Planning & Zoning Commission - Regular Meeting

Good evening everyone. Uh I would like to call to order the August 5th, 2025 city of Fenton Planning and Zoning Commission meeting. Uh our first item on the agenda is the pledge of allegiance. So if you're able to stand, please do. Okay, thank you. Next, uh we have our roll call. Um Secretary Abbott, if you could call roll, please. Thank you, sir. Uh chairperson Yman

here. Vice Chairperson Cheryl is excused. Secretary Abbott's here. Alderman Harrell here. Mayor Morra here. Uh, Commissioner Whisbrock here. Commissioner Borhees is excused. Commissioner Glover here. Commissioner Nelson is excused. Commissioner Bilicki here. We have Okay. Thank you. Um, all right. So, and do we have we have a few I think we have older woman Robin Hules in attendance. Yes. I'm sorry. I forgot to mention who else was here. And she is and also u Mike Abbott who is with our parks board. Great.

Thank you all for attending. A few other city officials. Appreciate that. Okay. Um so next we have a couple notices we'd like to read off just to make sure everybody understands um our process here. So first is our notice to the public and ground rules. Um, if you wish to speak, please pick up a speaker request form, and we do have a few here. Uh, these forms are located at the sign-in table in the back. Please complete the form and present it to Secretary Deb Abbott prior to the public comment section of this agenda. The chairperson will call your name during the public comment section of the agenda. Your comments and questions from the members of the public will be limited to three minutes. You will not be recognized to speak until you have filled out the form. Please address all comments to the planning and zoning commission. If you have a question for a petitioner, please address that question directly to the commission. All questions will be referred to the petitioners at the end of the public comment portion of the agenda. The commission demands respect and courtesy for others during the proceedings. Inappropriate behavior will result in the forfeite of the speaker's allotted time and may result in removal from the proceedings. The planning and zoning commission wants to hear what you have to say about the items on today's agenda as it relates to cases at present. Next is our notice to petitioners. Uh the next board committee meeting is Thursday, August 14th, 2025. And the next board of alderman meeting and public hearing is Thursday, August 28th, 2025. Also, it takes a simple majority vote of the commission. Uh that's what's necessary to constitute a positive recommendation to the board of alderman. Okay, I think that covers all our notices. Next on our agenda is approval of the minutes from the May 6, 2025 meeting. Uh did everyone get a chance to review and does anyone have any questions

regarding the minutes? Okay. And I will move uh for approval of the minutes from the planning and zoning meeting on May 6, 2025. Can I get a second? Okay, we have a second from Commissioner Glover. All in favor? I. Any opposed?

Okay, the minutes are approved. Uh now we are at our public comments section of the agenda and I did see that we received some. So, in no particular order, is um Gary Krooppy in attendance? Uh, okay. Mr. Krooppy, um, if you wouldn't mind um, uh, coming to the podium and if you could just give your name and address for the record. Uh, we also have at least uh, one person, it would appear, calling in online. So, if you could speak into the microphone, it'll make sure everyone can hear. Terry Krooppy. I live at 555 Bush Forest Lane over by George Winter Park. I had a concern. He had all the signs up there. Gruin used to own the property that owns Graoy's Bluffs and I believe you guys bought the acreage from him and you're going to reszone it. Is that correct?

So, um we can go ahead and address question. Is that true? Yeah. Um so the city has not purchased any properties. No. Um uh the purpose of the meeting tonight um we have a text amendment that is being proposed um to uh meet some goals and objectives of our comprehensive development plan. And part of those um part of that text amendment is going to require reszoning certain properties. Um but none of them are being have been purchased or recently purchased by the city um that are being reszoned. So you already own the property.

There are several properties that are being reszoned. Some of them are being reszoned from uh an OT5 zoning district to OT1. Um and some are three city prop three city owned properties that are currently in OT5 will be reszoned to parks and wreck on old 141. leaving from Gravoy's road all along where the U MSD sewer system is. You own that property now all the way up to You don't. No, we don't. Okay. But a lot of the signs are up and then you're going to reszone that. That's correct. Okay. Thank you.

Sure. We'll go into it a little more detail when we we get to the the resoning request.

Yes. Um just to clarify that one point, the city does have the authority to reszone property even if it is not the actual uh owner. It's a zoning classification indicates what type of development can be done on the property, but isn't necessarily um it's not a prerequisite that the city own the property to be able to resell. Um, okay. Next we have uh Lewis Davis. Are you in attendance? You could also uh just give your name and address for the record, please. My name is Lewis Davis. I own 10 and 12 Raways Road in Oldtown Fenton. Um, recently purchased Toasty's Transmission from John Toasty himself. I'm his successor. Um, I'm just wanting a little bit of information. What's this going to do for the development of my property? Um, I know they're trying to make it historic or something pertaining to those those guidelines. Um, so that raises a little bit of concern about the development of my property if I want to add onto the building, things like that. I obviously would never do nothing to take away from Oldtown's Fenton history. Uh, lived in Fenton my entire life. I really admire Oldtown Fenton. I'm really proud to be part of the community and just want a little bit more information on the matter. Sure. So to clarify, your property I think is in the what's currently OT5. That's correct. Okay.

So um we can during the section where we talk about the reasoning of OT5 go into a little bit of detail about how our zoning code works. Um I'll explain briefly right now since you're asking the question. We have a grid called the zoning matrix. And um within each of the zoning uh areas of this grid, there are certain uses that are permitted uh within that zoning district. And so what we're doing with OT5 or at least what's proposed tonight is a potential um reccharacterization of OT5 so that it aligns a little better with the surrounding area and those uses in the adjoining districts and we can go through what those potential uses are in more detail when we get to that section of tonight's agenda. Perfect. Thank you. Okay. You're welcome. Anything else? Okay. All right. And then I believe last from the forums we have Ryan Adams Snyder. If you could also just give your name and address officially for the record.

Uh my name is Ryan Adam Snyder. I'm Lewis's uh big brother uh part of Toasty's Transmission. My concern was essentially uh the same thing as him. Uh does this will this affect our growth as a business owner? um uh and the development of our business. Uh because like he said, we want to expand and grow our business as new business owners and if reszoning will this restrict us from adding on to like creating a bigger building and etc. So,

okay. Yeah, I can say generally the zoning classification would only become an issue if you were um and please correct me if I say something wrong, Aaron, but um generally speaking, zoning dictates what type of business you can have, not necessarily the size of the business or the size of the building. And so if you continue to operate it the way it's operated today, you will likely not run into any issues related to zoning. Now, changing the size of the building may very well still require certain approvals from the city, right? But the zoning itself would not likely um directly impact that

because for future reference, we we want to make the building bigger so we can acquire more business.

Understood. My my best advice to you is when that time comes, uh Amy Stark, who's sitting right there, will be able to walk you through the specific parts of the code that are directly related to what changes you're thinking of. Um, you know, nothing discussed tonight can officially say yes or no to anything, but um, but generally speaking, the zoning is designed to make sure that new development is um, aligned with the overall characterization of the similar properties. That's that's what the zoning does for the city. And so, as an existing business, the likelihood that any zoning change would impact you is usually very low.

Awesome. Thank you. If I can add, we were very careful when we were considering um these resonings to to make sure we weren't going to make any any existing business non-conforming because we wouldn't want to to to hinder any of our existing businesses. So, this will not impact any existing business, you can continue to operate as you're currently operating. Um but again, if you want to expand the building, yes, you can expand your business. Um but if you want to expand the building, just let me know when you're ready and we can walk through the steps that you would need to do that. Thank you. Mhm. Great.

Well, thank you for coming out. It's always nice when residents want to understand better and we get feedback from the community. So, we appreciate all the public comments. I think that's all I had in terms of those who wanted to speak. So, okay. Um, so that concludes the public comments section of the agenda. Um, we can move on to old business. The first being case 2024 TXT12, which is consideration of amendments to the zoning code related to the comprehensive development plan. So, uh, Amy, did you want to provide a summary?

Sure. Um, since the adoption of the city's comprehensive development plan, um, staff has been bringing forward some text amendments to, um, over the past year to meet the goals and objectives stated in the comprehensive plan. Um so the text amendment tonight uh uh is a aggregate of previously reviewed cases that the commission had reviewed but hadn't taken any a any action on because we wanted just to kind of bring it back as a full um amendment to the zoning code. So um it is an aggregate of case 2024 TXT6 um which proposes establishing an NU district under the city zoning code to replace the county's NU district. Um if you'll remember um the areas that were annexed in to the city in 1997, some of them still retain St. Louis County zoning that was in effect in 1997. And they do include uses that aren't compatible with the city's land use matrix like crematoriums, um correctional facilities, uh extraction and processing of minerals. So we wanted to by by creating our own NU zoning district and reszoning those properties um it really int the intent is to preserve the existing agricultural and residential uses. Um similarly you reviewed case 2024 TXT 10 and that is proposing a new R5 district to replace the county's R6A which includes the multif family development multi uh polo downs. Um this is intended to preserve the existing multif family um development there and to establish development standards for high res highdensity residential living because this will be a planned district. Um it was drafted similarly to the OT4 district which is also a planned district that allows multif family but it has not been established. So OT4 does not exist currently. Um and finally, um TXT or 2024 TXT11, which are changes

proposed to the OTtown districts. Um the commission did, uh consider combining the OT1 and OT5 districts into one district. Um this will simplify our zoning code because currently we have two districts that are nearly identical in use, purpose, and uh character. Um so essentially the OT5 would be absorbed into the OT1 district and it will require reszoning those properties which will be considered under the next two cases. Um a reminder that the goal of the Oldtown Planning District under the comprehensive plan where OT5 and OT1 are located is to encourage a mix of smallcale commercial and residential uses, remote uh pedestrian oriented activities and to preserve this as a historic hub of the city. um of Fenton. So u by combining these districts that will just reinforce the city's desire to um to meet the goals of the comprehensive plan. Um additionally the commission considered amending the title of the OT2 and OT5 OT3 districts um to be the old old town commercial districts and that is to reflect their commercial character as well. So any future resoning um of the R6A to R5 and the NU to uh city's NU will also come um at a later time, but tonight the only reasonzoning we'll be considering is is in the Oldtown area.

Okay, thank you. Um any questions immediately for Amy based on that summary? Now we're kind of hopefully everybody had a chance to read the memos. I did uh take note when I was rereading them that we covered a lot of ground in 2020. So, um certainly appreciate that we're all kind of going back over some some ground that's a little uh little older than that. So, I'll just make sure are there any So, Amy, just maybe to help myself fully understand, um you mentioned in the materials you sent us that the total text of the code is over 270 pages. I think right

um in terms of the sections of the code getting amended tonight by virtue of this vote uh it's not the full 276 pages that's been completely reworked. No, not the not the full but they were in various areas of the of those 200 pages. So it was hard to say just this section, this section, this section, this section. So it was easier just to bring them all back as one um Yes.

total amendment to the zoning code. Yeah. Okay. And then maybe just another clarification point for our group because I know we had strong oversight over the comprehensive development plan itself. But this text amendment to the code is something that still ultimately also gets approved by the board of alderman. Okay, that's correct. So this is an advisory. Okay, that's helpful. Um and so this vote itself is not the vote to actually effectuate the reszoning. It's just to adopt the changes in the code that reflect the proposed res that would yeah require the resoning.

Okay. Okay. Does everybody follow that? Okay. Any questions?

Don't think so. Okay. Um, so I think when we go through the actual resonings themselves, I might spend a little bit of time for the benefit of the public kind of talking through that in a little more detail. But since this is the text amendment, we'll go ahead and I don't and there's no questions. Why don't we go ahead and um I will I will go ahead and put a motion forward that we vote. So, um, I will move for approval of case 2024 TXT 10, consideration of amendments to the zoning code estab Oh, no, wait. I'm reading the wrong thing. Sorry. Case I Oh, boy. All right, there it is. I'm reading old ones.

I can't give I will move for approval of case 2024 TXT12, consideration of amendments to the zoning code related to the comprehensive development plan. Uh, can I get a second? I'll second. Okay. Secretary Abbott seconds. We'll go ahead and do a roll call vote. Chairperson Yman. I. Secretary Abbott. I. Mayor Morath. Hi. Alderman Herrell. I. Commissioner Whisbrock. I. Commissioner Glover. I. Commissioner Bilicki. I. Motion approved.

Okay. So now we can go ahead and move forward to the new business on the agenda which is um first case 2025 REZ1 which is consideration of reszoning certain properties from OT5 Oldtown District to OT1 Oldtown District and the parcel addresses are shown on the screen. So um can I just refer to those in the record? Okay. Uh those are the addresses affected. Amy, if you could.

Sure. So, in conjunction with the text amendment, um this is a request to reszone those properties that are currently zon certain properties currently zoned OT5 to OT1. Um since the consolidation would essentially u um remove the OT5 from the zoning districts and and um so it does require reszoning to reszone them to OT1. Um just for the benefit of everyone in the audience, this is a city initiated request. Um and it's to meet the goals and objectives of the comprehensive plan. It's not being brought forward in response to any proposed or impending um development or redevelopment. This is simply for us to to simplify our zoning code since we have two districts that are nearly identical. And this reinforces the city's stated goal to preserve and protect this area of the city. Um, it will not impact any existing uses. The existing businesses and properties can continue to operate as they currently operate. Um, and just a reminder, the the the goal of the Oldtown District is to encourage a mix of small-cale commercial and residential uses um to promote pedestrian oriented activities and to protect the historic hub of Fenton. Um, staff mailed letters to all affected property owners. We posted the properties and we also sent out notifications to any property within 300 feet of um the adjacent adjacent to the uh properties to be reszoned. We did receive some calls for clarification um and calls of inquiry, but after we explained what the the goal was and what we were doing, um we didn't hear any concerns or objections to the proposed resoning.

Great. Thank you. I'll just go ahead and provide a little additional background for the benefit of the members of the public. Um so last year we took on the effort to revisit the city's comprehensive development plan. And um what that is is essentially a a written document that discusses how the city of vote of Fenton wants to see the areas of Fenton developed. And so, as everybody can imagine, in in a city, you don't necessarily want industrial right next to residential, or you don't want commercial in a spot that's going to cause traffic problems for residential. And so, um, years and years ago, the city put forth its first development plan that laid out exactly how they wanted to see the city um, develop. But it's the sort of document that over time can get a little stale. And I think it had been Correct me if I'm wrong, mayor. Like over 20 years since the development plan was 1997.

Yeah. So, the development plan had not been reviewed by this group for um over two decades and it hadn't been reviewed for an entire overhaul. Other pieces had been

Thank you. Yes, for the record. Um and so it was the work of this group last year to uh understand how had the how had the various zoning districts evolved over that long period of time and did it make sense for the divisions that were outlined in our city today. Um did they really align with the continued vision of the plan? And so the first thing we did was rewrite parts of the plan to make sure we were capturing the overarching goals of the city's development as it exists today and and as it looks into the future. And then we said, okay, well, does the zoning really line up with that plan? And so this is a good example of where there was an acknowledgement that the OT5 as a standalone district is not really unique enough in nature from OT1 which is right next to it to to justify having it be a separate zoning district. So we're essentially merging the two districts together so that the uses in OT1 are now also available in OT5 and vice versa. I think there was at least one use in OT5 that's now available in OT1.

And so um so that's the that's the bigger you know explanation of kind of how how we came to this moment which is to actually now vote in the um recommendation that the zoning change and the uh and they all be collapsed into the OT1 district. So, um I don't know if anyone has any questions for Amy uh about the proposed vote. Here's what it looks like once it's if the vote is approved.

Mr. Chairman, I don't have any questions. I I think we've been through this, you know, enough that and I might add that that relook at the comprehensive plan took us like over a year, probably even longer. So, it wasn't something that, you know, happened overnight. Um, I would ask, Mr. Chairman, if you would, uh, consider if these folks have any questions. I know it's it's kind of hard to figure out as they're sitting here, but if they can formulate any questions, allow them to come up and ask those questions.

Certainly. Yes. Yeah. So, while we've already gotten through the public comment section of the agenda, if you guys have any questions now that you've heard this, you're welcome to reapproach the podium and and ask those questions. And one other thing, too, uh, and go ahead. You can you can make your way up, Mr. Krooppy. Um, I had the same questions that you had. The signs that were placed throughout the city, those are we have to do those by law. That doesn't mean we own that property. It's where the affected properties are. So, I I did have several calls that wanted to know if we had purchased that, and we have not purchased any of that property, and I don't think we intend to either.

Hi, my name is Lewis Davis again. Um, you said there were some benefits that added to OT1 to OT5 or OT5 to OT1. Um could you just briefly just uh detail me on some of the the benefits that are are um maybe getting lost or gained in this this process? Uh certainly. So I don't know I would choose maybe a slightly different word not uh so much benefits as just difference. So, um, so let's see. Construction equipment dealer is a permitted use in OT5, but not in OT1. And so, I believe we'll be adding construction equipment dealer to Oh, no, we're eliminating.

Actually, that that was one that we are eliminating. So, we'll that will no longer be a permitted use in either district because it really doesn't fit with the smallcale um commercial uses. Um since the current currently the only other uh commercial equipment dealers we have in the city are Fabic and K&K Supply. So that's right. We didn't feel that it it really uh fit with the character. Um I believe that uh pharmacies under 2,000 square feet will now be permitted in both districts. Um and temporary recreational uh vehicle use will be permitted in uh in both districts. Currently, it's only permitted in OT5 and that will only pertain to those properties that are adjacent to the Marramac River.

Yep. So, not not dramatically different. So, otherwise, the the um uses in both districts are identical. The lot requirements in both districts are identical. Um so, really, we're we're combining these these two districts because we had two uses that were dissimilar. Um but otherwise everything is identical. Okay. Thank you. So yeah. Yep. You're welcome. Our friends on OP plane, do you have any questions? I I think he did, but I want to make sure that you you caught that. You heard that about the recreational vehicles? Yes. That that I wanted to know what the

Would you would you state your name? And uh Mike Tierney uh 88 ops lane. Uh, I believe I heard on the temporary vehicle or RV camper. I wanted to know if there was going to be a land usage change from going to OT5 to OT1 as we currently have it. Nope. No change.

No change. I I believe you have a special use permit for that use. Doesn't change your special use permit. Doesn't doesn't affect it at all. Uh any any any other uses for the adjacent property to change on either side? I know some fentan MSD with the treatment plant. So is N is 92 adjacent to you? Yes. On the map here? Yeah. Yeah. So that is changing to parks and recreation. Is that correct? And the other two parcels on um on the other side are are privately owned. Um, and they're they just are vacant now. I don't know that they Yeah, correct.

Yeah. Uh, parks and recreation, which I'm fine with, but public. I mean, what does that mean? Just to clarify to becomes part of your parks. It does. It becomes part of our parks and recreation system. Yep.

You're welcome. Ryan Snyder uh with Toasty's Transmission. Uh so on a standpoint of a business, um this won't really affect us at all on growth, production, uh what we can do to further uh grow our business at a standpoint. Nope. It Yeah. Okay. You're still a permitted use, still operate as you're operating. Okay. Yep. The only if you change the nature of your business in some dramatic way, like if you decide you want to become Amazon tomorrow,

that would be an issue, right? But as long as you're continuing to essentially run the same type of business, automotive all the way till the end. So awesome. Yeah. Thank you. You bet.

Mr. Krooppy, you want to add anything? You have any Okay. Okay. So, having covered uh that particular item and then if there are no other questions, I will go ahead and move for uh approval of case 2025 REZ1 consideration of reszoning certain properties from OT5 Oldtown District to OT1 Oldtown District. The parcels are addressed as uh indicated in the slide deck. Um, can I get a second?

Okay, we have a second. Um, can we go ahead and do a roll call vote? Chairperson Yman, I. Commissioner Bilicki, I. Secretary Abbott, I. Mayor Morath, I. Alderman Harrell, I. Commissioner Wisbrock, I. Commissioner Glover, I. Motion approved.

Great. All right. So then um our next item is case 2025 REZ2 consideration of reszoning certain city-owned properties from OT5 Oldtown District to PR Parks and Recreation District. The parcels are addressed as 80 Ops Lane, 92 Ops Lane, and 98 Ops Lane. Um yeah, the city owns three vacant properties along Ops Lane um that are zoned OT5. Um because of the text amendment, they do need to be reszoned and we are requesting that they be reszoned um to uh PR parks and wreck and be included in the city's parks and recreation system. Um and that's part of the city's effort to mitigate future flood damage because these uh properties are located in the Marramac River flood plane. Great. Um, I think this one's pretty straightforward. Any questions? Okay, go ahead and I'll go ahead and just move that we approve case 2025 re02 consideration of reszoning certain city-owned properties from OT5 Oldtown District to PR Parks and Recreation District. Parcels are addressed as 80 ops Lane, 92 Ops Lane, and 98 Ops Lane. Can I get a second? Commissioner Glover seconds. Uh, we'll go ahead and do a roll call vote.

Chairperson Yman, I. Commissioner Glover, I. Secretary Abbott, I. Mayor Morath, I. Alderman Harrell, hi. Commissioner Whisrock, hi. Commissioner Bilicki, I. Motion approved. Great. Well, that takes us through all of our new business. I think before we move to announcements, I did have one question, Amy, because I know I read in the amendments and I think this was I mean, sorry, in the in the materials for tonight, I think this was covered in our first item uh under the TXT vote, the um the creation of the NU district. Mhm.

Can you just um explain maybe why there wasn't a need for an actual zoning vote for that? Oh, there will be. It will just come in the future. I didn't want to do all the reszoning at one meeting. We're going to take them just kind of one by one. Since we are eliminating a zoning district, this was the priority. So, it will come at future meetings. I'm going to reach out to those property owners that are in the NU district. Um Okay. and explain exactly what's going on. Um, meet with them if they if they want to discuss any any questions before we bring that. Okay. So, we accomplish the necessary adjustments to the text to allow for it tonight. True. Okay. Yes.

So, we just need to do the resoning. Correct. And I listen, I want to thank you and Aaron and everyone who's working on this. this is a lot of work to keep all this going as smoothly as you have and you've done a wonderful job advising us on all of the changes. So, thank you very much for everything that you are doing uh to keep this running smoothly. Thank you.

Okay, so with that we can move on to announcements. Uh the first is a report from the community development department. Um, after taking the summer off, we do now have uh five new petitions for the September meeting, and I know at least one coming for October. Um, and we I would like to schedule the commission's annual training in advance of the September meeting at 6:00 or if that doesn't work, uh, maybe the the October meeting if that serves the commission better. Okay. So, that would be a six o'clock start time then at the September meeting. Yeah. which is September 2nd. September 2nd. Is it second or third? I'm looking.

Second. I have the third on my uh on my memo. It's the second. So that's Is that also the day after Labor Day? It is the day after Labor Day. Okay. Um Okay. Does anybody have any concerns with the September 2nd 6:00 start time? Okay, let's do it. We don't need a vote, do we? No, I mean that if you're unable to attend at 6, um you know, the the training is recorded and you can always Yes, I say we go for it.

Okay, that's all yet. Okay. Uh, next is the report from the chairperson. Um, I don't have anything special to discuss tonight. I appreciate uh folks covering for me uh when I missed the May meeting and it's just nice to see everyone again. So, uh, I'll turn it over next to the report from the mayor.

All right. Thank you so much. Um, as it pertains to the training that we've talked about, um, we're looking at revamping that, um, to where we don't have to do it every year, unless you want to show up to one of the meetings, but if we have new members, we we would, you know, like to see them at least go to one. And if you want to follow up, you need a refresher, you're welcome to come. But we are looking to do that on the various boards and commissions. Um, I do want to thank all the folks in attendance this evening. Um, this zoning stuff gets real kind of crazy as I think some of you have witnessed over the years. So, by coming up and letting us explain it, we appreciate that. I know I got a lot of calls. I shouldn't say a lot. I I got several calls. I know you had several. So, um, coming in attendance this evening really probably is the best way to to do that. And we get to meet some of our new businesses and our new folks. So, with that, thank you. Um, a lot of stuff's going on. Uh, you just pick up the newsletter, see, you know, we've got new signs that have been installed. The new restroom at the uh uh Fabic Estate has been placed. We're looking to connect and and put the parking lot in and just uh the the newsletter will pretty well tell you everything. So, once again, appreciate your support on this commission. Appreciate it.

Yeah. Thank you. The signs do look great, by the way. A chance to compliment those. Yeah. Um okay. Uh next is our report from the planning and zoning liaison. Okay. Last time we met way back when the uh Sherry Hutch or Sherry Stefins the Hampton Inn was approved by the board. Um the Mercy SUP uh was approved. The Amazon accessory structure was approved and Jimmy John's was Okay, thank you. That's all I have.

Great. Uh, next report from other commissioners. Any items from the rest of the commission? None. Okay. So, uh, that brings us to the end of the agenda. Our next planning and zoning meeting is Tuesday, September 2nd, uh at 7 PM, but we'll have the training at 6. And um with that, I will move that we adjourn. Can I get a second? I'll second. Secretary Abbott seconds. All in favor? I. Any opposed? Okay, meeting adjourned. Thank you, everyone.