Collinsville Axe Factory Redevelopment · 6/16/2010 · Presentation to Canton Inland Wetlands & Watercourses Agency Collinsville Axe Factory Redevelopment June 16, 2010. ... to

Presentation toCanton Inland Wetlands & Watercourses Agency

Presentation toCanton Inland Wetlands & Watercourses Agency

Collinsville Axe Factory RedevelopmentJune 16, 2010

Collinsville Axe Factory RedevelopmentJune 16, 2010

Collinsville Axe Factory Redevelopment TeamCollinsville Axe Factory Redevelopment Team

• Applicant/Owner:

@Collinsville, LLCPO Box 286Collinsville, CT 06022

• Engineer : Kent Schwendy

• Architect/Planner : Patrick Pinnell

• Land Use Counsel : T.J. Donohue

Great Property- Unique Application ProcessGreat Property- Unique Application Process

• Starting Point:– Existing, functional, multi building complex

• Concept:– Major redevelopment for mix of uses

• Process– Master Plan

– Specific applications for specific activities

• Three Pillars of Sustainability– Environmental Stewardship

– Social Responsibility

– Economic Prosperity

Request for Finding of IWWCRequest for Finding of IWWC

•Approval of Concept Master Plansubject to full future application andpermit process for all specificactivities as designed andredesigned.

Collinsville Axe Factory ProcessCollinsville Axe Factory Process

•This application is for the master plan ofredevelopment

•Future permits will be required from theIWWC for specific activities

•Those will be subject to full applicationprocess.

•The Collinsville Axe factory project is subjectto IWWC regulations and FEMA and ACOEreview

Collinsville Axe Factory RedevelopmentCollinsville Axe Factory Redevelopment

• The site was developed over many years –datingback to at least 1826.

• Some of the existing buildings will be modified andreused.

• Some existing buildings will be removed due totheir condition and obsolescence

• New buildings will supplement and replace existingbuildings in a consistent and complimentary style.

• Pavements, utilities, and water conveyancestructures will be replaced, and repaired as part ofthe redevelopment.

Proposed Redevelopment PlanProposed Redevelopment Plan

Master Plan of Proposed UsesMaster Plan of Proposed Uses

Comparative Area of ActivityComparative Area of Activity

• Existing (Approximately 8.2 acres of impervious surfaces)– Removal of 4.4 acres of existing pavement proposed– Removal of 0.5 acres of concrete proposed– Removal of 1.4 acres of existing buildings proposed

• Proposed (Approximately 7.5 acres of impervious surfaces)– 1.7 acres of existing buildings proposed to remain– 0.2 acres of existing pavement proposed to remain– 2.8 acres of new roadway proposed– 0.4 acres of new driveways proposed– 0.8 acres of new concrete proposed– 1.6 acres of new buildings proposed

• Previously approved application (Permit #04-00-708)included 9.42 acres of impervious surfaces

Total Hard SurfacesTotal Hard Surfaces

•Proposed 7.5 acres

•Existing 8.2 acres

•2004 Approval 9.42 acres


• Permit #04-00-708 included the following disturbances:– Wetland Disturbance: 25 SF ±– Canal Wall Repair/Replacement: 800 LF ±– Penstock Repair/Replacement: 900 LF ±– Drainage discharges to canals or penstocks: 4±– Drainage discharges to existing locations along river: 2 ±– Canal Outlet Repair: 3 ±– Utility Crossing of Canal: 1,000 SF ±– Bridge Removal/Repair: 2– Bridge Replacement: 2 (certain)– Canal Sediment Removal: 40,000 SF ±

• Additionally, we propose installation of three (3) dryhydrants


• Disturbance and potential impacts are less than allowedunder Permit #04-00-708

Adaptive Reuse of Existing BuildingsAdaptive Reuse of Existing Buildings

Improvement of Existing BuildingsImprovement of Existing Buildings

• Modifications for access and code compliance

• Repair and maintenance

–Repointing of brick

–Painting

–Window repair/replacement

–Roof repair and maintenance

Maintenance of Existing Water ConveyanceMaintenance of Existing Water Conveyance

• Applies to existing canals, channels, culverts, and pipes

• Maintenance and repair of existing structures may include:

– Removal of sediment

– Repair of failures

– Repointing/rechinking

– Selective reconstruction

– Reinforcement

– Demolition and abandonment

Reclamation PlanReclamation Plan

Proposed Redevelopment PlanProposed Redevelopment Plan

Proposed Redevelopment Plan (south)Proposed Redevelopment Plan (south)

Existing versus ProposedExisting versus Proposed

Existing versus Proposed (south)Existing versus Proposed (south)

Existing versus Proposed (north)Existing versus Proposed (north)

Other Proposed ActivitiesOther Proposed Activities

• Selective removal of vegetation

• General maintenance

• Removal of debris

• Re-establishment of vegetation

• Repair of existing erosion

• Utility installation, demolition, abandonment, repair,and maintenance

Residential ComponentResidential Component

Hotel ComponentHotel Component

Commercial ComponentCommercial Component

UtilitiesUtilities

Primarily New Utilitiesin this area

Primarily ExistingUtilities in this area

Grading and Floodplain ManagementGrading and Floodplain Management

• The re-grading plan is to maintain existing gradesand surface flow directions to the extent feasibleand prudent.

• Significant portions of the site are within floodplainareas regulated by (FEMA), including both 100year and 500 year flood zones.

Structures in Flood Areas- conditionsStructures in Flood Areas- conditions

• In areas where structures are proposed, or alreadyexist, within regulated floodplain areas, thefollowing conditions will be met:–Habitable spaces other than residential use will

have finished floor elevations above the 100year flood elevation.

–Habitable spaces for residential use will havefinished floor elevations above the 500 yearflood elevation.

–Compensatory volume, to be provided asrequired.

Grading and Floodplain ManagementGrading and Floodplain Management

• The Owner reserves the right to apply to FEMA for a Letterof Map Revision if deemed appropriate, or necessary toallow redevelopment of the site.

• In some areas, buildings may have exposed foundationsand or parking underneath in order to comply with thefloodplain development requirements.

• Detailed grading and erosion and sedimentation controlplans will be submitted in support of site plan applications,at a later date.

Proposed Stormwater Management PlanProposed Stormwater Management Plan

• Proposed redevelopment would result in:– TR-55 Blended Curve Number –approximately 59

• This represents a decrease of approximately 3 from the existingconditions

– Total Impervious Surfaces –approximately 7.5 acres

• This represents a decrease of approximately 0.7

– A net decrease in runoff volumes would result from the proposedredevelopment compared to the existing conditions

• The Stormwater Management Plan was prepared based on“2004 Connecticut Stormwater Manual”by the ConnecticutDepartment of Environmental Protection and other sources.

Proposed Stormwater Management PlanProposed Stormwater Management Plan

• Quality treatment of the stormwater from the site will belimited by the site characteristics, including:– High percentage of existing impervious surfaces– Urban infill nature of the redevelopment plan– Adjacency of the Farmington River– Canals dividing the stormwater drainage sub-basins– Steep slopes– Narrow width of the site in the natural surface flow direction for

stormwater

• However, since the existing development has virtually noquality treatments, any treatments added as part of theredevelopment will have a net positive effect on thestormwater runoff and hence the Farmington River.

Stormwater Goal #1 –Pollutant ReductionStormwater Goal #1 –Pollutant Reduction

• Capture and treat the entire runoff volume for 90 percent ofthe average annual storm events (equivalent to the runoffassociated with the first one inch of rainfall).– Note: The calculations related to this goal would apply to runoff

from the entire site, not just changes resulting from redevelopment.As mentioned above, the existing conditions will make treatmentunder this goal very difficult and it is unlikely that the goal will befully met. However, improvements to stormwater quality based onfeasible and prudent treatments are proposed.

• Estimated Water Quality Volume (WQV) = 0.63 acre feet

• Proposed primary methods:– Use the existing canal as stormwater ponds

– Bioretention rain gardens

– Infiltration where feasible

Stormwater Goal #1 –Pollutant ReductionStormwater Goal #1 –Pollutant Reduction

• Secondary stormwater treatment practices may also beemployed, including:– Conventional practices

• Underground detention facilities (potentially in lieu of, or in addition toinfiltration based on soil conditions)

• Deep sump catch basins

• Oil/Particle separators

• Permeable pavements

• Vegetated filter strips

– Innovative/Emerging Technologies

• Hydrodynamic separators

Stormwater Goal #2 –Groundwater RechargeStormwater Goal #2 –Groundwater Recharge

• Maintain existing annual groundwater recharge volumethrough the use of infiltration measures.

• The Groundwater Recharge Volume (GRV) methoddescribed in Section 7.5.1 of the 2004 CT StormwaterQuality Manual for total annual infiltration requirements andTR-55 Runoff Depth for CN’s and Rainfall Amounts, Table2-1 for estimated two year frequency 24-hour storm eventinfiltration volume required to have no increase in runofffrom pre-development conditions.

• The proposed redevelopment will result in a net decrease inimpervious area. Therefore, the GRV for the developmentsite would be negative and no additional recharge methodswould be required. However, the rain gardens andinfiltration methods proposed to meet Goal #1 would furtherincrease in infiltration compared to the existing conditions.

Stormwater Goal #3 –Peak Flow ControlStormwater Goal #3 –Peak Flow Control• Also referred to as “Stream Channel Protection”–Control the post-

development two year frequency 24 hour storm event peak flow rate tothe pre-development one year frequency 24 hour storm event level(known as the “Two-Year Over-Control”).

• Although the proposed redevelopment would decrease the impervioussurface area of the site and therefore reduce the total volume of runoff,the two-year over-control goal will be very difficult to meet.

• Based on TR-55 runoff depth calculations for the post-development twoyear frequency 24-hour storm event and the pre-development one yearfrequency 24-hour storm event, the required storage volume isapproximately 5.15 acre feet.

• It is unlikely that this amount of storage will be provided in anyredevelopment plan due to the existing conditions and unique nature ofthe site.

Stormwater Goal #4 –Conveyance ProtectionStormwater Goal #4 –Conveyance Protection

• Design the conveyance system leading to, from, andthrough stormwater management facilities based on the tenyear frequency 24-hour storm event.– Pipe design and conveyance system will be sized using accepted

computer modeling programs satisfactory to the Canton EngineeringDepartment. Pipes will be sized to convey the ten year frequency24-hour storm event.

Stormwater Goal #5 –Peak Runoff AttenuationStormwater Goal #5 –Peak Runoff Attenuation

• Control the post-development peak discharge rates fromthe 10, 25, and 100-year frequency 24-hour storm events tothe corresponding existing peak discharge rates, asrequired by local review authority.– As previously described, the proposed redevelopment will result in a

net decrease in impervious area and runoff volume.

– The average TR-55 Curve Number will also decrease.

– Therefore, the post development peak runoff rates are anticipated tobe lower than the existing conditions for all design storm events.

Stormwater Goal #6 –Outlet SizingStormwater Goal #6 –Outlet Sizing

• Design the emergency outlet to safely pass the post-development peak runoff, at a minimum, the 100-yearfrequency 24-hour storm event, in a manner without erodingthe outlet works and downstream drainages.– Pipes sizing, discharge rates, and exit velocities will be calculated

using generally accepted computer modeling programs.

– Pipes and outlet structures will be designed to minimize exit velocityand peak discharge rates and dissipate energy at outlet by usinglow slopes, plunge pools, level spreaders, and energy dissipaters.

Criteria for DecisionCriteria for Decision

•The environmental impact of the proposedactivity on wetlands or watercourses–We respectfully request a finding that there will

be no adverse impact on wetlands orwatercourses, and that activities which have theeffect of stabilizing and sustaining this importanthistoric site have benefits.


•Reasonable and prudent alternatives to theproposed regulated activity–We request a finding that there are no

reasonable or prudent alternatives and thatmere continuation of inactivity is not prudent orfeasible either


•The relationship between the short-term andlong-term impacts of the proposed regulatedactivity on wetlands or watercourses–We submit that the short term stabilizing

activities will significantly reduce any long-termimpacts of the proposed regulated activity onwetlands or watercourses


•Irreversible loss of wetlands or watercourseswhich would be caused by the proposedregulated activity and mitigation to restore,enhance and create productive wetland orwatercourse resources–We are not aware of any loss of wetlands or

watercourses. The master plan proposes areduction in hard scape from existing use and aneven more significant reduction from previouslyapproved plans


•Character and degree of injury orinterference with the safety, health or thereasonable use of the property caused orthreatened by the proposed regulatedactivity–When considered and compared to the historic

and grandfathered uses of the site we see andseek a net positive benefit and no injury orinterference beyond nominal at the site.


•Impacts of the proposed regulated activity onwetlands or watercourses outside the areafor which the activities are proposed… … .–We see no material impacts outside of the

application area.

Next StepsNext Steps

•We await the IWWC’s deliberation anddecision

•A positive decision will enable:

–Further investment

–Detailed design and marketing

–Team empowerment

–A series of subsequent IWWC and CantonLand Use applications to proceed.

Documents

Collinsville Axe Factory Redevelopment · 6/16/2010 · Presentation to Canton Inland Wetlands & Watercourses Agency Collinsville Axe Factory Redevelopment June 16, 2010. ... to