Connecticut's Affordable Housing Challenge: Navigating 8-30g and the 10% Threshold

Connecticut faces an ongoing struggle to provide adequate affordable housing for its residents. A key piece of legislation, the 8-30g statute, aims to address this challenge. This analysis explores the complex interplay between the 8-30g mandate, the 10% affordability threshold, and the economic realities of Connecticut towns, using data exclusively from 2019.

The 8-30g Statute: A Balancing Act

In 2021 (although the data is from 2019), Connecticut enacted the 8-30g statute. It stipulates that towns must have at least 10% of their housing stock designated as affordable to be exempt from zoning overrides by developers proposing affordable housing projects. This incentivizes towns to increase their affordable housing options, but the reality on the ground is more complex.

The 10% Threshold: A Rare Achievement

According to the 2019 data, reaching the 10% threshold is a significant challenge for most Connecticut municipalities. Many towns fall far short of this goal, leaving them vulnerable to zoning appeals under 8-30g.

Hartford, for example, leads the state with a notable 39.33% of affordable units, positioning the urban center well above the 10% threshold.
New Haven is another leader with 32.05% affordable housing.
Bridgeport has 20.4%.
New London sits at 22.83%.
Norwich has 19.14% and New Britain 18.35%

These cities are the exception, not the rule, and a trend emerges when analyzing income levels.

The $100K Ceiling: Income and Affordability

The data reveals a noteworthy trend: Towns that have successfully met the 10% affordable housing threshold predominantly have median family incomes below $100,000.

Hartford's median family income is just $32,820.
New Haven comes in at $47,432.
Bridgeport $47,894.

This suggests an inverse relationship: towns with lower median family incomes are more likely to have a higher percentage of affordable housing. This could be attributed to a variety of factors:

Lower land costs making affordable development more viable.
A greater historical need for affordable housing due to lower overall incomes.
Less resistance to affordable housing development in communities with less economic privilege.

The Suburban Paradox: High Incomes, Low Affordability

In stark contrast, Connecticut's wealthier suburbs often have both high median family incomes and low percentages of affordable housing.

Darien's median family income is a staggering $343,456, yet only 3.58% of its housing is affordable.
New Canaan, another affluent town, has a median family income of $211,875 with a low 2.94% affordability rate.

This pattern highlights the challenges of integrating affordable housing into affluent communities, where land values are high, and zoning regulations often restrict multi-family development.

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The Implications and the Path Forward

Connecticut's affordable housing landscape paints a complex picture. The 8-30g statute aims to promote affordable housing, but the 2019 data reveals that many towns struggle to meet the 10% threshold, particularly those with higher median family incomes.

To address this challenge, Connecticut must:

Address zoning barriers: Overhaul zoning regulations that prevent the development of affordable housing in wealthier communities.
Incentivize affordability: Offer incentives to developers and municipalities to create affordable housing options in diverse locations.
Invest in resources: Provide funding for affordable housing development.
Understand town metrics: Look beyond total percentages and evaluate whether the "affordable housing" truly serves the extremely low income residents.

By tackling these issues head-on, Connecticut can strive towards a more equitable housing landscape, ensuring that all residents have access to safe, stable, and affordable homes, regardless of their income or location.