Planning & Zoning Commission - 1108 (07/22/2025)
agenda center attachment
| Board/Commission | Planning & Zoning Commission |
|---|---|
| Meeting Date | July 22, 2025 |
| Pages | 94 |
| File Size | 8.8 MB |
| OCR Status | Searchable (OCR processed) |
| Source URL | Original |
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REQUEST FOR SITE PLAN APPROVAL OF
PROPOSED SCHOOL FACILITY LOCATED AT
51 DANIELS A VENUE
MAY 7, 2025
Kate Ericson
kericson@leam.k12.ct.us
Executive Director
LEARN
44 Hatchetts Hill Road
Old Lyme, CT 06371
Phone: 860 434 4800
Dean Gustafson, Soil Scientist
dgustafson@allpointstech.com
567 Vauxhall Street Extension - Suite 311
Waterford, CT 06385
Phone: 860 552 2033
Mark Vertucci PE, PTOE
mark. vertucci@fando.com
One Financial Plaza, 15th Floor
Hartford, CT 06103
Phone: (860) 783 4756
Katelyn Chapin AIA
kchapin@newmanarchitects.com
Newman Architects
265 Church Street, 15th Floor
New Haven, CT 06510
Phone:
Kathryn Gagnon PE, LEED AP
kgagnon@Langan.com
Long Wharf Maritime Center
555 Long Wharf Drive, 9th Floor
New Haven, CT 06511-6107
Phone: (203) 562 5771
Matthew Ranelli, Esq., LEED AP
mranelli@goodwin.com
Shipman & Goodwin LLP
265 Church Street, 12th Floor
New Haven, CT 06510
PHONE: (860) 251-5748
1.
Transmittal letter
TABLE OF CONTENTS
MAY 7, 2025
2.
Site Plan/Design Review Application Form
3.
Plan Sheet CS 100 showing proposed new lot lines, photo-reduced to 11" x 17"
4.
Plan sheets CS l O 1-102 showing site plan layout, photo reduced to l l" x l 7"
5.
Color Rendering of the Proposed Facility
6.
Traffic Report (excerpt), prepared by Fuss & O'Neill, dated April 2025
7.
Stormwater Management Report (excerpt), prepared by Langan, dated May 1, 2025
8.
Environmental Assessment Report (excerpt), prepared by All-Points Technology Corp.,
dated May l, 2025
9.
Narrative Response to Pre-Application Review Comments from Town Professional Staff
l 0.
Notification letter to Waterford Utilities Commission/Water Company
SUBMITTED SEPARATELY
Application Fee
Full Size Plan Sets
Stormwater Management Report, prepared by Langan, dated May l, 2025.
Traffic Report, prepared by Fuss & O'Neill, dated April 2025
Environmental Assessment Report, prepared by All-Points Technology Corp. dated May 1,2025
TAB1
SHIPMAN
Matt Ranelli
Phone: (203) 836-2805
MRanelli@goodwin.com
Greg Massad, Chair and
Commission Members
May 7, 2024
Waterford Planning & Zoning Commission
15 Rope Ferry Road
Waterford, CT 06385
265 Church Street
Suite 1207
New Haven, CT 06510
Jonathan Mullen
Planning Director
Mark Wujewicz
Planner
15 Rope Ferry Road
Waterford, CT 06385
Re:
Request For Site Plan Approval of Proposed School Facility; 51 Daniels Avenue,
Waterford CT
Dear Chair Massad and Commission Members:
On behalf of our client, LEARN Regional Education Service Center ("LEARN"), we are
pleased to submit to the Planning & Zoning Commission this application for site plan approval
of a new school facility to replace the existing school facility (the former Southwest School)
located at 51 Daniels Avenue in Waterford. The new public, magnet elementary school and
daycare will improve the site with a modem facility that meets all modem standards, life safety
codes, classroom design, energy efficiency, acoustic and ADA regulations. The school is an
allowed use in the R-40 district by site plan approval and is consistent with the Town Plan of
Conservation and Development for the site.
The Proposed Project and Statement of Use
LEARN is a Connecticut regional educational service center1 that provides educational
resources, programs and services to help meet the needs of the towns it serves, including
Waterford. The Town of Waterford has agreed to sell a ±15.36-acre portion of the former
Southwest School site at 51 Danial A venue to LEARN for the purpose of constructing new
school facility which is the subject of this application. The Town of Waterford will also retain a
±3.96-acre portion of the 51 Danials Avenue site to be merged with adjacent Town-owned open
space land and in part for recreational use to construct two new pickleball courts - which are the
1 Regional educational service centers were authorized by state statute starting in 1972 and based on voluntary
partnerships with local towns and schools. LEARN serves Waterford and parts of other nearby towns.
Shipman & Goodwin LLP
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Connecticut
I
New York
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www.sh1pmangoodw1n.com
May 7, 2025
Page 2
subject of a separate site plan application filed simultaneously with this application and pending
before the Commission. The areas to be sold to LEARN and the areas to be retained by the
Town are shown on plan sheet CS l 00 (attached at Tab 3).
LEARN is proposing to replace the existing Southwest School building with a new
combine magnet elementary school and daycare facility. The combined magnet elementary
school and daycare will accommodate for a maximum of 574 students (with 526 students
expected to occupy the magnet elementary school and 48 students to occupy the daycare center).
The facility will serve Waterford residents as well as students from surrounding towns in
accordance with LEARN's statutory authorization to provide public educational services to local
towns and schools.
The new elementary school building be an upgrade over the existing building by meeting
all the current building, life safety, efficiency and accessibility codes. In addition, the proposed
plan includes replacing the existing conditions with a modem stormwater management system
that satisfies Waterford's stormwater ordinances and the state guidance documents. The building
is mostly located in the area of the existing school building and parking lot but expanded mostly
to the rear of the lot to allow for the larger size structure and incorporation of courtyard like
recreation areas. The proposed school design satisfies all setback, bulk and area standards and
other provision of the Commission's regulations. The proposed school facility site plan layout is
shown on plan sheets CSl0land CS102 (attached at Tab 4). The proposed single story design of
the building and significant setback is compatible with the scale of the neighborhood and
enhance the character of the community over the existing structure. A color rendering is
provided at Tab 5 of these materials and additional elevations are provided in the plan sets.
Consistent with the Plan of Conservation and Development
The proposed plan is consistent with the Waterford Plan of Conservation and
Development (POCD) (2012). The POCD future land use map (p. 81) identifies the site for
future institutional and community use (as does the Regional POCD). The POCD
implementation plan call for the site to be considered as a possible future school site and for
recreation fields. The proposed plan satisfies both goals the first by selling a portion of the site
to LEARN to develop a school and the second by the town retaining ownership of a portion of
the site for increased open space recreation and adding two pickleball courts. In addition, the
proposed plan advances several other goals contained in the POCD including preserving natural
resources (p. 16), protecting water quality (p.17), increasing open space (p.25) and meeting
community needs (p.67).
Traffic Report
LEARN retained a leading traffic engineer, Mark Vertucci PE, PTOE, of Fuss & O'Neill
with statewide and local experience to evaluate the existing traffic conditions as well as the
anticipated traffic generated by the school. Mr. Vertucci's traffic report is attached at Tab 6. To
be conservative, the traffic report assumes that there is no traffic generated from the site under
existing conditions even though the former Southwest School obviously generated traffic in a
similar pattern as the proposed school. In addition, for purposes if the study the report assumed
Shipman & Goodwin LLP I Connecticut I New York I www.sh1pmangoodw1n.com
May 7, 2025
Page 3
that the elementary school and daycare pick up and drop off would peak at the same time
notwithstanding the separate start times for each.
The traffic report determined the site access drive meets the recommended site line
distances and the entrance has adequate capacity for queuing cars entering and exiting. The
report also analyzed the nearby roadways and intersections and found sufficient capacity for the
projected traffic volumes and acceptable levels of service. The report does make
recommendations minor signal timing and optimization at the three signalized intersections
included in the traffic study and recommends additional stop signs at the intersection of Daniels
A venue and Spithead Road. All of those recommendations are accepted by LEARN.
Stormwater Management
As detailed in the LEARN's stormwater report prepared by, Langan, (attached at Tab 7)
the proposed stormwater management system is an improvement over existing conditions. The
new system will provide better stormwater treatment and management that controls and reduces
the peak runoff rate and total volume across all storm events up to and including the 100-year
storm. The system satisfies the requirements contained in the Waterford Stormwater Ordinance
and is consistent with the updated 2024 state Stormwater Quality Manual guidance document.
Wetlands
LEARN has filed a wetland application for a determination of no regulated activities or
of non-regulated activities for the proposed school facility which is pending with the
Conservation Commission. The proposed plan does not contain any direct wetland activities and
no permanent disturbance in the 100-foot upland review area other than a small section of
sidewalk located over 90 feet from the wetland boundary. LEARN's wetland expert, Dean
Gustafson of All-Points Technology reviewed the plans, and concluded that the temporary
disturbance and grading and sidewalk area will not adversely impact the wetlands. Mr.
Gustafson's report is attached at Tab 8.
Conclusion
Based on the above, LEARN respectfully requests that the Commission grant site plan
approval for the proposed school. We have included an application of $660, if a different fee is
due please let us know and we will pay it promptly. We look forward to the opportunity to
present LEARN's application to you at the Commission next meeting. Thank you for
consideration.
Enclosures
Sincerely,
~
~ad&
Matthew Ranelli
Shipman & Goodwin LLP I Connecticut I New York I www.sh1pmangoodw1n com
TAB2
Town of Waterford
Department of Planning and Development
www.waterfordct.org
PZCForm 1
Planning and Zoning Application
Office Use Only
Date Submitted: -----
Processed By: _____ _
App. No.: ______ _
Total Fee:$ _____ _
Electronic Submission
Waived:
Yes
No
1.
Type of Application(s), Use and Property Information (check all that apply)
□ Informal Staff Review
0 Site Plan/Design Review
D Municipal Project (CGS§8-24)
□ Special Permit/Design Review'
D Subdivision /Resubdivision
D Lot line Adjustment
□ Zoning Map Change
D Regulation Amendment(s)
D New District
□ Multifamily Development
D Coastal Area Management 2
D Earth Excavation
□ Flood Hazard Area
□other:
Oother:
Specify all uses and corresponding section for which this application applies3:
Public School
Use: ------------------
Use: ________________ _
Use: ------------------
Section: 5.1.3
---- ----------------
Section: ___________________ _
Section: --------------------
Name of proposed development/subdivision: _____________ If subdivision how many lots?: __ _
If applicable, are roadways proposed to be private, public or both:
D Private
Parcel I
Map/Block/Lot: 143 /1783_
D Public
I
I
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Street No. & Name:
51 Daniels Avenue
Size SF/AC: 669.075 SF / 15.36 ac
Zoning District(s): __,_R=--4_,_0=------
□
Both
4
Parcel 2
Map/Block/Lot:
I
I
------
I
I
Street No. & Name:
Size SF/AC: _____ / ____ _
Zoning District(s): _______ _
1 Include a completed list of property owners with Parcel ID, name, address and mailing address. It is the applicant's responsibility to distribute all
notices certified return receipt. Evidence of mailing shall be submitted prior to the start of the hearing. Failure to do so will delay the opening of the
hearing.
2 Coastal Site Plan reviews under Coastal Area Management §25.4 must submit a completed PZC Form 2 in addition to this PZC Form I.
3 The use listed must correspond to the exact use term noted within the zoning district as a permitted use allowed through site plan or special permit.
4 A plan must accompany the application clearly delineating the limits of public and private roads.
2.
Applicant Information
Name:
Katherine Ericson
Title:
Executive Director
Company:
LEARN
Address:
44 Hatchetts Hill Rd.
City/State:
Old L}'.me, CT
Zip Code:
06371
Telephone:
860 .434.4800x 1345
Fax:
Agent Information; if applicable
Name:
Matt Ranelli
Title:
Partner
Company:
Shipman & Goodwin LLP
Address:
265 Church Street, Suite 1207
City/State:
New Haven, CT
Zip Code:
06510
Telephone:
203-668-1519
Fax:
4.
Property Owner(s) and Parcel(s) Information
Applicant's Authority to File Application~
D Legal Owner of Record
D Power of Attorney
0
Contract to Purchase
D Other _____________ _
Email: kericson@leam.k12.ct.us
Specify Nature of Agent
G Attorney
D Civil Engineer
D Land Surveyor
D Design Professional; ________ _
□
Other: ____________ _
Bar/License/Reg. No.: ________ _
Email: MRanelli@goodwin.com
Is owner co-applicant? Dves 0No
Note: If landowner is an LLC. Corporation, Trust or other legal entity, attach the names, addresses and title of each
member or officer, including agent(s). If same as applicant list 'Same'.
Name:
Hon. Robert Brule
Name:
Title:
First Selectman
Title:
Company:
Town of Waterford
Company:
Address:
15 Rope Ferry Road
Address:
City/State:
Waterford, CT
City/State:
Zip Code:
06385
Zip Code:
Telephone:
860.442.0553
Telephone:
Fax:
Fax:
Email:
firstsel@waterfordct.org
Email:
5 Applicant must submit evidence attesting to the authority to file application (i.e. deed, option for purchase, etc.)
S.
Statement of Use
Attached a typed statement of use in confonnance with the Zoning Regulations as described in Section 22.4.2. In addition
include all hours and days of operation, size of buildings and number of stories, utilities servicing the parcel, variances
received, number of employee and structures to be demolished.
6.
Statement of Design Compatibility (Site Plans and Special Permits only)
Attach a statement describing how the building and site design is compatible with the neighborhood, character of
Waterford and Zoning Regulations.
10.
Consistency with Adopted Plan of Preservation, Conservation and Development (all
applications)
Attach a statement attesting to how the proposed use, zone change, amendment or design is consistent with the most
recent adopted Plan of Preservation, Conservation and Development (the Plan). Note relevant Plan section numbers and
pages.
Natural and Cultural Resources
Yes
No
□
□
a. Are inland wetlands present on site?
Total SF/ AC
625 SF
/ 0.014 ac
(Off-Site)
b. Are tidal wetlands present on site?
Total SF/AC
I
-----------
c. Are their known or suspected vernal pools on the property?
% of Property
<0.5%
d. CT DEEP NDDB: Are endangered, threatened or species of special concern suspected to be located on
the property? Applicant must attach an 8 ½ x 11 map of the most current CT DEEP Natural Diversity
Database with site clearly identified regardless of response provided. If you answered yes to item d.,
attach a letter from CT DEEP stating the name of the specie(s) that are suspected to be on the
property. See Section 22 of the Zoning Regulations for additional information.
e. Are floodplains or flood hazard areas on the property?
Identify: -
- ------- -----------------------
f. Is the property located within a local, state of national historic district?
If yes identify district name: _________________________ _
g. Does the site possess any structures or sites listed on the local, state or national register of historic
landmarks?
If yes, identify: _____________________________ _
8.
Additional Information
Yes
No
□ [R]
□ [R]
□ IB]
[x]
□
□ [x]
[]
□
~ □
[]
□
□ ~
a.
b.
C.
d.
e.
f.
g.
h.
I.
Is any part of the site within 500' of the Town line? Which town: __________ _
Will any egress or ingress for the property use streets within an adjoining municipality?
Is any work proposed in wetlands or watercourses? Explain in Statement of Use
Is any work proposed within 100 feet of a wetlands or watercourse? Explain in Statement of Use
Is any work proposed within a floodplain or flood hazard area? Explain in Statement of Use
Is public water available or proposed to the site? Identify: Public water service available
Are public sanitary sewers available or proposed to the site? Identify: Sanitary sewer service available
Telephone & Electric
Is there a utility, drainage or other easement(s) on the site? Specify:distcib11tioo easements (see
Is open space proposed on the property?
survey/CS100)
How much open space is proposed (SF/AC)? ____ / ___ _
Percent of property( s ) __
Use and purpose of open space: _ ________ ______________ _
9.
Previous Land Use Permits Associated with the Property(s)
Have previous permits been issued for the Property: Ix] Yes D No
(List singularly; attached additional pages if necessary)
Date Issued
Issuing Agency
Ap_proved Use/ Activity
2012
Conservation Commission
Regulated activities
9.
Yes
□
Change of Zone, Regulation Amendment or New Zoning District, if applicable
No
a.
Is this application for a new zoning district and/or regulation not presently established within the
Zoning Regulations? If a new zoning district, distinguish type of zone proposed:
0Fixed Zone
D Floating Zone
□overlay Zone
Identify proposed zone name: _ _____________________ _ _
For new regulations, list proposed section number(s) and titles(s):
II.
lll.
D
[RI
b.
Is this application an amendment to an existing regulation? Attach proposed amendments, clearly
noting any deletions, modifications or additions. List sections proposed to be modified:
II.
Ill.
D
IKJ c.
Is this application for a change to a district already established within the regulations? Identify:
Supporting materials:
For new zoning districts or a change in zone provide a legal description of the land involved in the zone district change
including the following:
•
Location map at I"= l 000'
•
Accurate description and acreage of tract(s) to be changed with existing buildings and uses
•
Show existing features including but not limited to contours at two-foot intervals, wetlands and watercourses,
flood plains, all improvements and structures,
•
All lots or parts of lots contained in an area within 500 feet in all directions of the zone change tract
•
All lots shown in this area and within the zone change tract shall contain the name and address of owners as
recorded in the Assessor's records and shall show the nature of use
•
North point, and distance along road from nearest road intersection.
•
Scale of map(s)
11.
Bulk Zoning Requirements Table
Complete the following table, which must also be included on applicable drawings:
Zoning District(s):
R-40
Item
Required
Proposed
Minimum Lot Size
40,000 SF
669,075 SF
Frontage
100 SF
348 SF
Front Yard
50 SF
312 SF
Side Yard
25SF
52 SF
Rear Yard
50SF
464SF
Building Line
N/A
364'
Building Coverage
20%
12.99%
Parking
0
233 standard spaces & 7 ADA spaces
66 standard spaces
Landscaping
N/A
329,790 SF
Impermeable Coverage
N/A
300,520 SF
6 Attach method used to determine the number of parking spaces required.
13.
Planning, Design and Engineering Team
Provide a list of all professionals responsible for the project. Additional pages attached, if necessary: ~Yes
0No
Discipline:
Architecture
Name:
Katelyn Chapin
Company:
Newman Architects
License(s)/
Accreditations: Architect
--------------
Discipline:
MEP
Name:
Eric Gebrian
Company:
CES
Licenses and/or
Accreditations: Mechanical Enginner
Discipline:
Civil & Hazmat
Name:
Katy Gagnon
Company:
Langan
Licenses and/or
Accreditations: Civil Engineer
---'-------------
Discipline:
Environmental & Traffic
Name:
Melissa Norback
Company:
Fuss & O'Neill
Licenses and/or
Accreditations:
Senior Hydrogeologist
Discipline:
Landscape Architect
Name:
Anne Machian
Company:
ROG Planning & Design
Licenses and/or
Accreditations: Landscape Architect
Telephone:
4 75-441-7256
Fax:
Email:
kchapin@newmanarchitects.com
License(s)/
Partner in Charge license would be
Accreditation No(s): _u_s;_:e_.:.d _________ _
Telephone:
860-681-2739
Fax:
Email:
egebrian@ceseng.com
License/
Partner in Charge license would be
Accreditation No(s): _us_e_d _________ _
Telephone:
203-784-3046
Fax:
Email:
kgagnon@langan.com
License/
Partner in Charge license would be
Accreditation No(s): _ u_se_d _________ _
Telephone:
806-707-9184
Fax:
Email:
Melissa.Norback@fando.com
License/
Partner in Charge license would be
Accreditation No(s): _ u_se_d _________ _
Telephone:
402-449-0858
Fax:
Email:
amachian@rdgusa.com
License/
Partner in Charge license would be
Accreditation No(s): _u_se_d _________ _
14.
Supporting Documentation
Itemize, including additional attachments, all information provided in support of the application. Titles, dates and
sheet/map numbers shall correspond exactly with the corresponding information provided.
Additional pages attached, if necessary: 0 Yes O No
Waterford P&Z Submission - Drawings
Wetland Report Dated May 1 , 2025
Traffic Impact Study
Response to Town Professional Staff Comments
Stormwater Management Report
General Application
15.
For Informal Staff Review Use Only
Sec. 7-l 59b - Pre-application review of use of property. Notwithstanding any other provision of the general statutes,
prior to the submission of an application for use of property under chapters 124, 126, 440 and 541 or any other provision
of the general statutes authorizing an authority, commission, department or agency of a municipality to issue a permit or
approval for use of such property, such authority, commission, department or agency or authorized agent thereof may
separately, jointly, or in any combination, conduct a pre-application review of a proposed project with the applicant at
the applicant's request. Such pre-application review and any results or information obtained from it may not be appealed
under any provision of the general statutes, and shall not be binding on the applicant or any authority, commission,
department, agency or other official havingjurisdiction to review the proposed project.
I have read and understand the above provision of the Connecticut General Statutes and understand and agree that
whatever discussion, comments and/or recommendations are made through this review are non-binding upon the parties.
Further, I acknowledge and agree that this pre-application review meeting is being conducted prior to and in anticipation
of a formal application to the Waterford Planning and Zoning Commission or Conservation Commission to obtain
feedback and response to the proposal or design, as it exists on this date, in the interest of preparing an application
consistent with the Subdivision, Zoning or Wetlands regulations of the Town of Waterford as the case may be.
Signature
Printed Name
Date
Katherine Ericson
5/5/2025
Applicant
~~~
Agent
Land Owner
~JQ..,<..t -.~6 f S ~-. ~~~"'\I\ o~ rrt...b t,1 7o~ \l"'-'-
-------
Land Owner
16.
Technical Assistance Review Fee
In accordance with the Waterford Code of Ordinance Chapter 16.08, the Commission may require third party technical
assistance review for the evaluation of applications associated with but not limited to site plans, special permits, zone
change and regulation amendments and may collect payment for costs associated with the review. This includes but is not
limited to civil engineering, architecture, legal assistance, traffic engineering and environmental protection.
17.
Acknowledgements; All applications
Application Content
The undersigned herby acknowledges that this application and statements submitted herewith are true to the best of my
knowledge and approval of the application is contingent upon compliance with all requirements of said regulations.
Right of Entry and Inspection
The undersigned hereby authorizes the Waterford Planning and Zoning Commission or its agents, to enter the subject
property for the purposes of inspection and enforcement for the said Zoning Regulations until receipt of final Certificate
of Occupancy and Certificate of Zoning Compliance.
Electronic Data Accuracy and Transmission
If applicable, the undersigned hereby acknowledges that all electronic data submitted as part of this application is an
accurate and true representation of all paper transmissions provided as part of this application and may be transmitted
publically when requested and all applicable fees are paid in full by the requesting party.
Signature
Printed Name
Date
Katherine Ericson
5/5/2025
Applicant
Agent
Land Owner
~ve,..Uil,1-4 ,\ s-..\-~
'~6-IU"oG~N('
ON AL~ ~T To"""->_1-l_"_w.... ___ _
Land Owner
13.
Planning, Design and Engineering Team
Provide a list of all professionals responsible for the project. Additional pages attached, if necessary: 0ves
0No
Discipline:
Architecture - Interiors
Name:
Ed Buglewicz
Company:
ROG Planning & Design Architects
License(s)/
Accreditations: Architect
--------------
Discipline:
Name:
Company:
Licenses and/or
Accreditations:
Discipline:
Name:
Company:
Licenses and/or
Accreditations:
Discipline:
Name:
Company:
Licenses and/or
Accreditations:
Discipline:
Name:
Company:
Licenses and/or
Accreditations:
Telephone:
402-449-0836
Fax:
Email:
ebuglewicz@rdgusa.com
License(s)/
Accreditation No(s): Will not be stamping drawings
Telephone:
Fax:
Email:
License/
Accreditation No(s):
Telephone:
Fax:
Email:
License/
Accreditation No(s):
Telephone:
Fax:
Email:
License/
Accreditation No(s):
Telephone:
Fax:
Email:
License/
Accreditation No(s):
NEWMAN
May 5, 2025
LEARN Early Childhood School
51 Daniels Ave., Waterford, CT 06385
Newman Project#: 20240069
State Project#: 245-0090 MAG/N/PF
Waterford Planning & Zoning Submission: General Application
Item 5 Statement of Use
A.
The LEARN Early Childhood School is a magnet public school, grades Pre-K through
second grade, and infant toddler center. The primary use of the building will be Type E
- Education.
B.
Anticipated Visitors and Hours of Operation
a.
Daily visitors
i.
Pre-K- Grade 2 School
1.
Planned enrollment: 528
ii.
Infant/Toddler Center
1.
Planned enrollment: 46
iii. Staff
1.
Anticipated staff: 125
b.
Anticipated hours and days of operation
i.
Pre-K- Grade 2 School
1.
School Year: tentatively: 9:15 am to 3:30 pm on weekdays
2.
Summer: No operations
ii.
Infant/Toddler Center
1.
Year-round: tentatively: 7am to 5pm, weekdays
C.
Vehicular Traffic
a.
Per the attached traffic report, the anticipated peak traffic is 550 vehicle trips
on weekday mornings and 374 vehicle trips on weekday afternoons.
D.
Size of existing and proposed buildings
a.
The proposed building is 87,640 SF. The school will be one story.
b. The size of the existing, to-be-demolished school and portable classroom total
41,946 SF.
E.
Utilities onsite
a.
The parcel has access to Water, Sanitary, Electrical, and Telecom services.
F.
Structures to be demolished
a.
The existing school constructed in 1958, a 1964 addition, and portable
classrooms will be demolished.
G.
Additional information as requested on the General Application, item 8d: Is any work
proposed within 100 feet of a wetlands or watercourse:
a.
A small portion of the access drive around the site is within 100' of the offset
wetland to the SE of the property, the pickleball development is within 100' of
the wetland on the NE part of the site.
Newman Architects. PC
265 Church Street. 15th Floor New Haven, CT 06510 203.772.1990
newmanarchltects..com
NEWMAN
May 5, 2025
LEARN Early Childhood School
51 Daniels Ave., Waterford, CT 06385
Newman Project#: 20240069
State Project#: 245-0090 MAG/N/PF
Waterford Planning & Zoning Submission: General Application
Item 10 Consistency with Adapted Plan of Preservation, Conversation and Development
The site is indicated to be an Institutional use per the "Future Land Use Plan" (page 83)
of the current Plan. The proposed public school will maintain the site as an institutional
use and is therefore consistent with the Plan.
Newman Architects, PC
265 Church Street. 15th Floor New Haven. CT 06510 203.TT2.1990
newmanarchitects.com
NEWMAN
May 5, 2025
LEARN Early Childhood School
51 Daniels Ave., Waterford, CT 06385
Newman Project#: 20240069
State Project#: 245-0090 MAG/N/PF
Waterford Planning & Zoning Submission: General Application
Item 11 Bulk Zoning Requirements Table
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Natural Diversity Data Base
Areas
WATERFORD, CT
December 2024
~
State and Federal Listed Species
11111 Critical Habitat
CJ Town Boundary
NOTE: This map shows known locations
of State and Federal Listed Species and
Critical Habitats. Information on listed
species is collected and compiled by the
Natural Diversity Data Base (NDDB)
from a variety of data sources . Exact
locations of species have been buffered to
produce the generalized locations.
This map is intended for use as a
preliminary screening tool for conducting a
Natural Diversity Data Base Review
Request. To use the map, locate the project
boundaries and any additional affected areas
If the project is within a hatched area there
may be a potential conflict with a listed
species. For more information, use DEEP
ezFile https://filings.deep.ct.gov/DEEPPortal/
to submit a Request for Natural Diversity
Data Base State Listed Species Review or
Site Assessment. More detailed instructions
are provided along with the request form on
our website.
https:/lportal.ct.gov/deep-nddbrequest
Use the CTECO Interactive Map Viewers
at http://cteco.uconn.edu to more precisely
search for and locate a site and to view
aerial imagery with NDDB Areas.
QUESTIONS: Department of Energy and
Environmental Protection (DEEP)
79 Elm St, Hartford, CT 06106
email: deep.nddbrequest@ct.gov
Phone: (860) 424-3011
·"'~
Connecticut
~~
Department of Energy &
_
Environmental Protection
(
I
I
/
1
-
-
1Miles
N
\
A
100-Foot Abutters Map
5/6/2025 5:40:08 PM
Scale: 1 "=500'
Scale is approximate
The infonnation depicted on this map is for planning purposes only.
It is not adequate for legal boundary definition, regulatory
interpretation, or parcel-level analyses.
Parcel ID
Owner
Mailing Address
Mailing City
Mailin1 Mailing Zip Address
153200 APARICIO VIRGILIO M & CARLA
50 DANIELS AVE
WATERFORD
CT
06385
50 DANIELS AVENUE
305300 GUIDO MARK A & PAULA A
9 HIGH ST
WATERFORD
CT
06385
9 HIGH STREET
153100 HUGHES SEAN P + PEREIRA ALYSSA B
48 DANIELS AVENUE
WATERFORD
CT
06385
48 DANIELS AVENUE
153500 KELLERSTEDT ROY & CYNTHIA L
54 DANIELS AVE
WATERFORD
CT
06385
54 DANIELS AVENUE
305200 LATHROP TODD R & VICKIE L
7 HIGH ST
WATERFORD
CT
06385
7 HIGH STREET
153920 MAHEU SPENCER & KIRDZIK MELISSA
63 DANIELS AVE
WATERFORD
CT
06385
63 DANIELS AVENUE
153950 OPEN SPACE
65R DANIELS AVENUE
662299 OPEN SPACE & MACKENZIE FARM HOMEOWN 12 SEA VIEW TERRACE
WATERFORD
CT
06385
21 SEA VIEW TERRACE
154300 PARIS JASON
PO BOX 919
WATERFORD
CT
06385
52A DANIELS AVENUE
153400 PARIS JASON M
PO BOX 919
WATERFORD
CT
06385
52 DANIELS AVENUE
303100 PECK THOMAS 0
19 HIGH RIDGE DR
WATERFORD
CT
06385
19 HIGH RIDGE DRIVE
153600 PERKINS BARBARA & MORANGE KELCEY
56 DANIELS AVENUE
WATERFORD
CT
06385
56 DANIELS AVENUE
305100 SAPIA MELISSA J & JOHN
5 HIGH STREET
WATERFORD
CT
06385
5 HIGH STREET
305700 SGANDURRA JAMES J
11 HIGH STREET
WATERFORD
CT
06385
15 HIGH STREET
305500 SGANDURRA JAMES J
11 HIGH STREET
WATERFORD
CT
06385
11 HIGH STREET
303300 VON ACHEN PATRICIA J
21 HIGH RIDGE DR
WATERFORD
CT
06385
21 HIGH RIDGE DRIVE
153300 WATERFORD TOWN OF
15 ROPE FERRY RD
WATERFORD
CT
06385
51 DANIELS AVENUE
304500 WATERFORD TOWN OF
15 ROPE FERRY DR
WATERFORD
CT
06385
33 HIGH RIDGE DRIVE
TAB3
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ZONING CHART
ZONE LOW 0£NSIT'I' q[SJO[NTIAL OISTR1CT (R - 40)
LAND US£
PUBLIC SCHOOi.
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TOTAL BUit.DiNG fOOTPR .'H. tt16.900 sr
CRll"ERIA
R[OUIREO
t,asnuc
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669 Q75
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25
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NUMBER Of STANDARD SP.ACTS
6611
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UIN. suuB(R or ACC[SSIBlE SPACES
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-
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2010 AO.-. STANDARDS
l,IIN. NUMBER or EV SPACES
.,,
-
.,
CT CLEAN ~R ACT
1
PUBLIC SCI-IOOL -
2 SPACES F'OR .-ACH C!..ASSROC1,1 ~ u s
P!..ACCS OF' PUBLIC ASSC.UBl Y
SPACE F'CR EVERY 4 n)([O SEATS ltl .AUOITOR11. u "j_ G'Y\INASR.IUS OR OTHER
KINOERGAJHENS & CHILO CARE C[N ' ERS -
2 SPACES FCR EACH C..ASSROOl,I. BUI NOl LESS
HAN 6 SPACES FOR ANY Ot.E 81.HLDtNC
1
pqOPOSEO SCHOOL INCLUDES JJ UA1tl CLASSROOUS
J
PRO'IIOE Lf'IEL TWO EV CHAq(",CR5 N AT
EAST 10X Qr PARK NC SPOTS
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265 Church Street, 15th Floor
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203.772.1990 Fax 203.772.1997
www.newmanarchlloct5.com
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44 HA TCHEl rs HILL ROAD
OLD LYME. CT 06371
860-4344800
ARCHITECT\JRAl CONSULTANT & LANDSCAPE
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1302 HOWARD smEET
•• •
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T 402,392.0133
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CIVIL & GEOTECH ENGINEER
LANGAN ENGINEERING & ENVIRONMENT AL
SERVICES
555 LONG WHARF DRIVE. 9TH FLOOR
NEW HAVEN, CT 06511
(203) 562-5771
STRUCTURAL ENGINEER
E2 ENGINEERS
.. 88 MONT AUK AVE
NEW LONDON. CT 06320
860-l37-3259
MEPFP ENGINEER
CES
811 MIDDLE STREET
MIDDLETOWN. CT 06457
860-632-1682
ACOUSTICAL ENGINEER
JAFFE HOLDEN
114A WASHINGTON ST SUITE 2
NORWALK, CT 06854
(203)838-1167
TECH FF&E
O'AGOSTINO & ASSOCIATES
477 MAIN ST
MONROE, CT 06468
(203) .. 97-3064
SUSTAINABILITY CONSUL TANT
THE GREEN ENQNEER
23 BRADFORD
CONCORO,MA.01742
(9781369-8978
......,
WATERFORD PLANNING AND
ZONING COMMISSION
REVISIONS
NO
DATE
DESCRIPTION
NQ;f.CTPW,lf
LEARN - EARLY
CHILDHOOD SCHOOL
/'Mo.,u;IADO,<fSS
51 DANIELS AVE,
WATERFORD, CT 06385
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ARCHITECTURAL CONSULT ANT & LANDSCAPE
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T 402.392.0133
., .. ".,,:. .:,uo:; ..
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LANGAN ENGINEERING & ENVIRONMENTAL
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555 LONG WHARF DRIVE. 9TH FLOOR
NEW HAVEN. CT 06511
(203)562-5771
STRUCTURAL ENGINEER
E2 ENGINEERS
488 MONT AUK AVE
NEW LONDON, CT 06320
860-437-3259
MEPFP ENGINEER
CES
811 MIDDLE STREET
MIDDLETOWN, CT 06-'57
860-632-1682
ACOUSTICAL ENGINEER
JAFFE HOLDEN
114A WASHINGTON ST SUITE 2
NORWALK, CT 06854
(203) 838-1167
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O'AGOSTINO & ASSOCIATES
477 MAIN ST
MONROE. CT 06468
1203) 497-3064
SUSTAINABILITY CONSUL TANT
THE GREEN ENGINEER
238RAOFORO
CONCORD, MA01742
(978) 369-a978
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ZONING COMMISSION
REVISIONS
NO
DATE
DESCRIPTION
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LEARN • EARLY
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51 DANIELS AVE,
WATERFORD, CT 06385
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1302 HOWARD STREET
•••
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T 402 392 0133
,. •
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O
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SERVICES
555 LONG WHARF DRIVE 9TH FL
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NEW HAVEN CT 06511
(203) 562-5771
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E2 ENGINEERS
488 MONT AUK AVE
NEW LONDON CT 06320
860-437-3259
MEPFP ENGINEER
CES
811 MIDDLE STREET
MIDDLETOWN, CT 06-157
860-632-1682
ACOUSTICAL ENGINEER
JAFFEHOtoEN
11-IA WASHINGTON ST SUITE 2
NORWALK CT 06654
(203) 838-1167
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477 MAIN ST
MONROE CT 06468
(203) 497-3064
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SUSTAINABILITY CONSUL TANT
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23BRAOFORD
A
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(978) 369-8978
....,,
WATERFORD PLANNING AND
ZONING COMMISSION
REVISIONS
NO
DATE
DESCRIPTION
LEARN - EARLY
CHILDHOOD SCHOOL
51 DANIELS AVE,
WATERFORD, CT 06385
245-0090 MAGIN/PF
20240069
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51 DANIELS AVE
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245-0090MAGIN/PF
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PROJECT NO 20240069
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RENDERINGS
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RENDERING - SOUTH ENTRY
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Author
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05105/2025
Checker
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_J A10.01
TAB6
Traffic Impact Study
LEARN Early Childhood School
Waterford, Connecticut
April 2025
Town of Waterford Planning and Zoning Commission
Office of the State Traffic Administration (OSTA)
Administration Decision Review
Prepared for:
Ms. Katelyn Chapin
Newman Architects, PC
265 Church Street 15th Floor
New Haven, CT 06510
FUSS&
O"NEILL
One Financial Plaza, 15th Floor
Hartford, CT 06103
860.646.2469
www.fando.com
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Table of Contents
Traffic Impact Study
LEARN Early Childhood School
Waterford, Connecticut
FUSS &.O'NEILL
Summary Sheet. ....................................................................................................................................................... iii
1
Introduction ........................................................................................................................................................ 1
2
Existing Condition ............................................................................................................................................. 1
2.1
Site of Development ................................................................................................................................. 1
2.2
Adjacent Roadway Network .................................................................................................................... 1
2.3
Study Area Intersections ......................................................................................................................... 3
2.4
Traffic Volumes, Speeds and Counts ..................................................................................................... 4
3
Background Traffic Conditions ........................................................................................................................ 5
3.1
Growth Rate .............................................................................................................................................. 5
3.2
Other Developments ................................................................................................................................ 5
3.3
Planned Roadway Improvement Projects .............................................................................................. 5
4
Proposed Conditions ........................................................................................................................................ 5
4.1
Development ............................................................................................................................................. 5
4.2
Site Access and Circulation .................................................................................................................... 5
4.3
Trip Generation ......................................................................................................................................... &
4.4
Trip Distribution ....................................................................................................................................... 7
4.5
Combined Volumes .................................................................................................................................. 7
5
Analyses ............................................................................................................................................................. 7
5.1
Crash Analysis ......................................................................................................................................... 7
5.2
Intersection Sight Distance Analysis ..................................................................................................... 8
5.3
Intersection Capacity Analysis ............................................................................................................... 9
5.4
Queue Analysis ...................................................................................................................................... 12
6
Conclusions & Recommendations ................................................................................................................ 13
\lprivate\DFS\ProjectData\P2022\0883\A50\Traffic\TIS\LEARN Early Childhood School TIS.docx
Table of Contents
Traffic Impact Study
LEARN Early Childhood School
Waterford, Connecticut
Appendices
Appendix A - Tables
1.
Peak Hour Site Generated Traffic Volumes
2.
Intersection Crash Data Summary
3.
Unsignalized Intersection Level of Service Summary
4.
Signalized Intersection Level of Service Summary
5. Weekday Morning Peak Hour Queue Length Summary
6. Weekday Afternoon Peak Hour Queue Length Summary
Appendix B - Figures
1. Site Location Map
2. 2026 Background Traffic Volumes
3.
Site Generated Traffic Arrival/Departure Distribution
4.
Site Generated Traffic Volumes
5. 2026 Combined Traffic Volumes
Appendix C
Intersection Capacity Analysis Worksheets - Weekday Morning Peak Hour
Appendix D
FUSS &O'NEILL
End of Report
Intersection Capacity Analysis Worksheets - Weekday Afternoon Peak Hour
Appendix E
Turning Movement Count (TMC) Data
Appendix F
Crash Data Records
\\private\DFS\ProjectData\P2022\0883\A50\Traffic\TIS\LEARN Early Childhood School TIS.docx
ii
FUSS &O'NEILL
Summary Sheet
As an aid to reviewers, this Summary Sheet has been included to outline the various study parameters utilized in
this report. Although a full explanation of the study methodologies is included in the text of the