--- 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.

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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

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.

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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.

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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.

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.

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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.

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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.

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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.

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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.