Planning Commission - Regular Meeting

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e e 2019 so that's six years oh it's 7 o' sure my phone is off are we no I'm waiting for there still I'm waiting for it's always nice to start the meetings exactly on the hour it's good business can't tell if uh we would like the presentation ready okay as let work then take a 15minute break we are live

now good evening everyone and welcome to the Planning Commission meeting for Tuesday March 25th before we get started May everyone please rise and join me for the Pledge of Allegiance i al to the flag of the United States of America and to the Republic for it stands one nation under God indivisible with liberty and justice for all okay welcome everyone it's uh we were just talking and it had been since August that we last met so good to see everyone's faces again I guess we can technically say happy New Year um and we have some some good business to get to tonight so let's go ahead and get started um moving on to item a uh roll call let the record reflect that we have all five Commissioners present Item B minutes uh to get things started item B1 will be election of officers uh seeing it's our first meeting of the new year uh it's customary for us to elect new officers and so if I may I would love to kick things off and elect uh Vice chair Lori basich to be the new chair of the Planning Commission thank you second and then should we could we do one vote for both the vice chair or for the new chair you can vote for her then move right on I have a election in a second all those in favor please signify by saying I the record reflect the motion carries and I'd like to uh move that our John Becker become the new Vice chair for the next this year I'll second that okay uh all those in favor please signify by saying I I I I let the record reflect the motion carries congratulations Lori and John thank will

there be [Laughter] parade uh moving on to item B2 approval of minutes of the regular Planning Commission meeting of August 13th 2024 I'm going to move to approve second okay I have a motion and a second uh all those in favor please signify by saying I I I let the record reflect the motion carries unanimously of four eyes and one abion correct four eyes and one exstension thank you commissioner Dylan um item C written Communications there any written Communications tonight no written Communications okay item D oral Communications members of the public are invited to address the Planning Commission on any item not listed on the agenda public comments are generally limited to 5 minutes per speaker please note that state law prohibits the commission from acting on non-agenda items are there any oral Communications tonight seeing not we will move on to item e public hearings item E1 hearing to consider a resolution approving a design review minor use permit tentative parcel map and a density bonus for a 59 unit affordable housing development located at 6347 6361 and 6375 Thorton Avenue a resolution recommending city council approval of an Al alternative means of compliance for the project and a resolution finding the purchase and ground lease of the project site conforms to the city's General plan thank you chairman um tonight this item will be presented by our housing policy and program manager Michael kulum

floor is yours thank you honorable chair and City and City Planning Commissioners for those of you I haven't met yet my name is Michael kulum and I started in December as the city's housing policy and programs manager with the Community Development Department the item before you today as Mr chairman stated concerns the Saha affordable housing project on thoron Avenue A 100% affordable housing development proposed by satellite affordable housing associates also known as Saha you'll note that the staff report for this item was prepared by my colleague Miss Carissa Lopez who for very happy reasons could not be here this evening and so it is my pleasure to to Comm to uh present the commission with an update on this item New York's first family affordable housing project and staff's recommendations for how to proceed so this is a public hearing to consider three resolutions the first is a resolution approving a design review minor use permit tentative parcel map and a density bonus for the project the second is a resolution recommending to the city council regarding alternative means of compliance to payment of the um City's affordable housing impact fee and the third and final is a resolution finding the city's purchase of the project site and its ground leas to Saha in conformance with the city's General plan I'll start this uh this presentation with some brief introductions um and provide background on the status of the city's housing element and housing work plan I'll then briefly go over the project and its history before presenting the requested entitlements

affordable housing in New York already available for seniors across the street from the New York Community Center so in uh December of 2023 or sorry October of 2023 uh the city council adopted newark's housing element whereafter it was found compliant with state law by the Department of Housing and Community Development in December of 2023 this succeeds both the city's fifth cycle housing element as well as the city's 2021 2023 affordable housing work plan whereas the affordable housing work plan lays out the city's priorities for developing affordable housing including um um committing funds to the development of new affordable housing acquiring property for the development of affordable housing and other um programs to um um develop preserve and protect affordable housing the housing element um establishes policies and programs to plan specifically for 1,874 new homes by year 2031 including 460 homes 464 homes for very low-income households and 268 homes for low-income households this is in compliance with state law that requires all local governments to Ade adequately plan to meet the housing needs of everyone in the community at all income levels uh example programs of new neworks housing element that appli to today's items include programs AG 2.7 providing financing for the development of new income homes H 4.1 5.3 utilizing public land for affordable housing development this project today has uh a few years long history in the city of New York beginning in uh June 2022 the city released its first multif family

affordable housing notice of funding availability which you may hear me refer to tonight as a NOA the NOA is one of the priority programs identified in the affordable housing work plan and the housing element $12 million in funding from New York's affordable housing uh impact fee fund was made available um and sought proposals that targeted priority housing needs from the affordable housing work plan such as families with children and individuals with disabilities in March of 2023 the city council selected saha's proposal to construct an affordable housing development on three Parcels located at 6347 6361 and 6375 thoron Avenue the image on this slide is a rendering of the project uh um the city's authorization of $12 million in funding included um funds to acquire the project site as well as for construction costs in February of 2025 city council authored authorized an amendment to the loan agreement what this amendment did is three things first it authorized the city to acquire the project site second from Saha second it authorized the city to lease the site back to Saha once all environmental approval and funds are in place this lease would be for a term of 99 years for $1 a year the primary reason for um performing this lease back to Saha would be to uh uh secure the project additional points in extremely competitive funding applications for matching State um financial assistance and then the third primary thing that the loan Amendment does is it amends the loan value and related terms to reflect the city acquisition of the site this was found to have no fiscal impact because all expenses including City legal fees and due diligence are being paid from the loan

principal so to take a a look back um at this Project's um past accomplishments and those yet to come um following saha's selection and authorization of the loan in 2023 Saha began Community engagement work to protect to to collect project input and feedback Community meetings were held at the new Yark Pavilion directly opposite the project site and notices were sent to addresses within 500 feet for the first two Community meetings which were held in October 11th and December of um sorry August 9th and October 11th of 2023 and within 750 ft of the project site for the community meeting that was held on January of 2025 after incorporating staff and Community feedback from the 2023 three Community meetings Saha submitted their first entitlement application in December of 2023 2024 was spent working collaboratively between Saha and staff to revise and improve the entitlement application with a third community meeting held on January 29th prior to the final entitlement application being submitted that brings us to today's meeting highlighted and read on this slide uh subject to planning commission's recommendations um and um an action on subject resolutions the city council will meet on April 10th um at which time Council will hear C Comm the commission's recommendation on how to proceed with approving an alternative means of compliance to paying the affordable housing impact fee which I'll speak about later that would then bring us to April 15th which is the deadline for the project to apply to the state's multif family housing program which is a key component of the Project's financing plan if MHP and success essive applications are successful the project could break ground as early as spring 2026 and begin leasing as early as winter or spring

2028 so now I'd like to tell you a bit about the project itself the fun part uh the Thorton Avenue Apartments um would be a five-story multif family residential building with 59 units including one manager unit the project would have a total density of 109 units per acre the unit count is a small change in the project from saha's original notice of funding availability proposal uh that's because while working on addressing the city's comments during the entitlement process Saha was able to add two more low-income units the project was designed to to um to meet the needs for family siiz units so more than 50% of those will will be for two or three bedrooms and then 10 of the units will be reserved for individuals with intellectual or developmental disabilities who receive services from the regional center of the East Bay um funding will come specifically for these units from the State Department of Developmental Services uh and the the disabled residents of those households will received individual case management from the regional center of the East Bay um such as participation in a day program life skills and training um typically including Transportation provided by the regional center this provides um um good progress towards meeting the city's housing element goals of providing 20 homes to the intellectually in developmentally disabled Community by 2031 um some additional quick facts about the project and you'll see this shortly in the project images but it would include family-friendly common are amenities such as a community room that opens up onto a courtyard with a play area Community Gardens barbecue and Gathering spaces uh lastly I'll state that uh the project would provide 42 parking stalls as well for vehicles as well as 32 secure bike stalls uh the parking stalls

would be an automated uh puzzle um structured parking system um which we can go into more detail if there are questions and then lastly in addition to developing the site Saha would be the long-term property owner and property manager and provide resident services as they do with their other properties here in town uh in the next couple of slides go over um the proposed project and its requested entitlements so here before you uh you see an aerial image of the slide showing the project site highlighted in Orange um it's just between ardan and Cherry streets on thoron Avenue um and it's just outside of the Oldtown specific plan area about a tenth of a mile um the parcels here were previously occupied by commercial uses and it's currently being leased by Saha to the contractor that's performing the water main work on thoron Avenue um as for uh the zoning and land use for this site as I mentioned um each property has its own pre-existing Building Together each parcel constitutes about half an acre. 54 Acres fronting Thorton Avenue although originally built as single family homes the buildings that are on the site haven't operated in that way for at least 30 to 50 years um each property has been vacant since 2022 uh most recently operating as an auto Sal Center a salon and then a Home Remodeling [Applause] Company um here before you you see um a proposed site plan for the project uh the three Parcels would be Consolidated into a single lot fronting thoron Avenue ground floor uses would be intentially activated with three residential units each with their own private patio fronting important a building

lobby with a mail room offices utilities and then the bicycle and and vehicle parking um and then as I mentioned the three uh the the um parking garage will include three accessible parking spaces and then 39 other spaces in the automated puzzle lift system uh the lift system would accommodate Vehicles up to a standard um SUV um so you can think of something like a Jeep Grand Cherokee um it wouldn't accommodate your Chevy Suburban um but residents will be required as a condition of approval um to be noticed um of what types of vehicles could and could not be accommodated within the the property um and then the last thing that I like about this project is you see there at the bottom left of the image that's the the bicycle storage and that has really nice access in and out of the building so that people don't have to wheel their bikes through the lobby in the narrow corridors uh the project is consistent with the general plan land use designation for the area which is high density residential uh the high density residential uh land use is intended to support efficient development of apartment and condo complexes at a minimum density of 25 units per acre um this is implemented by uh residential high density zoning which's per which permits densities of 25 to 60 units per acre and allows for buildings generally of three stories or more the Project's proposed density of 109 units does not comply with the Zoning for the area and so Saha is requesting a density bonus for the project along with waivers for certain development standards so the first entitlement that the project is seeking is design review approval in accordance with Newark Municipal Code [Music]

17.34% images of all of this shortly uh but the proposed building has a modern architectural style that's broken up into a traditional design of a base middle and top the base is articulated by the active ground floor uses that I mentioned like the lobby and residential patios the middle is articulated with bay windows and Juliet balconies and the top is set back and more brightly colored to reduce the visual impact of the building height lastly a projecting facade along the Thorton Frontage creates a visual focal point for the building entrance and Earth Tone color palletes and materials create visual interest and further break up the building's massing so uh here is a picture of the south and east side elevations um the East Elevation or what you'll see on the right side that's what you would see directly from thoron if you were standing in the median um uh this slide here shows the west and North Side elevations the West is the rear of the building um and then in the image on the left here um you can see that Second Story Courtyard that Second Story Courtyard that's kind of wrapped in a u um that courtyard is above the parking Podium and now this is what you would see if you were standing inside of the Court yard the three different sides of the building um and then for scale you'll see on the ground floor is the double height garage which allows the puzzle um lift parking system here are some renderings of the property um from along thoron sorry that was a rendering of the courtyard there you can see the um the

play structure the Community Gardens and the barbecue area as well as some of the um bay windows the second entitlement that the applicant is seeking this evening is a minor use permit um Newark Municipal Code requires a minor use permit for buildings over 35 ft uh even though the residential high density zoning District allows buildings up to 100 ft the building uh the proposed height for this building is 60 ft uh which is necessary to accommodate all the affordable units and to to screen the mechanical equipment which will be on top of the building's roof um I'll mention here that staff are looking in accordance with um the city's housing element to remove the uh minor use permit requirement in the RH Zone in order to streamline and reduce development constraints uh the project is Seeking a tentative parcel map to merge the existing Parcels into the one approximately half a lot acre lot uh the map would include public utility and Landscape easements in front of the building along Thorton as well as a RightWay dedication for Thorton Avenue R ranging from 10 to 20 fet here's an image of the existing parcel map you can see there the three separate Parcels with their existing structures and then this again is the uh requested proposed parcel map um that demonstrates um the uh proposed building footprint easements and RightWay dedication as for the density bonus request New York Municipal Code chapter 17.9 Implement State density bonus law uh staff have found that the project qualifies for an 80% density bonus um which at 59 units would um permit the project the requested and proposed 109

units per acre Additionally the project qualifies for up to four concessions and unlimited waivers a concession is defined as a reduction in site development standards or a modification of zoning code or architectural design requirements such as a reduction in setback or minimum square footage and then a waiver permits deviations from development standards that would have the effect of physically preventing construction of the project with the density bonus and concessions requested we'll also note here that state density bonus law prohibits jurisdictions from requiring more than one parking space per one bedroom unit and one and a halfa parking spaces per two bedroom units so the table on this uh slide shows the waivers that the applicant is requesting each of these waivers um um concern standards that would otherwise render the project financially infeasible or or reduce the proposed unit count of 59 homes so in order to meet each of these standards the applicant would have to um choose between reducing the number of units or increasing the bill Building height um increasing the building height would require changing the construction type to type one which is significantly more expensive and would render the project infeasible so the five waivers um are a maximum lot coverage proposal of 76% of the lot as opposed to 55 um and a a waiver of minimum front setback to provide a 3 foot setb minimum landscap scape area would be provided at 17% of the lot as opposed to 25% minimum open space would be provided at 55t per unit as opposed to 200 and then 42 parking spaces would be provided as opposed to the 120 um that newark's Municipal Code requires um I'll note

here as I've as I have you know previously stated um 10 of these units will be for households that are intellectually or developmentally disabled and will be unlikely to own a vehicle um research has has also shown that low-income households statistically own fewer vehicles um than uh households that can afford unrestricted uh housing um um and so um want to to note that for the record um the second item before you today concerns alternative means of compliance uh per New York Municipal Code chapter 17.18 which defines New York's affordable housing program and requires developers pay the housing impact fee this project would be subject to a fee of $1.1 million um because they're they're developing 59 units um but um they are able to request alternative compliance per code 17.1 18.05 because they're providing on-site affordable housing um this alternative means of compliance requires a recommendation from the Planning Commission to city council and city council approval um importantly um these units in order to comply with New York Municipal Code will be restricted by a regulatory agreement that the city will Monitor and refor and enforce to ensure that the units are restricted to low-income households okay and the the final um item that's being sought today is a finding from the Planning Commission concerning um uh the proposed use of the project site in conformance with the city's General plan prior to the city acquiring fee title to the project site and leasing it to to the developer so back at the beginning of this presentation I explained to you how in February city council authorized um the

city manager to negotiate and enter enter into an agreement to acquire the project site and lease it back to Saha um this action does require a finding of General plan conformance by the Planning Commission um several General plan land use policy IES um support the findings that the proposed use of the project site does conform with the general plan as well as several housing element policies and programs some of which I mentioned earlier in this presentation uh staff retain consultant services from Helix environmental planning to determine uh project eligibility for an exemption under the California Environmental Quality act an analysis conducted by Helix completed in March of 2025 shows that the project meets all requirements for a Class 32 infill development categorical exemption the analysis does include recommend recommended conditions of approval related to air quality biological resources and no noise that have been incorporated into the conditions of approval many of those concern um the demolition of the existing Pro uh uh structures on the site and then the construction of the new building so as for next steps um in April City Council will hear the planning commission's recommendation on uh the alternative means of compliance uh the city will complete acquisition of the project site and enter into a lease option agreement with Saha for the site this option will give Saha two years plus uh two one-year extensions to secure all of their financing and break ground on the project and also in April Saha will apply for the Department of Housing and Community development's multif family housing program the devel velers agreed to satisfy all conditions of approval prior to the city's issuance of the building permit and if financing is secured the project will break ground as early as spring

2026 so staff's recommendation today is that the Planning Commission adopt the resolution approving the design review minor use permit tentative parcel map and density bonus to adopt the resolution recommending that the city council approve alternative means of compliance to payment of the housing impact fee and that the commission adopted the resolution finding that the acquisition of the project site and its ground leas to the developer is in conformance with the general plan at this point staff and the applicant Mr asman uh welcome questions from the commission thank you Michael uh fantastic presentation thank you uh before we open it up to the public hearing I will bring it back to the commission for any questions no question but I just have a comment I remember this um when it started and the meetings from before and talking about the um special parking how it moves and everything like that and um I'm glad that it's moving along it's been a long time I do have a couple questions please um maybe talk to us a little bit about understanding that a ground lease is a component of it the city will step in uh effectively take Fe title to the land uh applicant will then become the lesie walk us through if you could the structure of the ground lease in terms of you know the term of the ground lease um effectively what we what's the the landlord position I guess the city is in that circumstance in terms of okay lease payments length of the ground lease um along those lines yes thank you for the question Mr chairman um so uh the city would wait until the project obtains all of its construction financing and the start and completion of construction can be assured before entering into the ground lease with Saha uh the term would be for 99 years um with a lease payment of $1

per year the reason that we're doing this is that under Governor Gavin Newsome's Administration the utilization of public land for public good has been a priority and that policy initiative has been carried over into several public financing programs primarily those for which Saha is applying to finance the project so um those programs stipulate that um um public agency leases for affordable housing must be for no less than 65 years and they must be made at a nominal cost in order to um gain full points in those funding applications 99 years which is what we are proposing has quickly been becoming the industry standard because it keeps that public land in public ownership and guarantees affordability and perpetuity um so the extent of that lease will ensure um that um for for the longest extent possible under the law um that those units are uh restricted to low-income households and as is a component of our loan agreement with um Saha there will be a preference for households Who currently live in Newark or households who have a um a member who works in Newark okay Fant that was actually my next question in terms of there's any type of preference or priority uh I know this is like generational thinking way out what happens at the end of the 99 years so at the end of the 99 years we have a couple of options that could be um that we'll still have to determine in conversation with the city manager um I think um I I'll elucidate for you what those options could be um but they include um extending the lease or issuing a new lease um with Saha or another de uh um operator of affordable housing um a

second option could be um the city taking ownership of the improvements um that will be for your your your predecessor in 99 years to determine if that's something that they want to take on um or in my previous capacity um I ran estate leasing for affordable housing programs um for the State of California and we required that the land be returned to the state free and clear of any improvements in which case um the city would be ble to um to redevelop the property as it's off it okay thank you thank you sir I have a question please yes I have a question excellent excellent report very complex I my understanding there's no parking going to be allowed on Thon Avenue as a result of this project and is there any other site offsite where parking would be allowed as a part of this project and has anybody thought about maybe getting a reciprocal parking agreement with the um Newark Pavilion across the street if such time down the road became a problem excellent question yeah thank you for that question um so uh there was a a requ question regarding any interest or pursuit of reciprocal parking agreements with entities such as the New York Pavilion um Mr Anan would you like to take that question or we could also direct to Mr asman yeah um if you have any other other Mr Ashman if you have any any other information on that particular topic um or conversations you've had with the newor Pavilion thank you I haven't reached out to them I'm happy to I think it's a little far by the time you go to the crosswalk at Cherry and cross and get over there um happy to look into that thank you was sorry I was I stepped out for a minute um parking on Thorton Avenue in front of the project no parking or so you're talking about public parking on

the street um there is uh public parking on the street um although um the city is looking at um redesigning some of Thorton in the future um so that's the intent is to add bike Lanes so that's that's in the works um not finalized in any manner just yet um so there is now but there may not be in the future mhm so is there going to be a planted medium on Thor now I noticed the rendering showed that th had like a planted Medium as we're doing down the road a little bit is that is that part of this no uh there is currently um a planting medium in the road right now um and there's no proposed changes to that okay and the only other thing was that parping did become a problem this is I'm it's a good project I'm not conditioning or anything but if there was a problem down the road I think we've done this before where you could have reciprocal parking agreement where there's across the street like for the Pavilion or something like that that might be something to be thought about as it became a problem mhm yes typically in a lot of developments um the the city basically has an ability to go and work with either the uh the development or project or in this case the property owner um to find um a way to address any parking needs of of future residents um and even businesses really um were're able to go and work with them to figure out um a way to address that impact that they are creating um at this point it seems like based on the um kind of the target population and for tenting purposes um it doesn't seem like they will need any additional parking um very similar to the um T project where I you know the parking at the timber uh senior housing project was um I want to say 08

parking spaces per unit M um so this one is7 I believe and so very similar right mhm those are the only questions I had right now thank you commissioner Fitz any other questions before we open it up for the public hearing okay so we'll open the public hearing and for custom we'll invite the applicant up um State their name and address clearly for the recorder and if you agree have you read and agreed to the conditions address is business address sure okay hi everyone I'm Jonathan asan with satellite affordable housing Associates based at 1835 Alcatraz Avenue in Berkeley uh thank you for your consideration of this project I'm really excited about it um appreciate all the staff's work on it over the years and I accept the conditions thank you thank you any anyone in the public that would like to address the commission or staff on any questions related to the project okay seeing we'll close the public hearing and we'll bring it back to the commission for any additional questions um or vote I was just going to make a comment please commissioner Fitz actually asked a number of the questions regarding parking i' I've had an issue with parking with a number of these projects over the years um I think it's a great project frankly I think it's well well needed in this community but I'm always concerned when we drop our parking uh requirement as low as this one's going um there is public parking on Thorton I like the idea of a potential if it's needed some sort of a reciprocal parking arrangement with the Pavilion um but I do have a concern it's my one concern about this project is the parking and

and I do understand that 59 units 49 parking spots 10 um 10 of those units will be for development developmentally disabled individuals most likely they're not driving so that leaves you with 49 units and 49 spaces I do think it's going to be tight um I do think you'll have some spill over um I think this the fact that you can't get all vehicles um in this you call it a a puzzle lift the fact you can't get all vehicles in there and it's you know some of them will be tight so if it's tight you're not even going to take the chance so anyway time will tell it's not enough for me to not support the project but I I will say I am concerned about that level of parking that we're dropping it down to okay and I'm not expecting an answer actually I'm just making a statement yes um I I was just going to mention if I may um we have the cedar Community Apartments um that we got that $40 million grant for um that was one of the initial kind of concerns for that project also um it was a former hotel that was taded to um um very extremely lowincome housing um and we've been monitoring we meet with them on a weekly basis um other departments also and um so far it it's been okay and it's been almost a year now um and the parking is I would say maybe half full if that um but it it really depends on the tenants that that they have in the time and it's very I would say for this situation it's probably be very unlikely that one of them is driving a curer um I'm thinking about pickup trucks older vehicles yes they have less money they're not buying newer cars most likely and so forth but

and I wouldn't um I wouldn't compare a senior uh development because you know depend on how old the seniors are maybe they're not driving anymore um you know they may be driving one vehicle maybe not driving at all but anyway like I said I it's a concern but is it a concern enough for me not to support the project no it's not because I think there's just too many positive elements about this project to not move forward with it yeah understood well thank you sir for the for the comments per our housing element we will be conducting a study and reviewing our parking requirements um and so that's uh the results of that we look forward to presenting to the Planning Commission at a later date thank you thank you commissioner Becker and it's been since August since I I think actually the last project if I'm not mistaken we reviewed at the Planning Commission was also a high density um project along Thorton which parking came up and so it's a reoccurring theme uh I understand that with new state law especially in this circumstance not specific to this project but whenever there's State density bonus uh project applicants are it's unlimited waivers correct to which they can leverage those against parking and so it's this kind of push and pull of how much you know our hands are tied or not and so commissioner Becker's comments in terms of as much as we can get in front of it and talk with the applicants to work with them on that um I think is a positive and a win-win for everyone there any other questions or comments no okay we will need a a motion I'll make go ahead Lor I'll make a motion to approve I'll second that motion okay let the record reflect we have a motion from commissioner bogisich a second from commissioner Becker all those in favor please signify by saying I I I let the

record reflect the motion carries unanimously congratulations thank you good luck with your project yes okay moving on to item F staff reports yes we don't have any staff reports for tonight I would say that uh we'd like to welcome our new planning commissioner uh Dylan um welcome to the teamk you um and um we look forward to working with you um and serving you in any capacity that uh you would like us to to help you understand projects um and procedures and so forth so welcome thank to okay item G commission matters item G1 report on city council actions none tonight I had to think about that for a second okay the suspense yeah haven't been doing much item H planning commissioner comments uh commissioner Becker I'll start with you tonight thank you I'd like to you know welcome commissioner Dylan to the Planning Commission I know he's been active in the community in other areas and it's good to see him uh taking on some additional responsibility something that'll be new and hopefully exciting for you and hopefully we don't wait six months between meetings you get a little bit more experience but welcome aboard thanks commissioner Fitz yes I'd like to Echo those comments welcome aboard commissioner Dylan looking forward to working with you we had a chance to visit around town a little bit over the weekend and I think that uh it's going to be good having you aboard and uh wish you

well thank you also would like to to welcome you commissioner Dylan uh looking forward to working with you um hopefully on more to come and more frequently than once every half a year so hopefully this is the first of many I look forward to welcoming you anding with you and hopefully we do have more meeting well thank you commissioner Dyan thank you it's our first day and uh I'm so excited and there's a lot of stuff new for me and uh I was just talking about that please guide me because there's so many rules and all regulations so hopefully I learned and I help uh the New York City thank you thank you okay with that we are adjourned okay not bad piece of