Blue Water Recreational Campground Resort at Avery Pond: PZC

Public Hearing Documents for Blue Water Recreational Campground Resort at Avery Pond
Letter Dated January 18, 2022 from Heller, Heller & McCoy (PDF)

Special Exception #2021-03, Blue Camp CT LLC, applicant, and Mashantucket Pequot Tribal Nation, Owner, for property located at 451, 455, 495 Route 2, Preston, CT to create a 304 unit resort recreational campground and associated uses.  Please note that due to the size of the site plans, a summary site plan is on file on the Planning and Zoning Commission Webpage, the complete set of plans are available to view in the Preston Planning and Zoning Office located in Preston Town Hall 389 Route 2, Preston, CT.

EX. 1: Public Hearing Notice (PDF)

EX. 2: Special Exception Application 2021-03 Blue Water (PDF)

EX. 3: Site Plan Application 2021-02 Blue Water (PDF)

EX. 4: Project Overview - Blue Camp CT, LLC. (PDF)

EX. 5: Erosion Control & Restoration Cast Estimate (PDF)

EX. 6: Preston RV Traffic Impact Study (PDF)

EX. 7: Wetlands Impact and Analysis Report (PDF)

EX. 8: Title Page and Survey (PDF)

EX. 9: Summary Plans (PDF)
* Note the entire set of plans are on file in the Planning and Zoning Office for review*

EX. 10: 2021-10-12 Storm water Management Report- Preston RV Park (PDF)

EX. 11: Dr. Roy Seitsinger Review Response (PDF)

EX. 12: Email dated December 16, 2021 from Mark O'Neill, local resident to Kathy Warzecha, Town Planner regarding Blue Camp CT, LLC project (PDF) 

Exhibit 13:  Email dated December 16, 2021 from Steve Ballirano, Cooktown Road to Kathy Warzecha regarding proposed Blue Camp CT, LLC project (PDF)

Exhibit 14:  Email dated December 17, 2021 from Kyle & Emily Manuzzi, Burdick Road to Kathy Warzecha regarding proposed Blue Camp CT, LLC project (PDF)

Exhibit 15:  Email received December 21, 2021 from Leigh Cremin, 10 Amos Road to Municipal offices regarding proposed Blue Camp CT, LLC project (PDF) 

Exhibit 16:  Email dated December 13, 2021 from Jean Pillo to Kathy Warzecha, Town Planner regarding Avery Pond Report Card and Blue Camp CT, LLC project (PDF)

Exhibit 17:  Letter dated December 20, 2021 from Morris & Jean Fishbone, 18 Burdick Road to Arthur Moran, Jr., Chairman PZC regarding comments on proposed Blue Camp CT, LLC project (PDF)

Exhibit 18:  Letter dated December 28, 2021 received from Andrew & Karen Stockton, 16 Lynn Drive; comments on IW project #2021-12. Blue Camp CT, LLC (PDF)

Exhibit 19: Cost of Community Services Studies dated February 10, 2017 and received from Robert & Mary Ann O’Neil (PDF)

Exhibit 20:  Letter received December 28, 2021 from Andrew Stockton to PZC regarding Blue Water CT, LLC, storm water mgmt. concerns (PDF)

Exhibit 21: Letter dated January 12, 2022 from Resident State Troopers to PZC regarding concerns with Blue Camp CT, LLC project (PDF)

Exhibit 22: Letter received January 14, 2022 from Susan Hotchkiss to the PZC (PDF)

Exhibit 23: Letter dated January 12, 2022 from Kathy Warzecha, Town Planner – comments on Site Plan/Special Exception RV Park (PDF)

Exhibit 24: Flood hazard map at 451, 455 & 495 Route 2 (PDF)

Exhibit 25: Letter dated January 12, 2022 from CLA Engineers, Inc to Kathy Warzecha, Town Planner regarding Blue Camp (PDF)

Exhibit 26: Letter dated January 14, 2022 from Margaret Gibson to PZC regarding Blue Water CT, LLC project (PDF)

Exhibit 27: Email dated January 17, 2022 from Bob Chapin to PZC regarding Blue Water CT, LLC project (PDF)

Exhibit 28: Letter dated January 26, 2022 from State of CT to Alfred & Benesch Company regarding 451, 455 & 495 Route 2 project (PDF)

Exhibit 29: Letter dated February 3, 2022 from Tighe&Bond to Kathy B. Warzecha, Town Planner regarding traffic review of Preston RV Park, Traffic Impact Study (PDF)

Exhibit 30: Letter dated February 2, 2022 from Elizabeth & Pete Popinchalk to PZC (PDF)

Exhibit 31: Letter dated February 14, 2022 from Harry Heller at Heller, Heller & McCoy to Gentleperson, Town of Preston regarding Bluewater Campground (PDF)

Exhibit 32: Letter dated February 7, 2022 to PZC from Heller, Heller & McCoy regarding abutters (PDF)

Exhibit 33: Letter dated February 8, 2022 to PZC from Robert & Susan Sliker, 6 Lynn Drive (PDF)

Exhibit 34: Letter dated February 11, 2022 from Benesch to PZC addressing Town Planner’s comments (PDF)

Exhibit 35: Letter dated February 11, 2022 from Benesch to PZC addressing Resident State Trooper’s comments (PDF)

Exhibit 36: Letter dated February 11, 2022 from Benesch to PZC addressing Superintendent’s comments (PDF)

Exhibit 37: Letter dated February 4, 2022 to Kathy Warzecha from Heller, Heller & McCoy regarding definition of parcel (PDF)

Exhibit 38: Letter dated February 18, 2022 from Rick Moran, formerly of 14 Lynn Drive, comments (PDF)

Exhibit 39: Blue Water Recreational Campground and Resort at Avery Pond plan prepared by Benesch, revised on 2-11-2022 (PDF)
* Note the entire set of plans are on file in the Planning and Zoning Office for review*

Ex. 40 - Letter dated February 22, 2022 Benesch Response to CLA Engineers Inc (PDF)

Ex. 41 - Letter dated February 22, 2022 from Steven Ulman, Benesch,  Response to Traffic Peer Review  - Preston RV Park TIS (PDF)

Ex. 42 - Preston RV Traffic Impact Study - Revised February 22, 2022 (PDF)

Ex. 43 - Step 1 - Bluewater-Preston Roadway Plan (PDF)

Ex. 44 - Letter dated February 23, 2022 from Matthew Melillo to PZC regarding comments (PDF)

Ex. 45 - Bluewater presentation agenda 2-23-2022 (PDF)

EX. 46 - Bluewater Preston Campground presentation to the Planning and Zoning Commission 2-23-2022 (PDF)

Ex. 47 - Color coded lighting plan of Blue Camp CT, LLC by Benesch dated 02.23.22 (PDF)

Ex. 48 - Policies for Massey provided by Bluewater 2-23-2022 (PDF)

Ex. 49 - Notice and petition of intervention, Jennifer Hollstein 2-23-2022 (PDF)

Ex. 50 - Notice and petition of intervention - Susan Hotchkiss (PDF)

Ex. 51 - Petition submitted by Karen Stockton, 16 Lynn Drive (submitted 2-23-2022) (PDF)

Ex. 52 - Email from Leigh Cremin dated 2-23-2022 regarding a survey (PDF)

Ex. 53 - Letter dated March 2, 2022 from Keith Wucik, Fire Marshal to Kathy Warzecha, Town Planner regarding Blue Camp CT, LLC. (PDF)

Ex. 54 - Letter dated March 1, 2022 from Andrew Stockton, 16 Lynn Drive, to PZC/IWWC regarding Blue Camp CT, LLC. (PDF)

EX. 55 - Letter dated March 2, 2022 from Justin LaFountain, SCCOG to Kathy Warzecha, Town Planner regarding Blue Water CT, LLC. (PDF)

EX. 56 - Letter dated March 11, 2022 from Heller, Heller & McCoy to Kathy Warzecha & PZC (PDF)

EX. 57 - Letter dated March 9 from Benesch to Kathy Warzecha, response to SCCOG comments (PDF)

EX. 58 - Bluewater Roadway Plan prepared by Benesch dated January 4, 2022 (PDF)

EX. 59 - Stormwater Management Report dated March 8, 2022 from Benesch to IWWC/PZC (PDF)

EX. 60 - Revised Summary Plans dated March 9, 2022 from Benesch to PZC (PDF)

  • Note the entire set of plans are on file in the Planning & Zoning office for review

 EX. 61 - Letter dated March 1, 2022 from Northeast Aquatic Research to Jen from George Knoecklein Ph. D. (PDF)  

EX. 62 - Letter dated December 21, 2021 from Jean Pillo of the Eastern CT Conservation District, Inc. to John Moulson, comments regarding the Blue Camp (PDF)

EX. 63 - Letter dated February 11, 2022 from Milan Bull,  CT Audubon to John Moulson and IWWC(PDF)

EX. 64 - Neighborhood Impact Study, Proposed development Blue Water Recreation Campground Resort, 451, 455, & 495 Norwich-Westerly Road, Route 2, Preston, CT; Pair sales analysis by Russ Appraisal to PZC, dated March 15, 2022 (PDF)

EX. 65 - Letter dated March 21, 2022 from Heller, Heller & McCoy; Request for 30 day extension for Blue Camp CT, LLC (PDF)

EX. 66 - Letter dated March 11, 2022 From Carl Nielson, CLM of TRC to IWWC; Analysis of Impacts to Avery Pond (PDF)

EX. 67 - Controversial RV Park Rejected by Board dated Oct. 4th, 2018, Joco Report (PDF)

EX. 68 - Opinions mixed on RV Parks in Youngsville by Nick Fontenot The Advocate (PDF)

EX. 69 - Assessing the Effect of Parks on Surrounding Property Values using Hedonic Models and Multilevel Models, University of Wisconsin, Milwaukee prepared by I-Hui Lin dated August 2016 (PDF)

EX. 70 - Park Impact Articles List (PDF)

EX. 71 - Plan of water bodies dated March 21, 2022 submitted by Susan Hotchkiss to PZC (PDF)

EX. 72 - Letter dated March 22, 2022 from Margaret Gibson, 154 Watson Road; Blue Camp CT, LLC (PDF)

EX. 73 - Letter dated March 22, 2022 from Maryann O’Neil to Kathy Warzecha; Blue Water RV Park (PDF)

EX. 74 - Letter dated March 23, 2022 from Susan and Tim Hotchkiss to Kathy Warzecha; testimony from PZC meeting on 0322.22 (PDF)

EX. 75 - PFAS Evaluation Report prepared by BGT Environmental, LLC dated March 1, 2022 (PDF)

EX. 76 - Supplemental Will Serve Letter from Preston Plains Water Company dated March 16, 2022 (PDF)

EX. 77 - Report of Carl Nielsen, CLM from TRC Companies, Inc. to John Moulson and Commission members dated March 11, 2022 (PDF)

EX. 78 - Letter dated March 30, 2022 from Kathy B. Warzecha, Town Planner to Harry Heller, comments regarding revised site plan prepared by Benesch dated March 9, 2022 for 451, 455, & 495 Route 2 (PDF)

EX. 79 -  Email dated March 10, 2022 from Sarah Sportman, Connecticut State Archaeologist (PDF)

EX. 80 -  Letter dated March 30, 2022 from Tom Cummings, CLA Engineers, comments for revised campground site plan dated March 9, 2022 prepared by Benesch dated March 9, 2022 for 451, 455, & 495 Route 2 (PDF)

EX. 81 - Letter dated March 22, 2022 form Gary Piszczek, Chairman of Conservation & Agricultural Commission to PZC regarding revised project comments (PDF)

EX. 82 - Letter dated April 12, 2022 from Heller, Heller & McCoy, Harry B. Heller to PZC, Kathy B. Warzecha, Town Planner regarding cover letter for Blue Camp CT, LLC. (PDF)

EX. 83 - Letter dated April 12, 2022 from Heller, Heller & McCoy,  Harry B. Heller to CLA Engineers, Inc, Thomas Cummings regarding comments and cost estimate for Blue Camp CT, LLC. (PDF)

EX. 84 - Letter dated April 7, 2022 from Benesch, Will Walter, PE to Kathy B. Warzecha, Town Planner regarding responses to her comments dated March 30, 2022. (PDF)

EX. 85 - Blue Camp CT, LLC Revised Plan prepared by Benesch dated April 7, 2022 (PDF)

EX 86 - Letter dated April 14, 2022 from Harry B. Heller, synopsis of demand on municipal services (cost of community services)(PDF)

EX. 87 - Letter dated April 19, 2022 from CLA Engineers, Inc., Thomas L. Cummings, P.E. to Mrs. Kathy Warzecha, Town Planner regarding comments (PDF)

EX. 88 - Planner’s comments regarding compliance with the Zoning Regulations with comment’s by PZC Members (PDF)

EX. 89 - Letter dated April 21, 2022 from Gladys Kimmel & John J. O’Dea of 32 Route 164, comments (PDF)

EX. 90 - Letter dated April 21, 2022 from Harry B. Heller, Heller Heller & McCoy, response to Planner’s Supplemental Comment List (PDF)

EX. 91 - Letter dated April 21, 2022 from George T. Logan, REMA regarding Rodent & Insect Control Plan (PDF)

EX. 92 - Resume for Graham A. Washburn, Project Geologist/GIS Specialist, BGTEnvirornmental, LLC (PDF)

EX. 93 - Resume for Zoe Belcher, LG, LEP,, BGTEnvironmental LLC (PDF)

EX. 94 - Letter dated April 26, 2022 from Harry Heller in response to matrix/additional review comments dated April 21, 2022 included Benesch response by Will Walter with attachments. (PDF)

EX. 95 - RV Park links to articles dated April 26, 2022 – Article “Hinsdale officials reject RV park plan, calling it too much for a small town”, provided by Steve Ballirano. (PDF) 

EX. 96 - 2022 Activities schedule, 2021 weekly activities (no list of RV Park is noted), Jen Hollstein (PDF) 

EX. 97 - 6- Wildlife photos entered by Susan Rostenberg. (PDF) 

EX. 98 - Campground photo (Chesapeake Bay KOA Resort) entered by Susan Hotchkiss (PDF) 

EX. 99 - RV Foxwood parking lot photos entered by Jen Hollstein (PDF) 

EX. 100 - Trip advisor – Review of Blue Water campgrounds entered by Jen Hollstein (PDF) 

EX. 101 - Letter from Jennifer Hollstein, 12 Lynn Drive (PDF) 

EX. 102 - Letter from John Waggoner, 41 Lynn Drive (PDF) 

EX. 103 - Letter from Patricia Monahan, 50 Lake View Drive (PDF) 

EX. 104 - Letter dated January 18, 2022 from Richard Cody, Suisman Shapiro, intervention petition representing Susan Hotchkiss and Jennifer Hollstein (PDF) 

EX. 105 - Letter dated April 26, 2022 from Susan Hotchkiss (PDF) 

EX. 106 - Quality assurance criteria for the consideration and due diligence on the RV application by the Planning and Zoning Commission for Blue Camp CT, LLC (PDF) 

EX. 107 - Letter dated April 26, 2022, Gary Piszczek, Chairman of Preston Conservation and Agricultural Commission (PDF) 

EX. 108 - Letter from Robert and Mary Ann O’Neil (PDF)