High Density Housing
Introduction
High Density (HD) housing - be it apartment buildings or other multi-familiy dwellings - is a hot issue in Fairfield. Most people recognize the desirability of more such housing as a benefit to those looking to live in Fairfield in a smaller home and for the increased town diversity HD housing facilitates. Many citizens are concerned, among other things, that significant new high density housing units will exacerbate our traffic issues, further burden town services (schools, safety, public works and community) while paying relatively little in taxes to cover those incremental costs, and possibly permanently changing Fairfield's character for the worse.
From a long term quality of life standpoint, few issues are more important to get right in our opinion. Herein lies the problem and why we at Fairfield Taxpayer are trying to understand the basic issues and the implication of the choices made regarding HD housing. Our goal is to stimulate a well-educated dialog within the town regarding HD housing so that TPZ and our town leadership understand what it is that Fairfielder's want. In short, the town needs the input of informed citizens in order to make a plan that spells out how much HD we want and where we would ideally like it to be placed. Without this plan, we will undoubtedly be facing a drawn out game of "wack-a-mole" at TPZ meetings for the future, as developers continue to push the boundaries of our ordinates to their advantage, rather than our community's advantage. See the articles below which illustrate the concern. Keep in mind that while these projects may not be in your backyard, the "passing" of them will likely make it easier for developers to build HD housing elsewhere in town.
High Density (HD) housing - be it apartment buildings or other multi-familiy dwellings - is a hot issue in Fairfield. Most people recognize the desirability of more such housing as a benefit to those looking to live in Fairfield in a smaller home and for the increased town diversity HD housing facilitates. Many citizens are concerned, among other things, that significant new high density housing units will exacerbate our traffic issues, further burden town services (schools, safety, public works and community) while paying relatively little in taxes to cover those incremental costs, and possibly permanently changing Fairfield's character for the worse.
From a long term quality of life standpoint, few issues are more important to get right in our opinion. Herein lies the problem and why we at Fairfield Taxpayer are trying to understand the basic issues and the implication of the choices made regarding HD housing. Our goal is to stimulate a well-educated dialog within the town regarding HD housing so that TPZ and our town leadership understand what it is that Fairfielder's want. In short, the town needs the input of informed citizens in order to make a plan that spells out how much HD we want and where we would ideally like it to be placed. Without this plan, we will undoubtedly be facing a drawn out game of "wack-a-mole" at TPZ meetings for the future, as developers continue to push the boundaries of our ordinates to their advantage, rather than our community's advantage. See the articles below which illustrate the concern. Keep in mind that while these projects may not be in your backyard, the "passing" of them will likely make it easier for developers to build HD housing elsewhere in town.
Courts: TPZ Must Issue Affordable Housing Permit on Bronson Road
A Superior Court judge has ruled the Town Plan and Zoning Commission must issue a permit for an affordable housing development on lower Bronson Road. The zoning board’s original denial of the 94-unit Garden Homes project was appealed in 2014, and the courts remanded the case back to the TPZ to reconsider an amended access road plan. After holding a hearing that covered the entire proposal, and not just the proposed modifications, the TPZ again voted against the plan. Read More: Fairfield Citizen 3/9/17
A Superior Court judge has ruled the Town Plan and Zoning Commission must issue a permit for an affordable housing development on lower Bronson Road. The zoning board’s original denial of the 94-unit Garden Homes project was appealed in 2014, and the courts remanded the case back to the TPZ to reconsider an amended access road plan. After holding a hearing that covered the entire proposal, and not just the proposed modifications, the TPZ again voted against the plan. Read More: Fairfield Citizen 3/9/17
Bronson Road Housing Proposal Denied Again
The Town Plan and Zoning Commission was asked to reconsider part of a controversial affordable housing proposal. They did, but did not change their minds.
The zoning panel had denied the 8-30g application for a 95-unit building on lower Bronson Road near Interstate 95 in July 2014. Garden Homes, the developer, appealed that denial and the court remanded the application back to the TPZ earlier this year, instructing them to take another look at the access road. The single-access road into the development, with no turnaround, was one of the reasons for the zoning panel’s denial, particularly because of concerns about fire truck access.
According to the lengthy reasons for the latest denial, the TPZ said the court advised “the applicants should submit to the commission a fully-engineered site plan indicating the provision of the turning radii necessary to allow these and other larger vehicles to turn around and exit the site with minimal reverse travel, both via the elimination of four parking spaces and three units, as proposed, and by alternate means.”
The revised application submitted by Garden Homes reduced the number of units to 91, eliminated four parking spaces, and added three handicapped parking spaces and a fire lane. The plan called for a two-foot reinforced shoulder along the driveway. There was no turnaround provided, and at the May 24 hearing, the applicant argued the access drive met the state fire code.
The commission voted unanimously to deny the revised plans. Read more: Fairfield Citizen 7/14/16
The Town Plan and Zoning Commission was asked to reconsider part of a controversial affordable housing proposal. They did, but did not change their minds.
The zoning panel had denied the 8-30g application for a 95-unit building on lower Bronson Road near Interstate 95 in July 2014. Garden Homes, the developer, appealed that denial and the court remanded the application back to the TPZ earlier this year, instructing them to take another look at the access road. The single-access road into the development, with no turnaround, was one of the reasons for the zoning panel’s denial, particularly because of concerns about fire truck access.
According to the lengthy reasons for the latest denial, the TPZ said the court advised “the applicants should submit to the commission a fully-engineered site plan indicating the provision of the turning radii necessary to allow these and other larger vehicles to turn around and exit the site with minimal reverse travel, both via the elimination of four parking spaces and three units, as proposed, and by alternate means.”
The revised application submitted by Garden Homes reduced the number of units to 91, eliminated four parking spaces, and added three handicapped parking spaces and a fire lane. The plan called for a two-foot reinforced shoulder along the driveway. There was no turnaround provided, and at the May 24 hearing, the applicant argued the access drive met the state fire code.
The commission voted unanimously to deny the revised plans. Read more: Fairfield Citizen 7/14/16
An Innovative Approach to Affordable Housing
All across southwestern Connecticut, some of the wealthiest communities in America are grappling with the mandate to make room for those who are not wealthy. Some towns like Fairfield have implemented mandatory inclusionary housing programs, similar to those in New York City; Darien, after spending millions on blocking projects, has started building its own; while Milford, just a few inlets up the coast, has faced down numerous lawsuits and politicians have turned this issue into a reliable get-out-the-vote tactic. Read More: NY Times 4/25/16
All across southwestern Connecticut, some of the wealthiest communities in America are grappling with the mandate to make room for those who are not wealthy. Some towns like Fairfield have implemented mandatory inclusionary housing programs, similar to those in New York City; Darien, after spending millions on blocking projects, has started building its own; while Milford, just a few inlets up the coast, has faced down numerous lawsuits and politicians have turned this issue into a reliable get-out-the-vote tactic. Read More: NY Times 4/25/16
Darien Denied 2nd 8-30g Moratorium
After a second review, the State Department of Housing determined that the town of Darien is 4.5 points short of the necessary "housing unit equivalent points" to qualify for a state statute 8-30g moratorium. Read more: Darien Times 3/16/15
After a second review, the State Department of Housing determined that the town of Darien is 4.5 points short of the necessary "housing unit equivalent points" to qualify for a state statute 8-30g moratorium. Read more: Darien Times 3/16/15
Town Map for Perspective at AH Committee Meeting
Below are images of a map that was obtained via FOIA (Freedom of Information Act) from the town's AH Committee. It is NOT an official part of the AH Plan at this time and may never be. However, given the generalities of the discussion of AH, we felt it important for citizens to see where the natural targets for AH are: proximate to mass transit, defined as within one half mile of one of Fairfield's train stations or within one quarter mile of bus routes. Download the map, or click on the map sections below to see them enlarged.
Below are images of a map that was obtained via FOIA (Freedom of Information Act) from the town's AH Committee. It is NOT an official part of the AH Plan at this time and may never be. However, given the generalities of the discussion of AH, we felt it important for citizens to see where the natural targets for AH are: proximate to mass transit, defined as within one half mile of one of Fairfield's train stations or within one quarter mile of bus routes. Download the map, or click on the map sections below to see them enlarged.
FAIRFIELD TAXPAYER PRIMER ON HIGH-DENSITY (HD) HOUSING
“Fairfield definitely has an 8-30g problem; but without a strategic plan, we don’t know if we have an affordable housing problem.”
Summary (for the complete document, click here to download; or here to view online)
Finally, we encourage everyone to participate in the public meeting that will be held in connection with the updated Affordable Housing Plan on Wednesday, September 10th at 7:00 pm at our Board of Education headquarters (501 Kings Highway East).
(for the complete document, click here to download; or here to view online)
[1] http://www.fairfieldct.org/filestorage/10726/11008/13302/18266/20316/Report_For_PIF_080614.pdf
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“Fairfield definitely has an 8-30g problem; but without a strategic plan, we don’t know if we have an affordable housing problem.”
Summary (for the complete document, click here to download; or here to view online)
- The important issue of High-Density (HD) Housing can be very complicated, but ultimately it is about what happens to the character of our Town and your neighborhood, to our quality of life, and to our property values. We urge you to become informed and participate in the process of deciding what we can and should do about HD Housing and related issues. We can’t control everything, but we and our elected officials should exercise as much control over the future of our Town and our quality of life as we can.
- “High Density” can mean anything from a relatively small two-to-four-unit building in a neighborhood of single-family homes, to a large, multi-story building, like the 197 apartments proposed for the Metro Center.
- Zoning regulations are designed to prevent overdevelopment and preserve the character of our Town and our property values, but all our neighborhoods are subject to HD housing developments because of a state law called “8-30g” that was enacted in 1989 to encourage the creation of more housing for people whose incomes are 80% or less of the area median income. Under this law, because less than 10% of Fairfield’s housing units meet the State’s definition of “affordable,” developers are currently allowed to ignore our local zoning regulations if at least 30% of the housing units they propose to build are “set aside” as affordable under state guidelines .
- Under 8-30g, the only housing units that may be counted toward a town’s 10% threshold are those which are built, acquired or rented with government assistance specifically for lower-income people, plus units with formal deed restrictions that require them to be sold or rented at prices that are affordable to lower-income people. Thus, perversely, even if more than 10% of a town’s housing units meet the law’s definition of “affordable” based on the incomes of the people who live there and how much they spend on housing [de facto], that town is still vulnerable to 8-30g “coercion” if it does not have enough “statutory” [de jure] affordable housing.
- HD Housing is not an issue we can address narrowly on its own; we can do so properly only within the broader context of a long-term Strategic Plan – a thoughtful and comprehensive plan created with inputs from all interested citizens that looks at our challenges, opportunities and resources, and explains how Fairfield should change and, equally important, how it should not change in the future. Once we have a Strategic Plan, the Town Plan and Zoning Commission can update the Town’s Plan of Conservation and Development, sometimes referred to as the “Master Plan,” the purpose of which is to guide public and private development and conservation, including housing, infrastructure, land use, recreation, open space, and commercial and industrial facilities.
- With municipal elections coming up in 2015, including the critical leadership role of First Selectman, we urge you to ask all candidates for public office to explain their long-term vision for the Town and how they think their vision can best be achieved.
- We urge you to read the new Affordable Housing Plan (AHP),[1] upon which much of the content of this primer is based. The AHP is full of useful information and we support its key policy recommendation to “create at least 100 newly affordable housing units in Fairfield by 2024,” which would qualify us for a four-year moratorium from 8-30g applications. We also support its emphasis on creating more “affordable-but-not-high-density” housing, and more homeownership assistance (e.g., senior tax relief), to allow lower-income residents to stay in their homes and to “age in place” if they choose to do so. Other policy recommendations require more analysis of the cost-benefit tradeoffs of proposed changes in our zoning regulations that would lead to higher density and reduce the discretion of our local elected officials over what happens in our Town.
- However, we believe the analysis upon which the AHP’s recommendations is based – which could provide a basis for more dramatic changes than adding 100 new AH units over the next ten years – is flawed because it does not address such basic questions as:
- Is there really a need for more affordable housing in Fairfield despite what appears to be an ample supply of housing that is in fact affordable, even though most of it does not get counted by the State as affordable under 8-30g?
- Why should Fairfield feel compelled to provide within its borders any housing need that the AHC and its consultant can identify without considering other housing resources and options in our region?
- Why does the AHC think that Fairfield will be less successful unless everyone who wants to live here is able to do so?
- If Fairfield repositioned itself from being a “moderate- to upper-income” community to being more of a “moderate- to lower-income” community, what would happen to our population and demographics, and with what effects on: traffic congestion and public safety; physical infrastructure like sewers, water, roads and bridges; our schools; town character; taxes; and property values?
- To what extent can the increasing affordability problem in Fairfield be addressed simply by restraining growth in our spending and taxes, which have increased at 2.5x-3.0x the rate of inflation over the last 17 years?
Finally, we encourage everyone to participate in the public meeting that will be held in connection with the updated Affordable Housing Plan on Wednesday, September 10th at 7:00 pm at our Board of Education headquarters (501 Kings Highway East).
(for the complete document, click here to download; or here to view online)
[1] http://www.fairfieldct.org/filestorage/10726/11008/13302/18266/20316/Report_For_PIF_080614.pdf
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Bloomfield Drive PROPOSAL APPROVED
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Recent Letters/Articles of Interest to Fairfield Taxpayers re: High Density Housing
Developer wins round in Bronson Road fight. Read More: Fairfield Minuteman 3/12/16
TPZ Oks affordable-housing complex on Bloomfield Drive Read More: Fairfield Citizen 3/10/16
Do over: Court orders zoners to reconsider denial of Bronson apartments. Read More: Fairfield Citizen 9/16/15
Developer sues over rejection of 'affordable' Berwick-Fairchild apartments Read More: Fairfield Citizen 9/3/14
Zoners reject Berwick/Fairchild 'affordable' apartment plan Read More: Fairfield Citizen 8/13/14
Developer plans to challenge denial of plan for Bronson apartments
The saga of a 95-unit "affordable" apartment building proposed for lower Bronson Road isn't over yet...John Fallon, the lawyer representing Garden Homes, confirmed Thursday that the Stamford-based developer plans to file an appeal of the denial in Superior Court. He said the applicant has until Aug. 9 to file that lawsuit. Read More Fairfield Citizen 7/31/14
Bronson Road Apartment Proposal Unanimously Rejected by TPZ
Fairfield Town Planning and Zoning (TPZ) Commission unanimously denied the proposal for a 95-unit apartment building on lower Bronson Road Tuesday. Read More: Fairfield Citizen 7/22/14
TPZ deliberation, hearings conclude on Bronson Road development
On Wednesday evening, the Fairfield Town Planning and Zoning (TPZ) Commission concluded its discussion at its fourth and final public hearing on the subject of Garden Homes Management’s proposal to build a three-story, 95 unit affordable housing complex at 92 and 140 Bronson Road. The meeting marked the end of over 15 hours of deliberation on the subject.... Read More: Fairfield Minuteman 7/18/14
Bronson apartment plan's fate awaits TPZ vote after four nights of debateJohn Fallon, the lawyer for a developer who wants to build a 95-unit apartment building on lower Bronson Road, had a rough start to his rebuttal at the fourth and final public hearing on the controversial project Wednesday night. Read More: Fairfield Citizen 7/17/14
Neighbors: Flood, Parking Woes should Sink Berwick-Fairchild Apartment Plan
Kings Highway Neighborhood Association opposes development plan at TPZ Hearing. Read More: Fairfield Citizen 7/11/14
TPZ Reviews Application for Proposed Apartment Complex on Bronson Road
Feelings ran high at Tuesday evening's well attended Fairfield Town Planning and Zoning Commission (TPZ) meeting. On the docket before the TPZ was an application by Garden Homes Management. Read More: Fairfield Minuteman 7/11/14
Police Chief, Neighbors Criticize Berwick-Fairchild Apartment Proposal
Police Chief Gary MacNamara concerned about safety in the area of the proposed housing complex. Read More: Fairfield Citizen 4/23/14
Residents Concerned about Density in Fairfield
Residents opposed to high-density housing in residential neighborhood. Read More: Fairfield Sun 4/4/14
Lower Bronson Neighborhood Alliance
Citizens raising money to fight the proposed development. Read More: Flyer
Affordable Housing Public Forum
Letter from the Chair of the Affordable Housing Committee (AHC) encouraging citizens to attend a Public Forum to discuss issues and elicit public comment relating to Fairfield's affordable housing plan. The Public Forum will be held on Tuesday, April 1st from 7pm - 9pm at the Board of Education offices at 501 Kings Highway East. Read More: Minuteman News Center 3/21/14
Plan for Bronson Road Apartments Sparks Opposition at Tense Meeting
Citizens express strong concern over a Stamford developer's plan to build a 96-unit apartment building on 2.7 acres off lower Bronson Road by the Mill River. Read More: Fairfield Citizen 3/7/14
Apartment Proposed for Mill River Site
Conservation report finds reason to test proposed building site for contaminants. Read More: Minuteman News Center 2/12/14
Developer wins round in Bronson Road fight. Read More: Fairfield Minuteman 3/12/16
TPZ Oks affordable-housing complex on Bloomfield Drive Read More: Fairfield Citizen 3/10/16
Do over: Court orders zoners to reconsider denial of Bronson apartments. Read More: Fairfield Citizen 9/16/15
Developer sues over rejection of 'affordable' Berwick-Fairchild apartments Read More: Fairfield Citizen 9/3/14
Zoners reject Berwick/Fairchild 'affordable' apartment plan Read More: Fairfield Citizen 8/13/14
Developer plans to challenge denial of plan for Bronson apartments
The saga of a 95-unit "affordable" apartment building proposed for lower Bronson Road isn't over yet...John Fallon, the lawyer representing Garden Homes, confirmed Thursday that the Stamford-based developer plans to file an appeal of the denial in Superior Court. He said the applicant has until Aug. 9 to file that lawsuit. Read More Fairfield Citizen 7/31/14
Bronson Road Apartment Proposal Unanimously Rejected by TPZ
Fairfield Town Planning and Zoning (TPZ) Commission unanimously denied the proposal for a 95-unit apartment building on lower Bronson Road Tuesday. Read More: Fairfield Citizen 7/22/14
TPZ deliberation, hearings conclude on Bronson Road development
On Wednesday evening, the Fairfield Town Planning and Zoning (TPZ) Commission concluded its discussion at its fourth and final public hearing on the subject of Garden Homes Management’s proposal to build a three-story, 95 unit affordable housing complex at 92 and 140 Bronson Road. The meeting marked the end of over 15 hours of deliberation on the subject.... Read More: Fairfield Minuteman 7/18/14
Bronson apartment plan's fate awaits TPZ vote after four nights of debateJohn Fallon, the lawyer for a developer who wants to build a 95-unit apartment building on lower Bronson Road, had a rough start to his rebuttal at the fourth and final public hearing on the controversial project Wednesday night. Read More: Fairfield Citizen 7/17/14
Neighbors: Flood, Parking Woes should Sink Berwick-Fairchild Apartment Plan
Kings Highway Neighborhood Association opposes development plan at TPZ Hearing. Read More: Fairfield Citizen 7/11/14
TPZ Reviews Application for Proposed Apartment Complex on Bronson Road
Feelings ran high at Tuesday evening's well attended Fairfield Town Planning and Zoning Commission (TPZ) meeting. On the docket before the TPZ was an application by Garden Homes Management. Read More: Fairfield Minuteman 7/11/14
Police Chief, Neighbors Criticize Berwick-Fairchild Apartment Proposal
Police Chief Gary MacNamara concerned about safety in the area of the proposed housing complex. Read More: Fairfield Citizen 4/23/14
Residents Concerned about Density in Fairfield
Residents opposed to high-density housing in residential neighborhood. Read More: Fairfield Sun 4/4/14
Lower Bronson Neighborhood Alliance
Citizens raising money to fight the proposed development. Read More: Flyer
Affordable Housing Public Forum
Letter from the Chair of the Affordable Housing Committee (AHC) encouraging citizens to attend a Public Forum to discuss issues and elicit public comment relating to Fairfield's affordable housing plan. The Public Forum will be held on Tuesday, April 1st from 7pm - 9pm at the Board of Education offices at 501 Kings Highway East. Read More: Minuteman News Center 3/21/14
Plan for Bronson Road Apartments Sparks Opposition at Tense Meeting
Citizens express strong concern over a Stamford developer's plan to build a 96-unit apartment building on 2.7 acres off lower Bronson Road by the Mill River. Read More: Fairfield Citizen 3/7/14
Apartment Proposed for Mill River Site
Conservation report finds reason to test proposed building site for contaminants. Read More: Minuteman News Center 2/12/14
