Planning & Zoning Commission (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
Planning and Zoning Commission 
 
FROM:  
Mark Wujtewicz, Planner 
 
DATE:  
July 22, 2025 
 
TITLE:  
Staff Report: Agri-tourism 
Site Plan/Special Permit Application PL-25-13 
Huntsbrook Farm 
109 Huntsbrook Road 
 
 
 
 
EXECUTIVE SUMMARY 
This application for Site Plan and Special Review as proposed by the applicant is to establish an 
Agri-tourism use of the property as allowed for in accordance with Sections 3.41, 22(Site Plan) 
and 23 (Special Permit) of the Zoning Regulations. Agri-tourism events may be single day or 
multi day events with the multi day events not exceeding three consecutive days. The applicant’s 
Statement of Use proposes to periodically host events which are consistent with the Agri-tourism 
criteria and standards as identified within Section 3.41 of the Zoning Regulations.  
Provided that a Special Permit and Site Plan approval is granted by the Commission, the applicant 
would then be required to obtain Zoning Approval from the Zoning Official for each event. This 
approval is an administrative review and approval which may be conducted in conjunction with a 
building permit review for the placement of a temporary tent as shown on the site plan submitted 
with this application. Once a Special Permit has been approved by the Commission, the approval 
runs with the land and no additional Special Permit approvals would be required unless a change 
in use of the property is proposed. An expansion of the approved use into additional areas or 
space is not considered to be a change in use in accordance with Section 23.9.1 of the Zoning 
Regulations. 
The project as presented is for the establishment of an Agri-Tourism venue as allowed by Special 
Permit in Section 3.41 of the Zoning Regulations.  
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

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The applicant’s Statement of Use included in the application materials (Exhibit 1) indicates that 
the parcel meets the minimum size and existing use designation in accordance with Section 
3.41.2(a) of the Zoning Regulations.  
A site plan (Exhibit 3) had been submitted with the application. That plan was distributed and 
reviewed by various Town agencies as well as distributed to the Town of Montville (Exhibit 6) 
since a portion of the property extends over the municipal boundary.  
 
BACKGROUND 
 
Pertinent Regulations 
CGS 8-3(g) 
Section 3.41 – Agri-Tourism 
Uses Permitted with the approval of a Special Permit:  
Section 6.2.9 – Agri-tourism uses in accordance with Section 3.41 of the Zoning 
Regulations 
 
Section 22 – Site Plans 
Section 23 – Special Permit 
 
 
DISCUSSION 
The application as presented is a request for approval to conduct Agri-tourism events as described by the 
applicant within the Statement of Use included in the application materials (Exhibit 1). Agri-tourism 
events may be allowed through the issuance of a Special Permit in accordance with Section 3.41 of the 
Zoning Regulations. The parcel is located in the RU-120 (Rural Residential) Zone District and the current 
use of the property is classified as vacant farmland in accordance with the Town of Waterford Assessor 
Street Card (Exhibit 8). Agri-tourism events are permitted through the issuance of a Special Permit in the 
RU-120 Zone District in accordance with Section 6.2.9 of the Zoning Regulations.  
A site plan was submitted as part of the application. In order for the Commission to approve a site plan as 
part of an application, it must find that the site plan as presented complies with the Zoning Regulations. 
The Commission may require changes be shown on the final plan prior to filing that plan on the land 
records. These changes would be listed as conditions in the Commissions decision.  
The property contains inland wetlands. The site plan was reviewed by the Environmental Planner who 
determined that the location of the proposed venue is consistent with the inland wetland permit issued for 
this parcel.  
Before the Planning and Zoning Commission can approve a Special Permit Use it must determine that the 
proposed use conforms to the required findings listed in Section 23.5 of the Zoning Regulations. The 
applicant has submitted a list of those required findings as part of its Statement of Use included in its 
application support material documentation. (Exhibit 1)  
Should the Planning and Zoning Commission seek to approve this application, staff recommends the 
following findings:   
 
Findings: 
1.  The property is located within the RU-120 (Rural Residential) Zone District. 

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2. The property is eligible for the establishment of Agri-tourism uses in that it meets the criteria of 
Section 3.41.2(a) of the Zoning Regulations.  
3.  Agri-tourism uses are allowed through the issuance of a Special Permit in accordance with Section 
6.2.9 of the Zoning Regulations. 
4. A site plan was submitted which is consistent with Sections 3.41 and 22 of the Town of Waterford 
Zoning Regulations.  
5. The report provided by the applicant in accordance with Section 23.5 identifies the findings required to 
be found consistent with sections 23.5.1 through 23.5.9.  
 
Proposed Motion 
To approve the Site Plan/Special Permit application #PL-25-13 for conducting Agri-tourism events 
at 109 Huntsbrook Road as shown on Site Plan (Exhibit 3) and to adopt the findings 1 thru 5 of the 
staff report dated July 22, 2025.