Planning & Zoning Commission (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
Planning and Zoning Commission 
 
FROM: Mark Wujtewicz, Planner 
 
DATE:  October 24, 2023 
 
TITLE: Staff Report:  
Site Plan  
 
 
 
Civic Triangle Universal Access and Duck Pond Improvements 
 
 
 
174, 184 Boston Post Road 
 
 
 
15, 35, 49 Rope Ferry Road 
PL-23-14 
 
 
 
EXECUTIVE SUMMARY 
The project as proposed is to implement site improvements including the installation of universally 
accessible pathways, pickleball courts, a shade pavilion and water quality improvements within the Civic 
Triangle Park area. This application for site plan approval is for a portion of the improvements included in 
the Waterford Community Park Civic Triangle Master Design Plan CGS §8-24 application PL-23-13 
previously reviewed by the Commission.  
 
The improvements as proposed are consistent with the permitted use as identified in Section 10.2.5 – 
Parks and Playgrounds of the Zoning Regulations as a public park and playground. The Waterford 
Conservation Commission approved inland wetland permit #C-22-10 with conditions for regulated inland 
wetland activities associated with the project. A report of Conservation Commission action is included in 
the record. 
 
 
BACKGROUND 
 
Pertinent Regulations 
CGS 8-24 – Municipal Improvements 
Section 10.1 – Purpose and Designation as a Village District 
Section 10.11 – Site Plan Approval 
 
Permitted Use within the District:  
Section 10.2.5 – Parks and Playgrounds 
 
 
 
 
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

F:\PUBLIC\WS\PZAPPS\In Process\Boston Post Road 174 and 184  AND Rope Ferry Rd 15, 35 and 49\Site Plan PL-23-14\Staff 
Report_Draft.docx 
DISCUSSION 
The work as proposed in the site plan is to implement the universal access, pond improvements, 
construction of two pickleball court facilities and a shade pavilion near the pickleball courts. These 
proposed improvements are included in the Community Park Civic Triangle Master Plan dated October 
2023 as revised through a CGS §8-24 Planning and Zoning Commission application #PL-23-13.  
The construction of the boardwalk and paths around the perimeter of the pond and to adjacent public 
areas provides for universal accessibility to park amenities and recreational facilities. Landscaping 
associated with the improvements include creating a vegetated buffer along the rear property lines of 
adjacent parcels to the proposed pickleball courts.  
 
Various elements incorporated into the plan are designed to improve the overall water quality and 
enhance stormwater management through the implementation of low impact development design 
including the reconstruction of the sediment forebay to the pond, the use of stone drainage strip and level 
spreader.  
 
The proposal has been reviewed by the Waterford Conservation Commission which had issued Wetland 
Permit #C-22-10 with conditions on October 13, 2022. This permit was issued for regulated activities 
associated with the sediment removal from the exiting pond, enhancement of existing and temporary 
disturbed wetland areas. A report of Conservation Commission action is included. 
 
 
RECOMMENDED ACTION 
Based on the information provided, staff recommends the Planning and Zoning Commission find that:  
 
Findings: 
1.  The parcels in this application are located within the CT (Civic Triangle) Zoning District as identified 
on the most recently adopted Zone District Map. 
2.  The Waterford Conservation Commission issued Inland Wetland Permit# C-22-10 for regulated 
inland wetland activities.  
3.  The Waterford Conservation Commission has submitted to the Planning and Zoning Commission a 
final report in accordance with CGS §8-3(g). 
4.  The project is for improvements to a public park and playground which are permitted uses within the 
CT Zone District in accordance with Section 10.2.5 of the Town of Waterford Zoning Regulations. 
5.  The project is proposed as a Site Plan in accordance with Sections 10.11 and 22 of the Town of 
Waterford Zoning Regulations 
6. With modifications as specified within the staff report, the site plan conforms to Section 22 of the 
Town of Waterford Zoning Regulations. 
 
and that the Commission approve the proposal with the following modifications and conditions:  
 
1.  The Limit of Work identified on the site plan shall be adjusted so as not to encroach on the adjacent 
privately owned parcels. 
2. All conditions of approval for Inland Wetland Permit #C-22-10 shall be incorporated into this 
decision as if fully set forth herein. 
 
 

F:\PUBLIC\WS\PZAPPS\In Process\Boston Post Road 174 and 184  AND Rope Ferry Rd 15, 35 and 49\Site Plan PL-23-14\Staff 
Report_Draft.docx 
 
 
Proposed Motion 
 
To approve with conditions, the site improvements for the Civic Triangle Community Park’ 
Site Plan Application #PL-23-14, with conditions 1 and 2 and adopt the findings 1 thru 6 of 
the staff report.