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Frequently Asked Questions
- What is Connecticut State Statute 8-30g?
- What is affordable housing?
- What percentage of Stratford's housing stock complies with 8-30g?
- How do developers like AvalonBay exploit affordable housing legislation?
- What is AvalonBay and why are we fighting them?
- In what ways does their revised application differ from the original?
- Is it true that in case of fire there is only one possible route that must be shared by fire, police, and medical personnel attempting to enter and residents attempting to evacuate?
- Why is it important for me to attend the public hearings?
- Why is it important for me to make a financial contribution to SOSA?
- How much of Stratford is already developed?
A law which intends to assure that 10% of a town or city's housing stock be deed restricted affordable. This prohibits the price of the unit from significant increases for a period of 25 years. The construction industry and that segment of the legal field which in turn represents them heavily backed this law and lobbied its passage. back to top
What is affordable housing?
Affordable housing, under 8-30g, DOES NOT MEAN LOW INCOME HOUSING! In fact, the figure of $1,000 per month was cited at the zoning hearings as an example of an 'affordable' rate. Affordable housing in the statutory sense means the following:
- units are limited by deed to fixed sale and resale price for a fixed number of years
- the maximum selling/renting price is 80% of median market unit price
- deed restricted housing can only be sold/rented to individuals or families whose income is within a percentage of the state or local median income. The lower figure is used. In Stratford, the local figure is applied because the state median income is higher ($76,100). Eligibility is determined by calculations at 60% and 80% of median income and adjusted for a particular household size. For example, according to the latest statistics available, the AVERAGE income for a family of 4 in the Bridgeport area is $75,800/year; 60% of which equals $45,4800, and 80% equals $60,640--not a great deal of money, but not 'low income' either.
We hold that the standard used to determine eligibility under this law is too high—especially in a high income region like Fairfield County, CT— and that the only people who profit from this legislation are the developers, their representatives and agents. What they pass off as affordable units are for all intents and purposes market value: it is not unusual for the price of real estate to fluctuate up or down from any median standard according to market forces or the dynamics of a transaction.
At best, we also find it patently absurd that a for profit corporation could so blatantly masquerade as Habitat for Humanity. They seek to portray themselves as such in the revised application--and elsewhere, what with the frequent reminders of the need in Stratford, under 8-30g of course, for more affordable housing!
We believe that if:
- the income eligilibily test defined by the law were adjusted downward AND,
- the number of units in each development required to be affordable by that test adjusted upwards to more than 50%,
What percentage of Stratford's housing stock complies with 8-30g?
Stratford approaches 8.5% under the statutory rules, but in fact 16% of the town's housing actually qualifies as affordable under the statutory definition. back to top
How do developers like AvalonBay exploit affordable housing legislation?
8-30g allows developers to set aside 30% of units as deed restricted affordable. Developers are also allowed to side-step local zoning regulations. For example, the parcel of land in question is currently zoned for single family dwellings. If AvalonBay succeeds, that regulation will be ignored and a project will be built with a housing density 13 times greater than current regulations permit. Furthermore, simple arithmetic reveals that if 3 out of 4 units ARE NOT DEED RESTRICTED AFFORDABLE--as will be the case at Avalon Stratford, then the town will be further from statutory compliance! back to top
What is AvalonBay and why are we fighting them?
AvalonBay Properties, Inc, based in Wilton, CT, is a publically held real estate development corporation that specializes in building large scale projects under the affordable housing laws. They are massively funded for enduring lengthly application and appeal processes. It is not unusual for such a matter to last for several years. With their resources, they plan to overwhelm the underfunded and underorganized local communties who attempt to stop them. And with the corrupt state laws in their favor they are a formidable adversary. back to top
In what ways does their revised application differ from the original?
Our position is that in net effect, it doesn't at all. The project is still over dense, out of scale with the surrounding community, plagued by potential fire hazards and treacherous traffic conditions, environmentally devastating, disruptive to the community during a prolonged construction, and on and on... back to top
Why is it important for me to attend the public hearings?
You are invited to speak in front of the committee. Your remarks are entered into the official record of that proceeding and will be used as evidence for the various bodies to reach their decisions. It is critical that you voice your concerns. As residents of the neighborhoods likely to be affected by this project--we hold that the entire town will be affected, you know the issues that affect the health, safety, and wellfare of your family and neighbors. If you have direct experience with or concerns about such issus as traffic accidents, flooding, overpopulation of schools, stressed infrastructures, please share these with the committee. back to top
Why is it important for me to make a financial contribution to SOSA?
We have hired an attorney to represent our position and well-respected consultants to present expert testimony in front of the commissions. In fact, the word among the town government is that the presence of our hired guns assured defeat of the original application. back to top
How much of Stratford is already developed?
Stratford is more than 97% developed. back to top
Is it true that in case of fire there is only one possible route that must be shared by fire, medical, and police apparatus attempting to enter and residents attempting to evacuate?
YES! Despite AvalonBay's deceitful claim that an access road to Circle Drive--WHICH IS LOCATED NORTH OF THE MERRITT PARKWAY-- constitutes a second entrance for emergency equipment, THE EQUIPMENT MUST FIRST ENTER FROM THE SOUTH THROUGH THE MERRIT PARKWAY UNDERPASS! In addition, all residents attempting to evacuate must leave via the same underpass. The fact remains that Cutspring Road is the only road that leads to the development--AND CIRLCE DRIVE--from south of the parkway. ALL EMERGENCY EQUIPMENT IS HEADQUARTERED SOUTH OF THE MERRITT PARKWAY!
In fact, the overpass is so low that 18-wheel moving vans cannot fit underneath it. They must park on Cutspring Road south of the Merritt Parkway and use a smaller van to deliver the contents to residences located to the north. If the AvalonBay project is approved, those vans will be a permanent fixture on both sides of Cutspring Road. back to top