Select below to go directly to the Growth Guide Map. It is is two overlapping sections for ease of use. Text explaining the map is available below. |
The map categories are summarized as follows:
| Map Category |
Water and Sewer Service |
Traffic Capacity Investment |
Fixed Route Transit Service |
Growth Potential |
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| Regional Center |
Serve fully by public and sewer |
First Priority |
First priority for intense service and intermodal transfer |
Many uses, highest densities |
| Near Central Developed Areas |
Priority for service |
Second highest priority |
Second priority for intense service |
Multiple uses, Some housing at 3 or more units per acre |
| 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 |
| Lower Density Neighborhood Areas |
On site or community well or septic system |
Fourth priority |
Service more centralized or may originate here when linking |
Primarily residential, housing at carrying capacity, cluster viable |
| Semi-Rural Remote Area |
On site well & septic system. No sewers for growth |
Lowest priority, expressway crossing discouraged |
No fixed route service |
Almost entirely residential, density may be lower than carrying capacity |
| Small Community Center |
On site or Community well or septic system, no public sewers or water for growth |
Shares low fourth priority |
Low priority |
Low intensity mixed use, resid.may be multi-family. |
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INTRODUCTION
The Housatonic Valley Council of Elected Officials (HVCEO), composed of two mayors and eight first selectmen, is by state law responsible for preparing this advisory Growth Guide Map. The guide map is the key regional reference for coordination of interlocal planning. It is also used for evaluating utility and transportation investments, water resource use and protection policies. This regional guide is comprehensive in its design. This means that the various components of growth such as residential development, water supply, economic development and roadway capacity are all coordinated with each other in a logical way. Local growth impacts neighboring communities. Natural resource, sewer, and transportation systems are inherently regional in nature. Due to these facts, state statutes authorized regional planning back in 1947. The goal then, and now, is to provide perspective so that local decision making is aware of regional factors. Each municipality must make hard choices if it wishes to maintain its character, function efficiently, and absorb the economic growth that many desire. The Growth Guide Map presented herein offers a coordinated blueprint for that desirable future. The map is to serve as input when municipal planning commissions update their plans of development, also to influence the development of transportation and utility systems and zoning map changes. |
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PLANNING STRATEGY IN THE MAP
A modestly centralized development pattern for the Region is advocated by the Growth Guide Map presented herein. It is an achievable modification of unchecked sprawl forces.
A fundamental purpose of the Growth Guide Map is to reduce the negative effects of unchecked scattering of economic and housing development across the landscape. The Growth Guide Map offers a vision of the future that promotes adaptive reuse and high development priority for REGIONAL CENTER and NEAR CENTRAL DEVELOPED AREAS, the Region's central and near central locations.
The plan then recommends priority for sewer and water system expansions to nearby PRIMARY GROWTH AREAS. These areas have superior access to central areas and major roadways. As such, it is certain that much of the Region's growth will be attracted to these areas in any case.
From the perspective of a centralizing policy, low density development in these areas is wasteful of scarce public infrastructure. Rather, traditional New England village densities should be favored. For residential use, that usually translates into three or more dwelling units per acre rather than one or less than one.
For economic development, the policy translates into a recommendation for detailed planning for mixed use and multi-modal access where possible, similar to the innovations Newtown is attempting for its economic development area at I-84 Exit 9.
Surrounding these relatively central areas and representing the next ring out are LOWER DENSITY NEIGHBORHOOD AREAS. Here, long infrastructure extensions from the central areas are discouraged. 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 and the environment.
Limited development is then proposed for outlying SMALL COMMUNITY CENTERS and for SEMI-RURAL REMOTE AREAS on the fringe of the Region. Creative adaptation of residential development to farmland preservation, as achieved by Sherman, is a successful local model of rural development for outlying areas.
A balance of housing types and costs to match local employment and municipal residents' needs is also part of this growth guide's philosophy. The current mismatch is a vigorous driver of sprawl pressure, and the force behind the prevalence in the area of extremely long commutes. Simply, the municipal residential base and economic base should be planned together and sized to complement each other.
Densities are also planned in coordination with transportation investments and the classification of roadways by function. In addition, all growth must respect the special environmental sensitivities of CONSERVATION and PRESERVATION AREAS. |
REGIONAL CENTER: THE CENTRAL AND COMPACT AREA OF DANBURY CONTAINING TRADITIONAL CORE AREA COMMERCIAL, INDUSTRIAL, HOUSING AND DISTRIBUTION USES, ALONG WITH INSTITUTIONAL SERVICES AND FACILITIES OF REGIONAL SIGNIFICANCE. THIS CENTER SERVES THE ENTIRE REGION. PRIORITIES AND POLICIES FOR THE REGIONAL CENTER INCLUDE:
A. WHILE DENSITIES CAN BE THE HIGHEST IN THE REGION, THE GOAL IS AN APPEALING SCALE AND 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 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.
NEAR CENTRAL DEVELOPED AREAS: LAND AREAS ALREADY LARGELY BUILT UP THAT HAVE NEAR CENTRAL, ENERGY EFFICIENT LOCATIONS. PRIORITIES AND POLICIES FOR NEAR CENTRAL DEVELOPED AREAS INCLUDE:
A. MAINTAIN THE CHARACTER OF EXISTING TOWN AND VILLAGE CENTERS AND PRESERVE SOUND EXISTING NEIGHBORHOODS.
B. PROMOTION OF INVESTMENT IN THESE AREAS, INCLUDING EXPANDED WATER AND SEWER SERVICES AND PUBLIC TRANSPORTATION, INSTEAD OF OUTLYING URBAN EXTENSIONS AND SCATTER.
C. 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.
D. IN SOME CASES THE PHYSICAL AGING OF BUILDINGS WILL REQUIRE REHABILITATION AND CREATIVE REUSE WHICH LOCAL ZONING SHOULD ACCOMMODATE WITH SUPPORTIVE TECHNIQUES.
PRIMARY GROWTH AREAS: USUALLY ADJACENT TO OR EXTENSIONS OF THE REGIONAL CENTER OR 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 HAVING CAPABILITY FOR ENERGY EFFICIENT TRANSIT EXTENSIONS. PRIORITIES AND POLICIES FOR PRIMARY GROWTH AREAS INCLUDE:
A. 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.
B. NATIONAL AND STATE ENERGY, AIR AND ENVIRONMENTAL POLICIES WILL INCREASINGLY FAVOR THESE NEAR-CENTRAL LOCATIONS FOR NEW JOBS AND DWELLINGS.
C. PROVIDING FOR MORE INTENSIVE GROWTH IN THESE AREAS WILL BALANCE THE LESS INTENSIVE LAND USE POLICIES APPROPRIATE IN OUTLYING LOWER DENSITY NEIGHBORHOOD AND SEMI-RURAL REMOTE AREAS.
D. SEWER AND WATER SERVICE CAPACITY OF CENTRAL SYSTEMS SHOULD BE DESIGNED WITH CAPABILITY TO SERVE THE EXTENT OF PRIMARY GROWTH AREAS.
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 DENSITIES.
G. WHEN THE PRIMARY GROWTH AREA CLASSIFICATION, ALLOWING SEWER AND WATER UTILITY EXPANSION, OVERLAPS WITH WATER SUPPLY WATERSHED OR OTHER COMPONENTS OF THE CONSERVATION CATEGORY, THEN STRICTER STANDARDS MUST BE PLACED UPON DEVELOPMENT TO INSURE THAT ENVIRONMENTAL QUALITY IS MAINTAINED.
H. 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.
LOWER DENSITY NEIGHBORHOOD AREAS: LOWER DENSITY NON-CENTRAL DEVELOPING AREAS WITHOUT BASIC PRESUMPTION OF PUBLIC WATER AND SEWER SYSTEMS, HAVING THE CAPABILITY TO ABSORB GROWTH, BUT ONLY AT INTENSITIES AND IN AMOUNTS THAT CAN BE PERMANENTLY SERVED BY ON-LOT OR NEAR-LOT WELL AND SEPTIC SYSTEMS. PRIORITIES AND POLICIES FOR LOWER DENSITY NEIGHBORHOOD AREAS INCLUDE:
A. DEVELOPMENT INTENSITY WILL TYPICALLY INCLUDE AN OVERALL DENSITY OF BETWEEN ONE AND TWO ACRES FOR EACH DWELLING UNIT. COMMUNITY FACILITIES, BUSINESS SERVICES AND ECONOMIC DEVELOPMENT WILL BE OF LOCAL SCOPE.
B. DESIGNS ARE PROMOTED WHICH 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, PUBLIC SEWER SERVICE HERE TO SOLVE EXISTING POLLUTION PROBLEMS SHOULD BE SIZED FOR POLLUTION ABATEMENT ONLY, AND SHOULD BE COUPLED WITH LAND USE POLICIES THAT AVOID GROWTH INDUCEMENT AND DENSITY INTENSIFICATION BASED ON SEWER AVAILABILITY.
D. 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.
E. CLUSTER AND CONSERVATION SUBDIVISIONS FOR ENHANCEMENT OF AESTHETICS AND PROTECTION OF NATURAL RESOURCES ARE TO BE ENCOURAGED AND IN CERTAIN CIRCUMSTANCES MIGHT BE MANDATED BY THE MUNICIPALITY.
F. WHEREVER CLUSTER DESIGN RESULTS IN MULTI-FAMILY OR OTHER CONCENTRATED 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. DEVELOPMENT OF OR EXTENSION OF PUBLIC WATER SUPPLY SYSTEMS FOR LOWER DENSITY CLUSTER AREAS ARE NOT PRECLUDED AND COULD BE DONE TO SECURE POTABLE SUPPLY AND FIRE PROTECTION WHEN NOT SUBTRACTING FROM THE CAPACITY NEEDED FOR THE REGIONAL CENTER, NEAR CENTRAL DEVELOPED AREAS AND PRIMARY GROWTH AREAS.
H. CONFLICTS WITH AGRICULTURAL LAND USES MAY OCCUR AND CAN BE MITIGATED WITH OPEN SPACE, FARMLAND PRESERVATION PROGRAMS AND LAND DESIGN OPTIONS.
SEMI-RURAL REMOTE AREAS: OUTLYING AREAS WHERE DENSITIES EVEN 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. PRIORITIES AND POLICIES FOR SEMI-RURAL REMOTE AREAS INCLUDE:
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, AND TO DO SO WILL NEED TO ASSURE THAT REASONABLE ECONOMIC USES OF PROPERTY REMAIN AVAILABLE TO OWNERS.
C. CLUSTER AND CONSERVATION SUBDIVISION OPTIONS FOR DEVELOPMENT ARE NEEDED TO ASSURE REASONABLE ECONOMIC USE OF LAND AND TO REDUCE ROAD ACCESS COSTS.
D. SEMI-RURAL REMOTE AREAS ARE NOT NEEDED FOR HOUSING TO BALANCE REGIONAL ECONOMIC DEVELOPMENT OBJECTIVES. MAJOR INSTITUTIONAL AND OTHER INTENSIVE NONRESIDENTIAL USES ARE DISCOURAGE IN THESE AREAS.
SMALL COMMUNITY CENTERS: THESE LOCATIONS ARE BEST FOR THE GROUPING OF RELATIVELY HIGHER INTENSITY USES DEEMED NECESSARY BY THE MUNICIPALITY. PRIORITIES AND POLICIES INCLUDE:
A. SMALL COMMUNITY CENTERS MAY EXIST FROM THE PAST OR CAN BE CREATED IN SUPPORT OF CLUSTERING IN LOWER DENSITY NEIGHBORHOOD AND SEMI-RURAL REMOTE 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 CENTER FUNCTION AND AVOID PERIPHERAL PROJECTS BEYOND THE SUPPORT OF CENTER USERS.
CONSERVATION AREAS: IRREPLACEABLE ENVIRONMENTAL AND HISTORIC RESOURCE AREAS, MOST IN PRIVATE OWNERSHIP (NOT SHOWN ON THIS SUMMARY EDITION). INCLUDED ARE:
A. WATER SUPPLY WATERSHEDS CLASS II: ENTIRE DRAINAGE AREAS, EXCEPT LANDS IMMEDIATELY ADJACENT TO RESERVOIRS, TRIBUTARY STREAMS AND OTHER CLASS I AREAS WHICH ARE CATEGORIZED AS PRESERVATION AREAS.
B. STEEPLY SLOPING AND MOUNTAINOUS TERRAIN UNSUITED FOR DEVELOPMENT.
C. FEMA MAPPED SPECIAL FLOOD HAZARD AREAS, EXCEPT THE NARROW CENTRAL AND MOST SENSITIVE PORTION MAPPED AS THE FLOODWAY WHICH IS CLASSIFIED AS PRESERVATION AREA.
D. PROPOSED STATE MANDATED STRATIFIED DRIFT AQUIFER PROTECTION AREAS FOR EXISTING WATER SUPPLIES (EXCEPT FOR THE SMALLER WELLHEAD PROTECTION COMPONENT WHICH IS CLASSIFIED AS PRESERVATION AREA) IN RIDGEFIELD, DANBURY, BETHEL, NEWTOWN AND NEW MILFORD.
E. 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).
F. HISTORIC SITES LISTED AND MAPPED IN THE STATE ARCHAEOLOGIST'S INVENTORY, ALSO ALL MUNICIPAL HISTORIC DISTRICTS.
PRESERVATION AREAS: LAND AND WATER AREAS OF CRITICAL ENVIRONMENTAL CONCERN AND THEREFORE REQUIRING GREATER RESTRICTIONS ON USE THAN THOSE CLASSIFIED AS CONSERVATION AREAS (NOT SHOWN ON THIS SUMMARY MAP). INCLUDED ARE:
A. INLAND WETLANDS, INCLUDING SWAMPS, MARSHES AND BOGS.
B. ALL WATER BODIES.
C. PUBLIC WATER SUPPLY WELLHEAD PROTECTION COMPONENT OF STATE MANDATED AQUIFER PROTECTION AREAS.
D. SELECTED WATER SUPPLY WATERSHED LANDS IMMEDIATELY ADJACENT TO RESERVOIRS AND TRIBUTARY STREAMS, STEEP SLOPES, ETC. KNOWN AS CLASS I.
E. THE FEMA MAPPED FLOODWAY PORTION OF SPECIAL FLOOD HAZARD AREAS.
F. AGRICULTURAL LANDS FOR WHICH DEVELOPMENT
RIGHTS ARE OWNED BY FEDERAL, STATE OR MUNICIPAL GOVERNMENT, PRIVATE
FOUNDATIONS OR LAND TRUSTS.
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