles from Derby to Torrington and also cross the Naugatuck River to Shelton.

POTENTIAL TRANSPORTATION STRATEGIES

The current design of Route 34 (Main Street) and other streets in the project area principally provide for the efficient movement of vehicular traffic. These streets lack features that have been demonstrated to calm traffic, encourage non-motorized travel and the use of transit, and improve pedestrian and bicycle safety or have features that encourage higher vehicular travel speeds.

For example, wide travel lanes and curb radii encourage vehicle speeds that exceed post- ed limits. In addition, pedestrian crossing infrastructure is minimal; intersections that have crosswalks, pedestrian signals and curb extensions at all four corners would better alert drivers to the presence of pedestrians; provide clear direction for those wishing to cross the street; reduce pedestrian crossing distances, provide the greatest convenience and access for pedestrians; and, ultimately improve safety for pedestrians and drivers.

Additionally, features that serve to visually enclose the street such as vertical streetscape features (bollards, ornamental light standards and street trees) and a continuous “street- wall” (i.e. visually engaging, mixed-use, multi-story buildings located at the back of sidewalks) are lacking on most streets in the project area. These vertical elements associated with vibrant and traditional downtown districts provide visual cues to motorists that they have entered a special, densely populated, slow-street zone. These visual cues are often called psychological traffic-calming features because they cause motorists to instinctively slow down without the use of active measures such as speed humps or speed tables.

As discussed above, planned improvements to Route 34 (Main Street) and to the Der- by-Shelton Bridge, including Complete Streets or traffic calming features, will greatly improve pedestrian and bicycle safety and mobility in the project area; however, more can be done to improve overall walkability of the project area and Downtown and to encourage

non-motorized travel to the Derby-Shelton train station. The project team will study these issues during the community charrette and provide recommendations to better link the project area to Downtown Derby, Downtown Shelton and the Derby-Shelton train station.

TRANSPORTATION RECOMMENDATIONS FROM DERBY’S PLAN OF CONSER- VATION & DEVELOPMENT

According to the “2016 Derby Plan of Conservation and Development1” there are a number of strategies Derby can undertake to strengthen the City’s transportation network, including: 1. Maintain and improve the existing sidewalk network, extend sidewalks to eliminate gaps between existing sections, and install new sidewalks where they are lacking to adequately separate pedestrians from traffic and improve safety. 2. Install pedestrian signals with countdown displays and audible messaging at critical intersections. 3. Install high visibility crosswalks and curb ramps at critical intersections where there is a high volume of pedestrian activity. 4. Work with VTD and the NVCOG to replace bus shelters and identify locations for the placement of new shelters. 5. Install new way-finding signage and/or relocate existing signage to direct travelers to and from the Derby-Shelton rail station, Route 8, and Route 34. 6. Install an information kiosk at the Derby-Shelton rail station to provide static and interactive commuter information for both rail and bus operations. 7. Reconfigure the existing parking area and access roadways at the Derby-Shelton rail station to create a defined bus circulation pattern, designated bus bays for loading and unloading passengers, and a parking area for commuters. 8. Replace the existing passenger waiting shelter at the Derby-Shelton rail station with a larger heated structure. 9. Construct a bicycle path and pedestrian walkway into and through the Derby-Shel- ton rail station property with a terminus at the boarding area and direct connections to the Derby Greenway Trail and planned Route 34 cycle track. 10. Increase downtown parking availability as needed and improve existing garages, especially to support business activity.

DOWNTOWN INFRASTRUCTURE AND TRANSPORTATION ISSUES & NEEDS – AS REPORTED BY DERBY RESIDENTS

The following information summarizes Derby residents’ collective views on various public works, infrastructure, and transportation topics – specifically, those pertinent to Down- town Now! Redevelopment possibilities and the needs associated with improving Down- town. This information was derived from a report titled “Derby Plan of Conservation and Development Public Engagement Report”, May 2015, prepared for City of Derby by the

1 2016 Plan of Conservation and Development, City of Derby, Planning and Zoning Commission; prepared by the Naugatuck Valley Council of Governments; adopted May 24, 2016.

70 | Downtown Now | Derby, CT return to TOC OVERVIEW Infrastructure & Environment

Land Use Practice Collaborative. The report presents and explores comments received at several public and stakeholder meetings held throughout March of 2015 to inform the update of the Derby Plan of Conservation and Development. These selected comments (not all comments are necessarily pertinent to the planning of the redevelopment of downtown land south of Main Street, such as maintenance needs) are arranged by infrastructure topic and in order of the most-shared comments (numbers in parentheses indicate the number of people that share the comment; in some cases, like comments were combined).

Sewage Infrastructure and Management • Improve sewage management, including by coordinating sewer improvements with other projects/ Sewer improvement should be coordinated with Route 34 redevelopment (9) • Sewer sludge trucks will go through planned redevelopment area and should be redirected (5) • Sewage treatment plant’s proximity to redevelopment area hurts development efforts (2) • The infrastructure for sewer project is good (2) • There is a sewer issue in Derby (2) • Water/sewage/drainage/flood control needs updating (1) • Sewer lines need upgrading on south side of Main Street (1)

Street Infrastructure and Traffic • Improve traffic congestion and safety (16) • Maintain and replace degraded or outdated street infrastructure (14) • Improve Route 34 appropriately/ Expand Route 34 by creating more lanes/ Widen the lanes, or even make one-way streets (9) • Traffic is bad along Routes 8 and 34; Elizabeth & Main, Water & Main, Olivia & Main streets; near Shoprite (8) • Increase connectivity between streets and highways (3) • Create a traffic study to better understand impaired traffic flow/ Reevaluate where to locate stop signs and lights (2) • Some of the speed bumps are too high and need repairs (1) • Nothing is happening with Route 34 expansion (1) • Update speed limit signs (1) • Make Route 34 towards Route 84 a scenic highway (1) • Install a stop sign or light at Water & Caroline St intersection (1)

Parking • Increase parking availability, especially to support downtown businesses/ Need parking for restaurants, theater, courthouse, long term parking (31) • Improve parking garage (safety, location, traffic, signage (24) • Improve metered and regulated parking/ Limit downtown parking to two hours (11) • There is a lack of parking downtown and near the Train Station; this hurts small businesses (8)

• No need for meters/ Do not like metered parking (4) • Residents like the location and usability of parking garage (3) • The City should narrow the sidewalks to allow angled parking (2) • Reform parking requirements to use less land (2) • Outsource/privatize all parking (even metered parking). Give it away to a private developer (2) • Not enough handicap parking downtown (1) • Better utilization of parking between Factory Street and Caroline Street (1) • Incorporate mixed uses in parking garage (1) • Shift Route 34 parking garage to south side with mixed uses on the bottom floor (1) • Ensure adequate parking with new developments (1)

Pedestrian and Bicycle Infrastructure • Add more sidewalks and fix existing sidewalks (20) • Improve the pedestrian experience/ Lack of crosswalks throughout town, and some need to be better/ Lack of sidewalks cause some kids to walk on the road (18) • Bad sidewalks (quality, quantity, and connectivity), particularly in the following areas: Irving School area; Courthouse; town green; Main, Elizabeth, Sodom, and Olivia Streets (14) • There is a lack of encouraging bicycle transportation/Improve bicycle lanes and trails/ Extend bicycle trails/Provide off-street bicycle lanes/ Maintain current trails/ Increase number of pedestrian trails throughout the City (8) • Add permanent poles where cones exist and flashing lights for pedestrians (4) • Like the sidewalks that connect different city centers (particularly Hawthorn Street) (2) • Derby is not a good experience for pedestrians (2) • Like the trolley tracks in the sidewalk (1) • Too much burden on the private land owners to maintain sidewalks (1)

Transit Accessibility • Improve train station, schedule, and routes/ Unknown train schedule/ Train timeta- ble is infrequent/ Need better train and bus schedule and better advertisement of schedule (36) • Improve access to trains, perhaps through a trolley system that transports passengers between the Train Station and downtown/ Poor rail access to downtown (26) • Improve the bus schedule and routes/ Bus unreliable and inconvenient (20) • Like the Train Station/ Like the proximity to downtown/ Derby is the center of many transportation options, including the train (10) • Build more and safer bus stations and stops/ Bus stops cause people to stand in

72 | Downtown Now | Derby, CT return to TOC OVERVIEW Infrastructure & Environment

the road/ Ice and snow mounds near Route 34 cause people to unsafely stand on the ice or on the road (especially while waiting for the bus) (6) • Make the bus more affordable/ $8 round trip on transit is expensive (Valley Transit) (4) • Train station is insufficient; the station is blighted and lacks lighting (2) • Seniors who live alone need to get to the hospital or around town. The City should provide cost-efficient transportation for these seniors (2) • There needs to be an express bus to New Haven (2) • Don’t use transportation hub to get people downtown (2) • Like senior pickup (1) • Join railroad system to Waterbury corridor (1)

Environmental, Transportation &ü Infrastructure:Local CDM Smith LAND USE New Haven Compact, Mixed-Use Office Development ü Environmental,Environmental, Transportation Transportation & Infrastructure:& Infrastructure:Routeü 8 TODLocal CDM CDMStamford Smith Train Smith Station Brownfield and Infill Stamford, Connecticut LANDRedevelopment USE New Haven Compact, Mixed-Use Office PlaceDevelopment-Based Zoning ü Localü Local LANDLAND USE USE NewNew Haven Haven ü Route 8 TOD Stamford Train Station BrownfieldCompact,ParkingCompact, Management andMixed MixedInfill-Use - Use OfficeOffice & SmartDevelopmentDevelopment Parking Stamford, Connecticut Redevelopment ü ü RouteRoute 8 TOD 8 TOD StamfordStamford Train Station Train Station Blue Back Square 360 State Street BrownfieldBrownfield and andInfill Infill Stamford,Stamford, Connecticut Connecticut West Hartford, Connecticut New Haven, Connecticut Place-BasedRedevelopmentRedevelopment Zoning

Place-Based Zoning ParkingPlace ENVIRONMENTManagement-Based Zoning TRANSPORTATION Transit and Station Area & SmartGreen StreetsParking and Green ParkingParking Management Management Planning & Smart& Smart ParkingInfrastructure Parking Blue Back Square 360 State Street Travel Demand Management Stormwater Harvesting and Blue BackBlue Square BackWest Square Hartford, Connecticut360 State360 Street State StreetNew Haven, Connecticut (TDM) West Hartford,West Hartford, Connecticut Connecticut New Haven,New Haven, Connecticut Connecticut Grey-water Recycling Bicycle Access Renewable Energy Systems ENVIRONMENTENVIRONMENTENVIRONMENT TRANSPORTATIONTRANSPORTATIONTRANSPORTATION TransitWalkabilityTransit Transitand andStationand Stationand Area Station Area Area GreenGreenParks StreetsGreen Streets and Streets Civic and and SpacesGreenandGreen Green Environmental, Transportation & Infrastructure:PlanningSustainabilityPlanningPlanning CDM Smith InfrastructureInfrastructureInfrastructure TravelTravel Demand Demand Management Management StormwaterDPZStormwaterPartners HarvestingHarvesting and and Travel DemandDowntown ManagementNow! Derby’s Blueprint for Progress Stormwater Harvesting and (TDM)(TDM) GreyGrey-water-water Recycling Recycling ü Local (TDM) Grey-water Recycling LAND USE New HavenBicycleBicycle Access Access RenewableRenewable Energy Energy Systems Systems Compact, Mixed-Use Office Bicycle Access DevelopmentRenewable Energy Systems WalkabilityWalkability and and ParksParks and andCivic Civic Spaces Spaces ü SustainabilitySustainability Environmental, Transportation & Infrastructure: CDM Smith Route 8 TODWalkabilityStamford Train and Station Brownfield and InfillParks and Civic Spaces Stamford, Connecticut Redevelopment Sustainability DPZ PartnersDPZ Partners DowntownDowntownNow!Now!Derby’sDerby’sBlueprintBlueprintfor Progressfor Progress Place-Based Zoning ü Local DPZ Partners Downtown Now! Derby’s Blueprint for Progress LAND USE New Haven Parking Management Compact, Mixed-Use Office Development & Smart Parking

ü Route 8 TOD Stamford Train Station Blue Back Square 360 State Street Brownfield and Infill Stamford, Connecticut West Hartford, Connecticut New Haven, Connecticut Redevelopment Place-Based Zoning ENVIRONMENT TRANSPORTATION 74 | Downtown Now | Derby, CT Transit and Station Area return to TOC Green Streets and Green Parking Management Planning Infrastructure & Smart Parking Travel Demand Management Stormwater Harvesting and Blue Back Square 360 State Street (TDM) Grey-water RecyclingWest Hartford, Connecticut New Haven, Connecticut Bicycle Access Renewable Energy Systems ENVIRONMENT TRANSPORTATION Transit and Station Area Walkability and Green Streets and Green Parks and Civic Spaces Planning Sustainability Infrastructure Travel Demand Management Stormwater Harvesting and DPZ Partners Downtown Now! Derby’s Blueprint for Progress (TDM) Grey-water Recycling Bicycle Access Renewable Energy Systems Walkability and Parks and Civic Spaces Sustainability

DPZ Partners Downtown Now! Derby’s Blueprint for Progress SITE AERIAL Infrastructure & Environment µ t e e F 0 0 0 1 0 0 2 T U 6 C I 1 T N 0 C 2 A

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N Existing Buildings B and X (shaded) Area of moderate flood hazard, usually the area Flood Zone X between the limits of the 100‐ year and 500‐year floods. B Zones Flood Zone AE are also used to designate base floodplains of lesser hazards, Metro North such as areas protected by levees from 100‐year flood, or shal- Study Area low flooding areas with average depths of less than one foot or drainage areas less than 1 square mile.

AE The base floodplain where base flood elevations are provided. AE Zones are now used on new format FIRMs instead of A1‐A30 Zones.

76 | Downtown Now | Derby, CT return to TOC SITE TOPOGRAPHY & UTILITIES Infrastructure & Environment 9

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9 1 = P r a = = C . = 1

L o t e C F L d L t

P R T

F y F

S e

" " ) H c

)

5 "

1 0 1 5 8 e

5 c. R 1 1

4 l ( ( .

n n

i 7 6 H 4 7 19 o

o a . 1 p i 8 . 1 t . T 1

C T 0 M

8 0

m a

E 7 5 e r 6 1 1 1 .

G u c . 1 0 l P e

" m = 9

C =

R c. o 0 r " = 1 W 2 L 2 C 5 L m L 1 n 6 o 0

F . 8 r 1 4 F t 9 o F e T 8 H 5 . 5 o d 7 S . 1

C . 1 e . F F e r 9 7 M

T l 7 3 i .

f 1 4 7 T . 8 1 p 8 . o 3 n 1 = 4 = m . a 1 5 F L 0 o G S

T T F 2 e 1 G C G e 0 r W s

P T r C " R " 4 5 ve 2 7

a . 4

3 P

4 8

k 8 .

l 8

9 P

a .

C 1

1 R 3

" . 7

2 0 3 1

1 2

L . F

F T

' 5

b k 8

r l

. e

. c 1 r

u a C

5 9

n L T 2 2 . " o C W

3 C .

8 C 8 1

7 B

7 0

1 c. . n 8

1 o

8 1

T l r y 6 a

T a t

P t 7 e S e

2 C

. P "

R 2 M 7 ) 8 1 "

T 5

4 1 6 3 0 0 0 9 7 e 8 . l # 8 9 . o 8 . g

1 1 7

P n

1 i

" 1 g E k 2 r 2 a r l l 3 1 a a . c . a F

e 9 P n n

. T 1 I . P

t n o " 1 P i i

a s 5 t 8 4

C B o 9 S a 7 ) . R i

3 R

/ # n 0 6 N d " ( " 2

e o 4 N 5 2 u

. 5

p . 1 C

9 1 8 I c h 1

S t O .

U 3 u l t ' 6 4 H o o n t 1 8

0 . 9 o d M e

2 1 0 l

8 " 7 f r i u

0 6

1 2 1 a . m L o r =

e E 0 S c h o C 2 1 F P t ( .

. c T 0 S

0 3 n T 5 1

2 o

. 0 C 1 2 1 4 6 6 7 9 9 . . . 4 7 1 B 2 1 1 0 = . = C

' L F 5 F T C '

9 T 1 1 l 5 1 n i e . l 0 o a . i o t F r 9 / a P 2 n

d ll N

t a 1 Ret. W o h n . ) Co nc . C g u i

D p o L y

6 A F . T

( O 9 1

3 R g

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r R 2

I . a

2 D P 2

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7 4

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5 6

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ci . 0

1 3 9 0

8 2 3 5

. c

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1 r 3

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7 u 1 . 1

H o # 9 5 .

C C o

E 1 M

5 6

. . 8 C

1 6 2

1 I 4

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. 1 n

= U =

R a

3 r p F

4 L

s T

F o

r .

1 1 o

9 C

T C

2 4 )

e v r p L 8 " N

6 t

7 e

)

a . H l o 5 2 , 7 n L " . 0 .

1 P

1 4

. c b 5 e , S 0 4 M 1 C . 3 5 9 2 n 2

F n 1 s i i 1 1 . / 1 5 t

1 i 3 . . 8 ( H 1 k m

- o . n 0 0

l n = B 2 6 V N . 4 = F

e C a

3 1 . M

a / 1 e F 1 @ .

C L 0 M a s g 1 . 0 S

T 1 ' F N 4 4 W r e = 1 m a m

H b L 6 = m 6 1 r

e - p

r t 3 F F . = i n e t L / 0 t = o

M 2 1 u 8 3 T L t C

a 3 a . P g F ' 1 9 . B F 8 N 4 F 9 . 2 1 ( C S 3 a 8 n

T W . 2 M 0 r

( =

6 a n 1 1 4 9 2 a

. F 5 L a e 2 S # e

T 9 F e . g 1 5 o P

7 M n 8 . 7 "

s l

C o 1 7 ' 2 0

l 6 I t e

) . 1 7 = U G g

S n 0

c V i 8 7 L e a 2

G n 7 0 F l

N l . p . l = l

o 8 i 6 )

1 T . 8

I 2

4 3 " F O

2 C 1 . o 4 0 1 V i S

8 B 1 8 1 5 T t 0 . 5 6 H 3 ' r

H 8 C

H = = 0 1 2 . C

1 6 I 3 3 0

1 n o .

( 3 8 M " 3 L 3 ' F 1 7 3 M . 4 A r #

M U = d .

4 . o

l 6 3 F # l T 8 1 . o . 3 C 4 l 2 . o L ' i 5 . D 4 4 m 3 4 7 u m 6 o 1 m 3 0 .

ce r n 3 e E f 1 F 1 l C 1 r 1 d . o 7 C 5 o r o S W 1 2 . 2 I = = 0 1 o D

= o =

4 . = 1 2 t o 6 M r

2 1 . l

C t L " U F t . V = 6 . ( 3 8 L # F F 1 T o 1 c " S 6

n a P F

y 8 S T 8 5 . i L S 5 1 1 t " H . t

F n T T = .

r " a 5 T o S a . 8" 9 n 9 F ) 3 e 0 4 . 4 g " L

3 2 . S e 1 e ) 3 " E D 0 1

1 2 1 S l

H O 2 " 1 2 7 a 4 2 5 2 b t E M G

2 G 5 6

l 1 o

2 " 0 N 2 . 1 8 5 7 1 3 8 3 . 6 " n . M 5

. a 8 1

. S F 9 . m H "

P G 8 9 P . S 1

8 C s a 2 W R ( 4 " 8 5 2 4 7 . 7 2 1 H 8 . ( . 1 u H 9 2 1 u # 0 1 n . f 4 1 M l 1 m

1 9 C 0 e n . . 3 3 9 L

l 1 5 . r 7 0 M 6 = a e . 1 4 o . r M 9 = a l 1 7 0

. 7

o = 1 s 5 o 8 . L p 6 ' n 1 H 2 . L p o t 7 0 6 = = . 9 P F 0 n = F a m S = = 9 . 9 F n. S P S

G a 1 L S 9 i c r T F a L 8" 1 r o l e L f 1 G S 6 F .

1 3 f . = F 2

o T 4 G F . S P

2 F RC t T

d " = 4

n t 2 9 1 3 0 F

0 r a

L 1 2 o S

1 P T

2 T . S i

g . n F C H

C l

Clf n R 2 0 e

T an. "

S 5

G "

9 8

W M E 1

2 24" RCP

W N

9 6 1 .

S n #

T a 0

18 EE

7 S R 1

3 0 S "

. 2 3 7 0 4 . 8 0

. k 1 . al " C W L 7 0 C Y B . 4 6

0 R 5 2 c O o n T H s C 3 2 C 5

r 15 A 1 P 9

F 2 . 1 0 1

C M

9 2 .

2 . ve 8

b . r l

u 1

a C R .

4 l

. n

G G e 1

n n 3 P o 6

St 4" d 4 3 n

a an

1 o sl

I 3

S P C =

4" . 2 G 2 .

it a . 0 W " B

7 n 1

2 F 1 M W

1 3 1 a L 4 8 3 S

8 S T

. 1 5 F

1 6 9

4 0 . 4"

n 4 "

8 1

G T

3 9

. 2

. "

a 8

n "

a 5 0 G 1

S 1

. 5 S

G 5

8 0 1

4 "

1 9 1

S 1 P

0 2 1 " 0 0

' CP d 6 W " R n 8 8

24 4 a

I sl

1 2

. I

8 C C 5 8 5 8 L C 4 0 0 6 7 0 9 .

E . 1 . it B

H B

9 1 0 0 0 0 6 6 7 7 0 R 0 9 9

E E U E 5 4 7 2 5 . . 2 . 0 9 . 1 9 M 1 3

T 7 0 9 3

P . 7 0 2 0 2 0 C 1 9 R 1 1 3 " ) . 4 3 1 2 . 1 4 9 0 ) . 1 1 9 1 9 H 4 W E 0 1

2 0 1 3 0 0 . . 7 8

b 9 4

4 0 ur

2 . . 2 C

8 S

N 5 M 8 o

0 4 1 6 0 ' .

6 2 ( " ( 4 4 1 2 2 0 - . 4

. 4 0 1 c. 1 3 7 . o n 9 . C C 6 1 1 7 4 . 1 0 I = G m 1 . .

f 2 9 9 Cl . 0 0 4 . 1 P r 2 3 B G L 1 U 7 7 1 2 0 G 9 0 k

l 1 2 9 a = o

# W C F ) C ) t = 2 0 0 = = ) . 7 1 W

c . " l F Co n ' R L L S 13 F E H 4 6 2 W 4 e T 2 0 2 8 0 F F " C H T 1 ' 6 T 7 8 0 N 2 M 2 . N 0 5 .

( ( 7 1 5 3 (

M 7 6 1 .

1 . 1 . 0 7 0 9 3 8 1 2 . . . . 2 0 1 . 3 4 B 0 7 7 . m . 1 9 0 2 7 2 0 l 1 1 . r l 7 1 9 B C n = = 1 9 7

= n = = 8 o ' e 6 6 .

o n = t e y C L L = a l l L F F l l s

a z 1 l i L ' C

l l a F S F i c k ' W p o F i 2 l P M F 1 T T 4 L

i S f

1 . u i

L . A O

F C T

S P S ' F

S C /

2 F

e N N b 1

1 3 . B r 8 ) r R n 2

8 2 e

N . 6 0 o

d o

t S e

B "

T a E = 2

l = F 1

2 ) e G o . )

T o 5 l p L 1 o ) L C = l

D 1 E D h 5 7

# '

S a W E r P E 9 N 1 3 g F F 8

H S

p ( b S . c k C

( 1

i T v i F ' ( n

. (

i 9 / 2 r 8

l . 9 M k i 7

3 1

G .

e s 9 . B .

r 2 N 5 E

O 1 1 4 . 7 0 n a . = W y . =

o 9 5 J t a = L

P l

F L

l 1 0

1 2

y L

S m S i T 0 F 3 s h 3

. ) n 1 t

. T F . =

H i F

c k a t l t a

l S 0 d

2 i 7 i

f i S

B l C 2 L s r

l r

i f

F i 3 M

2 r 2 e r 2 l

/ B L . 2 l

. T

. E

C i

B T

i l r l 0 2 S o = o

S i =

1 2

C 2 n N e 9

r i u #

r 1 o F

L G F 0 W 2 3 . G 2

C T 9 ( B o a q t ' o T . D i 3 = E =

c h

n o W R 1 o L 1 L M t L 1 e

o D l # D E a E

si E G l

0 s i

i U 1 N . 3

r I

r S

r 2

K s r

2 p 4 a E

o n

y R

e d = 4 l

t H /

m . l O

y r 2

) l 3 o e n B L i I 2 A t

l t

S y E . e . 2 i 3 d 5

o a l a D c k P 1 E .

E C S

t S 8 s i

1 2

st 8

F 1 h S m r . 3 ' l 4 v i r 2

3 / 0

S = l 2 i

1 1

p 3 i r

l C T 1 L c 7 o B o 2

1 i - = . F #

u N

) o a K

B #

b F

2 = O H # R

( L

r T

s I C R

E d o

o . . '

r C

G D

1 u I

C e 1 l D

f . '

l D C

G = 3 l I

r i

D L

e v

F a "

( T

2 C

C '

1 .

. " I .

T " D .

2 8 4

s h n

. 0

" I

. .

a l

D 8

C y

l 2

0 2

i 2

9 .

3 .

t 5 S

b r

2 4 1 1 1

y 4

1 .

t .

l 2

u c k

l 2 o

e i S 1 i

8 =

r D

B g

. N 1 G

F S 1

n B f

= C /

2 o = G D .

r t E

. c - '

t 0 o 2 F k i L i

N t

o K

S r n = T

C F T B

' y 6

e 2

o a o

L t

. i

D P C

e r 1

b C t

r 6

L . 9 4

B 1

S .

L 1 1 2 l 9

C C

l y 1

2 n

y F

y t '

i =

t /

= . O

c k c k

L S b

i i S L S -

r r

N r

3 T

l 2

B B C

l e

a 3 M

i 0

o '

L 1 8 l

i = 6 9 2

S D . .

3 L

4 r D

E 1 4

r L

1 o

1 2

# 1

# 4

= o

L E

l 1 G 3

D ) l l

l 6

i G

3 . 1

E 6

S .

y S 5

k t

G l , 4

c k s h )

r 1

i H

) o

a ) 2

C N a o = 2 S

4 W

r ) r

S ( ) = o (

L B N L 1 3

" o

W 5 ( " e T .

0 ( L 5

D R B

. C 0 E .

1 3 6 5 D

5 2

e . . l E n

4 8 1 . 8

B # A C c k B l 1

i 1

n H

i 0 0 ( 2 ( ' a 4 0

P r o . = = l )

. = o 1 1

) 1 S 2

" 1 t . M 1 L . L

' B

3 . - P N l

3 F

e = = r g 2

T l . 4

F 6 = F

S L 7 2 1 , 1 T

- 8 C L o n F 1 n 1 ' . L

b ) = = v e R 5 =

H ( =

F l I T o . C a #

7 l F

k i L L ' a s i L

2 7 9 0 0 F r i 7 3 1 r E D M 4 . D S A F

T F . c . .

a 6 . (

0 4

G G

n 4 H 4 2 @ 4 1

P 1 d

m 1 1

) . 8 1

s 8

o D r 1 .

e M I = n

l E H e 2

o = 3 m C i . 0

5 . H t L o t C

R p 6 i 1 p i . H F t M

= .

r n

5 F t

1 B 1 4 M = T . P 6

L B

b a

T 9 6 m

M 3 9 .

(

P . 5 .

F n

c a F

1 1 o S

6 e M n 2 7 . " 4 T a

o C = .

1 k n C a = 2

t l r L S (

8 L F o L

1 S

T = 1 a o t e

T L = t

F 3

S R

s L

W S r

3 5 1

n 5 9

)

s . 3 4

2 )

e v

" .

n 5

2 a

5 15 4 4

e m

P 7 2

9 H 2 0

3 . ( p (

s n 4

m .

M 3 a 6

8 o . 8

5 1 P

o F .

. M

. S C e l

2 "

/ 2

l n 4

b s 1 f 7 9 "

. .

m n R

e n

l a

o 1 .

c S

F N 5 2

" a

r 2 1 0

a 1

e v / S . 1

m n ) " t o = 6 =

M 2 W = 8

k i 1 e t " N o 1 a . L F L a l

B r 0 2 b S

0 M C D F r T F

. a 1 5 4 8" n. 4 ( a V r 2 S 4 k

2 "

4 18

1 s

k a r 1 3 7 c H r # 2 6

1 b 1 . M 0

a .

" . a # o =

l M

o 1 H l

l l M

0 2

5 2 2 1 .

2 a . 0

G C o B

1 H F 1 I 2 n

= 1 7 r G 4 n Mb = . C c 4 = W 2 a U L 2

I M a

. G

F n

F F

S . 1

U 7 S

T 8 2 2 o 5 T 5 e

0 1 " = 1

C 7

R a 4 9

s F

1 P C

" 2 r 4 7 4 S 8" L 1 9 4 0

r T G

3 6 # 2

F 1

a #

. n a

" 8 . 1 .

e v # 0 2 W

e o 9

a Clf o 5 o 3 1 0

C P

" 6 6 I

6 . 1

C d

2 ) .

6 k I

l 1 6 a 2

W U lf 8 C e 8 1 n 4 U l H U nc. B Co CP i 2 R o 2 42" i p M = C t 9

' 3 . .

F f

l m

L C .

5 b n

g c a

ur 9

T C

C o

F " T

d G 8 '

nc. 1 E

G 2 1 o a

C E P o n

T 7 R C

2 y E R

T C

n "

o G S 3 i 2

t #

a 1 L 4 d S (

un 2

Fo k i 2 W

T S

4 2 5

s P E 1 in C a

Re ma 2 2" R 8" IN G

4 L 5 6 T 0

5 O

2 R

2 A b 2 2 ur 2 C C W

7 G c. Con # . G

t G 1 f

i o

G l G " 8 5 lk . a B W r 4 C

"CMP C W 4 2 2 I

A C T c. 1

d n o o

C l T H # 15" l U 4 y o i k 8 o . al M 0 . W H D S

Bit .

rb E

u 4

8 C C 4 . r 8

3 I G . 2

m RCP c. 1 on 1

C . o

k r 1 l H

a 7 W U 9 2 = . W

o o =

c. 2

0 o n 3 1 C 3 = L

C t

T rb 2

3 0

6 u

D F 3

2 3 C 2

I 9

1 L 8 2

7 r 5 V

E S 3

3 c. 4

3 n l T

- 3 o 3 F 0 C 1 o l l l P 0 3

2 i

8 l l

8 .

H "

E i i o I 3 . 0 2 7 2 0 . 2 G

. S 2

2 U # 8 S S D

M 8 0 .

) 6

9 r

9 . 2 9 6 1 r r . W l h

4 1

k 1 o 2 l 1 H a - r

W 1 5 = o o 1 e g

c. H . G

n = = o o i 4 o C . L T l

o o n M L l L 3 D o

) a i H W E O 7 LC D D - 4 C 7 E

B # S . E E

D 5 S ) .

T ,

N s 5 "

5 . r 1 S (

9 1

l 8

N 1 a H

( 0 2 5 o l n

1 H 6 1 r ( 1 i i 3 . = . 29 2 .

0 4

M 5

2 . 3 B P 8 L S 9 1

k 6

G l O

a .

3 W . D 9 I

c. r

n 7 E 1 o = 8

C H

= 1 2 W 7

o 4 =

3 L = " . . 1 2 a 1 L M 5 2

o F

L 5 F

2 6 = 3 S

2 F l .

1 D T 1 2

e 13 6 T T e n 24 0

15" 3 = C =

1 n

a i 6

l F L #

S l H

s h

l F "

C t

C 9

a o r

. c 0 2 1 M 2 I 5 5

r t

L . e

7 3

a n L . 3 U T

b r C 3

W n I 7

1 . L 5

9 # e

l )

. m 9 . .

. i 2

8 8 1

C e

e L

r 1 ,

9 . t d

4 1 2 5

5 2

S k .

B 7

f o =

/ L

2 e n

3 0 B

6 2

G l e

2 D = t l

M h S

2 m 9 .

l 8 k

= o F

C b

i 3 a l o

. g I

C = F . N = G S

o p

8 r

2 t t

' /

e r 3 T

d F = a

' F F 1 1

F 3 f l L n 4 n

F 7 7

/ = u

e l

o o ( =

7 U

)

T L

i z C z 1 n

2 l

1 e

F a N ) C ' H T k i 5

W " o c

t S

D C F

6 C 3

R "

k .

N 1 1

l r e E

u a

S F .

5 l

5 / . M

a a

8 v

. c a

e 2

(

1 N

n P e

( C

6 4 . c 4 .

W =

. . c 1

H C r =

0 d n 9 .

p . 9

. o 5 n .

n E

1 o L

5 C i o l

t P

5 l

T o

m l

2 i

= B C

C C

T S

2 u

l w

3 p t l 9 '

= R t m

2 S F = . L

e r

r l

a "

L S r T

C L l l m 0 8 F '

F 2 o i

o l

N 1 6 o i t F u 7 4

W 1

o e M 3 t

C P .

. c

9 . C o

S 1

" =

8 2 R .

G l

D r L S

t " - n

8 2

D r

2 4

8 3

9 e . o

G L

o 1

1 6

R = C 1 o

l . . = 1

t D l

s r

D l

# E O i

e c 9

c h u 3 . 3 3 t 3 e

l c o U

2 F a s

/ r n E 3

H H

o o 8

e v

o 1

L C

a e D

P 8 E T

f A 4

3 0

4 #

e C p e

e G r

t L

u 2 P t

S s

l S .

l e i 5 &

n 9 t

5 1

i . F . . .

/ 0

a H 0 5

. .

2 r 0

5 3 3 N 6

5 i c 1 M 7 5 2

o 2 7

a M 2

= 3 o 1 3 1 m =

L = 6 D r L

E F 7 o

t F E

1 o s s A 8

S . E r 3 l 0 7 o l l

n 15 i . l 8 e 8 7

i 6 o l .

8 g o

. 1 S G .

o 3 7 E t

S 6 D

5 1

3 n

1 P 6

6 8 1 r a r . 1 P W k i 1 . o l

3 C o 2 d o r = l Y t

H i E = o

o .

r R 1 a L 0 n h

8 L T S

D b

b u " g D O E

D P 4

i . r r 9

1 o 2 2 .

6 R

L M u o 1 H

3 . F 1 6 5 t H i =

o C .

r 8

l . L

E .

D 1 a

O 7

3 a 3

7 E

e l 3 1 . m 7 .

7 E l

1 l

1 r i

W 2 .

l P N

1 i

4 " o 6

. 9 8 3 S =

. t .

4 F S

M 8

r 9 1 L

6 8 S 8

H .

T r

. 1

o 1

. F

1 4 3

E 3 t 0 1

= 7 = e

a = E

o c L

1 D L b F G

L e

R S D r

i v

T E

F n

W 3

8 o

e o c

t C

H p l

. c C i

5 I

. S

M m

p U

u N

I 9 r G s h t

P c e U .

a S G =

/ a B

e d

T 4 3 y D 9

j B

H 3

9 7

i r

e j

L 6

)

8 o o

1 4 l

3 t

l E

W C 0

W .

a S I ) 0 3 S N U . ( E O

9 7 0

6 # W ( A

(

H 1

p 6 4

. . f

. 4

" . 5

1 l

4 . 8 0 4

2 3 t

4 0

3 C I

1 .

T 3 2 u 0 0 0 0 2 1 2 7 7 0 0 9 9

3 E

4 9 t t 3 B U m =

= 1 e = r M S = L # L

F R o

0 2

F t

2 S l 8 l

l 1

i . c

l G

9 .

i 9 .

n 4 6 . 3 S 1

G k C

2 l .

R W o 2 r 1 2

G 4

s a r 0 0

4 o C

r 2

D 2

0 4 2 = 9 1 o . =

o W 1 C

0 0 A C

e v s

1 D

L r

E L 6 E

2 O

a C

E 4

2 8

5 4

P R R

v 1

9 9 t 0

. 7 6

1 1 .

b r l n 4 T

i 2

2 2 5

e 4

# P #

. e 7 e 7

1 3 r 1 R 6

, S ) I

m t

o D

3 6 6 6 D u e 5

. 1

f 8 h

t l o

F . l 3 p

t =

. c

/ / 1

S o

u C o L n

i z z

N 6 N D

N N

E o

y =

e u

d r 1

b 9 v

r o e Y

l e e

l T 4 e o i 3

5 E

C d d 6 n 6 .

D . S e o B

m 4 4

5 n i l r 4 e r o t l p l =

C 6 i R 5 o 5 8 a

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78 | Downtown Now | Derby, CT return to TOC LAND USE & ZONING

Infrastructure & Environment

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Main Street Bridge Street

Housatonic River Route 8

Connecticut BrownfieldExisting Properties Conditions - Environment

DPZ Partners Downtown Now! Derby’s Blueprint for Progress • Historical Industrial / Commercial Uses • Historical Fill • Comprehensive Review of Available Information • EDR Site Overview Report • Site Environmental Investigation Reports • CT DOT Tasks 110/210 Reports • CT DEEP File Search

• Route 34 Project Impacted Properties

• Brownfield Properties

• Potential Future Investigation / Remediation

80D |P DowntownZ Partners Now | Derby, CT Downtown Now! Derby’s Blueprint forreturnProgress to TOC Route 34 Widening Project

ROUTE 34 WIDENING Infrastructure & Environment

Route 34 Widening Project

DPZ Partners Downtown Now! Derby’s Blueprint for Progress

COMPLETE STREETS TOOLBOX Infrastructure & Environment Contents

Pedestrian Safety Traffic Control P-1 High Visibility Crosswalks T-1 On-Street Parking P-2 Mid-Block Crosswalks T-2 Streets Trees & Other Visual Treatments P-3 Pedestrian Crossing Signals T-3 Speed Tables & Speed Humps P-4 Tight Intersection Radii T-4 Curb Radius Reduction P-5 Moveable Parklets

Transit/Intermodal Bicycle Safety Enhancements B-1 Shared Lane Markings Complete Streetsor Tool Sharrows Box I-1 Bus Pullout B-2 Bicycle Boulevards I-2 Enhanced Bus Shelters ContentsB-3 Bicycle Parking I-3 Real Time Parking Information I-4 Dynamic Message Signs Pedestrian Safety Traffic Control P-1 High Visibility Crosswalks T-1 On-Street Parking P-2 Mid-Block Crosswalks T-2 Streets Trees & Other Visual Treatments P-3 Pedestrian Crossing Signals DPZ Partners Downtown Now! Derby’s Blueprint for Progress T-3 Speed Tables & Speed Humps P-4 Tight Intersection Radii T-4 Curb Radius Reduction P-5 Moveable Parklets

Transit/Intermodal Bicycle Safety Enhancements B-1 Shared Lane Markings or Sharrows I-1 Bus Pullout B-2 Bicycle Boulevards I-2 Enhanced Bus Shelters B-3 Bicycle Parking I-3 Real Time Parking Information I-4 Dynamic Message Signs

82 | Downtown Now | Derby, CT return to TOC

DPZ Partners Downtown Now! Derby’s Blueprint for Progress TOD CONTEXT Infrastructure & Environment Arterial EAST EAST DERBY Principal CTtransit Derby Avenue Greater Transit Bridgeport Railroad 34 F F ped 15 - demand Higher bike Higher Civic Use Minor Arterial bike demand - bike 15 23 School / Ped Parks / Open Space / Parks 23 8 F 8 Dept. Police Police 15 and Derby DERBY into issues DOWNTOWN DOWNTOWN City City Hall the ped Derby Derby – Green Park routes F Veterans Veterans on Memorial connection transit Potential bike bike Potential depicting Post Post Office are existing ConnDOT 34 Route Project F F issues detailing 15 34 figure, SHELTON transportation 15 both New Haven and Bridgeport. from Existing opportunities

© 2016 DPZ Partners Downtown Now | Derby, CT | 83 ENVIRONMENTAL SITE REVIEW Infrastructure & Environment Risk Environmental Low Low Low Low Low Low High Low Moderate Moderate Moderate Moderate High Low Moderate Low High Low Low Low Low Low Former Uses Undertaker, Storage Store Storage Restaurant Landscaped/Flagpole Barber, Store Store Woodworking, Canal/raceway canal/raceway Storage, Mfg Feeds (Tray Steam) Laundry Hardware, Paints, and Oils, Hand Grenades High Photograph and Film Processing, Train/Bus Station Depot and Repair Facility Food Market, Restaurant Printing and Embroidery, Tailor, Store Low Store, Grocery Store Electrical Supply Co, Corset Mfg, Storage, Residential, Commercial, Mill, Food Market Laundry, Pawn Broker, Cobbler Billards, Hardware & Paint StoreHardware Tin Shop, Undertaker, Hall Moderate Moderate Tool & Machine Co, Fur Mfg, Corset Mfg Moderate Restaurant & Store, Apartment Derby Garden Center, Corset Mfg, Fur Corset Mfg, Fur Storage, Mfg Feeds Moderate Liquor Store and apartments Railroad Hardware store, Apartment Current Use Empty Lot Vacant Building Empty Lot Empty Lot Empty Lot Empty Lot/Parking Furniture Mfg, Bowling Alley, former Parking Lot Empty Lot Works Processing Vacant Building Empty Lot Empty Lot Empty Lot Empty Lot Parking Lot Structural Steel, Metal Vacant Building Vacant Building Calvert Safe & Lock Ltd. Wire Co., Machine Shop, Market, Dwellings Moderate? Vacant Building Empty Lot Table 1 DRAFT - 11/9/2016 Environmental Review Downtown Derby Revitalization Project Owner Name Map Block Lot 8-5-1938-5-194 176 Main Street Associates LLC 176 Main Street Associates LLC Vacant Building Empty Lot 8-5-195 City of Derby 8-5-180 Joseph F Oliwa 8-5-192 One Hundred Seventy Six Main Street Empty Lot 8-5-196 City of Derby 8-5-185 Clark Development LLC 8-5-184 140 Main Street Derby LLC 8-5-181 Stefan Gebuza (or State of CT) 8-5-178 Belrose Projects, S. A. 8-5-1798-5-179A Barretta Property Management LLC City of Derby 8-5-1828-5-183 Housatonic Lumber Co 130 Main St. LLC Lumber Yard Joseph F Oliwa (or State of CT) 8-5-197 City of Derby 8-5-189 New England Sheet Metal 8-5-191 Calco of Caroline Street LLC 8-5-1988-5-1998-5-200 City of Derby 8-5-201 City of Derby City of Derby City of Derby 8-3-78-5-177 Housatonic Railroad Lifetouch National School Studio Inc Photograph and Film 8-3-3 Barretta Property Management LLC Housatonic Lumber Co Lumber Yard 8-5-1878-5-188 Derby Real Estate LLC (or City of Derby) Vacant Building 8-5-190 Derby Real Estate LLC (or City of Derby) Vacant Building Ceruzzi Derby Redevelopment LLC Empty Lot 8-3-1 City of Derby 8-3-2 Andrew M and Barry Jacobs Lot Size (acres) 1.00 1.40 Address Approximate 176 178 MAIN ST182 MAIN ST 0.04 0.03 190 MAIN ST 0.01 128 Main Street 0.06 166 170 MAIN ST 0.06 194 MAIN ST 0.02 148 MAIN ST 0.26 WATER ST Water Street 0.06 140 142 144 MAIN ST 0.08 WATER ST 2 FACTORY ST23 FACTORY ST 1.67 2.56 106 MAIN ST 0.14 4 -8 CAROLINE ST 0.14 4 -8 CAROLINE ST 0.23 34 -40 CAROLINE ST 0.18 20 -22 CAROLINE ST 0.09 30 CAROLINE ST 0.15 23 Factory StreetMain Street & Water 0.01 0.36 130 MAIN ST134-136 MAIN ST 0.05 0.05 198 MAIN ST 0.13 90 MAIN ST 1.19 226 MAIN ST228 MAIN ST250 MAIN ST258 MAIN ST 0.03 0.08 0.11 0.13

84 | Downtown Now | Derby, CT return to TOC ENVIRONMENTAL SITE REVIEW Infrastructure & Environment

Under a grant from the Connecticut Department of Community and Economic Develop- ment, the City of Derby is conducting a comprehensive plan to revitalize the south side of downtown Main Street for development. To understand the existing environmental conditions of the study area and considerations for future site redevelopment, CDM Smith conducted an environmental site review of the Derby Downtown Redevelopment Area (DRA). The objective of the environmental site review is to provide a preliminary assessment of the potential environmental risk of each parcel in the study area with respect to future development.

The Derby DRA encompasses approximately 19 acres and includes 41 parcels. The study area is bound by Main Street/Route 34 to the north and by a New York, New Haven and Hartford railroad spur to the south and by Bridge Street and the Housatonic River flood control dike on the west and Route 8 to the east.

The environmental site review included a review of available federal and state environmental databases and records, site reconnaissance of the study area, review of available environmental reports, and a file search at Connecticut Department of Energy & Environ- mental Protection (DEEP). The environmental records search, performed by Environmen- tal Data Resources, Inc. (EDR), included a search of over 130 federal and state databases for listings on the properties within the study area. In addition, a site reconnaissance was performed by CDM Smith on November 1, 2016. During the site reconnaissance, properties within the study area were reviewed with respect to current use and operations of the property as well as past site uses, to the extent feasible, and their potential for environmental contamination from these uses.

In addition, existing and available environmental reports pertinent to the study area provided by the City were reviewed including the following documents: • Phase I Environmental Site Assessment – Derby Downtown Revitalization Zone, by BL Companies dated March 30, 2000 • Phase II/ Phase III Site Investigation - Derby Downtown Revitalization Zone, by BL Companies dated October 11, 2000 • Preliminary Remedial Action Plan - Derby Downtown Revitalization Zone, by BL Companies dated October 17, 2000 • Phase I Environmental Site Assessment – 2 Factory Street, by BL Companies dated August 25, 2009 • Phase I Environmental Site Assessment – 90 Main Street, by BL Companies dated August 25, 2009 • Task 110: Corridor Land Use Evaluation – Reconstruction of Route 34 (Main Street) (CT DOT Project No. 036-184), by Maguire Group Inc. dated February 25, 2011

Based on the information collected from the site reconnaissance and review of the EDR Report, each property within the study area was assigned an environmental risk of low, moderate or high.

Based on the current and historic land use information collected from the site reconnaissance and review of the EDR and site investigation reports, each property within the study area was assigned an environmental risk of low, moderate or high. Each parcel was evaluated for relative environmental risk of being impacted by a release of hazardous substances or other contaminants. Properties classified with a low environmental risk did not have any known environmental records and did not present visual evidence of environmental concern. Properties with a potential for environmental concern due to the current use of the property or past uses of chemicals, petroleum, or other chemicals on-site were classified as having a moderate risk classification. Properties categorized as having a higher potential risk for environmental concern during development include properties with a visible sign of a release, a known history of prior releases to the environment and industrial and commercial properties with current or past on-site activities conducive to a release.

Table 1 provides a summary of the properties within the study area including the current use of the property and known past uses and the environmental risk designation. Based on our review, 18 properties were identified as having a potential moderate environmental risk and 4 properties were identified as having a moderate risk. These properties are mapped on the attached Figure 1. Parcels with a moderate and high risk warrant further environmental review prior to development.

86 | Downtown Now | Derby, CT return to TOC ENVIRONMENTAL SITE REVIEW Infrastructure & Environment µ W O # R

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By: The Williams Group Page Intentionally Blank INTRODUCTION Economic & Market Analysis

The City of Derby seeks the development of a credible, detailed development plan for the revitalization of the 19.5 acre designated study area south of Main Street (route 34) with the vision of creating a market supportable plan that also features transit-oriented development and capitalizes on the riverfront.

The goal of the economic analysis and market study is to assist in developing a feasible redevelopment plan that has real estate market support.

The market and economic analysis was conducted to analyze the development potential for the site. It includes the following analysis of uses: • Multi-family residential; • Retail with a focus on mixed-use concepts; • Commercial space market potential; • Flex/technology space with attention to medical care facilities and diverse transportations options; and • Education, with consideration of a satellite campus.

The section begins with an overview of the major finding of the economic, demographic and real-estate market analysis. It includes existing constraints and weaknesses to overcome, and opportunities and assets to capitalize on for each major potential use. The demographic characteristics of Derby, and its likely impact and influence on the site’s redevelopment are also included. Target recommendations for each use conclude the report.

These findings were provided in the form of a Power-point document, and has been placed as-is into this report.

UNDERSTANDINGGoals and Objectives EconomicApproach & Market Analysis

• The City of Derby seeks the development of a credible, detailed development plan for the revitalization of the 14 acre designated study area south of Main Street (route 34) with the vision of creating a market supportable plan that also features transit-oriented development and capitalizes on the riverfront.

• The goal of the economic analysis and market study is to assist in developing a feasible redevelopment plan that has real estate market support

• The market and economic analysis will analyze the development potential for: • Multi--family residential • Retail with a focus on mixed-use concepts • Commercial space market potential • Flex/technology space with attention to medical care facilities and diverse transportations options • Education, with consideration of a satellite campus

• The approach includes sharing the economic and market findings with the DPZ team in order to support a fully feasible development plan for the study area

92 | Downtown Now | Derby, CT return to TOC Downtown Derby: Existing Conditions - Environment EXISTING CONDITIONS Economic & Market Analysis

Main Street Bridge Street

Housatonic River

Route 8

© 2016 DPZ Partners Downtown Now | Derby, CT | 93 ECONOMICSDowntown FOR DEVELOPMENT Derby: Economics for EconomicDevelopment & Market Analysis Health care, technical, and scientific are sectors Derby should consider in the downtown plan to link future to strong trends. These are business clusters that have been identified as growing including:

 US economic growth is positive but slowing down and primarily fueled by consumer spending ¡ US GDP 2016 growing at 1.1%, a definite slow growth, but nevertheless still positive ¡ Growth primarily due to: ÷ Consumer Spending including food and recreational goods ÷ Spending increase on housing utilities and health care ÷ Energy prices are starting to climb again after a 3Q low ÷ Personal income up 0.4% ÷ The growing aging population will continue to shift demand for health care which is the fastest flowing industry sector of US and CT  State GDP was 1.7%, which was in the middle of the pack ¡ Construction grew in 47 states and by 3.8% ¡ Retail grew by 4.8%, again related to consumer spending ¡ Transportation was down ¡ Sectors expected to gain are Health care as well as professional, scientific, and technical jobs with the ¡ Major trends in technical and computer related services ¡ The greatest losses previously were manufacturing and finance, which are expected to have gains but NOT to 2004 levels.  Local Economy ¡ CT employment is up with Fairfield Co. up at 0.5% but US up 1.9%, so overall state is slower than national trends ¡ New Haven County Economy Growth and unemployment at 6.3% which is well above national averages of 4.6% and CT rates of 5.6%

94 | Downtown Now | Derby, CT return to TOC Downtown Derby: Economics for

Development ECONOMICS FOR DEVELOPMENT Economic & Market Analysis

 Derby can take advantage of 3 major employment sectors where existing clusters match growth trends: ¡ Health care growth, aging Boomers ¡ Housing expansion ¡ Consumer spending growth Developing a market  Issue, local Economy not following supportable program state and national trends and creating ¡ Derby unemployment is 6.7% which is economic higher than County, state and National development are averages linked and within ¡ Derby has lost jobs, almost 80 less than previous month reach for Derby  Derby needs to address higher than average levels of: ¡ Unemployment

¡ Mis-match in skills and job sector growth 0.08 ¡ Lack of housing to meet demands of 0.07 economics and demographics 0.06 0.05 0.04 0.03 0.02 0.01 0 US Ct New Haven CO Derby Unemployment September 2016

Connecticut’s Cluster Initiative supports the concept of matching education, funding and business targeting to existing naturally occurring clusters, Derby has potential to match existing clusters and add new businesses to the study area: ¡ Shore up education to create economic development and attract industry ¡ Encourage growth of key industry clusters and strengthening economic foundations=linked to workforce and training opportunities ¡ Eight (8) noted clusters by CT ¡ DECD (Department of Economic and Community Development) prepared extensive study of existing cluster and is promoting the clusters ¡ Clusters with LG over 1 or most likely to have local and specialized advantage

LQ (location quotient)-- Connecticut Cluster Top 8 % of State value >1 =local natural occurring % of USA total Employment advantage Aeriospace 7.0% 2.0% 5 maritme 2.0% 0.6% 1.7 FIRE 2.0% 8.0% 1.5 Meatal and Plstics manufcturing 3.0% 4.0% 1 Bio science 2.0% 2.6% 1.4 Tourism 1.4% 4.0% 0.9 Info. Technology 1.2% 2.2% 0.9

96 | Downtown Now | Derby, CT return to TOC Downtown Derby: Business Targeting BUSINESS TARGETING & DEVELOPMENT and Development Economic & Market Analysis The big takeaway is the large pool, almost 500,000 workers, within the MSA who have a high percentage working in industry especially rated to electronics, which is linked to top clusters of aerospace and technology; the approach would be to market the assets and manage the liabilities including crime, property taxes and social issues.  Business Assets  Business Liabilities ¡ Known as electronic valley ¡ High property taxes ¡ Ranked 10 highest % of people ¡ Too much $ in government working in industry in US— wages major cluster of skills ¡ High Crime Index ¡ Logistical transportation ¡ Education and skills mismatch assets—route 8 and route 34 to industry

Derby Top List # US top 100 Description 10 Highest percentage working in industry 21 highest property tax revenues

biggest local government salaries and wages 63 per resident over $10K per resident highest percentage of residents who drank 51 alcohol "electronic Valley" livability.com

Local Assets--clearly, bio- science, education, and electronics are industries to focus on; these highlighted employers match clusters but local skills and education need enhancement to take full advantage of the clusters:

o Derby’s industry concentration is linked to the State bio-science cluster that has a LQ of 1 and is a locally demand generated and is linked to many high growth companies

o The other strengths in admin support and food service could be linked to many industries including Tourism

o Derby can also draw on neighboring employment centers to be a bedroom community—largest employers in neighboring MSA’s alone provide over 51,000 FT jobs

Largest Employers # employees location description Sikorsky Aircraft 8,300 Strafford Helicopters Coviden 2,800 North Haven medical devices Bic corp and schafer pens 1,200 Shelton Pens and paper mill Peoples bank 750 Bridgeport bank hqr Assa abloy USA 700 North Haven Lock manufacturing Dianon systems 385 Shelton lab testing Industry 15 m R CT Derby Zip Transit system 220 Shelton Semiconductors Construction 4% 10% 2% Latex international 210 Shelton latex rubber products Manufacturing 8% 14% 4% Corporate management solutions 200 Shelton software development Childbirth center at Griffin over 500 Derby maternity center Administrative, support 6% 7% 12% Yale 11,500 New Haven University Yale new Haven Health 5,000 New Haven university Retail 13% 12% 24% Southern CT State University 5,000 New Haven University VA Medical Center 1,000 West Haven Hospital Education 7% 7% NAV Stop and Shop 14,000 North Haven grocery Health care 6% 14% 41% Home depot ?? Derby Home improvement Professional scientific and technical 8% 8% 3% United healthcare less than 100 Derby health care related Accomodation and Food Service 6% 6% 14% Wal-Mart PT Derby mixed retail Shop Rite Supermarket PT Derby grocery Transportation occupations 14% 7% NAV Electronics and Computer and math 4% 4% NAV Hubbell HQR 15000 (very few in hqr) Shelton electrical components Sales 3% 3% NAV Transportation MTA train to Bridgeport--Waterbury line .25 miles away Management 11% 12% NAV bus direct to NH .25 miles away 50 minutes drive 9% 13% NAV travel time to work 28 minute to work 30 minutes ore less 80% drove alone, 6% mode of transportation public transit of all sorts 80% car alone, rail 2% is

98 | Downtown Now | Derby, CT return to TOC Downtown Derby: BusinessBUSINESS TARGETING Targeting & DEVELOPMENT Economic & Market Analysis and Development  Objective: Match strengths, assets and local skills to fast growing industries, then obtain local support to foster development

¡ CT fastest growing industries by Inc. 2016 showcases health care, and IT ¡ Combinations of health care and IT could yield businesses and new jobs ¡ Fostering links with local institutions is essential ¡ Community College or College satellite campus focusing on growth industries ¡ Institutional presence supports new development and creates economic development

Inc top 5000 2016 fastest growing companies, Connecticut Sort Company 3 year Growth Revenue Business metro Description Christopher Peacock home 58% $13.4m Construction Stamford Bridgeport high end custom cabinetry etouches 132% $13m Software Stamford Bridgeport event management software heartsmart.com 132% $12.7m Health Torrington AED's Premier Graphics 47% $12.2m Business Products & Services Stamford Bridgeport printing and graphics online frames, diploma diplomaframe.com 56% $10.9m Consumer Products & Services Stamford Bridgeport framing--link to schools Johnson Brunetti 152% $10.5m Financial Services Hartford, west and east retirement specialist investing long term care and short term CT in Home Assistance 73% $9m Health Stamford Bridgeport in home document management Square 9 Softworks 152% $8.7m Software new haven Milford software Mediassociates 62% $8.6m Advertising & Marketing Stamford Bridgeport social media, marketing CME Associates 63% $8m Engineering Worcester, MA and CT land planning, engineering Votto Vines Importing 511% $7.5m Food & Beverage new haven Milford wine importing software LIMS (lab Core Informatics 130% $6.2m Software new haven Milford information) The Junkluggers 135% $5.5m Consumer Products & Services Stamford Bridgeport junk hauling

real estate software and Link Systems l ProLease 57% $5.4m Software Stamford Bridgeport support reclaimed stone for Stone Farm 77% $4.7m Manufacturing Stamford Bridgeport landscaping solutions

Continuity 416% $4.4m Software new haven Milford bank compliance management financing and tech and CT fastest growing companies DGDean 147% $4.2m IT Services Stamford Bridgeport marketing for start ups statewide, source: Inc. IT Direct 59% $4.1m IT Services Hartford, west and east IT solutions Southridge Technology Grp 40% $3.7m IT Services Stamford Bridgeport CP sales and support

Torana 91% $3.6m Software Stamford Bridgeport data warehousing

Jobs and skills requirements indicate that the employers that are growing and hiring want college degrees, especially the higher paying jobs. This is a deficit that Derby needs to close the gap on in order to be an attractive base for business. ¡ Indeed.com jobs available search within 10 miles of Derby ÷ Most offerings required a BS or BA ÷ 90% of jobs over $40K annually require a BS/BA ÷ Most FT jobs in following fields ¢ IT related ¢ Health care with most in medical billing and records ¢ Human Resources ¢ Sales—business sales ¢ Engineering—especially Hubbell for electrical engineers ¢ Manufacturing—manager with BA/BS ¢ Ecommerce—BS required ÷ Over 600 postings ÷ Derby unemployment is over 7%, higher that national average, State and Shelton  Close the gap: Mismatch between available jobs, and local skills and education

Valleyfoundation.org

100 | Downtown Now | Derby, CT return to TOC Downtown Derby: Assets and Issues for Linked to Business BUSINESS TARGETING & DEVELOPMENT Targeting and Development Economic & Market Analysis

 In terms of Assets, Derby has many to advertise, especially the backbone to attracting the workforce Millennials, their housing and associated retail: ¡ Access to higher education—there are 67 institutions of higher learning within 50 miles of Derby- 5 within 10 miles ¡ Tw o Riverfronts for views in every direction (over the sea wall) ¡ Trails on the riverfront for access to nature and outdoor recreation ¡ Affordable housing (but not exactly of the right type, but affordability is important) ¡ Downtown fabric which cannot be made up with a shopping center or a new planned development ¡ Good highway access-route 8 and 34 ¡ Metro north Waterbury train line which is due to be upgraded ¡ Local Sewage treatment plant with excess capacity and ability to sell resources ¡ Demographics—access and proximity to significant empty nesters and Millennials ¡ Water access and water recreation including a planned dock  Potential to offer better, more affordable housing with views and superior services, downtown amenities, access to good healthcare, transit and potentially high paying jobs

© 2016 DPZ Partners Downtown Now | Derby, CT | 101 Downtown Derby: Business BUSINESS TARGETING & DEVELOPMENT EconomicTargeting & Market Analysis and Development Education is linked to economic development and supports neighborhood redevelopment. So while there are many institutions accessible to Derby, it may take a downtown presence to tip the balance of re-skilling and attracting new business. It is essential that any planned academic programs be linked to cluster industries and interested relocating businesses. ¡ 67 institutions of higher learning within 50 miles of Derby- 5 within 10 miles ÷ U. of New Haven--many program, primarily liberal arts ÷ Albertus magnus College-computer information, heath care management and other liberal arts ÷ Gateway Community College, New Haven ÷ Paier Collage of Art ÷ Southern Connecticut State university—liberal arts but has pre-engineering and Computer science ¡ Other ÷ LABCO School of Dental Assisting Plus ÷ Griffen Hospital School of Allied Health Careers—PCT and CAN (nursing assistant) and similar—no room to grow ÷ Hubbell Inc. Careers—now closed—electronic companies—hqr in Shelton ÷ Housatonic Community College—allied health careers and computer science

Universities and colleges enrolment U of New Haven 7 miles 6200 Southern CT State University 8 miles 8700 Yale 9 Miles 13000 Gateway Community College 9 Miles 4600 Sacred heart U in Fairfield 11 miles 5600

102 | Downtown Now | Derby, CT return to TOC Downtown Derby: Economic and Business Targeting Summary Closing BUSINESS TARGETING & DEVELOPMENT the Gap Economic & Market Analysis

Current state: Low educational attainment How to Close the Gap? New targeted No market driven MF housing housing Education and new local academic Retail amenities Empty commercial space institution Closing Industry targeted Limited interest in site Housing market plan jobs area Business targeting plan the Gap New business in Study are impediments commercial space to development Targeted developed Mis-match of skills and RFP growing industries

© 2016 DPZ Partners Downtown Now | Derby, CT | 103 Downtown Derby: Demographics for DEMOGRAPHICS FOR DEVELOPMENT EconomicDevelopment & Market Analysis Overall, the demographics suggest a shortage of multi-family housing targeted to Millennials and older Empty Nesters which could mean a significant opportunity for downtown Derby:

• Millennials are quickly outnumbering Boomers nationwide

• Slightly older population within 15 miles Radius of Derby but 119,000 Millennials (13%), not all of which can or want to live in New Haven or the expensive Shore communities

• Shelton offers significant housing options at higher prices and can accommodates these empty nesters

• Millennials are at or near peak earning potential but may not have saved enough for a house, rentals are key

• According to Business Insider, the average CT Millennial woman (16 to 34) earned $36k/yr and the male earned $40K/yr. That puts a 2 income family at over $76K per year

Millennials Defined by Pewsocialtrends.org

104 | Downtown Now | Derby, CT return to TOC DowntownDowntown Derby:Derby: Business TargetingTargeting andand DevelopmentDevelopmentDEMOGRAPHICS FOR DEVELOPMENT Economic & Market Analysis

FromFrom the the demographics demographics locallylocally and within thethe 1515--milemile radius radius of of downtowndowntown Derby, Derby, thethe majormajor datadata points indicateindicate thatthat crimecrime index index needsneeds to to be be mitigated, mitigated, educationeducation is too lowlow andand housinghousing is is too too old. old. AllAll of of these these major major businessbusiness attractionattraction datadata pointspoints areare “fixable” “fixable” in in a a shortshort to to mid mid-term-term withwith aa concertedconcerted effort inin thethe socialsocial areas areas that that needneed attention. attention. As As notednoted previously,previously, the housinghousing inventoryinventory demand demand isis actually actually a a keep keep inducementinducement toto development andand attractiveattractive to to developers.developers.

source:source: Nielsen Nielsen Clarita's Clarita's Demo Demo Snapshot Snapshot Sept Sept 2016 2016

DerbyDerby CT CT Demographics Demographics 1515 mile mile R R CTCT zip 0641806418 SheltonShelton UNITEDUNITED STATES STATES PopulationPopulation and and Households Households PopulationPopulation 2016 2016 938,900 938,900 3,600,0003,600,000 13,000 13,000 40,200 40,200 318,900,000 318,900,000 BabyBaby Boomer--50 Boomer--50 to to 74 74 169,002 169,002 648,000 2,340 2,340 7,236 7,236 GenGen X and X and Young Young Boomers Boomers Prime Prime retail retail population population 35 35 toto 54 54 253,503 253,503 1,080,0001,080,000 3,640 3,640 11,256 11,256 86,147,000 86,147,000 MillennialMillennial 25 to25 35to 35years--the years--the younger younger growing growing mega mega shoppers 119,240 478,800 1,560 5,226 74,000,000 shoppers 119,240 478,800 1,560 5,226 74,000,000 % Millennial 13% 13.30% 12% 13% 23% % Millennial 13% 13.30% 12% 13% 23% Total Households 354,000 1,400,000 5300 15,186 132,875,000 Total Households 354,000 1,400,000 5300 15,186 132,875,000 Household Growth 2016-21 0% 0.50% 0.90% -0.20% 3% Household Growth 2016-21 0% 0.50% 0.90% -0.20% 3% size of HH 2.6 2.5 2.3 2.6 2.4 sizemedian of HH age 2.639 37.4 2.5 412.3 37 2.6 36 2.4 Dominantmedian Ancestry age Italian, Irish and Polish39 Italian, Irish, Polish37.4 Italian and Polish 41 37 English/German/Irish/Italian 36 Dominantone and 2 personAncestry HH Italian, Irish and Polish58% Italian, Irish, Polish Italian and Polish English/German/Irish/Italian Education one and 2 person HH 58% Education Median income $ 65,000 $ 68,000 $ 50,165 $ 67,500 $ 51,939 Affordable housingMedian cost per income month $ 65,000 1,788 $ 68,000 1,870 $ 50,1651,380 $ 1,856 67,500 $ 1,428 51,939 % populationAffordable living housing below cost the per poverty month line 1,78813% 1,87010% 1,38013% 1,8568% 13% 1,428 Housing% population living below the poverty line 13% 10% 13% 8% 13% Housing MF housing 5 unit to 50 or more 17% 6% MF housing 5 unit to 50housing or more type 53% SF housing17% 60%SF 35% SF 65% SF6% housinghousing post type 2010 53% SF housing2% 60%SF 35% SF 65% SF housing post 2010 1961, with 25% built before2% average age house 1961, with 25% built before1939 23%before 1939 26% before 1939 23% before 1939 Medianaverage housing age house value $ 281,0001939 $ 23%before 267,000 1939 $ 26% before 208,000 1939 $ 23% before 348,000 1939 NAP Median housing value $ 281,000 $ 267,000 $ 208,000 very $ little new building 348,000 2012 NAP median gross rents $1,100 $ 1,019 $ 1,066 veryonly little 2 SF new permits building issues 2012 ownermedian occupied gross housingrents $1,10064% $ 1,01967% $ 1,06658% only 2 SF permits 81%issues 65% Education owner occupied housing 64% 67% 58% 81% 65% Education HS 33% 28% 36% 29% 27% BachelorHS 33%18% 21%28% 27%36% 38%29% 18%27% Crime Bachelor 18% 21% 27% 38% 18% Crime Crime Index NAP 336 504 157 Unemployment NAP 6.50% 7.10% 5.30% 4.60% Crime Index NAP 336 504 157 Unemployment NAP 6.50% 7.10% 5.30% 4.60%

Average age is suggesting housing for aging in place (empty nesters, aging baby boomers):

o Median age is 41, over 4 years older than Shelton

o Family size 2.3 which is 12% smaller than US average

o Low growth and low attraction of younger population

o 58% Population is 1 or 2 person households which is higher Cicia Manor is an o Average housing affordability $1340 (zip) to example of an $1788/month (15 Mi R) outdated, outmoded housing Housing age is mostly over 80 years old suggesting that new housing options would have demand, especially is targeted correctly to empty nesters and the attractive Millennial population that is the major workforce:

o 26% built before 1939

o Rental housing is dominant at over 42% Downtown Derby is o Less than 400 units built in last 15 years well scaled, and has an o Lacks amenities attractive fabric than can be lifted for new o Not market trending development

106 | Downtown Now | Derby, CT return to TOC Downtown Derby: Demographics for DEMOGRAPHICS FOR DEVELOPMENT Development Economic & Market Analysis

Other factors need to be addressed to attract development, residents and businesses including crime and image, which are manageable deficits to mitigate:

• Crime index one of the highest in the state

• 2nd least small city

• Unemployment in Zip if 2.5% higher than US average

Education needs to be addressed as a means to attract businesses, developers and stabilize the downtown

• Poverty levels highest in Derby and 15 miles R at 15% which is 5% higher than Shelton and poverty is linked to education

• Bachelors degrees within 15 Miles is very low and less than half of Shelton averages so education is an issues, while access is Cleary not an issue

Current state: How to Close the Aging local and Gap? New regional population Targeted housing to Targeted Access to large specific ages housing Millennial population Local higher education to Closing 13% with growing offset skill gap and poverty Higher income Concentrated the Gap Academic Millennial income development offsetting institution higher than median of crime 15 Mile R, and zip

108 | Downtown Now | Derby, CT return to TOC Downtown Derby: Demographics of DEMOGRAPHICS FOR RETAIL DEVELOPMENT Retail Development Economic & Market Analysis

Based on spending power and capture of spending dollars, potentially, Derby can support an additional 84,000 to 139,000 SF of targeted retail  Retail buying income per HH ranges from a mere $19K to $27K for the 15 mile Radius capture area  Retail will follow residents and commercial tenancy  Actual types of retail need to be targeted specifically to customers and to not compete head on with existing inventory  The overall planning vision and retail need to be linked. Tourism, destination and resident amenities, including restaurants and bars with meet demographic trends and targets

Retail buying Power and Supportable Effective Buying Income rate(EBI) 0.8 0.81 0.79 0.8 0.81 Actual retail SF supportable based on EBI per household $ 52,000 $ 55,080 $ 39,630 $ 54,000 $ 42,071 es3mated capture Total Effective Buying Income $ 18,408,000,000 $ 77,112,000,000 $ 210,040,855 $ 820,044,000 $ 5,590,129,646,250 Retail buying rate 0.52 0.53 0.5 0.51 0.53 160,000 Total Retail Buying Income $ 9,572,160,000 $ 40,869,360,000 $ 105,020,428 $ 418,222,440 $ 2,962,768,712,513 140,000 retail buying income per HH $ 27,040 $ 29,192 $ 19,815 $ 27,540 $ 22,297 120,000 Estimated sales per square foot (PSF) $ 400 $ 400 $ 250 $ 300 NAP 100,000 Retail Supportable SF 23,930,400 102,173,400 420,082 1,394,075 NAP Actual retail SF 80,000 Capture rate estimate 0.5% 0.10% 20% 10% supportable based on 60,000 esBmated capture Derby CT Demographics 15 mile R CT zip 06418 Shelton UNITED STATES 40,000 Actual retail SF supportable based on estimated 20,000 capture NOT APPLICABLE 119,652 102,173 84,016 139,407 - Existing inventory estimate 34,144,994 82,800,000 100,000 500,000 15 mile R CT zip 06418 Shelton

© 2016 DPZ Partners Downtown Now | Derby, CT | 109 Downtown Derby: Demographics of Downtown Derby: Demographics of Retail Development DEMOGRAPHICSRetail Development FOR RETAIL DEVELOPMENT Economic & Market Analysis

BasedBased on on Gap Gap analysisanalysis spending power,power, largest largest demanddemand is is food food andand beveragebeverage andand sportingsporting goods goods and and relatedrelated  ForFor 15 15-mile-mile radius, radius, aa capturecapture rate ofof 2%2% is is estimated estimated to to suggest suggest a areasonable reasonable supportablesupportable local retailretail squaresquare footage footage  ActualActual tenancy tenancy needs needs toto followfollow residents/workersresidents/workers and and complimentcompliment inventory inventory

$3,500,000,000 $3,500,000,000 RetailRetail Sales Sales Gap Gap Analysis Analysis retailretail supportable supportable in SFin SF@ 2%@ 2% $3,000,000,000 $3,000,000,000 capturecapture $2,500,000,000 180,000 $2,500,000,000 180,000 160,000 $2,000,000,000 160,000 $2,000,000,000 140,000 140,000 $1,500,000,000 $1,500,000,000 120,000 120,000 $1,000,000,000 Gap to retail SF 100,000 $1,000,000,000 Gap to retail SF 100,000 Retail Sales 80,000 $500,000,000 RetailSupportable Sales @ 15 Mi R retail supportable 80,000 $500,000,000 Supportable @ 15 Mi R 60,000 in SF retail@ 2% supportable $- 60,000 capturein SF @ 2% 40,000 $- capture 40,000 -$500,000,000 20,000 -$500,000,000 20,000 - -$1,000,000,000 - -$1,000,000,000

Total retail Total retail spor@ng goods furniture stores sporting goodsfurniture stores Total retail Total retail spor@ng goods Clothing and accessories building material stores furniture stores sporting goodsfurniturebuilding stores material stores Food and Beverage stores Health and personal care Health Clothingand personal and accessoriescare Electronics and Appliances ElectronicsFood and and Appliances Beverage stores Clothing and accessories food service and drinking places building material stores building material stores Food and Beverage stores Health and personal care Health Clothingand personal and accessoriescarefood service and drinking places Electronics and Appliances ElectronicsFood and and Appliances Beverage stores food service and drinking places food service and drinking places

110 | Downtown Now | Derby, CT return to TOC Downtown Derby: Retail Real Estate

CompetitiveDowntown shopping Derby:center supply Retail suggests Real atEstate least1 (one) million square feet (SF) of inventory.REAL New ESTATE downtown MARKET FOR retail REDEVELOPMENT needs to be Economic & Market Analysis destination oriented and distinctive to be competitive. Retail must also beCompetitive hip, vibrant shopping and centertruly supplydowntown. suggests at least1 (one) million square feet (SF) of inventory. New downtown retail needs to be • Retaildestination rents oriented range and from distinctive $10/SF to tobe competitive.$16/SF NNN Retail asking must also be hip, vibrant and truly downtown. • Prime high traffic shopping center space $22/SF near Shop Rite • Retail rents range from $10/SF to $16/SF NNN asking

• While• Prime shopping high traffic centers shopping appear center tospace be $22/SF 90% nearoccupied, Shop Rite downtown space over 50% vacant • While shopping centers appear to be 90% occupied, downtown space over 50% vacant

Shopping CentersShopping Centers Near DerbyNear Derby Name Name LocationLocation Est. SizeEst.tenants Size tenants Main Street, Ansonia, Big Y, Big Lots, Marshalls, Rite 1 Ansonia SC Mainnorth Street, of Derby Ansonia, 100,000 Aid, Sleepys PadBig Y, Big Lots, Marshalls, Rite 1 AnsoniaGreen SC Shopping north of Derby 100,000 Aid, Sleepys Pad Green 2ShoppingCenter near downtown NAV 2 Center3 BJ Club nearDivision downtown Street, Derby 100,000 NAV Valley Shopping 3 BJ Club4 Center DivisionRoute 8Street, north Derby closed 100,000 Valley Shopping burger king, DD, Subway, Starbucks, Orange Derby Edible Arrangements, Heavenly 4 Center5 Shopping Center RouteRoute 8 34north towards NH 50,000 Donuts closed Ansonia Landing (Edens)S top &burger Shop, Bobs king, DD, Subway, Starbucks, Orange6 DerbyShopping Center Route 8 north 100,000 Discount Edible Arrangements, Heavenly 5 Shopping7 Wal-Mart Center RouteNew 34haven towards ave, Derby NH 180,000 Wal-Mart50,000 and padDonuts Mc Donald's Dress Barn, Edge Fitness, Stop and Ansonia SheltonLanding Square Shop, Burger King,(Edens)S Hawley topLanes & Shop, Bobs 6 Shopping8 Shopping Center Center RouteBridgeport 8 north Ave, Shelton 200,000 100,000Shoes Discount 7 Wal-Mart9 Red Raider Plaza NewState haven Rd 727 ave, Derby NAV 180,000no info, website Wal-Mart not working and pad Mc Donald's The Fitness Edge, Big Lots (near 10 Commons a Derby rt 34 east of H. River 100,000 Wal-Mart), StarbucksDress Barn, Edge Fitness, Stop and Shelton Square Derby, off route 34 east Lowes, near DollarShop, Tree Burger and Big King, Hawley Lanes 8 Shopping11 Derby Center SC Bridgeportof H River Ave, Shelton 140,000 200,000Lots Shoes Derby, next to Rail 9 Red Raider12 Home Plaza Depot Statestation Rd 727 100,000 NAV no info, website not working TOTAL 1,070,000 SF The Fitness Edge, Big Lots (near 10 Commons a Derby rt 34 east of H. River 100,000 Wal-Mart), Starbucks Derby, off route 34 east Lowes, near Dollar Tree and Big 11 Derby SC of H River 140,000 Lots Derby, next to Rail 12 Home Depot station 100,000 TOTAL 1,070,000 SF

Study area retail needs to meet the following criteria:

• Residential amenity driven

• Worker amenity driven

• Commuter retail supportable

• Distinctive, hip and downtown destination

• Food and frolic night life

• Sports and recreation

• Local flair and distinction Image of vibrant downtown retail of the In addition, the chart below estimates the retail scale that Derby could supportable by category absorb

Estimated new Units (HH, Retail Net Retail Real Employees, Average annual Total supporta Supportable Estate Program Commuters) spending Spending Sales PSF ble Capture SF Residential amenity supportable 500 $ 27,040 $ 13,520,000 $400 33,800 30% 10,140 worker amenity supportable 100 $ 1,250 $ 125,000 $400 313 90% 281

Commuter retail supportable 100 $ 1,250 $ 125,000 $400 313 40% 125 Hip downtown/food Food and drinking and frolic GAP 8,036 Sports and Recreation Sporting good gap 18,477

Local Flair Food 49,050

Total estimatedOther all factors 11,248 including spending income, GAP, 97,358

112 | Downtown Now | Derby, CT return to TOC REAL ESTATE MARKET FOR REDEVELOPMENT Economic & Market Analysis Downtown Derby: Retail Real Estate • Who are the retail and housing customers? • Millennials are moving into prime earning and spending years • Boomers are aging • Millennials preference for outdoors, health and renting homes vs. owning is critical to targeting Millennials tend to be more interested in organic, sustainable and local but can be price conscious and will shop internet first for furniture, cloths and other dry goods The older Empty Nesters are more convenience oriented, less sustainable but also health conscious

It is important to target retail to the largest customers bases, Millennials and aging Empty Nesters, with the understanding that Millennials are growing to be the dominant customers, while Baby- boomers are aging out Retail tenancy? What should the retail look like? ¡ Local? ¡ Big Box? • New England? ¡ Stew Leonard's or • Design Fairway? guidelines? ¡ White Castle or Peppes Pizza? • Signage? ¡ EMS or Bass Pro? • Gateway? Millennials buy? Uses? • Healthy ¡ Local brew pub? • Authentic ¡ Farm to Table Italian • Brands ¡ Unique ethnic • Tech ¡ Sports and outdoors ¡ Household accessories and • Buy those that amenities give-back ¡ Convenience retail ¡ Bakery ¡ Meat market ¡ Coffee shops ¡ Juice bars

114 | Downtown Now | Derby, CT return to TOC Downtown Derby:REAL Residential ESTATE MARKET FOR MF REDEVELOPMENT Development Economic & Market Analysis Overall, the demographics suggest a shortage of multi-family housing targeted to Millennial and old Empty Nesters (aging Boomers)

• Millennials generally do not have kids yet

• Target apartments design and amenities to empty nesters with strong amenity package

• Outdoor space

• Fitness

• Co-working

• Café

• Pool

• Views

• Downtown retail

• Derby offers nothing comparable to Shelton

• Affordability range is from $1000 ( min 1-bed) to over $2200 per month

Monthly Monthly affordable HH Wages wages Rental affordabilityrent Source Notes $ 76,000 $ 6,333 33% $ 2,090 Business Insider Couple

$ 80,000 $ 6,667 33% $ 2,200 Indeed.com single

$ 65,000 $ 5,417 33% $ 1,788 Nielsen 2016 single

$ 39,000 $ 3,250 33% $ 1,073 Indeed.com single

$ 35,000 $ 2,917 33% $ 963 Indeed.com single

$ 40,000 $ 3,333 33% $ 1,100 Indeed.com single

Generally, Derby lacks competitive supply to target renters which can be turned into opportunity

• Average Derby rental is old, it is often in a converted house, has no amenities or is publically subsidized with most rents under $1000 monthly

• Shelton has over 1100 new appealing units in inventory @ 5% vacancy rate overall

• Derby offers nothing comparable to Shelton

• Affordability range is from $1000 ( min 1-bed) to over $2200 per month @ 15 Mile R

• According to multifamilyexecutive.com, in 2014, NH Co. was one of the tightest markets in the country with 2.1% vacancy for units tracked.

• City of New Haven extremely tight multi-family market = opportunities for Derby to fill in with targeted units to meet the excess demand at lower rates that Shelton, better amenities and better views

The Birmingham, Lofts Shelton Target 1 bed Riverfront rent $1350 2 bed $1500 No amenities and 2-bed $1800

116 | Downtown Now | Derby, CT return to TOC Downtown Derby: Residential MF Development REAL ESTATE MARKET FOR REDEVELOPMENT Economic & Market Analysis

Generally, Derby lacks competitive supply to target renters which can be turned into opportunity by zoning, incentives and easing hurdles to development that can attract experienced developers

RENTALS S Target 1 bed rent no decent multi-family product in Derby to compete with Shelton 1 BED 2 BED OR MORE RENT AMENITIES Vacancy $1350 and 2-bed Bridgeport Ave, Shelton--240 units--still 80 under $1800 construction (nto in The Mark downtown) $1750 to $1850 $1995-$2295 Pool, fitness 5% pool, fitnees, parking, outdoor Capture of 0.1% of Avalon Huntingon 100 Avalon Ave, Shelton--380 units $2125 to $2430 for 3 bed psace and BBQ's 3% Millennial HH in 15 Pool, day care, conferenc ctr, Mile market dry cleaning, housekeepingnew highrise, roof top with viewsthe supports 500 units The Renaissance 100 Parrott Drive, Shelton--140 condo$1600 units, to $1700 some for rent$1900 to $2700 renaissance, shelton' 10% pool. Fitness, common rooms, Avalon Shelton 185 Canal--250 UNITS $1,400 1,845 $1,400 outdoor space, parking 3%

145 Canal, Shelton loft Canal street--100 units 2 bed $1,500 5% Derby home New Haven Ave 3 beds $1,850 no common amenities 100% Derby apts all over--mostly in home 1 to 2 beds $850 to $1100 little or no amenities variable

Shelton 5% vacancy rate in 2015 per apartmentlist.com/ct/shelton Total new shelton units 1110

© 2016 DPZ Partners Downtown Now | Derby, CT | 117 REAL ESTATEDowntown MARKET FOR REDEVELOPMENTDerby: Office EconomicDevelopment & Market Analysis Generally, Derby lacks competitive supply but also lacks office space demand, therefore, without new business attraction, additional development does not support. However, when the opportunity presents, new office, flex space or medical should be built to suit. • Average Derby for office is limited in inventory—mostly small, single building and older space • High local vacancies due to low demand • Any new space needs to be supported by a build-to-suit tenant • Co-working spaces (linked to a cool coffee shop) at retail level may be an option • Overall, the State of Connecticut is not doing well in terms of office occupancy, with Hartford posting 18%, ranking at top 8th worst city in the USA for occupancy (bisnow ells, Feb. 2016)—Fairfield Co. is even worse at 24% vacancy • Office market does not support new build

Derby Ave Space for Leave, on market for over 1 year

New Haven New Haven Office state county Derby listings Class A Class B Rent $ 19 $ 15 $ 12 25 $11 to $12 Vacancy NAV 13.9% estimated 40 to 50% 14.50% over 15%

118 | Downtown Now | Derby, CT return to TOC Downtown Derby:REAL Commuting ESTATE MARKET FOR REDEVELOPMENTand Development Economic & Market Analysis Could Derby Commuters be converted to train and support Commuters into Derby: TOD? Ansonia 426 Derby 396 • 20% of Derby residents work in Derby Shelton 266 Seymour 195 New Haven 189 • Train parking 75 spaces Milford 146 West Haven 142 • Less than 100 daily commuters Bridgeport 140 Naugatuck 118

• Dark Line Derby Residents Community to: Shelton 604 Stratford 436 • Very low TOD demand based on New Haven 427 ridership without significant Derby 396 Milford 344 infrastructure and schedule changes, but Bridgeport 256 this could change dramatically and turn Trumbull 180 Derby into a TOD origination with West Haven 162 Ansonia 124 significant new housing development

Commutation within 15 M radius of Derby % # of workers 76% 349,723 Drove alone totot work emp 9% 41,415 car pooled 6% 27,610 public transportation 9.00% 41,415 Other including worked at home

Average travel time 28 Minutes Denver housing and rail TOD

 Issues that can hinder real estate development need to be addressed as part of the redevelopment plan for the study area, including: ¡ Despite access to higher learning, local high unemployment and low skills—mis-match to jobs ¡ Limited downtown retail ¡ Lack of sufficient political will to support revitalization ¡ As-of-right development parcels and fair and clear development rules and regulation ¡ Widening of route 34 could inhibit downtown revitalization without pedestrian crossings, cross street access and traffic calming ¡ Waterbury Metro North line-critical ÷ “dark territory”—no communication with other lines ÷ Single track—to be upgraded soon with “passing siding” ÷ Very limited services—2 southbound peak hour trains per day and and only 7 south bound per day total and 6 north—not enough to support TOD development ÷ Home-Depot blocking TOD services and retail ¡ Sewage treatment ÷ Odor control needs to be implemented ¡ Flood Berm ÷ Development needs to have views over berm ¡ Land Control ÷ Municipal ownership ÷ Lack of As-of right development to attract local developers ¡ High Crime index-2nd least safe small city in State with soaring violet crime rate—4X rate of violent crime as Shelton

120 | Downtown Now | Derby, CT return to TOC Downtown Derby:REAL Real ESTATE MARKETEstate FOR REDEVELOPMENT Economic & Market Analysis Summary

Current state: Inadequate housing How to Close the New Targeted for growing market Gap? demand housing Zoning code to match Limited downtown market Vibrant downtown retail retail As-of-right sites Closing Support No local institutional Fair RFP practices institutions presence Target development the Gap New businesses No-coworking or flex community with market office to match up reconnaissance TOD environment and coming businesses

 Business Targeting Recommendations ¡ Griffin Health Care Targeted Education and Employment Satellite Training Center ¡ Other college training center for IT and ecommerce ¡ Hubbell or related company Career Training Center—focusing on Engineering, STEM and related tech. careers  Real Estate-housing ¡ Multi--family housing with views amenities, services and security with Shuttle to train ¡ MF to target Millennial and Empty Nesters—older ¡ Support for New targeted MF residential—up to 500 units in 10 years  Real Estate—commercial ¡ Support existing businesses including Garden center/construction and related retail offerings ¡ Support institutional uses near other commercial with potential for incubator ¡ Retail up to 100,000 SF amenity driven and targeted to audience ¡ Retail to follow housing with focus on food and frolic, local and sports ¡ Office has no market support

122 | Downtown Now | Derby, CT return to TOC Page Intentionally Blank DPZ PARTNERS