Right.

Uh Joanne, thank you, and welcome everyone to the June 3rd 2026 meeting of the Danbury Planning Commission.

I will open with a roll call.

Mr.

Kyokio.

Here.

Ms.

Ostadder.

Here.

Mr.

Nazario.

Here.

And Chairman Finaldi is here.

We have a quorum.

We don't need to seat alternates because we don't have them.

And I guess we're going to be checking on the newest member.

Ava.

We're not sure what happened there, but we will be looking into that.

Okay.

Last meeting, I was told that we no longer have to do the Zoom intro.

I'm sure you're all real disappointed that you won't have to listen to that every meeting.

But I'm going to assume that was okay.

I probably should have asked Dan Casagrandy when I saw him the other day, but um I guess we're okay without the zoom intro until I hear otherwise.

Um so we're just going to skip that.

We'll go right to the acceptance of the meetings of the May 6th, 2026 meeting.

Uh commission members, unless there's any uh cred uh corrections or any discussion, I'll entertain a motion to accept those minutes.

Chairman, I'll make a motion to accept the minutes of the May 6th meeting.

Thank you.

By Helen, any discussion?

Hearing none, all in favor, please say aye.

Aye posed.

The meetings, the minutes rather, are accepted.

I'll let the record show that our next regular meeting is scheduled for the night of June 17th, 2026.

Please note your calendars.

Um, and we'll go right into our first public hearing.

UB Danbury LLC.

I'm actually sorry, let me read the legal notice first.

Legal notice is hereby given that the planning commission of the city of Danbury will hold a public hearing commencing at 7 p.m.

on Wednesday, June 3rd, 2026 in a web-based meeting hosted on Zoom to consider the following matter.

UB Danbury LLC, Regency Centers LP, application for revised special exception, revised site plan to permit fast food restaurants, section 582 B16 in the CG20 zone, 20 to 28 Bacchus Avenue F17010, special exception number 381.

A copy of this application is on file in the planning and zoning office for public inspection.

Parties and interest in citizens shall have an opportunity to be heard at this time.

The meeting agenda will be posted to be posted, will include instructions on how to access the Zoom meeting and application materials or view the meeting in real time on YouTube.

Arnold D.

Finaldi Jr.

Chairman posted on city website and town clerk's office May 20, 2026, published in the news times on May 22nd and May 29, 2026, purchase order 2026-002.

Is there anyone wishing to speak in favor of this application?

Um representing the applicant at this meeting.

Yes.

Hi, my name is Jason Montagno with Soli Engineering.

I'm a P and I we're located at 501 Main Street in Monroe, Connecticut.

I'm happy to kind of give a quick introduction to the project and just kind of go over um the parking and the trip generation uh data that we calculated and just give an overview to the commission and answer any questions.

Sure, go right ahead.

Awesome.

I'll I'll just share my screen quick if you guys can accept that.

Sure.

Okay.

Let me know when it's popping up on your end.

Okay.

I undid it.

It's you can't share.

It's not letting you.

Wait a minute.

Let me try again.

Share settings.

Oh, there it is.

Perfect.

All right.

Okay.

Okay.

Awesome.

So uh just to give a brief introduction, the uh the site.

This is located at 20 to 20 Bacchus Avenue in Danbury.

Uh the site's approximately 2.75 acres located in the CG20 district.

It's currently improved with a 33,580 square foot building.

Um it has uh specific tenants such as uh liquor stores, a smoke shop, a mattress firm, Buffalo Wild Wings, Coldstone Creamery, and uh Papa Panda restaurant.

And as part of this application, um, it's really just a change of tenant interior renovation, so there's nothing really site-specific that's going to be altered during this application.

Uh the building footprint's not going to be changing, nor will the building height or any additional improvements such as that.

Uh so what we did was we performed uh a parking calculation based on the current uses.

And with those uses, um, we came out.

I'll zoom into my table over here on the right side.

After we calculate all the retail and different restaurant uses, we come out with a required parking count of 249 spaces.

There are 275 provided spaces, and we were also um adequately uh parked to code for handicap or ADA accessible spaces with seven.

And I'll just zoom back out again.

This uh this unit is located right um where my mouse is displayed.

So it's about a 1,200 square foot change of use.

And so regarding the trip generation, uh, so this was approved back in 2010.

So what we did is we took the 2010 uses, and I'll zoom into this next table.

Um, which were different retail and restaurant uses and that data back then, the estimated trips was approximately 1955.

But that's based on outdated data.

So we took the Institute of Transportation Engineers the trip generation manual, and we used the more recent empirical data as our baseline, and we calculated that the 2010 approved uses would have roughly 3,076 trips per day.

Then within our current condition, we took all the existing uses plus the proposed jersey mics.

Um, and after using that new empirical data, we came out with 2,468 trips.

So overall, we anticipate uh 608 fewer trips to be generated in the current condition than what was approved in the 2010 application.

Uh that's that's really the gist of it.

The rest is really internal um renovations to the building, but I'm happy to um answer any questions that are uh site specific.

Thank you.

Uh thank you, Mr.

Montegno.

Just a quick question.

Um, this isn't site specific, but I believe the next closest Jersey mics is the one in Brookfield.

Is this particular store going to be sort of a carbon copy of that one?

Um I'm not familiar with the uh the Brookfield one or what it exactly looks like, but uh they will we'll be able to provide you with uh the internal floor plans of the layout and how everything will look like.

Um I don't know if uh Mitchell Thompson is online as well to probably provide some more input on that.

Let's see.

Yeah, I I can't from my screen what now that the screen is up and covered, I can't tell.

I don't know who uh doesn't appear that he's on.

He is not, he did not wait watching the waiting room, and he's not on.

Okay.

It's okay.

I was just curious more than anything else.

Um commission members.

Uh actually, I'm sorry.

Um we won't we won't leave that yet.

Commission members, any questions for Mr.

Montagno?

All right, Mr.

Chairman.

Go ahead, Bob.

Um, can you just go back to the uh the traffic or the the uh traffic counts again for just a quick question there?

Absolutely.

So uh when um let me just see what it so when when when Bevmax went in there, uh they did uh there wasn't an approval for that, or there wasn't a new traffic study to be was done then because that looks like it generated a fair amount of traffic.

I just uh not that I'm concerned about the traffic, but it just seems like you know, the Chuck E.

Cheese hasn't been there in a long time, and I and there's been a bunch of different uh uh uh new uh uh stores in there.

So I'm just wondering uh uh how do you how you bridge that gap from from 2010 till till now when I would have thought that other approvals happened in between?

They did.

Uh there were I know there were different approvals um for I believe the well, we could see the smoke shop um as well as the Papa Panda that went in.

I think that was the most recent one that swapped out for the GameStop that was located there, but um, we did have to create some sort of baseline.

Um, and based on that empirical data, we're showing that we anticipate fewer trips regarding these.

All right.

Thank you.

You're welcome.

Any other questions at this time for Mr.

Montagno?

Is there anyone else wishing to speak in favor of this application?

Anyone else in favor?

Is there anyone else wishing to speak in favor of this application?

Is there anyone wishing to speak in opposition to this application?

Anyone in opposition?

Is there anyone wishing to speak in opposition to this application?

Well, commission members, pretty straightforward uh application.

Uh, certainly a building in a location we're all very familiar with.

Um, Allie, how are we doing?

Are we okay to close or are we waiting for anything?

Yes, we are okay to close the public hearing.

Um sign offs were received from planning and zoning and the traffic engineer as well.

Okay.

Well, your last chance, commission members, uh, to ask questions.

Whatever happened to Chuck E.

Cheese.

All right.

If there's no other questions, I'll entertain a motion to close the public hearing.

Mr.

Chairman, so moved.

Thank you, Helen.

Second.

Thank you, Mr.

Nazario.

Um, any further discussion?

Hearing none, all in favor, please say aye.

Aye.

Opposed.

The public hearing is closed.

I'll entertain a motion to move this to item one uh under new old business for discussion and possible action.

Mr.

Chairman.

I'll make that motion motion.

Okay, let's say uh Helen made the motion and Mr.

Kyocchio seconded it.

Is there any discussion?

All in favor, please say aye.

Aye.

This madam matter appears as item one under old business for discussion and possible action.

Okay.

We're moving right ahead.

As you see on the agenda, there is nothing under continuation of public hearings this evening.

So we will go right to item one under old business for discussion and possible action.

UB Danbury LLC, Regency Centers LP application for revised special exception, revised site plan to permit fast food restaurant, section 582B16 in the CG20 zone 20 to 28 Backers Avenue F1701, special exception number 381 public hearing was closed this evening, which is June 3rd, 2026.

Any commission members want to comment on this application to give guidance to staff, Mr.

Chairman.

You go first, Helen.

You go first.

Okay.

Um, you know, this looks like it's very straightforward.

All the departments signed off.

Um internal um changes only.

Um pretty simple, nothing complicated.

So I think it's good to go.

Thank you, Helen.

Anyone else, Bob, Sydney?

Anything?

I agree.

Agreed.

Um, also um I hope they don't run out of cheese sticks like the other ones too.

That's my only complaint.

Yeah, I know we all miss Chuck E cheese, but it's time to move on.

So uh Ali, you've got your guidance, okay.

All right.

Okay, uh that that wraps that one up.

Um, we're gonna move right to our referrals.

And again, um there are two 83A referrals, and I believe uh Waleed is going to present them both combined.

Is that correct, Waleed?

Okay.

So I'm gonna read both of them.

Um, and then I'm gonna turn it over to Walida.

Obviously, Commission members, there was a significant amount of uh uh of reading and uh and paperwork that accompanied this particular referral.

Um so I want to make sure that we we do you know keep them separate and distinct from each other.

But here we go.

Uh the first one is an 83a referral.

We again we we will we will vote on them separately, so it'll be two separate um uh uh votes uh for positive or negative referral.

I just wanted to make sure I got that on the record.

Uh the first one is an 83a referral petition of the city of Danbury by Walid Al Al-Bakri, planning director to amend section 2B, 5A, 5B, 5C, 5E, 5F, 5G, 5L, 51i, rather, 8 C, 10B, and 10i of the zoning regulations and add sections 5J and 8F to the zoning regulations.

The zoning commission public hearing on this matter will be scheduled for June 23rd of 2026.

The second one is an A3A referral petition of the city of Danbury by by uh Waleed Al Bakri Planning Director to amend the zoning map to implement a mixed-use transit oriented district, M U T O D.

The priority housing development overlay zone to create two conservation and traffic mitigation districts in compliance with HB 8002.

And again, the zoning commission will have a public hearing on this matter for June 23rd, 2026.

Uh, for lack of any um doubt, this is again a referral.

This is not a public hearing, so um, we do not uh have any public input on these two matters.

That's a matter for the zoning commission.

And with that said, I will turn it over to you, Waleed, for further discussion.

Sure.

Good evening, all.

Good evening.

Here just to uh it's another UX and I would like to mention that what used to be HBAZ2 is now PA 25-1.

Got it.

25 light.

25 light?

Oh one?

Yes, dash one dash.

Okay, thank you.

So before I start to share my screen, let me give you a little bit of history because it will be helpful.

So over a year or a year and a half, I started working with the zoning commission, a lot of stakeholders, property owners, to see what we can do for design standards, and also the corridors that you see.

What happened in between, which I explained in the submission to all of you, state started working on a lot of changes.

So we felt myself, the zoning commission that we should bring all of them together because first of all, the state wants to see more housing.

We at the city of Denver, which is a city of about 90,000, as we speak, we don't have actual design standards.

What does this mean?

Well, it means hey, if you submit applications and say they are not really appealing, they are not really good quality.

If they meet the other requirements, we don't have a say, unless it's an actual special exception that goes to you.

So really, before having the state mandate, we needed to have design standards.

So we work very quickly on it.

It's a very important piece for the future of Dan Bay, I believe, and zoning commission believes the case is because city is expanding, there's more going on, and we need to have a say in what's happening.

Also, speaking of the mixed use, the new one, this has been a collaborate like collaboration between zoning commission, myself, and a lot of the property owners.

And you will see why during the discussion it's needed.

My intent is not to go over each item, because it will be a long and boring meeting if we do so.

So, what I'm gonna do is the following.

Where I feel that we need to highlight a section and go deep into it, I will do so.

When I feel that we can just mention what it is very quickly, I will go very quickly over it.

That being said, of course, at the end of the uh presentation, by all means, if you have any questions, I will be happy to answer and discuss what you what we have been doing for the last year and a half.

So, Joanne, I'm gonna see if I can share my screen with you.

Can you see it?

Yes, kind of awesome.

Yeah, that's great.

Okay, that's gonna make my life easier here.

So I will start by talking about the last activity we did.

So back, if you see here on my slide, back in October, sorry, April 2026.

I mean the 16th, we had a big open house.

It was about discuss discussing all the items that I'm gonna explain later on, and all the feedback we received during the meeting before and after was all positive.

So, general overview, and by the way, the flow of the presentation, it depends on in my view, what is easier to discuss.

So, we are going from the easier one to the more complex one.

So, however, they're all overlapping, and there's a lot of uh similarities in a way.

So, first I'm gonna talk about design standards.

Following that, I'm gonna talk about state mandated updates, including what we call access apartment at the end.

I'm gonna just talk about the mixed use zoning district that we would like to actually have.

So, when we talk about design standards, I'm gonna talk about applicability and what are the categories we would like to include.

So, we are talking about all residential units except for single family.

We are also talking about future mixed use.

We will have different sections for residential and commercial within the mixed use, but the standard that you have does not include commercial requirement, like requirement for commercial development.

So, very quickly, we are gonna have different categories to ensure that the outcome that we will get will add to the appeal of the city.

So, one category is building orientation, building needs to be facing the front or the state if you have one, open space and amenities, open space is some of it is like landscaping, is inside the site, some is outside.

So, we're gonna talk about how you can get in and out of the site.

We are gonna talk about in our requirement, how to design parking.

We don't want to see parking that is just facing the state and just taking it away from the community.

Landscaping, lighting, utilities, even if you have utilities in a building, they have to be somehow enclosed so they don't actually look like an ISO.

Of course, we are going to talk about design.

How the building is designed, how big it is, and the materials for finishing.

We don't want a low quality.

And I have some pictures to help show what I'm talking about.

Look at the top picture here.

So that's what we are talking about.

If we have new building, we want it to be closer to the sidewalk and the parking to be behind.

We want to differ materials.

If you look at the one in the bottom left hand side, we want also open space and balconies.

We don't want to just flat building.

The easiest way to explain what I'm trying to talk about is looking at pictures here.

Look at the one to the left hand side.

This is not a small building.

So what do you do?

They have the building actually what we call step back sometime, and sometimes going forward.

Another one, if you look at the one to the top right hand side, sometimes you don't want to have the same flat oof.

You want to have different variations.

This will be something we would be asking applicant to do.

If you look at the top, you will see they are utilizing different oof styles.

That creates more, I would say, appeal to the building.

Sometimes, if you look at the bottom hand side, you can actually use different colors and different materials to make the building look nicer.

You don't want the same material, the same facade that creates kind of less appeal for the whole city if you keep having buildings that are very blank.

Another example, if you look at the left-hand side, what they are doing here, they are using different materials and different colors.

So it's the same building, but it feels to be more than one building.

Even on a smaller scale, if you look to the middle hand side, the picture in the middle, you will see what they are doing is they're using the garage doors, different colors to differentiate between the actual two units and the garage.

The same applies to the right-hand side.

They have two similar buildings.

They were asking the applicant to use different colors.

This is what we're talking about.

As we speak, when we get an application, it's mostly up to the applicant to the site.

We can give them advice, we can recommend, but at the end of the day, if they don't want to listen to us, we can we don't have much to do.

Another example, which is the last example for design.

This is a smaller scale mixed use.

If you look at the letters that are here, it should building orientation meaning the building is facing outside.

Building mass, you will see if you look at B, the uh having different setbacks so the building doesn't look bulky.

Also, if you look at the scale, if your building next to you is not too high, you should be sensitive to it so you don't go too high.

So there's always a harmony in the style.

Also, we are regulating if you have business on the first floor, the percentage of glass you have, because when you have glass for a business, it actually is for a commercial corridor that we would like to have.

This is just examples of what we have details of in our design standards.

Having said that, I'm just gonna move on unless you have any questions now or you want to wait until later to talk about the state.

Well, I just want to jump in, you know, with a question or say I'm delighted we're gonna have design standards.

You know, all the years I've been around planning and zoning, it never occurred to me that the city didn't have any in the regulations, so that's a I think a good thing.

Um especially with what's going on, the city is not stagnant anymore.

And to be clear, with all the new mandates from the states, we are gonna see more housing.

Oh, sure.

Yes.

Um, so if we grant a special exception, if we grant that, will these design standards be um included in the approval?

In other words, can we condition an approval?

Um including these design standards, and and do they come from staff?

So that's a good question.

So if you look at the actual regulation that we're sent to you, you will see that sometimes the language is should, sometimes it's shall.

When it's shall, we can condition it.

Yes.

Okay.

Okay.

That's good.

And again, the reason why some are should and some are shall, it's after consultation with our cooperation council.

Okay.

Yeah, it just commission members.

While Lead mentioned to me earlier today that you know, this wording was um uh reviewed and approved by corporation council.

Sometimes you know if it sounds like there's a lot of legal ease in there, that that might be why.

But um thank thanks, Waleed.

Please proceed.

And again, we can go back to it.

I would love to talk more about it.

It's for me very exciting for the city because quite honestly, I'm not sure when I came in, I was not sure why a city was the size of Denver doesn't have any mechanism to have a say when there's an application coming in.

And I'm sure you know of them some examples I'm not gonna mention that leaves a lot to be desired.

Yes.

Yes.

So going back here to the state mandates.

So I'm I totally understand it can be overwhelming.

So bear with me.

I'm trying to, I will do my best to simplify and touch on the one that we need to talk about.

So, in general, what the state did, they came up with new definitions that needed to be included in our zoning regulations, and I'm gonna talk about it later.

For us, what it really means is the following any mixed use or commercial district in the city, will have to allow for any residential development between two online units.

So if I go from the top down, just as a reminder, we have the CG20 zone, CA20, LCI 40 C L10, CN5, CN20.

The downtown is a mixed use, and we are gonna have a new mixed use, which we call MU TOD.

We have the campus research park, it's a commercial uh district.

We have the mixed use regional mall, which was enacted about four years ago, and I'm gonna talk after that about the new parking requirement that came from the state, and also what's the call protest petition that came from the state.

I'm gonna explain it very quickly.

The easiest way to explain what's gonna happen is to give you an example that will be the same in all the districts.

What is the example?

It's here.

I'll sorry, I'll start with the definitions.

I will pause here for a minute.

You don't have to read the whole definition.

All that you need to know is the following.

The state has a new definition, they call it middle housing.

It's any type of residential development in any form that you see here in the pictures between two online units, and the state is asking for this to be allowed in commercial and mixed use zones.

I'm gonna pause here for a minute.

You can eat it.

You don't have to spend too much time.

Look at the main point, two to nine units.

Is it okay?

Should I move on?

Or okay.

That's one definition.

Another definition that is very important, and please remember it because we'll talk about it later.

The state has a new definition that we must include in our zoning regulation.

What is it called?

Parking needs assessment.

What does it mean?

Is that a qualified engineer will submit a study to us, meaning the city, saying, hey, this development requires or needs only like TIM parking spaces.

That's a new definition, and you will see why it's so important.

Another one is not very important because we are not doing a lot of changes.

We are changing one aspect of the mobile manufacturing home.

We are making it 40 feet wide instead of what it is now, 30 feet wide, because this is a new city state mandate.

We are not doing much here.

Another one that is very important to remember, and I don't believe it will be used much, but just in case we are including it as well.

The state has a new definition, and I'm highlighting in a different color what you need to remember.

Set aside development, meaning that it's a development that has no less than 30% affordable housing for 40 years.

You don't need all this.

This is really what it boils down to.

Another terminology that the state loves and uh requiring municipalities to include is this new one.

Some I view, which is a fancy way to say side plan application that doesn't need a public hearing.

If you want to remember, just remember what it is.

It's a side plan application that is done by administration and doesn't go for a public hearing.

Well, it's Arnie.

Could you just go back?

Forgive me, go back two slides.

Can you go backwards?

Two slides.

Yeah, one more.

And I apologize for not asking the question when this slide was up.

Um obviously we've got I I don't know, 20 something different zones here in Danbury.

Um the ones on the screen, CG20, CA80, etc.

This the eight of them, I believe, these are all either commercial zones or mixed use type zones, or or I guess you would call them specialty zones, campus research park and the in the mall, the MERM.

Um so the amendments being um proposed for the first time specifically insert into these zones permission to build residential areas.

Is that a correct statement?

Is this the the first time we've we've we've specifically amended the commercial zones to allow residential development?

The main one, yes, you are correct.

And if you look, for example, and I know it's a little bit odd.

If you look at this Canvas SSH park in the zoning regulation, you will see it's under the commercial kind of the part of it.

So all that you see is either commercial or mixed use.

Mixed use, we have only two, which is the downtown one and the one we uh we are proposing tonight.

So I just wanted to stop there because I just again a lot of us have been looking at the regs for a long time, and I wanted my fellow commission members to be aware that you know, this is a fairly significant change.

Um we've always tried our best to have a distinction between the commercial zones mixed use and residential, and this sort of blurs the line a little bit, and I just wanted to make sure everyone was aware of that.

In these chairs, yeah, I'm sorry, I'm sorry, go ahead.

I didn't know you were gonna answer that.

I agree with what that show is saying.

Indeed, it does, yeah.

What you said is absolutely correct.

Yeah, thanks.

Um I will just Mr.

Chairman.

I I just want to ask the question does this conflict in any way with the POCD where we try to keep commercial zones commercial and I believe that's in the CO that might say that right, P O C D P O C D.

Um so is this a conflict with that?

I wouldn't look at it this way because also the POCD is talking about mixing different zones as well.

So somebody might be looking at it and say, well, it's a again, it's just for the way we have to do it.

We can say that there's a need for mixing in some areas, residential and uh commercial uses to the point is there's not much conflict.

And when we say conflict, you will see after that that I'm gonna talk about the requirement that we are going to add in our zoning regulations for when you can have residential, such as open space, uh lot coverage, side yards, and all that stuff.

Uh Mr.

Chairman, I'd like to just ask one more question about this.

Sure.

Um so on the next slide, you showed um you know, it was basically residential housing, and which we'd would be going into these commercial zones.

And um, I think we've been used to sort of looking at if you're going to do uh mixed zoning here, that you have the commercial you know, commercial uh businesses on the first floor, and then above that you put the other, but this looks like it's just plain residential, really.

So you are let me move to the following slide.

I don't see what I'm talking about.

So what will happen in all the zones we talked about?

You can have the middle housing or you can have mixed use.

So from our standpoint, we have to have the make the middle housing, which is two to nine units, but we are also allowing having mixed use that includes maximum nine units and commercial on the main floor.

If you see uh section here, one and two.

Okay, but if if if you can include transit transit community middle housing, that's that's that slide two that we just looked at, correct?

And so, but wouldn't since that's in the zoning regs.

What are our hands tied when a developer wants to use one of these um you know uh residential developments rather than doing the commercial one?

I mean, do we have any um do we have any uh uh uh what control over choosing one versus the other?

We don't have control over choosing one over the uh the other, however, what we are trying to include, and I know it's too small, so the point is not to look at the slide, is to have and I also it's one of in one of your uh the submission.

We are asking for minimum for maximum lot coverage, we are asking for minimum square footage open space for each unit.

We're asking for side yards, we're asking for maximum height, so that at the end of the day, depending on how big the lot is, we will have control, so it's it's not gonna be built out completely.

Does this make sense to you?

This is the only thing we can do.

We cannot say no, but we have a chance to say, well, yes, but here is here are our requirements that you show I'm showing you an example on the slide.

All right, can I can I just uh try to summarize this so I understand it?

So for for the uh mixed, no, what's the other one?

The transit, whatever, whether it's just the residential so if we there's been over here it is, yeah.

That one.

Um, so there we have had struggles with trying to keep um commercial and industrial, and you know, like we have it presently in the POCD.

Um, and you're saying you're gonna put requirements on these residential units to that might discourage because the one thing we don't want is to diminish the commercial side to the degree that we just have houses all over the place.

I mean, you know, like where are the controls on that?

Helen, I understand you, I hear what you are saying, and I talked to the chair before.

I have been in meeting advocating the same you are talking about.

So I will tell you this.

The ship has sailed, we have to accept it.

What we are trying to do, we want to accept it on our own terms, whatever they are as long as they are legal.

Okay, so what you're saying is the state is mandating that these houses can go into commercial areas.

Absolutely.

We can't do anything about that.

I understand that.

Thank you for clarifying.

But what we are trying to achieve is this, we want to have tables.

If you look at it closely, I know it's small, you will see we have some kind of control.

Okay, yeah, these setback requirements are basically designed to prevent the overcrowding of land.

That's what we're trying to accomplish with with those.

So Helen, you're you're right, we can't stop it, but we can condition it and require certain setbacks and things that would prevent the land from being overcrowded.

I think I'm saying that right.

Yes, and also don't forget 500 square feet for each unit for open space.

Imagine if you do this, you are not gonna be able to have many units, and imagine you can also if you look closely, maximum building cannot exceed 30 percent of the lot.

So we're adding more mechanisms so that we are not gonna get an application every week saying I want to have nine units, because they can't, they will have maximum two units.

You if you work out the mass, it might be better for them to keep the commercial use.

I see, thank you.

That that what that was and is a concern, but it sounds like you're building in what we need to you know keep it at bay, maybe.

Okay, as long as it's legal and we can do it based on the state uh law, so that's finding users.

Well, we don't want to get rid of our commercial space.

That was my biggest you know, issue.

Thank you.

Absolutely, would love to keep it and actually add more to it.

Okay, but Mr.

Chairman, do you have more questions about this one?

Or should I move on here?

You can move right forward.

Okay, so another one that I'm sure most of you are not gonna like it, but I have to say it's the way it is.

So bear with me, I'm sorry.

It's gonna still be the same, which is two parking spaces for 17.

Sorry, 16 between two and 16 uh units, we are not gonna be able to enforce parking requirements, unless there's an exception, which I'm gonna talk about it later later for developments, including 17 or more units.

If you look here at what I have on the slide, we will be able to acquire one parking space for each one bedroom and two for each two bedrooms.

However, if an applicant and remember what I talked about, the parking needs assessment.

If an applicant submits a parking needs assessment by an engineer that shows that they actually need less parking spaces, we will have to accept it.

I can go back over it, it's confusing.

But in a nutshell, what you will need to remember is the state is asking for something called uh parking assessment.

If the parking assessment shows less need for parking spaces, you as a commission will have to accept that.

You cannot go against it.

Wow, okay.

Yeah, you know, I talked to um commission members.

I talked to Waleen earlier, but this is you know this is probably one that that makes you stop and ponder.

Um it appears as though the state of Connecticut in their desire to increase the supply of housing, has made a decision to significantly change and reduce parking requirements.

Um I think that's a safe statement.

Um you go early.

So what happened is the expectation at some point was that I'm not gonna be talking about 16 units, it would be way less than that, maybe four units, five units.

They came up with a number that is not clear where it came from, saying, hey, anywhere between two and sixteen, you cannot ask for parking more than what a study done by an engineer shows the need for, and otherwise they are saying, well, it would be done quickly, as you mentioned, Mr.

Chairman, and we don't see this being an issue for the production of more housing.

Yeah, and I talked to some of us, and this is just people who have been going against this.

They are saying, well, if it turns out to be an issue at some point, maybe the cities must build parking spaces like parking structures in different areas of the community.

Yeah, and again, if it's a state mandate, there's not much we can do, but this is a matter of concern.

There could be some you know unintended consequences here, and we're just gonna have to look at it very quickly.

I mean, we're we're learning some new terms here tonight.

I mean, those of us who have been around a while, uh, transit community middle housing, you know, parking needs assessment, summary review, these are new terms to us.

We've never you'd be hard-pressed to find those in our regs today, but they're coming.

And um we're just gonna have to uh monitor it very carefully because you know parking is a tricky one.

Some people say that we require too much, some people say we don't require enough, so it's just something we're gonna have to keep an eye on.

And again, don't forget, Mr.

Chairman.

Part of the I was I don't want to say the issue, part of the dilemma is that the state mandate is applicable everywhere in the city.

However, if you look at the whole state, so everywhere in the state.

However, if you look at the whole state, some the cities are not equal.

You have smaller communities, have medium size, you have bigger communities.

However, unfortunately, the law, the state law does not differentiate.

Yeah, Mr.

Chairman.

Go ahead, Alan.

So just add to that.

Um in terms of a question.

Um P and A parking needs assessment is a report prepared by a qual qualified professional um of actual parking demand for a proposal, proposed residential development, uh, as required by section but so what does this uh section whatever uh is amended from time to time?

Does that have standards for this?

uh uh in terms of a question um so a P and A parking needs assessment is a report prepared by a qual qualified professional um of actual parking demand for a proposal proposed residential development uh as required by section but so what does is this uh section whatever uh is amended from time to time does that have standards for this and are there are there very particular standards as what to what's considered uh demand for parking no the the law the state law does not go into all the weeds they leave this to be figured out as we go by different communities so no this is all what we have but it but but if I could just ask uh qualify that a little bit so but a parking needs assessment so do you feel that I think you're telling me that it's not necessarily the same set of needs across the whole state then if you got big cities it's one thing if you have little cities it's another thing is that what you're kind of saying okay to simplify I believe the commission have seen uh one or two submitted before sometimes you know if you have a gas station for example our requirement is so and so the needs assessment is that an engineer usually would work on a study saying hey actually all what you need is 10 parking spaces in a state of 15 I'm sure you have seen one I forgot exactly what application it was uh well but okay I so your point is right you're you're absolutely right I mean if an applicant or a developer has a parking needs assessment a PNA which basically documents that X number of parking spaces is available we're more or less compelled to accept it unless we have an expert that says he's wrong so that could happen I think you're you might be thinking of traffic reports where the developer you know hires a traffic engineer and most of the time the traffic engineer's conclusion is the same as the developer's conclusion.

No but no I'm not can I'm not can uh comparing this with a traffic report because this is this needs a set of parameters by which a professional will be guided and saying how many parking spaces is appropriate let's say okay I think that's a different set of rules from a traffic study well at least that's what I'm thinking.

So I was trying to clarify that and then I want to understand if it's statewide or does this community by community determine that was I think what Helen is saying is like for the traffic there's the ITE study which there's a table for that whereas this parking the it sounds like the um the the parking expert can just come up with whatever he wants and and not necessarily use a specific table for that.

Like where are the standards there's no standard I don't believe the standards what the ones I have seen before will talk about looking at different communities and seeing different project going on and as estimating the need locally based on what they have seen elsewhere and usually they will compare with similar size communities.

This is not as far as I know not something standardized.

Okay so it's a concern I guess maybe we can log it at that and move on but thank you for um you know answering the questions and just to be clear here a lot of the requirements that came from the state and it's not a secret the state itself did not define so a lot of this it means to be explored when we start applying it I'm not talking about them but I'm talking about the whole state there are lots of issues that people are actually figuring out as they go I don't know if you were following what was going on last year this was done very very quickly just for you to know and the vote was very quick so all the issues that were not anticipated appearing now and I'm sure there will be more as we go.

Yeah okay thank you Mr Chairman yes just uh one question so this parking um aspect is only applies to uh uh this these commercial zones when there is uh residential uh included in the application is that correct no the parking we are talking about this is universal or what you see like this would be applied anywhere where you have residential uses not even in the traditional uh residential district this would be applicable as well okay so wherever there is res wherever there's dwelling options in the app uh application this applies yes anywhere okay thank you and I mentioned here that if you go back here to what I was talking about I was talking about when you have 60 between two and 16 uh residential units that you cannot ask for parking and I said there are exceptions I will explain the exception later on okay so maybe I should actually explain it now so it's a good time to do it.

I will explain the exceptions later on.

Okay.

So maybe I should actually explain it now.

So it's a good time to do it.

So what we have, the state allowed us to have two, what we call this is a new terminology.

I know there are lots of terminologies tonight.

They came up with a new terminological conservation and mitigation district.

We are allowed to have up to two mitigation districts.

So the one which will have exception for parking where we can ask for parking.

Number one is this one you see here.

I don't know if you can see it clearly or not.

The hospital is in the middle.

So this area was very sensitive.

We wanted to actually still maintain the ability to ask for parking.

So all the hospital is here and the area around it.

I'm sure you know it's very difficult to find parking.

So we felt a need to utilize the option the state gave us and have the conservation and traffic mitigation district here.

This number one, another one.

Again, we are we can only have maximum two.

The other one is the one you see here.

It's west of Maine.

So if you look at this area, Maine will be somewhere.

This is Maine.

This area here, a little bit, I would say 500 feet west of Maine.

We know it has a lot of issues for on estate parking.

So we wanted this also to be an area where we can still require parking.

These are the two exceptions I mentioned before.

Have any question about this?

Just to say back to you what you just said, those parking regulations we discussed earlier, do not apply to these two districts.

The state allows us to have two, and we have established two.

Gotcha.

Thank you.

So one new term.

But you've made the could you have made them the size of the city?

Very clever.

Yeah, good thinking.

Yeah.

Sorry, go ahead.

Sorry for the interruption.

Okay, no wise.

So one thing else that I would like to mention is a new terminology that the state is asking for, which is the how priority housing overlay.

So instead of reinventing the wheel, we find a quick fix, which is our downtown.

If you remember, this is the boundary of downtown.

We took uh main state historic overlay zone out, which is the one in the middle, and we made everything else biote housing development.

So instead of having a new district, we utilize an existing one, which meets all the requirements of the state, which was a good solution.

The reason why we took this area in the middle here is because this is the historic district, and we have a height limitations.

Is the state want to make it different for people to appeal zoning decisions?

So what they are saying here is back in the days, before enacting the new law, 20% of poverty owners could appeal a decision of the zoning commission as for an appeal.

Now this 20% is 50% now.

You don't need to all the details below.

That's what it boils down to.

Make it more difficult for appeal or decision by zoning commission.

That's really what means.

By the way, just uh by way of history, the 20% existed in the previous law, but we didn't have it in our zoning regulation.

So we are adding this section in our zoning regulation.

That's all.

Moving on, unless you have any questions.

Any question before I move on?

That's gonna be a quick one.

The accessory apartment.

So believe it or not, in our downtown, the states want to allow accessory apartment.

As we speak, we didn't have it, so it's a it's a very quick change.

So what does an accessory apartment mean?

For us, it will mean this one.

It has to be attached, it cannot be the detached one.

And we have some regulations here.

It's first of all, the owner must live in it for at least three years.

It has to be attached.

It cannot exceed 30% or 1,000 square feet of the building.

As part of the requirement, we are adding lots of uh requirements to make sure that it will be done right and there would be a zoning permit for it.

That's what it means.

I know there are more details.

I'm happy to discuss discuss after, but that's what it really means.

Allowing it in the downtown that's which is fine because we already allow high density anyway.

Moving on, I'm gonna talk about the mixed use corridor.

And please let me know if you can see the map clearly.

I know that it's had lots of details, but I wanted to show you what the situation is.

The situation is we have this big corridor here.

That's an easier map.

It starts from downtown all the way to Badaneum and Stacy uh intersection.

It's a big corridor, and it has one, two, three, four, five, six, seven different zones.

The own, if you look closely, you will see the different zones are next to each other.

This has created a lot of issues.

A lot of them are the businesses, uh legally unconforming, meaning they cannot expand, they cannot make any changes, and as you see, if you look closely, why would so many zones be next to each other?

The reason is this actually evolved over time, it was not planned.

So for the last year and a half, the zoning commission myself, property owner have been working on a vision to come with a new zone that will make everything in existence legal and allow for mixed use.

That's what it really means.

So, what do we have?

Anything that is in orange, I I believe this is a color you can see.

We would like it to be the new zoning district.

Ideally, we would like to see mixed use like the one you see here, however, we can also still have the businesses being legally conforming, and we can also have as you can see, standalone multifamily development.

What do we have?

We have design standards because this is supposed to be the future or part of the future of the city.

Would like it to be higher standards than the usual areas as well, and very important.

I cannot miss this one.

Any development, be it mixed use or standalone residential containing more than 10 units, must have 10% affordable housing.

It's a must.

We are acquiring it.

So, yes, we are opening opportunities at the same time.

We would like to actually have more affordable housing.

This is a trade-off, I would say, and also in a mixed use, because I mentioned we'd like it to be of really high quality on the main floor at minimum 50 percent will have to be commercial if it's a mixed use.

It cannot just be a symbolic small business, it has to be significant, not significant to the point that it shows that it's a commercial corridor.

To do this, we are having very specific design standards for the corridor.

I'm just sharing the more important one.

One is that the main floor will have to be at least 12 floor, sorry, 12 feet high to allow for a more significant, I would say uh commercial use, and glazing will have to be 60 percent for commercial uses, and if you look here, there has to be articulation every 40 feet.

So the building, if it's a bulky one, doesn't look like a blank wall that covers the main highlights of all that we have been trying to achieve, but I'm happy to answer any question you have.

I'm gonna stop sharing here so I can see all of you.

I think we've been asking questions.

Oh, thank you for giving us the opportunity to ask questions all along, you know, rather than save them up till the end.

I mean, it's uh there's a lot here, a lot here to digest, and uh, you know, like you said, so a lot of new terms, a lot of new rules.

Um, but you also mentioned at the outset, uh, Waleed that you know this ship has sailed.

This is uh this is a Connecticut state public act.

There's not a lot we at the local level can do about it.

Certainly, the state overrules the municipal, but um there's a lot here, you know, it's like every other decision we make, we're going to have to see what the long-term implications of it are.

Um we certainly agree with the state that it's well documented, there's a shortage of of residential housing available, and that certainly keeps the price very high.

But um time will tell whether this is an effective solution for that problem.

You know, Mr.

Chairman, I guess we were lucky that before this was all enacted.

I'm talking about the zoning commission and myself.

We kind of anticipated that this would happen because you know you could hear what's going on, nobody was sure, but it appears that it's gonna happen.

So the fact that we had the design standards, we have been working on it for over a year and a half.

This has been hashed out many, many times.

Just for you to know, initially it was meant to be commercial and residential.

We decided that there's no time.

Let's just keep going with the residential.

It's needed now.

So when we approve the state mandated requirements, we have some kind of mechanism to have a say in what application come in and say, hey, no, no, no, no.

This is not really what we're looking for.

We need something of a higher quality.

So I only feel happy that the two are happening at the same time.

At least we have a say here.

Yeah, while we'll let me just throw in.

I know that your department did a lot of hard work on this one in particular in anticipation of what the state was going to do.

And uh let's as a commission acknowledge that, you know, well well done.

Lots of hard work.

Hats off to your staff.

Yes.

All of them.

Yeah.

Um, Mr.

Chairman, I have a question about the uh M U T O D.

Um just a specific one on this, and then it maybe a general question about what how our city is going to be transformed due to these changes.

Um so on page seven of eighteen, we have your affordable housing incentive.

So it was into a whole thing about, you know, if you you can sort of buy um credits for portable housing dwelling by putting some of the affordable housing in other places, this kind of thing.

Um, so one of the things that I uh hit me here is a uh height bonus, which is one of the parameters for uh getting credits.

The height of a structure may be increased in proportion to the share of affordable housing units provided by the project in accordance with the following quant quantities shall uh uh it's in accordance with the following, and then it says quantity shall not be rounded or programmed.

Okay.

So they have a little table here, and it says minimal share of units in the development that are affordable.

So I went down to 25%.

So if you I don't know, you know, I don't know what where to hang.

Oh, I did look.

So I think um the regulations now say 50 feet uh for affordable housing, you know, multi-purpose housing, 50 feet height.

I may be wrong about that, but just moving forward on the question.

Um, so if you have a 50-foot uh start and you've got 25% affordable housing, you can add 30 feet in height.

Yes.

So now I'm thinking you go up Hayden Arum Road, you know, and all of a sudden we have a uh a building that gets built and it's 80 feet tall at six stories.

These are all calculations I made.

I I guess they're in the neighborhood.

Um what of that?

All of a sudden, you know, you got three, four story building, and all of a sudden this thing goes up.

Is that gonna happen?

And do I what you know?

Do we have this is a regulation apparently, so uh do we just let it happen?

That's a very valid point.

You need to be careful when you are looking at it.

It says may, it doesn't say shall or anything, it's just an option, just if it works out and it meets all the design standards.

It's a May.

So it's just an option.

Oh okay.

So May, and who who decides that is the planning and the zoning commission, or I guess the planning commission.

Most likely, if this is the case, this would take it because we always have the discussion to take an application to the planning commission.

It doesn't say it here, but at some point I will go back to it.

So yeah, but so usually we can make the decision, it doesn't meet it as that, but if we feel unsure, usually we take an application to the planning commission.

Okay, and uh, but but this what you're saying may for the whole item C here, it could mean that we don't go by this table at all ever in Danbury.

Is that a possibility?

I mean, you know, yeah, it just okay.

Say if it's a slam dunk and there's an application that like even if it goes up to 80 feet, it's fine.

This could we can utilize it, we don't have to.

If it's in a place where it's all like two stories, easily enough we can say no.

Okay, all right.

I did have another question, but I think I'll let that one do.

Um Helen, you were you were talking about the uh section five F, right?

The downtown transit oriented development district.

Was that what you're talking about?

Um it's on page seven of eighteen, it's five J six affordable housing incentive.

Okay, the new the new district.

Okay, I'm sorry.

I I want to done, I'm gonna shift gears back to the um again.

I'm looking at the petition to amend the zoning regulations, um, the big document, and I'm on page um forgive me.

I am on page 10.

Okay, that's uh five F6 off street parking and loading, and again, this is in the downtown TOD, and it reads as follows reduction for payment in lieu of parking in accordance with Connecticut General Statute Section 8 2 C payment may be provided to the city of Danbury in lieu of providing required parking spaces, and then you know, further down it says the fund shall not be used for general operating expenses other than those associated with transit facilities, and um you know that is another one that we stopped and looked at because you'd never want to have a situation where you could reduce required parking by just paying money to the city, and um I just saw that, and I may be misreading it, but it was an item of concern.

Um, and then farther down it said um in any case in which a fee is proposed to be accepted in lieu of parking for residential or mixed-use developments containing 16 or more dwelling units, or for any commercial development, because the total number of parking spaces required cannot be physically located on the parcel of land for which such use is proposed.

Approval shall require a two-thirds vote of the zoning or the planning commission, as the case may be.

So I guess if it's a development containing 16 dwelling units or more, and the um applicant feels that the there's not enough space on the parcel of land to put the required parking, there will still be a vote from either the planning or zoning commission requires a two-thirds majority.

Am I reading that correctly?

If it's less than no, no, it's not second, uh Facebook.

Six more.

If it's less, you forgot the newer requirement from the state says that we don't have a say, right?

So this is only applicable if you have more than 16 units, then the applicant would like to actually have less parking, they would need to come to you, meaning the planning commission asking if they can pay fee and low.

Okay, I can share back the I know it's a bit confusing, the loss of regulation, but if you recall, if it's less than 16, most cases, unless we have an exception, we cannot ask for parking if the study submitted by an engineer saying, Hey, we only need like five.

Yeah, but this says that under the less than 16 approval by the planning commission, as the case may be, shall be required.

So but it doesn't have to be, and if it's over 716, you need a two-thirds majority.

But this is still says we need required by the planning, uh approval is required by the planning commission.

Okay, so you're looking okay.

You are looking at which section five if six.

Yes.

Yeah, you said PNC.

We're looking at B and C.

Okay.

Let's see.

Yes, 16 dwelling units is the magic number.

There's two different rules.

There's um fewer than 16 or greater than 16.

So there's that there's a fairly significant distinction between the regulations for the two.

Yeah, and this says that less than 16 approval by the planning commission shall be required, and then over 16 uh approval shall require two-thirds vote.

Yeah.

Okay.

So either way, it's it's so it's more difficult.

If it's more difficult for the ones that uh uh above yes, yes.

Okay.

Okay.

So it's good to in my mind because I assume different items here.

So this is the I know the difference now.

I mean by this one.

All right, uh, commission members, lots to digest here.

Um lots of new things, lots of new terminology.

But again, Waleed opened with the fact that this is um the ship has sailed, and and there's a lot here that's mandated by the state of Connecticut that's not within our purview to change.

So I don't want to scare you guys, but the the state is working more now as we speak on more changes, but it's not officially just for you to know.

Giving you heads up.

Okay.

What is the well, Mr.

Chairman?

Walid, if you're trying to cheer us up, it's not working.

Oh, what should I do now with the chairman?

Okay.

I'm sorry.

I have a question.

What uh the state is working on all these regulations.

I'm hoping that they're taking um departments all over the state and getting input from them and and not just like the Congress people look, you know, this the you know, the elected officials is as that uh do you give input or or is that not happening?

I mean, yeah, I know you would, and you probably are now whether they whether they use it, I don't know, but I'm not gonna comment on this during the meeting.

Okay, consider it.

Okay, okay.

Okay, commission members.

Well, here's the deal.

Um, we have two different A3A referrals.

So we're gonna need a motion for a positive or negative referral on both of them.

So again, looking at the agenda, I'll read the first one.

The first one is is really more geared toward the changes mandated by the state of Connecticut.

So I'll read it.

83A referral petition of City of Dampury by Waleed Alba Al Bakri, uh planning director to amend section 2B5A5B5C5E5 Five G five I H C 10B and 10i of the zoning regulations to add sections 5J and 8F to the zoning regs.

Again, uh Commission members, I would ask for a motion for a positive or negative referral to the zoning commission.

Mr.

Chairman, I might as well because we have to.

Um, I will make a positive recommendation referral um based on the fact that these are state mandated um uh requirements, and so they have met all of the um the qualifications that we need to have met.

And Helen, would you want to add to that that it's consistent with the POCD?

No.

Do I have to?

But well, I mean, I looked at um I I get I know we're in the middle of a motion.

Well, it just asked a question about this, and I don't think it always I mean, according to RPOCD, we have certain corridors, and you know, which now we're gonna get make, you know, but I guess we have to.

So do it's the POCD.

Will that be or need to be updated?

Well, it's here's what Wally's report said, and again, I'm looking at the report uh with the two petitions combined, it's dated June 1st.

Says under chapter 124, section eight two of the Connecticut General Statutes, the zoning commission holds the authority to create amend or repeal zoning regulations as necessary to align with the POCD.

Oh that that seems to imply that the POCD rules and we create amend or repeal zoning regs as per the POCD.

We are we are Mr.

Chairman.

So does this mean just to clarify?

This means that the POCD is uh prioritized over the state regulations.

I think why I didn't want to put it in.

Yeah, no, that's a good very good question, Helen.

I I do you know what Waleed?

Do you know that one?

Yes, no, uh the state uh law supersedes everything else.

POCD is just a policy, it's another law.

Okay.

Oh, okay.

Okay.

So you might want to say, Helen, that the that you know okay.

Well, no, no, you don't have to say it's in it's in com it's in uh compliance with the POCD.

You might say that state law supersedes the POCD, so it doesn't really matter.

I don't know.

Waleed, you're not I don't know, looking like is that a good idea?

Sally, just for you to know, if you look keep looking at what I submitted, you will see there are some policies and goals that are in the POCD that are consistent with what we're doing.

Okay, I believe I mentioned them.

I don't have it in front of me, but if you have a copy of the staff report, look at it, you will see what I'm talking about.

Yeah, okay.

So that's the that's what we'll use in terms of POC.

Can we do that?

That's good.

Again, just do not forget POCD is just a policy, meaning that we need to look at it.

It doesn't mean we have to follow it to the little.

Yeah.

Okay.

Um, I I have it here.

This happens to be right.

Okay, so it just says recommendations, proposed amendments to the zoning regulations aim to bring the city zoning regulations into compliance with state mandates while ensuring high quality development that enhances overall appeal.

This efforts bear headed by the planning and zone, blah blah blah.

Um therefore the planning staff recommends that the planning commission forward a favorable recommendation to the zone submission.

So all right.

Well, can we wordsmith out of this out of these recommendations?

And I'm not sure exactly what the well, I think it does uh try to expand the housing supply, uh, particularly in downtown area, which is and more affordable units, which is what the POCD is trying to do as part of it, right?

So I think from that perspective, I think it they're in uh they're in agreement.

There are again, I'm looking at page two of Wally's report.

There are five points here.

Yeah, uh ensure the city's zoning regulations direct development towards areas that can support development without adverse it versus impacting the city's environmental resources, adopt and implement low impact policies and practices, expand housing supply and housing choice in Danbury.

Somebody said that increase the supply of housing in approximate to Danbury's downtown with an emphasis on affordable units and review the city zoning regulations to ensure the regulations allow for the development of new housing while protecting the integrity of the city's neighborhoods.

So those five things are in compliance.

We use those then that's good.

Thank you, Wallin, because you've provided that.

Thank you.

Okay.

Um, so Helen made a motion for a positive referral.

Is there a second?

Second.

Second.

Okay, motion made and seconded.

Joanne, I pity you having to write the right the minutes for that one.

Um it's okay.

I'm getting it an alert that my computer's gonna shut down at 8 32.

So we have 12 minutes.

Come on.

All right, motions been made and seconded for positive referral.

Any further discussion?

All in favor, please say aye.

All right.

Okay.

We're going to go to the next one, A3A referral petition of the city of Danbury by Waleed Al-Bakri, a planning director to amend zoning MAC to implement a mixed-use transit oriented district, M U T O D, the priority housing development overlay zone to create two conservation traffic mitigation districts in compliance with HB 8002.

I'll entertain a positive or negative referral for that one as well.

Chairman, um, make a recommendation for a positive uh uh based on uh all of the uh saying the same reasons, like same reasons as we did for the previous one.

Okay, motion for a positive.

Do I hear a second?

A second was the question.

Yay, you see me.

Made for a positive uh referral.

Is there any discussion?

Hearing none, all in favor, please say aye.

Aye opposed.

Both of these A3As get a positive referral.

Waldeed, thank you again.

And in and um Ali and everybody for the hard work you did on this one.

This was a good luck with the zoning commission.

Yeah, right.

Very good, though.

Yeah, very comprehensive.

Okay, nothing under new business or correspondence, a couple of other matters for reference only.

Plus, Joanne reads computer is gonna die any minute now.

So uh we've got to uh update.

It says I have an update and it won't let me get out of it.

So we have till 8 32.

Okay, Bob, great.

Okay, we have a motion and a second to adjourn.

Any discussion?

All in favor, please say aye.

Aye, good work.

Hey Joanne, you're thank you.

We made it.

Lots of stuff.

I thought we'd be here all night.

We have to give a shout out for Joanne.

She would be busy for a whole week taking all the notes.

It's gonna be a lot of uh thanks everyone.

Have a good night.

Hey, good night, everybody.