Planning & Zoning Commission (linked)

FIFTEEN ROPE FERRY ROAD WATERFORD, CT 06385-2886
ANNUAL REPORT
PLANNING AND ZONING COMMISSION
FISCAL YEAR 2023/2024
I GENERAL OVERVIEW
The Waterford Planning and Zoning Commission (“Commission”) serves the Town of Waterford
(“Town”) in three major ways. First, the Commission drafts and evaluates zoning and subdivision
regulations (Regulations”) that enable development in the Town. Second, the Commission
evaluates applications for new projects and oversees violations of the Regulations. Third, the
Commission develops long-range land use policy for the Town and is responsible for ensuring new
development and Regulations are consistent with the Town’s Plan of Preservation, Conservation,
and Development. (“Plan”).
The Commission has also undertaken the task of updating the 2012 Plan as required by Conn. Gen.
Stat. §8-23. The process of updating the Plan is expected to be completed in 2025.
Many of the services provided in the Planning and Development Office (“Office”) are funded
through the Commission and it provides staff for all land use and economic development services
in the Town. The Office staff provides expertise and assistance to the Board of Selectmen,
Representative Town Meeting, and other Town agencies concerning land use and economic
development opportunities in the Town.
During Fiscal Year 2023/2024 ("FY 23/24”), the Commission held thirteen (13) regular meetings
to consider eighteen (18) applications. Both the Commission and the Office worked to provide
thorough yet expeditious project review with the goal of enabling continued investment in the
Town.
Total fees received from miscellaneous fees and applications of the three land use commissions
was $52,565.00.
Il. DEVELOPMENT ACTIVITY
SUBDIVISIONS
The Commission evaluates applications to subdivide land based on the standards in the
Regulations. In FY 23/24 there were no residential or commercial subdivision applications
submitted.

ZONING COMPLIANCE PERMITS
Zoning Compliance Permits are required in conjunction with building permits where certain
exterior work or changes in use or occupancy of a building or site are proposed. Zoning
Compliance Permits are also used to permit by-right activities in the Regulations, such as Home
Occupations and Accessory Dwelling Units. These permits are issued by the Zoning Official.
Although the Commission does not review these permits directly, it does control the Regulations
that govern how the permits can be issued. The Office uses feedback received from the Zoning
Official to identify areas of the Regulations that should be improved, which recommendations are
then submitted to the Commission for consideration. Zoning Compliance Permits represent the
largest volume of formal reviews performed under the umbrella of the Commission.
In FY 23/24, the Office completed two hundred and seventy nine (279) zoning compliance
reviews. Two hundred and thirteen (213) were associated with building permits with thirty five
(35) of them issued for the construction of new single-family homes. Sixty six (66) were strictly
for zoning related inquiries and compliance for site work associated with Commission approved
projects.
The Office collects fees for zoning compliance reviews. Of total fees received by the Office
$43,988 was for Zoning Compliance Permits.
PRE-APPLICATION REVIEWS
The Commission has encouraged the use of pre-application review meetings with potential
applicants in accordance with Section 22a of the Regulations, and pursuant to Conn. Gen. Stat. §7-
159b. The review is non-binding and offers the Commission the opportunity to provide input and
guidance to an applicant prior to official submission. In FY 23/24 the Planning and Zoning
Commission conducted two (2) pre-application reviews.
March 26, 2024 145 Boston Post Road Mixed Use Development
November 11, 2024 295 & 313 Willetts Avenue Hotel
COMMERCIAL DEVELOPMENT
All commercial properties are required to apply for approvals from the Commission before they
are developed. The Commission relies on the Regulations and technical guidance from the Office
and other Town and regional agencies to evaluate applications. In FY 23/24, the Commission
approved six (6) commercial developments.
July 11, 2023 378 Mago Point Way Accessory Outdoor Dining
August 8, 2023 122 & 124 Boston Post Roa Modified Site Plan
January 23, 2024 16 Boston Post Road Site Plan / Special Permit
February 27, 2024 33 Kenyon Road Site Plan
April 30, 2024 1122 & 1124 Hartford Turnpike Site Plan / Special Permit
June 25, 2024 174 Cross Road Site Plan Modification

MULTI FAMILY DEVELOPMENTS
Multi Family Developments require site plan approval from the Commission. Projects for
multifamily developments may include common interest communities or rental units. While not
a requirement for multifamily development in the Town, the Commission encourages developers
to include units within their projects that are considered affordable in accordance with criteria in
Conn. Gen. Stat. §8-30g. In FY 23/24 the Commission reviewed and approved modifications to
one (1) multifamily development.
March 26, 2024 48 Great Neck Road Substantial Change Review
April 30, 2024 48 Great Neck Road Master Design Plan Review
June 25, 2024 48 Great Neck Road Site Plan Modification
MUNICIPAL PROJECTS
Significant improvements to Town facilities require Commission review pursuant to Conn. Gen.
Stat. §8-24. When a Town project is proposed, the Commission evaluates the consistency with
the Plan and the Town’s Regulations. The Commission’s review is one of the factors the Town
considers when acquiring property or interests such as conservation easements, or when funding
major improvements to Town property. In FY 23/34 the Commission reviewed six (6) applications.
Of those applications the Commission denied one (1) and approved five (5).
October 24, 2023 184 Boston Post Road Park Improvements (Denied)
November 14, 2023 184 Boston Post Road Site Plan Modifications
January 23, 2024 8 Goshen Road Property Acquisition
January 23, 2024 439 & 441 Boston Post Road Property Acquisition
May 28, 2024 Caroline Court Road Acceptance
June 25, 2024 Townwide School Safety Improvements
COASTAL BOUNDARY CONSTRUCTION
All buildings, uses and structures fully or partially within the coastal boundary as defined by Conn.
Gen. Stat. §22a-94 and as delineated on the Coastal Boundary Map for the Town are subject to the
coastal site plan review requirements and procedures set forth in §22a-105 - §22a-109 of the
Connecticut General Statutes. The Commission approved two (2) Coastal Site Plan Reviews.
October 10, 2023 11 Scotch Cap Road Single Family Construction
November 28, 2023 224 Niantic River Road Single Family Construction

I. ZONE CHANGES AND REGULATION AMENDMENTS
The Regulations, first adopted in 1954, are a critical and controlling factor in the way property is
developed in the Town. Over the years, changes in Town priorities for development, conservation
opportunities, and evolving legal requirements have led to amendments of the Regulations. One
of the Commission’s fundamental responsibilities is the legislative role of writing and enforcing
the Regulations and, in recent years, the Commission has sought to clarify, simplify, and improve
sections of the Regulations. Amendments can be initiated by the Commission or by an applicant.
Regardless of how a regulation amendment is first conceived, the Commission reviews how the
proposal may affect all properties and uses throughout Town. The Commission uses research from
the Plan and the Office, as well as public comment, to guide decisions. In FY 23/34 the
Commission approved one (1) Regulation amendment and zero (0) Zone District Changes.
REGULATION AMENDMENTS
February 27, 2024 Townwide Regulation Modification / Daycare
IV. ENFORCEMENT
The Zoning Official investigates complaints related to violations of the Regulations. When a
complaint is received, the Zoning Official performs a site visit and property research to ascertain
whether there is, in fact, a violation. Although all complaints received are thoroughly investigated,
not all complaints qualify as violations. In FY 23/24, sixteen (16) complaints rose to the level of
violations. Of those violations, 10 (ten) were resolved, and six (6) remain open and under continued
enforcement activity at the end of the fiscal year.
Vv. LITIGATION
In January, 2024, the Commission, through counsel, began the process of resolving decade old
litigation concerning property on Industrial Drive. The Commission, through thoughtful and
measured review of applications, is presently not the subject of any other land use litigation.

VI. ADMINISTRATIVE
For several years the Town had no delegate on the Southeastern Connecticut Council of
Governments Regional Planning Commission. On March 26, 2024, the Commission selected
Commission member Timothy Bleasdale to be its delegate.
The Town and Commission took significant steps during this fiscal year to obtain a Certificate of
Affordable Housing Completion allowing a four (4) year moratorium on the applicability of the
affordable housing appeals procedure under Conn. Gen. Stat. §8-30g.
November 19, 2024
MEMBERS STAFF
Gregory Massad — Chairman Jonathan Mullen, AICP, Planning Director
Timothy Bleasdale Mark Wujtewicz, Planner
Karen Barnett Maureen FitzGerald, Environmental Planner
Timothy Conderino Wayne Scott, Zoning Official
Victor Ebersole, Jr Katrina Kotfer, Secretary I
Joseph DiBuono, Alternate
Doris Crum, Alternate