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Home My WebLink About2017 - Building Plan Review for Multi-Family Units Town of Montville Planning&Zoning Commission Site Plan or Special Permit Application Revised 4/11 13 El Site Plan Number Plan Date Revision O Special Permit Fee paid Revision Assessors Map 074 Lot 038-000 Project Address 42 Pink Row, Montville, Connecticut Name of Applicant Dakota Partners, Inc. Address of Applicant 1264 Main Street, Waltham,Massachusetts 02451 Project Name Adaptive Re-use for residential purposes -"Oxoboxo Lofts" Tel #(781) 899-4002 Fax# (781) 899-4009 Email mdaigle(a dakotapartners.net Name of Property Owner Faria Beede Instruments Inc. Name of Attorney Harry B. Heller Tel #(860) 848-1248 Fax#(860) 848-4003 Email hellermccoy n,sbcglobal.net Name of Engineer William Walter, P.E./BSC Group-Connecticut, Inc. Tel #(860) 652-8227 Fax# Email wwalter(a,bscgroup.com Zoning District R-20-M Lot Size 10.64 Acres Total Acres 10.64 0 Yes O No Regulated Wetlands Acreage 1.03 Permit Date pending 0 Yes O No Flood Plain Flood Hazard Area A, B and X 0 Yes O No A-2 Survey Name of Surveyor Aeschlimin Land Surveying, P.C. Building size existing s.f. Building Height Existing Number of acres to be disturbed 3.9 acres Applicable Zoning Regulation(s) 9B Project Description Adaptive re-use of existing manufacturing buildings to multi-family residential dwelling units with associated site amenities. Waiver(s) requested O yes El no Regulation section(s) This project will use: O Septic system 0 Municipal Sewer O Individual well O Public water supply well SCWA well ® Municipal water O Yes 0 No This project is located in a Public Water Supply Watershed O Yes 0 No This project has received approval from the Uncas Health District O Yes O No This project has received approval from the appropriate Water Authority PENDING ** Attach Copy of All Approvals Z:\Dakota Partners\Site Plan\Site Plan Appiication.docx O Yes 0 No This project requires a State General Stormwater Quality Permit Registration O Yes 0 No This project requires a permit from the Army Corps of Engineers O Yes 0 No This project requires a Water Diversion Permit O Yes 0 No This project requires a Dam Permit O Yes 0 No This property is subject to a Conservation Restriction and/or a Preservation Restriction. If yes,attach a copy of certified notice 0 Yes O No Drainage calculations submitted: Date 9/1/2016 Rev, date Rev. date O Yes 0 No This project requires a State Traffic Commission Permit 0 Yes O No This project requires a DOT Encroachment Permit O Yes 0 No The plan has been submitted to the DOT District 2 Office Number of parking spaces provided 119 Number of vehicle trips per day generated by this project 462 DAKOTA P• •TNERS, Signature of Applicant � ( Date 9/1/16 Its Autho 40 gen FART• :EE) INSTRU " ';)y C. Signature of Owner Date 9/1/16 Its Authori i Agent OFFICE USE ONLY Review Date Sent Date Received Town Engineer Uncas Health District Fire Marshal Building Official Mayor WPCA DOT District 2 N.L. Water Other Date of Receipt Date of Public Hearing Hearing Closed Date of Extension #1 Date of Extension#2 Terminal Date Z:\Dakota Partners\Site Plan\Site Plan Application.docx Vern D. Vesey To: Colleen Bezanson Subject: Oxoboxo Lofts Site Review Coleen, I received a response letter,from BSC Group,dated September 12, 2016 answering my site review concerns. It appears that they have properly addressed all the issues I raised. Please note that in comment#3, second paragraph, they refer to the 2006 International Building Code. The current adopted code in Connecticut is the 2003 IBC and all references should be to that code. Connecticut has plans to adopt the 2012 IBC in October. If that happens as scheduled they will need to use that as the standard for their building plans. Vern 1 BSC GROUP September 12,2016 300 Winding Brook Drive Mr.Vernon Vesey,Building Official Glastonbury,CT a6o32 Montville Town Hall 310 Norwich-New London Turnpike Tet. 86o-652-8227 Uncasville,CT 06382 800-288-8123 Fax; 86o-652-8229 Re: Response to Comments Oxoboxo Lofts w w.bscgroup.com 42 Pink Row,Uncasville,Connecticut Dear Mr.Vesey: Please find below our responses to your comments: Comment#1: Drop zone not compliant with ANSI 503.3. Response: Per ANSI 5033, we will increase the size of the passenger loading zone to 20x5' and include an accessible ramp. Comment#2: Accessible route from drop zone to Building C is not the shortest route— add ramp between Buildings A+B. Response: The grade difference between the drop zone and Building C is approximately eight (8)feet and the horizontal distance between the sidewalk in front of Building and the courtyard between Buildings C and D is approximately 50'. Given the vertical drop,an accessible route would be required to be approximately 100',with landing pads every 2.5'vertical drop. Given the horizontal constraints between Buildings B and D, this is not feasible. There is, however, an accessible path from the drop zone to Building C. The accessible route is through the front door of Building B, to an elevator, down one(1)floor, out the east entrance to Building B, and to the accessible doors of Building C. Comment#3: Playground area(not equipment)required to be accessible(including the gravel walk)and requires an accessible route from all buildings. Engineers Environmental Response: We will provide an accessible parking spot and associated handicap ramp Scientists adjacent the parking area. The gravel walk will be a stone dust path, which Gis consultants complies with Section 303 of the ICC A117.1 "Accessible and Usable Buildings and Facilities,",as it does not include changes in level greater than '/4". Landscape Architects Regarding the requirement for an accessible route from all buildings, the Planners International Building Code, 2006, Section 11.07.4, Exception 1 states that "If surveyors due to circumstances outside the control of the owner...where physical barriers or legal restrictions prevent the installation of an accessible route, a vehicular route with parking that complies with Section 1106...is permitted in place of the 3 Uncasville Mill Redevelopment 42 Pink Row, Uncasville, CT August 23,2016 accessible route. We believe that the Oxoboxo Brook constitutes a `physical barrier,"and that the previously mentioned accessible parking space satisfies the exception requirement. Comment#4: Gravel nature walk west of Building L required to be accessible. Response: Similar to the path around the playground, this will be stone dust, which is considered accessible. We have provided an accessible parking space and associated ramp to provide access to the nature walk. Comment #5: Accessible parking space locations may be required to be adjusted, depending on travel distance to accessible units. Response: We have attached an Accessible Routes Plan, which shows the buildings with accessible units, namely Buildings A, B, and C. We have provided accessible parking spaces at the closest possible locations,just west of Building A and just east of Building E. The parking was designed with consideration given to the existing buildings, their existing finish floor elevations, and the existing site topography. Comment #6: Accessible space at west end of Building M serves what accessible element? Response: There are no accessible units in Building M. However, we are providing that accessible route to allow a handicapped person to visit a tenant in that building. Please feel free to call or email me with any questions or comments. Sincerely, BSC GROUP—Connecticut,Inc. it,cait Will Walter,PE,LEED AP Manager of Civil Engineering Attachments: Accessible Routes Plan Building Official Comment Letter 2 4 Iu Ei a a -II 4411 cn _ _ 1 1 .4 • .‘ it, p„ -_-i- "!li . , ii ' \ _ _� / 1.11%4 0 eft V . 1 wrrs , L 1 111111iN r til •V Itail i 1V i ca (..) ik---- t_4. -75- 7 i _ Q1, pi, rill aCNI• f 14 la I I k pi ivi4 N1L i-� v-tar�� 5i p3 3 3 /1) �fIU/) �c�Yl/� AC 7- "(�2>/�c/�yNj /0/ ,d Us(' )) %'eii-sslljc/r /Ycru r/t /, , gilt P -/) /.f4 fig , ="s fl o /f .S4uaT.c.S P Ecn.4Tk` -- /906 Ae39 A icuti-iu %c 0c, S /4 8 -� - „hw..c__ .- - - CA) /�C?C��'S sr&:/� J �i�` tt /u/IC 4 es'S/Q6.4- /c/rJ� Tie /-%Co fr'c 1, `/J /VO4%�!/CAC w/ L '�! L r��/�,0 „JC�s /t Alu/z rt lit1�ST C��' L 4(lIc/,U C ;,-,0-7s /I �(i c CJ/v //t r4 v -DK -3J T✓1/tic, /7 i v k' ssieck ) AO A 1s,/y'[/" siJ/K. 7 A i Gv�'sT Z--'%1-1- /� //�� //(,f - - J �f- /J�p6 / i ��UIL-1 1.0/if r- 4cvg SS /fjC/L ,/( Si pd f#€S LETTER OF TRANSMITTAL Town of Montville Planning Department Date: September 23,2016 310 Norwich New London Tpke Uncasville, CT 06382 (860) 848-8549 Ext 379 Fax (860) 848-2354 Email: planningdept@montville-ct.org To: ❑Town Engineer ['New London Water ®Building Dept. ❑Assessor ❑Town Attorney ❑Norwich Water ❑Fire Marshal ❑Police ❑Uncas Health ❑Mayor ❑DOT ❑CAM ❑WPCA LJPublic Works ['DEEP ❑Other Project Name: Oxoboxo Lofts- Faria Site Project Location: 42 Pink Row The following have been transmitted: ❑Application via Email ❑Copy of Letter via Mail ®Plans via Hand ❑Regulations via Mail ❑Other via Mail Description Transmitted as checked below. Your comments must be received on or before: ASAP- 09/26/2016. ❑For approval I 'For your use ❑As requested For your review and comment Note: Comments are to be returned to planningdept(a,montville-ct.org Remarks: Signed: ! lleen •zanson,Assistant Planner H:\CurrentProjects\PZ\42 Pink Row 216 SITE 01\CORR\Bldg\trasmitbldg923.doc Reviewing Agency: Building Department Review Date: 9.C-//( Reviewed By: /1'/C) Project Name: Oxoboxo Lofts-Faria Site Project Location: 42 Pink Row Comments: Xj Po u/z/D A 4/ //,/e/1110,e) Electronic Signature: 1-1:\CurrentProjects\PZ\42 Pink Row 216 SITE 01\CORR\Bldg\trasmitbldg923.doc iii BSC GROUP Transportation•Energy. id Development September 1, 2016 Planning& Zoning Commission 300 Winding Brook Drive Montville Town Hall Glastonbury, Cr 06033 310 Norwich-New London Turnpike Uncasville, CT 06382 Tel: 860-652-8227 80o-288-8123 Re: Project Narrative Fax: 86o-69-8229 Oxoboxo Lofts 42 Pink Row, Uncasville, Connecticut www.bscgroup.com Dear Commissioners: The site and associated facilities that is subject to this Site Plan Approval application,42 Pink Row, was developed in the mid 1800's, and is currently owned and operated as an industrial facility by Faria Beede Instruments,Inc. The site has been modified many times in its history and, understandably, is very inefficient as an industrial facility. The current owner has plans to relocated to a different facility and has entered into negotiations with Dakota Partners,Inc., (Dakota) Waltham, Massachusetts. It is Dakota's intention to redevelop the site for use as multi-family dwellings. The project received a zone change from the Montville Planning and Zoning Commission, from Industrial to R-20-M, On August 23, 2016. The subject site, 42 Pink Row, is bordered by Route 32 (Norwich New London Turnpike)to the west, residential properties to the north, Pink Row to the east and Faria Lane and Depot Road to the south. It is approximately 10.6 acres and consists of historic mill facilities and associated utilities, parking areas, retaining walls and other site amenities. Approximately 4 acres of the site is undeveloped and consists of wooded areas. The Oxoboxo Brook flows west to east through the middle of the property, and was used historically to support the mill operations. The brook is no longer used for those purposes. The applicant is proposing to reuse the vast majority of the existing buildings and redevelop them to accommodate 77 housing units. The building shells will be maintained and refurbished with new interiors and utilities. In accordance with the Montville Zoning Regulations, the site will also be redeveloped to include new site drives, parking areas, walkways, accessibility, utilities, stormwater facilities, and landscaping. The proposed site En veers development is depicted on the plan set "Oxoboxo Lofts, 42 Pink Row, Uncasville. Connecticut," by the BSC Group, September 1, 2016, which has been submitted to support Environmental this application. The site is served by public water(available in Route 32), public sewer and Scientists natural gas(located in Pink Row. GIS Consultants Sincerely, Landscape BSC GROUP—Connecticut, Inc. Architects 4 Planners,4 (alit Surveyors Will Walter, PE, LEED AP Manager of Civil Engineering BSC GROUP Transportation.Energy.Land Development Soo Winding Brook Driv, Glastonbury.CT(36033 September 1, 2016 Tel: 860-652-8227 Marcia Vlaun 800-288-8123 Planning Director Town of Montville 310 Norwich New London Turnpike www.bscgroup.com Uncasville,CT 06382 RE: Parking Needs Oxobox Lofts 42 Pink Row,Uncasville,CT Dear Ms.Vlaun: As required by Section 19.3.2 of the Town of Montville Zoning Regulations, the number of parking spaces for multi-family dwellings of greater than 25 units is not subject to a minimum amount in the regulations and is to be determined based upon the needs of the development. The regulations specifically require that "a parking plan be submitted by a Connecticut licensed Professional Engineer which has been reviewed by the Town Engineer and the Director of Planning." The proposed development at the above property will consist of 77 multi-family units, a portion of which will be low-income housing. Part of the reason the developer, Dakota Partners, is renovating this property is the location's ability to support low-income housing. Specifically, there are amenities within walking distance, including a shopping center, laundromat,bank, and bus line. Based on similar previous projects they have developed; Dakota Partners has found the required number of spaces are 1.2—1.3 spaces per unit. Additionally,according to the Institute of Transportation Engineers (ITE), Parking Generation, 4th Edition, the average weekday parking demand in a multi-family urban location is 1.2 vehicles per dwelling unit. As part of our application, we are proposing 119 parking spaces, which is the equivalent of approximately 1.5 spaces per unit(based on 77 units). As you can see,this is higher than the anticipated parking demand, which would be between 92— 100 spaces. Although it is more than the anticipated demand,we feel it prudent to provide the additional spaces as a factor of safety. We are therefore requesting town approval of our proposed number of 119 parking spaces for the above development. Engineers Environmental Scientists Custom Software Developers Landscape Architects Planners Surveyors ) <D7, p sY/z /vd% (�ii Pc, AJ j /0//i()s( .SO ,cc's'/ss ,(3‹/Z AtA 77 /—i ,� l v 1)7/� /� � C =S tel)o r-- //5(.e -5)0R TLS r clu 7`.0- -- X00 �P.s►14-/2 /k-74)k-k iu oe y g erA e n 6,7- fp/1i CA) J at§ a//e6"b /3 /3„.- % .cies5rI / �. /V e4c./6/JUG i.74k2 amt 0 /g/v 4cc LAS S/dc,/z Roc,, L KJ � /�N,o ��c IZ,�S /J /C/�viZL /1/4:��/(I (.14-C.K li)ess/ OA- Lob Z � �« f it /100 s - 713 r -Zfi 71-0 �'PA) �,0 c CJ n� /et � U i C51-/YNc,� -7-c5 /��C'%- S/6 C/ 11/U /7 r '' SS (e(