Future Of 9-Acre Southport Site Uncertain; Sale Expected Soon

FAIRFIELD, CT — For half a century, Connecticut’s retired Episcopal clergy spent their golden years living in the peace and tranquility of a large, shaded property in Southport.

Today, the clergy are gone. The last residents moved out in 2018. The owner of the property, the Episcopal Diocese of Connecticut, has plans to sell the land at 461 Mill Hill Terrace — plans that have left neighbors worried.

“This is a two-pronged situation,” said Susan Prescott, who has lived next to the property for 30 years. “Doing the right thing — well, whose side do you believe is doing the right thing?”

Prescott was referring to two proposals that have been put forth for the land. One — from the neighbors — would see it preserved as open space. Another — from a nonprofit development corporation — would result in the construction of affordable rental units.

“It’s not about affordable housing,” Prescott said. “It’s taking this beautiful piece of land and turning it into the exact opposite.”

The 8.6-acre site was left to the diocese in the 1960s by its former owner, Elizabeth Berg, who stipulated that the land, her summer home, be used to provide housing for retired clergy. In addition to the Berg residence, the diocese built two more houses on the land over the years.

The property is appraised at just over $3.2 million and zoned for single-family residential use. However, under state law Section 8-30g, a developer could circumvent local zoning if it were to propose a project where at least 30 percent of planned units fall under the state’s definition for affordable housing. The law applies to towns where less than 10 percent of housing stock meets state criteria for affordability.

“There is no legal recourse,” Prescott said. “They can do what they want.”

Concerned about the potential sale, the neighbors took action. They contacted lawyers, preservation organizations and town officials. They distributed letters and started an email list, as well as a Facebook group. Elected leaders and conservation advocates voiced support for the residents’ efforts.

Then, in February, a small group of neighborhood investors submitted a plan to the diocese to buy the land as open space, according to an update emailed to neighbors. The email indicated nonprofit Sasco Creek Development Corp. had offered well above the site’s appraised value, and more than the neighbors intended to pay. After receiving the neighbors' offer, the diocese held firm that it wanted an affordable housing element included in plans for the site.

Diocese leadership is considering four priorities in connection with the sale of the property: maximizing church assets, conserving land, creating affordable housing and serving as a steward of the relationship between the Southport community and its local parish, Trinity Episcopal Church.

“Balancing those four goods — and we see them all as goods — is not always easy,” said Bishop Ian Douglas, the head of the diocese. “We will be selling it at some point, and it depends on what kind of package we can put together.”

In a prepared statement, Trinity's rector, the Rev. Margaret Hodgkins, noted that while Trinity was named by Berg among the beneficiaries for the property, the diocese is the legal owner and Trinity has no decision-making role in the sale or knowledge of existing offers.

"We have conveyed our neighborhood’s concerns about the sale of this property to the diocese consistently as a vestry, rector, and as individuals," the statement said. "Trinity is here to work with the people of Southport and Fairfield, as well as the wider community in our area. We are eager to see this matter resolved soon in the most amicable way possible."

A decision on the sale could be made this weekend. The leaders of the diocese Missionary Society, who are charged with determining the future of the property, are set to meet Saturday.

“The church has a clear and strong commitment, particularly in this time and in this state, to working with collegial organizations to increase access for affordable housing,” Douglas said. “I’ve had extensive and ongoing conversations with the neighbors and have encouraged them to come to the table too.”

Neighbors are unlikely to collaborate on a joint conservation and affordable housing project, Prescott said.

“The law of the land in this area is 1 acre residential homes,” she said. “The neighbors are not going to contribute to something that’s not a pure open space.”

Residents' concerns about a possible development include its potential effects on the traffic, sewer and area wildlife, as well as noise and light pollution.

Melanie Marks lives near the property and fears for pedestrian safety — specifically that of her grandsons, who walk to school — if a large development were to be built.

“I’m not opposed to affordable housing,” she said. “What I am opposed to is this 8-30g rule. … These developers can come in under that 8-30g statute and do whatever they want.”

But Sasco Creek, the nonprofit that builds affordable rental housing and has made an offer on the site, plans to work with neighbors and listen to stakeholder input, according to its authorized representative, Carol Martin.

“We listen, we take input, we meet with the neighbors,” said Martin, who also oversees both the Fairfield and Westport housing authorities.

Martin confirmed the diocese invited Sasco Creek to submit and revise proposals for the property, but said she had signed a nondisclosure agreement regarding the amount of her organization’s offer and was also unable to speak about any competing parties. She said it was too early to address the possible size of a development.

The coronavirus pandemic has exacerbated the need for affordable housing in Connecticut, Martin said, noting that the sale of such a large open property that’s already hooked up to water and sewer service is rare.

“Without land we can’t fulfill our mission,” she said. “We have thousands of names of people on our waitlist.”