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The Facts about Affordable and Incentive Housing
There are TWO Connecticut State Statutes that address
the State of Connecticut’s goals to
retain and provide for middle
class individuals and families within Connecticut.
Affordable Housing - Statute 8-30g
Incentive Housing Zone - Statute 124-IHZ
The two Statutes are NOT THE SAME.
The Connecticut General State Statute for Affordable Housing mandates
that all towns allow these developments to reflect 30% of total
residential housing in each of its 169 towns. No town cannot change any
Affordable Housing applications and cannot write town regulations to
prevent these developments. However, any town can write Incentive
Housing Zone regulations that define what "might" be built in a
particular area of town. Therefore, no town including Oxford can keep
Affordable Housing developments out of its town but we can write strong
rules and regulations to control the overlaying principals of Incentive
Housing Zone requirements. Creating stronger rules and regulations for
this Incentive Housing Zone Statute is the responsibility of Planning
and Zoning commissions and its elected officials. And that is
exactly what Oxford’s Planning and Zoning Commission intends to do:
construct strong regulations to control Incentive Zoning Regulations.
Affordable Housing – Statute 8-30g - Overview
The state law indicates that Affordable Housing is not Section 8
low-income housing and it is not subsidized public housing. Instead,
it is a requirement that mandates individuals and families who
earn 60% to 80% of area median income ($85,000 in Oxford) to be employed
and productive members of the community.Affordable Housing can include
high density housing and apartments.
Oxford does not have the residential infrastructure to support any
high-rise residential buildings.
High density communities with or without children increase Oxford’s
tax revenue yet do not drain town resources. High density
communities fund their own costs for services such as street cleaning,
snow plowing, street lighting, landscaping and more.
Where do Oxford Democrats Stand on Affordable Housing?
- We want to comply with the law to avoid costly court cases which
are losing battles. If we avoid costly losing battles, we are more
likely to be able to keep taxes among the lowest in our region
- We love Oxford and want to preserve its beautiful character. We
want assurance that we have strong Incentive Housing rules and
regulations in place as soon as possible.
-
We want to see continued success in our town such as has been
provided by our current Democratic administration.
-
We will support Planning &Zoning (P&Z) studies and initiatives for
the betterment of our town.
-
We never will discriminate against anyone, whether or not they are
residents of Oxford.
-
We will continue to insist that KOG and some manipulative
Republicans cease and desist in their interference with P&Z, and to
STOP using fear tactics against the public.
-
KOG does NOT speak for Oxford! Our elected officials do! We do not
appreciate a radical movement in our town to override
professionalism and board bylaws! We ask them to STOP.
-
We encourage everyone to attend P&Z meetings to keep abreast of the
latest Incentive Housing rules and regulations developments. Dates
and agendas can be found under P&Z on the Oxford town website at
www.oxford-ct.gov. If you cannot attend,
read the meeting minutes posted monthly on the town website.
Brief History of Strengthening Our Incentive Housing Zone
Regulations
Instead of using our tax payer dollars, in 2009 P&Z solicited and
received a $50,000 planning grant to study more thorough rules and
regulations to control such developments while maintaining Oxford’s
beautiful character. One of P&Z priorities was to include Incentive
Housing Zone regulations to define the density and configuration of
parcels that have access to sewer and water.Due to Oxford’s local
elections in 2009, P&Z put its best work on-hold due to political
pressure by the Oxford Republican Committee. Along with Keep Oxford
Green (KOG), the Oxford Republican Committee accused the Democrat
Board of Selectmen of "attracting" Affordable/Incentive Housing!
Today (in 2010), P&Z has resumed its study. They have employed
professional services to assist the commission in developing applicable
rules and regulations that can be applied toward any developer who
desires to construct such housing developments in Oxford.The study may
or may not show that Oxford has any infrastructure in place to support
any high density communities, but we must wait for experts’
recommendations and P&Z decisions before we draw our own conclusions.
Although only a political issue for some, to most others it is a matter
of what is best for Oxford.
What is Keep Oxford Green’s (KOG’s) Role in Oxford?
According to KOG’s website information, a purpose for its existence
is to keep Oxford "rural" (by keeping Affordable Housing out of our
town?). They host many fund raising events with the unspoken assumption
that they "will" keep Oxford "rural." Such assumptions cannot be made by
elected officials or any political group such as KOG. No one can
continue to break the law without fighting the state and developers in
courts. Since courts uphold the law, it’s pointless for Oxford to
continue to spend hundreds of thousands of dollars in fighting losing
battles.
What Has KOG Said and Done?
On behalf of the Oxford Republican Committee, KOG continues to
misrepresent and misstate facts to residents about such housing and high
density communities. As a result of KOG’s/ORTC’s political interference
with our P&Z officials, Oxford has lost two law suits that cost
approximately $400,000 in tax payer dollars. Yet the Affordable Housing
proposals will become realized, at our financial loss. These losing and
costly battles must stop. We simply cannot afford them. On behalf of the
Oxford Republican Town Committee, this is what KOG has done and
continues to do:
Mislead and attack our Democratic Selectmen and our elected P&Z
officials.
Run interference with our P&Z commission on behalf of the
political players of the Oxford Republican Committee (ORTC).
Distribute misinformation about the town’s efforts to comply
with state mandate, if possible.
Promote false "hearsay" to intentionally blur fact and fiction.
Frighten the public by creating "fear" of this type of housing and
the people that it will shelter.
Misstate deliberately the economic and social impacts that
Oxford "will" suffer if any of these housing units come to town.
Lie, that each dwelling unit "will" have 1 school age child, an
unsubstantiated statistic with no basis in fact.
Insist that Oxford continue to fight losing battles in court
cases brought against the town.
Recently claim that KOG is also a defendant in potential court
cases brought against the town. Why? KOG does not speak for our
town; our elected officials do, and our people do with their votes!
The Valid Statistical Facts about Children "Overload"
Statisticians estimate that an affordable/incentive housing 2 bedroom
unit may have .25 children per household. This estimate is based upon
generally-accepted studies and actual data of this type of housing. It
is logical to trust these statistical reports since according to the
Monthly Board of Education Report 2010, Oxford currently has 2,239
school age children in our school system. In our existing 4,633
non-age-restricted homes from 1 to 2+ acre zoning in Oxford, we have .48
school age children per dwelling unit. Again, any Affordable Housing
dwelling would add .25 children per unit only.
For example, the Central Park development would add minimal
additional public costs since the home owners’ association will assume
most of the additional municipal costs, much like Oxford’s adult
communities do. After all costs are considered including educational
costs, the proposed development would net a profit for the town of
$152,000 at our current mil rate.
What We Oxford Residents Can Do Now
Fear is one of the most natural methods used to control people. Do
not let anyone control us again. Do not allow anyone to demonize our
elected officials. Do not accept the "contempt" presented by KOG and
some manipulative Republicans appear to have against middle-income
working people or any people, for that matter. Do not buy the fear.
Insulate ourselves from hateful lies.
Let’s not be manipulated for others’ political gain only. Get the
facts so we can vote with confidence.
Additional measures we can take:
Contact KOG and the ORTC and ask them to stop interfering
with official government responsibilities that belong to our P&Z
Commission.
Keep our taxes among the lowest in our region by saying "NO" to
KOG, "NO" to the Oxford Republican Committee, and "NO" to fighting
Affordable/Incentive Housing Zone law suits brought against us.
Praise, thank and support our grant writer, our P&Z commission
and our current administration for working consistently in the best
interests of Oxford.
If you question the economic and social impacts of Affordable
Housing in Oxford, ask P&Z to give you the complete facts.
If you are concerned with the educational impact, please refer
to the valid statistical overview above or ask P&Z for more.
It’s time for all residents to come together and work in the best
interests of our town and our families. We cannot afford political
manipulation nor should we accept it.
Be armed with Facts, always!
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Facts about Great Hill Road
The Oxford Republican Committee (ORTC) and we know the Board of
Finance (BOF) is playing political games with our lives under the guise
of fiscal responsibility. All know that the cost of this broken-down
road was expected to be funded by state money that did not come through,
and bonding (loan) rates are at a 30-year low.
We also know from the Council of Governments Central Naugatuck
(12/2010) that the traffic pattern entering from the Oxford side is more
than 3,600 vehicles/trips per day, but each vehicle doesn’t necessarily
have just 1 person all the time. Sometimes, there is more than 1 person.
If we multiply 3,600 trips per day times 1.5 people per vehicle, that
equals 5,400 lives at stake, everyday.
We do not yet know if further damage was created by the developers,
but if so they will pay to fix it. We have a secure bond from them so if
they do not offer, the bond can be called in, meaning we have a
substantial “insurance policy” to cash in!
And yet the BOF and the ORTC are claiming “fiscal responsibility?”
Really. Based upon what facts and based upon what public safety
concerns?
None. As residents, do we really think about who is running Town Hall
when we’re driving? I know I don’t. When I find it difficult to navigate
on that road due to its hazardous condition, I’m thinking about “how do
I get through this experience without having or causing an accident?”
What are you thinking about?
There is great governance at Town Hall these days but no
conscientious governance or concern for “we the people” among BOF
Republican officials. Remember that, at the voting booth next year. In
the interim, avoid Great Hill Road and inform your loved ones likewise.
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Sale of Lot 10 to Claris
Congratulations to the Town of Oxford for the sale of
Lot 10 to Claris Corporation. Oxford has much to be proud of with
this contract made between Oxford’s Economic Development efforts and
Claris. In mutual interests, both receive many benefits that
enhance our Oxford tax base and may provide new jobs to local residents.
This is yet another win-win for Oxford and all of us. The more we
attract and retain new businesses, the better it is for everyone in our
town. Oxford Democrats celebrate this win-win. We hope you
join us in this effort. Oxford-Proud...yes, we are!
Contract Terms
Price: $350,000
Deposit: $100,000 - $10,000 non refundable received.
Closing Date: 15 days after Claris Corporation signs a binding contract to build
Keystone’s hangars on the airport or 8/21/2012, whichever comes first
Excavation Permit: Under town supervision, removal of 293,000 yards of material to complete an engineered
site plan has been approved until 8/21/2012. Fees to be paid and bond posted at start of construction.
Prokop Road to be repaved after material is removed.
Additional Conditions: A new building to be started within one year of site work completion. Building to be completed one year later.
Selectmen retain architectural approval. The future sale price of the property is restricted to the purchase price until site improvements are complete.
Previously Raised Objections Answered
To address
objections raised regarding a previously approved contract
in 2008, the Town has eliminated all “option to buy” terms
and associated liability issues arising from a developer
working on town owned property.
THE NEW CONTRACT
IS NOW A SIMPLE SALE OF LOT 10 FOR $350,000 WITH A CLOSING DATE
15 DAYS AFTER A BINDING CONTRACT IS SIGNED BY CLARIS
CONSTRUCTION TO BUILD THE KEYSTONE HANGARS ON THE AIRPORT.
The
following responses are offered to previously raised
issues.
1)
THE
TOWN IS NOT GETTING ENOUGH FOR THE LOT
The Town is
getting a 25%+ premium over appraised value. Since
the lot is now being sold outright, the buyer now owns both
the lot and the rock that’s on it.
2)
THE
ROCK IS WORTH MILLIONS ON THE AIRPORT AND THE TOWN SHOULD
SHARE IN THE PROFITS –
The town’s profit
is $1.31 per yard based on the lot sale price plus permit
fees. The rock is worth more on the airport because the
developer will invest $8-10 dollars per yard ($2.3-2.9
million) to blast, excavate, crush and transport the
material to the airport and repave Prokop Road when he is
done. Question? Why does the town deserve to share in the
developer’s investment to prepare the material for use?
3)
THIS IS
A MINING OPERATION
–
It is an
engineered site plan approved by a P&Z Excavation Permit
valid until 8/21/2012. The site plan expands the buildable
area to a potential of 85,000sf (old plan was 25,000sf)
translating to at least $40,000 per year MORE in taxes per
year.
The new
Walgreens in Seymour was built on a similar parcel that was
improved by the developer so the site could support new
buildings.
4)
THE
DEVELOPER DOESN’T HAVE TO BUILD AN 85,000SF BUILDING –
True, however, the
contract requires a building be started one year after the
site work is complete that must be completed one year
thereafter.
This lot
allows construction of a phased flex space building that can
be expanded to maximum size
based on
market demand.
5)
OPPONENTS OF GROWTH ON THE AIRPORT MIGHT THINK THAT VOTING
AGAINST THIS SALE WILL STOP THE HANGAR PROJECT
–
The town doesn’t
control airport development – not approving this project
will simply deprive the town of $350,000 while the developer
trucks in fill from elsewhere.
The fill will
require more than 11,000 10 wheel dump truck runs – all on
town roads.
6)
THE
PROPERTY IS BEING HELD FOR THE DEVELOPER IN AN INTEREST FREE
LOAN –
The property
remains on the market and the town can accept offers to
buy. If the town receives a written, bonafide offer that is
higher in value and in the opinion of the town is a more
sound endeavor for the Town of Oxford, Claris will be
noticed and has 14 business days to pay the additional
$250,000 or be released from the agreement. Furthermore, if
site work is not started by 8/21/2012, the town may withdraw
from the contract.
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