This is an unofficial 2020VISION PLAN by ABOUT TOWN.  For Weston CT.  Explore ideasEverything on this page is the work of its ABOUT TOWN author.  Graphics,photos, original art work.

       

As we have mentioned, the Town of Weston's Planning & Zoning Commission is at work now with a consultant - but a good deal of input is coming from volunteers.






Our meeting notes & photos from P&Z;   Town Plan page official;  l P&Z notices/meeting minutes, LWV of Weston KNOW YOUR TOWN DIRECTORY
    

   
       

2020 VISION PLAN IN FIVE IMAGES L-R: 
Previous Plan, assessor's map of the center of Town, concepts, existing land use, new legend/ideas/process.  CONSULTANT CHOSEN

First we note our interest in MALLS or how to nurture centrality.

And let us not forget MS4 - which is all about control over STORM WATER in an environmentally friendly way


C O L O R    C O D I N G ;   T A B L E    O F    C O N T E N T S   :    T H E    B I G   I D E A   -   L E T ' S   A C T U A L L Y    D O    I T    I N    2 0 2 0 

CHAPTER ONE:  Establish goals after review of 2010 Plan -do we need a new LEGEND?   Begin by developing a process

CHAPTER TWO (see Existing Land Use):  "Fact gathering made simple" - review "legend" for the land use map..

CHAPTER THREEWhere terrific ideas (or not) floated return to earth...

CHAPTER FOUR:  Are there neighborhoods in Weston?  Implementation of neighborhood action plansCHAPTER FIVE:   EXISTING LAND USE 2018 - SHOWING REMAINING LARGE PARCELS - HAVE WE REACHED "MANIFEST DESTINY" YET?

MAPS AND CHARTS WE CAN SHARE ON THE INTERNET - ORIGINAL GRAPHICS;  WORK IN PROGRESS

SCENARIOS;  What will the future bring?

CONCEPTUALIZATION:  If the Central Part of town is the "anvil" and the Northern Part of Town is "rural" how about the rest? 

CENTRAL PART OF TOWN.  THE HUB - no one can agree exactly where to draw its boundaries.  DETAIL, CENTRAL PART OF TOWN.  What's there?  A unified Schools Campus, the tertiary treatment plant servicing the schools, Town Hall/Library/Fire House #1, two churches, town swimming pond and oh yes, Weston Center.

SUBDIVIDED LANDS:  NORTHERN PART OF TOWN.  It is distinctly cooler north of Godfrey.

THE EAST SIDE OF WESTONSAUGATUCK RIVER VALLEY
Seven (7) sub-areas or "neighborhoods" maps.   Design "walkability" patterns within sub-areas.

THE RING

Under construction:  Three (3) sub-areas or "neighborhoods" maps and traffic count data and intersection turning movement studies.  More study of recent traffic patterns, etc.

CHAPTER SIX:  How this 2020VISION Plan will make Weston CT tailored to the next generation while respecting the natural environment.

CHAPTER SEVEN:  Timing is everything.  What is the first step to to take in Implementation?  And our sources in appendices.








All information on this webpage unofficial:  Color coded by About Town







CHAPTER ONE...

The engine of Weston democracy is volunteerism.  And why in extreme times we need our neighbors.  Among them the all volunteer Fire Department and E.M.S.








COMPARISON OF 2010 OFFICIAL AND ABOUT TOWN:

2010 OFFICIAL TOWN PLAN  Our version of a TOWN PLAN 2010 HERE.




Announcement at LWV of Weston "Speak Up 2018"
About Town is ready to start our own version of the 2020PLAN for posting online - to include a dozen maps at least - and one special feature will be to fulfill the D-O dream of linking open space...stay tuned!

ASSUMPTIONS: 

*DEFINITION OF "LARGE PROPERTIES (more than @25 acres in same ownership)" VACANT (not already subdivided).  Developers often own adjoining properties but in other names. 
**We note that there are two ways to approach "VACANT" land definition - from a planner's perspective, where land has not been subdivided, or from an Assessor's perspective, where "vacant" just means that subdivided lots do not have buildings or a use on them.  Since planners do not monitor property sales, and the Assessor does, you would be best served to use "snapshots" from the Assessor for some purposes and for a broader view, planner's data to know what might be re-subdivided or subject to zoning change requests.





Review of new concept from 2010 Plan of C&D.  It, the Plan, appears online here:  http://www.westonct.gov/media/file/TownPlanFinal%2808-20-10%29ssnewpagenumbersize.pdf

QUESTIONS:



A new Town Attorney (above) checking out inconsistencies with other parts of Town Code - can he look into adding subdivision reg language into zoning regs?




GOALS BY ANY OTHER NAME

WHERE ARE THE GOALS?  WHERE IN THE 2010 PLAN ARE THEY?  Pardon my raised eyebrow, but did I miss something?  Perhaps I did, as the process used in developing "goals" was a "sample survey" of the community.
 
DO A FULL SURVEY THIS TIME
.   Please - no FOCUS GROUP propaganda.


Review of goals were described in the FORUM article (they assigned a reporter to P&Z then).  This article noted that Weston life revolved around the schools.  Another suggestion of a focus was related to centrality including necessary infrastructure.  Active recreation was also cited as a goal. 


But for the life of me, I can't find this expressed in the Plan itself!  What were the Goals?  Shouldn't they be prominently stated up front?  This is the closest thing I could find:  
    "...Weston is a unique community with extraordinary resources, but it also faces significant challenges. While the Plan is not a legally binding document, it is the Committee’s (Commission's?) hope that the Plan inspires ideas, provokes discussions and helps guide Weston’s development and conservation efforts in a manner that preserves and protects the things that make Weston a unique and remarkable place to live. It is also our hope that the Plan will assist Weston to meet its challenges, creatively and decisively."   From Appendix #1, pp35-36, summary of survey results.  (NOTE:  These words appear as well on page one.)
The 2010 Town Plan asks, as well, on page one:
"How can Weston better protect its water supply, natural resources and rural character?

"How can economic development help Weston control property taxes? 

"How can Weston better utilize its  facilities to the benefit of all Weston residents?"


CENSUS OF WESTON 2018

Apparently, P&Z considered, much as is being proposed now, that only a sample of the people of Weston be asked some questions (pp35-36 of the Appendix #1) to give them their ideas on goals.   We propose here in December 2017 doing a CENSUS OF WESTON households - every last one of us!!! 

Doing a sample is by definition not unbiased - and Weston is small enough to be able to reach everyone with ease. 

We note as well from our experience some years ago that "focus groups" are by definition not without definite purpose in ultimately persuading (usually in a commercial or political setting). 





CHAPTER TWO - Fact gathering - in 2018 WE HAVE A MAP OF TOWN WITH LOT LINES AND BUILDING LOCATION THANKS TO G.I.S. FROM WestCOG

HOT TIP:  TAX ASSESSOR HAS THE BEST RECORDS FOR INDIVIDUAL PROPERTIES


Primary *and secondary**source material;  updated map of town (legend) with roads and property lines.   Our Town Plan 2020 research page.





Unofficial Existing Land Use Map 2018 above - Town Parks in this shade of green
We note that"developed" or subdivided property may have changed hands - as the Plan process goes on, these may change.
And we will be attempting to confirm the accuracy of 2018 map update above.  NOTE:  in the 1987 Plan update, a traffic study supplied a map of Town including all lot lines of subdivided property.
We will not use the new GIS maps linked to assessor's records online.  Protecting privacy is a concept that goes with living in the woods. We will design conceptual neighborhood maps in graphic format.




MAPS ARE ESSENTIAL OR DID WE SAY THAT ALREADY?


21ST CENTURY   
In Weston "DOWNTOWN" - Weston High School now doubled in size, parks, fields, Morehouse Farm Park...plus new Intermediate School ("3-4-5"), other matters.

  1. After obtaining a base map with roads and lot lines on it., from a consultant, perhaps, bring on the Prismacolor pencils - and the yellow tracing paper (21st century incarnation)!!!  
  2. Since we brought up "21st Century" enabling of land use... planners:  If you had to, could you interpolate the most recent aerial photos of town figuring out which were vacant? 
  3. And then see if Google has street views of the busy part (s) of town? That would be a "NO" on Google street view.   The absence of which isn't exactly critical to our efforts.  
  4. We expect to enlarge upon the "residential" definition if the information is available and reliable regarding location of legal apartments, home-offices with and without Special Permit designation.
  5. Speaking of Google as information/communication source:  https://www.nytimes.com/2017/05/13/technology/google-education-chromebooks-schools.html

 
       

BREAKING NEWS: 
The Tax Assessor GIS maps will be available for this online Plan purpose (we asked on Oct. 29, 2018 if we could use them for this "2020Plan")

Above, two of the three types of maps used in support of the About Town effort above.  SOURCE:  Tax Assessor (l) and U.S. Census (r)



N E I G H B O R H O O D S :   This is a new concept in 2020 - Weston used to consider itself, for planning purposes, homogeneous.  With the advent of a new COMPREHENSIVE PLAN APPROACH in 2018, it is appropriate to reconsider this assumption.  However, it begs the question because Weston is one neighborhood when it comes to its schools.   

2020PLAN RECOMMENDATION HYPOTHESIS:  WITH THE INCREASE IN WEATHER EVENTS, WE NEED OUR NEIGHBORS MORE THAN EVER.  Yes or no?
The reason we propose "neighborhoods" for planning purposes is that each one picture above has its own personality and specific problems.  Which are described below (maps in progress).  In addition, the Central Part of Town is the HUB, the ANVIL or whatever a catchy title you would like to describe "DOWNTOWN" as being.



      
  

SPEAKING OF MAPS...
WE OFFER "M
AP ONE" ABOVE LEFT (Source:  Assessor's Map).  A good community activity for P&Z would invite Westonites to the high school cafeteria to "fill in the blanks"

  1. Is there one at a "planning scale" of all roads in town with lot lines we can use and manipulate?  YES AND WE HAVE IT (NOT ONLINE) - how to classify them in 2018?  Other infrastructure?
  2. Are "neighborhoods" the same as when we last mapped Weston at the turn of the century?  How do these hold up against census data/block group boarders?
  3. The central part of town ("ANVIL") hasn't changed in its importance to the rest of Weston!  In fact, the $79 million school-town construction project began after a Special Town Meeting in 2001. 
  4. From Silver/Petrocelli & Milone&MacBroom DRAFT report in full, Facilities Plan updated for schools.






FROM OUR TOWN plan exercise in 1999, updated BY ABOUT TOWN for development since...

WHY IS IT COOLER NORTH OF GODFREY ROAD? Ans.:  Percentage of impervious surface very very low, sun's rays absorbed and not reflected back up, JMO.   (Source:  Assessor's Map).  We would have to invite 4-legged Westonites to this Sketch Plan event.  Have you ever been to Devil's Den?

  1.  Why is everything (almost) white in Map Two?  
  2.  Because north of Godfrey Road is The Nature Conservancy's Devil's Den. 
  3.  And Aquarion's Saugatuck Reservoir.  Among other "undeveloped" lands.
  4.  Aspetuck Land Trust had significant open space parcels here.  As does the Town of Weston itself.   
  5.  What role does Eversource play? 
  6.  INFRASTRUCTURE:  In Weston, with no sewer lines or public water supply lines (with minor exception at two spots abutting Westport), this means:
  •  Drainage structures on Town roads;
  •  Bridges (responsibility shared with CT),
  • The tertiary treatment plant on School Road - as well as
  • Cellular Communication towers,
  • Fire ponds,
  • Town wells for schools, Town Hall/Library/Fire House #1, as well as @28 homes near Transfer Station.








DONE:  Maps of the seven (7) sub-areas on the East Side of Town including including Katherine Ordway Preserve...we have just received permission to use GIS maps here.



Source:  Tax Assessor's Maps
THE SAUGATUCK RIVER VALLEY WAS UNIQUE A LONG TIME AGO.  It has its own church, firehouse, golf cOURSE and pre-zoning enclave
And it still is - even more so!  Why?  There might as well be a draw bridge or two or three across the main branch of the Saugatuck River just to get there.  For our Plan purposes, there are six (6) sub-neighborhoods in the Saugatuck River Valley.  Each of which will be shown in its own map soon...we note that the Lyons Plains Valley sits below the Samuel Senior Dam, holding back the waters of Aquarion's deep storage reservoir.  And the story of the construction of that reservoir appears here (although we believe that the Saugatuck Reservoir is part of the BRIDGEPORT service area as opposed to Norwalk):  http://www.westonhistoricalsociety.org/saugatuck-reservoir/
Tall Pines neighborhood

Pheasant Hill neighborhood





VALLEY FORGE
Although this was not closed to traffic, it is the link to "ring" sub-neighborhoods including the upper part of Valley Forge Road that was closed to traffic by Parks & Rec for a "pop-up" bike-walk event.

Country Club

 Stonybrook

 Lyons Plains Valley - "both sides now"
Lower Lyons Plains 




 MAP FOUR (note that there are three [3] sub-areas - or a "'three ring circus").  This is a conceptual map because the main review here will be related to traffic counts and intersection studies...to come.


The RING about the Central Part of Town follows topography.  TRAFFIC funnels to schools, Center & town hall/library.

LOCAL TRAFFIC AUTHORITIES ARE IN CHARGE OF TRAFFIC CONTROLS ON LOCAL STREETS
Sometimes the traffic pattern stalls when school bus traffic, or more likely, drop-off by parents, gets intense twice a day, especially in the mornings with commuting volume of thru traffic. 

The major roads in the RING will show in the final version of this "neighborhood" map, and are:

BETTER SAFE THAN SORRY
At the forefront of controlling what goes on in the RING, we think, is the Police Commission, whose job is to protect and preserve lives and property.



--------------


METHODOLOGY:  Our study from some years ago identified "neighborhoods."  Current maps from the Tax Assessor have better and more useful land/building information that can be included in definition of neighborhoods.









CHAPTER THREE - SCENARIOS





What is our Plan response to external forces/threats as  what the C.G.A. up to?

Check out 2020 population estimate below, U.S. Census data. 

Board of Education projections here.

Density is destiny?




NOT NEW IDEAS

     
CAMPUS OF THE FUTURE?  UTILIZE EXISTING INFRASTRUCTURE, REUSE FACILITIES, IN AN ENERGY IMPROVEMENT DISTRICT?








THREATS OR THE UNKNOWN OR GETTING THE RIGHT WORD OUT ON THE RIGHT PLATFORM (S)

       
ANSWER:   None of the above.  Inaccurate, according to C.E.R.C., decrease based upon CT assumptions as a whole.  Although massive increases unlikely (JMO).



Speaking of "threats"
What are the points of inflection on the way to our goals?  Goals, which as you may have noticed, are my own in this "version" of the Town Plan update. 









CHAPTER FOUR - Implementation exercises: 



THESE ARE THE STEPS TO TAKE IN DRAWING A PLAN










CHAPTER FIVE - I D E A S   &   F A C T S


THE FIRST
Street closings (temporary) for social interaction in neighborhoods the next big thing?  More sidewalks?  I like the "Explore Weston" title used in 2018.

 
ORIGINAL MAPS:  Compare 1999 Weston to 2018We have been at this since the State of Connecticut mandates Plan updates every ten years.



We've developed a new legend for land use mapping in Weston with home occupation/business classification under the residential category. 

  1. So what is different from the unofficial picture on the left just above?  In 2017, only 2 of the large open properties are still vacant
  2. Check out northern part of town for remaining large empty parcels one of which above has been recently purchase by ALT. 
  3. Let's not forget what is underwater!  An entire community disappeared as a result of Saugatuck Reservoir/Samuel Senior Dam construction completed @1938.
  4. AND SPEAKING OF WATER:  What did Weston do for an encore after Dominski-Oadrock 1976 study?
  5. Or how about LACHAT TOWN FARM - a joint effort by the Town of Weston and The Nature Conservancy.  That's what you call a "public-private partnership."



YOU HAVE TO START ENVISIONING CHANGE BY DEVELOPING BROAD CONCEPTS



Scenarios - GOALS/ & OBJECTIVES related to growth.

Imagination at work, tempered by reason:  3 concepts require local changes/modification in zoning/circulation planning - not fully spelled out here.  

High Growth (more than 50% increase in population): 
  1. Can only take place by provision of public water supply and sewer lines.
  2. Tertiary treatment /private wells not adequate.
  3. Population growth supports second shopping center on East Side of town.
Medium (maintain present density): 
    1. Maintain "centrality" concept
    2. Maintain tertiary treatment in the central part of town, private wells everywhere else.
    3. Heavy emphasis on circulation planning including walkability and connecting open space, public safety
Low-build (small reduction in population as per C.E.R.C. projection):
  1. Schools regionalized (State of Connecticut mandate)
  2. Tertiary treatment abandoned, replaced by common septic for schools;
  3. All residences served by private wells, septic systems

IMPLEMENTATION 

And not to imply this is the last consideration, but where does public input fit in?  There should be a separate plan developed for public input.  One first step...



Everyone in town should be involved in implementation (i.e. recent Board of Selectman "objective" for house-numbering I.D. for best Fire Department/EMS response).  And if you have trouble keeping track of Boards and Commissions, here is the LWV of Weston's "Know Your Town Directory" online:  http://www.westonct.gov/media/file/KnowYourTownDirectory-2018rev.pdf





W H A T    I S    O U R    P R O C E S S  ?



"SEEK AND YOU WILL FIND DEPARTMENT" and if you can't find what you are looking for, just ask About Weston here

Why we named this website "ABOUT WESTON."   It contains all the work we've done over the years...as simplified for the web.  We are committed to academically pure forms of research, FWIW.

To begin with, we wanted to call it "About Town" the same as our weekly column in the Weston FORUM.  But it should be no surprise to anyone that that original idea was not original.  "About Town" URL was taken back in 1998 when we began this online activity. 

Who is watching you online?  We know that lately we seem to be a source for activity on "Town Plan 2008-2018" (our observations of P&Z and related matters).

Previousy we had noted visits to our Strategic Planning page as well as the Selectmen 2017-2019 page. 

"MALL," which is new as well, attempts to discuss major issues confronting our town and external forces involved. 

Do we fit the description of a "New Town" or some other urban design approach to making Weston a home for "centrality?"  And now this page, "2020," continuing to develop data and reports about our original ideas foe the new Town Plan.





A I M    F O R    1 0 0 %   A L W A Y S


"WHAT IF...THEN?" OR THINKING LIKE A COMPUTER ALGORITHM
Before you get started with the 2020 Plan, however, there are a few questions you might be interested in considering:

If we are talking Town Plan of Conservation & Development and a consultant, please check this report.  We would advise P&Z or the Board of Selectmen/Board of Education to send out a simple survey to every household in town on different colored paper/if online different font, asking them questions such as:  "In order to help our Planning & Zoning Commission in the preparation of the 2020 Plan of Conservation and Development, please answer the following questions"...
Are there children in your household, (Y-N)

How long have you lived in Weston (total years), (0-5, under 10, under 20, more than 20)?

Are your property taxes too high? (Y-N)

What you like best about Weston, in order (peace and quiet, schools, location, civility, other).


Are you registered with the Town of Weston for special services in emergencies?  We will have to check to see if this is the correct link to use.  "Signing up" for CODE RED after major series of storms something the Board of Selectmen noted - if we recall correctly, now about half the households have done so.


If history is any assurance, there will be an overwhelming response.   And 2020 implies that this planning tool might provide...vision?

ABOUT TOWN Town planning experience doing research goes back to the days before computers.  Primary data is where you find it. 
Working with primary data from official records of licensed junkyards, we developed techniques to analyze it.  Our topic was the secondary materials industry in NYC and impact on neighborhoods (a small section of the NYC Plan of C&D). 

WESTON CENSUS OF CHILDREN
In the Town of Weston, population 10,000+, not only can you reach every household (@3400) but assessor's records in the public domain and other sources can provide answers to corroborate actual responses.  It was About Town's pleasure to work on this project.  Three times the Town sent out such a "Census" before putting the $79 million proposition to the voters - the last undertaken by the IT department at Town Hall.  The first two were directed by the Board of Selectmen and assisted by the P.T.O.'s.

DOWNTOWN PEDESTRIAN MALLS
Having gone through the rigors of developing an original topic of research and completing a PhD dissertation on it, it is clear that how you frame your questions and limit your topic will provide the best data for analysis.  Here is a link to a published article from it:  https://books.google.com/books?id=pggsCvRaXJcC&pg=PA229&lpg=PA229&dq=downtown+pedestrian+malls+wirtenberg&source=bl&ots=IwmMNH3HdV&sig=cis53qsJ7cdey11OQbz0J2uJtpQ&hl=en&sa=X&ei=6EWXVbnGLcP2-AGT54GgCQ&ved=0CDEQ6AEwBQ#v=onepage&q=downtown%20pedestrian%20malls%20wirtenberg&f=false

NON-CONFORMITY IN THE C.G.S.






SOURCES:  Which are "primary" and which are "secondary?"  We are pretty strict - although some might want to consider U.S. Census "primary" we are more inclined to take it with a grain of salt.  As Mark Twin said...according to a source I find handy to use but don't believe all the time, and from my own statistical research training teachings, statistics don't lie...but misusing them is a favorite sport of those who would care to.


OTHER INFORMATION FOUND ON THE "ABOUT WESTON" WEBSITE (BESIDES JUST TYPING IN A WORD OR TITLE IN THE SEARCH BOX ON THE INDEX PAGE):

A map of town containing lot lines and structures:  http://weston.mapxpress.net/ags_map/


BEST FOR WESTON USE/OUR ORIGINAL SUSTAINABILITY STUDY 2012
https://en.wikipedia.org/wiki/Time_of_concentration


E.P.A. (link above) Revised June  2018 NATIONAL STORMWATER CALCULATOR USER'S GUIDE/on YouTube:  https://www.youtube.com/watch?time_continue=18&v=ibZTm4_ZQxg
https://www.epa.gov/sites/production/files/2018-06/documents/swc_users_guide_desktop_v1.2.0.1_june_2018.pdf

U.S. Census of Population

http://www.aboutweston.com/censusmap.html

U.S. Census of Housing
http://www.aboutweston.com/cenhouses.html

VILLAGE DISTRICTS CT STATUTES
https://www.cga.ct.gov/current/pub/chap_124.htm#sec_8-2j

Strategic Plan part one
http://www.aboutweston.com/CraftingaStrategicPlanForWeston%27sFuturePhaseI050715.pdf

Global Facilities Committee
http://www.aboutweston.com/GFC.html

State of Connecticut Municipal Fiscal Indicators
http://www.ct.gov/opm/cwp/view.asp?A=2984&Q=383170

UCONN MAP CENTER
http://magic.lib.uconn.edu/

TOWN OF WESTON MAP PORTAL
http://weston.mapxpress.net/portal.asp

LINK TO OTHER TOWN PLANS, UPDATES/PROCESSES
https://townofreddingct.org/about-redding/town-plan/
https://goodmorningwilton.com/special-report-the-411-on-getting-involved-in-the-pocd-process-now/
http://www.eastonct.gov/sites/eastonct/files/u446/easton_plan_of_conservation_and_development_2018-2028_revised_draft.pdf
AVOID NEED FOR THIS:  https://www.youtube.com/watch?time_continue=70&v=UvXjmke8B7Q

SOURCE RELATED TO IMPLEMENTING STORM WATER PLAN AS WELL AS INDIVIDUAL LOT USE:   https://bmpstore.com/

2018 EASTON PLAN OF C&D PROPOSED:



FULL OF DATA ON WESTON.  EASTON'S NEW PLAN OF C&D
http://www.eastonct.gov/sites/eastonct/files/u236/land_use_-_draft_easton_pocd_for_ph_072518_bl_rfs.pdf



EDUCATION ON AREA FOR REGIONALIZATION?

We note that the bill HB5045 passed the House but with an amendment that rendered it pretty harmless.  It was not brought up in the Senate.
HOW THE LEGISLATURE HAS BEEN LEANING LATELY...ELSEWHERE ON THE TOWN PLAN OF C&D FRONT

THE GOVERNOR'S BILL: 
HB5045 - a step along the way to removing zoning power (CT STATUTES) from towns.  No more "sticks" with this amendment...extraction on the floor of the House.
(These comments come from About Town...what impact related to outside agencies and their potential influence on the next Town Plan update...should not be ignored or minimized).

-----------------------


DIRECT FROM C.G.A. P&D PUBLIC HEARING MARCH 16, 2018:





We note that this map was presented at P&D Public Hearing.  NOTE TO OUR P&Z ON PLAN UPDATE:  Weston is in the cross-hairs! 


What to do?  We should hire an environmental lawyer who will draft new zoning regs, rather than a planner, to assist with Plan rewrite.

Please be aware that this is the year that the hammer may very well drop on zoning as we have known it.  Or maybe next year, after the November elections - towns v. cities?

This does not mean anything by itself, because as the Commissioner stated, this bill will only require "checking the box" to get out from under, as the Commissioner of Housing said towns, especially in red, (as we heard it live on CT-N) should:



So what Weston has to do in the new Town Plan is revise its existing regulation in the following way: