8-30g Is Not Here To Help

 

Photo: ctmirror.org

No doubt many of you may have heard of "8-30g." It's an issue that has been debated by various groups either in favor of or against its provisions. 

Our recent blog "To Be Ethical or Not" in which the statute was mentioned, prompted several residents to email us asking what 8-30g is and why is there such controversy over this state law. 

First, we should take a look at what 8-30g is.

Connecticut State Statute 8-30g, enacted in 1989 sets a goal that 10% of each municipality's housing stock qualify as “affordable” housing. The law allows developers to successfully appeal to the Courts if their proposal for affordable housing is denied, in accordance with local zoning ordinances. 

"In towns that have not achieved the 10% target, developers may successfully propose projects that do not comply with local zoning regulations."

FAQs Related to CT General Statute 8-30g (Screenshot, Town of Greenwich Website)

https://www.greenwichct.gov/1854/Affordable-Housing-Units-CT-Gen-Statute-#:~:text=CT%20State%20Statute%208%2D30g,qualify%20as%20%E2%80%9Caffordable%E2%80%9D%20housing.

According to the statute, each municipality must reach 10%. or face lawsuits by the state.  

ct169strong.org/ an organization dedicated to shining light on and bringing awareness to forced overbuilding in the 169 municipalities of Connecticut, has written a white paper, "The Fallacy of the 8-30g 10% Calculation and What Should Be Done About It," that every concerned Greenwich taxpayer and resident should read. The white paper does a great job of explaining the history, accelerated progression of enforcing this statute and the complex reality of our ability to self-govern with regards local zoning.

The Fallacy of the 8-30g 10% Calculation and What Should Be Done About It

https://ct169strong.org/wp-content/uploads/2023/04/8-30g-White-Paper.docx.pdf

Essentially, what the state legislature has done is to remove local zoning decisions from our Planning and Zoning Board. Aside from exigent circumstances such as safety and environmental concerns, Planning and Zoning would be required to "rubber stamp" the plans and applications presented to the Board. 

Many developers who consider constructing these large apartment buildings in Town will make their application through 8-30g because it would be difficult for Planning and Zoning to otherwise reject such construction. Under this type of application, developers will generally account for one or a few units to be included as 8-30g affordable housing units, arguing that this would bring the Town closer to its required 10% 8-30g housing stock. 

Such construction presents a number of problems.

1. Lack of local planning and Zoning considerations and by extension resident concerns.

2.Traffic concerns: Constructing large buildings or multi-family homes invites more vehicular traffic. Many areas of Town already experience traffic delays, parking issues, speeding and other related problems.

3. Environmental concerns: Constructing such large buildings requires efficient water and sewer capabilities well beyond what is currently provided and monitored. 

4. Public safety: With additional large structures, first responder capabilities become even more stretched than they are already.

5. No municipality will ever reach the 10% threshold: Under 8-30g, units deemed to be 9-30g affordable housing revert back to market value after forty years. It's a no win situation, regardless of the number of units designated 8-30g. This means that we will have to continue building with the hopes of unrealistically trying to reach this mandated goal. The law is deceptive to say the least and many residents are unaware of this particular detail. 

6. Urbanization: Many residents are lifelong residents, have moved to and/or have remained in Greenwich for its suburban feel, great schools and the ability to commute to nearby cities and towns for work or enjoyment. The residents have made it very clear, that Greenwich should not turn into New Rochelle, NY, White Plains, NY or even Stamford, CT. This law does exactly that with each large 8-30g structure constructed.

"Desegregate CT" is an organization that supports turning towns like Greenwich in urban areas. According to their website, it was "Formed in June 2020, in the aftermath of the murder of George Floyd and the renewed conversation on racial justice, our work is about first imagining and then enacting a new vision for local and state land use policies that promotes economic growth, racial inclusivity, and environmental sustainability.  We leverage original research and grassroots organizing in service of public education and policy change at all levels of government...Desegregate Connecticut emerged in June 2020 during a period of rising public awareness about inequities in our society, as exposed by the twin pandemics of COVID and racial injustice..."

They lobby state lawmakers with disingenuous claims and divide Connecticut residents rather than bring about a solution that is not race based but healthy for everyone.

The ultimate goal of organizations like this to turn Greenwich and other Connecticut towns in urban cities.

Large municipal cities in Connecticut such as Bridgeport, Hartford, Waterbury, New Haven and others have received millions of dollars to accommodate affordable housing well before the enactment of 8-30 statute in 1989. Therefore, they are well ahead of the curve and are considered to have met the 10% threshold. However, keep in mind that every municipality is unique with different needs and land availability.

First Selectman Fred Camillo (R) and State Senator Ryan Fazio (R) have held several community forums in Greenwich in the past few years and residents consistently raise 8-30g concerns. They note that several towns in Connecticut have been able to stave off the state or pause the progression of 8-30g building within their respective towns.

Camillo served as a State Representative from the 151st district from 2009 - 2019. Selectwoman Lauren Rabin (R) has served Greenwich for just as long. Fazio has served as State Senator since 2021. With a combined experience of thirteen years, why has it been difficult for them to, at the very least, place a speed bump on overbuilding and this forced state mandate? We have heard time and time again they are "testifying" in Hartford, but it doesn't appear they've put their muscles behind their words.

Elected officials within the Greenwich Democrat Party appear to support this mandate and have made no effort to curb this forced and unjust statute.

Greenwich Residents have made it clear that 8-30g is not workable in its current format and should be repealed. It's an unjust mandate and our elected officials MUST do more to fight for their Town.