Sec. 8-13bb. Municipal housing growth plans.
Sec. 8-13cc. Regional housing growth plans.
Sec. 8-13dd. Regional housing needs program.
Sec. 8-13ff. Priority housing development zones. Regulations.
Sec. 8-13gg. Letters of eligibility re priority housing development zones.
Sec. 8-13hh. Qualifying transit-oriented communities. Definitions. Requirements.
Sec. 8-13ii. Council on Housing Development.
Sec. 8-13jj. Housing growth program.
Sec. 8-13aa. Definitions. As used in this section and sections 8-13bb and 8-13cc:
(1) “Municipal housing growth plan” means a plan for the adoption of housing growth policies and the development of dwelling units in a municipality prepared and submitted by a municipality pursuant to section 8-13bb;
(2) “Regional housing growth plan” means a plan developed and adopted by a regional council of governments in coordination with the municipalities in the planning region of the council that (A) provides for the adoption of housing growth policies and the development of dwelling units in each municipality in the planning region, and (B) is prepared and submitted to the Secretary of the Office of Policy and Management pursuant to section 8-13cc;
(3) “Affordable housing goal” has the same meaning as provided in section 8-13dd;
(4) “Affordable housing unit” means a dwelling unit that is subject to a covenant or restriction contained in an instrument filed on the land records of the municipality in which such unit is located, provided such covenant or restriction requires such dwelling unit to be sold or rented at, or below, a price that will preserve the unit, for at least forty years after the initial occupation of the unit, as housing for which persons and families pay thirty per cent or less of their annual income where such person or family is considered a low-income household, very low-income household or extremely low-income household;
(5) “Developable land” means land, including any land owned by the state or a political subdivision of the state, including a municipality, that, as of January 1, 2026, can be feasibly developed or redeveloped into a residential development or a mixed-use development, as defined in section 8-13m, provided the feasibility of such development or redevelopment is based on commercially reasonable assumptions. “Developable land” does not include: (A) Land already committed to a public use or purpose, whether publicly or privately owned; (B) open space, parks and recreation areas that are dedicated to the public or subject to a recorded conservation easement; (C) land that is subject to an enforceable restriction on or prohibition of development, provided any such restriction or prohibition is not imposed by any zoning regulations or ordinance adopted by a municipality; (D) wetlands or watercourses, as defined in chapter 440; and (E) areas of one-half or more acres of contiguous land that are unsuitable for development due to topographic features, such as steep slopes;
(6) “Dwelling unit” has the same meaning as provided in section 47a-1;
(7) “Extremely low-income household” means a person or family with an annual income less than or equal to thirty per cent of the median income;
(8) “Very low-income household” means a person or family with an annual income less than or equal to fifty per cent of the median income;
(9) “Low-income household” means a person or family with an annual income less than or equal to eighty per cent of the median income;
(10) “Median income” has the same meaning as provided in section 8-30g;
(11) “Housing growth program” means the program established pursuant to section 8-13jj;
(12) “Housing growth policies” means (A) policies, practices, ordinances and regulations proposed or adopted by a municipality or regional council of governments that are designed to reduce or remove regulatory constraints on the construction, rehabilitation, repair or maintenance of affordable housing units, including, but not limited to, zoning regulation amendments, fee waivers, tax fixing agreements, tax abatements and expedited housing development project approval processes, or (B) municipal or regional actions intended to promote the development of affordable housing units, including, but not limited to, (i) seeking funding for the development of affordable housing units or sewer infrastructure, (ii) donating municipal land for such development, and (iii) entering into agreements with developers for developments that include affordable housing units;
(13) “Municipality” has the same meaning as provided in section 7-148;
(14) “Planning region” has the same meaning as provided in section 4-124i;
(15) “Regional council of governments” means a regional council of governments organized under the provisions of sections 4-124i to 4-124p, inclusive; and
(16) “Secretary” means the Secretary of the Office of Policy and Management.
(Nov. Sp. Sess. P.A. 25-1, S. 4.)
History: Nov. Sp. Sess. P.A. 25-1 effective January 1, 2026.
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Sec. 8-13bb. Municipal housing growth plans. (a) Each municipality, except for a municipality that has elected to comply with a regional housing growth plan, shall prepare and adopt a municipal housing growth plan for the municipality and shall submit such adopted plan to the Secretary of the Office of Policy and Management according to the following schedule:
(1) Not later than June 1, 2028, and every five years thereafter, for municipalities that are members of the Capitol Region planning region, the Northeastern Connecticut planning region, the Lower Connecticut River Valley planning region, the Northwest Hills planning region and the Southeastern Connecticut planning region; and
(2) After June 1, 2028, but not later than June 1, 2029, and every five years thereafter, for municipalities that are members of the South Central Connecticut planning region, the Greater Bridgeport planning region, the Naugatuck Valley planning region and the Western Connecticut planning region.
(b) A municipality may elect to comply with the requirements of the regional housing growth plan developed and adopted by the regional council of governments for the planning region in which such municipality is located pursuant to section 8-13cc in lieu of developing and adopting a municipal housing growth plan, provided (1) the municipality elects to comply with such regional housing growth plan not later than thirty days after such municipality receives notice of such municipality's affordable housing goal from such council of governments, and (2) such regional housing growth plan is approved by the municipality's chief executive officer and its planning commission or combined planning and zoning commission.
(c) If a municipality has not elected to comply with a regional housing growth plan pursuant to subsection (b) of this section, prior to the submission of a municipal housing growth plan pursuant to subsection (d) of this section, such municipality shall adopt an affordable housing goal. If such affordable housing goal is different from the affordable housing goal identified by the regional council of governments for such municipality pursuant to section 8-13dd, such municipality shall provide a written explanation to the regional council of governments that specifies the reasons for such difference.
(d) A municipal housing growth plan submitted by a municipality pursuant to this section shall address the following elements in a form and level of detail specified by guidelines issued by the secretary pursuant to subsection (i) of this section:
(1) The plan's consistency with (A) the municipal plan of conservation and development prepared pursuant to section 8-23, (B) the regional plan of conservation and development prepared pursuant to section 8-35a, (C) the state plan of conservation and development prepared pursuant to chapter 297, and (D) any plan adopted by the local water pollution control authority, if applicable;
(2) The identification, to the extent practicable, of specific zones or parcels that may be developed to meet the municipality's affordable housing goal through the process of summary review, as defined in section 8-2r, together with the maximum allowed residential density for each such area;
(3) The strategies the municipality has adopted or shall adopt to improve the accessibility of affordable housing units for individuals with an intellectual disability or other developmental disabilities;
(4) Strategies a municipality has adopted or shall adopt to promote the development of diverse types of housing units, considering factors such as unit size, number of bedrooms, construction type, density of development and ownership models;
(5) An inventory of developable land within the municipality, using the definition of developable land set forth in section 8-13aa;
(6) An explanation of how the plan conforms to and implements the requirements of subsection (b) of section 8-2, including addressing significant disparities in housing needs, affirmatively furthering the purposes of the federal Fair Housing Act, 42 USC 3601 et seq., as amended from time to time, and promoting housing choice and economic diversity;
(7) Identification of the projected infrastructure needs, including, but not limited to, projected wastewater capacity, and other improvements needed to meet the municipality's affordable housing goal; and
(8) An implementation schedule for the policies, strategies and other actions identified in the plan that is calculated to achieve the municipal affordable housing goal.
(e) Any municipality that the secretary has identified to be among the lowest twenty municipalities in adjusted equalized net grand lists per capita, as defined in section 10-261, as of the fiscal year immediately preceding the date any such municipality's municipal housing growth plan is due pursuant to this section shall prepare a municipal housing growth plan that (1) prioritizes the rehabilitation and preservation of existing affordable housing units, (2) identifies policies to promote the development of new dwelling units without displacing existing residents of the municipality, (3) identifies infrastructure improvements to support existing residents of the municipality, and (4) identifies specific opportunities for the development of new affordable housing units in the municipality. Any municipality that is not among the lowest twenty municipalities in adjusted equalized net grand lists per capita may include the factors described in subdivisions (1) to (4), inclusive, of this subsection in such municipality's municipal housing growth plan.
(f) Not later than ninety days before submitting a proposed municipal housing growth plan to the secretary, each municipality required to submit such a plan pursuant to this section shall submit such proposed plan to the regional council of governments for the planning region in which such municipality is located for review. Such regional council of governments shall review each proposed plan and propose any amendments to the plan, in writing, to the municipality not later than sixty days after receipt of the plan. If a municipality does not accept any such proposed amendment, the municipality shall provide a written explanation to the regional council of governments explaining why the municipality did not accept such proposed amendment.
(g) (1) The Secretary of the Office of Policy and Management shall approve or reject a municipal housing growth plan submitted under this section not later than one hundred twenty days after receipt. If such plan submitted by a municipality is rejected by the secretary, the secretary shall provide written notice of such rejection to the municipality, a statement of the reasons for rejection and the amendments proposed by the secretary required for approval of the plan. The secretary may only reject a plan submitted pursuant to this section if the secretary determines such plan does not conform with the requirements of this section.
(2) If the secretary does not approve or reject the municipal housing growth plan in the time provided by this subsection, the municipality shall submit such plan to the Council on Housing Development established pursuant to section 8-13ii for approval or denial. If the council denies such plan, the council shall provide (A) written notice of such denial to the municipality, (B) a statement of the reasons for denial, and (C) any amendments proposed by the council required for approval of the plan by the council. A municipality may submit an amended municipal housing growth plan to the council for approval or denial not later than thirty days after the receipt of a denial pursuant to subparagraph (A) of this subdivision.
(h) Following approval of a housing growth plan pursuant to this section, a municipality shall adopt and implement the housing growth policies set forth in such plan and shall submit an annual progress report in a form and manner prescribed by the Secretary of the Office of Policy and Management. Eligibility for awards from the housing growth program established pursuant to section 8-13jj shall be conditioned on demonstrated progress toward adopting and implementing housing growth policies and toward the municipality's affordable housing goal.
(i) Not later than March 1, 2026, the Secretary of the Office of Policy and Management, in consultation with the Commissioner of Housing and the regional councils of governments, shall issue publicly available guidelines that specify formats, mapping standards and standardized metrics for annual reporting, including, but not limited to, permits issued, certificates of occupancy and deed-restricted units by income level for both municipal housing growth plans and regional housing growth plans. The secretary may update such guidelines from time to time.
(j) A municipality may hold public informational meetings or other activities to inform residents about any proposed municipal housing growth plan or regional housing growth plan, as applicable, and shall post a copy of any proposed plan or amendment to such plan on the Internet web site of the municipality. If the municipality holds a public hearing, such posting of the proposed plan shall occur at least thirty-five days prior to the public hearing. After adoption of the municipal housing growth plan or regional housing growth plan, the municipality shall file the adopted plan in the office of the town clerk of such municipality and post the plan on the Internet web site of the municipality.
(k) If, at the same time the municipality is required to submit a municipal housing growth plan pursuant to subsection (a) of this section, the municipality is also required to submit a municipal plan of conservation and development pursuant to section 8-23, the municipal housing growth plan may be included as part of such plan of conservation and development or may be submitted early to coincide with such plan, provided the municipality's next submission shall be five years thereafter.
(l) If a municipality fails to submit a municipal housing growth plan within the time required by this section, (1) the chief executive officer of such municipality shall submit a letter to the secretary that explains the reason for the failure to submit such plan and designates a date by which such plan shall be submitted, provided such date is not later than thirty days from the date such plan was required to be submitted, and (2) such municipality shall be ineligible for a moratorium that has not yet commenced concerning the affordable housing appeals procedure pursuant to subsection (l) of section 8-30g until such municipality submits such plan and such plan is approved pursuant to the provisions of this section.
(Nov. Sp. Sess. P.A. 25-1, S. 5.)
History: Nov. Sp. Sess. P.A. 25-1 effective January 1, 2026.
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Sec. 8-13cc. Regional housing growth plans. (a) Each regional council of governments shall develop and adopt a regional housing growth plan for the planning region of the regional council. Each regional housing growth plan shall be developed and adopted in coordination with the municipalities that are members of the regional council of governments. Each regional council of governments shall submit such adopted plan to the Secretary of the Office of Policy and Management according to the following schedule:
(1) Not later than June 1, 2028, and every five years thereafter, the Capitol Region Council of Governments, the Northeast Connecticut Council of Governments, the Lower Connecticut River Valley Council of Governments, the Northwest Hills Council of Governments and the Southeastern Connecticut Council of Governments;
(2) After June 1, 2028, but not later than June 1, 2029, and every five years thereafter, the South Central Connecticut Council of Governments, the Connecticut Metropolitan Council of Governments, the Naugatuck Valley Council of Governments and the Western Connecticut Council of Governments.
(b) Each regional housing growth plan submitted to the secretary pursuant to this section shall address the following elements in a form and level of detail specified by guidelines issued by the secretary pursuant to subsection (i) of section 8-13bb for each municipality that is located in the planning region for the regional council of governments that has elected to comply with the regional growth plan pursuant to subsection (b) of section 8-13bb:
(1) The housing growth policies each municipality has adopted or shall adopt to reduce specific regulatory barriers to the development of dwelling units in the municipality and to promote the development of additional dwelling units in the municipality;
(2) The plan's consistency with (A) the municipal plans of conservation and development prepared pursuant to section 8-23; (B) the regional plan of conservation and development prepared pursuant to section 8-35a; (C) the state plan of conservation and development prepared pursuant to chapter 297; and (D) any applicable plans adopted by a local water pollution control authority;
(3) The identification, to the extent practicable, of specific zones or parcels that may be developed to meet a municipality's affordable housing goal through the process of summary review, as defined in section 8-2r, together with the maximum allowed residential density for each such area;
(4) The strategies a municipality has adopted or shall adopt to improve the accessibility of affordable housing units for individuals with an intellectual disability or other developmental disabilities;
(5) Strategies a municipality has adopted or shall adopt to promote the development of diverse types of housing units, considering factors such as unit size, number of bedrooms, construction type, density of development and ownership models;
(6) An inventory of developable land within a municipality, using the definition of developable land provided in section 8-13aa;
(7) An explanation of how the plan conforms to and implements the requirements of subsection (b) of section 8-2, including addressing significant disparities in housing needs, affirmatively furthering the purposes of the federal Fair Housing Act, 42 USC 3601 et seq., as amended from time to time, and promoting housing choice and economic diversity;
(8) Identification of the projected infrastructure needs, including, but not limited to, projected wastewater capacity, and other improvements needed to meet the municipality's affordable housing goal; and
(9) An implementation schedule for the policies, strategies and other actions identified in the plan that are calculated to achieve the affordable housing goals for each municipality in the planning region.
(c) (1) The Secretary of the Office of Policy and Management shall approve or reject a regional housing growth plan submitted by a regional council of governments under this section not later than one hundred twenty days after receipt. If a plan is rejected by the secretary, the secretary shall provide written notice of such rejection to the regional council of governments, a statement of the reasons for rejection and the amendments proposed by the secretary required for approval of the plan. The secretary may only reject a plan submitted pursuant to this section if the secretary deems such plan does not conform with the requirements of this section.
(2) If the secretary does not approve or reject a plan in the time provided by this subsection, a regional council of governments shall submit such plan to the Council on Housing Development established pursuant to section 8-13ii for approval or denial. If the council denies such plan, the council shall provide (A) written notice of such denial to the regional council of governments, (B) a statement of the reasons for denial, and (C) any amendments proposed by the council required for approval of the plan by the council. A regional council of governments may submit an amended regional housing growth plan to the council for approval or denial not later than thirty days after the receipt of a denial pursuant to subparagraph (A) of this subdivision.
(d) A regional council of governments may hold public informational meetings or other activities to inform residents of the planning region about the plan and shall post a copy of any draft plan or amendment to such plan on the Internet web site of the regional council of governments not less than thirty-five days prior to such meeting or activity.
(e) Following the approval of a regional housing growth plan pursuant to this section, each municipality that has elected to comply with the requirements of such regional housing growth plan shall adopt and implement the housing growth policies set forth in such plan and shall submit an annual progress report to the secretary, in a form and manner prescribed by the secretary. Eligibility for awards from the housing growth program established pursuant to section 8-13jj for any such municipality shall be conditioned on demonstrated progress toward adopting and implementing housing growth policies specified in the regional housing growth plan and toward the municipality's affordable housing goal.
(f) If a regional council of governments fails to submit a regional housing growth plan within the time required by subsection (a) of this section, the chairman of such regional council of governments shall submit a letter to the secretary that explains the reason for the failure to submit such plan and designates a date by which such plan shall be submitted, provided such date is not later than thirty days from the date such plan was required to be submitted. Any regional council of governments that fails to submit a plan required pursuant to this section shall be ineligible for any funding provided pursuant to section 4-66k until such plan is submitted by the regional council of governments.
(Nov. Sp. Sess. P.A. 25-1, S. 6.)
History: Nov. Sp. Sess. P.A. 25-1 effective January 1, 2026.
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Sec. 8-13dd. Regional housing needs program. (a) As used in this section:
(1) “Affordable housing goal” means the number of affordable housing units identified as a development goal for a municipality in a municipal housing growth plan submitted by a municipality pursuant to section 8-13bb or a regional housing growth plan submitted by a regional council of governments pursuant to section 8-13cc if the municipality has elected to comply with such regional housing growth plan;
(2) “Affordable housing unit” has the same meaning as provided in section 8-13aa;
(3) “Commission”, “zoning commission” or “zoning authority” means a zoning commission, planning commission, combined planning and zoning commission, zoning board of appeals or other municipal agency exercising zoning or planning authority;
(4) “Commissioner” means the Commissioner of Housing, unless otherwise specified;
(5) “Dwelling unit” has the same meaning as provided in section 47a-1;
(6) “Median income” has the same meaning as provided in section 8-30g;
(7) “Multifamily housing” means a residential building that contains three or more dwelling units;
(8) “Planning region” has the same meaning provided in section 4-124i;
(9) “Recommended affordable housing goal” means the portion of the need for affordable housing units in a planning region, as determined pursuant to this section, that is recommended to a municipality located within such planning region; and
(10) “Secretary” means the Secretary of the Office of Policy and Management.
(b) The Secretary of the Office of Policy and Management shall establish a regional housing needs program to provide municipalities with updated information on anticipated housing needs. Not later than December 1, 2026, and every ten years thereafter, the secretary, in consultation with the Commissioner of Housing, the Commissioner of Economic and Community Development, the regional councils of governments and state-wide organizations and individuals with expertise in affordable housing, fair housing and planning and zoning, as selected by the secretary, shall (1) evaluate the need for housing over the ensuing ten-year period, based on multiple factors, including, but not limited to, (A) housing replacement needs, (B) the availability of affordable and deeply affordable housing, (C) the number of household formations, (D) population demographic changes, and (E) measures of housing cost burden, including, but not limited to, households with incomes at or below thirty per cent of the area median income with housing costs at or above fifty per cent of their income toward housing costs, and (2) determine housing growth targets for the state and for each planning region.
(c) Based on the housing growth targets established under subsection (b) of this section, each regional council of governments shall, not later than June 1, 2027, and every ten years thereafter, develop a regional housing needs assessment that establishes a recommended affordable housing goal for each municipality in the planning region, except for any municipality described in subsection (e) of section 8-13bb, using a methodology that:
(1) Is designed with due consideration for the duty of the state and each municipality to affirmatively further fair housing pursuant to section 8-2, and 42 USC 3608, as amended from time to time;
(2) Relies on appropriate regional metrics of need to ensure adequate housing options, including, but not limited to, the number of households at or below thirty per cent of area median income with housing costs at or above fifty per cent of income, overcrowding and other cost-burden indicators, using data from the Comprehensive Housing Affordability Strategy data set published by the United States Department of Housing and Urban Development or a similar source as determined by the secretary;
(3) Uses appropriate factors for fairly allocating need among municipalities, including each municipality's compliance with sections 8-2 and 8-23, including (A) the proximity of housing to any current or planned public transportation project, any commercial or industrial zones in which significant employment opportunities exist, as identified by the regional council of governments, or any downtown area, as defined in section 8-13hh, (B) the availability of developable land, as defined in section 8-13aa, and (C) a municipality's share of multifamily housing stock; and
(4) Applies adjustments such that the recommended affordable housing goal for a municipality increases, relative to other municipalities in the same planning region, if such municipality has (A) a higher equalized net grand list per capita, calculated in accordance with section 10-261a, (B) a higher median income, (C) a lower percentage of its population below the federal poverty threshold, or (D) a lower percentage of its population living in multifamily housing.
(d) Each regional council of governments shall submit its regional housing needs assessment and recommended affordable housing goals developed pursuant to subsection (c) of this section to the Secretary of the Office of Policy and Management for approval or rejection, provided no such assessment or goal shall be rejected solely on the basis that such needs assessment or goal may result in a greater number of dwelling units being developed than the secretary deems adequate. Upon approval by the secretary, each regional council of governments shall (1) publish the affordable housing goal for each municipality located in the planning region for such council of governments on the Internet web site of the regional council of governments, (2) publish its input assumptions and data sources on such Internet web site, and (3) provide notice of such published goal to each such municipality.
(e) No recommended affordable housing goal shall exceed twenty per cent of the occupied dwelling units in such municipality.
(f) Not later than December 1, 2026, and every ten years thereafter, the secretary shall submit the state-wide methodology and the regional allocations prepared pursuant to this section to the joint standing committees of the General Assembly having cognizance of matters relating to planning and development and housing, in accordance with the provisions of section 11-4a, for review.
(g) On or before July 1, 2026, and every five years thereafter, the Geographic Information Systems Office within the Office of Policy and Management, in consultation and coordination with the regional councils of governments, shall develop state-wide data tools for municipalities to use, together with local data, to compile an inventory of developable land, as defined in section 8-13aa.
(Nov. Sp. Sess. P.A. 25-1, S. 7.)
History: Nov. Sp. Sess. P.A. 25-1 effective January 1, 2026.
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Sec. 8-13ee. Definitions. As used in this section and sections 8-13ff and 8-13gg:
(1) “Approved priority housing development zone” means a priority housing development zone for which a final letter of eligibility has been issued by the Commissioner of Housing pursuant to section 8-13gg;
(2) “Developable land” has the same meaning as provided in section 8-13aa;
(3) “Dwelling unit” has the same meaning as provided in section 47a-1;
(4) “Eligible location” means an area within an existing residential or commercial district that is suitable for development as a priority housing development zone;
(5) “Historic district” means a historic district established pursuant to chapter 97a;
(6) “Priority housing development zone” means a zone adopted by a zoning commission pursuant to this section and sections 8-13ff and 8-13gg as an overlay to one or more existing zones in an eligible location;
(7) “Letter of eligibility” means a preliminary or final letter issued to a municipality by the commissioner;
(8) “Multifamily housing” means a building that contains or will contain three or more residential dwelling units;
(9) “Open space” means land or a permanent interest in land that is used for or satisfies one or more of the criteria listed in subsection (b) of section 7-131d;
(10) “Commissioner” means the Commissioner of Housing, or the commissioner's designee;
(11) “Townhouse housing” means a residential building consisting of single-family dwelling units constructed in a group of three or more attached units in which each unit extends from foundation to roof and has exterior walls on at least two sides; and
(12) “Zoning commission” means a municipal agency designated or authorized to exercise zoning powers under chapter 124 or a special act and includes an agency that exercises both planning and zoning authority.
(Nov. Sp. Sess. P.A. 25-1, S. 8.)
History: Nov. Sp. Sess. P.A. 25-1 effective January 1, 2026.
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Sec. 8-13ff. Priority housing development zones. Regulations. (a) Notwithstanding the provisions of any charter or special act, a zoning commission may adopt regulations, as part of any zoning regulations adopted under section 8-2 or any special act, that establish a priority housing development zone in accordance with the provisions of this section.
(b) A priority housing development zone shall satisfy the following requirements:
(1) The zone shall be consistent with the state plan of conservation and development and be located in an eligible location.
(2) The regulations concerning a priority housing development zone shall be submitted to the commissioner for review in a form and manner prescribed by the commissioner and approved by the commissioner. The commissioner shall condition the approval of such regulations based on the commissioner's determination, in the commissioner's discretion, that the regulations establishing a priority housing development zone are likely to substantially increase the production of new dwelling units necessary to meet housing needs within the zone, including addressing the provisions identified in subdivisions (4) to (6), inclusive, of subsection (b) of section 8-2, and that such regulations are consistent with the housing growth plan or regional housing growth plan as approved for the municipality in which such zone is located.
(3) The regulations establishing a priority housing development zone shall permit, as of right, multifamily housing, as provided in this section.
(4) The minimum allowable density for a priority housing development zone, per acre of developable land, shall be: (A) Four units per acre for single-family detached housing; (B) six units per acre for duplex or townhouse housing; and (C) ten units per acre for multifamily housing.
(5) The minimum densities prescribed in subdivision (4) of this subsection shall be subject only to site plan or subdivision procedures, submission requirements and approval standards of the municipality and shall not be subject to special permit or special exception procedures, requirements or standards.
(6) A priority housing development zone may consist of one or more subzones, provided each subzone and the zone as a whole comply with the requirements of this section.
(7) A priority housing development zone shall be not less than ten per cent of the total developable land within a municipality.
(8) The regulations establishing a priority housing development zone shall satisfy the provisions set forth in section 8-2, including, but not limited to, subdivisions (4) to (6), inclusive, of subsection (b) of said section.
(c) A zoning commission may modify, waive or eliminate dimensional standards contained in the zone or zones that underlie a priority housing development zone in order to support the minimum or desired densities, mix of uses or physical compatibility in the priority housing development zone. Standards subject to modification, waiver or elimination by a zoning commission shall include, but not be limited to, building height, setbacks, lot coverage, parking ratios and road design standards.
(d) The regulations of a priority housing development zone may allow for a mix of business, commercial or other nonresidential uses within a single zone or for the separation of such uses into one or more subzones, provided that the zone as a whole complies with the requirements of this section, and such uses are consistent with as-of-right residential uses and densities required under this section.
(e) A priority housing development zone may overlay all or any part of an existing historic district, and a municipality may establish a historic district within an approved priority housing development zone, provided, if the requirements or regulations of such historic district render the approved priority housing development zone out of compliance with the provisions of this section, the commissioner shall deny or revoke a preliminary or final letter of eligibility and deny or revoke a certificate of affordable housing project completion, as provided in subdivision (4) of subsection (l) of section 8-30g, as applicable.
(f) The provisions of this section shall not be construed to affect the power of a zoning commission to adopt or amend regulations under chapter 124 or any special act other than as set forth in this section.
(Nov. Sp. Sess. P.A. 25-1, S. 9.)
History: Nov. Sp. Sess. P.A. 25-1 effective January 1, 2026.
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Sec. 8-13gg. Letters of eligibility re priority housing development zones. (a) Any municipality that has adopted a priority housing development zone consistent with this section and sections 8-13ee and 8-13ff may request a final letter of eligibility from the commissioner.
(b) The commissioner may issue a preliminary letter of eligibility upon a municipality's request, provided such municipality has submitted proposed modifications to the municipality's zoning regulations that would allow it to create a priority housing development zone. The commissioner may issue a final letter of eligibility when a municipality has implemented such proposed modifications and is in compliance with the requirements of a priority housing development zone set forth in this section and sections 8-13ee and 8-13ff.
(c) The commissioner shall review such requests not later than ninety days after receipt of such a request. The commissioner may approve, reject or request modifications concerning a priority housing development zone consistent with the requirements of this section and sections 8-13ee and 8-13ff.
(d) If a municipality modifies a priority housing development zone or a new historic district is created within or overlapping such zone after application for or receipt of a letter of eligibility, the municipality, not later than seven days after such modification, shall notify the commissioner of such modification, and the commissioner may deny or rescind such letter of eligibility, as applicable, if the commissioner determines that such modifications do not comply with the requirements of this section and sections 8-13ee and 8-13ff.
(e) If after one year following the date on which a municipality received a final letter of eligibility from the commissioner, the commissioner determines, in the commissioner's discretion, that, considering market conditions in the municipality and the state, there exists a lack of building permits or other indications of progress toward construction of dwelling units in the zone, the commissioner may rescind such final letter of eligibility.
(f) If any letter of eligibility is rescinded pursuant to this section, the commissioner shall also rescind any current certificate of affordable housing completion awarded to the municipality pursuant to subparagraph (B) of subdivision (4) of subsection (l) of section 8-30g.
(Nov. Sp. Sess. P.A. 25-1, S. 10.)
History: Nov. Sp. Sess. P.A. 25-1 effective January 1, 2026.
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Sec. 8-13hh. Qualifying transit-oriented communities. Definitions. Requirements. (a) As used in this section:
(1) “Downtown area” means a central business district or other commercial neighborhood area of a municipality that serves as a center of socioeconomic interaction, characterized by a cohesive core of commercial and mixed-use buildings, often interspersed with civic, religious and residential buildings and public spaces, that are typically arranged along a main street and intersecting side streets and served by public infrastructure;
(2) “Housing growth program” means the program established pursuant to section 8-13jj;
(3) “Transit community middle housing development” means a residential building containing not less than two dwelling units but not more than nine such units, including, but not limited to, townhouses, duplexes, triplexes, perfect sixes and cottage clusters;
(4) “Municipality” has the same meaning as provided in section 7-148;
(5) “Perfect six” means a three-story residential building with a central entrance containing two dwelling units per story;
(6) “Qualifying bus transit community” means any municipality that contains not less than one regular bus service station operating not less than five days a week within a transit-oriented district adopted by such municipality, provided such transit-oriented district is of reasonable size, as determined by the secretary, or the secretary's designee, in accordance with the provisions of subsection (e) of this section, and either (A) includes land of such municipality located within a one-half-mile radius of any such station, or (B) is located within a reasonable distance, as determined by the secretary, or the secretary's designee, of any other transit service, a commercial corridor or the downtown area of such municipality;
(7) “Qualifying rapid transit community” means any municipality that contains not less than one rapid transit station or a planned rapid transit station, contained within a transit-oriented district adopted by such municipality, provided such transit-oriented district is of reasonable size, as determined by the secretary, or the secretary's designee, in accordance with subsection (e) of this section, and either (A) includes land of such municipality located within a one-half-mile radius of any such station, or (B) is located within a reasonable distance, as determined by the secretary, or the secretary's designee, of any other transit service, a commercial corridor or the downtown area of such municipality;
(8) “Qualifying transit-oriented community” means any municipality that (A) is a qualifying rapid transit community or qualifying bus transit community, or (B) borders a municipality that has one or more rapid transit stations or regular bus service stations, and that designates a transit-oriented district in or adjacent to a downtown area located in such municipality;
(9) “Rapid transit station” means any public transportation station serving any rail or rapid bus route;
(10) “Regular bus service station” means any fixed location where a bus regularly stops, not less than once every sixty minutes during peak operating hours, for the loading or unloading of passengers along a defined route operating on a fixed schedule;
(11) “Secretary” means the Secretary of the Office of Policy and Management, or the secretary's designee;
(12) “Transit-oriented district” means a collection of parcels of land in a municipality designated by such municipality and subject to zoning criteria designed to encourage increased density of development, including mixed-use development, consistent with the provisions of this section; and
(13) “Zoning commission” means any zoning commission, planning commission in a municipality that has adopted a planning commission but not a zoning commission or a combined planning and zoning commission.
(b) Any qualifying transit-oriented community shall be eligible to apply for funding from the housing growth program established pursuant to section 8-13jj.
(c) The zoning commission of the municipality shall consult with the inland wetlands agency of the municipality to establish the boundaries of any proposed transit-oriented district within the municipality. If any proposed activity in such proposed district may be a regulated activity, as defined in section 22a-38, such commission shall collaborate with such agency to determine whether such proposed activity would constitute a regulated activity for which a permit is required.
(d) In determining whether a transit-oriented district is of reasonable size, the secretary, or the secretary's designee, in consultation with the zoning commission of the municipality, shall (1) determine whether the area of such district is adequate to support greater density of development in an equitable manner, as determined by the secretary, or the secretary's designee, considering the geographic characteristics of the municipality; (2) consider municipal and regional housing needs; and (3) not require the inclusion of the following lands in any such district: (A) Special flood hazard areas designated on a flood insurance rate map published by the National Flood Insurance Program, (B) wetlands, as defined in section 22a-38, (C) land designated for use as a public park, (D) land subject to a conservation restriction or preservation restriction, as such terms are defined in section 47-42a, (E) coastal resources, as defined in section 22a-93, (F) areas necessary for the protection of drinking water supplies, and (G) areas designated as likely to be inundated during a thirty-year flood event by the Marine Sciences Division of The University of Connecticut pursuant to the division's responsibilities to conduct sea level change scenarios pursuant to subsection (b) of section 25-68o. The zoning commission may consult with any other agency of the municipality to determine whether a transit-oriented district is of reasonable size.
(e) (1) A qualifying transit-oriented community shall allow the following developments as of right in any transit-oriented district: (A) transit community middle housing developments, if such development contains nine or fewer dwelling units; (B) developments that contain ten or more dwelling units where not less than thirty per cent of such units qualify as a set-aside development pursuant to section 8-30g; and (C) developments on land owned by (i) the municipality in which such land is located, (ii) the public housing authority of the municipality in which such district is located, (iii) any not-for-profit entity, or (iv) any religious organization, as defined in section 49-31k, if such development is composed entirely of units that are subject to a deed restriction that requires, for not less than forty years after the initial occupation of the proposed development, that such units be sold or rented at, or below, a cost in rent or mortgage payments equivalent to not more than thirty per cent of the annual income of individuals and families earning sixty per cent of the median income of the state or the area median income as determined by the United States Department of Housing and Urban Development, whichever is less.
(2) A qualifying transit-oriented community shall allow, as of right, the conversion of any residential development or commercial development into any development described in subdivision (1) of this subsection on any lot located in a transit-oriented district.
(3) For developments that result in the development of ten or more dwelling units as of right pursuant to subdivision (1) or (2) of this subsection, a municipality may enact zoning regulations that require commercial uses to be permitted on the ground level of any multistory development in accordance with guidance developed by the secretary under subsection (k) of this section, except that provisions of this subdivision shall not apply to dwelling units developed by a religious organization, as defined in section 49-31k.
(4) Notwithstanding the provisions of this subsection, if a proposed development is required to have a public hearing by the inland wetlands agency of the municipality, such proposed development shall receive such public hearing prior to such development's approval.
(f) Each qualifying transit-oriented community shall require that any proposed development within any transit-oriented district that contains ten or more dwelling units that are not allowed as of right under subsection (e) of this section be subject to a deed restriction that requires, for not less than forty years after the initial occupation of the proposed development, that a percentage of dwelling units, as set forth in subsection (g) of this section, be sold or rented at, or below, a cost in rent or mortgage payments equivalent to not more than thirty per cent of the annual income of individuals and families earning sixty per cent of the median income of the state or the area median income as determined by the United States Department of Housing and Urban Development, whichever is less.
(g) The percentage of deed-restricted dwelling units required pursuant to subdivision (1) of subsection (f) of this section shall be determined based upon sales market typologies as described in the most recent Connecticut Housing Finance Authority Housing Needs Assessment as follows:
(1) Ten per cent for any municipality designated High Opportunity/Heating Market;
(2) Ten per cent for any municipality designated High Opportunity/Cooling Market; and
(3) Five per cent for any municipality designated Low Opportunity/Heating Market.
(h) Any municipality that has adopted a transit-oriented district before January 1, 2026, shall be eligible to receive funding from the housing growth program for developments in such district, regardless of whether such municipality is a qualifying transit-oriented community, provided such municipality meets the eligibility criteria for such funding. Nothing in this section shall be construed to (1) require that a municipality that has adopted a transit-oriented district be determined to be a qualifying transit-oriented community, or (2) authorize the secretary to deem a municipality a qualifying transit-oriented community without the approval of such municipality.
(i) Each qualifying transit-oriented community shall be eligible for additional funding pursuant to any program administered by the secretary if such community implements additional zoning criteria, including, but not limited to, higher density development, greater affordability of housing units than is required in subsection (h) of this section, the development of public land or public housing, the implementation of programs to encourage homeownership opportunities within such community and any additional criteria determined by the secretary.
(j) (1) The secretary, in consultation with the Council on Housing Development established pursuant to section 8-13ii, shall develop guidelines concerning transit-oriented districts within qualifying transit-oriented communities, including, but not limited to, prioritizing mixed-use and mixed-income developments; increasing the availability of affordable housing; ensuring appropriate environmental considerations in the development of such districts, with an emphasis on the analysis of any potential impacts on environmental justice communities, as defined in section 22a-20a; increasing ridership of mass transit systems; increasing the feasibility of walking, biking and utilizing other means of mobility other than motor vehicle travel; reducing the need for motor vehicle travel and parking pursuant to subsection (d) of section 8-2 and sections 8-3n and 8-3o; maximizing the availability of developable land; increasing the economic viability of development projects; reducing the length of time required to approve applications for development; lot size; lot coverage; setback requirements; floor area ratio; height restrictions; and inclusionary zoning requirements. Such guidelines may include model ordinances, regulations or bylaws that may be adopted by a municipality pursuant to section 8-2. Except as provided in subdivision (2) of this subsection, any regulations developed by a qualifying transit-oriented community concerning transit-oriented districts within such community shall substantially comply with the guidelines adopted by the secretary. The secretary, or the secretary's designee, may offer technical assistance to any qualifying transit-oriented community concerning the adoption of such regulations.
(2) If a qualifying transit-oriented community seeks to adopt regulations concerning a transit-oriented district that do not substantially comply with the guidelines developed pursuant to subdivision (1) of this subsection, or subsection (e) or (f) of this section, such community shall seek an exemption by submitting an application, in a form and manner prescribed by the secretary, that specifies the reasons such community seeks to adopt regulations that do not substantially comply with the guidelines developed by the secretary, or subsection (e) or (f) of this section, except no community may seek an exemption from the provisions of subsection (e) or (f) of this section unless the secretary determines such community is a qualifying transit-oriented community pursuant to subsection (h) of this section. Not later than sixty days after the receipt of any such application, the secretary shall approve or deny such exemption in writing. The secretary shall not unreasonably withhold approval for any such exemption.
(3) If an application submitted pursuant to subdivision (2) of this subsection is denied by the secretary, the transit-oriented community that submitted such application may opt out of the provisions of this section and no longer qualify for funding from the housing growth program, provided such community shall return any funding such community had received from such program pursuant to this section.
(k) The secretary, or the secretary's designee, may provide a municipality with an interpretation or written guidance concerning whether zoning regulations adopted or proposed to be adopted by such municipality, concerning a transit-oriented district, comply with the requirements of section 8-2. Nothing in this subsection shall be construed to allow the secretary to impose any additional requirement upon any such district or municipality that is not specified in this section or section 8-2.
(Nov. Sp. Sess. P.A. 25-1, S. 11.)
History: Nov. Sp. Sess. P.A. 25-1 effective January 1, 2026.
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Sec. 8-13ii. Council on Housing Development. (a) There is established a Council on Housing Development to advise and assist the State Responsible Growth Coordinator in reviewing regulations, developing guidelines and establishing programs concerning the growth of housing in the state, and to approve or modify any municipal housing growth plan or regional housing growth plan if the Secretary of the Office of Policy and Management has not acted on such plan in the time provided in section 8-13bb or 8-13cc, as applicable.
(b) The council shall consist of the following regular members: (1) The Governor, or the Governor's designee; (2) the State Responsible Growth Coordinator; (3) the Secretary of the Office of Policy and Management, or the secretary's designee; (4) the Commissioner of Housing, or the commissioner's designee; (5) the Commissioner of Energy and Environmental Protection, or the commissioner's designee; (6) the Commissioner of Economic and Community Development, or the commissioner's designee; (7) the Commissioner of Transportation, or the commissioner's designee; (8) the executive director of the Connecticut Housing Finance Authority, or the executive director's designee; (9) the executive director of the Connecticut Municipal Development Authority, or the executive director's designee; (10) the president pro tempore of the Senate, or the president's designee; (11) the majority leader of the Senate, or the majority leader's designee; (12) the speaker of the House of Representatives, or the speaker's designee; (13) the majority leader of House of Representatives, or the majority leader's designee; (14) the minority leader of the Senate, or the minority leader's designee; (15) the minority leader of the House of Representatives, or the minority leader's designee; (16) one individual appointed by the chairperson of the majority leaders' roundtable group on affordable housing from the Senate; and (17) one individual appointed by the chairperson of the majority leaders' roundtable group on affordable housing from the House of Representatives.
(c) The chairpersons of the council shall be (1) the president pro tempore of the Senate, or the president's designee, and (2) the speaker of the House of Representatives, or the speaker's designee.
(d) The administrative staff of the Connecticut Municipal Development Authority shall serve as the administrative staff of the council.
(e) The council shall convene not later than January 1, 2026, and meet not less than once every six months thereafter, and more often upon the call of a chairperson, to:
(1) Review and evaluate the plans, programs, regulations and policies of state or quasi-public agencies for opportunities to combine efforts and resources of such agencies to increase housing development;
(2) Develop consistent reporting methods concerning data and documentation related to housing development;
(3) Provide a forum to develop approaches to housing growth that balance both needs for conservation and development, including the need for additional housing and economic growth, the protection of natural resources and the maintenance and support for existing infrastructure;
(4) Review existing discretionary grant programs to make recommendations to state or quasi-public agencies concerning the adherence of such programs with the goals established in the state plan of conservation and development adopted under chapter 297. Such recommendations shall include, but need not be limited to, methods to increase the development of deed-restricted housing in transit-oriented districts and middle housing, as defined in section 8-1a;
(5) Develop guidelines, in consultation with the Secretary of the Office of Policy and Management and consistent with the requirements of subsection (j) of section 8-13hh, concerning the adoption and development of transit-oriented districts within qualifying transit-oriented communities; and
(6) Review applications for grants-in-aid under the housing growth program established pursuant to section 8-13jj, including any supporting materials submitted by an applicant in connection with such application, that have been submitted by the secretary to the council pursuant to section 8-13jj.
(f) Not later than January 1, 2027, the council shall submit a report, in accordance with the provisions of section 11-4a, to the joint standing committees of the General Assembly having cognizance of matters relating to planning and development and housing, concerning the recommendations and guidelines developed by the council pursuant to subdivisions (4) and (5) of subsection (e) of this section or any other recommendations of the council. The coordinator shall publish such recommendations and guidelines on the Internet web site of the Office of Policy and Management.
(Nov. Sp. Sess. P.A. 25-1, S. 14.)
History: Nov. Sp. Sess. P.A. 25-1 effective November 26, 2025.
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Sec. 8-13jj. Housing growth program. (a) Not later than July 1, 2028, the Secretary of the Office of Policy and Management shall establish and administer a housing growth program to provide grants-in-aid to assist municipalities in paying costs related to the construction, improvement or expansion of public infrastructure, including, but not limited to, water lines, sewer lines, roads, bicycle and pedestrian infrastructure and transit infrastructure associated with the development of new dwelling units, as defined in section 47a-1.
(b) To be eligible to receive funding from the program, a municipality shall be in compliance with the provisions of section 8-13bb regarding its housing growth plan or compliance with a regional housing growth plan, if applicable, and shall demonstrate steps such municipality has taken to implement its housing growth policies, and (1) have been determined to be a qualifying transit-oriented community pursuant to section 8-13hh, (2) have adopted a development district established pursuant to a memorandum of agreement with the Connecticut Municipal Development Authority, or (3) meet additional eligibility criteria to be developed by the secretary.
(c) The secretary, with the approval of the Council on Housing Development established pursuant to section 8-13ii, shall develop eligibility criteria, an application process, evaluation criteria, guidelines for expenditure of grants-in-aid and municipal reporting requirements for the program administered pursuant to this section and shall publish such criteria, application process, guidelines and reporting requirements on the Internet web site of the Office of Policy and Management.
(d) Before approving any application for a grant-in-aid pursuant to this section, the secretary shall forward such application, including any supporting materials submitted in connection with such application, to the Council on Housing Development for review pursuant to section 8-13ii.
(e) Each municipality awarded a grant-in-aid under this section shall refund to the Office of Policy and Management any unexpended amounts upon completion of the project or project for which such grant-in-aid was awarded and amounts not expended in accordance with the guidelines developed pursuant to subsection (c) of this section.
(f) Not later than July 1, 2028, and annually thereafter, the secretary shall submit a report, in accordance with the provisions of section 11-4a, to the joint standing committee of the General Assembly having cognizance of matters relating to planning and development. Such report shall include information for the preceding fiscal year on each municipality that applied for a grant-in-aid, including, but not limited to, a description of the public infrastructure project or projects for which each such municipality applied for a grant-in-aid, whether such grant-in-aid was awarded, either in whole or in part and the amount of any such grant-in-aid.
(Nov. Sp. Sess. P.A. 25-1, S. 15.)
History: Nov. Sp. Sess. P.A. 25-1 effective January 1, 2026.
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