Design Review Board (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
 
Planning and Zoning Commission 
 
FROM:  
Mark Wujtewicz, Planner 
 
DATE:  
July 22, 2025 
 
TITLE:  
Staff Report:  Project LEARN 
 
 
 
 
Proposed School Facility 
 
 
 
51 Daniels Avenue 
 
 
 
Site Plan 
Application PL-25-8 
 
 
 
EXECUTIVE SUMMARY 
The project as proposed is to construct a single story 87,500 square foot footprint public, magnet 
elementary school and daycare facility located at 51 Daniels Avenue. The project as proposed 
will accommodate a maximum of 574 students, with 526 students occupying the magnet 
elementary school and 48 for the daycare. The property is the site of the Town of Waterford’s 
former Southwest public elementary school. The Planning and Zoning Commission 
(Commission) had previously approved a CT General Statute (CGS) 8-24 application (PZ2010-
029) on July 26, 2010 to lease a portion of the Southwest School Building to Project LEARN for 
use as a dual language middle school. Subsequent to the approval of PZ2010-029 the 
Commission approved a CT General Statute (CGS) 8-24 application (PL-23-8) for the sale of a 
portion of the property to Project LEARN. This portion contains approximately 15.36 acres and 
is the subject of this site plan application. The remaining land of approximately 4 acres is 
retained by the Town of Waterford. An existing cellular tower is located on the parcel of land to 
be retained by the Town of Waterford. 
The applicant is proposing to demolish the existing school building and construct a new school 
facility building. Site improvements associated with the building include access driveway, 
grading, stormwater management and landscaping.  
The application has been reviewed and approved by the Waterford Conservation Commission 
through the issuance of Inland Wetland Permit #C-25-06. A copy of the Conservation 
Commission Action has been submitted into the record.  
 
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

C:\Users\mwujtewicz\Box\TOW_PZBD\Departments\In_Process\Planning\Daniels_Ave_51_SWSchool_Learn\Daniels Avenue, 51 PL-25-8 
School Site Plan\Web Folder\Staff Report_DRAFT.docx 
 
 
BACKGROUND 
 
Pertinent Regulations 
CGS 8-3(g) 
Section 5 – Low Density Residential (R-40)  
Section 5.1.3 – Public or private parks and playgrounds, subject to the approval of a 
site plan under the provisions of Section 22 of these regulations 
 
 
Section 22 – Site Plans 
Section 22b – Design Review of Site and Building Requirements 
 
 
This application was received by the Commission on May 13, 2025. 
The required action date for this application is July 17, 2025. 
An extension for Commission action on the application to July 22, 2025 was granted by the 
applicant on July 14, 2025. 
 
DISCUSSION 
In order for the Commission to approve a site plan it must find that the plan is consistent with 
the Town of Waterford Zoning Regulations. The Commission must act on the plan initially 
submitted for review and can find that the site plan is either compliant with the Zoning 
Regulations or it may approve the plan with modifications that are required to be implemented 
on the plan prior to filing on the land records.  
Activity associated with the construction of the proposed facility will impact approximately 
1,000 square feet of the upland review area for the construction of a sidewalk. Discharge from 
the treated stormwater runoff upgradient of the offsite wetland area #3. As a result, an 
application for Inland Wetland Permit #C-25-06 was submitted to the Waterford Conservation 
Commission. Inland Wetland Permit #C-25-06 was approved with conditions by the 
Conservation Commission to conduct authorized regulated activities associated with the 
construction and operation of the regional school facility. In accordance with CGS §8-3(g) a 
report of the Conservation Commission action was submitted into the record. 
The applicant submitted a Stormwater Management Report into the record. Due to the 
complexity of the Stormwater Design and the potential of offsite impacts, the Commission 
determined that a third party peer review of the proposed stormwater system and report 
submitted by the applicant be conducted in accordance with Town of Waterford Ordinance 
16.08.050(B). A copy of the Stormwater Management Report and the site plan was provided to 
the Town of Waterford’s “On- Call” engineering firm SLR. After a review of the documents and 
plans, SLR provided a peer report on June 26, 2025, which was forwarded to the applicant on 
June 30, 2025. The applicant reviewed the report and provided revised plans and responses on 
July 15, 2025. On July 16, 2025, the applicants revised plans and responses were forwarded to 
SLR for confirmation as to whether the responses adequately address the items in the peer report.  
At the time of the drafting of this Staff Report, SLR’s review of the responses from the applicant 

C:\Users\mwujtewicz\Box\TOW_PZBD\Departments\In_Process\Planning\Daniels_Ave_51_SWSchool_Learn\Daniels Avenue, 51 PL-25-8 
School Site Plan\Web Folder\Staff Report_DRAFT.docx 
has not been received. The Commission may consider in its action, a condition of approval that 
the final plans and stormwater drainage reports adequately address any of the items identified in 
the peer report prior to filing the final plans on the land records.  
The Traffic Impact Study and internal vehicle circulation plan was reviewed by the Town’s 
traffic authority and found to adequately address traffic and vehicle circulation patterns.  
 
RECOMMENDED ACTION 
 
Based on the information provided, staff recommends the Planning and Zoning Commission find 
that:  
 
Findings: 
1.  
The application is for a use subject to a Site Plan approval, pursuant to Section 5.1.3 
of the Waterford Zoning Regulations. 
2.  
The application meets the criteria for site plan approval, pursuant to Section 22 of the 
Waterford Zoning Regulations, subject to modifications and conditions listed. 
3. 
The Waterford Conservation Commission issued Inland Wetland Permit# C-25-06 for 
regulated inland wetland activities. 
4. 
The Waterford Conservation Commission issued a report of its action on application 
#C-25-06 in accordance with CGS §8.3(g). 
5.  
This application has been reviewed by the Town of Waterford Design Review Board 
in accordance with Section 22b of the Waterford Zoning Regulations and which 
Board submits a positive report to the Planning and Zoning Commission. 
 
and that the Commission approve the proposal with the following modifications and conditions:  
 
1. 
Any of the outstanding items referenced in the Peer Review- Site Plan and 
Stormwater Management report provided by SLR dated June 25, 2025 be adequately 
addressed prior to filing the final plans on the land records.  
2. 
All conditions of approval for Inland Wetland Permit #C-25-06 shall be incorporated 
into this decision as if fully set forth herein. 
 
Proposed Motion 
To approve with modifications and conditions, the Site Plan for the Project LEARN 
proposed school facility application #PL-25-8 located at 51 Daniels Avenue, with 
modifications and conditions 1 & 2 and to adopt the findings 1 thru 5 of the staff report 
dated July 22, 2025.