The Planning & Zoning Commission recently sponsored a public information session to provide an overview of affordable housing in Hampton, and an update on efforts to comply with Connecticut General Statute 8-30j, which requires towns to develop plans to accommodate income limited residents every five years. Residents in attendance who spoke echoed the results of the town-wide survey, with 60% of participants supportive of affordable housing opportunities, particularly for seniors and young families.
Town Planner John Guszkowski’s presentation answered the question – What is Affordable Housing – by defining eligibility, by using examples of affordable housing in similar Connecticut towns, and by identifying current and potential compliant housing in Hampton. Income limited residents are defined as individuals who earn 80% less than the area’s median income. Affordable housing allows those residents to find suitable housing opportunities without spending more than 30% of their income on housing costs. This can be accomplished by providing opportunities for those who qualify for USDA or CHFA mortgages, or rental assistance for low income families and disabled and elderly residents, accessory dwellings and cottages, which our current regulations already allow, accessory apartments and duplexes, and naturally-occurring affordable housing, which converts a large home into two to four units.
Currently, 94% of the town’s dwellings are single family units, with only 1.8% deemed “affordable”. However, 30% of Hampton’s households are considered “cost burdened”, spending over 30% of their income on housing. Another relevant statistic is the town’s growing number of senior citizens, many of whom would like to “down-size” costs and living space.
Guszkowski’s presentation dispelled some of the myths surrounding affordable housing and its impact on small towns. Many homeowners fear that the worth of their property will be reduced, yet there is no evidence to support the notion that property values diminish in towns where affordable housing opportunities exist. A second concern is school burden, though there are fewer school-aged children living in multi-family dwellings than in single-family homes in rural areas. Refuting the third claim, that the character of the community will be destroyed with increased affordable housing, Guszkowski explained that developers are not eager to develop areas where public infrastructure is limited.
At this point, the PZC is exploring a series of policies and tasks to set a realistic goal. Potential actions include:
- redevelop old, large houses as multi-family dwellings
- offer tax credits for income-restricting accessory apartments
- promote CHFA/USDA mortgage assistance
- consider multi-family dwellings along Route 6
- examine incentive housing
- utilize town-owned land
- streamline the special permit process
- make housing someone’s job (staff or committee)
Hampton’s ultimate goal is to comply with the State mandate, implement a road map, facilitate community conversations, and establish a level of public and commission involvement. In the next few weeks, a plan will be developed for public review.