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Canton commission considers 15 % affordability requirement for future housing developments

Public also invited to housing forum on Sept. 11, in addition to Sept. 20 commission hearing


By John Fitts

Staff Writer


CANTON ­ – The topic of affordable housing is a prominent one in town this month.

On Sept. 11, Canton Public Library and Canton Advocates for Responsible Expansion are co-sponsoring a forum on affordable housing and the state law that governs it.

Additionally, the Planning and Zoning Commission will hold a public hearing the evening of Sept. 20 as it considers requiring a 15-percent affordable component for new residential developments.

Like many area towns, Canton is currently below the appeals threshold for affordable housing stock under state statute 8-30g.

The statute, in part, provides ways to set aside deed-restricted units for a period of time, for families earning 60 percent or 80 percent of the state or area median income. Those units, as well as other forms of government housing and loans, qualify as affordable housing stock under 8-30g.

According to The Department of Housing and Urban Development Office of Policy Development and Research (PD&R), the 80 percent income level for Canton is $94,500 for a family of 4. The median income for the family of 4, according to the HUD site, is $118,100. (Canton is listed as part of the “Hartford-West Hartford-East Hartford, CT HUD Metro FMR Area.)”

According to a section of the state statute the town is examining, 30 percent or less of that income should be used for housing.

While there are different interpretations of the threshold, the state Department of Housing’s affordable appeals web site indicates that communities with fewer than 10 percent of those officially recorded affordable units are subject to an appeals process that makes it much easier for a developer to build an 8-30g project – even if it doesn’t conform to the town’s zoning regulations. The town, in that case, has a very limited say in that situation, only being allowed to deny an application due to health or safety concerns. In such an appeal, the burden of proof is also on the town.

In the 2022 state list on approved affordable units, Canton was at 8.3 percent. That means 360 of 4,339 housing units qualify under the statute. That number includes a mix of government assisted, tenant rental assistance, qualified mortgages from CHFA/USDA and deed-restricted units.

However, officials expect that number to decrease - even as housing options in Canton increase.

In a memo to Canton commissioners earlier this year, assistant Canton town Planner Nathaniel Jarvie notes the 102-unit apartment building at 5 Cherry Brook, as well as the 32-unit apartment building being constructed at 401 Albany Turnpike, the planned 55-unit complex at 75 Old Canton Road and a planned 5-unit townhouse at 375 Albany Turnpike.

In addition to those mentioned in that memo, there are also plans for a 34-home housing plan at the former site of Applegate Farm on Lawton and Washburn Roads.

Despite regular requests from the commission, developers of those complexes declined to commit affordable units.

“Currently, Canton has a stock of affordable units that amounts to about 8% of the total housing in the municipality,” Jarvie wrote in the memo. “However, that percentage will decline as new dwelling units are added. There are numerous opportunities for future, single family, two- family, and multi-family dwellings to be added to the community. Some consideration should be given to potential standards that would promote, and or require, the inclusion of affordable housing units when possible.”

Additionally, deed-restricted units are set aside for specific time periods, and some homes that are currently included in that 8 percent will be coming off the rolls.

The commission has discussed the issue several times this year, expressing concern about falling behind the state goal, as well as a more general concern of many getting priced out of living in town.

In addition to the state goal, Jarvie noted that concept of housing options more generally in his February memo.

“Furthermore, the Commission ought to consider how to increase the stock of starter homes for young families, options for seniors, and for the disabled,” he wrote. “In a survey associated with the Affordable Housing Plan, at least 80% of respondents listed those three housing options as very/somewhat important. In order to meet these future needs, actions must be taken, especially given the national housing crisis.”

One idea is requiring developers to set aside a portion of units as affordable.

On Sept. 20, the commission will take comments regarding a proposal to require – in regard to housing developments - that to require “15% of all units, rounded down to the nearest whole number, shall be income restricted affordable housing dwelling units meeting the income criteria of CGS § 8-30g(k), as enforced by state regulations, a minimum of 50% of the affordable dwellings must meet 60% income threshold requirements.”

At a July 26 commission meeting member Michael Vogel spoke in favor of the proposal.

“We’ve got perhaps a societal goal of having affordable housing, but we also have a legislative decision and directive from the state legislature that we have an obligation as town to have a plan and get to 10 percent affordable housing and we’re not there” he said. “And the reason why I think this is appropriate to put on developers of multi-unit housing – which I think we need – is that they are bringing us further away from that goal. We’re going to be adding a lot of units that are not affordable units and our percentage is going down. So, I think it’s fair to say there’s a lot of demand to build residential housing in Canton – I think that’s great - but we want that to get us towards our goal. I think 15 percent gets us toward our goal.”

Commission member Lans Perry spoke to several aspects of housing. He’s one that emphasizes that the 10 percent is a negotiated number, not a mandate.Perry also touted Accessory Dwelling Units as a way to provide housing for people and income for owners; lamented putting too much burden on developers when all citizens should be involved, but ultimately felt the tool was a good one.

“I want to reiterate for the 3,000th time, that 10 percent is not a goal in the statute, it was simply a negotiated number that the legislature came up with that exempted people from 8-30g,” he said. “Our statutory duty is to facilitate housing for people of all sorts of situations and income levels and I think what is proposed is a good component of that effort.”

Perry said he has also visited affordable projects, like one in Lisbon that was built despite efforts to stop it.

“The units are great. I don’t know what the fight was about. It’s just tragic that so much angst goes into the fact that ‘we lose local control.’ The design is good. It’s pleasant; it’s good for the society and the legislature has recognized that local people frequently don’t want to provide affordable housing and they come up with pretext after pretext and 8-30g was a way to get over it. And I don’t think it something to be terrified of – having seen a lot of them. I just want to add that in. So, it’s the boogeyman but it’s not that bad of a boogeyman.”

The commission also discussed the general negative reaction to multi-family projects in town. While the commission is looking at some aspects of the town’s form-based code and other documents to possible re-evaluate specific requirements – such as “private” open space within a development, building heights, setbacks and others – Commission chair Jonathan Thiesse, at the July meeting, reiterated a point he’s made many times – that the commission can not legally and arbitrarily decide how many multi-family projects it can approve.

While some towns have taken the step of a housing moratorium to deal with affordability and other concerns, Thiesse also contended the town could not take that step.

“The state statute as rewritten, with respect to multifamily dwellings specifically says that we cannot set a limit on multi family dwellings in the town,” he said. “Again, we can talk to our town attorney about this, but my feeling on that is that means we cannot do a moratorium either. If you’re doing a moratorium you’re setting a limit. … We’ve got to accept them. We’ve just got to get regulations in place that manages them in a way that we want to.”

A few commissioners seemed to disagree about the possibility of a moratorium but as one noted, such a move could take longer than establishing the 15 percent set aside.

The Planning and Zoning Commission hearing is set for Sept. 20 at 7 p.m. at the Canton Community Center, 40 Dyer Ave.

As the date nears, the official agenda and meeting packet will be posted at https://townofcantonct.org/agendas-minutes-meetings

The Sept. 11 forum will give residents the chance to hear from at least two experts on the subject of 8-30g, including what it does and does not include and require. They will also speak to the difference between affordable and low-income housing.

As noted in a C.A.R.E. press release, “One speaker will be land use lawyer Mike Zizka, author of, “What’s Legally Required? A Guide to the Legal Rules for Making Local Land Use Decisions in the State of Connecticut,” and “State and Local Land Use Liability,” an annually updated national treatise on land-use regulation. Zizka has been recognized as an outstanding lawyer nationally and statewide more than a dozen times. The other speaker will be David Fink, housing consultant for the South Central Regional Council of Governments and former government reporter and editor at The Hartford Courant. Fink speaks to residents and municipal leaders about affordable housing options across the state.”

The hybrid meeting, at 7 p.m. in Room F of the Community Center, will be in-person, and people can also connect remotely. To register, visit the Programs page on the Canton Public Library website at www.cantonpubliclibrary.org




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Valley Happenings

Fighting Cancer Pasta Dinner:

Benefit for Avon Volunteer Fire Department

Deputy Chief Dave Theriault

Saturday, February 22, 2025, 3:00-7:00 p.m. 

Avon Senior Center, 635 West Avon Road, Avon

AVFD Deputy Chief of Administration Dave Theriault is facing a tough battle against Stage 4 cancer. The AVFD, along with Tunxis Hose Co. No. 1 and the Farmington Fire Department, is holding a pasta dinner to help raise money for Chief Theriault’s medical expenses. In addition to delicious food, drinks, and camaraderie, the event will feature dozens of raffle prizes. Event tickets are $20 for adults and $10 for seniors and children under 10 years old. They can be purchased at the door or in advance at AVFD Headquarters, 25 Darling Drive, Avon (Mondays, 8:30 a.m.-8:30 p.m. and Tuesdays-Fridays, 8:30 a.m.-4:30 p.m.). Contributions can be made via Venmo @supportDave or by mail to the AVFD at 25 Darling Drive, Avon, CT 06001. 

Canton Community Health Fund Applications

Canton Community Health Fund, Inc. Opens 2025 Application Season, on March 1, 2025, for Canton Community Partner Grants & Canton Scholars Pursuing Careers in Healthcare or Public Safety Canton Community Health Fund, Inc. (CCHF), opens its grant and scholarship application season March 1. CCHF encourages State of CT certified non-profits serving the Canton community to apply for Community Partner grants. In addition, graduating high school seniors seeking higher education in healthcare or public safety are invited to apply for either a Dr. Diters Legacy Scholarship or a Pay It Forward Scholarship. Applications and informative Fact Sheets are available online at www.cantoncommunityhealthfund.org.  Community Partner Grant and Scholarship awards will be announced in June/2025.

 

Avon Library events

AVON –The following events are scheduled at Avon Free Public Library. The library is at Avon Library, 281 Country Club Road, Avon. All programs are in person except where noted. For more information on adult programs, contact Adult Services Reference Desk via avonref@avonctlibrary.info 860-673-9712 x 7203

• Antique Map Collecting 101, Saturday, Feb. 1 at 1 p.m. Registration is required: https://www.avonctlibrary.info/event/antique-map-collecting/

• Morning Book Club. Wednesday, Feb. 5 at 10:30 a.m., The Mystery Guest by Nita Prose, Registration is required: https://www.avonctlibrary.info/events/tag/morning-book-club/

• Meditation for Balance and Inner Contentment. (Virtual Event) Thursday, Feb. 6 at 7 pm.

• Eastern Coyotes in Connecticut (Virtual Event) Thursday, Feb. 13 at 6:30 p.m.

• Fashion and the First Lady (Virtual Event). Wednesday, Feb. 19 at 2 p.m.

• Hoop Skirts to Flappers: Eighty Years of Connecticut Fashion. Monday, Feb. 24 at 2 p.m.

• The Golden Age of Hollywood. (Virtual Event) Tuesday, March 4 at 2 pm.

 

Simsbury Lions Club

The Simsbury Lions Club is looking for people interested in volunteering and contributing to better our town. Our motto is “We serve,” and we do so by volunteering at local events and donating our proceeds to serving interests in our community.

If interested, please feel free to contact Sandy Kremer at Tprkremer@gmail.com or Philip Painchaud at painchaudp@gmail.com.”

 

Winter sowing workshop

The Farmington Land trust is hosting a winter sowing workshop focused on raising native plants. Make your own up-cycled greenhouse from a milk jug and prep some beneficial native plants for the coming growing season. Sunday, Feb 2 from 11a.m.-12:30 p.m. at the Farmington Senior Center. RSVP here: https://www.farmingtonlandtrust.org/event-details/winter-sowing-seminar-native-seed-planting

 

Wild Flowers from Spring to Fall

CANTON – The Cherry Brook Garden Club is hosting a lecture on “Following Our Wild Flowers from Spring to Fall” on Tuesday, Feb. 11, at 11 a.m. at the Canton Community Center, lower level, 40 Dyer Avenue. Steve Messier, Lichenologist and former Science teacher at Canton High School will discuss the topic. The lecture is open to the public. There is a $5 guest fee for non-members. Email questions to cherrybrookgardenclub@gmail.com.

 

‘Five Wishes’ at McLean

SIMSBURY – Join Kevin Baran, M.D., medical director, and the McLean Hospice Team for a special “McLean & Me Educational Series” presentation to learn how to talk about and record your wishes for care through the end of life, so those wishes can be understood and respected. The presentation will be held at McLean’s Garmany Performing Arts Center, 50 Sarah Lane, Simsbury, on Tuesday, Feb. 11, at 6 p.m. The presentation is free but an RSVP by Feb. 4 is required as seating is limited. A light dinner will be provided.

To register, visit McLeanCare.org/Events, email Margaret.Clark@McLeanCare.org, or call 860-658-3718.

 

‘Art Throb!’ Exhibit

Gallery on the Green presents “Art Throb!” Exhibit plus a Solo Exhibit by Kathi Packer Friday, Feb. 14 through Saturday, March 15. An opening reception is on Saturday, Feb. 15 from 6-8 p.m. and will include refreshments. The show and reception are free.

“Art Throb!” is a heartfelt Valentine’s Day celebration presented by the membership of Canton Artists’ Guild. The artists use a wide range of media including painting, prints, drawing, photography, sculpture, ceramics and mixed media to represent the emotional intensity, joy and complexity of love.

In the upstairs Gallery, Kathi Packer has a solo show, “Another Tale.”  Packer notes that a friend’s casual invitation to go on safari in 2008 substantially changed the direction of her artistic journey.The gallery is located near the intersection of Dowd Avenue and Route 44 at 5 Canton Green Road in Canton. Hours are Friday – Sunday, 1-5 pm. The main floor gallery is handicapped accessible.

Website: http://www.galleryonthegreen.org; Phone:  860-693-4102

 

TABLESCAPES fundraiser returns to benefit the new

Avon History Museum

AVON – The Avon Historical Society invites the public to its sixth TABLESCAPES event showcasing up to 30 creative and original table settings on Friday, March 14 and Saturday, March 15 at the historic North House, 1 Nod Road, Avon.

This event will feature themed table settings from local professional designers, florists, businesses, individuals, artists and others featuring fresh floral arrangements, centerpieces and accessories. Proceeds will benefit the installation of professionally curated exhibits in the new Avon History Museum scheduled to open on Friday, July 4, 2025.

Back by popular demand will be a “Table and Barware Tag Sale” on both days. Admission to TABLESCAPES includes the tag sale. Tickets are $20 each pre-sale and at the door. Tickets can be purchased online at www.avonhistoricalsociety.org or by calling Mary Harrop at 860-670-3225 before March 8.

Those interested in sponsorship opportunities can also call Harrop.

 

Alzheimer’s Support Group

FARMINGTON – Hearts, Hugs & Hope: An Alzheimer’s Support Group takes place Feb. 20, 2025, 6 p.m. at Farmington Station Assisted Living and Memory Care Community, 111 Scott Swamp Road, Farmington. Dealing with Alzheimer’s disease and related dementia isn’t easy, so it is helpful to share your concerns and personal experiences with others who completely understand what you’re going through. You will also learn about proven strategies to help you better care for your family member. This group is being offered both in person and via Zoom on the third Thursday of each month. If you plan to attend, contact Director of Compass Programming Katherine Jedynasty at kjedynasty@farmingtonslr.com.

 

Used book sale

AVON - A huge book sale will be held Feb. 28 and March 1 in St. Ann’s Church Hall, 289 Arch Road at Route 167.  Hours are Friday, 4 p.m. to 7 p.m. ($5 adult admission) and Saturday, 9 a.m. to 2 p.m. (no admission fee).

Thousands of books will be organized in separate sections, including Fiction, History, Biography, Politics, Children, Music, Cooking, Sports, Art, Vintage, and more!  A large selection of Children’s books will be available.  Fiction books will be divided by hardcover, paperback, and trade paperback and sorted alphabetically by author.  DVDs, CDs, books on CDs, Vinyl records, and puzzles will be available, also.  Most books will be $3 or less with vintage and specialty books priced higher.

 

Daisy Days: All-Girls Summer Day Camp Experience

FARMINGTON – Miss Porter’s School, a renowned institution with a legacy of empowering young women, is excited to announce the launch of Daisy Days, an all-new day camp for girls entering grades 3-5 this fall. Starting this summer, Daisy Days will offer a unique, joy-filled experience designed to spark creativity, build confidence, and inspire self-discovery in an empowering all-girls environment.

For additional details, visit pcgl.porters.org/daisy-days.

 

Artist demonstration

Avon Arts Association will hold a guest artist demonstration featuring  Granby artist Laura Eden on Tuesday, February 18 at  Avon Town Hall, 60 W. Main St., lower level, at 6:30 p.m. Ms. Eden will demonstrate egg tempera painting.

The demo is free and open to the public ($5 suggested donation). A workshop with Ms. Eden will be held at the same location in the Avon Room on Saturday, Feb. 22, 10-2 with  set up at 9:30. Fee: $45 for members, $55 for nonmembers). www.AvonArts.org

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