Board of Zoning Appeals - Regular Meeting

All right. Are we ready? All right. I'll bring the the plan commission meeting to order. Um do uh pledge allegiance Go ahead and start. I aliance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Okay, roll call. Uh Jerry Jackson, I'm here. Pete Saunders. Yeah. Uh Vicky Kazowski here. Miles Fettinger here. Drew Buchccanan here. Julie West. Okay, everyone but Julie. We've got quorum. Uh everyone have a chance to read the minutes from uh October 8th. Geez, that's been a while back. Been a while. I'll make a motion to approve. Second. Got a motion and a second to approve the minutes of October 8th. All those in favor say I. I opposed. Okay, those minutes are approved. Item five on the agenda is uh preliminary plat number 25-01 petition petitioners Byron and Julie Igman. Dave Ambers, do you want to make a presentation? Yes, I'll make it brief. It's such a small uh plat. Uh, Iman's bought a property on Second Street. They've totally remodeled it, just about to list it, and there's sufficient property to allow for another lot and meet all of the requirements of the master plan. So, we're here to ask for preliminary and final approval of the plat. We're going

to get you a better plat. The surveyor doesn't have it done yet. And so, I talked with Mr. Heinald today. And what we discussed and Mr. um is if you choose to approve, make your approval subject to the staff reviewing the final version when we obtain it from the surveyor. And I apologize these surveyors, it's surveyors, lawyers, and doctors. We can't get to come to this town, and we need a lot of them. Um but this J&B subdivision, it's at um Second Street and Kfax Street. The lot one is where the existing home is and lot two is where the second home would go. And um there's no procedure under the master plan to do a small one lot two lot subdivision. So we're here asking for the preliminary and final approval. There's Okay, there is a drawing. Utilities are already there. Mr. minutes approved. Um the driveway spacing we everything should be good to go. So the existing house would be on lot one and the new lot would be adjacent would be to the east two. Correct. David, do you have uh any comments? Yeah, so really briefly. So item five and six uh preliminary and final plat 25-01 both um is to allow a two lot subdivision to resubdivide the one lot here on second street outlined in red. Um the zoning um so the lot width minimum um for this zoning district is 80 ft wide um is what they propose lot two to be as the existing lot you see on the map has an existing single family dwelling on it. Um they proposed to split that off into two lots as per chapter 82 article 5 subdivisions um which has to go before the plan commission and then a second step plan

commission makes a recommendation to the board of public works and safety. Um there are existing utilities um site review is not required because of the utilities are already in place. Um existing road is already there. Um other than obviously a new driveway that has be requested by uh through the engineering department. Um uh so staff does recommend approval of the proposed two lot subdivision because it conforms to the guidelines set forth in chapter 82 article 5 of the city of Leort Municipal Code. Um and I'll answer any questions if you have them. Any questions? How wide starting from the east moving west would be the the lot? 80 feet. 80 feet. So that's the 80 you were talking about a minute ago. And that the longest on the east line would be 146.5 back to the railroad right away on and the um west line would be 118.6. That's what I was looking for. Thank you. So the building on the lot will be taken down. I'm sorry. The building that's currently on the lot. Oh, sorry. I thought I could see a building. You may be looking at the building in the image will just be on the left and there'll be a new house on the right. Right. Okay. This one he just got in and remodeled is going to list. It's beautiful, right? He added a twocar garage, detached garage over here. We worked with Mr. Minnik and put in a curved driveway to give proper spacing from Kolfax. He's done a great job on house. They're just finishing the landscaping. Now the new lots going to be okay. And there is some uh room for improvement in the plaid. Is that what she said that we should uh Well, we're just waiting for the final document from uh the surveyor. So, uh Mr. Hinold and I discussed today that if you approve it, make it conditioned on

the Mr. Hel getting a chance to look the plaid over and make sure he approves of the final receiving and approving the final play. Okay. Um any other questions from the plan commission members? All right. All right, I'll open up the meeting to public comment. Anyone have public comment on this matter? All right, seeing no public comment, I'll close the public comment period. Um, any further discussion from plan commission members? Mark, can we take both of these together? Y. Okay, I'll make a motion to approve uh contingent on the final staff review the final uh documents. I'll second. Got a motion in a second to approve or to make a positive recommendation to the to the council. Is that correct? Okay. All to approve the plat to approve the plat. That's a we have our That's within our purview. Okay. All right. We've got a motion to approve the plat uh subject to the to review of the final plat and a second. All those in favor? I I opposed. Okay. Thank you. All right. We're on item six. Oh, no. We're on item seven. Sorry. Um petitioner is Lincolnshshire Investment. Uh do we have anyone from the developer to Hi, I'm Mike and this is Ryan. Okay, so uh again, my name is Mike

Sullivan. This is Ryan Mets. Um we are focusing on a property uh on the north side of town. Um 56 acres that is currently zoned B3 commercial um highway commercial. Uh we are looking to uh downzone the uh property the entire property into R3A to allow for multifamily. Are are we picking you up on the mic? I I'm not hearing it. Okay. Okay. I wasn't hearing it. Apologize about that. So um we are looking to again downzone from B3 highway commercial to uh R3A um to allow for multif family buildout on this plot. Um we have um worked with an architect to put together a a concept that we are uh you know talking through um in the design phase at currently with architect and civil engineer. Um we believe this um new zoning would be a great benefit to the growth of Leaport to the north along Highway 39. Uh if you go to the next slide, um our our major and main concept uh that we're looking at is called the big house. Uh it's it really mimics a single family home design um to uh build an apartment community that has a look of a single family home, a two-story home. Um in in this example um these units will be uh 10 to 14 apartment units that look like a big house. If you go to the next slide please that'd be great. Um within the community we'll also have some traditional two or threetory uh called coin attainable uh from our architect but uh two to three story conventional apartment homes that'll be towards the center or the north of the property. Let's go to the next one.

Um so we're looking at a master plan right here and the plot is uh 56 acres. U not all 56 acres is buildable. Um from our initial uh surveying uh we'll have about 20 to 25 acres of buildable space. Um and to utilize this space we have a lot of green space that we get to utilize uh for the buildout. Uh we're really want to be a community focused uh build. So to the south, uh we understand that um uh Timberly uh Tiffany Woods uh neighborhood would be a great place to have a smaller lower scale uh build out for the big house um u design. Um and as we move north um kind of move into those more attainable two or threetory uh traditional apartments. Um, as you can see, this is uh the the uh square is kind of phase one of our uh initial design, which equals about 200 units. Um, and if we could build the full capacity, it would get to about a little over 400 units in total. So, um, it would be a great addition to the neighborhood. Um again the look is really try to focus on residential look um green space park uh park amenities etc. Um if you go to the next one uh we have a few examples that are in close proximity to Leaport they'd like to share. Uh a large one is hills at Aberdine. Uh it was built a few years ago. We're using the same architect Humphrey's architect um out of Texas. Um that that project was actually built 20 to 25 years ago. So, um you know, I know some concerns with apartment communities is how they age. I think this is a good example of how uh you know, this is a property project that has uh kind of retained a good quality over the years. So, just

want to point that out. It's not that is not a brand new project. And it's a great community that houses a diverse um size of unit. They have one bedrooms, two bedrooms, and three bedrooms that really um set up well for, you know, going off on into your career, marriage, and then kids. So, it's a really, you know, holistic community. Next one, please. Great. Uh at first, um a newer community built and designed or designed by the same architect. You can kind of see a theme. Uh we're sticking with people that have done this before um and that have done it very successfully. Uh a little bit newer product. Um Again, kind of similar floor plans. One bedrooms, two bedrooms, three bedrooms, lots of green space. Um, you know, very community oriented. Next one. Uh, park 33. A little bit older. Um, 10 year, five, 10 years. No, it's actually four years old. So, this built h maybe five years old. So, 2020. And then Visa Fur was built about five years ago as well. So uh this project is a mix of big house design and a few other uh types. I don't same builder as villas on fur I don't know I think the same architect as well but uh incorporates well into the uh into goan um on the edge of town which kind of had a need for multifamily new multifamily housing and again same scale that we're we're aiming for in in our resoning of this of this plot. So the next one, please. This one's a little closer to home. I just want to kind of share. I'm from Nebraska, so I wanted to kind of share that we are seeing this kind of scale in more places around the US. Um I'm I'm in Omaha and this is a recent one that's been built the last two years. Another

kind of big house uh designed two stories, 12 to 16 units within one building, very family oriented, um etc. So um I think there might be one more that's it. So you can kind of dial back a couple of slides. So um again, we're seeking reszoning um to downzone to allow for multif family. It's currently zoned G3, which allows for hotels, motel, retails, uh truck stops, bike rentals, uh motorcycle rentals, etc. Um we really think this would be a great opportunity to uh bring in kind of a buffer zoning um for this for this area. So thank you. Are there um questions from the plan commission members? David, do you have a your Yeah. So, a brief um update on the zone map change. So, this is to reszone from the B3 highway commercial district to the R3 low-rise multif family residential district. Um this is located about a quarter or about a half mile south of Interstate I890. Um or the toll road as most commonly referred. Um, as you see, the property of 56 acres is outlined in red on the map on the screen there. Um, just going through some of the things with the zoning around, um, don't have the zoning map this time, but the zoning to the west is a combination of M2 and, uh, B3. Um, most recently changed, um, a portion of that. Um, to or east is R1B, which is also in the county, so is not in city limits. to the east of this property. Um to the south is R1B and a combination of R2A as well. Um so there's two different parcels there. Um there's a vacant parcel that's zoned R2A and and the houses as you see there are all zoned R1B. Um and then the north is B3 as this property is currently now. Um and that property is

along most of those properties are along the toll road there. Um this property zoning ordinance allows a hearing by the plan commission review and recommendation um to the city council. Um and so the property does have a few wetlands on site as you can see there as well as a number of utilities um natural gas pipeline and uh um or gas pipelines there and overhead uh wires. Um did take a few photos of the site. Um this just kind of the flood plane map there. Um this shows an image of the the existing site there agricultural field. Um the corn um the high high line running down the middle there. Um gives you an idea from state road 39. Um this just shows where that kind of the location of that pipeline there. Um and shows the image view. Um this shows 39 kind of both sides there looking towards the north of the toll road. Um this is looking south towards um the manufacturing industry there on the right and then the vacant land to the left and then there's a few wetlands there. Um and then this just shows the there is an existing turn that kind of goes into the the manufacturing area there um which kind of starts just after the property to the south. Um, and so I think I had a picture of the sign too here, but um, no, this is just the adjacent property to the south that's vacant, the R2A land. Um, the proposed resoning would provide additional multif family residential development where is possible to extend public utilities that is the most efficient use of land and minimize the cost of public services. Staff finds that the proposed free zone from the B3 highway commercial district to the R3A low-rise multif family residential district is appropriate for the surrounding residential area and generally compatible with the Leaport County Land Development Plan strategic goals and objectives. This development of land for multif family residential allows the city of Leaport to meet the

housing demand while minimizing the need for costly utility service expansion. The plan encourages the majority of new development to take place in and near existing cities and towns where residents have an have access to a range of public and private services. Um, this proposed resoning to allow multif family residential development in close proximity to existing commercial areas adjacent to I80 to 90 toll road and north state road 39 allows residents that access to those public ser and private services. Um, so staff does find that the proposed resoning is adequate and meets the goals and objectives of the Porta County Land Development Plan. Um, so if you have any questions, I'll be glad to answer them. Thank you, David. Any any questions from the land commission members? Hey, hey, David, you mentioned that have some wetlands. Will those stay intact? And also, um, will the trees that are borderly bordering the back of Tiffany Woods stay? I believe the applicant I think would probably be better. Yeah, I can address that. Um, kind of with the arms reach the map on the screen here would probably show it better. So to the southwest um is the wetland. In the middle of the dark area that kind of looks like Texas um that is also marsh land or wetland in the middle and then to the north and the east u yep that area is also wetland. So those three locations are lower. They'll remain wetlands. Yes. Um and the trees within them will also stay. Um to the south, you know, we don't plan on taking down anything to the south. uh uh especially by the wetlands,

we hope to invite and and put in more trees and shrubs and green space um to add to what's there because I we think it's a little light on the south, but um uh yeah, we don't really plan on harvesting much. And that that site plan was created the architecture took in consideration of the existing wetlands. Okay. And uh and you know, our plan would be like Mike said, engage a a landscape architect to to make sure that um the tree line to the south is uh not doesn't deteriorate but instead is is added to okay space is our friends. We have a lot of green space to play with especially by the utilities. Um so we're going to try to use that as a nice a lot of areas of buffer. Okay. Any other questions from the commission members for David or for the petitioners? No. All right, I'll open up the meeting to public comment. Uh, anyone with public comment, come to the front. You got uh three minutes to make your comments. I'm Diane Carpenter. I own property on North 100 West um from the um from 450 South. Um, as much as I recognize the need for mult multifamily housing for Leaport and support such a thing, I'm wondering if this is the right company for such an important project. The letter arrived and gave me a very negative feel. Um, no company name on this the the envelope addressed to me. No return no um company name on the return um postcard. No company logo. No company name on any of the papers until the fifth day I turned one over and there was a name. Um

no cover letter. Um, no address of the or any specific any way to tell where it was. It said was south of the toll road, north of the golf course. Well, there's lots of things. Um, and they had a section number and I it's fair week in Fourth of July. I did not have time to research my section number compared to their section number. Um, if it does, if you are considering it as a commission, have you made accommodation for all the school kids? There's going to be hundreds of units. Um, that's something I hope you consider. And have can you as a commission um insist in some way to have some of it affordable? Um, that's what we really need in Leaport. And that's my comments. Thank you. Thank you. Thank you. Anyone else have comments? Come up, state your name and address. And I'm Alan Lang. My wife, uh, Kathleen Lang has submitted some comments that you may have. Um, she's requested this be, uh, entered into the record tonight. Do you have that? Yes, we do. I need to read that or do you will you just put that into the minutes? Um, we could Would you like us to read it or do you want to read it? You may read it. I don't want to take my three minutes. I can I can read it. Yeah, you I can read it. You want to do that now or You want me to do it now or later? Okay, I can read it now. Okay. Um, okay. Craig, thank you for the phone call and information. Below is the information I sent to Mayor, Attorney Worthley, and

Mr. Heinald. In addition, please include the following comment in the record. I am unable to attend today's meeting. Please accept the following comment for the record. I request that the petition for a change of zoning for land east of Highway North 39 south of I90 and north of Brier Leaf Golf Course be sent with a recommendation of denial or without recommendation to the city council. As adjacent land owners, we we have not had sufficient time to consider the petition, the standards for evaluating the zone map change, the summary of the project provided by the petitioners, and any related matters. We received notice on July 1st, 2025, even if the notice technically complies with legal requirements. A period of seven of only seven days from receipt of notice to the hearing date, coupled with the intervening federal, state, and city holiday has made it difficult, if not impossible, to form a reasoned and informed position on the proposed zoning change. Additionally, I did not see evidence of notice visibly posted on the property. Thank you for your consideration. Kathleen Lang, property owners Kathleen and Alan Lang, 1589 West Kama Drive, Leaport, Indiana in 46350. End of message. Go ahead and resume your comments. Yeah. So, in addition to her comments about the administrative uh aspect that you know, short notice, no time to really get any facts or communicate with the city. um only adjacent property owners were notified and this obviously impacts a much much larger area. Our neighbors, you know, 35 ft across the street uh were not notified. So, it probably met the requirements of only adjacent properties, but that's probably

a half a dozen people or so. So obviously you want to put four well let's just say you know 435 or whatever units 1,200 people into that area behind us where a large portion of it is wetland that's fairly high density and with the resoning I'm not sure you know they've committed to some non-h highdensity uh type house as they call it the big house um but what does that restrict them to now can they go in and put um a thousand units in there and even with 400 units you're talking probably a minimum of 1,200 people and figure each one of those uh people are probably going to have at least one car trip in and out of there a day if not more. So 39 can already be difficult and dangerous to exit from Tiffany Woods Drive. So, you get the golf course traffic, you get um the condos traffic there adjacent to the golf course, you get the Tiffany Woods traffic, you get the traffic across the street where the semis pulling out. Um it's already very difficult. Now, add another thousand car trips up and down 39 every day. And what does that mean to the traffic situation? Uh chances of a light there probably zero in the near term. I know how that works with the state. They're very hesitant to put traffic lights in an area like that. So, we have that. We have the wetlands. All Tiffany Woods water drains into um a pipe that goes along the property line and then discharges into the wetland that's in the upper right quadrant there in your picture of where the red line is. That area, that field now floods on a hard rain. There will be several acres

of standing water out there. Now you cover up 90% of that with concrete and roofs. Where's all that extra water draining to? I we have heard no plans on, you know, how they're going to handle that extra drainage. Of course, then you also have and you can see it clearly on the aerial view here of where the pipeline I believe there's a natural gas pipeline and also an oil pipeline. So you've got Embridge and you've got vector pipelines running through that area. Um I don't know what the restrictions are for building highdensity housing adjacent to that type of area, but certainly there's an additional safety risk should there be an event on that pipeline with 1,200500 people back there. How do you get them out? There's only one exit on to 39. Um Jerry, you're very well familiar with the water and sewer issue. Uh when we annexed um into the city, the big push was there's not enough water. There's not enough sewer. You're you're uh running you're past your time. Would you please wind it up? So I biggest issue is we've had no time to get more information. Uh very short notice. It was the absolute minimum required and then comments were required to be in like I think seven or eight days before the meeting which was impossible. I received my notification within that period. So thank thank you. Please state your name and address and you got three minutes. Sure. this um Diana Corley 1541 West KMA Drive. Um I just want to agree with the prior to uh comments and also just lots

and lots of questions again traffic water. I'm would like to know a lot more um information about the project such as like setbacks from our property line as high density um setbacks different than just normal residential. I would hope that they are greater setbacks from our property. Um parking, I saw that they were going to provide 1.7 spaces um per unit. I think that's way too low for that size of a property. Allows for less than two per unit. And what about guest parking? Um so I'm a little concerned about that lighting plan. I didn't see walking paths even though they talked about that on the plan. Um, so I just wanted to echo those comments and also as far as information about the company, I went to their websites and didn't show anything like the pictures that were shown today. They're much smaller, more remodel projects. And so I just wondered if they had the experience and the capabilities to handle a project this large. So I think that's all my comments for now. Thank you. Thank you. Any other comments today? Good evening to the plan commission. Bert Cook, executive director of the Leaport Economic Advancement Partnership. Just wanted to share uh appreciate both Mike and Ryan. We've had the pleasure of dealing with them here for the last uh six or seven months as they really looked for a project in Leaport uh to invest in and help us address some of those housing challenges that I think we talk about so often. Um not that you need reminding but I'll just for everyone's benefit uh stress that some of the issues that people have

with timing I think are more in related to uh the statutory requirements. That's probably not something we're going to address here today. But on top of that, uh the decision is ultimately made by the city council. And so if you choose to make a recommendation either favorable or infavorable, uh that will head to the city council and the city council will consider an ordinance over two meetings over the course of a month, which I think gives another large window for people to share get information, but also share their comments with their uh elected officials on the council. Uh, as we look at this project, I think I will credit both Mike and Ryan, uh, for their willingness to work with us on a design that makes sense. Uh, the city team, including planning, engineering, and all those others. I think we're very adamant that we understand the area that the property is in. We want to come up with a design that helps us address our housing need, but also uh, is beneficial to the other residential around it. And I'll I'll tell you right now, I would not feel right about putting a truck stop on that property, but they could build that today without any action by you or the city council. Um, so the change in zoning, while people have concerns and they are absolutely uh within their right to have those concerns, I think it ultimately serves both this neighborhood and that area in general much much better. You will be moving to a zoning that in my opinion is far more appropriate for what's already built out there. We're excited about that project. Uh I think it uh it will be very successful. I think there's a lot of questions that are all very valid. We go through this often because when when you see these requests, many of the details that people are looking for aren't necessarily available yet. These gentlemen will ultimately make a decision on whether or not this project moves forward based on steps that hurdles that they have to pass. This is the first of those hurdles. But I strongly uh encourage you to remember

that there are a whole other set of activities that have to go on to make sure that storm water and engineering and setbacks uh utilities that all of those things are addressed in the proper time. We don't have them today because this is the first of those steps, but it's not like those don't exist. Appreciate the time. Thank you. Any further public comment? Please state your name and your address. My name is Jose Rosario. I am the owner and the steward, you can see it on the map there, of the David uh Wine Coupe Farmstead, which is in the National Registry. And I want that to get on the record because there's going to be a lot of talk about development in this area, but uh I have yet to hear a recognition that the port has an asset in that area. Uh and we need to bear that in mind. Since I have three minutes, I must uh with all due respect for a major project like this, which is being confounded, you're you're asking for both a zoning change plus uh a particular design or or project that is big. It's high density, a lot of issues, a lot of risks. Uh, and I think as an property owner out there, I ought to know more details about not only the complexity of a project like this, but how much impact uh, a project like this is going to

have. I don't have any problem change changing uh zoning regulations to allow for what you mentioned. Uh I'm highly in support of that. That's not the issue. The issue is more uh informing uh property owners of what's the state. And I want to endorse and support all the comments that were previously made because I have the same concerns. And I wish I could come up here tonight and in good faith endorse this uh zone change because I think we need that. But I do think in this process we need a lot of transparency especially when we're recommending changes that have tremendous impact for the people who live in that neighborhood. Thank you. Thank you. Any further comment? Okay, seeing no further comment, I'll close the public hearing. Um, any following that any comments, questions from the plan commission members? No, I think just uh a good reminder kind of what Bert said. It's just a reminder we're just voting on the zone change. All the other things that were questioned. I think there will be plenty of time and you'll have other forums to address those concerns. But just a reminder that we're just voting on the the zone map change. So, it it took me a while to to get used to that that when I when I joined the plan commission that the projects, you know, some some look good, some are questionable. We as a as a commission are tasked with looking at the zone map and and the use

of this property. Uh, as Burke kind of alluded to, right now, a hotel and 24-hour truck stop could be put in there without any notice to any, uh, property owner, to a commission, to the council. Um, and in talking to a few other people that were living there, uh, that live there, uh, just because a a project like this is being discussed, it raises a lot of questions. But when you put it in that perspective that, you know, Lo's truck stop could be put in there right now, would you prefer that as land use for the next hundred years versus uh, more residents? Um, and look at that black and white. That that's kind of how we have to co go about it is is and as Bert mentioned, this is a step one of many. We're not approving specifically setbacks. We're not approving the builder. We're not we're looking at the zone map and what use uh is proper for this right now step one. So that that I have to remind myself that several times. So that was my comment. I'll second that. I've been at a site review where they were sure everything was going to happen and there should be a new mini mall sitting on Pine Lake Avenue right next to Subway and it doesn't exist. So they made it through all the engineering all the way to that point and it still never came to fruition. So what the question really we need to ask is is it better for a business to go into this spot or more people? And so just to the south obviously we have other residents, we have the golf course. It's

very family forward already. Um I'm almost a little more concerned that across the street there's a lot of heavy industry. I know they're looking at putting the railroad into that portion of of property and you know more uh big trucks and and um well you know expansion on that side and then it's like this one little strip of highway flips it to you know now we're going to have all the the people on the other side. So, is that the real question that we should be asking? Is the the big disparity from left to right, not north to south? Any other questions, comments from commission members? All right. Our um we're an advisory role in this one. In this matter, we advise recommend positive, negative, or no recommendation to the city council. Does uh Can I just make one more ask one question? Was this really legally done properly? Um, okay. Thank you for comment. We've closed public comment. Um but um can we address can we address the issue com of fair public notice? Pull up the statute. Well, I can throw a little hint out there. Whether they build or not and have any signage up or not, it has nothing to do with should this be our res residential area or a business area. You're still thinking about this particular project as if it's going to exist. There's no guarantee.

The event is a public hearing or meeting concerning any matter not specifically mentioned in the previous in the subsequent subsections. Notice shall be published one time at least 10 days before the date of the hearing or meeting. Our rules, our our zoning ordinance requires that we provide that the petitioner provides notice via mail via certified mail to adjacent homeowners and homeowners within that aren't adjacent. It's adjacent. Yeah. adjacent property owners adjacency. Correct. Okay. So, people who received a certified letter that was through the zoning ordinance, the publication 10 days prior is state statute. That's the notice that's required under the laws of the state of Indiana. Thank you. Any other comments, questions from the plan commission members? All right. Do I Do I have a motion? I'll make a motion to uh send a favorable recommendation uh to the city council. I've got a motion for a favorable recommendation to city council. Do I have a second? Yeah, seconded. Got a motion and a second. All right, we'll vote. All those in favor? I I opposed. Motion's passed. Um, I think that's the end of business. Anyone, any plan commission members got any other further business? Okay, we're journal. Is there a BCA meeting?

No. No. Okay. Yeah. Seconded. I approve. I