Planning & Zoning Commission (linked)

WATERFORD CENTRAL APARTMENTS 
 
61 & 61A MYROCK AVENUE 
 
WATERFORD, CONNECTICUT 
1 | REV: 05/03/23 
SITE PLAN/DESIGN REVIEW APPLICATION SUPPLEMENT 
5. STATEMENT OF USE 
 
EXISTING SITE DESCRIPTION 
The subject Site consists of two (2) parcels of land located at 61 & 61A Myrock Avenue, identified as 
Lots 5002 and 5005 on Assessor Map 140 with a combined area of 27.62 acres. The Site is 
commercially developed with the former Atlantic Broadband building located along a portion of the 
easterly boundary of the property. Access to the existing commercial building and parking is provided 
through an existing driveway connecting to the south end of Myrock Avenue. 
The land to the south of the commercial pad consists of wooded and wetland areas extending to the 
railroad corridor, with visible evidence of historical landfilling in the upland areas. The land to the 
west and north of the commercial pad extending to Willetts Avenue Extension consists of shrub and 
brush growth over historically disturbed areas, with visible evidence of stripping, stockpiling, and 
landfilling. 
PROPOSED MULTI-FAMILY DEVELOPMENT 
Sig Con Associates is proposing to construct a residential multi-family development consisting of six 
(6) apartment buildings with a total of 216 units with a mix of 144 one-bedroom and 72 two-bedroom 
dwelling units and other site amenities. The multi-family residential development will be constructed 
to the west and north of the existing commercial development pad, with main access provided through 
the adjacent Waterford Woods development to Willetts Avenue Extension. The existing commercial 
development will remain with a continued use of office space. 
The Site is in the Commercial Multi-Family District (C-MF). Per Section 16.1.2 of the Zoning 
Regulations multi-family developments are listed as a permitted use within the district, which requires 
a Site Plan approval per Section 18.1.a. The existing commercial building will continue to be used as 
office space, which Section 16.1.2 states is a permitted use per Section 8.1.3. The following approvals 
have been obtained from the Town of Waterford. 
• Conservation Commission Inland Wetland Permit C-21-06, approved 7/8/21. 
o Approval of regulated activities associated with a proposed installation of private 
gravity sewer connecting multi-family development with existing public sewer main. 
• Planning & Zoning Commission Application PL-22-11, approved 8/9/22. 
o Approval of zone change for Site from General Commercial District (C-G) to Multi-
Family Residential District (C-MF) to allow a new multi-family development within 
an existing mixed-use area. 
• Conservation Commission, decision of no regulated activity rendered on 4/27/23. 
PROPOSED SITE MODIFICATIONS 
 
The Waterford Central site development consists of Buildings G through L with interior driveway 
connection to Waterford Woods driveway and utilization of the existing intersection with Willetts 
Avenue Extension. The full site development will include: 

 
WATERFORD CENTRAL APARTMENTS 
 
61 & 61A MYROCK AVENUE 
 
WATERFORD, CONNECTICUT 
2 | REV: 05/03/23 
• Clearing and grubbing of brush 
• Construction of Buildings G, H, I, J, K, and L with an additional 216 residential units. 
• Construction of 24’ wide internal access drives with looped intersection to the existing 
driveway network serving the adjacent Waterford Woods development on 394 Willetts Avenue 
Extension. 
• Maintenance and emergency access connection to the existing commercial building and 
driveway with a locked gate to prohibit through access to Myrock Avenue. 
• Outdoor recreation areas including community spaces. 
• Parking situated near the apartment buildings and site amenities with a total of 325 spaces, 
including 8 handicapped accessible. 
• Minor road widening with additional northbound lane at intersection of Willetts Avenue with 
Boston Post Road. 
• Concrete pedestrian sidewalks connecting the apartment buildings to the adjacent parking areas 
and amenities. 
• Drainage improvements including a stormwater collection network, treatment, recharge, and 
attenuation. 
• Extension of private water, sewer, electric, gas and telecom mains. 
• Landscaping including a mixture of street trees, shrubs, foundation plantings and planting beds 
• Front and side yard screening and buffers. 
• Building and street lighting. 
• Erosion and sedimentation control measures. 
PARKING REQUIREMENTS 
The parking table summary for the Waterford Central development is provided below. The proposed 
site meets the minimum zoning requirements. 
WATERFORD CENTRAL PARKING PER SECTION 20.3 
DWELLING UNIT 
STANDARD 
QTY UNITS 
REQUIRED 
PROVIDED 
MF 1-BEDROOM 
1.5 PER UNIT 
144 
216 
 
MF 2-BEDROOM 
1.5 PER UNIT 
72 
108 
 
 
 
216 UNITS 
324 SPACES 
326 SPACES 
PARKING ALLOCATION (MULTI-FAMILY) 
STANDARD SPACE 
 
 
 
283 SPACES 
GARAGE UNIT 
 
 
 
35 SPACES 
ACCESSIBLE 
301-400 SPACES 
325 
8 (2 VAN) 
8 (2 VAN) 
 
 EXISTING COMMERCIAL USE PARKING PER SECTION  20.3 
TYPE 
STANDARD 
UNIT 
REQUIRED 
PROVIDED 
OFFICES (20.3) 
1 PER 250 SF 
10,700 SF 
43 
50 
PARKING ALLOCATION (COMMERCIAL) 
STANDARD SPACE 
 
 
 
 
ACCESSIBLE 
26-50 SPCES 
50 
2 (1) 
2 (1) 
 
 

 
WATERFORD CENTRAL APARTMENTS 
 
61 & 61A MYROCK AVENUE 
 
WATERFORD, CONNECTICUT 
3 | REV: 05/03/23 
TRAFFIC STATEMENT 
A Traffic Impact and Access Study was prepared by Joseph Balskus, PE, PTOE of VHB, dated March 
17, 2023, for the full Waterford Central Apartment development. 
Site generated vehicle trips are estimated based on land use data published by the Institute of 
Transportation Engineers (ITE) Trip Generation Manual, 10
th Edition. The proposed 216-unit multi-
family development is most appropriately defined as Land Use Code 221 for “Multifamily Housing 
(Mid-Rise)” containing 3-10 floors, in a General Urban/Suburban setting. Based on ITE Land Use 
Code 221, the subject development is estimated to generate an additional: 
• 90 vehicle trips (22 entering, 68 exiting) during the weekday A.M. peak hour 
• 113 vehicle trips (71 entering, 42 exiting) during the weekday P.M. peak hour 
The study concluded that the study area roadways and intersection can accommodate the additional 
traffic generated by the development with proposed improvements at the signalized intersection of 
Willetts Avenue at Boston Post Road. The addition of a northbound left-turn lane will improve 
operations of Willetts Avenue with shortened queue lengths. 
The traffic study and proposed improvements will be reviewed by CTDOT and OSTA as part of 
subsequent State approvals following local review and approval. 
6. STATEMENT OF DESIGN COMPATIBILITY 
 
The Waterford Central development will assist in meeting the housing needs of the Town of Waterford 
and surrounding communities. Use of this parcel as a multi-family development is consistent with the 
designation of the Willetts Avenue at New London Town Line designation as a potential “Mixed-Use 
Focal Point.”  With the addition of 216-units the total unit density of 7.8 remains below the maximum 
allowed within the Residential Multi-Family (C-MF) Zone and is consistent with the “Higher Density 
Multi-Family Residential” designation in the 2012 Plan of Preservation, Conservation and 
Development (hereinafter POCD). A portion of the units will be designated as affordable, further 
contributing to the diversity of housing stock in the Town.  
Waterford Central will expand the housing opportunities, unit styles, and unit sizes available to 
Waterford residents and contribute to the long-term success of the development. 
• BUILDING FEATURES 
o Buildings blend with the previously approved architecture for Buildings E and F of the 
adjacent Waterford Woods development. 
 Varying rooflines, finishes, textures, colors, and other architectural features 
blend into the surrounding area along Willetts Avenue. 
• SITE FEATURES 
o Minimized disturbance of the significant natural resources and mature vegetation. 
o Extensive internal tree planting and landscaping program to complement the mature 
vegetation surround the development. 
o Native perimeter plantings to enhance the buffer separation from maintained areas to 
uplands and wetlands. 

 
WATERFORD CENTRAL APARTMENTS 
 
61 & 61A MYROCK AVENUE 
 
WATERFORD, CONNECTICUT 
4 | REV: 05/03/23 
Waterford Central Apartments will be compatible with the neighborhood, character of Waterford, and 
Zoning Regulations. 
7. CONSISTENCY WITH ADOPTED POCD 
 
Waterford Central Apartments meet the 2012 Plan of Preservation, Conservation and Development as 
follows: 
• The site design minimizes impact to the upland review areas and proposes no work within 
delineated wetlands and watercourses to preserve, protect, and enhance natural resources. All 
existing mature vegetation and tree lines will be maintained with no work within the 100’ 
upland review area. 
• Stormwater quality measures, including installation of rain gardens, vegetated treatment 
basins, minimizing impervious surfaces, minimal slopes over landscaped surfaces to promote 
infiltration, installation of catch basins with 2’ sumps, and disconnection of impervious areas 
are proposed to protect water quality. 
• Open space will be provided on site greater than the minimum required 20% for Zone C-MF. 
• Maintain and enhance the overall character and ambiance of Waterford as described above in 
the Statement of Design Compatibility; and 
• Meets the goal of providing a variety of housing types and densities to meeting the current 
housing needs of current and future residents within an area designated as “Higher Density 
Multi-Family Residential.” 
9. ADDITIONAL INFORMATION 
 
9.d ENVIRONMENTAL IMPACTS 
 
Inland wetlands and watercourses are located along the southern boundaries of the site and were field 
delineated by James Sipperly, Certified Soil Scientist. In total, 5.43 acres, or approximately 20% of 
the 27.62-acre Site lies within delineated inland wetland areas. 
Wetlands and watercourses 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, or within the 100’ upland review area. The total 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 23% of the total site, which is on the low end of 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. It should be noted that the 
impervious area includes the existing commercial development. 
• 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. 

 
WATERFORD CENTRAL APARTMENTS 
 
61 & 61A MYROCK AVENUE 
 
WATERFORD, CONNECTICUT 
5 | REV: 05/03/23 
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. No mature 
vegetation will be cleared within 100’+ of the inland wetlands as recommended by the 
JBWMP. The site will be restored with conservation and minimal maintenance grasses to the 
greatest extent possible to reduce runoff and minimize the use of water and fertilizers. 
• 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. 
9.e 
FLOODPLAIN IMPACTS 
No work is proposed for Waterford Central within a mapped FEMA Special Flood Hazard Area 
(SFHA). A FEMA SFHA Zone A is depicted on maps prepared by Franklin Surveys and shown on 
the Site Plan Set. 
14. SUPPORTING DOCUMENTATION 
 
The following documents are included as part of the application package: 
a. Signed Application Forms 
• Application for Inland Wetlands / Watercourses Permit (Declaratory Ruling) 
• Application for Site Plan / Design Review 
b. C.O.N.C.O.R.D Business Inquiry for Sig Con Associates, LLC 
c. Site Plan/Design Review Application Supplement 
• Statement of Use 
• Statement of Design Compatibility 
• Consistency with Adopted POCD 
• Additional Information 
• Supporting Documentation List 
d. CT DEEP NDDB map for the Town of Waterford, dated December 2022 
e. Abutter Map and List 
f. Traffic Impact and Access Study dated 3/17/23, prepared by VHB. 
g. Stormwater Management Report, revision dated 5/2/23 prepared by Yantic River Consultants, 
LLC. 
h. Waterford Central Site Development Plans, revision dated 5/2/23 prepared by Yantic River 
Consultants, LLC. 
i. Waterford Central Building Elevations.