Planning Commission - Regular Meeting

And we're going to go ahead and start the Planning Commission meeting. Would you please stand with me and join me for the Pledge of Allegiance? All right, good evening and thank you for attending the City of Independence Planning Commission meeting for September 15th, 2026. For those of you who wish to speak tonight, please remember to address all comments and questions to the chair and keep your comments brief and on point. If you agree with the previous speaker, you can simply indicate it in your agreement and move on. So at this time, to expedite tonight's meeting, I will ask anyone in the room who will testify, may speak, might decide you must speak, to please stand at this time and be sworn in. All right. Please raise your right hand. Do you solemnly swear to tell the whole truth before this commission tonight? If you do, say I will. All right, thank you. All right, would you please call the roll?

Commissioner Sevick?

Here.

Commissioner Nesbitt?

Here.

Commissioner Ashbaugh?

Present.

Commissioner O'Neill? Present. Commissioner Torres. Here. And Chairman Wiley.

Here. All right. Has everyone had a chance to look at the meeting minutes from our last meeting?

Madam Chair.

Yes, Commissioner.

I move that we approve the minutes from the last meeting. Second.

All right. I have a first and I have a second. Any questions, comments? All right. Seeing no discussion, go ahead and call for the vote.

Commissioner Sivek. Commissioner Nesbitt? Yes. Commissioner Ashbaugh? Yes. Commissioner O'Neill? Yes. Commissioner Torres? Yes. And Chairman Wiley?

Yes. And the motion passes 6-0. All right. We do begin our public hearings tonight. And staff, we look forward to your report for case number...

Okay. I didn't know if that was my job or the city's.

I will call your attention to a new planning commissioner tonight, Carter Sevick. If you'd just like to wave your hand or say one word or two.

Hello, everyone. Pleasure to represent you guys today. And hopefully we have a great meeting and we can continue doing the great work that we do. Thank you.

All right. Thank you very much. Thanks for the reminder, guys. All right, we're going to look at case number 26110.

Okay, this is case 26110. The applicant is the City of Independence. This is a city-initiated rezoning. The requested action is to rezone properties from R6, single-family residential properties, to our 12 to family residential. Basically, this is a neighborhood that's just northwest of where Lexington and chrysler do the split there. As you can see on the zoning map, it's a neighborhood that's Entirely zone single-family are six all around and the uses in fact reflects that reflect that Among all the neighbors around these three duplex sites The comprehensive plan as you see again shows that this is an area of neighborhood commercial This is the notification area all the properties located within 185 feet of those three duplex lots. So the lots were platted as Vernon Place in 1876, but the duplexes on them date from the 1950s. When the city adopted its zoning ordinance in 65, the properties were designated as R4, moderate density residential. In 1998, there was a down zoning to R1B, a mass down zoning of the entire neighborhood, and these three lots were included in that. And, of course, subsequently, since the UDO, a single family has been relabeled to R6. R6, of course, does not allow two-family residences. Thus, if this rezoning was denied, the property owners, buyers may have trouble obtaining mortgages or making improvements in the future, and that's the purpose of us doing this today. All three buildings are one story, and the unique thing about them is that access of all of them is actually from the alley and not from the street. As you can see here from the aerial photo, you can see that alley access that those three buildings have. And you can see they're sort of out of the ordinary situation here where you have single family all around. So here are the three duplexes. If you look at the picture on the left, it has the most northern duplex. And then the middle one that's, or I'm sorry, that's not the northern one. That's the middle one that's actually on the left in that left picture. And then the more southern duplex, there's that tan one on the right of that left picture. And then the picture on the right, that's the more northern of the three duplexes.

But too far.

So this is the street level imagery. So the one picture on the left is northbound looking up fuller and then the picture on the right is looking south from the same location. So staff recommends approval of this rezoning and I'm ready to take any questions you may have.

All right, thank you, staff. Any questions, commissioners? All right, seeing none. Is there anyone present like to speak in favor of this case? Anyone to speak in favor? Anyone to speak in opposition of this case? Anyone? All right, seeing none, I am going to close this public hearing. All right.

Yes, Commissioner. I make a motion that we approve case 25-100-10, corrective rezoning of 133, 135, 137, 139, 141, and 143 South Fuller Avenue.

All right. I have a first.

Second.

And I have a second. All right. I will call for the vote.

Commissioner Sevick? Yes. Commissioner Nesbitt? Yes. Commissioner Ashbaugh? Yes. Commissioner O'Neill? Yes. Commissioner Torres? Yes. And Chairperson Wiley?

Yes. And the motion passes 6-0 for case number 26110, corrective rezoning for 133, 135, 137, 139, 141, and 143 South Fuller. All right. We will move on to our next rezoning case.

This is case 26-125-01. The applicant is Samuel Goldsmith. The requested actions is the approval of a rezoning PUD and a preliminary development plan for a property located at 934 East 23rd Street South. So as you can see on the vicinity map, AREA ON THE NORTH SIDE OF 23rd STREET, HALFWAY BETWEEN NOLAN ROAD AND LEE SUMMER ROAD. SO LOOKING AT THE ZONING MAP HERE, YOU CAN SEE WE HAVE A RESIDENTIAL NEIGHBORHOOD TO THE NORTH WITH SINGLE FAMILY HOMES, BUT IT'S ZONED R-12. OTHERWISE, WE'RE TALKING ABOUT A COMMERCIAL CORRIDOR HERE. zoned mostly C2 general commercial, although immediately to the east, it's actually a legal nonconforming house. To the west, you have a car wash, and to the south, you have both a legal nonconforming duplex and a bookstore. And the comprehensive plan actually shows all this area as residential neighborhoods as the city is trying to contract its over the long term our commercial to nodes and move away from stripping out our zoning. Here's the notification map showing all the properties within 185 feet, so we have at least four or five homes behind there, and then the immediate properties and those across the street. So this is a platted area called Fairview Acres, platted way back in 1908. The property's been in the city 1948 and was a designated when we had zoning in 65 to see one neighborhood commercial Despite the fact that it had existing duplex and single-family residents on the lot the applicant intends to Rehabilitate the duplex and the single-family residents that currently are located together on one single parcel THE PROPERTY HAS LOST ITS LEGAL NONCONFORMITY AND MUST BE REZONED FROM LACK OF USE, OBVIOUSLY, AND MUST BE REZONED TO R12 AT MINIMUM SO THE DUPLEX WOULD HAVE PROPER ZONING AND, OF COURSE, A SINGLE FAMILY WOULD BE ALLOWED ON THAT DUPLEX LOT ALSO. BUT OUR ZONING REQUIRES THAT ONLY ONE PRINCIPAL STRUCTURE in the sowing district be on a lot, therefore we have to have this plot replatted and split. So the PUD designation needs to provide for an adjustment for the existing duplex's small rear yard as well as the house that's up near the street that has too small of a front yard. and also to make this split work the larger lot is going to have too small of a frontage and that width also needs to be varied. In addition of note to this property is Both houses will, and I'll show you in a minute on the drawing, will have parking areas. There's a small parking lot with three cars to the left of that driveway. And the current house... will lack its own parking pad, so the applicant's going to provide four parking spaces behind that house. So first we'll get you an idea of what this looks like at the aerial photograph. So you can see the small single-family home is up there, front there at the southeast corner, and then you can see that driveway goes back to that duplex that's at the upper northwest part of the property. So on their proposed drawing here you can see the parking that they provided in front of that duplex there on the upper left as well as the parking behind the small house up front as well. So here's a picture of that from 23rd street looking north you can see the car wash off to the left and that duplex is smashed to the back of the property against that residential neighborhood to the north and then the single family home there on the right looking at the street level imagery so that's westbound looking west up 23rd street on the left on the right we have eastbound looking um down 23rd Street the other direction and this is what the structures across the street look like from this angle. So staff recommends approval of this zoning and preliminary development plan Requested with the following conditions all there's eight of them. They're all highlight the ones of importance here For the PUD the rear yard of lot 3a, which is the left side Duplex will only need to be 14.1 in depth for its backyard. And the front yard for a lot, for a house, needs only to be 24.5 feet deep. This being an arterial, it would be normally about 50 feet. For this PUD, lot 3A will only be 39.85 feet in width. So the other important thing about this replat, a number of cross, there will be a need to be a cross access easement for the driveway. And as part of the minor subdivision, There should be a licensing agreement stating the maintenance responsibilities and defining the access parameters around that. And the last one of importance, number eight, that I'll bring up, of course, when the minor subdivision will have to show all existing easements and any needed and all public utility sanitary and sanitary sewer mains. THIS IS BOTH FOR PRIVATE LINES CROSSING THE WESTERN LOT GOING TO THE EASTERN LOT AS WELL. SO STAFF RECOMMENDS AGAIN APPROVAL OF THIS REZONING AND THIS PRELIMINARY DEVELOPMENT PLAN AND I'M READY TO TAKE ANY QUESTIONS YOU MAY HAVE.

ALL RIGHT. THANK YOU VERY MUCH. ALL RIGHT, BRIAN, COULD I GET JUST CLARIFICATION ON What addresses were rezoning? Because in the rezoning case, it's only one address. And in the description, there's three different addresses.

Okay. There's one taxable address. There's one situs. There's one property. And that's 934. But there's three addresses because there's three units. When we split this, that unit, the house, will have its own address, and we'll probably put a dual two-number address for the other lot.

So what will that mean for tax changes?

Well, when you plat, of course, the county will create two new parcel numbers, and then there'll be a new branch for tax collection for both of those two different lots.

So, Madam Chair, I have a question.

Yes, Commissioner.

So if I understand correctly, after this is approved and it's divided into two different flats, they will have a shared driveway?

Yes. They're not doing any construction as far as the existing paved driveway.

And they need to have some kind of agreement about utility easements?

They'll have to provide all those easements on the minor subdivision. both public and private easements that are required for existing lines and new lines that conceivably be put on the property.

Thank you.

All right. And then I guess I do have one other question. On the parking, where we're adding parking, what kind of follow-up, when does that come into play with you guys in the follow-up?

With the building permit process. Okay.

All right. Any questions for our staff? Commissioner Nesbitt.

Okay. You say utility easement. So I know right now there's a main sewer line running right through the middle of it. So that's a main utility easement there. Does that have to point across there then? Is that what you're saying?

Yes. So they're going to have to provide an easement for that sewer line going across also that A stub of a public water line, which actually it already indicates on there as having easement. And then only a private easement for crossing over for the existing water line going to the house.

Okay. My other question is going to be, so after this is all done and all approved, legally they could sell that house though, right?

Right. That's why they're doing this.

But we're going to zone at R12. They won't be zoned properly then, will it?

No, R12 allows for single family or duplexes. Okay. Okay.

Thank you for that clarification. Any additional questions?

Yeah, I have another one. Commissioner O'Neill. At this point, it looks like the same owner owns both properties. As Commissioner Nesbitt mentioned, they could sell either one of those properties at any time. Hence the reason for having the agreements in advance on the easements, etc.

That's correct.

Thank you.

Any additional questions? All right. At this time, I invite the applicant forward. And please state your name and address in which you reside. All right. What would you... Can you say it one more time for the recording?

So, uh, I am Samuel Goldsmith at 1519 North Seminole drive, Independence, Missouri.

All right. What would you like us to know about your project?

Um, short and sweet tonight. Um, these properties were used as residential structures and that is just what we intend to continue to use them, uh, in a rental manner. Um, Other than that, I don't have much else to add. Happy to answer any questions, though.

All right. Do we have any questions for the applicant? Yes, Commissioner Nesbitt.

So on the parking, that's going to be the biggest thing. So you're going to leave the parking in the front of the duplexes, but add three more to the side. Is that correct?

Yes, sir. So I believe that is the west side of the property. There is a small extension of concrete that's already been poured with existing parking available. We can add, I believe, up to four spots.

Okay. And then you're going to add parking behind the house that's not there, correct? Yes, sir. Okay. And you're putting four spots there or two?

I believe that will be one spot. Oh, just one spot? It can be four spots if it needs to be.

Well, I mean, it's a house. I think at least it'd have at least two. I mean, because I know the driveway is kind of wide, but I don't think it'd be. Is it wide enough for two cars to go through that driveway? Yes, sir. Oh, it is. OK. All right.

Any additional questions for the applicant? All right. Seeing none, you're excused to sit down and we'll call you back up if we need to.

Thank you, chair.

Right, is there anyone present who would like to speak in opposition of this case? Anyone to speak in opposition? Anyone to speak in favor of this case? Anyone? All right, seeing none, do we have any final questions? Anything we need to discuss? Okay. Okay. All right. I'm going to go ahead and close the public hearing.

Chair, I'll make a motion.

Yes, sir.

Approved case 26-12505, rezoning PUD 934 East 23rd Street South.

All right. I have a first.

Second.

And a second. All right. Go ahead and call for the vote.

Commissioner Sevick.

Yes.

Commissioner Nisbet.

Yes.

Commissioner Ashbaugh?

Yes.

Commissioner O'Neill? Yes. Commissioner Torres? Yes. And Chairperson Wiley?

Yes. And the motion passes 6-0. Case number 2612505, Resenting PUD for 934 East 23rd Street South. All right. Congratulations and good luck. All right. Gabe, I'm guessing we're moving on to you for some short-term rentals.

That's correct. So this is case 26487, an application for short-term rental approval for the property at 1230 West 31st Street South. It's located just east of Chrysler Avenue and west of Santa Fe Park on the north side of 31st Street. The zoning map, the subject site and the surrounding properties indicates that the neighborhood is characterized by single-family residences in the Beverly Hills subdivision. The subject site is approximately 34,400 square feet in size. It's a deep lot, again on the north side of 31st Street. The home is characterized by Cape Cod-style architecture and has an existing attached two-car garage that the applicant has indicated is available for guest parking. So here's a floor plan of the basement level of the short-term rental. So it includes the fire escape plan, but there are no basement rooms available for dwelling here. Floor plan of the first floor shows the living amenities. So you get your kitchen, dining room, living room, and then one bedroom. And the second level has three additional bedrooms. So the available parking for the property includes a lengthy driveway. So the house is set back pretty far from the street. Off street parking is no concern for this particular case. And here is some street level imagery looking east down 31st Street and then looking back west towards Chrysler Avenue. And this short-term rental does comply with any site separation requirements required by the city code. Staff recommends approval of the short-term rental with the standard conditions. A couple of things to note here. So this short-term rental was approved during the World Cup, so they obtained administrative approval. So they have already been operating. At that point in time, the parking area for the short-term rental consisted of gravel driveway, and this city didn't have, you know, stringent requirements for short-term rentals operating during the World Cup. It's a temporary approval. In this case, one of the conditions for approval is that it's a lodging establishment, short-term rental, and the off-street parking, the driveway is required to consist of paved all-weather surfaces, either asphalt or concrete. In this case, the applicant was able to pave their driveway prior to tonight's meeting, so it's already been completed. So item number eight in the conditions for approval has been satisfied. as are a majority of the conditions for approval since they've already operated during the short FIFA World Cup. So that concludes my presentation and I'm available for questions.

All right, commissioners, any questions for staff? All right, seeing none, I will invite the applicant forward. And sir, please state your name and your address.

Is that on? Paul Mueller, 2121 West 48th Street in Westwood Hills, Kansas.

All right. What would you like us to know about your short-term rental?

Just as Gabe mentioned, we started this short-term rental for FIFA following all the city guidelines with the temporary business license approvals and then with a goal of turning it into a full-time short-term rentals.

And how'd that go?

So far, very well. We've had tenants. We've had guests stay every week since June 1st.

Wow.

With a wide range of people, not just FIFA sports fans, but contracting crews and people traveling for work. So it's been quite a range of guests.

Well, good for you.

Thank you.

All right. Any questions for our applicant?

Chair.

Yes, Commissioner Nesbitt.

So the only thing I would be wanting to say is, warning you about is that you said contractors the biggest thing is we got to make sure that they do not park trucks and trailers overnight in the area that's going to be your biggest thing because we've had some people come through here and they were doing that already and that's that's a no-no because it's not supposed to that's not per code and city trucks and trailers parked overnight so i don't know if you notice that or not i mean i've had i've had uh folks with pickup trucks yeah pickup trucks fine but i mean yeah you're talking one and a half ton trucks bigger

Yeah, we're not talking dump trucks or trailers hauling backhoes or things like that, no.

Okay, but another thing was the long trailers being parked there or something like that too, so I just want to warn you about that. Yep, thank you.

Commissioner?

Yeah, I don't know if this is the case or it's just, but on Google Maps, it shows that that narrow spot behind there is addressed as 1220. and not 1230. I don't know if that's just something that's wrong on there or if you know anything about that.

From what I've researched, even looking up, you know, the GIS maps and looking at the full plat, it's that long, narrow with a little back handle, if you will, to what the map says. And as far as I had ever seen, it was 1230.

Okay. I mean, I don't think that's a deal breaker. I just was kind of curious as it's like that. Um, it's kind of an odd situation. So do you, you take care of that as well? You maintain the lots and everything.

Yeah. I'm the owner of the, of the company that owns the property and, um, the neighbor to my west, I've actually hired him to do the lawn care. Um, he was previously mowing the yard for the elderly woman that lived there previously. And then I was able to help out the neighbor to the east with the extra gravel off of my driveway for the asphalt by spreading that gravel on her driveway.

Okay. Okay. Well, thanks for that.

So, Chair, so you're maintaining that lot all the way back into the woods or...

Yes, it's being mowed.

So it's pretty deep then, is what we're saying. Okay.

400 feet, I think, is the one property line. How far? Depth 400 from front to back.

I mean, I don't know what the neighbors look like. I mean, that's a deep lot, that's for sure. Is there a creek or anything back in there?

At the very back, there is a creek.

Okay, there is a creek. Since we're looking on, man, that's kind of weird. It says 1220 on, like I say, on Google Maps. That's kind of weird. Interesting.

Do you know, is the county considered that one parcel? From what I have seen, yes. Okay.

And Gabe, you confirm that?

Yes, yeah, I confirm that that's one parcel. I'll have to look into that address that Google Maps is showing. Sometimes, you know, I'm not certain where they get their addressing from. The city assigns addresses, so it's not something that we have in our records.

Okay, yeah, just kind of odd. It's okay, like I said, it's not a deal breaker for me.

Right, any additional questions? All right, thank you very much, sir. Is there anyone present that'd like to speak in opposition of this case? Anyone to speak in opposition? All right, anyone who'd like to speak in favor of this case? Anyone to speak in favor? All right, I'm gonna go ahead and close the public hearing.

Yes. I make a motion we approve case 26487, short-term rental at 1230 West 31st Street South. Second.

I have a first and a second. Any additional questions for staff? All right. I will call for the vote.

Commissioner Sevick?

Yes.

Commissioner Nesbitt?

Yes.

Commissioner Ashbaugh? Yes. Commissioner O'Neill? Yes. Commissioner Torres? Yes. Chair Wiley? Yes.

Yes, and the motion passes six to zero, excuse me, for case number 26487, a short-term rental at 1230 West 31st Street South. All right, before we look at the final case for the night, I am withdrawing as chair for this particular case due to a personal and professional relationship with the family. And we'll turn it over to Vice Chair Ashfa.

Okay. Thank you. Staff, could you please give your report for this case?

Yes, this is application 26488, another application for short-term rental approval. The property 22518 South Crescent Avenue is located on the west end of Independence, south of 23rd Street. So we've got Crescent on the west and Arlington on the east, sort of a loop street back up to 23rd. Here's a zoning district map of the site and the surrounding properties showing that this is another single-family subdivision. There are some properties zoned two-family residential to the east, also single-family in characteristics and nature. This particular property is approximately 11,300 square feet in size. It's characterized by ranch-style architecture. And in this case, it's a ranch-style home, so single-story ranch-style home with a finished basement. So there's two additional bedrooms located in the subgrade basement. Both of those bedrooms are equipped with an egress window and a ladder out of the window well. So here's that floor plan of the basement, showing those two bedrooms in the subgrade basement. And a floor plan of the first level. So you've got two additional bedrooms in the main level, and you've got your living facilities, your kitchen, bathroom, living room. In this case, there again is plenty of off-street parking to accommodate any guests. Here's some street level imagery of the surrounding properties Looking eastbound towards Arlington leading back up to 23rd Street and westbound Back up Crescent and this neighborhood is characterized predominantly by by ranch style homes of similar characteristics and age And a proximity map showing short-term rentals and and relation to this subject site and this property complies with the site separation requirements of city code. Staff recommends approval of the application tonight with the standard conditions for approval, so no additional conditions in this case. That concludes my presentation.

Hi, Gabe. Could you go back to the picture of the actual front of the house, please? Okay, thank you. Is the applicant here? Yes. Please give us your name and address and where you reside now.

Hold it down.

You might want to repeat it again because the video records what you're saying.

Okay. My name is Sherry Byers. My address is 6503 East 140th Terrace, Grandview, Missouri.

Okay. Just if you could tell us anything you'd like us to know about the house and how you came to do this.

It's something I've kind of been wanting to do for a while, and it's just another form of investing money for me, so I just went for it.

All right. Okay. Anything else you'd like us to know?

No, I'm just kind of excited and ready to move forward. Yeah, I've been looking for about a year, and I finally found one that kind of fell in place for everything I needed and wanted, and I'm just excited to get started.

It looks much better now than it does in the other pictures. I know.

It was kind of bad when I saw it, too. I've been working on it.

Yeah. Does anybody else, any of the other commissioners have questions of the applicant? Okay. Thank you very much. Thank you. You may sit down. All right. I'm going to open it up for the public. Is there anyone here who would like to speak in favor of this case? Is there anyone here who would like to speak against this case?

OK.

Seeing no one trying to gain the podium, I'm going to close the public portion of this hearing.

RICHARD WESTERBERG, Madam Chair, or Sir Chair. RICHARD WESTERBERG, Excuse me.

RICHARD WESTERBERG, I knew what you meant. Thank you.

I move we approve case number 26 of 400-88, Short-term rental, 2518 South Crescent Avenue.

Do I have a second? Thank you. I have a first and a second. Is there any discussion except what my real sex says? Okay. Okay. I guess we're ready for the vote.

Commissioner Sevick?

Yes.

Commissioner Nesbitt?

Yes.

Commissioner O'Neill?

Yes.

Commissioner Torres? Yes. Vice Chair Ashbaugh?

Yes. Case number 26-400-88, short-term rental at 2518 South Crescent Avenue has been approved. I think good luck to you. Thank you. You're welcome. Six what? Six to zero? It's been approved six to zero.

Five.

Five to zero.

This means six.

Okay. Would you like to come up and finish this meeting?

Apologies, Mr. Chairman.

Thank you. I'll accept your apologies.

Thank you. Well done. Just for the record, the last case was five yeses and one abstention. All right, we conclude tonight's hearings. Anything for the good of the order and a roundtable?

Yes, we do have a couple of roundtable items. First, it was requested that I bring to your attention two opportunities for volunteerism and civic engagement for you or anyone else in the city who may be listening on YouTube. These... can be found on the city's website. The first one is Love Where You Live, and it's the indie cleanup is what it is. It's to occur between September 27th and October 1st, which actually coincides with Missouri's Good Neighbor Week. And there's basically three areas of focus. There's corridors and then parks and civic areas and then neighborhoods. And there's an opportunity for the public to sign up for any of those. Unfortunately, the park cleanup registration actually ended on September 14th. But corridor cleanup will be the registrations open until September 21st. And basically these three areas are concentrated there's concentrations by council districts so there'll be four like for the corridor cleanup there'll be four corridors one in each council district um and then they did the same for the the parks and then um for uh portions of the neighborhoods as well so um In addition to that, there's also going to be some neighborhood drop-offs for items that is also stated in that web page article. The second item I want to bring up tonight is the Citizens Academies. They do have another one. coming up I had sent an email to you all about it today being the closing date I've been informed this afternoon that's actually open till Friday so anyone listening or anyone you know or any of you who would like to participate in that there's still slots it's limited there's only 25 but I've been told there's still slots for that it's basically an eight-week program, and then there'll be different departments speaking each week. And then at the end, there'll be a closing ceremony thing. So again, that is still available. Lori, if I could ask you, I think you attended one of these.

I did. So did Commissioner O'Neill. It's really a great opportunity to meet the department head's staff and hear what their daily life is like, see it. And then it's especially cool to go to the shooting range or put on a, you know, a target and in a vest with a police officer. Um, but it's, it's truly citizen building and you walk away feeling a bigger part of your city. So I highly recommend it.

I would concur with that. I, I, I went into it, uh, wanting to learn more about the function of our city and how it functions, et cetera. And, uh, I came away understanding a lot more about my community and how it operated. And I would say that if anybody has any desire to volunteer for any commission or what have you, this would be a good place to start. So I would highly recommend it also.

And darn it, it's fun.

And then I had one more thing to bring up. I guess we have celebration next week, or not next week, next meeting for a long-term commissioner that will be leaving us, Virginia Ferguson. And I want to remind everybody to come to that celebration.

So 5-15, by 5-15 on the 29th. Anything else? Anything, Gabe?

Yep.

All right. And with that, unless any commissioners have a word? All right. I will adjourn.