Planning & Zoning Commission (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
Planning and Zoning Commission 
 
FROM:  
Mark Wujtewicz, Planner 
 
DATE:  
May 13, 2025 
 
TITLE:  
Staff Report:  Zoning Regulation Amendment – Application PL-25-6 
 
 
Sections 3.41, 3.41.2(f) and 3.41.2(n) – Agri-tourism 
 
 
  
 
 
EXECUTIVE SUMMARY 
 
This application has been submitted by the applicant, Robert Schacht pursuant to Section 28.2 of the 
Waterford Zoning Regulations to amend Sections 3.41, 3.41.2(f) and 3.41.2(n) of the Zoning Regulations 
relative to Agri-tourism.  
The proposed modification to Section 3.41 is to add an event classification for multi-day uses, with each 
multi-day use not exceeding three consecutive days. The proposed modification to Section 3.41.2(f) is to 
increase the number of events in one calendar year from 20 to 25 with each multi-day event to count 
toward the maximum number of events permitted in a calendar year. The proposed modification to 
Section 3.41.2(n) reduces the number of days an applicant can apply for a Zoning Compliance Permit for 
each event or activity from 30 days to seven days prior to the event or activity.  
This application was received by the Commission on April 8, 2025. 
The application was posted in the Office of the Waterford Town Clerk on April 9, 2025. 
The Public Hearing was advertised in The Day newspaper on April 29, 2025 and May 6, 2025. 
The date of Public Hearing was May 13, 2025. 
 
BACKGROUND 
 
Pertinent Regulations 
Connecticut General Statutes 
CGS 8-3(a) 
Waterford Zoning Regulations 
Section 3.41 – AGRI-TOURISM (Effective Date: 1/29/18) 
Purpose: 
The purpose of this regulation is to allow Agri-tourism uses in Waterford, 
while maintaining rural character, preserving farmland, and protecting 
the health, safety and welfare of the citizens. Agri-tourism presents a 
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

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unique opportunity to combine aspects of tourism and agriculture to 
provide a number of financial, educational and social benefits to the 
community while allowing farmers to supplement their farming activities 
with activities and events directly related to the farm and farming. 
Activities are multi-day seasonal uses which include, but are not limited to 
u-pick operations, hay rides, corn mazes, petting zoo, cut you own 
Christmas trees,  farmer’s markets, wine tasting, horseback riding, 
carriage rides, sleigh rides, ice cream facilities, and garden tours. Events 
are single day uses with a defined start and end time.   Agri-tourism 
activities and events may be permitted only in the RU-120 Zone District. 
Section 3.41.2(f) - No more than one (1) Agri-Tourism event shall take place 
simultaneously, no more than two events shall take place in any 
week running from Monday to Sunday, and no more than one 
event shall take place on any weekend running from Friday 
through Sunday.  No more than 20 total Agri-tourism events 
may be permitted in a calendar year. The Commission may 
impose conditions to further limit the number and time of 
activities and events to mitigate adverse impacts to neighboring 
properties. 
Section 3.41.2(n) - A Zoning Compliance Permit shall be required for any activity 
or event to ensure compliance with the Special Permit. 
Applications for Zoning Compliance shall be made at least 30 
days prior to the event. 
Section 28 – Amendments 
 
DISCUSSION 
 
Section 3.41 & 3.41.2(f) 
The regulation amendment as proposed is to account for those Agri-tourism uses that are a single 
event that may extend for more than one day. Currently the Zoning Regulations for Agri-tourism define 
“Event” as single-day uses with a defined start and end time. The proposed regulation amendment adds a 
multi-day use as an “Event”. A multi-day event shall be considered as one event, taking place over 
multiple days not to exceed three consecutive days and shall continue to be regulated by the language in 
accordance with Section 3.41.2(f) relative to the number of events taking place in any week or weekend. 
Examples of multi-day events may include “farm-to-table” events, classes or workshops. The existing 
language contained in section 3.41.2(f) will continue to limit the number of events to no more than one 
event at a time, no more than two events in any week from Monday to Sunday and no more than one 
event on any weekend from Friday to Sunday.  
Section 3.41.2 (f) 
The regulation amendment to increase the total number of events that can take place in any calendar 
year from 20 to 25 creates increased opportunity for an applicant to conduct Agri-tourism events. Each 
multi-day event for which a Zoning Compliance Permit is issued shall count toward the maximum 
number of events permitted for the calendar year.  
 

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Section 3.41.2(n) 
The proposed reduction in the number of days prior to an event from 30 to seven in which an 
applicant is required to submit an application for a Zoning Compliance Permit will streamline the review 
process.  
 
An applicant shall still be required to submit a Special Permit and Site Plan application to the 
Planning and Zoning Commission to allow Agri-tourism related activities and events in accordance with 
Section 3.41, 22 and 23 of the Zoning Regulations.  
Since the Agri-tourism regulation became effective in 2018, the Commission has approved one 
Special Permit and Site Plan to allow Agri-tourism related activities and events. There has been interest 
from other parties to allow for events that may occur over multiple days. 
 The Commission previously enacted Agri-tourism regulations in 2018 in order to encourage the 
preservation of undeveloped farmland and by allowing the continuation of farms with income generating 
activities and events directly related to the farms and farming operations.  The regulation amendments as 
proposed increase the ability of farms and farming operations to remain sustainable by providing 
additional opportunities for events, which directly relate to the farm, and farming operations.  
Pursuant to Connecticut General Statutes Section 8-3a, before the Commission acts upon an 
application to amend the Zoning Regulations of the Town of Waterford, it must find whether or not the 
amendments being proposed are consistent with the goals, policies and objectives contained in the 2012 
Waterford Plan of Preservation, Conservation and Development, herein after called the Plan. 
 
RECOMMENDED ACTION 
 
Based on the information provided, staff recommends the Planning and Zoning Commission find that:  
 
Findings: 
1. Application PL-25-6 meets the requirements of Section 28 of the Waterford Zoning Regulations. 
2.  Application PL-25-6 meets the requirements of Connecticut General Statutes Chapter 124 §8-3 
governing changes of zoning regulations and districts. 
3. The proposed regulation amendments are consistent with the Plan in meeting the stated goals of 
the Sustainability/Resiliency Chapter (Pg. 42) by encouraging additional means to continue to 
support local farmers and farming. 
 
Proposed Motion: 
That the Commission approve Application #PL-25-6 to amend Zoning Regulations Sections 3.41, 
3.41.2(f) and 3.41.2(n) – Agri-tourism and adopt the findings 1 thru 3 of the Staff Report dated May 
13, 2025. 
 
Effective Date: June 4, 2025 
 

January 1, 2012 
 
40 
 
 
ENHANCE 
 
 
Sustainability / Resiliency 
 
GOAL 
 
 
 
Promote activities that are more sustainable over the long term and 
help to create a resilient community. 
 
 
 
For this Plan, “sustainability” refers to the philosophy of encouraging activities that allow present genera-
tions to meet their needs without compromising the ability of future generations to meet their needs.  The 
term “resiliency” refers to the community’s ability to readily recover from sudden changes or adversity. 
 
Although the future cannot be determined with certainty, it is becoming more apparent that resource 
availability and utilization will likely have greater importance.   This will undoubtedly impact residents 
and businesses in Waterford in ways we may not yet fully foresee.  To ensure it is a “resilient” communi-
ty, Waterford should start investigating and implementing, as appropriate, sustainability measures to 
preserve resources and maintain a healthy quality of life for future generations.   
 
The Town of Waterford should be a leader in sustainable practices. 
 
Residential Solar Collector 
 
Sustainability 
 
 
 

January 1, 2012 
 
42 
 
C. Encourage Farms and Farming 
 
Having more food grown locally 
and available locally helps make 
Waterford a more sustainable and 
a more resilient community.   
 
Waterford should seek ways to 
support local farmers and farming 
since this could provide a number 
of health, nutrition, and economic 
benefits for residents.  In addition 
to the farmer’s market, it might 
also include roadside farm stands. 
 
 
Farm Stand 
 
Farm Produce