Conservation Commission Regular Meeting Materials (linked)

73C
73C
3
17
17
61C
FENGER
BROOK
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 OAK
42 in.
 OAK
42 in.
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N/F
86 Boston Post Road LLC
No. 86 Boston Post Road
Volume 1196, Page 164
N/F
Forza Partners LLC
No. 82 Boston Post Road
Map 134 / Lot 549
Volume 1580, Page 110
WETLAND AREA
WOODED 
N/F
Bruce R. Grant
No. 390 Willetts
Avenue Extension
Map 140 / Lot 9191
Volume 1216, Page 88
N/F
Home Theater TV, Inc.
No. 61 Myrock Avenue
Map 140 / Lot 5002
Volume 274, Page 487
N/F
Bruce A. Cohn & Barbara L. Churchill
No. 61A Myrock Avenue
Map 140 / Lot 5005
Volume 549, Page 869
N/F
Richard G. Hedden
No. 30 Miner Lane
Map 139 / Lot 4757
Volume 289, Page 28
N/F
Home Theater TV, Inc.
No. 61 Myrock Avenue
Map 140 / Lot 5002
Volume 274, Page 487
WETLAND AREA
WOODED 
WETLAND AREA
WOODED 
WETLAND AREA
WOODED 
AREA
WOODED
AREA
WOODED
AREA
WOODED
AREA
WOODED
AREA
WOODED
ROAD
WOODS 
ROAD
WOODS 
ROAD
WOODS 
ROAD
WOODS 
#390
HOUSE 
DECK
YARD
GRASS 
DRIVEWAY
ASPHALT 
SIDEWALK
ASPHALT 
#384
HOUSE 
#396A
BUILDING 
PORCH
BOULDERS
LARGE 
ROCKS AND 
PILE OF 
PILE
DEBRIS 
PILE
BRICK 
PILE
TIRE
MOUND
ROCKY 
N/F
Forza Partners LLC
No. 82 Boston Post Road
Map 134 / Lot 549
Volume 1580, Page 110
NOT SURVEYED
* BUILDING DIGITIZED 
 #396
BUILDING
N/F
MH&R Properties, LLC
No. 396 Willetts
Avenue Extension
Map 134/ Lot 9193
Volume 1115, Page 241
 #398
BUILDING
N/F
Forza Partners LLC
No. 82 Boston Post Road
Map 134 / Lot 549
Volume 1580, Page 110
OAK
42 in. 
OAK
36 in. 
OAK
48 in. 
D2-101
D2-102
D2-103
D2-104
D2-105
D2-106
R2-101
D2-107
S
FEMA ZONE A
FEMA ZONE X
G
S
S
WG
FEMA ZONE A
FEMA ZONE X
FEMA ZONE X
FEMA ZONE A
16
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48
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60
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30
20
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40
50
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30
20
 RIGHT-OF-WAY
 FOOT WIDE
EXISTING 10
 SURVEYED
 DIGITIZED NOT
* BUILDINGS PARTIALLY
20
N/F
Waterford Parc LLC
No. 22 Miner Lane
Map 139 / Lot 4756
Volume 1576, Page 306
20
44
60
                           WATERFORD, CT
PROFESSIONAL SEAL
CONTACT INFORMATION
LEBANON, CONN 06249
191 NORWICH AVENUE
YANTIC RIVER CONSULTANTS, LLC
www.yanticriverconsultants.com
Web:
yanticriver@gmail.com
Email:
(860) 367-7264
Phone:
SCALE:   1" =    60'
PROJECT NUMBER:
00096 - 001  
 60 
0
 60 
 120
 180
DATE
DESCRIPTION
12/30/20
PER IWWC COMMENTS / PZC SUBMISSION           
SHEET
DATE
REVISED
11/18/20
 2/8/22 
OF
   2
5   
REVISION SUMMARY
2/10/21 
PER CONDENSED COMMENTS                       
4/16/21 
PER CONDITIONS OF APPROVAL                   
9/21/21 
CLUBHOUSE ADDITION                           
10/25/21
PER TOWN COMMENTS                            
10/27/21
REDUCED CLEARING & ADDITIONAL PLANTINGS      
11/23/21
PER CONDITIONS OF APPROVAL                   
2/8/22  
PHASE 2 DEVELOPMENT                          
        
                                             
        
                                             
        
                                             
              WATERFORD WOODS             
           SITE MODIFICATION PLANS          
                     PREPARED FOR                     
                 WATERFORD WOODS, LLC                 
         OVERALL DEVELOPMENT LAYOUT         
384 & 394 WILLETTS AVENUE                             
LP
BUILDING A
20 1-BR
14 2-BR
3.5 STORY (34-UNIT)
BUILDING B
20 1-BR
14 2-BR
3.5 STORY (34-UNIT)
BUILDING C
18 1-BR
12 2-BR
3 STORY (30-UNIT)
50' SY
50' SY
50' SY
50' SY
50' SY
50' SY
50' SY
75' RY
50' SY
.
T
X
E .
E
V
A 
S
T
T
E
L
L
I
W
75' FY
24'
2,600 SF
FOREBAY
SEDI
MENT
24'
20 1-BR
14 2-BR
3.5 STORY (34-UNIT)
BUILDING D
12,700 SF (0.29 AC)
RECREATION AREA
MAIL
WILLETTS AVE. EXT. (TYP.)
REPLACE SIDEWALK ALONG
DEVELOPMENT SIGN
PROPERTY LINE TO REMAIN (TYP.)
EXISTING STONE WALL ALONG EASTERLY
TRASH & RECYLING
EROSION CONTROL RESTORATION SEED MIX
VEGETATED SWALE ALONG STONE WALL
PUBLISHED MAPPING
LIMIT OF FEMA ZONE A BASED ON
BASED ON DETAILED ANALYSIS
LIMIT OF BASE FLOOD ELEVATION
U.R.A DISTURBANCE & RESTORATION
APPROXIMATE AREA OF TEMPORARY
PATIO
POOL
POOL
PATIO
LOUNGE
CLUBHOUSE
DOG PARK
TO REMAIN
ROCKY MOUND
TO REMAIN
ROCKY MOUND
DURING CONSTRUCTION
TO REMAIN - PROTECT
EXISTING 42" OAK
5,100 SF (0.12 AC)
RECREATION AREA
BASIN
DETENTION
2,000 SF
FOREBAY
SEDIMENT
10,000 SF (0.23 AC)
RECREATION AREA
AREA
GRILL
DOG PARK
DETENTION BASIN
2,200 SF
FOREBAY
SEDIMENT
AREA
GRILL
BASIN
DETENTION
2,000 SF
FOREBAY
SEDIMENT
SEED MIX (TYP.)
CONSERVATION WILDLIFE
PROTECT DURING CONSTRUCTION
LARGE HEALTHY TREES TO REMAIN
PUBLISHED MAPPING
LIMIT OF FEMA ZONE A BASED ON
WATER QUALITY SWALE
UPLAND REVIEW AREA LIMIT (TYP.)
LIMIT OF INLAND WETLANDS (TYP.)
16.00' 20.00'
BUILDING F
24 1-BR
12 2-BR
3 STORY (36-UNIT)
BUILDING E
24 1-BR
12 2-BR
3 STORY (36-UNIT)
LANES
WITH LEFT/RIGHT EXIT
WEST ACCESS DRIVE
50'
BASIN
DETENTION
UNDERGROWTH REMOVAL
SELECTIVE CLEARING AND
LIMIT OF SELECTIVE CLEARING
NRCS SOIL TYPE BOUNDARY (TYP.)
NON-ENCROACHMENT BOUNDARY
LIMIT OF CLEARING (TYP.) MATCHES
AREA = 2,670 SF (0.06 AC)
FAVOR OF WATERFORD WOODS, LLC
LIMIT OF SANITARY EASEMENT IN
100' U.R.A.
ZONING TABLE
ZONING TABLE NOTES:
COMMERCIAL MULTI-FAMILY DISTRICT (C-MF) [1]
EXISTING ZONE:
WETLAND IMPACT NOTES:
MULTI-FAMILY DEVELOPMENT PERMITTED USE PER SECTION 16.1.2
PROPOSED USE:
UNDEVELOPED / VACANT - APPROVED MF UNDER CONSTRUCTION
EXISTING USE:
MODIFICATION
384 & 394 COMBINED
STANDARD (C-MF)
ITEM
NOTES
PROPOSED
APPROVED
EXISTING
RECREATION AREA MAY INCLUDE INDOOR AND OUTDOOR AMENITIES.  
5.
OPEN SPACE INCLUDES WETLANDS AND WATERCOURSES.
4.
THE GARDEN (BASEMENT) LEVEL UNITS ARE NOT CONSIDERED A STORY PER THE BUILDING CODE.
3.
PER SECTION 18.3.8, THE COMMISSION APPROVED A MAXIMUM BUILDING HEIGHT OF 55'.
2.
ZONE CHANGE FROM C-G TO C-MF APPROVED BY PLANNING & ZONING COMMISSION AT 09/28/20 MEETING.
1.
PARKING TABLE
MULTI-FAMILY DWELLING PER SECTION 20.3.B
USE:
NOTES
PROVIDED
REQUIRED
UNIT
STANDARD
DWELLING
COMPLIES
8 (2 VAN)
8 (2 VAN) 
313
301-400 SPACES
ACCESSIBLE PARKING
117
78
1.5 PER UNIT
2-BEDROOM UNIT
189
126
1.5 PER UNIT
1-BEDROOM UNIT
COMPLIES
313
306
204
4 SPACES
12 SPACES
14 SPACES
5 SPACES
20 SPACES
19 SPACES
8 SPACES
12 SPACES
12 SPACES
12 SPACES
18 SPACES
17 SPACES
13 SPACES
17 SPACES
2 SP
8 SPACES
4 GARAGE
4 GARAGE
26 SPACES
15 SPACES
12 SPACES
9 SPACES
9 SPACES
9 SPACES
10 SPACES
5 GARAGE
5 GARAGE
10 SPACES
29,200 SF (0.67 AC)
RECREATION AREA
CLUBHOUSE
15,200 SF (0.35 AC)
RECREATION AREA
9,000 SF (0.21 AC)
RECREATION AREA
WETLAND IMPACT TABLE
NOTES
DISTURBANCE
TOTAL AREA
NOTES
DISTURBANCE
TOTAL AREA
137,600 SF (3.16 AC)
(SEE NOTE 1)
24,900 SF (0.57 AC)
TEMPORARY (RESTORATION)
(SEE NOTE 1)
112,700 SF (2.59 AC)
PERMANENT
292,800 SF (6.72 AC)
100' UPLAND REVIEW AREA
NO DIRECT DISTURBANCE
0 SF (0 AC)
400,500 SF (9.19 AC)
REGULATED WETLAND
NOTES
DISTURBANCE
TOTAL AREA
IMPACT SUMMARY TABLE
APPROVED PLAN - INLAND WETLAND PERMITS #C-20-19, #C-21-12
PROPOSED MODIFICATION - PHASE 2 DEVELOPMENT
144,500 SF (3.32 AC)
TOTAL DISTURBANCE
24,900 SF (0.57 AC)
TEMPORARY (RESTORATION)
119,600 SF (2.75 AC)
PERMANENT
292,800 SF (6.72 AC)
100' UPLAND REVIEW AREA
NO DIRECT DISTURBANCE
0 SF (0 AC)
400,500 SF (9.19 AC)
REGULATED WETLAND
AREA
GRILL
PHASE 2 SITE DEVELOPMENT.
THERE ARE NO ADDITIONAL TEMPORARY DISTURBANCES WITHIN THE UPLAND REVIEW AREA ASSOCIATED WITH
3.
INCLUDING TREATMENT, INFILTRATION & DETENTION SYSTEMS, GRADING, AND LANDSCAPING.
RECYCLING ENCLOSURE, GRASS OPEN SPACE & ACTIVE RECREATION AREAS, DRAINAGE IMPROVEMENTS
& STOCKPILING OF TOPSOIL, EXCAVATION & CONSTRUCTION OF A PORTION OF BUILDING F, PARKING, TRASH &
PERMANENT DISTURBANCE WITHIN THE UPLAND REVIEW AREA CONSISTS OF CLEARING & GRUBBING, STRIPPING
2.
PROPOSED MODIFICATION - PHASE 2 SITE DEVELOPMENT
SEE APPROVED PLAN SETS FOR NOTES.
1.
APPROVED PLAN - INLAND WETLANDS PERMIT #C-20-19 & #C-21-12
+6,900 SF (0.16 AC)
TOTAL DISTURBANCE
NO CHANGE (SEE NOTE 3)
+0 SF (0.00 AC)
TEMPORARY (RESTORATION)
INCREASE (SEE NOTE 2)
+6,900 SF (0.16 AC)
PERMANENT
292,800 SF (6.72 AC)
100' UPLAND REVIEW AREA
NO DIRECT DISTURBANCE
0 SF (0 AC)
400,500 SF (9.19 AC)
REGULATED WETLAND
97.78'
105.00'
147.68'
84.79'
105.07'
59.01'
AREA
GRILL
3,000 SF
FILTER BED
1,400 SF
FILTER BED
1,000 SF
FILTER BED
AREA
GRILL
24'
51.00'
55.00'
324.16'
55.00'
60.00'
86.82'
151.08'
51.28'
7.00'
5.15'
8.31'
LANDSCAPE PARTIAL VISUAL SCREENING
10.22'
LANDSCAPE PARTIAL VISUAL SCREENING
104.73'
93.00'
39,000 SF (78 2-BR)
500 SF/2-BEDROOM:
31,500 SF (126 1-BR)
250 SF/1-BEDROOM:
DECREASE COMPLIES
90,600 SF
121,600 SF
70,500 SF MIN.
RECREATION AREA:
NO CHANGE COMPLIES
34% (9.19 AC.)
34% (9.19 AC)
20% (5.33 AC)
OPEN SPACE:
DECREASE COMPLIES
38% (78 UNITS)
41% (40 UNITS)
60% MAX.
2-BEDROOM UNIT:
UNIT MIXTURE:
NO CHANGE COMPLIES [3]
3 STORIES
3 STORIES
4 STORIES
MAX. BUILDING STORIES:
COMPLIES
SEE ARCH.
N/A
BUILDING F:
COMPLIES
SEE ARCH.
N/A
BUILDING E:
COMPLIES
SEE ARCH.
N/A
BUILDING D:
NO CHANGE COMPLIES
SEE ARCH.
SEE ARCH.
CLUBHOUSE
NO CHANGE COMPLIES [2]
40.25'
40.25'
BUILDING C:
NO CHANGE COMPLIES [2]
47.17'
47.17'
BUILDING B:
NO CHANGE COMPLIES [2]
47.17'
47.17'
BUILDING A:
40 FT / 55 FT
MAX. BUILDING HEIGHT:
INCREASE COMPLIES
36 UNITS
34 UNITS
45 UNITS
MAX. UNITS PER BLDG:
REDUCTION COMPLIES
93.00 FT
105.00 FT
30 FT MIN. 
BUILDING SEPARATION:
INCREASE COMPLIES
7.6/AC (204 UNITS)
3.7/AC (98 UNITS)
8/AC (213 UNITS)
DENSITY:
REDUCTION COMPLIES
324.16 FT (BLDG E)
415.01 FT (CH)
75 FT
MIN. REAR YARD:
REDUCTION COMPLIES
51.00 FT (BLDG E)
59.01 FT (BLDG C)
50 FT
MIN. SIDE YARD:
REDUCTION COMPLIES
147.68 FT
173.45 FT (MAIL)
75 FT
MIN. FRONT YARD:
INCREASE COMPLIES
7.3% (84,553 SF)
3.6% (41,324 SF)
25% (290,000 SF)
MAX. BLDG COVERAGE:
N/A
N/A
N/A
N/A
MIN. LOT WIDTH:
NO CHANGE COMPLIES
286.09 FT
286.09 FT
150 FT
MIN. LOT FRONTAGE:
NO CHANGE COMPLIES
1,160,160 SF
1,160,160 SF (26.63 AC)
60,000 SF
MIN. LOT AREA:
SEE IWW PERMIT #C-20-19
LIMIT OF WETLAND BUFFER RESTORATION AREA
BOUNDARY TO FOLLOW TREE LINE
PROPOSED NON-ENCROACHMENT
TO BE RELOCATED SEE IWW PERMIT #C-21-12
EXISTING NON-ENCROACHMENT BOUNDARY
50'
MIN.
TO REMAIN SEE IWW PERMIT #C-21-12
EXISTING NON-ENCROACHMENT BOUNDARY
LOWEST ELEVATION = 18.8
ZONE A PER FEMA LOMA 22-01-0111A
LIMIT OF AREA REMOVED FROM FEMA
SEE IWW PERMIT #C-21-12
TO REMAIN 
EXISTING NON-ENCROACHMENT BOUNDARY
TO REMAIN SEE IWW PERMIT #C-21-12
EXISTING NON-ENCROACHMENT BOUNDARY
1,200 SF
BED
FILTER
100' U.R.A.
2 SP
OVERALL LAYOUT LEGEND
BOLLARD LIGHT FIXTURE
POLE MOUNTED LIGHT FIXTURE
ACCESSIBLE ICON MARKING
PAVEMENT STRIPING
CROSSWALK
TIMBER GUIDE RAIL
LIMIT OF RECREATION AREA
VINYL CROSSBUCK ENTRANCE FENCE
VINYL SCREENING FENCE
STONE WALL TO REMAIN
DUMPSTER PAD
CONCRETE SIDEWALK
CONCRETE CURB & SIDEWALK
EDGE OF PAVEMENT W/ CURB
LIMIT OF SAWCUT
LIMIT OF WETLAND BUFFER RESTORATION
NON-ENCROACHMENT BOUNDARY
LIMIT OF CLEARING
INLAND WETLANDS CERTIFICATION
JAMES SIPPERLY, CERTIFIED SOIL SCIENTIST
DEPICTED HEREON IS SUBSTANTIALLY CORRECT
WETLANDS 
I HEREBY CERTIFY THAT THE DELINEATION OF THE INLAND
9,400 SF (0.21 AC)
RECREATION AREA
RESTORATION AREA - NO CHANGE
APPROVED TEMPORARY U.R.A DISTURBANCE &