Planning & Zoning Commission Agenda (linked)

\\vhb.com\gbl\prop\Wethersfield\82839.25 Waterford Parkway 
South\Submittal\Proposal\Admin\20260206_140 WPS VHB Traffic Impact Statement Zone 
Change.docx 
 
 
 
 
February 6, 2026 
 
Ref: 82839.25 
 
Brandon Handfield, P.E. 
Owner, Civil Engineer 
Yantic River Consultants, LLC. 
 
 
  
Re:     Traffic Statement  
Zone Change I-MF 
Waterford, Connecticut  
  
Dear Brandon:  
  
As requested, this traffic statement is provided in support of a Zone Change Application for the Master 
Development Concept prepared for Mathon Fund I, Liquidating Trustee Owner/Applicant at the former 
airport property on Waterford Parkway South, Lot 9514 on the Town of Waterford Tax Assessor Map 111.  
 
The parcel proposed for zone change is approximately 188 acres, currently undeveloped and zoned for 
Industrial use under the General Industrial Park Zone (IP-1). 
 
A Zone Change to Industrial Multi-Family District (I-MF) is being requested for the subject parcel, which 
would allow for multi-family residential uses, under the formal zone change application. 
 
The proposed zone change parcels will have direct and sole access to Waterford Parkway South roadway, 
which connects to the Cross Road interchange with Interstate 95 and full ramp access. Cross Road was 
reconstructed in the last decade to provide reserve capacity for the ramp system and roadways in the 
Cross Road area as well as Waterford Parkway South future development.  
  
Given single access to this parcel, understanding any changes in traffic generation are important for the 
consideration of a zone change for the parcel. This involves a review of past proposals for the 
development of the subject parcel as well as potential development of the site based on permitted uses 
within the current IP-1 Zone.  

Brandon Handfield, P.E. 
Ref: 82839.25 
February 6, 2026 
 
Page 2 
 
 
 
\\vhb.com\gbl\prop\Wethersfield\82839.25 Waterford Parkway 
South\Submittal\Proposal\Admin\20260206_140 WPS VHB Traffic Impact Statement Zone Change.docx 
 
 
• 
Past Proposals: In 2020 an application for a 123,284-sf concrete products manufacturing facility 
with outdoor storage yard was submitted to the Town of Waterford Planning & Zoning 
Commission. A “Traffic Impact Study,” dated July 2020, prepared by KWH Enterprise, LLC was 
included in the application submission examining the traffic impact of the facility on Waterford 
Parkway South and nearby intersections. The report concludes that the facility generates a 
moderate volume of peak hour traffic associated with trucks, tractor trailers, and passenger cars 
with limited impact on area roadways.  
Potential Development: Based on the size of the parcel, available buildable area, and permitted IP-1 uses, 
it is expected that upwards of 700,000 gross square feet of industrial development could be considered 
with a concept drawn to verify the viability of a development scheme in this area. For purposes of this 
zone change traffic review, this will be used as the basis for comparison to the future multi-family zone 
change. 
 
Traffic Generation   
For the purpose of comparing an existing zone to a proposed zone and determining expected traffic 
generation, a review of the allowable users in the IP-1 zone was conducted. This review indicates that a 
significant variety of uses from retail and service establishments to business offices and professional 
buildings are allowed in the zone. 
 
The following excerpt from the zoning regulations provides a list of the allowable uses in the IP-1 zone: 
 
13.1.1 Printing and publishing establishments. 
13.1.2 Professional offices, medical clinics, medical service laboratories, research laboratories and 
business offices. 
13.1.3 The manufacture, processing, or packaging of food, candy, pharmaceuticals, cosmetics, toiletries, 
pottery and ceramic products, furniture, clothing, electronic apparatus, woodworking, optical 
equipment, glass, hardware, tools and dies, toys, novelties, sporting goods, musical 
instruments, signs, and similar industries. 
13.1.4 Stone polishing, engraving, cutting, or carving. 
13.1.5 Sheet metal and light metal fabrication, including the manufacturing of light machinery. 
13.1.6 Public utility buildings, substations, storage yards, and appurtenances. 
13.1.7 Trucking and motor freight stations or terminals, moving, express, or hauling establishments, 
including the storage of vehicles; provided all material and equipment and vehicles are stored 
within a solid enclosure or provided with complete visual screening in a manner acceptable to the 
Commission and no material, equipment, or vehicles are located in front of the building line, as 
defined in Section 1.12 of these regulations. 
13.1.8 Storage warehouses and wholesale establishments. 
13.1.9 Studios for motion picture, recording, television, and radio production, including transmitters 
and other related equipment. 
13.1.10 Trade and technical schools and facilities of higher learning. 

Brandon Handfield, P.E. 
Ref: 82839.25 
February 6, 2026 
 
Page 3 
 
 
 
\\vhb.com\gbl\prop\Wethersfield\82839.25 Waterford Parkway 
South\Submittal\Proposal\Admin\20260206_140 WPS VHB Traffic Impact Statement Zone Change.docx 
 
 
13.1.11 Combined commercial, retail, and wholesale operations shall be permitted in the same structure, 
in those cases only where the products offered for sale on a retail or wholesale basis are the same. 
13.1.12 Parks and playgrounds. 
13.1.13 Accessory uses as defined in Section 1.2 herein. 
13.1.14 Yacht clubs. 
13.1.15 Boat docks, slips, piers, and wharves for yachts and pleasure boats or for boats for hire carrying 
passengers on excursion, pleasure, or fishing trips, or for vessels engaged in fishery or shell 
fishery. 
13.1.16 A yard for building, storing, repairing, selling or servicing boats which may include the 
following as an accessory use: office for the sale of marine equipment or products, dockside 
facilities for dispensing fuel, rest- room and laundry facilities to serve overnight patrons. 
Furthermore, adequate lanes must be provided to allow access and egress throughout the yard for 
fire trucks. 
13.1.17 Boat and marine engine sales and display, yacht broker, marine insurance broker. 
13.1.18 The rental of boats. 
13.1.19 Retail sale or rental of boating, fishing, diving, and bathing supplies and equipment. 
13.1.20 A sail or ship’s chandlery. 
13.1.21 Base operations for fishing and lobstering business, including as an accessory use of such 
business a store or market for the sale of fish, shellfish, and other related food products, 
excluding the commercial bulk processing of fish 
 
Given the size of the parcel under consideration, over 188 acres, a conservative assumption of potential 
redevelopment size of 700,000 square feet was utilized for trip generation purposes, for a general industrial 
use, although an office use of that size could generate significantly more traffic. There are many uses that 
could be considered with significantly larger footprints, however, for a conservative comparison, an 
industrial use was utilized. 
 
The proposed zone change to IP-1 allows for multifamily housing and based upon initial discussions with 
the project team, 750 units of apartment housing are envisioned for the rezoned parcel including 500 units 
of low-rise multifamily housing units and 250 townhouse single family homes.  
 
Based upon the assumed existing and proposed development programs, trips generated by the proposed 
zoning were estimated using the ITE Trip Generation Manual, 12th Edition and are shown in the table below 
documenting the existing zoning trips and the proposed zoning trips based upon the above noted 
assumptions: 
 
 
 
 
 
 

Brandon Handfield, P.E. 
Ref: 82839.25 
February 6, 2026 
 
Page 4 
 
 
 
\\vhb.com\gbl\prop\Wethersfield\82839.25 Waterford Parkway 
South\Submittal\Proposal\Admin\20260206_140 WPS VHB Traffic Impact Statement Zone Change.docx 
 
 
 
 
 
 
 
As shown above, traffic generated by the proposed zone change to I-MF results in an increase of 113 
morning peak hour trips and 169 afternoon peak hour trips as compared to a potential development 
within the IP-1 Zone.  
 
Connecticut Department of Transportation (CTDOT) traffic count data from 2023 indicates Cross Road 
carried between 700 and 1200 vehicles per hour in the peak hours. These additional trips generated by 
the zone change represent a small percentage of the recorded traffic volumes from 2023. It is expected 
that most of the traffic generated by the zone change, residential, will be utilizing the Interstate 95 ramps 
and some traffic will only be crossing Cross Road to access the site.  
 
Waterford Parkway South is a local roadway connecting to collector and arterial roadways of Cross Road 
and the Interstate 95 interchange ramps. Waterford Parkway South carries limited traffic volume today 
and has reserve capacity to accommodate the proposed zone change.  
 
Time Period 
 
  
 
 
 
 
Existing Zone- 
Industrial w/700,000 
Sqft (LUC-130) 
 
 
 
Zone Change 
Proposed w/500 
Low Rise Multi-
Family Homes 
(LUC-220) 
 
Zone Change - 
Proposed w/250 
Townhouse Single-
Family Homes 
(LUC-215) 
 
 
 
Total 
Proposed 
Trips 
 
 
 
 
 
Change in 
Trips with 
Proposed 
Zone Change 
Weekday AM 
 
 
 
 
 
Enter 
172 
49 
33 
82 
-90 
Exit 
52 
156 
99 
255 
+203 
Total 
224 
205 
132 
337 
+113 
 
 
 
 
 
 
Weekday PM 
 
 
 
 
 
Enter 
63 
161 
77 
238 
+175 
Exit 
163 
99 
58 
157 
-6 
Total 
226 
260 
135 
395 
+169 
 
 
 
 
 
 
Daily 
 
 
 
 
 
Enter 
1,118 
1,553 
818 
2,371 
+1,253 
Exit 
1,118 
1,552 
818 
2,370 
+1,252 
Total 
2,236 
3,105 
1,636 
4,741 
+2,505 

Brandon Handfield, P.E. 
Ref: 82839.25 
February 6, 2026 
 
Page 5 
 
 
 
\\vhb.com\gbl\prop\Wethersfield\82839.25 Waterford Parkway 
South\Submittal\Proposal\Admin\20260206_140 WPS VHB Traffic Impact Statement Zone Change.docx 
 
 
Summary   
Traffic impacts associated with a proposed zone change to Industrial Multi-Family District (I-MF) of the 
parcel at 140 Waterford Parkway South were evaluated based on a projected residential development of 
up to 750 units of housing with direct and sole access to Waterford Parkway South. Anticipated impacts 
are associated with trip generation associated with residential development as compared to existing 
undeveloped site conditions and potential trip generation associated with an industrial development 
currently permitted in the IP-1 Zone.  
 
The addition of multifamily residential uses will result in additional traffic generated on Waterford 
Parkway South and at nearby intersections with Cross Road as compared to existing undeveloped 
conditions. The potential 750 units of housing will generate between 300 to 400 additional trips in any 
peak hour as compared to existing undeveloped conditions. 
 
As compared to an industrial development permitted within the IP-1 Zone, the residential development 
will generate less than 200 additional trips in any peak hour.  
 
The anticipated traffic generated by a residential development can be accommodated on the adjacent 
roadway network with the Interstate 95 interchange ramps in proximity to the development. We anticipate 
that most of the traffic generated by the zone change will utilize the interchange ramps for access to jobs 
and commerce in the area.  
 
The project will require review and approval of the Office of State Traffic Administration (OSTA) under the 
Major Traffic Generator (MTG) requirements, which will subject the project to a review of potential 
impacts to the intersections of the Interstate 95 ramps. A detailed traffic impact study will be prepared for 
the OSTA MTG submission.  
 
In conclusion, the proposed zone change from IP-1 to I-MF is not expected to have a significant impact 
on the adjacent highway network.  
 
Very truly yours,         
 
                          
  
Joseph C. Balskus, P.E., PTOE, RSP1  
Director of Transportation Systems 
  
 
Attachments: Trip Generation, CTDOT Traffic Data 


	



	



 

 
! "
#

 $%&

'(
()
"*


))&
#

'(
+,

-


.
/

012((
 !
	
34
144

56789:;<=;>?6@A9BC DE
FGHI;JKKK;>LI;M?I;NMFC JODP
QA:9R?A<STU;QAB?:A86?A<SC VVW;9S?9:ASHX;DYW;9ZA?ASH
	

!
(




 
! "
FG9:TH9;[T?9
[TSH9;<=;[T?9B
>?TS@T:@;Q9GAT?A<S
KIDD
KIK\;];DIJY
KIDD
^
	(


(

_`a`_bcd`efgh
i`a`jkkk`lmn`opn`qor
stuvwxsytz
{|z}~zx€~tz
yttzvx‚u}|z
yttzvx‚u}|zxƒ„u~ty…†‡xˆx‰xŠ‹ŒŽx‘xŒ’“‹”
€•‰xŠ‹–”
—˜™š›œž›Ÿ ž¡ ¢£j¤p¥`egcpc¦f
§fhpcp¨p©`¦ª`_b«fhd¦bp«pc¦f`ef¬cf©©bh
k
¤­kkk
®­kkk
¯­kkk
°­kkk
k
±kk
j­kkk
j­±kk
²³³
´µ¶
··¶


	



	



 

 
! "
#

 $%&

'(
()
"*


))&
#

'(
+,

-


.
/

012((
 !
	
34
144

56789:;<=;>?6@A9BC DE
FGHI;JKKK;>LI;M?I;NMFC JOPJ
QA:9R?A<STU;QAB?:A86?A<SC DVW;9S?9:ASHX;EDW;9YA?ASH
	

!
(




 
! "
FG9:TH9;ZT?9
ZTSH9;<=;ZT?9B
>?TS@T:@;Q9GAT?A<S
KID[
KIK\;];DIVO
KIDO
^
	(


(

_`a`_bcd`efgh
i`a`jkkk`lmn`opn`qor
stuvwxsytz
{|z}~zx€~tz
yttzvx‚u}|z
yttzvx‚u}|zxƒ„u~ty…†‡xˆx‰xŠ‹ŒŽx‘xŒŒ’‹“”
€•‰xŠ‹–Š
—˜™š›œž›Ÿ ž¡ ¢£j¤p¥`egcpc¦f
§fhpcp¨p©`¦ª`_b«fhd¦bp«pc¦f`ef¬cf©©bh
k
¤­kkk
®­kkk
¯­kkk
°­kkk
k
±kk
j­kkk
j­±kk
²³³
´µ´
¶¶µ


	


	
 !"# $%%&'
()*	+,-	.
/	01 2
	3

4
	1 56/7
86	

,		9/:*
	;,	+,*7
4
	

,	<
	=	
/	>	??
;
@*
1 A
,	3,B
@;
B
,B
CDEFGHIJKILMDNOGPQ RS
TUVWICDEWIJKIXYGZZO[VI\[OMPQ ]S^
XOHG_MOJ[`ZIXOPMHOFDMOJ[Q ]abIG[MGHO[VcIdebIGfOMO[V
()*	+,-	A
,
	-,	2
	3

TUGH`VGIg`MG
g`[VGIJKIg`MGP
LM`[N`HNIXGUO`MOJ[
hWaS
hWSiIjIhWdi
hWSh
2	8	
/	.k

lmnmlopqmrstu
vmnmwxyz{om|}m~{€€psm‚spƒu
„…†‡ˆ‰„Š…‹
Œ‹Ž‹‰‘…‹
’Š……‹‡‰“†Ž‹
’Š……‹‡‰“†Ž‹‰”•†…Š–—˜‰™‰š‰›œžŸ ¡‰¢‰£¤œ¥
‘¦š‰›œ§£
¨©ª«¬­®¯¬°±¯²±³´µ¶ƒ·mrtpƒp|s
¸suƒpƒxƒ{m|}mlo¹suq|oƒ¹ƒp|smrsps{{ou
º
¶ºº
»ºº
¼ºº
º
槧
¶ºº
½ºº
¾¿¿
À¿¾
ÁÂÂ


	


	
 !"# $%%&'
()*	+,-	.
/	01 2
	3

4
	1 56/7
86	

,		9/:*
	;,	+,*7
4
	

,	<
	=	
/	>	-??
;
@*
1 A
,	3,B
@;
B
,B
CDEFGHIJKILMDNOGPQ RS
TUVWICDEWIJKIXYGZZO[VI\[OMPQ ]S^
XOHG_MOJ[`ZIXOPMHOFDMOJ[Q R]aIG[MGHO[VbIcdaIGeOMO[V
()*	+,-	A
,
	-,	2
	3

TUGH`VGIf`MG
f`[VGIJKIf`MGP
LM`[N`HNIXGUO`MOJ[
gW^]
gWgdIhISWgi
gWSc
2	8	
/	.j

klmlknoplqrst
ulmlvwxyznl{|l}~zor€lro‚t
ƒ„…†‡ˆƒ‰„Š
‹ŒŠŽŠˆŽ„Š
‘‰„„Š†ˆ’…ŒŠ
‘‰„„Š†ˆ’…ŒŠˆ“”…Ž„‰•–—ˆ˜ˆ™ˆš›œžŸ ˆ¡ˆ¢›£¤
¥™ˆš›£
¦§¨©ª«¬­ª®¯­°¯±²³´‚µlqso‚o{r
¶rt‚o‚w‚zl{|lkn·rtp{n‚·‚o{rlqr€orzznt
¸
´¸¸
¹¸¸
º¸¸
¸
³¸¸
´¸¸
»¸¸
¹¸¸
¼½½
¾¿½
¾ÀÁ


	








 !"
#


$ %&
'
(&)*


))
'
$+
",-.	.



/0

 1#2/22
3456789:;9<=4>?7@A BC
DEFG9345G9:;9HI7JJ?KF9LK?=@A MBN
H?87O=?:KPJ9H?@=8?64=?:KA BQR97K=78?KFS9TQR97U?=?KF


1

!"
#

DE78PF79VP=7
VPKF79:;9VP=7@
<=PK>P8>9H7E?P=?:K
WGXT
WGMB9Y9WGTX
WGMC
!
(
Z


[\]\[^_`\abcd
e\]\fghij^\kl\mnjoo_bp\qb_rd
stuvwxsytz
{|z}~zx€~tz
yttzvx‚u}|z
yttzvx‚u}|zxƒ„u~ty…†‡xˆx‰xŠ‹ŒŽx‘x’Œ‹“Œ
€”‰xŠ‹•
–—˜™š›œšžŸ Ÿ¡¢£¤r¥\ac_r_kb
¦bdr_rgrj\kl\[^§bd`k^r§r_kb\abp_bjj^d
¨
¤¨¨
©¨¨
ª¨¨
¨
£¨¨
¤¨¨
«¨¨
©¨¨
¬¨¨
­®¯
°°±
°²­


	








 !"
#


$ %&
'
(&)*


))
'
$+
",-.	.



/0

 1#2/22
3456789:;9<=4>?7@A BC
DEFG9345G9:;9HI7JJ?KF9LK?=@A CBC
H?87M=?:KNJ9H?@=8?64=?:KA OPQ97K=78?KFR9SBQ97T?=?KF


1

!"
#

DE78NF79UN=7
UNKF79:;9UN=7@
<=NK>N8>9H7E?N=?:K
VGOC
VGCP9W9CGXO
VGCY
!
(
Z


[\]\[^_`\abcd
e\]\fghij^\kl\mnjoo_bp\qb_rd
stuvwxsytz
{|z}~zx€~tz
yttzvx‚u}|z
yttzvx‚u}|zxƒ„u~ty…†‡xˆx‰xŠ‹ŒŽx‘x‹’“
€”‰xŠ‹•–
—˜™š›œž›Ÿ ž¡ ¢£¤¥r¦\ac_r_kb
§bdr_rgrj\kl\[^¨bd`k^r¨r_kb\abp_bjj^d
©
¥©©
ª©©
«©©
©
¤©©
¥©©
¬©©
ª©©
­©©
®¯°
±®²
±³¯



 	

  
  

    
 !"##$%&'()*+###),-
./0122222222222222222222222222223
456/57


8/122222222222222222222222222222229:;
</=
8/1222222222222>92:?@?ABCDBA29?>BB@
E22E22222222222222222222222222229:;F9:;
A;9FDG81/5E5
458H>222222222A;9FDI5J1

5
K4L/5
2222222222A;DG5DA;A:99;;EG
M17K4L/5
222222222222A:DG5DA;A:9;;;EG
NOPPQRSTUVWNOXYZZZZZZZZZZZZZZZZZZZZZZZ[\]]
A>D^/5_/1
222@`B`ab>c;2@@de@BB@2A
fg9222222222h@B@Bab>c;2@@de9@>B`2:
fgA222222222h9;9;:ab>c;2@@deA@>`;2A
I1K/1747EEf.2222222A@>`;2Ai:e@`A?2B
A;A:G/1A;DG5D
j854L/5
D222@`;;
A;A;G/1;?DEL52222222222222222FB;;
A;9B.4;BDk4J2222222222222222``;;
A;99.4A;Df4=2222222222222229;`;;
A;;`347;?DEl2222222222222229;A;;
f
4
f4
8H2222222222222222222222222A
mF:nD_5/K7D929Bo8p/63
456/57q5r0gp/5
j
A;DG5A9DG5AADG5A:DG5
G/1.4347.j
9A;;o9?A9A>
;9;;o9:@9?
;A;;o9F``
;:;;o9:AFAA
;>;;o>@>FF:
;F;;o9?:9`?9B?
;?;;o:A`:?A:AA
;B;;oF?@F?@FF?
;`;;oFFBFB:FF`
;@;;oF@FFB9?A;
9;;;os?ABF`?s
99;;oB9??::B>;
9A;;LoB9B?`ABF`
;9;;LoB:BBABB:F
;A;;LoBF`B`>`AF
;:;;Lo@F9@A?@:A
;>;;Lo@:F@:F@@`
;F;;Lo`9ABB`BB?
;?;;LoF99F?`FAA
;B;;Lo::?:B>>;F
;`;;LoA:>AAFA9>
;@;;Lo@`9999A:
9;;;LoB??:?A
99;;LoFA>?F`
./
H?@::@B@B9;9;:A:FF



 	

  
  

    
 ! ""#$%&'()*"""(+,
-./0111111111111111111111111111112
345.46


7.011111111111111111111111111111111898
:.;
7.01111111111111<819==<98>?@A18=B99A
AC8B?DE.4F.GG3;
.4B111111111AC8B?H4I0

4
J3K.4
11111111111AC?D4?ACA988CCLD
M06J3K.4
1111111111111A9?D4?ACA98CCCLD
NOPPQRSTUVWNOXYZZZZZZZZZZZZZZZZZZZZZZZ[[\]]
A<?^.4F.0
11188B89_`<aC1bbcd889b@1b
ef81111111111g88h8<_`<aC1bbcdA9Cb91@
efA1111111111g8A8B@_`<aC1bbcd9B8Ab1A
H0J.0636LLe-11111119B8Ab1Ai9d88@Cb1@
ACA9D.0AC?D4?
j743K.4
?11188@CC
ACAC236C8?LK411111111111111111@CCC
AC88-3AC?e3;11111111111111118AhCC
ACCh236C=?Lk111111111111111188BCC
e
3
e3
7G11111111111111111111111111A
lB9m?F4.J6?8198n7.52
345.46o4p/f.
j
AC?D4A8?D4AA?D4A9?D4
D.0-3236-j
8ACCnAh9AAC
C8CCn8<898B
CACCnb888C
C9CCn8<A<Ah
C<CCnh@h<hh
CBCCn9C@98<98h
C=CCn<=b<==<<b
C@CCn@B<@=<@A8
ChCCn@B<@CB@A@
CbCCn=hB==@==<
8CCCnq=BA=hAq
88CCn@A=@A<@b=
8ACCKn@h9@B<h9b
C8CCKn@=C@<9h<h
CACCKnh=bb<<bb@
C9CCKn8C=9888=88Cb
C<CCKn88A888<b88b=
CBCCKnh<=hh<hbA
C=CCKn=C@=h==A9
C@CCKn9b<<AA<@@
ChCCKnA=hAh8A=h
CbCCKn8<=8@b8h@
8CCCKn@Ahbh<
88CCKnhB@C@b
-.
G@@<C88h8<8A8B@9C<C