Planning & Zoning Commission (linked)

APPLICANT NAME: James M. O’Leary 
MAILING ADDRESS: 122 Oswegatchie Road, Waterford, CT 06385 
PROJECT ADDRESS: 31 Riverside Drive 
PROJECT DESCRIPTION: 
The applicant proposes to construct a new single-family dwelling with an attached garage and 
elevated deck on a vacant parcel located at 31 Riverside Drive. Based upon the proximity of the work 
associated with construction of the new dwelling, a Coastal Site Plan review by the Planning and 
Zoning Commission is required. The parcel is a conforming lot located within the R-20 zoning district 
adjacent to the Niantic River, an Estuarine Embayment. The site is served by municipal water and 
sewer. The dwelling will be located within the envelope of the building lines. The rear of the dwelling 
will be located approximately 40 feet from the top of the coastal embankment which extends to an 
existing retaining wall landward of the Coastal Jurisdiction Line. The project includes the construction 
of a new circular gravel driveway utilizing the existing curb cut to the north with a new curb cut to the 
south. The proposed roof drain will discharge to a 625 sq ft rain garden located landward from the top 
of slope of the embankment. The dwelling will be connected to existing municipal water and sewer 
service and utilities. A FEMA designated special flood hazard zone AE-12 occurs along the coastal 
embankment. The proposed structure and all site improvements will be located outside of the FEMA 
regulated flood zone. 
TOWN OF WATERFORD 
COASTAL SITE PLAN REVIEW 
WRITTEN FINDINGS & DECISIONS 
 
 
 
 
 
 
 
ORIGINAL TO: 
COASTAL SITE PLAN REVIEW TRIGGER: 
James O’Leary 
Zoning Compliance (Site Plan) 
122 Oswegatchie Road 
Subdivision 
Waterford, CT 06385 
Special Exception or Permit 
Variance 
Municipal Improvement 
 
 
 
 
 
Plan title: "Improvement Location Survey, Site Development Plan Prepared for James M. 
O’Leary, 31 Riverside Drive, Waterford, Connecticut.” dated November 14, 2022, 
Revised June 18, 2024. 

Coastal Site Plan Review Comment Checklist 
Page 2 
 
ADVERSE IMPACTS ON COASTAL RESOURCES: 
Appears 
Acceptable 
Potentially 
Unacceptable 
Not 
Applicable 
Degrades tidal wetland, 
beaches and dunes, 
 
rocky shorefronts, or 
bluffs and escarpments 
Degrades existing 
circulation patterns of 
coastal waters 
✔ 
Increases coastal 
flooding hazard by 
altering shoreline or 
bathymetry 
✔ 
Degrades natural or 
existing drainage 
 
patterns 
Degrades natural 
shoreline erosion and 
accretion patterns 
✔ 
Degrades or destroys 
wildlife, finfish, or 
shellfish habitat 
✔ 
Degrades water quality 
✔ 
Degrades visual quality 
✔ 
COASTAL USE POLICIES:** 
Applies 
Potentially 
Inconsistent 
General Development* 
✔ 
Boating 
Coastal Recreation and 
Access 
Coastal Structures and 
Filling 
Cultural Resources 
Fisheries 
Fuels, Chemicals, or 
Hazardous Materials 
Ports and Harbors 
Sewer and Water Lines 
Solid Waste 
Transportation 
Water-dependent Uses 
COASTAL RESOURCES AND RESOURCE POLICIES: 
ON-SITE 
ADJACENT 
TO SITE 
POTENTIALLY 
INCONSISTENT 
NOT 
APPLICABLE 
General Coastal Resources* 
✔ 
✔ 
 
 
Beaches and Dunes 
 
 
 
 
Bluffs and Escarpments 
 
 
 
 
Coastal Hazard Area 
✔ 
✔ 
 
 
Coastal Waters and/or Estuarine Embayments 
 
✔ 
 
 
Developed Shorefront 
 
 
 
 
Freshwater Wetlands and Watercourses 
 
 
 
 
Intertidal Flats 
 
 
 
✔ 
Islands 
 
 
 
✔ 
Rocky Shorefront 
 
 
 
✔ 
Shellfish Concentration Areas 
 
 
 
✔ 
Shorelands 
 
 
 
 
Tidal Wetlands 
 
 
 
 
 
 
 
 
* 
General Coastal Resources and General Development policies are applicable to all proposed activities. 
**  Policies that are not applicable are not checked in this chart. 
X
X
X
X
X
X
X
X

Coastal Site Plan Review Comment Checklist 
Page 3 
 
SUMMARY AND RECOMMENDATIONS: 
The construction and use of a single family residential structure within the R-20 Zone District is 
consistent with the Town Zoning Regulations and 2012 Plan of Conservation and 
Development. The placement of the structure as far from the coastal resource as practical and 
still within the required zoning setbacks reduces the effect of proposed grading onto the 
coastal resources. 
The coastal hazard FEMA designated Flood Zone AE-12 was identified on the site with all 
work and associated site improvements in support of the single family dwelling to occur 
outside of the FEMA designated Flood Hazard Area . 
Potential to cause erosion/sedimentation; need for adequate sedimentation and erosion 
control measures: 
The project as presented identifies the proximity of site disturbance to the coastal resources. 
This disturbance is of a temporary nature during the construction of the single family dwelling. 
Erosion controls shall be incorporated as identified on the plan in order to mitigate any erosion 
that may occur from surface runoff during construction. The erosion controls shall be constantly 
inspected and left in place until the site has been permanently stabilized. 
 
ADVERSE IMPACTS ON FUTURE WATER-DEPENDENT DEVELOPMENT ACTIVITIES AND OPPORTUNITIES: 
Appears 
Acceptable 
Potentially 
Unacceptable 
Not 
Applicable 
Replaces an existing water-dependent use with a non-water-dependent use 
 
✔ 
Reduces existing public access 
 
✔ 
Locates a non-water-dependent use at a site that is physically suited for a 
water-dependent use for which there is a reasonable demand 
 
✔ 
Locates a non-water-dependent use at a site that has been identified for a 
water-dependent use in the plan of development or zoning regulations 
 
✔ 
 
 
ISSUES OF CONCERN (SEE SUMMARY AND RECOMMENDATIONS BOX FOR ADDITIONAL DETAIL): 
Insufficient information 
Potential increased risk to life and property in coastal hazard area 
Adverse impacts on future water-dependent development opportunities 
✔ 
Proximity of disturbance to sensitive resources/need for additional vegetated setback 
✔ 
Potential to cause erosion/sedimentation; need for adequate sedimentation and erosion control 
measures 
✔ 
Water quality and/or stormwater impact 
Other coastal resource impacts: 
Other: 
 

Coastal Site Plan Review Comment Checklist 
Page 4 
 
 
4. 
An as-built survey shall be submitted and approved by the Zoning Official prior to 
issuance of a Certificate of Zoning Compliance. This requirement is to verify that 
all improvements have been constructed in accordance with the approved site 
plan. 
 
 
FINDING: 
(Please see summary and recommendations section on page 3 for discussion) 
CONSISTENT WITH ALL APPLICABLE COASTAL POLICIES, COMMENTS INCLUDED 
CONSISTENT WITH MODIFICATIONS OR CONDITIONS 
ADDITIONAL INFORMATION NEEDED PRIOR TO COMPLETE CSPR EVALUATION 
 
SUPPORTING DOCUMENTATION ATTACHED TO THIS CHECKLIST: 
Copies of photographs of the site dated: 
Copies of aerial photographs dated: 
GIS maps depicting: 
Coastal resources maps dated: 
OLISP Fact Sheet(s): 
Other: 
Water quality and/or storm-water impact: 
There is a potential for a temporary negative impact to water quality during the construction 
phase of the project. This potential will be mitigated through the installation and 
maintenance of erosion control measures as identified on the plan. The site plan indicates a 
roof drain installed and will discharge into a constructed rain garden. The proposed rain 
garden is designed to mitigate the amount of roof and surface storm water generated on the 
site post construction. The use of a rain garden is a Low Impact Stormwater element that is 
supported by the Zoning Regulations and reduces the potential for negative impact to the 
adjacent coastal resources.  
This project as approved with conditions 1 thru 4 is consistent with all applicable coastal 
policies and includes all reasonable measures to mitigate adverse impacts. 
1.
Erosion control measures during construction shall be installed and remain on site for 
the duration of the project and until the establishment of vegetative cover on disturbed 
areas. 
2.
No work covered by this permit including the stockpiling of materials shall be conducted 
outside of the proposed silt fence. 
3.
Removal of Invasive vegetation on the slope shall be performed by hand only. No 
equipment shall be permitted on the slope. Any replanting of the area on the slope 
shall also be conducted by hand and only vegetation that is consistent with a shoreline 
environment and is not invasive in CT shall be used. A removal and replanting plan 
shall be submitted to and reviewed by the Permitting Office prior to work on the slope. 

Coastal Site Plan Review Comment Checklist 
Page 5 
 
 
Please be advised that, separate from the municipal review, the following 
Department of Environmental Protection permits may be required: 
Structures, Dredging, and Fill in Tidal Coastal or Navigable Waters 
Tidal Wetlands 
Stormwater General Permit ( construction / industrial / commercial ) 
Other 
For more information, contact: 
 
 
Proposed Motion 
 
To approve with conditions Site Plan CAM Application PL-24-12 at 31 Riverside Drive with 
conditions 1 thru 4 and to find that the project as approved with conditions is consistent with all 
applicable coastal policies and includes all reasonable measures to mitigate adverse impacts.