David, I think we can get started.

Okay.

I'd like to welcome everyone and call tonight zoning board meeting to order.

I'm David Stein, Chair of the Zoning Board, and it is 6.37 on April 27, 2026.

The members of the board and staff are holding this meeting by Zoom video conference.

The public is in attendance, both on video conference and by teleconference.

I'd like to do a roll call of the uh the board and the staff.

Bill Morris.

Here.

Um Peter Rustin.

Present.

Okay.

Um and uh Ralph Blessing.

Here.

And Vanita Matter.

Yes.

Okay.

Roseanne McManus will be joining us shortly.

Um the board's microphones will be open throughout tonight's hearing.

Uh the applicants' mics will be open while their application is being heard.

However, I would ask applicants to please mute their mics when not speaking in order to reduce background noise.

The first part of the meeting, until we change it, is the public hearing during which the public will have an opportunity to speak.

Each member of the public will be muted until it is your turn to speak.

Here's the procedure for the public to let us know that you'd like to speak.

If you came in through Zoom, please use the raise your hand function and you will be unmuted when it's your turn to speak.

If you called in on one of the telephone conference call phone numbers, please press star nine and this will raise your hand, then press star six to unmute when it's your turn to speak.

When members of the public speak, we would ask you to please give us your name and address for the record and whether you're in favor of or opposed to the application.

The board requests that members of the public limit your comments to three minutes so that everyone will have a chance to speak.

If you're having a problem getting on, uh you're raising your hand and nothing's happening or some other issue, please uh send an email to Vanita, and her email address is V Motor.

That's M-A-T-H-U-R at StanfordC T.gov.

Uh you can find the agenda for tonight's meeting and the applications and other materials by going to our website, www.stanfordct.gov slash zoning.

This meeting is being recorded and will be posted on the zoning board's website.

Um now um please uh have the minutes reflect that uh Peter Rustin is being seated as a voting member at tonight's meeting for anything that he's qualified to vote on.

Okay.

Um let's take the agenda out of order, please.

I'd like to start with the regular meeting.

Can we get a motion to um take the agenda out of order?

So moved.

Is there a second?

Second.

Okay, any uh further discussion.

All in favor say aye.

Aye.

Aye.

Okay.

Opposed.

Abstentions.

We are starting with the regular meeting.

Um, the first item will be the minutes of March 30th.

Um the uh people, the only people who were there were um Bill, Peter, and myself.

Uh are there any um changes or corrections to these minutes?

There's no change, Mr.

Chairman.

I move that we approve the minutes for the March 30th, 2026 meeting as presented.

Okay, is there a second?

Yes, seconds.

Sorry.

Okay, um further discussion.

All in favor say aye.

Aye.

The minutes are approved 3-0.

Um, the other set of minutes.

Um, we're gonna have to wait till Roseanne joins us, um, which hopefully will be soon.

I see we're gonna need Roseanne to proceed with the rest of this regular meeting.

Manita?

Yes.

Sure.

My apologies for the uh delay here.

Um of our members is calling in.

Ralph, did we hear from Keith?

Yes, he wasn't able to join tonight.

Okay.

It's a tough night.

We're lucky we can scrape a quorum together.

Um Roseanne's uh on this number, the one zero four six.

Uh Rosanna, are you able to unmute?

All right, can you hear me now?

Yes.

Yes.

Beautiful.

Okay.

Roseanne uh McManus has joined the meeting.

Um Roseanne, thank you for um for calling in.

Okay.

No, that's fine.

I thought maybe I'd be home, but this will be this will work just fine.

Yeah.

Okay.

The first thing we have is the approval of the um minutes of our last meeting on April 13th, 2026.

Um voting on this would be Stein Morrison McManus.

Um changes or corrections to the minutes.

Okay, can we get a motion to approve the Mr.

Chairman?

I move that we approve the minutes for the April 13th, 2026 uh meeting as presented.

Is there a second?

Okay, any further discussion?

All in favor say aye.

Aye.

Aye.

Okay.

The amendment are approved three zero.

Um, we're now going into the um pending applications.

The first is two twenty-six-02.

Um, which is a uh text change.

I'm sorry, a the zoning map change for um McKeith and Park and the other uh zero mainland road.

Um is there any discussion on this one?

No, not for me.

Looks good to me.

No.

You good okay.

Um can we get a motion to approve uh this map change, please.

I move that we approve uh application number two two six-zero two, which is a zoning map change.

Okay.

Um second that okay, thanks.

Um, Peter, we're you were not at the last meeting.

Did you have a chance to listen to the video or watch the video?

I have not, I'm sorry.

Oh, that's okay.

I just want to so it'll be um just Bill Roseanne and I all be voting on this.

Um sorry, did we have a motion yet?

Yeah, I'm a second second.

Okay.

Um further discussion.

Okay, all in favor of application two two six-02 say aye.

Aye.

Aye.

Aye.

Okay, it is approved three zero.

Next, we have application two two six-03, which is um the zoning text change.

Um this is the uh the text cleanup.

Is there any discussion on this?

Uh no, we spent a lot of time on the last meeting.

We we sure did.

Yes, we did.

Um I just and it's all good.

I just wanted to mention for the record that there was a minor change uh that was shared with the zoning board.

Yes, I read that last Friday.

Okay.

I read it.

I read that email as well.

Good.

Okay.

Um if there's no discussion, can we get a motion to approve application 226-03?

So moved.

Second.

Okay.

Any further discussion?

All in favor, say aye.

Aye.

Aye.

Aye.

Okay.

The motion is approved.

30.

Next.

Next we have application 226-04, which is a uh zoning text change regarding the R6 district.

Um is there any discussion on this?

Same situation, Mr.

Chairman.

Okay, can we get a motion to motion to approve?

So moved.

Roseanne.

Second.

Okay, any further discussion?

Okay, thank you.

Um, any further discussion?

Okay.

All in favor, say aye.

Aye.

Aye.

Aye.

Okay.

This application is approved 30.

Um, and that's it for voting tonight.

Okay, Roseanne, thank you.

Yes, I'm gonna mute and just listen off.

Okay, good.

Mr.

Chairman, I make a motion.

Here we go back to our regular agenda with uh application 226 01 to public hearing.

Okay.

Is there a second, Peter?

Seconds.

Okay.

All in favor, say aye.

Aye.

Okay.

Um that's approved 30.

Um we are now back in our public hearing portion of the meeting um with application 226-01 35 Terrace Avenue.

Um special permit.

Applicants proposing to consolidate the properties and redevelop the property into a small senior living community with a total of six units, including accessibility, landscaping, and drainage system.

Um the applicant had uh provided us some additional materials in response to comments from the board and the neighbors.

Uh is attorney Brayman with us.

I believe he is.

Uh I just moved him to the panelist list.

Um Lenny, could you uh unmute?

Am I the only one not seeing him?

No, the only Lindy Andrews, yeah, the person I see.

Oh wait, sorry.

I mixed up the lens.

So uh I just uh put Lenny Riemann on.

Um thank you.

Uh Mr.

K and every zone.

Attorney Brayman, if you would um you've got the floor.

Take us through whatever you'd like us to know.

Thank you, Mr.

Chair.

Uh may I share my screen?

Sure.

Go ahead.

For the record, uh my name is Lenny Brayman.

I'm with a law firm at WaffC Rose and Stanford, and we represent the applicant, 35 Terrace LSC.

Uh, this is uh a continuation of the public hearing that we started on March 30th.

And at the end of that public hearing, um the uh board asked us uh to update the landscaping plan to include additional screening for neighbors to the west, uh including but not limited to you know additional green screening uh and uh and or wall or fence screening.

So uh what I have up is the original uh landscape plan by Matt Pop.

And uh so I would like to uh switch now to for comparison to the updated landscaping plan, which we submitted, uh which has additional uh green screening.

And Mr.

Pop uh is available to uh to discuss what we did.

If uh there are questions from the members of the board of the public.

It also uh includes a um a uh on top of the wall uh was part of the project, a uh white vinyl fence uh uh adjoining the um Muller and a Tillow properties that was discussed um on site uh with them between uh the uh the owner um between the applicant and the applicants team and uh uh Mr.

Muller.

So that was uh agreed to and uh so we have additional uh screening in both uh the landscaping and the uh fencing.

We were also asked uh at the end of the last hearing to provide uh renderings of what um the additional screening to the west might look like from our property.

So I'll switch to that.

Um we have before and after uh shots um that are uh in the record uh of these renderings that we submitted.

And so if you're looking uh from what uh we call dwelling A on our site plan to the west, um this is what you would see currently without the additional screenings for existing conditions, and then uh this is what is proposed, um just in terms of the uh fence on top of the wall.

And then if you look at the existing view from uh what we call uh dwelling at E.

This is the before and this is the after with additional green screening.

Um so uh with that, I'd like to um invite uh any questions that the zoning board may have.

Okay, good.

Thank you.

Uh Bill.

Yeah, in your uh your image of uh dwelling E, he has those the additional plans which you put in.

What are specific are those uh plants?

And how big will they get?

Uh that is a good question.

I could hazard a response, but uh can I ask that Mr.

Pop be promoted to panelists so you can give a more detailed answer.

Sure.

Uh they are ILEX.

I'm sorry, ILAX Steeds.

And uh I think we're we're getting Mr.

Pop.

He is uh available by phone.

Okay, uh Matt Pop, uh landscape architect.

I prepared the landscape plan.

So along the western uh property line, we have uh seeds holly, which grows uh approximately six to seven feet high, they're evergreen, and there's also a prog of viburnum, which grow maybe like an eight by eight uh size.

I use that quite a bit to screen a utility boxes.

Um so those are kind of all evergreens, and then at the far uh uh northern portion of the uh western property line, uh I have uh ink berry, which approximately you know five feet in height over there.

The house is uh set fairly low.

So we didn't need us, you know, the the screening, we didn't need us to be as tall.

Um I didn't want to um have anything that grew too tall back there because I didn't want the houses back along that line, the western the neighbors to feel um you know kind of blocked in.

Uh I uh I did have the opportunity to go on the on site and walk around a little bit.

I also noticed that there was a rather open view to the eastern abutting properties, also.

And how specifically are you handling that?

So along the eastern property line, we have oh I think there's about uh 10 uh shade trees, which kind of large growing trees right along the property line.

Uh and between those trees, again, they have that prog viburnum, which grows to eight by eight.

Uh and then you can see that bluish uh symbol.

Uh those are as an evergreen magnolia.

So those are evergreen trees.

And that's uh I put those there because I think that's where it you know the neighbor's driveway kind of backs up.

That's probably the the main view um from the neighbor to the development.

So I had evergreens uh there in that area.

So again, it's no shade trees above with uh the progverb I burn um there, you know, between them, and then we have that uh evergreen magnolia.

I think there's five or six of them.

And uh okay, my last question is uh one of the notes on the the new new planting plan that was submitted to us.

It states that the height of a fence to be set at two feet plus or minus below the maximum height allowed by zoning.

I assume that means there's gonna be approximately six feet.

Correct.

We're gonna try to put that fence at maximum height allowed by zoning.

And there's a detail of this or picture of the fence on the plan.

Yeah, I saw that.

So that's it for me, David.

It says at two feet below the maximum.

Is that right?

No, it should be the max just below.

It's that as much.

It should be inches.

Oh, okay.

Yeah, let me.

Oh, that's inches.

Oh, correct.

Okay.

Thank you.

Yeah, it's it's very small.

The two hatches are visible.

Okay, good.

Um Peter, uh, you're seated on this one.

Any questions?

Yeah, uh, maybe to believe the obvious, but the trees that you've depicted um on the western uh line of the property, those will stay green throughout the year, correct?

They're not gonna shed in the fall and winter.

Um all except for there's uh three birch trees behind dwelling uh between uh D and E.

Uh there's three, those are uh deciduous trees.

Okay.

Well, isn't that gonna kind of cause, if you will, a hole in the winter that the neighbors will be able to see in and vice versa.

Um I still have underneath those trees, which don't show up that well.

Uh there's still evergreen shrubs underneath those.

And how tall are those, please?

Um there's I think there's AIG, which is right between them.

Uh they grow approximately five feet in height.

Okay.

And isn't the fence also there?

Correct.

And the fence, the fence will be six feet high.

Um yes.

The more the maximum big the fence, it depends where you put the fence.

Because then it's higher than the six feet, so it would have to go on the left side of the wall.

And that house is set down.

No, 20 feet or so.

So actually, so the so the I think the fence stops uh prior to that.

So the fence stops right as being shown.

So it should be just to the left trees.

Matt, I could not hear you, your phone cut off.

Could you repeat that, please?

So the the fence uh doesn't the fence is not uh behind uh unit E.

It stops short short.

That's kind of where that blue um triangle and blue square is showing is where the fence stops.

The two houses on the uh on the northern side of that western property line, they're set the you know fairly low down from our site.

I think they're 10 totally approximately 20 feet.

Right.

You can tell by the elevation lines, it's pretty steep there, right?

Yeah, correct.

Have we heard anything from those residents of those two homes?

Yay or nay about this?

Nothing further, Mr.

Rosen.

Okay, thank you.

Any other questions from Mr.

Pop.

I'm sorry.

Oh, I just wanted to know if there were any other questions from Mr.

Pop.

I was um I was surprised to learn that the fence stops behind building D.

Um, I thought it was continuing all the way across.

Um I I think uh I'd like to have uh Mr.

D'Andrea and or Mr.

Altamora discuss the fence.

What we decided to do in consultation with uh the Mullers was to have a combination of you know the wall, the fence and the grain screening.

Um I think in connection with the topography that you just heard described, where these houses are set very low in terms of elevation.

Um we also submitted to that effect, you know, cross sections uh of the view from our property down to the the other properties.

I think the screening is going to be more than adequate for all of the western neighbors.

Um, but I wanted to have um Mr.

D'Andrea address that in more detail, if I could.

Sure.

And um this is Lindy Andrea, Connecticut Professional Engineer and provide the surveying engineering for the applicant.

That is correct.

We've walked this many times, and you'll see as you're looking at the landscape plan, the third northerly house is the closest to our property line.

So we're um very conscious about protecting that both from our side and their side looking out.

And then the other two, as you go further north, they're quite a bit lower.

So if you place yourself on any of these patios based on the fencing and the screening, you're going to be looking at a combination of the screening, the evergreen screening and part of a fence, or just the evergreen screening.

But if you were to take that away, you'd be looking out over the top of the roofs.

So from down below, as they look up into their canopies and into our wall, which has been built already on that Westernly property line, plus the evergreen screening, there's a great um continuous green fence block between us and our neighbors.

And it's been said before, there was just no need to put the fence on the last two properties because of the elevation that they sit at much lower.

The uh I'm looking at the um residential development terrace view homes.

Um Mr.

Dandria, that it looks like you had prepared um, it's called sections development plan.

Um I it looks like from unit F you can still see your view goes right over the uh wall.

Over the wall, but then there's the that's the evergreen screen that was continued along there as well.

And will the and it when it's planted, it will be a screen, or will it take some years to grow in?

Um these are pretty tightly spaced.

And I forget exactly the height that comes with it, but they grow very quickly, and Matt can speak to that.

Um probably over just a few years, they would probably thicken out so that as tightly as there's spaced, there's really very few gaps, if any.

But generally, Matt Pop here, um, generally I plant uh the plants fairly close together.

They're the ink berries, probably you know, slightly under three feet uh apart from each other.

Um the uh the uh fibernums probably like a four foot on center spacing, so they are fairly uh tight together.

Okay.

Okay.

Um I don't have any other questions.

Uh why don't we go to the public then and see if um there are any questions or um comments from the public?

So if anyone wishes to speak um from the public, uh please raise your hand.

Yes, uh first we have Mr.

Dave Adams.

Good evening, uh zoning board, Dave Adams, uh Glenbrook Road in Glenbrook.

And uh, you know, I'm very interested in this project.

Uh, I I personally I feel like this project is not appropriate for the space that it's being put in.

However, if the developer can you know gain uh the blessing of the of the neighbors?

But what I do want to uh what I do want to ask is is uh, you know, we talk a lot about plastics and about how plastics um are contaminating everything around us, including uh, you know, they're being found in every place in our bodies.

Is there any chance that that PVC fence can be replaced or swapped out for for wood instead, possibly the CWF to have uh a more natural, less plastic uh impact on that piece of property and the surrounding properties around it.

Uh that's that's one thing that I would love to see.

Um, other than that, uh I defer to uh the neighbors on this one.

It's it's their neighborhood and uh it's their street.

So um thank you all very much for your time, attention, and hard work on this project.

Thank you.

Good.

Thank you.

Um next, we have Mr.

Tommy Muller.

Hi, can you all hear me?

Yes.

Great.

Thank you.

Um again, my name's Tommy Moeller.

I reside at 7 Jessup Street, um, which obviously we've talked about a couple times on this call already.

But I just will start with the concerns regarding privacy that the proposed development has on our property.

And I do want to just clarify some background.

So in September 2025, we did have an existing six-foot fence between my property and the subject property.

Um during the developer's demolition of the previous single family home on the property, the chimney actually fell on the fence, destroying it.

Uh, we approached the developer and they agreed to replace the fence at their cost, considering they destroyed it, obviously.

Um at the time, they did mention repairs would take two months.

It's now been over six months, and after multiple attempts, we haven't received any plan or options for a placement of the fence.

Um, this replacement should be independent of any zoning decision.

Um, furthermore, the fence they proposed today is not offering any additional privacy, it's just replacing the existing fence they're contractually obligated to do, regardless of the zoning change.

Um, in addition, they have mentioned today there will be shrubs along the fence line.

Um, they've said that the shrubs would max out at six or seven feet, essentially no higher than the fence and offering no additional privacy.

This is only beautifying their property.

We would need significantly more height and shrubs for any material change in privacy.

Also, the rendering is taken at ground level.

If the photo was taken in the second story of the building, there would still be severe uh privacy issues.

Um, you know, on this call, Lengey stated he has not heard from us.

We've sent multiple concerns and questions to him regarding the fence with no response.

Uh you know, that kind of leads into we have heard from multiple people on this call, say how they were told two or three homes you put on the property.

Obviously, that's not the case.

We've had issues getting this fence replaced and the developer not following through.

I've also heard of stories of neighbors trying to work out arrangements with the developer and him agreeing, but then not following through.

Um here on the last zoning call, we heard how they tore down additional trees than what was permitted.

There's a clear pattern of deceit and willingness, unwillingness to follow the rules, which is a realistic concern for us as neighbors that this will continue through the development process.

And this also relates to the concern that we still don't know who will be managing the property post-build and ensuring seniors or disabled are living in the homes and not renting them out to non-seniors or non-disabled.

Um next, I will mention still concerns about the wall that was built.

To my understanding, I don't think there are any plans distributed for the wall, but watching the wall be built.

Um there was just a trench built in rocks replaced into the ground.

Um the engineer can respond, but I think there's a lack of footing and the rocks can easily shift, causing cracks and possible collapse.

And last, I will reiterate that you know, I don't see how this property is acting as a benefit for seniors.

You know, sure on the last call they mentioned there's no step from the garage to the main house, but there's a whole set of stairs to the second story of the home.

How are seniors going to use that?

Um, furthermore, there are no sidewalks, no way to get for the bus stops, and excessive traffic already on terrace, which poses a serious danger to you know the volatile residents that are supposed to live here.

And um, that's all I have.

Good.

Thank you.

Next, we have Mr.

James Yeager.

How did I do?

Mr.

Yeager, can you unmute?

I can move to the next speaker.

In the meantime, Mr.

Ruth Richards had emailed that he wanted to speak.

Mr.

Richards, can you unmute, please?

Could you hear me now?

Could you hear me now?

Is this Mr.

Yeager?

Yes, it is.

Yep, we can hear you.

Please go ahead.

Thank you, Mr.

Stein.

In regards.

Just introduce yourself and give us your address, please.

James Yeager 246, High Ridge Road, Stanford, Connecticut.

I am to the north of that property.

One of my things that I'm looking at is a driveway that's going to be probably 18 to 20 feet wide because of bringing in for handicapped vehicle and or emergency vehicles to the property.

With the snowfall that we had this year, and you're looking at that diagram of that property right now.

I would like to know where you're going to put that snow.

You can't put it across the street.

Who's going to be who's going to be taking care of that snow for a disabled to clear that driveway?

I look at that property, and I don't see any place where you could put the snow.

At the very end of that, you're going to have a transformer box that's going to supply six houses.

The people that visit that house and or take care of those people park in the street.

And it's a very dangerous road.

And with the thousand units that are going on High Ridge Road.

And the thing that bothers me is you're going to have Crossroad, Terrace Avenue, McLean Avenue, Brook Run Lane, and probably another street way up near the parkway to use as cut throughs.

And I've watched the traffic just keep on increasing.

High Ridge Road, same thing.

You're going up and you can't take a left or a right.

So again, the thing that bothers me a lot is the traffic, number one.

Number two, um, you have one seventh of an acre for each house.

And I understand you want to pick up more money for uh taxes to the city.

I understand that.

But six houses doesn't sit well with me and a lot of these people in this area.

Um, it doesn't fit the area, and the way they're putting it through is disabled and senior housing.

Uh I there's nothing for them.

There's nothing for these people that are disabled.

What are you gonna have here?

You have nothing.

You you're gonna have people taking care of these people here.

I don't see it.

You're using something on a zoning change for a piece of a one-acre property in this area that just doesn't fit.

Uh that's about all I have to say.

Okay, thank you.

Mr.

Richards, can you unmute yourself?

Um, maybe I'll move to the next speaker.

Um next we have Miss Lauren Yeager.

Hi, how are you?

Uh, my name is Lauren Yeager.

Uh, I'm at 242 High Ridge Road, also the daughter of James Yeager, who just uh had spoke.

Um, I'm definitely gonna agree with the traffic.

Um it that's gonna be number one.

Um I'm a little upset with you know the trees being taken down prior to approval, and I think that just kind of shows uh what type of person, you know, at this point we're dealing with, as well as you know, just even watching him here on the zoom, rolling his eyes about what you know, people in the area are saying, and I think that's says a lot.

Uh and I also uh definitely agree with Mr.

Mullen and everything he had to say, so I pretty much just want to second that.

And that's it.

Thank you.

Thank you.

We have a phone number ending in 974.

Um the caller unmute the number ending in 974.

Um I can keep going down the list.

Yep, we can come back.

Yep.

9774, if you're able to unmute, um, please do so and just wait till we call on you.

Um next we have Miss Sheila Glenn.

Yes, good evening.

My name is Glenn Sheila, 15 Terrace Avenue.

Uh a long time resident here on Terrace Avenue, beyond 50 years.

And I'm very much uh in favor of supporting seniors, happen to be one, but I would like to go on record with opposition for this special uh permit.

I'm in agreement with what you're hearing from many of the uh learned neighbors here that are talking about traffic.

I our driveways often already obstructed by traffic on this very short street with incredible volumes of traffic at certain points of the day, where you literally have to wait in line to go up and down the street.

I I am very supportive of seniors, but the traffic, the character, the n of the neighborhood, it just doesn't seem to fit as an appropriate space for uh the design for five or six homes.

And I I really hope that you uh are listening intently to what the residents here are expressing.

It's very large concern.

I appreciate your time.

And I know that Miss Richards is very anxious to speak.

I hope I hope that her telephone thing is uh corrected, and I'll try to dial into it.

Thank you very much for listening.

Thank you.

Um Miss Richards, uh, can you try to unmute um star nine?

Actually, she's on the web, so it will be the button to unmute.

Um if you're on the phone, then it's uh it's star nine, but if it's on the web, then you you should look for the unmute button.

No, no.

There we are.

Mute buttons on the bottom left.

Okay, I'm saying about that whole body.

Miss Glenn, is Miss Richards uh Vivian?

I'm trying.

I'm trying to call her now.

Ruth, are you able to get through the late's button?

They're not.

My hand is great, but they're not answering the start.

You have to start nine, mute yourself.

And that's why she's able to say Rude.

Okay.

But she's not releasing that.

Folks, did you hear she said she said she started 9?

Oh, look, is that was that Ruth?

We were just hearing.

Yes, on my.

If you can bring the phone closer, we can hear her.

Ruth?

Yeah.

Okay, you talk through my phone.

They think they can hear you that way.

Okay.

Hi, my name is Ruth Richards.

I live at 25 Paris Avenue.

Um, I have various concerns.

Um I'm concerned about the flooding and drainage.

Um the drainage pattern was changed of the, you know, the drainage pattern of the property was changed.

Tilton more to my um my building or my you know, my living space.

I'm concerned about the setback of the trees that are going to be planted.

My driveway is right there.

Um, so I I need to know, you know, is there a distance as far as where the mature uh trees are going to be planted away from my fence?

I'm also concerned about sewer, the sewer system.

Um if the existing sewer system size to handle the additional six cluster homes that are being built.

Um if they're you know, what about the risk of overflow back up during peak usage?

Um were other options considered, such as septic system.

Um why was sewer extension chosen over the preferred um, you know, over other solutions?

Um you know, I am very concerned.

Um, I think that you know about the builder and you know, trust um being built in them and what their actual motives are.

Um I am not um given permission to cut my driveway.

I would like to address, you know, like the specific concerns about um the proposed utility work um for this project.

I have electrical wires underground.

Um I understand that the plan is to cut through the driveway in order to extend the gas line.

And I oppose to this.

Um and I also want to know do they have legal um easement to perform this work on my property?

Um I'm also concerned about traffic.

Um it's already difficult getting through my driveway and getting into my driveway um with vehicles parking on both sides of the road.

So hopefully this can be addressed.

Thank you.

Thank you.

All right.

Um next, we have a phone number ending in 0185.

Um, can you please unmute uh the phone number ending in 0185?

You can press star nine.

Um we've been through all the other speakers.

Um why don't we um zero one eight five?

Uh if you're able to unmute, please uh go ahead and do that.

We're gonna uh go back to the applicant while you're trying to unmute and ask them to respond to some of the questions to all of the questions.

So attorney Brayman, um or two uh respond, please.

Thank you, Mr.

Chair.

Um, I'd like to take uh Mr.

Mueller's comments uh first.

Obviously, the Mueller's uh and the zoning board both challenged the applicant to improve the screening.

We believe we came in with an application that already had uh screening through wall and uh through landscaping.

Uh, but the Mullers asked us to do more.

The zoning board asked us to do more.

We did more.

Um the design of the uh fence and its placement on top of the wall and its uh length and its its orientation um between the uh applicant's property and the Mueller and Attila properties was um proposed in consultation with Mr.

Mueller.

Uh Mr.

Mueller uh has an understandable concern that he wants a fence put back as soon as possible.

We also want to put in a fence as soon as possible.

Um if we got feedback tonight from neighbors or from the zoning board that the fence should be shorter or taller, that there shouldn't be a fence, then it wouldn't make sense for us to have put something up before we got that feedback.

But we do understand Mr.

Mueller's concerns.

We've been working with him and uh his family, and we are committed to screening.

Um Brayman, um was was he told in September that it would that the whole the replacement fence would be put back within a couple of months.

Yeah.

So like uh yes, Mr.

DeAndre and Mr.

Ultimarkus we said there was an original fence that wasn't in disrepair and it was damaged, and he was told that it would be put back and it will be put back.

But uh Mr.

D'Andrea.

Uh I just wanted to um make it very clear to the board that uh just met Lenny directly.

Yes, Lenny, just introduce yourself.

Oh, sorry, uh Lendy Andrea again.

And I just want to uh speak to a meeting we had on site with Mr.

Muller that was with Mr.

Altamira and myself, and we gave them the option at that time, and we said, if you want your fence back, we can do that immediately on your property.

He said to both of us, no, I prefer that you put the fence on your wall.

And that's the reason why we've had to delay it until we get approvals.

Then we can put the fence on top of our wall instead of putting back his fence on his side of the property.

Okay, okay.

So um thank you, Mr.

DeAndrea and uh Mr.

Chair.

Um, so I think a lot of the conditions of approval that are standard with any special permit will address uh a number of the neighbors' concerns, such as about construction, about uh digging um uh into uh the public right of way, about it affecting you know potential underground utilities, those are all addressed by multiple layers of protections that the city has that we have to go through in order to get a building permit in order to get a CO that are standard conditions of approval.

In addition, for this special permit, we are going to have a condition of approval that is standard um similar to um below market rate uh uh uh units that um if there's a homeowners association, the homeowners association is responsible for administering and ensuring compliance with the requirement that a uh senior or person with disability uh live in uh each unit.

And if the owner is going to rent uh units, then similarly the owner is responsible uh not only to the uh zoning board, but to the deed restriction, which will be recorded on the land records um to enforce that requirement.

Um it's uh it's easy enough for an owner or uh an association or the the applicant uh or an applicant to um make a mistake or uh disregard a limitation on uh the income guidelines and the income requirements uh here uh it's uh even uh easier to uh tell uh for purposes of compliance whether there's a senior uh person over 55 or person with a proven disability um that is living in each of those units.

And that's the way that the regulation is written.

Um so in terms of uh footings in the wall, I can have Mr.

D'Andrea address that, but um uh I just like to say that in terms of uh traffic, uh, we're going to arrest on our uh traffic uh um uh traffic generation letter that was submitted that's in the record that was discussed uh by the uh gentleman from AKRF last time.

Uh we are not seeking to change uh the zoning of the uh property.

We're seeking a special permit.

Um I can also ask Mr.

D'Andrea uh to uh address snow removal, um, which we touched on uh at the the initial public hearing.

Um of course we talked extensively at the last public hearing about drainage, how we're uh actually improving drainage and runoff uh with this um project versus existing conditions.

Um the trees are going to be at a location that is um in compliance with zoning and all applicable laws.

The WPCA reviewed this project and did not have any objection to any of the um uh the the sewer uh capacity issue uh questions or or or or um the sewer um plans.

Um and so with that I'd like to turn it over to Mr.

DeAndrea just to address the wall footings and the snow removal, if I may.

Uh this is Len DeAndre again, and I might say a few more comments before besides those two.

Um the Altamira family, they built uh fantastic stonemasonry walls.

I always like to say it's in their blood.

Um they build more walls than they have to.

I I can't think of how many linear feet of walls they've built over the years that I've inspected.

I've personally inspected this as it goes along.

They follow the plan, and I have no concern for that.

And at the end of the job, I I have to certify the integrity of that wall.

Um the snow removal, we've kept a nice border, a nice shoulder on the right side of the driveway, as well as areas in front of each unit so that can be bladed on the uphill.

We also kept the uh transformer back, the maximum from the edge of the driveway, which is 10 feet.

So that gives us room to store it in the rear as well.

And quite honestly, if you have um just an unusual snowstorm, like occasionally we still get the snow can be hauled away, and the city of Stanford designates areas for that place for that stone to be removed and dumped.

Um the other thing they're uh talking about uh number 25.

Yes, uh along the common line, that's a rear lot, by the way.

There is a stone wall already.

We made very sure that the way we graded this was such that we did not shed any water onto their property at all.

And then as you continue towards the street along the access way, we have a new wall, which also uh delineates the separation and keeps the water from entering onto a property.

The other nice thing we did is uh we've tried to minimize any cuts into the street.

Uh, in fact, the WPCA encouraged us and recommended that we use the existing sewer lateral that already exists onto the property, so we wouldn't have to cut into the roadway for a new sewer lateral connection.

The gas line would not be brought in there.

This the common driveway for 25 or sorry, the rear driveway for 25.

It's along the westerly line.

It'll come up along the westerly side of our unit, so there's no disturbance to the driveways themselves.

Um then the last thing too, you know, again, it is a lighted intersection of both ends.

Um people will say it's a long traffic light.

It may be that's what tends to um occasionally stack the cars.

Uh, but I also notice on many drives back and forth.

It's not a heavily parked road as you might think.

There um, in each given time that I drive it, maybe there's seven or eight cars.

Most of them are parked on the easterly side uh instead of the westerly side, and the traffic seems to flow pretty well.

So we we um did the best we could on this street to minimize any disturbance in the street, and I think we accomplished that.

Um we have nice wide shoulder on the right side for so snow removal isn't an issue.

And uh the project is contained simply because at the end of the day, there'll be a retaining wall on uh all four sides.

Lenny, I'm I'm confused.

You said parking on the east or the west side, but the speed runs east and west, doesn't it?

Yes.

So um when I drove this, and some of you may know I live in Stanford north of Bull's head, and uh made it a point to drive this.

Um some people call it cut through.

I don't tend to call it cut through because I like to go a different way.

I I don't see this as a cut through for me.

Uh but I drove it many times, and I found that the cars that seem to park on the street are mainly on the east side, the easterly half of Terrace Avenue.

I saw only one or two cars occasionally parked on the westly side.

So it is interesting that those people that are concerned, yeah, it's that side of the street, that that easterly side of the street where occasionally it might be four on one side, three on the other.

And that was pretty much the average number.

You're talking about the easterly end up by high ridge.

That's correct.

Yes.

Gotcha.

Gotcha.

Okay.

Will there be a homeowners association?

Uh Mr.

Chair, if the uh project ends up being ownership, there we it will be a planned community, it has to be a planned community, and there has to be a homeowners association.

The owner is reserving the right to do it as rental as the market uh demands.

But that's why we're not saying it's 100% going to be a homeowner's association in the event that it was rental or whether it was a rental for a period of time while the owner was in control of all the units, then there would not be a homeowners association.

But um any ownership of the units by multiple uh owners is going to require a um essentially a condominium, uh planned uh unit development, uh planned community, which will have an association uh that will be responsible for common areas and will be responsible for enforcing the restrictions on uh seniors and uh individuals with disabilities.

Will they be responsible for let's say shoveling the the walks of the elderly or disabled who live there?

Yes, the association will be responsible for the maintenance of the common areas.

Well, is my front walk a common area going from the street to or from the driveway to my front door?

If it's not if it's not in common with other units, no, it would be uh particular to that unit.

Okay.

Do you have any problem with with having the HOA do that for the elderly or disabled residents?

I don't see uh why that there would be an issue with that.

And um, I guess the same question would apply to um will they mow the lawns and take care of the greenery there.

So obviously if it's a common area, then uh the owner the association is responsible for for that maintenance if it belongs to the individual unit owner.

Um it would be according to the uh the declaration and bylaws of the association.

Okay, I'm just thinking trying to put myself in the place of uh someone who's elderly or disabled living there who um may not be able to do the kind of things for the home that uh someone younger or not disabled would be able to do.

Mr.

Jenner, uh would you mind if I made a comment to that?

This is Lend DeAndre again.

Please.

Um again, um the city of Stanford has established a couple of great things, and one is a landscape maintenance agreement, which will be for the entire property, as well as a drainage maintenance agreement.

Um, I also see this as you're alluding to as a kind of a project where this would be something where you don't want six different landscapers coming in.

You're gonna want one landscaper to take care of everything, and that would be the snow removal, the um cutting of the lawns, the disposing of the leaves, not on the property, uh, total maintenance of the grounds.

And I don't see any other way of doing it for a project like this, other than to have it all done as in its uh entirety as part of the association documents.

Yeah, I'm glad that would be no issue.

Okay, good.

Umita, could we include that?

Make sure that that's included as a condition.

Yes.

Um already have snow removal and fashionable plans as standard documents.

Um, but you know, the landscaping vegan add to this one.

Well, I don't know what the snow removal plan is, but it probably doesn't cover the shoveling of the front walks and the mowing of the lawn when it comes to landscaping.

So let's just make sure is as um Mr.

D'Andrea says that that it's done in a uniform way.

Yeah, so there's one vendor who is doing all of the houses there.

Um yeah, please.

There would be the responsibility of the HOA if the units are sold or of the uh owner if it's a rental.

Okay.

Um Bill, do you have anything else?

Nothing else.

Um Peter?

Yeah, quick question.

So if I understand correctly, there would be deed restrictions recorded requiring that the properties be um occupied by disabled or senior persons.

Is that correct?

Yes, and that's one of the conditions of approval.

Okay, and who would be responsible for enforcing that?

So in the case of uh homeowners association, it would be the association who would have to make sure.

In the case of uh the owner temporarily or for a longer period of time retaining control over all of the units and renting them, it would be the owner, which which would be the applicant, similar to uh how you have enforcement of uh uh BMR rental uh restrictions.

Sure.

And then what would happen hypothetically if the HOA declines to enforce the restriction?

I suppose somebody sublets to somebody who is not a senior or disabled, with then so uh it included in the condition of approval uh is not only that the hoa has to make make sure that there's an ownership uh of uh a senior or disabled person, but that if it is rented, um that it is rented to somebody that uh is has in the family, somebody over 55 or somebody with a proven disability.

If the HOA failed to comply with with that requirement, uh in one of the one or both of those two ways, then that would not only be a zoning violation, that would be uh violation of the deed restriction.

And um, so there's uh a number of uh you know remedies to uh neighbors uh who were concerned who believe that you know the HOA was in flagrant violation and was allowing the uh houses to be sold or rented willy-nilly to people regardless of what of their age, or who saw a young family with young children who had nobody in the family with uh you know a disability or a proven disability or somebody over 55, they could uh complain to the zoning uh enforcement uh officer who could take immediate action to investigate and enforce the requirements of the conditions of approval of the special permit um and take action um to enforce the the special permit.

Um and they could also be private uh civil remedies for violation of a deed restriction.

Would a neighbor um have standing to file say a suit for adjunctive relief uh were a property to be improperly rented?

Uh I can't speculate on on that uh without without more facts, Mr.

Russin.

I don't want to um give you a yes or no answer.

Okay.

Thank you.

Okay.

Umita, it looks like we've got a couple of more hands up.

Yeah.

Um why don't we go uh to these folks one more time?

Yeah, I believe we haven't heard from the phone number ending in 0185.

Um, if that speaker could try to unmute one more time.

Um if not, we can move to the other speakers.

I believe we've heard from them, but they might have follow-up questions.

Yeah.

Um first we have Mr.

James Yeager.

Again, thank you guys.

Uh on the board.

Um, if you could hear me.

Yes.

Um, on that wall, um, city zoning and stuff like that, as far as retaining wall, which is over a certain height.

Does a beautiful job on walls, no no doubt about it.

But aren't uh retaining walls over a certain height supposed to be off the property line five feet uh per guidelines of the city.

Um that's number one.

Number two, with the fences that you're gonna put on top of that wall.

Uh is that is that what they were thinking of doing, Mr.

Stein.

Um I let's let the applicant answer that when they um answer the questions.

Um with with the with the fencing that you're gonna put, I think is it sounded like you're gonna put them on top of the wall.

Um, what they did with the base of that wall, they they dug down and put some boulders down.

Uh I don't think they're pinned.

Uh again, I'm not a uh you know an engineer or anything like that, but when you get over a certain height, I would think they would have to be pinned to a certain point.

Uh, you're gonna put a fence on top of there so many feet high.

You're on top of a hill here, and that wind is gonna fluctuate those panels and possibly under undermine some of that wall down below.

They took all the trees down, which were native trees to the area, so there's no root system in the area.

So that's that's a concern of mine.

Uh again, it doesn't bother me so much.

I'm on on the other side, I'm on the north side, so it doesn't bother me.

It would be the people that are below on Jessup Street.

Again, the big thing that bothers me is a lot of this traffic is gonna be this is going to be a cut through.

Terrace Avenue, McLean Avenue, uh crossroads, and you can't change the dynamics that much on the lighting system because then you're gonna back up High Ridge Road and or Longridge Road.

You're putting a thousand units in from Bull's head all the way to the Merritt Parkway.

So people are gonna not gonna be using the parkway at a certain time because it's backed up.

You're not gonna be going to Bull's head because you've put all that building and stuff down there.

It's beautiful, but again, it's congested.

What are they gonna use as a side roads?

Jessup Street is a cut through because you can't get you get down from uh from Terrace Avenue down to Longridge Road.

So they take the right-hand turn down to Jessup Street, doing 25, 30 miles an hour down that road.

You know, I when I was a kid, I used to be able to ride my bicycles around here.

You can't do it anymore.

And it's it's it bothers me.

You know, again, I'm 68, I got a grandson that lives right here in the front house, and and it bothers me because it's not Stanford anymore.

You gotta stop the building.

I mean, it's it's all I could say.

Uh and that's it.

I'm sorry.

That's it.

Good.

Thank you.

Okay.

Um, next we have Mr.

Tommy Muller.

Yes.

Um, so I appreciate hearing from Mr.

DeAndrea about his experience with our conversation about the fence.

I mean, I think him and I both know that's not how the conversation went with Mr.

Altamura.

Uh, you had asked if I prefer the fence to be on my property or the wall.

I said I was okay with it being on the wall, to continue with the plan previously presented and would prefer to stay with the plan.

Um, you then yourself, Mr.

DeAndrea, continue to suggest that if it were on my property, you could actually replace the wall right away, to which Mr.

Altamira gave you a hand motion and implied to not go there with the conversation.

Obviously, I would have agreed to that if that were my option.

If you're able to put the fence on my property immediately, I invite you to begin tomorrow and show that you can be trustworthy.

The developer, you know, destroyed my fence, promised to do so in a time frame and has not met their obligation.

And that's really all I have to say about that.

Okay, thank you.

Next, we have Mr.

Dave Adams.

Yeah, sorry.

Go ahead.

Hi.

I'm sorry.

Uh uh, thank you again for uh allowing me to speak again.

Uh I did uh listen to all of the answering of the questions, and unfortunately, I did not hear any addressing of the material of what that that fence on the westerly side is going to be made of.

Um I would like to hear whether or not there would be a consideration for a wooden fence rather than a plastic PVC fence.

As we all remember, it was only a number of years ago that we were moving, uh, you know, as a nation, moving vinyl chloride, which is a constituent of PVC, uh, on trains that derailed, and that went up into the air and then rained down on Connecticut citizens and residents.

Uh to uh, you know, significant detriment.

Uh a lot of people complained.

I know that I got burns.

Um is there any consideration that that fence can be made out of something besides plastic?

Thank you very much.

Good.

Thank you.

Do you have Miss Sheila Blenk?

Yes.

Panel, I'm trying to let Miss Richards speak again.

Ruth, say your name.

Can I go ahead?

Yes.

Ruth Richards, 25 Terrace Avenue.

Um, I have a concern about privacy.

Um, at least three of the homes will be facing my house directly.

Um, some of the statements that the lawyer made with saying that there will sometimes there's only seven cars on the road.

That's not a true statement.

Um, there are many times, oftentimes when I'm going to work and I have to pull over on the side to allow a car to come down to get up to the traffic light.

The um the land was also tilted.

Um, if if you look at the top part of my property, the soil level is in line with my stone wall or even a little bit higher.

So I'm you know, I'm very concerned what is going to be done where the neighbors can't look through my front door or through my my, you know, the window in my living room.

Um, there's my my parking lot driveway is right there, um, which is going to be right in front of through the clusters house.

So was that was anything taken into consideration that the houses that are on the opposite side of the road are not clustered.

I have five, eight acres.

Other houses have the same on the other opposite side of the road where they're trying to build the sixth clustered home.

How can that be allowed?

Which I'm sorry, which house do you live in?

I live at 25 Terrace Avenue.

So my house directly, the sixth clustered house that are gonna be built.

I am directly in front of them.

I see through my front door, they'll be looking through my front window.

My garage is right there, my bathroom window is right at the top.

So you face um face dwelling E.

On the to the north of it.

Okay.

Yes.

Um, why don't we when the applicant's answering the questions?

Let's let um Mr.

Pop respond to that to let us know what how the landscape plan would provide you with privacy.

And if I can say one more thing, all the beautiful trees were taken down, and if they could have come over and cut the trees on my property, they would have.

And this is just to show you that they cannot be trusted, and there's ulterior motives.

Right.

No, no one on this board is happy about those trees coming down.

I agree.

Okay, thank you.

David, the last speaker is Miss Jacqueline Moore Moulder.

Hi, everyone.

Good evening.

I have a few concerns with the property.

I think one major thing that still hasn't been addressed is that the images with the fence mock-up.

We're taken at eye level of the property.

We have a two-story house.

Sorry, Miss Muller.

Can you try to unmute again?

Yeah, can you hear me?

Yes.

Yeah.

Go ahead.

Did I cut out at a certain point?

You were talking about a two-story house.

Yes.

Okay.

So our house is two stories.

The proposed units being built are also two stories.

You know, we're a small family to go from having, you know, a one a single family home on the property to now having two homes looking into our house raises quite a few concerns, especially for someone with children.

Additionally, um, it still remains very unclear on if there will be an HOA or not.

And I do not think it should be the neighbors' responsibility to start policing if the developer or owner or whoever it may be.

Um make sure that the rules are being adhered to.

Um those are really my two main concerns.

Good.

Thank you.

Those are all the speakers, David.

Okay, so zero one eight five.

Um we never were able to get them to unmute, I guess.

Okay.

Okay.

Um, you want to respond, please.

You, Mr.

Chair.

Um starting with the question that um Mr.

Adams is right, it didn't get answered about changing the material of the fence.

So obviously the uh the fence uh is something that's been uh discussed and negotiated between the applicant, the mullers, uh, and also affects the Atito property.

Um so uh I'm I'm hesitant to to change the material of the fence, willy-nilly uh in this hearing.

I I understand uh concerns about you know wood versus PVC, and there could be advantages to wood versus PVC, but I have not heard heard an objection from a neighbor who would have this fence uh up against their property uh to the PVC.

So I'm I'm hesitant to change the materials at this at this time.

Um in terms of the um uh in terms of the the wall uh questions.

Uh I I'm gonna ask Mr.

D'Andrea if he has anything further to add uh to what he's already said about the wall.

Uh he is the engineer of record.

I do uh thank uh Mr.

Yeager for his compliment uh about the you know the craftsmanship of the Altamor walls.

Um but uh I wanted to ask Mr.

DeAndre if he has anything to add uh from an engineering perspective about the walls.

Uh yeah, uh Lendy Andrea, these are um stonemasonry, excuse me, gravity walls.

Excuse me, they do not get pinned into anything.

And we have a design section that will take you through the various heights of it.

So we don't have any concerns about that.

There was a mention about um if you reach a certain height, and um we're here for a special permit, but I'll not speak to that for a second.

If if your total height fence and wall combination as measured from the low side uh exceeds six feet in the front yard or a side yard or eight feet in the rear, to go any higher, you would have to step back to the accessory structure setback.

But in in the zoning regulations, the way they are worded right now, no, there is no required setback from any property line.

Thank you.

Um, and then I wanted to address the uh issues raised by uh uh Ms.

Muller.

Um we are actually moving the dwellings further back than the pre previously existing dwelling uh from their house, but perhaps more to the point, uh the setback requirement uh for the for the ILF for the independent living facility um is uh more restrictive than the underlying uh zone.

Um in terms of the privacy concern that was raised uh by uh Mrs.

Glenn.

Uh we do have Matt Pop available to uh respond to that, but I just wanted to um clarify uh the location.

Uh I understand her her home is uh northeasterly of dwelling E, if if I understand it correctly.

And so Mr.

Pop will address that.

Um Matthew Pop, uh hopefully uh you could hear me.

Yeah, yeah, yeah.

Okay.

Um along the northern uh property line, we have a row of green giant arborvitae in America, a couple three American hollies.

Uh the green giant armor vice grow uh very tight together.

There's the space fairly close to a row approximately 30 feet um in height, maybe a little bit higher.

Actually, in one area, there's a it's a double row.

Um probably don't need the double row.

Uh, but so I think that uh view uh from uh building you know, E and I would say F towards the northeast is uh fairly well uh screened.

Um from the Richards house, which is uh straight uh to the east of the dwelling E.

Again, we have those uh five, they're the bluish symbol, which is the uh uh evergreen magnolias, and then there's uh bordered by uh the uh prog vibernum, which is grow eight by eight feet in size or so again with the shade trees.

I think those are fairly well uh screened um from you know the from the north uh east.

Um I'm not sure if there's anything specific that area but you address the east the um trees on the east looking into uh Ruth Richards property.

I I believe so, Mr.

Pop.

Those so directly to I'm still not sure which it's uh the Richards directly to the east.

So from we again we have the five evergreen um the five BBs, yeah, which is an evergreen magnolia grows maybe uh 20 feet in uh size, but they're fairly well fairly closely spaced together, uh and then there's uh surrounded by that on either side of that.

There's the viburnum, which grow up eight by eight, those are evergreen.

I use those uh because the deer uh tend not to eat those, so I use those quite a bit, especially around screening uh transformer boxes and along uh parking lots, the screen parking lots.

And then we do have the uh shade trees.

So between uh her house and building F, we have uh one oak tree, a hackberry tree, and a uh American Linden, those are the three trees between her house and building F.

Okay.

Um board members, any uh final questions here here.

No, I'm good.

Thank you.

Not for me, Mr.

Chairman.

Okay.

Um, anything else you want to say before we close this application?

No, Mr.

Chair, just to thank the zoning board and you for uh your time and thanks staff and public and uh to say the special department factories have been satisfied.

Good.

Um thank you.

Uh so we um Ralph and Vanita, anything else before we close?

No.

Okay.

So uh application 226-01 is closed, and it will be uh on the agenda for deliberation uh at our next meeting, which is May 3rd, 4th, 4th, May 4th.

That would be next week, right?

Next Monday.

Okay, thank you.

Okay.

Um I think we have completed our agenda.

Anything we've uh missed, Danita.

No, I think we've covered everything.

Okay.

Um Bill, it's not eight o'clock, but it's close.

Not bad, not bad.

What do we got for next week besides uh voting items?

Um we don't have any new hearing.

You might have administrative items.

Um just this a very light agenda.

Okay, good.

All right.

Um anything else we need to discuss.

Well okay.

Can we get a motion to adjourn?

So moved.

Moved.

Second.

Okay.

All in favor.

Aye.

We're adjourned.

Thank you, everyone.

See you next, everybody.

Thank you.

Good night.

Bye-bye.