By Carline Martin
Q: I keep hearing complaints about the effects 8-30g is having on our town. I am not sure I completely understand what this is and why people are so upset. Can you please explain?
A: 8-30g is a state statute which prevents municipalities from prohibiting affordable housing development projects for virtually any reason other than a significant health or safety concern. While the statute was created with the best of intentions as it addresses concerns over racism and classism in certain communities, the loophole it provides for developers to, virtually, change the landscape of a town may have been unintended. 8-30g, essentially, allows developers to side-step local zoning regulations such as those intended to regulate building size and setbacks as long as they allow for 30% of the units to be set aside as “affordable housing.”
If you are still questioning why residents are upset and why this may be a problem for Greenwich, you need to look no further than the development being constructed on the corner of Milbank Ave and Havemeyer Pl. You don’t need to know any details of this development to see that it appears inconsistent with the surrounding landscape. Aesthetics aside, even if these projects are constructed to blend perfectly into the neighboring community, the size of these developments are sure to have unintended consequences in terms of the stress they place on the community. Additionally, developers are taking advantage of this loophole in communities, such as Greenwich, with higher real estate values as to increase their profit margin. Flooding and traffic issues as a result of this overdevelopment are only a couple of the concerns town residents have. For more information you may visit https://www.greenwichct.gov/1854/Affordable-Housing-Units-CT-Gen-Statute-
Q: A very good friend of mine recently relocated to Greenwich. She absolutely loves the town and claims her family is thriving. My husband and I are considering a move to a larger home to accommodate our growing family. We currently live in Westchester but my friend has been doing her best to persuade me to consider joining her in Greenwich. Is there anything you can tell me to enlighten me as to why I may want to consider this?
A: Thank you for your question and for your potential interest in our lovely town.
As a lifelong resident of Greenwich, I may be partial to Greenwich but there are
few people who know this town as well as I do. I would be delighted to point of
some of the facts and the many joys of living here.
Greenwich is a large and diverse town. It spans 67.2 sq. miles and encompasses 5
zip codes, 06830, 06831, 06807, 06878 and 06870. These zip codes represent the
different areas within Greenwich that are like their own town within the town.
06830 covers Greenwich proper, which is central Greenwich, mid-country,
Chicahominy and Byram. 06831 covers the western side of town, including
Glenville. 06807 represents Cos Cob, 06878 is Riverside and 06870 is Old
Greenwich. Although all of these “villages” are within Greenwich, they each have
their own features and character. For example, if you are a looking for a quaint,
New England seaside location, Old Greenwich is where you’ll most likely want to
be. Whereas, if you are someone who wants convenience at your fingertips,
Central Greenwich may be your thing, as this is the heart of the commercial
district. It is important to explore each area of town before making a move as
each area has its own unique qualities and may be very different from another
part of town. Now, let’s talk about some of the things that bring people to Greenwich.
One of the biggest reasons Greenwich attracts residents form other towns,
especially from Westchester – TAXES! Greenwich has the second lowest property
taxes in the state. With a mill rate of 11.28, it is second only to Salisbury at a mill
rate of 11.0. Taxes are based on the assessed (70% of market value) value of the
home multiplied by the mill rate and divided by 1,000. For example, a home with
an assessed value of $1M will incur property taxes of $11,280.
.
When working with clients from outside of Connecticut, I am often asked how a
town that offers so many amenities to its residents can provide these amenities
with such low taxes. The reason for this is the vibrant commercial district and
high value properties.
I have also found many out of state buyers remark that they can get more home
for their money elsewhere. While this may be true, initially, what buyers
need to bear in mind is that a home is an investment that will grow over time.
Eventually as your home’s value is increasing, your cost basis is decreasing.
Whereas, taxes will be an ongoing payment that will continue for as long as you
live in your home and will, most likely, increase over the years. Even if you ignore
the many other reasons that make Greenwich such a wonderful place to live,
from a strictly financial standpoint, Greenwich real estate is a great investment.
Aside from its real estate being a firm investment, Greenwich offers a quality of life that draws and keeps residents here. You mentioned your growing family. Greenwich offers 11 elementary schools, 3 middle schools and one diverse and highly regarded high school.
Centrally located Greenwich High School serves students from across the entire town. It successfully educates its student body of nearly 3,000 students through a philosophy of “freedom with responsibility.” The school is broken into 5 houses, each containing classrooms, that adjoin a one-acre student center that serves as a cafeteria/social venue where students can mingle during their “open blocks.” Although a large school, a student/teacher ratio of 14:1 ensures that students are provided the academic focus they require to succeed, making GHS one of the highest nationally ranked high schools in the U.S. Offering 29 AP classes and a wide range of sporting and extra-curricular activities, GHS offers something for everyone. If your child is college bound, GHS offers unrivaled overall preparation for college life. For more information, please visit https://ghs.greenwichschools.org/ghs-information/about-ghs.
While Greenwich public schools are very highly rated, you may feel that your child requires a more private educational setting. In this case, you will be pleased to know that Greenwich is home to some of the most prestigious and specialty focused schools around. They are Brunswick, Greenwich Academy, The Convent of Sacred Heart, Greenwich Catholic, Whitby Montessori School, Eagle Hill School and Greenwich Country Day. For more information on which school may be best for your child visit https://www.greenwichct.gov/343/Private-Schools.
Of course, even when attending the best schools, students need access to a rich and supportive library. The Greenwich Library system includes the large, centrally located main library, with 3 branches. The Byram Schubert Library, located on the western end of town, The Cos Cob library, located in Cos Cob and Perrot Library, located in Old Greenwich. Greenwich Library has been named a 5-star library by Library Journal for many years. For more information on Greenwich Library and the resources it offers, please visit https://www.greenwichlibrary.org/greenwich-library/.
While one could go on forever about the robust educational opportunities in Greenwich, it bears pointing out that life in Greenwich is, by no means, all work and no play. Greenwich is home to some of the most beautiful parks and beaches in the tri-state area. Greenwich Point Park, known to long-time locals as Tod’s Point, is a 147-acre park that includes a beach with 2 concession stands, walking trails, picnic sites with grills and boating. The Greenwich Sailing School operates sailing classes for children and adults from Greenwich Point. The 3 additional public beaches are Byram Beach, which includes a concession, playground, tennis courts and recently renovated pool, Island Beach and Great Captains Island. Island Beach and Great Captains Island are accessible only by boat. The town operates ferry service between June and September. Residents have unlimited access to all parks and beaches with the purchase of an annual pass, which cost $45 ($40 if purchased before April 15) for adults and $12 for children ages 5-15. Seniors and children under 5 are free.
In addition to beaches, Greenwich offers many public parks that are used for picnicking, sporting fields and courts and entertainment venues. Bruce Park and Binney Park are among the most well- known but you are never far from a park or preserve no matter where you are in town. Every May, Greenwich hosts the Greenwich Town Party at Roger Sherman Baldwin Park on Greenwich Harbor. Greenwich Town Party is a widely popular, all-day music festival which has featured headline acts such as Billy Joel and the Eagles, to name a couple. The event is open to residents and individuals who work in Greenwich through a lottery system with tickets for the full day event costing less than $100. For more information on both Greenwich parks and The Greenwich Town Party, visit the following links https://www.greenwichct.gov/799/Parks-Recreation
Though a live musical event such as the GTP is a hard act to follow, Greenwich offers a variety of other entertainment options. People come from many surrounding towns to enjoy the wide range of dining and shopping options that Greenwich offers. Restaurant options range from a simple pub meal to a range of fine dining options.
Perhaps you would like to browse the Greenwich Farmer’s Market, which is open seasonally every Saturday from 9am – 1pm. After a morning of shopping for fresh from the farm produce and homemade goods, spend the afternoon shopping on Greenwich Avenue for anything from longtime gift merchant, Hoagland’s to that Prada handbag from Saks Fifth Avenue. Other shops on the Ave include Restoration Hardware, Apple, Alice & Olivia and Betteridge Jewelers, just to name a few.
If cultural events are more your thing, you may have interest in the many offerings from the Greenwich Arts Council or Greenwich Library. Prefer sporting events? Try skating at Dorothy Hamill Rink or participation in activities offered through Greenwich Parks & Recreation. If you are more comfortable as a spectator, check out a polo match at The Greenwich Polo Club. You will never be at a loss for things to do in Greenwich.
Greenwich is truly a unique and special place. Your friend is only one example of the many people who move here and stay here. I would be delighted to further familiarize anyone with interest in relocating to our lovely town with all it has to offer. Please contact me for more information.
SEND ME YOUR QUESTIONS – If you have a real estate or home related question for which you would like a professional opinion, please email me at carlinemartin@bhhsne.com with “Sentinel” in the subject line. Each month, I will provide answers to one or two selected questions. Email me your Real questions. I look forward to hearing from you!
This article does not offer the opinions of Berkshire Hathaway/New England Properties and is not intended to provide legal, medical or tax advice.
