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Land
Use Planning Program Workshops Offered
For
more information contact Jim Gibbons, Community Planning Director,
at (860) 345-4511 or email jim.gibbons@uconn.edu.
Note: The first three workshops
are the core classes taught by the Connecticut
Land Use Academy,
a new CLEAR effort supported by the CT Office of Policy and Management
(through funds provided by the Legislature) to provide “basic” training
and education to local land use commissioners.
- Roles and Responsibilities of Local Land Use Commissions
- Legal Procedures for Local Land Use Commissions
- Reading Maps and Site Plan Review
- Natural Resource Based Planning
- Conducting a Community Resource Inventory
- Preparing an Open Space Plan
- Farmland Preservation
- Keeping Animals in Residential Areas
- Farm Stands
- Working with Local Land Use Officials
- Benefits of Trees and Forestland
- Forestland Preservation
- Watershed Planning
- Planning for Greenways
- Open Space Management
- History of Open Space Protection
- Preparing an Economic Development Plan
- Commercial Development
- Strip Commercial and Big Box Retail
- Planning for Tourism
- Preparing a Plan of Conservation and Development
- Developing a Vision of Your Community’s Future
- Zoning Regulations
- Basic Elements of Zoning
- Lot Size and Net-Buildable Area
- Cluster Zoning and Conservation Subdivisions
- Subdivision Regulations
- Road and Driveway Design Standards and Stormwater
Management
- Dedication of Open Space and Fees-In-Lieu of Dedication
- History of Land Use in Connecticut
- Connecticut’s Changing Landscape
- Smart Growth – Is It Right for Connecticut?
- The Suburbs
- Parking Lot Design and Stormwater Management
- Development Standards
- Key Factors Influencing Urban Development
- Planning A Community Road Network (in progress)
- Roles and Responsibilities of Local Land Use Commissions
The roles and responsibilities of local planning, zoning, zoning board
of appeals, conservation, economic development, historic district
and design review boards are analyzed. Emphasis is placed on the
enabling legislation establishing the commission as well as significant
court cases that impact decision making. Zoning and subdivision regulations
as well as plans of conservation and development are highlighted.
- Legal Procedures for Local Land Use Commissions
Presented by members of the Connecticut Bar Association, this workshop
details the specific procedures that must be followed by local land
use commissions as they conduct official business. Highlighted are
proper notification, application timetables, time frames for making
decisions, how to conduct meetings and hearings, conflict of interest
and answers to frequently asked questions
- Reading Maps and Site Plan Review
How to read maps and materials submitted in a typical site plan. This
workshop covers the basic components of a map so land use officials
feel more comfortable working with these basic components of a land
use application. Also covered is tips on how to perform an effective
site plan review as a basis for land use decision making. Hands on
map interpretation exercises are also included in this session.
- Natural Resource Based Planning
Knowing what natural resources exist, how to inventory them and use
them as a basis of planning and land use decision making is stressed
in this workshop. The goal of directing development to areas with
natural resources capable of supporting proposed uses is emphasized
as well protecting those areas containing unique and valuable resources.
- Conducting a Community Resource Inventory
Before a community can determine what it needs or wants it must know
what it has in the way of significant resources. Hence, the important
first step in the land use planning process is to inventory your
community’s natural, cultural and economic resources. This
workshop describes how conduct a resource inventory and the key players
involved. It offers a suggested ten map set as a basic, localized
inventory and describes how the inventory can be used to assist land
use commissions as they review proposed development and open space
options.
- Preparing an Open Space Plan
Every community seeks to balance development and land conservation.
This workshop discusses open space and its importance to a community’s
quality of life. Covered are; the definition of open space, the many
different types of open space, five functional categories of open
space, the economic impact of open space protection, the key players
at the federal, state and local levels, suggested open space objectives,
how to prepare an open space plan, open space preservation techniques
and dedication of open space and fee-in-lieu of dedication at the
time of subdivision
- Farmland Preservation
Once the dominant land use in Connecticut, farmland is being subjected
to a number of land use pressures. What is farmland and its economic,
environmental and social impact on the community are addressed in
this workshop. Also covered are; ways to inventory farmland, how
involve farmers in the planning process, how to prioritize agricultural
sites, how to plan for farmland preservation and fold it into the
local plan of conservation and development as well as various farmland
preservation techniques. Emphasis is place on “creative development,” where
landowners identify areas they would like or need to develop while
prime farmland soils are protected for future use.
- Keeping Animals in Residential Areas
Many people enjoy keeping animals on their property. In the past scattered
development allowed landowners to keep as many different types of
animals as they wished. However, with increased development keeping
certain types of animals or number of animals can have negative impacts
on neighbors. This workshop emphasizes keeping horses in residential
areas. It covers; suggested best management practices to minimize
adverse impacts, how to plan keeping areas, pastures, shelters, and
fencing, the many state and local laws governing animals particularly
zoning and wetland regulations. Also covered are the many resources
available to assist those wishing to keep animals.
- Farm Stands
A common sight along roads in the summer is farm stands, structures
used for the display and sale of agricultural products. People like
to shop at roadside stands to obtain fresh, high-quality, locally
grown produce. Farmers turn to farm stands as a way of bypassing
the middleman and selling directly to consumers. While many view
the farm stand as an American institution representing their community’s
rural character, others view them as commercial uses that should
be regulated as to location, items sold, on-site characteristics,
and hours of operation. This workshop looks at farm stands from the
perspective of local land use officials, particularly zoning commissioners.
- Working with Local Land Use Officials
Many people feel intimidated when they must go to town hall to seek
permits, get zoning or subdivision approval or respond to a complaint
regarding their use of land. This workshop is designed for landowners
who wish to better understand the many regulations that impact their
land and the roles and responsibilities of the officials charged
with writing and enforcing those regulations. Suggestions are offered
on how to submit land use applications and how to effectively deal
with local land use officials.
- Benefits of Trees and Forestland
Trees provide many benefits—shade, beauty, windbreak, privacy,
cleaner air, less noise, less glare and higher property values to name
a few. This workshop looks at trees from the prospective of local
land use commissioners. Street trees, trees in parking lot landscaped
areas and preservation of trees on sites proposed for development are
discussed. Forested areas represent the largest land cover category
in our state yet few land use officials know how to inventory and plan
for this important renewal resource. Using the latest satellite imagery,
forest cover by municipality and region is discussed with emphasis
on to identify large unfragmented areas and incorporate them in natural
resource inventories.
- Forestland Preservation
Much attention has been given to farmland protection and open space
preservation, but relatively little has been devoted to forestland.
Forested areas represent close to 60% of our state’s total
area, yet rarely are they included in any detailed manner in land
use inventories and plans. In fact, most plans and zoning regulations
label forested areas as future development sites. This workshop covers
the many resources available to local land use officials so they
include forest lands in their planning. Emphasis is placed on how
inventory, and prioritize large unfragmented forested areas and how
to best fold them into open space plans and plans of conservation
and development. Particular emphasis is given to how officials might
work with forest landowners to encourage best management practices.
- Watershed Planning
In Connecticut land use decisions are made at the local level rarely
addressing the impacts of those decisions on the region or ecosystems.
Watersheds are ecosystems where all water drains to a common outlet.
As such it is important that local officials understand where water
wants to flow naturally and what impacts proposed development might
have on drainage patters. This workshop discusses what watershed
are, why they are important and watersheds originate in or flow into
each community. Successful watershed initiatives are reviewed and
suggestions offered as to how local officials can incorporate watersheds
in their inventories, plans and regulations.
Planning for Greenways
Greenways are corridors of open space that may protect natural resources,
preserve scenic landscapes and provide a place for people to walk,
or bicycle from place to place. There are close to 100 greenway initiatives
in our state that can serve as models to those interested in planning
for a greenway in their community. This workshop discusses what greenways
are, why they are important, how to plan for and fund a greenway project.
- Open Space Management
Many communities are extremely interested in preserving open space
but give little attention as to how the land will be managed once saved.
This workshop reviews the different types of open space by function
and discusses how function dictates stewardship. Options as to who
might be the best manager based on the nature of land are offered.
Covered are the responsibilities of various municipal boards and
officials, involved with land management, as well as the roles of
land trusts, neighborhood associations and the state.
- History of Open Space Protection
This workshop provides an in depth review of the history of the land
preservation in America. The influence of European traditions and
evolution of the park preservation movement is highlighted. By understanding
past trends and innovations, local land use officials can be better
equipped to plan for open space protection in their community. Stressed
is the need to have a plan and to concentrate on quality open space
parcels as opposed to a “let’s grab all we can as quickly
as possible,” approach.
- Preparing an Economic Development Plan
Economic development is vital to a vibrant community. It is necessary
to provide us the goods and services we require. Development is inevitable
but it might come in forms and places we don’t like. Communities
need to plan for economic development so they get the types of businesses
they want in the right locations. This workshop discusses how to
develop an economic development plan, the economic impact of various
land uses, the key players in economic development and the resources
available to local officials.
- Commercial Development
Most communities want or need commercial development but often fail
to properly plan for it. This workshop discusses the many different
types and sizes of commercial uses. It offers suggestions on how
to plan to get the type of commercial development that best “fits” in
with the character of their community. It also reviews past trends
and the latest developments in the commercial field. Particular attention
is paid to the roles of the economic development and zoning commissions
in attracting the type and scale of development that will be community
assets.
- Strip Commercial and Big Box Retail
Often cited as two conspicuous forms of sprawl are strip commercial
developments and big box stores. As the focus of this workshop these
two types of retail development are loved by some and detested by
others. What they are, their common characteristics, how they function
and the probability of them coming to your town are discussed. How
to plan to attract or avoid them as well as how regulate them is
covered. Also featured are illustrated examples of they might be
better designed.
- Planning for Tourism
Tourism is the fastest growing sector of our state’s economy,
yet few local plans adequately describe the existing or potential economic
impact of tourism on local budgets. This workshop discusses the many
definitions of tourism as well as how to inventory tourism related
resources and including chapters on tourism in local plans. There is
also a discussion on how to determine what forms of tourism best suite
your community. For example, does your community wish to attract chain
hotels/motels or bed and convert existing homes to bed and breakfasts?
- Preparing a Plan of Conservation and Development
One of the most important documents a community writes is the local
plan of conservation and development. The plan is the town’s
vision of what areas are to be developed by use and density and those
areas to be protected because they contain important identified resources.
The planning commission is charged with preparing the plan and updating
every ten years. This workshop discusses what the is and why its
important. It covers what shall and what might be included in the
plan as well as the legal procedures to be followed for plan adoption.
- Developing a Vision of Your Community’s Future
To be able to clearly annunciate to the world the future vision your
community has of itself can be a powerful message to those wishing
to live or work there. A community vision requires consensus that
in turn requires a lot of work to gain involvement in the vision
formulating process. How gain citizen involvement and achieve consensus
are the keystones of this workshop. Also discussed is the relationship
of this effort to the plan of conservation and development and how
to fold the vision statement into local regulations and public policies.
- Zoning Regulations
Zoning involves the division of a community into land use districts
and the regulation of uses, activities, and structures within those
districts. Typical zoning districts include residential, commercial,
and industrial. Connecticut communities are not required to have
zoning yet, all but three have adopted it. The history and legal
basis of zoning is discussed as well as the common elements of a
zoning regulation. The state enabling statutes are reviewed to describe
what is required to be all regulations and what might be included.
Emphasis is place on the relationship of zoning to subdivision regulations
and special permits.
- Basic Elements of Zoning
Zoning is a very powerful tool that shapes the form and functions of
our communities. Some people feel zoning is important to protect
property values while others view it as a form of communism where
big brother government dictates what you can and cannot do with your
land. Most communities see the benefits of zoning and have adopted
it as a way to control where and how we develop. All zoning regulations
has common basic elements that when understood clarifies the goals
and objectives of land use regulation.
- Lot Size and Net-Buildable Area
One
of zoning’s basic objectives is to establish minimum lot
sizes or the amount of land required before a structure can be placed
on a lot. For years local zoning officials relied on arbitrary lot
sizes ranging from an eight of an acre to three acres. Justification
for these lot sizes were usually very weak, often based on what they
could get away with or what the neighboring town had. Recently zoning
officials have become nervous with arbitrary lot sizes and wished to
establish standards based on research rather than whim. As a
result there is strong interest in tying lot size to the potential
carrying capacity of the land. Rather than using the amount of land
one owns as the basis of determining the number of structures that
can be built, officials use suitability of land to support proposed
uses or net buildable area as a basis to determine what areas
can be developed.
- Cluster Zoning and Conservation Subdivisions
Subdivision design is often criticized for generating lots that are
laid out resembling ice cube trays. These “cookie cutter” subdivisions
where viewed as creating bland suburban landscapes where every lot
looked alike. In reaction to this criticism, planners developed an
alternative design where required lot sizes were reduced, usually
in half, and as a result half of the tract was reserved as protected
open space. Clustering is a traditional land form. Early New England
towns had small home sites clustered around the town green while
farms had the home and barns clustered together and surrounded by
open fields. However, cluster development is of viewed with suspicion
as many feel it favors the landowner/developer to the determent of
the community. This workshop addresses all these issues and cites
examples of successful cluster developments as well as model conservation
subdivision regulations.
- Subdivision Regulations
In Connecticut anyone dividing a tract of land into three or more lots
is required to go before the local planning commission and obtain
a subdivision approval. This workshop reviews the legal basis for
subdivision regulations, the state statutes governing subdivision,
as well as what must be and what might be included in a subdivision
regulation. Emphasis is given to proposed site improvements, dedication
of open space, road standards, drainage, and storm water control.
- Road and Driveway Design Standards and Stormwater Management
Roads and driveway design standards are often found in local subdivision
regulations. Roads and driveways are major contributors to the amount
of impervious surface associated with development. It is well documented
that there is a direct relationship between the amount of impervious
surface in a watershed and water quality. As such it behooves local
officials to try to minimize impervious surfaces. Often communities
have a one design fits all occasions approach to roads and driveways.
This workshop explores alternate local road and driveway designs
that provide safe, secure vehicular passage and parking while at
the same time reducing their adverse impact on water resources.
- Dedication of Open Space and Fees-In-Lieu of Dedication
An important open space preservation tool available to local planning
commissions is the ability to require subdivision developers to dedicate
a portion of the land to be subdivided to be set aside or dedicated
as open space. In lieu of open space dedication the commission can
request the applicant to pay a fee and the money collected from these
fees is placed in a dedicated open space fund.
This workshop explains in detail how the dedication and fee-in-lieu
of dedication work. It stresses the need to have a resource inventory,
open space plan and plan of conservation and development as a basis
for determining which one is the most appropriate in various situations.
- History of Land Use in Connecticut
This workshop explores the many uses man has made of the Connecticut
landscape over time. The influences of geologic forces, natural resources,
economic developments and transportation systems on land use patterns
are analyzed. In some instances this workshop can be tailored to
individual communities based on the availability of historic data
- Connecticut’s Changing Landscape
Using satellite images, the University of Connecticut Center for Land
Use Education and Research (CLEAR) has produced maps and charts documenting
land cover change in Connecticut from 1985 to 2002. Highlighted are
developed areas as well as areas in agricultural and forest land
cover. This research has for the first time provided a basis to compare
land cover trends over time. This has proven especially useful in
discussions on smart growth and sprawl issues that are often debated
on emotion rather that hard research. The workshop reviews the research
and describes how it might be used by local land use officials in
resource inventories, open space plans, economic development plans
and plans of conservation and development.
- Smart Growth – Is It Right for Connecticut?
Local land use officials are often criticized for making decisions
that have led to sprawl or unplanned growth in open spaces. Smart
growth is often cited as an alternative. It suggests development
be clustered in areas that are already built, served with infrastructure
and mass transit and are pedestrian friendly. Others feel smart growth
proponents want everyone to leave the suburbs, sell their car and
move into high rise apartment in high crime urban centers. This workshop
addresses smart growth principles in terms of their applicability
to Connecticut communities. It also reviews satellite images showing
development patterns from 1985 to 2202 by town, region and state.
- The Suburbs
This workshop takes a look at the American suburb, a place loved by
many as a green retreat from urban ills and detested by others
as the epitome of sprawl featuring sterile, look alike subdivisions
of ticky tac houses inhibited by car dependent residents. The workshop
analyzes why people live in the suburbs, how they have evolved over
time and the positive as well as negative impacts the suburbs have
had on our lives.
- Parking Lot Design and Stormwater Management
This workshop analysis the parking lot, a ubiquitous feature of the
built landscape, from a land use planning perspective. It looks at
their function and design. Parking and landscaping standards are
reviewed as well suggestions as to how they might be worded to lessen
the amount of impervious surfaces and their adverse impact on water
quantity and quality.
- Development Standards
This workshop reviews some of the common design standards that have
shape our modern world. For example, how far the average person will
walk to get from one place to another or how malls are designed to
direct our attention to store fronts. It looks at some of the recent
trends in residential, commercial and industrial site design and
what the future might hold.
- Key Factors Influencing Urban Development
This workshop reviews some of major innovations that have impacted
development patterns. For example, the role of the car and highway
system as well as air conditioning has opened up areas to development
that were previously inhabitable. The skyscraper and elevator
allowed development to go up rather than spread out. These and other
interesting factors have greatly influenced where we develop.
- Planning A Community Road Network (in progress)
The Connecticut Legislature has provided local planning commissioners
with broad powers to plan for future roads. Unfortunately, few if
any communities have a road plan. This workshop reviews the legal
basis for local road planning and describes how to develop a future
road system. The workshop ties road planning into comprehensive land
use plans as well as build-out analyses. It feature some pertinent
GIS software such as Community Viz.
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