Anyway, thanks, Joanne, and welcome everybody to the May 6th, 2026 meeting of the Dambery Planning Commission.

We'll open with the roll call.

Mr.

Kyokchio.

Here.

Ms.

Hofsteader.

Here.

Mr.

Desario.

Here.

Chairman Fernaldi is here.

We don't have any alternates to see.

We still do not know the status of Ava Avega, who we believe was sworn in, but has not yet shown up for a meeting.

So we'll be we'll be checking into that at some point.

Before we get started, I'll read the Zoom intro.

And you know what something Joanne, at some point I should ask about the Zoom intro.

I mean, when we first started doing meetings on Zoom, it was something of a novelty.

So uh I always read.

Do you think it's still we'll see if it's still necessary?

I guess it is.

Did the other questions do it?

I don't think zoning does it.

All right.

Well, sometimes Teddy does if he remembers, you know.

He tries, but he doesn't always remember.

But I'll read it, but again, it's okay.

I think you could skip it if everyone who's on knows you.

Wally's hand is up.

Let's see what Waleid wants.

Uh-huh.

I'll ask him.

So unmute.

Let's see.

I got a text.

Good evening.

Hey, Chairman.

It's unnecessary at this stage, but it's up to you.

It is.

So you can decide if you actually feel you need to do it.

That's fine.

If you feel that you could skip it, it's fine too.

Right.

All right.

Well, since it's up to my discretion and in my never-ending attempt to have a short and efficient meeting, we'll skip it.

I will double check and see if it's necessary, but for tonight, I think we're going to be okay.

We're just going to skip right by it.

Um the first item on our agenda is acceptance of the minutes of April 15th, 2026.

Unless there's any discussion, I will accept a motion to accept those minutes.

Mr.

Chairman, so moved.

Thank you, Helen.

Second.

Second, Mr.

Kyokio.

Any questions or discussion?

Hearing none, all in favor, please say aye.

Opposed.

The minutes are accepted.

Um let the record show our next regular meeting is scheduled for May 20th, 2026.

Um, other than that, I'm sure everyone has had a chance to look at the agenda.

I'm sure you're all very disappointed.

It appears to be a short agenda and maybe a short meeting.

Um, but in any event, you'll notice we have no public hearings.

We have no continuation of public hearings.

So we're going to go right to old business for discussion and possible action item one.

Danbury Millplane Road, I'm sorry, Danbury Millplane Realty LLC.

Application for special exception, site plan approval for automobile service station, service garage, and convenience market, sections 3e2, 3e, 9, 5b, 2b1, and 9 with trip generation greater than 500 vehicle trips per day in the CA80 zone, 85 Mill Plain Road D14013, special exception number 805.

Uh the draft resolution has been uh submitted uh to everyone.

I hope everyone everyone's had a chance to review it.

And um, I'll go right to Allie.

All yours, Allie.

Thank you, Mr.

Chairman.

Um, so I did send via email a revised version of that.

Um so draft resolution of approval dated April 30th, revised May 4th.

Um I'm going to skip right to the conditions.

Um, so number five and six are some standard conditions that we've been doing with the gas stations.

Um basically make sure you let us know what page you're on, Allie.

We're a little, we're not we're not as quick as you are.

Apologies.

Um page five at the top, number five and six for the conditions.

Um five stating that the fuel tank shall be regularly maintained.

Um, and six dealing with the queuing of vehicles within the state right-of-way.

Um, and then moving down number 10 is where this revision um happened on May 4th.

This was requested by the engineering division just to ensure um the existing water service was located prior to any building permits.

Um, and if any other approvals needed to happen um with the city or the state in terms of a possible encroachment permit to connect into Mill Plain Road.

Um it calls that into attention in number 10.

Some outstanding staff reports.

Um, and then going to page six, number 17 and 18 um deals with the um items that the applicant agreed to on the record during the public meetings, the public hearings.

Um, so 17 is the fuel hoses.

Um shall um fill both sides of the vehicles, and then number 18 deals with that pedestrian crosswalk um from the rear parking area to the sidewalk along the building.

Everything else is pretty standard um for an approval.

Anyone has any questions?

So, Allie, the the number 10.

This is just sort of engineering leave leaving the door open.

Um in case they need, like I think you mentioned an encroachment permit or something else to hook up to the water main.

This leaves it open for them to do so, correct?

Correct.

The applicant was unable to locate the existing water service to the building um during the public hearing process.

So this just requires them to do that prior to any building permit.

Um, just so they're aware of where that location is and if additional work needs to be done in order to make that connection.

Thanks, Ali.

And I got uh again, Bob.

I see at number 18, the crosswalks we discussed, that's there.

Um, which is good news.

Um anyone else have any questions for Ali on the approval?

We certainly spent a lot of time on this particular application.

Anything else?

Well, commission members hearing no other discussion.

I'll entertain a motion uh for approval of the resolution uh resolution of approval with conditions as submitted.

Thank you, Helen.

Motion made to approve.

Bob, I mean anyone else, Bob Sydney, anyone else?

Second.

Thanks, Sydney.

Uh, so I mean motion made and seconded for approval.

Is there any discussion?

Hearing none, all in favor, please say aye.

Aye.

Opposed.

The resolution of approval with conditions is approved.

This one is done, ladies and gentlemen.

Thank you, everybody, uh, for your help and assistance on this one.

Okay.

Uh we're gonna go right to we have one three 83a referral, rather.

Um 83a referral petition walid alakab al-Bakari.

I'm sorry, Abrolle.

Uh, planning director to amend the master plan for the reserve project phasing and future use update in the phase plan from the 2016 addendum zoning commission public hearing is scheduled for May 12th, 2026.

I will turn it over to Wally.

Wally, you might be muted.

Good evening again.

I just have some technical issues.

So now we hear you loud and clear.

That's great.

Okay.

Can you see the slide?

Yes, sir.

Okay, there is okay.

So before I actually go into the presentation, I would like to mention what we are talking about.

So we are talking about amending an existing master plan, which is the one here, the reserve.

And let me start by giving you a little bit of background before I actually talk about what the application is for.

Page one, can you move the slide?

It's not moving.

Yeah, here we go.

So very quickly, I'm gonna go over how this actually unfolded.

So as I reminder, what we're talking about is a master plan that started back in 2002.

And if you look at the slide, it gives you an idea about how it evolved over time.

So in 2002, it was approved.

2004, there was a comprehensive change and amendment to the 2002 abroval.

Following that, there were two amendments.

However, they were not actually in the body of the master plan.

They were done as addendum.

One was done in 2016, which was approved in 2017.

The last one, which is the one we are focusing on.

I have it here bordered in blue, was done in 2002.

Sorry, 2021, and towards an amendment or a vision to the 2016 addendum.

Just to give you an idea, it's a very complex project evolved over the time.

If we are to do it now, we'll do it differently.

So I sent you the document here ahead of the slide.

So this is the latest amendment uh amendment, which was done in 2016 and approved in 2000.

Uh sorry was done 2016, approved in 200 17.

Unfortunately, it was done by hand.

This is an actual copy, if you can see it.

It was not done like as we usually do our amendments.

So part of what we are doing, we're cleaning up what has been done before.

have on the slide so this is the latest amendment uh amendment which was done in 2016 and approved in 2000 uh sorry was done in 2016 approved in 2000 uh 17 unfortunately it was done by hand this is an actual copy if you can see it it was not done like as we usually do our amendments so part of what we are doing we are cleaning up what has been done before and I don't know if you had time or not to look at it but uh this was actually part of what we sent you can you move to the following slide please thank you keep going keep going yep that's great so no stop stop go up a little bit yes that's it so what you see here is the total phases of all what happened over the years in your left hand side you will see each phase total living phases the total size of all of them is about 545 acres that's all the phases combined if you look at this map on the right hand side you will see the location of each phase so I'm not gonna go into all the details if you have questions let me know but what we are focusing on is phase number 10 I don't know if you can see it yes this is the one it's about 18.2 acres in total however the reason why it's undeveloped until now is because most of it has lots of limitations related to being a wetland and also there's a wildlife corridor so in reality what could be built on it would not exceed about 10 000 square feet or so next slide please thank you so this table is actually part of the addendum I was talking about I don't know if you can see it or not but I'm highlighting what you need to focus on which is phase number 10 which is about 10,000 square feet it was meant at that time to be used for offices now we have an opportunity I'm sure you all know city is really in need of a new fire station in those site city has been working on this site for over a year and it's actually meets the requirements for the fire station what we are trying to do now is to change the table so that the 1000 square feet will be designated for future uh fire station next slide please also thank you as part of what we are trying to change and I hope you had a chance to look at the addendum I sent you part of the addendum that was done in 2021 includes tables.

Some of the tables show what I'm actually showing here on the slide basically how many units were built and you look at the total you don't need to go over all the details so at the time of doing the addendum in 2021 the total was 1434.

Of course the number keeps changing as more are being built so part of the amendment is actually updating the tables such as the one you see here next slide please so to give you an idea compare this table that I'm showing now with the one on the previous slide the actual number now that it should be is 2068 so what we are asking too is the tables such as this one could be could be updated without going back to the planning commission and zoning commission because it's ongoing that summarizes the actual situation and what we are petitioning for course I need to mention that all what we are talking about meets and all the policies of the POCD because what we are trying to achieve is to have more amenities for the city which is consistent with what our POCD is calling for I don't see there's a lot more to discuss but I'm happy to open the floor for discussions and if you have any questions let me know any uh questions uh for waleed go ahead Bob uh I have two questions um the first I guess is will the will the city purchase this property to build the fire station or will it is the fire station gonna be built on uh someone else's property and leased do we know how that structure is gonna happen absolutely do you want to actually mention the second question or you would like me to answer now okay uh sure the second question would be um so it's it's noted there uh 10,000 square feet um will will there be uh ability to build anything else on this property once the fire station is built okay thank you so you so you mr chairman first question is about ownership the city is actually in discussion about acquiring the land this has been going on for a year and there's a tensive agreement that if everything is actually approved and the engineering studies show that the site will meet the needs of the fire station the city will acquire the property second one most likely there will be only a fire station on the site because as I mentioned before there are lots of limitations yes it's a big site but in reality are a lot of concern

This has been going on for a year, and there's a times of agreement that if everything is actually approved, and the engineering studies show that the site will meet the needs of the fire station, the city will acquire the property.

Second one, most likely there would be only a fire station on the site because as I mentioned before, there are lots of limitations.

Yes, it's a big site, but in reality, uh a lot of considerations about wetland wildlife corridor, also there's a slope issue on the side.

So we'd be happy if we can build the 10,000 square feet fire station.

That's all.

Nothing else that is being planned or is being looked at on the site other than the fire station.

Thank you.

Uh Wally, could you just repeat something you just said?

You said there's the the piece of land for phase 10, it's wet.

There's a wildlife corridor, and you mentioned something else.

I didn't get that.

Uh the last thing is most likely, and I don't have for the final results of the study, slope.

It's actually had a big slope in some areas, which makes it difficult for building.

Okay.

Okay.

Any other questions for Waleed?

Um, go ahead, Alan.

Yes.

Thank you.

Um, so on the recommendations part of the referral here, it says the planning commission should include in its report to the zoning commission a detailed statement, etc.

etc.

Um what is that another report that needs to get developed before this is completed, or what what is what is that the report?

What is that report?

Thank you for the question.

And maybe Joanne can help chime in.

So what happened is the chair of the planning commission, assuming this is approved, submits a report.

It's one page usually to the zoning commission saying, Well, we meaning we as a planning commission, uh, for the application because so and so, or again, it's the before so and so it's usually uh okay.

I understand.

All right, thank you for that.

Yeah, I think um also Helen, when the motion is made, uh I don't know who's gonna make the motion or or or if they're gonna make the motion, but if it's made and when it's made, somebody should mention that uh uh the granting of this uh application is consistent with the POCD.

We want to be sure to get that in there.

Um that's important.

Um in terms of the uh outlining the reasons to support the findings.

We I don't I'm not gonna write the report, but I'd be happy to participate in the drafting of a report.

Um Ali, we could whatever the case may be.

I just guess when you know, typically when the zoning commission gets an 83A referral from us, you know, there's there's a very brief Joey was there, like one paragraph that we give them on the discussion we had in the vote.

And the reasons I always include the reasons too.

Okay, okay.

What you talk about why you think you why you you know, after you discuss it, I just pluck out those reasons and I put you know, they gave a positive recommendation for these reasons.

Well, or right.

Thank you.

Again, you know, you know, section 10 C4 of the zoning regs, that's kind of our Bible, if you will.

And um, you know, actually, that's for a grant of a special exception.

This is really this isn't a special exception, though.

This is not a special exception.

This we're talking about the zoning amendment, however, this is just a semester plan.

So you take it as if you are doing uh zoning amendment.

So you do you always mention the POCD, and then anything else you think is a good reason why this would be a good thing to do.

You can pluck it from the staff report.

Right.

Um well, first of all, it you know, again, I'm speaking to my commission.

You know, it's it speaks to the need for fire protection and a rapidly growing area of the city.

I mean, we've been talking about, you know, I just think that the uh previous slides have 2100 condos up there that showed up pretty quickly and no and no no paid firehouse.

So I think again, whoever makes the motion, I would ask that they put you know, include in that that uh uh the construction and operation of this firehouse is is extremely important to fire safety in the west side of Danbury.

I would make sure to get that in there.

Um so compatible with consistent with the POCD, necessary for the uh fire safety for the west side of Danbury.

Um and one other thing we can get in there.

Um I think you mentioned to me that and I know we don't have a site plan yet, but um the access and egress to this site wouldn't necessarily have trucks going up and down reserve road.

There might be another way to to get in and out of there.

Do I am I getting ahead of myself here?

Ridge Ridgebury Road, I think.

The Ridgebury Road.

If you go back, I can show you in the map.

You are absolutely correct.

The whole discussion was about if this is to be built.

Access will be from the east side.

East side, if you hey Joanne, could you please just share the slide with us again?

Okay.

I don't know if you can see it.

It's uh I know it's a little bit small.

So this is a site.

Yeah, it's number 10.

The access will be coming from the area here that shows phase two, which what is the name of this one?

Is it uh old edge bad?

Yeah.

So unless there's an emergency, of course, you can use any other access point, but this will be where the access point is gonna be, which is means that it's not gonna impact what is happening inside the zone.

That's good.

So so the 2,000 unit owners in Rivington, you know won't hopefully uh won't be complaining about um uh fire trucks um and safe emergency equipment going up and down reserve road because it looks like most of it will head to Old Ridge Berry and unless unless, of course, the fire call happens to be in Rivington, then they'll of course want those trucks to go down there.

Okay.

So good.

Yeah, that's what I mean.

If there's an emergency too, they can make a shortcut.

But yeah, typical functions, they'll not be using the actual uh substitution.

Yeah, so the the physical location of the firehouse should not disrupt, you know the the the uh tranquility, if you will, of the community up there.

I mean, if if this was a piece of land right smack in the middle of all the seven neighborhoods up there, uh you know it might be an issue, but that's not the case.

So let's uh be sure to get that in there too.

Okay, all right.

I would like to add just because I should have added this.

The application is being submitted by the city.

So the city is the applicant.

So yes, the city doesn't own the land, but the city has authorization from owners to apply on their behalf in case you are wondering who is applying for what.

Okay, thank you.

And by the same year, I mean the planning department on behalf of the whole city.

So uh commission members, anything else for Walid on this 83A?

And uh hearing none, I'll entertain a motion uh in um is for a positive or negative referral on this particular application.

Helen, Mr.

Chairman, this is a motion for a positive referral, um, which is consistent with the POCD and also it addresses the deficit in the fire security that enhances public safety.

Thank you very much.

Helen, do I hear a second?

Second, second, Bob Kyokio, any discussion?

Hearing none.

All in favor of a positive referral, please say aye.

Aye negative referral.

Okay.

This this matter gets a positive referral.

Thank you, Walid, for the uh for the presentation.

That's that's good stuff.

We we do need a firehouse on the west side, so I'm very happy about that.

But again, this is only an A3A, it goes to zoning now for the final um approval.

Um so good.

All right.

Uh, we're gonna keep moving on our agenda.

Um, we have nothing under new business, nothing under correspondence, nothing under other matters.

Um couple of things under for reference only.

Again, commission members, I know you're heartbroken that this uh meeting is over early and quickly, but uh unless I'm missing anything or there's anything else, I'll entertain a motion to adjourn.

Mr.

Chairman, yeah, thank you.

Second, second.

What happened to Mr.

Rotella?

Where'd he go?

Motion has been made to adjourn and seconded.

Any discussion.

All in favor, please say aye.

Opposed.

Meeting is adjourned.

Thank you, everybody.

Good night.

Thanks, good work, everyone.

Thank you.