Planning & Zoning Commission - 881 (05/28/2024)

Planning and Zoning Commission
April 30, 2024
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PLANNING AND ZONING COMMISSIONE CEIVED FOR RECORD
MEETING 
MINUTES 
WATERFORD, CT
Planning & Zoning Commission 
104 KAY “Rolf 36° ABs
Town Hall 
6;30 PM
artest: ind LGongat
Members Present: 
Chairman Greg Massad, Karen Barnett, Tim Bleasdale 
3
Conderino
Members Absent: 
Victor Ebersole
Alternates Present: 
Bertrand Chenard
Alternates Absent: 
Doris Crum, Joseph DiBuono
Staff Present: 
Jonathan Mullen, Planning Director, Mark Wujtewicz, Planner,
Katrina Kotfer, Recording Secretary
1. CALL TO ORDER AND APPOINTMENT OF ALTERNATES
G. Massad called the meeting to order at 6:30 PM. B. Chenard was seated for V. Ebersole.
2. APPROVAL OF MINUTES
MOTION: 
Motion made by B. Chenard, seconded by T. Conderino, to approve the
March 26, 2024 meeting minutes.
VOTE: 
3-0 (K. Barnett and T. Bleasdale abstained)
3. PLEDGE OF ALLEGIANCE
4. APPLICATION RECEIPT
#PL-24-6 — Request of Adams Builders, LLC, owner and applicant, for a modification to the
Master Design Plan for PDD-2 (Planned Design District 2), 48 Great Neck Road in accordance
with Section 19.1.2 and 19.2.2 of the Waterford Zoning Regulations.
APPLICATION WAS RECEIVED: 
4/15/24
PUBLIC HEARING REQUIRED BY: 
6/20/24
Chairman Massad noted that application PL-24-6 was submitted for receipt at the April 15, 2024
Planning & Zoning Commission meeting. The April 15, 2024 meeting was cancelled, however
the application was still officially received in accordance with State Statute and that it was
scheduled for a public hearing within the required statutory period.
5. PUBLIC HEARING
#PL-24-5 — Request of East Lyme Tree Service, owner & applicant for a Site Plan/Special
Permit approval for Storage of Trucks & Equipment at 1122 & 1124 Hartford Turnpike, IP-3
zone, in accordance with Sections 15.2.1, 22 and 23 of the Zoning Regulations and as shown on
plans entitled "East Lyme Tree Services, 1122 & 1124 Hartford Turnpike, Waterford, CT Rev.
March 6, 2024".
PUBLIC HEARING REQUIRED BY: 
5/16/2024
Chairman Massad opened the public hearing at 6:33 p.m.

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April 30, 2024
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Ellen Bartlett, PE., CLA Engineers, was present for the application. M. Wujtewicz read the
exhibit list, items 1-7 into the record. E. Bartlett reviewed the 3.2 acre site with the Commission
and noted that because the property is located in the IP-3 zone all uses require a Special Permit.
She noted the applicant plans to renovate the existing home, relocate the existing chicken coop
on site and use the barn for vehicle storage. Timber and wood chips may be temporarily stored
on site but will not be processed on site. There will be no vehicle maintenance or fueling on
site. E. Bartlett reviewed the water quality and water treatment proposed. She noted there will
be a slight decrease in peak flows.
T. Bleasdale asked how long the wood chips will be kept on the property. E. Bartlett stated the
applicant uses them on job sites and he also donates them. The chips shouldn’t be there for
more than six months.
K. Barnett asked what the hours of operation will be. E. Bartlett stated that they would be 8:00
am — 5:00 pm Monday through Friday and some Saturday morning hours.
G. Massad asked three times if anyone from the public would like to speak regarding the
application. No one from the public spoke.
MOTION: 
Motion made by T. Bleasdale, seconded by T. Conderino, to close the
public hearing for PL-24-5.
VOTE: 
5-0
The public hearing closed at 6:46 pm.
6. APPLICATION REVIEW
#PL-24-5 — Request of East Lyme Tree Service, owner & applicant for a Site Plan/Special
Permit approval for Storage of Trucks & Equipment at 1122 & 1124 Hartford Turnpike, IP-3
zone, in accordance with Sections 15.2.1, 22 and 23 of the Zoning Regulations and as shown on
plans entitled "East Lyme Tree Services, 1122 & 1124 Hartford Turnpike, Waterford, CT Rev.
March 6, 2024 ".
G. Massad asked staff if there are any outstanding zoning enforcement issues. Staff responded
yes, and this application will resolve the zoning matter. M. Wujtewicz reviewed the staff report
with the Commission.
The Commission made the following findings:
il 
The application is for a use subject to a Special Permit approval, pursuant to Section
15.2.1 of the Waterford Zoning Regulations.
2: 
The existing single family and accessory apartment residential use on the property is a
pre-existing non-conforming use and may continue. The continuation of the residential
use shall be governed in accordance with Section 24 of the Town of Waterford Zoning
Regulations pertaining to non-conforming uses and structures.
3. 
The statement of use contained in Exhibit 1b provided by the applicant in accordance
with Section 23.5 of the Zoning Regulations identifies the findings and that the proposed

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use as presented is consistent with the findings listed in Sections 23.5.1 through 23.5.9.
The Waterford Conservation Commission issued Inland Wetland Permit# C-23-12 for
regulated inland wetland activities.
The Waterford Conservation Commission has submitted to the Planning and Zoning
Commission a final report in accordance with CGS 8-3(g).
The application meets the criteria for site plan approval, pursuant to Section 22 of the
Waterford Zoning Regulations, subject to condition 1.
The Commission discussed the following conditions:
1,
The deed description for the merger of 1122 and 1124 Hartford Turnpike shall be
submitted and filed on the land records at the time the final plans are filed.
An annual Maintenance and Inspection Report for the Stormwater management system
shall be provided to the Town of Waterford Planning and Development Department.
This report shall be required to be submitted in order to verify that the stormwater
management system is maintained and continues to operate as originally designed.
All conditions of approval for Inland Wetland Permit #C-23-12 shall be incorporated
into this decision as if fully set forth herein.
MOTION: 
Motion made by T. Conderino, seconded by K. Barnett, to approve the Site
Plan / Special Permit for a Business Office application #PL-24-5 at 1122 &
1124 Hartford Turnpike with conditions 1 thru 3 and to adopt the findings 1
thru 6 of the staff report.
VOTE: 
5-0
5. PUBLIC HEARING
#PL-24-6 — Request of Adams Builders, LLC, owner and applicant, for a modification to the
Master Design Plan for PDD-2 (Planned Design District 2), 48 Great Neck Road in accordance
with Section 19.1.2 and 19.2.2 of the Waterford Zoning Regulations.
PUBLIC HEARING REQUIRED BY: 
6/20/24
T. Conderino recused himself from the public hearing and review of this application.
The public hearing was opened at 6:50 pm.
Gordy Adams, Skip Adams and Brian Florek, LS, were present for the application. B. Florek
explained to the Commission that the applicants are a change in the Master Design Plan that
would create building development areas for each building in order to allow for flexibility in the
footprint locations. B. Florek stated that the building envelopes will be staked out, foundations
will be located by a surveyor and foundation location certificates will be provided for each
building.

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April 30, 2024
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T. Bleasdale asked if the mix of unit types has changed. B. Florek stated the overall amount of
units has stayed the same, but there will now be 32 free standing single family units and 4
duplex units. The original layout had 20 free standing single family units and 10 duplex units.
K. Barnett expressed concern with the reduction in the number of duplex units. She questioned
whether the potential reduction in length of the driveways would affect the amount of parking
available for the project. B. Florek stated the intention is for one car to be parked in the garage
and one parking space available in the driveway. The plan identifies additional off street
parking not associated with the buildings. All parking designated on the plan conforms with the
parking requirements for the PDD-2 Zone District.
G. Massad asked three times if anyone from the public would like to speak regarding the
application. No one from the public spoke.
MOTION: 
Motion made by B. Chenard, seconded by T. Bleasdale, to close the
public hearing for PL-24-4.
VOTE: 
4-0
The public hearing closed at 7:06 pm.
6. APPLICATION REVIEW
#PL-24-6 — Request of Adams Builders, LLC, owner and applicant, for a modification to the
Master Design Plan for PDD-2 (Planned Design District 2), 48 Great Neck Road in accordance
with Section 19.1.2 and 19.2.2 of the Waterford Zoning Regulations.
The Commission discussed the application.
T. Bleasdale asked if all buildings comply with zoning setbacks. Staff responded that they do
comply.
B. Chenard asked if any house is too close to the wetlands. Staff replied that the proposed and
existing locations are consistent with the Inland Wetland permit and the Environmental Planner
is working with the applicants on the design and location of the retention basin.
K. Barnett asked if all houses are the same size. Staff responded that the houses will vary in size
and design.
B. Chenard noted that the proposed building envelopes allow the developer some flexibility
with building placement.
G. Massad questioned if there were still affordable units. Staff replied that the affordable units
are still included in the revised Master Design Plan. The requirement that of 10% of the units be
affordable is still in place and that the affordable housing plan filed for the original approval
applies to this application.
The Commission made the following 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

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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.
MOTION: 
Motion by T. Bleasdale, seconded by G. Massad to approve Application PL-
24-6 for anew 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.
The Commission discussed the motion on the table.
B. Chenard asked if the proposed houses need sprinklers due to their close locations. Staff
responded that the buildings would need to meet current building codes.
Discussion ensued regarding establishing minimum separation distances between buildings.
G. Massad offered to require the buildings to be at least 15 feet apart. T. Bleasdale noted that
could potentially effect driveways.
AMMENDMENT: 
Motion by T. Bleasdale, second by B. Chenard to add a condition
requiring at least 15 feet between units to be constructed, excluding
units that have already been constructed specifically units 1 - 5 and 18
- 25. The 15 feet of separation between units must be accomplished
within the proposed building envelopes.
VOTE: 
4-0 to the Motion as amended.
7. ADMINISTRATIVE REVIEW
No review was discussed.
8. CORRESPONDENCE
No correspondence was received.
9. COMMISSION BUSINESS
MOTION: 
Motion made by K. Barnett, seconded by B. Chenard to approve an In-Series
Transfer of $4,000 from: 10110-51810 (Overtime) to: 10110-51120
(Inspection) and Out-of-Series Transfer of $2,100 from: 10110-52040
(Service Contracts & Repair) to: 10110-51120 (Inspection).

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April 30, 2024
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VOTE: 
5-0
10. ADJOURNMENT
MOTION: 
Motion made by K. Barnett, seconded by T. Bleasdale to adjourn at 7:56 pm.
VOTE: 
5-0
Respegctfully Submitted,
atrina 
Kotfer
Recording Secretary