Planning & Zoning Commission (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
Planning and Zoning Commission 
 
FROM: Mark Wujtewicz, Planner 
 
DATE:  June 25, 2024 
 
TITLE: Staff Report:   Modified Site Plan PL-24-7 
Multi Family Development  
Ivy Hill Village 
48 Great Neck Road 
 
 
 
EXECUTIVE SUMMARY 
The proposal as submitted is to modify a previously approved site plan (PL-22-17) for a 40-unit 
multifamily common interest community located at 48 Great Neck Road. The previously approved site 
plan consisted of 40 units comprised of 20 single family detached dwellings and 10 duplex attached 
dwellings with 2 units per duplex. The current modified site plan consists of 40 total units comprised of 
32 single family detached dwellings and 4 duplex attached dwellings with 2 units per duplex. The 
previously approved site plan (PL-22-17) designated 2 of the duplexes (4 units) as affordable as defined 
by CT General Statute 8-30g. This modified site plan application does not change the original affordable 
unit designations previously approved by the Commission. The property is located within the PDD-2 
(Planned Design District 2) Zone District. Recreational amenities reserved for the exclusive use of the 
residents of Ivy Hill Village include an open Post and Beam Recreation Pavilion Building as well as a 
six-foot-wide wood chip walking trail. The property contains 11.3 acres. There are currently 13 single 
family detached dwellings either completed or under construction. In accordance with Section 19 of the 
Zoning Regulations, a modified Master Design Plan was reviewed and approved by the Commission on 
April 30, 2024 through application PL-24-6. The modified Master Design Plan indicated revised building 
footprints and locations from what was previously approved and also included building envelope areas for 
the buildings yet to be constructed. There are 2.25 acres of wetlands on the site. The Waterford 
Conservation Commission approved inland wetland permit #C-22-7 with conditions for regulated inland 
wetland activities associated with the project. 
 
The proposed road and all utility infrastructure will remain privately owned and maintained as in the 
original site plan approval. A Conservation Easement, which was required as part of the original site plan 
application was approved by the Board of Selectmen.  
 
 
 
 
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

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Plan Modifcation\Staff Report_Draft.docx 
BACKGROUND 
 
Pertinent Regulations 
CGS 8-3(g) 
 
Permitted Use within the District: PDD-2 
Section 30.2.1- The following shall be permitted uses subject to Site Plan Approval: 
Section 30.2.1(b) - Multi-family residential. 
Section 30.2.1(c) - Accessory Uses as defined in Section 1 of the Zoning Regulations. 
Section 30.2.1(d) -A minimum of 10% of all housing units shall meet current local 
affordability guidelines and requirements. Affordable housing units 
shall be evenly distributed throughout the development and also be 
evenly distributed among all housing types provided. 
 
Section18 - 
Multi Family Development 
Section 22 -  Site Plans 
 Section 25.6 – Stormwater Management and Low Impact Development Standards 
 
DISCUSSION 
The applicant proposes a modification to the original approved site plan for Ivy Hill Village. The 
modified site plan proposes to maintain the original total number of dwelling units at 40 with a change to 
the mix of single family and duplex dwellings. The original site plan (PL-22-17) included 20 single 
family dwellings and 10 duplex dwellings. The current proposal includes 32 single family dwellings and 
4 duplex dwellings. The proposed locations of the dwellings are also modified from the original approval. 
The change to the proposed building locations and the addition of proposed building envelope areas for 
each building has been added to the modified site plan. Inland Wetlands permit C-22-7 was issued for the 
original site plan September 8, 2022. The modifications proposed in this application have been reviewed 
and found to be consistent with the existing Inland Wetland Permit.  
The modification to the site plan as presented will maintain the designated four units as 
affordable housing units as defined by CGS 8-30g. The four units represent 10% of the total number of 
dwelling units within Ivy Hill Village as required by Section 30.2.1(d) of the Waterford Zoning 
Regulations. The Affordable Housing Plan submitted by the applicant for the original site plan application 
had been reviewed by Town Counsel and found to be acceptable.   
The designation of the private roadway serving Ivy Hill Village as well as the water, sewer and 
stormwater drainage utility infrastructure shall continue to be held in private ownership by the Common 
Interest Community and will continue to be permanently set aside in such a manner as to relieve the Town 
from ever having to own or maintain such road and utility infrastructure. 
The operation and maintenance of the stormwater treatment system shall continue to be the 
responsibility of the Homeowners Association as conditioned on the previously approved site plan.  
The Conservation Easement Areas over the wetlands and adjacent un-disturbed upland areas 
bordering the wetlands had been approved by the Waterford Board of Selectmen on October 3, 2023.  
 
RECOMMENDED ACTION 
 
Based on the information provided, staff recommends the Planning and Zoning Commission find that:  
 

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Plan Modifcation\Staff Report_Draft.docx 
Findings: 
1. The parcel is located within the PDD-2 Zoning District as identified on the most recently adopted 
Zone District Map 
2. The project is a multi family development which is a permitted use within the PDD-2 Zone District. 
3. The Site Plan as submitted substantially conforms to the Modified Master Design Plan for 
Ivy Hill Village as approved by the Commission in accordance with Permit PL-24-6 and 
Section 19 of the Waterford Zoning Regulations. 
4. The project is consistent with Section 30.2.1(d) of the Waterford Zoning Regulations in that 
10% of the total number of dwelling units within Ivy Hill Village are designated as 
affordable housing units as defined by CGS 8-30g.  
5. The proposed modifications to the previously approved site plan PL-22-17 have been found 
to be consistent with Inland Wetland Permit# C-22-7 for regulated inland wetland activities. 
6. The site plan conforms to Section 22 of the Town of Waterford Zoning Regulations.  
 
 and that the Commission approve the proposal with the following conditions:  
 
1. The road serving Ivy Hill Village as well as the water, sewer and stormwater drainage utility 
infrastructure located within the parcel known as 48 Great Neck Road shall continue to be 
held in private ownership by the Common Interest Community and shall be permanently set 
aside in such a manner as to relieve the Town from ever having to own or maintain such road 
and utility infrastructure. 
2. The operation and maintenance of the stormwater treatment system shall continue to be the 
responsibility of the Homeowners Association. 
3. An annual inspection and maintenance report shall be submitted to the Planning Office by the 
responsible party once per year documenting that the stormwater management components 
have been properly maintained and are functioning as designed. 
4. All conditions of approval for Inland Wetland Permit #C-22-7 shall be incorporated into this 
decision as if fully set forth herein. 
 
Proposed Motion: 
To approve with conditions, Ivy Hill Village Multi-Family Development modified site plan 
Application #PL-24-7 for 48 Great Neck Road with conditions 1 thru 4 and adopt the findings 1 
thru 6 of the staff report.