Planning & Zoning Commission (linked)

Town of Waterford 
Office Use vaya
Department of Planning and Development 
Date Submitted: t ])O| 
Qo
Processed By: KA.
www.waterfordct.org, 
hep, 
Hh PL- HNo-A
pp. 
No.:
Total Fee: $ 
VO)
RE GENIE Electronic Submission
Waived: 
Yes 
No
APR 10 2026
Informal Staff Review 
[_] Site Plan/Design Review 
[__] Municipal Project (CGS§8-24)
Special Permit/Design Review! 
C] Subdivision /Resubdivision 
C] Lot line Adjustment
Multifamily Development 
C] Coastal Area Management ? 
[] Earth Excavation
L
L_]
[] Zoning Map Change 
L] Regulation Amendment(s) 
[| New District
L
L]
Flood Hazard Area 
C] Other: 
[] Other:
Specify all uses and corresponding section for which this application applies’:
Private educational institutions 
1: 8.2.4
Use 
Sectio
Use: 
Section:
Use: 
Section:
Naine of proposed development/subdivision: 
If subdivision how many lots?:
If applicable, are roadways proposed to be private, public or both:
L] Private 
[| Public 
LC] Both*
Parcel 1 
Parcel 2
Map/Block/Lot: 
/ 
/ 
/ 
/ 
Map/Block/Lot: 
/ 
/ 
/ 
/
Street No. & Name: 
Teil oe 
( ah POSE ROae 
Street No. & Name:
Size SF/AC: 
/ 
Size SF/AC: 
/
Zoning District(s): C-G 
Zoning District(s):
Mnelude 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.
? Coastal Site Plan reviews under Coastal Area Management §25.4 must submit a completed PZC Form 2 in addition to this PZC Form 1.
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.
“A plan must accompany the application clearly delineating the limits of public and private roads.

2. 
Applicant Information
Name: 
Crystal Aldrich 
Applicant’s Authority to 
File Application®
Title: 
Owner ee 
__ 
Legal Owner of Record
Gannpaany: 
Aikido New London County, LLC 
Power of Attorney
Address: 
Contract to Purchase
City/State: 
rl other Penant 
_
Zip Code:
Telephone: | 
Fax: 
Email: |
3. 
Agent Information; if applicable
Name: 
- 
_ 
____—— 
Specify Nature of Agent
Title: 
a 
Attorney
Company: 
Civil Engineer
Address: 
_ 
Land Surveyor
City/State: 
Design Professional; _ 
a
Zip Code: 
Other:
Bar/License/Reg. No.:
Telephone: 
Fax: 
Email:
| 4, 
Property Owner(s) and Parcel(s) Information 
Is owner co-applicant? []yes [_]No 
|
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’.
— 
Arlene Sherman 
Name:
vc lite
Company: re Y 
Company:
Address: Cd 
Address:
City/State: | 
zz 
City/State:
Zip Code: 
ee 
Zip Code: 
ee
Telephone: 
Telephone:
Fax: 
ee 
Fax:
Email: 
Email:
* Applicant must submit evidence attesting to the authority to file application (i.e. deed, option for purchase, etc.)

Statement of Use
Astached a typed statement of use in conformance with the Zoning TRsauilations as described in Section 22. x 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.
Statement of Design Compatibility Gite Plans and Special Per mits only)
Ade a statement describing how the building and site design is compatible with the seiphicthoad, character of
Waterford and Zoning Regulations.
7. 
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 Wesourea. 
j 
|
% of Property
a. Are inland wetlands present on site? 
Total SF/AC 
/
. Are tidal wetlands present on site? 
Total SF/AC 
/
c. Are their known or suspected vernal pools on the property?
EEE] 
4
d. CT DEEP NDDB: Are endangered, threatened or species of special concern suspected to be located on
the property? Applicant must attach an 8 /2 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:
[| 
[x] 
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:

Additional Information
<
&
a. 
Is any part of the site within 500' of the Town line? Which town:
b. 
Will any egress or ingress for the property use streets within an adjoining municipality?
c. 
Is any work proposed in wetlands or watercourses? Explain in Statement of Use
d. 
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
f. 
Is public water available or proposed to the site? Identify: preexisting shopping center
‘ 
‘ 
‘ 
‘ 
5 
reexisting 
shopping 
center
g. Are public sanitary sewers available or proposed to the site? Identify: P 
g 
Pping
preexisting shopping center
h. 
Is there a utility, drainage or other easement(s) on the site? Specify:
OAAAOOOOO
FOOOURAAeA 
es
i. 
Is open space proposed on the property?
How much open space is proposed (SF/AC)? 
/ 
Percent of property(s)
Use and purpose of open space:
| 10.
10. 
Previous Land Use Per mits Associated with the Property(s)
Have previous permits been issued for the Property: [_]ves I 
No — (List singularly; attached additional pages if necessary)
Date Issued 
Issuing Agency 
Approved Use/Activity

11. 
~ Change of Zone, Regulation Amendment 0or r New Zoning District, if applicable
Yes 
No
L] 
a. 
Is this application for a new zoning district and/or regulation not presently established within the
Zoning Regulations? Ifa new zoning district, distinguish type of zone proposed:
[_ |Fixea Zone
[_]Floating Zone
L] Overlay Zone
Identify proposed zone name:
For new regulations, list proposed section number(s) and titles(s):
ia
ii.
iii.
[| 
LE] 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:
i.
ii.
iii.
[| 
_] 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:
e 
Location map at 1”=1000’
e 
Accurate description and acreage of tract(s) to be changed with existing buildings and uses
e 
Show existing features including but not limited to contours at two-foot intervals, wetlands and watercourses,
flood plains, all improvements and structures,
e 
All lots or parts of lots contained in an area within 500 feet in all directions of the zone change tract
e 
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
e 
North point, and distance along road from nearest road intersection.
e 
Scale of map(s)

12. 
Bulk Zoning Requirements Table
Complete the following table, which must also be included on applicable drawings:
Zoning District(s):
Item 
Required 
Proposed
Minimum Lot Size
Frontage
Front Yard
Side Yard
Rear Yard
Building Line
Building Coverage
Parking®
Landscaping
Impermeable Coverage
° 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: [ves
Discipline: 
Telephone:
Name: 
Fax:
Company: 
Email:
License(s)/ 
License(s)/
Accreditations: 
Accreditation No(s):
Discipline: 
Telephone:
Name: 
Fax:
Company: 
Email:
Licenses and/or 
License/
Accreditations: 
Accreditation No(s):
Discipline: 
Telephone:
Name: 
Fax:
Company: 
Email:
Licenses and/or 
License/
Accreditations: 
Accreditation No(s):
Discipline: 
Telephone:
Name: 
Fax:
Company: 
Email:
Licenses and/or 
License/
Accreditations: 
Accreditation No(s):
Discipline: 
Telephone:
Name: 
Fax:
Company: 
Email:
Licenses and/or 
License/
Accreditations:
Accreditation No(s):

[ 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: C] Yes 
CL] No
Special Permit Proposal Answers
Cover Letter
15. 
For Informal Staff Review Use Only
Sec. 7-159b — 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 having jurisdiction to review the proposed project.
Thave 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
Applicant
Agent
Land Owner
Land Owner

—— 
_ 
eer
16. 
Technical Assistance Review Fee
oy
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.
[ 47. 
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
SQA 
Crystal Aldrich 
4/8/2026
Applicant
Agent 
. 
‘
LAM 
mya fibre Sherman Vref
Land Owner

April 10, 2026
_ 
Aldrich
RE: Planning & Zoning Commission Board for 131 Boston Post Rd., Waterford, CT
To the Members of the Planning and Zoning Commission Board,
Thank you for your time and consideration in reviewing this application. My name is
Crystal Aldrich Sensei, and | am the Chief Instructor and Owner of Aikido New London
County. | have been a Waterford resident for over five years, and my husband is a
lifelong resident of the area. We consider this community home and are deeply invested
in contributing to its continued strength and character.
Aikido New London County is a locally owned, traditional martial arts school. Rather
than operating as a high-volume franchise, we intentionally prioritize a small, supportive
environment akin to a neighborhood "mom-and-pop" business. Our school focuses on
personal development, safety, and overall community well-being. Alongside our
structured programming for individuals and families, we actively give back to the town
through community-centered events and free self-defense workshops for women. We
are proud that our positive impact has earned us recognition as The Day’s “Best of the
Best Martial Arts Studio” in 2024 and 2025.
Our current location is 316 Boston Post Road, Unit 11. We are submitting this
application because we are seeking a stable, long-term home for our dojo at 131 Boston
Post Road. This is not intended to be a transitional use; our goal is to establish a lasting
presence that positively contributes to the surrounding area and supports the people of
Waterford.
We understand and respect the Board's responsibility in carefully evaluating this
application. Regardless of the outcome, we appreciate the opportunity to be considered
for this space, or similar spaces in the future.
Thank you again for your service to the community and your thoughtful consideration.
Respé¢cl "
Crystal Aldrich Sensei
Aikido New London County
> iy. 
www.aikidonic.com hit 
Waterford, CT 06385

<<
Statement of Use:
Aikido New London County
131 Boston Post Road, Waterford, CT
23.5.1 Community Plan Alignment
The proposed use, Aikido New London County, is a traditional Japanese martial arts school
focused on the physical, mental, and social well-being of individuals and the broader community.
The studio provides structured programming that supports youth development, adult fitness, and
lifelong learning. Aikido training emphasizes discipline, confidence, conflict resolution, and
personal safety, aligning with the Town of Waterford’s goals of promoting health, safety, and
community engagement.
The organization is led by Chief Instructor and Owner, Crystal Aldrich Sensei, who is actively
engaged in local and regional community development efforts. This includes participation in
established organizations such as the Women’s Business Development Council, the
Southeastern Connecticut Women’s Network, the Greater Mystic Chamber, and local business
networking groups.
The organization is committed to accessibility and inclusivity, offering a welcoming environment
for individuals of all backgrounds, abilities, and experience levels. Programs are designed to
support families, neurodiverse individuals, and those seeking a positive, structured environment
for personal growth.
Additionally, the studio provides a constructive and healthy alternative for teens and young
adults by offering consistent evening programming that encourages discipline, connection, and
substance-free social engagement.
23.5.2 Orderly Development
The proposed use is consistent with the existing character of the Boston Post Road corridor and
the surrounding commercial environment.
Aikido New London County is a locally owned, small-scale martial arts school that emphasizes
traditional instruction and community connection. The studio is intentionally designed to operate
i: 
www.aikidonic.com @ PS 
CT 06385 @

as a neighborhood-focused business rather than a high-volume or heavily commercialized
operation.
This approach ensures that the scale, character, and intensity of the use remain in harmony with
adjacent businesses and properties. The studio maintains a calm, structured indoor
environment with no amplified noise, outdoor activity, or disruptive elements.
23.5.3 Property Values
The proposed use is expected to support and enhance surrounding property values by
introducing a stable, community-oriented business that contributes positively to the plaza.
Aikido New London County is a traditional Japanese martial arts schoo! that offers not only
physical training, but also cultural and educational programming. The studio periodically hosts
cultural events that provide additional opportunities for community engagement and learning,
further strengthening its role as a family-oriented and community-centered organization.
The proposed use is low-impact and consistent with other service-oriented businesses,
contributing to steady, responsible foot traffic without causing disruption.
No structural changes are proposed that would negatively affect the appearance or character of
the property. All signage will comply with local regulations and be designed to align with the
plaza's existing aesthetic.
We have prior experience navigating municipal approval processes for signage and
improvements at a previous location, demonstrating a commitment to compliance with local
regulations and collaboration.
23.5.4 Public Safety
The subject property provides adequate access for emergency vehicles, including fire and
police services, as it is located within an established commercial plaza with existing
infrastructure designed to support such access.
The interior layout of the martial arts studio will be fully accessible, including
wheelchair-accessible entry and restroom facilities, supporting safe and inclusive use for all
participants.
The open training space allows for clear visibility and safe movement within the facility, further
supporting occupant safety and ease of emergency response if needed.
7 
www.aikidonic.com Rn. 
CT 06385 ¢

The proposed use does not involve hazardous materials or inherently high-risk activities beyond
standard supervised physical exercise.
23.5.5 Traffic Considerations
The proposed use will not create undue traffic congestion or hazards.
Classes are scheduled primarily during late afternoon and evening hours, typically beginning
after 4:30 PM. This avoids peak traffic times associated with other plaza businesses, particularly
morning and midday activity.
Classes are staggered to prevent large simultaneous arrivals and departures. Typical class
sizes range from approximately 5—10 students; with this move, we anticipate 10-25 students.
The plaza provides adequate parking in compliance with zoning requirements, and existing
access points safely accommodate traffic flow.
23.5.6 Landscaping and Buffers
No changes to existing landscaping or buffering are proposed.
The use is fully contained within an existing commercial space, and current site conditions
provide adequate buffering for surrounding properties.
23.5.7 Utilities, Drainage, and Community Impact
The proposed use represents a low-impact demand on utilities and infrastructure.
The subject space was previously occupied by a personal service use (hair salon), which
typically requires significantly higher water and sewer usage. In comparison, the proposed
martial arts studio will have substantially lower utility demands, limited primarily to standard
restroom facilities.
The existing water, sewer, and drainage systems are therefore more than adequate to support
the proposed use without additional strain.
i. 
www.aikidonic.com @ Po 
Waterford, CT 06385 @

The use will not adversely affect stormwater systems, neighboring properties, or community
facilities.
23.5.8 Compliance with Zoning Regulations
The proposed use complies with all applicable provisions of the Town of Waterford Zoning
Regulations.
No changes to the building footprint, parking layout, or site infrastructure are proposed.
23.5.9 Community Character, Health, and Welfare
The proposed Aikido studio directly enhances the health, safety, and well-being of the
community.
The studio promotes physical fitness, confidence, discipline, self-defense, and mental well-being
through structured training and accessible programming for all ages.
Aikido New London County places strong emphasis on community outreach and public benefit,
including offering free self-defense workshops for women in the community.
The studio also provides a positive, structured alternative for youth, teens, and young adults,
particularly during evening hours, encouraging connection, accountability, and personal growth
in a safe and supportive environment.
The organization prioritizes inclusivity and accessibility, supporting individuals from diverse
backgrounds and abilities, including neurodiverse students.
Through these efforts, the studio contributes positively to the character of the Town of Waterford
by fostering a healthier, more engaged, and socially connected community.

April 10, 2026
Waterford, CT 06385
RE: Planning & Zoning Commission Board for 131 Boston Post Rd., Waterford, CT
To the Members of the Planning and Zoning Commission Board,
Thank you for your time and consideration in reviewing this application. My name is
Crystal Aldrich Sensei, and | am the Chief Instructor and Owner of Aikido New London
County. | have been a Waterford resident for over five years, and my husband is a
lifelong resident of the area. We consider this community home and are deeply invested
in contributing to its continued strength and character.
Aikido New London County is a locally owned, traditional martial arts school. Rather
than operating as a high-volume franchise, we intentionally prioritize a small, supportive
environment akin to a neighborhood "mom-and-pop" business. Our school focuses on
personal development, safety, and overall community well-being. Alongside our
structured programming for individuals and families, we actively give back to the town
through community-centered events and free self-defense workshops for women. We
are proud that our positive impact has earned us recognition as The Day's “Best of the
Best Martial Arts Studio” in 2024 and 2025.
Our current location is 316 Boston Post Road, Unit 11. We are submitting this
application because we are seeking a stable, long-term home for our dojo at 131 Boston
Post Road. This is not intended to be a transitional use; our goal is to establish a lasting
presence that positively contributes to the surrounding area and supports the people of
Waterford.
We understand and respect the Board’s responsibility in carefully evaluating this
application. Regardless of the outcome, we appreciate the opportunity to be considered
for this space, or similar spaces in the future.
Thank you again for your service to the community and your thoughtful consideration.
Respectfully,
Crystal Aldrich Sensei
Aikido New London County
- 
www.aikidonic.com 5 
SY 
Waterford, CT 06385 ¢