Planning & Zoning Commission (linked)

APPLICANT NAME: David Yanaros 
MAILING ADDRESS: 65 Coles Road, Cromwell, CT 06416 
PROJECT ADDRESS: 224 Niantic River Road Road 
PROJECT DESCRIPTION: 
The applicant proposes to either demolish an existing single family dwelling and construct a new 
single-family dwelling with an attached garage and elevated deck or reposition the existing single 
family dwelling to comply with the zoning district setbacks and construct the attached garage and deck 
to the repositioned structure.  Based upon the proximity of the work associated with either the 
demolition and construction of a new dwelling or reposition of the existing structure, a Coastal Site 
Plan review by the Planning and Zoning Commission is required. The parcel area is nonconforming as 
it contains 31,372 sf of lot area and is located in a R-40 zoning district adjacent to Keeney Cove in the 
upper Niantic River, an Estuarine Embayment. The site is served by municipal water and sewer. The 
dwelling will be located on the upper portion of the property to within 7 feet of the front yard setback 
from Niantic River Road.  The project includes the construction of a new bituminous driveway utilizing 
the existing curb cut, the installation of a roof and footing drain and associated site grading. The 
dwelling will be connected to existing municipal water and sewer service and utilities. A FEMA 
identified flood hazard zone AE 12 is also located along the westerly portion of the parcel approximately 
30 feet landward from the shoreline. The proposed structure and all site improvements will be located 
outside of the FEMA regulated flood zone. 
TOWN OF WATERFORD 
 
COASTAL SITE PLAN REVIEW 
WRITTEN FINDINGS & DECISIONS 
 
 
 
 
 
 
 
ORIGINAL TO: 
COASTAL SITE PLAN REVIEW TRIGGER: 
David Yanaros 
Zoning Compliance (Site Plan) 
65 Coles Road 
Subdivision 
Cromwell, CT 06416 
Special Exception or Permit 
Variance 
Municipal Improvement 
 
 
 
 
 
 
 
 
 
Plan title: "Zoning Location Survey, Property of Cynthia Yanaros & David E. Yanaros for 
property located at 224 Niantic River Road" dated April 21, 2023, Revised 
November 7, 2023. 

Coastal Site Plan Review Comment Checklist 
Page 2 
 
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 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 
 
 
 
 
 
 
 
 
* 
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 Site Plan Review Comment Checklist 
Page 3 
 
SUMMARY AND RECOMMENDATIONS: 
The construction and use of a single family residential structure within the R-40 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. 
The coastal hazard FEMA designated Flood Zone AE-12 was identified on the site with all 
work and associated site improvements in support of the single family dwelling to occur 
outside of the FEMA designated Flood Hazard Area . 
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 resources. 
This disturbance is of a temporary nature during the construction of the single family dwelling. 
Erosion controls shall be incorporated as identified on the plan 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. 
 
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: 
 

Coastal Site Plan Review Comment Checklist 
Page 4 
 
 
4. 
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. 
 
 
 
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 site plan indicates a 
roof gutter and footing drain installed which would contribute to point source discharge of 
storm-water. The outlet discharge from the roof and footing drain shall be armored with stone in 
order to prevent any erosive effects from the discharge onto the slope. This measure shall be 
designed to mitigate the impact of concentrated surface flow generated from roof runoff 
thereby reducing the potential for negative impact to coastal resources. 
This project as approved with conditions 1 thru 4 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.
The plans shall be revised to include stone armoring at the roof gutter footing drain 
discharge. This shall be shown on the final plans prior to filing on the land records 
3.
No work covered by this permit including the stockpiling of materials shall be conducted 
outside of the proposed silt fence. 

Coastal Site Plan Review Comment Checklist 
Page 5 
 
 
 
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 
For more information, contact: 
 
 
 
Proposed Motion 
 
To approve with modifications & conditions Site Plan CAM Application PL-23-15 at 224 Niantic 
River Road with conditions 1 thru 4 and to find that the project as approved with conditions is 
consistent with all applicable coastal policies and includes all reasonable measures to mitigate adverse 
impacts.