Planning & Zoning Commission (linked)

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ANNUAL REPORT 
PLANNING AND ZONING COMMISSION 
FISCAL YEAR 2022/2023 
I.  GENERAL OVERVIEW 
The Waterford Planning and Zoning Commission serves the Town in three major ways. First, the 
Commission drafts and evaluates zoning and subdivision regulations that enable development in 
Waterford. Second, the Commission evaluates applications for new projects and oversees 
violations of the regulations. Third, the Commission develops long-range land use policy for 
Waterford and is responsible for making sure new development and regulations are consistent with 
the Waterford Plan of Preservation, Conservation, and Development. A long range Land Use 
Policy that the Commission undertook was the adoption on May 10, 2022 of an Affordable 
Housing Plan as required by State Statute Section 8-30j and Public Act 22-74.   
The Planning and Zoning Commission has also undertaken the task of updating the 2012 
Waterford Plan of Preservation, Conservation and Development as required by State Statute. The 
process of updating the Plan is a year long endeavor and the final plan is expected to be completed 
in 2024. 
Many of the services provided in the Planning and Development Office are funded through the 
Planning and Zoning Commission. The Commission provides staff for all land use and economic 
development services in Waterford. The Planning staff provides expertise and assistance to the 
Board of Selectmen, RTM, and other agencies in Waterford and beyond concerning land use and 
economic development opportunities in Waterford.    
During Fiscal Year 2022/2023 the Commission held 20 regular meetings and 1 special meeting to 
consider 21 applications. Both the Commission and the Planning Department worked quickly to 
keep the development approval process moving without significant interruption, and with the goal 
of enabling continued investment in Waterford.  
 
Total fees received from miscellaneous fees and applications of the three land use commissions 
was $67,924.87. This amount includes $54,663.44 for Zoning Compliance Permits.    
 
II. DEVELOPMENT ACTIVITY 
Subdivsions 
The Planning and Zoning Commission evaluates applications to subdivide land based on the 
standards in the Waterford Subdivision Regulations. In FY 2022/2023 there were no residential 
subdivision applications submitted. The Planning and Zoning Commission approved one 
nonresidential subdivision. 
 
47 Great Neck Road – 2 Lots  
 

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ZONING COMPLIANCE PERMITS 
Zoning Compliance permits are required in conjunction with building permits where certain 
exterior work or changes in use or occupancy of a building or site are proposed. Zoning 
Compliance permits are also used to permit by-right activities in the Zoning Regulations, such as 
Home Occupations.  These permits are issued by the Zoning Official. Although the Commission 
does not review these permits directly, the Commission does control the regulations that govern 
how the permits can be issued. The Planning Department staff use feedback received from the 
Zoning Official about these permits to identify areas of the Zoning Regulations that can or 
should be improved. Staff then brings these recommendations to the Planning and Zoning 
Commission to consider. Zoning Compliance permits represent the largest volume of formal 
reviews performed under the umbrella of the Planning and Zoning Commission.   
In Fiscal Year 2022/2023, the Department completed 251 Zoning Compliance reviews.  204 of 
these reviews were associated with building permits. 47 of the reviews were strictly for zoning-
related inquiries and compliance reviews for site work associated with Commission-approved 
projects. The time required to review zoning compliance matters varies greatly. Reviewing 
setback compliance for a small shed may take 30 minutes, while a compliance letter concerning 
the historic use of a property and the regulatory status governing redevelopment can take many 
hours. The Planning Department collects fees for Zoning reviews.  
 
22 zoning compliance permits were issued for the construction of new single-family homes.  
 
Commercial Development 
All commercial properties are required to apply for approvals from the Planning and Zoning 
Commission before they are developed. The Commission relies on the Waterford Zoning 
Regulations and technical guidance from the Planning Department and other Town and regional 
agencies to evaluate applications. This year, the Commission approved 7 commercial 
developments. 
 
742 Broad Street – Site Plan Approval 
806 Hartford Turnpike –Site Plan & Special Permit Approval 
262 Boston Post Road – Accessory Outdoor Dining 
372 Boston Post Road – Site Plan Approval 
118 Boston Post Road – Site Plan Approval 
21 Gurley Road – Site Plan & CAM Approval 
358/360 Mago Point Way – Site Plan & Special Permit Approval 
 
Multi Family Developments 
Multi Family Developments require site plan approval from the Planning and Zoning Commission. 
Projects for multifamily developments may include common interest communities such as 
condominium developments or rental units.  While not a requirement for multifamily development 
in Waterford, Town staff encourages developers to include units within their projects that are 
considered affordable in accordance with CT State Statute criteria. This year Waterford approved 
3 multifamily developments.  
 
48 Great Neck Road – 40 Units including 4 affordable 
61 & 61A Myrock Avenue – 216 Units including 22 affordable 
109R & 131 Clark Lane – 47 Units including 15 affordable 
 

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Municipal Projects 
Significant improvements to Town facilities require Planning and Zoning Commission review. 
These reviews are known as CGS 8-24’s, which is a reference to CT General Statutes Chapter 
124 §8-24 “Municipal Improvements.” When a Town project is proposed, the Commission 
evaluates it’s consistency with the Plan of Preservation, Conservation, and Development and the 
Town’s land use regulations. The Commission’s review is one of the factors the Town considers 
when acquiring property or interests such as conservation easements, or when funding major 
improvements to Town property. This year the Commission approved 3 “CGS §8-24” 
applications. 
 
Oil Mill Road and Gurley Road – Municipal Sewer & Water Extension 
1 Hamel Court – Property Disposal 
51 Daniels Avenue – Property Disposal 
 
III. 
ZONE CHANGES AND REGULATION AMENDMENTS 
The Zoning Regulations are a critical and controlling factor in the way people develop property 
in Waterford. Waterford’s Zoning Regulations were first adopted in 1954. Over the years, 
changes in Town priorities for development, conservation opportunities, and evolving legal 
requirements have led to regulation amendments. One of the Planning and Zoning Commission’s 
fundamental responsibilities is the legislative role of writing and enforcing the Zoning 
Regulations. In recent years, the Commission has sought to clarify, simplify, and improve 
sections of the Zoning Regulations. Regulation amendments can be initiated by the Commission 
or by an applicant. Regardless of how a regulation amendment is first conceived, the 
Commission reviews how the proposal may affect all properties and uses the proposal relates to 
throughout Town. The Commission uses research from staff, public comments, and the Plan of 
Preservation, Conservation, and Development to guide decisions.   
 
Regulation Amendments: 
3.19  Temporary Forms of Outdoor Entertainment – Denied 
3.44  Temporary Outdoor Dining – Denied 
1 and 3.24  Prohibition of Cannabis Establishments 
1 and 3.26  Accessory Dwelling Units 
1 and 3.11.11 Home Occupations 
 
Zone District Changes: 
61 & 61A Myrock Avenue – Commercial(C-G) to Commercial Multifamily (C-MF) 
 
IV.      CONSTRUCTION IN THE COASTAL BOUNDARY 
 
21 Oswegatchie Road – CAM 
 
V. 
ENFORCEMENT 
The Zoning Enforcement Officer investigates complaints related to violations of the Waterford 
Zoning Regulations. When a complaint is received, the Officer performs site visits and property 
research to ascertain whether there is a violation. Although all complaints received are 
thoroughly investigated, not all complaints qualify as violations. In FY 2022/2023, 24 
complaints rose to the level of violations. Of those, 21 were resolved, and 3 remain open and 
under continued enforcement activity at the end of the fiscal year.  
 
 

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Respectfully submitted, 
 
Planning and Zoning Commission 
MEMBERS 
STAFF 
Gregory Massad – Chairman 
Timothy Bleasdale 
Karen Barnett  
Timothy Conderino 
Victor Ebersole, Jr  
Joseph DiBuono, Alternate 
Bert Chenard, Alternate 
Doris Crum, Alternate 
Jonathan Mullen, AICP, Planning Director  
Mark Wujtewicz, Planner  
Maureen FitzGerald, Environmental Planner  
Wayne Scott, Zoning Official 
Katrina Kotfer, Secretary I