Planning & Zoning Commission - 1190 (12/02/2025)

Planning and Zoning Commission
November 18, 2025
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PLANNING AND ZONING COMMISSION ee
MEETING MINUTES 
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Members Present: 
Chairman Greg Massad, Karen Barnett, and Tim Conderi ino
Members Absent: 
Tim Bleasdale and Victor Ebersole
Alternates Present: 
Doris Crum and Michael Elbaum
Alternates Absent: 
Joseph DiBuono
Staff Present: 
Mark Wujtewicz, Planner and Katrina Kotfer, Recording Secretary
1. CALL TO ORDER AND APPOINTMENT OF ALTERNATES
Chairman Massad called the meeting to order at 6:30 PM. M. Elbaum was seated for T. Bleasdale
and D. Crum was seated for V. Ebersole.
2. APPROVAL OF MINUTES
MOTION: 
Motion made by M. Elbaum, seconded by T. Conderino, to approve the
September 9, 2025 meeting minutes.
VOTE: 
4-0-1 (D. Crum abstained from the vote)
3. APPLICATION RECEIPT
#PL-25-18 Request of Sharon Brown, owner & applicant for a two lot resubdivision for property
located at 9 Josan Drive, R-40 zone, as shown on plans entitled "Brown CAM Resubdivison
Revised Through August 14, 2025". A coastal site plan review is required in accordance with the
Coastal Management Act.
PUBLIC HEARING MUST OPEN BY: 
12/4/2025
APPLICATION WAS RECEIVED: 
9/30/2025
G. Massad noted that the application was received on September 30, 2025 and would be heard that
evening.
#PL-25-19 Request of Mikhail Yevsyuk, Applicant and Esther Poe, Owner for a Coastal Site Plan
review and approval for a new single family home on property located at 2 Forest Street VR-7.5
Zone in accordance with Sections 6A.4.1 and 25.4 of the Zoning Regulations and as shown on
plans entitled “Site Plan of 2 Forest Street, Waterford, Connecticut, Prepared for Mikhail Yevsyuk,
October 9, 2025”
ACTION REQUIRED BY: 
1/22/26
The application will be scheduled for review at a future date.
4. PUBLIC HEARING
#PL-25-18 Request of Sharon Brown, owner & applicant for a two lot resubdivision for property
located at 9 Josan Drive, R-40 zone, as shown on plans entitled "Brown CAM Resubdivison
Revised Through August 14, 2025". A coastal site plan review is required in accordance with the
Coastal Management Act.
PUBLIC HEARING MUST OPEN BY: 
12/4/2025
APPLICATION WAS RECEIVED: 
9/30/2025

Planning and Zoning Commission
November 18, 2025
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Chairman Massad opened the public hearing at 6:36 pm.
M. Wujtewicz read the list of exhibits 1-9 into the record.
EXHIBIT 1 - 
Application
la. Application Form 1 (9 pages)
1b. Application Form 2 (5 pages)
1c. Statement of Use
1d. Consistency with Plan of Conservation and Development
le. Statement of Design Compatibility
1f. Storm Water Management Report
EXHIBIT 2 - 
Site Plan “Brown CAM Resubdivision” Last Revision date August 14, 2025 (4
Sheets)
EXHIBIT 3- 
Notice of Public Hearing advertised in the Day newspaper on Tuesday,
November 4, 2025 and Tuesday, November 11, 2025
EXHIBIT 4 - 
Notice of Public Hearing to Applicant dated October 14, 2025
EXHIBIT 5 - 
Certificates of Mailings
EXHIBIT 6 - 
Notice of Conservation Commission Action
EXHIBIT 7 - 
DEEP Site Plan Review Checklist
EXHIBIT 8 - 
Staff Report dated November 18, 2025
EXHIBIT 9 - 
Site Plan “Brown CAM Resubdivision” Last Revision date November 13, 2025
(4 Sheets)
Brian Florek, LS, was present on behalf of his client, Sharon Brown. His client is requesting a two
lot resubdivision to create two lots for their children. He also stated that the application also
includes a request for a waiver from Section 5.3.8 of the Subdivision Regulations which prohibits
Flag Lots in subdivisions of less than five lots. Proposed Lot 1 meets the criteria of a Flag Lot. His
client is proposing to build two residential houses with a shared driveway. The lots are proposed to
be connected to municipal water and sewer systems. The project is located within the Coastal Area
Management Boundary and was referred to the Connecticut Department of Energy and
Environmental Protection (DEEP) for review. The proposed drainage has been designed by Dave
Cooley, PE. The proposed stormwater drainage system will be connected to the Municipal drainage
system in Josan Drive, and it will not have an impact on Town resources. B. Florek referenced that
this property was created as part of a 1956 subdivision for Josan Drive and that if the property had
not been part of a previous subdivision his client would have proposed a free split to create two lots.
Jill Neri, 11 Josan Drive, voiced concerns with the wetlands potentially being impacted behind her
property and water overflow that builds into the road.
B. Florek stated that the wetland area in the front of the property will be protected by boulders as
required by the Conservation Commission permit. He also stated that based upon the design of the
stormwater system there will be any additional water added to the wetland. It will be isolated from
any surface water runoff from the proposed driveway.
B. Florek also stated that the wetland to the rear of the property will not be impacted or disturbed in
accordance with the Inland Wetland Permit that was granted by the Conservation Commission.
Chairman Massad asked three times if anyone from the public would like to speak regarding the
application. There was no public response.

Planning and Zoning Commission
November 18, 2025
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MOTION: 
Motion made by T. Conderino, seconded by D. Crum to close the public hearing
for PL-25-18.
VOTE: 
5-0
Public hearing closed at 7:49 pm.
The Commission moved to the Application Review.
§. APPLICATION REVIEW
#PL-25-18 Request of Sharon Brown, owner & applicant for a two lot resubdivision for property
located at 9 Josan Drive, R-40 zone, as shown on plans entitled "Brown CAM Resubdivison
Revised Through August 14, 2025". A coastal site plan review is required in accordance with the
Coastal Management Act.
PUBLIC HEARING MUST OPEN BY: 
12/4/2025
APPLICATION WAS RECEIVED: 
9/30/2025
M. Wujtewicz reviewed the staff report with the Commission,
The Commission discussed the following findings:
The property is located entirely within the R-40 (Low Density Residential) Zone District
1. The division of the property constitutes a resubdivision in accordance with the definition of
resubdivision within the Town of Waterford Subdivision Regulations and State Statute.
2. The proposed lots meet the lot design standards of Sections 3.34, 3.38 and 5 of the Town of
Waterford Zoning Regulations.
3. The Waterford Conservation Commission issued Inland Wetland Permit# C-24-06 for regulated
inland wetland activities.
4, The Waterford Conservation Commission issued a report of its action on application #C-24-0 in
accordance with CGS §8.3(g).
5. The resubdivision is consistent with the applicable coastal policies in Section 22a-92 of the
Connecticut General Statutes.
6. Based upon a review of the information provided in the record and in accordance with Section
5.7.1.1 of the Waterford Subdivision Regulations, the Commission finds that the granting of the
waiver to Section 5.3.8 of the Subdivision Regulations with conditions allowing one flag lot in
the two lot resubdivision will not be detrimental to the public safety, health and welfare nor will
it have a significant adverse effect on other adjacent property.
The Commission discussed the following conditions:
1. 
Pursuant to section 3.38.4 of the Zoning Regulations, the Commission finds that access to Lot 2
shall be over Lot 1 perpetuity. Cross reciprocal easements shall be required over Lot 1 in favor
of Lot 2. These easements shall incorporate the use of the driveway access and utilities and are
to be recorded on the land records at the time final plans are recorded.
2. 
The shared driveway shall be designed and constructed in such a way as to support emergency
vehicle apparatus. The driveway and associated drainage improvements within the area of the
cross reciprocal easement shall be constructed prior to the issuance of a zoning compliance
permit for house construction.
3. The public and shared improvements, including the drainage improvements and shared
driveway shall be bonded prior to recording the final plans on the land records.

Planning and Zoning Commission
November 18, 2025
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4. Access and utility easement language shall be submitted to the Planning Department and
reviewed prior to filing the final plans on the land records.
MOTION: 
Motion made by T. Conderino, seconded by D. Crum to approve with conditions
Application PL-25-18, a 2-Lot residential resubdivision located at 9 Josan Drive
with conditions 1 through 4 and to adopt the findings 1 through 7 of the staff
report date November 18, 2025.
VOTE: 
5-0
The agenda was modified to move item 6 earlier in the meeting.
6. PRE-APPLICATION REVIEW
Pre-application review pursuant to CGS Section 7-159b and Section 22a.5 of the Waterford Zoning
Regulations of a potential application for a proposed subdivision and PDD development at 53 Great
Neck Road.
Brandon Handfield, PE, Yantic River Consultants, Skip Adams and Gordy Adams were present for
the presentation. B. Handfield reviewed a Preliminary Master Plan for a Planned Design District
Multi-Family development with the Commission. He noted they are proposing 47 single family
units and 46 townhouse units, totaling 93 units. He reviewed potential setbacks from property lines,
recreational areas and open spaces. The proposed plan has no direct wetland impacts and no work
proposed in the coastal boundary.
Commissioners voiced concerns with the density, affordability and consistency with the Town’s
Plan of Conservation and Development.
B. Handfield thanked the Commission for their input and will review the Commissions comments
with his clients.
4. PUBLIC HEARING (Continued)
#PL-25-12 — Application of the Waterford Planning & Zoning Commission to amend the Zoning
Regulations Sections 1 Definitions, 3.41, 3.41.1, 3.41.2, 3.41.3 and 6.1.2 as they pertain to Agri-
Tourism.
M. Wujtewicz read the list of exhibits 1-9 into the record.
EXHIBIT 1 - 
Application (9 pages)
EXHIBIT 2 - 
Proposed Regulation Amendments
EXHIBIT 3 - 
SECCOG Referral
EXHIBIT 4 - 
Public Hearing Notice run in The Day newspaper July 8, 2025 and July 15, 2025
EXHIBIT 5 - 
Copy of Application to Town Clerk’s Office
EXHIBIT 6 - 
Certified copy of Sections 1, 3 and 6 of the Town of Waterford Zoning
Regulations, revised through effective date: June 4, 2025
EXHIBIT 7 - 
SECCOG Response
EXHIBIT 8 - 
Staff Report
EXHIBIT 9 - 
DEEP Response

Planning and Zoning Commission
November 18, 2025
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Kyle Stoddard 116 Old Colchester Road, read a statement regarding Agri-Toursism.
Chairman Massad asked three times if anyone from the public would like to speak regarding the
application. There was no additional public response.
MOTION: 
Motion made by D, Crum, seconded by M. Elbaum to close the public hearing
for PL-25-12.
VOTE: 
5-0
The public hearing closed at 7:20 pm.
The Commission moved to the Application Review.
5. APPLICATION REVIEW (Continued)
#PL-25-12 — Application of the Waterford Planning & Zoning Commission to amend the Zoning
Regulations Sections 1 Definitions, 3.41, 3.41.1, 3.41.2, 3.41.3 and 6.1.2 as they pertain to Agri-
Tourism.
M. Wujtewicz reviewed the staff report with the Commission. The Commission discussed
eliminating the language limiting the number of events that can be conducted in a calendar year
currently in the regulations. The Commission also proposed eliminating the existing requirement
for a Zoning Compliance Permit to be issued for each event and to eliminate the current language
regulating the number of events that can occur within a week and during a weekend.
Concems were raised regarding enforcement of special permit conditions and the zoning
regulations. The discussion was continued to the next meeting.
7. ADMINISTRATIVE REVIEW
Draft 2024/2025 Planning and Zoning Annual Report
MOTION: 
Motion made by M. Elbaum, seconded by K. Barnett to approve the 2024/2025
Planning and Zoning Annual Report.
VOTE: 
5-0
Draft 2026 Meeting Schedule
MOTION: 
Motion made by M. Elbaum, seconded by K. Barnett to approve the 2026
meeting schedule.
VOTE: 
5-0
Draft Planning and Zoning FY 2027 Budget
MOTION: 
Motion made by D. Crum, seconded by T. Conderino to approve the FY 2027
budget.
VOTE: 
5-0
8. CORRESPONDENCE
No correspondence was received or discussed.

Planning and Zoning Commission
November 18, 2025
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9. COMMISSION BUSINESS
M. Wujtewicz reviewed the status of current and upcoming projects throughout Town with the
Commission.
10. ADJOURNMENT
MOTION: 
Motion made by K. Barnett, seconded by D. Crum to adjourn at 8:17 pm.
VOTE: 
5-0
Respectfully Submitted,
A itu [ote
Katrina Kotfer
Recording Secretary