Company looking to renovate axe factory complex files site plan application

Oct. 16 hearing anticipated

By John Fitts

Staff Writer

Collinsville Redevelopment Company has formally submitted its site plan application as it looks to revitalize the historic Collins Co. complex in Collinsville.

A public hearing is anticipated for the evening of Oct 16 but that is not official until legal notices are filed.

Lisa and Merritt Tilney, daughters of complex owner “Rusty” Tilney are looking to remediate the site, update its infrastructure, raze some dilapidated structures, renovate some 20 buildings and construct three new structures in a mixed-use plan that includes uses such as light industrial, retail, office and housing.

Before any renovation or new construction can happen, however, the owners must work on removing contaminated soils, updating utilities, adding parking, improving infrastructure and repairing the site’s waterways.

The 19.3-acre complex, from 1826 to 1966, was home to world renowned edge tool manufacturer, the Collins Co. Today some 50 businesses – ranging from artisans to light industrial manufacturers – operate on the site but much of the infrastructure is rapidly aging and revitalization has been a long-time goal of many in town, but it’s not an easy task by any measure.

“Redevelopment of the site is a complex, expensive and time intense task,” the application narrative states. “Collinsville Redevelopment Company, LLC (CRC) obtained a purchase option with the intent of renovating many of the buildings on site and the construction of three new structures, producing a mixed-use retail, office, light industrial and residential project, envisioned by the IH-1 (Industrial Heritage) regulations. Due to the complexity of renovating historic industrial waterways (waterworks) as well as buildings on the Historic Register, installing entirely new utility systems, remediating contaminated soil and building materials, creating new roads, drives, parking, site lighting, stormwater control systems, the project development is expected to take a number of years. Project finance, pollution remediation, foundational waterworks stabilization, utility infrastructure and road installation have priority. Adding to the complexity is the desire to retain existing tenants, while the grounds and buildings are being renovated.”

Collinsville Redevelopment Company’s master plan envisions commercial and light industrial uses on the western portion of the property in a “seamless” transition from the Main Street area and residential use east of the Farmington River Trail further away from the downtown area.

Following a June permit application approval by the town’s Inland Wetlands and Watercourses Agency, the company applied for a dam safety permit from the state Department of Energy and Environmental Protection. The permit would allow the company to make repairs to the manmade waterways that flow through the site. Those are fed through a gate controlled forebay dam along the Farmington River and the system once provided waterpower to run machinery at the site. To this day, a canal still feeds a water suppression system. While that would eventually be replaced with modern utilities, the plan involves keeping and repairing the waterworks for historic and aesthetic value.

CRC is also working with the town of Canton in hopes of securing a $200,000 state Department of Economic and Community Development Brownfield Grant for “further analysis of existing brownfield conditions to get a final remedial action plan and more accurate costing for remediation, geotechnical borings, and advisory MEP work to start considering new energy efficient systems for the existing buildings.” The initial estimates placed cleanup costs in the range of $2.2 and $3.4 million but those figures were not plan specific.

The site plan is far from the final regulatory approval needed but an important one. As expected, the site plan does not include final architectural details and CRC plans to work with the state Historic Preservation Office and come back to the town come back with those prior to seeking building permits.

This summer, CRC representatives had previously met with the Planning and Zoning Commission on an informal basis and commission members agreed that the idea of approval – if granted – could be done with the stipulation that the applicant come back before seeking building permits to do that work.

“Removing and capping polluted soils, repairing the building foundations, and connected waterworks, repair of walls and valves, installation of stormwater control and treatments system and replacing the entire utility system will comprise the initial phases of construction, and will likely take three to four years to complete. Upon completion of this work, most building renovation and new construction will begin,” the application states, adding details about how the company will work with SHPO while that work is being done.

“The site plans depict the site work need to accomplish the task of removing pollutants, installing new utilities, lighting, sidewalks, parking and replanting the property. Existing and proposed building footprints are depicted. While the site work proceeds, CRC will work with SHPO to develop acceptable plans for the structures to be preserved, and floor plans and elevations for the new structures.”

According to the application, an estimated approximately 10,000 cubic yards of contaminated soils will need to be moved, with 16,154 cubic yards of total general cut and 17,8000 cubic yards of general fill needed for the site overall.

The estimated cost of site redevelopment, including site work, plantings, seed, utilities, paving, bike racks, sewer lines and other upgrades is listed at $9.5 million. That does not include remediation, waterworks repair or renovation/new buildings.

CRC has not yet provided an overall project estimate but have noted they plan to secure both public and private financing. At a recent meeting of the Planning and Zoning Commission, Phil Doyle of Simsbury based Landscape Architectural Design Associates did note that the company might bring in a partner to building the new residential portion of the project.

 According to the application, CRC plans to preserve 20 existing buildings – representing 142,698 square feet of space for uses such as retail, lighting industrial, office, residential and more. New buildings would be residential. In all the proposal as conceived is for 300 housing units, 30,305 square feet of office, 25,000 square feet of light industrial, 45,000 square feet of retail and 5,612 square feet of “other permitted uses.”

A total of 530 parking spaces are proposed and the plans show proposed details for lighting, plantings, parking, grading, site utility development, stormwater management and more.

Native plantings are emphasized in the plan and existing plantings are at the site are mostly uncontrolled and invasive.

“In consultation with DEEP and professional firms who work with DEEP and the Farmington River Watershed Association, the invasive species will be carefully removed and replaced with native plants,” the application states.

Rain Gardens and green areas are also included in the application although steep slopes near the river will be maintained but disturbed less. DEEP, for example, has suggested the locust trees there, although not native, remain to stabilize the slopes.

Site lights will “connect” aesthetically to Main Street and “industrial style lighting” is proposed in selected pedestrian areas.

LED security lighting is proposed along driveways. Additionally, fences, gates and barriers will have an industrial appearance,” according to the application.

Existing driveways to the site will be maintained and improved, according to the application, which also proposes to use the overgrown Spring Street driveway for gate-controlled access for residents only.

A traffic report from Hesketh estimates that, based on currently anticipated uses, a fully developed site would generate an estimated 5,719 daily trips during the week, with 280 during the morning peak hour and 495 during the afternoon peak hour. Saturday daily trips are estimated at 5,398 for a fully developed site.

The plan proposed sidewalks connecting all buildings to Main Street, as well as a pedestrian walking system to a new park area in the southeast corner of the complex.

A pedestrian area with 35 bike racks is proposed near the Perry, Blacksmith, Axe Forge, Holyoke and Boiler buildings to the west of the Farmington River Trail bridge, roughly in the “middle” of the site as it is utilized today.

Other pedestrian areas are also proposed as is a butterfly garden on the north side of the complex but the application notes that the company may seek design ideas and a grant based on a suggestion for open space/town green in that area.

Alcohol, outdoor storage outdoor dining, while possible on future plans, is not currently proposed. New or repaired building signage is also not proposed but the applicant anticipates coming back for a separate sign permit.

Check back for updates, particularly as the public hearing details are official and the application is posted online.

The overall site plan for the project.