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Analysis of Wallingford, CT Plan of Development

May 6, 2008

Population Trends

The population growth analysis of Wallingford as laid out in the Plan of Development is built upon the premise that nearly all available land may eventually be developed. The town undertakes an assessment of all “vacant” residentially zoned land within its boundaries by determining the acreage and suitability of each for development. The net acreage of this assessment is multiplied by the units permitted per acre under current zoning restrictions to determine the quantity of potential new dwelling units.

The only land that is excluded from development considerations is that which has a prohibitively steep slope, is classified as wetlands, or has been cited for the construction of roads or oversized lots. Even within these limitations, however, there still exists a distinct bias towards development. As seen in Table 2 of the “Potential New Dwelling Units” attachment, 50% of both wetlands and land with steep slopes can be considered suitable for the construction of new dwelling units. This assumption highlights the propensity among town officials to pursue a course of development that may be at odds with the conditions present in the natural environment.

Using data from the 2000 US census and the Wallingford Building Department, the Plan of Development indicates that the town contained 17,567 total dwelling units as of June 2002. The results of the vacant land analysis show the potential for the construction of an additional 3,179 units, resulting in a total of capacity of 20,746 units. Multiplying this figure by 2.52, which is the 2000 US Census’ stated Wallingford household size, yields an ultimate population of 52,280, a 21.5% increase over the 2000 population.

Open Space

Fifteen percent of the land area in Wallingford is currently protected open space and a goal of 21% has been set by the Conservation Commission. Open space linkage, farmland and wetland protection, and the establishment of a green belt around the perimeter of town have been prioritized. Development of an open space management plan and consensus decisions regarding conservation easements, acquisitions of development rights, and property purchases have been recommended in the Plan of Development, although no funding sources have been referenced.

Emphasis has been placed on the protection of waterways and wetlands, however, the firmness of this stance seems to be directly contradicted by lackluster residential development requirements. The alleviation of non-point source pollution in watershed areas, primarily from storm-water runoff, was also afforded a relatively good deal of attention in the Wallingford Plan of Development. These important goals would be greatly helped by the creation of an open space management staff position as recommended by the POD.

A detailed list of current public and private open space acreage was provided with the Plan of Development. The Wallingford park system accounts for the majority of public open space in town, occupying 2,056 total acres of land. This is followed by the Wallingford Land Trust with roughly 270 acres and the public school system which manages nearly 260 acres of open space. Homeowners’ associations, golf courses, and shooting ranges account for the vast majority of privately help open space in town, controlling 763, 418, and 200 acres respectively.

Transportation

Like many other medium size towns in Connecticut, Wallingford’s transportation network is centered almost completely around the use of single-occupancy automobiles. The Plan of Development demonstrates this reliance by citing the respective 35% and 42% increases in daily traffic through Wallingford on I-91 and Route 15 between 1988 and 2000. As seen in the attached Table 8 “Average Daily Two-Way Traffic”, traffic on Route 5, Route 68, and every other major roadway serving the town has also increased substantially during that time period.

The Plan of Development lacks a cohesive long term transportation strategy as it supports commuter rail expansion in Wallingford while simultaneously recommending state-funded road widening. Without specifically mentioning the history of sprawl development in town, the POD does recognize the need to limit commercial development on Route 5 in an effort to avoid further traffic congestion. Referencing the Route 5 Corridor Study, the POD also recommends enforcing landscaping and open space requirements along the roadway. The POD further advises the commission of a similar study of Route 68, which has at some points seen a 100% increase in traffic in recent decades.

The lack of an integrated sidewalk network is another major point of emphasis in the Plan of Development. The joining of disconnected sidewalk sections is correctly cited as an immediate need if the effort to encourage increased walking is to succeed. Of particular concern in downtown and high density residential zones, the expansion of the sidewalk network will provide an alternative to automobile travel and foster the growth of a healthier, more livable town.

Filed under: Land Use Planning