Planning & Zoning Commission (linked)

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:  
Lynn F. Mulholland 
202 West Road 
Salem, CT  06420
Lynn F. Mulholland
The applicant proposes to construct a new, one story, single family dwelling of approximately 858 
square feet on a vacant parcel. The undeveloped site contains 18,900sf (.43 acres) and is located in a 
VR-15 zoning district adjacent to Smith Cove in Quaker Hill. The site is served by municipal water and 
sewer. The dwelling will be located on the plateau of the property farthest away from the top of the 
slope without encroaching beyond the front and side yard building lines. The project involves, in 
addition to the dwelling and other associated site improvements, the construction of an access driveway 
from an existing access drive serving the adjacent parcel to the west. This proposed access drive will 
be located within an existing access easement as identified on the site plan. The dwelling will be 
connected to existing municipal water and sewer service and utilities. Tidal wetlands are located along 
the southerly property line bordering Smith Cove. A small area of inland wetlands occur on the easterly 
property line. A FEMA identified flood hazard zone AE 10 is also located along the southeasterly portion 
of the parcel at the base of the escarpment to Smith Cove. The proposed structure and all site 
improvements will be located outside of the FEMA regulated flood zones, tidal and inland wetland 
areas.
"Plan Showing Proposed House, Drive, Water Connection and Sewer Connection on 
Property of Lynn F. Mulholland, 11 Scotch Cap Road, Waterford, Connecticut" dated 
October 2021, Revised July 6, 2023.
202 West Road, Salem, CT  06420
11 Scotch Cap 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. 
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 VR-15 Zone District 
is consistent with the Town Zoning Regulations and 2012 Plan of Conservation and 
Development. The placement of the structure as far from the coastal resource as practical and 
still within the required zoning setbacks reduces the effect of proposed grading onto the 
coastal resources.    
 
Tidal wetlands were identified on the site at the base of the bluff/escarpment and within the 
coastal hazard FEMA designated Flood Zone AE-10. All work and associated site 
improvements in support of the single family dwelling occur landward from the top of the 
slope.     
 
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 
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:   
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 addresses 
and the site plan indicates that there will not be gutters or footing drains installed which 
would contribute to point source discharge of storm-water. The design of the house and roof 
line directs roof water to the front of the structure furthest away from the coastal resource 
and utilizes the pervious driveway to dissipate and allow for storm-water infiltration. The 
implementation of storm-water low impact development measures to mitigate the impact of 
concentrated surface flow generated from roof runoff will reduce the potential for negative 
impact to coastal resources.  
 
This project as approved with conditions 1 thru 3 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.    No work covered by this permit including the stockpiling of materials shall be conducted 
outside of the proposed silt fence.   
 
3.    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 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