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:  ENGR Group, LLC 
 
 
 
174 Cross Road 
 
 
 
Site Plan (Parking Lot Expansion) 
Application PL-24-9 
 
 
 
EXECUTIVE SUMMARY 
The project as proposed is to expand the existing parking lot on the site to accommodate the 
increase in the number of patients being tended to. The existing use was granted site plan 
approval by the Panning and Zoning Commission on December 11, 2000 through application 
#00-108. The Zoning Board of Appeals through Variance #96-15 reduced the amount parking for 
the use from 69 required spaces to 30 spaces. The site was constructed and the parking provided 
in accordance with the variance granted. Subsequent to the original site plan approval on 
December 11, 2000, a modified site plan was approved on August 26, 2013 for an expansion of 
the building and associated parking. That approval and plan was never implemented and has 
since expired. The site currently accommodates 38 parking spaces. The applicant is proposing to 
expand the parking area to accommodate an additional 20 spaces to increase overall parking to 
58 spaces. The expanded parking areas and drive will be constructed with turfstone pavers as a 
Low Impact Development Design in order to reduce the amount of surface stormwater runoff 
that would normally be associated with bituminous paving.   
 
A new relocated dumpster enclosure is proposed in addition to replacement trees for those that 
will be removed. 
 
BACKGROUND 
 
Pertinent Regulations 
CGS 8-3(g) 
Section 11 – General Industrial District (I-G)  
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

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Report_DRAFT.docx 
Section 11.1.3 – Professional offices, medical clinics, medical service laboratories,     
research laboratories and business offices.  
Section 11.10 – Site Plan Approval  
 
A site plan shall be submitted to the Commission in accordance 
with the provisions of Section 22 of these regulations, and no 
building or structure, parking lot, or   outdoor use of land, except 
those used for a one-family dwelling and their accessory uses, shall 
be used, constructed, enlarged, or moved until said site plan has 
been approved by the Commission. 
 
 
 
 
 
Section 22 – Site Plans 
 
 
DISCUSSION 
The application as presented is to expand an existing parking area on a site that is currently 
operating as a Medical Office. In accordance with Section 11.10 of the Zoning Regulations an 
enlargement of an existing parking lot requires site plan approval from the Planning and Zoning 
Commission. The statement of use provided by the applicant supports the increase in the parking 
proposed in order to accommodate an increase in the number of patients and services provided.  
The area of the proposed expansion of the parking lot will require minimal grading to 
accommodate appropriate surface drainage. Improvements to the subsurface media of the new 
parking areas is proposed to enhance stormwater infiltration. There is no clearing proposed for 
the expansion of the parking area in the rear of the building. The removal of three evergreen trees 
is proposed to accommodate the expansion of a parking area to the north. Those trees will be 
replaced in similar fashion behind the new parking area.  The existing drainage structures and 
elements on the site will remain in place and continue to be maintained.  
A new 4 foot wide concrete sidewalk is proposed along the building in the rear parking area 
to provide for safe pedestrian access into the rear entrance to the building. Building mounted 
lights are also proposed at the rear of the building for additional pedestrian safety.  
 
RECOMMENDED ACTION 
 
Based on the information provided, staff recommends the Planning and Zoning Commission find 
that:  
 
Findings: 
1.  
The application for parking lot expansion is subject to a Site Plan approval, pursuant 
to Section 11.10 of the Waterford Zoning Regulations. 
2.  
The application meets the criteria for site plan approval, pursuant to Section 22 of the 
Waterford Zoning Regulations, subject to modifications listed.  
 
and that the Commission approve the proposal with the following modifications and conditions:  
 

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1.  
Parking calculation in the Zoning Notes on the site plan shall indicate the use as 
Medical Office. Zoning regulation section and calculation shall be amended to reflect 
this change. This shall be noted on the final plans prior to filing on the land records 
2.  
Reference to Zoning Board of Appeals Variance Approval #96-15 as listed on the 
Application shall be included in the Zoning Notes on the site plan. This shall be noted 
on the final plans prior to filing on the land records 
3. 
All elements of the existing storm water drainage system shall be inspected and 
verified that they are functioning as intended prior to the issuance of a Certificate of 
Zoning Compliance.  
 
Proposed Motion 
To approve with modifications the Site Plan for Parking Lot Expansion Application #PL-
24-9 at 174 Cross Road with conditions 1 thru 3 and to adopt the findings 1 and 2 of the 
staff report.