Planning & Zoning Commission - Minutes - 06/13/2023

Planning and Zoning Commission
June 13, 2023
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PLANNING AND ZONING COIMMISSION
MEETING MINUTES RECEIVED FOR RECORD
WATERFORD, CT
i
Planning & Zoning Commission itis ar es A
Town Hall
Members Present: Karen Barnett and Tim Conderino
Members Absent: Chairman Greg Massad, Tim Bleasdale and Victor Ebersole
Alternates Present: Bertrand Chenard and Doris Crum
Alternates Absent: Joseph DiBuono
Staff Present: Jonathan Mullen, AICP, Planning Director, Mark Wujtewicz, Planner,
Robert Avena, Esq, Town Attorney and Katrina Kotfer, Recording
Secretary
1. CALL TO ORDER AND APPOINTMENT OF ALTERNATES
K., Barnett, called the meeting to order at 6:37 PM. B. Chenard was seated for T. Bleasdale and
D. Crum was seated for G. Massad.
MOTION: Motion made by T. Conderino, seconded by D. Crum, to appoint K. Barnett
as Temporary Chair.
VOTE: 4-0
2. APPROVAL OF MINUTES
MOTION: Motion made by B. Chenard, seconded by T. Conderino, to approve the May
23, 2023 meeting minutes.
VOTE: 4-0
3. APPLICATION RECEIPT
No applications were received by the Commission.
4, APPLICATION REVIEW
#PL-23-6 — Application by Melissa Occhionero Hume to amend the Waterford Zoning
Regulations Sections 1 Definitions: (Home Occupations) and 3.11.11(Parking, Home
Occupations).
PUBLIC HEARING REQUIRED BY: 6/29/23
Attorney, Jeffery Londregan and Brian Florek, LS, were present for the application.
M. Wujtewicz read the following exhibits into the record:
EXHIBIT Application Package
la Application (9 pages)
lb Proposed New Zoning Sections (1 page)

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EXHIBIT 2 - Town of Waterford Zoning Regulations Revised Through Effective Date:
May 24, 2023 (4 Pages)
EXHIBIT 3 - Public Hearing Notice run in The Day newspaper May 30, 2023 and June 6,
2023
EXHIBIT 4 - Referral to SCCOG
EXHIBIT5- ~ Copy of application date stamped received 5/10/23 in Town Clerk’s Office.
EXHIBIT 6 - Memorandum from Atty. Jeffrey T. Londregan to Mark Wujtewicz dated
June 1, 2023 (5 pages)
EXHIBIT 7 - Staff Report
EXHIBIT 8 - Email from Atty. Jeffrey Londregan to Mark Wujtewicz Re: Home Hair
Salon
EXHIBIT 9 - Response from SCCOG
Atty. Londregan reviewed the proposed regulation amendment with the Commission. He noted
that, as proposed, the limitations on allowing only one chair, no more than two clients on the
premises at any one time and the number of parking spaces written into the language will still
preserve the residential character of residential neighborhoods.
B. Chenard had questions regarding assistants.
Robert and Stephanie Warren, spoke in support of the application.
K. Barnett asked three times if anyone from the audience would like to speak regarding the
Application.
MOTION: Motion made by K. Barnett, second by B. Chenard to close the public
hearing.
VOTE: 4-0
The public hearing closed at 6:56 pm.
5. APPLICATION REVIEW
#PL-23-6 — Application by Melissa Occhionero Hume to amend the Waterford Zoning
Regulations Sections 1 Definitions: (Home Occupations) and 3.11.11(Parking, Home
Occupations).
PUBLIC HEARING REQUIRED BY: 6/29/23
M. Wujtewicz reviewed the staff report with the Commission. The Commission discussed the
proposed regulation amendment and made the following findings:
1. Application PL-23-6 meets the requirements of Section 28 of the Waterford Zoning
Regulations.
2. Application PL-23-6 meets the requirements of Connecticut General Statutes Chapter 124
§8-3 governing changes of zoning regulations and districts.
3. The proposed Regulation Amendment is consistent with the 2012 Plan of Preservation
Conservation and Development in meeting the stated goals of the Business/Economic
Development Guide in that the modifications as proposed will promote business and
economic development to meet local needs, maintain a favorable tax base and assist in

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encouraging future business activities.
4, The proposed Regulation Amendment is consistent with the 2012 Plan of Preservation
Conservation and Development in Promoting Appropriate Business Development by
utilizing data from the most recent edition of the ITE Parking Generation Manual.
MOTION: Motion made by T. Conderino, second by D. Crum to accept the findings of
the staff report and approve PL-23-6 with an effective date of July 6, 2023.
VOTE: 4-0
6. PUBLIC HEARING
#PL-23-7 — Request of Kingstown Properties, LLC applicant and Mary Archambault Trustee,
owner, for a Site Plan approval for a 47-unit multi-family rental community for property located
at 109R & 131 Clark Lane, R-20 zone, in accordance with CGS 8-30g and as shown on plans
entitled "Proposed Affordable Housing Development, 131 & 109R Clark Lane, Waterford,
Connecticut".
ACTION REQUIRED BY: 6/29/23
K, Barnett opened the public hearing. M. Wujtewicz read the following list of exhibits into the
record:
EXHIBIT Application Package
la Application (9 pages)
1b Statement of Use (2 pages)
le Purchase & Sales Agreement (7 pages)
ld Natural Diversity Data Base Areas
le National Flood Layer Firmette
lf Drainage Easement in Favor of The Town of Waterford (3 pages)
lg Conservation Easement Agreement — Town of Waterford (6 pages)
; 1h Conservation Easement Agreement — City of New London (6 pages)
EXHIBIT 2 - Site Plan entitled “Proposed Affordable Housing Development, 131 & 109R
Clark Lane, Waterford Connecticut, May 14, 2022, revised through 3/30/23”
(22 pages)
EXHIBIT 3 - Statement of Design Compatibility (25 pages)
EXHIBIT 4 - Traffic Impact Study, prepared by KWH Enterprise, LLC dated March 2023
Revised
EXHIBIT 5 - Storm Drainage Report, dated August 15, 2022
EXHIBIT 6 - Supplemental Storm Drainage Report, proposed Affordable Housing
Development Clark Lane, Waterford, Connecticut, prepared by Provost &
Rovero, Inc., dated February 5, 2023
EXHIBIT 7 - Housing Affordability Plan, Prepared by Halloran Sage, LLP dated April,
2023
EXHIBIT 8 - Letter to Neighbors from Atty. Mark Branse Re: Site Plan Application
Submission
EXHIBIT 9 - Public Hearing Notice run in The Day newspaper May 30, 2023 and June 6,
2023
EXHIBIT 10- Referral to City of New London
EXHIBIT 11- Report of Conservation Commission Action

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EXHIBIT 12- Proposed Conservation Easement Language (6 pages)
EXHIBIT 13- Proposed Drainage Easement Language (3 pages)
EXHIBIT 14- Draft Staff Report
EXHIBIT 15 Certificates of Mailings dated May 30, 2023
EXHIBIT 16- Letter from Claudia Bachmann-Bouchard dated June 11, 2023
EXHIBIT 17- Email from Sara Beth Bouchard dated June 12, 2023
EXHIBIT 18- Letter from Christine Haase and Arlene Sherman dated June 12, 2023
EXHIBIT 19- —_ Undated letter from Christine Haase and Arlene Sherman received June 13,
2023
Attorney Mark Branse, David Held, PE, LS, Kermit Hua, Traffic Engineer, PE, Scott Gladstone
and Mark Asnes were present for the application.
Attorney Branse made a presentation of the proposed 47 unit multi-family rental community.
He reviewed CGS 8-30g.
D. Held reviewed the proposed site plan, proposed site conditions and stormwater treatment
design, He noted that there are two parking spaces proposed for each unit. The units will be
connected to municipal water and sewer. A walking trail is proposed around the stormwater
system. A detailed planting plan, using native plants is shown on the site plan with a gazebo
placed along the walking trail.
K. Hua, PE reviewed for the Commission the traffic report and the existing traffic conditions.
He detailed any potential impacts the proposed development would have on traffic conditions
and level of service at key intersections.
M. Asnes spoke regarding the application. He noted that he is a partner in Freehold Real Estate
LLC, and is the current president of the Connecticut Manufactured Housing Association. He
stated that the state is currently short 89,000 affordable housing units and this type of housing is
part of the larger picture to address the housing need.
M. Branse responded to the letter from Christine Haase and Arlene Sherman (Exhibit 19).
B. Chenard inquired as to whether a dedicated left and right turn exit lanes can be added to the
north egress drive instead of the one lane exit. K. Hua noted that one full lane incoming and two
full lanes outgoing would not be possible due to the width of the frontage and the screening
proposed but will look into whether striping could be added. This would not be necessary based
upon the traffic calculations.
Robert Roseland, 121 Clark Lane spoke against the application and voiced his concerns with the
retention pond and building so close to the property line.
Nick Gauthier, 38 Norman Street, spoke against the application and noted that the Town has 55
vacant parcels.
Alan MacDougall, 164 Clark Lane, spoke against the application voicing his concerns for
increased traffic.

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Christine Haase, 117 Clark Lane, spoke against the application voicing concerns for density and
increased traffic and asked for a new traffic study.
Arlene Sherman, 119 Clark Lane, spoke against the application voicing concerns for density.
Beth Sabilia, Director for the Center Housing Equity and Opportunity in Eastern Connecticut
spoke regarding the need for affordable housing and middle housing and how 8-30g can be used
as a tool for developers to create more affordable housing.
Indira Chacon, 40 Scotch Cap Road, spoke against the application voicing concerns for traffic
and mosquitos.
Joe Macrino, 142 Clark Lane, spoke regarding building on a sensitive site.
Attorney Thomas Collier spoke regarding the application. He noted that he is representing the
Lacombe Family, 165 Clark Lane. He spoke regarding a buffer along the property line with 165
Clark Lane, lack of detail for the proposed fencing and arborvitaes, concerns with the property
line and additional review of the traffic study.
Carol Yost, 8 Monroe Street, spoke against the application voicing her concerns with the traffic.
Elizabeth MacDougall, 164 Clark Lane, spoke against the application voicing her concerns with
the traffic and density.
Richard LaPointe, 19 Clark Lane, spoke regarding against the application voicing concerns with
the traffic.
Cheryl Larder, 26 Wiemes Court, spoke regarding the need for affordable housing, and
affordable housing that is not an apartment and noted there are difficult traffic conditions
throughout the town.
M. Branse, D. Held and K. Hua responded to questions and concerns raised during the hearing.
K. Barnett asked three times is any member of the audience would like to speak.
MOTION: Motion made by T. Conderino, second by D. Crum to close PL-23-7 public
hearing.
VOTE: 4-0
7, APPLICATION REVIEW
#PL-23-7 — Request of Kingstown Properties, LLC applicant and Mary Archambault Trustee,
owner, for a Site Plan approval for a 47-unit multi-family rental community for property located
at 109R & 131 Clark Lane, R-20 zone, in accordance with CGS 8-30g and as shown on plans
entitled "Proposed Affordable Housing Development, 131 & 109R Clark Lane, Waterford,
Connecticut".
ACTION REQUIRED BY: 6/29/23
MOTION: Motion made by K. Barnett, second by B. Chenard to table the application

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review to the June 27, 2023 meeting.
VOTE: 4-0
8. ADMINISTRATIVE REVIEW
No action was taken.
6. CORRESPONDENCE
No correspondence was received.
7. COMMISSION BUSINESS
No action was taken.
8. ADJOURNMENT
MOTION: Motion made by B. Chenard, seconded by D. Crum, to adjourn the meeting at
9:45 PM.
VOTE: 4-0
Respectfully Submitted,
Katrina Kotfer
Recording Secretary