HVCEO REGIONAL PLAN - 2. FUTURE GROWTH MAP

--- 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 coordinating geographic policy of this Plan, the Future Growth Map, has as its goal improved planning and development of 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.

Planning for sewers must be carefully coordinated with the municipal plan of conservation and development. In 2008 CT DEP offered a guidance document on how to coordinate these two planning efforts. See this link to the CT DEP guidance or contact HVCEO for a hard copy.

--- 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 AND PRESERVE KEY ENVIRONMENTS: All aspects of conservation and development must serve to abate air and water pollution and preserve key environmental assets such as rare habitats and water supply resources.

--- 9. IMPROVE APPEARANCE AND PRESERVATION: Adopt community design guidelines to integrate growth and enhance community appearance. Consider models such as Simsbury, CT's award winning Guidelines for Community Design. or the Storrs Center Special Design District and the Silas Deane Highway Architectural Guidelines.

Also of interest are the Downtown Torrington, CT design guidelines and selected design standards from Massachusetts.

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. Suburban 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. RECOGNITION AND REINFORCEMENT OF THE ECONOMY OF SPACE, TIME AND ENERGY, AND RECOGNITION OF PROBABLE HIGH POSITIVE COST-BENEFIT RATIOS FROM PUBLIC FACILITY INVESTMENTS.

D. CONSIDER DEVELOPMENT AROUND TRANSPORTATION NODES TO SUPPORT THE VIABILITY OF TRANSIT ORITENTED DEVELOPMENT AND A PEDESTRIAN FRIENDLY ENVIRONMENT.

E. 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, TRANSIT ORIENTED DEVELOPMENT 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 to 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, south 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
Danbury and Ridgefield is in 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 AND TRANSIT ORIENTED DEVELOPMENT. 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 TO OUTLYING SUBURBAN AREAS 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 nine Small Community Centers in the Region are Northville, Boardman Bridge and 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 SUBURBAN AND SEMI-RURAL REMOTE AREAS. ASSURE THE CONSERVATION AND RESTORATION OF CULTURAL AND HISTORICAL RESOURCES IN THESE AREAS.

B. SUCH CENTERS SHOULD REFLECT CONVENIENCE OF COMMUNITY SERVICES AND COMMUNICATION, IN CONTRAST TO SCATTERED HIGHWAY-ORIENTED STRIP DEVELOPMENT. PEDESTRIAN IMPROVEMENTS ARE NEEDED TO LINK USES, PROMOTE HEALTH AND REDUCE AUTO USAGE.

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. SUBURBAN 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 growth inducing sewer infrastructure extensions brought in from central areas are discouraged here.

The challenge in these areas is to build for distinctive neighborhood identity. 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.

SUBURBAN 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 SUBURBAN AREAS:
A. AS RECOMMENDED TO MUNICIPALITIES BY CT DEP, PLAN FOR AN OVERALL DENSITY OF BETWEEN ONE AND TWO ACRES FOR EACH DWELLING UNIT, AND AS RECOMMENDED BY CT DEP 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 "Suburban 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. SEEK TO PROMOTE DISTICTIVE NEIGHBORHOOD IDENTIES.

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 SUBURBAN AREAS THAN AS NEAR CENTRAL AREA OR PRIMARY 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 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 RELATIVELY LOW AVERAGE DAILY TRAFFIC VOLUMES, OFTEN SUFFICIENT AS IS FOR THE SEMI-RURAL REMOTE USE.

Collage of rural community life in Sherman, CT

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- 9-10. CONSERVATION, PRESERVATION, RARE HABITAT AND HISTORIC AREA OVERLAYS: These categories consist of environmentally sensitive areas, preserved lands, important habitats and historic areas within the categories above that should be taken into account as planning, zoning and state agency decisions are formulated.

7. CONSERVATION AREA
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 SUPPLY WELLS (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 GALLOWS HILL AND STILL RIVER MIDDLE AQUIFERS, RIDGEFIELD’S UPPER TITICUS AND 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 CONFISCATION OF PROPERTY.

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.

8. PRESERVATION AREA
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 Watershed 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 PLAN 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.

9. RARE HABITAT AREA
OVERLAY CATEGORY DETAILS:
IRREPLACEABLE HABITAT RESOURCES, MOST IN PRIVATE OWNERSHIP, INCLUDING:
--- IMPORTANT HABITAT RESOURCES FOR RARE, ENDANGERED, AND THREATENED SPECIES.

--- THESE AREAS INCLUDE FORESTED AREAS, ABANDONED FIELDS, INTACT WETLAND ECOSYSTEMS, AND MIGRATORY CORRIDORS.

--- THE STATE DEP HAS IDENTIFIED SEVERAL AREAS WITHIN THIS REGION CONTAINING LANDS WITH THESE QUALITIES WHICH HAVE BEEN IDENTIFIED IN THE STATE’S NATURAL DIVERSITY DATA BASE (NDDB). THESE ARE SHOWN ON THE REGIONAL NATURAL DIVERSITY DATABASE MAP, INCLUDING WITHIN THE TEN TOWN REGION 128 PLANT SPECIES, 55 VERTIBRATE ANIMAL SPECIES, AND 22 INVERTIBRATE ANIMAL SPECIES. SEE ALSO DEP MAPS FOR EACH MUNICIPALITY.

PRIORITIES AND POLICIES FOR RARE HABITAT AREAS INCLUDE:
--- AS RECOMMENDED IN THE 2007 BETHEL, CT PLAN, "AS PART OF THE LAND USE APPLICATION PROCESS, APPLICANTS SHOULD BE REQUIRED TO IDENTIFY NATURAL DIVERSITY DATABASE SITES ON THEIR APPLICATIONS AND TO CONSULT WITH DEP IF PROPOSING DEVELOPMENT ON LANDS IDENTIFIED AS AN AREA OF CONCERN IN THE NATURAL DIVERSITY DATABASE.

THE BETHEL INLAND WETLANDS COMMISSION REQUIRES THIS PROCEDURE IF ANY PART OF A PROPOSED DEVELOPMENT IS WITHIN OR ADJACENT TO A WETLAND OR WATERWAY.

THE PLANNING AND ZONING COMMISSION SHOULD ALSO REQUIRE THE DEP TO REVIEW AND COMMENT IF ANY PART OF A DEVELOPMENT PROJECT LIES WITHIN AN AREA IDENTIFIED IN THE NATURAL DIVERSITY DATABASE. THE COMMISSION SHOULD THEN ADOPT A PRACTICE OF CONSIDERING THE DEP’S COMMENTS AND INCLUDE THE COMMENTS AS CONDITIONAL REQUIREMENTS OF APPROVAL, TO THE MAXIMUM AMOUNT PRACTICABLE."

10. 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 CT);

-- 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. Call HVCEO for hard copies, or these are accessible at the following web links:

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
some of 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.

SUBURBAN AREA in HVCEO's terms is comparable to the more accessible Rural Lands as defined by the state map.

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. The differences between regional and state maps has been narrowed over time.

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 to the state that has varied and changed over the decades 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.