Planning & Zoning Commission - 660 (11/14/2023)

Town of Waterford 
Office Use Only
Department of Planning and Development 
Date Submited) 0/23
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www.waterfordct.org 
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OCT 16 2023 
Total Fee: $
PZC Form 1 
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on x al 
eeans 
Electronic Submission
: 
elle 
Waived: 
Yes 
No
Planning and Zoning Application
1 
Type of Application(s), Use and Property Information (check all that apply)
C] Informal Staff Review 
| Site Plan/Design Review 
_] Municipal Project (CGS§8-24)
[_] Special Permit/Design Review! 
— [_] Subdivision /Resubdivision 
[_] Lot line Adjustment
[| Zoning Map Change 
| Regulation Amendment(s) 
[| New District
| Multifamily Development 
[| Coastal Area Management ” 
[| Earth Excavation
LJ Flood Hazard Area 
C] Other: 
L] Other:
Specify all uses and corresponding section for which this application applies*:
Use: Parks & Playrounds 
Section: 19-2:5
Use: 
Section:
Use: 
Section:
N/A 
N/A
If subdivision how many lots?:
Name of proposed ‘development/subdivision:
If applicable, are roadways proposed to be private, public or both:
[| Private 
[| Public 
[| Both!
Patol | 
Multiple Parcels - See 
Parcel 2
Map/Block/Lot: | Attachment 
Map/Block/Lot: 
/__/ 
/__/
Street No. & Name: 
Street No. & Name:
Size SF/AC: 
i 
Size SF/AC: 
/
Zoning District(s): 
Zoning District(s):
* Include a completed list of property owners with Parcel ID, name, address and mailing address. It is the applicant’s responsibility to distribute all
notices certified return receipt. Evidence of mailing shall be submitted prior to the start of the hearing. Failure to do so will delay the opening of the
hearing.
2 Coastal Site Plan reviews under Coastal Area Management §25.4 must submit a completed PZC Form 2 in addition to this PZC Form 1.
3 The use listed must correspond to the exact use term noted within the zoning district as a permitted use allowed through site plan or special permit.
SK plan must accompany the application clearly delineating the limits of public and private roads.

2. 
Applicant Information
Robert Brule
Name: 
Applicant’s Authority to File Application®
Title: 
First Selectman 
|| Legal Owner of Record
Company: 
Town of Waterford 
Power of Attorney
Address: 
15 Rope Ferry Road 
Contract to Purchase
City/State, 
Wateford 
CT 
Other
Zip Code: 
06385
Telephone: 
860.442.0553 
Fax: 
Email:
3. 
Agent Information; if applicable
Name: 
Chad Frost 
Specify Nature of Agent
Title: 
Principal 
Attorney
Company: 
Kent + Frost 
Civil Engineer
Address: 
1 High Street 
Land Surveyor
City/State: 
Mystic 
CT 
fe] Design Professional; LA.
Zip Code: 
06355 
Other:
Bar/License/Reg. No.: LAR 952
Talephane: 
860.572.0784 
Fax: 
Email; Cfrost@kentfrost.com
4, 
Property Owner(s) and Parcel(s) Information
Is owner co-applicant? [Hl Yes [_]No
Note: If landowner is an LLC, Corporation, Trust or other legal entity, attach the names, addresses and title of each
member or officer, including agent(s). If same as applicant list ‘Same’.
Name:
Title:
Company:
Address:
City/State:
Zip Code:
Telephone:
Fax:
Email:
Town of Waterford
15 Rope Ferry Road
Waterford 
CT
06385
860.442.0553
Name:
Title:
Company:
Address:
City/State:
Zip Code:
Telephone:
Fax:
Email:
2 Applicant must submit evidence attesting to the authority to file application (i.e. deed, option for purchase, etc.)

5, 
Statement of Use
Attached a typed statement of use in conformance with the Zoning Regulations as described in Section 22.4.2. In addition
include all hours and days of operation, size of buildings and number of stories, utilities servicing the parcel, variances
received, number of employee and structures to be demolished.
6. 
Statement of Design Compatibility (Site Plans and Special Permits only)
Attach a statement describing how the building and site design is compatible with the neighborhood, character of
Waterford and Zoning Regulations.
Ts 
Consistency with Adopted Plan of Preservation, Conservation and Development (all
applications)
Attach a statement attesting to how the proposed use, zone change, amendment or design is consistent with the most
recent adopted Plan of Preservation, Conservation and Development (the Plan). Note relevant Plan section numbers and
pages.
8. 
Natural and Cultural Resources
% of Property
See Attachment
a. Are inland wetlands present on site? 
Total SF/AC
b. Are tidal wetlands present on site? 
— Total SF/AC 
/
. Are their known or suspected vernal pools on the property?
NOOB 
¢$
FlEAIO 
4
d. CT DEEP NDDB: Are endangered, threatened or species of special concern suspected to be located on
the property? Applicant must attach an 8 
x 11 map of the most current CT DEEP Natural Diversity
Database with site clearly identified regardless of response provided. If you answered yes to item a,
attach a letter from CT DEEP stating the name of the specie(s) that are suspected to be on the
property. See Section 22 of the Zoning Regulations for additional information.
| _] 
e. Are floodplains or flood hazard areas on the property?
Identify:
f. Is the property located within a local, state of national historic district?
If yes identify district name:
E] 
g. Does the site possess any structures or sites listed on the local, state or national register of historic
landmarks?
If yes, identify:

9. 
Additional Information
Yes
Zz
ro)
a. 
Is any part of the site within 500' of the Town line? Which town:
b. 
Will any egress or ingress for the property use streets within an adjoining municipality?
c. 
Is any work proposed in wetlands or watercourses? Explain in Statement of Use
d. 
Is any work proposed within 100 feet of a wetlands or watercourse? Explain in Statement of Use
Is any work proposed within a floodplain or flood hazard area? Explain in Statement of Use
f. 
Is public water available or proposed to the site? Identify:
g. 
Are public sanitary sewers available or proposed to the site? Identify:
h. 
Is there a utility, drainage or other easement(s) on the site? Specify:
OOOOOUAAOO
OOUOUOAOOE&
i. 
Is open space proposed on the property?
How much open space is proposed (SF/AC)? 
/ 
Percent of property(s)
Use and purpose of open space:
10. 
Previous Land Use Permits Associated with the Property(s)
Have previous permits been issued for the Property: [Byes L] No 
(List singularly; attached additional pages if necessary)
Date Issued 
Issuing Agency 
Approved Use/Activity
10/13/2022 
Waterford Conservation 
Water quality, habitat improvements, paved walkway, boardwalk

11. 
Change of Zone, Regulation Amendment or New Zoning District, if applicable
Yes 
No
LE] 
a. 
Is this application for a new zoning district and/or regulation not presently established within the
Zoning Regulations? If a new zoning district, distinguish type of zone proposed:
EJ Fixed Zone
[| Floating Zone
[| Overlay Zone
Identify proposed zone name:
For new regulations, list proposed section number(s) and titles(s):
i.
ii.
iii.
L] | b. 
Is this application an amendment to an existing regulation? Attach proposed amendments, clearly
noting any deletions, modifications or additions. List sections proposed to be modified:
i
ii,
iii.
LJ _] c. Is this application for a change to a district already established within the regulations? Identify:
Supporting materials:
For new zoning districts or a change in zone provide a legal description of the land involved in the zone district change
including the following:
e 
Location map at 1”=1000’
e 
Accurate description and acreage of tract(s) to be changed with existing buildings and uses
e 
Show existing features including but not limited to contours at two-foot intervals, wetlands and watercourses,
flood plains, all improvements and structures,
e 
All lots or parts of lots contained in an area within 500 feet in all directions of the zone change tract
e 
All lots shown in this area and within the zone change tract shall contain the name and address of owners as
recorded in the Assessor’s records and shall show the nature of use
e 
North point, and distance along road from nearest road intersection.
e 
Scale of map(s)

12. 
Bulk Zoning Requirements Table
Complete the following table, which must also be included on applicable drawings:
See attachment
Zoning District(s):
Item 
Required 
Proposed
Minimum Lot Size
Frontage
Front Yard
Side Yard
Rear Yard
Building Line
Building Coverage
Parking®
Landscaping
Impermeable Coverage
® Attach method used to determine the number of parking spaces required.

13. 
‘Planning, Design and Engineering Team
Provide a list of all professionals responsible for the project. Additional pages attached, if necessary: [_]ves 
[No
Diseipline: 
Landscape Architect 
Telephone: 
860.572.0784
Name: 
Chad Frost 
Fax:
Company: 
Kent + Frost 
nail? 
cfrost@kentfrost.com
eaten: LAR 952 
Accreditation No(s):
Discipline: 
Civil Engineer 
Telephone: 
860.367.7264
Name: 
Brandon Handfield 
_—
— 
Yantic River Consultants 
Email: 
brandon@yrc-ne.com
Licenses and/or 
License/
Accreditations: 
Accreditation No(s):
Discipline: 
Telephone:
Name: 
Fax:
Company: 
Email:
Licenses and/or 
License/
Accreditations: 
Accreditation No(s):
Discipline: 
Telephone:
Name: 
Fax:
Company: 
Email:
Licenses and/or 
License/
Accreditations: 
Accreditation No(s):
Discipline: 
Telephone:
Name: 
Fax:
Company: 
Email:
Licenses and/or 
License/
Accreditations: 
Accreditation No(s):

14. 
Supporting Documentation
Itemize, including additional attachments, all information provided in support of the application. Titles, dates and
sheet/map numbers shall correspond exactly with the corresponding information provided.
Additional pages attached, if necessary: LE] Yes il No
Waterford Civic Triangle - Permit Set 10/13/2023
Waterford Civic Triangle Master Plan - October 2023
Project Narrative - October 13,2023
15. 
‘For Informal Staff Review Use Only
Sec. 7-159b — Pre-application review of use of property. Notwithstanding any other provision of the general statutes,
prior to the submission of an application for use of property under chapters 124, 126, 440 and 541 or any other provision
of the general statutes authorizing an authority, commission, department or agency of a municipality to issue a permit or
approval for use of such property, such authority, commission, department or agency or authorized agent thereof may
separately, jointly, or in any combination, conduct a pre-application review of a proposed project with the applicant at
the applicant's request. Such pre-application review and any results or information obtained from it may not be appealed
under any provision of the general statutes, and shall not be binding on the applicant or any authority, commission,
department, agency or other official having jurisdiction to review the proposed project.
I have read and understand the above provision of the Connecticut General Statutes and understand and agree that
whatever discussion, comments and/or recommendations are made through this review are non-binding upon the parties.
Further, I acknowledge and agree that this pre-application review meeting is being conducted prior to and in anticipation
of a formal application to the Waterford Planning and Zoning Commission or Conservation Commission to obtain
feedback and response to the proposal or design, as it exists on this date, in the interest of preparing an application
consistent with the Subdivision, Zoning or Wetlands regulations of the Town of Waterford as the case may be.
Signature 
Printed Name 
Date
Racer Jane 
PVE Loz 3
ia Le 
Chad Frost 
10/10/2023
Orbea 
peaebe- Lane 
sophia
Lafd Owner
Land Owner

16. 
Technical Assistance Review Fee
In accordance with the Waterford Code of Ordinance Chapter 16.08, the Commission may require third party technical
assistance review for the evaluation of applications associated with but not limited to site plans, special permits, zone
change and regulation amendments and may collect payment for costs associated with the review. This includes but is not
limited to civil engineering, architecture, legal assistance, traffic engineering and environmental protection.
17. 
Acknowledgements; All applications
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.
Right of Entry and Inspection
The undersigned hereby authorizes the Waterford Planning and Zoning Commission or its agents, to enter the subject
property for the purposes of inspection and enforcement for the said Zoning Regulations until receipt of final Certificate
of Occupancy and Certificate of Zoning Compliance.
Electronic Data Accuracy and Transmission
If applicable, the undersigned hereby acknowledges that all electronic data submitted as part of this application is an
accurate and true representation of all paper transmissions provided as part of this application and may be transmitted
publically when requested and all applicable fees are paid in full by the requesting party.
Signature 
Printed Name 
Date
Cotat rule 
| Jat Oe 
afi3
Abt icant 
«’ 
“i 
‘ 
.
i Ae 
Chad Frost 
10/10/23
Agen
and Owner 
~ 
3 
. 
2 
as
Land Owner

Town of Waterford Civic Triangle — Universal Access and Pond Improvements
October 13, 2023
Planning & Zoning Application Supplemental Information
1. 
Type of Application(s), Use and Property Information:
Parcel 1
Map/Block/Lot:
Street No. & Name:
Size SF/AC:
Zoning District(s):
Parcel 2
Map/Block/Lot:
Street No. 
& Name:
Size SF/AC:
Zoning District(s):
Parcel 3
Map/Block/Lot:
Street No. & Name:
Size SF/AC:
Zoning District(s):
Parcel 4
Map/Block/Lot:
Street No. & Name:
Size SF/AC:
Zoning District(s):
Parcel 
5
Map/Block/Lot:
Street No. & Name:
Size SF/AC:
Zoning District(s):
138/588
184 Boston Post Rd
473,932SF/10.88A
C-T
133/583
174 Boston Post Rd
87,120SF/2.00AC
C-T
133/6752
35 Rope Ferry Rd
43,560SF/1.00AC
C-T
133/6747
15 Rope Ferry Rd
174,240SF/4.00AC
C-T
132/6753
49 Rope Ferry Rd
239,580SF/5.5AC
CT
Page lof 5
LANDSCAPE
KENT
FROST
ARCHITECTURE
VHIGH STREET
MYSTIC, CT 06355
860,572,0784
kentfrost,com

5. Statement of Use:
The Town of Waterford is proposing to construct universally accessible pathways, pickleball
courts, a shade pavilion and water quality improvements at the Civic Triangle site located at 184
and 174 Boston Post Road and 49, 35 and 15 Rope Ferry Road in Waterford, CT. The 5 subject
parcels noted above are comprised of approximately 23.38 acres.
The purpose of the proposed activity is to improve the water quality of the existing pond resource,
enhance native wetland and upland plantings, provide environmental education resources, provide
additional active recreation opportunities with the installation of 2 pickleball courts, provide a 375
square foot roofed pavilion for picnicking, and improve universal access to and throughout the
park. Once complete the park will continue to operate from dawn to dusk.
6. Statement of Design Compatibility:
The current use of the property is a public park and it will remain as such after this project is
completed. However, the proposed pedestrian walkways, boardwalk and bridges will provide
universal access for all individuals to portions of the property that were previously inaccessible.
Multiple pedestrian access points are being added to the park and will be located at the Library,
Town Hall, Rope Ferry Road, and the existing playground.
7. Consistency with Adopted Plan of Preservation, Conservation and Development:
This proposed project is in alignment with the 2012 Plan of Preservation, Conservation and
Development. 
The proposed project will not change the use of the property, it will remain and
be preserved as a public park/public open space.
The existing pond and inland wetlands are important natural resources which will be preserved
and enhanced as a result of this project. The disturbance and proposed work within the regulated
areas are generally temporary and work limits have been minimized to the greatest extent
possible. As the result of the improvement, the project will improve the quality of the
environmental resources on site. The site has been designed to minimize the impact on the
environment as follows:
e 
Areas of new impervious surfaces have been minimized to the greatest extent possible with
no increase in directly connected impervious areas.
e 
The design incorporates Boardwalks as the walking surface when traversing sensitive areas
to significantly reduce permanent disturbances.
e 
Existing drainage from Route 1 and the Town Hall parking areas will be collected and
treated in a new Sediment Forebay prior to discharge to the Pond.
e 
Clearing and grubbing is minimized to maintain native vegetation on site. Existing natural
wooded buffers will be maintained along the inland wetlands as recommended by the
JBWMP with the addition of native trees, shrubs, plantings, and seed mixes.
e 
The existing Pond will be dredged to remove sediment, increase average depth, and
improve water quality.
Page 2 of 5

There will be no adverse environmental impact from the project. Any potential impact of the
project is related to short-duration construction activities. The potential environmental impact of
these temporary disturbances will be mitigated through the proper installation and maintenance
of erosion and sedimentation controls.
The proposed universally accessible trails will further enhance the open space by allowing more
of the community to access portions of the park that were previously inaccessible. Interpretive
panels describing the various wetland habitats will be installed around the pond providing
educational opportunities for all visitors of the park. These elements combined will enhance the
quality of life for the community.
8. Natural and Cultural Resources:
Inland Wetlands: 
Total SF/AC 
% of Property
Parcel 1 
123,291.25SF/2.83AC 
26%
Parcel 3 
5,433.60SF/.13AC 
13%
12. Bulk Zoning Requirements Table:
Parcel 1 - 473,932SF/10.88A
Zoning District: C-T
Item 
Required 
Existing/Proposed/ % Site
Minimum Lot Size 
20,000 SF 
No change
Frontage 
50’ 
No change
Front Yard 
15’ 
No change
Side Yard 
10’ or 0’ 
No change
Rear Yard 
30’ 
No change
Building Line 
250’ 
No change
Building Coverage 
40% 
3,542SF/OSF/0.7%
Parking 
Use not stated in Sec. 20 
No change
Landscape 
15’ Buffer 
No change
Impermeable Coverage 
Not defined 
32,015SF/44,802SF/9.5%
Page 3 of 5

Parcel 2 - 87,120SF/2.00AC
Zoning District: C-T
Item 
Required 
Existing/Proposed/ % Site
Minimum Lot Size 
20,000 SF 
No change
Frontage 
50’ 
No change
Front Yard 
15/ 
No change
Side Yard 
10’ or 0’ 
No change
Rear Yard 
30’ 
No change
Building Line 
250’ 
No change
Building Coverage 
40% 
100SF/OSF/0.1%
Parking 
Use not stated in Sec. 20 
No change
Landscape 
15’ Buffer 
No change
Impermeable Coverage 
Not defined 
100SF/7,336SF/8.4%
Parcel 3 - 43,560SF/1.00AC
Zoning District: C-T
Item 
Required 
Existing/Proposed/ % Site
Minimum Lot Size 
20,000 SF 
No change
Frontage 
50’ 
No change
Front Yard 
45° 
No change
Side Yard 
10’ or 0’ 
No change
Rear Yard 
30’ 
No change
Building Line 
250’ 
No change
Building Coverage 
40% 
No change
Parking 
Use not stated in Sec. 20 
No change
Landscape 
15’ Buffer 
No change
Impermeable Coverage 
Not defined 
OSF/OSF/0%
Parcel 4 - 174,240SF/4.00AC
Zoning District: C-T
Item 
Required 
Existing/Proposed/ % Site
Minimum Lot Size 
20,000 SF 
No change
Frontage 
50’ 
No change
Front Yard 
4s 
No change
Side Yard 
10’ or 0’ 
No change
Rear Yard 
30’ 
No change
Building Line 
> 50’ 
No change
Building Coverage 
40% 
16,689SF/17,064SF/9.8%
Parking 
Use not stated in Sec. 20 
No change
Landscape 
15’ Buffer 
No change
Impermeable Coverage 
Not defined 
101,825SF/108,145SF/62.1%
Page 4 of 5

Parcel 5 - 239,580SF/5.5AC
Zoning District: C-T
Item 
Required 
Existing/Proposed/ % Site
Minimum Lot Size 
20,000 SF 
No change
Frontage 
50’ 
No change
Front Yard 
15’ 
No change
Side Yard 
10’ or 0’ 
No change
Rear Yard 
30’ 
No change
Building Line 
250’ 
No change
Building Coverage 
40% 
17,133SF/17,133SF/7.1%
Parking 
Use not stated in Sec. 20 
No change
Landscape 
15’ Buffer 
No change
Impermeable Coverage 
Not defined 
67,266SF/72,590SF/30.3%
Agent
Chad Frost, PLA
Principal
Kent + Frost
Applicant
Robert Brule
First Selectman
Town of Waterford
10/13/2023
Page 5 of 5