The six-bedroom residence at 5 Pembroke Hill in Farmington’s Devonwood was designed by noted local architect Jack Kemper, whose homes are known for transforming everyday spaces into moments of discovery. In this house, that philosophy plays out in soaring rooms filled with light, cozy nooks tucked under sculptural windows, and handcrafted details that reward a closer look.

“It’s a home that you really don’t see very often,” said listing agent Christy Muller of William Pitt Sotheby’s International Realty. “It’s not like a lot of newer construction where everything comes from the same millwork shop. Every space here feels considered and custom.”

That sense of scale and artistry begins immediately inside the front door. A dramatic foyer opens to an 18-foot-high living room anchored by a stately fireplace and framed by towering windows. The room shifts throughout the day as sunlight dances across the home.

“You can see the light streaming in from every corner,” Muller said. “There’s eastern sun in the living room, and in the winter you can actually watch the sunset on one side of the house while the moon rises on the other.”

Nearby, a two-story family room brings the outdoors into view, overlooking the backyard and pool through a wall of paned windows. Hardwood floors, built-in shelving and another fireplace create a comfortable gathering space despite the room’s impressive scale.

But perhaps the most striking room in the home — and it’s a challenge to choose a favorite — is a library that feels pulled from another era.

Wrapped in American cherry paneling, the space is anchored by intricate cherry flooring that was pieced together by hand.

“One of my favorite rooms is the library,” Muller said. “The floors are hand-cut cherry that look like they were assembled almost like a puzzle. It’s absolutely beautiful craftsmanship and incredibly high-end.”

Handcrafted hardwood floors continue throughout the first floor, reinforcing the sense that this home was built with unusual care and attention to detail.

Kemper’s design philosophy also reveals itself in the quieter spaces.

“He’s known for taking every part of the home and making something special out of it,” Muller said. “You’ll find these thoughtful little areas where you can sit beside a perfectly round window and just look outside. It feels timeless.”

The home was also designed with entertaining in mind. A formal dining room sits just off the main living spaces, offering plenty of room for large gatherings, while the adjacent kitchen serves as a hub for both casual mornings and festive evenings.

The kitchen has been meticulously updated since the home’s original construction, pairing honed granite with Carrara marble countertops and luxe appliances. A large island offers generous prep space, and the adjoining breakfast room opens directly onto a bluestone patio for outdoor dining.

“You could easily host a big dinner party here,” Muller said. “There’s plenty of room for friends and family to gather.”

Behind the main cooking area is a feature that avid entertainers will especially appreciate: a separate prep kitchen. Outfitted with a Sub-Zero wine cooler and beverage refrigerator, sink and dishwasher, it allows hosts with the most to keep the main kitchen pristine while meals and drinks are prepared just out of sight.

“If you’re having a casual breakfast or cleaning up after guests, you can use that side of the kitchen,” Muller explained. “It keeps everything running smoothly.”

Outside, the home’s acre of landscaped property becomes its own private retreat. A heated saltwater pool and spa are the backyard’s focal point, while an upgraded outdoor sound system helps set the tone for summer cookouts.

“You can really throw an amazing backyard party here,” Muller said.

Homebuyers thinking long term, considering aging in place, or looking at multigenerational living will love the home’s first-floor primary suite. In addition to a roomy bath and walk-in closet, the suite’s serene space includes a screened-in porch overlooking the property’s park-like grounds.

“It’s incredibly peaceful,” Muller said. “You can sit out there and just look out over the backyard with a coffee and take it all in.”

Upstairs, five additional bedrooms and four full bathrooms provide room for a large household or visiting guests. One section of the upper level includes a separate living area with its own entrance — an arrangement that could easily function as an in-law or au pair suite.

A finished third floor expands the home’s versatility even further, offering space for a media room, home office or fitness area.

While the house itself offers privacy and quiet, its location places it within easy reach of some of the region’s largest employers, including UConn Health, Hartford HealthCare, and Pratt & Whitney.

Residents also enjoy the character of the Devonwood neighborhood itself, where winding roads, wooded views and nearby farmland create a peaceful backdrop for daily life.

“It’s a wonderful community,” Muller said. “People walk and bike here all the time, and there are trail systems nearby that connect to farms and beautiful hiking areas.”

Despite its quiet setting, the neighborhood offers convenient access to Interstate 84 via Route 4, making commuting relatively simple. Both Boston and New York City are roughly two hours away.

For Muller, though, what ultimately makes the property stand out is something less tangible than its square footage or architectural pedigree.

“It’s just one of those homes that feels special the moment you walk in,” she said. “The light, the craftsmanship, the setting — it all comes together in a way that’s really memorable.”

Info:

Built: 1987

Price: $1,895,000

Style: Contemporary Colonial

Rooms: 13

Bedrooms: 6

Baths: 6 full

Square footage: 7,659

Acreage: 1.04

Mill rate: 26.62

Best Feature: The craftsmanship. “Every detail of this home is special,” Muller said. “It’s one of those homes you walk into and just fall in love with immediately.”

Contact:  William Pitt Sotheby’s International Realty

Christy Muller, (860) 463-7684, cmuller@wpsir.com

Being able to get the best first impression is crucial, according to Julie Sirois, a realtor with Berkshire Hathaway HomeServices New England Properties. That first impression starts with the photos you take. There are some buyers, especially in the high-end market, that are still buying sight unseen and go off of the photos. Before your home even hits the MLS, you’ll have some work to do to best present it.

You’ll want to start with curb appeal, Sirois said, since that is the first thing a buyer will see online or when they pull up to the driveway. Some things you’ll want to consider are mulching, cutting the grass, washing the house, addressing any wood rot issues and cleaning up the shrubs and plants.

“This is your first impression of the home so make it count,” Sirois said.

From there, address any maintenance items – even small ones.

“If a buyer can see small maintenance issues, they worry about what they cannot see,” Sirois said. “Take care of those in advance.”

Those small maintenance items can be anything from chipped paint to scuff marks, burned out bulbs or ripped screens.

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You will want to remove any pet items in the home. This will help eliminate any odors.

“Removing pet items will help any buyers who have allergies or are not fond of pets,” Sirois said.

Make sure to address clutter.

“Anything smaller than the palm of your hand should be put away,” Sirois said of the general rule declaring what is clutter and what is not. “Start packing. You’ll ultimately be moving anyway so start that process.”

You will want to remove unnecessary furniture, she said. It makes the space look small.

Another thing most homeowners don’t think about is their personalization. These are things such as family photos, collections or sports memorabilia.

“Buyers basically want to envision themselves in the home,” she said. “Too many personalized items makes it feel like the seller’s home and not a potential home for themselves.”

When it comes to storage spaces, you could have all the storage in the world in a home, but if it looks packed to the brim and doors won’t close, that won’t be a selling point.

“If storage spaces are overflowing, it looks like there’s not enough storage space,” Sirois explained. “Think about open closets, the basement and the garage. Pare down storage spaces. It’s a better look for showings.”

Most people do think about paint when they are about to sell their home, but it’s not just about fixing chipping paint.

“If the home already has neutral colors and it’s in good condition, there’s no issue,” she said. “Light neutrals are best. Buyers can envision their own belongings there instead of being overwhelmed by color.”

Sirois said you don’t just have to paint the home gray.

“You can go white or warmer beiges. It just has to be neutral enough that you aren’t walking into an alarming color like purple or turquoise,” she said.

A lot of people miss this tip, Sirois said. Make sure all of your spaces have one purpose.

“A bedroom with a treadmill and a desk makes buyers question if the house is too small. It indicates there is no room for a gym and no room for an office,” she said. “You don’t want to remind them of anything negative in the home.”

Hiring a realtor that stages will help with many of these items. A third-party person coming in and looking at the space will think of things you have not. One of the things a stager may notice is better ways to move your furniture to highlight the home’s best features.

“A couch may be up against a fireplace,” Sirois said. “That fireplace is a good feature. You’ll want to move that.”

You also want to consider lighting and how your home looks at night.

“Many showings are in the evenings,” she said. “You want to make sure there is enough light to showcase the home.”

Think you have to update your kitchen or bathroom before putting the home on the market? Think again.

“If you’re going to update for yourself and for your quality of life, go ahead and do it,” Sirois said. “Small adjustments can make a big impact. For instance, changing out the laminate countertops instead of doing a full kitchen overhaul or updating the backsplash. It won’t look dated and doesn’t create a huge financial impact.”

Overall you’ll want to help buyers envision themselves in your home and doing a little bit of prep work before going on the market will help sell your home.

U.S. homebuyers had to act fast last week to nab the first sub-6% mortgage rates in more than three years. Now they’re up, and the new conflict in the Middle East threatens to nudge them higher.

The average for 30-year, fixed loans climbed to 6% from 5.98% last week, which was the lowest point since September 2022, data from Freddie Mac showed Thursday. A year ago, it was 6.63%.

Last week’s decline offered a psychological boost for Americans who may have been holding off on housing decisions for years. While this new increase may be jarring for some, rates are still down significantly from a year ago, giving house hunters more purchasing power and sparking optimism across the industry for a better spring sales season this time around.

The war with Iran throws a variable into the mix. As long as there’s a quick resolution, economists say borrowing costs aren’t likely to rise enough to spoil the momentum. A lengthy conflict, however, would push up oil prices and generate higher inflation, keeping upward pressure on the Treasury yields that guide home loans.

“I don’t think what we’re seeing in Iran is nearly enough to kill the spring buying season,” said Brad Case, chief economist for Homes.com. “But it is enough to push mortgage rates up a little bit.”

It’s a precarious time for a housing market that remains unaffordable for many Americans, even as price growth has flattened. The spring is traditionally a busy period for sales as the weather warms and families look to land a deal before the new school year starts.

“The most likely scenario” points to a quick resolution in the Middle East, said Mark Zandi, chief economist of Moody’s Analytics. But if the war drags on for more than a few weeks, “oil prices and interest rates will be higher, weighing heavily on the psyche of American households who are already on high alert over the cost of living.”

That, Zandi said, would “do significant damage to the economy and housing market.”

Christopher Maloney, mortgage strategist for BOK Financial Securities, said if the war gets bad enough, it could also damage buyer confidence.

“Forget about your rate — how are people going to feel about the economy?” Maloney said. “Once you kick the football in a war, you never know where it’s going to go. People will ask should we be taking on buying a house now?”

Over the weekend in Crofton, Maryland, four sales contracts dropped on the desk of Ryan Paquin, branch manager with First Home Mortgage. Three came from buyers with closing dates scheduled for next month and they chose to lock in their rates for 30 days. The fourth decided to wait a couple days and see if loan costs came down.

“One gentleman is a risk taker,” Paquin said. “He eventually locked in.”

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The plan is to replace the roughly 65-unit Carriage House apartment complex into Junction 183, a vastly larger complex with modern two-, three- and four-bedroom units on about 30 acres.

Junction 183 would be especially heavy on four-bedroom rentals, and developers say overall it would provide housing for a little over 760 people.

SR Real Estate Partners is proposing to build in two stages, starting with a 192 units spread across 35 buildings. That would be followed by 28 more apartments in five additional buildings. The project would replace Carriage House, which has been student housing on Carriage House Road for more than 40 years.

Mansfield requires new multifamily housing projects to set aside a total of 20% of units as a mix of affordable and workforce housing. SR this week proposed to lease the entire Junction 183 project at market rates, but make up its affordable and workforce housing by acquiring a smaller, existing apartment complex in Mansfield and converting it to lower lease rates.

The complex would have a basketball court, pickleball courts, amenities clubhouse and dog park. The first phase of apartments would have 368 parking spaces, and 62 more would be added in the second phase.

The complex would be a mix of buildings varying from two to three stories to provide a variety of roof lines; some will hold six units, others will have four.

“The idea is to feel contextual to the surrounding neighbors and pick up on the New England feel,” said architect Jason Lutz, project manager for the New Jersey-based Urban Practice firm.

The goal “is to embody the New England cottage style but reimagined to a townhouse-style community … and create a very human scale, friendly village,”  Lutz said.

Junction 183 would be a bridge between the large dorms of UConn’s campus and the single-family homes and the Celeron Square complex nearby. He said the design is far preferable to constructing a single large apartment building, which he said would be “very inappropriate” for the Carriage House Road site.

SR said the first phase of 192 apartments would include 36 with two bedrooms, 30 with three bedrooms and 126 with four bedrooms. The second phase would add six two-bedroom models, four three-bedroom units and 18 four-bedroom apartments.

The company did not indicate square footage of each unit, projected rents or other details. Its presentation to the Planning and Zoning Commission this week was informal and intended to get commissioners’ feedback to the overall concept before more specific and expensive plans are drawn up.

Junction 183 is the first application under Mansfield’s year-old “planned housing design district” regulation, Planning and Development Director Jennifer Kaufman noted. The regulation was passed to diversify housing options in town; it allows developers to talk with commissioners about objections and questions before formally applying for a zone change or permit.

SR proposed fulfilling its affordable and workforce housing requirements by acquiring the Maplewood Apartments on Carleton Road. The 26-unit building is market-rate student housing, but SR partner Douglas Smolev said lower-income tenants would prefer to live there than at Junction 183. In addition to two-bedroom units, Maplewood has four-bedroom apartments — a rarity in affordable housing.

“This is the perfect place for the type of housing that families would want to move into,” he said. “It’s got a community feel to it. If you’re a local in town, you really want to feel you’re a part of the community. We’re going to fix it up and make it beautiful.”

William Riehl’s resume lists construction management of Kensett, a 62-unit townhouse community completed in 2018 in Darien in Darien; Palmer Hill, a 195-unit townhouse and condo complex built in 2012 in Stamford; and the 82-unit Poet’s Landing townhouse complex built in 2007 in Danbury.

The average long-term U.S. mortgage rate came off its lowest level in three and a half years this week, as bond yields marched higher following a spike in oil prices due to the war with Iran.

The benchmark 30-year fixed rate mortgage rate ticked up to 6% from 5.98% last week, mortgage buyer Freddie Mac said Thursday. One year ago, the rate averaged 6.63%.

The modest increase ends a three-week slide in the average rate, which has been hovering around 6% this year. Last week’s average rate marked the first time it dropped below 6% going back to September 2022.

Meanwhile, borrowing costs on 15-year fixed-rate mortgages, popular with homeowners refinancing their home loans, fell this week. That average rate slipped to 5.43% from 5.44% last week. A year ago, it was at 5.79%, Freddie Mac said.

Mortgage rates are influenced by several factors, from the Federal Reserve’s interest rate policy decisions to bond market investors’ expectations for the economy and inflation. They generally follow the trajectory of the 10-year Treasury yield, which lenders use as a guide to pricing home loans.

The 10-year Treasury yield was at 4.14% at midday Thursday, up from around 4% a week ago.

Treasury yields have climbed recently as rising oil prices put more upward pressure on inflation, which could keep the Federal Reserve from cutting interest rates.

The central bank doesn’t set mortgage rates, but its decisions to raise or lower its short-term rate are watched closely by bond investors and can ultimately affect the yield on 10-year Treasurys that influence mortgage rates.

“For rates to continue their descent in 2026, we will need clear signals in the months to come that this conflict is not driving up prices for consumers at home,” said Joel Berner, senior economist at Realtor.com. “Given the major jump in oil prices this week and the increased shipping costs that go with that, this positive news on inflation may be hard to come by.”

Mortgage rates have been trending lower for months, helping drive a pickup in home sales the last four months of 2025, though not enough to lift the housing market out of its slump dating back to 2022, when mortgage rates began to climb from pandemic-era lows.

Sales of previously occupied U.S. homes remained stuck last year at 30-year lows. And more buyer-friendly mortgage rates this year weren’t enough to lift home sales last month.

A sharp run-up in home prices, especially in the early years of this decade, and a chronic shortage of homes nationally worsened by years of below-average home construction have left many aspiring homeowners priced out of the market.

That has many would-be homebuyers keeping their eye on mortgage rates, which can boost home shoppers’ purchasing power when they come down, but also reduce how much homebuyers can afford when rates rise.

Depending on a borrower’s income, credit and other factors, they may qualify for a rate on a 30-year mortgage that is below or above the current average.

Still, with the average rate on a 30-year mortgage running below where it was last year, that sets up a favorable backdrop for prospective home shoppers who can afford to buy at current rates just as the spring homebuying season ramps up.

Home shoppers this spring are also poised to benefit from a wider selection of homes for sale than a year ago, at least nationally, and lower listing prices in many metro areas.

The recent downward move in mortgage rates has stoked demand among aspiring homebuyers and homeowners seeking to refinance their existing loan to a lower rate.

Mortgage applications jumped 11% last week from the previous week as mortgage rates kept easing, according to the Mortgage Bankers Association.

Applications for loans to buy a home were nearly 10% higher than the same week last year, while home loan refinancing applications accelerated to their strongest pace since 2022. They accounted for nearly 60% of all home loan applications last week.

Grava Properties’ idea works heavily into the town’s plan to modernize its Main Street with a more pedestrian-oriented atmosphere with bike lanes.

“Manchester has a history that’s unique in Greater Hartford with such a dynamic economy, and this urban infill will bring it back,” Greg Vaca, president of the Windsor-based company said Wednesday.

“This is one of the most exciting projects in the state because Manchester’s downtown has such a wealth of cultural institutions, restaurants, cafes and retail,” Vaca told The Courant. “There are two or three of the best cafes in Connecticut, and street retail is alive.”

Gary Anderson, director of planning and development, told the Board of Directors this week that this was the culmination of prolonged work to resolve deterioration and vacancies at the Tong Building, which took up a large section of a central downtown block. The town bought the dilapidated building in 2023 and demolished it in 2024.

“That was after many, many years of talking about this project, how to fix a negative property condition, how to fill in a gap in what we call the street wall, essentially the wall of buildings that makes downtown feel special,” Anderson said.

Five companies submitted proposals last year for redeveloping the property, and municipal leaders have chosen Grava’s proposal. Anderson noted the town was seeking a project that would add jobs as well as modern housing, increase density and build foot traffic on Main Street, provide public parking, improve the streetscape and retain downtown’s character.

Vaca said his company’s Founders Square mixed-use development in the center of Windsor illustrates what it can do. In addition to 120 apartments, the roughly $35 million project established seven small retail spaces and is leasing them to locally owned businesses including a plant shop, a gift shop, a bakery, an art gallery and a cafe. The complex opened late last year and has been a success, he said.

“Founders Square is exactly what we designed and hoped it would be. It’s a very active part of the streetscape,” he said.

The complex directly fronts Route 75; the previous use was a 1960s-era strip plaza set far back from the Route 75. Founders Square’s showcase building replaced a huge and largely unused lot that Vaca said was wasting prime real estate.

“It was a gaping hole that had pulled down that town center for decades,” he said. “It is no understatement to say even in the dead of winter with two feet of snow on the ground, there has not been this much pedestrian activity on the street in decades.”

Grava is also planning Enfield Station, a phased, nearly $100 million project with as many as 300 apartments as well as retail in Enfield’s Thompsonville section. It will also include a public park.

For Manchester, Grava proposes a little under 18,000 square of retail space including a spacious bike shop, art galleries, three restaurants and stores.

In addition, he’d put up 116 apartments, with 20% priced at workforce rates. There would be 66 one-bedroom units, 33 studios, 12 two-bedroom apartments and five artists’ flats. Vaca cited the plans for art galleries and artist housing as a unique feature, and said the proposal for a dining plaza is another.

Grava is looking to pay the town $100,000 for the land and is seeking a 19-year property tax benefit. The project would pay $25,000 annually for the first five years, then $50,000 a year for the next five. For the nine years after that, its bill would rise to $100,000 a year. If the town goes ahead with the plan, construction could be done by 2029, he said.

The first plans are due June 1, 2028 and are required as part of House Bill 8002, which was passed during a November special session. The guidelines from the Office of Policy and Management explain what Connecticut’s 169 towns must do to develop these plans to build more housing.

H.B. 8002, which allows towns to participate in regional plans or build their own, takes several steps to push towns to increase their housing stock, particularly housing that’s affordable to people with low incomes. Under the law, towns have to determine how many housing units they need and include that in their plans.

For the 20 towns with the lowest net grand lists per capita, there are some different requirements under the law. These municipalities won’t have to set goals for the number of units they’ll build. But they will have to explain how they’ll preserve existing housing and avoid displacing residents while they develop more housing, among other requirements.

Connecticut faces a dire shortage of housing, which means many renters are paying high percentages of their incomes to housing. Experts have also said that the cost of housing has harmed the state’s economy.

The guidelines are preliminary; OPM is accepting comments on the draft until April 30.

Under H.B. 8002, towns should develop plans that work with regional, state and municipal plans of conservation and development, which are developed every few years to help the state plan for growth, infrastructure needs and ecological concerns.

The guidelines encourage a diversity of housing including duplexes, triplexes, quadplexes, townhouses, multi-family housing, a mix of residential and commercial use and accessory dwelling units. It also says there should be a range of unit sizes, and encourages towns to plan for housing for people with disabilities.

All towns will have to create an inventory of developable land and make any zoning changes necessary to allow building on that land. Towns will also report on their infrastructure needs, especially for things like sewer and water capacity.

It also says that towns must “affirmatively further fair housing,” in their plans. That phrase means that governments should take meaningful action to ensure that people have equal access to housing and ensure that housing isn’t segregated.

In a letter sent last month to OPM, Open Communities Alliance Executive Director Erin Boggs emphasized the importance of prioritizing fair housing and offering clear guidelines.

“Without clear expectations in the Guidelines as to what the Housing Growth Plan requires, consistent with fair housing laws, communities and COGs would draft plans dependent on their own varied interpretations of the law,” Boggs wrote. “Piecemeal interpretation and inconsistent approaches to plans and reports would mean OPM would have no single yardstick to evaluate plans and reports fairly, as it must do.”

Boggs said during an interview that she hopes to see more specifics in future iterations of the guidelines and that OPM will take public comments under advisement to revise them. There should be more specifics about fair housing, and assurance that suburban towns won’t try to put all the housing needs for the region in cities, she said.

“The way in which fair housing and other equity legal obligations that actually are woven into this bill are absent from the guidelines in their current form,” Boggs said. “We would like to see clarification.”

Ginny Monk is a reporter for the Connecticut Mirror. Copyright 2026 @ CT Mirror (ctmirror.org).

The Yes In God’s Backyard movement bills itself as a creative way to quickly construct affordable housing, even in highly built-out cities or affluent suburbs.

The core principle involves applying a type of 8-30g approach to affordable housing proposals on land alongside churches, temples or mosques, largely making the religious institution and its development partner exempt from local zoning rules.

It’s a strategy already being in California, Florida and elsewhere, with advocates calling it a win-win for communities that get fast-tracked affordable housing as well as the host churches, which are often land-rich but cash-poor.

In the first step toward getting similar legislation in Connecticut, the General Assembly’s Planning and Development Committee on Wednesday is holding a hearing on HB 5396. If passed, that bill would sharply reduce the ability of Connecticut communities to block housing proposals on church land if at least 30% of the units are set aside as affordable.

So far, leaders or parishioners from dozens of Connecticut churches have sent endorsement letters, and more are expected to testify in person at the hearing. But at least one regional planner is calling on lawmakers to be sure there are no unwanted loopholes or unintended consequences, and a Woodbury pastor is calling on the state to reject the idea.

“Nationally, similar YIGBY laws enable declining ‘zombie’ religious denominations to partner with developers for profit-driven projects, often overriding local congregations’ stewardship of cherished historic properties, warned Pastor Jacob Dell of the Woodbury Congregational Church. “These enable asset extraction over faithful community use.”

Francis Pickering, executive director of the Western Connecticut Council of Governments, is urging the committee to clarify vagueness in the proposed bill and directly address potential Constitutional objections about giving religious organizations special treatment -—or extending religious tax-exempt status to housing. Pickering also noted that 8-30g allows communities to reject a project based on substantial public health or safety risks, while the current version of the YIGBY law doesn’t expressly say that.

Still, opposition came from only three people out of more than 100 who offered testimony before the hearing.

“This bill empowers mission-driven institutions to address the state’s severe housing shortage without being blocked by exclusionary local zoning barriers,” wrote Peter Benner, a member of Westminster Presbyterian Church in West Hartford.

“Connecticut’s zoning laws often act as ‘opportunity hoarding’ mechanisms. This bill bypasses regulations used to keep working-class families out of well-resourced neighborhoods, promoting true economic integration,” wrote Benner, who also belongs to the Greater Hartford Interfaith Action Alliance.

The alliance is a social justice coalition of more than 50 Jewish, Muslim, Protestant, Catholic, Quaker, and Unitarian Universalist congregations in central Connecticut, and a major proponent of HB 5396.

“This is both a moral (everyone should have access to housing) and economic development issue – businesses and workers can’t afford to help build Connecticut’s economy because of our state’s lack of affordable housing,” wrote Natasha Koonce Webster of Hamden, a member of Baptist Church in New Haven as well as co-chair of CONECT, a social justice initiative of 42 Connecticut faith-based organizations,

“YIGBY is an innovative approach that empowers faith communities to utilize their underused land for affordable housing. This includes spaces like large parking lots, vacant parcels, and underused buildings,” she wrote.

Like 8-30g, the YIGBY bill would waive many traditional zoning rules that restrict affordable housing, such as caps on height and density as well as large minimum lot sizes. It applies only to land adjacent to an established house of worship, and requires adequate water and sewer service be available.

Proponents argue the bill carries other protections, such as a requirement for 30% of housing to be set aside for 40 years at state-set affordable rates.

“Housing affordability in Branford and the state as a whole is a real problem for ordinary working people who support the local economy. This bill will allow faith communities across the state to play a part in dealing with this problem,” according to Janet Hager, a parishioner at Trinity Episcopal Church in Branford.

“I support this bill because it is the right and just thing to do, incorporating values and the teachings of our
faith,” wrote Gail Gagnon, a parishioner at the First Church of Christ in Glastonbury. “We are called to support our neighbors who need shelter. This bill empowers faith communities to utilize their underused land for affordable housing.”

But Shawn Szirbik, owner of Hull’s Art Supply & Framing is “ecstatic” that the university purchased his building at 1144 Chapel St. for $2.4 million and negotiated s 10-year lease for his business on his terms.

For him that means no property taxes to pay, no heavy maintenance, no big ticket repairs or replacements, no snow removal.

It also means more money to run the store and keep it stocked with new and current products.

The store will remain open.

Szirbik, reached at an industry convention in Florida, said, “It’s all good. I am ecstatic with what I got. I wrote the deal… “If not on my terms I didn’t have to do it.”

The store, open since 1947, is the last independently-owned art supply store in the state and the only one in New Haven, Szirbik said.

In fact, there may be improvements soon to the outside area, he said.

Alexandra Daum, associate vice president for New Haven Affairs and University Properties, said they’re “excited,” to welcome the Hull’s site to Yale University Properties.

“Hull’s is an important resource for Yale students and the New Haven arts community more broadly. We look forward to helping Hull’s continue to serve New Haven. When Yale rents to commercial tenants the property remains taxable.”

Szirbik, who runs the store with his wife, Deb, said it was “not an easy decision” to sell the building.

“But after years of navigating the challenges of maintaining an aging commercial property —especially during incidents like this spring’s furnace breakdown — it became clear that it was time to step back from being a landlord and focus entirely on what we love: running a great art store.”

Hull’s operations will remain unchanged. Store hours, staffing, and the business’s commitment to serving artists, students, and the broader creative community in New Haven will stay the same, he said in a statement.

While the store was never in danger of closing because of finances, there were signs of distress in the overall business of art supplies.

The Hull’s statement says MacPherson’s, the largest distributor of art supplies in North America, filed for bankruptcy, throwing the supply chain into chaos and overwhelming the only remaining distributor.

“This transition puts us on stronger financial footing,” Szirbik said. “It ensures we can
keep offering high-quality art materials, custom framing, and expert advice while preserving
our independence and quirky charm.”

Hull’s is also part of a national buying group made up of 35 independent art supply stores across the country who pool purchasing power and sharing resources.

“Running an art supply store isn’t for the faint of heart,” added Szirbik. “Two major national
chains— Utrecht and Artist & Craftsman — opened locations in New Haven and failed, despite
their deep pockets and buying power,” he said.

Szirbik said aside from saving on repairs and taxes, he would at times like to spend less time in the store. He’s not in there every day, he said.

He said there are not a lot of commercial vacancies in New Haven because Yale has “done a great job keeping the storefronts filled.”

He said, “everybody likes to bash the big guys,” but Yale has been “a great partner.”

“I wouldn’t have sold it to them if I didn’t like them,” Szirbik said.

He announced the sale of the building on Facebook and the comments poured into the post.

One commenter wrote, “I miss Cutlers and 10,000 Villages. I don’t want to see more generic developments and renovations. Yale renovations are incredible, but what about the small mom and pop stores? Let’s make the soil fertile for autonomous growth an independent sustainability in New Haven.”

Another wrote, Thank you for letting us, your customers, know the reasoning behind your decisions. I’ll be in next week…”

“Ground breaking is planned for this spring,” said Cathy McCahill of William Pitt Sotheby’s International Realty. She is handling the sale of 22 Bel Aire Lane in Canton. And, “that means the buyer can customize the spaces in this lovely home,” she added.

This presents an opportunity that few home buyers have. Most people purchase homes that are already built, with such details as the kitchen layout, cabinet style, finishes, and other important details already determined. With this home, the buyer can choose materials, appliances, cabinet styles, and many other features that will make the home their own. Making this opportunity even more appealing is the location.

“This home will be at the end of a quiet, scenic cul-de-sac,” McCahill said. “It’s a very pretty location and it’s not too far from the shops in Farmington Valley and restaurants, but it is in the country. It’s very nice. It has a rural feel to it, but you’re close to shopping and Bradley International.” Route 44, which is a main thoroughfare, is also close by, which eases commuting to many businesses, commercial areas and medical facilities. Schools noted for their high quality are also easily accessed.

In addition, this location is close to a wide range of outdoor activities. “There is Ski Sundown, and all kinds of recreation, including hiking trails. The Farmington River is nearby. The outdoor recreational opportunities that are close by are really nice,” McCahill said.

As for the home, McCahill described it as “stunning.” High ceilings will provide a touch of drama and enhance the feeling of space, while oversized Marvin windows will let in ample natural light. “The home will be bright, light and airy,” McCahill said.

It will also have a feature that is becoming increasingly desirable and in demand: a first floor primary bedroom suite. This primary bedroom with be “private and serene, with a cathedral ceiling and a nice spa-like bath with a tiled walk-in shower, and a soaking tub,” McCahill said. A large walk-in closet is also part of the plan.

As for the public areas of the home’s first floor, they too, will be impressive. The great room will be large, with a beautiful gas log fireplace. Its 11-foot ceiling will enhance its feeling of space while large sliders will open onto an enormous covered porch and patio area. This feature adds to the home’s flexibility and encourages activities and entertaining that take advantage of the merger of indoor and outdoor spaces. The porch and patio will be perfect for celebrating summer holidays with friends and family. Adding to the charm of the first floor will be hardwood flooring, which is planned to be used throughout this level.

As in most homes, the center of daily living and entertaining will be the eat-in kitchen, which promises to be impressive, both in terms of form and function. It will be a chef’s kitchen, McCahill said, with a large center island. Quartz countertops will provide ample work space for the chef and helpers. These quartz counters are noted for being beautiful, durable, and easy to clean. Adding to this area’s appeal will be the easy access to the sunny dining area, which will have nine-foot ceilings. These will be used throughout the first floor, with the exception of the great room, where an 11-foot ceiling is planned, and the primary suite with its cathedral ceiling. This feature is just one of many design elements that will make all the rooms on the first floor more inviting.

Nothing, however, is set in stone at this point. The buyer can design what will be for them an ideal kitchen, with the layout and appliances that fit their needs, wants, and lifestyle. Cabinetry will be high-end, with elements of style and finishes to be determined by the buyer from a wide range of options.

A home office that could also serve as a den is located behind the kitchen, while a laundry room, separate mudroom, and a half bath complete the first floor. This area offers fast and easy access to the attached three-car garage.

The second floor has three additional bedrooms and two full baths. In addition, this area includes a loft, that has many possible uses. The bedrooms will be roomy and appealing with ample closet space, and will be ideal for children, adults, or guests. In addition, a bonus room offers more second floor possibilities. It can be used as a playroom, family gathering area, media room, for exercise, or for any other purpose that suits the needs of the owner.

The builder of this home is Brook View Developers LLC. Cathy McCahill has worked with this company in the past and holds its principal and owner, Matthew Reale, in high regard. “Matt is a custom builder,” she said, adding, “he uses the best craftsmen in the area and he takes the time to do things right.” His work in another recent development showcases his exceptional attention to detail.

While the construction of this home is slated to begin soon, once spring arrives, there is still plenty of time “to make this house your own,” McCahill said. Consider this your dream house in the making. It is a rare opportunity.

Info Box:

Built: New construction

Price: $1,377,000

Style: Farmhouse Colonial

Rooms: 10

Bedrooms: 4

Baths: 3.5

Square footage: 3,750

Acreage: 3.19

Mill rate: 33.5

Best Feature: A beautiful home about to be under construction that can reflect the buyer’s tastes and needs.

Contact:  Cathy McCahill

860-480-6760

William Pitt Sotheby’s International Realty

cmccahill@wpsir.com