Affordable Housing Myths

1. The Land

In 2009, the Town of Canaan/Falls Village received a grant of $43,000 from the CT Department of Housing (DOH) to conduct an Incentive Housing Zone Study, aimed at identifying a suitable site for affordable rental housing within an Incentive Housing Zone (IHZ). At least six possible locations were evaluated, with the three most promising properties undergoing surveys and soil testing. Ultimately, the River Road property owned by Habitat for Humanity emerged as the only site that fulfilled the necessary criteria for an IHZ, such as being large enough to support multi-family development, having the capability for an independent well system, and possessing the appropriate soil type. In December 2013, following a thorough certifying process with the DOH and proper notification for town citizen participation, the Falls Village Housing Trust worked with the FV Planning and Zoning Commission to amend the town zoning regulations, officially designating the 66 acres of the Habitat land on River Road as an IHZ.

2. The Trust

The Falls Village Housing Trust, Inc. (FVHT) is a private 501.c.3 organization managed by a volunteer Board of local residents. It was established on September 13, 2016, in response to a call for a non-municipal entity to develop affordable rental housing within the Incentive Housing Zone (IHZ). The FVHT has signed a legal agreement with Habitat to purchase a 10-acre section of the IHZ property for the construction of this much-needed rental housing.

3. The Taxes

River Road Homes will be a valuable addition to our grand list, which is critical for lowering the Mill Rate in our town. While a 501.c.3 is typically exempt from income tax, most organizations are not free from property tax unless they receive a waiver from the municipality. However, River Road Homes will pay local property taxes, thereby contributing to the Town’s revenue and operating costs. This initiative aligns with our commitment to providing affordable rental housing in the community, particularly through the Falls Village Housing Trust and the Incentive Housing Zone.

Additionally, both our high school and elementary school have the capacity to welcome more students at every grade level. Increasing the number of students will not only benefit the larger peer group but also lower the per-student cost at Kellogg School, as more families would share the fixed costs.

4. Who Will Live There?

Individuals earning less than 80 percent of the area median income (AMI), which stands at $78,500 for a family of four, often seek affordable rental housing. Typical tenants may include our adult sons and daughters aiming to stay here and build their careers or return after completing college, military service, or other pursuits. Additionally, older individuals who prefer to avoid the burden of home ownership, as well as single parents and young families desiring to save for future home purchases, all find a place in the context of the Falls Village Housing Trust and the Incentive Housing Zone.

5. River Road Homes

The original proposal submitted by the Falls Village Housing Trust (FVHT) to P&Z was for 24 units. In response to residents’ input, the FVHT voluntarily revised the new application, downsizing it to 16 affordable rental housing units, and moving the buildings 90 feet back from the road. They also created an illustration of the native plantings that will be incorporated around the complex, providing an attractive natural visual buffer.

Affordable rental housing is crucial for keeping members of our community in town rather than moving to areas with more rentals. Housing developments, like ours, have thrived in Litchfield, Norfolk, Salisbury, Sharon, Cornwall, and Kent for decades, serving as an essential element of any sustainable community.

River Road Homes is a much-needed addition to Falls Village’s housing inventory, especially within the Incentive Housing Zone.