CHESS Committee Meeting – January 27, 2026

This meeting of the Community Development, Housing, Education, Social Services, and State and Commerce (CHESS) Committee was held on January 27, 2026, to receive a broad overview of the City of Stamford’s housing services and planning functions. Presenters included Sharona Cowan, Housing Services Director, and Emily Gordon, Housing Planner. The committee discussed affordable housing terminology, the Fair Rent Commission, the Below Market Rate (BMR) program, and the Affordable Housing Trust Fund. No votes were taken; the meeting was informational.

Discussion Items

Housing Services Overview (Sharona Cowan)

• Sharona Cowan, an employee of the city for 19 years and Housing Services Director for nearly two years, presented on her department’s work within the Department of Health and Human Services. She clarified key terms: affordable housing (priced at about 30% of income), income-based housing (e.g., Section 8, LIHTC), Area Median Income (AMI) (based on the WestCOG region, which includes 18 municipalities from Bethel to Wilton), and cost burden (paying more than 30% of income, with extreme cost burden at 50%).
• Cowan outlined four main content areas: housing literacy, landlord engagement, the Fair Rent program, and landlord-tenant complaints. She noted that the Fair Rent Commission, required for municipalities over 15,000 residents, has been active since the 1970s. The process for a complaint involves intake, attempt at mediation, and if unresolved, a hearing before the five-member commission, whose decisions can be appealed to superior court. She also discussed a landlord survey with low response, but interest in compliance support, resources, and loss mitigation. She introduced a QR code for filing complaints (housing code violations, landlord-tenant inquiries, or Fair Rent complaints) directly to the health department.
• In response to questions, Cowan explained that she is staff to the Fair Rent Commission, which is appointed by the mayor and approved by the Appointments Committee. She also noted that her department primarily handles landlord-tenant matters but can refer homeowners with mortgage or insurance issues to appropriate agencies. She confirmed that the department does not manage mortgage servicing or tax payment disputes, but may provide referrals.

Housing Planning and Below Market Rate Program (Emily Gordon)

• Emily Gordon, Housing Planner in the Land Use Bureau, presented on the city’s affordable housing planning, requirements, and funding. She emphasized that affordability is relative and that not all affordable housing is deed restricted; naturally occurring affordable housing exists in older or less updated units. She reviewed three recent plans: the 2022 Housing Affordability Plan (first in 20 years), the 2025 Comprehensive Plan, and the 2025 Needs-Based Housing Assessment (completed with Data Haven). Key takeaways: housing affordability is a major issue; Stamford outperforms other Connecticut communities in housing production and affordable housing; the BMR program is a national example; and calls to action include more funding, expanded staffing, and zoning reforms to address segregation.
• The Needs-Based Housing Assessment found that 78% of the city’s 14,000 low-income renter households are cost burdened, and affordable units are mismatched with residents’ needs, with a shortage of deeply affordable units.
• Gordon explained the BMR program, a 25-year-old inclusionary zoning policy requiring 10%–14% of units in new developments with 10+ units to be affordable (deed restricted for the life of the building). Rents are capped at 30% of gross household income at 50% of AMI (the standard for about 90% of units). For a four-person household in the Stamford-Norwalk area, the AMI was $180,000, so 50% AMI = $90,000, with a one-bedroom rent around $1,550 (after utility allowance). She noted that the AMI geography changed to WestCOG, lowering the AMI, and the city has frozen the BMR program’s AMI at last year’s level to protect current tenants.
• Gordon listed examples of BMR units in new buildings: 777 Summer Street (The Julius) has 37 BMR units out of 376; 84 West Park Place (conversion) has 3 BMR units; The Lafayette has 17 BMR units due to replacement of existing market-rate affordable housing. She discussed that waitlists are managed by each building, typically first-come, first-served after an initial lottery. The city does not manage applications but provides a list of buildings and contacts on its website.
• In response to questions, Gordon clarified that the BMR program primarily serves renters; only about 90 homeownership units exist. She noted that the average tenure of BMR renters is about four years, with some staying over a decade. Over-income departures are rare. She also compared Stamford’s program to other cities: Stamford’s requirement (10-14%) is high, its affordability level (50% AMI) is low, and its affordability period (life of building) is longer than most.
• Gordon also discussed the Affordable Housing Trust Fund, funded by payments in lieu of BMR units and developer fees. She noted that developers can now opt to pay a fee without a special permit.

Key Outcomes

• No formal votes or decisions were taken. The committee received the presentations as informational.
• Committee members expressed appreciation for the overview and indicated they would follow up with specific constituent concerns via email or direct contact with presenters.
• The presentations will be shared with the committee following the meeting (as indicated by the chair).
• The committee acknowledged the need for additional staffing and resources for housing services and planning, as noted by both presenters.
• The next steps may include more detailed reviews of specific topics in future meetings.