Planning & Zoning Commission - 1227 (03/10/2026)

ZONING MAP CHANGE 
 
140 WATERFORD PARKWAY SOUTH 
 
WATERFORD, CONNECTICUT 
1 | DATED: 1/8/26 
PLANNING & ZONING APPLICATION SUPPLEMENT 
5. 
STATEMENT OF USE 
SITE DESCRIPTION 
The subject parcel is located at 140 Waterford Parkway South in Waterford, Connecticut and identified 
as Lot 9514 on the Town of Waterford Tax Assessor Map 111. The parcel is located on the south side 
of Waterford Parkway South 0.9 miles east of the intersection with Cross Road. The parcel is owned 
by Mathon Fund I, Liquidating Trust, James C. Sell, Liquidating Trustee, has a total area of 188.8 
acres, and lies entirely within the General Industrial Park Zone (IP-1). The parcel is hereinafter referred 
to as the “Site”. 
The existing site is currently vacant. Following is a general history of uses based on a review of 
historical aerial imagery and mapping. 1934, 1965, 1986, 1995, and 2024 aerial overlays are enclosed. 
Pre-1945 
Agricultural uses up to the mid-1940’s with residential and agricultural structures on 
the west and east side of Jordan Brook. Approximately 74 acres (40%) of the parcel 
cleared for agriculture with a road running north/south through the parcel and 
connecting with Fog Plain Road. 
1945-1987 
Waterford Airport occupying the eastern portion of the site with driveway access along 
the easterly embankment of Jordan Brook serving the airport structures, runways, and 
outdoor storage. Agricultural uses to the west of Jordan Brook abandoned with 
revegetation of open fields. North/south road reconfigured through airport. 
1987-1995 
Approval and partial construction of “Waterford Landing”, a commercial subdivision 
with 25 lots. A portion of the infrastructure was constructed, including the primary road 
identified as Waterford Landing, easterly portions of the road identified as Commerce 
Way, drainage, and utilities. No buildings were constructed and construction of the 
infrastructure was not completed. 
1995-2020 
Limited commercial use of the partially constructed roads and infrastructure. 
Revegetation of disturbed areas outside of internal road network. 
2020-2026 
No apparent uses. An application was submitted to the Town of Waterford for a 
concrete products manufacturing facility located in the easterly portion of the site in 
2020. No decision was rendered on the application. Former disturbed areas sparsely 
revegetated. 
PROPOSED ZONE CHANGE 
The parcel owner, Mathon Fund I, Liquidating Trust is requesting a Zone Change to Industrial Multi-
Family District (I-MF) for the subject Site in accordance with Section 16 of the Town of Waterford 
Zoning Regulations. The requested Zoning Map change to I-MF will allow for multi-family use in 
accordance with the provisions of Section 18 of the Zoning Regulations while also allowing the 
permitted and special permit uses listed under Section 13.1 and 13.2 for the General Industrial Park 
District. 
The proposed zone change will provide opportunities for a mixed-use development within one mile of 
the intersection of Cross Road and Waterford Parkway South, which is identified as a “Possible Future 

 
ZONING MAP CHANGE 
 
140 WATERFORD PARKWAY SOUTH 
 
WATERFORD, CONNECTICUT 
2 | DATED: 1/8/26 
Mixed-Use Node” in the Plan of Conservation and Development (POCD). This intersection provides 
convenient access to commercial and business areas to the north and south via Cross Road and to the 
east and west via the Interstate 95 entrance and exit ramps. 
6. 
STATEMENT OF DESIGN COMPATIBILITY 
Statement of Design Compatibility not applicable for Zoning Map Change. 
7. 
CONSISTENCY WITH ADOPTED PLAN OF PRESERVATION, CONSERVATION AND 
DEVELOPMENT (all applications) 
PROPOSED ZONE CHANGE 
The proposed zone change to I-MF will provide opportunities for a mixed-use development within 
one mile of the intersection of Cross Road and Waterford Parkway South, which is identified as a 
“Possible Future Mixed-Use Node” in the POCD. 
The zone change is consistent with the 2012 Plan of Preservation, Conservation and Development as 
described below. 
PRESERVE 
• Natural Resources: Jordan Brook, which bisects the parcel from north to south, is identified as 
a sensitive watershed in the POCD. The proposed zone change to I-MF will allow for a mixed-
use development with layout flexibility to conserve the Jordan Brook corridor and the adjacent 
riparian areas. 
• Open Space: A “Potential Open Space Connection” is identified along the easterly 
embankment of Jordan Brook in the Open Space Plan on page 27 of the POCD. As part of the 
conservation of the Jordan Brook corridor referenced in the bullet above, opportunities will be 
available to the Town to achieve the desired open space connection.  
GUIDE 
• Overall Structure: 
o The Site is within one mile of a “possible future mixed-use node” identified on the 
Community Structure Map on page 51. 
o Increased opportunities for Mixed-Use and Village-Style Development. 
 Mixed-use is defined as a development devoted to more than one use or purpose 
on the same property or in the same area. A zone change to I-MF will allow for 
a mixed-use development on the subject property or in support of the nearby 
mixed-use node. 
 The potential for mixed-use development will strengthen and direct 
development towards existing developed areas. The Site abuts existing 
commercial and multi-family residential developments on Waterford Parkway 
South and is less than 1.5 miles to the existing commercial/retail development 
on the north side of I-95. 
 Create a range of housing opportunities, including apartments, townhomes, 
duplexes, quadplexes, and small single-family options. 

 
ZONING MAP CHANGE 
 
140 WATERFORD PARKWAY SOUTH 
 
WATERFORD, CONNECTICUT 
3 | DATED: 1/8/26 
 Provide a variety of transportation choices, including a walkable neighborhood, 
access to Southeast Area Transit bus service within 1-mile, and access to Route 
95 within 1-mile. 
• Residential Development: 
o A zone change to I-MF will provide opportunities for a development that provides a 
variety of housing types to meet the needs of current and future Waterford residents. 
o The subject parcel has adequate road and utility infrastructure available in Waterford 
Parkway South and on site. 
o The proposed density will be in character with surrounding areas, support the nearby 
future mixed-use node, and provide housing for the increasing work opportunities in 
Waterford and Southeast Connecticut. 
o The overall design will be compatible with the existing industrial zone and the character 
of the surrounding commercially and residentially developed areas. Commercial uses 
will be located to the north adjacent to I-95, higher density multi-family centrally 
located within the limits of the former airport, and lower density townhomes and single-
family homes located around the perimeter to the south and west near medium density 
residential areas. 

     140 WATERFORD PARKWAY SOUTH    
         PREPARED FOR OWNER         
  EXISTING CONDITIONS - 1934 AERIAL 
LEBANON, CONN 06249
191 NORWICH AVENUE
YANTIC RIVER CONSULTANTS, LLC
CONTACT INFORMATION
DATE
 1/8/26 
                           WATERFORD, CT
140 WATERFORD PARKWAY SOUTH         
SHEET
  1OF5  
SCALE: 1"= 500'
 500
0
 500
www.yrc-ne.com
Web:
(860) 367-7264
Phone:
INLAND WETLANDS
INLAND WETLANDS
JORDAN BROOK
NEVINS BROOK
LOT AREA = 188.8 AC
140 WATERFORD PARKWAY SOUTH
USE
AGRICULTURAL
USE
AGRICULTURAL
ROAD
ROAD
ROAD
USE
AGRICULTURAL

     140 WATERFORD PARKWAY SOUTH    
         PREPARED FOR OWNER         
  EXISTING CONDITIONS - 1965 AERIAL 
LEBANON, CONN 06249
191 NORWICH AVENUE
YANTIC RIVER CONSULTANTS, LLC
CONTACT INFORMATION
DATE
 1/8/26 
                           WATERFORD, CT
140 WATERFORD PARKWAY SOUTH         
SHEET
  2 OF5  
SCALE: 1"= 500'
 500
0
 500
www.yrc-ne.com
Web:
(860) 367-7264
Phone:
WATERFORD PARKWAY SOUTH
I-95
INLAND WETLANDS
INLAND WETLANDS
JORDAN BROOK
USE
AGRICULTURAL
AIRPORT
WATERFORD
NEVINS BROOK
LOT AREA = 188.8 AC
140 WATERFORD PARKWAY SOUTH
ROAD
ROAD
USE
AGRICULTURAL
ENTRANCE
AIRPORT

     140 WATERFORD PARKWAY SOUTH    
         PREPARED FOR OWNER         
  EXISTING CONDITIONS - 1986 AERIAL 
LEBANON, CONN 06249
191 NORWICH AVENUE
YANTIC RIVER CONSULTANTS, LLC
CONTACT INFORMATION
DATE
 1/8/26 
                           WATERFORD, CT
140 WATERFORD PARKWAY SOUTH         
SHEET
  3 OF5  
SCALE: 1"= 500'
 500
0
 500
www.yrc-ne.com
Web:
(860) 367-7264
Phone:
WATERFORD PARKWAY SOUTH
I-95
INLAND WETLANDS
INLAND WETLANDS
JORDAN BROOK
AIRPORT
WATERFORD
NEVINS BROOK
LOT AREA = 188.8 AC
140 WATERFORD PARKWAY SOUTH
USE
AGRICULTURAL
FORMER
DEVONSHIRE DR.
YORKSHIRE DR.
ROAD
FORMER
USE
AGRICULTURAL
FORMER
ENTRANCE
AIRPORT

     140 WATERFORD PARKWAY SOUTH    
         PREPARED FOR OWNER         
  EXISTING CONDITIONS - 1995 AERIAL 
LEBANON, CONN 06249
191 NORWICH AVENUE
YANTIC RIVER CONSULTANTS, LLC
CONTACT INFORMATION
DATE
 1/8/26 
                           WATERFORD, CT
140 WATERFORD PARKWAY SOUTH         
SHEET
  4 OF5  
SCALE: 1"= 500'
 500
0
 500
www.yrc-ne.com
Web:
(860) 367-7264
Phone:
WATERFORD PARKWAY SOUTH
I-95
INLAND WETLANDS
INLAND WETLANDS
JORDAN BROOK
LOT AREA = 188.8 AC
140 WATERFORD PARKWAY SOUTH
NEVINS BROOK
ROAD
FORMER
DEVONSHIRE DR.
YORKSHIRE DR.
(CONSTRUCTED)
WATERFORD LANDING
(PARTIALLY CONSTRUCTED)
COMMERCE WAY
(NOT CONSTRUCTED)
RESEARCH DRIVE
APPROVED 4/9/90
WATERFORD LANDING
(NOT CONSTRUCTED)
COMMERCE WAY
PARCEL C
OPEN SPACE
PROPOSED
PARCEL B
OPEN SPACE
PROPOSED
PARCEL A
OPEN SPACE
PROPOSED

     140 WATERFORD PARKWAY SOUTH    
         PREPARED FOR OWNER         
  EXISTING CONDITIONS - 2024 AERIAL 
LEBANON, CONN 06249
191 NORWICH AVENUE
YANTIC RIVER CONSULTANTS, LLC
CONTACT INFORMATION
DATE
 1/8/26 
                           WATERFORD, CT
140 WATERFORD PARKWAY SOUTH         
SHEET
  5 OF5  
SCALE: 1"= 500'
 500
0
 500
www.yrc-ne.com
Web:
(860) 367-7264
Phone:
WATERFORD PARKWAY SOUTH
I-95
INLAND WETLANDS
INLAND WETLANDS
JORDAN BROOK
LOT AREA = 188.8 AC
140 WATERFORD PARKWAY SOUTH
(CONSTRUCTED)
WATERFORD LANDING
NEVINS BROOK
ROAD
FORMER
DEVONSHIRE DR.
YORKSHIRE DR.