Ridgefield Zoners Continue Airbnb Debate, Approve New Preschool Plans

RIDGEFIELD, CT — The Ridgefield Planning and Zoning Commission on May 26 advanced ongoing discussions about proposed regulations for short-term rentals and excavation activity while unanimously approving several business and school-related applications.

The commission did not take final action on either proposed text amendment, but members indicated revised drafts could return at an upcoming meeting before public hearings are closed.

Commissioners spent much of the meeting debating how Ridgefield should regulate short-term rentals such as Airbnb properties. The proposed amendments would revise the town’s “bed and breakfast” regulations and create new rules governing short-term rentals.

Discussion focused largely on whether the town should limit the number of days properties may be rented annually and how to discourage investor-owned rental portfolios. Commissioner Elizabeth O’Crowley proposed language limiting ownership to natural persons rather than corporations or limited liability companies, though several commissioners and land use attorney Robert Jewell questioned whether such restrictions would be difficult to enforce.

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Jewell suggested that limiting annual rental periods could be a more practical solution than attempting to track ownership structures through LLC filings. Chair Rob Hendrick said a six-month annual cap on short-term rentals could discourage passive investment ownership while remaining easier to administer.

“I think if you could just make a simple limit, that would be the same for everybody,” Hendrick said during the discussion.

Commissioners also discussed creating a tiered system that would allow very short-term rentals — possibly under 14 or 30 days annually — through a simpler zoning permit process while requiring fuller review for longer rental periods. The commission agreed to continue refining the draft language before taking further action.

The commission separately continued its review of proposed excavation, filling and grading amendments that were prompted by concerns over large-scale earth movement on smaller residential lots. Commissioners discussed limiting stricter controls primarily to smaller parcels while leaving current regulations unchanged for larger properties.

Jewell proposed adding new restrictions for lots below certain size thresholds while preserving the existing standards elsewhere. Commissioners also discussed creating a formula-based worksheet applicants could use to calculate allowable excavation volumes tied to lot size.

In other business, the commission unanimously approved a Village District application for new signage at Sommlike, 407 Main St., but withheld approval for proposed decorative wall sconces after concerns were raised about upward-facing lighting. Commissioners directed the applicant to return with revised lighting fixtures.

The commission also unanimously approved revisions to fencing plans for the Tribeca Community Preschool property at 66 Grove St. The approved changes replaced an earlier fence design with a black aluminum fence and relocated an emergency exit gate within the playground area. Commissioners added a condition requiring signage identifying the gate as an emergency exit only after discussing concerns about children exiting near the adjacent parking lot.

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At 137 Ethan Allen Highway, commissioners unanimously approved revisions allowing Prospector Popcorn LLC to continue operating independently from Nod Hill Brewery. The application changed the use classification from retail to food manufacturing and production.

Jewell argued the popcorn operation was consistent with other light manufacturing uses already permitted in the zone, citing similarities between food production and existing brewery operations on the property. Commissioners agreed the proposal met the zoning standard for uses of the “same general character” as those already permitted.

Commissioners also reviewed two broader zoning policy concepts during a general regulations discussion.

Vice Chair Mariah Okrongly presented a draft sustainability checklist that would require special permit applicants to address issues such as energy efficiency, stormwater management, transportation access and building sustainability in relation to Ridgefield’s Plan of Conservation and Development. Several commissioners expressed support for continuing the discussion while noting the proposal would represent a significant policy shift.

Commissioner Ben Nneji separately introduced a draft “one-acre density bonus” proposal intended to encourage creation of affordable housing units on residential lots under one acre served by public water and sewer. The concept would streamline approvals and provide zoning incentives for homeowners who create deed-restricted affordable housing units.

Several commissioners raised concerns about reducing setbacks, increasing lot coverage and waiving public hearings for such projects. Hendrick described the proposal as “a very, very big policy shift” that would require substantial additional discussion before moving forward.