PL-23-16 Statement of use

CLA Engineers, Inc.
Civil * Structural * Survey
317 MAIN STREET * NORWICH, CT O6860 ¢ (860) 886-1956 «© (860) 886-9165 FAX
October 2, 2023
Town of Waterford
Planning & Zoning
15 Rope Ferry Road
Waterford, CT 06385
RE: Site Plan Application
Woodspring Suites
295 & 313 Willetts Avenue
16 & 18 Boston Post Road
A preliminary application is being submitted for a hotel on the above reverenced
properties. The project consists of four lots, which will be combined into one lot as part
of the approval process. The property is zoned C-G, and hotels are an allowed use with
Special Permit approval.
The proposed hotel will contain 122 efficiency rooms. There will not be any
conference rooms. Just a small workout room, vending machine area and laundry room
for the guests. The remaining areas will be for staff: a training room, and staff laundry
room.
Parking has been provided in accordance with the Zoning Regulations: one space
per room and one space per employee, as shown on sheet 2 of the site development plans,
There are three loading spaces provided, in accordance with the Zoning Regulations.
However, the developers do not anticipate the need for three loading spaces, therefore it
is anticipated that buses may park there at times, There is only one enclosed dumpster
proposed, as the developer prefers to have the dumpster emptied several times a week,
verses multiple dumpsters being emptied once a week,
The facility will have access from Boston Post Road, as well as Willetts Avenue.
The main entrance will be on Boston Post Road, they will advertise the property address
as 16 Boston Post Road. Therefore, when costumers enter the address into their GPS, it
will take them to the Boston Post Road entrance. There will only be a sign for the hotel
at the Boston Post Road entrance, no sign at the Willetts Avenue entrance. The plans and
drainage report have been submitted to DOT for their review and approval as well. A
Traffic Report has been provided by Chappell Engineering Associates.
The Zoning regulations define the building height as “The vertical distance from
the average finished grade within 10 feet of the walls of the building to the highest point

of flat or mansard roofs including the top of a parapet or to the mean level between the
eaves and ridge for gable, hip, or gambrel roofs.” The average finish grade surrounding
the building will be elevation 94.3.
Compliance with Zoning Regulations
As previously discussed, the proposed use, a hotel, is in compliance with the
Zoning Regulations and is allowed with special permit approval.
23.5.1 Compliance with the Adopted Plan of Preservation, Conservation and
Development: The proposed use of the subject site is consistent with the purpose and
intent of the Town of Waterford’s adopted Plan of Preservation, Conservation and
Development. The hotel is specially permitted within the zoning district, C-G. Hotels are
an allowed use in this zoning district with a Special Permit approval.
As the site has been previously developed and disturbed, there are few natural resources
to protect. The soils on the site has been thoroughly re-graded for the previous
development and much of the site area has impervious surfaces.
There are wetlands on the site and an application has been submitted to the Inland
Wetlands Commission for review and approval. The stormwater management system
designed for the project will protect the water quality of the area. The property is not
within the Coastal Management Area.
The Business Development Plan, in the Plan of Preservation, Conservation and
Development document, calls for commercial development for this property.
23.5.2 Orderly Development: The location, type, character and size of the use of
the proposed building, will be in harmony with the appropriate and orderly development
of the town and the neighborhood and will not hinder or discourage the appropriate
development and use of adjacent property. The building plans and the site development
plans have been designed to enhance the neighborhood. The site presently has unsightly,
abandoned buildings, the proposed development will be a substantial improvement over
what is there today. The building and landscape plans will be reviewed by the Design
Review Board prior to approvals.
23.5.3 Property Values: The proposed use will not depreciate adjacent property
values and the size and height of the proposed building and the extent of all proposed site
improvements shall both be such as to harmonize with the existing character of the
neighborhood in which such use is to be established. The project will stop the
depreciation of adjacent property values, due to the existing abandoned buildings on the
site, that are in disrepair. Extensive landscape plans have been provided by BETA Inc.
and are signed and stamped by a Landscape Architect. Elevation renderings have been
provided of the proposed building and will be an improvement over the abandoned
buildings that are presently on the property.
23.5.4 Public Safety: Adequate access has been provided for the purpose of fire
protection, police protection, and other emergency equipment. Thru access will be

provided from Boston Post Road to Willett Avenue. The proposed watermain for the
project will extend from the watermain in Willett Avenue.
23.5.5 Traffic Considerations: The streets serving the proposed use are adequate
to carry all prospective traffic; adequate provision is made for entering and leaving the
subject site in such a manner that no undue hazard to traffic or undue traffic congestion
shall be created. The facility will have access from Boston Post Road, as well as Willetts
Avenue. The main entrance will be on Boston Post Road, they will advertise the property
address as 16 Boston Post Road. The plans and drainage report have been submitted to
DOT for their review and approval as well. A Traffic Report is being provided by
Chappell Engineering Associates.
23.5.6 Landscaping and Buffers: The site plans propose to be suitably landscaped
to protect the neighborhood and adjacent property. Fully developed landscape plans have
been provided by BETA Ine. and are signed and stamped by a Landscape Architect.
23.5.7 There are existing water, sewer, and electric lines within Boston Post
Road and Willetts Avenue. A new domestic/fire water line is proposed on sheet 5 of the
site development plans, and connects to the watermain in Willetts Avenue, as requested
by the Utility department. There is also new underground electrical service, telephone,
and cable conduits proposed on sheet 5. A new sewer service from Willetts Avenue is
shown on sheet 5.
23.5.8 Compliance with Zoning Regulations: In addition to meeting the other
conditions described herein, the proposed use and the arrangement of all proposed
buildings, structures, facilities and other site improvements comply with all applicable
provisions of the Zoning Regulations.
23.5.9 Community Character, Health, and Welfare Design: The site has been
designed to have a positive effect upon the community character and health, safety and
welfare of the residents and visitors of the Town. The site presently consists of
abandoned, unsightly buildings that are in disrepair. The project will have a positive
effect upon the community character. There are a number of multi-family projects going
on along Willetts Avenue. The hotel will be a transition from these multi-family
developments on Willetts Avenue to the commercial district on Boston Post Road.
If you have any questions, please do not hesitate to contact me.
Ellen M. Bartlett, PE, CPSWQ
LEED Accredited Professional