Planning & Zoning Commission (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
 
Planning and Zoning Commission 
 
FROM:  
Mark Wujtewicz, Planner 
 
DATE:  
August 8, 2023 
 
TITLE:  
Staff Report: Chipotle Restaurant 
 
 
       122-124 Boston Post Road  
 
 
       PL-23-10 
 
 
 
EXECUTIVE SUMMARY 
The project as proposed is to implement the second phase of the Aldi’s Plaza Master 
Design Plan with modifications. This project as proposed is to construct a 2,325 sf Chipotle 
restaurant. The site is located within the PDD-1 (Planned Design District 1) Zone District for 
which a Master Design Plan (MDP) indicating two phases for development of the parcel was 
reviewed and approved by the Commission on May 23, 2016 through Application PL-16-3. 
Subsequent to the PDD-1 approval, a site plan to implement the first phase of the MDP was 
approved by the Commission on August 8, 2016 through application PL-16-11. This first phase 
was for the construction and improvements to the site for the Aldi’s Grocery Market. The 
original Master Design Plan Phase 2 proposal included the construction of two buildings of 
8,100 sf and 4,320 sf for retail and restaurant respectively. This Phase 2 implementation 
currently before the Commission is for the construction of a 2,325 sf Chipotle Restaurant and 
associated site improvements including installation of new drainage and other utility 
infrastructure, new landscaping and parking configuration.  This proposal is a modification to the 
Phase 2 improvements that were presented in the Master Design Plan.  
BACKGROUND 
 
Pertinent Regulations 
CGS 8-3(g) 
Section 30.1 – Planned Design District 1 (PDD-1)  
  
Permitted Uses -1c)  Restaurants 
Section 22 – Site Plans 
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

F:\PUBLIC\WS\PZAPPS\In Process\Boston Post Road, 122-124, PL-23-10\Draft Staff Report.docx 
Section 22b – Design Review of Site and Building Requirements 
This application was received by the Commission on June 27, 2023. Action on this 
application is required by August 31, 2023, notwithstanding any extensions that may be 
granted.  
Staff provided to the applicant review comments from various Town agencies and in 
response to comments, revised plans and reports were received July 27, 2023.  
 
DISCUSSION 
The project as presented is for the implementation of Phase 2 of the Master Design Plan as 
modified for the parcel located within the PDD-1 Zone District. The development of Phase 2 as 
presented is a modification to the original approved development. The original proposed 
development of Phase 2 included the construction of two buildings and associated site work. 
Phase 2 as modified is to construct one building, a Chipotle Restaurant and associated parking, 
drainage and landscaping in support of the one building. A second building originally proposed 
in Phase 2 will not be constructed thereby reducing the amount of building coverage and 
potential traffic impact that would be generated from the multi-tenant building. The one building 
proposed also affords more flexibility in locating the building on the property and providing 
more landscaping which reduces the amount of impervious area. Minor modifications to the 
existing parking for the Aldi’s Grocery Market is proposed for the overall parking layout for the 
property. The existing bank and the parking associated with it will remain in its current 
configuration.  
The restaurant will provide both indoor and outdoor patio seating. There will also be a 
digital order pickup window with a bypass lane to accommodate pick up orders only. This will 
not be a conventional drive thru as there is no accommodation for ordering service.  
The existing entrance to the property from the signalized intersection at Boston Post Road 
will remain. Recent modifications to the signalization was completed by CT DOT to 
accommodate signal timing and pedestrian crossings. A Trip Generation Review completed by 
the applicant’s traffic engineer was submitted into the record. The review concluded that the 
development of the Chipotle restaurant does not require any mitigation of traffic impacts and that 
adequate parking exists for all uses on the property.  
The property is currently serviced by municipal water and sewer. The proposed building 
will connect to the existing system. The stormwater impacts from the additional impervious area 
will be mitigated through the use of a “Stormceptor” Water Quality unit and subsurface 
stormwater infiltration system. The existing drainage system on the site was designed in 
anticipation of the addition of Phase 2 development. The stormwater drainage report submitted 
into the record finds that the proposed drainage design for Phase 2 is consistent with the drainage 
system design that was included in the Master Design Plan.  
The Design Review Board reviewed this application on August 8, 2023 and forwarded a 
positive report to the Commission.  
 
 
 

F:\PUBLIC\WS\PZAPPS\In Process\Boston Post Road, 122-124, PL-23-10\Draft Staff Report.docx 
RECOMMENDED ACTION 
 
Based on the information provided, staff recommends the Planning and Zoning Commission find 
that:  
 
Findings: 
1.  
The application is for a use permitted subject to Site Plan approval, pursuant to 
Section 30.1(Permitted Uses - Restaurant) of the Waterford Zoning Regulations. 
2. 
The Site Plan as submitted substantially conforms to the Master Design Plan for 
development of Phase 2 as approved by the Commission in accordance with Permit 
PL-16-3 and Section 19 of the Waterford Zoning Regulations. 
3. 
The application meets the criteria for site plan approval, pursuant to Section 22 of the 
Waterford Zoning Regulations. 
4. 
This application has been reviewed by the Town of Waterford Design Review Board 
in accordance with Section 22b of the Waterford Zoning Regulations and which 
Board submits a positive report to the Planning and Zoning Commission 
 
and that the Commission approve the proposal with the following conditions:  
 
1. 
Prior to issuance of a Certificate of Occupancy for the Chipotle building, the pollution 
prevention and stormwater management plan shall be updated to include the 
modifications as a result of the site improvements associated with Phase 2 as shown.  
2. 
Prior to issuance of a Certificate of Occupancy, as-built plans shall be provided. 
3. 
The approval of the site plan includes fire zones as may be established and enforced 
pursuant to Chapter 8.08 of the Waterford Code of Ordinances. 
 
Proposed Motion 
 
To approve with modifications the site plan Phase 2 Development for Chipotle Restaurant 
application #PL-23-10 at 122 & 124 Boston Post Road with conditions 1 thru 3 and adopt 
the findings 1 thru 4 of the staff report.