Planning & Zoning Commission (linked)

T 43 Broad Street | P.O. Box 58
( @) ee S New London, CT 06320
Tel: (860) 447-0335
A IR ORIN SB eS Fax: (860) 442-3469
www.tcors.com
Tobin, Carberry, O’Malley, Riley & Selinger, P.C.
May 8, 2025
Delivered via Mail
Chairman Gregory Massad
Planning & Zoning Commission
Town of Waterford
15 Rope Ferry Road
Waterford, CT 06320
RE: Application for Regulation Amendment
Golden Fields, LLC - Campgrounds
Our File #8111.261137
Dear Chairman Massad:
Our law firm represents Golden Fields, LLC in connection with the enclosed Application
for a Regulation Amendment to add “campgrounds” as a defined use within the Town of
Waterford Zoning Regulations and to permit their establishment within the RU-120 District by
Special Permit, subject to specified conditions. We would respectfully request that this
Application be received at your next regularly scheduled meeting and that the required public
hearing be scheduled.
Statement of Use
My client’s affiliated company operates the highly successful and award-winning “Aces
High RV Park” located at 301 Chesterfield Road in East Lyme, Connecticut. This existing
campground abuts the extreme northwest corner of the Town of Waterford where my client owns
approximately 168 acres of additional land, located in the RU-120 District. This acreage is
contiguous to the campground in East Lyme and is not readily accessible from any street in
Waterford. Aces High RV Park is exploring an expansion of its campground that would include
campsites and campground amenities on the land in Waterford, accessed from East Lyme. The
proposed Regulation Amendment would add a definition for campgrounds and allow them in the
RU-120 District by Special Permit. Campgrounds would also have to meet certain additional
requirements including compliance with state codes, minimum parcel size, campsite density,
access and parking requirements, buffers and other related provisions.
Consistency with the Adopted Plan of Preservation, Conservation and Development
The 2012 Plan and its 2015 update do not specifically address the issue of campgrounds
or other types of similar private recreational facilities. However, many areas of the RU-120
5MS9825

Chairman Gregory Massad
May 8, 2025
Page 2 of 2
District are quite rural with important scenic value that contributes to overall community
character. The Plan calls for Waterford to continue efforts to preserve key scenic vistas, scenic
roads, and scenic areas while allowing for reasonable use of a specific property and the
surrounding area (p. 36). Campgrounds are generally considered a lower intensity recreational
use that often blend seamlessly into natural landscapes. Their proposed addition to Waterford’s
lowest density residential district would afford an opportunity for the community to preserve
natural areas while still allowing for a reasonable economic return for associated property
owners.
Referral of this Regulation Amendment should be made to SECCOG, CTDEEP, and the
Towns of East Lyme and Montville. As the designated agent for the applicant, please do not
hesitate to contact me if you have any questions.
Very truly yours,
William R. Sweeney, Esq.
.
Enclosures
5MS9825

Town of Waterford Olfice Use Only
Department of Planning and Development Date Submitted:
Processed By:
www.waterfordct.org
App. No.:
Total Fee: $
PZC Form 1 Electronic Submission
Waived: Yes No
Planning and Zoning Application
: fi n(s), Use ind Property Information (check all that apply)
Informal Staff Review C | Site Plan/Design Review [| Municipal Project (CGS§8-24)
Special Permit/Design Review! [| Subdivision /Resubdivision C] Lot line Adjustment
Multifamily Development [| Coastal Area Management ? L | Earth Excavation
LJ
C
[] Zoning Map Change [Mil Regulation Amendment(s) [_] New District
LI
LJ
Flood Hazard Area C] Other: C] Other:
Specify all uses and corresponding section for which this application applies’:
Use: Campground Section: New Definition and Sections 6.2.11 & 3.45
Use: Section:
Use: Section:
Name of proposed development/subdivision: If subdivision how many lots?:
If applicable, are roadways proposed to be private, public or both:
LC] Private | Public [| Both*
Parcel 1 Parcel 2
Map/Block/Lot: / / / / Map/Block/Lot: / / / /
Street No. & Name: Street No. & Name:
Size SF/AC: / 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.
? Coastal Site Plan reviews under Coastal Area Management §25.4 must submit a completed PZC Form 2 in addition to this PZC Form f.
i 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.
“A plan must accompany the application clearly delineating the limits of public and private roads.

Name: Daniela Gjergjaj
Title: Member
Company: Golden Trails, LLC
Address: 301 Chesterfield Road
Applicant’s Authority to File Application®
Legal Owner of Record
Power of Attorney
Contract to Purchase
City/State: East Lyme CT BB) ote: owner of land at 83 Pember Road
Zip Code: 06333
Telephone: (860) 447-3536... 4=N/A Email: Canielagjergjaj@att.net
a | Agent
Name: William R. Sweeney, Esq. Specify Nature of Agent
Title: Partner || Attorney
Company: TCORS, P.C. 
Civil Engineer
Address: P.O. Box 58 Land Surveyor
City/State: New London CT Design Professional;
Zip Code: 06320 Other:
Bar/License/Reg. No.: 430890
(860) 447-0335 5... N/A wrsweeney@tcors.com
Telephone: Email:
3) and Parcel(s) Information Is owner co-applicant? [Bill 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’.
Same as Applicant
Name: Name:
Title: Title:
Company: Company:
Address: Address:
City/State: City/State:
Zip Code: Zip Code:
Telephone: Telephone:
Fax: Fax:
Email: Email:
5 Applicant must submit evidence attesting to the authority to file application (i.c. deed, option for purchase, etc.)

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.
‘atement 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.
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. and Cul tural Resources -
Yes 
% of Property
[] [J a. Are inland wetlands present on site? Total SF/AC /
LJ C] b. Are tidal wetlands present on site? Total SF/AC /
J LJ c. Are their known or suspected vernal pools on the property?
L] L] 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 d.,
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.
[ im e. Are floodplains or flood hazard areas on the property? ~
Identify:
| LE] f. Is the property located within a local, state of national historic district?
If yes identify district name:
[| [| g. Does the site possess any structures or sites listed on the local, state or national register of historic
landmarks?
If yes, identify:

Yes
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. 1s 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:
OOUOUOUOOOOO
OOOUOUOUOUOOs
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:
e Permits Associated with the Property(s).
Have previous permits been issued for the Property: [_]yes LC] No (List singularly; attached additional pages if necessary)
Date Issued Issuing Agency Approved Use/Activity

Re ulation Amendment or New Zoning District, if applicable
im a. Is this application for a new zoning district and/or regulation not presently established within the
Zoning Regulations? Ifa new zoning district, distinguish type of zone proposed:
[_ |Fixed Zone
[_ |Floating Zone
[| Overlay Zone
Identify proposed zone name:
For new regulations, list proposed section number(s) and titles(s):
New Definition - Campground
Section 6.2.11 (Special Permit Uses in RU-120)
ii,
Section 3.45 (Campgrounds)
iii.
[| zl 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.
| | 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)

Complete the following table, which must also be included on applicable drawings:
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.

neering Team
Provide a list of all professionals responsible for the project. Additional pages attached, if necessary: [es [Mx
Discipline: Law Telephone: 860-447-0335
Name: ‘William R. Sweeney Fax: N/A
Company: TCORS, P.C. 
Email: wrsweeney@tcors.com
Acorediations: CT Bar ” 430890 pccraarion No(s):
Discipline: Telephone:
Name: Fax:
Company: Email:
Licenses and/or License/
Accreditations: Accreditation No(s):
Discipline: Telephone:
Name: 7 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: C] Yes i] No
Transmission Letter
Proposed Zoning Text Amendment
| IS. 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.
Ihave 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, ] 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
Golden Trails, LLC OS-08-2025-
%.
Applicant
[Unk
Agent NS
Daud Rerres Golden Trails, LLC 05 ~03-2025
Land Owner
William R. Sweeney, Esq. </B As~
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
Toanlie Gia Golden Trails, LLC
\ .
\oA
Applicant WN3
HbR William R. Sweeney, Esq. s/p ios
‘ ei As Golden Trails, LLC
Land Owner
OS-O0872ROLZS”
oS ~0B AWS
Land Owner

Golden Trails LLC
Proposed Zoning Text Amendment
May 2025
SECTION 1 - DEFINITIONS
Campground: A parcel of land used to provide overnight campsite accommodations to
plumbing.
SECTION 6 - RURAL RESIDENTIAL DISTRICT (RU-120)
6.2 USES PERMITTED IN THE RU-120 DISTRICT SUBJECT TO THE APPROVAL OF A SPECIAL
PERMIT
6.2.11 Campgrounds subject to the provisions of Section 3.45 of these Regulations.
Campgrounds shall be permitted uses within the RU-120 District subject to the approval
of aSpecial Permit provided they meet the requiremenis of the Connecticut Publi
Health Code, Connecticut Fire Safety Code, and the Connecticut Building Code and
3.45.1 Minimum Size and Density. Campgrounds shalt only be located on parcels with
a_minimum size of twenty (20) acres. No more than fifteen (15) campsites shall be
provided for each gross acre of overall parcel area.
yurts, recreational camping vehicles, and other similar rental accommodations, but not
by any permanent type of building or manufactured home.
3.45.2 Campsites. Campsites within a campground may be occupied by tents, tepees,
3.45.3 Access and Parking. Notwithstanding the requirements of Section 3.14,
campgrounds shall not be required to have frontage on a street but shall provide
adequate ingress, egress, and maneuvering for both regular and emergency vehicles by
way of an interior road system connected to one or more state highways or approved
streets within the Town of Waterford or an adjacent municipality. Any access provided
any interior service road, access driveway or street.

Golden Traits LLC
Proposed Zoning Text Amendment
May 2025
3.45.4 Water and Sewer. A campground that is not served by public water and public
sewer Shall provide an adequate water supply and_a sanitary sewage disposal system
approved by the health department.
3.45.5 Buffers. Where a campground abuts any other use, a one hundred (100) foot
landscaped _ and/or natural vegetated buffer, which may include necessary interior
service roads or access driveways, shall be provided along the property line. Where a
landscaped or natural vegetated buffer is required, such buffer shall provide complete
shall be situated closer than three hundred (300) feet to any adjacent property line.
3.45.6 Accessory Uses. A campground may include certain accessory uses and
permanent structures providing. amenities to only patrons of the campground.
Permitted accessory uses and permanent structures may include supply stores,
bathrooms, snack bars, swimming pools, golf courses, tennis courts, recreation
pavilions, trails, and any other similar customary accessory uses or permanent
structures associated with recreational camping activities. Within any supply store,
items for sale shall be limited to groceries, gifts, beer, and camping supplies.
3.45.7__ Storage. Unoccupied_ recreational camping. vehicles. may be stored_ in
campgrounds. Campgrounds shall not be subject to the provisions of Section 3.22 of