High Density Housing in Fairfield
Important FT Call to Action
First, we apologize for the short notice. But, focused as we are on the Town's budget for next year, the importance of the upcoming TPZ meeting caught us by surprise. We have been learning about the very important and complex subject of zoning regulations, high-density housing, and affordable housing for a while through the efforts of a group of dedicated RTM members and other concerned citizens. They raise a lot of important issues that we have yet to digest and understand as completely as we'd like to.
With this in mind, please consider the following, compiled by a group of concerned citizens and elected officials.
On Tuesday, April 8 (postponed from March 11), the Town Plan and Zoning Commission (TPZ) is tentatively scheduled to consider public comments on an application to build a 33-unit affordable-housing complex at 145 Fairchild/110 Berwick avenues. This is a very important hearing - with implications for every Fairfield neighborhood. In addition, the TPZ will also hear an update on the Town's Affordable Housing Plan (by Mark Barnhart, Director of Community and Economic Development), and will decide whether to "recommend to public hearing" regulatory changes that, if approved, would set the stage for still more high-density projects.
After considering the information below, please:
With this in mind, please consider the following, compiled by a group of concerned citizens and elected officials.
On Tuesday, April 8 (postponed from March 11), the Town Plan and Zoning Commission (TPZ) is tentatively scheduled to consider public comments on an application to build a 33-unit affordable-housing complex at 145 Fairchild/110 Berwick avenues. This is a very important hearing - with implications for every Fairfield neighborhood. In addition, the TPZ will also hear an update on the Town's Affordable Housing Plan (by Mark Barnhart, Director of Community and Economic Development), and will decide whether to "recommend to public hearing" regulatory changes that, if approved, would set the stage for still more high-density projects.
After considering the information below, please:
To be considered, emails must be sent by Tuesday 3pm. (written letters may be handed in at the hearing itself)
Better yet, attend the meeting in person!
Date: Tues, April 8, 2014 (Tentative)
Time: 7:30pm
Place: McKinley Elementary School, 60 Thompson St
More Details
Many neighbors are concerned that potential changes to our zoning regulations and a resulting increase in high-density housing (a large number of such units are currently planned) will negatively affect our Town and its character in many ways. The potential impacts include reducing open space, increasing both population density and traffic congestion, and overburdening our police, fire, recreation and other municipal services. The greatest financial impact of more high-density housing would be the associated increase in school enrollment, invariably leading to the need for more school facilities and an even bigger BOE budget. Over the past ten years, Fairfield's overall population grew less than 3% while our school enrollment has risen 18%, which was a major driver of the 50% rise in BOE spending over this period.
Three projects currently proposed by developers include:
Some of these high-density projects also qualify as "affordable housing" which entails more complex but less restrictive zoning regulations. Such projects are allowed to avoid compliance with certain local zoning regulations if at least 30% of their units meet the state's standards of being affordable. All this makes it more difficult for citizens to understand what effectively can and cannot be built, and what the impact on our Town will be.
More specifically, the proposed changes, which remove many existing restrictions to overbuilding, would apply across all of Fairfield wherever there is a "Designed Residence District." The existing regulations already allow added density for affordable housing developments. Expanding them further will limit the TPZ Commission's discretion when deciding whether to approve future projects town-wide.
As part of the pending application for the Fairchild/Berwick apartments, the developer is seeking to make significant changes to Fairfield's zoning regulations. The proposed changes, if approved, would have permanent, town-wide impact:
The TPZ Commission needs to retain as much discretion as possible, not tie its own hands by approving these new regulations. It is critical that our elected officials retain the ability to make appropriate decisions on development proposals that are in the best interests of the Town. Like other towns, Fairfield needs to look at options to deal with State guidelines regarding affordable housing, but our TPZ should not be pressured into limiting our options and thus preventing prudent decision making in the future.
General comment regarding Fairfield's TPZ:
Through its control and implementation of zoning regulations, the TPZ has enormous power over what and where people can build (e.g., subdivisions, “McMansions” and Affordable Housing), and thus over how many people live in Fairfield, how much traffic there is on our streets, how many students attend our schools, the diversity of our population, the character of our neighborhoods, whether Fairfield looks and feels more like a city than a New England town, how well we protect our environment and natural resources, and how much of our tax burden falls respectively on the owners of residential, commercial and industrial property. Ultimately, this means that TPZ has a major impact on the quality of our lives and the value of our properties.
For information from Fairifeld Taxpayer on the importance of TPZ and Fairfield's very out-of-date Master Plan,Click Here
Better yet, attend the meeting in person!
Date: Tues, April 8, 2014 (Tentative)
Time: 7:30pm
Place: McKinley Elementary School, 60 Thompson St
More Details
Many neighbors are concerned that potential changes to our zoning regulations and a resulting increase in high-density housing (a large number of such units are currently planned) will negatively affect our Town and its character in many ways. The potential impacts include reducing open space, increasing both population density and traffic congestion, and overburdening our police, fire, recreation and other municipal services. The greatest financial impact of more high-density housing would be the associated increase in school enrollment, invariably leading to the need for more school facilities and an even bigger BOE budget. Over the past ten years, Fairfield's overall population grew less than 3% while our school enrollment has risen 18%, which was a major driver of the 50% rise in BOE spending over this period.
Three projects currently proposed by developers include:
- 33-unit affordable housing apartment development on Fairchild and Berwick Avenues - across the street from a 54-unit affordable housing complex currently under construction;
- 96-unit apartment building on Bronson Road along the Mill River; and
- 197-unit apartment building proposed for Fairfield Metro Center.
Some of these high-density projects also qualify as "affordable housing" which entails more complex but less restrictive zoning regulations. Such projects are allowed to avoid compliance with certain local zoning regulations if at least 30% of their units meet the state's standards of being affordable. All this makes it more difficult for citizens to understand what effectively can and cannot be built, and what the impact on our Town will be.
More specifically, the proposed changes, which remove many existing restrictions to overbuilding, would apply across all of Fairfield wherever there is a "Designed Residence District." The existing regulations already allow added density for affordable housing developments. Expanding them further will limit the TPZ Commission's discretion when deciding whether to approve future projects town-wide.
As part of the pending application for the Fairchild/Berwick apartments, the developer is seeking to make significant changes to Fairfield's zoning regulations. The proposed changes, if approved, would have permanent, town-wide impact:
- allowing a density of 66 bedrooms on less than half an acre;
- removing existing limitations on the type of road that the development will use so that this large development can be crammed onto side streets where parking and vehicle access are limited;
- increasing lot coverage so that this large apartment structure can be located as close as 4.5 feet from property lines;
- allowing the building to be four stories tall (up to 45 feet in height) regardless of the height of surrounding homes;
- allowing a total floor space of nearly 1.5 acres;
- allowing apartment units as small as 750 square feet; and
- allowing only one off-street parking space per apartment unit, even for two-bedroom apartments, so that all other cars will have to park on the adjoining street.
The TPZ Commission needs to retain as much discretion as possible, not tie its own hands by approving these new regulations. It is critical that our elected officials retain the ability to make appropriate decisions on development proposals that are in the best interests of the Town. Like other towns, Fairfield needs to look at options to deal with State guidelines regarding affordable housing, but our TPZ should not be pressured into limiting our options and thus preventing prudent decision making in the future.
General comment regarding Fairfield's TPZ:
Through its control and implementation of zoning regulations, the TPZ has enormous power over what and where people can build (e.g., subdivisions, “McMansions” and Affordable Housing), and thus over how many people live in Fairfield, how much traffic there is on our streets, how many students attend our schools, the diversity of our population, the character of our neighborhoods, whether Fairfield looks and feels more like a city than a New England town, how well we protect our environment and natural resources, and how much of our tax burden falls respectively on the owners of residential, commercial and industrial property. Ultimately, this means that TPZ has a major impact on the quality of our lives and the value of our properties.
For information from Fairifeld Taxpayer on the importance of TPZ and Fairfield's very out-of-date Master Plan,Click Here
