Conservation Commission Agenda (linked)

Town of Waterford Ofice Use Only
Department of Planning and Development Date Submitted: 1 27- Alp
4o Processed By: Ls
www.waterfordct.or; id: App. No.: (dl =
JAN 27 2026 Total Fee: $ 7p: OD _
Planning & Development — wo
PZC Form 1 Town of Waterford, CT Electr ‘onic Submission
Waived: Yes No
Planning and Zoning Application
1. Type of Application(s), Use and Property Information (check all that apply)
| Informal Staff Review | Site Plan/Design Review [| Municipal Project (CGS§8-24)
_] Special Permit/Design Review! [J Subdivision /Resubdivision [] Lot line Adjustment
[| Zoning Map Change [| Regulation Amendment(s) [| New District
[| Multifamily Development [ ] Coastal Area Management ? [| Earth Excavation
[] Flood Hazard Area [] Other: L] Other:
Specify all uses and corresponding section for which this application applies’:
9.1.3
Business offices and professional buildings
Use: Section:
Laboratories, research and development and 9 4 43
Use: educational institutions Section: Vv: ':
Use: Section:
If applicable, are roadways proposed to be private, public or both: N/A; No new roadways proposed
[_] Private [_] Public [_] Both'
See attached parcel list
N/A
Name of proposed development/subdivision: If subdivision how many lots?:
Parcel 1 Parcel 2
Map/Block/Lot: / / / / Map/Block/Lot: / / / /
Street No. & Name: Street No. & Name:
Size SF/AC: / Size SF/AC: /
Zoning District(s): Zoning District(s):
* Include a completed list of property owners with Parcel ID, name, address and mailing address. It is the applicant’s responsibility to distribute all
notices certified return receipt. Evidence of mailing shall be submitted prior to the start of the hearing. Failure to do so will delay the opening of the
hearing.
? Coastal Site Plan reviews under Coastal Area Management §25.4 must submit a completed PZC Form 2 in addition to this PZC Form 1.
3 The use listed must correspond to the exact use term noted within the zoning district as a permitted use allowed through site plan or special permit.
4A plan must accompany the application clearly delineating the limits of public and private roads.

Electric Boat Corporation | 850 Hartford Turnpike | Special Permit Application
1. Parcel Listing
Parcel A (Id: 287800)
Map/Block/Lot: 99 / 3250
Street No. & Name: 850 Hartford Turnpike
Size: 462,959 SF /10.63 AC
Zoning District(s): C-R
Parcel B (ID: 287200)
Map/Block/Lot: 99 / 3243
Street No. & Name: 850 Hartford Turnpike
Size: 314,150 SF /7.21 AC
Zoning District(s): C-R
Parcel C / D / X (ID: 287600, 287500, 287700)
Map/Block/Lot: 99 / 3246, 3245, 3247
Street No. & Name: 850 Hartford Turnpike
Size: 2,586,757 SF / 59.4 AC
Zoning District(s): C-R / C-G
Parcel “Land” (ID: 287400)
Map/Block/Lot: 92 / 3244
Street No. & Name: 850 Hartford Turnpike
Size: 222,852 SF /5.11 AC
Zoning District(s): C-R

2 Applicant Information
Name: James Waldron Applicant’s Authority to File Application®
Title: Manager Facilities Real Estate BM) Legal Owner of Record
Conmanys Electric Boat Corporation Hawer af Amneaey
Address: Contract to Purchase
City/State: Other
Zip Code:
Telephone: Fax: Email: pe
| 3. Agent Information; if applicable Pe Pe ais |
Name: John P. Casey, Esq.
Specify Nature of Agent
Title: Partner | Attorney
Company: Robinson & Cole LLP Civil Engineer
Address: eee Land Surveyor
City/State: Se | Design Professional;
Zip Code: | Other:
Bar/License/Reg. No.: 00604 (Firm)
Telephone: pe Fax: Email: PY
4, Property Owner(s) and Parcel(s) Information Is owner co-applicant? LI Yes | _|No |
Note: If landowner is an LLC, Corporation, Trust or other legal entity, attach the names, addresses and title of each
member or officer, including agent(s). If same as applicant list ‘Same’.
Name: Sa me Name:
Title: Title:
Company: Company:
Address: Address:
City/State: City/State:
Zip Code: Zip Code:
Telephone: Telephone:
Fax: Fax:
Email: Email:
: Applicant must submit evidence attesting to the authority to file application (i.e. deed. option for purchase, etc.)

5. Statement of Use |
Attached a typed statement of use in conformance with the Zoning Regulations as described in Section 22.4.2. In addition
include all hours and days of operation, size of buildings and number of stories, utilities servicing the parcel, variances
received, number of employee and structures to be demolished.
6. Statement of Design Compatibility (Site Plans and Special Permits only)
Attach a statement describing how the building and site design is compatible with the neighborhood, character of
Waterford and Zoning Regulations.
Ts Consistency with Adopted Plan of Preservation, Conservation and Development (all
applications)
Attach a statement attesting to how the proposed use, zone change, amendment or design is consistent with the most
recent adopted Plan of Preservation, Conservation and Development (the Plan). Note relevant Plan section numbers and
pages.
Natural and Cultural Resources |
No % of Property
197,465 SF,4.53AC 5.5%
a. Are inland wetlands present on site? Total SF/AC
b. Are tidal wetlands present on site? — Total SF/AC /
c. Are their known or suspected vernal pools on the property?
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d. CT DEEP NDDB: Are endangered, threatened or species of special concern suspected to be located on
the property? Applicant must attach an 8 ¥ x 11 map of the most current CT DEEP Natural Diversity
Database with site clearly identified regardless of response provided. If you answered yes to item d.,
attach a letter from CT DEEP stating the name of the specie(s) that are suspected to be on the
property. See Section 22 of the Zoning Regulations for additional information.
[| _] e. Are floodplains or flood hazard areas on the property?
Identify:
[| f. Is the property located within a local, state of national historic district?
If yes identify district name:
E] g. Does the site possess any structures or sites listed on the local, state or national register of historic
landmarks?
If yes, identify:

Electric Boat Corporation | 850 Hartford Turnpike | Special Permit Application
5. Statement of Use
The nature and extent of the proposed use or occupancy.
The proposed reuse of the former Crystal Mall shall result in a change from retail shopping to
business and educational (workforce development) uses. These proposed new uses are consistent
with the Town of Waterford’s zoning regulations for the C-R (Regional Commercial) Zoning District,
which allows the following permitted uses: “Business offices and professional buildings” and
“Laboratories, research and development institutions, publishing establishments, and educational
institutions.” The use will take place within the existing buildings on site. No new construction is
proposed, although improvements to the property, including to the parking areas, the building
interiors and facades, and landscaping, are proposed.
The number of persons to occupy or visit the premises on daily basis, including the parking and
loading requirements for the use.
The maximum number of people to use the property is anticipated to be 4,500 when the buildings are
fully converted to new uses. This figure will not be reached immediately but will grow over time.
Parking and loading requirements are shown on the site plan. Parking counts are based on
compliance with the zoning regulations requirement of 1 space per 250 square feet of gross floor
space for “business or professional offices,” 10 spaces per classroom, and | space per 3 seats for
restaurants (see site plan for details). Due to the nature of the proposed use, the project does not
require significant loading requirements, but loading spaces are also shown on the site plan,
An estimate of the amount and type of vehicular traffic to be generated on a daily basis and at peak
hours.
Please see the attached traffic study.
Size of existing and proposed buildings in square feet and proposed use of existing buildings.
There are no new buildings proposed for the site and no building are proposed to be demolished. The
size of the existing building is 935,361 GSF and consists of two levels. The proposed program spaces
within the building will be broken down into the following categories.
Business/Office/Research 593,739 sf
Classroom/Training/Workforce Development (includes 50 classrooms) 148,820 sf
Building Support (bathrooms, mechanical, electrical, plumbing, security, etc.) 29,823 sf
Circulation 141,630 sf
Accessory spaces (medical, wellness, food service, financial services, IT, etc.) 20,953 sf
Total 934,967 sf
Hours and Days of Operation.
The majority of the uses in the building, which are business uses, are intended to operate between
6:00 am — 7:00 pm, Monday through Friday. The educational (workforce development) use shall
have multiple shifts.
Utilities Servicing the Parcel.
The building will continue to be served by municipal water, sewer, and natural gas, as well as
electrical and telecom services.
Variances.
None.

Electric Boat Corporation | 850 Hartford Turnpike | Special Permit Application
6. Statement of Design Compatibility
The existing building and site are consistent and compatible with the retail and commercial nature of this
neighborhood in Waterford. The Route 85 corridor is a major commercial thoroughfare in Waterford and
is close to Interstate 95 on ramp and exits Route 85. Electric Boat intends to reuse the existing building
envelope ‘as-is’ with minor renovations that shall include repairs and modifications to the existing
building envelope. These repairs and modifications shall consist of repairing masonry, selective
storefronts, roofing and other miscellaneous building components.

Electric Boat Corporation | 850 Hartford Turnpike | Special Permit Application
7. Consistency with Adopted Plan of Preservation, Conservation and Development
The following statement is provided in support of the application for a special permit submitted by
Electric Board Corporation for its proposed change in use of the Crystal Mall for offices and educational
classrooms and outlines the consistency of such use with the Town of Waterford (the “Town”) Plan of
Preservation, Conservation, and Development (the “PPCD”).
Continue to pursue economic development which is consistent with community goals and objectives
(PPCD Implementation Plan, page 36). The Crystal Mall is largely vacant and not as economically
beneficial to the Town as it once was. Electric Boat’s proposed reuse of the mall property would boost
economic development in the Town by bringing the mall property back into productive economic use.
Area businesses would benefit from the influx of Electric Boat’s employees that would support nearby
retail stores, restaurants, and businesses.
Encourage future business activity in appropriate areas (PPCD Implementation Plan, page 37). The
Crytal Mall property is located within an area designated on the Business Development Plan map
provided on page 59 of the PPCD as a “commercial area.” This special permit application to allow
Electric Boat’s reuse of the Crystal Mall would enhance business activity in an area designated by the
PPCD as appropriate for commercial development. Further, on page 60 of the PPCD, three specific areas
of the Town area identified as locations to “continue to encourage future business activity.” The
identified areas include “the regional business areas adjacent to major highways.” The Crystal Mall
property is located on the Hartford Turnpike in close proximity to Interstate 95 in an area where several
commercial and retail properties already exist. As a site within the Business Triangle, the PPCD
encourages business growth in that area, including office uses. This Application also proposes the reuse
of an existing commercial property rather than new construction on vacant land.
Give greater emphasis to pedestrian and bicycle circulation (PPCD Implementation Plan, page 46). The
plan for the redevelopment of the Crystal Mall includes an improved network of internal sidewalks that
will connect to sidewalks on Route 85. The plan also provides bicycle storage racks.
Maintain and expand transit services to the extent feasible, and support other transportation services if
they become available (PPCD Implementation Plan, page 47). Electric Boat proposes to encourage
shuttle bus use by its employees to travel between its facilities in the area, which will help alleviate traffic
congestion. The facility will include shuttle bus stops.