Planning & Zoning Commission (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
Planning and Zoning Commission 
 
FROM: Mark Wujtewicz, Planner 
 
DATE:  November 14, 2023 
 
TITLE: Staff Report:  
Site Plan  
 
 
 
Civic Triangle Universal Access and Duck Pond Improvements 
 
 
 
174 Boston Post Road 
 
 
 
35, 49 Rope Ferry Road 
PL-23-14 
 
 
 
EXECUTIVE SUMMARY 
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-21-15 previously 
approved by the Planning and Zoning Commission on December 14, 2021.  
 
The work as proposed on the site plan is consistent with those improvements identified within a portion of 
the area on the previously approved Community Park Civic Triangle Master Design Plan CGS §8-24 
application PL-21-15. The improvements adjacent to the civic triangle pond including elevated and at 
grade pedestrian walkways, accessibility improvements, streetscape, landscaping and various amenities 
such as picnic tables and benches. 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_rev.docx 
DISCUSSION 
The work as proposed on the site plan is to implement the construction of the boardwalk and paths around 
the perimeter of the pond and to adjacent public areas providing for universal accessibility to park 
amenities. Minor modifications to the parking lots for the Library and the Park are included in order to 
provide for accessible parking immediately adjacent to walking path entrances at those locations. 
Benches, picnic tables, lighting and other public use amenities are also located in strategic areas along the 
walkways and throughout the area identified on the site plan. Streetscape improvements along Rope Ferry 
Road include rebuilding of the stone wall, installation of street trees adjacent to the stone wall in addition 
to other landscape elements and plantings identified on the site plan.  
 
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 and 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.  The improvements identified on the Site Plan are consistent with improvements included in the Civic 
Triangle Park Master Plan – October 2021 as approved by the Planning and Zoning Commission 
through application PL-21-15. 
and that the Commission approve the proposal with the following modifications and conditions:  
 
1.  All work identified on the site plan as approved by the Commission shall be within the Limit of Work 
as shown on the site plan. No other work or improvements as appear on the Civic Triangle Park 
Master Design Plan approved by this Commission through Application #PL-21-15 shall be 
implemented until such time that a new site plan application is submitted and approved by the 
Planning and Zoning Commission.  
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_rev.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.