Planning & Zoning Commission (linked)

REQUEST FOR SITE PLAN APPROVAL OF
PROPOSED PICKLEBALL COURTS LOCATED AT
51 DANIELS AVENUE
MAY 7, 2025
Kate Ericson
kericson@learn.k12.ct.us
Executive Director
LEARN
44 Hatchetts Hill Road
Old Lyme, CT 06371
Phone: 860 434 4800
Dean Gustafson, Soil Scientist
dgustafson@allpointstech.com
567 Vauxhall Street Extension — Suite 311
Waterford, CT 06385
Phone: 860 552 2033
Mark Vertucci PE, PTOE
mark. vertucci@fando.com
One Financial Plaza, 15'" Floor
Hartford, CT 06103
Phone: (860) 783 4756
Katelyn Chapin AIA
kchapin@newmanarchitects.com
Newman Architects
265 Church Street, 15" Floor
New Haven, CT 06510
Phone:
Kathryn Gagnon PE, LEED AP
kgagnon@Langan.com
Long Wharf Maritime Center
555 Long Wharf Drive, 9th Floor
New Haven, CT 06511-6107
Phone: (203) 562 5771
Matthew Ranelli, Esq., LEED AP
mranelli@goodwin.com
Shipman & Goodwin LLP
265 Church Street, 12'" Floor
New Haven, CT 06510
PHONE: (860) 251-5748

TABLE OF CONTENTS
MAY 7, 2025
15 Transmittal letter
2. Site Plan/Design Review Application Form
3 Plan Sheet CS100 showing proposed new lot lines, photo-reduced to 11" x 17"
4. Plan Sheets CS101-102 showing site plan layout, photo reduced to 11" x 17"
5S: Plan Sheet L04.01 showing enhanced landscaping plan, photo reduced to 11" x 17"
6. Environmental Assessment Report (excerpt), prepared by All-Points Technology Corp.,
dated May 1, 2025
7. Stormwater Management Report (excerpt), prepared by Langan, dated May 1, 2025
8. Narrative Response to Pre-Application Review Comments from Town Professional Staff.
9. Notification letter to Waterford Utilities Commission/Water Company
SUBMITTED SEPARATELY
Full Size Plan Sets
Stormwater Management Report, prepared by Langan, dated May 1, 2025.
Environmental Assessment Report, prepared by All-Points Technology Corp. dated May 1,2025

TAB 1

SHIPMAN
Matt Ranelli 265 Church Street
Phone: (203) 836-2805 Suite 1207
MRanelli@goodwin.com New Haven, CT 06510
May 7, 2024
Greg Massad, Chair and Jonathan Mullen
Commission Members Planning Director
Waterford Planning & Zoning Commission Mark Wujewicz
15 Rope Ferry Road Planner
Waterford, CT 06385 15 Rope Ferry Road
Waterford, CT 06385
Re: Request For Site Plan Approval of Proposed Pickleball Courts; 51 Daniels
Avenue, Waterford CT
Dear Chair Massad and Commission Members:
On behalf of our client, LEARN Regional Education Service Center (“LEARN”), we are
pleased to submit to the Planning & Zoning Commission this application for site plan approval
of two proposed pickleball courts to be located at 51 Daniels Avenue (the former Southwest
School) in Waterford. As discussed in greater detail below, the proposed plan calls for LEARN
to construct two pickleball courts for the Town of Waterford in the northeast comer of what is
currently 51 Daniels Avenue and will be owned and operated by the Town for the use by Town
residents. The site is zoned R-40 which also for public open space/playgrounds under Section
5.1.4 of the Regulations by site plan approval and is consistent with the Town Plan of
Conservation and Development.
The Proposed Project and Statement of Use
LEARN is a Connecticut regional educational service center! that provides educational
resources, programs and services to help meet the needs of the towns it serves, including
Waterford. The Town of Waterford has agreed to sell a +15.36-acre portion of the former
Southwest School site at 51 Danial Avenue to LEARN for the purpose of constructing new
school facility which is the subject of a companion application filed simultaneously with this
application. The Town of Waterford will retain a +3.96-acre portion of the 51 Danials Avenue
| Regional educational service centers were authorized by state statute starting in 1972 and based on voluntary
partnerships with local towns and schools. LEARN serves Waterford and parts of other nearby towns.
Shipman & Goodwin LLP | Connecticut | NewYork | www.shipmangoodwin.com

May 7, 2025
Page 2
site to be merged with adjacent Town-owned open space land and in part for recreational use to
construct two new pickleball courts — which is the subject of this site plan application. The areas
to be sold to LEARN and the areas to be retained by the Town are shown on plan sheet CS100
(attached at Tab 3).
The Town of Waterford will retain nearly four acres of the former Southwest School site
to be added to abutting town-owned open spaces to enhance the available open space. The plan
also calls for the additional of two pickleball courts in the area of the retained land that is closest
to Daniels Avenue to provide additional recreational facilities for the nearby community and
Town residents as a whole.
The proposed plan was designed to fit within the Town land, avoid placing the courts in
the upland review area of the nearby wetlands and minimize disturbance. The proposed site plan
layout for the pickleball courts is shown on plan sheets CS101 (attached at Tab 4) and landscape
plan (attached at Tab 5). There are no buildings proposed on the site but the addition of open
space and two pickleball courts is in keeping with the neighborhood, and open space and
recreational elements of the former school.
Consistent with the Plan of Conservation and Development
The proposed plan is consistent with the Waterford Plan of Conservation and
Development (POCD) (2012). The POCD future land use map (p. 81) identifies the site for
future institutional and community use (as does the Regional POCD). The POCD
implementation plan call for the site to be considered as a possible future school site and for
recreation fields. The proposed plan satisfies both goals the first by selling a portion of the site
to LEARN to develop a school and the second by the town retaining ownership of a portion of
the site for increased open space recreation and adding two pickleball courts. In addition, the
proposed plan advances several other goals contained in the POCD including preserving natural
resources (p. 16), increasing open space (p.25) and meeting community needs (p.67). The
proposed landscaping plan will also enhance the existing wetland area over existing conditions.
Wetlands
LEARN has filed a wetland application for a determination of no regulated activities or
of non-regulated activities for the pickleball courts which is pending with the Conservation
Commission. The proposed plan does not contain any direct wetland or vernal pool activities
and no permanent disturbance in the 100-foot upland review area. LEARN’s wetland expert,
Dean Gustafson of All-Points Technology reviewed the plans, made detailed recommendations
for enhance plantings in the upland review area to address the temporary disturbance and grading
and concluded that the proposed activities will not adversely impact the wetlands or vernal pool.
Mr. Gustafson’s report is attached at Tab 6.
Stormwater Management
As detailed in the LEARN’s stormwater report prepared by, Langan,(attached at Tab 7)
the proposed stormwater plan involves low impact development techniques consistent with the
Waterford Stormwater Ordinance but no structural stormwater management because the
Shipman & GoodwinLLP | Connecticut | NewYork | www.shipmangoodwin.com

May 7, 2025
Page 3
pickleball courts do not introduce any sources of pollution such as vehicles, road sand or salt.
Working in concert with LEARN’s wetland expert, the stormwater management design
prioritized enhancing natural conditions including recommended plantings in the upland review
area to improve the upland quality and using LID techniques to direct stormwater to vegetated
areas while restricting disturbance and maintaining topography. The stormwater plan maintains
or slightly reduced peak rates of runoff for all storm events with no increases up to and including
the 100-year storm.
Conclusion
Based on the above, LEARN respectfully requests that the Commission grant site plan
approval for the proposed pickleball courts. We have not included an application fee for this
application because the Town is the owner of the site and co-applicant; however, if it is later
determined that an application fee is appropriate, please let us know and we will pay it promptly.
We look forward to the opportunity to present LEARN’s application to you at the Commission
next meeting. Thank you for consideration.
Sincerely,
Matthew Ranelli
Matthew Ranelli
Enclosures
Shipman & Goodwin LLP | Connecticut | New York | www.shipmangoodwin.com

TAB 2

Town of Waterford Office Use Only
Department of Planning and Development Date Submitted
Processed By:
www.waterfordct.org oN
pp. No.:
Total Fee: $
Electronic Submission
Waived: Yes No
Planning and Zoning Application
1, Type of Application(s), Use and Property Information (check all that apply)
[] informal Staff Review [x] site Plan/Design Review [_] Municipal Project (CGS§8-24)
O Special Permit/Design Review! im Subdivision /Resubdivision oO Lot line Adjustment
C] Zoning Map Change im Regulation Amendment(s) O New District
fl Multifamily Development O Coastal Area Management ? CT Earth Excavation
oO Flood Hazard Area oO Other: im Other:
Specify all uses and corresponding section for which this application applies*:
Use: Public playgound/pickleball Section: 9-1-4
courts
Use: Section:
Use: Section:
Name of proposed development/subdivision: If subdivision how many lots?:
If applicable, are roadways proposed to be private, public or both:
(_] Private (_] Public [_] Both‘
Parcel 1 Parcel 2
Map/Block/Lot: 143 1783 Jef Map/Block/Lot: /_/ /=_i/
Street No. & Name: 51 Daniels Avenue | Street No. & Name:
Size SF/ACI72,497 SF _/3.96 ac Size SF/AC: /
Zoning District(s): _R-40. 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 !.
> 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.
* A plan must accompany the application clearly delineating the limits of public and private roads.

oy, Applicant Information
Name: Katherine Ericson Applicant’s Authority to File Application®
Title: Executive Director Legal Owner of Record
Company: LEARN. Power of Attorney
Address: 44 Hatchetts Hill Rd. x | Contract to Purchase
City/State: Old Lyme, CT Other
Zip Code: 06371
Telephone: 860.434.4800x1345 Fax: Email: keri .K12.ct.
bh Agent Information; if applicable
Name: Matt Ranelli Specify Nature of Agent
Title: Partner x | Attorney
Company: Shipman & Goodwin LLP Civil Engineer
Address: 265 Church Street, Suite 1207 Land Surveyor
City/State: New Haven, CT Design Professional;
Zip Code: 06510 Other:
Bar/License/Reg. No.:
Telephone: 203-668-1519 Fax: Email: MRanelli@goodwin.com
4. Property Owner(s) and Parcel(s) Information Is owner co-applicant? |X | Yes [Jno
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: Hon. Robert Brule Name:
Title: First Selectman Title:
Company: Town of Waterford Company:
Address: 15 Rope Ferry Road Address:
City/State: Waterford, CT City/State:
Zip Code: 06385 Zip Code:
Telephone: 860.442.0553 Telephone:
Fax: Fax:
Email: firstsel@waterfordct.org Email:
. Applicant must submit evidence attesting to the authority to file application (i.e. deed, option for purchase, etc.)

oy 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.
10. 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.
ib Natural and Cultural Resources
Yes No % of Property
625SF , 0.014ac <0.5%
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?
d. CT DEEP NDDB: Are endangered, threatened or species of special concern suspected to be located on
the property? Applicant must attach an 8 2 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:
im g. Does the site possess any structures or sites listed on the local, state or national register of historic
landmarks?
If yes, identify:

°
Additional Information
a. Is any part of the site within 500' of the Town line? Which town:
b. Will any egress or ingress for the property use streets within an adjoining municipality?
c. Is any work proposed in wetlands or watercourses? Explain in Statement of Use
Is any work proposed within 100 feet of a wetlands or watercourse? Explain in Statement of Use
e. Is any work proposed within a floodplain or flood hazard area? Explain in Statement of Use
HoOwmoOoos
x f. Is public water available or proposed to the site? Identify: Public water service available
g. Are public sanitary sewers available or proposed to the site? Identify: Sanitary sewer service available
Telephone & Electric
h. Is there a utility, drainage or other easement(s) on the site? Specify: distribution easements (see
survey/CS100)
OOOORORER Be
Ae &
i. Is open space proposed on the property?
How much open space is proposed (SF/AC)? / Percent of property(s)
Use and purpose of open space: The entire site (appx. 3.9 acres) will be added to
abutting town-owned open space
9. Previous Land Use Permits Associated with the Property(s)
Have previous permits been issued for the Property: Ik] Yes O No (List singularly; attached additional pages if necessary)
Date Issued Issuing Agency Approved Use/Activity
2012 Conservation Commission Regulated activities

0); Change of Zone, Regulation Amendment or New Zoning District, if applicable |
Yes No
a. Is this application for a new zoning district and/or regulation not presently established within the
Zoning Regulations? If a new zoning district, distinguish type of zone proposed:
[_]Fixed Zone
[_]Fioating Zone
[_Jovertay Zone
Identify proposed zone name:
For new regulations, list proposed section number(s) and titles(s):
ii.
iii.
Is this application an amendment to an existing regulation? Attach proposed amendments, clearly
noting any deletions, modifications or additions. List sections proposed to be modified:
ii.
iii.
C
c. Is this application for a change to a district already established within the regulations? Identify:
Supporting materials:
For new zoning districts or a change in zone provide a legal description of the land involved in the zone district change
including the following:
e Location map at 1”=1000"
e Accurate description and acreage of tract(s) to be changed with existing buildings and uses
e Show existing features including but not limited to contours at two-foot intervals, wetlands and watercourses,
flood plains, all improvements and structures,
¢ All lots or parts of lots contained in an area within 500 feet in all directions of the zone change tract
e All lots shown in this area and within the zone change tract shall contain the name and address of owners as
recorded in the Assessor’s records and shall show the nature of use
¢ North point, and distance along road from nearest road intersection.
e Scale of map(s)

11. _ Bulk Zoning Requirements Table
Complete the following table, which must also be included on applicable drawings:
Zoning District(s): R-40
Item Required Proposed
Minimum Lot Size 40,000 SF 185,581 SF
Frontage 400 SF 186 SF
Firont Yard 50 SF 211 SF
Side Yard
25 SF NA
Rear Yard
50 SF Ne
Building Line NIA N/A
Building Coverage 0 % 0%
Parking® 0 8 spaces: 7 standard spaces & 1 ADA
spaces
Landscaping N/A N/A
Impermeable Coverage NIA NIA
© Attach method used to determine the number of parking spaces required.

13. _ Planning, Design and Engineering Team
Provide a list of all professionals responsible for the project. Additional pages attached, if necessary: [x]¥es [_]No
Discipline: Architecture
Name: Katelyn Chapin
Company: Newman Architects
License(s)/
Accreditations: Architect
Telephone: 475-441-7256
Fax:
Email: kchapin@newmanarchitects.com
License(s)/ Partner in Charge license would be
Accreditation No(s): used
Discipline: MEP
Name: Eric Gebrian
Company: CES
Licenses and/or
Accreditations: Mechanical Enginner
860-681-2739
Telephone:
Fax:
Email: egebrian@ceseng.com
License/ Partner in Charge license would be
Accreditation No(s): _USed
Discipline: Civil & Hazmat
Name: Katy Gagnon
Company: Langan
Licenses and/or
Accreditations: Civil Engineer
Telephone: 203-784-3046
Fax:
Email: kgagnon@langan.com
License/ Partner in Charge license would be
Accreditation No(s): _used
Discipline: Environmental & Traffic
Name: Melissa Norback
Company: Fuss & O'Neill
Licenses and/or
Accreditations: __ Senior Hydrogeologist
Telephone: 806-707-9184
Fax:
Email: Melissa.Norback@fando,com
License/ Partner in Charge license would be
Accreditation No(s); _¥sed
Discipline: Landscape Architect
Name: Anne Machian
Company: RDG Planning & Design
Licenses and/or |
Accreditations: Landscape Architect
Telephone: 402-449-0858
Fax:
Email: amachian@rdgusa.com
License/ Partner in Charge license would be
Accreditation No(s); Used

14. Supporting Documentation
Itemize, including additional attachments, all information provided in support of the application. Titles, dates and
sheet/map numbers shall correspond exactly with the corresponding information provided.
Additional pages attached, if necessary: ["] Yes [7 ]No
Waterford P&Z Submission - Drawings Wetland Report Dated May 1, 2025
Traffic Impact Study Response to Town Professional Staff Comments
Stormwater Management Report
General Application
15. For Informal Staff Review Use Only
Sec. 7-159b — Pre-application review of use of property. Notwithstanding any other provision of the general statutes,
prior to the submission of an application for use of property under chapters 124, 126, 440 and 541 or any other provision
of the general statutes authorizing an authority, commission, department or agency of a municipality to issue a permit or
approval for use of such property, such authority, commission, department or agency or authorized agent thereof may
separately, jointly, or in any combination, conduct a pre-application review of a proposed project with the applicant at
the applicant's request. Such pre-application review and any results or information obtained from it may not be appealed
under any provision of the general statutes, and shall not be binding on the applicant or any authority, commission,
department, agency or other official having jurisdiction to review the proposed project.
Ihave read and understand the above provision of the Connecticut General Statutes and understand and agree that
whatever discussion, comments and/or recommendations are made through this review are non-binding upon the parties.
Further, I acknowledge and agree that this pre-application review meeting is being conducted prior to and in anticipation
of a formal application to the Waterford Planning and Zoning Commission or Conservation Commission to obtain
feedback and response to the proposal or design, as it exists on this date, in the interest of preparing an application
consistent with the Subdivision, Zoning or Wetlands regulations of the Town of Waterford as the case may be.
Signature Printed Name Date
Rathore Cueto, Katherine Ericson 5/5/2025
Applicant
“Sikeeras, Warr Rewe uns S)afrs
Agent
Land Owner
Pocennse FSA Aorwementd on FILS a7 Tour Wace
Land Owner

16. Technical Assistance Review Fee
In accordance with the Waterford Code of Ordinance Chapter 16.08, the Commission may require third party technical
assistance review for the evaluation of applications associated with but not limited to site plans, special permits, zone
change and regulation amendments and may collect payment for costs associated with the review. This includes but is not
limited to civil engineering, architecture, legal assistance, traffic engineering and environmental protection.
17. Acknowledgements; All applications
Application Content
The undersigned herby acknowledges that this application and statements submitted herewith are true to the best of my
knowledge and approval of the application is contingent upon compliance with all requirements of said regulations.
Right of Entry and Inspection
The undersigned hereby authorizes the Waterford Planning and Zoning Commission or its agents, to enter the subject
property for the purposes of inspection and enforcement for the said Zoning Regulations until receipt of final Certificate
of Occupancy and Certificate of Zoning Compliance.
Electronic Data Accuracy and Transmission
If applicable, the undersigned hereby acknowledges that all electronic data submitted as part of this application is an
accurate and true representation of all paper transmissions provided as part of this application and may be transmitted
publically when requested and all applicable fees are paid in full by the requesting party.
Signature Printed Name Date
Rathoune Cuc2on Katherine Ericson 5/5/2025
Applicant
SS Mair Raven) 8/2/25
Agent
Land Owner
Poeruase YSaim Nenosmont on ALE AT Tenn Nau
Land Owner

13. Planning, Design and Engineering Team
Provide a list of all professionals responsible for the project. Additional pages attached, if necessary: [x}ves [Jno
Discipline: Architecture - Interiors Telephone: 402-449-0836
Name: Ed Buglewicz Fax:
Company: RDG Planning & Design Architects Email: ebuglewicz@rdgusa.com
License(s)/ License(s)/
Accreditations: Architect Accreditation No(s): _ Will not be stamping drawings
Discipline: Telephone:
Name: Fax:
Company: Email:
Licenses and/or License/
Accreditations: Accreditation No(s):
Discipline: Telephone:
Name: Fax:
Company: Email:
Licenses and/or License/
Accreditations: Accreditation No(s):
Discipline: Telephone:
Name: Fax:
Company: Email:
Licenses and/or License/
Accreditations: Accreditation No(s):
Discipline: Telephone:
Name: Fax:
Company: Email:
Licenses and/or License/
Accreditations: Accreditation No(s):

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—— i
“PARCEL TO BE RETAIN BY TOWN OF WATERFORD.
REFERENCE SEPARATE APPLICATION FOR THE "WATERFORD
PICKLEBALL COURTS AND PARKING? PROJECT
100’ UPLAND REVIEW
AREA (TYP.)
‘WETLAND
TELEPHONE DISTRIBUTION EASEMENT IN FAVOR OF
THE SOUTHERN NEW ENGLAND TELEPHONE COMPANY
BOUNDARY (TYP.) ELECTRIC DISTRIBUTION EASEMENT IN FAVOR OF
THE CONNECTICUT LIGHT AND POWER COMPANY
/ SS
NEWMAN
NOT FOR
‘ONSTRUCTIOI
‘CuENT
SEHATCHETTS ptt ROAD
‘uo trae, cr 06371
HITECTURAL TANT & CANOSCAD
"ROG PLANNING & DESIGN
1302 HOWARO STREET De
i
Faoasse013 | nwo nen
to a
(203) 3625771
‘STRUCTURAL ENGINEER
e26)
{688 MONTAUK AVE
‘NEW LONDON. CT 06320
50.49723259,
MEPEP ENGNEER
ces
Str oove srreer
MIODLETOWN, CT 06457
ooas2.1692,
‘ACOUSTICAL ENGINEER
JAEFE HOLDEN
14a WASHINGTON Sr. SUITE 2
7 0684
(209) 836-1167
TEuerag
AGOSTINO assocurES
a7 MAN'SE
MONROE, Cr 06408
(203) 497-9004
SUSTAINABILITY CONSULTANT
THE GREEN ENGINEER
2y6RA0FORD
1, MA oN782
Concont
(970 360.8978
WATERFORD PLANNING AND
ZONING COMMISSION
REVISIONS
LEARN - EARLY
CHILDHOOD SCHOOL
51 DANIELS AVE,
WATERFORD, CT 06385
245-0090 MAGINIPF
20240069
OVERALL SITE
PLAN
As indicated BTW
05/05/2025
CS100
KEG

TAB 4

=
OVERALL LEGEND megs NEWMAN
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cura unt a a Ke gr ty e | - See Lanoscare stays
wee : Sef BaP Sree es Be
‘ — ot / opieee al
covet sete : < we mone casts (7) NOT FOR
‘vnioe CONTOUR —_—ai——— a = \
wn coven = — $ 806 ase ONSTRUCTION
SAW owe! PRonCnoN sng BAe . ‘atotiwe crea
nial \ pas
dys pe an Ta ISCAPE
ee
a Janz nowano steer
GENERAL NOTES oes
re , o
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a se mtageee nrnires eranenn edema Haz sien ane
CONG HARE ORIVE. 9TH FLOOR
Soest S08 5 Revwrowencrostt
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i s “7 SURUCIURAL ENOREER
cal - const \
+ ma, Anon HAS AEEENED QEEMOWEALLY FROM AL PONTE ROWLOGY Ks rr ug cum EZENOMEERS
sss, soe une CEIVED ELECTRONICALLY FROM ALL POTS Sy eer es pe Ni one a \e | Seamonraux ave
' - = Wenvuonoon C1 1320
' a 4 - douse
x 2
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ZONING CHART : \ Vana , 83 ees
= Sirooue seer
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= — —- soc ei fae ae SSRI MORES Ms rae
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= = = vee
Jone wor ante (aH <— ae we 4 TECHRREE
a kor wane (ee) {ss A0hront oatmavacn CamtvONt #3508 OF : ewe sen Sr ons
[ovr varo streace FH) per I aN Ne a Et eeu {ean or
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fax avione HO (7) immy) : Wa (sraensive
ox. siavoano Gouce Ovens CF) Te. / y , WATERFORD PLANNING AND
ew ec oF Siaoano souces —— / : \ y, 1 ZONING SUBMISSION
feos uve oF ACCESS Be SPACES [rove 204 simone] ¢ \ a REVISIONS
7 N — ~ * os 0 _ [RSI BRE oescneron
é - t
TRC THO TTT }
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SECAEO io ‘coustucon Sat pe nevoto te obeakig © mh Aceon wt
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Suet SB nmitesncecoucndunon, mise ee Excise Oh PaaDucIs 7
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Soe"Seoutnn aoe he EO CN wee Lee Sse wins ues Torco
SOL GOSH ANO SCOWENT ConMRa, NOES 15 ALL CePOSE0 SuEFACES eK BC TRCATEO MIM FoOSOR AER MHC LANoscaee auans once — & Soren ts Stn, hoecevenatow or oust "MATER UMTS Te 
IW.
tne sou ano owen! coutna saachces wus! af asia m acconnance wy | 0 TMM SBE 1, Bewcosit tte ow acien Be Si roms 10 ATERFORD
socal ‘coweanne Tan2 yn, SOMRECEN! GOWN, OW SDL AND WATS | 1. peawanc ¥cErAnON iG Jo BC SEOKD OR ScODLD Ox Au. CxPUSED ARCAS wba IEG og AU Gy Seat RECON TEN ROTCARON SEENIY PICKLEBALL COURTS|
SSeS bcos SABES ron aD Roa wo suns Fy GN Wits tant Gt. “ine Se atten ek Ste ocho Pro sts eran Stan ant cous oC
[Stage Gut ang Teatgat PRO TO PENvsMEAT SEONG . am
FAB teeSiaAS NE 4 wo oF 94 ments tC (coveHeE) oxron AND PARKING
2 woson ano scouts! common oCWCES wis) BC mEtALLCD ARON 10 sia 15 $04 trop suo sro COMI Bede cL BF Ot OL LWID 10, OUSSONS so”
Seti ag Sons an eiannck are vino ander ESsotte er ait Steklo as we Sconce wie Ne AoA ry HES fon 200 ys As MESEARY 10 sown oe nausea
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wp 40s Contmon GEES, AS AOEAED POMC Eos: ia etwas euros am Accovonace wh COOKE F08 BBUBE ich ute Socio on Evin Bees 51 DANIELS AVE,
Sk Seat con abt x "tase oman wae BE JED RU OF TOP
2 sos, or coe stOUENT SAL BE WADE To ABCA 2SOHAEO BY mE OmnE's 
_ | WATERFORD, CT 06385
Soc teen sy, coweranee oF us ono UPLE HN wi TAaNseER FU Sco ence ato sous nea a5 actA, 194 Poo
cur ag POR FoR cee Sine EeanetS an SO MAF SBN Sines Fo ict ant Se Sao ete Sao cree
4. PUTER FAORE/SL FONEE ML BE NSTALLED MONG THE FOE OF AL CRINCAL CUT SUPUENT, De Twa waiwowG Of OSCHE CRLRATON 3
fan sores PeeuaNenT SEPA Conus Cowen A Gay OF sue Sa fn COARSE S8NOS 245-0090 MAGINIPE
2s psn 20% 10 yo ron cmowan mani sas wa BE MUDD A LARS SLED Ca HS. : ie Sprit Ske he ge aes uy GRADING & DRAINAGE NOTES cemstnaaarrae
‘aie Yo Wako Cngseaoeo sacra ox ae sith / STONED BS son san 4 0 OF 4 QL ESS conte ROW APES at 8 ae Lee ee TRAE ST SSamaE OT Taio a 20240069
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a aE STAT a0 — YORE PRIOR TO S{CD BLO PREPARATION ‘Te AREA WUSt Be REINLED AND FULD 5 A oar teed = counccionie 4 ae ates
Au AREAS. i $00 FEET OF 49 WHABEED OMENG SHAE OE WEIIED 4 a . -ANenS NO ELLVANONS OF ROOF LEADERS SHOULD BE COORONAIED HIM ARCHITECTURAL 4 ULP ORAMKCS PRICK £0 Same
© A ie amg oo amo owns sen we as Us Wc ows ce ARC AE LINE ORONO FOR NE AE RON A mae sane tae done
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recurs x st Bots en acne 10-70-10 wconronico F058 ments sf0 SOL EESSice Se eens ache eat ap terse roving RA , & SESC
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sm county * Bits oF Sacaone vascu, 13185 a crewncs aco rescue, os” skin har tz Moyne ie exuoMNe Uninatsot Pe Eat a eat AA ved paar
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8 abamett unas tone oe Saperanoy of » srabuzangy cna one ee
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Sisto Casaseanne mcr any Be ese a ue
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9 Pavers OASE COURSE MUST BE PLACED IN AL NEW ROADWAY APEAS UPON cOum:ETON BAe ap a ata Bans arose MED ot rome ele Sauputns CAPAC OF IRENONG/CAEAYARNC LARGE AREAS 10 ONE rane Guba OF Hae ce Svs Sua Be te RECON ei "SHSeoAe Sachets
oF Fai crane ° snreaesenato 1 WrOROWSEED CONTRACTOR CAPABLE OF RESPONONG TO THE 8 ME socaates f0 86 cONSMUCIED wt 1K WiMMUL (2% MAAN) CROSS SLOPE. SOCWALKS ADACENT FO ME BULDNG SHALL OE
[L PitentO To Tae. CUMBUNE. 7 |
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TAB 5

570800 CADO906.708 00 L-Base
Sent ARE
Re
Eatcerses
4172025 4354240
709.00 LEARN - Esty
sent0 10081 YP,
— rec room ronrosts.
Fa FOOTMGBELOW
‘SQUARE FORMFOOTIE AT CRUDE.
TYP. PLAN: SIDEWALK @ COURT EDGE
2 '
7
cs
-—— chown TOP oF Pc Foote 10 RAN
G i
> '
camana Fence. ste sr
WATER AWAY FROMPOST
{S0UARE FORM TOP OF Pc FooTNG
es ‘COURT SURFACING, SEE SPECS
un voor suse
crore FABRIS
PMR oEPrHcoMeACTED
+e
L$ smventwnsnese,
p. roc. ce swoom
ION: FNC & POST @ ED‘
® TYP. SECTI @ EDGE OF COURTS
FORMED FOOTING FOR
FENRE POSTS FP,
TYP. SEC’
wee
i suncnane
TION: PCC @ EDGE OF COURTS (@) TREE PROTECTION
® SECTION: PCC @ EDGE OF COURTS ___ WOTTOSCAE
\\ er oF osrunaance we see ove
‘SEED TOEOGE OF OSTURBED AREA
FENENG STALLED UF FROM CENTEROF
"TRUNK OR AT ORPUNE WHICHEVER
DISTANCE I GREATER OR AT THE EDGE OF
Pave
tore
AFTER TREES ARE SAFELY FENCED.
NoneNGIS TOBE RAKED OUT. CUT
PUTED STORED OR XSTRUREO BSD
Te FeNCe,
“ROUOVE PROTECTVE FENCE ORY ATER
‘AL.CONSTRUCTION WOR HAS BEEN
seo
2
NOTE: REFER TO SHEET G0.00 FOR SYMBOLS &
[ABOREVIATIONS AND SHEET 60.01 FOR GENERAL NOTES,
‘SITE PLANTING PLAN NOTES
1 Feah gaa nlp suse be enemy Ba are
‘capa oy ean so eg. To Car a
NEWMAN
{EWMAN ARCHITECTS,
ew Haven, C7 o0510
265 Church Sveet 180 Finer
Pc
203.772 1990 Fa 203.772.1997
Sreniownmarathiaca som
NOT FOR
ONSTRUCTIO!
Sto tyme: cr osa7s
960) 434-4000
"AHATCHETTS rat ROAD
tate ede
revacane auth Conse
Men Cogito be oeproseqaie) See
pe a al
(hla separ Hosa oe sa sans veda be
‘ag shea al drs ey Pe Het
Sow
10iieean itn org sont gre pons ed aon
abe hate he lbw ons ace Tm Pon
"Weta Sanit ont og pr es eg
sieub are ov pites,
‘Purttch dbebery vrerouy ander ag we deg 2
seroe pee hd sinnsse ethene Pt Maer tes ws
roars
TABLE 1 - PLANTING SCHEDULE
faRcoarecn
1302 HOWARD STREET
OMAHA We ea102
LONG WHARI
NEWHAVEN. CT 08511
(20018625771
‘ROG PLANNING & DESIGN
102) 3920133,
‘SIL GEOTECH ENGINEER
LANGAN ENGINEERING & ENVIRONMENTAL
‘Services.
F ORIVE, OTH FLOOR
‘i
E2 ENGINEERS.
SSB MONTAUK AVE,
NEWLONOON, CT 66320,
960) 437.3280
‘Surmibote sraeer
‘miobLETOWM. CT 8457
1960) 692682
‘CES CONSULTING ENGINEERING SERVICES
JASFE HOLDEN
NORWALK,
(00) a30-4i67
114A WASHINGTON Sr, SUITE 2
er
TeOuerae
77 WANT
MONROE, cr 06469
(203) 497-2066
‘AGOSTINO s AssociATES.
THE GREEN ENGINEER
EONCORD, MA 01742
(978) 369.8978,
nee eon eee | [ae
3 Seictramans omen, Sst’ | | WATERFORD PLANNING AND
3 Shee Ser ESS || ZONING SUBMISSION
Stereos” Smee os
REVISIONS
RO] one DESCRPTION
WATERFORD
PICKLEBALL COURTS
AND PARKING
51 DANIELS AVE.
WATERFORD, CT 06385
245-0090 MAGINIPF
20240069
MATERIALS LEGEND Ty
OVERALL
3) “ meaanorenes || SITE LANDSCAPE PLAN
= TABLE || = 20 [EH
[eed i 05/05/2025 | AM
2 Mec ktvareroneres
SP) L04.01
7

TAB 6

ALL-POINTS
TECHNOLOGY CORPORATION WETLAND ASSESSMENT
May 1, 2025
Katy Gagnon, Senior Project Manager
Langan Engineering and Environmental Services
Long Wharf Maritime Center
555 Long Wharf Drive
New Haven, CT 06511
Re: Waterford Pickleball Courts and Parking
51 Daniels Avenue, Waterford, Connecticut
APT Job No: CT3611350
Dear Ms. Gagnon,
All-Points Technology Corporation, P.C. (“APT”) understands that the Town of Waterford is acquiring
+£3.96 acres of a +19.32-acre parcel at 51 Daniels Avenue in Waterford, Connecticut to be utilized for
two pickleball courts, eight (8) associated parking space and a concrete sidewalk to provide pedestrian
access to the proposed courts (the “Project”). This wetland and vernal pool assessment report
supplements other materials submitted under separate cover by others as part of the Waterford
Conservation Commission ("WCC") Application for Permit (“Application”). This document provides an
assessment of one (1) wetland and embedded vernal pool located proximate to the Project, which
includes a description of the functions and values of the wetland and vernal pool, a discussion of the
Project’s proposed activities located in the upland review area and nearby, and an analysis of potential
resource impacts associated with the proposed regulated activities. The findings of this report are
based on inspections performed of the Project area and nearby wetland/vernal pool resource on
September 24, 2024 and April 12, 2025 and review of project site plans prepared by Langan
Engineering, dated May 1, 2025, for the Application.
The Project area consists of a +3.96-acre area comprised primarily of maintained lawn immediately
east of existing bituminous paved parking and access associated with the vacant school. The easter
edge of the Project area just encroaches into an upland forest that buffers the nearby wetland. A
single wetland complex, Wetland 1, and imbedded vernal pool, Vernal Pool 1, are mainly off the
eastern property boundary with the majority of the resource located site on abutting parcels. The
proposed Project’s development activities will avoid any direct impact to this resource area.
Wetland Resources
Matthew Gustafson and Emily Perko, Connecticut registered Soil Scientists with APT, performed a
wetland inspection of the subject property on September 24, 2024 to identify and delineate wetland
resources located on and immediately proximate to the subject property. The wetland delineation
methodology was performed in accordance with the Connecticut Inland Wetlands and Watercourses
Act. A copy of the Wetland Inspection report, dated October 18, 2024, is enclosed along with
representative photographs of the wetland features
ALL-POINTS TECHNOLOGY CORPORATION, P.C.
567 VAUXHALL STREET EXTENSION - SUITE 311 - WATERFORD, CT 06385 - PHONE 860-663-1697

Wetland 1 was identified on the subject property located along the eastern property boundary with
the majority of the resource located off-property. Imbedded within this system breeding of vernal pool
species was also confirmed during a follow-up investigation performed on April 12, 2025. This area
was surveyed based on the limits of inundation observed during the spring inspection. A detailed
description of wetland and vernal pool resources identified is provided below.
Wetland Description
Wetland 1 is located in the northeastern portion of the subject property, primarily located on the
adjacent parcel, consisting of a forested complex dominated by red maple and black gum, with co-
dominant of swamp white oak. The understory contains sweet pepperbush and highbush blueberry
with multiflora rose along the delineated wetland boundary. The complex is characterized by
seasonally saturated edges with a distinct slope break separation to the abutting upland forest to the
west that is located on the property. A relatively large depressional area located entirely off the subject
property is present within the interior of the wetland generally devoid of vegetation and presents
indicators that a foot or more of inundation is present during peak flooding periods. Indicators include
buttressed roots and moss trim lines. This depressional area was re-evaluated during the April 12,
2025 inspection to verify vernal pool breeding activity, during which time two (2) vernal pool indicator
species spotted salamander (Ambystoma maculatum) and wood frog (Lithobates sylvaticus) were
observed breeding within the flooded extents. Two distinct pockets of breeding within the central and
southern portions of the flooded areas were observed with water depths ranging from 1.5 to 3 feet.
Soil Classification
Soil survey information obtained from the Natural Resources Conservation Service ("NRCS") did not
identify wetland soil types either within or proximate to the Project area. However, wetlands were
encountered during the wetland investigation along the eastern property boundary near the Project
area. Based on available information collected during the wetland investigation the mapped wetland
soil associated with the wetlands are predominately Ridgebury, Leicester and Whitman soils. Upland
soils were examined along the wetland boundary and more distant upland areas during the site
investigation. Those soils are dominated by the Udorthents-Urban land complex within existing
developed associated with the vacant school and Charlton-Chatfield complex in the undeveloped
areas. Detailed descriptions of wetland and upland soil types are provided below.
Wetland Soils:
Ridgebury, Leicester and Whitman (Soil Unit 3) soils consist of very deep, poorly to very
drained soils formed in coarse-loamy or lodgement till. They are nearly level or gently sloping
soils in depressions, drainageways, and low-lying positions on hills. A perched water table, or
excess seepage water, is at or near the surface much of the year.
Upland Soils:
Chariton-Chatfield Complex (73) consists of very deep, well drained soils formed in loamy
melt-out till. They are moderately deep to bedrock. They are nearly level to very steep soils
on moraines, hills, and ridges.
Udorthents-Urban Land Complex (306) is a miscellaneous land type consisting mostly of
disturbed soils (cutting, filling & grading) such that the original soil profile can no longer be
discerned, buildings, paved roads and parking lots.
2| Page

Wetland Evaluation
There are many methods of evaluating wetlands, all incorporating different parameters to assess these
resources. This study uses methodology recommended by the Corps, 7he Highway Methodology
Workbook Supplement, Wetland Functions and Values: A Descriptive Approach issued by the Corps,
dated September 1999. This evaluation provides a qualitative approach in which wetland functions
can be considered Principal, Secondary, or unlikely to be provided at a significant level. Functions and
values can be Principal if they are an important physical component of a wetland ecosystem (function
only), and/or are considered of special value to society, from a local, regional, and/or national
perspective. The Corps recommends that wetland values and functions be determined through “best
professional judgment” based on a qualitative description of the physical attributes of wetlands and
the functions and values exhibited.
The basis for APT’s determination of this qualitative approach relies on over 35 years of field
experience and extensive knowledge of other scientific methods used for wetland evaluation purposes.
These functions and values can be grouped into four basic categories as follows:
Biological Functions
Fish and Shellfish Habitat — This function considers the effectiveness of seasonal or
permanent waterbodies associated with the wetland in question for fish and shellfish
habitat.
Wildlife Habitat — This function considers the effectiveness of the wetland to provide
habitat for various types and populations of animals typically associated with wetlands
and the wetland edge.
Production Export (Nutrient) — This function relates to the effectiveness of the wetland
to produce food or usable products for humans or other living organisms.
Hydrologic Functions
Floodflow Alteration (Storage & Desynchronization) — This function considers the
effectiveness of the wetland in reducing flood damage by attenuation of floodwaters
for prolonged periods following precipitation events.
Groundwater Recharge/Discharge — This function considers the potential for a
wetland to serve as a groundwater recharge and/or discharge area. Recharge should
relate to the potential for the wetland to contribute water to an aquifer. Discharge
should relate to the potential for the wetland to serve as an area where groundwater
can be discharged to the surface.
Water Quality Functions
Sediment/Toxicant/Pathogen Retention — This function reduces or prevents
degradation of water quality. It relates to the effectiveness of the wetland as a trap
for sediments, toxicants, or pathogens.
Nutrient Removal/Retention/Transformation — This function relates to the
effectiveness of the wetland to prevent adverse effects of excess nutrients entering
aquifers or surface waters such as ponds, lakes, streams, rivers, or estuaries.
Sediment/Shoreline Stabilization — This function relates to the effectiveness of a
wetland to stabilize streambanks and shorelines against erosion.
BI Page

Societal Values
Recreation (Consumptive and Non-Consumptive) — This value considers the
effectiveness of the wetland and associated watercourses to provide recreational
opportunities such as canoeing, boating, fishing, hunting, and other active or passive
recreational activities. Consumptive activities consume or diminish the plants, animals,
or other resources that are intrinsic to the wetland, whereas non-consumptive
activities do not.
Educational/Scientific Value — This value considers the effectiveness of the wetland
as a site for an “outdoor classroom” or as a location for scientific study or research.
Uniqueness/Heritage — This value relates to the effectiveness of the wetland or its
associated waterbodies to produce certain special values. Special values may include
such things as archaeological sites, unusual aesthetic quality, historical events, or
unique plants, animals, or geologic features.
Visual Quality/Aesthetics — This value relates to the visual and aesthetic qualities of
the wetland.
Threatened or Endangered Species Habitat — This value relates to the effectiveness
of the wetland or associated waterbodies to support threatened, endangered or special
concern species.
The degree to which a wetland provides each of these functions is determined by one or more of the
following factors: landscape position, substrate, hydrology, vegetation, history of disturbance, and
size. Each wetland may provide one or more of the listed functions at Principal levels.
The determining factors that affect the level of function provided by a wetland can often be broken
into two categories. The effectiveness of a wetland to provide a specified function is generally
dependent on factors within the wetland whereas the opportunity to provide a function is often
influenced by the wetland’s position in the landscape and adjacent land uses. For example, a
depressed wetland with a restricted outlet may be considered highly effective in trapping sediment
due to the long residence time of runoff water passing through the system