Planning & Zoning Commission (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 Pickleball Courts 
 
 
 
51 Daniels Avenue 
 
 
 
Site Plan 
Application PL-25-9 
 
 
 
EXECUTIVE SUMMARY 
The project as proposed is to construct two pickleball courts and associated parking on property 
retained by the Town of Waterford as the result of a sale of a portion of the overall parcel located 
at 51 Daniels Avenue to Project LEARN. The Commission approved a CT General Statute 
(CGS) 8-24 application (PL-23-8) which resulted in the sale of a portion of 51 Daniels Avenue to 
Project LEARN. The property to be retained by the Town of Waterford, which is the subject of 
this application contains approximately 4 acres. An existing cellular tower is located on the 
property and is not impacted by this proposal. The site improvements for the project include the 
construction of two pickleball courts within a fenced enclosure, eight parking spaces including 
an accessible space and an ADA compliant sidewalk. Access to the parking spaces will be 
directly from the interior driveway that will service the adjacent Project LEARN school facility.  
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.  
The proposed improvements to the Town property qualify as a Connecticut General Statute 8-24 
improvement. The action by the Commission can include a finding that the project is consistent 
with the Town of Waterford’s 2012 Plan of Conservation and Development. 
 
 
 
 
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-25-9 
Pickelball Courts PL-25-9\Staff Report_DRAFT.docx 
BACKGROUND 
 
Pertinent Regulations 
CGS 8-3(g) 
CGS 8-24 
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 
 
 
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 pickleball courts and parking will impact 
approximately 1,500 square feet of the Inland Wetland upland review area for the grading 
associated with the project. As a result, an application for Inland Wetland Permit #C-25-07 was 
submitted to the Waterford Conservation Commission and approved with conditions. 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 
proximity of the Pickleball project to the proposed adjacent LEARN Early Childhood School 
Project, the existing conditions referenced in the report assume the construction of the school 
facility and stormwater drainage system in place. The report concludes that the design and 
associated grading effectively manages the stormwater runoff for the project.  
The project as proposed also qualifies as a municipal improvement in accordance with Sec 8-
24 of the Connecticut General Statutes (CGS 8-24). The improvements that qualify for a CGS 8-
24 approval must be found consistent with the Town of Waterford 2012 Plan of Conservation 
and Development (Plan). The establishment of the pickleball courts contributes to enhancing the 
overall quality of life in Waterford. This is a stated goal in the Enhancement of the Quality of 
Life section within the Plan (Pg 38). This project also increases the opportunities for active 
recreational use within the Town which contributes to the overall character of Waterford and to 
the enjoyment and quality of life for its residents (Pg. 39). 
 

C:\Users\mwujtewicz\Box\TOW_PZBD\Departments\In_Process\Planning\Daniels_Ave_51_SWSchool_Learn\Daniels Avenue, 51 PL-25-9 
Pickelball Courts PL-25-9\Staff Report_DRAFT.docx 
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 5.1.4 
of the Waterford Zoning Regulations. 
2.  
The application meets the criteria for site plan approval, pursuant to Section 22 of the 
Waterford Zoning Regulations. 
3. 
The Waterford Conservation Commission issued Inland Wetland Permit# C-25-07 for 
regulated inland wetland activities. 
4. 
The Waterford Conservation Commission issued a report of its action on application 
#C-25-07 in accordance with CGS 8.3(g). 
5.  
The creation of the pickleball courts as proposed qualifies as a municipal 
improvement in accordance with Connecticut General Statute 8-24. 
6. 
The improvements proposed are consistent with the 2012 Plan of Conservation and 
Development in that it increases the opportunity for active recreational use and 
enhances the quality of life for the Town by contributing to the overall character of 
Waterford. (Pgs. 38 & 39 of the Plan) 
 
and that the Commission approve the proposal with the following condition:  
 
1. 
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 the Site Plan including the finding of consistency with the 2012 Plan of 
Conservation and Development pursuant to Connecticut General Statute 8-24 for the 
proposed pickleball courts application #PL-25-9 located at 51 Daniels Avenue, with 
condition 1 and to adopt the findings 1 thru 6 of the staff report dated July 22, 2025.  
 


January 1, 2012 
 
38 
 
 
ENHANCE 
 
 
Quality of Life  
 
GOAL 
 
 
 
Promote events and activities which enhance the overall quality of life 
in Waterford. 
 
 
 
Residents of Waterford are very satisfied with the quality of life in the community.  Impressively, more 
than 97 percent of respondents in the telephone survey reported that the quality of life in Waterford is 
good or very good.   
 
Although everyone has their own definition of quality of life, the following table identifies some elements 
of a community that may contribute to people’s perception of their overall quality of life: 
 
 
 
 
Category 
Resource 
Description 
 
 
Enhancing 
Basic Needs 
Physical safety, economic security, sense of community  
 
 
 
Local Events 
Unique events (parades, fairs, and concerts) where residents join in a 
common activity 
 
 
 
Volunteerism / 
Philanthropy 
Voluntary donations of time and money help make Waterford a spe-
cial place 
 
 
 
Shared Visions / 
Goals 
Establishing and attaining shared visions and goals 
 
 
 
Open  
Communication 
Communication about community issues and priorities is an im-
portant part of maintaining community spirit 
 
 
 
Community  
Ambience 
Overall appearance (including preserved natural resources and open 
spaces) enhances people’s sense of quality of life. 
 
 
 
Positive 
Recognition 
Positive recognition by others of local activities and events helps build 
community spirit and pride 
 
 
 
 
Detracting 
Negative  
Communication 
A lack of communication or negative communication can undermine 
community spirit and pride 
 
 
 
Negative  
Recognition 
Negative recognition of a community by others can undermine com-
munity spirit and pride 
 
 
 
Waterford should continue to encourage activities that contribute to community spirit and pride.  These 
activities will also contribute to the overall quality of life of Waterford residents.  We must do more to 
promote events and activities which enhance the overall quality of life in the community. 
 


January 1, 2012 
 
39 
 
A. Promote Special Events / Activities 
 
Waterford residents have indicated that they enjoy and appreciate special events and activities that occur 
in the Town (Waterford Week, outdoor music, etc.) and would like to have more.  They have indicated 
that these events help make Waterford special to them.  We should continue to provide for and promote 
special events and activities. 
 
Social and recreational events and activities contribute to the overall quality of life in a community.  This 
includes educational programs (arts, crafts, dance, games, etc.) and recreational programs (instructional, 
competitive, etc.).  We should continue to provide for and promote these types of social and recreational 
events and activities. 
 
B. Implement Other Programs To Enhance Quality of Life  
 
Although elements that contribute to quality of life can be diverse, we should strive to identify and im-
plement additional things that will contribute to the overall quality of life and community spirit in Water-
ford.  This may include, among other things, maintaining Town newsletters, encouraging volunteerism, 
and other programs. 
 
In addition, we should seek ways to enhance overall community spirit and the pride and sense of com-
munity that exists in Waterford. 
 
 
See the “Implementation Element” of the Waterford Plan of Preservation, Conserva-
tion and Development for information on tasks and actions currently programmed for 
implementation of these Quality of Life strategies.  
 
 
Waterford Week 
 
Fireworks