Planning & Zoning Commission (linked)

DEPARTMENT OF PLANNING AND DEVELOPMENT 
 
 
MEMORANDUM 
 
TO:  
Planning and Zoning Commission 
 
FROM:  
Mark Wujtewicz, Planning Director 
 
DATE:  
May 12, 2026 
 
TITLE:  
Staff Report:  Zoning Regulation Amendment – Application PL-26-7 
 
 
Section 6A – Lot Area, Setback and Building Regulations (Maximum Height)  
 
 
  
 
EXECUTIVE SUMMARY 
 
This application has been submitted pursuant to Section 28.2 of the Waterford Zoning Regulations to 
amend the following sections of the Zoning Regulations: 
Section 6A.6 - Lot Area, Setback and Building Regulations (Maximum Height). To 
amend the maximum height for the VR-7.5, VR-10 and VR-15 Zone 
Districts from 20 ft. to 25 ft. 
This application was received by the Commission on March 24, 2026 
The application was posted in the Office of the Waterford Town Clerk on April 16, 2026 
The Public Hearing was advertised in The Day newspaper on April 28 and May 5, 2026 
The date of Public Hearing was May 12, 2026 
 
BACKGROUND 
 
Pertinent Regulations 
Connecticut General Statutes 
CGS 8-3(a) 
CGS 22a-104(e) 
Waterford Zoning Regulations 
Section 6A.6 – Lot Area, Setback and Building Regulations (Maximum Height) 
Section 28 – Amendments 
 
DISCUSSION 
 
The proposed modification to Section 6A.6 is to increase the maximum height of buildings currently 
allowed from 20 feet to 25 feet. The definition of building height in the Waterford Zoning Regulations 
will remain unchanged. When reviewing zoning regulations for a specific Zone District designation, the 
Planning and Zoning Commission (the Commission) must consider the results the proposed regulation 
amendment may have on all areas in Waterford with the same zone district designation. 
FIFTEEN ROPE FERRY ROAD 
WATERFORD, CT 06385-2886 

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The Village Residential (VR) Zone Districts were created in order to preserve the existing “village 
character” of certain areas in town that were typically developed on small lots with similar distinct 
characteristics such as building style and density. Village Residential (VR) Districts were first included 
within Waterford zoning in December of 1982. The maximum building height established in the original 
VR zone district was 35 feet. Subsequent to the original adoption, the Commission proposed and 
approved amendments on November 21, 1988 (Appl. #88-506) modifying the bulk requirements to more 
fully achieve the goal and intent of the village districts. One of the bulk requirements that the Commission 
proposed and adopted was to reduce the maximum building height to 25 feet. The Commission found that 
this reduction in maximum building height was consistent with the level of development while also 
maintaining the village character of the VR districts. The current maximum height of 20 feet in the VR 
zone districts is the result of a regulation amendment submitted by a private party and approved by the 
Commission on July 15, 2002 through Application #02-501. The application for this current request is for 
the Commission to consider an increase to the maximum building height of 20 feet to the previously 
approved 25 feet. 
Pursuant to Section 8-3a of the Connecticut General Statutes, 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. 
One of the strategies identified in the Residential Development chapter of the Plan is to “Protect 
Existing Residential Neighborhoods”. The Village Residential Zone Districts are established and 
developed residential neighborhoods, the purpose of which as identified in Section 6A.1 of the Zoning 
Regulations states, in part “….to preserve the existing character of a village, permit infill development 
consistent with the existing density and character of a village….”. 
Reinforcing the overall community structure of Waterford is a strategy in the Overall Structure 
chapter of the Plan and, on page 49 of the Plan, is described as:  
“…supporting the existing villages and hamlets in the community. Residents 
have indicated that they like the charm and the diversity of the existing villages 
and would like to maintain and strengthen the overall ambience and feeling 
within the context of what is best for the town as a whole.” 
Through the review and approval of application #88-506, the Commission made the finding that the 
maximum building height of 25 feet was consistent with the level of development and the purpose as 
stated in Section 6A.1 of the Zoning Regulations. The increase of building height from the existing 20 
feet to 25 feet is supported by the previous finding listed in application #88-506 as well as the strategies 
identified in the Plan. 
 
RECOMMENDED ACTION 
 
Based on the information provided, staff recommends the Planning and Zoning Commission find that:  
 
Findings: 
1. 
Application PL-26-7 meets the requirements of Section 28 of the Waterford Zoning Regulations. 
2.  
Application PL-26-7 meets the requirements of Connecticut General Statutes Chapter 124 §8-3 
governing changes of zoning regulations and districts. 
3. 
The proposed Regulation Amendment is consistent with the 2012 Plan of Preservation 
Conservation and Development in meeting the stated strategy of the Residential Development 
Chapter in that it protect existing residential neighborhoods by preserving the existing character 

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of a village and permitting infill development that is consistent with the existing density and 
character of a village.  
4.  
The proposed Regulation Amendment is consistent with the 2012 Plan of Preservation 
Conservation and Development in meeting the stated strategy of the Overall Structure Chapter by 
maintaining the charm and the diversity of the existing villages in addition to maintaining and 
strengthening the overall ambience and feeling within the context of what is best for the town as a 
whole.  
 
Proposed Motion: 
 
That the Commission approve Application PL-26-7 to amend Zoning Regulation Section 6A.6 to 
increase the maximum building height in Village Residential Districts from 20 feet to 25 feet by 
adopting the findings 1 thru 4 of the Staff Report dated May 12, 2026 with an effective date of June 
5, 2026. 
 
Effective Date: June 5, 2026 

January 1, 2012 
 
49 
 
A. Reinforce Overall Community Structure 
 
Growth is inevitable in Waterford.  One of the key issues for us to address is whether this growth will 
enhance Waterford or detract from the community.  So that future growth will enhance the community, 
we should strive to make sure that future development: 
 
reinforces the overall structure of the community, 
 
provides features which tend to enhance community character, and 
 
enhances people’s perception of space and “sense of place.”  
 
This includes supporting the existing villages and hamlets in the community.  Residents have indicated 
they like the charm and the diversity of the existing villages and would like to maintain and strengthen 
this overall ambience and feeling within the context of what is best for the town as a whole. 
 
B. Seek To Create An Overall Town Center / Focal Point For The Community 
 
While the Civic Triangle area serves as a community focal point today, it relies almost entirely on com-
munity uses (Town Hall, High School, Library, Community Center, etc.).  As a result, this area can be 
very quiet at certain hours of the day, days of the week, and months of the year.   
 
Waterford should look for opportunities to create an overall town center / focal point with a variety of 
uses that reinforce and complement each other.  With a mixture of residential / retail / office/ restaurant 
and other uses organized in a pedestrian-friendly manner, Waterford could create an active and vibrant 
place which would become an exciting focal point..  Waterford would benefit from a town center which 
does not rely on people driving in from other areas for daytime activities. 
 
In the telephone survey, 64% of participants supported the idea of a walkable and pedestrian-friendly 
town center.  
Issue 
Strongly And 
Somewhat Agree 
Not Sure / 
Don’t Know 
Somewhat And 
Strongly Disagree 
Waterford should have a village-type “town center,” 
with a walkable and pedestrian-friendly setting, com-
munity gathering spots, shops and housing. 
64% 
9% 
27% 
 
One area where this
approach might work
would be on Route 1
east of Avery Lane and
the 
Civic 
Triangle.
While topography may 
be a constraint to estab-
lishing 
a 
pedestrian-
friendly arrangement in
some areas, the conflu-
ence of roads and uses
in this area make it a
natural location for cre-
ation of a mixed-use
town center / focal
point. 
 
Mixed Use Village 
 
Mixed Use Village 
 
 
 

January 1, 2012 
 
54 
 
 
GUIDE 
 
 
Residential Development 
 
GOAL 
 
 
 
Encourage a variety of housing types and densities to meet the hous-
ing needs of current and future residents.   
 
 
 
Waterford is, and will continue to be, a predominantly residential community.  Since about 78 percent of 
Waterford is zoned in ways that allow for residential development, planning for appropriate residential 
development is an important element of the Plan. 
 
Overall, the residential development program for Waterford is to continue the patterns of residential type 
and intensity that have served the Town well.  Single-family residential development is permitted in most 
areas of town at densities compatible with soil type, terrain, and infrastructure constraints.  Multi-family 
development has occurred in areas near Route 1 that are served by public water and public sewer.   
 
Another key policy objective for the future is to provide for housing options which will continue to meet 
the needs of present and future residents of Waterford. 
 
A. Protect Existing Residential Neighborhoods 
 
Waterford’s residential neighborhoods are key determinants of the overall quality of life for residents.  
Encouraging the preservation and enhancement of these areas is a continuing strategy for the Town.   
 
Single Family Neighborhood 
 
Multi-Family Neighborhood