Conservation Commission - 1084 (05/22/2025)

MEETING MINUTES 
REC
Waterford Conservation Commission
May 8, 2025, 6:30 p.m. 
25 
WAY (UA AE 27
Auditorium, Waterford Town Hall
FOR RECORD
Members Present: 
Richard Muckle, Geneva Renegar, and Wade Thomas
Members Absent: 
Keith Kriet, David Lersch, Tali Maidelis, and Ivy Plis
Alternates Present: David DeNoia
Alternates Absent: Matthew Shea
Staff Present: 
Maureen FitzGerald, Environmental Planner
J. CALL TO ORDER
The meeting was called to order by Chairman Muckle at 6:34 p.m.
D. DeNoia was seated for D. Lersch.
2. APPROVAL OF MEETING MINUTES
Motion: Made by W. Thomas, seconded by D. DeNoia to approve the April 24, 2025
meeting minutes.
Vote: 
3-0-1 [G. Renegar abstaining]
3. NEW APPLICATIONS
C-25-05: 18 Cinderella Lane — Single Family House Construction; Owner/Applicant —
Heather Randazzo
Kyle Haubert, PE., CLA Engineers, Inc. presented the application. The proposal involves
clearing and grading within the 100 ft. upland review area of a forested wetland for
construction of a septic system and grading associated with a new single family house. The
house is located in the eastern end of the parcel to minimize disturbance to the upland review
area, Silt fence is shown at the limit of grading to control sediment. He stated that staff
comments have been received and will be addressed.
W. Thomas questioned if the existing gravel driveway east of the wetland will be used or will
it be seeded. K. Haubert replied he will coordinate with the owner and respond. The
Commission accepted the application.
C-25-07: 51 Daniels Avenue — Pickleball Courts, Request for Determination of No
Regulated Wetland Activity; Applicant — Katherine Ericson, LEARN & Town of Waterford,
Owner — Town of Waterford, Agent — Atty. Matt Ranelli, Shipman & Goodwin LLP
Attorney Ranelli, Shipman & Goodwin, LLP and Dean Gustafson, Professional Soil Scientist
presented the application. Atty. Ranelli noted members from LEARN, Langdan Engineering
and Newman Architects were in attendance. He reviewed that Learn is in an agreement to
purchase the Southwest School from the Town to construct a new school facility subject to
approval by the Town’s land use agencies. The Town wants to retain approximately 4 acres
of the site for open space and pickleball courts. The projects are submitted as two separate
applications.

Conservation Commission Meeting
May 8, 2025, Page 2 of 
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Atty. Ranelli noted there are no direct wetland impacts proposed and no disturbance of the
100 ft. vernal pool envelope associated with Wetland #1 in the northeast corner. The
proposed pickleball courts are submitted as a request for a determination of a non-regulated
use, under Section 4.2.b of the Inland Wetland & Watercourses regulations as outdoor
recreation. Should the Commission find that the proposed activity has the potential for
wetland impact, the application includes a request for a finding of no regulated activity due to
the minimal disturbance of the upland review area for site grading.
Dean Gustafson, wetland scientist/professional soil scientist with All-Points Technology
Corporation reviewed the location of the three wetland areas. Wetland #1 extends slightly
onto the subject site and contains vernal pool breeding habitat for spotted salamanders and
wood frogs. Field surveys conducted in April 2025 confirmed the presence of egg masses in
Wetland #1. Wetland #2 and #3 occur off the property and do not support vernal pool
breeding habitat. A wetland function and value assessment was completed for each wetland
area and the report is included in the application materials. He reviewed the location of the
100 ft. vernal pool envelope and the upland review area boundary in the northeast corner of
the subject property. He stated he does not feel the pickleball courts will impact important
non-wetland habitat or disrupt migratory corridors of the vernal pool species as no migratory
corridor habitat occurs west of Wetland #1. The proposed location of the pickleball courts is
currently maintained as lawn.
He noted the construction of the parking area will include @ 4,000 sq. ft. of disturbance in
the upland review area. A planting plan for the area east of the courts and parking area
includes enhancement of 8,000 sq. ft. of upland area planted with native shrubs and trees and
seeded with a conservation seed mixture to provide enhanced wildlife habitat. The parking
area is curbless to support sheetflow into adjacent upland. A stormwater basin is not
proposed in order to avoid creating a decoy vernal pool. D. Gustafson reviewed the
proposed wetland and vernal pool protection measures including education of site
contractors, installation of barriers to deter wetland and vernal pool species from entering the
construction area and monitoring of the construction site.
Staff noted the discussion is pertaining to Application #C 25-07 rather than #C 25-06, not in
order of the agenda items.
Motion: Made by W. Thomas, second by G. Renegar to modify the agenda to continue
discussion on Application #C-25-07 before #C-25-06.
Vote: 4-0
Chairman Muckle questioned how site contractors would be trained in the vernal pool
species protection measures. D. Gustafson explained a training packet is provided to the
general contractor, signage is placed at the limits of disturbance and their company’s contact
information is provided if there are any questions.
Motion: Made by D. DeNoia, second by G. Renegar to accept the application for review and
continue the discussion at the next scheduled meeting.
Vote: 4-0

Conservation Commission Meeting
May 8, 2025, Page 3 of 
4
C-25-06: 51 Daniels Avenue — LEARN Regional Service Education Center, Request for
Determination of No Regulated Wetland Activity; Applicant — Katherine Ericson, LEARN,
Owner — Town of Waterford, Agent — Atty. Matt Ranelli, Shipman & Goodwin LLP
Attorney Matt Ranelli, Shipman & Goodwin, LLP, Dean Gustafson, Professional Soil
Scientist, and Bill Willsey PE, Langan Engineers presented the application. Atty. Ranelli
noted members from LEARN, Langdan Engineering and Newman Architects were in
attendance. He explained that upland review areas associated with 3 off-site wetlands extend
onto the project site. The new school project will involve disturbance to a small area of the
Wetland #2 upland review area for construction of a walking path.
Dean Gustafson, wetland scientist/professional soil scientist with All-Points Technology
Corporation presented the three wetland areas as discussed for the record in the prior
application. He reviewed the plan sheet showing the sidewalk construction at the southeast
end of the parcel adjacent to the cell tower, noting it involves 165 sq. ft. of permanent
disturbance of the upland review area. The existing gravel access road to the cell tower also
occurs in the upland review area to the east of the proposed sidewalk. He noted the sidewalk
would have a de minimis impact on the upland review area.
Bill Willsey, PE of Langan Engineers presented the proposed stormwater management
system. He reviewed the locations of two sub-surface detention/infiltration systems with pre-
treatment components to achieve 80% total suspended solid removal and treat the water
quality from the project. The northern system discharges to the Daniels Avenue stormwater
system, the southern system discharges to the vegetated slope in the southwest portion of the
project area. A vegetated infiltration pond will be constructed in the lawn area west of the
school facility and discharge to a vegetated swale that connects to the Daniels Avenue
system. B. Willsey noted the design provides a 50% reduction in the 2-year storm peak
discharge, a 44% reduction for the 10-year storm and a 23% reduction or the 100-year storm
event.
Staff requested the opportunity to review the outlet location at the southwestern slope with
the project wetland scientist. The Commission accepted the application for review and will
continue the discussion at the next scheduled meeting.
4. APPLICATION REVIEW
No discussion.
5. VIOLATIONS
12 Perkins Farm Road: Unauthorized Mowing and Lawn Encroachment in a Conservation
Easement Area — Complaint Received April 30, 2025
The Commission reviewed a complaint and photographs received on April 30, 2025 showing
mowing has been conducted in a portion of the conservation easement area, a copy of the
signed consent order and the November 8, 2025 letter to the owners from the Environmental
Planner requesting the unauthorized mowing cease.
Motion: Made by R. Muckle, second by W. Thomas to refer the matter to Town counsel for
legal action and enforcement.
Vote: 4 -0.

Conservation Commission Meeting
May 8, 2025, Page 4 of 4
6. OTHER BUSINESS
No discussion.
7. CORRESPONDENCE
None received.
8. ADJOURNMENT
The meeting adjourned at 7:50 p.m.
Respectfully Submitted,
Maureen vite AE j
Environmental Planner