---
1. INTRODUCTION --- 2.
MAP OF GROWTH --- 3.
WATER SUPPLIES ---
--- 4.
WASTEWATER --- 5.
TRANSPORTATION --- 6.
GLOBAL WARMING --- 7.
HOUSING ---
---
8. ECONOMY --- 9.
OPEN SPACE --- 10.
MIX LAND USE --- 11.
TOD --- 12.
PEDESTRIAN ---
2-1.
DEFINITION OF RESPONSIBLE GROWTH
The core recommendation of this Plan, the
Future Growth Map, has as its goal a better
way to plan for and develop the region. The official term
for this in Connecticut is "Responsible Growth",
also known nationally as "Smart Growth."

Relative densities on HVCEO's Future Growth Map.
See full
map for local details.
Responsible
Growth starts by designating a primary regional center
in Danbury and a secondary center in New Milford, both
shown in red. Utilities and major activities then cluster
in the
relatively central pink and orange areas. The light yellow
and
uncolored areas are to develop at low density, with the
uncolored areas the more rural and remote.
The
national Responsible Growth movement is largely a reaction
to the sprawl movement, the dominant form of development
in the USA since the end of World War II. Corrective actions
to traditional development policies are needed, to add more
choices and balance to the development pattern and to make
it more environmentally sound.
This
HVCEO Plan's definition of Responsible Growth is consistent
with the definition of this term formulated in 2008 by Connecticut's
Responsible Growth Task force. This Plan's definition is
as follows:
---
1. INFILL WITHIN CENTRAL AREAS:
This policy assists in creating a relatively centralized
development pattern. Give priority for infill development
when excess infrastructure capacity to support it already
exists and proposed density is compatible with the neighborhood.
Give priority to the clean up of brownfields and reuse of
existing buildings in these areas.
---
2. LIMIT UTILITIES ON OUTER EDGE:
Don't extend sewer lines into outlying areas. Incorporate
the concept of "urban growth boundary" by avoiding
extension of development inducing water and sewer infrastructure
beyond the outer edge of the Future Growth Map's Primary
Growth Area.
---
3. CAUTION WITH LOWER DENSITY AREAS:
These areas have the capability to absorb some growth, but
only at intensities that can be permanently served by on-lot
or near-lot well and septic systems. Use open
space subdivision design to conserve the countryside
and rural lands here.
---
4. BALANCE HOUSING TYPES AND COSTS: Promote
a fuller range of housing price levels and unit types to
match the needs of the regional economic base and senior
citizens.
Both housing opportunities and design choices should be
expanded to accommodate a variety of household types and
needs. Improve the coordination of housing with the location
of jobs, transit and services.

Encourage
new housing options, such as the addition
of this dignified accessory apartment over a garage
---
5. MODERNIZE DEVELOPMENT OPTIONS: Encourage
much more emphasis in local planning on mixed
use, pedestrian
friendly and transit
oriented development and seek to promote a
sense of place.
Build
in such a way that alternatives to the automobile are more
feasible.
--- 6. PRESERVE WATER SUPPLY RESOURCES:
Limit development intensity and type on existing or potential
water
supply watersheds and existing
and potential major aquifers.
---
7. REVERSE GLOBAL WARMING: Greatly
expand the use of renewable forms of energy and energy conservation.
As the design and operation of the built environment has
a huge impact on energy use, encourage
new energy saving ideas in local development
regulations.
---
8. ABATE POLLUTION: All
aspects of conservation and development must serve to abate
air and water pollution and preserve environmental assets.
---
9. IMPROVE APPEARANCE AND PRESERVATION: Adopt
community design guidelines to integrate growth and enhance
community appearance. Consider a model such as Simsbury,
CT's award winning Guidelines
for Community Design.
Consider viewshed protection, with examples such as the
zoning methodology for
protecting viewsheds in Kent, CT or the Woodbury,
CT and Winsted, CT subdivision regulations, or Meriden,
CT and Suffield, CT zoning regulations.
To further protect character, each municipality should consider
assuming the significant additional design control powers
available under the Village
Districts Act with examples provided by Ridgefield
and Newtown.
2-2.
FUTURE GROWTH MAP CATEGORIES
GOAL:
Municipalities that balance and complement one another within
a regional context as recommended by the Responsible Growth
policies of this plan.
Development
Categories |
Water
and
Sewer Service |
Traffic
Capacity Investment |
Fixed
Route Transit Service |
Growth
Potential |
| 1.
Regional Center |
Serve
fully by public water and sewer |
First
Priority |
First
priority for intense service and intermodal transfer |
Mixed
uses,
highest densities |
| 2.
Near Central Area |
Priority
for service |
Second
priority |
Second
priority for intense service |
Mixed
uses, some housing at 3 or more units per acre |
| 3.
Primary Growth Area |
First
priority for service extensions from previous categories |
Third
priority |
Expansion
area for service |
Mixed
uses, some housing at 3 or more units/acre |
| 4.
Small Community Center |
On
site or community septic, no public sewers or water
for growth |
Shares
fourth priority |
Lower
priority |
Low
intensity mixed use, residential may be multi-family. |
| 5.
Low Density Area |
On
site or community leaching field. No sewers for growth |
Shares
fourth priority |
No
fixed route service |
Almost
entirely residential |
| 6.
Semi-Rural Remote Area |
On
site or community leaching field. No sewers for growth |
Lowest
priority |
No
fixed route service |
Almost
entirely residential, density may be lower than carrying
capacity |
1. REGIONAL CENTER:
the Future Growth Map promotes adaptive reuse and high development
priority for the centers of Danbury and New Milford. Within
the Housatonic Valley Planning Region, Central Danbury is
the primary regional center and Downtown New Milford is
the secondary regional center.

Downtown
Danbury is the Region's hub
REGIONAL CENTER CATEGORY DETAILS:
THE CENTERS OF DANBURY AND NEW MILFORD
CONTAINING TRADITIONAL CORE BUSINESS AND HOUSING, ALONG
WITH SERVICES AND FACILITIES OF REGIONAL SIGNIFICANCE,
AND:
--- HAVING A CONVERGENCE OF TRANSPORTATION ROUTES AND
SYSTEMS;
--- ESTABLISHED BEFORE EXTENSIVE USE OF THE AUTOMOBILE
AND ORIGINALLY SERVED BY MIXED USE, PEDESTRIAN, TROLLEY
AND/OR RAIL ACCESS;
--- WITH HIGHER CAPACITY WATER, SEWER, ELECTRIC AND STREET
SYSTEMS WHERE DEVELOPMENT DENSITIES MAY BE RELATIVELY
HIGH;
--- HAVE COMPONENTS AND PHYSICAL GROUPINGS THAT ARE MUTUALLY
REINFORCING, AND WITHIN WHICH PEDESTRIAN CIRCULATION IS
EFFECTIVE.
PRIORITIES
AND POLICIES FOR REGIONAL CENTERS INCLUDE:
A. WHILE DENSITIES CAN BE THE HIGHEST IN THE REGION, THE
GOAL IS AN APPEALING SCALE WITH MIXED USE OPTIONS. INSURE
A DISTINCTIVE SENSE OF PLACE IN AN ACTIVE BUT NOT CONGESTED
ATMOSPHERE.
B. TOP PRIORITY FOR THE DEVELOPMENT OF MAJOR PUBLIC INSTITUTIONS,
PUBLIC TRANSIT SERVICES, AND LOCALLY DETERMINED TRAFFIC
IMPROVEMENTS. PRIORITY USE OF PUBLIC FUNDS FOR HOUSING REHABILITATION
AND RENEWAL, ENCOURAGEMENT OF THE ADAPTIVE ECONOMIC REUSE
OF EXISTING BUILDINGS OR REPLACEMENT WITH CONTEMPORARY CONSTRUCTION
SUPPORTIVE OF THE REGIONAL CENTER FUNCTION.
C. AUTOMOBILE PARKING RESOURCE IMPROVEMENTS DESIGNED WITH
A VIEW TO HISTORIC/TRADITIONAL CORE SUPPORT AND CONSISTENCY,
AS NEEDED TO MAINTAIN THE MULTI-TOWN SERVICE FUNCTION.
D. RECOGNITION AND REINFORCEMENT OF THE ECONOMY OF SPACE,
TIME AND ENERGY, AND RECOGNITION OF PROBABLE HIGH POSITIVE
COST-BENEFIT RATIOS FROM PUBLIC FACILITY INVESTMENTS.
E.
CONSIDER DEVELOPMENT AROUND TRANSPORTATION NODES TO SUPPORT
THE VIABILITY OF TRANSIT ORITENTED DEVELOPMENT AND A PEDESTRIAN
FRIENDLY ENVIRONMENT.
F.
ASSURE THE CONSERVATION AND RESTORATION OF CULTURAL AND
HISTORICAL RESOURCES.
2.
NEAR CENTRAL AREA:
largely developed near central locations, including major
sections of Danbury and New Milford, also much of central
Bethel, central Ridgefield, the Branchville Village section
of Ridgefield, the Georgetown Area in Redding, central Newtown,
and parts of the Route 7 Corridor in Brookfield. Complete
the development of these areas using Responsible Growth
principles.

Route
6 in Bethel showing existing sidewalks in blue and needed
additions in red, a "Near Central Area" that will
complete its
development using a specially tailored Responsible Growth
corridor plan.
NEAR CENTRAL AREA CATEGORY
DETAILS:
LAND
AREAS ALREADY LARGELY BUILT UP THAT HAVE NEAR CENTRAL, ENERGY
EFFICIENT LOCATIONS AND THAT:
--- ARE FOUND LOCATED A) AT THE PERIPHERY OF THE REGIONAL
CENTER CATEGORY, B) AS THE CORE OF A TRADITIONAL TOWN OR
VILLAGE CENTER, OR C) AS SEPARATED BUT CONVENIENTLY LOCATED
COMMUNITIES HAVING A DISTINCTIVE SOCIAL OR ECONOMIC BASE;
--- HAVE MANY STABLE, FULLY DEVELOPED AREAS WITH NEIGHBORHOODS
IN WHICH NO CHANGE IS NEEDED;
--- ARE USUALLY PROVIDED WITH WATER, SEWER AND UTILITY SYSTEMS
AND WHICH HAVE OR MAY BE ADJACENT TO PUBLIC TRANSIT SERVICES;
--- MAY HAVE MODEST AMOUNTS OF LAND REMAINING AVAILABLE
FOR GROWTH, AND MAY HAVE AGING BUILDINGS OR SITES WHERE
INFILL CONSTRUCTION OR REHABILITATION OR CREATIVE REUSE
WOULD MAKE THE BEST USE OF AN ENERGY EFFICIENT LOCATION;
--- ARE LOCATED WHERE THE PROMOTION OF INVESTMENT COUPLED
WITH EXPANDED PUBLIC TRANSPORTATION AND HOUSING CHOICE WILL
REDUCE INEFFICIENT SPRAWL DEVELOPMENT.
PRIORITIES
AND POLICIES FOR NEAR CENTRAL DEVELOPED AREAS:
A. MAINTAIN THE CHARACTER OF EXISTING TOWN AND VILLAGE CENTERS
AND PRESERVE SOUND EXISTING NEIGHBORHOODS. ASSURE THE CONSERVATION
AND RESTORATION OF CULTURAL AND HISTORICAL RESOURCES. CONSIDER
MIXED USE DEVELOPMENT.
B. PROMOTION OF INVESTMENT IN THESE AREAS, INCLUDING EXPANDED
WATER AND SEWER SERVICES AND PUBLIC TRANSPORTATION, INSTEAD
OF SPRAWL TO MORE OUTLYING LOCATIONS.
C.
CONSIDER DEVELOPMENT AROUND TRANSPORTATION NODES AND ALONG
MAJOR TRANSPORTATION CORRIDORS TO SUPPORT THE VIABILITY
OF TRANSPORTATION OPTIONS AND A PEDESTRIAN FRIENDLY ENVIRONMENT.
D. LIMITATION ON INTENSITY OF USE TO ACHIEVE AN APPEALING
SCALE AND DISTINCTIVE SENSE OF PLACE, AND CAPABLE OF ACCOMMODATING
THE AUTOMOBILE ON EXISTING STREETS AND ON-SITE WITHOUT DETRIMENT
TO NEIGHBORHOOD CHARACTER.
E. IN SOME CASES THE PHYSICAL AGING OF BUILDINGS WILL REQUIRE
REHABILITATION AND CREATIVE REUSE WHICH LOCAL ZONING SHOULD
ACCOMMODATE WITH SUPPORTIVE TECHNIQUES.
3. PRIMARY GROWTH AREA:
The Future Growth Map recommends priority for sewer and
water system expansion in these areas. They share the energy
efficiency of central areas and have major roadways and
public transit nearby. Much of the Region's growth will
be attracted by market forces to these areas.
From
the perspective of an anti-sprawl centralizing policy,
new low density development in these areas is wasteful
of scarce public infrastructure. Rather, densities for
residential translating into three or more dwelling units
per acre, rather than one or less than one, should be
favored.
Included
in this category are parts of Danbury and New Milford,
and also central sections of Brookfield, central Bethel,
the central and western Route 6 portions of Newtown, and
Ridgefield's Route 7 and 35 intersection area.
PRIMARY GROWTH
AREA CATEGORY DETAILS:
USUALLY ADJACENT TO OR EXTENSIONS
OF REGIONAL CENTERS AND NEAR CENTRAL DEVELOPED AREAS,
BUT SLIGHTLY LESS CENTRALIZED, HAVING SIGNIFICANT VACANT
OR UNDERUTILIZED LAND FOR DEVELOPMENT AND CAPABLE OF BEING
SERVED BY PUBLIC WATER AND SEWER SYSTEMS AND TRANSIT EXTENSIONS.
POTENTIAL FOR:
--- NEAR TERM DEVELOPMENT WHICH WILL BE CLOSE TO THE REGIONAL
CENTER OR NEAR CENTRAL DEVELOPED AREAS;
--- MAY ALSO HAVE LONG TERM DEVELOPMENT POTENTIAL DEPENDENT
UPON LATER EXTENSIONS OF CENTRAL WATER AND SEWER SYSTEMS,
AND CONNECTION TO TRANSPORTATION SYSTEMS.
--- THE WAY IN WHICH THE PRIMARY GROWTH AREA DEVELOPS
WILL HAVE A DOMINANT INFLUENCE ON THE SHAPE OF THE REGION
AND THE REGION'S ABILITY TO ACCEPT GROWTH, FOR THESE AREAS
CONTAIN THE POTENTIAL FOR USING AVAILABLE WATER AND SEWER
SERVICE TO THE BEST RESOLUTION OF SOMETIMES CONFLICTING
ECONOMIC, ENERGY, HOUSING, ENVIRONMENTAL AND TRANSPORTATION
RELATED GOALS.

Boehringer
Research and Development in
Ridgefield is within a Primary Growth Area
PRIORITIES
AND POLICIES FOR PRIMARY GROWTH AREAS:
A. CONSIDER DEVELOPMENT AROUND TRANSPORTATION NODES
AND ALONG MAJOR TRANSPORTATION CORRIDORS TO SUPORT THE
VIABILITY OF TRANSPORTATION OPTIONS. FACILITATE MIXED
USE DEVELOPMENT AND PEDESTRIAN FRIENDLY ENVIRONMENTS.
B. SYNCHRONIZE WITH NATIONAL AND STATE GROWTH, ENERGY,
AIR AND ENVIRONMENTAL POLICIES THAT WILL INCREASINGLY
FAVOR THESE NEAR-CENTRAL LOCATIONS FOR NEW JOBS AND DWELLINGS.
C. PROVIDE FOR MORE INTENSIVE GROWTH IN THESE AREAS TO
BALANCE THE LESS INTENSIVE LAND USE POLICIES APPROPRIATE
IN OUTLYING LOWER DENSITY NEIGHBORHOODS AND SEMI-RURAL
REMOTE AREAS.
D. SEWER SERVICE CAPACITY OF CENTRAL SYSTEMS SHOULD BE
DESIGNED WITH CAPABILITY TO SERVE PRIMARY GROWTH AREAS.
RECOGNIZE THAT IT IS ALREADY THE POLICY OF CT OPM AND
CT DEP TO MATCH SEWER CAPACITY TO SUCH AREAS AS SHOWN
ON THE STATE CONSERVATION AND DEVELOPMENT POLICIES PLAN.
E. AREAS RESERVED AND DEVELOPED FOR RESIDENTIAL PURPOSES
SHOULD USUALLY PROVIDE FOR THREE OR MORE DWELLING UNITS
PER ACRE IN ORDER TO MAKE ENERGY EFFICIENT USE OF THESE
NEAR CENTRAL LOCATIONS.
F. DEVELOPMENT IN PRIMARY GROWTH AREAS CAN INCLUDE NEW
DEVELOPMENT AT TRADITIONAL NEW ENGLAND VILLAGE MIXED USE
DENSITIES.
G. GROWTH POLICY ALONG HIGHWAY CORRIDORS SHOULD LIMIT
THE TOTAL NUMBER OF DRIVEWAYS AND ENCOURAGE WELL PLANNED
GROUPS OF COMPATIBLE USES, IN LANDSCAPED SETTINGS, AS
AN ALTERNATIVE TO STRIP DEVELOPMENT. ACCOMPLISH THIS GOAL
BY ADOPTING AS ZONING STANDARDS CORRIDOR
DRIVEWAY AND ACCESS MANAGEMENT PLANS PREPARED BY HVCEO.
H.
ASSURE THE CONSERVATION AND RESTORATION OF CULTURAL AND
HISTORICAL RESOURCES.
4. SMALL COMMUNITY CENTER:
Here the clustering of relatively higher intensity or
mixed uses in a pedestrian oriented hamlet environment
is recommended. The six Small Community Centers in the
Region are Gaylordsville in New Milford, Sherman Center,
New Fairfield Center, Bridgewater Center, and in Newtown
the three outlying hamlets of Dodgingtown on Route 302,
Botsford on lower Route 25 and Hawleyville Center on upper
Route 25.
SMALL COMMUNITY
CENTER CATEGORY DETAILS:
LOCATIONS BEST FOR THE GROUPING OF RELATIVELY HIGHER INTENSITY
USES DESIRED BY THE MUNICIPALITY;
--- GROUPINGS OF RESIDENTIAL, BUSINESS AND INSTITUTIONAL
FACILITIES, OFTEN HAVING AN HISTORIC PAST, OR AS TRADITIONAL
CENTERS IN SEMI-RURAL REMOTE AREAS, SERVED BY ON-SITE
WELL AND SEWAGE DISPOSAL SYSTEMS OR COMMUNITY WELL AND
SEPTIC SYSTEMS.

Small Community
Center in Bridgewater
PRIORITIES
AND POLICIES FOR SMALL COMMUNITY CENTERS:
A. SMALL COMMUNITY CENTERS MAY EXIST FROM THE PAST OR
CAN BE CREATED IN SUPPORT OF HAMLET DEVELOPMENT IN LOWER
DENSITY NEIGHBORHOOD AND SEMI-RURAL REMOTE AREAS. ASSURE
THE CONSERVATION AND RESTORATION OF CULTURAL AND HISTORICAL
RESOURCES IN THESE AREAS.
B. SUCH CENTERS REFLECT CONVENIENCE OF COMMUNITY SERVICES
AND COMMUNICATION, IN CONTRAST TO SCATTERED HIGHWAY-ORIENTED
STRIP DEVELOPMENT.
C. PATTERNS OF USE AND DEVELOPMENT ARE TO COMPLEMENT THE
SMALL CENTER FUNCTION AND AVOID PROJECTS THAT HAVE A MULTI-TOWN
MARKET OR SERVICE FUNCTION.
5. LOW DENSITY AREAS:
This category, designated for parts of eight municipalities
in the Region, surrounds the relatively central areas
and represents a distinctly more outlying "next ring
out" in the hierarchy of regional geography. Lengthy
sewer infrastructure extensions brought in from central
areas are discouraged here.
The challenge in these areas is to build for neighborhood
identity and communication. Some density transfer to maintain
overall low densities is needed to avoid spreading population
uniformly over the landscape, a sprawl pattern that would
harm aesthetics, the environment and open space preservation.
LOW DENSITY AREA CATEGORY
DETAILS:
LOW DENSITY NON-CENTRAL DEVELOPING
AREAS WITHOUT PUBLIC WATER AND SEWER SYSTEMS, HAVING THE
CAPABILITY TO ABSORB ECONOMIC AND HOUSING GROWTH, BUT
ONLY AT INTENSITIES THAT CAN BE PERMANENTLY SERVED BY
ON-LOT OR NEAR-LOT WELL AND SEPTIC SYSTEMS, INCLUDING:
--- LOWER DENSITY AREAS OCCURRING ON LANDS HAVING THE
SCENIC FEATURES OF NEW ENGLAND COUNTRYSIDE, WHERE OPEN
SPACE SUBDIVISION AND DESIGN CAN ADDRESS AND CONSERVE
SUCH FEATURES;
--- LANDS WHERE EXISTING TRANSPORTATION SYSTEMS ARE LARGELY
CAPABLE OF SERVING SUCH AREAS WITHOUT CAPACITY IMPROVEMENTS,
BUT WHERE SOME SAFETY IMPROVEMENTS MAY BE EXPECTED.
PRIORITIES
AND POLICIES FOR LOWER
DENSITY NEIGHBORHOOD AREAS:
A. AS
RECOMMENDED TO MUNICIPALITIES BY CT DEP, PLAN FOR
AN OVERALL DENSITY OF BETWEEN ONE AND TWO ACRES FOR EACH
DWELLING UNIT, AT LEAST TWO ACRES IN EXISTING OR POTENTIAL
WATER SUPPLY WATERSHEDS. COMMUNITY FACILITIES, BUSINESS
SERVICES AND ECONOMIC DEVELOPMENT WILL BE OF LOCAL SCOPE.

Single
family home in Low Density Area
B. GROUP DEVELOPMENT INTO NEIGHBORHOOD SETTINGS THAT AVOID
COMPLETE DISPERSAL OF POPULATION ACROSS THE LANDSCAPE.
MINOR NEIGHBORHOOD CONVENIENCE COMMERCIAL SHOULD BE ENCOURAGED
TO REDUCE TRIPS.
C. THE INTENT IS NO NEW SEWERS IN THIS CATEGORY. HOWEVER,
MINIMAL PUBLIC SEWER SERVICE INTRODUCED HERE TO SOLVE
EXISTING POLLUTION PROBLEMS SHOULD BE SIZED FOR POLLUTION
ABATEMENT ONLY. IT SHOULD ALSO BE COUPLED WITH LAND USE
POLICIES THAT AVOID GROWTH INDUCEMENT AND DENSITY INTENSIFICATION
BASED ON SEWER AVAILABILITY.
THUS THE INTRODUCTION OF CONVENTIONAL PUBLIC SEWERS ARE
NOT ENTIRELY PROHIBITED FROM THESE AREAS, SINCE SOME NEIGHBORHOODS
MAY HAVE FAILING SEPTIC SYSTEMS AND SEWER AVOIDANCE OPTIONS
ARE NOT WORKABLE.
D. SOME FULLY DEVELOPED NEIGHBORHOODS IN THIS CATEGORY
MAY HAVE SEWERS SERVING ONE ACRE RESIDENTIAL LOTS, A LOW
DENSITY FOR SEWER SERVICE. THESE NEIGHBORHOODS ARE BETTER
CLASSIFIED AS LOWER DENSITY NEIGHBORHOOD AREAS THAN AS
NEAR CENTRAL DEVELOPED AREA OR GROWTH AREA, SINCE THE
INTENT OF THIS CATEGORY IS TO AVOID NEW DEVELOPMENT AT
SEWERED DENSITIES AND THESE AREAS ARE FULLY DEVELOPED
WITHOUT THE POTENTIAL FOR MORE GROWTH.
E. CONSERVATION SUBDIVISIONS FOR ENHANCEMENT OF AESTHETICS
AND PROTECTION OF NATURAL RESOURCES ARE TO BE ENCOURAGED
AND IN CERTAIN CIRCUMSTANCES MIGHT BE REQUIRED BY SUBDIVISION
OR ZONING REGULATIONS.
F. WHEREVER CONSERVATION SUBDIVISION DESIGN RESULTS IN
MULTI-FAMILY HOUSING PATTERNS, OVERALL DENSITIES MUST
BE LIMITED TO ASSURE LONG TERM ON-SITE SEPTIC SYSTEM DISCHARGES
WILL MEET ESTABLISHED STANDARDS, FOR CENTRAL SEWER SYSTEMS
WILL NEVER BE EXTENDED INTO THESE AREAS.
G. CONFLICTS WITH AGRICULTURAL LAND USES MAY OCCUR AND
CAN BE MITIGATED WITH OPEN SPACE, FARMLAND PRESERVATION
PROGRAMS AND LAND DESIGN OPTIONS.
H.
ASSURE THE CONSERVATION AND RESTORATION OF CULTURAL AND
HISTORICAL RESOURCES.
6. SEMI-RURAL REMOTE AREAS:
Limited development is proposed for these least accessible
lands on the outermost fringe of the Region, including
all of Bridgewater and Sherman. Creative adaptation of
residential development for agricultural and open space
preservation is a goal in such outlying areas.
This regional fringe Includes northern segments of New
Fairfield, all of Sherman, northern and eastern New Milford,
all of Bridgewater, a small section of eastern Brookfield,
outlying parts of Newtown, eastern and southern Redding,
and a small section of western Ridgefield.
6.
SEMI RURAL REMOTE
AREA CATEGORY
DETAILS:
OUTLYING AREAS WHERE DENSITIES LESS
THAN THE MINIMUMS NEEDED TO SUSTAIN ON-SITE SEWAGE DISPOSAL
AND WELL SYSTEMS ARE REASONABLE IN ORDER TO RESIST GROWTH
PRESSURES THAT ARE BETTER CHANNELED TO MORE COST-EFFECTIVE
AND LESS REMOTE LOCATIONS, LANDS THAT;
--- MAY OCCUR IN OR MAY CHARACTERIZE OUTLYING COMMUNITIES
AND PARTS OF MUNICIPALITIES THAT ARE NOT RESPONSIBLE FOR
STIMULATING THE POPULATION PRESSURE RESULTING FROM REGIONAL
ECONOMIC GROWTH;
--- ARE DISTANT FROM THE REGIONAL CENTERS AND PRIMARY
GROWTH AREAS IN THIS REGION AND FROM SIMILAR CENTRAL AREAS
IN ADJACENT REGIONS;
--- ARE CHARACTERIZED BY CONTAINING THE REGION'S HIGHEST
PERCENTAGE OF VACANT, UNDEVELOPED LAND AND/OR AGRICULTURAL
AND MANAGED FOREST LANDS;
--- OFTEN CONTAINING OR BISECTED BY MAJOR SECTIONS OF
STEEP TERRAIN, OR RIVERS AND LARGE WATER BODIES, AND HAVING
ELEMENTS OF A SCENIC
RURAL ROAD SYSTEM, WITH LOW AVERAGE DAILY TRAFFIC
VOLUMES, OFTEN SUFFICIENT AS IS FOR THE SEMI-RURAL REMOTE
USE.

Farm
in Bridgewater, CT
with a fine view to rural hills
PRIORITIES AND POLICIES FOR SEMI-RURAL
REMOTE AREAS:
A. OUTLYING AREAS THAT ARE NOT RESPONSIBLE FOR STIMULATING
THE REGION'S ECONOMIC GROWTH SHOULD NOT BE OBLIGATED TO
ACCOMMODATE THE POPULATION PRESSURE RESULTING FROM THAT
ECONOMIC GROWTH.
B. LAND USE POLICIES SHOULD PROMOTE THE BASIC FUNCTION
OF SEMI-RURAL REMOTE AREA. TO DO SO THEY WILL NEED TO
ASSURE THAT REASONABLE ECONOMIC USES OF PROPERTY REMAIN
AVAILABLE TO OWNERS.
C. CONSERVATION SUBDIVISION OPTIONS FOR DEVELOPMENT ARE
NEEDED TO ASSURE REASONABLE ECONOMIC USE OF LAND AND TO
REDUCE ROAD ACCESS COSTS.
D. MAJOR INSTITUTIONAL AND OTHER INTENSIVE NONRESIDENTIAL
USES ARE DISCOURAGED IN THESE AREAS.
E. FARMLAND AND FOREST LAND PRESERVATION SHOULD BE ENCOURAGED
BY PROGRAMS TO REDUCE DEVELOPMENT PRESSURES AND TO ENHANCE
THE ECONOMIC VIABILITY OF FARMING AND FARM-FAMILY INDEPENDENCE.
F. INTRODUCTION OF NEW ARTERIAL HIGHWAYS OR MAJOR TRAFFIC
CAPACITY INCREASES ARE INCONSISTENT WITH THE FUNCTION
OF THESE AREAS.
7- 8- 9. CONSERVATION, PRESERVATION
AND HISTORIC OVERLAYS: These categories
consist of environmentally sensitive areas, preserved
lands, and historic areas within the categories above
that should be taken into account as planning, zoning
and state agency decisions are formulated.
Some features within the Conservation and Preservation
Categories and all features within the Historic Overlay
Category are too small to be included on the regional
Future Growth Map.
CONSERVATION OVERLAY
CATEGORY DETAILS:
IRREPLACEABLE
ENVIRONMENTAL AREAS, MOST IN PRIVATE OWNERSHIP, INCLUDING:
--- EXISTING AND POTENTIAL WATER SUPPLY WATERSHEDS AS SHOWN
ON MUNICIPAL AND STATE PLANS. INCLUDED ARE THEIR ENTIRE
DRAINAGE AREAS, EXCEPT LANDS IMMEDIATELY ADJACENT TO RESERVOIRS,
TRIBUTARY STREAMS AND OTHER DPH CLASS I AREAS WHICH ARE
CATEGORIZED AS PRESERVATION AREAS (TOO DETAILED TO BE SHOWN
ON GROWTH GUIDE MAP);
--- STEEPLY SLOPING AND MOUNTAINOUS TERRAIN UNSUITED FOR
DEVELOPMENT (TOO DETAILED TO BE SHOWN ON GROWTH GUIDE MAP);
--- FEMA MAPPED SPECIAL FLOOD HAZARD AREAS, EXCEPT THE NARROW
CENTRAL AND MOST SENSITIVE PORTION MAPPED AS THE FLOODWAY
WHICH IS CLASSIFIED AS PRESERVATION AREA (TOO DETAILED TO
BE SHOWN ON MAP);
--- STATE MANDATED STRATIFIED DRIFT AQUIFER PROTECTION AREAS
FOR EXISTING WATER SUPPLIES (EXCEPT FOR THEIR SMALLER WELLHEAD
PROTECTION COMPONENT, WHICH IS CLASSIFIED AS PRESERVATION
AREA) IN RIDGEFIELD, DANBURY, BETHEL, NEWTOWN AND NEW MILFORD
(TOO DETAILED TO BE SHOWN ON MAP);
--- OTHER STRATIFIED DRIFT AQUIFERS THAT ARE PROTECTED AS
EXISTING OR FUTURE RESOURCES BY LOCAL ZONING REGULATIONS
(BROOKFIELD’S NORTHERN AND SOUTHERN AQUIFERS, RIDGEFIELD’S
UPPER TITICUS AND NORTHERN GREAT SWAMP AQUIFERS, BUT TOO
DETAILED TO BE SHOWN ON MAP) ;
PRIORITIES AND POLICIES FOR CONSERVATION
AREAS INCLUDE:
A. IT IS THE RESPONSIBILITY OF THE PRESENT GENERATION TO
SERVE AS TRUSTEE FOR CONSERVATION AREAS IN ORDER TO PROTECT
THE QUALITY OF LIFE FOR FUTURE GENERATIONS.
B. MOST CONSERVATION AREAS CONTINUE IN PRIVATE OWNERSHIP
AND MAY BE USED FOR PRIVATE PURPOSES AUTHORIZED BY ZONING.
ZONING IN THESE AREAS MUST PROVIDE FOR REASONABLE ECONOMIC
USE OF PRIVATE PROPERTY AND MAY NOT BE SO RESTRICTIVE AS
TO CONSTITUE A PROPERTY "TAKING." HOWEVER, INTENSITY
AND TYPE OF LAND USE INCONSISTENT WITH CONSERVATION OF NATURAL
RESOURCES SHOULD BE AVOIDED.
C. SUITABLE LOCATIONS ARE IDENTIFIED IN THIS PLAN FOR INTENSIVE
DEVELOPMENT AND REGIONAL GROWTH WITHOUT THE NEED TO DEGRADE
OR DAMAGE CONSERVATION AREAS OR TAKE THE HEALTH AND SAFETY
RISK OF INTENSIVE DEVELOPMENT IN CONSERVATION AREAS.
PRESERVATION OVERLAY
CATEGORY DETAILS:
LAND AND WATER AREAS
OF CRITICAL ENVIRONMENTAL CONCERN REQUIRING GREATER RESTRICTIONS
ON USE THAN THOSE CLASSIFIED AS CONSERVATION AREAS, INCLUDING;
--- INLAND WETLANDS, INCLUDING SWAMPS, MARSHES AND BOGS
(TOO SMALL TO BE SHOWN ON GROWTH GIUIDE MAP);
--- ALL RIVERS, STREAMS AND WATER BODIES;
--- PUBLIC WATER SUPPLY WELLHEAD PROTECTION COMPONENT OF
STATE MANDATED AQUIFER PROTECTION AREAS (TOO SMALL TO BE
SHOWN ON GROWTH GUIDE MAP);

The
pristine West Aspetuck River in New Milford, CT,
classified in state plans as a possible future water supply
Photo courtesy of Rick Gottschalk
--- SELECTED WATER SUPPLY WATERSHED LANDS IMMEDIATELY ADJACENT
TO RESERVOIRS AND TRIBUTARY STREAMS, STEEP SLOPES, ETC.
(KNOWN AS CLASS I, TOO DETAILED TO BE SHOWN ON MAP).
--- THE FEMA MAPPED FLOODWAY PORTION OF SPECIAL FLOOD HAZARD
AREAS (TOO SMALL TO BE SHOWN ON PLAN MAP).
--- AGRICULTURAL LANDS FOR WHICH DEVELOPMENT RIGHTS ARE
OWNED BY FEDERAL, STATE OR MUNICIPAL GOVERNMENT, PRIVATE
FOUNDATIONS OR LAND TRUSTS (TOO SMALL TO BE SHOWN ON THE
GROWTH GUIDE MAP).
ALSO, LANDS KNOWN OR BEST JUDGED TO
BE PERMANENTLY PRESERVED FOR OPEN SPACE OR RECREATION, AND
WHERE DEVELOPMENT IS ONLY IN SUPPORT OF OPEN SPACE FUNCTIONS.
INCLUDED ARE:
--- FEDERAL, STATE, AND MUNICIPALLY OWNED PARKS,
FORESTS, AND OTHER OPEN SPACES AND RESERVES.
--- MAJOR LANDS PERMANENTLY PRESERVED FOR OPEN SPACE PURPOSES
IN QUASI- PUBLIC, COMMUNITY OR ASSOCIATION OWNERSHIP.
--- CT DPH DEFINED CLASS I WATER SUPPLY LANDS IN STATE,
MUNICIPAL OR WATER UTILITY OWNERSHIP.
PRIORITIES
AND POLICIES FOR PRESERVATION AREAS INCLUDE:
A. THE POLICY AND PRESUMPTION IS THAT PRESERVATION AREAS
ARE NOT TO BE DEVELOPED.
B. PORTIONS OF PUBLIC WATER SUPPLY WELLHEAD AQUIFER PROTECTION
AREAS MAY ALREADY BE DEVELOPED, AND INFILL DEVELOPMENT MAY
OCCUR, BUT ANY DEVELOPMENT ON WELLHEAD PROTECTION AREAS
SHOULD: 1) PRECLUDE NEW USES THAT ARE POTENTIAL HAZARDS
FOR GROUNDWATER, AND 2) ASSURE THAT THE MANNER OF OPERATION
OF EXISTING USES AND EXISTING AND NEW SITE DEVELOPMENT,
WASTE AND DRAINAGE PRACTICES PRECLUDES HAZARDS FOR THE WELLHEAD
AQUIFER PROTECTION AREA.
HISTORIC OVERLAY
CATEGORY DETAILS:
IRREPLACEABLE
HISTORIC RESOURCE AREAS, MOST IN PRIVATE OWNERSHIP. THESE
AREAS HELP SHAPE THE REGION'S UNIQUE REGIONAL IDENTITY AND
SPIRIT (NOT SHOWN ON MAP):
-- MUNICIPAL HISTORIC DISTRICTS OR ZONES AND VARIOUS
BUILDINGS ASSOCIATED WITH HISTORIC PRESERVATION;
-- HISTORIC DISTRICTS AND SITES FROM THE NATIONAL REGISTER
OF HISTORIC PLACES (SEE LIST FOR REGION'S
EIGHT FAIRFIELD COUNTY TOWNS, AND LIST FOR REGION'S
TWO
LITCHFIELD COUNTY TOWNS);
--
KNOWN ARCHAEOLOGICAL SITES AS INVENTORIED BY THE STATE OFFICE
OF ARCHAEOLOGY OR BY A MUNICIPAL COMMISSION;
--
VARIOUS CEMETERIES, MONUMENTS, MEMORIALS, BRIDGES AND OTHER
HISTORIC LOCATIONS AND FEATURES.
PRIORITIES
AND POLICIES FOR HISTORIC OVERLAY AREAS:
A. ENCOURAGE PRESERVATION AS THE FIRST PRIORITY FOR HISTORIC
BUILDINGS, SITES AND DISTRICTS. MAKE USE OF THE STRONG POWERS
OF THE CT
VILLAGE DISTRICTS ACT AND THE ADVISORY POWERS DISCUSSED
IN SIMSBURY CT'S GUIDELINES
FOR COMMUNITY DESIGN.

Excerpt
from the Ridgefield Town Plan showing
a "Local Historic Treasure Area", not officially
designated
as an historic district but still worthy of note in the
town plan.
B.
ENCOURAGE ADAPTIVE REUSE OF HISTORIC STRUCTURES THAT PRESERVES
THE CHARACTER AND INTEGRITY OF THE RESOURCE.
C. FOR DEVELOPMENT THAT OCCURS WITHIN OR NEAR HISTORIC SITES
OR AREAS, ENCOURAGE DESIGN PLANS THAT PRESERVE AND CONTRIBUTE
TO HISTORIC CHARACTER.
D.
ENCOURAGE THE PROTECTION OF POTENTIAL AND REGISTERED ARCHAEOLOGICAL
SITES UNTIL QUALIFIED PROFESSIONALS HAVE COMPLETED AN EVALUATION
AND IN SOME CASES EXCAVATED THE SITE.
E.
ADOPT ZONING AND SUBDIVISION REGULATIONS THAT REQUIRE ALL
APPLICANTS TO INQUIRE OF THE OFFICE OF THE STATE ARCHAEOLOGIST
IF THERE IS ARCHAEOLOGICAL POTENTIAL IN THE VICINITY. IF
VERIFIED, FOLLOW PROCEDURES RECOMMENEED BY THE STATE ARCHAEOLOGIST
AND FOLLOW DESIGN PLANS AND CONSTRUCTION PRACTICES THAT
CREATE THE LEAST POSSIBLE IMPACT ON KNOWN OR POTENTIAL ARCHAEOLOGICAL
RESOURCES.
2-3.
COMPARING REGIONAL AND
STATE PLAN MAP CATEGORIES
A key feature of HVCEO's Plan categories is their
ability to be readily compared with those in the
Conservation and Development Policy Plan for Connecticut
maintained by the CT Office of Policy and Management.
This is useful and deliberate, as state statutes require
that the regional plan and the state plan be compared and
their differences aired.
The state plan was first released in 1973 and has been updated
regularly. The current version, for 2005 - 2010, was approved
in 2005 by votes of the Connecticut House of Representatives
and Connecticut State Senate.
A key purpose of the state plan is to guide state agency
decisions. It is especially powerful as a guide to state
regulators in the approval process for municipal sewer service
extensions.
The CT OPM web site provides convenient town and city excerpts
of the state plan map. These are nicely accessible as follows:
Bethel
on State Map ... Bridgewater
on State Map ... Brookfield
on State Map
Danbury
on State Map ... New
Fairfield on State Map ... New
Milford on State Map
Newtown
on State Map ... Redding
on State Map ... Ridgefield
on State Map
Sherman
on State Map ... Entire
Region on State Map ... State
Plan Map Index

Excerpt
from the State Plan legend, showing
its category
definitions. The HVCEO Plan
makes use of similar definitions, defined above.
HVCEO's
Future Growth Map categories are generally comparable in
their titles and detailed policies to state map categories,
as follows:
REGIONAL
CENTERS on the regional
map are generally comparable to the Regional Center
definition on the state map.
NEAR
CENTRAL AREA at
HVCEO is comparable to Neighborhood Conservation
on the state plan map.
PRIMARY GROWTH AREA mapped
at HVCEO is comparable to Growth Area on
the state map.
SMALL
COMMUITY CENTERS mapped
by HVCEO are comparable to Rural Community Centers
on the state map.
LOW
DENSITY AREA
in HVCEO's terms is comparable to the more accessible Rural
Lands as defined by the state.
SEMI-RURAL
REMOTE AREA in
this planning region is shown as the more outlying
and less accessible Rural Lands on the
state plan map.
CONSERVATION
AREA in
this Plan is similar to Conservation Area on
the state map.
PRESERVATION
AREA at
HVCEO is similar to Preservation Area on
the state map.
According to state statute HVCEO and the other regional
planning organizations are required to submit their draft
regional plans to OPM for comments and recommendations.
OPM's review will "determine if the proposed regional
plan of development is not inconsistent with the state plan."
A
key purpose of the HVCEO Regional Plan is to represent municipalities
as persuasive input to the state plan. While the differences
between regional and state maps has been narrowed over time,
differences remain.
2-4.
EVOLUTION OF
THE STATE PLAN MAP
The
map within the Conservation and Development Policies Plan
for Connecticut as it relates to our area has been changing
over time. This is due in part to state staff having at
times a limited understanding of area municipalities.
But
in fairness, it is also coupled with local officials themselves
providing input that has varied and changed during the decade
from one town plan update to another. Examples of how the
state plan has been amended thru time are shown below:

On
the lower right of the above graphic is shown Ridgefield's
and Redding's
Branchville and Georgetown areas in 1982 (left), in 1992
(center), and
then on the latest 2005 state map at right. They are continually
reshaped.
Then at top center the Route 7 and 35 sewered area in Ridgefield
first appears in 1992 and then is greatly reduced in 2005.

The
graphic above shows Brookfield on the state plan in 1982
(left), in 1992 (center), and then on the latest 2005 state
map at right.
State approval of a continuous corridor of growth along
Route
7 from Danbury
to New Milford thru Brookfield has slowly been accepted
on the state map.

The
graphic above shows New Milford on the state plan in 1982
(left), in 1992 (center), and then on the latest 2005 state
map at
right. The plan for New Milford's central and more heavily
developed
area has been shaped and reshaped over the decades on the
state map.