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CT could use land trusts to increase affordable housing, report says

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CT could use land trusts to increase affordable housing, report says


A new report suggests that Connecticut’s laws make the state well-suited to improve its housing affordability through a little-known but growing model: community land trusts.

A community land trust is a way to create and preserve affordable housing in which a nonprofit owns the land and develops housing. Sometimes, additional community gathering spaces such as gardens or shops can go on the land as well.

The housing has regulations regarding ownership and transfer of the property to new residents that keeps it affordable. Connecticut’s laws regarding land trusts include one that reduces property tax burdens on the land. The law helps make the state amenable to land trusts, according to the report released last month from the Lincoln Institute of Land Policy.

Still, advocates say Connecticut can do more. They want to see more funding put toward the model as well as further tax reforms.

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Kristin King-Ries, one of the report’s authors, said there has been a growing interest in community land trusts nationwide.

“There’s been a return to the idea of a full potential of community land trusts as a way to build the whole community up,” King-Ries said in an interview.

Connecticut is one of just six states that reduces property tax burdens only on community land trust-owned land. Land trusts can get property tax easements in the state. Eight others require local assessors to reduce the tax burden on land owned by a CLT and to take affordability restrictions on the homes themselves into account when calculating taxes on the homes, according to the report.

Taxes on the homes built on community land trust property have been an issue for homeowners on Southeastern Connecticut Community Land Trust property, executive director Mirna Martinez said.

Homes on community land trusts typically have certain restrictions around the sale that keep the homeowner from earning as much money as they might in a traditional private residence sale. The restrictions are meant to ensure the homes stay affordable in the long-term.

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Martinez said Connecticut tax law doesn’t take this into account when assessors are evaluating the homes.

Connecticut was also one of the early adopters of a state law that had statutes that enabled community land trust development. In 2018, five had what the report defines as comprehensive community land trust legislation. These laws usually include measures that define a community land trust, have a state housing trust fund or other funding for land trusts, or taxation standards specialized to community land trusts, among other aspects, according to the report.

Earlier this year, that number was up to 20, according to the report.

“I see this as sort of brought up as an important tool for affordable housing,” said Alexander Kolokotronis, director of the Naugatuck Valley Project, which owns a land trust property in Waterbury. “It falls in this broader ecosystem of affordable housing. And so there is definitely more interest. I hear and see more talk of it in Connecticut.”

The Waterbury property operates as a co-op, a corporation that allows residents to buy shares in the housing development so they can take votes on how the property should be managed. The units were built on property owned by the land trust, in a unique partnership that means land costs can stay low.

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Kolokotronis said in his experience, community land trusts work to preserve affordability. He compared it to methods such as the federal low-income housing tax credit program, which offers tax incentives to developers if they keep a set percentage of units in a development affordable for at least 30 years.

The program is one of the federal government’s primary ways of encouraging construction of affordable housing. But critics have pointed out that the affordability requirements don’t last forever.

Connecticut runs the risk of having about 5,000 units of affordable housing expiring in the next five years, according to a report from the National Housing Preservation Database.

Martinez said while she thinks momentum is growing for community land trusts there is still work to do.

Often, when she’s talking about her work, she said people don’t know what a community land trust is.

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“I think we still have a long way to go in telling the story,” Martinez said.

Her organization, which operates primarily in New London, encourages homeownership and community gardens on their land. She said she’d like to see the state target down payment assistance to programs like community land trusts that guarantee affordability in perpetuity.

Kolokotronis agreed that more funding would help the model grow, particularly to help with staffing and technical assistance for the nonprofits. 

King-Ries said in addition to gains in popularity, her review found that more community land trusts are working to encourage density.

“It was a single-family model … but in the last five to 10 years, the shift to multi-family, that’s really been where the focus has been,” King-Ries said.

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It reflects a larger land use conversation that’s happening around the country, including in Connecticut. Affordable housing advocates have been pushing for more density because it allows more units to be built on existing land and makes it easier for more residents to use public transit.

As community land trusts grow denser and have more units, King-Ries said there’s a push-and-pull between a desire to build more and the community feel that’s traditionally part of community land trusts.

But, she said, it’s helped by a growing number of land trusts that are using the land for community spaces such as gardens and churches.

“There’s been a return to the idea of a full potential of community land trusts as a way to build the whole community up,” she said.

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Man shot, critically injured by police in Hartford; mayor says there will be a ‘full review’

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Man shot, critically injured by police in Hartford; mayor says there will be a ‘full review’




Man shot, critically injured by police in Hartford; mayor says there will be a ‘full review’ – NBC Connecticut



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Connecticut moves to crack down on bottle redemption fraud

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Connecticut moves to crack down on bottle redemption fraud


It’s a scheme made famous by a nearly 30-year-old episode of the sitcom Seinfeld.

Hoping to earn a quick buck, two characters load a mail truck full of soda bottles and beer cans purchased with a redeemable 5-cent deposit in New York, before traveling to Michigan, where they can be recycled for 10 cents apiece. With few thousand cans, they calculate, the trip will earn a decent profit. In the end, the plan fell apart.

But after Connecticut raised the value of its own bottle deposits to 10 cents in 2024, officials say, they were caught off guard by a flood of such fraudulent returns coming in from out of state. Redemption rates have reached 97%, and some beverage distributors have reported millions of dollars in losses as a result of having to pay out for excess returns of their products.

On Thursday, state lawmakers passed an emergency bill to crack down on illegal returns by increasing fines, requiring redemption centers to keep track of bulk drop-offs and allowing local police to go after out-of-state violators.

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“I’m heartbroken,” said House Speaker Matt Ritter, D-Hartford, who supported the effort to increase deposits to 10 cents and expand the number of items eligible for redemption. “I spent a lot of political capital to get the bottle bill passed in 2021, and never in a million years did I think that New York, New Jersey and Rhode Island residents would return so many bottles.”

The legislation, Senate Bill 299, would increase fines for violating the bottle bill law from $50 to $500 on a first offense. For third and subsequent offenses, the penalty would increase from $250 to $2,000 and misdemeanor punishable by up to one year in prison.

In addition, it requires redemption centers to be licensed by the state’s Department of Energy and Environmental Protection (previously, those businesses were only required to register with DEEP). As a condition of their license, redemption centers must keep records of anyone seeking to redeem more than 1,000 bottles and cans in a single day.

Anyone not affiliated with a qualified nonprofit would be prohibited from redeeming more than 4,000 bottles a day, down from the previous limit of 5,000.

The bill also seeks to pressure some larger redemption centers into adopting automated scanning technologies, such as reverse vending machines, by temporarily lowering the handling fee that is paid on each beverage container processed by those centers.

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The bill easily passed the Senate on Wednesday and the House on Thursday on its way to Gov. Ned Lamont.

While the bill drew bipartisan support, Republicans described it as a temporary fix to a growing problem.

House Minority Leader Vincent Candelora, R-North Branford, called the switch to 10-cent deposits an “unmitigated disaster” and said he believed out-of-state redemption centers were offloading much of their inventory within Connecticut.

“The sheer quantity that is being redeemed in the state of Connecticut, this isn’t two people putting cans into a post office truck,” Candelora said. “This is far more organized than that.”

The impact of those excess returns is felt mostly by the state’s wholesale beverage distributors, who initiate the redemption process by collecting an additional 10 cents on every eligible bottle and can they sell to supermarkets, liquor stores and other retailers within Connecticut. The distributors are required to pay that money back — plus a handling fee — once the containers are returned to the store or a redemption center.

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According to the state’s Department of Revenue Services, nearly 12% of wholesalers reported having to pay out more redemptions than they collected in deposits in 2025. Those losses totaled $11.3 million.

Peter Gallo, the vice president of Star Distributors in West Haven, said his company’s losses alone have totaled more than $2 million since the increase on deposits went into effect two years ago. As time goes on, he said, the deficit has only grown.

“We’re hoping we can get something fixed here, because it’s a tough pill to be holding on to debt that we should get paid for,” Gallo said.

Still, officials say they have no way of tracking precisely how many of the roughly 2 billion containers that were redeemed in the state last year were illegally brought in from other states. That’s because most products lack any kind of identifiable marking indicating where they were sold.

“There’s no way to tell right now. That’s one of the core issues here,” said state Rep. John-Michael Parker, D-Madison, who co-chairs the legislature’s Environment Committee.

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Parker said the issue could be solved if product labels were printed with a specific barcode or other feature that would be unique to Connecticut. Such a solution, for now, has faced technological challenges and pushback from the beverage industry, he said.

Not everyone involved in the handling, sorting and redemption of bottles is happy about the upcoming changes — or the process by which they were approved.

Francis Bartolomeo, the owner of a Fran’s Cans and Bart’s Bottles in Watertown, said he was only made aware of the legislation on Monday from a fellow redemption center owner. Since then, he said, he’s been contacting his legislators to oppose the bill and was frustrated by the lack of a public hearing.

“I know other people are as flabbergasted as I am because they don’t know where it comes out of,” Bartolomeo said “It’s a one sided affair, really.”

Bartolomeo said one of his biggest concerns with the bill is the $2,500 annual licensing fee that it would place on redemption centers. While he agreed that out-of-state redemptions are a problem, he said it should be up to the state to improve enforcement.

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“We’re cleaning up the mess, and we’re going to end up being penalized,” Bartolomeo said. “Get rid of it and go back to 5 cents if it’s that big of a hindrance, but don’t penalize the redemption centers for what you imposed.”

Lynn Little of New Milford Redemption Center supports the increased penalties but believes the solution ultimately lies with better labeling by the distributors. She is also frustrated by the volume caps after the state initially gave grants to residents looking to open their own bottle redemption businesses.

“They’re taking a volume business, because any business where you make 3 cents per unit (the average handling fee) is a volume business, and limiting the volume we can take in, you’re crushing small businesses,” Little said.

Ritter said that he opposed a move back to the 5-cent deposit, which he noted was increased to encourage recycling. However, he said the current situation has become politically untenable and puts the state at risk of a lawsuit from distributors.

“We’re getting to a point where we’re going to lose the bottle bill,” Ritter said. “If we got sued in court, I think we’d lose.”

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Stanley Black & Decker To Shutter New Britain Manufacturing Facility

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Stanley Black & Decker To Shutter New Britain Manufacturing Facility


NEW BRITAIN, CT — Stanley Black & Decker on Thursday said it has decided to close its manufacturing facility in New Britain.

Debora Raymond, vice president of external communications for the manufacturer, said the decision is a result of a “structural decline in demand for single-sided tape measures.”

The New Britain facility predominantly makes these products, according to Raymond.

“These products are quickly becoming obsolete in the markets we serve,” Raymond said, via an emailed statement Thursday.

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The decision is expected to impact approximately 300 employees, according to Raymond.

“We are focused on supporting impacted employees through this transition, including providing options for employment at other facilities, severance, and job placement support services for both salaried and hourly employees,” Raymond said.

As of Thursday at 4:30 p.m., no Worker Adjustment and Retraining Notification (WARN) Act notice had been filed with the state Department of Labor.

The company’s corporate headquarters remains at 1000 Stanley Dr., New Britain.

Gov. Ned Lamont released the following statement on the decision:

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“Although Stanley has made the decision to discontinue operations for manufacturing outdated products, a change in workforce opportunities is difficult for employees, their families, and any community.,” Lamont said. “However, I am hopeful that these skilled workers will be repurposed with the help of Stanley Black & Decker, a company that will still proudly be headquartered here in Connecticut. My administration is working closely with local and state leaders to support affected workers and to reimagine the factory site so it can continue to create opportunity and strengthen New Britain’s economic future.”

New Britain Mayor Bobby Sanchez said he is “deeply disappointed” the company will be closing its Myrtle Street operations.

“For generations, Stanley Works has been part of the fabric of our city, providing good-paying jobs, supporting families, and helping build New Britain’s proud reputation as the ‘Hardware City,’” Sanchez said.

According to the mayor, his office’s immediate focus is on helping affected workers and their families. The mayor has been in contact with Lamont’s office, and they will be working closely to make sure employees have access to job placement services, retraining opportunities and support, Sanchez said.

“We will continue aggressively pursuing economic development opportunities and attracting businesses that are looking for a true community partner, a city ready to collaborate, innovate and grow alongside them,” Sanchez said. “New Britain has reinvented itself before, and we will do so again.”

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Stanley Black & Decker, founded in 1843, operates manufacturing facilities worldwide, according to its website. It reports having 43,500 employees globally, and makes an array of products, such as power tools and equipment, hand tools, and fasteners.





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