Planning & Zoning Commission (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT
MEMORANDUM
TO: 
Planning and Zoning Commission
FROM: 
Mark Wujtewicz, Planner
DATE: 
September 9, 2025
TITLE: 
Staff Report: Parking Lot Expansion
742 Broad Street Extension
Site Plan Modification
PL-25-17
EXECUTIVE SUMMARY
The project as proposed is to modify and expand the parking lot that serves the Professional 
Office (River Valley Periodontics) located at 742 Broad Street Extension. The modification and 
expansion will result in an additional seven parking spaces in order to accommodate the current 
needs of the business. The landscaping and screening associated with the parking lot will also be 
modified. 
The amount of stormwater runoff as a result in the increase in impervious area will be mitigated 
through of use of a grass swale and rain garden incorporated into the landscaping. There is no 
subsurface drainage system proposed. There are no new utilities including subsurface drainage 
infrastructure or lighting proposed. 
The parcel is located within the NB (Neighborhood Business) Zone District and contains 26,800 
square feet.
BACKGROUND
Pertinent Regulations
CGS 8-3(g)
Section 7 – Neighborhood Business District (N-B)
Section 7.1.3 – Business Offices, Professional Buildings
Section 20 – Off Street Parking
FIFTEEN ROPE FERRY ROAD
WATERFORD, CT 06385-2886

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Report.docx
Section 22 – Site Plans
Section 25.6 – Stormwater Management and Low Impact Development Standards
DISCUSSION
The proposal presented on the site plan is to modify and expand the parking lot serving 742 
Broad Street Extension. A modified site plan approval was granted by the Commission through 
application PL-22-13 on July 12, 2022. That approval was for an expansion of the building from 
663 square feet to 1993 square feet. Based on the expansion of the building an additional three 
parking spaces were required. The existing internal layout of the parking lot was reconfigured in 
order to accommodate the additional three spaces without increasing the area of the lot. The 
parking lot currently has 13 parking spaces including one accessible space.
The applicant is now requesting a new modified site plan approval to expand the existing parking
lot. This expansion will result in an additional seven parking spaces for a total of twenty. In order
to accommodate the expansion of the parking lot, the existing vegetative screening will be 
reconfigured and increased to provide that appropriate screening as required to the residential 
zoned properties to the south and the adjacent property to the east. 
The increase in impervious area and stormwater runoff are mitigated through a series of low 
impact stormwater design elements incorporated into the plan. The applicant proposes a grassed 
swale and rain garden to attenuate the increase in stormwater runoff. These design elements have
been reviewed and found to be consistent with the Town of Waterford’s stormwater management
and low impact design development standards. 
RECOMMENDED ACTION
Based on the information provided, staff recommends the Planning and Zoning Commission find
that: 
Findings:
1. The Professional Office is a permitted use within the NB Zone District.
2. The parcel was subject to a previously approved site plan modification PL-22-13 granted by 
the Planning and Zoning Commission on July 12, 2022.
3. The site plan conforms to Section 22 of the Town of Waterford Zoning Regulations 
regulating Site Plan reviews and approvals.
4. The site plan incorporates stormwater management and low impact development design 
elements consistent with Section 25.6 of the Town of Waterford Zoning Regulations. 
and that the Commission approve with conditions the proposal with the following conditions:
1. The As-built plan should verify grading of parking lot promotes sheet-flow towards rain garden.

F:\PUBLIC\WS\PZAPPS\In Process\Boston Post Road, 118\Boston Post Road, 118 PL-22-18\Draft Staff 
Report.docx
Proposed Motion:
To approve with conditions Planning and Zoning Modified Site Plan Application #PL-25-
17 for Parking Lot Modifications located at 742 Broad Street Extension with condition 1 
and to adopt the findings 1 thru 4 of the staff report dated September 9, 2025.