Planning and Development Committee
JOINT FAVORABLE REPORT
Bill No.: SB-1024
AN ACT CONCERNING ZONING AUTHORITY, CERTAIN DESIGN
GUIDELINES, QUALIFICATIONS OF CERTAIN LAND USE OFFICIALS AND
Title: CERTAIN SEWAGE DISPOSAL SYSTEMS.
Vote Date: 3/31/2021
Vote Action: Joint Favorable Substitute
PH Date: 3/15/2021
File No.:
Disclaimer: The following JOINT FAVORABLE Report is prepared for the benefit of the
members of the General Assembly, solely for purposes of information, summarization and
explanation and does not represent the intent of the General Assembly or either chamber
thereof for any purpose.
SPONSORS OF BILL:
Rep. Julio A. Concepcion, 4th Dist.
Sen. Derek Slap, 5th Dist.
Rep. Josh Elliott, 88th Dist.
Rep. Anthony L. Nolan, 39th Dist.
Rep. Juan R. Candelaria, 95th Dist.
Sen. Rick Lopes, 6th Dist.
Rep. John "Jack" F. Hennessy, 127th Dist.
Rep. Jillian Gilchrest, 18th Dist.
REASONS FOR BILL:
Connecticut is considered by some to be one of the most expensive states to live in, as well
as de facto segregated. The bill aims to make housing in Connecticut more affordable with
the goal of increasing socioeconomic and racial/ethnic equality. The goal of affordability is
addressed through limiting exclusionary zoning, allowing easier access to Accessory
Dwelling Units (ADUs), and increasing walkability of downtowns, among other factors.
RESPONSE FROM ADMINISTRATION/AGENCY:
Diedre S. Gifford, MD, MPH, Acting Commissioner of CT DPH: In Support of Sections
11, 12, 13: Supports increasing DPH jurisdiction of on-site sewage treatment systems from
5,000 to 7,500 gallons per day. Testimony also supports transfer of jurisdiction of 7,500-
gallon capacity systems from the DEEP to DPH, as well as "promulgation of regulations by
DPH to govern these systems." DPH will need transition period and more resources to
comply with the bill.
NATURE AND SOURCES OF SUPPORT:
The following speakers voiced support based on claim that the bill would improve
equality because historic redlining and exclusionary zoning policies have amplified
racial and economic inequities in Connecticut:
Robert Amatruda
Thomas Aragona
Joe Baker
Allison Barkley
Joanne Belluzi
Martin Blanco
TJ Burlee
Claudette Carino
Joanne Carroll
Stephanie Carter
Fatima Cecunjanin
Queenie Collins
Melvyn Coln, Southside Institutions Neighborhood Alliance
Brian J. Connelly, Chair of American Planning Association Planning and Law Division
David Constantine
Christine Conway
Kate Cooney
Ronald Corwin
H.O.P.E. PARTNERSHIP
Leslie Creane, AICP
Josephine Cureton
Chris D'Antonio
Rev. Jack Perkins Davidson
Laura Davidson, Spring Forward
James Dempsey
Michael Bochkur Dratver
Jameson Fletcher
Martha Freimuth
Helen Jane Fried
William Garcia
Lauren Garrett
Delinah Hailey
Leanne Harpin
Ryan Hawley
Daniel Heapy
Cathrn Hendon
Elizabeth Hibino
Tim Hildner
Robby Hill
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Stephanie Hill
Sonya Huber
Pastor AJ Johnson, Urban Hope Refuge Church
Aparajita Kaphle
James Kiett
Evonne M. Klein
Jennifer G Kleindeinst
Marcel Knudsen
Betsy Litt
Nicole Lotko
Maria Martinez
Kathryn Mayer
Isabel Buck McEachern Member, Spring Forward
Marissa Dionne Mead, AIA, NOMA, LEEDAP Co-founder, Spring Forward
Barbara Mechler
Margaret Miner
Craig Minor, AICP
Lorena Mitchell
Aaron Morabito
William Neale
Oge Nna
Mary Jo Nosal
Isiuwa Omoigui
Arthur Pilson
Andrea Prusi
Edward Randall
Matthew Resseger
Eli Roche
Jessica Ryan
Tucker Salls
David Sax
Reed Schwartz, Policy Director of Wesleyan Democrats
Sindhura Siddapureddy
Matt Tyksniski
Gregory Ugalde
Daisy Wang
Norton C. Wheeler Chairman Southeastern Connecticut Housing Alliance
Sydney Zoehrer
Voiced support based on claim that the bill would improve educational opportunities
by allowing for more diversity in schools and for movement of underprivileged
students and their families. It is argued diversity is important in schools because it
allows different perspectives to mix and creates a more valuable education.
Kaya Chwals
Connie Cooper
Thomas Broderick
Michael Coulom
Jo Ann Davidson
Jo-Ann DiMauro Staves
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Daniel Dollar
Win Evarts, Executive Director The Arc of Connecticut, Inc
Christine and Patrick Farley
Timothy Gabriele
Jennifer Godenzo
Holly Greenfield
Theo Haaks
Zachary Hayden
Allison Hine
Michelle Ku
John Levin
Justine McCabe, PhD and John Battista, MD
Nathanael McLaughlin
Emily Napear
Emily Oumano
Mark Pierce, MD
Stephen Riege
Alice Wang
Aicha Woods Executive Director City Plan Department, City of New Haven
The following speakers voiced support based on the following: The bill will increase
opportunity, create density and thus economic growth around town centers, reduce
sprawl/environmental harm, and will diversify housing stock with ADUs.
Michelle Fenton Begley
Jennifer Fell, President and CEO of Fostering The Community, Inc
Kevin Goff
Marta Goldsmith, Director of the Form-Based Codes Institute at Smart Growth America Chris
Zimmerman, Vice President for Economic Development at Smart Growth America
Anibal Gomez-Conteras
Rosanne Haggerty President Community Soluons, Int.
Graham Hazlett
Daniel Heaphy
Local Initiatives Support Corporation
Mary Jo Kestner
Rhonda Kincaid
Makaela Kingsley
Geoffrey Knapp
Thomas Lefebvre, Coordinator Transport Hartford
Susan McCaslin
Patrick J. McMahon, CEO of CT Main Street Center
Kirsten Morrow Founder, Holding the Door Open, Simsbury and Simsbury Inclusive
Neighborhood Development Coalition (SINDCo)
Michael Nayor
Chris Nelson
Daisuke Oh
Maryam Elahi, JD President The Community Foundation of Eastern Connecticut
Laura Orban Chair, Brookfield Democratic Town Committee
Holly Parker
Deb Polu, Executive Director of Connecticut Association for Community Action (CAFCA)
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Matthew Rapuano
Karl Reinhardt
Sandra Y. Rueb
Jenny Schuetz, Senior Fellow, Brookings Institution
Alice Schumacher
Melissa Shohet
Elizabeth Slotnick
Yanil Tern, Executive Director, Center for Latino Progress Ct Puerto Rican Forum
Vincent J. Tufo, CEO, Charter Oak Communities
Roseann Ventimiglia PhD
Alex Villamil
Matthew Verry, President ASLA Connecticut
Joseph P. Williams
The following speakers voiced support, claiming the bill will make housing more
affordable for young people and will help improve economy by attracting new
residents and young professionals. Kathleen Finnegan cited "CT brain drain" effect
where students are educated in well-funded districts, but then move out of the state
after college because it is allegedly too expensive for young professionals:
Maddie, Mark, Nick Abbott
John Fidler
Kathleen Finnegan
Julia Friend
Peter Fusaro
Peter Gallagher
Alan Hanbury
Aria Harris
Shengdao and Yunzhe Jin
Akash Kaza
Steven Kennedy
Katie Kenney
Kevin and Tessy Kurian
Gary Merrigan
Dan Mullen
Megan Nahmias
Christine O'Neil
Justin Potter
Douglas Renfield-Miller
Jacqueline Rubell Johnson
Caroline Sloat
Harry Van Dyke
Carol Williams Bob Wiedenmann
The following speakers voiced support. Testimony claimed the pandemic has
amplified economic contrasts in the state, and the bill will help to make housing
generally more affordable, but especially for those on fixed incomes such as elderly,
those with health concerns, veterans, disabled, etc
Karen Gano
Donald Gerber
Page 5 of 23 SB-1024
Marion Griffin
Mareta Hamre
National Association of Social Workers / Connecticut Chapter
Carol J Martin, Executive Director of Westport Housing Authority
Alan Ruiz
Kent Schwendy, President and CEO, Corporation for Independent Living
The Rev. Heidi Thorsen Assistant Rector Trinity Church on the Green
Calvin B Vinal, President and CEO Capital for Change
Richard Wies
Ben Wenograd, Member West Hartford Town Council
Paul Aho, Chair of Town of Mansfield Planning and Zoning Commission: Voiced support
with modifications. Testimony claims Mansfield has already begun allowing ADUs, directing
development to areas with proper infrastructure, requiring affordable housing, and allowing
the said housing within walking distance of downtown, senior center, etc.
Requested modifications involve Section 6(1) starting on line 438 and Section 7 starting on
line 496 and Section 9 starting on line 593. More clarity in definition of bus terminal is
requested in Section 6(1), all mobile or manufactured units are requested to be included in
Section 7 and that training in Section 9 b biennial.
Frank Alvarado, Treasurer of CT Hispanic Democratic Caucus: Voiced support, claiming
the bill will reduce segregation.
Stephen Anderson, President of CSEA SEIU 2001 Labor Union: Voiced support, claiming
zoning laws have been used to cause segregation and can also be used to undo segregation.
David Andrew: Voiced support, believes bill will make owning a home in CT more affordable.
Kellin Atherton, Planning & Zoning Commissioner of Middletown and Lower CT River
Valley Regional Planning Commissioner: Voiced support, claiming regional bodies do not
put enough pressure on towns to offer affordable housing.
Ariana Baurley: Voiced Support, claiming bill would reduce segregation and attract
residents.
David Betchel, Spring Forward member: Voiced support, claiming ADUs can increase
property value and generate income for low/middle income homeowners.
Patricia Beckett: Voiced support, claiming bill will save farmland and open space and grow
economies in towns.
Drew Beckman: Voiced support, claiming the bill would help maintain property values and
thus will improve economy with tax revenue. Further, prevention of sprawl will create help
jobs and protect the environment.
Jackie Bein: Voiced support, claiming the bill will reduce sprawl, protecting the environment
and increasing walkability for towns.
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Marisa Berry: Voiced support, claiming the bill will help reverse historical redlining in Greater
New Haven and will reduce urban sprawl.
Kathryn Blanco: Voiced support, claiming CT is currently not a place desirable for young
people reasonably priced housing is difficult to find in good locations. Testimony claims that
lots with large lawns and urban sprawl damage the environment, as higher-density housing
allows for current open areas to remain intact. Additionally, it is claimed that sprawl is bad for
the environment because so much driving is necessary. It is claimed ADUs will further
contribute environmental benefits and make housing more affordable.
Sara Bronin, Lead Organizer, DegregateCT: Voiced support citing economic,
environmental and social equity reasons.
Economically: " if SB 1024 is adopted, towns would benefit immensely because more
housing grows the tax base, stimulates local economies, and attracts new jobs. The National
Association of Homebuilders (NAHB) conducted a study of Connecticut in 2019 showing that
with just 1,500 new multifamily housing units, the one-year tax revenue increase for state and
local government would be $39.8 million, and the annual impacts thereafter would be $16.4
million."
Environmentally, testimony claims towns will become walkable reducing sprawl and pollution.
In terms of social equity, testimony claims practices such as minimum floor areas drive up
prices and unfairly impact Black and Hispanic residents.
Maryam Elahi, President and CEO of the Community Foundation of Eastern CT: Voiced
Support. Echoed Desegregate CT's sentiment. Testimony claimed ADUs will be especially
important to Eastern CT's young people, elderly and disabled.
Ross Burkhardt: Voiced support. Testimony claimed the bill will make areas such as
Fairfield County more affordable through ADUs, Transit Oriented Towns (TODs), encourage
main street housing, develop model codes, capping parking mandates, and requiring training
for commissioners.
Rev. Kelly Jane Caesar: Voiced support, citing moral imperative to provide opportunities to
those who have not historically received them.
Gina Calabro, Executive Director, American Institute of Architects (AIA) Connecticut:
Voiced support that bill will allow better preservation of historic spaces, and will allow
architects to work more effectively.
Paolo Campos, AIA, NOMA, President of The National Organization of Minority
Architects Connecticut Chapter: Voiced support. Testimony claimed zoning has created
inequality, homogeneity in housing types, low density and sprawl.
Mary Cappiello: Voiced support, suggested that training for commissioners should be on
Zoom or video modules.
Julia Carey-Ruiz: Voiced support, claiming the bill will address racial and economic
segregation, attract young people, and reduce car-dependency.
Page 7 of 23 SB-1024
Ryan Cassella: Voiced support, that main street zoning will reduce sprawl and improve
businesses.
Miguel Castro, Chairman of the CT Hispanic Democratic Caucus: Voiced support,
claiming the bill will diversify housing stock and supply, and will help address poverty rate for
Hispanic state residents.
Connecticut Association of Zoning Enforcement Officials (CAZEO): Voiced support.
Testimony claimed local zoning will not lose power, certifications for zoning officials are
necessary, and requested involvement in model working group.
The Connecticut Chapter of the American Planning Association (CCAPA): Voiced
support, claiming, "CCAPA deeply believes that the overall principles that are represented by
this multi-faceted bill are soundly based in good planning and national best practices."
Cary Chadwick: Voiced support that Connecticut has exclusionary zoning that only allows
10% non-single family housing, and diversity in schools is important.
Planning and Zoning Commission, City of Hartford: Voiced support of changes the bill
aims to precipitate including:
- as of right/administrative zoning approvals for accessory dwelling units
- transit oriented development
- Main Street housing
- no minimum parking requirements
Connecticut Green Building Council (CTGBC) Board of Directors: Voiced support that
the bill will increase sustainability. Testimony cited that Accessory Dwelling Units (ADUs),
parking caps, Main Street Zoning and Transit-Oriented Development (TOD) zoning and
affordable housing will help reduce sprawl.
Stephen Devoto, Chair of Middletown's Planning and Zoning Commission: Voiced
support, claiming economic, environmental and equity benefits. Claimed the bill's training will
ensure better decisions. Further, transportation will be more accessible and main streets will
be revitalized based on multiple unit housing. ADUs will improve affordability for allowing
seniors and young adults. Parking would be capped by bill, allowing more profitable use of
space.
Anna Donnelly: Voiced support, claiming high housing costs in Connecticut make it
unattractive to young people. Further, testimony claims the bill will reduce sprawl and
improve health. Testimony claims research shows living in areas victimized by segregation
has negative health effects, and the bill would allow people to leave these areas behind.
Sheila Dravis-Cosgrove: Voiced support that the bill's, " addition of middle housing units
will benefit towns, property owners, first time buyers, renter, the elderly, and young
professionals." Further, the bill still allows for local control to establish middle housing.
Emily Dwelle: Voiced support that the bill will attract young people from New York City, thus
improving Connecticut's economy.
Page 8 of 23 SB-1024
Antonia Edwards: Voiced support that the bill will help to remedy the generational impacts
of segregation and discriminatory practices, especially toward Black and African Americans.
Testimony claims the lasting effects of historical segregation are still felt daily and must be
addressed to achieve equality.
Katherine Levine Einstein, Professor at Boston University: Voiced support, current
housing policies disproportionately favor wealthy, older, white homeowners.
Luis Estrella Exec. Director, Cleaner Connecticut Coalition: Voiced support, claiming that
the bill will reduce sprawl. Testimony claimed sprawl is bad because it causes deforestation
and causes more driving, damaging air quality.
Amy Ewing: Voiced support, claiming the Senate Republican leadership's stance regarding
uniqueness is unsubstantiated, and there needs to be more housing options in CT.
Rocio Fernandez Gutierrez: Voiced support that the bill will diversify housing stock. Testifier
is an international student from Guatemala and was surprised at the level of poverty in the
US.
Jordan Force: Voiced support, claiming it will be positive if housing prices decrease because
of the bill. Further, the bill will decrease the need for driving, if parking lots are fewer and
public transit is more common.
Joel Freedman: Voiced support, claiming the bill will make Connecticut competitive with
other states.
Ann Gadwah, Advocacy and Outreach Organizer Sierra Club Connecticut: Voiced
support with following quote: "The current low-density zoning laws push development
pressure outward, putting strain on our open space and forests. Concentrating development
in downtown areas and near transit furthers equity, economic development, and
environmental sustainability."
Rev. Carleen R. Gerber: Voiced support. At least 12 older residents, and 4 refugee families
at the testifier's church in Old Lyme had to relocate because they could not afford cost of
living in the area. Much of the state is too expensive to