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FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886
DATE: 
March 20, 2026
TO: 
Glenn Patterson, Chairman
Town of Waterford Board of Finance
FROM: 
Mark Wujtewicz, Planning Director
RE: 
Planning and Zoning Commission FY27 Budget Review
Commercial Development applications Year 2022 thru Year to Date 2026
Thank you for the opportunity to provide you and the Board with additional backup information
regarding the commercial development trends in Waterford over the past 4 years to date. As
requested at the March 9, 2026 Board of Finance Budget Review meeting, this information is
being provided to assist the Board in its review of the funding for the part time position of the
Economic Development Community Liaison. While the purpose of this position is to support the
efforts of the Economic Development Commission in its outreach and assistance to both new
business ventures looking to locate in Waterford as well as supporting the existing Waterford
business community, the staff support will be within the Planning and Zoning Commission
personnel structure.
The data provided below reflects the commercial development activity in Waterford using two
standard metrics. The first metric provided represents the number of building permits issued for
tenant fit outs which are new businesses moving into existing commercial space. The second
metric represents the number of Site Plan and Special Permit approvals for commercial projects
that are reviewed and approved by the Planning and Zoning Commission. These are for projects
that involve new construction or redevelopment of existing commercial sites. The combined
totals of these two metrics per year is an indicator of the amount of commercial activity and
interest in Waterford.
With the exception of year 2024/2025, the data indicates an average overall increasing trend in
commercial development activity. This increase in anticipated to continue as the business
community continues to express its interest in Waterford.
Waterford Economic Development Activity: 2022-2026
20
15
10
uw
2022/2023 
2023/2024 
2024/2025 
2025/2026
B® Tenant Fit-Out 
w Site Plan / Special Permit

TOWN OF WATERFORD
FY2027 BUDGET REQUEST
DEPARTMENT: Planning and Zoning Commission
BUDGET FUNCTION
The Waterford Planning and Zoning Commission budget includes the cost of Commission services,
such as land use application reviews, long-range planning, and maintaining and enforcing
Waterford’s zoning and subdivision regulations. The Commission provides staff for all land use
and economic development services in Waterford. The Planning staff provide expertise and
assistance to the Board of Selectmen, RTM, and other agencies in Waterford and beyond
concerning land use and economic development opportunities in Town.
This budget also includes funds for professional services and technical support that address town-
wide needs. Grant writing and project management services are all funded in this budget.
This budget proposal represents a .64 % increase over the FY26 approved budget.
MEMBERS
Gregory Massad, Chair
Timothy Bleasdale
Karen Barnett
Timothy Conderino
Victor Ebersole
ALTERNATES
Doris Crum
Michael Elbaum
Joseph DiBuono

TOWN OF WATERFORD
FY2027 BUDGET REQUEST
DEPARTMENT: Planning and Zoning Commission
LOOKING AHEAD
Capital Projects - Document Scanning
The Planning Department in partnership with the Building Department (the Departments) will be
undertaking a project to scan all Planning and Building related documents. It is estimated that there are
over 1 million documents including large maps of various sizes, letter, legal and 11X17 sized documents
between the two Departments. The Departments have consulted with several companies who specialize in
scanning and document management and have gotten estimates to scan their documents and create a
document management system. Documents will be stored in cloud based servers and will be available to
staff and the public through the town’s website. This project will reduce the amount of paper documents
that are stored in the Town Hall basement which will have the following benefits:
e 
Reducing the risk of loss due to fire or flooding
e 
Increasing government transparency through ease of access by the public
e 
Reduced staff time searching for paper files
This project has been submitted as a Capital Non-Recurring project for funding in FY-26/27.
Staffing
The Planning and Zoning Department is proposing to add a part time position of Economic Development
Community Liaison to its current staffing levels. The purpose of the position is to assist the Economic
Development Commission by performing tasks such as business recruitment and retention which may
include researching and implementing grant opportunities. This position will also support the Economic
Development Commission by providing an individual to assist the Commission in its initiatives and to
represent the Commission at meetings with regional, state and national Economic Development
Organizations. This will allow the Planning and Zoning staff to deliver the expected level of services to
Waterford residents and businesses and fulfill the duties of the Department.

TOWN OF WATERFORD
FY2027 BUDGET REQUEST
DEPARTMENT: Planning and Zoning Commission
BUDGET SUMMARY
PLANNING & ZONING COMMISSION: Proposed Fiscal Year 2027
PERSONNEL:
10110-51110-101-010-10-00-51 ADMINISTRATION
10110-51120-101-010-10-00-51 INSPECTION
10110-51210-101-010-10-00-51 CLERICAL AND TECHNICAL
10110-51810-101-010-10-00-51 OVERTIME
10110-51910-101-010-10-00-51 FRINGE BENEFITS
10110-51920-101-010-10-00-51 F.1.C.A.
TOTAL
SERVICES:
10110-52010-101-010-10-00-52 ADVERTISING
10110-52020-101-010-10-00-52 POSTAGE
10110-52030-101-010-10-00-52 PROFESSIONAL FEES
10110-52040-101-010-10-00-52 SERVICE CONT. AND REPAIRS
10110-52050-101-010-10-00-52 DUES,CONFERENCES & EDUCAT
10110-52060-101-010-10-00-52 PRINTING
10110-52070-101-010-10-00-52 REIMBURSABLE EXPENSES
TOTAL
MATERIALS & SUPPLIES:
10110-53010-101-010-10-00-53 OFFICE SUPPLIES
10110-53090-101-010-10-00-53 FUELS AND LUBRICANTS
TOTAL
OFFICE EQUIPMENT:
10110-54060-101-010-10-00-54 OFFICE EQUIPMENT
TOTAL
TOTAL.
100,385
343,253
157,139
1,500
2,475
46,235
650,987
4,000
450
20,000
17,172
3,295
450
200
45,567
2,450
650
3,100
0
699,654

TOWN OF WATERFORD
FY2027 BUDGET REQUEST
DEPARTMENT: Planning and Zoning Commission
Advertising Line 10110-52010
$4,000 Requested
WG
fie Day Legal advertisements are required for announcing public hearings and
eran peive 
decisions. The Department pays for all advertising associated with
me an200 
applications. Applicants reimburse the Town for the cost of public
hearing 
notices. 
Reimbursements generally offset 25% of total
advertising expenditures each year.
Classified Advertising Proof
The Commission also places and pays for required advertisements for projects it sponsors. The Commission
publishes legal notices for commission-sponsored public hearings and provides notice for public meetings. In
FY27, the Commission will continue working on adoption of updated sections of the Zoning Regulations.
Updates will require paying for legal advertisements. Advertisements average $200 each.
Postage Line 10110-52020
S450 Requested
Postage is used for normal communications with applicants and the public, and for required certified/return
receipt postage for decision letters and abatement orders. Postage funding is also required to support
neighborhood mailings to alert people about specific planning initiatives that may affect them.
Professional Fees Line 10110-52030
$20,000 Requested
Professional services are sought for projects that require specific expertise and technical capacity
that exceed the typical job duties of the planning staff. The department provides the vast majority
of planning services in-house. Certain projects require professional support. Examples include
conducting property surveys, traffic impact analysis, market analysis, reviews of engineering design
by professional engineers, software development and advanced GIS services. This line would also
be used to hire professionals as needed to conduct reviews of development applications and
matters before the Commission that are not paid for by applicants.
Service Contracts and Repairs Line 10110-52040
$17,172 Requested
Printer and Copier Contracts- $3,964
The Department uses a large format plotter on a daily basis. This machine can scan, copy, and print large
plans and is also used by the Assessor and Town Clerk. The plotter is subject to a $2547 annual lease. The
Department also leases a black and white copier which is used for the majority of printing. The Ricoh yearly
lease is $1,060, plus $.00714 per copy. The Department budgets for 50,000 copies per year, which equates
to $357 in copies. The total cost of this service is $1,417.
Annual GIS Parcel Mapping - $10,000
Through a competitive bid process, Waterford awarded Tighe & Bond a contract to serve as an on-call
provider and to complete annual parcel updates and web hosting for a public GIS interface. Parcel updates

TOWN OF WATERFORD
FY2027 BUDGET REQUEST
DEPARTMENT: Planning and Zoning Commission
form the basis for the Assessor’s data and for all permitting activity in the Town. The public GIS site is a
platform that utilizes the updated parcel mapping and continues to provide staff and the public with
information ranging from zoning to floodplain data. It is also an important tool for people reviewing
properties for potential development.
Cellular Phone Plans - $1,848
The Planning Director and field staff use three smartphones and one iPad tablet in the daily functions of their
duties. Each phone and tablet requires a wireless plan to cover phone, text and data fees. The phone plans
are $44 per month. The iPad plan is $22 per month. Each phone will cost $528 per year to operate while the
annual operational cost for the iPad is $264. The total cost of cellular plans is $1,848.
Software Licenses - $1,360
The Department maintains a Survey Monkey membership. This service provides the ability to develop simple
or complex surveys to support a variety of functions. Projects in FY27 that will benefit from having access to
Survey Monkey include the Plan of Preservation, Conservation, and Development, the Economic
Development Commission work, small business outreach, and department performance surveys. The cost is
$360 per year and provides flexibility in survey design.
The Department uses Municity, a permit tracking software that is also utilized by other Town departments.
While the Waterford IT Department covers the cost of the annual licensing, the Planning Department is
responsible for the administrative fee. For FY 27, the fee is $1,000.
Dues, Conferences and Education Line 10110-52050
$3,295 Requested
Department staff are committed to maintaining professional certifications and keeping current with
information and issues in the field of planning. 
Involvement with regional and national organizations,
attending conferences and seeking opportunities to improve the technical skills of all department members
supports high quality work product that benefits Waterford residents and business owners. Whenever
possible, staff seeks out free educational opportunities. There are some instances where valuable
educational opportunities are not free. Enabling staff 
to participate in these events generates positive returns
for the town by exposing staff to new technical information, legal updates in the field and information about
grants that may benefit Waterford.
American Planning Association (APA) & CT Chapter APA -$1,100
The Department maintains membership in the American Planning Association for two staff members. APA
membership is tiered based on salary. 
Currently the Planning Director and Planner maintain APA
membership. American Planning Association staff members are also required to maintain membership in
their State Chapters. The CT Chapter of the American Planning Association charges 35% of the national dues
for membership. The total cost for membership dues is $1,100.

TOWN OF WATERFORD
FY2027 BUDGET REQUEST
DEPARTMENT: Planning and Zoning Commission
American Institute of Certified Planners (AICP) -$180
The Planning Director is required to maintain AICP (American Institute of Certified Planners) status as a
condition of employment. Maintaining the AICP designation requires APA membership (listed above), State
chapter membership (listed above), and AICP Dues. AICP Dues are $180.
Conference attendance and continuing education are a critical aspect of professional development.
Participating in conferences allows staff to meet continuing education requirements for professional
certifications and to stay current on legal issues, emerging trends and technical skills related to their jobs.
The following conference fees are included in this budget.
Southern New England Chapter of the American Planning Association (SNEAPA) Annual Conference -$350
The SNEAPA annual conference provides planning staff with educational and networking opportunities in the
immediate region. Attending conferences with peers from Connecticut and Southern New England towns
helps staff learn about local projects and funding opportunities that benefit Waterford. Legislative updates
and legal developments of the past year are presented at this conference, which helps staff stay current on
important planning and zoning issues. 
The conference is also an opportunity to earn the required
Certification Maintenance (CM) Credits toward the Planning Director’s required AICP certification.
American Planning Association Annual Conference -S450
The conference draws professionals from planning and associated fields from around the country and the
world and presents staff with the opportunity to learn firsthand about innovative planning, economic
development and capital projects that could be applied in Waterford. The conference is also an opportunity
to earn the required Certification Maintenance (CM) Credits toward the Planning Director’s required AICP
certification. The location of the conference changes annually. The APA also offers an online option which is
S450. In an effort to assess needs versus wants, the Planning Director will attend the virtual conference in
FY27. By doing so the Planning Director will have the opportunity to earn the required CM Credits for their
AICP certification at a significant cost savings to the Town. The Planning Director will look in future years to
attend the national conference in person when it is in a location more proximate to Waterford in order to
reduce costs.
Connecticut Association of Zoning Enforcement Officials (CAZEO) - $360
CAZEO is the professional organization for the Zoning Official. During the 2021 Legislative Session, P.A. 21-
29 was passed which requires that beginning on January 1, 2023 anyone appointed as a Zoning Enforcement
Official must be certified and maintain their certification. CT Zoning Enforcement Official Certification is
required in Waterford’s job description for the Zoning Official. CAZEO membership costs $150 per year.
Maintenance of CZEO status requires attendance at 7 meetings annually which cost $30.00 each.
Association of State Floodplain Managers (ASFPM)/Connecticut_Association of Floodplain Managers
(CAFM) 
- $355
The Zoning Official acts as Waterford’s Floodplain Administrator. The Floodplain Administrator is responsible
for ensuring the Town’s compliance with the requirements of the National Flood Insurance Program (NFIP).
Compliance with the NFIP enables Waterford property owners to purchase flood insurance. Annual
membership in the ASFPM is $180. Annual membership in the CAFM is $65. Annual CAFM conference

TOWN OF WATERFORD
FY2027 BUDGET REQUEST
DEPARTMENT: Planning and Zoning Commission
registration is $110.
Northeastern Arc Users Group (NEARC) Conference - SO
NEARC is an organization formed in 1986 to support GIS (Geographic Information System) users in the
Northeast US. Waterford’s Planner is responsible for managing, maintaining and upgrading GIS data for
internal and public users. GIS technology is consistently evolving and it is important that Waterford’s
Planner maintain current knowledge of the field. In an effort to assess needs versus wants, the FY27 budget
item was reduced to SO with the Planner attending the conference on every other year in order to reduce
costs.
One-day training seminars - $500
Throughout the course of the year, various training seminars are conducted by State, Federal and educational
institutions. These training opportunities afford staff the opportunity to improve technical skills, learn about
upcoming policies and laws and learn about grant opportunities and best practices from other communities
and organizations that can benefit Waterford. Newly enacted State Legislation through Public Act 23-173
now requires that each member of the Planning and Zoning Commission complete four hours of training
under the guidelines established by the State Office of Policy and Management. Trainings may be conducted
as webinars or on-site. The trainings are typically one-time events; therefore, it is difficult to anticipate exact
costs. Typically, these events range from $30 to $150 per attendee.
Printing Line 10110-52060
S450 Requested
Funds are expended for printing oversized documents, reprinting of plans and studies, aerial photographs,
posters and zoning maps. 
Color copies produced by the Town’s printing service cost the Department
S.07/per copy. 
The Planning Department will continue to expand its efforts to engage the community in
various planning projects. Part of the cost of public engagement includes printing flyers, maps, letters and
postcards to send to residents and business owners.
Reimbursable Expenses Line 10110-52070
$200 Requested
This line covers reimbursements to commissioners and staff members for out-of-pocket expenses.
Examples of expenses include parking fees at job-related meeting, mileage for travel to work-related events
when a town vehicle is not available and materials for public outreach programs.
Office Supplies Line 10110-53010
$2,450 Requested
The Department routinely purchases office supplies that are not included in the supply purchasing 
program
managed in the Finance Department. Items the Department purchases from this line include thumb drives,
display boards, and commissioner name plaques. The Department estimates that $350 will be needed for
the supplies listed above in FY27.
The Department maintains a desktop color printer for daily work. Color printing is required to produce
documentation for violations, evidence for court proceedings and to print project-related maps and images

TOWN OF WATERFORD
FY2027 BUDGET REQUEST
DEPARTMENT: Planning and Zoning Commission
for customers. The Department uses the Town printing services for bulk printing of flyers, postcards or other
large jobs, but daily color printing is still necessary. Whenever possible, staff prints in black and white to avoid
unnecessary use of the color printer. The estimated cost for color toner cartridges for use in the color printer
is $1,200. Plotter paper and ink cartridges for the large format copier is anticipated to cost $900 in FY27.
Fuels and Lubricants Line 10110-53090
$650 Requested
The Planning and Zoning Commission pays the fuel for two vehicles shared by staff including the Planning
Director, Environmental Planner, Planner and Zoning Official. This budget also pays for fuel for a vehicle
assigned to the Tax Assessor which is operated on a daily basis for field work. Vehicles from this department
are also shared with other departments as requested. The Department estimates using approximately 325
gallons at $2.05 per gallon. $650 is requested.
Office Equipment Line 10110-54060
SO Requested

TOWN OF WATERFORD
FY2027 BUDGET REQUEST
DEPARTMENT: Planning and Zoning Commission
PLANNING DEPARTMENT
5 YEAR HISTORY OF EXPENDITURES
FY2025 
FY2024 
FY2023 
FY2022 
FY2021
ORIGINAL 
FY2025 
ORIGINAL 
FY2024 ORIGINAL 
FY2023 ORIGINAL 
FY2022 ORIGINAL 
FY2021
BUDGET 
ACTUAL 
BUDGET 
ACTUAL BUDGET ACTUAL BUDGET ACTUAL BUDGET ACTUAL
PLANNING & ZONING COMMISSION:
PERSONNEL:
10110-51110-101-010-10-00-51 ADMINISTRATION 
110,470 
119,913 
111,283 
107,362 
111,283 
122,419 
108,835 
109,252 
104,097 
106,866
10110-51120-101-010-10-00-51 INSPECTION 
302,919 
299,519 
282,411 
288,459 
282,917 
271,747 
272,386 
277,241 
272,147 
269,685
10110-51210-101-010-10-00-51 CLERICAL AND TECHNICAL 
166,362 
152,371 
162,634 
160,034 
157,143 
149,923 
149,889 
139,099 
142,460 
142,475
10110-51810-101-010-10-00-51 OVERTIME 
6,164 
1,868 
6,164 
1,750 
6,164 
1,421 
5,139 
2,158 
4,910 
1,907
10110-51910-101-010-10-00-51 FRINGE BENEFITS 
4,594 
2,431 
5,838 
2,531 
7,955 
803 
7,705 
3,813 
5,687 
5,268
10110-51920-101-010-10-00-51 F.1.C.A. 
44,822 
40,763 
43,478 
39,789 
43,258 
38,907 
41,613 
37,976 
40,491 
37,840
Total PERSONNEL 
635,331 
616,865 
611,808 
599,925 
608,720 
585,220 
585,567 
569,539 
569,792 
564,041
SERVICES:
10110-52010-101-010-10-00-52 ADVERTISING 
4,000 
1,632 
4,000 
2,739 
4,000 
3,439 
4,000 
3,371 
4,000 
2,790
10110-52020-101-010-10-00-52 POSTAGE 
450 
356 
450 
280 
450 
343 
450 
388 
450 
436
10110-52030-101-010-10-00-52 PROFESSIONAL FEES 
20,000 
19,865 
20,000 
42,205 
20,000 
2,768 
20,000 
5,728 
20,000 
7,766
10110-52040-101-010-10-00-52 SERVICE CONT. AND REPAIRS 
16,172 
15,242 
15,781 
6,461 
15,781 
8,020 
16,741 
6,741 
25,764 
25,513
10110-52050-101-010-10-00-52 DUES, CONFERENCES & EDUCAT 
6,380 
4,892 
3,521 
3,491 
3,371 
2,848 
2,721 
3,195 
4,396 
3,427
10110-52060-101-010-10-00-52 PRINTING 
450 
376 
450 
139 
450 
250 
450 
187 
450 
240
10110-52070-101-010-10-00-52 REIMBURSABLE EXPENSES 
200 
0 
200 
0 
200 
0 
200 
0 
200 
0
Total SERVICES 
47,652 
42,363 
44,402 
55,315 
44,252 
17,668 
44,562 
19,610 
55,260 
40,172
MATERIALS & SUPPLIES:
10110-53010-101-010-10-00-53 OFFICE SUPPLIES 
2,750 
598 
2,750 
2,343 
2,750 
2,343 
2,750 
1,732 
2,750 
2,479
10110-53090-101-010-10-00-53 FUELS AND LUBRICANTS 
840 
624 
810 
746 
810 
746 
595 
465 
765 
266
Total MATERIALS & SUPPLIES 
3,590 
1,222 
3,560 
3,089 
3,560 
3,089 
3,345 
2,197 
3,515 
2,745
OFFICE EQUIPMENT:
10110-54060-101-010-10-00-54 OFFICE EQUIPMENT 
0 
0 
1,440 
0 
1,440 
0 
1,440 
108 
700 
286
Total OFFICE EQUIPMENT 
0 
0 
1,440 
0 
1,440 
0 
1,440 
108 
700 
286
TOTAL 
686,573 
660,450 
661,210 658,329 657,972 605,977 634,914 591,454 629,267 607,244

TOWN OF WATERFORD
FY2027 BUDGET REQUEST
DEPARTMENT: Planning and Zoning Commission
TOWN OF WATERFORD
PROPOSED REVENUE BY DEPARTMENT
GENERAL FUND
2026-2027 FISCAL YEAR
All revenues from each department must be listed in the following categories. Please add any revenue lines that are not
listed below.
DEPARTMENT:
Planning
LINE ITEM
2023-2024
ACTUAL
2024-2025
ACTUAL
2025-2026
EXPECTED
2025-2026
YTD
(03/20/26)
2026-2027
PROPOSED
VARIANCE
Alarm Monitoring
Alarm Penalties
Ambulance Subsidy
Beach Admission Fees
Benefit Assessments
Bulky Waste Fees
Conveyance Tax
Copy Fees
East Lyme Animal Control Fee
Enhanced E 9-1-1
Fines/Penalties
Hazardous Household Waste
Inspection Fees
Interest/Lien Fees
Inter-Municipal Revenues
Miscellaneous
Permitting/Licensing Fees
49,138
46,047
99,075
129,503
90,087
(4,988)
Program/Registration Fees
Recording Fees
Regional Communications Fees
Rentals
Sale of Recyclables
State Operational Grants
Tipping Fees
Versa Kart/Blue Box Purchases
DP [DP 
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a
TOTALS
$
49,138
$
46,047
$ 
99,075
$ 
129,503
$ 
90,087
$ 
(4,988)

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TOWN OF WATERFORD
PROPOSED REVENUE BY DEPARTMENT
GENERAL FUND
2026-2027 FISCAL YEAR
All revenues from each department must be listed in the following categories. Please add any revenue lines that are not
listed below.
DEPARTMENT:
Planning
LINE ITEM
2023-2024
ACTUAL
2024-2025
ACTUAL
2025-2026
EXPECTED
2025-2026
YTD
(11/14/25)
2026-2027
PROPOSED
VARIANCE
Alarm Monitoring
Alarm Penalties
Ambulance Subsidy
Beach Admission Fees
Benefit Assessments
Bulky Waste Fees
Conveyance Tax
Copy Fees
East Lyme Animal Control Fee
Enhanced E 9-1-1
Fines/Penalties
Hazardous Household Waste
Inspection Fees
Interest/Lien Fees
Inter-Municipal Revenues
Miscellaneous
Permitting/Licensing Fees
49,138
46,047
55,075
20,091
49,587
(5,488)
Program/Registration Fees
Recording Fees
Regional Communications Fees
Rentals
Sale of Recyclables
State Operational Grants
Tipping Fees
Versa Kart/Blue Box Purchases
ER [A [A 
[HA 
[RA 
[A 
(HA 
[HA 
[RD 
[A 
[HA | [RA 
[A 
(HA 
(HR 
[RN 
[A 
[HA 
[HR | 
R [HA | | 
|
1]
TOTALS
$
49,138
$
46,047
$ 
55,075
$ 
20,091
$ 
49,587
$ 
(5,488)

Planning and Zoning Commission
November 18, 2025
p, lof6
PLANNING AND ZONING COMMISSION RECEIVED 
[ 08 RECORD
MEETING MINUTES 
—
Remote Access Only 
seal vertber 18 2b7
a, 1 630 PM
Members Present: 
Chairman Greg Massad, Karen Barnett, and Tim Conderino 
©
Members Absent: 
Tim Bleasdale and Victor Ebersole
Alternates Present: 
Doris Crum and Michael Elbaum
Alternates Absent: 
Joseph DiBuono
Staff Present: 
Mark Wujtewicz, Planner and Katrina Kotfer, Recording Secretary
1. CALL TO ORDER AND APPOINTMENT OF ALTERNATES
Chairman Massad called the meeting to order at 6:30 PM. M. Elbaum was seated for T. Bleasdale
and D. Crum was seated for V. Ebersole.
2. APPROVAL OF MINUTES
MOTION: 
Motion made by M. Elbaum, seconded by T. Conderino, to approve the
September 9, 2025 meeting minutes.
VOTE: 
4-0-1 (D. Crum abstained from the vote)
3, APPLICATION RECEIPT
#PL-25-18 Request of Sharon Brown, owner & applicant for a two lot resubdivision for property
located at 9 Josan Drive, R-40 zone, as shown on plans entitled "Brown CAM Resubdivison
Revised Through August 14, 2025". A coastal site plan review is required in accordance with the
Coastal Management Act.
PUBLIC HEARING MUST OPEN BY: 
12/4/2025
APPLICATION WAS RECEIVED: 
9/30/2025
G. Massad noted that the application was received on September 30, 2025 and would be heard that
evening.
#PL-25-19 Request of Mikhail Yevsyuk, Applicant and Esther Poe, Owner for a Coastal Site Plan
review and approval for a new single family home on property located at 2 Forest Street VR-7.5
Zone in accordance with Sections 6A.4.1 and 25.4 of the Zoning Regulations and as shown on
plans entitled “Site Plan of 2 Forest Street, Waterford, Connecticut, Prepared for Mikhail Yevsyuk,
October 9, 2025”
ACTION REQUIRED BY: 
1/22/26
The application will be scheduled for review at a future date.
4. PUBLIC HEARING
#PL-25-18 Request of Sharon Brown, owner & applicant for a two lot resubdivision for property
located at 9 Josan Drive, R-40 zone, as shown on plans entitled "Brown CAM Resubdivison
Revised Through August 14, 2025". A coastal site plan review is required in accordance with the
Coastal Management Act.
PUBLIC HEARING MUST OPEN BY: 
12/4/2025
APPLICATION WAS RECEIVED: 
9/30/2025

Planning and Zoning Commission
November 18, 2025
p. 2 of 6
Chairman Massad opened the public hearing at 6:36 pm.
M. Wujtewicz read the list of exhibits 1-9 into the record.
EXHIBIT 1 - 
Application
la. Application Form 1 (9 pages)
1b. Application Form 2 (5 pages)
lc, Statement of Use
1d. Consistency with Plan of Conservation and Development
le. Statement of Design Compatibility
1f. Storm Water Management Report
EXHIBIT 2 - 
Site Plan “Brown CAM Resubdivision” Last Revision date August 14, 2025 (4
Sheets)
EXHIBIT 3- 
Notice of Public Hearing advertised in the Day newspaper on Tuesday,
November 4, 2025 and Tuesday, November 11, 2025
EXHIBIT 4 - 
Notice of Public Hearing to Applicant dated October 14, 2025
EXHIBIT 5 - 
Certificates of Mailings
EXHIBIT 6 - 
Notice of Conservation Commission Action
EXHIBIT 7 - 
DEEP Site Plan Review Checklist
EXHIBIT 8 - 
Staff Report dated November 18, 2025
EXHIBIT 9 - 
Site Plan “Brown CAM Resubdivision” Last Revision date November 13, 2025
(4 Sheets)
Brian Florek, LS, was present on behalf of his client, Sharon Brown. His client is requesting a two
lot resubdivision to create two lots for their children. He also stated that the application also
includes a request for a waiver from Section 5.3.8 of the Subdivision Regulations which prohibits
Flag Lots in subdivisions of less than five lots. Proposed Lot 1 meets the criteria of a Flag Lot. His
client is proposing to build two residential houses with a shared driveway. The lots are proposed to
be connected to municipal water and sewer systems. The project is located within the Coastal Area
Management Boundary and was referred to the Connecticut Department of Energy and
Environmental Protection (DEEP) for review. The proposed drainage has been designed by Dave
Cooley, PE. The proposed stormwater drainage system will be connected to the Municipal drainage
system in Josan Drive, and it will not have an impact on Town resources. B. Florek referenced that
this property was created as part of a 1956 subdivision for Josan Drive and that if the property had
not been part of a previous subdivision his client would have proposed a free split to create two lots.
Jill Neri, 11 Josan Drive, voiced concerns with the wetlands potentially being impacted behind her
property and water overflow that builds into the road.
B. Florek stated that the wetland area in the front of the property will be protected by boulders as
required by the Conservation Commission permit. He also stated that based upon the design of the
stormwater system there will be any additional water added to the wetland. It will be isolated from
any surface water runoff from the proposed driveway.
B. Florek also stated that the wetland to the rear of the property will not be impacted or disturbed in
accordance with the Inland Wetland Permit that was granted by the Conservation Commission.
Chairman Massad asked three times if anyone from the public would like to speak regarding the
application. There was no public response,

Planning and Zoning Commission
November 18, 2025
p. 3 of 6
MOTION: 
Motion made by T. Conderino, seconded by D. Crum to close the public hearing
for PL-25-18.
VOTE: 
5-0
Public hearing closed at 7:49 pm.
The Commission moved to the Application Review.
5. APPLICATION REVIEW
#PL-25-18 Request of Sharon Brown, owner & applicant for a two lot resubdivision for property
located at 9 Josan Drive, R-40 zone, as shown on plans entitled "Brown CAM Resubdivison
Revised Through August 14, 2025". A coastal site plan review is required in accordance with the
Coastal Management Act.
PUBLIC HEARING MUST OPEN BY: 
12/4/2025
APPLICATION WAS RECEIVED: 
9/30/2025
M. Wujtewicz reviewed the staff report with the Commission.
The Commission discussed the following findings:
The property is located entirely within the R-40 (Low Density Residential) Zone District
1. The division of the property constitutes a resubdivision in accordance with the definition of
resubdivision within the Town of Waterford Subdivision Regulations and State Statute.
2. The proposed lots meet the lot design standards of Sections 3.34, 3.38 and 5 of the Town of
Waterford Zoning Regulations.
3. The Waterford Conservation Commission issued Inland Wetland Permit# C-24-06 for regulated
inland wetland activities.
4. The Waterford Conservation Commission issued a report of its action on application #C-24-0 in
accordance with CGS §8.3(g).
5. The resubdivision is consistent with the applicable coastal policies in Section 22a-92 of the
Connecticut General Statutes.
6. Based upon a review of the information provided in the record and in accordance with Section
5.7.1.1 of the Waterford Subdivision Regulations, the Commission finds that the granting of the
waiver to Section 5.3.8 of the Subdivision Regulations with conditions allowing one flag lot in
the two lot resubdivision will not be detrimental to the public safety, health and welfare nor will
it have a significant adverse effect on other adjacent property.
The Commission discussed the following conditions:
1. 
Pursuant to section 3.38.4 of the Zoning Regulations, the Commission finds that access to Lot 2
shall be over Lot 1 perpetuity. Cross reciprocal easements shall be required over Lot 1 in favor
of Lot 2. These easements shall incorporate the use of the driveway access and utilities and are
to be recorded on the land records at the time final plans are recorded.
2. The shared driveway shall be designed and constructed in such a way as to support emergency
vehicle apparatus. The driveway and associated drainage improvements within the area of the
cross reciprocal easement shall be constructed prior to the issuance of a zoning compliance
permit for house construction.
3. The public and shared improvements, including the drainage improvements and shared
driveway shall be bonded prior to recording the final plans on the land records.

Planning and Zoning Commission
November 18, 2025
p. 4 of 6
4, Access and utility easement language shall be submitted to the Planning Department and
reviewed prior to filing the final plans on the land records.
MOTION: 
Motion made by T. Conderino, seconded by D. Crum to approve with conditions
Application PL-25-18, a 2-Lot residential resubdivision located at 9 Josan Drive
with conditions 1 through 4 and to adopt the findings 1 through 7 of the staff
report date November 18, 2025.
VOTE: 
5-0
The agenda was modified to move item 6 earlier in the meeting.
6. PRE-APPLICATION REVIEW
Pre-application review pursuant to CGS Section 7-159b and Section 22a.5 of the Waterford Zoning
Regulations of a potential application for a proposed subdivision and PDD development at 53 Great
Neck Road.
Brandon Handfield, PE, Yantic River Consultants, Skip Adams and Gordy Adams were present for
the presentation, B. Handfield reviewed a Preliminary Master Plan for a Planned Design District
Multi-Family development with the Commission. He noted they are proposing 47 single family
units and 46 townhouse units, totaling 93 units. He reviewed potential setbacks from property lines,
recreational areas and open spaces. The proposed plan has no direct wetland impacts and no work
proposed in the coastal boundary.
Commissioners voiced concerns with the density, affordability and consistency with the Town’s
Plan of Conservation and Development.
B. Handfield thanked the Commission for their input and will review the Commissions comments
with his clients.
4, PUBLIC HEARING (Continued)
#PL-25-12 
— Application of the Waterford Planning & Zoning Commission to amend the Zoning
Regulations Sections 1 Definitions, 3.41, 3.41.1, 3.41.2, 3.41.3 and 6.1.2 as they pertain to Agri-
Tourism,
M, Wujtewicz read the list of exhibits 1-9 into the record.
EXHIBIT 1 - 
Application (9 pages)
EXHIBIT 2 - 
Proposed Regulation Amendments
EXHIBIT 3 - 
SECCOG Referral
EXHIBIT 4 - 
Public Hearing Notice run in The Day newspaper July 8, 2025 and July 15, 2025
EXHIBIT 5 - 
Copy of Application to Town Clerk’s Office
EXHIBIT 6 - 
Certified copy of Sections 1, 3 and 6 of the Town of Waterford Zoning
Regulations, revised through effective date: June 4, 2025
EXHIBIT 7 - 
SECCOG Response
EXHIBIT 8 - 
Staff Report
EXHIBIT 9 - 
DEEP Response

Planning and Zoning Commission
November 18, 2025
p. 5 of 6
Kyle Stoddard 116 Old Colchester Road, read a statement regarding Agri-Toursism.
Chairman Massad asked three times if anyone ftom the public would like to speak regarding the
application. There was no additional public response.
MOTION: 
Motion made by D, Crum, seconded by M. Elbaum to close the public hearing
for PL-25-12.
VOTE: 
5-0
The public hearing closed at 7:20 pm.
The Commission moved to the Application Review.
5, APPLICATION REVIEW (Continued)
#PL-25-12 — Application of the Waterford Planning & Zoning Commission to amend the Zoning
Regulations Sections 1 Definitions, 3.41, 3.41.1, 3.41.2, 3.41.3 and 6.1.2 as they pertain to Agri-
Tourism,
M. Wujtewicz reviewed the staff report with the Commission. The Commission discussed
eliminating the language limiting the number of events that can be conducted in a calendar year
currently in the regulations. The Commission also proposed eliminating the existing requirement
for a Zoning Compliance Permit to be issued for each event and to eliminate the current language
regulating the number of events that can occur within a week and during a weekend.
Concerns were raised regarding enforcement of special permit conditions and the zoning
regulations. The discussion was continued to the next meeting.
7, ADMINISTRATIVE REVIEW
Draft 2024/2025 Planning and Zoning Annual Report
MOTION: 
Motion made by M. Elbaum, seconded by K. Barnett to approve the 2024/2025
Planning and Zoning Annual Report.
VOTE: 
5-0
Draft 2026 Meeting Schedule
MOTION: 
Motion made by M, Elbaum, seconded by K. Barnett to approve the 2026
meeting schedule.
VOTE: 
5-0
Draft Planning and Zoning FY 2027 Budget
MOTION: 
Motion made by D. Crum, seconded by T. Conderino to approve the FY 2027
budget.
VOTE: 
5-0
8. CORRESPONDENCE
No correspondence was received or discussed,

Planning and Zoning Commission
November 18, 2025
p. 6 of 6
9, COMMISSION BUSINESS
M. Wujtewicz reviewed the status of current and upcoming projects throughout Town with the
Commission.
10. ADJOURNMENT
MOTION: 
Motion made by K. Barnett, seconded by D. Crum to adjourn at 8:17 pm.
VOTE: 
5-0
Respectfully Submitted,
Katrina Kotfer
Recording Secretary