A rendering of what the buildings could look like.
DERBY — The Planning and Zoning Commission unanimously approved a “planned development district” for the downtown redevelopment zone Tuesday.
The move — which modifies the written rules governing the zone — enables a development group to submit a ‘master plan’ and site plan for the redevelopment of Factory Street (in the area of former Housatonic Lumber) and a portion of Main Street.
A conceptual plan calls for a four-phase project eventually creating 400 market-rate apartments — rents will be as high as possible, according to a lawyer — with commercial uses on the first floor of each building.
There would be roughly 100 units built in each phase over the next four to six years — assuming the Derby Planning and Zoning Commission approves the actual building plans, which have not been submitted yet.
More details and a firmer timeline will be established once the group — a collective calling itself Downtown Derby LLC — submits documents for the commission to review.
Here We Go Again?
The redevelopment zone, which stretches from the Derby-Shelton bridge to roughly the Route 8 south onramp along the Housatonic River, has been a place where developers’ dreams go to die.
Many over the years have marched into Derby City Hall with pretty drawings and promises of redevelopment, only to see the deals fall apart or never materialize.
The area has increasingly become one of the Valley’s most depressing, highly visible and under-utilized landscapes, a hollow hole in the heart of Derby.
Meanwhile, on the other side of the river, Shelton’s downtown has birthed redevelopment project after redevelopment project.
Not Business As Usual
What’s different about the latest hype?
Well, city officials and the development team say this proposal has merit because the developer owns most of the property (roughly 5 to 7 acres) to be developed. The land the developer does not control is owned by a friendly party — the City of Derby.
In past proposals, the developer had plans but no land, leading to negotiations with private landowners that were not successful.
In addition, the developers say the economy — particularly the millennial rental market — is doing much better than 10 years ago.
This project also focuses on just one portion of the redevelopment zone — not the entire area. The hope is that this project, if approved, would be the long-elusive catalyst to finally trigger progress on the south side of Main Street.
Other factors the developer’s team cited included the fact the state, after many Kafkaesque delays, seems to be actually moving forward with the long-planned and desperately needed Route 34/Main Street widening project, which, according to Derby Economic Development liason Carmen DiCenso, is scheduled to start in June 2019.
A row of empty buildings taken over by the state on Main Street is supposed to come down by the end of the year, DiCenso said.
Finally, Rob Rowlson — a former West Hartford economic development director who is consulting with Downtown Derby, LLC on the project — said Derby has something that many places do not.
A “willing town leadership.”
“I can’t tell you how important that is,” Rowlson said.
To that end, the developer’s lawyer worked with the city’s consulting engineers and planners to write the “planned development district,” which gives the developer wiggle room with things such as permissible density. It also outlaws a number of uses investors don’t want to see, such as gas stations, heavy machinery repair shops, industrial uses, and check-cashing places that are not banks.
Steven A. Jalowiec, a member of the Derby Planning and Zoning Commission, pointed out careful planning by city officials over the years has finally brought the redevelopment zone to the cusp of actual redevelopment.
He noted the city updated its plan of comprehensive development. The document is being used as a tool for the new development group.
In addition, Karl Nilsen, a land use consultant who is working for the development group, said he has been attending Derby meetings for several years, including the “Downtown Now” workshops which were held under previous Mayor Anita Dugatto’s administration.
Those meetings were important because the public had ample opportunity to theorize about what they want the redevelopment zone to look like, information that the developers said they are incorporating into the design.
(But the “U street” design for the redevelopment zone which was adopted at the end of the “Downtown Now” process will likely only exist on paper, as the specifics of traffic flow and related matters will be done on an application by application basis)
After the meeting, DiCenso noted a difference between what’s happening now in Derby compared to things in the past is the fact the local government is teaming with the investors to steer development.
“There’s a lot of things happening,” he said.
The discussion, and the commission’s vote to approve a zone text change, drew a round or two of applause from Derby residents in the audience.
And they were a tough crowd, comprised mostly of people in the Marshall Lane area who were not happy when the commission allowed a former nursing home to be converted into a dormitory for international students. They’re also unhappy with the commission for an application involving The Hops Co.
The developers also had the support Tuesday of Charles Sampson, the president of the Derby Board of Aldermen. He credited the development team for working with the city and being responsive to the public’s input thus far.
“This team should be commended for the work they’ve done with the City of Derby, the mayor’s office, and Carmen (DiCenso’s) office to bring this to fruition,” Sampson said.
Mayor Rich Dziekan said the city is closer than ever to seeing progress on the south side of Main Street.
“The Derby Downtown, LLC group has been professional, efficient and frankly a pleasure to work with,” Dziekan said. “We have enjoyed our partnership with them thus far and we can’t wait to see construction begin on Factory Street. Our hope is that this project will be the catalyst for future development not only on the south side of Main Street, but also, all over downtown Derby. The mixed-use development they are proposing is exactly the type of “shot in the arm” our little city needs to jumpstart our local economy.”
The city has also been working to create a tax incentive program to help investors willing to invest in Derby, an economically distressed city.
