Planning & Zoning Commission - 592 (10/10/2023)

Planning and Zoning Commission
August 8, 2023
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PLANNING AND ZONING COMMISSION
MEETING 
MINUTES 
RECEIVED FOR RECORD
WATERF ORD, CT
Planning & Zoning Commission 
2023 AUG 
Avgust 
82
Remote Access Only 
‘ue m eel
Members Present: 
Chairman Greg Massad, Tim Bleasdale, Tim ‘Casi nes hd Viet
Ebersole 
=
Members Absent: 
Karen Barnett
Alternates Present: 
Bertrand Chenard
Alternates Absent: 
Doris Crum and Joseph DiBuono
Staff Present: 
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. B. Chenard was seated for K. Barnett.
2. APPROVAL OF MINUTES
MOTION: 
Motion made by T. Conderino, seconded by V. Ebersole, to approve
the July 11, 2023 meeting minutes.
VOTE: 
5-0
3. APPLICATION RECEIPT
No applications were received.
4. APPLICATION REVIEW
#PL-23-10 Request of Kincora Waterford, LLC, Applicant and Owner for a modified site plan
approval for a restaurant for property located at 122 & 124 Boston Post Road, PDD-1 Zone in
accordance with Sections 19 and 30.1 of the Zoning Regulations and as shown on plans entitled
“Phase II Site Plan for 122-124 Boston Post Road, Waterford, CT”
Attorney William Sweeney, Brian McCarthy, PE of RJ O’Connell, Bill McCabe and Mark
Mancuso of Kincora Waterford, LLC were available for the application. Attorney Sweeney
reviewed with the Commission the existing site conditions and the existing Master Design Plan
for the Planned Design District that had been previously approved by the Commission. The
original Phase II of the Master Design Plan was to consist of two buildings, restaurant and retail.
The applicant is proposing to modify the Phase II improvements with a reduction in intensity
and now build one standalone restaurant. W. Sweeney referenced the traffic predictions from
the initial Phase I of the project and that they have been updated. The current traffic impacts
have been less than was predicted and the proposed Phase II should not have negative impacts
on traffic in the area.
B. McCarthy reviewed the proposed site conditions with the Commission. He reviewed the pick
up lane and access and circulation for the site. Pedestrian connectivity was a key component in
developing the site. The landscaping plan was reviewed in detail. The main area of the
landscaping is between the proposed Chipolte building and Boston Post Road and that it is
designed to provide appropriate screening of the building and the pickup drive. He noted that

Planning and Zoning Commission
August 8, 2023
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the stormwater drainage system will tie into the system already in place for the Aldi’s site
(Phase I) with minor modifications and that the existing drainage system was constructed in
anticipation of the Phase Two development.
W. McCabe reviewed the elevations for the proposed restaurant noting how modifications were
made to mitigate the visual impact of the rear of the building from Boston Post Road and from
the pick up window. He also noted that a faux wall in the same materials was added to the rear
of the building to shield the roof top access ladder. He noted that 7’-8’ shrubbery was designed
in the landscape plan in order to screen the rear of the building.
B. Chenard questioned about the crosswalk shown on the plans from the bank to Chipolte. B.
McCarthy stated that the crosswalk as it appears will be removed as part of the implementation
of the phase 2 development. The Towns Fire Marshal reviewed emergency vehicle access and
that there will be adequate access to service the site in an emergency. A sign panel for Chipolte
will be added to the existing freestanding sign, which currently includes the bank signage.
Deliveries will be conducted with panel trucks and typically occur outside of business hours.
G. Massad requested that the shrubbery for the landscaping behind the building be 8” tall at the
time of planting in order to provide adequate screening. The applicants agreed.
The Commission made the following findings:
1. 
The application is for a use permitted subject to Site Plan approval, pursuant to Section
30.1(Permitted Uses - Restaurant) of the Waterford Zoning Regulations.
2. 
The Site Plan as submitted substantially conforms to the Master Design Plan for
development of Phase 2 as approved by the Commission in accordance with Permit PL-
16-3 and Section 19 of the Waterford Zoning Regulations.
3. 
The application meets the criteria for site plan approval, pursuant to Section 22 of the
Waterford Zoning Regulations.
4. 
This application has been reviewed by the Town of Waterford Design Review Board in
accordance with Section 22b of the Waterford Zoning Regulations and which Board
submits a positive report to the Planning and Zoning Commission with the following
recommendation for the Commission consideration:
a. A “Do Not Enter” sign be installed at the exit of the pickup drive.
and discussed the following conditions:
Vs 
Prior to issuance of a Certificate of Occupancy for the Chipotle building, the pollution
prevention and stormwater management plan shall be updated to include the
modifications as a result of the site improvements associated with Phase 2 as shown.
2, 
Prior to issuance of a Certificate of Occupancy, as-built plans shall be provided.
3. 
The approval of the site plan includes fire zones as may be established and enforced
pursuant to Chapter 8.08 of the Waterford Code of Ordinances.
4, 
A “Do Not Enter” sign shall be installed at the exit of the digital pick up lane/ bypass
lane.

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August 8, 2023
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5. 
8’ tall plantings shall be installed in order to provide for appropriate screening of the rear
of the building from Boston Post Road.
MOTION: 
Motion made by T. Conderino, seconded by T. Bleasdale, to approve with
modifications the site plan Phase 2 Development for Chipotle Restaurant
application #PL-23-10 at 122 & 124 Boston Post Road with conditions 1 thru
5 and adopt the findings 1 thru 4 of the staff report.
VOTE: 
5-0
5. ADMINISTRATIVE REVIEW
No action was taken.
6. CORRESPONDENCE
No correspondence was received.
7. COMMISSION BUSINESS
M. Wujtewicz reviewed with the Commission current and upcoming projects.
8. ADJOURNMENT
MOTION: 
Motion made by B. Chenard, seconded by T. Conderino, to adjourn the meeting
at 7:32 PM.
VOTE: 
5-0
Respectfully Submitted,
Katrina Kotfer
Recording Secretary