Planning & Zoning Commission (linked)

79 Elm Street 
Hartford, CT 06106-5127 
860.424.3000 
An Affirmative Action/Equal Opportunity Employer
   
   
   
  
 
portal.ct.gov/DEEP 
 
 
 
 
 
 
 
November 6, 2025 
 
 
Waterford Planning and Zoning Commission 
c/o Mark Wujtewicz, Planner 
Waterford Town Hall 
Fifteen Rope Ferry Road 
Waterford, CT 06385 
 
RE: Review of Preliminary CSPR for 2 Forest Street 
 
Dear Commissioners: 
 
Thank you for providing DEEP the opportunity to review and comment on the preliminary 
coastal site plan review application (CSPR) for the proposed project for 2 Forest Street.  Acting 
as the Commissioner’s staff, our office has reviewed the proposed CSPR for consistency with the 
policies and standards of the Connecticut Coastal Management Act (CCMA), and we have the 
following comments for the Commission’s consideration.   
 
The applicant has proposed the construction of a single-family, 2.5 story structure on the existing 
vacant lot with a pervious patio and six-foot high retaining wall.  It is our understanding that the 
current property owner (not the applicant of this CSPR) had received a variance from minimum 
setback criteria in the past along with an approved CSPR, though the past proposed project was 
never constructed and the CSPR approval subsequently expired.  The property is located in 
proximity to Alewife Cove and adjacent to tidal wetlands although it does not have frontage on 
the Cove.   
 
The property is delineated on the site plan as located in both FEMA AE 10 and X flood zones.  
However, a more accurate notation would be AE 10 and Shaded X-zone.  As the town is aware, 
FEMA has 2 X-zones – one shaded and the other unshaded.  There is a significant difference 
between the two zones in that the Shaded (which applies to this property) is considered a 500-
year flood zone.  This should be corrected on the plan.   
 
It appears that the entire development would be located within the Shaded X-zone including the 
proposed pervious patio and six-foot high retaining wall.  The site plan shows that the retaining 
wall will not envelop the entire patio, with one side of the patio remaining open. This design 
feature, in addition to the wall being located at elevation 12—two feet above the base flood 
elevation of the AE 10 zone—means that the wall would not function as a shoreline flood and 
erosion control structure as defined by the CCMA since the wall would be open to flood waters 
and would not control flooding or erosion from tidal, coastal or navigable waters. 
 
We support the stormwater management practices proposed, as well as the land disturbance note 
on the site plan that all existing vegetation outside of the clearing limits will be protected, and 
that existing vegetation will be removed only in areas necessary for site construction activities.  

CSPR Review for 2 Forest Street 
Waterford; November 2025 
 
 
 
Page 2
 
 
Once again, DEEP would like to thank you for the opportunity to review and comment on this 
preliminary proposal, and we strongly encourage the Commission and applicant to consider the 
comments set forth in this letter when making their decision with respect to this CSPR 
application.  Should you have any questions regarding this letter, please feel free to contact me 
by email at karen.michaels@ct.gov. 
 
Sincerely, 
 
 
 
 
 
 
 
Karen A. Michaels 
 
cc: 
Waterford Coastal File