I'm now going to call to order the meeting of the land use and urban redevelopment committee at 7.03 p.m.

It's uh December 17th, 2025.

Um present is co-chair price, uh Rep Gardner, uh Rep Adams, Rep Finkel, uh Rep Boudreau, and ex officio members present are Rep Camporelli.

I believe I've gotten everyone present.

Uh Appin is uh Rep Policia, uh he's excused, and uh Rep Field.

Uh but we do have a quorum at the moment.

Uh joining us is uh CMDA uh executive director David Corus, as well as director of economic development for the city of Stanford, Leah Kagan.

Uh so our first and only item today is item number LU 3201.

Resolution to opt into the Connecticut Municipal Redevelopment Authority, also known as CMDA.

As I mentioned with us, we have David Corus as well as I Kagan, who uh will speak a bit uh about CMDA and uh Stanford opting in.

So I want to turn it over to either uh David or Leah, whichever uh combo of you would like to go.

I'll start us off.

Thank you, everyone.

And for those of you I haven't met in person yet, I look forward to meeting you soon.

I am the director of economic development, and we've brought this resolution to you tonight as an opt-in resolution to for Stanford to join the Connecticut Municipal Development Authority.

I'll let David uh in a moment go through the details of what is what CDA is, but want to share at a high level that Stanford is interested in becoming uh part of this organization.

I guess maybe it are we called a member because overall the organization is was established to support transit-oriented development.

And Stanford is many of our existing zoning districts support transit-oriented development.

And David will outline the ways in which CMDA was established to support municipalities.

And if Stanford joins, we will be, I think the 33rd, uh, maybe 34th municipality in Connecticut to opt in.

So I'll turn it over to David, and then we can take questions and answer any anything from the members of the committee.

Thank you, David, for being here tonight.

Yeah, sure thing.

Thanks for the introduction, Leah, and thank you, uh members uh Price and Hughes for uh having us uh here today.

This is uh we're very honored to be the first item on your agenda of the uh committee with the current board.

Uh this is the first opportunity that I have had to present to a committee that I formerly co-chaired.

So very awesome to be uh back before you all.

And um I do still live in Stanford, so I look forward to meeting those of you around town who I haven't had the opportunity to meet yet.

Um so I'll give you just an overview of what CMD is, how we operate, and um how it could play out um in a partnership with Stanford if you so choose to uh to join us.

So we are a quasi-public authority, uh, which means we are a creature of the state, but we're not exactly the state.

So we're established by state legislation, um, but we are independent.

We are governed by a board.

I am an employee of the municipal development authority, not an employee of the state of Connecticut, but our powers and initially our funding are granted to us by the state.

And so every quasi public is set up with a particular purpose, and ours is to support member municipalities in their efforts towards economic and transit-oriented development, downtown vibrancy, housing, etc.

And so towards that end, we have a broad and diverse toolkit that we can mobilize in support of our member municipalities' objectives, and that includes technical assistance and capacity enhancement.

It includes funding for infrastructure, and it includes financing for private development.

We have a $90 million capital authorization from the state as of today.

We expect that that will be expanded in the future, and some of it will become a revolving loan fund, which will cycle back into projects.

Um, and we can fund um projects that fall into one of five categories.

And so we are statutorily enabled to fund technical assistance, transit-oriented development, which is defined in statute as being within a half a mile of a rail or bus rapid transit station and reinforcing ridership of that of that system, housing, building demolition or rehabilitation, or anything that falls under the heading of development or redevelopment.

So it's a very broad toolkit.

And our job is to roll up our sleeves with member municipalities and understand and learn about what it is that is holding you back from achieving your objectives and mobilize our resources to overcome those challenges.

And so in some communities, it's technical assistance and strategy and planning, in others, it's zoning, and some it's infrastructure, and some it's it's development finance, and in some it's it's all the above.

So the way in which municipalities gain access to that support is through a multi-step process.

The first of which is for a municipality to opt in by joining us through resolution of its local legislative body.

And so that's what's before you all and ultimately the full board.

It is important to note that that step comes with no commitments or obligations.

It is merely an indicator to us that there's enough local interest that we can start spending some time and energy working with you, having some confidence that we're heading down the same path together.

Before communities are members, we don't delve into the details with them.

Um, as Leah said, so far, 32 municipalities have signed up.

And so it's a way for us to gauge interest and allocate our resources.

Once a community opts in, our next step is to, I guess I should know, maybe I kind of glossed over this.

We can work with any of the 167 municipalities outside of Hartford or East Hartford, but a member community must have either an existing or planned rail or bus rapid transit station or a downtown.

So obviously Stanford is eligible for multiple reasons and in multiple locations, but those are the only areas within the municipality where we could work together.

So we cannot work in residential neighborhoods or you know, areas north of the merit, et cetera.

Um, and so if uh Stanford becomes a member, our next step is to take a look at the city's zoning within a half a mile of its rail stations, Stanford, Glenbrook, and Springdale, um, and within the downtown.

And downtown is defined in our statute, commercial core, mixed use, oriented around a main street or a town green, et cetera.

Our statutory obligation is to look at that zoning and certify whether or not it is likely to substantially increase the number of housing units.

Um, and I don't think I you know have to say this in Stanford, but say this in every community.

Don't get hung up on the word substantial.

You're obviously already creating what we would consider a substantial amount of housing units.

Um, it's really about likelihood, right?

We're looking at the zoning, we're trying to understand if it's a calibrated tool to facilitate the type of investment that is helping you realize your vision.

Um, while we haven't done any pre-work in Stanford based on my history with and knowledge of the community, I can tell you definitively that there are multiple zones within Stanford that we would be able to certify as they exist.

If there are some zones in those areas that we are not able to certify, we would provide recommendations as to what could be tweaked in that zoning to enable our certification.

But again, I think that's probably not of great relevance to Stanford given the existing center city zoning and the TCD zoning and the village center districts, et cetera, et cetera.

Umce we have certified some of your zones, uh, either because they were already existing or we've worked on them together, we then enter into a memorandum of agreement with the chief executive of the municipality in Stanford's case, the mayor, to establish development district or districts.

And so our districts can be within a half a mile of any or all of the rail stations within the downtown.

They must include areas that has zones that we've certified.

So, for example, if you draw a half a mile radius around the Glenbrook or Springdale stations, you're going to grab single-family neighborhoods that continue to be zoned for single family.

Those would not be in our development districts.

Similarly, we take the lead from the community, and there'll be a back and forth between us and uh city leadership.

And the city may only want to work with us in some of those areas or in all of those areas.

Um, just because it's eligible does not mean that it must be within a development district.

So it's a combination of eligibility, zoning, and political interest that ultimately will define the limited geographies within which we can work together.

Once that district is established, a few things happen.

Um, first and foremost, you become eligible for funding.

And so you can make a request of us from the city for infrastructure support.

Any developer therein can seek gap financing from us.

Um and it's important to note they must go through your zoning process, right?

This doesn't bypass any of the existing approval mechanisms.

It doesn't bypass you know any processes outlined in in the city charter.

Um, but if a project is in compliance with your zoning, has been improved, has its entitlements in place, just like they would go to a bank, they could come to us for gap financing if they're within those districts.

Um and then the final thing I'll I'll mention um and then and then open it up for questions is um a big part of our um support for municipalities is around state permitting and facilitating interaction with multiple state agencies.

So my board has representatives of the commissioners um or their deputies from multiple state agencies.

Our primary purpose is to help municipalities um develop and ultimately articulate their strategies for these locations within their jurisdiction and help be a storyteller, an advocate, a convener, and a coordinator for the various uh state investments um and regulatory programs that overlap in these places of municipal importance.

And so um yeah, I think I think that's probably a good a good place to turn it over to questions, and that that should give you a sense of kind of how we operate.

Um maybe the final thing I'll just say is you know, we're we're about a year and a half into operations.

Um the first municipality could opt in about 10 months ago.

Um, and as I said, and and as Leah said, we have 32 who have done so.

11 of those have gotten to the stage of having an established district and uh being eligible for funding support.

And we're just starting to get uh project funding applications right now.

Thank you, David.

And if I just may say one thing to wrap up your presentation before we turn it over to questions, um, I just want to reiterate that um opting in to this does not um supersede any of our local zoning regulations.

And I look at this as uh a toolbox and bringing tools to the table for projects that are likely to happen anyway, but providing more resources and support to make it easier and hopefully faster and more efficient as well.

Thank you, Leah.

Thank you, David.

And rep Finkel, you have your hand raised.

I do.

Hi, David.

Um question number one is for the city of Stanford, is there any cost to join?

No.

Okay.

Uh question number two, then what is the downside?

I I don't hear a downside to this in all reality.

I get that question a lot.

And sometimes people tell me I kind of have to make one up because it's less believable when there are none.

Um, but really, you know, the governor believes strongly in providing resources and support to municipalities that are growing, and we are a vehicle to do so.

Um, we are a toolkit that can be mobilized in a different way in every town and city, and we will help identify you know the particular set of tools that will help Stanford in in achieving its objectives.

Um, and so no, I I don't believe that there are downsides, but there is absolutely no downside of taking the first step because there is no obligation or commitment associated with that.

It just commences the formal conversation so we can see if there's an opportunity to work together down the road.

Okay, thanks, David.

Yep.

Thank you, repinkel.

Uh, I'm gonna turn it over to Rep Price.

Uh just gonna say representative Fickle, that was the first question I asked too.

Um, representative Yues and I met with uh with David and Leah uh earlier this week, and that was the very first question that I had too.

And really, I just wanted to thank David for uh for the presentation.

Very comprehensive.

Leah, thank you also very much.

Um to me, this was a no-brainer, but I'll let you know you all decide based on your own uh your own expertise and listen to the presentation.

Thank you, Co-Chair Price.

Uh Rep Gardner.

Yes, question for David.

Um, I see from your map on your website that you're also partnered with Nork, who are members of your organization.

Could you give us an example of perhaps a project or initiative you're working on with Norwalk because we're all very familiar with the town?

Yeah, yeah.

So um unfortunately I can't because they just opted in.

So they were like the 30th to do so.

So we haven't yet gotten to that stage.

Um, but I can tell you kind of more generally.

Um in some communities, we're working in support of wastewater treatment enhancements, right?

That could be a sewer pipe extension, it could be a plant um expansion.

In some communities, it's around bike and pedestrian uh infrastructure that supports certain development sites, in others, it's um actual financing for development.

Um, and in others it's it's planning and zoning and and much earlier stage strategy around building out town and village centers.

So it really does vary.

Um, but unfortunately, I do not have anything tangible that I can point to yet in Norwalk because they're still at the earliest stage.

Thank you.

Thank you, Rep Gardner.

Rep Boudreau.

Uh so you I believe you mentioned that um you provide uh um to a gap financing.

Uh and you said it would be kind of similar to the way a bank would.

Uh and I guess my question is what would be the advantage of coming to you guys as opposed to going to a traditional bank?

Is it offered at a lower interest rate?

Is it a faster approval time?

What's kind of the difference there?

Yeah, sure.

So, first and foremost, we want to see projects maximizing conventional debt and equity.

And so we're not here to supplant commercial lending.

Um, we're here to supplement it, where for whatever reason, um, whether it's a lower loan to cost ratio cap or um some public benefit that the municipality is looking to get out of the development that is not you know part of the underwriting because it's not revenue generating, we would come in to fill a gap, and it would be lower interest subordinate debt.

Um, but we're not coming in as a primary lender um displacing conventional debt.

Thank you, rep Boudreau.

Uh Rep Adams.

Yes.

Um, Dave, um my question is uh along the same old thing.

Um, what would the interest rate be for any developer or project that take advantage of this resolution?

Yeah, yeah.

Hey, Terry.

Um, so the short answer is it depends.

Um, you know, it's we're we're likely in the three to four percent interest range, but we have maximum flexibility.

And so we're we're gonna be underwriting the deal on a case-by-case basis and um responding to their other sources and the the particular conditions.

Stanford's obviously a very different market than other communities elsewhere in the state.

And so I think our gap financing um would be less valuable here for conventional market rate deals.

It might come in where there's an affordability component, or it might come in where there's a uh building typology that's more costly.

Um, you know, because it's looking um to to achieve more height in the core, for example.

Um, but I think in Stanford, uh my my guess is it'll be more around infrastructure and technical assistance and strategy around bigger projects and and coordination amongst state agencies that is probably of of greater value in Stanford.

We'll we'll see, right?

That could that could change, but my guess is the gap financing will be less uh of a utilized tool here.

So what would be the term of the great guarantee?

I guess uh the the developer or contract of a project, don't get a low interest rate, um, produce the project and then sell it off and make the great profit.

Is there a commitment, a 10-year contract?

You must um be committed to this deal before a percentage is for given away on a whole term with a loan is for given away.

How would that work that you get a scroll commitment from any developer project manager?

Yeah, yeah.

So I mean again, the short answer is it'll depend on a on a deal-by-deal basis, but they're not forgivable loans, right?

I mean, these are these are legitimate loans that that live with the project.

Developers can sell, they can refinance, there's a variety of different ways, and then we get that get get those proceeds paid back and they recycle into other projects elsewhere in the community or elsewhere in the state.

Um but yeah, it's listen, like like with anything, right?

We're underwriting it, we're understanding and trying to ensure that there's a public purpose.

Um, we're trying to avoid um you know, undue windfall, right?

And there'll be variety of controls to to mitigate against that risk.

Um, but at the end of the day, it's it's a loan um designed to help projects with a public purpose come to fruition.

Okay, in other words, um the loan will go with the project don't matter who takes it over.

Um it still travel with the project itself.

Yeah, it it it depends, right?

Depending on the sale and the refinancing, that could be a point at which they would have to repay, or it could be uh a point at which it it lives with the project.

It would depend on on a variety of circumstances.

Okay, thank you.

Yeah, sure thing.

Thank you, rep Adams.

Uh, did anybody else have any questions?

Uh wanted to give the opportunity to to any ex officio members who have joined us to ask a question.

Uh Rep Walton.

Good evening.

How are you?

So you're the underwriter, and what if you know, the developer they go to you and you know, they get the funds that are needed, and like midway of their project, maybe they want to go a different direction, like a different scope.

Will the money still remain, or would they have to give it back or something like that?

Say it again.

They they want to do what?

What if in the middle of a project or like in the beginning, you guys underwrite a project, and then something we'll say something pattern, and the project didn't go through.

What happens from there?

Like they they don't end up building it.

Yeah, something like that.

They want to go in a different direction, but it's still, you know.

But they don't get our money.

I mean, it's it gets it gets drawn down as the project's built.

Okay, so the money when you're underwriting the uh you don't give the money up front, basically.

No, no, no, no.

Okay.

Okay.

All right.

That's what I wanted to know.

Thank you.

Yeah, sure.

Thank you, rep Walston.

Uh Rep Camporelli.

Thank you, Chair.

Um, my question is to Mr.

Corus or uh director Kagan.

Uh while I understand that it doesn't automatically mean a zoning change.

Is part of your role to potentially put pressure on the zoning board to change zoning.

Um if you feel it needs to be done in order to achieve whatever goal you're trying to achieve in a community or a different neighborhood is I I certainly wouldn't characterize it that way.

In our collaborative process with our member municipalities as we understand their vision for how to capitalize on their train stations and or their downtowns, we may have recommendations about how their zoning could be more effective in ensuring that private investment is delivering on that vision, in which case it's up to the zoning commission in that municipality to determine whether or not to make those changes.

There are instances where those changes would be conditioned uh or would be a condition upon which moving through the process um uh was uh was dependent on, but as I said in Stanford, uh you know, knowing the zoning, uh there are multiple zones within the city of Stanford that are certifiable as written, and uh I wouldn't expect that we would have significant recommendations related to those.

But if needed, you would then become an advocate for zoning change if if it was needed in order to achieve whatever goal you were trying to do.

Also, I just want to point out to everybody that we do have a new um comprehensive plan that allows for certain changes to occur in the future with zoning, the way that it's the way that that some of it is mapped out now.

Like for example, and this has nothing to do with your organization.

I'm just using it for an example because I studied my own district.

Um, in the North Stanford area, for example, uh the new master plan call calls for the allowance of cluster homes, four homes per acre.

So that would mean that in certain for certain projects, they could open up a zoning change.

I don't know what it would be in in your area.

And and Leah, you're welcome to to join in.

But it seems like part of part of the organization's job would be to then advocate for zoning changes if the project required it.

No, so I mean I I definitely would reject that characterization as an advocate.

Um we wouldn't be advocating before the zoning commission for changes.

We may provide recommendations as part of our technical assistance to you as a member municipality, um, but I would not characterize it as advocating.

And and I David, you report and David, you could correct me if I'm wrong, but I just want to also highlight the focus is on uh areas that are within a half mile of a rail station and downtowns.

So um just representative camparelli for your example with North Stanford, it would not be an area that the that the organization would even focus on because it doesn't fall within their sort of purview of where they're looking to provide support.

We wouldn't even be allowed to no, I know no, no, no, I know that.

I was just using that as one example of how the master plan sort of changes things, and I do have Springdale in my district, so uh I I yield chair.

Thank you for for uh answering.

Thank you.

Of course, thank you, Rep Camporelli.

Um I do not see any other hand raised.

I just want to give one more opportunity for folks uh to ask questions to either Leah or David.

Okay.

Thank you both so much for uh coming, joining us tonight and answering these questions.

Super helpful.

I think you've answered all these questions, so thank you so much.

Um at this time, um, I'd ask for a motion and a second um on item number LU 32001 resolution to opt into the Connecticut Municipal Redevelopment Authority, also known as CMDA.

Motion to approve second.

Okay, so I had uh motion came from rep Adams and seconded by Rep Gardner.

Uh discussion.

Let's vote.

All right.

Uh I don't see uh board staff here, so I'm gonna go down the roll myself and call it.

Uh co-chair price.

Hi.

Rep Beckham.

Hi.

Rep Finkel.

Aye.

Rep Gardner.

I rep Adams.

I rep Boudreau.

Hi.

And Rep Hughes, I vote aye.

Uh the motion passes.

Brian.

Yes.

Christina Damon is on the call.

Christina from the office.

Oh, okay.

I I apologize.

I didn't even see her.

Um, I think we're we're good though.

Uh I've called every uh member who's a voting member.

I got you right, rep Boudreau, correct.

Yeah, that's correct.

I voted I.

Okay.

All right.

Thanks, Ever.

Looking forward to continuing the conversation.

Thank you, David.

So that the motion passes um at this moment.

Uh I entertain a motion to adjourn the meeting.

Second to adjourn from uh rep Adams, second by co chair price.

All in favor of adjourning.

I need opposed abstentions.

Uh the meeting is now adjourned at 7 33 p.m.

Thank you, everyone.

Thanks, everyone.

Good night, all.

Thank you.