Planning & Zoning Commission - 1075 (05/13/2025)

Planning and Zoning Commission
April 8, 2025
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PLANNING AND ZONING COMMISSION ceiven FOR RECORD
MEETING 
MINUTES 
WATERFORD, CT
Planning & Zoning Commission 
2025 APR 
1 | Apyill®, 2Q25
Remote Access Only 
6:30 PM
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Members Present: 
Chairman Greg Massad, Karen Barnett andTFRRT onan ee —_
Members Absent: 
Tim Bleasdale and Victor Ebersole 
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Alternates Present: 
Doris Crum and Michael Elbaum
Alternates Absent: 
Joseph DiBuono
Staff Present: 
Jonathan Mullen, AICP, Planning Director, Mark Wujtewicz, Planner
and Katrina Kotfer, Recording Secretary
1. CALL TO ORDER AND APPOINTMENT OF ALTERNATES
G. Massad called the meeting to order at 6:30 PM and welcomed new alternate Michael
Elbaum. D. Crum was seated for T. Bleasdale and M. Elbaum was seated for V. Ebersole.
APPROVAL OF MINUTES
MOTION: 
Motion made by T. Conderino, seconded by K. Barnett, to approve the March
25, 2025 meeting minutes.
VOTE: 
5-0
APPLICATION RECEIPT
#PL-25-5 Request of Gregory & Mary Lou Gannotti, Owner and Applicant for a Site Plan
review and approval for a new single family home on property located at 30 South Bartlett
Road, R-40 Zone in accordance with Section 3.14 of the Zoning Regulations and as shown on
plans entitled “Septic System Design Plan Prepared for Gregory J. Gannotti & Mary Lou
Gannotti #30 South Bartlett Road Waterford, Connecticut”
APPLICATION WAS RECEIVED: 
3/25/25
ACTION REQUIRED BY: 
5/29/25
Application was received by the Commission at the March 25, 2025 meeting after the agenda
had been posted and will be reviewed by the Commission later in the meeting. 
'
#PL-25-6 — Request of Robert Schacht, applicant, to amend the Zoning Regulations Sections
3.41, 3.41.2(f) and 3.41.2(n) as they pertain to Agri-Tourism,
PUBLIC HEARING REQUIRED BY: 
06/12/25
Application was received by the Commission and a public hearing was scheduled for May 13,
2025.
4, APPLICATION REVIEW
#PL-25-4 Request of James Gerrish, Applicant and Peter VanArnam, Owner for a Coastal Site
Plan review and approval for a new single family home on property located at 163 Oswegatchie
Road, R-40 Zone in accordance with Sections 5.1.1 and 25.4 of the Zoning Regulations and as

Planning and Zoning Commission
April 8, 2025
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shown on plans entitled “Zoning Location Survey, Prepared for James G. Gerrish for Property
Located at 163 Oswegatchie Road Town of Waterford County of New London Connecticut”
ACTION REQUIRED BY: 
5/8/25
James Bernardo, LS reviewed the proposal to build a two story, three-bedroom single family
home with an 800 square foot footprint. The house will be located outside of the special hazard
flood zone. He noted the lot is a preexisting non-conforming lot of record with a lot area of
22,500 square feet and is adjacent to Keeney Cove. The proposed house conforms to the
building setback lines and will be serviced by municipal water and sewer. He described for the
Commission, a Town of Waterford drainage easement over the northerly portion of the lot and
noted there will be no impacts to the easement. He referred to comments from DEEP that
referenced the existing stone retaining wall at the base of the slope along Keeney Cove and that
DEEP had requested the owner contact them relative to any permitting that may be required. J.
Bernardo stated that the owner will be on contact with DEEP. He noted that the homeowner
will be implementing Low Impact Design elements to mitigate any adverse impacts from
stormwater runoff. The owner may choose to use rain barrels in lieu of rain gardens. Both
measures are considered best management practices for low impact development.
K. Barnett questioned if the house will have a full foundation or be built on a slab and will there
be any runoff impacts. J. Bernardo noted that there will be a full foundation with a walkout
basement and that the implementation of the Low Impact Development elements described
earlier will mitigate any adverse impacts to the Cove from stormwater runoff. There is curbing
along Oswegatchie Road that currently directs surface runoff from the road to catch basins and
then discharges within the existing drainage easement described earlier.
M. Wujtewicz reviewed his staff report dated April 8, 2025 with the Commission. The
Commission discussed the following potential conditions for the project:
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. Silt fence as depicted on the site plan shall be backed by haybales for its entire length. The
detail on the site plan shall be modified to reflect this modification.
3. No work covered by this permit including the stockpiling of materials as shown on the site
plan shall be conducted outside of the proposed silt fence.
4. A foundation location certification shall be provided to the Zoning Official prior to
framing in order to verify the location of the foundation complies with the setback
requirements for the Zone District.
5. Anas-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.
MOTION: 
Motion made by T. Conderino, seconded by D. Crum to approve with
conditions Site Plan CAM Application PL-25-4 located at 163 Oswegatchie
Road with conditions 1 thru 5 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.

Planning and Zoning Commission
April 8, 2025
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The Commission discussed the motion. There Commission reached a consensus on modifying
Condition 4 to read “An as-built survey of the foundation location shall be provided ...”
T. Conderino withdrew his motion and prepared a new motion.
MOTION: 
Motion made by T. Conderino, seconded by D. Crum to approve with
conditions Site Plan CAM Application #PL-25-4 located at 163 Oswegatchie
Road with conditions 1 thru 5 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 and to modify the wording
to condition 4 to read “An as-built survey of the foundation location shall be
provided to the Zoning Official prior to framing in order to verify the
location of the foundation complies with the setback requirements for the
Zone District.”
VOTE: 
5-0
#PL-25-5 Request of Gregory & Mary Lou Gannotti, Owner and Applicant for a Site Plan
review and approval for a new single family home on property located at 30 South Bartlett
Road, R-40 Zone in accordance with Section 3.14 of the Zoning Regulations and as shown on
plans entitled “Septic System Design Plan Prepared for Gregory J. Gannotti & Mary Lou
Gannotti #30 South Bartlett Road Waterford, Connecticut”
ACTION REQUIRED BY: 
5/29/25
Greg Gannotti, owner, Brandon Morse, builder and Richard Deschamps, LS, were available for
the application. G. Gannotti explained to the Commission that he is looking to build a 32’ x 40’
single-family residence on a preexisting non-conforming rear lot in the R-40 zone. The
proposed house location conforms all of the required building setbacks. He noted that a
restrictive deed covenant will be placed on the land records in accordance with Section 3.14.10
of the Zoning Regulations.
M. Wujtewicz reviewed the staff report with the Commission.
The Commission made the following findings:
I, 
The application is for a permitted use pursuant to Section 5.1.1 of the Waterford Zoning
Regulations (One Family Dwelling).
2. 
The parcel is a Rear Lot as defined in the Waterford Zoning Regulations, Section 1-
Definitions (Lot, Rear).
3. 
The application is for the development of a Rear Lot, which is subject to a Site Plan
approval, pursuant to Section 3.14 of the Waterford Zoning Regulations.
4. 
The application meets the criteria for site plan approval for a rear lot development,
pursuant to Section 3.14 of the Waterford Zoning Regulations, subject to condition 3.
The Commission discussed the following modifications and conditions:
1; 
The Limits of Permanent Clearing and Disturbance shall be identified on the site plan

Planning and Zoning Commission
April 8, 2025
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2. 
Recommendation by the Town Attorney relative to form and substance of the restricted
deed covenant in accordance with Section 3.14.10 of the Zoning Regulations prior to
endorsement of the final plans.
3, 
The restricted deed covenant referenced in Condition 2 shall be filed on the land records
at the time of filing the final plans.
MOTION: 
Motion made by T. Conderino, seconded by M. Elbaum to approve with
modifications and conditions, the Site Plan for the single-family rear lot
development application #PL-25-5 located at 30 South Bartlett Road, with
modifications and conditions 1 thru 3 and to adopt the findings | thru 4 of the
staff report.
VOTE: 
5-0
5. ADMINISTRATIVE REVIEW
No action was taken.
6. CORRESPONDENCE
No correspondence was received or discussed.
7. COMMISSION BUSINESS
J. Mullen gave a brief update on projects currently under construction and anticipated to be
submitted to the Commission for review in the near future.
8. ADJOURNMENT
MOTION: 
Motion made by D. Crum, seconded by T. Conderino to adjourn at 7:28 pm.
VOTE: 
5-0
Respectfully Submitted,
Ahr Kot fin
Katrina Kotfer
Recording Secretary