DocketNumber: No. CV94 0355884 S
Citation Numbers: 1994 Conn. Super. Ct. 7038, 9 Conn. Super. Ct. 907
Judges: BOOTH, JUDGE.
Filed Date: 7/26/1994
Status: Non-Precedential
Modified Date: 7/5/2016
On December 5, 1991 the North Branford Planning and Zoning Commission adopted Affordable Housing Regulations. On November 18, 1993 the Commission amended certain subsections of those regulations which were inconsistent with later court decisions interpreting the requirements of the Affordable Housing Statute [§
A public hearing on the proposed amendments was held on October 21, 1993 and November 4, 1993. The North Branford Affordable Housing Zoning Regulations are contained in § 42A.8.2 through § 42A.8.17. CT Page 7039
The original North Branford Zoning Regulations concerning affordable housing were appealed to the Superior Court for Hartford County in docket no. CV92-0505665S. In a Memorandum of Decision dated July 21, 1993, Berger, J., held that the adoption of the regulations could not be appealed under §
The court recognizes that in its desire to provide for affordable housing the legislature included the following language in §
"Such regulations shall also promote housing choice and economic diversity in housing, including housing for both low and moderate income housing, and shall encourage the development of housing which will meet the housing needs identified in the housing plan prepared pursuant to §
8-37p and in the housing component and the other components of the state plan of conservation and development prepared pursuant to §16a-26 ."
In the appeal above referred to Judge Berger concluded his decision with the following language:
"The motion to dismiss is therefore denied. This court retains jurisdiction over the instant action even though the action does not fall within the acts coverage. Review will proceed under the normal standard of review for appeals from decisions of local zoning agencies as set forth in General Statutes §
8-8 and §8-9 ."
Subsequently, the first Frumento appeal was dismissed. As a result, this court presently has before it only those changes to the regulations which were made effective as a result of the November 18, 1993 action of the Commission.
DISCUSSION CT Page 7040
The 1993 amendments standing by themselves made only three changes to the Affordable Housing Regulations of the Town of North Branford. First, they amended § 42A.8.2 so as to decrease the maximum acreage requirement to fifteen acres. However, it is clear in examining the minutes of the public hearing that while an individual project could be fifteen acres there is no prohibition on combining projects so that the total development could be a much larger area. Second, § 42A.8.7 requiring underground utilities was not changed but a provision was added allowing for a waiver by the Commission of this requirement; and, finally § 42A.8.17 imposing an obligation on the developer to provide a conceptual master plan for contiguous land not part of the application but owned by the applicant was added to the regulations.
The court finds that the plaintiff, Mr. Frumento, owns land in an R-40 zone which is affected by the zone change. Accordingly, the court finds that Mr. Frumento is aggrieved and has standing to bring this appeal.
However, the court finds that the appeal presents only the issues of maximum area, the waiver of underground utilities, and the conceptual master plan. The broader questions raised by the earlier adoption of Affordable Housing Regulations by the Town of North Branford are not before the court at this time.
The court recognizes that the legislature has mandated zoning for affordable housing by including the requirement in §
It may be possible to test the adequacy of Affordable Housing Regulations by bringing in an appeal from the adoption of initial regulations designed to comply with §
The court finds nothing illegal, arbitrary or in noncompliance with the affordable housing requirements of §
For the foregoing reasons the amendments are sustained and the appeal is dismissed.