FAQs
GENERAL QUESTIONS
+ Zoning is a local matter. Why are you getting the state involved?
The State is already involved with zoning! It’s the Legislature that passes state laws that define zoning authority.
For towns that already adopt many of our proposals, nothing will change. But when it comes to residential zoning, it’s well-documented that one town’s zoning decisions impact other towns. Every town will benefit if we make well-researched changes on the State level. The modest changes in the 2021 legislative reforms will ensure that towns retain substantial authority to advance their local plans - such as location and architectural standards for newly zoned housing.
Our proposals for the 2022 legislative session also enable local officials to choose how they will satisfy shared, statewide goals.
+ Have other states enacted any of your proposed reforms?
Yes. These reforms are bicoastal, with California and Oregon in the West and Massachusetts and Vermont in the East ahead of us, pointing the way and helping us appreciate what will work best. Here’s a summary of what has already happened elsewhere.
+ Why did you pick the name "DesegregateCT"?
We chose this name because we think it focuses attention on how the problem we've identified - unequal and outdated land use laws - has manifested itself. Calling this outcome by its name may startle some, but we think it underscores why change is so urgent, now. Segregation is real in our state - just check out the next FAQ.
+ Is Connecticut really that segregated?
Unfortunately, studies show that Connecticut has some of the highest levels of income and racial segregation in the country. The latest housing research depicts not only the stark demographic differences between different Connecticut towns, but also the extent to which this is driven by land use decisions. A peer reviewed report shows that Southwest Connecticut has the most segregated area in the entire country by income, and the Hartford, New Haven, and Bridgeport-Stamford-Norwalk metro areas are among the 20 metro areas with the highest increases in levels of income segregation since 1970.
Luckily, we can forge the diverse communities we want to live in. Statewide and local zoning reform can bring racial and income diversity to a town’s residents.
+ I’m a conservative/libertarian. Why should I support zoning reform and DesegregateCT?
Conservatives are increasingly supporting zoning reform because it removes onerous regulations and empowers the free market. Right-leaning think tanks including the Manhattan Institute, Cato Institute, and American Enterprise Institute, among others, have embraced the kinds of zoning reforms we have promoted (albeit on property rights and free-market grounds).
Lifting bans and onerous permitting requirements on accessory apartments would enable property owners to benefit by creating a small unit for family convenience or rental income. Loosening needlessly strict regulations around transit stations will boost economic development and better align with natural market forces. Finally, eliminating public hearings for housing projects cuts government red tape and fast-tracks needed development. This does not have to be a Democrat v. Republican issue. Zoning reform has been achieved on a bipartisan (and sometimes even unanimous!) basis in Massachusetts, Vermont, and Oregon. Let’s put Connecticut on that list together.
POLICY QUESTIONS
+ I heard that DesegregateCT is trying to destroy single-family zoning. Is this true?
No. Increasing housing opportunities and choice in the most cost effective way will strengthen our single-family neighborhoods by allowing homeowners to have one or more additional dwelling units on their property. This works especially well where the greatest efficiencies in the use of land are possible, for example, near public transit. The social, economic, and environmental benefits are all strongly positive, as the experience in other parts of the country has shown. The ability to create an additional dwelling unit on a lot gives real recognition to private property rights and is smart planning.
+How do the zoning reforms adopted in 2021 relate to 8-30g?
The 2021 zoning reforms do not significantly affect 8-30g, also known as Connecticut’s Affordable Housing Land Use Appeals Procedure. That being said, in HB 6107, non-deed-restricted acccessory dwelling units will not count toward a town or city’s “denominator” that triggers the 8-30g appeals threshold. This means that new accessory apartments which increase a town or city’s housing stock will not punish that town by decreasing their percentage of affordable housing units as measured by 8-30g.
+What is "fair share," and is that your approach?
The “fair share” concept comes from New Jersey, where the state supreme court ruled that all towns must have a certain amount of affordable housing: the town’s “fair share.” In New Jersey, the courts rule on a town’s fair share of housing, based on that town’s wealth and current share of housing. In recent years, some in Connecticut have suggested that the legislature develop a "fair share" formula that imposes specific housing unit mandates for all 169 towns.
At present, "fair share" is not part of our coalition's legislative agenda. That said, we have talked with New Jersey advocates about strategies towns have used to increase their share of deeply affordable housing in wealthier, more exclusionary areas. They have said that New Jersey towns have satisfied their fair share goals both by rezoning around their transit stations and by reducing minimum lot size requirements, allowing more housing to be built around existing water and sewer infrastructure. We have proposed legislation for the 2022 legislative session that would implement these two successful strategies for Connecticut.
In general, our platform prioritizes ambitious, achievable proposals that balance maximum impact with political feasibility. We are confident that our specific, action-oriented approach yields the best chance not just for short term success, but a long term movement toward more equitable and sustainable land use policies.
+ What does "as of right" mean?
"As of right" means that the public sets out in the zoning regulations - after public hearing and discussion - exactly how they want property to be developed. After that public process, each individual application can be approved by staff (rather than having another public hearing). That's all "as of right" means. Again, the community sets the rules, and then the developer submits an application pursuant to them. Right now, as the Zoning Atlas shows, the overwhelming majority (90.6%) of single family housing is zoned using this "as of right" process.
+ HB 6107 limits parking requirements. If we get new housing, where are residents going to park?
After the 2021 statewide zoning reforms, local authorities are still in charge of determining where people can park. The new law just says that developers and homeowners cannot be required to build unnecessary and costly parking spaces (that is, more than two per 2+ bedroom unit).
Today, young people are waiting to get drivers’ licenses, and people of all ages are declining to get a license at all. Given these trends, we think it’s reasonable to cap minimum parking requirements as HB 6107 does. Unfortunately, a few wealthy towns have a mandatory minimum of more than 2 spaces per unit. Excessive parking requirements reduce green space, increase stormwater runoff, and impose higher construction costs of an average $34,000 per parking space (which translates into higher rents and lower affordability).
If someone has a teenage driver and needs a place to park a third car, the property owner can add the third space; but local governments can’t require them to do so. Reducing parking mandates will preserve green space, decrease stormwater runoff, and lead to affordable housing.
+I have questions about accessory apartments. Where do I learn more?
The 2021 legislative reforms legalized accessory apartments - providing new housing options for our state. Learn more here, where we have Accessory Apartments FAQs galore and a one-page fact sheet.
WHAT-ABOUT-ME? QUESTIONS
+ Will more housing hurt my property values?
No. Studies reviewing trends from Arkansas, Virginia, Wisconsin, Minnesota, and nationally among many others, show that allowing different housing types has a neutral or even positive effect on the value of nearby property. Homes near multifamily housing appreciate faster on average than homes in single-family neighborhoods. In addition, new housing options can bring more customers for local businesses. If you want to carve out a small accessory apartment in your house, you will benefit from higher resale value (about 50% according to one study) and have rental income, which may be especially important to seniors on fixed incomes hoping to age in place.
+ Will zoning reforms adopted in 2021 destroy my neighborhood’s character?
No. Importantly, under HB 6107, neighborhood character - in the sense of appearance - will actually be enhanced, because we are promoting objective architectural and design standards that towns can adopt as they see fit. It is important that we define character in physical terms, to keep implicit biases out of zoning decisions.
Good design, good planning, and good regulation, all based on rational decision-making, make great neighborhoods and can help towns retain their New England charm. And they are more likely to be diverse and inclusive, a character of neighborhoods that is to everyone’s mutual benefit.
+ I like my community the way it is. Why is DesegregateCT trying to change it?
Connecticut is great because of its cities and towns, its natural resources, and—most of all—its people. Our current zoning regime threatens all three of these by choking off economic development, forcing sprawl, and making housing unaffordable.
We love our neighborhoods’ New England charm-- that’s why our legislation preserves and enhances local control to implement design guidelines to ensure that new construction is compatible with and complementary to existing architectural character. It is important that we define character as the physical and architectural characteristics of buildings, to keep implicit biases out of zoning decisions.
A more abundant and diverse housing supply will also ensure our seniors can age in place or downsize, and that our young people can find a home in the communities they grew up in.
+ Will more housing make my mill rate go up?
No. The more housing that is built, the more taxable property there is, and the lower everyone’s mill rate is. In many situations, recent housing built in a town, particularly multifamily housing, can become its largest taxpayer. Studies show that targeted upzoning for diverse forms of traditional housing and multifamily housing generates more property revenue per acre than single-family homes. It is highly likely that such development would be a net fiscal positive for communities.
OTHER IMPACT-RELATED QUESTIONS
+ I’m worried about the effect on our schools. Will these changes lead to overcrowding?
First, studies have shown that new housing, even multifamily housing, does not lead to significant increases in the number of schoolchildren. In fact, multifamily housing brings fewer kids than detached one-family housing - just .06 students/unit, or 1/15th of the students/unit in one-family housing. A recent article showed that new apartments in Trumbull contributed more taxes to the municipal coffers than they used - in other words, they were a net benefit to town.
Even if new kids came in, the fact is that Connecticut’s school districts - even many of our highest achieving ones - have experienced declining enrollment. The Census says school-age population dropped by 10% between 2010 and 2020. With our aging population and declining birth rates, Connecticut schools are under-enrolled. In the last five years, 136 of the 166 local and regional public school districts have lost students. We need more families and kids moving to our state, not fewer. And these families should look forward to integrated schools, which have tremendous benefits for all kids, and not have to worry about the unequal outcomes caused in part by zoning.
+ Traffic is bad enough. Won’t new housing make things worse?
Connecticut’s zoning laws are one of the primary reasons why traffic is so bad in the first place. Our land use laws mandate people to sprawl outward. Housing is being built farther and farther away from jobs and neighborhood amenities. To reduce congestion on our roads, we must capitalize on the underutilized land and infrastructure we already have by building more housing closer to transit and commercial corridors. Allowing people to live closer to employment and retail centers will make it easier to walk, bike, or take public transportation and ease congestion and reduce pollution. The approach we propose facilitates that.
+ Doesn't multi-family housing bring crime?
No. Research shows that the rate of police activity in multi-family communities is no worse (and in many cases better per housing unit) than in single family subdivisions. Apartment residents are socially engaged people who identify closely with their communities. In fact, they are more likely than homeowners to socialize with their neighbors and just as likely to be involved in their local sports leagues and book clubs.
+ What is the impact of zoning reform on gentrification?
Gentrification refers to displacing people from their homes. The status quo accelerates displacement. Zoning reform targets some of the reasons displacement occurs and can help people stay in their communities. More housing supply will push housing costs down and, as MIT just reported, could alleviate pressure in areas facing gentrification. Creating new types of housing will also strengthen our communities. It will support seniors looking to downsize and age in place, or young people starting out on their own. And for homeowners, our accessory apartment proposals would provide options to unlock the wealth in their homes, particularly in urban areas where accessory apartments are most constrained. Research from the Yale Law Clinic has shown such proposals can keep people in their homes.
It is important to acknowledge historical reasons that communities face or fear displacement. Decades of discriminatory practices -along with federal and state actions - have excluded residents of color from becoming homeowners, and offered inequitable housing options in only a few concentrated areas. Zoning reform seeks to improve options for people who have suffered most from the effects of this discrimination. Zoning is only one piece of the puzzle, but it is a critical first step.
+ What impact will zoning reform have on open space?
Using already-developed land for more housing is one of the best ways to preserve open space and achieve true sustainability. No land needs to be cleared and paved over because no new streets, sidewalks, sewers, water lines, and stormwater systems have to be built – they are all there. Zoning reform will enable more housing in existing residential areas, reduce sprawl, and greatly reduce the current, well-documented destruction of natural landscapes.