Some area municipalities have gotten an extension for submitting their mandated affordable housing plans to the state in June, claiming they are seeking resident input. But for several who missed the deadline, building more low-rent units would be redundant as they’re already flush with affordable homes.
A state law enacted this year to amend a 1989 law requires each municipality to adopt an affordable housing plan by June 1, and at least once every five years thereafter.
Each town must file its plan with the town clerk’s office and post the plan on the municipality’s website. A copy of the plan must also be sent to the state Office of Policy and Management.
Area towns that have not yet finalized their plans include East Hartford, East Windsor, Enfield, Manchester, Somers, and Windsor Locks.
The 1989 state law set a goal of 10% of affordable housing in each municipality’s housing stock. If the 10% mark is not met, developers may propose projects that are not subject to local zoning regulations, with some exceptions.
Under state law, housing units are considered affordable for low- and moderate-income households if it costs them no more than 30% of the household’s income.
A person is considered low- or moderate-income if they earn less than or equal to the area median income as determined by the U.S. Department of Housing and Urban Development, so affordability varies from town to town. As such, what is legally deemed affordable in a Fairfield County community is vastly different than what qualifies in a Hartford County town.
East Windsor is among the area towns that has yet to finalize its plan, as it is launching a community survey to determine residents’ thoughts on the type of affordable housing and locations that should be considered, First Selectman Jason Bowsza said.
“We’re working on it,” but “it starts with community involvement,” he said.
However, Bowsza noted that East Windsor has already exceeded the 10% goal, with Mill Pond Village alone putting the town over the threshold. Mill Pond is a privately owned and managed apartment complex on 47 acres in the Broad Brook section of town.
While he doesn’t see any major shifts in East Windsor’s affordable housing development, Bowsza said he will wait to hear from residents.
Although, “I do think it’s front and center for us to preserve our rural character,” he said.
A general lack of housing in Connecticut is more of a problem for people who want to move here, because they can’t find a place to live, he noted.
“Housing stock in general does play a critical role in the health and expansion of economies,” he said.
Likewise, the state has granted East Hartford an extension on its affordable housing plan. But the town has also far surpassed the 10% goal with its current affordable housing stock at close to 16%, Development Director Eileen Buckheit said.
Part of the delay for many towns is the large number of vacancies in municipal government throughout the state, she said. The town planner position in East Hartford has been vacant since early June.
Still, a study on the town’s affordable housing stock is expected to be completed in December, Buckheit said.
While phrases like “preserving the rural character” and “historic preservation” are often bandied about, many towns with low affordable housing stock are often resistant to more because they don’t want housing values lowered, or to pay more in taxes for schools or social programs, supporters say.
It’s a problem that’s been playing out in Enfield for months over an often-contentious housing redevelopment plan being proposed by nuns.
The Felician Sisters of North America and their partner, nonprofit Boston-based Community Builders Inc., have been appearing before the local Planning and Zoning Commission for more than a year with a proposal for affordable senior and multi-family housing. Their plan to create an intergenerational campus on the nuns’ property at 1297 Enfield St. would require a zone change to convert the 28-acre parcel from a single-family housing zone to a special development district.
In response to residents’ concerns about possible effects on traffic, a historic district, and disruptions to the view from their homes, the Felician Sisters and Community Builders have scaled back their proposal and are now planning to build fewer rental units.
The Enfield PZC closed the months-long public hearing on the proposed zone change Sept. 8 and is waiting for legal review on a petition by residents to require a majority vote for approval before they decide the project.
And in Glastonbury, where affordable housing is severely lacking, residents are also getting involved.
Supporters of affordable housing in that town turned out for a public information hearing this week on the issue.
Although there was some support from the public for affordable housing in town, some questioned where it should go, as well as the effectiveness of the state’s affordable housing law, commonly known as 8-30g.
While proponents argue it helps develop homes for the lowest-income residents, Republican gubernatorial candidate Bob Stefanowski has said the law should be repealed.
He has also said that he supports affordable housing and that the state should work with municipalities to ensure there is a sufficient stock, but has not provided specifics.
“Inclusionary zoning,” which would require a certain percentage of each new development to consist of affordable units, is a possible answer, some Glastonbury residents said at a public hearing. Or counting accessory dwellings, such as attached in-law apartments or so-called “granny pods,” to get to the 10% total.
A 74-unit apartment building planned for the intersection of Manchester Road and Hebron Avenue that the Town Plan and Zoning Commission recently approved under the law, has come under fire from some Glastonbury residents, however.
Some at the meeting complained about losing local control under the state mandate, particularly when it came to education, while others said homeownership should be promoted instead. Other residents suggested the town buy out developers, or purchase empty parcels of land as a way to avoid undesirable multi-family buildings.
“Everyone here is for affordable housing, but not in our backyard,” said the Rev. Matthew Hogue-Smith of the First Church of Christ, Congregational, which is next door to Town Hall, at the public meeting.
Manchester Director of Planning and Economic Development Gary Anderson notes that since his town receives federal Community Development Block Grants directly from HUD, it is required to develop a series of affordable housing plans.
Manchester is also in the process of compiling a plan for the state, he said, adding that completion of a final draft is expected in about two months.
He echoed Buckheit’s comments, saying that like East Hartford, Manchester is also short-staffed, which has slowed the process.
“As with anything we do, we need to take the time to do this right,” Anderson said, adding that community input is also considered as residents want more housing choices.
“In many areas of the state, detached, single-family homes dominate and that’s not necessarily the housing type that everyone is looking for,” he said.
While Manchester has several relatively small housing construction projects underway, they are not necessarily considered “affordable” under the definition of state law.
Nonetheless, Manchester is exceeding the state’s 10% goal and currently has more than 14% of affordable housing in its stock, Anderson said.
Generally, he said that he is supportive of the state’s affordable housing law as it makes communities more welcoming to people of all income ranges.
“I like the idea of each municipality doing its share to house Connecticut residents and ensure housing choices exist no matter where the person or family lives,” Anderson said. “We are proud to be an inclusive community and recognize that we all benefit from that inclusivity.”
Journal Inquirer Staff Writer Susan Danseyar contributed to this story.
