Boardman Road/Housatonic Avenue Industrial Area
and Route 7 Between Veterans Bridge & Boardman Bridge
Existing Land Use
This area, as defined by a recently completed land use study, is divided by the Housatonic River. The area on the east side of the river is primarily industrial in nature; while the west side, along Route 7, is primarily commercial. The components of land uses include:
- Large industrial uses along Boardman Road.
- Undeveloped hillside north and east of Boardman Road.
- A large industrial "brownfield" property along Housatonic Avenue and Aspetuck Ridge Road.
- A very large sand and gravel mine on the northern end of Boardman Road.
- Single family homes along River Road, adjacent to the Housatonic Railroad and the mine property.
- Small scale commercial uses, including retail, office and motels along Route 7.
Land Use Influences
- Although the site is centrally located, development of the area has been inhibited by poor access. The two major entrances to the area near the Boardman Road Bridge are off of Route 7 and the railroad underpass. The bridge was replaced in the early 1990’s and is adequate to serve anticipated needs in the area. However, the railroad underpass is a bottleneck due to inadequate clearance and geometry, and it cuts part of the area off from other industrial properties along Housatonic Avenue, as well as the downtown area.
- A large area has been subject to gravel extraction activities.
- Although the area is along the Housatonic River, it is essentially cut off from the river by the railroad tracks.
- There is significant land available for additional development. With road improvements, this area can support substantial industrial development.
- The area near Boardman Road is relatively flat, but there is a ridge along the east side of the area.
- There are small commercial uses along Route 7, south of the Boardman Road Bridge.
- The Century Enterprise Center Brownfield site is located just off of Route 7, and is directly accessible to Boardman Road, by way of Housatonic Avenue.
- A large age-restricted housing development (approximately 500 units) has been proposed for a site on the west side of Route 7.
- There are several single-family residences along Boardman Road.
- River Road has single-family residences along both sides of it, leading north of the Boardman Bridge.
EDC Strategic Initiatives
Road improvements are needed to improve access to this area.
The Housatonic Valley Council of Elected Officials investigated alternate improvements in 1995. These included several alternatives that rerouted the rail line. The study estimated the costs of these improvements; but any additional work to improve the road will require updating as to cost.
Although the primary goal of these improvements would be to improve access to this area from the south, an important secondary goal would be to maximize the amount of land that could be easily developed from the road alignment. Given this perspective, Alternative #6 from the 1995 HVCEO report would be the most advantageous. Alternatives #4 and #5 could also work effectively.
There are several properties that are zoned R-40 along Boardman Road. These properties are islands within the midst of Industrial zoning and should be rezoned to Industrial.
The ridge essentially separates the Industrial zoning along Boardman Road from the residential zoning along Aspetuck Ridge Road, except for the Century Enterprise Center. This should remain as the dividing line between industrial and residential uses.
It is appropriate that property zoned AAC be developed for active adult housing.
The homes along River Road are a sound, intact residential strip, but they are sandwiched between industrial zoning and railroad tracks. Industrial development near this residential area should be respective of the area, with adequate setbacks and buffering. In addition, development should be designed to minimize the volume of traffic on River Road.
The area along Route 7 from Boardman Road south of the Boardman Road Bridge should continue to be low intensity retail and associated service uses, with a high degree of design control, as an entrance into downtown New Milford.