Historic Textile Mill Converted to Housing in Uncasville, Connecticut

Historic Textile Mill Converted to Housing in Uncasville, Connecticut

Oxoboxo Lofts transformed a vacant, 19th-century textile mill in Uncasville, Connecticut, into 72 mixed-income housing units. Photo credit: Roberto Arista

Uncasville is a village of approximately 10,000 residents in the town of Montville, Connecticut, located along the Oxoboxo Brook, a tributary of the Thames River near the Atlantic coast. The village faces a significant shortage of housing that is financially attainable to renters, with 49.5 percent of renters spending more than 30 percent of their monthly income on housing costs. In 2016, project developer Dakota Partners identified a textile mill from the early 19th century as a potential adaptive reuse site. In 1963, following decades of textile manufacturing, the complex became the home of Faria Beede Instruments — a manufacturer of speedometers and gauges for the automotive and marine industries — until the firm relocated in 2017. Dakota Partners purchased the site from Faria Beede for $330,000 in 2021. Following a nearly 10-year development process, Dakota Partners completed construction on Oxoboxo Lofts in February 2025. The 72-unit project, which is the largest apartment complex developed in Montville since 1969, was fully leased by September 2025. The project is helping the village meet the housing needs of a growing regional workforce while revitalizing a historic property.

Development Process

After identifying the mill as a development site, Dakota Partners undertook a multiyear environmental remediation process in coordination with the Connecticut Department of Energy and Environmental Protection's (DEEP's) Land and Water Resources division. The property is located on Pink Row, a street named for the discoloration of Oxoboxo Brook caused by textile dye discharge — an environmental legacy that shaped both the project's historical narrative and the remediation plan to improve the area's water quality and riverbanks. Because the site lies within a 500-year floodplain, DEEP required flood management certification for the project, which became one of the most complex components of the development. To comply with DEEP, the development's first floor needed to be elevated at least 1 foot above the floodplain. The development team included engineers with expertise in hydrology and fortification methods to prevent flooding, thus ensuring resident safety. Some of the buildings on the property straddle Oxoboxo Brook itself, a design element that reduces flood hazards by allowing water to flow unobstructed during high tides.

According to Roberto Arista, principal and president of Dakota Partners, a major cause of the extended development timeline was the need to remove the Picker Pond Dam, located upstream from the development site. The dam had fallen into disrepair, no longer provided hydraulic power, and had been deemed unsafe by DEEP. Following the dam's removal in November 2020, the development team restored and reinforced embankments. According to Arista, this meticulous process required drying the riverbed and redesigning it stone by stone to prevent flooding and enhance the natural landscape. The developers took approximately 4 years to complete flood management certification.

Preserving Historic Character With Modern Amenities

In 2021, the property was added to the National Park Service's National Register of Historic Places as part of the Uncasville Mill Historic District. Dakota Partners preserved and restored the mill's original features, including brickwork and the iconic smokestack, in accordance with guidelines from the Connecticut State Historic Preservation Office and the Secretary of the U.S. Department of the Interior. The development team preserved and repointed the original brick exterior and retained select historic machinery and instruments within common areas.

The Oxoboxo Brook runs through the complex, and the development team restored surrounding riverbeds to mitigate flood hazards. Photo credit: Roberto Arista

The former textile mill spans nearly 11 acres, encompassing 10 buildings, some of which are connected. One of the oldest structures on the property is a five-story loft featuring a raised monitor roof, a historic design element that incorporates an elevated gable to provide ventilation and light. The mill also has a three-story brick building with a gable roof as well as two 2-story brick buildings connected by an enclosed walkway. Four of the buildings have a single story and flat roofs. The property also features a boiler house with the smokestack above as well as a pumping station within a structure on the property that helped control water levels.

Dakota Partners renovated 8 of the buildings to create 72 apartments, including 1 studio, 34 one-bedroom units, and 37 two-bedroom units. The mixed-income project reserves 57 units for households earning between 25 and 60 percent of the area median income, and 15 units rent at market rate. Many units feature high ceilings, exposed beams, and trusses, particularly on upper floors. Guidelines from the Connecticut State Historic Preservation Office and the Secretary of the U.S. Department of the Interior required Dakota Partners to replace the windows with a close match in size and historic style. The new, oversized windows preserve the mill's distinctive arched design while admitting abundant natural light. Several apartments offer views of Oxoboxo Brook.

The units feature updated appliances, vinyl plank flooring, central air conditioning and heating, and large closets. The property is compliant with the Americans with Disabilities Act and includes secured access, elevators, common laundry facilities, and off-street parking. Residents can maintain an active lifestyle with walking paths surrounding the property and an onsite fitness center within the clubhouse. The restored riverbeds along Oxoboxo Brook have revived the waterway's fish populations, including bass and trout, which are popular among local anglers and outdoor enthusiasts. Oxoboxo Lofts is approximately 1 mile from Interstate 395, providing residents with easy access to larger cities in Connecticut. Restaurants, grocery stores, banks, churches, pharmacies, and schools are within a 2-mile radius of the project.

Oxoboxo Lofts retains many original features, including the iconic smokestack, brickwork, roof design, and arched windows. Photo credit: Roberto Arista

Financing

Development costs for Oxoboxo Lofts totaled approximately $46 million. Project funding included a $6 million loan from the Connecticut Department of Housing, a $22.5 million construction loan from Bank of America, a $1 million loan from Boston Private Bank and Trust, a $650,000 loan from the Federal Home Loan Bank, and $14.4 million in low-income housing tax credit equity from Bank of America. In January 2022, the project received a $1 million award from the Connecticut Department of Economic and Community Development's Office of Brownfield Remediation and Development to finance remediation of the Oxoboxo Brook and the surrounding landscape from past industrial uses. The project also received state and federal historic tax credits, and Dakota Partners provided gap financing to complete the development.

Looking Ahead

Despite numerous environmental challenges and construction delays, Oxoboxo Lofts was fully leased within months of completion. The project demonstrates how the adaptive reuse of historic industrial properties can leverage government support to expand the supply of income-limited housing while preserving community heritage. As local employers such as Pfizer and the Electric Boat Company expand their workforces, Oxoboxo Lofts and similar developments will play a crucial role in maintaining regional workforce stability and economic competitiveness. In December 2025, Montville submitted a $100,000 grant application to DEEP to develop the Oxoboxo Heritage Multi-Use Path & Thames River Blueway along abandoned rail lines. If approved, this 2.5-mile trail will enhance pedestrian and bicycle connectivity for residents of Oxoboxo Lofts and hundreds of other housing developments, linking residents to schools, civic facilities, recreation areas, the future Montville Town Center waterfront park, and historical sites, thereby strengthening quality of life and long-term economic vitality throughout Southeastern Connecticut.