Affordable/Incentive Housing
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.
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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.
