Planning & Zoning Commission - 1228 (03/10/2026)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
 
Planning and Zoning Commission 
 
FROM:  
Mark Wujtewicz, Planning Director 
 
DATE:  
March 10, 2026 
 
TITLE:  
Staff Report:  Restaurant Depot 
 
 
 
 
Retail 
 
 
 
161 Waterford Pkwy N. 
 
 
 
Site Plan 
Application PL-26-3 
 
 
 
EXECUTIVE SUMMARY 
The project as proposed is to construct an approximately 45,447 square foot retail building on an 
existing site and building pad which was previously approved by the Planning and Zoning 
Commission (“Commission”) on April 10, 1995 through application #95-302/103/201. The 
improvements on this site were constructed in conjunction with the construction of the Wal-Mart 
building on the adjacent site and were constructed in accordance with the original site plan and 
special permit approval which included a building pad to accommodate an approximate 50,000 
square feet retail use building.  
Improvements to the existing site include minor changes to the parking layout, the addition of 
landscape islands and modifications to the existing islands in order to accommodate the changes 
to the parking layout. The applicant also proposes enhancements to the vegetative landscaping by 
incorporating additional trees and shrubbery as well as replacement of any dead or dying trees 
and shrubs. Minor improvements to the existing stormwater water system are proposed to 
accommodate the changes in parking and the building footprint. There is an overall reduction in 
the amount of impervious coverage as well as a reduction in the amount of parking. The 
reduction of parking is consistent with the parking requirements in the Zoning Regulations.  
 
 
 
 
 
 
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

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BACKGROUND 
 
Pertinent Regulations 
CGS 8-3(g) 
Section 9 – Regional Commercial District (C-R) 
Section 9.1.2 – Retail Stores and service establishments 
 
 
Section 22 – Site Plans 
Section 22b – Design Review of Site and Building Requirements 
 
 
This application was received by the Commission on January 27, 2026. 
The required action date for this application is April 2, 2026. 
 
DISCUSSION 
In order for the Commission to approve a site plan it must find that the plan is consistent with 
the Town of Waterford Zoning Regulations. The Commission must act on the plan initially 
submitted for review and can find that the site plan is either compliant with the Zoning 
Regulations or it may approve the plan with modifications that are required to be implemented 
on the plan prior to filing on the land records.  
The application as submitted is to utilize an existing developed site that was previously 
approved by the Commission to support the construction of a 50,000 square foot retail building 
and associated site improvements in support of the building and it’s proposed use. The site was 
approved and developed as a Planned Group Development in 1995 through the application #95-
302/103/201. This plan and application was approved for the development of the WalMart retail 
store as well as the site which is the subject of this application. While the WalMart building and 
site improvements associated with it were constructed in accordance with the above referenced 
site plan and special permit, the improvements for this adjacent site were constructed except for 
the building. The proposed building use was retail. The current application before the 
Commission is also for a retail use building but on a smaller foot print. The building will be 
located entirely within the building pad constructed with the original application. 
The applicant submitted a Stormwater Management Memorandum into the record. Due to the 
limited extent of modifications to the existing site, the applicant proposes minor stormwater 
improvements to the existing system in place. A reduction in the footprint of the building from 
that which was previously approved along with the increase in landscaping and islands has 
reduced the overall amount of impervious surface from that which was previously approved and 
installed. The memorandum concludes that the minor reduction in impervious surface area will 
result in improved performance of the existing stormwater management system currently in 
place.  
Based upon a reduced building footprint area than that which was previously approved, the 
total of spaces proposed at 260 is consistent with the parking space requirements in Section 
20.3(d) of the Zoning Regulations.  
 
 

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RECOMMENDED ACTION 
 
Based on the information provided, staff recommends the Planning and Zoning Commission find 
that:  
 
Findings: 
1.  
The application is for a use subject to a modified Site Plan approval, pursuant to 
Section 9.1.2 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 and conditions listed. 
3. 
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 modifications and conditions:  
 
1. 
Provide detail for the proposed cart corral located in the front of the building. It 
should be integrated and representative of the building design/materials. The site plan 
shall be updated prior to filing the plans on the land records. 
2. 
The existing clothes donation box is an ongoing issue regarding the accumulation of 
trash and debris. It doesn't appear to be actively managed. It shall be removed from 
the property prior to the issuance of a Zoning Compliance Permit.  
3. 
Any outstanding comments relative to the public water service shall be addressed to 
the satisfaction of the City of New London Water Department prior to filing the plans 
on the land records.  
 
Proposed Motion 
To approve with modifications and conditions, Site Plan application #PL-26-3 for 
Restaurant Depot located at 161 Waterford Parkway North, with modifications and 
conditions 1 through 3 and to adopt the findings 1 thru 3 of the staff report dated March 
10, 2026.