Regional affordable housing need remains critical

Residents of Kugeman Village speak highly of the homes and state they would not be able to live in Cornwall if the units weren’t available.
Riley Klein


Residents of Kugeman Village speak highly of the homes and state they would not be able to live in Cornwall if the units weren’t available.
The Northwest Corner needs affordable housing. While each town has taken steps to address the issue, the need remains.
Jocelyn Ayer, director of Litchfield County Center for Housing Opportunity (LCCHO), summed it up: “Overall, our communities, these towns just don’t have different housing options for different points in people’s lives. A vast majority of our housing stock was designed for families with children,” said Ayer. “For example, 90% of the housing stock in Salisbury is all one kind of housing: single family detached housing.”
The LCCHO is in its third year of operations, working under its parent company The Housing Collective. Ayer and her coworkers provide project management support to affordable housing nonprofits in Litchfield County.
As part of its public information campaign, LCCHO created the Litchfield Housing Needs Assessment Tool, a guide explaining housing needs in the county with exhaustive data on the 26 towns.
“We all benefit from having housing opportunities in our community for everyone, including volunteers with our fire and ambulance services, young teachers, and older folks who can’t afford to stay in their homes,” said Ayer.
In 2022, the region had 61,000 jobs, in small businesses, volunteer emergency services, and health care facilities, etc. Ayer said, “A lot of the most in-demand jobs in Litchfield County pay under $50,000 a year—that would make all those folks eligible to live in affordable housing if we had it. Still, we have long waiting lists. In Salisbury, there are over a hundred households on the list.”
People have stayed on wait lists for up to five years, leaving many to pay more than the recommended 30% of their income on housing.
LCCHO has partnered with four nonprofits in the county, two of which are in Salisbury and Cornwall, on a 10-unit scattered site affordable homeownership project. “Scattered sites” are a trending use for parcels of land owned by local housing groups. It is a challenge for one or two units to be competitive for funding opportunities, so LCCHO combines these smaller nonprofits under one application to the Department of Housing. The hope is that together the sites will receive funding. It is an attractive model and if more towns see more donations of smaller units of land the LCCHO can attempt further scattered sites.
Below is a breakdown by town of completed projects, ongoing efforts, and remaining need for affordable housing in the Northwest Corner.
Salisbury
Of all the Region One towns, Ayer said, “Salisbury is walking the walk and talking the talk.”
The Salisbury Housing Trust is a nonprofit working toward affordable homeownership. Two of their projects are part of the above mentioned 10-unit scattered site initiative.
The Planning and Zoning Commission (P&Z) and a town meeting on July 7, 2022, approved plans for the Perry Street project which will have two houses. Ayer hopes to break ground on construction in late fall, so the site can be finished in about a year.
SHT’s Grove Street School Site, now called Undermountain Road, is awaiting approval from P&Z. A continuation of the public hearing was held Monday, June 17, to discuss plans for two single family affordable homes, which resulted in another continuation to be held July 1 (See full Undermountain housing story on Page A4).
After a site is approved by P&Z, a town vote will be held to donate the specified land to the nonprofits. Ayer said, “If it’s not ready, it’s not ready. We can’t build until it goes through the town meeting vote.”
A second nonprofit, the Salisbury Housing Committee Inc., helps with affordable rentals. Sarum Village III is the first of three ongoing projects. There are 10 new units under construction, expected to be ready this fall.
The Dresser Woods site has P&Z approval for 20 units. Salisbury submitted a Small Cities application for infrastructure funding.
A concept to develop 64 units of affordable housing has been proposed for the town-owned Pope property on Salmon Kill Road. Discussions are ongoing with P&Z and the Pope Land Use Committee.
In Lakeville, Holley Place, is 14 units, with P&Z and town meeting approval. It is seeking funding. Also in Lakeville, the occupied rentals in Lakeville Apartments are undergoing renovations.
Cornwall
In Litchfield County, most residents own as opposed to rent. Individuals and families for whom renting is the more accessible financial option often cannot find a rental property. Throughout the county, 75.5% of occupied units are owned, 24.5% are rented. In Cornwall, the split is higher at 79.3% and 20.7%.
A recent regulation approval by P&Z will allow for duplex and triplex homes to be constructed by private developers. Previously only nonprofits could apply to build multi-family homes. By implementing this change, the town is optimistic that more rental units will be built.
The larger scattered site homeownership program, also working with Salisbury, is helping the Cornwall Housing Corporation build on three available lots. The group needs funding for construction and hope to start building this fall.
There are ongoing renovations at the existing affordable rental units at Kugeman Village. Residents of Kugeman speak highly of the village and state they would not be able to live in Cornwall if the units weren’t available.
Last December, Cornwall formed an Affordable Housing Commission to advocate for more opportunities and seek grants.
Ayer said, “They are looking out for other opportunities for their next project.”
Sharon
On Thursday, June 13, nonprofit Sharon Housing Trust got approval for a lease agreement with the Board of Selectmen for their Community Center Building project which will have four 2-bedroom units of affordable housing. The town is working now on a grant application for renovation funding.
A press release from the SHT released further details. If they receive funding in the next 15 months, the lease will be for 99 years, $1 per year, so long as the space is used for affordable housing. On Friday, June 14, the Town of Sharon submitted a Small Cities application for a $1 million grant.
Casey Flanagan, Sharon first selectman, stated, “I am pleased with the thorough process the Town completed to arrive at the decision that the conversion of the Community Center into affordable housing was the best use of the property. We look forward to the day the renovation of the building is completed as it will give an opportunity to people who are in desperate need.”
On a lot adjacent to the Community Center Building site, the trust acquired space has three buildings of six affordable rental housing units. Sharon applied for state funded renovations here as well. The hope is to unify all the spaces into a community with funding.
Kent
Completed in several stages from 2010 to 2020, Stuart Farm in Kent houses 13 rental units. The apartments were developed and maintained by nonprofit Kent Affordable Housing near the town center. Residents qualify by earning less than 80% of the median income for the area.
A town meeting April 26, 2024, approved access for KAH to start on a 10-unit site at the South Common Development. The group needs P&Z approval and an architect to move forward.
This new land is next to the existing South Commons Development for affordable rental housing. Additional renovations there just finished.
KAH is collaborating with the Kent Volunteer Fire Department in hopes of creating new homes for firefighters. LCCHO helped write a funding application for three housing units for KVFD volunteers. It’s a unique case for the emergency service workers.
Ayer said, “If you’re going to build with state or federal funding, you can’t limit it to only volunteer fire department members.”
Falls Village
The Falls Village Housing Trust is the nonprofit in the Town of Canaan. It acquired two houses for a five-unit property for affordable rental housing, and state funding to pay back acquisition loan and cover renovations.
Ayer said, “That’s the first dedicated affordable rental housing in that town.”
The larger River Road Homes for 16 energy efficient rental units got P&Z approval and awaits infrastructure funding. The funding is critical for well and septic, as the town doesn’t have public water or sewer systems. In their attempts to raise money, they recently received a positive environmental review.
North Canaan
In North Canaan, 19.4% of households are paying more than 50% of income on housing: the third highest rate of all the towns in Litchfield County.
As of the 2022 Plan of Conservation and Development (POCD) there were 125 dedicated affordable dwellings in North Canaan. The POCD breaks down that figure:
“40 of these homes are for seniors and disabled at Wangum Village which is overseen by the North Canaan Housing Authority (by a board made up of North Canaan residents.). 34 homes are for seniors at Beckley House on the campus of Geer Village. 37 homes are at Station Place in downtown North Canaan which has 4 3-bedrooms, 24 2-bedrooms, and 9 1-bedroom apartments. 14 of these are homes that received mortgage assistance through the CT Housing Finance Authority (CHFA) or USDA.” (Note: the North Canaan Housing Authority has since dissolved, but Wangum Village remains.)
On May 6, First Selectman Brian Ohler called for plans to reinstate North Canaan’s housing committee to address its lack of affordable housing. The town does not have a housing trust or an alternative nonprofit like other towns in the region.
LCCHO helped write the town’s housing plan, which calls for a housing trust. Ayer said, “I will say, interestingly, if you look at the data, a lot of North Canaan’s households spend more than 50% of their income on housing costs, more than the other towns we are talking about.”
Norfolk
In Norfolk, 51.8% of the houses were built before 1950. Converting such homes into mutiple units for affordable housing requires considerable funding.
The historic Royal Arcanum Building, built in 1902 for the Norfolk Volunteer Fire Department and the Royal Arcanum secret fraternal benefit society, partnered with the nonprofit Foundation for Norfolk Living. The separate Norfolk Foundation, the entity that owns the property, will help the nonprofit with five affordable rental housing units.
Haystack Woods is another ongoing project under the nonprofit for 10 units of single-family homeownership. It will be the first Net Zero community development in the state, fit with solar panels. It’s seeking construction funding.
Aly Morrissey & Christian Murray
A Life Star helicopter lands on the front lawn of Housatonic Valley Regional High School on Saturday, May 16, to transport a motorcycle crash victim to a hospital.
LIME ROCK — A motorcycle crash involving a car temporarily shut down a section of Route 112 near the intersection with Route 7 on Saturday afternoon, drawing a large emergency response and prompting a Life Star helicopter landing at Housatonic Valley Regional High School.
Emergency responders at the scene confirmed the incident involved a motorcycle and passenger vehicle. Route 7 was closed from Dugway Road to the intersection of Routes 7 and 112 while crews responded.
Life Star arrived at the high school at approximately 2 p.m., where a crowd gathered to watch the helicopter land as the Lakeville-based Blue Studio dance recital was about to begin. The crash victim was transferred from an ambulance to the helicopter shortly after it landed before being transported to Hartford Hospital, according to a member of the Lakeville Hose Company who assisted with the landing.
Fire departments, police and EMS personnel remained on scene during the response.
Connecticut State Police said the crash occurred around 1 p.m. and involved a car and motorcycle, but did not release additional details. A state police spokesperson said the roads reopened quickly and described the injury as minor.
However, Chris Ohmen, a volunteer firefighter with the Lakeville Hose Company who was at the scene, said the “injuries warranted a Life Star transport” and that he was directed to “clear the area and set up a landing zone.”
The incident marks the second serious crash in two days in the area. A van crashed into a utility pole on Route 112 less than 24 hours earlier, causing road closures and traffic delays. The driver of that crash was transported to a hospital with serious injuries.

Christian Murray
Traffic was diverted near Wells Hill Road after a crash closed part of Route 112 Friday afternoon.
A van crashed into a utility pole on Route 112 near Wells Hill Road Friday afternoon, leaving the driver hospitalized in serious condition and forcing the highway to close for several hours.
The crash was reported at approximately 3:20 p.m., according to Connecticut State Police Troop B.
Police said a Ford Transit van struck a utility pole and the driver was transported to a hospital with serious injuries. The identity of the driver and the extent of the injuries had not been released Friday evening.
A second vehicle, a Volkswagen Jetta, veered off the road in an attempt to avoid the crash, according to state police. The driver of the Jetta was not injured.
Route 112 remained closed between Race Track Road and the Route 7/112 intersection into the early evening, according to Troop B, while emergency crews responded and Eversource Energy workers repaired the damaged utility pole.
Millbrook resident Will Dore said he believes he arrived near the scene shortly after the crash occurred. Before official detour signs were posted, an emergency responder was directing traffic at the Hotchkiss Four Corners -- the intersection of routes 112 and 41.
Dore said he was driving from Millbrook to Housatonic Valley Regional High School and was rerouted through Lakeville because of the closure.
“I was taking my daughter to a dress rehearsal for her dance recital and we were delayed because of the road closures,” Dore said. “I hope those involved are OK."
Aly Morrissey
Heavy stone garden ornaments, a specialty of Judy Milne Antiques from Kingston, at Trade Secrets 2025.
Tucked away on Porter Street in downtown Lakeville, Project SAGE is an unassuming building from a street view. But cross the threshold a week before Trade Secrets — one of the region’s biggest gardening events, long associated with Martha Stewart and glamorous plants of all varieties — and you’ll find a bustling world of employees and volunteers getting ready for the organization’s most important event of the year.
“It’s not usually like this,’ laughed Project SAGE director Kristen van Ginhoven. “But with Trade Secrets just around the corner, it’s definitely like this.”
Van Ginhoven points to towers of boxes containing event programs, various ribbons, elegant decor and stacks of magazines, all in preparation for the event.
Project SAGE will celebrate its 26th year hosting Trade Secrets, but it’s so much more than a garden event.
“It’s a fundraiser for domestic violence prevention and intervention,” van Ginhoven said. “Anybody who attends knows they’re supporting a really meaningful and important cause.”
The fundraiser accounts for at least 30 percent of the organization’s overall budget, she said, and attracts around 3,000 people from across the region each year, creating an unmatched opportunity for Project SAGE to share its mission and generate support.
The event, though expensive to produce, generates enough income to significantly support Project SAGE’s direct services and prevention services.
Officials said a wave of new underwriters have emerged this year.
“We’re very grateful, because we live in a time when funding is uncertain,” van Ginhoven said.
Hundreds of copies of the annual Trade Secrets guide sat at Project SAGE headquarters, ready for distribution at the event. The book doubles as a domestic violence resource, complete with warning signs, myth-busting information and scripts for difficult conversations.
Volunteers will be present throughout the event to connect with community members. Each volunteer must be certified as a domestic violence counselor in order to work with Project SAGE.
“It means they can help us drive clients, move clients, take them to appointments or the grocery store,” van Ginhoven said.
Project SAGE officials said education about domestic violence should start early. The organization has developed a comprehensive curriculum spanning early childhood through grade 12 and visits schools throughout the region. The class of 2026 will be the first graduating class at Housatonic Valley Regional High School to have received all four years of training from Project SAGE.

The organization’s partnerships extend throughout the region and include on-site training in schools and nonprofit organizations, including the Sharon Playhouse. Community support also goes directly to Project SAGE, including a recently donated array of colorful gift bags bearing positing affirmations and filled with toiletries and basic necessities from students at the Frederick Gunn School in Washington, Connecticut.
The people who visit Project SAGE have often left uncomfortable or dangerous situations and leave without any belongings.
“Some of them have nothing,” van Ginhoven said. “They just show up because they had the courage to leave.”
Project SAGE staff say many referrals come through local hospitals, police and sister agencies.
The organization serves people in Connecticut, Massachusetts and New York.
With the stress of event planning mounting, van Ginhoven spent a “previous life” preparing for this exact moment. She spent 30 working at the intersection of arts and activism, having co-founded WAM Theatre, a Lenox-based organization focused on stories and issues affecting those who self-identify as women and girls. During her tenure, WAM donated $100,000 to 25 local and global organizations working toward gender equity in areas such as girls’ education, teen pregnancy prevention, gender-based violence, sexual trafficking awareness and midwife training.
“I love the adrenaline of putting on a show,” van Ginhoven said with a laugh. With the help of volunteers and organizers, she said she isn’t bothered by the stress.
“The show will go on,” she said.

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Jennifer Almquist
Caroline Kinsolving and Gary Capozzielo at home in Salisbury with their dogs, Petruchio and Beatrice
"He played his violin, I worked on my lines, we walked the dog, and suddenly we were circling each other perfectly."
Caroline Kinsolving
Actor Caroline Kinsolving and violinist Gary Capozziello enjoy their quiet life with their two dogs in Salisbury, yet are often pulled apart to perform on distant stages in far-flung cities. Currently, the planets have aligned, and both are working in Hartford, across Bushnell Park from one another. Bridgewater native Kinsolving is starring in “Circus Fire,” the current production of TheaterWorks Hartford, while Capozziello is a violinist and assistant concertmaster of the Hartford Symphony Orchestra. While Kinsolving hates being away from home, she feels the distance nourishes their relationship.
“We are guardians of each other’s confidence and self-esteem,” she said.
“We met during the pandemic, a bleak time,” Kinsolving said. “On our first date, we met at The Hickory Stick Bookshop and walked outside six feet apart. We fell in love.”
They lived in a tiny studio near Averill Farm in Washington, Connecticut.
“He played his violin, I worked on my lines, we walked the dog, and suddenly we were circling each other perfectly,” Capozziello said with a laugh. “When I told her I was a violinist, she mentioned ‘Appalachian Spring’ by Aaron Copland. I sent her a recording of me playing it, and it became our song.”
“For our wedding, we wanted all our friends and family out in the field listening to that music,” Kinsolving said. Capozziello’s friends from Orchestra New England performed the piece at their wedding.
“Circus Fire,” written by Connecticut’s own Jacques Lamarre and directed by Jared Mezzocchi, is a multimedia world-premiere tribute to the Hartford Circus Fire. On July 6, 1944, the big top of the Ringling Bros. and Barnum & Bailey Circus caught fire, killing 167 and injuring 700 in Connecticut’s worst fire disaster.
Capozziello, who grew up in Fairfield, began: “I came from very limited means, though my parents gave me the kind of support that mattered most. I had a hard time in school. My music teachers, noticing my knack for music, kept me in school.” As he became a teenager, he realized how demanding classical violin truly is. “I had the honor of playing in a master class for Isaac Stern when I was 18,” he said. “That was the wake-up call. He was relentless with my intonation, telling me I must ‘feel the fire in my belly.’”
At SUNY Purchase, he “met a wonderful violin teacher who taught me to play, study and practice five hours a day.” After studying at the New England Conservatory, Capozziello earned his doctorate from The Hartt School in 2018. He now teaches at The Hotchkiss School and performs with the Hartford Symphony.
He explained that his role as assistant concertmaster is the direct line between conductor and musicians, and that the orchestra is “a family dynamic, a democratic unit, truly a living, breathing organism.”

On May 2, Capozziello was soloist with Orchestra New England, performing the world premiere of Neely Bruce’s “Concerto for Violin,” along with “The River” by Jan Swafford and Aaron Copland’s “Appalachian Spring” at Battell Chapel at Yale.
“I care about bringing classical music into communities and spaces where people may not expect it,” said Capozziello.“Music is most powerful to me when it feels alive, humanand accessible, not distant or formal.”
For 20 years, Kinsolving has acted in film, television and theater in London, New York and Los Angeles. “I was first onstage at Washington Montessori School playing Peter Pan,” she said. “I improvised a line, got a laugh and liked the feeling.”
She enjoys performing Shakespeare. “I love Titania’s monologue because it speaks to our current climate crisis. Lady Macbeth surprised me. I fell in love with her while I was doing it. I could play those scenes forever; so much range and depth to explore,” she said.
Kinsolving added, “I love Shakespeare’s comedies for the fun and rhythm. I have loved Rosalind, Viola, Olivia, Helena and Kate, yet the top of my bucket list is Beatrice. Each character reflects a shade of my soul. Shakespeare had the brilliance to illuminate them. If I ever get a tattoo, it will be a list of their names.”
Kinsolving, whose parents, poet Susan Kinsolving and author William Kinsolving, live in Lakeville, studied at Milton Academy, universities in China, and Vassar College. Her theater training includes Stella Adler Studio of Acting, Royal Academy of Dramatic Art in London, Yale Drama Intensive and she is currently studying online through Juilliard.. She founded Theatre for Good, which donates its proceeds to charity.
Both artists are looking forward to June, when they will have more time to spend with their dogs.
D.H. Callahan
Esther Williams in “Million Dollar Mermaid” (1952).
For decades, Esther Williams was one of Hollywood’s brightest stars, but the swimming sensation of the silver screen has largely faded from public memory — a disappearance that intrigued Millerton filmmaker Brian Gersten and inspired him to revisit her legacy.
As a millennial, Gersten grew up largely unaware of Williams’ influential career. His teen years in Chicago were spent with friends who obsessed over movies, spending hours at their local independent video store,and watching anything that caught their eye. Somehow, though, they never ventured into the glossy world of synchronized-swimming musicals of the 1940s and ‘50s.
Gersten’s life changed when he first saw the documentary “Hoop Dreams,” which follows two young Chicago basketball players as they’re groomed and recruited by scouts with hopes of college stardom – and possibly the NBA. These boys grew up just 40 minutes from Gersten’s home, yet their world felt far away. The film’s power pushed him to take his love of movies to the next level.
After earning a bachelor’s degree in journalism from the University of Colorado, Gersten realized documentaries were his passion. He enrolled at the Salt Institute for Documentary Studies in Portland, Maine before heading to Wake Forest University in North Carolina, where he earned an MFA in documentary film.
Since then, Gersten has made a series of short, often heartwarming documentaries on subjects ranging from pigeon enthusiasts and hollerin’ competitions to the history of bowling in America and even Balloon Boy, the nickname for Falcon Heene, the child at the center of a bizarre media frenzy.
When he’s not making his own films, Gersten often edits and helps structure other projects, including the cycling documentary “Enter the Slipstream” and “Radical Wolfe,” a profile of writer Tom Wolfe.
It was while editing one of these projects that Gersten first encountered Williams.
“Who was this figure? What was going on in these films?” he wondered.
What he learned fascinated him. Williams starred in over 30 movies despite having no formal acting training. A champion swimmer, she made the 1940 U.S. Olympic team, but when the games were canceled because of World War II, Metro-Goldwyn-Mayer saw an opportunity.
Studio scouts recruited Williams, and she took to film like a fish to water. Her confidence, athleticism and, crucially for Hollywood, photogenic looks lit up the silver screen. In 1944, “Bathing Beauty” rocketed her to stardom.
For nearly two decades, Williams starred in one or two films a year, including “Million Dollar Mermaid” and “Skirts Ahoy!”. But as Hollywood turned toward grittier fare, synchronized-swimming spectacles fell out of fashion.
Williams stepped away from the camera, and her fame slowly receded — until Gersten stumbled across a clip and dove in.
Gersten’s short documentary, “Hollywood’s Mermaid” (2026) will screen alongside “Bathing Beauty” (1944) at 7 p.m. Saturday, May 16, at The Moviehouse in Millerton. It will also screen later this month at the Berkshire International Film Festival. Tickets are available at themoviehouse.net.
Natalia Zukerman
Nate King, “When I Was Younger And Now That I’m Older,” 2026, Digital projection, digital animation, photography.
The Wassaic Project, the 8,000-square-foot, seven-story former grain elevator transformed into a vibrant arts space, opens its 2026 Summer Exhibition, “Because, now is the time of monsters,” on Saturday, May 16, from 3-6 p.m. at Maxon Mills, launching a season-long presentation featuring 39 artists working across installation, performance, video and sculpture.
The opening celebration will include an afternoon of exhibitions and live programming throughout the historic mill building and its surrounding spaces. Gallery and Art Nest hours run from 12-6 p.m., with special presentations scheduled throughout the day.
Highlights include “Life’s a Game, Boy,” an end-of-year exhibition by the Wassaic Project’s JV and varsity art clubs (4-6 p.m.), showcasing work by students in grades 5-12 from across the region. At 4:30 p.m., artist Ace Lehner presents “Barbershop: The Art of Queer Failure,” a participatory performance and installation that reimagines the barbershop as a space for queer world-making through improvised haircuts and collaborative exchange. Haircuts will be given on a first-come, first-served basis.
In the evening, artist Nate King will present “When I Was Younger and Now That I’m Older” (8-10 p.m.), a projection work that transforms the facade of Maxon Mills into a shifting visual field of memory, geometry and childhood imagery, reflecting on time, age and perception.
The exhibition, organized by the Wassaic Project, will be on view through Sept. 12 and brings together a wide range of contemporary artists working in and around the Hudson Valley region. More information is available at wassaicproject.org.

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