Planning & Zoning Commission (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
 
Planning and Zoning Commission 
 
FROM:  
Mark Wujtewicz, Planner 
 
DATE:  
May 23, 2023 
 
TITLE:  
Staff Report:  
Multi Family Development  
 
 
 
 
Site Plan Application PL-23-9 
 
 
 
 
Waterford Central Apartments 
 
 
 
 
61 & 61A Myrock Avenue 
 
 
 
 
 
EXECUTIVE SUMMARY 
The proposal as submitted is to construct a 216-unit multifamily development in six buildings with a 
mix of 144 one bedroom and 72 two bedroom units and to repurpose an existing vacant Office Building 
located at the southern end of the site to Office Use. The two parcels combined contain 27.62 acres and 
are located within the C-MF (Commercial-Multi Family Zoning District). As a result of this project, the 
rear parcel known as 61A Myrock Avenue will be merged into 61 Myrock Avenue. There is also a 
proposed lot line adjustment between 394 Willetts Avenue Extension and 61 Myrock Avenue. A survey 
of the proposed lot line revisions indicate that the two parcels will remain compliant with Zoning 
Requirements. The proposed multifamily use and the office use are both permitted in the C-MF Zone 
District in accordance with Sections 16.1.2 (multi-family development) and 8.1.3 (business offices and 
professional buildings) of the Zoning Regulations. In accordance with the Zoning Regulations, which 
define an acre as containing 40,000 square feet, a total of 221 units would be allowed at a density of 8 
units per acre. There are no site or building modifications proposed for the existing Office Building. 
There are 5.43 acres of wetlands located predominately along the southern boundaries of the site. There is 
no work proposed within the wetlands or within the 100’ upland review area. The Waterford 
Conservation Commission has reviewed the plan and at a meeting on April 27, 2023 rendered a 
determination that there is no regulated activity associated with the project as presented.  
 
A total of 326 parking spaces are being provided for on the site. The required amount of parking 
based upon the bedroom mix is 324. The project also includes the construction of five freestanding garage 
units, which will provide for parking of 35 vehicles as well as storage units interior to the garage 
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

 
F:\PUBLIC\WS\PZAPPS\In Process\Myrock, 61 and 61A\Myrock, 61 and 61A PL-23-9\DRAFT Staff Report_JMEdits.docx 
structures. The project qualifies as a Major Traffic Generator and as required, the applicant will submit to 
apply for a permit from the Office of the State Traffic Administration.  
 
This project is located adjacent to a previously approved multifamily development to the west, a 
portion of which is completed and occupied with the remaining portion still under construction. Due to 
the adjacency of these projects and with both projects owned and under the control of the applicant, there 
will be one entrance from Willetts Avenue utilized for the multifamily use. The existing driveway access 
over the CL&P driveway serving 61R Myrock Avenue will continue for the Office use. Active 
recreational amenities proposed on the site include a pickleball court, pollinator and organic gardens and a 
dog park. 
The site will be served by municipal water and sewer. Associated easements for access and utilities 
will be provided. 
 
 
BACKGROUND 
 
Pertinent Regulations 
CGS 8-3(g) 
 
Permitted Use within the District 
Section 8.1.3 – Business Offices and Professional Buildings 
Section 16.1.2 - In the C-MF District, permitted uses shall include multi-family development in 
accordance with the provisions of Section 18 of these regulations and those uses 
permitted under Section 8.1 of these regulations. 
Section18 - 
 Multi Family Development 
Section 22 -  
Site Plans 
Section 22b -  Design Review of Site and Building Improvements 
 
DISCUSSION 
The applicant proposes to construct a 216-unit multifamily project with associated site 
improvements located at 61 & 61A Myrock Avenue. Multifamily uses located within the Multifamily 
Zone Districts require Site Plan Approval from the Planning and Zoning Commission in accordance with 
Section(s) 16.1.2 and 18 of the Zoning Regulations. The proposal also includes the repurpose of an 
existing vacant office building, which requires a site plan approval in accordance with Section 8.1.3, and 
22 of the Zoning Regulations. The multifamily use and office use are both included in this application. 
The proposal has been reviewed by Town Agencies, the Waterford Conservation Commission has made 
the determination that there are no wetlands impacted, and all work occurs outside of the 100’ upland 
review area.  
In accordance with Section 22.3 of the Zoning Regulations, the Commission shall take action on 
the plan that was initially received and may approve that plan with modifications and conditions in order 
for the final plan to be consistent with the requirements for site plan approval. A review of the plans and 
reports identified areas in which modifications to the site plan will be required in order that the final plan 
is consistent with the Zoning Regulations. These modifications are listed within this staff report as 
conditions of approval. The Commission may take action by incorporating the conditions of approval into 
its decision.  

 
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The applicant has provided written responses to the outstanding agency review comments. Those 
responses have been reviewed and found to be acceptable. Some of which have been incorporated within 
the staff report as conditions of approval. 
A Traffic Impact and Access Study conducted by the applicant’s Traffic Engineer was submitted 
into the file. This study analyzed traffic impacts on Willetts Avenue from this project. A Traffic Impact 
Statement was previously performed for the adjacent Waterford Woods Project Phase 1 and a Traffic 
Study was performed for the Phase 2 portion of the Waterford Woods Project, which took into account 
the accumulated traffic impact on Willetts Avenue from both phases. The Traffic Impact and Access 
Study included for this project also takes into account the overall traffic impact from both Waterford 
Woods Phases and this project currently before the Commission. The Commission had requested that a 
peer review study of the applicant’s traffic report be conducted. The Traffic Impact and Access Study and 
all other documentation and plans were provided to the Town’s third party traffic engineer for review. 
Staff is awaiting the results from the Town’s Traffic Consultant. The Traffic Impact Study recommended 
widening Willetts Avenue at its intersection with Boston Post Road in order to accommodate a second 
queuing lane dedicated left turn northbound approach onto Boston Post Road. The study also determined 
that with the reduced queuing created by the addition of the second lane at the northbound approach to 
Boston Post Road, the signalized intersection would operate at a Level of Service B or better. The non-
signalized intersection of the site drive with Willetts Avenue will operate at Level of Service C or better 
across all peak hours.  The applicants Traffic Impact and Access Study has concluded that that the study 
area roadways and intersections will operate at acceptable standards provided the proposed improvements 
are implemented. The applicant is required to obtain a permit from the Office of State Traffic 
Administration prior to issuance of any permits to start construction.  
The applicant has applied for a review and permit from the CT Office of State Traffic 
Administration (OSTA) as required. The Commission reserves the right to review any modifications 
proposed within the property in order to accommodate any required improvements as a result of the 
OSTA permit findings and conditions. 
The applicant conducted a series of test pits. The results from the test logs revealed the presence 
of a pre-existing landfill comprised of construction debris such as brick, concrete, mortar, wood, metal 
pipe and debris. The test logs also indicate that residential and municipal solid waste was not encountered. 
All surface debris will be removed in areas of construction and covered with clean fill material from the 
cut portion of the site. All metals will be removed and replaced with clean fill material.   
A Stormwater Management Design Report was submitted into the file for the proposal. A review 
of the report was conducted and stormwater design elements, including the stormwater basin and rain 
gardens to address both water quality and quantity were incorporated into the plans. These systems have 
been reviewed and found that they will function adequately to mitigate any adverse impacts of both 
stormwater quality and quantity to subsurface and surface receiving waters and wetlands.  
The project is presented as being constructed in phases along with a construction schedule. All 
site improvements in support of each building including but not limited to parking, sidewalks and 
landscaping must be completed in accordance with the approved site plan prior to issuing a Certificate of 
Zoning Compliance for each building. The stormwater detention basin and treatment system must also be 
completed and stabilized prior to receiving water from the storm drainage system.  
The proposed water and sewer systems will be privately owned and constructed to Town of 
Waterford and City of New London design standards.  
 
RECOMMENDED ACTION 
 
Based on the information provided, staff recommends the Planning and Zoning Commission find that:  
 
Findings: 

 
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1. The parcel is located within the C-MF Zoning District as identified on the most recently adopted 
Zone District Map. 
2.  The merger of 61 and 61A Myrock Avenue, as a result of this project is consistent with Zoning 
Regulations. 
3. The proposed lot line adjustment impacting 394 Willetts Avenue Extension and 61 Myrock Avenue 
indicated on the Lot Line Revision Plan is compliant with Town of Waterford Zoning Regulations 
4. The project is a multifamily development which is a permitted use within the C-MF Zone District and 
is developed in accordance with Section 18 of the Town of Waterford Zoning Regulations. 
5. The project is proposed as a Site Plan in accordance with Section 18.1a of the Town of Waterford 
Zoning Regulations 
6. The project as proposed includes the repurpose of an existing Office Building, which is a permitted 
use in accordance with Section 8.1.3 of the Town of Waterford Zoning Regulations.  
7. The Waterford Conservation Commission has reviewed this proposal and determined that there are no 
regulated inland wetland activities.  
8. With modifications as specified within the staff report, the site plan conforms to Section 22 of the 
Town of Waterford Zoning Regulations. 
9.  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. 
10. The approval of the site plan includes fire zones as may be established and enforced pursuant to 
Chapter 8.08 of the Waterford Code of Ordinances. 
 
and that the Commission approve the proposal with the following modifications and conditions:  
 
1. 
An operation and maintenance manual and inspection checklist for all elements of the stormwater 
treatment system shall be submitted to the Planning Department at the time final plans are filed.  The 
manual shall identify the party responsible for the maintenance and inspection and repair of the 
system components and responsible for submission of the annual maintenance report to the Town, in 
accordance with Section 25.6 of the zoning regulations. 
2. 
The final plans shall include a note identifying that the stormwater treatment system is in compliance 
with Section 25.6.10.14 of the Waterford Zoning Regulations 
3.  A DEEP Construction Stormwater Permit will be required for this project as the total disturbed area 
exceeds 5 acres. 
4. 
Waterford Utility Commission approved details shall be added to the final plans prior to filing on the 
land records. 
5. 
A CT Licensed Environmental Professional (LEP) shall be present to verify that any debris 
encountered during excavation is disposed of properly. 
6. 
The stormwater detention basin and treatment system shall be completed and stabilized prior to the 
issuance of the Certificate of Zoning Compliance for the first completed residential building. 
Subsequent Certificates of Zoning Compliance for each remaining residential building will be issued 
upon inspection and verification by the design engineer that the stormwater basin and treatment 
system remains stabilized and continues to function as designed. 

 
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7. 
A planting schedule for the detention basin aquatic shelf is to be submitted to the Planning 
Department for review and approval prior to planting. 
8. Proposed access easements for 61 Myrock Avenue (Waterford Central Apartments) to utilize the 
common access drive located on 394 Willetts Avenue Extension (Waterford Woods) as depicted on 
the site plan shall be provided and filed at the time of filing the final plans on the land records. 
 
Draft Motion 
 
To approve with modifications and conditions, the Waterford Central MultiFamily Development 
site plan application Permit #PL-23-9 for 61 & 61A Myrock Avenue with conditions 1 thru 8 and 
adopt the findings 1 thru 10 of the staff report.