Submitted by Adele Rota, Greenwich
Most of the general public is not as familiar with the State Statute 8-30g as we should be, however, it’s broadening impact is rapidly spreading across town and not in a good way.
The “Connecticut Affordable Housing Land Use Appeals Procedure” was passed in 1989 with the stated goal of promoting affordable housing with long-term affordability protections. This statute, written with input from developers, affords those same developers the ability to side step existing municipal zoning requirements and regulations with very few exceptions. In fact, ONLY “a specific serious public health or safety concern” would give cause for an “affordable” housing proposed project to be denied.
It is indisputable that Greenwich, like so many other communities, needs more affordable housing. Sadly, this statute, does very little to help this town, or others, achieve that goal.
Only if the State Department of Housing has deemed that 10% of a community’s housing stock is “affordable” is that community exempt from the burden of statute 8-30g.
Typically, when a developer presents an 8-3og affordable housing proposal, the number of “affordable” units they are including is a token, just to get their project through without having to follow existing locally zoning and other regulations.
Take for example the proposal by Pecora Brothers at 237 Pemberwick Road. Under statute 8-30g, they are proposing to demolish a 144 year old SINGLE FAMILY HOME on a .37 acre of wooded land and replace it with three, two & a half story rental buildings for a total of 10 units, with only TWO “affordable” units.
This complex will mirror two others by this developer; looking like a budget motel void of landscaping, charm or an ounce of curb appeal. To see for yourself you need only look at the project adjacent to Cos Cob School or the other adjacent to Hamilton Avenue School. Fortunately, both of those are on back lots rather than front a center in a two family neighborhood, a new precedent if this is allowed to proceed.
There have been a number of concerns raised by the Pemberwick and Glenville communities about this development including the addition of nearly a 1/3 acre of impervious surface in an area which is already prone to severe flooding with only 15 parking spaces for 10 one bedroom units.
According to the developer in a narrative summary, this housing opportunity component will provide housing opportunities for “mixed income families.”
If the builder is expecting “families” rather than single individuals in a one bedroom unit, 15 parking spaces will be nowhere near sufficient; fortunately he has generously included a bike rack as part of his site design!
Neighbors are extremely concerned how emergency vehicles, i.e. fire engines, police cars and ambulances will be able to navigate this parcel. Not to mention Amazon and other delivery trucks which will probably park on the step incline at the entrance to the property from Pemberwick Road. It’s incredible that the developer’s traffic study found that the impact to traffic would be “imperceptible!”
Statute 8-30g as used by developers to offer the lowest possible number of affordable units as part of their projects perpetuates rather than mitigates the affordable housing problem. Each of these projects adds a minuscule number of affordable units to Greenwich’s toward the 10% requirement, while significantly increasing the town’s total overall number of housing rentals, thus guaranteeing the town won’t reach the State’s 10% goal of affordable housing.
The other major flaw in statute 8-30g is that the developer needs only to keep the affordable units “affordable” for 40 years rather than in perpetuity – thus perpetuating the affordable housing problem and making it an even bigger problem for future generations.
If we are serious about affordable housing, there has to be a better solution. Rather than allowing developers, many of whom are not Greenwich or Connecticut resident’s themselves, to change the face and character of our town in the name of affordable housing when we all know that is not their true goal.
One of the things we can do in the short term is to let the Planning and Zoning Commission know by January 5th (in time for the Jan 9 P & Z meeting), your concerns about the health and safety impacts of the proposed development at 237 Pemberwick Road.
Here is a link to the Greenwich Planning & Zoning Website contact us form https://www.greenwichct.gov/FormCenter/Planning-Zoning-11/Contact-Us-53
Under select a category, select Planning and Zone, under subject indicate proposal for 237 Pemberwick Road and under comments provide your feedback on health and safety concerns.
In the longer term, this statute needs to be revised or repealed and we will need to work with our state representatives to make that happen.
Sincerely,
Adele Rota
Greenwich
Note: The tentative Jan 9 P&Z agenda includes a Zoom link and there will be time for public comment.