Planning & Zoning Commission Agenda (linked)

ZONING MAP CHANGE 
 
140 WATERFORD PARKWAY SOUTH 
 
WATERFORD, CONNECTICUT 
1 | DATED: 5/5/26 
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 from the General 
Industrial Park Zone (IP-1) to three zoning districts. The northern 16.2 acres of the Site with frontage 
on Waterford Parkway South will remain in IP-1, the central 98.0 acres will be changed to Industrial 
Multi-Family District (I-MF), and the rear 74.6 acres will be changed to Low Density Residential 
District (R-40). The 3 separate districts will allow for the property to be developed in harmony with 
the surrounding area, with Industrial Park uses in accordance with Section 13 nearest the I-95 corridor, 
multi-family uses centrally located over the former airport in accordance with Section 18, and low-
density residential uses to south, matching the zoning designation for abutting properties. 

 
ZONING MAP CHANGE 
 
140 WATERFORD PARKWAY SOUTH 
 
WATERFORD, CONNECTICUT 
2 | DATED: 5/5/26 
Zoning Map insets are provided below depicting existing districts and the proposed changes. 
 

 
ZONING MAP CHANGE 
 
140 WATERFORD PARKWAY SOUTH 
 
WATERFORD, CONNECTICUT 
3 | DATED: 5/5/26 
The proposed zone changes 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 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. 
A “Development Concept” plan has been submitted with the application depicting the projected 
development of the Site. A reduced scale plan is enclosed and a summary of the development is 
provided below: 
• Site area remaining within IP-1. Total area = 16.2 acres. 
o Clubhouse amenity in accordance with Section 13.1 and 13.2, including: 
 Professional office 
 Gold club 
 Swimming pools and clubs 
 Tennis and/or pickleball club 
o Future IP-1 development. Undesignated use in accordance with 13.1 or 13.2. 
• Site area within I-MF. Total area = 98.0 acres. 
o Multi-family development consisting of a mix of apartment buildings and townhomes 
over the former airport. Total projected density of 600 units. 
o Future potential multi-family development in the northwest corner of the site on the 
west side of Jordan Brook. The short and mid-term development potential of this area 
has not been considered due to difficult access crossing Jordan Brook. 
• Site area within  R-40. Total area = 74.6 acres. 
o No development currently projected within southern portion of lot due to difficult 
access and terrain. 
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 changes to I-MF and R-40 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 proposed boundaries and areas of each 
Zone will allow for the appropriate and organized development of the land, with industrial and 
commercial uses near I-95, multi-family uses centrally located with adequate separation to I-95 and 
surrounding developments, and low density housing in the southern third of the property where access 
and terrain limit development potential. 
The zone change is consistent with the 2012 Plan of Preservation, Conservation and Development as 
described below. 
PRESERVE 

 
ZONING MAP CHANGE 
 
140 WATERFORD PARKWAY SOUTH 
 
WATERFORD, CONNECTICUT 
4 | DATED: 5/5/26 
• 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 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. Retaining IP-1 along the I-95 corridor 
will continue to provide opportunities for commercial uses along a frontage 
road. Adding I-MF and R-40 zones to the Site will allow for a mixed-use 
development on the subject property 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. 
 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 Adding I-MF and R-40 zones to the Site 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 
YANTIC RIVER CONSULTANTS, LLC
CONTACT INFORMATION
DATE
 1/8/26 
                           WATERFORD, CT
140 WATERFORD PARKWAY SOUTH         
SHEET
  1OF5  
SCALE: 1"= 500'
 500
0
 500
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 
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
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 
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
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 
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
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 
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
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.

 CULVERT
30 in. RCP
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
CHAIN LINK SECURITY FENCE
CHAIN LINK SECURITY FENCE
BOX CULVERT
WV
WV
####
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     140 WATERFORD PARKWAY SOUTH    
         PREPARED FOR OWNER         
         CONCEPT DEVELOPMENT        
YANTIC RIVER CONSULTANTS, LLC
CONTACT INFORMATION
DATE
 5/5/26 
                           WATERFORD, CT
140 WATERFORD PARKWAY SOUTH         
SHEET
   C1   
SCALE: 1"= 500'
 500
0
 500
I-95
ROAD
FORMER
DEVONSHIRE DR.
YORKSHIRE DR.
DEVELOPMENT AREA
POTENTIAL FUTURE MF
UNDEVELOPED
AREA
CONSERVATION
AREA
CONSERVATION
WETLANDS
INLAND
WETLANDS
INLAND
JORDAN BROOK
WETLANDS
INLAND
JORDAN BROOK
AREA
CONSERVATION
WETLANDS
INLAND
AREA
CONSERVATION
FEMA FLOODWAY
NEVINS BROOK
WETLANDS
INLAND
R-20
IP-1
I-MF
R-20
R-40
R-20
I-MF
R-40
IP-1
I-MF
I-MF
R-40
JORDAN BROOK
CLUBHOUSE
DEVELOPMENT
FUTURE IP-1
I-MF
IP-1
IP-1
I-MF
23 TOWNHOUSE BUILDINGS = 92 UNITS
12 APARTMENT BUILDINGS = 508 UNITS
TOTAL UNITS = 600
I-MF AREA = 98.0 ACRES
MULTI-FAMILY DEVELOPMENT
WATERFORD PKWY SOUTH
PHASE 1
PHASE 2