New Regional Plan Association report finds Fairfield County can increase housing supply by 11% through Accessory Dwelling Units, one- and two-family home conversions
STAMFORD, CT – Municipalities in Fairfield County, Connecticut can create 40,000 new homes by 2040 by facilitating the creation of Accessory Dwelling Units (ADUs) and conversions of large single-family homes, according to Be My Neighbor in Fairfield County – Untapped Housing Solutions: ADUs and Conversions - a new report released today by Regional Plan Association (RPA).
The report comes weeks after Governor Ned Lamont legalized ADUs statewide. It finds towns can generate thousands of new housing units without major new construction by creating technical and financial assistance programs and by easing certain restrictions on construction - especially in areas well-served by transit. Connecticut currently faces a deficit of 86,000 housing units direly needed by very-low income households. With 96% of residential land in Fairfield County classified as single-unit, ADUs and conversions offer a rare opportunity to significantly increase supply.
ADUs include homes such as basement, garage and attic apartments. A conversion divides an existing single-family residence into multiple homes, using existing buildings to increase a community’s housing supply. Both ADUs and conversions can provide dual benefits: more homes for those who need them, and more income for homeowners who need it.
Be My Neighbor in Fairfield County compares housing growth under a “constrained scenario,” in which towns take no action to further ADU construction versus housing growth under an “unconstrained scenario,” in which towns implement ADU- and conversion-friendly policies. The towns and cities of Stamford, Stratford, Bridgeport, Greenwich, Danbury and Fairfield can gain the most from ADU- and conversion-friendly policies, with the ability to add more than 1,500 housing units each. Greenwich, Fairfield, Trumbull, Westport, Darien, and Bethel, among others, can meet nearly all of their housing needs through ADUs and conversions under this unconstrained scenario, the report finds.
Suburban towns nationwide have struggled for decades to meet demand for housing, which is skyrocketing due to the pandemic. During the second half of 2020, Southwestern CT saw the greatest correlation in the New York metro region between decreasing housing supply and increasing demand.
“Fairfield County has long been a ‘tale of two cities,’ grappling with extreme disparities in wealth, health and quality of life,” said Melissa Kaplan-Macey, Vice President, State Programs & Connecticut Director at Regional Plan Association. “Restrictive zoning contributes to the problem by constraining the free market while creating some of the most racially-segregated communities in the nation. Policy makers need to use every tool available to create more inclusive, vibrant and sustainable communities. Now that Governor Lamont and the State Legislature have set a ‘floor’ with new minimum zoning standards, towns and cities can go further and increase their housing stock by more than 11% in less than twenty years with ADU- and conversion-friendly policies.”
“Fairfield County’s Center for Housing Opportunity commissioned this groundbreaking report as part of our ongoing work to provide every Fairfield County community the information and tools it needs to ensure housing opportunities are available to all,” said Christie Stewart, Director, Fairfield County’s Center for Housing Opportunity. “ADUs are an important part of an array of housing solutions that local communities will need to implement if they are to meaningfully address housing affordability in Fairfield County.”
Be My Neighbor in Fairfield County provides the following recommendations for the creation of new housing stock through ADUs and conversions:
Encourage municipalities to adopt local ADU ordinances that meet and exceed the minimum standards established by Public Act 21-29: The State and regional Councils of Government should encourage municipalities to implement local regulations that meet or exceed the standards for enabling ADUs and conversions provided in the statewide ADU legislation, Public Act 21-29. This should include technical assistance with education and community engagement around ADUs, model zoning, and financial incentives to encourage ADU creation, particularly affordable ADUs.
Discourage municipalities from opting out of the ADU provision of Public Act 21-29: While statewide ADU legislation requires municipalities to adopt regulations that allow accessory apartments as of right without a special permit or public hearing, it includes a provision that allows towns to opt out of this regulation with a two-thirds vote by the zoning commission or combined planning and zoning commission and the legislative body before January 1, 2023. The State and Councils of Government should strongly discourage towns from opting out of the ADU provision.
Make it easier to legalize and construct ADUs and make conversions: Municipalities should update their zoning and other relevant local ordinances to make it easier for homeowners to create ADUs and conversions. Incentives for good design and accessibility should be included while regulations that require large lots should be minimized.
Create more flexible parking requirements: Parking standards can make or break ADU and conversion policies. Communities should minimize or eliminate off-street parking requirements. In most cases, on-street parking on public rights-of-way should be considered satisfactory for parking demand and enable construction of ADUs and conversions.
Provide technical assistance, financing, and information: The State, regional Councils of Government and local municipalities should create programs that provide assistance for constructing ADUs and making conversions by offering guidance, simplifying technical language, and streamlining approvals. These entities should also prioritize statewide financing programs, especially to assist senior citizens and low-moderate income households. Programs could also pair homeowners and renters who are both struggling with housing costs.
“This year, the state legislature took an important step to empower individual home owners to build accessory dwelling units on their properties – encouraging greater diversity in our housing stock and making housing more affordable. This report by the Regional Plan Association provides recommendations for how Fairfield County communities can facilitate the construction of these more affordable housing units,” said Connecticut House Majority Leader Jason Rojas. “Make no mistake, there is more work to do to correct decades of economic and racial segregation. But ADUs are an opportunity for our state to grow responsibly by advancing housing choices across the state.”
“As eviction moratoriums are discontinued, the documented shortage of affordable housing options in Fairfield County is even more troubling, particularly for our most vulnerable neighbors,” said State Representative Cristin McCarthy Vahey. “Accessory dwelling units, which the legislature legalized for all communities, offer an option for families needing to care for an elderly loved one, young people beginning their careers, and all residents seeking affordable housing options. ADUs are an important tool, one of many that families and municipalities will need to remain economically vibrant, grow responsibly, and address the structural inequalities in health, education, and opportunity that exist throughout Connecticut.”
“For decades, Connecticut’s housing system has left far too many people without affordable options. One-size-fits-all single-family zoning across the state has resulted in a deficit of nearly 100,000 homes for lower-income residents,” said Sara Bronin, Founder of Desegregate Connecticut. “Earlier this year, the state legislature passed a bill – championed by the Desegregate CT coalition - that opened the door to thousands of new, naturally-affordable and environmentally-efficient accessory apartment units. RPA’s report shows us what’s possible if local municipalities step through that door and implement policies to ensure accessory apartments actually get created. We’ve got the statewide blueprint - now we need to see towns put it into action.”
“Expanding the supply of lower cost, smaller housing options in Fairfield County is an essential element of a healthy, balanced housing market that has been missing for too long,” said Sean Ghio, Policy Director, Partnership for Strong Communities. “This report offers a vision of a future Fairfield County with more housing choice, lower housing costs, and expanded economic opportunity – all while preserving the quality of life residents love about the county.”
This report was generously funded by Fairfield County’s Center for Housing Opportunity. It follows RPA’s July 2020 region-wide assessment of the potential of ADUs and conversions, Be My Neighbor.
