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HomeMy WebLinkAboutNarrSite Plan Application October 29, 2021 Retail Development, Montville, CT 100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com 2 Introduction Garrett Homes, LLC is proposing to redevelop existing residential properties on the east side of Norwich-New London Turnpike in Montville, Connecticut. The company is local development agency located in Torrington with many facilities throughout Connecticut. Work for their proposed facility shall include construction of a +/-10,700sf retail facility. Site improvements include associated earthwork, paved parking and driveways, utility connections, a stormwater management system, site lighting and landscaping. This narrative is being provided in conjunction with the filing of a Site Plan Application and Lot Line Modification with the Planning & Zoning Commission. The proposed site plans and building elevations have been provided in conjunction with this narrative to illustrate details of the project. A project summary is provided below. Summary of Site Plan & Development Schedule Existing Conditions The subject site is within the Commercial zoning district. The project site consists of several parcels that add up to a 1.84-acre parcel. As part of the application to the Planning & Zoning Commission, a Lot Line Modification is requested to merge the site parcels into one main parcel. The site is bounded by CVS Pharmacy to the north, woods to the east, McDonald’s to the south, and Norwich-New London Turnpike to the west. The site consists primarily of two single-family homes with associated grassed yards and paved driveways. Topography generally slopes from higher elevation to the southwest towards lower elevation to the northeast. The existing elevation at the southwestern corner of the property is approximately 219’, sloping to about elevation of 192’ at the northeastern corner of the site. Stormwater and soil details have been provided in the Stormwater Management Report enclosed with the Site Plan Application with the Planning & Zoning Commission. Proposed Project Construction will include a +/-10,700 square foot building to be used as a retail facility. Site improvements include new parking and circulation areas with associated site grading, stormwater management features, utility connections, site lighting with energy efficient LED fixtures, and landscaping. Site Plan Application October 29, 2021 Retail Development, Montville, CT 100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com 3 The new facility will be constructed out of a variety of non-combustible materials designed to complement the surrounding commercial facilities. It will be concrete slab on grade, 26’-7” tall, building with exterior walls consisting of a mix of brick, Hardi Board, and metal panels. Project Schedule Garrett Homes, LLC would like to begin construction in spring of 2022 and complete construction before the end of 2022. They expect initial occupancy of the building to occur in late 2022. Municipal Services & Infrastructure Usage Electric, Cable & Data It is anticipated that the proposed facility will have its own three phase, 480 volt underground electric service from a utility pole along the east side of Norwich-New London Turnpike. A new underground telephone and data service will be brought in from the same location. Gas There is an existing gas main in Norwich-New London Turnpike. The proposed gas service will connect to the main and run to the proposed meter location on the eastern face of the building. Sewer There is an existing sewer main in Norwich-New London Turnpike. The proposed facility will connect to the main via a new 6” sewer line. Domestic Water There is an existing water stub out of the roadway that is connected to the 16-inch water main in Norwich-New London Turnpike. The proposed service will connect to the existing stub via a new 1” copper domestic water service. Fire Protection The facility does not require a fire suppression system. An existing fire hydrant is located at the northwest corner of the site along Norwich-New London Turnpike. This hydrant will be relocated to accommodate the mountable concrete driveway apron. The proposed site improvements include circulation drives on the east, and north sides of the facility to aid in emergency vehicle access. Site Plan Application October 29, 2021 Retail Development, Montville, CT 100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com 4 Stormwater Stormwater runoff from the newly paved areas will be collected in catch basins and treated in in an isolator row within the subsurface infiltration system. Details of the proposed stormwater management system are outlined in the Stormwater Management Report provided with the Site Plan Application with the Planning & Zoning Commission. Traffic The proposed facility will have one paved access drive off Norwich-New London Turnpike. The access drive is 30’ wide with two 15’ wide travel lanes and is sized to accommodate delivery truck access. There will be (43) paved parking spaces that are a minimum of 9’x20’ for regular passenger cars. Trip generation rates have been estimated for the proposed development. The development will generate 26, 58, and 88 trip ends during the weekday morning peak hour, weekday evening peak hour, and weekend peak hour respectively. A sight distance analysis has been prepared for the proposed driveway. As shown in the Intersection Sight Distance Plan included in the Site Plans, the proposed driveway provides adequate sight distance for vehicles attempting to exit the site. Emergency vehicles will have access around the north and western sides of facility. Details of the traffic impacts are outlined in the Traffic Study provided in Appendix D of the Site Plan Application package. Environmental No wetland resource areas or buffer zones currently exist onsite. There are no documented rare species habitat, floodplain, or areas of historical significance on the site. The project will employ energy efficient products both inside the facility and out such as lighting, HVAC equipment, etc. Site lights will be LED fixtures and are designed to prevent spillage and glare onto adjacent properties as shown on the photometric plan provided. Aesthetics The proposed project will be constructed with traditional New England architectural finishes that complement the look of the surrounding areas. Strategic landscaping has been provided to soften the appearance of the proposed structure and enhance the appearance of the property. Summary The project has been thoughtfully planned to meet project goals and minimize potential impacts to the surrounding area. The proposed project has been designed in accordance with the current and Zoning Regulations. Site Plan Application October 29, 2021 Retail Development, Montville, CT 100 Constitution Plaza ▪ Hartford, CT 06103 ▪ T (860) 249-2200 ▪ F (860) 249-2400 ▪ www.blcompanies.com 5 The project will provide an aesthetically appealing and energy efficient retail facility, create jobs and generate revenue for the Town. In consideration of this information, we are asking that the Town of Montville Planning & Zoning Commission approve the proposed retail facility on the east side of Norwich-New London Turnpike for Garrett Homes, LLC.