Zoning Board of Appeals

Florek Surveying, LLC 
 
239 Shore Road 
Waterford, CT 06385 
860.271.6006 
bflorek@floreksurveyingllc.com 
 
 
8 Point Comfort 
 
Hardship 
 
The existing home at 8 Point Comfort is located at the top of a steep slope down to the Niantic 
River. The proposed home is sited away from the top of slope but it encroaches into the front 
yard setback.  
A front yard variance is being requested. Note the front yard setbacks of existing homes on Point 
Comfort as shown on the plan. The front yard setback fits the character of the neighborhood. 

Location
8 POINT COMFORT
Mblu
102/ / 6297/ /
Acct#
00584200
Owner
ANGEL EYES CONSTRUCTION
LLC
Assessment
$477,420
Appraisal
$682,030
PID
6297
Building Count
2
 
8 POINT COMFORT
Current Value
Appraisal
Valuation Year
Improvements
Land
Total
2022
$144,030
$538,000
$682,030
Assessment
Valuation Year
Improvements
Land
Total
2022
$100,820
$376,600
$477,420
Parcel Addreses
Additional Addresses
Address
City, State Zip
Type

Owner
ANGEL EYES CONSTRUCTION LLC
Co-Owner
Sale Price
$649,900
Certificate
Book & Page
1829/57
Sale Date
07/28/2023
Instrument
00
Year Built:
1924
Living Area:
1,170
Replacement Cost:
$170,034
Building Percent Good:
64
Building Attributes
Field
Description
Style
Conventional
8 POINT COMFORT
 
Secondary
Owner of Record
Ownership History
Ownership History
Owner
Sale Price
Certificate
Book & Page
Instrument
Sale Date
ANGEL EYES CONSTRUCTION LLC
$649,900
 
1829/57
00
07/28/2023
BISPHAM HARRISON A IV
$420,000
 
1633/0286
UNKQ
02/21/2020
SHAY EDWARD A JR & JUDITH M
$0
 
0245/0979
00
08/07/1978
Building Information
Building 1 : Section 1

Model
Residential
Grade:
C
Stories
1.75
Occupancy
1
Exterior Wall 1
Cedar/Redwood
Exterior Wall 2
 
Roof Structure
Gable
Roof Cover
Arch Shingles
Interior Wall 1
Panel
Interior Wall 2
 
Interior Flr 1
Hardwood
Interior Flr 2
Ceramic Tile
Heat Fuel
Oil
Heat Type:
Steam
AC %
0
Total Bedrooms:
2
Full Bthrms:
1
Half Baths:
1
Extra Fixtures
1
Total Rooms:
5
Bath Style:
Modern
Kitchen Style:
Modern
Num Kitchens
1
Fireplace(s)
1
Extra Opening(s)
0
Legend
Building Photo
(https://images.vgsi.com/photos/WaterfordCTPhotos//\00\01\21\94.JPG)
Building Layout
(https://images.vgsi.com/photos/WaterfordCTPhotos//Sketches/6297_6297
Building Sub-Areas (sq ft)

Gas Fireplace(s)
0
% Attic Fin
0
LF Dormer
12
Foundation
Piers
Bsmt Gar(s)
0
Bsmt %
0
SF FBM
0.00
SF Rec Rm
0
Fin Bsmt Qual
 
Bsmt Access
Hatchway
Code
Description
Gross
Area
Living
Area
BAS
First Floor
720
720
TQS
Three Quarter Story
600
450
CRL
Crawl Space
600
0
WDK
Deck
268
0
 
 
2,188
1,170
Year Built:
1955
Living Area:
391
Replacement Cost:
$53,349
Building Percent Good:
66
Building Attributes : Bldg 2 of 2
Field
Description
Style
Apt/Garage
Model
Residential
Grade:
D
Stories
1
Occupancy
1
Exterior Wall 1
Vinyl Siding
Exterior Wall 2
 
Building Photo
(https://images.vgsi.com/photos/WaterfordCTPhotos//default.jpg)
Building 2 : Section 1

Roof Structure
Gable
Roof Cover
Arch Shingles
Interior Wall 1
Panel
Interior Wall 2
 
Interior Flr 1
Carpet
Interior Flr 2
 
Heat Fuel
Electric
Heat Type:
Elec Baseboard
AC %
0
Total Bedrooms:
1
Full Bthrms:
1
Half Baths:
0
Extra Fixtures
0
Total Rooms:
3
Bath Style:
Average
Kitchen Style:
Average
Num Kitchens
1
Fireplace(s)
0
Extra Opening(s)
0
Gas Fireplace(s)
0
% Attic Fin
0
LF Dormer
0
Foundation
Piers
Bsmt Gar(s)
0
Bsmt %
0
Legend
Building Layout
(https://images.vgsi.com/photos/WaterfordCTPhotos//Sketches/6297_2022
Building Sub-Areas (sq ft)
Code
Description
Gross
Area
Living
Area
BAS
First Floor
391
391
FGR
Garage
460
0
PRS
Piers
391
0
WDK
Deck
80
0
 
 
1,322
391

SF FBM
0.00
SF Rec Rm
0
Fin Bsmt Qual
 
Bsmt Access
None
Legend
Land Use
Use Code
101
Description
Res Dwelling  
Zone
R-20W
Neighborhood
500W
Alt Land Appr
No
Category
Land Line Valuation
Size (Acres)
0.33
Frontage
100
Depth
0
Assessed Value
$376,600
Appraised Value
$538,000
Legend
Extra Features
Extra Features
No Data for Extra Features
Land
Outbuildings
Outbuildings
No Data for Outbuildings

(c) 2023 Vision Government Solutions, Inc. All rights reserved.
Valuation History
Appraisal
Valuation Year
Improvements
Land
Total
2022
$133,960
$538,000
$671,960
2021
$110,460
$355,510
$465,970
Assessment
Valuation Year
Improvements
Land
Total
2022
$93,780
$376,600
$470,380
2021
$77,330
$248,860
$326,190














 
 
 
 
 
 
portal.ct.gov/DEEP 
Land and Water Resources Division 
 
COASTAL SITE PLAN REVIEW 
COMMENTS CHECKLIST 
 
This checklist is used by the Land and Water Resources Division (LWRD) to assess the consistency of the 
proposed activities with the relevant policies and standards of the Connecticut Coastal Management Act 
[(CCMA), Connecticut General Statutes (CGS) sections 22a-90 through 22a-112, inclusive].   
ORIGINAL TO: 
 
Wayne Scott, Zoning Official 
Waterford Planning Department 
 
 
COASTAL SITE PLAN REVIEW TRIGGER: 
 
 Zoning Compliance 
 
 Subdivision 
 
 Special Exception or Permit 
 
 Variance 
 
 Municipal Improvement 
 
Date sent/delivered 10/17/23  by (indicate all that apply): 
 hand   
 fax   
 e-mail   
 U.S. mail 
 
PROJECT DESCRIPTION: 
 
Applicant proposes to demolish the existing home and detached garage and build a 2.5 story single family home 
set back from the slope’s edge in the Unshaded Zone X portion of the property.  Applicant is currently 
requesting a variance from the front setback minimum requirement. 
 
 
 
 
 
 
 
 
 
 
 
 
APPLICANT NAME: 
Todd Pazzolesi 
MAILING ADDRESS: 
49 Cross Road, Waterford, CT   
PROJECT ADDRESS: 
8 Point Comfort Road 

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. 
 
LWRD reviewer 
KAM 
 
Date plans were received by LWRD: 
received on 10/4/23;  
Date Comments are Due: 11/1/23 
 
Date LWRD review 
completed: 10/17/23 
 
Most recent revision date on plans: 
10/1/23 
 
Plan title: Property Survey 
 
 
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 
 
 
 
 
 
 
 
 

Coastal Site Plan Review Comment Checklist 
Page 3 
 
 
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 4 
 
 
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): 
 
No Concerns Noted 
 
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:  
 
Analysis and Recommendations Section: 
 
Analysis: 
 
Applicant proposes to demolish the existing home and detached garage and build a 2.5 story single family 
home set back from the slope’s edge in the Unshaded Zone X portion of the property.  Applicant is currently 
requesting a variance from the front setback minimum requirement. 
 
 
Comments/Recommendations: 
 
1. DEEP has no specific comments with respect to the proposed project at this time.  In general, DEEP 
supports variances from the front setback if they allow for increased setbacks from sensitive 
resources such as tidal wetlands and steep slopes. 
 
 

Coastal Site Plan Review Comment Checklist 
Page 5 
cspr review checklist.doc   revised March 2021 
FINDING: (Please see summary and recommendations section on page 4 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:   
 
Coastal Management Fact Sheet(s):       
 
Other: FEMA Firmette attached 
 
Please be advised that, separate from the municipal review, the following DEEP permits may be required: 
 
Structures, Dredging, and Fill in Tidal Coastal or Navigable Waters 
 
Tidal Wetlands 
 
Stormwater General Permit:  
 
Other: 
 
 
 
Please direct questions or comments  
regarding this checklist to: 
Karen Michaels, EA III 
Planning Section, 
Land and Water Resources Division 
CT DEEP 
Karen.Michaels@ct.gov  
 
 
 
copy/ies provided to 
  
 
 
 
LWRD Reviewer Initials: KAM   
Date: 10/17/23 
 
 
 
 
This checklist is intended to replace a comment letter only in those instances where LWRD comments can be 
readily conveyed without the background discussion that would be provided in a letter. 
This checklist is not used for projects that LWRD recommends should be denied. 

Coastal Site Plan Review Comment Checklist 
Page 6 
cspr review checklist.doc   revised March 2021