Planning & Zoning Commission (linked)

Golden Trails LLC 
Proposed Zoning Text Amendment 
May 2025 (Possible Modifications – June 2025) 
 
SECTION 1 - DEFINITIONS  
Campground:  A parcel of land used to provide overnight campsite 
accommodations to persons engaged in recreational camping using portable 
structures, shelters and vehicles such as, but not limited to, tents, tepees, yurts, 
and recreational camping vehicles that have no permanent electrical wiring and no 
permanent drainage 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. 
 
3.45 CAMPGROUNDS 
Campgrounds shall be permitted uses within the RU-120 District subject to the 
approval of a Special Permit provided they meet the requirements of the 
Connecticut Public Health Code, Connecticut Fire Safety Code, and the 
Connecticut Building Code and further meet the following additional conditions: 
3.45.1 Minimum Size and Density.  Campgrounds shall 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.  No less than 25% of the 
parcel area of any campground shall be preserved in its natural state as usable 
passive recreation space and shall include, as applicable, areas of sensitive natural 
and archeological resources, unique features, and connectivity to other open 
space.  
3.45.2 Campsites. Campsites within a campground may be occupied by tents, 
tepees, 
yurts, 
recreational 
camping vehicles, 
and 
other 
similar 
rental 
accommodations, but not by any permanent type of building or manufactured 
home.  No campsite shall be less than 300 square feet in size. 
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 through an adjacent municipality shall be 
subject to the review and approval of the Commission to ensure public safety.  Off-
street parking shall be provided on the basis of one (1) space per campsite 

Golden Trails LLC 
Proposed Zoning Text Amendment 
May 2025 (Possible Modifications – June 2025) 
 
provided that a campsite for a recreational camping vehicle shall not require any 
additional parking.  No parking shall be permitted along any interior service road, 
access driveway or street.      
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 visual screening between the different uses.  Notwithstanding 
the above, no campsite 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 (with or without seating but not serving full course meals), 
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 at 
individual campsites or within designated and approved areas within 
campgrounds.  Campgrounds shall not be subject to the provisions of Section 3.22 
of these Regulations.