The Planning and Zoning Commission (P&Z) is scheduled to conduct a public hearing on a proposed overlay zone intended for high-density, multifamily housing, which would include an “affordable housing” component.

The proposed zone is known as the Mixed-Use Mixed-Income-10 (MUMI-10) zone, reflecting its provisions for mixed land uses, mixed income levels of its residents, and a 10-acre minimum site size.

The public hearing is slated for 7:30 pm on Thursday, December 4, at Newtown Municipal Center, 3 Primrose Street.

The P&Z’s interest in creating such a zoning designation apparently stems from current interest by developers in constructing high-density multifamily housing complexes on sites located near Exit 10 and near Exit 9 of Interstate 84.

At a November 20 P&Z session, land-use attorney Timothy Hollister of Hartford, who is considered an expert on affordable housing issues, told P&Z members that his colleague, attorney Christopher Smith represents developer Serge Papageorge.

Mr Smith, representing Mr Papageorge, attended a November 13 Water & Sewer Authority (WSA) meeting in seeking to learn about municipal sanitary sewer availability for a proposed high-density multifamily housing complex, which would include an “affordable housing” component, at a 35-acre Sandy Hook site on undeveloped land at 79 Church Hill Road.

The number of housing units proposed for that site has not been disclosed.

That property is owned by Carmine Renzulli. The irregularly-shaped parcel lies generally north of Church Hill Road, west of Walnut Tree Hill Road, south of Evergreen Road, and east of I-84.

Attorney Peter Scalzo of Bethel also attended the November 20 P&Z session. Mr Scalzo said he represents an unnamed client who wants to build high-density housing on an unspecified land parcel near I-84’s the Exit 9 interchange in Hawleyville.

George Benson, town director of planning, told P&Z members that several years ago, the P&Z had a planning study performed on the advisability of creating a designated zone and zoning regulations for “incentive housing,” which involves a housing complex that includes affordable housing.

Design Standards

Mr Hollister explained that under the proposed MUMI-10 zoning regulations, a local P&Z is able to set specific design standards for such a housing project.

The state has sanctioned the MUMI-10 zone and related zoning regulations as a model which municipalities can adopt toward achieving the state’s requirement that at least 10 percent of local housing be designated as “affordable housing.”

Under the MUMI-10 system, a fraction of the housing units in a complex would be legally set aside for rent or sale at prices lower than market-rate prices.

If the town approves MUMI-10 zoning, then the state would review it, Mr Hollister said. If the state endorses the town’s MUMI-10 regulations and a complex is then built conforming to those regulations, the state would make some small money grants to the town, Mr Hollister said.

Of the MUMI-10 proposal, Mr Benson said, “It’s something we have to discuss.”

Mr Scalzo said that the type of affordable housing provided in MUMI-10 zones is very beneficial for people under age 35 and for retirees.

Mr Benson observed that in light of the developers who want to build multifamily complexes in town, the P&Z would want to be sure it has certain controls over such development.

Mr Benson noted that the P&Z waged and eventually lost a long-running legal battle against developer Guri Dauti, who prevailed and has built the partially constructed Edona Commons housing complex on Church Hill Road in Sandy Hook Center. The complex has an affordable housing component.

“I don’t want to go that route again,” Mr Benson said.

The P&Z had wanted Mr Dauti to build the complex under the terms of its Affordable Housing Development (AHD) zoning rules, but he opposed that and eventually won approval from the courts to build the project under the terms of his Mixed-Income Housing District (MIHD) zoning rules.

The MIHD rules allow a much higher construction density than the AHD rules allow.

P&Z Chairman Robert Mulholland said that under the terms of the MUMI-10 regulations, the P&Z would have “some control” over the design of a multifamily housing complex.

MUMI-10 Provisions

A four-page set of proposed MUMI-10 zoning regulations is available for public review at the Land Use Agency office at Newtown Municipal Center.

According to the text of the proposed rules, the intent of the zone is to allow affordable housing in mixed-use developments at locations with adequate transportation and utility services, in order to provide housing choice and variety for those working in Newtown, single-parent households, and aging households, among others.

The regulations seek to protect open spaces and rural areas of the community by encouraging development in “smart growth” locations, according to the text.

The rules promote the inclusion of affordable housing units in mixed-use, mixed-income developments consistent with topography, soil types, and infrastructure capacity, it adds. The rules seek to ensure high-quality design that is sensitive to the rural character of the community and the neighborhood surrounding the development in particular.

The zoning regulations would allow residential and commercial uses on a site.