Planning & Zoning Commission - Minutes - 09/10/2024

Planning and Zoning Commission
September 10, 2024
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PLANNING AND ZONING COMMISSION RECEIVED FOR RECoRp
MEETING MINUTES ERFORD, CF
Planning & Zoning Commission lt SEP He, 2K: ub
Town Hall Auditorium 6:30 PM
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Members Present: Chairman Greg Massad, Karen Barnett, Tim Bleasdale ani k Gagne
Conderino
Alternates Absent: Victor Ebersole
Alternates Present: Doris Crum
Alternates Absent: 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 6:32 PM. D. Crum was seated for V. Ebersole.
APPROVAL OF MINUTES
MOTION: Motion made by D. Crum, seconded by G. Massad, to approve the July 23,
2024 meeting minutes.
VOTE: 4-0-1 (T. Bleasdale abstained)
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PLEDGE OF ALLEGIANCE
4, APPLICATION RECEIPT
#PL-24-13 Request of The Williams School, Applicant and Owner for a Site Plan review and
approval for a new athletic building on property located at 122 Bloomingdale Road, R-20 and
R-40 Zone in accordance with Sections 4.1.4 of the Zoning Regulations and as shown on plans
entitled “The Williams School, Athletic Complex, Athletics Team and Facilities Building, 122
Bloomingdale Road, Waterford, Connecticut, April 2024”
G. Massad noted that the application had been received at the August 13, 2024 meeting.
#PL-24-14 Request of 1721, LLC applicant and owner, for a Site Plan approval for a 24-unit
multi-family community for property located at 430 Mohegan Avenue Parkway and 23B Old
Norwich Road, R-20 zone, in accordance with CGS 8-30g and as shown on plans entitled
"Roberts Village Drive, CGS 8-30g Affordable Housing, Site Development Plans for
Conservation Commission Review, Revised 8/28/2024".
The Commission discussed scheduling a public hearing at a future meeting.
5. PUBLIC HEARING
#PL-24- 11 Application by Kolisha Kedron to amend the Waterford Zoning Regulations
Section 1 (Definitions: Home Occupation, Cottage Food Operator).
PUBLIC HEARING MUST CLOSE BY: 9/12/2024
G. Massad opened the public hearing at 6:38 pm.

Planning and Zoning Commission
September 10, 2024
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Kolisha Kedron explained to the Commission she is looking to add “Cottage Food Operator” to
the Town of Waterford Zoning Regulations as a Customary Home Occupation use. She is
looking to allow fellow Waterford residents to join in the Cottage Food Industry. Since the
application has been submitted she has received encouragement and gratitude from others
advocating for this change. The State of Connecticut recognizes and regulates the types of
products that can be sold by Cottage Food Operators ensuring safety and quality. By allowing
this regulation it will foster food production and be an enhancement to the local economy.
K. Barnett asked what types of products would be sold. K. Kedron noted they would be baked
goods.
G. Massad asked if the products can be sold at farmers markets. K. Kedron noted they can be as
the product can only be sold direct to consumers and the customer could pick it up from her
home or be delivered.
G. Massad asked three times if anyone from the audience would like to speak either for or
against the application.
MOTION: Motion made by T. Conderino, seconded by D. Crum, to close the public
hearing at 6:41 pm.
VOTE: 5-0
6. APPLICATION REVIEW
#PL-24- 11 Application by Kolisha Kedron to amend the Waterford Zoning Regulations
Section 1 (Definitions: Home Occupation, Cottage Food Operator).
PUBLIC HEARING MUST CLOSE BY: 9/12/2024
M. Wujtewicz reviewed the prepared staff report with the Commission. The Commission
discussed the application and made the following findings:
1, Application PL-24-11 meets the requirements of Section 28 of the Waterford Zoning
Regulations.
on Application PL-24-11 meets the requirements of Connecticut General Statutes Chapter
124 §8-3 governing changes of zoning regulations and districts.
3. Application PL-24-11, if approved, is consistent with CGS §8-2(d)6 in that it will allow
for the operation in a residential zone any Cottage Food operation in compliance with
the Town of Waterford Zoning Regulations
4, 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 amendment as proposed will promote business and
economic development to meet local needs, maintain a favorable tax base and assist in
encouraging future business activities.
5. The proposed Regulation Amendment is also consistent with the 2012 Plan of
Preservation Conservation and Development in Supporting Appropriate Home-Based
Businesses and mitigating negative impacts by requiring that a Customary Home
Occupation is in compliance with Section 3.11 of the Waterford Zoning Regulations.

Planning and Zoning Commission
September 10, 2024
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MOTION: Motion made by T. Bleasdale, seconded by K. Barnett, to approve
Application PL-24-11 to amend Zoning Regulations Section 1 Definitions by
adding Cottage Food Operator and adopt the findings 1 thru 5 of the Staff
Report with an effective date of October 4, 2024.
VOTE: 5-0
PL-24-13 Request of The Williams School, Applicant and Owner for a Site Plan review and
approval for a new athletic building on property located at 122 Bloomingdale Road, R-20 and
R-40 Zone in accordance with Sections 4.1.4 of the Zoning Regulations and as shown on plans
entitled “The Williams School, Athletic Complex, Athletics Team and Facilities Building, 122
Bloomingdale Road, Waterford, Connecticut, April 2024”
Dwayne Xenelis, Mark Fader, Head of The Williams School, Mike Ott, PE., Summer Hill Civil
Engineers, Russell Learned, AIA, Centerbrook Architects, Bruce Harvey, The Williams School
Building & Grounds were in attendance for the application.
Dwayne Xenelis reviewed with the Commission the proposal to add a multi-use building to the
site. He also shared with the Commission a future conceptual plan of the site showing existing
structures, the proposed building and potential future facilities. The proposed building will have
space in the basement level for storage of facility maintenance equipment. The first floor level
with have sports storage and an attached pavilion.
M. Ott, PE, LS noted that the building is to be built into a sloped area on site. There will not be
any outdoor storage on the property. The proposed building should not be seen from
Bloomingdale Road. An application has been made to the Ledge Light Health District for
modifications to the existing septic system currently in use on site in order to connect the
proposed building.
K. Barnett questioned if vehicle maintenance will occur on site and has the Fire Department
approved the proposal. M. Ott noted that vehicle maintenance may occur inside the building
and the Fire Department has reviewed the plan. M. Wujtewicz noted that the Fire Marshal’s
office has responded that they have no issues with the proposal.
M. Ott noted that one pole light will be added to illuminate the rear of the building and that
there will be lighting on the building. No additional parking will be created.
M. Wujtewicz reviewed the staff report with the Commission.
The Commission discussed the application and made the following findings:
1. The application is for a use subject to a Site Plan approval, pursuant to Section 4.1.4 of
the Waterford Zoning Regulations.
2. The application meets the criteria for site plan approval, pursuant to Section 22 of the
Waterford Zoning Regulations, subject to modifications listed.
Be The Waterford Conservation Commission issued Inland Wetland Permit# C-24-03 for
regulated inland wetland activities.
4. The Waterford Conservation Commission issued a report of its action on application #C-

Planning and Zoning Commission
September 10, 2024
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24-03 in accordance with CGS §8.3(g).
5. 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 recommendation to the Planning and Zoning Commission.
The Commission discussed the following modifications and conditions:
1, Approval from the Ledge Light Health District prior to filing the final plans on the land
records.
2. There shall be no outdoor storage of equipment. This shall be noted on the site plan prior
to filing on the land records
3. All conditions of approval for Inland Wetland Permit #C-24-03 shall be incorporated
into this decision as if fully set forth herein.
MOTION: Motion made by T. Conderino, seconded by K. Barnett, to approve with
modifications and conditions, the Site Plan for the Williams School Athletic
Teams and Facilities Building application #PL-24-13 at 122 Bloomingdale
Road, with modifications and conditions 1 thru 3 and to adopt the findings 1
thru 5 of the staff report.
VOTE: 5-0
7, POCD STATUS REVIEW
The Commission discussed holding special work session meetings to focus on and discuss the
POCD. They scheduled meetings between 6:00pm-8:00pm on Monday, September 23, 2024,
Monday, October 7, 2024 and Monday, October 21, 2024.
8. ADMINISTRATIVE REVIEW
Staff reviewed with the Commission potential regulation amendments. Staff will provide
proposed language modifications to the PDD Section 19 of the regulations for the Commissions
consideration.
9. CORRESPONDENCE
No correspondence was received.
10. COMMISSION BUSINESS
M. Wujtewicz updated the Commission with current and potential projects in Town.
11. ADJOURNMENT
MOTION: Motion made by K. Barnett, seconded by D. Crum to adjourn at 7:45 pm.
VOTE: 5-0
Respectfully Submitted,
attina Kotfer
Recording Secretary