On the agenda: Newington meeting — Data Center (Sep 21)

HOUSING NEEDS STUDY COMMITTEE
AFFORDABLE HOUSING PLAN

September 21, 2020 - 6:00 P.M.

This meeting will be presented as a Zoom Webinar/Meeting.
Information on how to attend will be posted on the Town website at:
https://www.newingtonct.gov/virtualmeetingschedule

AGENDA
1. PLEDGE OF ALLEGIANCE
2. ROLL CALL
3. PUBLIC PARTICIPATION (For Items Not Listed On The Agenda; Speakers Limited To 2
Minutes. Use The Zoom “Raise Hand” Function)
4. REVIEW / DISCUSSION OF DRAFT AFFORDABLE HOUSING PLAN
Documents:
AH PLAN FIRST DRAFT 090920.PDF
5. APPROVAL OF MINUTES
Documents:
HNSC MINUTES 24AUG2020.PDF
6. SCHEDULE NEXT MEETING
7. ADJOURN

NEWINGTON
Affordable Housing Plan

Town of Newington, CT
Date

TABLE OF CONTENTS
Cover Picture
The picture on the front of
this Affordable Housing Plan
represents the concept of a
“housing ladder.”
The phrase “housing ladder”
refers to a concept used in
housing policy discussions
where people may first rent
an apartment or buy a small
house and then move up the
ladder to a bigger or more
expensive home when they
need or want a different
housing choice and have
enough money to do so.
The housing ladder also
works the other way in that
people may move from a
larger home to a smaller
and/or less expensive home
as their lifestage / lifestyle or
economic circumstance
changes.

1.

INTRODUCTION......................................................................... 1
1.1.
1.2.
1.3.

2.

EXISTING HOUSING INVENTORY ................................................ 5
2.1.
2.2.
2.3.
2.4.

3.

5.

Housing For Projected Population Growth ................................ 15
Housing For An Aging Population .............................................. 16
Housing Options Which Are More Affordable ........................... 17
Housing That Meets Development Goals .................................. 21
Become Exempt From AH Appeals Procedure .......................... 22

NEWINGTON’S AFFORDABLE HOUSING STRATEGIES ................ 23
4.1.
4.2.
4.3.
4.4.
4.5.
4.6.
4.7.
4.8.
4.9.

Overall, everyone can have a
different path on the housing
ladder provided housing
choices are available.

Physical Characteristics................................................................ 5
Occupancy Characteristics ........................................................... 7
Cost Characteristics ..................................................................... 8
Affordability Characteristics ........................................................ 9

NEWINGTON’S HOUSING NEEDS AND WANTS ......................... 15
3.1.
3.2.
3.3.
3.4.
3.5.

4.

Overview ...................................................................................... 1
Reasons For Studying Housing ..................................................... 2
Why “Affordable” Housing? ........................................................ 3

Encourage Housing That Meets Overall Goals .......................... 23
Retain Existing Housing That Addresses Needs ......................... 27
Maintain / Improve Existing Regulations................................... 28
Adopt Inclusionary Zoning Provisions........................................ 30
Address Housing Needs Of An Aging Population....................... 31
Address Needs Of Lower Income Households........................... 35
Consider Other Housing Configurations .................................... 37
Help Address Special Housing Needs......................................... 38
Address Other Housing Issues ................................................... 39

IMPLEMENTATION .................................................................. 41
5.1.
5.2.

Implementation Overview ......................................................... 41
Implementation Tables .............................................................. 42

TOWN OF NEWINGTON

Greetings!
For many years, Newington has had an interest in understanding whether its
housing stock aligns with the needs of residents of the community and the region. This includes a number of plans and studies:
 1958 Plan of Development
 1973 Plan of Development
 1977 Housing Study
 1995 Plan of Conservation And Development
 2008 Housing Needs Committee Report
 2010-20 Plan of Conservation And Development
 2015 Housing Needs Study Committee Report
 2020-30 Plan of Conservation And Development
Recently, the legislature established a requirement for each of the 169 municipalities in Connecticut to adopt an “affordable housing plan” by July 2022 (CGS
Section 8-30j). The plan is required to:
 Specify how the municipality intends to increase the number of affordable housing developments in the municipality, and
 Be updated at least once every five years.
In 2020, the Town asked the Housing Needs Study Committee to address this
requirement. This Affordable Housing Plan is the result of their efforts.
Sincerely,

Town of Newington

Housing Needs Study
Committee (alphabetical)
Carol Anest
Town Council
Michael Camillo
Town Council
William Hall
Interfaith Housing Corp.
Maureen Lynch
Comm. on Aging / Disabled
Craig Minor
Town Planner
Stephen Wood
Town Plan & Zoning Comm.

What Is “Affordable Housing”?
In public policy, the term “affordable housing” is generally used to refer to:
Housing which is priced so that persons and families earning
eighty per cent or less of the area median income pay thirty
per cent or less of their annual income on housing.
This can include:
 market-rate housing which sells or rents at an affordable price - called
“naturally occurring affordable housing (NOAH), and
 housing which is encumbered in some way to sell or rent at affordable price levels.
Certain State statutes (such as CGS 8-30g) only consider housing which is encumbered in some way to sell or rent at affordable price levels:
 Governmentally assisted housing developments,
 Rental units occupied by households receiving tenant rental assistance,
 Ownership units financed by Connecticut Housing Finance Authority
(CHFA) mortgages or United States Department of Agriculture (USDA)
mortgages for low/moderate income persons and families,
 Housing units subject to deed restrictions limiting the price to where
persons or families earning eighty percent or less of the area median
income pay thirty per cent or less of their income for housing.
For this Plan, both types of affordable housing will be considered:
 Naturally occurring affordable housing, and
 Housing that is restricted to affordable price levels.

What Is “Market Rate Housing”?
The term “market rate housing” is housing that sells at fair market value
which is generally:
A price at which buyers and sellers with a reasonable
knowledge of pertinent facts and not acting under any compulsion are willing to do business.

INTRODUCTION
1.

Introduction

1.1. Overview
Addressing changing housing needs and promoting diverse housing opportunities are priorities for the Town of Newington. Newington has a diverse housing
stock and this housing has helped people of a variety ages and characteristics
over multiple generations find housing to meet their needs in Newington.
However, Newington has also come to realize that the existing housing stock,
which has served us so well over the years, does not meet the housing needs of
everyone – even for some people who live here already.
For example, existing housing units may not be well configured to meet the
housing needs of older persons and people, young and old, earning less than the
average income have a harder time finding housing to meet their needs at a
price they can afford. This can include:
 young adults (including people who grew up in Newington),
 young families just venturing out on their own,
 people working at businesses and industry in Newington,
 workers providing essential or convenient services to residents and
businesses, and
 people who may have lived here their whole lives and now need or
want smaller and less expensive housing so they can stay in Newington.
This Affordable Housing Plan is intended to help address this situation.
OVERALL GOAL

Seek to provide for housing opportunities in Newington
for all people.

1

““Decent, affordable housing should be a
basic right for
everybody in
this country.
The reason is
simple: without
stable shelter,
everything else
falls apart.”
Matthew Desmond
American Sociologist

1.2. Reasons For Studying Housing
Everyone needs housing and for a variety of reasons. In fact, housing plays a
part in almost every level of Maslow’s “hierarchy of human needs”:
Housing provides shelter to
meet people’s physiologic needs
Housing helps meet people’s
need for safety and security
Housing creates a sense of connection to a community
Housing builds confidence and
enhances self-esteem

Housing creates the opportunity
for people to contribute to their
community and achieve their
full potential

In addition, there are other relevant considerations:
1. The statutory authority to enact and maintain Zoning Regulations includes
the requirements that:
 Such regulations shall also encourage the development of housing opportunities … for all residents of the municipality and the planning region in which the municipality is located … (CGS 8-2)
 Such regulations shall also promote housing choice and economic diversity in housing, including housing for both low- and moderate-income
households … (CGS 8-2)
2. The statutory requirement to adopt a Plan Of Conservation And Development includes the following:
 In preparing such plan, the commission … shall consider the … the need
for affordable housing, … the needs of the municipality including, but
not limited to … housing (CGS 8-23(d))
 Such plan of conservation and development shall … make provision for
the development of housing opportunities … for all residents of the municipality and the planning region … promote housing choice and economic diversity in housing, including housing for both low and moderate
income households … (CGS 8-023(e))

2

1.3. Why “Affordable” Housing?
Everyone wants housing that is affordable.
For people and households that earn more than the average income, they generally have the means to find housing that addresses their personal needs
and/or desires. Newington has a variety of housing styles and choices in the
community and higher income households are able to find (and afford) housing
that meets their needs.
On the other hand, housing choices may not be as available for people earning
less than the average income. These people and households generally have a
harder time finding housing they can afford or the cost burden of the housing
they can find takes away from other life needs (health, transportation, etc.).
The people needing affordable housing can include:
 people who may have lived here their whole lives and now need or
want smaller and less expensive housing so they can stay in Newington,
 young people and young families just venturing out on their own, and
 workers (both public sector and private sector) providing essential or
convenient services to residents and businesses.
Young People

Young Families

Service Workers

Critical Workers

Seniors

Long-Time Residents

3

The availability
of affordable
housing affects
everyone (or
someone in
their family) at
some point in
their lives –
past, present,
or future …

Economic Benefits
The shortage of affordable
housing has an impact not
only on families and individuals seeking it, but also on
the economic health of [each
town and region and] the
State as a whole.
A survey of business leaders
and CEO's [in Connecticut]
found that the shortage of
affordable housing was the
greatest impediment to
economic expansion. If
workers cannot afford to live
anywhere near their place of
employment, companies will
have a difficult time finding
people to fill necessary jobs.
Affordable housing in proximity to jobs is one of the
most significant factors affecting continued economic
growth.
Paraphrased From
CT Department of Housing (1985)

Affordable housing affects each and every Newington resident (past, present,
and future) in some way. Most everyone can recall a situation when they were
young and starting a family, left home for their first apartment and started to
save for their first home, or when their parents needed to move to smaller
quarters from a larger home. Affordable housing affects everyone.
As a responsible community, the Town of Newington is looking at whether there
will be affordable housing in the community that will be available for people
who may need it at the time it is needed. Planning for housing needs is important since:
 Housing cannot be easily produced at the moment it is needed, and
 The lead times (planning, design, construction) are so long.
As a result, Newington needs to plan today for the affordable housing needs of
the future:
 For a growing population ,
 For an aging population,
 For young adults and young families,
 For low- and moderate-income families.
Newington needs affordable housing to meet the needs of current and future
residents and current and future businesses.
It is important to note that housing that is affordable is important to the local
and regional economy. Research consistently shows that attractive, wellplanned housing that is affordable to a range of socio-economic and age groups:
 Provides housing for essential employees (in areas such as emergency
services, health care, education, government, retail, etc.),
 Helps retain and support existing businesses,
 Helps attract new business and economic development,
 Improves employee productivity and reduces employee turnover,
 Increases jobs and consumer spending in the surrounding economy, and
 Increases total revenue for local government.
In the current economy, as communities and regions try to retain existing businesses and compete to attract new investment, having an adequate range of
affordable, conveniently located housing options can be a critical factor in maintaining Newington’s overall competitive edge.

4

EXISTING HOUSING INVENTORY
2.

Existing Housing Inventory

2.1. Physical Characteristics
According to the American Community Survey (ACS), Newington had about
12,786 housing units in 2018 (the most recent year that data is available for).
Housing Type – The ACS estimates that about two-thirds of all housing units in
Newington are detached one-family structures. This is slightly higher than Hartford County and the state but lower than some nearby communities. In terms
of the state-wide housing mix, Newington has:
 More 1-unit attached units (townhouses) and 10-19-unit buildings.
 Fewer 2-9-unit buildings and 20+ unit buildings.
Newington

Compared To State-Wide Mix

1-unit, attached
2 units

10 to 19 units

66%

Newington

64%

Connecticut

59%
48%

New Britain

29%

1.50

Hartford

15%

Partnership For Strong Communities

Other

20+ units

10-19 units

5-9 units

3-4 units

2 units

1-unit, attached

American Community Survey, 5-Year Estimate (2018)

Newington

Share

County

State

1-unit, detached

8,184

64%

56%

59%

1-unit, attached

1,443

11%

6%

5%

2 units

393

3%

8%

8%

3 or 4 units

587

5%

10%

9%

5 to 9 units

691

5%

6%

6%

10 to 19 units

973

8%

5%

4%

20 or more units

505

4%

9%

9%

Mobile Home, RV, van, other

10

0%

0%

0%

American Community Survey 5-Year Estimates (2018) / Table B25024

5

West Hartford

Rocky Hill

1-unit, detached

Other

74%

2.00

0.00

20 or more units

Wethersfield

56%

0.50

5 to 9 units

76%

Hartford County

County

1.00

3 or 4 units

Berlin

2.50

Newington

1-unit, detached

Percent 1-Unit Detached

Age of Structure – Housing construction in Newington has slowed considerably
since the 1960s and 1970s (from over 250 units per year to less than 30 units
per year) due to less available land and other factors. With more than half of
Newington’s housing units built before 1970, the “typical” housing unit may reflect the desires of a different era rather than the age composition of today.
YEAR STRUCTURE BUILT

Newington

Share

County

State

Built 2010 or later

172

1%

1%

2%

Built 2000 to 2009

729

6%

6%

7%

Built 1990 to 1999

779

6%

7%

8%

Built 1980 to 1989

1,432

11%

12%

13%

Built 1970 to 1979

2,919

23%

13%

13%

Built 1960 to 1969

2,208

17%

15%

14%

Built 1950 to 1959

2,584

20%

17%

15%

Built 1940 to 1949

807

6%

8%

7%

Built 1939 or earlier

1,156

9%

20%

22%

American Community Survey 5-Year Estimates (2018) / Table B25034

Physical Deficiencies – Overall, the estimated number of units in Newington
lacking complete plumbing facilities (without hot and cold running water, a flush
toilet, or a bathtub or shower) is low. The estimated number of units lacking
complete kitchen facilities (without a sink with a faucet, a stove or range, or a
refrigerator) is somewhat higher and this may reflect the use of some motels on
the Berlin Turnpike for housing.
PHYSICAL DEFICIENCIES
Incomplete plumbing facilities
Incomplete kitchen facilities

Newington

Share

County

State

7

0.1%

0.3%

0.3%

112

0.9%

0.7%

0.6%

American Community Survey 5-Year Estimates (2018) / Table B25047 / Table B25051

1-Unit, Detached

1-Unit, Attached

6

Multi-Unit Structure

2.2. Occupancy Characteristics

Percent Owner-Occupied

Tenure – Newington has a higher percentage of owner-occupied housing units
compared to Hartford County and the state. In terms of length of residency,
Newington has a higher share of longer-term residents compared to Hartford
County and the State.
TENURE

Newington

Share

County

State

Owner-occupied units

9,586

77%

65%

66%

Renter-occupied units

2,808

23%

35%

34%

American Community Survey 5-Year Estimates (2018) / Table B25003

YEAR MOVED INTO UNIT

Newington

County

State

Moved in 2010 or later

31%

41%

40%

Moved in 2000 to 2009

30%

27%

27%

Moved in 1990 to 1999

16%

14%

15%

Moved in 1989 or earlier

23%

17%

18%

Berlin

83%

Newington

78%

Wethersfield

76%

West Hartford

71%

Connecticut

67%

Rocky Hill

66%

Hartford County

64%

New Britain

45%

Hartford

24%

Partnership For Strong Communities

American Community Survey 5-Year Estimates (2018) / Table B25038

Household Size - Over time, the number of people per occupied housing unit in
Newington has been decreasing. In 2010, about 62 percent of all housing units
in Newington were occupied by one or two people. Only about 3 in 8 households contained more than two residents. With smaller household sizes, people
may want or need smaller (and less expensive) units than were built in the past.
Crowded Units– Newington has some “crowding” (where Census data indicates
more than one person per room) compared to Hartford County although it is
less than the state. Again, this may reflect the use of some motels on the Berlin
Turnpike for housing.
OCCUPANTS PER ROOM (O/R)

Newington

Share

County

State

Units with 1.01 to 1.50 O/R

164

1.3%

1.2%

1.3%

Units with more than 1.51 O/R

38

0.3%

0.5%

0.5%

American Community Survey 5-Year Estimates (2018)

7

Average Household Size
Year

People/HH

1960
1970
1980
1990
2000
2010

3.55
3.40
2.77
2.56
2.44
2.43
Historic - 1900 - 2010 Census.

Median House Value
West Hartford

$318,800

Berlin

$288,000

Connecticut

$269,300

Rocky Hill

$254,400

Wethersfield

$246,200

County

$234,900

Newington

$228,000

Hartford

$159,100

New Britain

$157,300

Partnership For Strong Communities

2.3. Cost Characteristics
Housing Values – The American Community Survey reported that the median
house value in Newington (what property owners feel their housing unit would
sell for) was lower (more affordable) than the county and the state and a number of surrounding communities.
HOUSE VALUE

Newington

Median House Value

$232,700

Less than $50,000

175

$50,000 to $99,999

Share

County

State

$237,700

$272,700

2%

2%

2%

251

3%

3%

3%

$100,000 to $149,999

800

8%

12%

9%

$150,000 to $199,999

2,027

21%

20%

15%

$200,000 to $299,999

4,479

47%

32%

27%

$300,000 to $499,999

1,717

18%

24%

27%

$500,000 to $999,999

92

1%

7%

12%

$1,000,000 or more

45

1%

1%

5%

American Community Survey 5-Year Estimates (2018)

Median Rent
Rocky Hill

$1,304

West Hartford

$1,236

Newington

$1,163

Berlin

$1,097

Connecticut

$1,094

Wethersfield

$1,025

County

$1,016

New Britain

$925

Hartford

$914

Partnership For Strong Communities

Gross Rent – The American Community Survey reported that the median gross
rent being paid in Newington (utility payments are factored in) was higher (less
affordable) than the county and the state and a number of surrounding communities.
GROSS RENT
Median monthly rent

Newington

Share

County

State

$1,235

-

$1,076

$1,156

No rent paid

147

-

-

-

Less than $500

192

7%

12%

10%

$500 to $999

435

16%

31%

26%

$1,000 to $1,499

1,496

56%

42%

38%

$1,500 to $1,999

455

17%

12%

16%

$2,000 to $2,499

42

2%

2%

5%

$2,500 to $2,999

0

0%

1%

2%

$3,000 or more

41

2%

2%

Renter-occupied units w/rent

2,661

100%

1%
100%

100%

American Community Survey 5-Year Estimates (2018)

8

2.4. Affordability Characteristics
Housing affordability is an issue throughout Connecticut and communities are
recognizing that community vitality, community diversity, and economic development can all be enhanced by having a housing portfolio which includes choices of housing units which are more affordable.
Housing is generally considered to be “affordable” if a household spends less
than 30 percent of its income on housing (rent, mortgage, taxes, utilities, etc.).
While upper income households and typical income households may be able to
afford to spend more than this on housing, lower income households generally
cannot since doing so would take money away from food, transportation,
healthcare, and other important expense categories.
Existing Affordability
Using the methodology on page 10, the overall affordability of the existing housing stock can be evaluated.
Affordability of Rental Units Based On Market-Price - When what people can
afford to pay for gross rent (page 10) is compared to what people report paying
(page 8), it becomes apparent that there are thousands of rental units in
Newington which would be considered naturally affordable (even if the unit includes more bedrooms than the household might need):
Maximum
Gross Rent

Estimated Number Of Rented
Units Below That Value

Percent Of
2010 Housing Count

$1,370

1,734 units

13.3%

$1,570

2,187 units

16.8%

$1,760

2,360 units

18.1%

$1,960

2,542 units

19.5%

2,661 units

20.5%

$2,110+

Planimetrics Based On HUD Income Data / American Community Survey, 5-Year Estimate (2018)

9

Newington has
thousands of
rental units
naturally affordable to persons earning
80% or less of
the area median income …

Estimating Affordability Of Existing Housing
A key measure of housing affordability is whether housing is available which is affordable
to a household earning 80 percent or less of the area median income (generally considered to be lower income households). The calculation for Newington looks like this
(2019 HUD data for Hartford metro region):
Area Median
Income

80% of
Median Income

30% Share For
Housing

Monthly
Allotment

A

A x 0.8

B x 0.3

C / 12

1 -person HH

$68,530

$54,824

$16,450

$1,370

2 -person HH

$78,320

$62,656

$18,800

$1,570

3-person HH

$88,110

$70,488

$21,150

$1,760

4-person HH

$97,900

$78,320

$23,500

$1,960

5+ -person HH

$105,732

$84,586

$25,380

$2,110+

Planimetrics Based On HUD Income Data (2020)

Maximum Gross Rent

The monthly housing allotment calculated above is the amount that could be
spent on the maximum monthly gross
rent (utilities included) where the number of bedrooms is one less than the
size of the household.

Studio

$1,370

1 Bedroom

$1,570

2 Bedrooms

$1,760

3 Bedrooms

$1,960

4+ -Bedrooms

$2,110+
Planimetrics Based On HUD Income Data (2020)

The monthly housing allotment calculated above can also be roughly translated to a maximum purchase price at prevailing financing terms (3.5 percent, fixed rate, 30-year mortgage, and assuming 100% financing and private mortgage insurance) where the number
of bedrooms is one less than the size of the household. The purchase price was calculated using Zillow mortgage calculator after deducting utilities, property insurance, and taxes (at an equalized mill rate of 2.5% for Newington) from the monthly allotment.
Allowances

Net For

Monthly
Allotment

Utilities

Insurances,
Taxes, Etc.

Principal /
Interest

Maximum
Sale Price

Studio

$1,370

$210

$486

$674

$150,000

1 Bedroom

$1,570

$270

$541

$759

$169,000

2 Bedrooms

$1,760

$350

$584

$826

$184,000

3 Bedrooms

$1,960

$450

$925

$885

$197,000

4+ -Bedrooms

$2,110+

$600+

$625+

$885

$197,000

Planimetrics Based On HUD Income Data (2020), DOH Allowance Estimates (2020), CERC Equalized Mill Rate (2020), and Zillow.

10

Affordability of Ownership Units Based On Market-Price – Similarly, comparing
what housing price people can afford to pay at current financing terms after
considering mortgage, taxes, insurance, etc. (page 10) compared to what people
believe their house is worth (page 8), it becomes apparent that there are thousands of ownership units in Newington which would be considered naturally
affordable (even if the unit includes more bedrooms than the household might
need):
Maximum
Sale Price

Estimated Number Of Owned
Units Below That Value

Percent Of 2010
Housing Count

$150,000

1,226 units

9.4%

$169,000

1,996 units

15.38%

$184,000

2,604 units

20.0%

$197,000

3,131 units

24.1%

$2,110+

2,661 units

20.5%

Planimetrics Based On HUD Income Data / American Community Survey, 5-Year Estimate (2018)

In addition, if a low-income household had enough funds for a 20% down payment, they could then afford housing priced about 20 percent higher than the
purchase prices indicated above.
This finding of a considerable amount of naturally occurring affordable housing
(ownership, not rental) is also supported by information from the Assessor’s
database of estimated market values.

Naturally Occurring Affordable Housing
In Newington

Planimetrics Based On Newington Assessor Data (2020)

11

Newington has
thousands of
ownership units
naturally affordable to persons earning
80% or less of
the area median income …
The Assessor’s
database also
shows that
Newington has
many naturally
affordable
home ownership units …

Overall, Newington has 1,155
housing units that
meet State criteria for “affordable
housing” …
State statutes only consider
housing which is encumbered in some way to sell or
rent at affordable price levels:

Governmentally assisted
housing developments,

Rental units occupied by
households receiving
tenant rental assistance,

Ownership units financed by government
mortgages for
low/moderate income
persons and families,

Housing units subject to
deed restrictions limiting the price to where
persons or families
earning eighty percent
or less of the area median income pay thirty
per cent or less of their
income for housing.

Affordability Based On Government Assistance / Deed Restrictions
In addition, there are about 1,155 housing units in Newington which are assisted
or restricted ins some way to remain affordable for some time (see sidebar),
Newington

Share

County

State

Governmentally Assisted

531

4.1%

7.4%

6.1%

Tenant Rental Assistance

116

0.9%

4.0%

3.0%

CHFA / USDA Mortgages

472

3.6%

2.8%

1.9%

Deed-Restricted Units

36

0.3%

0.2%

0.4%

Total

1,155

8.9%

14.4%

11.3%

DOH Affordable Housing Appeals List (2019)

Government Assisted Units - Newington has 531 governmentally assisted units.
Since government assisted units have been funded by government programs
related to housing, Newington can be fairly comfortable that these units will
continue to be affordable for the foreseeable future.
Elderly + Disabled (214 units)

#

Year Built

Cedar Village (Housing Authority (NHA))

40

312-316 Cedar Street

1981

Edmund J. Kelleher Park (NHA)

40

241 West Hill Road

1976

New Meadow Village (NHA)

26

1 Mill Street Ext.

1987

Market Square

76

65 Constance Leigh Drive

1978

Meadowview

32

50 Mill St. Ext.

Griswold Hills

128

10 Griswold Hills Drive

Victory Gardens

74

555 Willard Avenue

Southfield Apartments

114

85 Faith Road

1

98 Cedar Street

Family + Elderly (316 units)

Other (1 unit)
Group Home

DOH Affordable Housing Database (2019)

Assisted Elderly

Assisted Family

12

Deed-Restricted

Tenant Rental Assistance Units – The locations of the tenants receiving tenant
rental assistance are not disclosed. The number and location of tenant rental
assistance units can change over time since the assistance is provided to eligible
people. Over the past decade, Newington has had between 84 and 148 units.
CHFA/USDA Mortgages – The locations of the units financed by CHFA/USDA
mortgages are not disclosed. The number and location of CHFA/USDA mortgage
units can change over time since the assistance is provided to eligible people.
Over the past decade or so, Newington has had between 366 and 472 units.
Deed-Restricted Units –Newington has 36 deed-restricted units at the present
time and these units are restricted in perpetuity.
Year Restrictions
Expire

Deed-Restricted (36 units)
Hopkins Village

36

Hopkins Drive

Perpetuity
DOH Affordable Housing Database (2019)

Newington

Planimetrics Based On DOH Affordable Housing Appeals List (2019)

Similar # of Housing Units
Branford
13,972
Vernon
13,896
Glastonbury
13,656
Trumbull
13,157
Naugatuck
13,061
Newington
13,011
East Haven
12,533
New London
11,840
Windsor
11,767
New Milford
11,731
Wethersfield
11,677

% AH
3.36%
16.86%
5.72%
4.68%
8.87%
8.88%
8.03%
22.83%
7.52%
4.59%
9.45%

Similar Affordable %
Winchester
5,613
North Canaan
1,587
Windsor
5,429
Wethersfield
11,677
Berlin
8,140
Newington
13,011
Colchester
6,182
Naugatuck
13,061
Hamden
25,114
Portland
4,077
Brooklyn
3,235

# Units
10.81%
10.27%
9.82%
9.45%
9.31%
8.88%
8.88%
8.87%
8.67%
8.49%
8.28%

Planimetrics Based On DOH Affordable Housing Appeals List (2019)

13

Overall, almost
3,500 Newington households
are spending
more than 30
percent of their
income on
housing …

Affordability Based On Cost Burden
Housing affordability can also be assessed by comparing actual housing costs to
actual incomes. A household is considered to be cost burdened if more than
30% of their income goes towards housing costs.
In terms of renter households in Newington, over 40 percent (1,110 households)
spending more than 30 percent of their income on rent.
RENTER COST BURDEN

Newington

Share

County

State

Less than 25.0 percent

1,095

42%

37%

36%

25.0 to 29.9 percent

425

16%

12%

12%

30.0 to 34.9 percent

212

8%

9%

9%

35.0 percent or more

898

34%

42%

43%

American Community Survey 5-Year Estimates (2018)

In terms of owner-occupied housing units with a mortgage, over one in four
households (1,702 households) reported spending more than 30 percent of
their income on housing.
OWNER COST BURDEN (Mortgage)

Newington

Share

County

State

Less than 25.0 percent

3,647

60%

60%

57%

25.0 to 29.9 percent

674

11%

11%

12%

30.0 to 34.9 percent

428

7%

7%

8%

35.0 percent or more

1,274

21%

22%

24%

American Community Survey 5-Year Estimates (2018)

For owner-occupied housing units with no mortgage, about one in five households (671 households) reported paying more than 30 percent of their income
on housing.
OWNER COST BURDEN (No Mort.)

Newington

Share

County

State

Less than 25.0 percent

2,670

77%

73%

71%

25.0 to 29.9 percent

161

5%

6%

6%

30.0 to 34.9 percent

169

5%

4%

4%

35.0 percent or more

502

14%

16%

18%

American Community Survey 5-Year Estimates (2018)

14

NEWINGTON’S HOUSING
NEEDS AND WANTS
3.

Newington’s Housing Needs And Wants

3.1. Housing For Projected Population Growth
The American Community Survey estimates that Newington had a population of
30,323 people in 2018. This is a slight decrease from the 30,562 persons reported in the 2010 Census.
However, population projections prepared by the State of Connecticut
suggest that the number of Newington residents will increase in the future if recent trends (birth rates,
death rates, net migration) continue.
Overall, this population growth could
be accommodated through:
 More people in existing units
(larger, younger households replacing smaller, older households), and/or
 Creating more housing units (especially since average household
sizes have been decreasing).

1880 – 2010 Population
(with projections to 2040)
35,000
30,000
25,000
20,000
15,000
10,000
5,000
0
1880

1920

1960

2000

2040

US Census / CT State Data Center

From looking at changes in age composition over the years, it appears that
Newington tends to attract young adults (ages 25 to 39) and their children - the
age groups most associated with renters and first-time homebuyers.
To help address the housing needs of a growing population, the 2020-30 POCD
recommended providing housing options in Newington for a variety of household types, sizes, ages, tenures, and income groups within safe and stable
neighborhoods.

15

Age Composition Charts

3.2. Housing For An Aging Population

The age composition charts
on this page show the number of people in each 5-year
age group (by the width of
the bar) from 1980 to 2010
with projections to 2040.

As Newington’s population grows, the age composition is also changing. Due to
improvements in lifestyles and healthcare, the number of residents in the older
age groups is increasing.

People considered part of
the “baby boom” (people
born between about 1945
and 1965) are shown in orange.
The black outlines show the
age composition 30 years
earlier so that changes
are more readily apparent.

The median age in Newington (half the residents are older, and half are younger) is older than it has ever been (and getting older). While an influx of younger
residents and families may cause the median age to stay steady or decrease,
there will certainly be more older residents and older households in the future.
Older persons and households have different housing needs and desires than
younger persons and families.
Actual From Census

Projection

Newington’s Median Age
1960

32.6

1970

30.2

1980

34.5

1990

39.0

2000

41.9

2010

43.6

2020 (projected)

42.6

2030 (projected)

41.1

2040 (projected)

41.0

US Census, Planimetrics

US Census / CT State Data Center

To help address the housing needs of an aging population, the 2020-30 POCD
recommended providing housing options to help meet the housing needs of an
aging population.

Transitional Housing
For people with adequate income and/or assets, housing that incorporates agefriendly characteristics (such as one floor living, no step entry, wide doorways,
lever door handles, bathroom grab bars, loop drawer handles, higher electric
outlets, lower electric switches, etc.) will help them make the transition to housing which will meet their needs over a lifetime.

16

3.3. Housing Options Which Are More Affordable
Even though Newington has a naturally affordable housing stock in many respects, there are still a number of people who grapple with housing affordability
issues.
3.3.1. Housing For Income-Constrained / Cost Burdened Elderly Households
Census data for a sub-region including Newington (see sidebar) indicates that
many households comprised of older people have limited income. For people
aged 65-79 years, about 69 percent of renter households and about 23 percent
of owner households have income less than $40,000 per year. For people age
80 and over, about 79 percent of renter households and 50 percent of owner
households have income less than $40,000 per year.
Even though information from the American Association of Retired Persons
(AARP) suggests that many households would prefer to age in place in their current homes, this could change quickly depending on health or financial circumstances, especially for those with lower incomes.
Older households may need or want the opportunity to transition to less expensive ownership situations or to rental situations.
OWNERS - Household Income By Age Group (5 Towns)
$0-20K

$20-40K

$40-60K

$60-80K

$80-100K

> $100K

Total

20-29

3%

3%

14%

8%

13%

58%

100%

30-54

1%

4%

8%

9%

12%

66%

100%

55-64

2%

7%

7%

9%

17%

58%

100%

65-79

7%

16%

16%

15%

11%

35%

100%

80 +

18%

32%

21%

9%

6%

14%

100%

US Census / PUMS Micro-Sample Data

RENTERS - Household Income By Age Group (5 Towns)
$0-20K

$20-40K

$40-60K

$60-80K

$80-100K

> $100K

Total

20-29

3%

18%

30%

24%

14%

11%

100%

30-54

13%

14%

19%

14%

17%

23%

100%

55-64

19%

13%

12%

12%

24%

20%

100%

65-79

40%

29%

17%

7%

3%

5%

100%

80 +

39%

40%

11%

7%

2%

1%

100%

US Census / PUMS Micro-Sample Data

17

Sub-Region Census Data
For confidentiality reasons,
the Census data for a community is not made available
other than in selected tables.
However, the Census Bureau
makes Public Use MicroSample (PUMS) data available where it is possible to
query the raw data in new
ways. The PUMS data allows
custom tables to be prepared
to investigate specific questions.
Newington by itself is not
available as a PUMS area but
data is available for a region
where Newington is grouped
with Wethersfield, Rocky Hill,
Glastonbury, and Marlborough.
If we assume that these
communities are reasonably
similar, we can start to develop a picture of who is cost
burdened.

The PUMS information also indicates that owners and renters over age 65 are
more often cost burdened compared to other age groups and this is particularly
true for older seniors (householder aged 80 and above). This could be a serious
issue for households that may be on fixed incomes and can least afford it.
Owner Cost Burden by Householder Age Group (5 Towns)
Age Group

Less than 30%

30% To 34%

More Than 35%

Total

20-29

81%

6%

13%

100%

30-54

82%

5%

12%

100%

55-64

82%

4%

13%

100%

65-79

72%

5%

23%

100%

80 and older

56%

7%

36%

100%
US Census / PUMS Micro-Sample Data

When organized by age group, the PUMS data reveals that many of the renters
over age 65 are cost burdened. Up to 58% of young seniors (ages 65-79) who
rent pay more than 30 percent of their income for housing and up to 66% of
older seniors who rent are similarly cost-burdened. This can be a serious issue
for households that may be on fixed incomes and can least afford it.
Renter Cost Burden by Householder Age Group (5 Town)
Age Group

Less than 30%

30% To 34%

More Than 35%

Total

20-29

57%

7%

36%

100%

30-54

65%

- 8%

27%

100%

55-64

66%

5%

29%

100%

65-79

42%

14%

44%

100%

80 and older

34%

13%

53%

100%
US Census / PUMS Micro-Sample Data

18

3.3.2. Housing To Address The Long Waiting Lists For Elderly Units
According to the Newington Housing Authority, there are currently about 150
people on the waiting list for an elderly housing unit in Newington and the estimate is that it might be two years before a unit becomes available. The waiting
period at local elderly housing developments not managed by the Housing Authority may be even longer.
This is an issue because people and families often find themselves in situations
where they need alternative housing at that time. Simply, there are not enough
units to meet the current demand for elderly housing.
It is anticipated that the lack of elderly housing units will get worse over time
since the number of elderly residents is expected to increase in the future. Improvements in healthcare and lifestyles have increased life expectancies and
people may outlive their financial resources.
If no units are added, the wait times will get even longer and elderly people who
need housing assistance will struggle to make ends meet.
Cedar Village

Kellher

Meadow View

Elderly Housing Units
In terms of housing for low income elderly persons, Newington has several developments to help address this need. However, more units are needed since:
 The elderly population is expected to continue to increase,
 Over the years, some of the units built for elderly have been repurposed
for disabled persons so there are actually fewer elderly units than there
were when the developments were built, and
 There is a long waiting period for people who want or need a unit.

19

3.3.3. Housing For Cost Burdened Lower Income Households
As might be expected, lower income households are the most cost-burdened
owners and renters, particularly for households earning less than $60,000 per
year. It is not until incomes get above $60,000 per year that people are in a position to be able to afford rents without paying more than 30 percent of their
income for housing.
Owner Cost Burden By Household Income Group (5 Towns)
Income Group

Less than 30%

30% To 34%

More Than 35%

Total

$0 – $19,999

4%

3%

93%

100%

$20 – $39,999

32%

10%

59%

100%

$40 – $59,999

52%

12%

36%

100%

$60 – $79,999

72%

10%

19%

100%

$80 – $99,999

85%

7%

8%

100%

$100,000 +

96%

2%

2%

100%
US Census / PUMS Micro-Sample Data

Renter Cost Burden By Household Income Group (5 Town)
Income Group

Less than 30%

30% To 34%

More Than 35%

Total

$0 – $19,999

15%

11%

74%

100%

$20 – $39,999

22%

6%

72%

100%

$40 – $59,999

42%

26%

32%

100%

$60 – $79,999

92%

5%

3%

100%

$80 – $99,999

100%

0%

0%

100%

$100,000 +

99%

1%

0%

100%
US Census / PUMS Micro-Sample Data

It is important to note that the Housing Authority receives the most phone calls
for family units (even though they basically only have elderly units). The Housing Authority offers some housing “vouchers” for family units, but the waiting
list already has about 250 people on it. With vouchers issued on the basis of a
lottery system, some people may never get a voucher or may need to wait 8-10
years.
The demand for more affordable units outstrips the supply, so units are not
available when people need them.

20

3.4. Housing That Meets Development Goals
Newington already has a “naturally occurring” affordable housing stock and
would prefer that future housing in Newington be built in places which are consistent with the community’s overall vision for future growth. This vision is expressed in the 2020-30 Plan of Conservation and Development.
Areas the POCD indicated
might be best located to
accommodate housing
options included:


Newington Town
Center (and nearby
areas such as “Town
Center East”) which
will help support the
strengthening of this
area,



Areas which are
walkable to transit
stations including:
o the future train
station location
on Cedar Street,
o the Cedar Street
Fastrak station,
o the Newington
Junction Fastrak
Station,



Areas which are near
existing CT-Transit
bus routes.

Multi-Family Residential

Newington 2020-30 Plan of Conservation and Development

Redevelopment of sites along the Berlin Turnpike or in other business / industrial areas might also help accommodate housing options.

21

3.5. Become Exempt From AH Appeals Procedure
Since 1989, the State of Connecticut has had an “Affordable Housing Appeals
Procedure” (CGS 8-30g) in effect which allows a developer to propose a housing
development which does not have to comply with local zoning regulations provided:
 The Development - At least 30 percent of the proposed units are deed
restricted as affordable housing for at least 40 years, and
 The Municipality - Less than 10 percent of the housing units in the municipality meet State criteria for affordable housing (see page 12).
o Governmentally assisted housing,
o Households receiving tenant rental assistance,
o Homeowners with CHFA/USDA mortgages,
o Deed-restricted housing (including accessory apartments).
Newington would prefer that future housing developments comply with local
Zoning Regulations which seek to accommodate a variety of housing types in
ways consistent with Newington’s overall land use framework.
Newington can become exempt from the Affordable Housing Appeals Procedure
(CGS Section 8-30g) if more than 10 percent of the housing stock meets State
criteria. Newington has 1,155 units currently and would need to have 1,302
housing units to be exempt (10% of the 2010 Census housing count of 13,011
units. Newington would become exempt if it were to add 147 units (more once
the 2020 Census is reported).

22

NEWINGTON’S AFFORDABLE
HOUSING STRATEGIES
4.

Newington’s Affordable Housing Strategies

Based on the preceding information, the following major strategies are recommended for future housing development in Newington:

4.1. Encourage Housing That Meets Overall Goals
Newington wants future development (and redevelopment) to help it accomplish its overall community development goals, including those recommended in
the 2020-30 Plan of Conservation and Development (POCD). Naturally, this includes housing development and, in particular, that includes some housing that
is set aside to meet identified local housing needs:
 Elderly,
 Low- and moderate-income households.
4.1.1. Support Development Of Mixed-Use Nodes With A “Sense Of Place”
The 2020 POCD identified four key opportunity areas in Newington and recommended mixed use, pedestrianfriendly, and transit-oriented development and redevelopment at these locations:
 Town Center,
 Future Train Station,
 Cedar Street Fastrak Station, and
 Newington Junction Fastrak Station.
This includes housing.
The red circles on the adjacent map
(walking distance radii) show the general location of these areas but are not
intended to show the specific extent of
each area.
Newington 2020-30 Plan of Conservation and Development

23

4.1.1.1.

Strengthen The Town Center

The POCD included an entire chapter with strategies to strengthen Newington
Center. The POCD recommended undertaking a community-driven planning
process (like a community “charrette” or a carefully constituted steering committee) for the Newington Town Center area in order to:
 Establish an overall vision,
 Suggest possible regulation changes (including design guidelines), and
 Set the stage for complementary development.
While this community-driven planning process should take place before any
regulations are crafted, it is envisioned that that such regulations should include
provisions for:
 Requiring mixed use buildings on streets with residential units above
businesses located at street level,
 Requiring at least 10% of the residential units be set aside for low- to
moderate-income households,
 Requiring (or strongly encouraging) active street-front uses in order to
establish and support a vibrant street environment,
 Allowing more building height / density / coverage to create a critical
mass of people and uses, and
 Allowing parking structures to minimize the extent of surface parking.
This strategy in the POCD is significant because the possible availability of two
large parcels will play a critical role in what becomes of the Center and how it
will be relevant to Newington for the next century or more.
4.1.1.2.

Support Development Of The Train Station Node

In 2019, the Town Plan and Zoning Commission adopted regulations for the
“Transit Village Design District” (TVDD) in order to enable creation of a mixed
use, pedestrian-friendly, and transit-oriented development on Cedar Street
where the Connecticut Department of Transportation is considering establishing
a train station on the Hartford-to-New Haven rail line.
Since the regulations were adopted without a conceptual illustration of what
might result, the POCD recommended that a “visioning” process take place for
this area so that the adopted regulations can be adjusted to ensure the resulting
development fits into the overall community.
The regulation requiring 10% of the residential units be set aside for persons and
families earning 80% or less of the area median income (Section 2.8 of the TVDD
Regulations) should be retained.

24

4.1.1.3.

Support Development Of Nodes At Fastrak Stations

The POCD also supported development of mixed use, pedestrian-friendly, and
transit-oriented development near the Fastrak stations (West Cedar Street and
Newington Junction).
Section 3.19.A of the Zoning Regulations already addresses the area near the
West Cedar Street Fastrak station and those Regulations should be revised to
promote mixed use, pedestrian-friendly, and transit-oriented development and
to require that 10% of new residential units be set aside for persons and families
earning 80% or less of the area median income.

Technical Appendix
Possible changes to Section
3.19.A of the Zoning Regulations to address this recommendation were provided in
a separate Technical Appendix. (See Appendix A)

For the Newington Junction area, the POCD recommended a community-driven
planning process to establish an overall vision for a mixed-use, pedestrianfriendly, transit-oriented area. Any new regulations adopted for this area
should promote mixed use, pedestrian-friendly, and transit-oriented development and require that 10% of new residential units be set aside for persons and
families earning 80% or less of the area median income.
4.1.2. Encourage Redevelopment With Housing Where Appropriate
Technical Appendix

The 2020 POCD identified two special
opportunity areas in Newington (general locations shown in green on the
adjacent map) and recommended that
appropriate development and redevelopment be encouraged at these locations:
 Berlin Turnpike, and
 Town Center East.

Possible changes to the PD
Zone and the B-BT Zone in
the Zoning Regulations to
address this recommendation were provided in a separate Technical Appendix.
(See Appendix B for possible
changes to the PD District
and Appendix C for possible
changes to the B-BT District)

The POCD also recognized several opportunity sites (shown in blue).
Any development or redevelopment in
these areas which includes housing
should set aside at least 10% of the residential units for low- to moderateincome households.
Newington 2020-30 Plan of Conservation and Development

Existing regulations allowing housing in the PD zone should be extended to the
B-BT zone. New regulations should be crafted for Town Center East based on a
community-driven planning process.

25

4.1.3. Promote Other Development Goals
Technical Appendix
Possible approaches to design guidelines for Newington were provided in a separate Technical Appendix.
(See Appendix D).

Although the POCD and this Affordable Housing Plan promote development and
redevelopment in these areas, it is also important to note that the Town will
continue to strive to:
 Preserve industrial zones for technology / employment in order to provide jobs, provide for goods and services, and enhance the tax base,
 Preserve the character and integrity of single-family residential neighborhoods, and
 Support the bus transit system.
Since the design of higher density residential development
is critical to its assimilation into the community, Newington
will also seek to prepare design guidelines for such developments (these may arise out of the community-driven
planning processes recommended elsewhere). Design
guidelines adopted by other communities can provide
some guidance for Newington.

NEWINGTON
Design Guidelines

4.1.4. Consider Seeking Exemption From CGS 8-30g
Section 8-30g of the Connecticut General Statutes (CGS) provides that certain
developments containing affordable housing may not have to comply with local
Zoning Regulations. This provision applies to Newington and other communities
where less than 10% of the housing stock meets the State criteria (government
assisted, tenant rental assistance, CHFA/USDA mortgages, or deed-restricted to
affordable prices).
It is Newington’s strong desire to encourage and enable development that
meets the overall development goals of the community in compliance with local Zoning Regulations. Newington’s Zoning Regulations already allow for housing choice and opportunity and will continue to do so in the future.
Newington prefers that development in the community occur with input, feedback, and guidance from the community. Development proposed in accordance
with CGS Section 8-30g may not be consistent with that preference or may even
be in conflict with local development goals.
As a result, Newington may seek a moratorium or exemption from CGS 8-30g in
the future. The purpose for doing so would be to guide development to places
where it will meet overall development goals rather than have higher density
development not consistent with overall development goals.

26

4.2. Retain Existing Housing That Addresses Needs
Newington wants to retain the existing “naturally occurring affordable housing”
that exists. As indicated previously, Newington has a diverse housing stock
which includes:
 A wide variety of rental units at different price levels,
 A wide variety of ownership units (single-family houses, 2-4-family
buildings, and condominiums) at different price levels, and
 A variety of other types of housing to meet special needs (elderly, congregate care, assisted living, nursing homes, etc.).
These housing units help make Newington a place where many people can find
housing they want and can afford at all stages of their life. In addition, thousands of these units are affordable to low- and moderate-income households.
This diversity of housing choices is a strength of Newington and it is the community’s desire to maintain this diversity and the “naturally occurring affordable
housing” that exists.
Cape Cod Style

Townhouse Condominium

27

Apartment

4.3. Maintain / Improve Existing Regulations
Newington also wants to retain a regulatory framework with a variety of provisions which can help meet housing needs:
Section

Description

3.2.4

… rest homes, assisted living, senior independent living facilities, convalescent or nursing homes, long term care facilities and continuing care
retirement communities … [allowed in all zones by Special Permit]

3.4.6

Group homes and community residences … [allowed in all residential
zones by Special Permit]

3.4.7

Conversion of large older residential homes to smaller residential units
… [allowed in all residential zones by Special Permit]

3.6.1

Two-family attached dwellings … [allowed in R-7 residential zone by
Special Permit]

3.7.1

Patio houses, duplex houses, townhouses, or multi-family structures (up
to 5.5 units / acre when at least 10 acres and on arterial road) … [allowed in R-7 and R-12 residential zones by Special Permit]

3.7.2

Affordable age-restricted housing for seniors sponsored by either the
Newington Housing Authority, a non-profit developer, or a limited-profit
developer for the health … up to 20 units / acre … [allowed in R-7 and R12 residential zones by Special Permit]

3.7.3

Single-family entry-level housing … up to 5.8 units / acre … subject to a
contract requiring the developer to abide by the income criteria as from
time to time may be established … [allowed in R-7 and R-12 residential
zones by Special Permit]

(Clarification of income criteria should be considered))

3.9

Residential Designed (RD) zone … up to 3.5 units per acre … [allowed in
R-D zone by Special Permit]
(continued on next page)

28

Section

Description (continued)

3.13.1

Unrestricted multi-family residential buildings (and mixed-use buildings)
in the Town Center zone … up to 60 units/acre for elderly or affordable
and 17.4 units/acre otherwise … [allowed in B-TC zone by Special Permit]

(Proposed for modification elsewhere in this report)

3.19.2

Residential building (and mixed-use buildings) … up to 9.7 units/acre
[allowed in PD zone on Berlin Turnpike by Special Permit]
(Proposed for modification elsewhere in this report)

3.19.A

Mixed use development (including housing) in the area near the West
Cedar Street Fastrak Station
(Proposed for modification elsewhere in this report)

3.26

Workforce Assisted Housing District for a site-specific affordable housing development on Cedar Street

6.12

Allows multi-family use within existing structures in the Willard Avenue
Development District [allowed by Special Permit]

6.13

Allows accessory apartments [allowed in R-12 and R-20 zone by Special
Permit]
(Proposed for modification elsewhere in this report)

6.14

The use of a “residual lot” for a single-family house [allowed by Special
Permit]

29

4.4. Adopt Inclusionary Zoning Provisions
Technical Appendix
Possible changes to the Zoning Regulations to address
“inclusionary zoning” were
provided in a separate Technical Appendix. (See Appendix E)

CGS Section 8-2i allows a zoning commission to establish almost any regulation,
requirement or condition which promotes the development of housing affordable to persons and families of low and moderate income including but not limited to:
 the setting aside of a reasonable number of housing units for long-term
retention as affordable housing through deed restrictions or other
means,
 the use of density bonuses, or
 in lieu of or in addition to such other requirements or conditions, the
making of payments into a housing trust fund to be used for constructing, rehabilitating, or repairing housing affordable to persons and families of low and moderate income.
Some communities have adopted provisions related to:
 Mandatory set-aside of units as part of any residential development,
 A fee-in-lieu-of affordable-housing, and/or
 An inclusionary zoning fee.
Newington may consider adopting similar provisions.

30

4.5. Address Housing Needs Of An Aging Population
With increasing life expectancy, the number of elderly residents (and the share
of the population which is over age 65) in Newington is increasing. This trend is
expected to continue well into the future.
The housing needs of older households are different than younger households
in a number of ways:
 Older households tend to be smaller,
 Older households tend to have lower income levels,
 Older households tend to have more disabilities or impairments which
affect their quality of life and capabilities, and
 Older households are less able to maintain the interior (and exterior) of
their homes.

31

Mixed-Use Nodes

4.5.1. Expand The Number Of Low-Income Elderly Units

Some of the mixed-use
nodes identifies in the 202030 POCD may have potential
for establishment of elderly
housing although there may
not be much synergistic benefit to the other uses from
elderly housing.

As indicated previously, there is a significant shortage of low-income elderly
units in Newington (and elsewhere). When an elderly person or couple gets to
the point that they realize they need lower cost housing they can afford, it can
be heart-breaking to learn that there is a two-year waiting period (or more) before a unit may be available.

On the other hand, some of
the opportunity sites in Town
Center East and along the
Berlin Turnpike may have
more potential for such uses.

Although there are 214 elderly housing units in Newington at the present time
(106 managed by the Newington Housing Authority and 108 managed by other
entities), it is not enough to meet the growing need. Most units were built in
the 1970s and 1980s.
The only way to address the housing need for the lowest income elderly is to
build subsidized elderly housing using State of Federal funding programs.
Newington should start the process of working with State and/or Federal agencies to get funding to add more elderly housing units.
Of course, land is typically the biggest challenge for initiating a project such as
this. In Newington, the following sites may have some potential for supporting
the development of additional elderly housing units in Newington:
Possible Sites For Future Considerations
Cedarcrest Hospital Site 
Russell Road

A former state facility which has not been used since
2010. Condition of existing building(s) unknown.

I-291 ROW






Closer investigation may show some areas around:
Maple Hill Avenue
New Britain Avenue
Willard Avenue

645 Willard Avenue



Under-utilized former parochial school

Other






Excess Town Land
Underutilized School Building
Day Street area
Other Site

32

4.5.2. Support Older People Choosing To Age In Place
Data from AARP suggests that about 80% of older residents would prefer to age
in place in their current residence.
4.5.2.1.

Services For Older Residents

For older people who have or can find an affordable and appropriate place to
live, the support programs below will help them meet their needs (and support
their overall quality of life) as they age-in-place until such time as they need to
investigate other housing options:
 Maintaining senior center / recreation programs (social, recreational,
health screening, life coaching, etc.),
 Maintaining hot lunch / meals-on-wheels,
 Maintaining dial-a-ride / transportation for seniors,
 Maintaining visiting nurse services for seniors,
 Helping seniors with home handyman services and other useful services.
4.5.2.2.

Housing Issues Facing Older Renters

Older renters tend to be income-constrained and asset-limited. If they are
struggling to afford their current rental, they may need to investigate a less expensive options. Regardless, the support programs described above can help
them age in place wherever they may be living in Newington.
For eligible low-income renters (including the elderly) earning less than $45,000
per year, the State offers a rent rebate program of up to $900 per year,

33

4.5.2.3.
Technical Appendix
Possible changes to the Zoning Regulations to allow onestory additions closer to the
property line in certain zoning districts were provided in
a separate Technical Appendix. (See Appendix F)
Possible changes to Section
6.13 of the Zoning Regulations to simplify the accessory apartment regulations and
possibly allow some by Zoning Permit were provided in
a separate Technical Appendix. (See Appendix G)
An example of a regulations
which allows an accessory
apartment to be counted as
a deed-restricted affordable
housing unit was provided in
a separate Technical Appendix. (See Appendix H)
The State legislation which
allows a temporary detached
dwelling unit to be established was provided in a separate Technical Appendix.
(See Appendix I)

Housing Issues Facing Older Homeowners

Older homeowners choosing to age in place may present some unique challenges and opportunities since they may be income-constrained but perhaps have
some equity in their home:
Situation

Considerations

1.

Cost of homeownership may place
stress on a fixed income



Town can maintain / enhance property tax relief



Town could offer enhanced tax relief for deed restriction or equity share

2.

House is not configured well for independent older
occupants



Zoning Regulations could allow for one-story addition
closer to property line provided it included an accessible full bath and another room that could be configured as a bedroom.

3.

Homeowner de
sires assistance /
companionship /
income supplement

Zoning Regulations Section 6.13 could be modified to
allow for an accessory apartment (within or attached)
by Zoning Permit (rather than TPZ approval) in some or
all residential zones provided it was owner-occupied
and included an operable door on a common wall and
common water, sewer, gas, and electric service.



Under conditions spelled out in CGS Section 8-30g(k),
accessory apartments can count as deed-restricted
units when:
o legally approved
o restricted for 10 or more years to a rent affordable at 80% or less of area median income.



Although Newington opted out of allowing them, the
Zoning Regulations could allow for a temporary detached accessory structure (per CGS 8-1bb) sometimes
favored by people caring for their parents provided the
property was owner-occupied.

34

4.6. Address Needs Of Lower Income Households
Housing costs can also pose a significant burden for low- and moderate-income
households earning less than 80 percent of area median income (see income
levels on page 10).
4.6.1. Seek Opportunities To Create New “Family” Rental Units
As indicated previously, there are 316 “family” housing units (not limited to occupancy by the elderly or disabled) in Newington at the present time. These
units are managed and operated by private and non-profit entities (none are
managed by the Newington Housing Authority). There is strong demand for
these units and waiting times can be lengthy.
If land were available (see the listing of possible sites for consideration on page
32), Newington could start the process of working with State and/or Federal
agencies to seek development and construction funding to add more family
housing units. This process could be led by the Housing Authority or a nonprofit entity (as was done with Newington Interfaith Housing for Southfield
Apartments).
4.6.2. Promote Rental Assistance Programs
Until a site becomes available to build family units in the community, Newington
should continue to use State and Federal “tenant rental assistance” programs to
help low- and moderate-income households meet their housing needs. There
are two types of rental assistance programs:
 “Tenant-based” where a household is admitted to the program and, upon finding an appropriate rental unit, pays a percentage of their income
for the unit and the State or Federal government pays the remainder.
The tenant keeps the voucher when they change apartments, including
relocating to other communities.
 “Project-based” where units in a development are reserved for low- and
moderate-income households and an eligible tenant pays a percentage
of their income for the unit and the State or Federal government pays
the remainder. The property keeps the voucher when a tenant departs.
Newington is credited with 116 tenant rental assistance units in the community.
Since the Housing Authority has 30 vouchers (managed by Imagineers), there
are 86 additional vouchers being used in Newington (either tenant-based or
project-based). Newington should continue to support and promote the rental
assistance programs to help meet the housing needs of low- and moderateincome households, often using the existing housing stock.

35

4.6.3. Help Support Ownership Assistance Programs
In the history of America, homeownership has been a pathway to prosperity for
many households. Newington is no different. Whether someone is trying to get
on or climb “the housing ladder” (or trying to downsize and move down “the
housing ladder”), Newington can be a part of that journey.
Due to the extensive stock of “naturally occurring affordable housing” (both
rental and ownership) in Newington, most people (including many low- and
moderate-income households) are able to afford housing here for wherever
they may want to be on the housing ladder.
Support Home Purchases - For low- and moderate-income households seeking
to purchase housing in Newington, they may be able to obtain financing from
the Connecticut Housing Finance Authority (CHFA) or the United States Department of Agriculture (USDA) though programs that have mortgage programs for
low- and moderate-income households.
As indicated previously, there are 472 housing units in Newington where lowand moderate-income households received CHFA/USDA mortgages. Newington
should continue to support and promote these mortgage assistance programs
to help meet the housing needs of low- and moderate-income households, often using the existing housing stock. Newington should consider publicizing this
better so that people are aware of this opportunity to live in Newington.
Support Home Construction – Newington has acquired some residentially-zoned
parcels which are surplus to its needs. Newington could partner with Habitat
For Humanity (or other non-profit organization) to build affordable homes on
Town-owned lots (rental units could also be considered).
Support Home Maintenance – In some situations, low- and moderate-income
households may struggle with housing maintenance / rehabilitation due to the
tightness of their finances. Newington currently uses Small Cities funding to
assist low- and moderate-income households with maintenance and housing
rehabilitation. This program should continue.
In addition, if Newington were able to find a way to promote a “community
maintenance corps” of volunteers that could be available to help low-and moderate-income homeowners maintain and improve their properties, it might pay
some considerable dividends.

36

4.7. Consider Other Housing Configurations
Some areas around the country are considering making provision for “missing
middle” housing and this concept may have some applicability in Newington.
The term “missing middle” refers to housing types that fall between singlefamily residential homes and larger scale multi-family projects. Historically, this
type of housing supported pedestrian-friendly and transit-oriented development which helped diversify housing options and choices while contributing to a
“sense of place” in neighborhoods.
Newington should explore the concept of enabling certain housing types in and
near the mixed-use nodes recommended in the 2020-30 POCD:
 Duplex units
 Triplex and/or fourplex units
 Courtyard apartments
 Bungalow courts / cottage courts
 Townhouse development
 Multiplex housing
 Live/work units
“Missing Middle” Housing

37

Special Needs Housing
Data from the State of Connecticut indicates that there
are presently 11 group
homes in Newington with a
capacity to serve up to 55
residents.
State statutes (CGS Section
8-3(e)) provide that local
zoning regulations cannot
treated such housing differently than a single-family
home.

4.8. Help Address Special Housing Needs
4.8.1. Disabled / Special Needs
The housing needs of disabled persons (physically and otherwise) and people
with special needs (mental health, developmental disabilities, transition, etc.)
may be met in several ways:
Disabled
Persons

Living independently



Living with assistance from family or caregivers



Living in low-income elderly/disabled housing



Living in a group home / community residence
Living in a specialized facility (assisted living, etc.)

People With
Special Needs








Newington permits all of these housing options (including reasonable accommodations, if needed) and the need for additional provisions is not apparent at
this time.
4.8.2. Transient Lodging
Some motels along the Berlin Turnpike are being used as residences for people
who do not have (or do not choose) other housing options. This can be an issue
or concern for at least two reasons:
 Section 3.24.8 of the Zoning Regulations specifically prohibits “motel efficiency units” (a zoning enforcement issue), and
 Criminal behavior which may sometimes occurs (as police issue).
The Town has established a multi-department task force which continues to
work on addressing these issues. Redevelopment of these sites along the Berlin
Turnpike is already allowed and encouraged (see page 25). The need for additional provisions is not apparent at this time.
4.8.3. Homeless / Emergency Shelter –
The Police Department coordinates with the Human Services Department
whenever there is an issue in Newington related to homelessness, domestic crisis, or similar interventional situation. Regionally, there is not enough capacity
to address the need, especially during colder weather. Newington continues to
work on addressing this situation in the short-term (finding a safe place when
needed) and the long-term (helping address regional needs). The need for additional provisions is not apparent at this time.

38

4.9. Address Other Housing Issues
4.9.1. Enhance Local Framework / Capacity
4.9.1.1.

Increase Capacity Of Housing Authority

When additional units are added to the Housing Authority portfolio, it is unlikely
the part-time staff will be able to keep up with the additional responsibilities.
Newington should:
 Anticipate the need to have some full-time Housing Authority staffing
(management, administrative, and/or maintenance) to manage more
units, and
 Supplement the part-time staff with technical assistance for development / expansion planning.
4.9.1.2.

Prepare For Managing Additional Deed-Restricted Units

With the completion of additional housing units deed-restricted to sell or rent at
affordable prices, Newington should supplement the tools at its disposal to
manage such units.
First, Newington should prepare and adopt a “model housing affordability plan.”
This is a document which specifies how deed-restricted affordable housing units
will be managed in accordance with local, State, and Federal requirements related to income eligibility, rental rates, sale prices, fair housing marketing, and
similar requirements. If the Town does not have a model plan, each development will prepare their own (or ignore the requirement entirely) and this will
become a nightmare.
Second, Newington should consider who will be the Housing Administrator to
oversee the sale/ rental of deed-restricted affordable housing units in accordance with local, state, and federal requirements. The Town Planner oversees
the 36 deed-restricted units in Newington currently and this arrangement may
continue to work best. Alternatively, the responsibility could be delegated to
another entity. For example, the Housing Authority may have experience with
income verification and housing programs. Alternatively, some towns use a
third-party consultant to provide these services and Newington could consider
the same approach.

39

Housing Partners

4.9.2. Establish A Housing Trust Fund

Local Organizations

Municipal Departments,
Agencies, And Commissions

Newington Housing
Authority

Newington Interfaith
Housing

Local Non-Profit Organizations

In order to accumulate funds to help support housing-related initiatives,
Newington should consider establishing a Housing Trust Fund. This account
could be funded by:
 The Town Council as part of the annual budget,
 Payments made as part of any inclusionary zoning provision,
 Grants from outside sources or donations by residents, and/or
 Other sources

Regional Organizations

Capital Region Council
Of Governments

4.9.3. Right-Size Parking Requirements

State-Wide Organizations

Connecticut Department Of Housing

Connecticut Housing
Finance Authority
(CHFA)

Partnership For Strong
Communities
National Organizations

US Department Of
Housing And Urban Development

US Department Of Agriculture (USDA)

Parking areas consume considerable land area (that could be used for taxpaying uses) and parking requirements can be a major impediment to development yields. Newington might consider modifying the parking standards in the
following situations:
 Allow 1.0 or 1.5 parking spaces per studio or one-bedroom unit to reflect the smaller household sizes which are prevalent these days,
 Allow a reduction of parking requirements (perhaps by 25% to 50%) in
areas within ¼-mile of a train station or Fastrak station (a developer
could choose to install more parking if they wished).
It is worth noting that Section 6.1 already provides for a 25% reduction in the
number of parking spaces for a multi-family unit located in the Town Center (1.5
spaces per unit) versus one located in another zoning district in Newington (2.0
spaces per unit).
4.9.4. Continue To Work With Housing Partners
Newington has had success working with other organizations as “housing partners” and these efforts should continue. Organizations to work with in the future might include one or more of the organizations listed in the sidebar.

40

IMPLEMENTATION
5.

Implementation

5.1. Implementation Overview
It is envisioned that the Housing Needs Study Committee, under the direction of
the Town Council, will coordinate and oversee implementation of the strategies
in the Affordable Housing Plan. Of course, a number of other agencies (such as
the Town Plan and Zoning Commission) will play important roles in implementing the Plan.
Implementation tables on the following pages are intended to facilitate implementation of the Plan.
As required by State statute (CGS Section 8-30j), it is envisioned this Plan will be
updated within five years.

Key Strategies
In the implementation tables on the following pages, key strategies are highlighted in red text.

41

5.2. Implementation Tables
SECTION 4.1. ENCOURAGE HOUSING THAT MEETS OVERALL GOALS
Legend for Leaders / Partners
on inside back cover

4.1.1.

SUPPORT DEVELOPMENT OF MIXED-USE NODES
WITH A “SENSE OF PLACE”

Leader
Partners

4.1.1.1. Overall - Encourage development (and redevelopment) which will
help accomplish Newington’s overall community development
goals (including housing) recommended in the 2020-30 POCD.

Town
TC
TPZ

4.1.1.2. Newington Center - Following a community-driven design process,
adopt regulations for Newington Center that:
a Implement the overall vision for Newington Center,
b Rename the zone from “Business – Town Center” to just
“Town Center” or something similar,
c Allow for more flexibility (height, setbacks, coverage, etc. to
help create a mixed use, pedestrian-friendly, and transitoriented node), and
d Require the set aside of at least 10% of new housing units for
low- and moderate-income households.

TPZ
TC
Public
Owners

4.1.1.3. Train Station / Transit Village - Following a community-driven design process, revise the Transit Village Design District regulations
to:
a Implement the overall vision for the train station area, and
b Maintain the requirement that at least 10% of new housing
units be set aside for low- and moderate-income households.

TPZ
TC
Public
Owners

4.1.1.4. West Cedar Street Fastrak – Revise the TOD Overlay District for
possible changes to Section 3.19.A) to:
a Allow for consideration of a residential development (in addition to a mixed-use development) within the overlay zone area, and
b Require the set aside of at least 10% of new housing units for
low- and moderate-income households.

TPZ

4.1.1.5. Newington Junction Fastrak - Following a community-driven design process, establish an “overlay zone” for the Newington Junction Fastrak area which:
a Implements the overall vision for the area, and
b Requires that at least 10% of new housing units be set aside
for low- and moderate-income households.

TPZ
TC
Public
Owners

42

4.1.2.

ENCOURAGE REDEVELOPMENT WITH HOUSING WHERE APPROPRIATE

Leader
Partners

4.1.2.1. Berlin Turnpike – Planned Development District - Modify Section
3.19.2 of the Zoning Regulations for the Planned Development (PD)
district to require the set aside of at least 10% of new housing
units for low- and moderate-income households.

TPZ

4.1.2.2. Berlin Turnpike – B-BT District - Modify Section 3.15 of the Zoning
Regulations for the Business – Berlin Turnpike (B-BT) district to allow residential uses by Special Permit (same as the PD District) and
to require the set aside of at least 10% of new housing units for
low- and moderate-income households.

TPZ

4.1.2.3. Town Center East - Following a community-driven design process
involving major property owners, consider modifying the Zoning
Regulations for the Town Center East area to:
a Implement the overall vision for the area to integrate it into
(and help strengthen) the Town Center area, and
b Require that at least 10% of new housing units be set aside for
low- and moderate-income households.

TPZ
TC
Owners
Public

4.1.3.

PROMOTE OTHER DEVELOPMENT GOALS

Leader
Partners

4.1.3.1. Prepare Design Guidelines - Prepare design guidelines or a “pattern book” for higher density residential developments in order to
help them fit into the overall character of the community and:
a Tailor the design guidelines to the unique character of each
area,
b Modify the village district considerations in the Town Center
zone,
c Consider “village district” zoning as provided in CGS Section 82j for the other mixed-use nodes (train station, West Cedar
Street, and Newington Junction), and
d Consider “village district” zoning as provided in CGS Section 82j for the Town Center East area.

TPZ

4.1.3.2. Preserve industrial zones for technology / employment in order to
provide jobs, provide for goods and services, and enhance the tax
base

TPZ
ED

4.1.3.3. Preserve the character and integrity of single-family residential
neighborhoods.

TPZ

4.1.3.4. Support the bus transit system.

Town

4.1.4.

Leader
Partners

CONSIDER SEEKING EXEMPTION FROM CGS 8-30G

4.1.4.1. Consider seeking a moratorium or exemption from CGS 8-30g so
that housing development will support Newington’s overall development goals, be in accordance with local Zoning Regulations, and
will be responsive to community input, feedback, and guidance.

43

TC
TPZ

Legend for Leaders / Partners
on inside back cover

SECTION 4.2. RETAIN EXISTING HOUSING THAT MEETS NEEDS
Legend for Leaders / Partners
on inside back cover

4.2.1.

RETAIN EXISTING HOUSING THAT MEETS NEEDS

4.2.1.1. Seek to retain existing “naturally occurring affordable housing” in
Newington which is effective at meeting housing needs of a variety
of households.

Leader
Partners

Town
TC
TPZ

SECTION 4.3. MAINTAIN / IMPROVE EXISTING REGULATIONS
4.3.1.

MAINTAIN / IMPROVE EXISTING REGULATIONS

4.3.1.1. Maintain / improve existing Zoning Regulations that allow housing
diversity.

Leader
Partners

TPZ

SECTION 4.4. ADOPT INCLUSIONARY ZONING PROVISIONS
4.4.1.

ADOPT INCLUSIONARY ZONING PROVISIONS

4.4.1.1. Consider adopting:
a Mandatory set-aside of units as part of any residential development,
b A fee-in-lieu-of affordable-housing, and/or
c An inclusionary zoning fee.

44

Leader
Partners

TPZ
TC

SECTION 4.5. ADDRESS HOUSING NEEDS OF AN AGING POPULATION
EXPAND THE NUMBER OF LOW-INCOME ELDERLY UNITS

Leader
Partners

4.5.1.1. Obtain Land –
a Obtain and dedicate land in Newington for development of
additional elderly housing units.

Town
NHA

4.5.1.

b

Seek to acquire surplus State-owned parcels (or facilities) for
affordable elderly housing.

Town
NHA

4.5.1.2. Start The Process - Start the process of working with State and/or
Federal agencies to get funding to add more elderly housing units.

Town
NHA

4.5.2.

Leader
Partners

SUPPORT OLDER PEOPLE CHOOSING TO AGE IN PLACE

4.5.2.1. Maintain Local Programs - Maintain / improve /enhance programs
that support elderly residents desire to age in place.

Town

4.5.2.2. Continue Tax Relief –
a Maintain / improve /enhance existing elderly tax relief programs that support elderly residents desire to age in place.

Town

b

Consider offering enhanced tax relief to elderly homeowners
in exchange for a deed restriction for affordability or for an
equity share.

Town

4.5.2.3. Allow Flexibility For Aging-Appropriate Renovations – Consider
modifying the Zoning Regulations to allow for one-story addition
closer to property line provided it included an accessible full bath
and another room that could be configured as a bedroom.

TPZ

4.5.2.4. Facilitate Accessory Apartment –
a Simplify the Zoning Regulations for an accessory apartment
and consider allowing by Zoning Permit (when within or attached) in some or all residential zones provided it was owneroccupied and included an operable door on a common wall
and common water, sewer, gas, and electric service.
b Consider modifying the Zoning Regulations to allow for an accessory apartment deed-restricted to sell at an affordable
price level for at least 10 years.

TPZ

4.5.2.5. Allow For Temporary “Granny Pods” – Consider “opting in” to the
State statute (CGS Section 8-1bb) enabling a temporary detached
accessory structure sometimes favored by people caring for their
parents provided the property was owner-occupied.

TC
TPZ

45

Legend for Leaders / Partners
on inside back cover

SECTION 4.6. ADDRESS HOUSING NEEDS OF LOWER INCOME HOUSEHOLDS
Legend for Leaders / Partners
on inside back cover

SEEK OPPORTUNITIES TO CREATE NEW “FAMILY” UNITS

Leader
Partners

4.6.1.1. Obtain Land –
a Obtain and dedicate land in Newington for development of
additional “family” housing units not restricted to elderly/ disabled persons.

Town
NHA
IHC

4.6.1.

b

Seek to acquire surplus State-owned parcels (or facilities) for
affordable “family” housing.

Town
NHA
IHC

4.6.1.2. Start The Process - Start the process of working with State and/or
Federal agencies to get funding to add more “family” housing units
not restricted to elderly/disabled persons.

Town
NHA
IHC

4.6.2.

Leader
Partners

PROMOTE RENTAL ASSISTANCE PROGRAMS

4.6.2.1. Continue to support and promote rental assistance programs (tenant-based and project-based) to help meet the housing needs of
low- and moderate-income households.

4.6.3.

HELP SUPPORT OWNERSHIP ASSISTANCE PROGRAMS

Town
SS

Leader
Partners

4.6.3.1. Promote Ownership Assistance Programs a Continue to support and promote the CHFA/USDA mortgage
assistance programs to help meet the housing needs of lowand moderate-income households.
b Promote the CHFA/USDA mortgage assistance programs so
that people are aware of this opportunity to live in Newington.

Town
SS

4.6.3.2. Support Home Construction – Consider partnering with Habitat
For Humanity (or other non-profit organization) to build affordable
homes on Town-owned lots (rental units could also be considered).

TC

4.6.3.3. Support Home Maintenance / Rehabilitation –
a Continue to use Small Cities funding to assist low- and moderate-income households with maintenance and housing rehabilitation.
b Investigate ways to promote a “community maintenance
corps” of volunteers that could be available to help low-and
moderate-income homeowners maintain and improve their
properties.

Town
SS

46

SECTION 4.7. CONSIDER OTHER HOUSING CONFIGURATIONS
4.7.1.

CONSIDER OTHER HOUSING CONFIGURATIONS

4.7.1.1. Explore the concept of enabling certain housing types in and near
the mixed-use nodes recommended in the 2020-30 POCD:
a Duplex units
b Triplex and/or fourplex units
c Courtyard apartments
d Bungalow courts / cottage courts
e Townhouse development
f
Multiplex housing
g Live/work units

Leader
Partners

TPZ

SECTION 4.8. HELP ADDRESS SPECIAL HOUSING NEEDS
4.8.1.

HELP ADDRESS SPECIAL HOUSING NEEDS

Leader
Partners

4.8.1.1. Disabled / Special Needs – Continue to allow for a variety of living
arrangements for disabled and special need persons.

Town
TPZ

4.8.1.2. Transient Lodging – Continue to investigate ways to address the
use of transient lodging facilities for housing.

Town
TLTF

4.8.1.3. Homeless / Emergency Shelter – Continue to address the special
needs of homeless people and people in crisis situations.

Town
SS

47

Legend for Leaders / Partners
on inside back cover

SECTION 4.9. ADDRESS OTHER HOUSING ISSUES
Legend for Leaders / Partners
on inside back cover

4.9.1.

ENHANCE LOCAL FRAMEWORK / CAPACITY

Leader
Partners

4.9.1.1. Increase Capacity Of Housing Authority a Anticipate the need to have full-time Housing Authority staffing (management, administrative, and/or maintenance) to
manage more units.
b Supplement the part-time Housing Authority staff with technical assistance for planning the development / expansion of
Housing Authority developments.

Town
TC
NHA

4.9.1.2. Adopt A Model Housing Affordability Plan – Prepare and adopt a
“model housing affordability plan” which will specify how deedrestricted affordable housing units will be managed.

TPZ

4.9.1.3. Designate A Housing Affordability Administrator - Designate who
will be the Housing Administrator to oversee the sale/ rental of
deed-restricted affordable housing units in accordance with local,
state, and federal requirements.

Town
TC

4.9.2.

ESTABLISH A HOUSING TRUST FUND

4.9.2.1. Establish A Housing Trust Fund – Consider establishing a Housing
Trust Fund to accumulate funds to help support housing-related initiatives.

4.9.3.

RIGHT-SIZE PARKING REQUIREMENTS

4.9.3.1. Right-Size Parking Requirements – Consider modifying the parking
standards to require fewer spaces for small units and allow a parking reduction in areas near to transit stations.

4.9.4.

CONTINUE TO WORK WITH HOUSING PARTNERS

4.9.4.1. Continue To Work With Housing Partners – Continue to work
with other organizations as “housing partners” in order to accomplish housing goals.

48

Leader
Partners

Town
TC

Leader
Partners

TPZ

Leader
Partners

Town
IHC

Legend For Leaders / Partners
Acronym

Organization

ED

Economic Development

IHC

Newington Interfaith Housing Corporation

NHA

Newington Housing Authority

Owners

Property Owners

Public

Newington Residents

SS

Social Services

TC

Town Council

TLTF

Transient Lodging Task Force

Town

Boards, Commissions, Agencies, Departments, and Staff of the
Town of Newington

TPZ

Town Plan and Zoning Commission

Technical assistance in the preparation of this report provided by

49

1

CONNEc

TOWN OF NEWINGTON
131 Cedar Street Newington, Connecticut 06111

04.

avail

OGRESS

Newington Housing Needs
Study Committee

Keith Chapman
Town Manager

oFrr ,

F R
4t;TON

MU SEP —9 PH 2: 26
TownCierk

SPECIAL MEETING
6:00 p.m. Monday, August 24, 2020
Zoom Webinar/Meeting
MINUTES
Present:

Carol Anest; Michael Camillo and Maureen Lynch.

Also Present: Glenn Chalder, AICP; Town Planner Craig Minor.
I.

PLEDGE OF ALLEGIANCE

The meeting was called to order at 6:03 pm.
II.

ROLE CALL

The presence of the above-listed members was noted.
III.

PUBLIC PARTICIPATION

None.
REVIEW/DISCUSSION OF BRIEFING BOOKLET #3: Possible Affordable
IV.
Housing Strategies
Glenn Chalder, AICP went through Briefing Booklet #3 that he had prepared for this meeting.
The four basic Affordable Housing strategies that the Plan should address are as follows:
1. Encourage housing that meets overall development goals:
1.1 Support development of mixed-use nodes with a "sense of place". Commissioner
Anest asked why the maps shows all of these nodes in north-central Newington. Glenn replied
because that is the area most appropriate for affordable housing. She felt they should be more
scattered, and could include 3333 Berlin Turnpike. Commissioner Anest asked the Town Planner
if the graphics from the Transit Village Design District regulations that former Economic
Phone: (860) 665-8575 Fax: (860) 665-8577
townplannergnewingtonct.gov
www.newingtonct.gov

Minutes of the Housing Needs Study Committee

August 24, 2020

Development Director Andy Brecher displayed to the Town Council last year. Mr. Minor said he
would look for them.
1.2 Encourage redevelopment with housing where appropriate.
1.3 Promote other development goals.
1.4 Consider seeking moratorium/exemption from CGS 8-30g.
Glenn then discussed the concept of the "missing middle housing", which is all of the various
types of housing between single-family detached and high-density apartment buildings.
Commissioner Camillo noted that this type of housing is suitable in the Town Center. The Town
should look into getting grants to encourage this type of development there. Commissioner Anest
said that this could be the type of housing that she has been asking about for Newington.
2. Maintain housing and regulations that address housing needs:
2.1
2.2

Retain existing "Naturally Occurring Affordable Housing".
Maintain/Improve regulations that allow housing diversity.

3. Provide for housing that addresses needs:
3.1 Address housing needs of an aging population. This might include expanding the
number of low-income elderly units. Commissioner Anest had a concern with some of the
suggested locations. Glenn replied that the benefit of listing specific locations is it can then kick
off a discussion that wouldn't happen if the recommendation was left too generic. Commissioner
Anest asked the Town Planner if he could provide a map of Town and State owned property in
Newington to the Committee next month.
3.2 Address housing needs of lower income households. This could include helping
first-time home buyers with education or down payment assistance.
3.3 Consider adopting inclusionary zoning provisions.
3.4 Help address special housing needs.
4. Address other housing issues:
4.1 Enhance local framework/capacity.
4.2 Establish a housing trust fund.
4.3 Right-size parking requirements.
4.4 Continue to work with housing partners.
That concluded Glenn's presentation. Commissioner Anest said that these are all "common
sense" recommendations, and covers the whole gamut of Newington's socio-economic situation.
She said she was very impressed. Commissioner Camillo agreed. Glenn said that the next step is
to present this information in the form of a draft Plan, at the next meeting. The Committee
agreed.
Commissioner Anest asked Glenn if he had been able to find information on the group homes
that she had asked him about at the last meeting. Glenn said yes: Newington has eleven group
homes, with fifty-five residents. These all count toward Newington's 10%.

2

Minutes of the Housing Needs Study Committee

V.

August 24, 2020

APPROVAL OF MINUTES

Town Planner Craig Minor presented the minutes. He said that the version the Committee
members were looking at was actually different from the draft minutes that he had filed with the
Town Clerk, because after filing them he learned that Maureen Lynch was in fact present.
Michael Camillo made a motion to approve the minutes as amended, seconded by Carol Anest.
All were in favor.
VI.

SCHEDULE NEXT MEETING

It was agreed that the next meeting would be Monday, September 21, 2020 at 6 pm via Zoom.
VII.

ADJOURN

The meeting adjourned at 7:237 pm.

Respectfully submitt

Craig inor,
Town P anner

3