Planning & Zoning Commission (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
Planning and Zoning Commission 
 
FROM:  Mark Wujtewicz, Planner 
 
DATE:  April 30, 2024 
 
TITLE:  Staff Report:   Master Design Plan Modification 
PDD-2 
 
 
         48 Great Neck Road 
PL-24-6  
 
 
 
EXECUTIVE SUMMARY 
An application has been made pursuant to Sections 19.1.2 and 19.2.2 of the Zoning 
Regulations to review modifications to the original Master Design Plan (MDP) approved by the 
Planning and Zoning Commission on May 24, 2022 as application PL-22-6. The modifications 
constitute a substantial and material change to the original MDP by locating the previously 
approved dwelling units closer to a property line and street line. In accordance with Section 
19.2.2 of the Zoning Regulations regarding additions or alterations to an approved MDP, “… 
locating any building closer to an adjacent property or street line than that which was 
approved…” constitutes a substantial or material change to the MDP and a new MDP must be 
approved subject to the same review and public hearing procedure as the original.   
 
The modified MDP submitted into the record as Exhibit 2 for the current application, PL-
24-6 identifies existing foundations and buildings already constructed as well as building 
envelopes for proposed buildings not yet constructed. The building envelopes on the plan are the 
areas designated for each newly constructed building to be located within. The building 
envelopes will allow the developer some flexibility to construct each proposed dwelling within a 
specific boundary. The location, shape and size of each building envelope will dictate the area in 
which each dwelling unit may be placed.  
 
The applicant has also provided for the record a property survey plan (Exhibit 3) that 
identifies the locations of buildings already constructed as well as the proposed building 
envelopes as shown on the proposed MDP. The previously approved building locations are 
identified on this plan indicates the amount of deviation in building placement from the original 
approved MDP.  
 
 
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

C:\Users\mwujtewicz\Box\TOW_PZBD\Departments\In_Process\Planning\Great Neck Road, 48\Great Neck Road, 48  PDD-2 MDP 
Modification  PL-24-6\Staff Report.docx 
BACKGROUND 
 
Pertinent Regulations 
Waterford Zoning Regulations 
Section 19 – Planned Design District (PDD) 
Section 19.1.2 – In relevant part“…Any substantial or material change to an 
approved Master Design Plan, as defined herein, shall be 
subject to the same review and public hearing procedures 
as the original zone change….” 
Section 19.2.2 -  Additions and Alterations 
 
 
DISCUSSION 
The Planning and Zoning Commission originally approved a Master Design Plan (MDP) 
for this PDD-2 Zone District on May 24, 2022 (PL-22-6). The MDP identified specific locations 
for buildings to be constructed. The original MDP was approved with forty dwelling units within 
thirty buildings. The building mix included twenty single-family detached structures and ten 
two-family duplex buildings. Fifteen single family detached structures have either been 
constructed or the foundations placed. The locations of the constructed buildings and foundations 
are not consistent with the approved proposed building locations as shown on the previously 
approved MDP (PL-22-6). The Commission determined at its March 26, 2024 meeting (Exhibit 
6) that by relocating buildings closer to a property line and street line than previously approved 
constituted a substantial and material change in accordance with Section 19.2.2 of the Zoning 
Regulations.  
In accordance with Section 19.1.2, the applicant has submitted a new Master Design Plan 
(Exhibit 2) that identifies the locations of the constructed buildings and foundations. It also 
indicates building envelopes within which the remaining buildings are to be constructed. The 
new Master Design Plan maintains the same total number of dwelling units at forty as originally 
approved, with a modification to the original building mix from twenty single-family detached 
dwelling units and ten two-family duplexes to thirty-two single-family detached units and four 
two-family duplexes.  
The introduction of building envelopes for the remaining buildings yet to be constructed 
allows the applicant flexibility in the placement of the buildings to account for site conditions 
and building design options while establishing a minimum distance to property lines and 
minimum separation distance between buildings.  
All other conditions from the original Master Design Plan are incorporated into this new 
Master Design Plan such as the location of the stormwater drainage elements and the approved 
conservation easement.  
If the Commission approves application #PL-24-6, the New Master Design Plan 
supersedes the original approved MDP and establishes the limits of construction for the proposed 
buildings.  
All Development and Architectural Standards of Section 30.2 (PDD-2) remain 
unchanged. 

C:\Users\mwujtewicz\Box\TOW_PZBD\Departments\In_Process\Planning\Great Neck Road, 48\Great Neck Road, 48  PDD-2 MDP 
Modification  PL-24-6\Staff Report.docx 
RECOMMENDED ACTION 
 
Based on the information provided, staff recommends the Planning and Zoning Commission find 
that:  
 
FINDINGS 
1. 
Application PL-24-6 is submitted in accordance with Sections 19.1.2 and 19.2.2 of 
the Zoning Regulations as a result of substantial and material changes in the field as 
determined by the Planning and Zoning Commission on March 26, 2024.  
2.  The Master Design Plan submitted through application PL-24-6 is consistent with 
the purpose of PDD-2 in that it provides for flexibility in building placement and 
design while providing protection to the adjoining neighborhoods.  
3.  The Master Design Plan is consistent with the stated goals of the Natural Resources 
Policy of the 2012 Plan of Conservation and Development amended to June 11, 2015 
(“The Plan”) by providing for further flexibility of design and placement of 
buildings and maintaining the existing open space and conservation easement areas 
through the “smart growth” design.  
4. 
The Master Design Plan is consistent with the Residential Development policy of 
The Plan in that it maintains the multifamily use originally approved by providing a 
housing option that will meet the needs of residents of the Waterford. The MDP also 
will maintain the minimum 10% of the housing units as affordable meeting current 
affordability guidelines and requirements.  
 
Proposed Motion 
That the Commission approve Application PL-24-6 for a new Master Design Plan for the 
existing PDD-2 Zone District located at 48 Great Neck Road by adopting the findings 1 thru 
4 of the Staff Report with an effective date of May 17, 2024.