Planning & Zoning Commission (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
 
Planning and Zoning Commission 
 
FROM:  
Mark Wujtewicz, Planner 
 
DATE:  
August 27, 2024 
 
TITLE:  
Staff Report:  The Williams School Athletic Complex 
 
 
 
 
Athletic Teams and Facilities Building 
 
 
 
122 Bloomingdale Road 
 
 
 
Site Plan 
Application PL-24-13 
 
 
 
EXECUTIVE SUMMARY 
The project as proposed is to construct a two story 2,400 square foot footprint athletic teams and 
facilities building located at the Williams School Athletic Complex at 122 Bloomingdale Road. 
The property consists of approximately 23 acres with existing athletic fields, a maintenance 
building, pavilion and associated parking. The proposed building will be served by the existing 
on-site water supply well and subsurface sewage disposal system. Site improvements associated 
with the building include access driveway, grading, stormwater management and landscaping. 
The building and attached patio area will be utilized by the Williams School in support of the 
athletic facilities on the site. While the property is located within the R-20 and R-40 Zone 
Districts, the proposed development for this application occurs within the R-20 Zone District. 
Prior planning and Zoning Commission approvals granted for the site included initial site plan 
approval on March 12, 2001(#01-101) for the development of the property install athletic fields, 
tennis courts, maintenance building and associated parking. A modified site plan approval 
granted on February 10, 2014 (PL-14-2) to construct a pavilion building. A modified site plan 
approval granted on April 9, 2018 to relocate the previously approved pavilion building and 
construct tennis courts in the area of the pavilion building. 
The application has been reviewed and approved by the Waterford Conservation Commission 
through the issuance of Inland Wetland Permit #C-24-03. A copy of the Conservation 
Commission Action has been submitted into the record.  
 
 
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

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BACKGROUND 
 
Pertinent Regulations 
CGS 8-3(g) 
Section 4 – Medium Density Residential (R-20)  
Section 4.1.4 – Public or private parks and playgrounds, subject to the approval of a 
site plan under the provisions of Section 22 of these regulations 
Section 5 – Low Density Residential (R-40)  
Section 5.1.4 – 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 
Section 22b – Design Review of Site and Building Requirements 
 
 
This application was received by the Commission on August 13, 2024. 
Action on this application must be no later than October 7, 2024. 
 
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 proposed facility will impact approximately 
8,000 square feet of upland within the upland review area. As a result, an application for Inland 
Wetland Permit #C-24-03 was submitted to the Waterford Conservation Commission. Inland 
Wetland Permit #C-24-03 was approved with conditions by the Conservation Commission to 
conduct authorized regulated activities associated with excavation, grading and construction 
within the upland review area, and discharge of treated stormwater runoff to an area upgradient 
of inland wetlands and watercourses. In accordance with CGS §8-3(g) a report of the 
Conservation Commission action was submitted into the record. 
The applicant submitted Stormwater Drainage Calculations into the record. Modification of 
existing onsite stormwater drainage structures and the design and installation of new stormwater 
drainage structures and basin are consistent with the Stormwater Analysis submitted into the 
record by the design engineer. The proposed stormwater mitigation is designed to meet the 
criteria of the Connecticut 2004 Stormwater Quality Manual.  
Paved access to the building will be accommodated by extending an existing paved drive to 
the building. There is no designated parking proposed for the building. The paved area proposed 
on the north side of the building accommodates the building access to the lower level garage and 
storage area for facilities equipment and trash pickup from the dumpster. The applicant proposes 
that a portion of the building will be for storage of equipment, therefore, there are no areas 
designated for outdoor storage. 

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The site is served by an onsite septic and well. The Ledge Light Health District is currently 
reviewing the application for compliance with the public health code.  
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 4.1.4 
of the Waterford Zoning Regulations. 
2.  
The application meets the criteria for site plan approval, pursuant to Section 22 of the 
Waterford Zoning Regulations, subject to modifications listed. 
3. 
The Waterford Conservation Commission issued Inland Wetland Permit# C-24-03 for 
regulated inland wetland activities. 
4. 
The Waterford Conservation Commission issued a report of its action on application 
#C-24-03 in accordance with CGS §8.3(g). 
5.  
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. 
 
and that the Commission approve the proposal with the following modifications and conditions:  
 
1. 
Approval from the Ledge Light Health District prior to filing the final plans on the 
land records.  
2. 
There shall be no outdoor storage of equipment. This shall be noted on the site plan 
prior to filing on the land records 
3. 
All conditions of approval for Inland Wetland Permit #C-24-03 shall be incorporated 
into this decision as if fully set forth herein. 
 
Proposed Motion 
To approve with modifications and conditions, the Site Plan for the Williams School 
Athletic Teams and Facilities Building application #PL-24-13 at 122 Bloomingdale Road, 
with modifications and conditions 1 thru 3 and to adopt the findings 1 thru 5 of the staff 
report.