Limited Development Moratorium

To protect the health, safety, and welfare of our community, we, the residents of Norwalk, CT, call for a temporary and limited moratorium on apartment construction projects with more than 11 units. This action is urgently needed due to the following community concerns:

The consequences of surpassing the Statute 8-30g 10% guideline for large-scale mixed-use affordable housing, along with the new zoning regulations implemented on February 19, 2024, have ongoing effects on residents of Norwalk. As concerned citizens, we realize that overdevelopment with these enormous construction projects can—and have—had detrimental impacts that create unnoticed issues until it's too late. The construction of several large apartment buildings, totaling thousands of units, has had the opposite effect of the affordable housing statute. Rather than providing affordable housing, the overbuilding has driven up rents, disproportionately affecting low-income residents in our city. Rents have increased by 53% from 2018 to 2025, and Norwalk is at approximately 13% of the affordable housing quota, with additional projects underway.

During this moratorium, we request that the City and the Planning & Zoning Commission develop a comprehensive review/report on the effects of the new zoning regulations and guidelines implemented in 2024, as well as the overdevelopment of apartment projects throughout the city over the past several years. Research indicates that large-scale apartment construction can potentially lead to increased infrastructure/budget issues, as well as health and safety concerns within the community. Such reports/reviews should include:

Utilities, Transportation, and City Departments

Traffic Congestion:  Conduct a comprehensive review of increased traffic congestion, pedestrian safety, and road conditions due to city zoning regulation changes and overdevelopment through state statute 8-30g. The Westport-to-Greenwich corridor is now the most congested in the country. Additionally, the city’s decision to allow on-street parking to count toward the zoning requirements for apartment buildings has further compromised safety for both drivers and pedestrians.

Sewage, Water, Utilities:  Review the consequences of apartment buildings on the city’s infrastructure, such as sewage facilities, water, and power systems. Sewer fees, along with rate hikes from the Third Taxing District and Eversource, have also been implemented in recent years, placing greater financial strain on residents.

Police/Fire Departments:  Conduct a review of the departments to assess the implications of higher density and the increased emergency needs created by overdevelopment. Further review the rise in two categories of crime—narcotics and weapons—based on the Police Department's statistics for 2023 and arrests made in 2024.

Public and Social Services

Norwalk School System:  Evaluate the impact of overdevelopment on education in the Norwalk School System over the past two years. As reported, Norwalk is testing at approximately 31% proficiency in math and 43% proficiency in reading—both below the state average. A budget review is also needed to assess the future consequences of overdevelopment, ongoing school construction project costs, and the loss of $3,300 per student due to the loss of federal school emergency pandemic funds in 2025. What effect will this have on the city?

Social and Economic Impact

Community Consequences:  Review the impact on Norwalk’s long-time residents, seniors, and young families who are struggling with rising living costs.  Also, consider the negative effects of rent increases driven by the overdevelopment of “affordable housing.” The American Public Health Association (APHA) acknowledges that overdevelopment and unhealthy land-use patterns can harm public health, leading to environmental injustices and health disparities.

Increases experienced by residents:

• Sewer fees
• Utility fees
• Summer camp fees
• Recreation fees
• Property taxes: The city tax rate is 2.51% compared with the state average of 2.00% and the national median of 0.99%
• Motor vehicle
• Business property tax
• Norwalk’s housing expenses are 53% higher than the national average and climbing
• Utility prices are 34% higher than the national average
• Transportation expenses (i.e., bus fares, gas) are 6% higher than the national average    

Environmental:  Various studies indicate that construction projects of this scale can negatively impact local biodiversity, disrupting habitats and ecological systems. The Environmental Protection Agency (EPA) warns that urban development can significantly alter the natural landscape, affecting both water and air quality. As parking lots, roadways, and buildings increase, the Urban Heat Island Effect also becomes a growing concern.

The surge in the construction of large apartment developments has not only raised the cost of living but has compromised the quality of life we once cherished.  In order to protect our community, it is essential that we manage growth and infrastructure needs responsibly.  We are not against development but it must be thoughtful. An unchecked rise of large-scale buildings doesn't contribute to sustainable and inclusive growth. It’s time for the city of Norwalk to consider implementing a moratorium.