Planning & Zoning Commission (linked)

SSSSS——————————E—————
Town of W aterford Office Use Only
Department of Planning and Development Date Submitted:
Processed By:
www.waterfordct.org Awe.
pp. No.:
Total Fee: $
P VA C F orm I Electronic Submission
Waived: Yes No
if
Planning and Zoning Application
|
| 4. Type of Application(s), Use and Property Information (check all that apply)
[ Informal Staff Review [] Site Plan/Design Review [] Municipal Project (CGS§8-24)
[| Special Permit/Design Review’ [_ Subdivision /Resubdivision [| Lot line Adjustment
[| Zoning Map Change [| Regulation Amendment(s) [| New District
[| Multifamily Development (ma Coastal Area Management ” [| Earth Excavation
[ ] Flood Hazard Area [ Other: [ Other:
Specify all uses and corresponding section for which this application applies’:
Use, One-family dwelling Section: 2-1-1
Use: COastal Area Management Section: 20-4
Use: Section:
Name of proposed development/subdivision: If subdivision how many lots?:
If applicable, are roadways proposed to be private, public or both:
[_] Private [_] Public [_] Both‘
Parcel 1 Parcel 2
Map/Block/Lot; 122; 51% / Map/Block/Lot: ss] jf
Street No. & Name: 224 Niantic River Rd Street No. & Name:
Size SF/AC: 31 312 j0.72 Size SF/AC: /
Zoning District(s): R-40 Zoning District(s):
* Include a completed list of property owners with Parcel ID, name, address and mailing address. It is the applicant’s responsibility to distribute all
notices certified return receipt. Evidence of mailing shall be submitted prior to the start of the hearing. Failure to do so will delay the opening of the
hearing.
2 A * .
, Coastal Site Plan reviews under Coastal Area Management $25.4 must submit a completed PZC Form 2 in addition to this PZC Form 1.
The use listed must correspond to the exact use term noted within the zoning district as a permitted use allowed through site plan or special permit
it.
A plan must accompany the application clearly delineating the limits of public and private roads
4

2 Applicant Information
David Yanaros
Name: Applicant’s Authority to File Application®
Title: Owner ae Legal Owner of Record
Company: Power of Attorney
Address: 65 Coles Road Contract to Purchase
City/State: Cromwell CT Other
Zip Code: 06416-2609
Telephone: 860-836-1997 ,.,. Email: YaZZ6@aol.com
3. Agent Information; if applicable
James Bernardo, LS
Name: Specify Nature of Agent
Title: Land Surveyor Attorney
Company: James Bernardo Land Surveying, LLC Civil Engineer
Address: 12A Spithead Rd BB] Land surveyor
City/State: Waterford CT Design Professional;
Zip Code: 06385 Other:
Bar/License/Reg. No.:
Telephone: 860-447-0236 5,,. Email: jimBibsu rvey.com
4. Property Owner(s) and Parcel(s) Information Is owner co-applicant? LJ Yes [_|Nn 0
Note: If landowner is an LLC, Corporation, Trust or other legal entity, attach the names, addresses and title of each
member or officer, including agent(s). If same as applicant list ‘Same’.
ee David & Cynthia Yanaros Ware:
Title: Owners Title:
Company: Company:
Address: 65 Coles Rd Address:
City/State. Cromwell CT City/State:
Zip Code: 06416-2609 Zip Code:
Telephone: 860-836-1997 Telephone:
Fax: Fax:
Piraile yazz6@aol.com Email:
Applicant must submit evidence attesting to the authority to file application (i.e. deed, option for purchase, etc.)
» ELC,

| 3 Statement of Use
i
Attached a typed statement of use in conformance with the Zoning Regulations as described in Section 22.4.2. In addition
include all hours and days of operation, size of buildings and number of stories, utilities servicing the parcel, variances
received, number of employee and structures to be demolished.
6. Statement of Design Compatibility (Site Plans and Special Permits only)
Attach a statement describing how the building and site design is compatible with the neighborhood, character of
Waterford and Zoning Regulations.
Ts Consistency with Adopted Plan of Preservation, Conservation and Development (all
applications)
Attach a statement attesting to how the proposed use, zone change, amendment or design is consistent with the most
recent adopted Plan of Preservation, Conservation and Development (the Plan). Note relevant Plan section numbers and
pages.
8. Natural and Cultural Resources
Yes 
% of Property
a. Are inland wetlands present on site? Total SF/AC /
. Are tidal wetlands present on site? § Total SF/AC /
c. Are their known or suspected vernal pools on the property?
El OOO
LIFIPIE! z
d. CT DEEP NDDB: Are endangered, threatened or species of special concern suspected to be located on
the property? Applicant must attach an 8 4 x 11 map of the most current CT DEEP Natural Diversity
Database with site clearly identified regardless of response provided. If you answered yes to item d.,
attach a letter from CT DEEP stating the name of the specie(s) that are suspected to be on the
property. See Section 22 of the Zoning Regulations for additional information.
[| e. Are floodplains or flood hazard areas on the property?
identity, AE(EL 12), X (0.2%) & X
f. Is the property located within a local, state of national historic district?
If yes identify district name:
[| g. Does the site possess any structures or sites listed on the local, state or national register of historic
landmarks?
If yes, identify:

9, Additional Information
Yes
a. Is any part of the site within 500' of the Town line? Which town:
b. Will any egress or ingress for the property use streets within an adjoining municipality?
c. Is any work proposed in wetlands or watercourses? Explain in Statement of Use
Is any work proposed within 100 feet of a wetlands or watercourse? Explain in Statement of Use
e. Is any work proposed within a floodplain or flood hazard area? Explain in Statement of Use
f. Is public water available or proposed to the site? Identify: M unicipal existing
g. Are public sanitary sewers available or proposed to the site? Identify: Mun icipal existing
h. Is there a utility, drainage or other easement(s) on the site? Specify:
PIP] OO &l &l EI E&I} el 4
On
HOARE OOOO
i. Is open space proposed on the property?
How much open space is proposed (SF/AC)? / Percent of property(s)
Use and purpose of open space:
10. Previous Land Use Permits Associated with the Property(s)
Have previous permits been issued for the Property: [| Yes | No _ (List singularly; attached additional pages if necessary)
Date Issued Issuing Agency Approved Use/Activity

11. Change of Zone, Regulation Amendment or New Zoning District, if applicable
Yes No
[| a. Is this application for a new zoning district and/or regulation not presently established within the
Zoning Regulations? If a new zoning district, distinguish type of zone proposed:
[| Fixed Zone
[| Floating Zone
[ | Overlay Zone
Identify proposed zone name:
For new regulations, list proposed section number(s) and titles(s):
i,
ii.
iii,
[ ] [| b. Is this application an amendment to an existing regulation? Attach proposed amendments, clearly
noting any deletions, modifications or additions. List sections proposed to be modified:
i,
ii.
iii.
[ LJ ce. Is this application for a change to a district already established within the regulations? Identify:
Supporting materials:
For new zoning districts or a change in zone provide a legal description of the land involved in the zone district change
including the following:
e Location map at 1”=1000’
e Accurate description and acreage of tract(s) to be changed with existing buildings and uses
e Show existing features including but not limited to contours at two-foot intervals, wetlands and watercourses,
flood plains, all improvements and structures,
e All lots or parts of lots contained in an area within 500 feet in all directions of the zone change tract
e All lots shown in this area and within the zone change tract shall contain the name and address of owners as
recorded in the Assessor’s records and shall show the nature of use
e North point, and distance along road from nearest road intersection.
e Scale of map(s)

12. Bulk Zoning Requirements Table
Complete the following table, which must also be included on applicable drawings:
Zoning District(s): R-40
Item Required Proposed
Minimum Lot Size 40,000 31,372
Frontage 100' 165)
Front Yard 50! 57'
Side Yard 25) 25.2'
Rear Yard 50! 70'
Building Line
Building Coverage 20% 12%
Parking® 2 2
Landscaping N/A ; N/A
Impermeable Coverage N/A N/A
* Attach method used to determine the number of parking spaces required.

| 13. Planning, Design and Engineering Team
Provide a list of all professionals responsible for the project. Additional pages attached, if necessary: [_ lves [BlNo
Discipline: Telephone:
Name: Fax:
Company: Email:
License(s)/ License(s)/
Accreditations: Accreditation No(s):
Discipline: Telephone:
Name: Fax:
Company: Email:
Licenses and/or License/
Accreditations: Accreditation No(s):
Discipline: Telephone:
Name: Fax:
Company: Email:
Licenses and/or License/
Accreditations: Accreditation No(s):
Discipline: Telephone:
Name: Fax:
Company: Email:
Licenses and/or License/
Accreditations: Accreditation No(s):
Discipline: Telephone:
Name: Fax:
Company: Email:
Licenses and/or License/
Accreditations:
Accreditation No(s):

14, Supporting Documentation
Ttemize, including additional attachments, all information provided in support of the application. Titles, dates and
sheet/map numbers shall correspond exactly with the corresponding information provided.
Additional pages attached, if necessary: CJ Yes | No
Building Plans by Design Connection, LLC Dated: 08/14/2023
| 15. _ For Informal Staff Review Use Only
Sec. 7-159b — Pre-application review of use of property. Notwithstanding any other provision of the general statutes,
prior to the submission of an application for use of property under chapters 124, 126, 440 and 541 or any other provision
of the general statutes authorizing an authority, commission, department or agency of a municipality to issue a permit or
approval for use of such property, such authority, commission, department or agency or authorized agent thereof may
separately, jointly, or in any combination, conduct a pre-application review of a proposed project with the applicant at
the applicant's request. Such pre-application review and any results or information obtained from it may not be appealed
under any provision of the general statutes, and shall not be binding on the applicant or any authority, commission,
department, agency or other official having jurisdiction to review the proposed project.
I have read and understand the above provision of the Connecticut General Statutes and understand and agree that
whatever discussion, comments and/or recommendations are made through this review are non-binding upon the parties.
Further, I acknowledge and agree that this pre-application review meeting is being conducted prior to and in anticipation
of a formal application to the Waterford Planning and Zoning Commission or Conservation Commission to obtain
feedback and response to the proposal or design, as it exists on this date, in the interest of preparing an application
consistent with the Subdivision, Zoning or Wetlands regulations of the Town of Waterford as the case may be.
Signature Printed Name Date
David Yanaros 9-19-2023
James Bernardo 9-19-2023
>
Vane Yr David Yanaros 9-19-2023
=
Land Owner
Land Owner

16. Technical Assistance Review Fee
In accordance with the Waterford Code of Ordinance Chapter 16.08, the Commission may require third party technical
assistance review for the evaluation of applications associated with but not limited to site plans, special permits, zone
change and regulation amendments and may collect payment for costs associated with the review. This includes but is not
limited to civil engineering, architecture, legal assistance, traffic engineering and environmental protection.
17. Acknowledgements; All applications |
Application Content
The undersigned herby acknowledges that this application and statements submitted herewith are true to the best of my
knowledge and approval of the application is contingent upon compliance with all requirements of said regulations.
Right of Entry and Inspection
The undersigned hereby authorizes the Waterford Planning and Zoning Commission or its agents, to enter the subject
property for the purposes of inspection and enforcement for the said Zoning Regulations until receipt of final Certificate
of Occupancy and Certificate of Zoning Compliance.
Electronic Data Accuracy and Transmission
If applicable, the undersigned hereby acknowledges that all electronic data submitted as part of this application is an
accurate and true representation of all paper transmissions provided as part of this application and may be transmitted
publically when requested and all applicable fees are paid in full by the requesting party.
Signature Printed Name Date
‘Dened U—— David Yanaros 9-19-2023
ApplicantBarred James Bernardo 9-19-2023
a David Yanaros 9-19-2023
tot Chg? tage? Af Aa
:
i
7
Land Owner
Land Owner

General Statement of Activity/Use
This application is for the construction of a wood-frame, single-family residential house on the property
located at 224 Niantic River Road in Waterford, CT. The property currently has a single-family wood
dwelling. Town tax records indicate that the house was built in 1800. The current owner is evaluating
moving the existing house to comply with zoning setbacks or to demolish the house and build new.
The construction of an individual single family residential structure is typically exempt from Coastal Site
Plan review. However, section 25.4.2 5 requires CAM review when the structure is within 100’, or other
site development is win 50’ of the coastal Resource. The wood deck is approximately 55’ from the
coastal Resource and site grading is proposed within 45’ of the Coastal Resource.
The property is located on the west side of Niantic River Road. It is bounded on the north and south by
residential homes and on the west by the Niantic River (Keeney Cove)
The property is located in a Special Flood Hazard Area (SFHA) AE (BFE=12) and XZone X as shown on the
FIRM 09011C0481j map revised: August 5, 2013. The new residence is located in Zone X outside the
0.2%. The finished floor of the house is elevation 25.0 (NAVD88).

_ Connecticut Department of
ENERGY &
2 ENVIRONMENTAL
79 Elm Street # Hartford, CT 06106-5127
‘wenwthaovfdesp Affirmative Action/Equal Opportunity Employer
Generated by eNDDB on:
9/19/2023
James Bernardo
JAMES BERNARDO LAND SURVEYING, LLC
102A Spithead Rd
Waterford, CT 06385
jim@jbsurvey.com
Subject: Filing # 101047
Yanaros Residence
NDDB — New Determination Number: 202306901
224 Niantic River Road
Waterford
Expiration Date: 9/19/2025
Based on current data maintained by the Natural Diversity Database (NDDB) and housed in the
DEEP ezFile portal, negative impacts to populations of Federal or State Endangered, Threatened, or
Special Concern species (RCSA Sec. 26-306) are not anticipated from the proposed Building and
Infrastructure Development (including stormwater discharge associate with construction) / New
Residential - single lot, Yanaros Residence.
This NDDB — New determination may be utilized to fulfill the Endangered and Threatened Species
requirements for state-issued permit applications, licenses, registration submissions, and
authorizations. However, please be aware of the following limitations and conditions:
¢ This determination does not preclude the possibility that listed species may be encountered on
site. Should this occur, a report must be submitted to the Natural Diversity Database promptly and
additional action may be necessary to remain in compliance with certain state permits. Please fill
out the appropriate survey form and follow the instructions for submittal.
¢ If your project involves preparing an Environmental Impact Assessment, this NDDB consultation
and determination should not be substituted for conducting biological field surveys assessing
on-site habitat and species presence.
¢ This determination applies only to the project as described in the submission and summarized at
the end of this letter. Please re-submit an updated Request for Review if the project’s scope of
work and/or timeframe changes, including if work has not begun by 9/19/2025.
The NDDB — New determination for the Yanaros Residence at 224 Niantic River Road, Waterford as
described in the submitted information and summarized at the end of this document is valid for two
years from the date on this letter.

Natural Diversity Database information includes all information regarding listed species available to
us at the time of the request. This information is a compilation of data collected over the years by the
Department of Energy and Environmental Protection’s Natural History Survey and cooperating units
of DEEP, land owners, private conservation groups and the scientific community. This information is
not necessarily the result of comprehensive or site-specific field investigations. Current research
projects and new contributors continue to identify additional populations of species and locations of
habitats of concern, as well as, enhance existing data. Such new information is incorporated into the
Database and accessed through the ezFile portal as it becomes available.
This letter is computer generated and carries no signature. If however, any clarification is needed, or
if you have further questions, please contact the following:
CT DEEP Bureau of Natural Resources
Wildlife Division
Natural Diversity Database
79 Elm Street, 6" floor
Hartford, CT 06106-5127
(860) 424-3011
Please reference the Determination Number provided in this letter when you e-mail or write. Thank
you for submitting your project through DEEP’s ezFile portal for Natural Diversity Database reviews.

Application Details:
authorization:
Project involves federal funds or federal permit: No
Project involves state funds, state agency action, or No
relates to CEPA request:
Project requires state permit, license, registration, or No
DEEP enforcement action related to project:
Project Type:
Building and Infrastructure Development
(including stormwater discharge associate
with construction)
Project Sub-type:
New Residential - single lot
Project Name:
Yanaros Residence
Project Description:

weyshS
GAGN
O842°
ZPOL0
Li#
Buy
Ayunuiwog
vasn
Sid
ey
pue
‘sio;nqunus
deyeanguedO
(0)
'QO0N
‘(pueleuL)
lusa
‘eesoy
sz
‘(Buoy
Buo}))
Bud
USS
‘ILAW
‘ueder
sg
‘UOUN
‘d
LNSWEYONI
‘dewieyul
'SOSN
“UMueD
"SYSH
‘usy
seunos
wy
7'O
LO
s0'0
0
L
4.
n
L
j
1
2
i
f
T
T
t
tT
T
tT
T
tw
910
800
700
66L'P:1
o Lk
£202
‘6
qWadag
aiyyebarso
mo
cay
dey
souspisey
SoJeue)

LOTPOAJO1
JEPUSUIUOMAL
gy
g
ABjoug
jo
wowed]
im
662 '
yoesg
7
3
4
=
LLOE-v2 (O98) :ou
nob pO senbeigpPu-daap wed
90190 LO ‘POHEH 45 wi ¢,
(da) UOHDa}O1q PUsWUOAYS
pue ABsouz Jo WEUHEAET “SNOLSaHG
‘seauy GCGN WM SBeut peuse
MAIA O} pu SIS © 9}290] PUB Joy YuRag
Ajasjoaid
O10
0}
NPAUUOMN"COByo/-dyy
ye
ysanbaiqppu-deep/A05
0
eyo
Ischyy
“SUSGom Jno
Jo majAey seloeds PeIS!1 FES eseq eyeq
NeUoddaaq/Aob p'deeap’sbuly//"sdyy Hz
dad asn ‘uoHeUUOJU! B10 1O4 -saipaqg
paySI] & YM JOIYUOS JENUEIOd we aq Key,
p eave payorey & UILAIM S! 198 [oid ayy y
seare payeye jeuonippe Aue PUB SeLiepuNog
joalosd oy ey200] ‘dew 84 8M O1 ysenbay
mainay ase eyed Ailsieniq leanjeny
@
Buyonpuod
40}
j00}
BUIUES9S
Ayeuujaig
. 8X nd
yoexg
*
seoinos
eyep
jo
Aysuen
2
@ se ash JO} papuaiu! s} dey SIU
‘suoieoo| paziwe1sueS ayy sonpoid
ng uae arey seeds Jo SUOHeD0|
Woy
(Gdan)
esea
Bec
MIs48A1q
jesnyeny
ayy
Aq
pajidtuoo
pue
P2219
gi
saipadg
poysi]
UO
VOREULOJUI
“SIEWGEL)
peony
pue
saioads
pajsi7
[249P24
Pue
ayejg
jo
suorjeoo|
UMOUY
SMOYS
dew
SIyy
3
LON
]
saivadgs
pays]
[esape
PUL
S}e}g
CA,
Asepunog
UMOo,
ff
yeNeH [E95
€zoz
ounr
19
‘GHOsMALVM
Ee

Town of Waterford Office Use Only
Building, Conservation, Planning and Zoning DiaterSubinrtied:
Processed By:
www.waterfordct.org
App. No.:
Rev: 07/24/14
PZC Form 2:
Application for Coastal Area Management Site Plan Permit
- property Address: 224 Niantic River Road
| 1. General
H
a. This form must be submitted in conjunction with PZC Form 1: Planning and Zoning Application or, in the case of
minor activities and if permitted by the Zoning Enforcement Officer, Zoning Compliance Permit.
b. This form does not supersede or take the place of any state or federal permits. The applicant shall consult with the
necessary agencies to review the possibility of additional permits, including general or individual permits that may be
required for specific activities.
2. Authority
Consistent with Connecticut General Statues ,Chapter 444, Secs. 22a-90 to 22a-113j, Waterford’s Planning and Zoning
Commission, acting in the capacity of the Town’s Zoning Commission, regulates certain activities upon properties which
lie completely or partially within the coastal area as defined by CGS §22a-94(b). Specifically, the Commission’s is
authorized, cited in part, by the following:
Sec. 22a-105. Coastal site plan reviews. (a) Coastal municipalities shall undertake coastal site plan reviews in
accordance with the requirements of this chapter.
(b) The following site plans, plans and applications for activities or projects to be located fully or partially within the
coastal boundary and landward of the mean high water mark shall be defined as “coastal site plans” and shall be subject to
the requirements of this chapter: (1) Site plans submitted to a zoning commission in accordance with section 22a-109; (2)
plans submitted to a planning commission for subdivision or resubdivision in accordance with section 8-25 or with any
special act; (3) applications for a special exception or special permit submitted to a planning commission, zoning
commission or zoning board of appeals in accordance with section 8-2 or with any special act; (4) applications for a
variance submitted to a zoning board of appeals in accordance with subdivision (3) of section 8-6 or with any special act,
and (5) a referral of a proposed municipal project to a planning commission in accordance with section 8-24 or with any
special act.

3. Coastal Resources and Policies
a. By placing a check mark in the appropriate box(es), identify the coastal resources and their policies for each that is
located on and adjacent to the property or that may be influenced by the activities associated with the application.
Note: A resources may be located on site, adjacent and be off-site but influenced by the activities. Refer to CGS §22a-
92(a) for General Coastal Resource Policy, CGS§221-92(b)(2) and CGS §22a-93(7) for definitions of each
corresponding policy’s coastal resource.
Off-site but
Coastal Resource On-site Adjacent within
Influence
General Coastal Resources
X Xx
Beaches and Dunes
Bluffs & Escarpments 4 Xx
Coastal Hazard Area
Coastal Waters, Estuarine Embayments,
Nearshore Waters, Offshore Waters
Development Shorefront
Freshwater Wetlands and Watercourses
Intertidal Flats
Islands
Rocky Shorefront
Shellfish Concentration Area
Shorelands
Coastal Hazard Area ID Type (i.e. VE, A, etc.) AE &X NA NA
Base Flood Elevation 1 9 NA NA
Tidal Wetlands
b. Consistency with Coastal Resources and Policies.
Attached a typed and briefly statement of how the resources checked are consistent or inconsistent with coastal
resource policies.

Identification of Potential Adverse Impacts on Coastal Resources
Please complete this section for all projects. Identify the adverse impact categories below that apply to the
proposed project or activity. The applicable column must be checked if the proposed activity has the potential to
generate any adverse impacts as defined in CGS Section 22a-93(15). If an adverse impact may result from the
proposed project or activity, please use Part VIII to describe what project design features may be used to
eliminate, minimize, or mitigate the potential for adverse impacts.
Mitigation
Potential Adverse Impacts on Coastal Resources Applicable. Not Applicable Proposed
i. Degrading tidal wetlands, beaches and dunes,
rocky shorefronts, and bluffs and escarpments [| [|
through significant alteration of their natural
characteristics or functions
ii. Increasing the hazard of coastal flooding through
significant alteration of shoreline configurations or [| [|
bathymetry, particularly within high velocity
flood zones - CGS Section 22a-93(15)(E)
iii. Degrading existing circulation patterns of coastal
water through the significant alteration of patterns C] C1]
of tidal exchange or flushing rates, freshwater input,
or existing basin characteristics and channel contours
iv. Degrading natural or existing drainage patterns
through the significant alteration of groundwater L|
flow and recharge and volume of runoff
v. Degrading natural erosion patterns through the
sonia auceatensottnordlt i O oO
significant alteration of littoral transport of sediments
in terms of deposition or source reduction
vi. Degrading visual quality through significant alteration a Oo
of the natural features of vistas and view points
vii. Degrading water quality through the significant
introduction into either coastal waters or groundwater
supplies of suspended solids, nutrients, toxics, heavy [ | [
metals or pathogens, or through the significant alteration
of temperature, pH, dissolved oxygen or salinity
viii. Degrading or destroying essential wildlife, finfish, or
shellfish habitat through significant alteration of the
composition, migration patterns, distribution, breeding LI LJ
or other population characteristics of the natural species
or significant alterations of the natural components of
the habitat

| 4. Coastal Use and Activities Policies and Standards
a. Identify all coastal policies and standards in or referenced by CGS Section 22a-92 applicable to the proposed
project or activity:
L_] General Development [ | Sewer and Water Lines
[| Water-Dependent Uses
[| Ports and Harbors
Energy Facilities
Fuel, Chemicals and Hazardous Materials
[| Coastal Structures and Filling Transportation
[ Dredging and Navigation
[] Boating
[| Fisheries
[ Coastal Recreation and Access
Solid Waste
Dams, Dikes and Reservoirs
Cultural Resources
Open Space and Agricultural Lands
OOOUOUOOC
b. Consistency With Applicable Coastal Use Policies And Standards
Attach an explanation of how the proposed activity or use is consistent with all of the applicable coastal use and
activity policies and standards identified in Part V. For projects proposed at waterfront sites (including those with
tidal wetlands frontage), particular emphasis should be placed on the evaluation of the project’s consistency with
the water-dependent use policies and standards contained in CGS Sections 22a-92(a)(3) and 22a-92(b)(1)(A) --
also see adverse impacts assessment in Part VII.B below:
5. Mitigation of Adverse Impacts and Overall Consistency (ail applications)
Attach a summary addressing each of the following:
a. Describe the methods proposed to mitigate any adverse impacts.
b. Explain why adverse impacts are not being mitigated, if applicable.
C. Summarize why the project as proposed is consistent with the Connecticut Coastal Management Act

6. Potential Adverse Impacts on Water-dependent Uses (for project or activity is proposed at a waterfront site)
a. Identification of existing and/or proposed Water-dependent Uses: Attach a description of the features or
characteristics of the proposed activity or project that qualify as water-dependent uses as defined in CGS Section
22a-93(16). If general public access to coastal waters is provided, please identify the legal mechanisms used to
ensure public access in perpetuity, and describe any provisions for parking or other access to the site and proposed
amenities associated with the access (e.g., boardwalk, benches, trash receptacles, interpretative signage, etc.)*:
b. Identify the adverse impact categories below that apply to the proposed project or activity. The applicable column
must be checked if the proposed activity has the potential to generate any adverse impacts as defined in CGS
Section 22a-93(17). If an adverse impact may result from the proposed project or activity, use Part VIII to
describe what project design features may be used to eliminate, minimize, or mitigate the potential for adverse
impacts.
Potential Adverse Impacts on Future Water-dependent Mitigation
Development Opportunities and Activities Applicable Not Applicable Proposed
i. Locating a non-water-dependent use at a CI
site physically suited for or planned for location of a LJ
water-dependent use
ii. Replacing an existing water-dependent use [ | [|
with a non-water dependent use
iii. Siting a non-water-dependent use which Co [|
would substantially reduce or inhibit existing public
access to marine or tidal waters
| Ts Acknowledgements; All applications
L
Application Content
The undersigned herby acknowledges that this application and statements submitted herewith are true to the best of my
knowledge and approval of the application is contingent upon compliance with all requirements of said regulations.
Signature Printed Name Date
David Yanaros
Applicant
James Bernardo, LS
Agent
David Yanaros
Land Owner
Land Owner

COASTAL AREA MANAGEMENT APPLICATION
Property Of
Cynthia & David Yanaros
224 Niantic River Road
Waterford, CT 06385
September 14, 2023
James Bernardo Land Surveying, LLC
James Bernardo, LS
102A Spithead Road
Waterford, CT 06385
860-447-0236
Page | 1

Supplement To
Coastal Area Management (CAM) Application
Property of: Cynthia & David Yanaros
224 Niantic river Road
Waterford, CT 06385
General Statement of Activity
This application is for the construction of a wood-frame, single-family residential house on the property
located at 224 Niantic River Road in Waterford, CT. The property currently has a single-family wood
dwelling. Town tax records indicate that the house was built in 1800. The current owner is evaluating
moving the existing house to comply with zoning setbacks or to demolish the house and build new.
The construction of an individual single family residential structure is typically exempt from Coastal Site
Plan review. However, section 25.4.2 5 requires CAM review when the structure is within 100’, or other
site development is win 50’ of the coastal Resource. The wood deck is approximately 55’ from the
coastal Resource and site grading is proposed within 45’ of the Coastal Resource.
The property is located on the west side of Niantic River Road. It is bounded on the north and south by
residential homes and on the west by the Niantic River (Keeney Cove)
The property is located in a Special Flood Hazard Area (SFHA) AE (BFE=12) and XZone X as shown on the
FIRM 09011C0481j map revised: August 5, 2013. The new residence is located in Zone X outside the
0.2%. The finished floor of the house is elevation 25.0 (NAVD88).
3b. Consistency with Coastal Resources and policies
General Coastal Resources
Means the coastal waters of the state, their natural resources, related marine and wildlife
habitat and adjacent shorelands, both developed and undeveloped, that together form an
integrated terrestrial and estuarine ecosystem.
Coastal resources on and adjacent to this site include coastal waters which include the adjacent Niantic
River (Keeney Cove) and Coastal Bluffs and Escarpments. The existing lot is zoned for residential
development. The foundation for the new house will be built approximately 60’ from the coastal
resource. However, the basement will have a walk-out level on the west side which will require minor
site grading within 50’ of the coastal resource.
Coastal Hazard Areas
Coastal hazard areas are statutorily defined as those land areas inundated during coastal storm
events or subject to erosion induced by such events, including flood hazard areas as defined and
determined by the National Flood Insurance Act and all erosion hazard areas as determined by
the Commissioner [Connecticut General Statutes (CGS) section 22a-93(7)(H)]. In general, coastal
flood hazard areas include all areas designated as within A-zone and V-zones by the Federal
Emergency Management Agency (FEMA). A-zones are subject to still-water flooding during so
called “100-year” flood events. During 100-year flood events, V-zones are subject to direct action
by waves three feet or more in height
Page | 2

As previously stated, the property is in a Special Flood Hazard Area (SFHA) AE (BFE=12) as shown on the
FIRM 09011C0481j map revised: August 5, 2013. The new residence is located in Zone X. Special Flood
Hazard Areas are a subject to the 1% annual chance flood (100-year flood). It is the flood that has a 1%
chance of being equaled or exceeded in any given year. No activity is proposed within the AE zone.
The building and all habitable spaces will be elevated to elevation 25.
Coastal Waters and Estuarine Embayments
Coastal waters are those waters of Long Island Sound and its harbors, enbayments, tidal rivers,
streams and creeks, which contain a salinity concentration of at least five hundred parts per
million under the low flow stream conditions as established by the commissioner [Connecticut
General Statutes (CGS) section 22a-93(5)].
Coastal waters can be separated into “nearshore waters,” “offshore waters” and “estuarine
embayments.”
The Keeney Cove portion of the Niantic River satisfies the definition of an Estuarine Embayments. Of
primary concern is the degradation of water quality through the introduction of suspended solids and
nutrients into the Cove. This property is served by municipal sanitary sewer and water. No significant
changes in drainage flow paths are anticipated. Stormwater BMP’s, primarily the installation of
sediment fence and final site stabilization, has been incorporated into the site design during and after
construction. The excavation and site disturbance associated with the foundation will be limited to the
minimal amount necessary.
Coastal Hazard Areas
Coastal hazard areas are statutorily defined as those land areas inundated during coastal storm
events or subject to erosion induced by such events, including flood hazard areas as defined and
determined by the National Flood Insurance Act and all erosion hazard areas as determined by
the Commissioner [Connecticut General Statutes (CGS) section 22a-93(7)(H)]. In general, coastal
flood hazard areas include all areas designated as within A-zone and V-zones by the Federal
Emergency Management Agency (FEMA). A-zones are subject to still-water flooding during so
called “100-year” flood events. During 100-year flood events, V-zones are subject to direct action
by waves three feet or more in height
As previously stated, the property is in a Special Flood Hazard Area (SFHA) AE (BFE=12) as shown on the
FIRM 09011C0481j map revised: August 5, 2013. No activity is proposed within the SFHA.
3c. Possible degradation of water quality.
Construction on or adjacent to coastal resources has the potential to introduce pollutants from runoff
and erosion into the coastal resources. A detailed site plan has been submitted. The proposed house is
no closer than the existing house. Although it is slightly larger in size. Only minor grading is proposed
within 50’ of the Coastal Resource. Stormwater BMP’s have been incorporated into the site to mitigate
erosion and minimize the impact to the coastal resources.
Page | 3

4b. Consistency with Coastal Resources and policies
The Coastal Area Management Regulations permit for the reasonable uses of coastal properties
consistent with Coastal Resources and Policies. Adverse impacts to Coastal Resources must be mitigated
to the extent possible. All disturbed areas will be stabilized and seed upon completion of construction.
The location of the house, on privately owned land, will not impact water access. Ample water access is
available nearby at the Keeney Beech property owned by the Town of Waterford, Parks & Recreation
Department.
The Coastal Area Management Regulations emphasize the importance of locating water-dependent uses
at waterfront sites. However, the property is located in the R-40 zone. The current Town of Waterford
Zoning Regulations allow very limited commercial water dependent uses in this zone. In addition,
shallow water depths in Keeney Cove significantly limit access to adequate channel and open water
depths.
Page | 4