Conservation Commission Regular Meeting Materials (linked)

WATERFORD WOODS SITE MODIFICATION 
 
384 & 394 WILLETTS AVE. EXT. 
 
WATERFORD, CONNECTICUT 
1 
APPLICATION FOR INLAND WETLAND/WATERCOURSE PERMIT 
MODIFICATION SUPPLEMENTAL NARRATIVE 
DETAILED DESCRIPTION OF PROPOSED ACTIVITY 
 
Waterford Woods, LLC is proposing to construct a residential multi-family development on two (2) 
parcels of land located at 384 & 394 Willetts Avenue Extension totaling 26.64 acres. The multi-family 
development will consist of the construction of three (3) apartment buildings with a total of 98 units 
with a mix of 58 one-bedroom and 40 two-bedroom dwelling units. 
WATERFORD APPROVALS 
• Conservation Commission Inland Wetland Permit C-20-19, approved 1/28/21 
o Approval of regulated activities associated with a proposed multi-family development 
consisting of 98 units in 3 apartment buildings with incidental site improvements. 
• Planning & Zoning Commission Application PL-21-1, approved 3/9/21 
o Site plan approval associated with a proposed multi-family development consisting of 
98 units in 3 apartment buildings with incidental site improvements. 
• Conservation Commission Inland Wetland Permit C-21-06, approved 7/8/21 
o Approval for installation of a gravity sewer main. 
DETAILED DESCRIPTION OF PROPOSED MODIFICATIONS 
 
The approved development did not include a Clubhouse or pool amenity for the residents. Outdoor 
recreational amenities were proposed including a dog park, grill and gathering areas, and areas for 
passive and active recreation. 
The proposed site modifications consist of the addition of a Clubhouse building to the southwest of 
Building C.  Main access will be provided via extension of the approved driveway. The site 
modifications will include: 
• Clearing and grubbing. 
• Clubhouse to serve the future residents with indoor fitness, lounge, game, and office areas. 
• Exterior pool and lounge patio adjacent to the Clubhouse 
• Extension of the 24’ wide main access drive including a looped connection to improve 
vehicular circulation and emergency access at the rear of the development. 
• Outdoor recreation areas including a dog park and community spaces. 
• 8 new paved parking spaces in front of the Clubhouse, including 1 handicapped accessible. 
• Concrete pedestrian sidewalks connecting the Clubhouse building to the adjacent parking area. 
• Drainage improvements including a stormwater collection network, grass-lined treatment 
swales, and detention ponds. 
• Extension of private water, sewer, electric, gas and telecom mains. 
• Landscaping including a mixture of street trees, shrubs, foundation plantings and planting beds 
• Building and street lighting. 
• Erosion and sedimentation control measures. 

 
WATERFORD WOODS SITE MODIFICATION 
 
384 & 394 WILLETTS AVE. EXT. 
 
WATERFORD, CONNECTICUT 
2 
PURPOSE OF PROPOSED ACTIVITY 
 
The purpose of the proposed activity is to provide a Clubhouse and recreational amenity to the multi-
family development to better meet the needs of future residents of Waterford Woods. 
DESCRIPTION OF REGULATED AREA & ACTIVITIES 
 
Inland wetlands and watercourses are located along the west and southern boundaries of the site and 
were field delineated by James Sipperly, Certified Soil Scientist.  In total, 9.19 acres, or approximately 
35% of the 26.63-acre Site lies within delineated inland wetland areas. 
The western and southern portion of the Site are within a mapped FEMA Special Flood Hazard Area 
(SFHA) Zone A, which indicates that no base flood elevations (BFE) were determined. In general, the 
limits of the SFHA Zone A align with the wetlands and parallel existing contours.  However, a portion 
of the Zone A is perpendicular to existing contours and passes over an elevated peninsula at the 
southwest corner of the site where the Clubhouse is proposed.  A detailed evaluation was performed 
to determine the BFE on the site in accordance with Managing Floodplain Development in 
Approximate Zone A Areas, published by FEMA in April 1995. See enclosed FEMA Zone A BFE 
Determination Summary. 
Wetlands, watercourses, and FEMA SFHA Zone A are delineated on maps prepared by Franklin 
Surveys for the subject parcels and submitted as part of the original approved application.   
No work, including clearing, grubbing, filling, grading, or excavation, is proposed within the 
delineated inland wetlands or watercourses on the subject Site. A portion of work related to 
modifications will occur within the 100’ Upland Review Area as shown on the site modification plans 
enclosed this application.  The total area of activity within the 100’ upland review area associated with 
the modifications is approximately 1.53 acres. Impacts associated with the proposed modifications are 
described below. 
• Permanent Disturbance associated with the development (+1.21 acres) 
o Clearing and grubbing 
o Stripping and stockpiling of topsoil 
o Excavation and construction of a portion of Clubhouse 
o Construction of pool and lounge patio associated with Clubhouse 
o Construction of paved access drive extension, parking areas and sidewalks 
o Installation of drainage system, including treatment, infiltration, and detention  
o Rough and finish grading 
o Landscaping 
• Temporary Disturbance associated with upland restoration (+0.32 acres) 
o Restoration of gravity sewer corridor. 
 
 
 

 
WATERFORD WOODS SITE MODIFICATION 
 
384 & 394 WILLETTS AVE. EXT. 
 
WATERFORD, CONNECTICUT 
3 
LIST ALTERNATIVES CONSIDERED 
  
1. NO CLUBHOUSE 
As stated above, the purpose of the proposed activity is to provide a Clubhouse and recreational 
amenity to better meet the needs of future residents of Waterford Woods. The potential 
alternative of “no development” would not be a feasible or prudent alternative. 
2. REDUCED DEVELOPMENT 
Per Section 18.3.2, the maximum density in the C-MF district is 8-dwelling units per acre of 
land, which would allow for 213 dwelling units on the 26.63-acre site.   The proposed 
development with modifications still consists of 98 units, which is only 42% of the maximum 
density.  Per Section 18.3.3, maximum lot coverage for buildings is 25%.  The addition of the 
Clubhouse to the development will slightly increase coverage to 3.6% lot coverage.  The 
Clubhouse is a necessary development amenity and has been situated on the site to serve the 
future residents with minimal impact to surrounding properties and no direct impact on 
regulated areas.  Reduction would not meet the purpose of the project and is not a feasible or 
prudent alternative. 
3. DEVELOPMENT RECONFIGURATION 
The development has been designed to accommodate the physical constraints of the subject 
property, including property dimensions, topography, and wetland areas to the west and south 
while also situating the proposed buildings, access drives and parking areas within areas of 
historical land disturbance.  As sited, the development minimizes infrastructure (impervious 
surfaces) within the 100’ upland review areas as part of the development and minimizes 
clearing.   Reconfiguration of the development is not a feasible or prudent alternative. 
ENVIRONMENTAL IMPACT 
 
The disturbance and proposed work within the 100’ upland review area has been minimized to the 
greatest extent possible and there are no prudent or feasible alternatives. The site has been designed to 
minimize the impact on the environment as follows: 
• Areas of new impervious surfaces have been minimized to the greatest extent possible. 
Impervious area totals 15% of the total site, which is lower than the 18% to 30% impervious 
cover referenced in Section 3.1.2.3 of the Jordan Brook Watershed Management Plan 
(JBWMP) for “intermediate” level uses such as multi-family. 
• Site drainage will be collected, treated, infiltrated, and detained, thereby minimizing impact on 
stormwater quality, and slightly reducing peak flow rates as compared to existing conditions. 
Base level and secondary controls are incorporated into the design to improve water quality as 
recommended by the JBWMP.  Groundwater recharge is also encouraged through 
disconnection of impervious surfaces and the use of water quality swales to promote treatment 
and infiltration. 
• Clearing and grubbing is minimized to maintain native vegetation on site. In general, a 50’ 
natural wooded buffer has been maintained along the inland wetlands as recommended by the 
JBWMP. Where clearing of the mature tree vegetation is proposed within 50’ of the inland 

 
WATERFORD WOODS SITE MODIFICATION 
 
384 & 394 WILLETTS AVE. EXT. 
 
WATERFORD, CONNECTICUT 
4 
wetlands, native shrubs are proposed, and conservation seed mix will be placed as 
recommended in the JBWMP. 
• Landscaping and plantings are proposed throughout the development to encourage stormwater 
recharge and match with the surrounding landscape. 
There will be no adverse environmental impact from the project.  Any potential impact of the project 
is related to short-duration construction activities.  The potential environmental impact of these 
temporary disturbances will be mitigated through the proper installation and maintenance of erosion 
and sedimentation controls. 
APPLICANT CERTIFICATIONS 
• No portion of the property is located within 500-feet of the boundary of an adjoining 
municipality. 
• No Traffic attributable to the completed project on the site will use streets within the adjoining 
municipality to enter or exit the site. 
• No sewer or drainage from the project site will flow through and impact the sewage or drainage 
system within the adjoining municipality. 
• No water run-off from the improved site will impact streets or other municipal or private 
property within the adjoining municipality.