Planning & Zoning Commission - Minutes - 06/22/2020

Planning and Zoning Commission
Special Meeting
June 22, 2020
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MINUTES
SPECIAL MEETING
Remote Access
Planning & Zoning Commission June 22, 2020
Waterford Town Hall 3:00 PM
Members Present: J. Bunkley, J. Bashaw, G. Massad, J. DiBuono, T. Bleasdale
Alternates Absent: K. Barnett
Staff Present: A. Piersall, Planning Director; M. Wujtewicz, Planner; J. Pisechko,
Zoning Official; D. Choisy, Recording Secretary
1. CALL TO ORDER AND APPOINTMENT OF ALTERNATES
Chairman Bunkley called the meeting to order at 3:00. No alternates were appointed.
Ds APPROVAL OF MINUTES
MOTION: Motion made by J. Bashaw, seconded by T. Bleasdale, to approve the minutes of the
June 8, 2020 special meeting as written.
VOTE: 5-0 3 a
3. RECEIPT OF APPLICATIONS S 45
No new applications were received. ~ =
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4. APPLICATION REVIEW ; a 3
#PL-20-6 — Request of Manly Church, owner and applicant, for Coastal Site Plan review and = =>
approval in accordance with Section 25.4 of the Zoning Regulations for construction of a new
single family home at 26 Jordan Cove Road, R-20 Zone, and as shown on plans titled “Exist
Conditions Site Plan Church Residence”.
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Project Engineer Edward Wenke presented this application to the Commission. He noted that the
Commission had previously approved a permit for this site for slope stabilization, and stated that
portions of that project were not completed. In addition, a stone retaining wall was built without
permits. That wall will be removed with approval of this application.
M. Wujtewicz reviewed the Summary and Recommendations contained in the Coastal Site Plan
Review Written findings & Decisions:
At its closest point the foundation of the proposed structure will be located to within approximately
10° of the top of the embankment. An at grade blue stone terrace and river rock drainage filter strip
which will surround the east, south and north sides of the structure will be constructed to the top of
the embankment. There is currently an area on the property that was previously approved by this
Commission as a slope restoration project in 2015. Work was performed on the project, however it
was not constructed in accordance with the approved site plan. Consequently, the area has
continued to erode. The work required to restore and mitigate continued erosion will be performed
as part of this site plan. The issuance of a Certificate of Zoning Compliance for the single family
dwelling can be conditioned on the completion of this work.
The owner has constructed an approx. 3 ft. high stone and mortar retaining wall on the property
within the tidal wetlands without permits. DEEP classifies this wall as an erosion control structure

Planning and Zoning Commission
Special Meeting
June 22, 2020
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which would not be permitted and has requested its removal. The site plan and application indicates
that the owner will remove this wall and regrade and plant the area with appropriate planting. Also
included in the site plan application will be the removal of the wall and regrading with appropriate
vegetation. Completion of this work can also be a condition of approval associated with the
issuance of the Certificate of Zoning Compliance for the dwelling.
MOTION: Motion made by J. Bashaw, seconded by G. Massad, to approve Application #PL-
20-6 with the Written Decision and Findings contained in the Staff Report, and with
the following conditions:
1. Erosion control measures shall be provided on site for the duration of the
project and establishment of vegetative cover on disturbed areas;
2. Silt fence at toe of proposed grading to be replaced with coir log as this area
is tidally influenced. Update plans accordingly prior to filing on the land
records;
3. Final slope re-planting plan (species, number) shall be reviewed and
approved by Town Staff prior to planting;
4, All stockpiling of materials shall be located and maintained as identified on
the site plan;
5. A Certificate of Zoning Compliance shall not be issued until all the work
identified on the site plan has been completed in accordance with this
approval. This shall also include all corrective measures identified in the
Summary and Recommendations stated in the Staff Report.
The Waterford Planning and Zoning Commission has examined the plans and all
other documentation and comments offered by the applicant and reviewing agencies
and finds the application consistent with Section 25 of the Waterford Zoning
Regulations. The proposal, as presented and submitted with conditions, is consistent
with stated Coastal Area Management Policies.
VOTE: 5-0
5. PUBLIC HEARING
#PL-20-4 — Request of Nicholas T. & Donna J. Muscarella, owners, Mary Stoddard, applicant for
special permit and site plan approval to conduct agri-tourism activities on property located at 116
Old Colchester Road, RU-120 zone in accordance with sections 3.41, 22 and 23 of the zoning
regulations and as shown on plans titled “Site Plan Property Belonging to: Nicholas T. Muscarella
Jr. Trustee, et al” revised to November 11, 2019.
Chairman Bunkley opened the public hearing. A. Piersall read the following exhibits into the
record:
EXHIBIT 1 - Application and Support Material
EXHIBIT 2 - Letter dated March 17, 2020 from Abby Y. Piersall to property owners within
150° of the subject property informing of hearing postponement.
EXHIBIT 3 - Notice of Public Hearing advertised in the Day newspaper on June 8, 2020
and June 15, 2020
EXHIBIT 4 - Public Hearing Notification sent to property owners within 150 feet of
subject property along with certificates of mailing.
EXHIBIT 5 - Plan titled “Site Plan, Property Belonging to: Nicholas T. Muscarella Jr.,
Trustee, et al, 116 Old Colchester Road, Village of Quaker Hill, Waterford,
Connecticut”

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Special Meeting
June 22, 2020
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EXHIBIT 6 - Letter dated November 26, 2020 to David Cooley, PE from George Calkins,
LLHD Re: Site Plan; Property Belonging to Nicholas T. Muscarella, Jr.,
Trustee et al; 116 Old Colchester Road, Village of Quaker Hill, Waterford,
Connecticut
EXHIBIT 7 - Fire Marshal Plan Review dated 3/13/2020
EXHIBIT 8 - Assessor Farm Designation
EXHIBIT 9 - Condensed Comments
EXHIBIT 10 - Public Hearing Presentation
EXHIBIT 11 - Staff Report dated June 19, 2020
EXHIBIT 12 - Speed Enforcement Evaluator
EXHIBIT 13 - Revised Site Plan submitted June 20, 2020
EXHIBIT 14 - Letter from Jennifer Chapel received June 22, 2020
EXHIBIT 15 - Letter from Katarina Jaeger submitted June 19, 2020
Attorney Gordon Videll, representing the applicant, presented an overview of the proposal (Exhibit
10). He stated the proposed events will include weddings, and reviewed how weddings are related
to farms and farming.
J. Bashaw asked about the proposed septic system. Attorney Videll said that installation of the
proposed septic system is very expensive, and the applicant wants to see if the business is successful
prior to installing it. They are requesting that the Commission allow the use of portable bathrooms
for 2 years.
M. Wujtewicz noted that the Staff Report entered into the record (Exhibit 11) was prepared prior to
receipt of revised plans (Exhibit 13). Staff is recommending that the public hearing be continued
until July 13, 2020 so that proper review of the revised plans can be done.
Chairman Bunkley asked if there was anyone from the public who wished to speak regarding this
application.
Alfredo & Vanessa Agsalud of 120 Old Colchester Road spoke in favor of the application.
Jennifer Chapel of 104R Old Colchester Road noted that her comments were already submitted into
the record as Exhibit 14. She stated that her main concern is having weddings on the property.
Applicant Mary Stoddard stated that they may also want to hold farm to table dinners. She stated
that they are going to be farming the property, and farming is noisy.
Kyle Stoddard of 116 Old Colchester Road stated that they have a right to farm.
Alfredo Agsalud of 120 Old Colchester Road stated that he never experienced any light or noise
pollution.
Katerina Jaeger of 123 Old Colchester Road noted that her comments were submitted as Exhibit 15.
M. Stoddard stated that they will be practicing organic farming.
MOTION: Motion made by J. Bashaw, seconded by T. Bleasdale, to continue the public hearing
for Application #PL-20-4 to July 13, 2020.
VOTE: 5-0

Planning and Zoning Commission
Special Meeting
June 22, 2020
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6. APPLICATION REVIEWS
#PL-20-4 — Request of Nicholas T. & Donna J. Muscarella, owners, Mary Stoddard, applicant for
special permit and site plan approval to conduct agri-tourism activities on property located at 116
Old Colchester Road, RU-120 zone in accordance with sections 3.41, 22 and 23 of the zoning
regulations and as shown on plans titled “Site Plan Property Belonging to: Nicholas T. Muscarella
Jr. Trustee, et al” revised to November 11, 2019.
This public hearing is still open.
Ts CORRESPONDENCE
No correspondence was received.
8. ADMINISTRATIVE REVIEW
E-mail correspondence to Abby Piersall from Daniel Steward, Subject: RE: Modification to I-C
zone.
Daniel Steward stated that his family owns property on Cross Road that they have been trying to
sell for about 20 years. He wants to know if the Commission has any interest in adding the option
of multi-family use to the I-C zone. Commission members noted that the Commission is working
on updating the housing regulations. It was the consensus of the Commission that the property
owners should apply for an amendment to the I-C zone regulations.
9: ADJOURNMENT
MOTION: Motion made by J. Bashaw, seconded by G. Massad, to adjourn the meeting at 4:30.
VOTE: 5-0
Respectfully Submitted,
Recording Secretary