Design Review Board March 28, 2023 Meeting (linked)

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Board/Commission	Design Review Board
Meeting Date	March 28, 2023
Pages	13
File Size	0.4 MB
OCR Status	Searchable (OCR processed)
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Town of Waterford
Department of Planning and Development

www.waterfordct.org

Informal Staff Review

Site Plan/Design Review

Municipal Project (CGS§8-24)
Special Permit/Design Review1
Subdivision /Resubdivision

Lot line Adjustment

Zoning Map Change

Regulation Amendment(s)

New District
Multifamily Development

Coastal Area Management 2

Earth Excavation
Flood Hazard Area

Other: ___________________
Other: ___________________
Specify all uses and corresponding section for which this application applies3:
Use: _______________________________________
Section: ____________________________________________
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

Both4
Parcel 1

Parcel 2
Map/Block/Lot: ____/____/____ ____/____/____

Map/Block/Lot: ____/____/____ ____/____/____
Street No. & Name:
_______________________

Street No. & Name:
_______________________
Size SF/AC: ___________/___________

Size SF/AC: ___________/___________

Zoning District(s): __________________

1 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.
2 Coastal Site Plan reviews under Coastal Area Management §25.4 must submit a completed PZC Form 2 in addition to this PZC Form 1.
3 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.
4 A plan must accompany the application clearly delineating the limits of public and private roads.
PZC Form 1

Planning and Zoning Application
1.
Type of Application(s), Use and Property Information (check all that apply)
Office Use Only
Date Submitted:___________
Processed By:_____________
App. No.: ________________
Total Fee: $_______________
Electronic Submission
Waived: _____Yes _____No
Business Offices
13.1.2
Storage Warehouses
13.1.8
Stone Ridge Business Park
152
028
1000
21 Gurley Road
966,552 SF 22.189 acres
IP-1
General Industrial Park Zone

Name:
____________________________________
Applicant’s Authority to File Application5
Title:

____________________________________

Legal Owner of Record
Company:
____________________________________

Power of Attorney
Address:
____________________________________

Contract to Purchase
City/State:
________________________
__________

Other ________________________________
Zip Code:
_______________
Telephone:
_________________
Fax:
___________________
Email: ________________________

Name:
____________________________________
Specify Nature of Agent
Title:

____________________________________

Attorney
Company:
____________________________________

Civil Engineer
Address:
____________________________________

Land Surveyor
City/State:
________________________
__________

Design Professional; ____________________
Zip Code:
_______________

Other: _______________________________

Bar/License/Reg. No.:___________________
Telephone:
_________________
Fax:
___________________
Email: ________________________

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:
________________________________
Name:
________________________________
Title:

________________________________
Title:

________________________________
Company:
________________________________
Company:
________________________________
Address:
________________________________
Address:
________________________________
City/State:
________________________
______
City/State:
________________________
______
Zip Code:
_______________

Zip Code:
_______________

Telephone:
_______________

Telephone:
_______________
Fax:
_______________

Fax:

_______________
Email:
_______________

Email:
_______________

5 Applicant must submit evidence attesting to the authority to file application (i.e. deed, option for purchase, etc.)
2.
Applicant Information
3.
Agent Information; if applicable
4.
Property Owner(s) and Parcel(s) Information

Is owner co-applicant? Yes No
Stone Ridge R E LLC
70 Foster Street
Waterford
CT
06385
860-572-9942
Jim@bandwpaving.com
Ellen Bartlett
CLA Engineers, Inc
317 Main Street
Norwich
CT
PE
06360
18346
860-886-1966
ebartlett@claengineers.com
Stone Ridge R E LLC

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.

Attach a statement describing how the building and site design is compatible with the neighborhood, character of
Waterford and Zoning Regulations.

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.

Yes
No

% of Property
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 ½ 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:

g. Does the site possess any structures or sites listed on the local, state or national register of historic
landmarks?

If yes, identify:

8.
Natural and Cultural Resources
5.
Statement of Use
6.
Statement of Design Compatibility (Site Plans and Special Permits only)
7.
Consistency with Adopted Plan of Preservation, Conservation and Development (all
applications)
X
160,040
3.7
X
16.7
X
X
X
Oil Mill
X

Yes
No
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
d. 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
f. Is public water available or proposed to the site? Identify:

g. Are public sanitary sewers available or proposed to the site? Identify:

h. Is there a utility, drainage or other easement(s) on the site? Specify:

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:

Have previous permits been issued for the Property: Yes No
(List singularly; attached additional pages if necessary)
Date Issued

Issuing Agency

Approved Use/Activity

_________

__________

_________

__________

_________

__________

9.
Additional Information
10.
Previous Land Use Permits Associated with the Property(s)
X
X
X
X
X
X
X
X
X
East Lyme
Proposed 10" waterline
Proposed 8" sewerline
Existing drainage right to discharge
12/8/20
Conservation Commission
Site Development Plan

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
Floating Zone
Overlay Zone
Identify proposed zone name:

For new regulations, list proposed section number(s) and titles(s):
i.

ii.

iii.

b. 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:
i.

ii.

iii.

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:

•
Location map at 1”=1000’
•
Accurate description and acreage of tract(s) to be changed with existing buildings and uses
•
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
•
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.
•
Scale of map(s)

11.
Change of Zone, Regulation Amendment or New Zoning District, if applicable
X

Complete the following table, which must also be included on applicable drawings:

Zoning District(s): ____________

Item
Required
Proposed
Minimum Lot Size

Frontage

Front Yard

Side Yard

Rear Yard

Building Line

Building Coverage

Parking6

Landscaping

Impermeable Coverage

6 Attach method used to determine the number of parking spaces required.
12.
Bulk Zoning Requirements Table
IP-1
80,000 SF
966,522 SF
200 FT
1,893/412 FT
95 FT
98 FT
40 FT
58 FT
75 FT
N/A
30%
7%

Provide a list of all professionals responsible for the project. Additional pages attached, if necessary: Yes No
Discipline:

Telephone:

Name:

Fax:

Company:

Email:

License(s)/

License(s)/
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):

Discipline:

Telephone:

Name:

Fax:

Company:

Email:

Licenses and/or

License/
Accreditations:

Accreditation No(s):

13.
Planning, Design and Engineering Team
I
CIVIL
Ellen Bartlett
860-886-1966
CLA Engineers, inc
ebartlett@claengineers.com
18346
Architect
Fred Marzec
860-376-2999
Fred Marzec - Architect, LLC
fred@fredmarzec.com

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 No

_________

____

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.

I have 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

_________

Applicant

_________

Agent

_________

Land Owner

_________

Land Owner
14.
Supporting Documentation
15.
For Informal Staff Review Use Only
I
Drainage Report
Statement of Use
Site Development Plans
Building plans
Traffic Report
SIGN
Jim Wray
Jim Wray

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.

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

_________

Applicant

_________

Agent

_________

Land Owner

_________

Land Owner
17.
Acknowledgements; All applications
16.
Technical Assistance Review Fee
Stone Ridge R E LLC
Stone Ridge R E LLC
Jim Wray

January 27th, 2023

Mr. Mark Wujtewicz
Town of Waterford
15 Rope Ferry Road
Waterford, CT 06385

RE:
Site Plan Modification

Stone Ridge Business Park

21 Gurley Road

An application is being submitted by Stone Ridge LLC for a site development
plan proposing a new industrial park. The site is zone IP-1, General Industrial Park
District. The project proposes to create a new industrial park, consisting of 6 free
standing buildings, each of which will potentially contain multiple businesses.

The approximately 22 acre site contains wetlands as shown on sheet 1. There are
approximately 3.75 acres of wetlands on the site. Of the 22 acres only 9.9 acres of the
site will be disturbed during construction, leaving 12.1 acres of totally undisturbed land.
And of the 9.9 acres of disturbance, half of that will be landscaped and planted, as shown
on the landscape plan, once construction is completed. The site proposes only 4.8 acres
of permanent development area on a 22 acre site.

Compliance with Zoning Regulation

The proposed uses for the buildings will be in accordance with the permitted uses
for the IP-1 zone, as listed in Section 13 of the regulations. The most common use
anticipated will be a combination of office/warehouse, which is in compliance with the
Zoning Regulations and is allowed with site plan approval. Prior to construction of each
CLA Engineers, Inc.
Civil
Structural
Survey
317 MAIN STREET
NORWICH, CT 06360
(860) 886-1966
(860) 886-9165 FAX

building, site and building plans for the specific use of that building will be submitted for
final review and approval.

Traffic Considerations

A separate traffic report has been provided.

Landscaping and Buffers

Building 1 abuts a residential property. The limits of clearing along the southerly
property line, which abuts the residential property, will be 40 feet from the property line.
This will provide 40 feet of existing vegetation to remain. In addition, a buffer of
evergreen trees is shown on sheet 7, the landscape plan for Building 1. A 20 foot
landscape strip has not been provided along the frontage of Building 1, as the property
across Oil Mill Road from Build 1 is zoned IP-1, and there are no residences located
across the street from Building 1, the landscaping is not a solid evergreen buffer. Shade
trees are proposed along the frontage of Building 1 and landscape islands within the
parking lot.

Building 2 has residential properties on the other side of Gurley Road. The
majority of the land on the south side of Gurley Road is zoned IP-1, however the
properties across Gurley Road from Building 2 are zoned R-20. Therefore, an evergreen
buffer is shown on sheet 8, along the frontage of Building 2. Landscape islands and rain
gardens are proposed within the parking areas for Building 2.

Buildings 3 – 6 have been located in the northern portion of the site, very close to
I-95. The northern portions of these buildings will not be visible from I-95, due the fact
that the elevation of the site sits well below the highway. The proposed landscaping has
been provided along the southerly half of the buildings, where it could be visible from I-

95. Extensive landscaping and rain gardens have been proposed in the areas visible from
I-95.

As Buildings 3 – 6 have been located in the northern portion of the site, very close
to I-95, they will not be visible from Gurley Road. Building 3 will be located 525 feet
from Gurley Road, with a significant amount of undisturbed existing vegetation between
the road and the building. Building 4 will be located 510 feet from Gurley Road, with a
significant amount of undisturbed existing vegetation between the road and the building.
Building 5 will be located 350 feet from Gurley Road, with a significant amount of
undisturbed existing vegetation between the road and the building. Building 6 will be
located 350 feet from Gurley Road, with a significant amount of undisturbed existing
vegetation between the road and the building.

Utility Systems, Drainage Systems

The sewer will be extended along Oil Mill Road and Gurley Road to provide
needed utilities. The water system will be looped to insure necessary water pressure for
fire protection. Adequate provision for storm water drainage has been proposed to
provide for no increase of stormwater flow from the site, as shown in the Drainage
Report.

Parking

As stated previously, the most common use anticipated will be a combination of
office/warehouse. Typically these facility have about 10% office space and 90%
warehouse. To be conservative and to insure that there is adequate parking, we have
assumed 50% office space and 50% warehouse. Calculations for the required and
provided parking spaces are provided on sheet 2 of the site development plans. Prior to

construction of each building, site and building plans for the specific use for that building
will be submitted for review and determination that adequate parking has been provided.

If you have any questions please do not hesitate to contact me.

Very truly yours,

Ellen M. Bartlett, PE, CPSWQ

LEED Accredited Professional