Planning & Zoning Commission (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
Planning and Zoning Commission 
 
FROM:  
Mark Wujtewicz, Planner 
 
DATE:  
May 13, 2025 
 
TITLE:  
Staff Report: PL-25-5 
2 Lot Residential Resubdivision 
O’Neill 150 Butlertown Road  
 
 
 
 
 
 
EXECUTIVE SUMMARY 
The project as proposed is for a 2-lot residential resubdivision located at 150 Butlertown 
Road. The property is located within the RU-120 (Rural Residential) Zone District. The gross 
area of the parcel is approximately 32.57 acres and contains inland wetlands. The parcel has 
approximately 632 linear feet of frontage along Butlertown Road, which is a Town accepted 
road. Both lots are configured as standard frontage lots. Lot B contains an existing single-family 
dwelling with an existing driveway accessing Butlertown Road. A single-family dwelling will be 
constructed on Lot A. In order to avoid any impacts to wetlands along the frontage of the parcel, 
the driveway access for Lot A will be shared from the existing driveway serving Lot B via an 
access and utility easement in favor of Lot A over Lot B. The existing dwelling on Lot B is 
served by an onsite septic system and well. Lot A will also be served by onsite septic and well. 
There are no public improvements proposed for this project.  
While inland wetlands are located on the property, the Waterford Conservation 
Commission reviewed the proposal through Inland Wetland application #C-25-04 and 
determined that the proposed construction of the driveway and new residence on Lot A occurs 
outside of the 100-foot upland review area and did not involve any regulated inland wetland 
activity. The Conservation Commission determined that an inland wetland permit was not 
required. Report of the Conservation Commission has been submitted into the record as Exhibit 
13. 
 
The application was received by the Commission on April 22, 2025.  
The Public Hearing was advertised in The Day on April 29, 2025 and May 6, 2025.  
The date of Public Hearing was May 13, 2025. 
  
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

C:\Users\mwujtewicz\Box\TOW_PZBD\Departments\In_Process\Planning\Butlertown Road, 150 PL-25-7\Staff Report Sub.docx 
BACKGROUND 
Pertinent Regulations 
CT General Statutes: 
CGS 8-25 – Subdivision of Land  
Zoning Regulations: 
Section 3.34 – Lot Design Standards  
Section 6 – Rural Residential District (RU-120) 
Subdivision Regulations: 
Section 3 – Subdivision Application Procedures 
Section 4 – Final Plan Requirements 
Section 5 – Design Requirements 
 
DISCUSSION  
The applicant proposes to resubdivide the existing parcel into two lots. The existing parcel 
was originally created through subdivision approval application #87-212 granted by the Planning 
and Zoning Commission on November 2, 1987. Subsequent to the initial approval, a property 
line adjustment between the existing parcel and the adjacent parcel at 134 Butlertown Road, was 
found to be consistent with the Town of Waterford Zoning Regulations and was approved 
through Zoning Compliance Permit Z-25-16 on March 20, 2025. Any further subdivision of 150 
Butlertown Road, which is the subject of this application, qualifies as a resubdivision in 
accordance with CT General Statute 8-25 and as defined in the Town of Waterford Subdivision 
Regulations.  
The parcel currently contains a single-family dwelling. Both parcels will utilize the existing 
driveway for access. An access and utility easement location is noted on the plans submitted 
(Exhibit 2) and a requirement to provide the proposed easement language for review is listed as a 
condition of approval.  
Both lots are consistent with the design standards for lots in the RU-120 Zone District and 
the criteria within the Town of Waterford Subdivision Regulations and Section 3.34 (Lot Design 
Standards) of the Zoning Regulations. 
 
RECOMMENDED ACTION 
Based on the information provided, staff recommends the Planning and Zoning Commission find 
that:  
Findings: 
1.  The property is located entirely within the RU-120 (Rural Residential) Zone District 
2.  The division of the property constitutes a resubdivision in accordance with the definition 
of resubdivision within the Town of Waterford Subdivision Regulations and State 
Statute. 
3. The proposed lots comply with the lot design standards of section 3.34 and 6 of the Town 
of Waterford Zoning Regulations as shown on the plan.  

C:\Users\mwujtewicz\Box\TOW_PZBD\Departments\In_Process\Planning\Butlertown Road, 150 PL-25-7\Staff Report Sub.docx 
4. The Town of Waterford Conservation Commission reviewed the proposal as submitted 
through application #C-25-04 and determined that the proposed construction of the 
driveway and new residence on Lot A occurs outside of the 100-foot upland review area 
and does not involve any regulated inland wetland activity (Exhibit 13).  
and that the Commission approve with conditions application PL-25-5 with the following 
conditions:  
1. The Zoning Chart shall be updated so that the dimensions within the chart accurately 
reflect the dimensions as shown on the plans. 
2.  Access and utility easement language shall be submitted to the Planning Department 
and reviewed prior to filing the final plans on the land records. 
 
Proposed Motion: 
To approve with conditions Application PL-25-5, a 2-Lot residential resubdivision located 
at 150 Butlertown Road with conditions 1 and 2 and to adopt the findings 1 through 4 of 
the staff report dated May 13, 2025.