Planning & Zoning Commission - 1037 (03/25/2025)

Town of Waterford 
Building, Conservation, Planning and Zoning 
 
www.waterfordct.org 
 
 
 
 
 
 
 
 
 
a. This form must be submitted in conjunction with PZC Form 1: Planning and Zoning Application or, in the case of 
minor activities and if permitted by the Zoning Enforcement Officer, Zoning Compliance Permit. 
b. This form does not supersede or take the place of any state or federal permits.  The applicant shall consult with the 
necessary agencies to review the possibility of additional permits, including general or individual permits that may be 
required for specific activities. 
 
 
Consistent with Connecticut General Statues ,Chapter 444, Secs. 22a-90 to 22a-113j, Waterford’s Planning and Zoning 
Commission, acting in the capacity of the Town’s Zoning Commission, regulates certain activities upon properties which 
lie completely or partially within the coastal area as defined by CGS §22a-94(b).  Specifically, the Commission’s is 
authorized, cited in part, by the following: 
Sec. 22a-105. Coastal site plan reviews. (a) Coastal municipalities shall undertake coastal site plan reviews in 
accordance with the requirements of this chapter. 
(b) The following site plans, plans and applications for activities or projects to be located fully or partially within the 
coastal boundary and landward of the mean high water mark shall be defined as “coastal site plans” and shall be subject to 
the requirements of this chapter: (1) Site plans submitted to a zoning commission in accordance with section 22a-109; (2) 
plans submitted to a planning commission for subdivision or resubdivision in accordance with section 8-25 or with any 
special act; (3) applications for a special exception or special permit submitted to a planning commission, zoning 
commission or zoning board of appeals in accordance with section 8-2 or with any special act; (4) applications for a 
variance submitted to a zoning board of appeals in accordance with subdivision (3) of section 8-6 or with any special act, 
and (5) a referral of a proposed municipal project to a planning commission in accordance with section 8-24 or with any 
special act. 
 
 
PZC Form 2: 
 
Application for Coastal Area Management Site Plan Permit 
 
Property Address:  
Office Use Only 
Date Submitted:
 
Processed By:
 
App. No.: 
 Rev: 07/24/14 
2. 
Authority 
1. 
General 
441 & 439 Boston Post Road, Waterford, CT

 
 
 
a. By placing a check mark in the appropriate box(es), identify the coastal resources and their policies for each that is  
located on and adjacent to the property or that may be influenced by the activities associated with the application.  
Note: A resources may be located on site, adjacent and be off-site but influenced by the activities. Refer to CGS §22a-
92(a) for General Coastal Resource Policy, CGS§221-92(b)(2)  and CGS §22a-93(7) for definitions of each 
corresponding policy’s coastal resource. 
Coastal Resource 
On-site 
Adjacent 
Off-site but 
within 
Influence 
General Coastal Resources 
 
 
 
Beaches and Dunes 
 
 
 
Bluffs & Escarpments 
 
 
 
Coastal Hazard Area 
 
 
 
Coastal Waters, Estuarine Embayments, 
Nearshore Waters, Offshore Waters 
 
 
 
Development Shorefront 
 
 
 
Freshwater Wetlands and Watercourses 
 
 
 
Intertidal Flats 
 
 
 
Islands 
 
 
 
Rocky Shorefront 
 
 
 
Shellfish Concentration Area 
 
 
 
Shorelands 
 
 
 
Coastal Hazard Area ID Type (i.e. VE, A, etc.) 
 
NA 
NA 
Base Flood Elevation 
 
NA 
NA 
Tidal Wetlands 
 
 
 
 
b. Consistency with Coastal Resources and Policies.   
Attached a typed and briefly statement of how the resources checked are consistent or inconsistent with coastal 
resource policies. 
 
 
3. 
Coastal Resources and Policies 
X
X
X

c. Identification of Potential Adverse Impacts on Coastal Resources 
 
Please complete this section for all projects. Identify the adverse impact categories below that apply to the 
proposed project or activity. The applicable column must be checked if the proposed activity has the potential to 
generate any adverse impacts as defined in CGS Section 22a-93(15). If an adverse impact may result from the 
proposed project or activity, please use Part VIII to describe what project design features may be used to 
eliminate, minimize, or mitigate the potential for adverse impacts.  
 
 
 
 
 
 
 
 
 
 
 
 
Mitigation 
Potential Adverse Impacts on Coastal Resources  
 
Applicable     Not Applicable 
Proposed 
 
i. 
Degrading tidal wetlands, beaches and dunes,  
rocky shorefronts, and bluffs and escarpments  
through significant alteration of their natural  
characteristics or functions 
 
ii. Increasing the hazard of coastal flooding through  
significant alteration of shoreline configurations or  
bathymetry, particularly within high velocity  
flood zones - CGS Section 22a-93(15)(E) 
 
iii. Degrading existing circulation patterns of coastal  
water through the significant alteration of patterns  
of tidal exchange or flushing rates, freshwater input,  
or existing basin characteristics and channel contours 
 
iv. Degrading natural or existing drainage patterns  
through the significant alteration of groundwater  
flow and recharge and volume of runoff 
 
v. Degrading natural erosion patterns through the  
significant alteration of littoral transport of sediments  
in terms of deposition or source reduction 
 
vi. Degrading visual quality through significant alteration  
of the natural features of vistas and view points 
 
vii. Degrading water quality through the significant  
introduction into either coastal waters or groundwater  
supplies of suspended solids, nutrients, toxics, heavy  
metals or pathogens, or through the significant alteration  
of temperature, pH, dissolved oxygen or salinity 
 
viii. Degrading or destroying essential wildlife, finfish, or  
shellfish habitat through significant alteration of the  
composition, migration patterns, distribution, breeding  
or other population characteristics of the natural species  
or significant alterations of the natural components of  
the habitat 
X
X
X
X
X
X
X
X

 
 
a. 
Identify all coastal policies and standards in or referenced by CGS Section 22a-92 applicable to the proposed 
project or activity: 
General Development   
 
 
 
Sewer and Water Lines 
Water-Dependent Uses   
 
 
 
Energy Facilities 
Ports and Harbors  
 
 
 
 
Fuel, Chemicals and Hazardous Materials 
Coastal Structures and Filling   
 
 
Transportation  
Dredging and Navigation  
 
 
 
Solid Waste  
Boating  
 
 
 
 
 
Dams, Dikes and Reservoirs 
Fisheries  
 
 
 
 
 
Cultural Resources 
Coastal Recreation and Access   
 
 
Open Space and Agricultural Lands 
 
b. 
 Consistency With Applicable Coastal Use Policies And Standards  
 
Attach an explanation of how the proposed activity or use is consistent with all of the applicable coastal use and 
activity policies and standards identified in Part V. For projects proposed at waterfront sites (including those with 
tidal wetlands frontage), particular emphasis should be placed on the evaluation of the project’s consistency with 
the water-dependent use policies and standards contained in CGS Sections 22a-92(a)(3) and 22a-92(b)(1)(A)  
also see adverse impacts assessment in Part VII.B below: 
 
 
 
 
Attach a summary addressing each of the following: 
a. 
Describe the methods proposed to mitigate any adverse impacts. 
b. 
Explain why adverse impacts are not being mitigated, if applicable. 
c. 
Summarize why the project as proposed is consistent with the Connecticut Coastal Management Act 
4. 
Coastal Use and Activities Policies and Standards 
5. 
Mitigation of Adverse Impacts and Overall Consistency (all applications) 

 
 
a. Identification of existing and/or proposed Water-dependent Uses: Attach a description of the features or 
characteristics of the proposed activity or project that qualify as water-dependent uses as defined in CGS Section 
22a-93(16). If general public access to coastal waters is provided, please identify the legal mechanisms used to 
ensure public access in perpetuity, and describe any provisions for parking or other access to the site and proposed 
amenities associated with the access (e.g., boardwalk, benches, trash receptacles, interpretative signage, etc.)*: 
b. Identify the adverse impact categories below that apply to the proposed project or activity. The applicable column 
must be checked if the proposed activity has the potential to generate any adverse impacts as defined in CGS 
Section 22a-93(17). If an adverse impact may result from the proposed project or activity, use Part VIII to 
describe what project design features may be used to eliminate, minimize, or mitigate the potential for adverse 
impacts.  
 
Potential Adverse Impacts on Future Water-dependent   
 
 
 
 
Mitigation 
Development Opportunities and Activities 
 
       Applicable        Not Applicable 
Proposed 
 
i. 
Locating a non-water-dependent use at a  
site physically suited for or planned for location of a  
water-dependent use 
 
ii. 
Replacing an existing water-dependent use  
with a non-water dependent use 
 
iii. 
Siting a non-water-dependent use which  
would substantially reduce or inhibit existing public 
access to marine or tidal waters 
 
 
 
 
Application Content 
The undersigned herby acknowledges that this application and statements submitted herewith are true to the best of my 
knowledge and approval of the application is contingent upon compliance with all requirements of said regulations.   
 
Signature 
 
 
 
 
Printed Name  
 
 
 
Date 
 
 
_________
 
_________
 
Applicant 
 
 
_________
 
_________
 
Agent 
 
 
_________
 
_________
 
Land Owner 
 
 
_________
 
_________
 
Land Owner 
6. 
Potential Adverse Impacts on Water-dependent Uses (for project or activity is proposed at a waterfront site) 
7. 
Acknowledgements; All applications 
X
X
X
SIGN

 
Memorandum 
 
555 Long Wharf Drive   New Haven, CT  06511   T: 203.562.5771   F: 203.789.6142 
 
 
To: 
Mark Wujtewicz | Waterford Planning & Development 
 
 
From: 
Brian Phillips, P.E. 
Chris Cardany, P.E. 
 
 
Date: 
07 February 2025 
 
 
Re: 
Coastal Site Plan Application 
Oswegatchie Fire Station 
441 & 439 Boston Post Rd. 
Waterford, Connecticut 
Langan Project No.: 140286501 
 
 
Project Description 
This Coastal Site Plan Application memorandum has been prepared in support of the proposed 
Oswegatchie Fire Station project at 441 Boston Post Road.  The project includes the phased 
demolition of the existing fire station building and the construction of a new fire station along 
with associated site improvements including parking, utilities, landscaping, and lighting.   
 
Coastal and Other Resources 
Portions of the property lie within the Connecticut Coastal Boundary line, however only about 
half of the proposed development will fall within this boundary.  Following review of the State 
Coastal Resources Maps (Niantic), the coastal resources on site include only shorelands. The 
only other identified natural features of the development site are shorelands and inland 
freshwater wetlands both on the parcel and offsite to the north. No significant historical or cultural 
resources have been identified within the limit of development The property also contains no 
floodplain.   
 
Coastal Resource and Activities Policies (CT Coastal Management Manual) 
• 
 
• 
Shorelands (42) – To regulate shoreland use and development in a manner with minimizes 
adverse impacts upon adjacent coastal systems and resources. 
 
• 
 
• 

MEMO 
Coastal Site Plan Application 
441 & 439 Boston Post Rd. 
Waterford, Connecticut 
Langan Project No.: 140286501 
07 February 2025-  Page 2 of 3 
 
 
use without significantly disrupting either the natural environment or sound economic 
growth.  
 
Consistency with Coastal Resource and Activities Policies 
In accordance with the policies noted above, the proposed development includes erosion 
controls throughout construction, stormwater quality and quantity improvements, and a limited 
development area so as not to encroach on any inland freshwater wetlands and watercourses.  
 
The proposed development will be designed in accordance with the CT Stormwater Quality 
Manual and CT Guidelines for Soil Erosion and Sediment Control.  Controls to be implemented 
throughout construction include anti-track pad construction entrances, silt fences backed by hay 
bales, and temporary sediment traps.  These controls will help minimize the passage of sediment 
and pollutants from the limit of development. 
 
Stormwater quality and quantity improvements include catch basins with deep sumps, a rain 
garden to promote infiltration, riprap scour pads and level spreaders at stormwater outfalls, and 
vegetated swales with check dams.  These proposed improvements are designed to attenuate 
stormwater peak flows for all storm events up to and including the 100-year storm event.  
Additionally, per the 2024 CT Stormwater Quality Manual requirements, peak stormwater runoff 
from each individual onsite watershed where site development is proposed will be reduced by 
50% for the 2-year storm event.  These measures will be implemented to reduce stormwater 
peak flows, promote infiltration of stormwater and groundwater recharge, improve water quality, 
and minimize the passage of pollutants to the onsite wetlands, offsite drainage networks and the 
adjacent coastal resources noted in this memorandum. 
 
The extent of site development is proposed within the 100-foot upland review area of both inland 
freshwater wetland areas, however no further encroachments are proposed beyond the existing 
site disturbances.  The project has submitted a wetlands application to the Waterford 
Conservation Commission and was approved at their January 23, 2025 meeting. 
 
Evaluation of Potential Benefits and Adverse Impacts of the Project 
The potential adverse impacts of the project to the applicable coastal resources include erosion 
during construction and stormwater runoff following construction. Additionally, the project 
proposes to maintain the undeveloped wooded and wetland area to the north of the site. Other 
benefits include the implementation of stormwater infrastructure to reduce stormwater runoff, 
promote infiltration, and improve water quality. 
 
In order to mitigate the potential adverse impacts, the project proposes the previously mentioned 
sediment and erosion control measures to minimize the passage of sediment and other 
pollutants from the site during construction.  The permanent stormwater infrastructure is 
designed to reduce stormwater peak flows from the development for all storms up to and 
including the 100-year storm event and promote onsite infiltration and groundwater recharge.  
 
 

MEMO 
Coastal Site Plan Application 
441 & 439 Boston Post Rd. 
Waterford, Connecticut 
Langan Project No.: 140286501 
07 February 2025-  Page 3 of 3 
 
 
Evaluation of Impacts or Effects the Project Will Have on Future Water-Dependent Uses 
The site is not on a waterfront location and therefore has very little or no potential for water-
depended uses or water-dependent development.  As such, there are no impacts proposed by 
the development and no mitigation measures required.  
 
If there are any questions or comments, please feel free to contact our office. 
 
Sincerely, 
Langan CT, Inc. 
 
 
Brian Phillips, P.E. 
Senior Project Manager 
 
 
 
 
 
 
 
 
Christopher Cardany, P.E., LEED AP 
Principal/Vice President 
 
  
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