Zoning Board of Appeals agenda and meeting material

TOWN OF WATERFORD 
COASTAL SITE PLAN REVIEW 
WRITTEN FINDINGS & DECISIONS 
ORIGINAL TO: 
COASTAL SITE PLAN REVIEW TRIGGER: 
Zoning Compliance (Site Plan) 
Subdivision 
Special Exception or Permit 
Variance 
Municipal Improvement 
PROJECT DESCRIPTION: 
Plan title:   
APPLICANT NAME:   
MAILING ADDRESS: 
PROJECT ADDRESS:  
Todd Pazzolesi 
49 Cross Road 
Waterford, CT  06385
Todd Pazzolesi
The application as presented to the Zoning Board of Appeals is to demolish an existing single family 
structure and construct a new single family dwelling. The developed site contains 13,366 sf of lot 
area and is located in the R-20 zoning district adjacent to the upper Niantic River. The dwelling will be 
connected to existing municipal water and sewer service and utilities. A subsurface storm water 
infiltration system is proposed to be installed to infiltrate roof water runoff. Coastal resources located 
on and adjacent to the property are a coastal embankment and a FEMA designated  Flood Zone 
AE-12. As stated in the application narrative and shown on the plan submitted into the record as 
Exhibit #3, the proposed structure and all site improvements will be located landward of the coastal 
embankment and outside of the FEMA regulated flood zone. While the existing structure is located at 
the crest of the coastal embankment, the new single family dwelling will be located approximately 20 
feet further back from the top of the embankment. The proposed location places the front of the 
house within the minimum required front yard setback. As a result, in addition to the Coastal Site Plan 
Review, the Zoning Board of Appeals is also acting on a front yard variance request.   
"Property Survey Land Belonging to: Angel Eyes Construction, LLC, 8 Point Comfort 
Road, Waterford, Connecticut" dated August 19, 2023, Revised October 1, 2023.
49 Cross Road Waterford, CT  06385
8 Point Comfort

Coastal Site Plan Review Comment Checklist 
Page 2 
*
General Coastal Resources and General Development policies are applicable to all proposed activities. 
**    Policies that are not applicable are not checked in this chart. 
COASTAL RESOURCES AND RESOURCE POLICIES: 
ON-SITE 
ADJACENT  
TO SITE 
POTENTIALLY 
INCONSISTENT 
NOT 
APPLICABLE 
General Coastal Resources* 
Beaches and Dunes 
Bluffs and Escarpments 
Coastal Hazard Area 
Coastal Waters and/or Estuarine Embayments 
Developed Shorefront 
Freshwater Wetlands and Watercourses 
Intertidal Flats 
Islands 
Rocky Shorefront 
Shellfish Concentration Areas 
Shorelands 
Tidal Wetlands 
ADVERSE IMPACTS ON COASTAL RESOURCES: 
Appears 
Acceptable 
Potentially 
Unacceptable 
Not   
Applicable 
Degrades tidal wetland, 
beaches and dunes, 
rocky shorefronts, or 
bluffs and escarpments 
Degrades existing 
circulation patterns of 
coastal waters 
Increases coastal 
flooding hazard by 
altering shoreline or 
bathymetry 
Degrades natural or 
existing drainage 
patterns 
Degrades natural 
shoreline erosion and 
accretion patterns 
Degrades or destroys 
wildlife, finfish, or 
shellfish habitat  
Degrades water quality 
Degrades visual quality 
COASTAL USE POLICIES:** 
Applies 
Potentially 
Inconsistent 
General Development* 
Boating 
Coastal Recreation and 
Access 
Coastal Structures and 
Filling 
Cultural Resources 
Fisheries 
Fuels, Chemicals, or 
Hazardous Materials 
Ports and Harbors 
Sewer and Water Lines 
Solid Waste 
Transportation 
Water-dependent Uses 




























Coastal Site Plan Review Comment Checklist 
Page 3 
ADVERSE IMPACTS ON FUTURE WATER-DEPENDENT DEVELOPMENT ACTIVITIES AND OPPORTUNITIES:
Appears 
Acceptable
Potentially 
Unacceptable
Not 
Applicable
Replaces an existing water-dependent use with a non-water-dependent use 
Reduces existing public access 
Locates a non-water-dependent use at a site that is physically suited for a 
water-dependent use for which there is a reasonable demand 
Locates a non-water-dependent use at a site that has been identified for a 
water-dependent use in the plan of development or zoning regulations 
ISSUES OF CONCERN  (SEE SUMMARY AND RECOMMENDATIONS BOX FOR ADDITIONAL DETAIL): 
Insufficient information 
Potential increased risk to life and property in coastal hazard area  
Adverse impacts on future water-dependent development opportunities 
Proximity of disturbance to sensitive resources/need for additional vegetated setback 
Potential to cause erosion/sedimentation; need for adequate sedimentation and erosion control 
measures 
Water quality and/or stormwater impact 
Other coastal resource impacts:     
Other:     
SUMMARY AND RECOMMENDATIONS: 
The construction and use of a single family residential structure within the R-20 Zone 
District is consistent with the Town of Waterford Zoning Regulations and the 2012 Plan of 
Conservation and Development. The placement of the structure as far from the coastal 
resource as practical reduces the effect of proposed grading onto the coastal resources.    
 
All work and associated site improvements in support of the single family dwelling occur 
landward from the top of the embankment and outside of the FEMA designated flood 
hazard area.     
 
Potential to cause erosion/sedimentation; need for adequate sedimentation and erosion 
control measures:  
The project as presented identifies the proximity of site disturbance to the coastal resource. 
This disturbance is of a temporary nature during the construction of the single family 
dwelling. Erosion controls shall be incorporated at the top of the slope and landward in 
order to mitigate any erosion that may occur from surface runoff during construction. The 
erosion controls shall be constantly inspected and left in place until the site has been 
permanently stabilized. 






Coastal Site Plan Review Comment Checklist 
Page 4 
Water quality and/or  storm-water impact: 
There is a potential for a temporary negative impact to water quality during the construction 
phase of the project. This potential will be mitigated through the installation and 
maintenance of erosion control measures as identified on the plan. The applicant proposes 
to install a subsurface storm-water infiltration system which will be designed to infiltrate the 
runoff from the roof drains thereby mitigating any adverse impacts that would contribute to 
point source discharge of storm water. The implementation of storm-water low impact 
development measures to mitigate the effect of concentrated surface flow generated from 
roof runoff will reduce the potential for negative impact to coastal resources.  
 
Subsequent to application submission, unauthorized clearing of vegetation had taken place 
along the coastal embankment. As a result of this activity, the applicant has submitted a 
restoration planting plan in order to mitigate any future adverse impacts from erosion 
negatively impacting the coastal resources of the Niantic River,   
 
This project as approved with conditions 1 thru 4 is consistent with all applicable coastal 
policies and includes all reasonable measures to mitigate adverse impacts. 
 
1.    Erosion control measures during construction shall be installed and remain on site for 
the duration of the project and until the establishment of vegetative cover on disturbed 
areas. 
 
2.   A Coastal Embankment vegetation restoration plan shall be required to be submitted as 
a condition of Zoning Compliance Permit Approval at the time the application for a building 
permit is submitted. 
 
3. A signed agreement with the landscaping company to proceed with the implementation 
and completion of the slope restoration plan shall be provided to the Town of of Waterford. 
This guarantee shall be provided as a condition of the Zoning Compliance Permit Approval. 
 
4.    An as-built survey shall be submitted and approved by the Zoning Official prior to 
issuance of a Certificate of Zoning Compliance. This requirement is to verify that all 
improvements, including the slope restoration have been constructed in accordance with 
the approved site plan. 

Coastal Site Plan Review Comment Checklist 
Page 5 
For more information, contact:  
copies provided to 
Please be advised that, separate from the municipal review, the following 
Department of Environmental Protection permits may be required: 
Structures, Dredging, and Fill in Tidal Coastal or Navigable Waters 
Tidal Wetlands 
Stormwater General Permit  ( construction / industrial / commercial ) 
Other
FINDING:      (Please see summary and recommendations section on page 3 for discussion) 
CONSISTENT WITH ALL APPLICABLE COASTAL POLICIES, COMMENTS INCLUDED 
CONSISTENT WITH MODIFICATIONS OR CONDITIONS  
ADDITIONAL INFORMATION NEEDED PRIOR TO COMPLETE CSPR EVALUATION 
SUPPORTING DOCUMENTATION ATTACHED TO THIS CHECKLIST: 
Copies of photographs of the site dated: 
Copies of aerial photographs dated:   
GIS maps depicting:   
Coastal resources maps dated:   
OLISP Fact Sheet(s):    
Other:   
I














PROPOSED
PORCH 
PHASE 2
PROPOSED
ELEVATOR
PHASE 2
20'-0" 
F. Y.
NANCY PAWLIK
12 BAYSIDE AVENUE
INFORMATION FROM A SURVEY BY: 
J. BERNARDO, R.L.S.  
SETBACK, UPDATES AND ZONING
INFORMATION BY:
WAYNE S. GARRICK
ARCHITECTS
ZONING TABLE
VR-10                REQUIRED    ACTUAL
LOT                   10,000 SF       10,500 SF
FRONTAGE             50 FT             100 FT
WIDTH                     65 FT             100 FT
FRONT YARD         20 FT             29.5 FT*
SIDE YARD             15 FT             N.A.
REAR YARD            30 FT             N.A.
BLDG COV.             20 %              21.5 %
BLDG COV.             20 %              22.2 %*
*PHASE 2 FUTURE VARIANCE REQUEST.
 PHASE 1 IS AN INTERIOR RENOVATION

BUILDING
PERMIT
SET
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BUILDING
PERMIT
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BUILDING
PERMIT
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BUILDING
PERMIT
SET
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℄
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℄
℄
BUILDING
PERMIT
SET
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BUILDING
PERMIT
SET
E:\2308 PAWLIK CD 11.29we.2023 BUILDING PERMIT SET 11=08am--note-11=16am, 11=21am-prt-.dwg, A.6,
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