Category Archives: Real estate

Save Westport Now: Stop Hiawatha’s Sewer Request

Valerie Seiling Jacobs, co-chair of Save Westport Now, sends this letter:

The Westport Water Pollution Control Authority, which is comprised of our 3 selectman, is meeting tomorrow morning (Thursday, July 21, 8:30 a.m., Town Hall auditorium) to decide whether to allow a developer to extend the sewer to the Hiawatha Lane area in Saugatuck.

The Planning & Zoning Commission has already rejected this developer’s request twice, on the grounds that the nearby pumping station and the sewer pipe that runs under the river from the Saugatuck area to our wastewater treatment plant are already in danger of failing.

Both items are on the town’s list of infrastructure repairs, but before work can start, the town needs to obtain a lot of permits and approvals from the state and feds, which still hasn’t happened. P&Z recognized that adding potential effluent to a failing system was not a smart move. If, for example, the repairs are delayed and the pipe bursts, it could have catastrophic environmental and other consequences for the Town.

Westport's wastewater treatment plant, across the Saugatuck River from the proposed Hiawatha Lane development.

Westport’s wastewater treatment plant, across the Saugatuck River from the proposed Hiawatha Lane development.

Save Westport Now agrees with P&Z’s conclusion: that it would be foolhardy for the town to approve a sewer extension before the pipe and pumping station are actually fixed/replaced. This is especially true since — no matter what we hope or the developer claims — the repairs are likely to take more time than usual, since they will need to be scheduled around other projects already planned for the area, including most notably the rehab of the I-95 overpass, the repair of the MetroNorth bridge, and the repair of the Cribari/Saugatuck bridge.

This will not be a simple or quick repair, and the Town should not risk the town’s resources just because a developer stands to lose money if he doesn’t get his way.

I hope you will attend the meeting or email the selectman’ office ( about the matter as well. As residents and taxpayers, we need to let our elected officials know that we care about the environment — and that we believe in smart planning. Adding effluent to a failing sewer system before we are sure when and how the system will be fixed is just not smart.

Town Fights 8-30g — And Wins

A real estate developer buys suburban land. He announces plans to build a massive number of housing units on it. Citing Connecticut’s 8-30g statute, 30% will be “affordable,” according to state guidelines.

Townspeople — worried about the impact of such a massive development — rise up to oppose it.

Sound familiar? It happens all over — including Westport.

Here’s the unfamiliar part: The townspeople won.

The town is not Westport. But it’s nearby.

Easton residents and officials just got big news. A 5-year battle against a 99-unit, 31-building townhouse complex, on 124.7 acres of watershed bordered by Sport Hill, Westport, Silver Hill and Cedar Hill Roads, has come to an end. An appellate court declined to hear the developer’s appeal of a January decision by Hartford’s housing court, which upheld Easton’s Planning and Zoning Commission and Conservation Commission’s 2011 denial of that plan (and a previous one for 105 units).

Part of the Easton property proposed for a 99-unit 8-30g housing development.

Part of the Easton property proposed for a 99-unit 8-30g housing development. (Photo/Google Earth)

How did they do it?

Ira Bloom explains. He was legal counsel for the town commissions. He’s also Westport’s town attorney, so he knows something about 8-30g.

Unlike most zoning applications, Bloom says, if a town commission turns down an 8-30g application, the burden is on them — not on the developer — to prove they made the right decision.

There are a couple of ways to do that, Bloom says. One is to show there is “substantial public interest” in the denial. “Mere traffic congestion” does not work, Bloom notes. Traffic safety, however, may. “Substantial public interest” must clearly outweigh the need for affordable housing in that town.

Another way is to show that no possible modification of the proposal would satisfy the requirements.

Ira Bloom

Ira Bloom

“That’s a heavy burden of proof,” Bloom says. In fact, last year 9 8-30g cases were decided by Connecticut courts. 7 were won by developers. Towns prevailed in only 2 — including Easton.

Bloom argued that because the 99 units would be built on public watershed — serving most of the Easton — the town had a substantial public interest in denying the application. He cited Department of Energy and Environmental Protection guidelines that no more than 1 unit be built on every 2 acres of watershed.

In Westport, officials used the “substantial public interest” argument in denying a proposal for a large 8-30g complex on Wilton Road, near Kings Highway North. The fire chief testified there were severe safety concerns, about the ability of his department to access the proposed complex.

Westport is now writing briefs for that case. They’re due August 12. The developer — Garden Homes — then submits their own briefs.

Easton has very little affordable housing. Westport has more.

But when it comes to 8-30g, no town is out of the woods.

And, Bloom notes, the Easton developer still owns that property. A new proposal may be in the works.

Carolanne Curry: Don’t Turn Hiawatha Community Into A Commodity

Alert — and worried — “06880” reader Carolanne Curry writes:

I am trying to understand how the strong and resilient community of Old Saugatuck finds itself under siege for the 5th time, by a developer who wants to build a building he shouldn’t be building, in a residential area he should be building in, and (as a topper) he wants the Town of Westport to give him public sewer access for his proposed 155 apartments on Hiawatha Lane Extension.

All this building on a nondescript street carved out of wetlands and swamps, bounded by roads, railroads and highways, so that a natural cocoon of 8 streets slowly shaped this community.

Hiawatha Lane is a narrow street, filled with homes that are modest by Westport standards. It's accessible only via West Ferry Lane off Saugatuck Avenue, next to the I-95 eastbound entrance/exit ramp.

Hiawatha Lane is a narrow street, filled with homes that are modest by Westport standards. It’s accessible only via West Ferry Lane off Saugatuck Avenue, next to the I-95 eastbound entrance/exit ramp.

Felix Charney of Summit Saugatuck LLC is the developer with this fixation to build on Hiawatha Lane Extension. Surprisingly, despite his failed efforts, he is making his 5th request for public sewer access before the Planning and Zoning Commission tomorrow (Thursday, July 7, 7 p.m., Town Hall auditorium). This time, he is appearing with the active encouragement of the 1st and 2nd selectmen.

I’m curious how Charney and Westport Housing Authority chair David Newberg got to be “building” partners on Hiawatha Lane Extension? When in 2015 did the town, through the offices of the 1st and 2nd selectman, invite and encourage the formation of a Charney/WHA partnership? Why would WHA accept such a contentious role in further alienating residents of Old Saugatuck?

Why would the 1st and 2nd selectmen resurrect such a poorly conceived proposal for 155 apartments? It comes with the same problems that existed in 2005. There is no sewer. Has anything changed?

And why make WHA complicit in the destruction of a community that is an authentic model of affordable, workforce housing, exactly the kind of housing for which WHA advocates? Housing in Old Saugatuck is the direct result of its history with the railroad, the Saugatuck River and the construction of I-95.

Old Saugatuck is a community. Felix Charney would make it a commodity.

A rendering of the proposed Hiawatha Lane development.

A rendering of the proposed Hiawatha Lane development.

On an even more critical note, when did our Town Hall leaders plan to tell the residents of Old Saugatuck that they were no longer on the side of preserving the precious heritage and homes of the community, but had given their allegiance to Felix Charney? Was this what voters and taxpayers had in mind from their leaders?

In the David and Goliath scenario that will play out tomorrow, before the P&Z with this developer once again, the residents of Old Saugatuck call out to their neighbors, friends and supporters to come to Town Hall. Be a presence and a voice with us, and for us.


1st Selectman Jim Marpe replies:

Felix Charney put forth a sewer extension request last year related to his proposed development that received a negative recommendation by the Planning and Zoning Commission.

Earlier this year, Mr. Charney presented a pre-application proposal for his Hiawatha Lane properties that differed from the previous year by incorporating a joint venture with the Westport Housing Authority.

Westport sealHe has now presented another sewer extension request related to that latest proposal. Because that request is in process, I cannot comment on the merits of this proposal outside of public session. The sewer extension request and rationale will be discussed following the town’s standard policies and procedures tomorrow in public session. That will be the time for the public to hear more about the proposed plans, to comment, and to have an open dialogue with the Planning and Zoning Commission.

The sewer extension request will ultimately be heard by the Town’s Water Pollution Control Authority in public session, which will afford another opportunity for dialogue. Because I am a member of the WPCA that will hear this sewer application, it would be inappropriate for me to comment on this proposal outside of the WPCA public hearing process.

I offered the Westport Housing Authority a chance to reply. They declined to comment at this time.

Not A Road We Want To Go Down

Minute Man with real estate sign

Can we all agree the Minute Man monument is off limits to commercial signs?

Especially on 4th of July weekend!

Airbnb Floats Into Town

It’s a cliche: No one knows what goes on behind closed doors.

We may wonder about the secret lives of our neighbors. But here’s one thing we probably never imagine they do: Rent out rooms, suites — even their entire home — to strangers.

Yet that seems to be Westport’s newest cottage industry (ho ho). Airbnb — the list-and-rent lodging website — has over 1,500,000 offerings, in 34,000 cities and 190 countries.

A couple dozen are right here in Westport.

Most are near Compo Beach. A few are close to downtown. Others are spread throughout town: Roseville, Green’s Farms, Sturges, Newtown Turnpike.

"Compo Beach Beauty" is Airbnb's most expensive Westport listing.

“Compo Beach Beauty” is Airbnb’s most expensive Westport listing.

The most expensive Airbnb property (“Compo Beach Beauty,” with “views, views, views”; 2 decks, 4-5 bedrooms, 80-inch TV and “private courtyard”), rents for $1,000 a night — with a minimum 14-day stay. There are no reviews yet.

The least expensive place is touted as a “Private Room in Luxury Home” ($75).

Most of the listings cite Westport’s amenities: water, shops, restaurants, “theatre,” tennis, golf, hiking, proximity to New York and Boston (“2 hours” away).

One specifically mentions The Whelk, Tarry Lodge and Black Duck, adding, “the day pass for the pools overlooking the Sound is $10 were anyone to ever ask to see a pass.”

Another — with property backing up onto 8 undeveloped acres – noted that “deer, fox, coyote, red tailed hawks as well as cardinels, bluejays, squirrels and assorted standard wildlife are our neighbors.”

Not all Airbnb properties are on land. This offer is for a "sailing yacht."

Not all Airbnb properties are on land. This offer is for a “sailing yacht.”

The most intriguing offer — “Romantic Perfection on the Sound” ($175) — is for a “perfectly appointed sailing yacht.” Amenities include a freezer, fridge, Wifi, sterling and crystal. The owner makes clear that the rental is for “space on the mooring buoy, not a cruise, charter or otherwise.” Pick-up at the train by motorboat is a special perk.

One satisfied renter comments about the boat: “Josh truly made us feel like we lived in a movie for a weekend. This is a definitely must do, and will do again! P.S. I need that recipe for apple pancakes.”

That’s the thing about Airbnb. Some renters go all out for their guests. The owner of “Walk to town – cul-de-sac” ($100) says, “We are casual and easygoing. We will provide assistance as needed. If you are looking for privacy, we honor that as well. We have enjoyed all of our guests and was enlightened by some of the life stories.”

This Airbnb property is just half a block from Compo Beach.

This Airbnb property is just half a block from Compo Beach.

Others stay away. One renter writes, “Didn’t meet the hosts but they were incredibly accommodating and courteous of all aspects of our stay from afar. Had a bed roll available for our daughter too. Their son Tom was a great stand-in and took good care of us.”

If the mention of actual names seems intrusive, that’s the way Airbnb rolls. Some of the Westporters listing on the site use full names, and give detailed descriptions of their lives.

One says: “Married with 2 children, one in college at Carnegie Mellon, one lives in Manhattan and has a job as a associate buyer. Husband is a Physician in Westport. Basically an empty nester except for  holidays and summer.”

Another moved here from Paris 2 years ago, to open a business in the pet industry that she runs from home.

Here's an Airbnb photo for the French woman who works from home.

Here’s an Airbnb photo for the French woman who works from home.

A third is a feng shui design consultant. That’s why, she says, “it is important that our home environment is beautiful and balanced and welcoming.” She works at home, so she’s around during the day to help guests.

Renters run the gamut too. They range from the person here on a working vacation (his Airbnb spot reminded him of an English cottage, “but all the conveniences of our time”), to visitors preferring a home to a hotel, to young people passing through.

I don’t know the age of the guest who writes admiringly, “they even had a beer tap on the back patio” — but clearly he loved his Westport Airbnb experience.

All of which raises the obvious question: Is Airbnb legal here?

Town operations director Dewey Loselle checked with attorneys, and Planning & Zoning.

“We do not have a specific ordinance or zoning regulation” about this model, he says.

“If someone wanted to open a formal bed and breakfast inn in a residential district, that would require a zoning approval.” (Not long ago, such a proposal on Turkey Hill South was turned down, because it was a full-time “business use” in a residential zone.)

Westport has no regulations prohibiting short-term rentals of homes -- or of one room in a house, like this.

Westport has no regulations prohibiting short-term rentals of homes — or of one room in a house, like this.

A regulation or ordinance prohibiting short-term rentals of private property, with the owner present or not, would be “a slippery slope to start down,” Loselle says.

“As you know, many Westporters rent out their houses for the summer. Or it could be for half of the summer, or one month or even a week or two.

“Some people swap their houses for a week or two with someone in, say, France or Italy,” he concludes. “Where do you draw the line on what is acceptable or not?”

Sounds like a good answer. I myself am not willing to share my condo with a stranger, even for money.

However, a couple of nights on that sailing yacht sounds very, very cool.

(To see all Airbnb’s Westport listings, click here.)



UPDATE — Center Street’s “Retirement Homes”

After posting the story below, Rob Haroun — president of SIR Development — posted the following comment:

The houses are not slated for demolition within the next few days. SIR Development is presently working on a Text Amendment, #711, to save historic houses throughout the town including this house at SIR’s sole expense. It is unfortunate that the author of the article did not check in with SIR or the Town before posting.

This past Saturday for health and safety reasons, the 1950’s asbestos siding was removed, with all proper procedures and authorizations so that the existing clapboard siding, shown in the picture, can be showcased to the public as to what the building actually looked like. SIR took the same action when it renovated 15 Powers Court to showcase the authentic clapboard siding which was noted when SIR received the HDC preservation award a few years back.

SIR Development is proud to continue working on preserving historic structures throughout the town including 90 Post Road East, The Old Town Hall.

The story has been amended to reflect the erroneous information provided earlier to me. 


Late last year, I posted a story about the impending demolition of 3 houses on Center Street.

Two dated from the 1700s, though tax records are sketchy. One is a 1938 vernacular.

Their time has come. Demolition is slated within the next few days.

25 Center Street -- days before the bulldozer.

25 Center Street — days before the bulldozer.

Before they go, alert “06880” reader Nancy Avery Baloglu — whose grandfather, Howard Avery, turned a barn into one of those homes nearly 80 years ago — wants to give them their due.

(She notes, realistically, “it is time for the tired houses to be retired.”)

The homes stand on what was once a 30-acre tract  owned by the Samuel Mills family, circa 1770. The land was sold in 1840 to Walter Sherwood, then came later to the Avery and Mills families.  All are important Westport names.

Some of the folks associated with the property include Mary Boyle, who weeded onion fields in Green’s Farms with F.T. Bedford, before he made his fortune in oil; George and Howard Avery, who worked for the Bedford family as a chauffeur and horseman, respectively, and Joe Avery, longtime huntsman and dressage instructor at Fairfield County Hunt Club.

The Center Street homes will soon be “retired” (to use Nancy’s gentle term). We thank her for this final look back.

Mary Boyle Mills Avery -- shown here near a Center Street porch -- was Nancy Avery Baloglu's great-grandmother.

Mary Boyle Mills Avery — shown here near a Center Street porch — was Nancy Avery Baloglu’s great-grandmother.



Selma Miriam: Don’t Sacrifice Hiawatha For Housing

Nearly 40 years ago, a group of women gathered at Selma Miriam’s 29 Hiawatha Lane home. Their idea of a vegetarian restaurant — and feminist collective — became Bloodroot. Today, it’s still around. Miriam’s still involved.

Hiawatha Lane is still around too, and Miriam still lives there — for now, anyway. But the neighborhood is in the crosshairs of a proposed housing development. Miriam sends these thoughts:

Developer Felix Charney is back trying to foist 155 multiple housing units onto a little dead-end street: Hiawatha Lane Extension.

This flawed project was rejected at least 3 times already by the Planning & Zoning Commission, as well as other town agencies.

A rendering of the proposed Hiawatha Lane development.

A rendering of the proposed Hiawatha Lane development.

While the practicality and cost of putting in sewer lines and fixing pump station #2 remains unresolved, and no one has yet  evaluated the assault on inland wetlands in this area of swamp land between I-95 and the railroad tracks, the biggest impact is that the warren of streets comprising Old Saugatuck (the only naturally formed working-class neighborhood of homeowners in Westport) would be destroyed by the increased traffic from 155 new units.

But besides the misery to us locals, imagine the effect at the intersection of Route 136 (Saugatuck Avenue), Exit 17 off I-95, Route 33 (Riverside Avenue) and other roads leading to the railroad station. A nightmare for anyone needing to travel these roads.

So how come this developer, turned down 3 times before, now has the support — worse, the encouragement — of the 1st and 2nd selectmen? Even more questionable is the support of the Westport Housing Authority, which is apparently eager to help finance Felix Charney’s previous financial mistakes by using public funds (taxpayer money) as a bailout. Is this greed or stupidity, or both?

Of course they may say they want to ward off the threat of the state’s infamous 8-30g law, which lets developers build any size housing development they want in defiance of local zoning ordinances, if the local board has rejected applications that include 30% of “affordable” units in the development proposal.  However, any prior existing affordable housing is not counted. So it becomes okay to destroy an historic, working-class neighborhood in order to build 155 units and call 70 units “affordable.”

Hiawatha Lane is a narrow street, filled with homes that are modest by Westport standards. It's accessible only via West Ferry Lane off Saugatuck Avenue, next to the I-95 eastbound entrance/exit ramp.

Hiawatha Lane is a narrow street, filled with homes that are modest by Westport standards. It’s accessible only via West Ferry Lane off Saugatuck Avenue, next to the I-95 eastbound entrance/exit ramp.

This is a numbers game that we — that is, Westport — can never win as long as developers continue building higher and ever higher-end housing. We can never catch up!

But it is incomprehensible that the Westport Housing Authority does not get it, and is willing to sacrifice a well-established, historic working class community and waste tax dollars to support this developer’s project.

And so, as a remedy, I offer a fantasy, a sort of (tongue-in-cheek) “modest proposal”.*

Let’s pretend the wetlands will not be disturbed while the area is over-built. Let’s pretend sewers can be provided (from where? paid for by whom?). Let’s pretend that the beginning of Hiawatha Lane Extension could be “walled off,”protecting Hiawatha Lane, Davenport Avenue, Dr. Gillette Circle, and most importantly, Saugatuck Avenue, Exit 17 and the train station access.

Hiawatha Lane extension is shown by an arrow, on this Google Map image. It's below I-95. The entrance is via West Ferry Lane, which is off Saugatuck Avenue (diagonal road on the right side of the image).

Hiawatha Lane extension is shown by an arrow, on this Google Map image. It’s below I-95. The entrance is via West Ferry Lane, which is off Saugatuck Avenue (diagonal road on the right side of the image).

Let’s pretend we could get Norwalk to change its mind and allow Charney’s development to exit through to Norwalk from Hiawatha Lane Extension through the old Norden property. Alternatively, the development could have its own exit onto I-95, since an access road already exists. Finally, let’s pretend that taxpayers would not be expected to reward Charney’s fiscal irresponsibilities.

Ridiculous? Yes! The best decision would be to turn down this project application again. Keep this kind of building on main roads that already have sewers, traffic controls, and no wetlands.

A big question remains: Why have Selectmen Marpe and Kaner invested their efforts in this project? And why is the Westport Housing Authority blind to the problems intrinsic to helping this particular developer?

Is it greed or stupidity or both?

*with apologies to Jonathan Swift


Westport By The Numbers

On April 15, it doesn’t take Einstein — or even a very good accountant — to know that Westporters pay more than the average American in taxes.*

We don’t have exact figures for exactly how much more. But — thanks to the MIT Data Lab, which crunches numbers from census and other figures — we do have an interesting statistical picture of our town. For example:

  • 2014 median household income: $151,771
  • Westporters living below the poverty line: 4.27%
  • Westport’s largest demographic group in poverty: Women ages 45-54
  • Compared to other census tracts, Westport has an unusually high percentage of lawyers, law clerks, human resources, artists, designers
Westport has lots o' lawyers.

Westport has lots o’ lawyers.

  • Median age: 44.6
  • US citizens: 94.7%
  • Ethnic groups: White, by a vast majority. Asian is 2nd, followed closely by Hispanic
A screen shot showing Westport's race and ethnicity data. "Other," "Native" and "Hawaiian" populations are even lower.

A screen shot showing Westport’s race and ethnicity data. “Other,” “Native” and “Hawaiian” populations are even lower. Click on image to enlarge.

  • Most common non-English language: Spanish, by a wide margin. Next most popular, far down the list: Chinese, Korean, Italian
  • Compared to the rest of the the US, Westport has a relatively high percentage of speakers of: “Scandinavian,” Greek, Hebrew
  • Percentage of owner-occupied housing units: 85.9%
  • Percentage of households with: 2 cars (50%), 3 cars (25%), 1 car (12%), 4 cars (8%)

For more Westport facts and figures, click here

*Unless their name appears in the Panama Papers.

(Hat tip: Bill Ryan)

8-30g: To Be Continued

The Chinese call this the Year of the Red Fire Monkey.

In Westport, it’s the Year of 8-30g.

That Connecticut statute allows developers to override local zoning regulations if less than 10% of a town’s housing stock is “affordable” (according to state formulas).

Towns can apply for a 4-year moratorium from being subject to 8-30g if they can show “affordable housing equivalency points” equal to 2 percent of their housing stock. During the moratorium, towns can rezone, encourage mixed-income housing, or work with developers to build projects together.

Westport mandates that any multi-family housing proposal must be at least 20% affordable.

Of the proposed housing development at 1177 Post Road East, 30 of the 94 units would be "affordable."

Of the proposed housing development at 1177 Post Road East, 30 of the 94 units would be “affordable.”

But 8-30g overrides virtually all local regulations — height, density, location, anything really except public safety or environmental.

So any developer may offer a plan that includes 30% affordable housing.

He won’t say he’s selling 70% of his units at what are high-end market rates.

Right now, Westport is debating 2 proposals: Hiawatha Lane and 1177 Post Road East.

The 70 affordable units proposed for Hiawatha — off Saugatuck Avenue, near I-95 Exit 17 — while technically not part of an 8-30g proposal, would bring us over the points needed for the 4-year moratorium.

So would the 30 affordable units proposed as part of the 94-apartment building at 1177 Post Road East, opposite Crate & Barrel.

However, the moratorium would not take effect until either of those projects is actually built.

Until then, any developer can buy property in town, and file an 8-30g proposal.

Several housing developments around Westport — Hales Court, Sasco Creek, Canal Park, the former Saugatuck Elementary School on Bridge Street — prove that Westport cares about affordable housing. And we do it right.

Some of the housing at Hales Court.

Some of the housing at Hales Court.

The next couple of years, though, may see a bit of monkey business.

The developers’ — not the red fire monkey — kind.

94 Housing Units Proposed For Post Road East

Westport’s spotlight on affordable housing now shifts to the Post Road.

Real estate developers Phil Craft and Stephen Lawrence are part of a team hoping to redevelop the office building at 1177 Post Road East — across from Crate & Barrel, near Turkey Hill Road — to provide 94 residential units.

Thirty of those will be deemed “affordable housing,” under the state 8-30g statute.

1177 Post Road East today...

1177 Post Road East today…

The “adaptive reuse and redevelopment project” will renovate the current 2-story, 42,000-square foot office building. A 4-story addition will be built over the existing parking lot, on the 1.96-acre parcel.

The building is being designed as a green project, with LEED certification as a goal. Plans include a green roof system, porous pavement on outdoor parking areas, improved storm water drainage and treatment systems, enhanced landscaping and at least 2 electric vehicle charging stations.

...and a rendering of the proposed 94-unit housing complex.

…and a rendering of the proposed 94-unit housing complex.

Craft said that Westport needs “more affordable housing options” for teachers, firemen, policemen and other town staff and employees,” as well as more transitional housing options for “younger workers, recent graduates, relocated workers, retirees and seniors.”

Lawrence believes this is “the right project in the right place at the right time.” He says 88 units will be “almost entirely” studios and 1-bedroom;; only 6 will be 2-bedroom.

The site is zoned for commercial development, and is served by sewer and utilities. Fire and emergency vehicles will have driveway access on all 4 building sides.

Arthur Hersh, another developer associated with 1177 PRE Associates — the joint venture planning the project — cites “easy walking access to local shopping centers, stores and parks.” He also notes the location on bus routes, including Coastal Link and the commuter shuttle to Green’s Farms station.

1177 PRE Associates has submitted applications to the Conservation and Planning & Zoning Commissions for review.