By: Alysha Gardner, Senior Policy Analyst
During the Partnership’s fall IForum, state legislators, experts, and advocates gathered to discuss Connecticut’s housing crisis and potential solutions and actionable strategies to ensure that everyone has a safe, stable, and affordable place to call home. We welcomed a stellar line up with:
– State Representative Jason Rojas, House Majority Leader, CT House Democrats
– State Representative Eleni Kavros DeGraw, Planning and Development Committee Co-Chair
– Charles Gardner, Research Fellow, Mercatus Center, George Mason University, a nationally regarded research institution focused on free market principles
– Matt Noyes, Director of Public Policy, Citizens’ Housing and Planning Association (CHAPA), a Massachusetts-based advocacy organization
Here are four key takeaways from the event:
1. The Urgent Need for State-Level Zoning Reform
Opening with Charlie Gardner, we learned about the growing momentum in state legislatures nationwide to implement zoning reform. Faced with the failure of decades of under-building relative to household growth, many state legislatures have shifted away from parochial local zoning authority towards state-level policies to encourage housing density and address exclusionary zoning laws. Gardner explained that the standard zoning model from the 1920s empowered local governments to control land use without substantial state oversight, often resulting in restrictive zoning practices that were bad for both individual households and the broader state economy. These practices contributed to today’s housing shortages and affordability issues, especially in high-demand urban and suburban areas. As Gardner noted, states are now realizing that clawing back some of this authority may be essential to meet public demand for affordable housing.
Connecticut’s legislators have considered several zoning reform bills in recent sessions, notably Work Live Ride, and are set to consider this topic again in 2025. Representative Jason Rojas and Representative Eleni Kavros DeGraw both shared their frustration with the “painfully incremental” current political landscape and emphasized how addressing zoning limitations, especially to allow for more housing near transit, could support both young people and seniors in the state who are attracted to walkable city centers. (Rep. Rojas took this sentiment a step further at last week’s Department of Housing conference when he called on the state to hold localities more accountable for building new affordable housing.)
2. Strong Public Support
Housing reforms in Connecticut have strong support, compare favorably with other politically popular policies, and have become a priority for voters. Housing reforms are popular. Polls conducted in 2023 show that 73% of respondents support having affordable housing in every town, and 61% believe the state should intervene if local governments fail to act.
Rep. DeGraw noted that she has been told that “because [she] represents Avon and Canton that [her] constituents don’t care about homelessness, and I will tell you that I hear about it every single day when I am out knocking doors.” She further emphasized “that when legislators put themselves out there on this issue it does draw other legislators to it.”
There was a theme of misaligned perspectives, where many legislators assume that their district opposes expansion of affordable housing when in fact it is a vocal minority. Rep. DeGraw and Rep. Rojas urged advocates to contact their legislators through phone calls and personal outreach to help convey political support for housing reforms.
3. Incremental vs. Omnibus Reforms
One significant theme was the effectiveness of smaller, targeted housing bills versus large omnibus housing reform packages. While comprehensive bills address multiple facets of the housing crisis, they often face political resistance. Gardner noted that states like Montana and Rhode Island succeeded by passing smaller, strategic bills addressing specific needs rather than an all-encompassing package. To date, most housing reforms in CT have started as independent bills rolled up into a single large omnibus bill at the end of session, but this strategy has not always been the most common nor the most successful in other states. With the current realities of a legislature that can only find time during the legislative session to push 1-2 bills from each committee for a vote, leadership can be forced to create these omnibus bills as a means of getting anything passed under current informal filibuster rules upheld in both legislative chambers.
4. Housing as a Civil Rights Issue
A recurring theme was housing as a matter of equity and social justice. Rojas highlighted that housing segregation and limited affordable housing have perpetuated economic and racial disparities. The representatives emphasized that housing reform is not merely an economic concern; it is a civil rights issue. This lens reshapes housing reform as not just a matter of market economics but a moral imperative for inclusion and community support.
Questions from the audience further drove this point home. Ivelisse Correa, vice president of Black Lives Matter 860, pointed out “The character of many of the towns in the state of Connecticut that we’re asked to respect was based off the housing segregation of my grandparents and my parents. Why should I have to respect the character of a town that was built to keep me out?”
Additional Reading CT Mirror coverage of the event: CT House Democrats address the politics of housing reform
Select publications from Charlie Gardner:
– How to Streamline Housing Permitting in Connecticut
– Laying Foundations: Momentum Continues for Housing Supply Reforms in 2024
– Housing Reform in the States: A Menu of Options for 2025
Tim Hollister op-ed series on housing reform in CT:
– Affordable housing challenges, myths, and proposals for the 2025 CT legislative session
– Myths and other misconceptions about affordable housing in CT
– Environmental protection and other issues affecting CT affordable housing
– Low-hanging legislative fruit for CT affordable housing
– Actions the CT legislature can take to promote more affordable housing
Our presenters have generously agreed to share slides from their presentations:
· Land Use Reform at the State Level: A Look at Recent Legislation
· Affordable Homes Act Advocacy: 200,000 Homes in Thriving Communities by 2030
Thank you to everyone that was able to join us for our October 2024 IForum. If you were not able to attend, we invite you to watch the recorded event at the Partnership’s YouTube channel.