Plan Commission - Regular Meeting

All right. Good evening everybody. I'm going to call to order the uh town neighbor plan commission meeting for Monday, December 1st. And we're going to start with um the agenda. How's that? Take roll call. So Riley, can you take roll call for us? Yes. So commission board members Tammy Timl, Matt Milky here, Jim Ren here, here. Bill Bell here. David Wills here. Stacy Kger here. All right. Town staff Chris, town administrative here. Chris, town attorney is absent. Riley Jones, director of planning zoning is here.

And so Riley, you said that Chris is going to be off 10 minutes late. Yes. So we'll get started on the normal agenda and wait for him to show up for our final points. All right. So the first question is uh minutes to the previous meeting. Anybody read the minutes of the previous meeting? Everybody all set? We have a motion to accept the meeting from the pre from the uh November meeting. So moved. Second. Second. All in favor? I. All opposed. Okay. meeting um meeting minutes from from the November 6th meeting are accepted. We want to wait for Chris to get comments to the from the citizens. I think we should.

Okay. So, we only have new business right now, which was the reasoning of 223 and that's coinciding, I'm sure, with the comments from the citizens. So, we'll wait a few minutes for Chris to show up. He was caught in a snowstorm outside of St. Louis and it set him back. Okay. But he he he'll be here. Okay. and we'll wait a few minutes for him. Stacy, I'm going to skip down to the staff reports for now. [snorts] So, do we have any staff reports for the town council leaison? No. Okay. Um Riley, you want to talk through any things right now?

Yeah. So, this month for November issued a few hback electric uh town council updates from the November 12th meeting. The reasoning of 116th one received final approval. Um the amendment revising the permitted and conditional reasons in the C4 zone also received final approval. Um and the raise of 111 Plum Street was awarded to the excavation. They're think they're going to begin December 8th, so next week. Okay. So that's the earliest we can get. Great. Great. That's all I got.

All right. Um and I'm go to the last miscellaneous for a minute here. So, our next plan commission meeting will be January 5th, which is great. And there's no information received for that yet. Okay. All right. So, we're gonna, like I say, hold off for a few minutes. I think Dr. Ren had I'm sorry. Yeah. I I've got a topic to just float. Uh we received the parking the preliminary report for on the parking study and I think that uh it's incumbent on us to do what we can do as far as a plan commission to incorporate those recommendations and make what rule changes we need to make.

Great. in order to facilitate the goals that we have for uh the various town programs so that our part is done. Uh and we're not delaying anything. Great point. Appreciate that very much. Yeah. So, um to that end, we should probably individually study the parking study then have a discussion on it on their January meeting so we can put that on the agenda for January. Thank you. That's a that's a really good point. Just as an FYI, if anybody didn't see it, anybody on on the council on the board didn't see it, um the council, there was there was a presentation given to the town council last Tuesday, was it? I think it was. Um actually, Monday.

Monday, rather. That's right. Monday and it was um it was well covered. Um no questions from the council at that point, but it was still pretty well covered. But I think it's to your point, it behooves us as a as the commission to re study it ourselves and come across with plan of action. The the slides that were presented are on the news uh article that's on the town website about halfway through the the main page. There's a news feature. Okay. And there's a news item on the parking study and all the slides that were presented. Now, the whole study's there, too. But if you want to see those slides that that is posted there now.

That's good because I know at the at the town council presentation, it was a little hard to see some. So, I mean, I just want to go on record that um those are there. I don't think they were emailed out. So, um if you need to see it or you lose your copy, the the copy's there, too. Good to know. Thank you. It's all on the website. Great. Excellent. Okay. Anybody have any hand puppets or anything for Chris? Chris, do you have anything to comment on?

I always have comments. I know you do. We're I don't know if I can comment on that at a live meeting, but the uh No, we're just working through the holiday season. We've got a big weekend here in town. H&I's got the Christmas in Newberg on the 6th, noon to 4 and Santa Claus will be right in there. The house tour is uh Saturday evening. And then uh the big Christmas parade is on Sunday evening starting at 5:00. I know we'll have a lot of folks down here. Hopefully the weather cooperates and uh you know we're just trying to promote the town the best we can and from a planning commission point of view you know we we want to see that demolition happen um Monday hopefully.

Yeah. And I think they were tied up on another project um judging by what's being demolished in Evansville right now. I have an idea if you know what I'm talking about. I think they're they're working on that if I'm not mistaken. So the uh you we're trying to get that out. We wanted to get it before the Christmas uh parade, but we're going to be a day late. So, but still before the end of the year, good. Still an improvement. Good.

And and speaking of the parade, I'm going to take my plantation hat off for a second and put on my H&I hat and [clears throat] my Water Street resident hat. So, Water Street residents in in the audience, on Sunday, December 6th, we're going to close M Street at 3 o'lock. We're going to close Jenn Street at West Jennings at 4:00. The parade's going to start at Piter Funeral Home like it did the first year and right down West Jennings and go instead of turning north on State, it's going to go out to the Lock and Dam building. Um, but we will stage the parade starting on Plum and then come back on Water Street. So about 3:00 we'll start seeing um parade entries showing up on Water Street. We'll park them on the um on the trail side as opposed to the traffic side, the car side. Park them on the traffic the trail side and they'll stretch first year they stretch down to just about Jefferson. I wouldn't be surprised if it goes a little further than that this year because we have a few more entries, but just an FYI. And we'll send a note out. I'll send a note out to all Wall Street residents to let them know what's going

Okay. I was going to say, did you want me to send one out or Yeah, you could from the top from the town manager. Absolutely. If you could just send me what you want. Okay. And uh I was going to send something out before the uh probably Thursday. Okay. Give everybody a couple days notice if not Wednesday, just depending on weather. Yeah. Um but yeah, just email me the wording you want and I've got an accurate list of everybody along there. Great. Okay. Okay. Heard a door. Hopefully it's a big turnout. Uh we have about just under 50 entries right now. Y

and we'll have the we'll have the AI breakdown within a few weeks hopefully of the event so we'll know how many of these were present. Yeah. Hope he's here. I was just getting ready to text him because it's been about 10 minutes. It's like we've stre we've stretched it out as long as we can. Chris is Chris has offered street sweeper to clean up for the next day which is phenomenal. Yeah. They've got to call me back though. Oh, [laughter] it's not a done deal yet is what you're saying. I emailed them and said we want it and blame it on the I want to make sure that it's confirmed, but we've told them we want them to do X, Y, and Z. And uh hopefully I'll let I'll let you know

and then A and I will do what we can to also clean up any Yeah. Okay. I'm going to put my plant commission hat back on now. So Chris uh we delayed uh talking about u west I mean yeah three brief minutes till you got here. We've gone through the rest of the agenda. At this point we are now at um comments from the audience. So I will I will start off by asking for Steve Simpson to step up. Please uh go to the podium and name and address please. was the first.

Yes. My name is Steve Simpson. I live at 220 217 West Jennings Street.

Um I have some uh some serious reservations about the uh reasonzoning of the lot of 223 from C1 to R3. Um seems to me that an R1 designation would be a a better designation for that lot. R3 allows for uh multif family which would be which would include duplexes and and town homes. Um that uh that lot being only 46x 114. So it's a stretch to uh to to put u the house that I've seen that's proposed to go onto that lot uh will require quite a number of variances already. Uh but if it gets resoneed to R3, uh if that house doesn't go there, then it opens it up to two other avenues, including duplexes, triplexes, whatever. Um and I just think that uh that for that size lot, we're just asking for a whole lot of uh of things to go wrong. Um you know, And what I see the the uh the next meeting for variances will bring uh request for spice sets to be down to three foot on uh on my side. Anyway, I'm not sure. I think the request on the other side is for uh for a narrower uh driveway, you know, which brings to mind to me, you know, how do you get service vehicles in? I mean, I'm on my side. I've got an alley down the side, which is how we come and go. Uh, and I can show you how many times my house has been hit. Um, just from people pulling in off the street, uh, into the alley,

which is, uh, a little bit wider, not much, but, uh, emergency vehicles, uh, egress, uh, in and out, you know, is, uh, is a is a concern, I believe. And I just think that, um, resone that uh that property to an R3 is uh is not a very good um uh zoning proposition. Okay, thank you very much. Next is uh Bob Brown.

You know me, Bob. I live in Ironwood Circle at 7218 and Katie Hours was the one to approach me about building her house there and she's out of the country right now. So, uh I believe Riley has the packet that you presented and I just came to should you have any questions that I might be able to answer for you.

So, Mr. Simpson brings up a good point. Why R3 versus R1? U Katie mentioned to them why she chose that. Tell you the truth. I'm not quite sure why it was picked what, but it will be just a residential living. And she's got just a sign himself and it doesn't take up any more space than the house that I built on Water Street for Dr. about the same thing. Okay.

I think all we're asking for is a foot to instead of 4 foot on the east side of it is to go three foot so she has enough room on the driveway side of the west side of the house. And then uh there's already a start where the old driveway was at. And so we're trying to line up with that. How much um setback is there on the west side of the house?

Uh it's 10 ft 11 and 12 in which includes the driveway, right? Yeah. Okay.

Anything else? No, that's it. Thank you, Matt. Real quick, I don't I came in. I apologize it was late. I don't know. We didn't do Did Raleigh give a summary of it before we heard from opposition because normally would have It's okay. It's I apologize for being late. Have the petitioner, of course, I think Bob's here for her. She even here give uh kind of a presentation. So, I just didn't know if everybody even knew what kind of was being talked about. No, we thought we're going to do after the conver after the conver.

Okay. So, just so I wanted to answer one question if I could because uh the question was asked about why or or [snorts] Bob me, you know, you asked him why. So, we did Riley and I did meet with the the owner or the applicant, I guess I should say, and talked about options. We did sort somewhat of a mini site review and just talked about the code and uh R1 versus R3. We've been through this before. The lot size in R1 is problematic for downtown because of the large lot requirement. So, um R1 was going to require a number of variances. Um and R3 I'm not sure would require any

one uh one sideyard setback. So maybe the sideyard setback. So it was just a question of that. Now they did just so everyone knows they did file a use and development commitment with the petition which takes away some of the one stated concern. I mean it would limit the recommendation that that we had was is R3 does allow other uses that R1 doesn't allow. So we recommended a use and development commitment that would remove those other uses. So the R the use and development commitment limits it to single family homes and accessory structures the same as right the same as um what R1 would have been. So there is that. Okay.

Okay. So one question about that. So is that UCD only for this particular instance and if for some reason the sale doesn't go through to Mrs. bars and somebody else comes and buys the property. If if the property is reszoned, the use development limit goes with the property. So, it's that's it becomes part of the zoning. So, the zoning is going to be would be R3 and it would be subject with the to the use and development unless and until it was reszoned again to remove it. Okay. All right. Got it. Thank you. But have you to see a picture of the home? I have seen a picture. I'd like to see it. I'd like to see it. Do you Do you have that in your materials? We don't got a full picture. We have a floor plan.

Give me a like one or two minutes. I will go. Do you have one? You have one, Bob? Okay. Has a floor plan. Okay. We have an elevation of the garage. Yes. Got it. Okay. Pass it down. I didn't even think to talk through it. Gosh. Let me get to the elevation. This is So, we have most of the floor plan. We have the schematic in our package, but it's just just three bedrooms, two baths. Correct. [clears throat]

Yeah. I just don't [clears throat] quite often we're shown images that are just images and not what gets built. Is are you saying this is what will be built? Bob, did you hear that? Is it quite often we're shown images but it's not what will be built. Are you saying this is what it's going to be very close the upstairs instead of having two dorms it's got one dorm and you'll at this elevation. You will see that um Katie mentioned to me that she was going to get rid of the basement, just do a crawl space instead as well.

It's that house. The first picture is not the right one. It's that one. Okay, that's cute. It is going to have just a little steeper effect, but I think we're going to make the garage a little steeper about And what is the sighting?

It is select. I was in a meeting with historic.

This is like a hardy board. It's not hardy. Too small. Yes. My presentation before it's a far better far more expensive. So if you hadn't hear that sideways materials. Yeah. Materials. Yeah. And he would have to go HPC. Yeah. I mean if I didn't catch all the conversation but Dr. already knows if if approved if approved, it would have to go to HPC for review of the actual materials and everything.

Yeah. That close. Okay. Right. Said you'd be better off to go back to a crawl concrete crawl. Just parking materials there will be a challenge. Just parking the materials there to build it will be a challenge. It will be work. I will probably bring in the lumber send it in the back first. Must be the second

couple times.

I've had that conversation today. Okay. Bob, do you mind going back to the c the microphone so we can get it on the record and everybody can hear what you're saying if you don't mind? Y.

Okay. So Bob, can you synopsize what we just talked about in terms of basement, in terms of where the lumber's going to go, in terms of just in general and whatever. Go ahead. Yeah, the uh my plan is to bring the lumber in uh the trusses of things and set them to the back and then uh the guys can operate bring them and frame them. These guys will frame my house probably in one day or very close to guys over about a day or less.

The uh some of the lumber will be set in the front and you kind of just have to work a little bit around and of course I realize we got to talk with the police department on

that part of it. Okay. But we'll do what we can. Uh we will be very mindful of the third property. I will put an orange fence up all the way along the that property line and you know I would mess my property up. We'll be respectful there. Okay. And you said no basement cross. No basement just across. Okay. I'll put a fence up first. I'll put up first.

Well, she's offering to help on that. Did you explain what was the reasoning why instead of a basement to a crawl space because I don't think everybody The reason was is when I talked to the concrete guy about putting the basement in, he was insisting he needed three feet to overd

and I told him I said that's not going to work. I said, "I do not want to dig right up on top of the property line." Uh, when we do a crawl space, you'll come in, you'll dig your footings out, and then after concrete set up, then you bring in a track hole and you pull your dirt off of that. So, it's more minimal movement of the dirt and everything. And there'll be enough dirt to pull out of it anyway. own pull out for a basement. Okay.

And you couldn't it'd be hard to to We did it on W Street, so it's not that it can't be done, but it's a little more challenge to be careful not to encroach on someone else's property. Okay.

With the structure as close to adjacent properties as is proposed, are there any drainage issues? Has it been reviewed for that yet? It wouldn't necessarily be until come for permits. Then there would be a drainage permit required drainage review similar to what we did uh for Dr. Madati's development or building up on Jennings or where um and so it would would be required to have drainage approval before a permit would be issued. So if the structure is proposed couldn't meet dra you know it would have to be adjusted in order to meet drainage approval

and I have talked with cash wagner [cough and clears throat] about drawing up that proposal once you know the variance can go through that okay any other questions from the c from the commission thanks Bob Thank you. Next, Karen Doth.

Hi, I'm Karen Noff and I live at 224 West Water Street. Been there for gosh, long time. 33 years maybe. Um, and this lot previously had an older building on it that was torn down, basement filled in, and that was an improvement. Um, we're realizing that I'm not getting all my registered letters, so I didn't get the chance to comment when that zoning and the original commercial plans were reviewed for the lot. Um, tonight I'm here and I'm learning as I listen about what's going on. If I understood what Chris said, he said that it would be reszoned R3, but there would only be a one family home built on the lot as part of the zoning,

right? And that would stand through any correct subsequently. So, I have a reduced number of concerns because of that because I feel that in the part of town that it's in business of the IC multifamily complex here would be a real problem. And we did have someone interested in buying it for a sixplex. I don't know.

Yeah, it was going to [clears throat] be a nice tall I don't I'm not saying that that was going to happen. I'm just saying, you know, I think that was that was uh asked. And so just to yeah, if I I can address that just to make it clear to everyone. The use and development commitment, let me back up. R3 allows I think multif family and high density medium density

duplexes and a whole list of um conditional uses that can be approved by VZA and the only this would be limited to single household detached dwellings and accessory uses and structures in incidental to that which like garages things like that or [snorts] under conditional uses home occupations which is what is allowed in R1. So if somebody has a home, you know, somebody has a lawyer working out of their house, they could get a they have the same opportunity that an R1 would have and that's all that could be that's all the property could be used for for those things. And that UDC follows the property.

Yeah. It basically becomes intertwined with the zoning and can't be can't isn't removed unless it's reszoned off. Okay,

thank you very much for that. Um, the other concern I had is that it is a narrow lot and it on either side of it are two of the older houses in the town and as long as respect is given to, you know, protecting those buildings as they are. I'm not speaking for my neighbors per se. I have an interest in that because the drainage that doesn't happen on those lots comes through mine and there is a lot of it. So that's a critical concern of mine as well that we don't get other structures too close to the other buildings and allow drainage. So thank you.

Thank you. Thank you.

Finally, Chris L. Hi, my name is Chris. I own New Market Street, the House of White building. Um, I did have a few concerns. One was about the R3 rating, but I'm happy to hear that it will be limited to single family homes only. Um, and before I mention my other two, I would like to I'm I'm all for like building new fresh things in Newberg. I think it's great if it's done well and it's well built. I'm all for it. Um so we do own the House of White building down there. Um and I have two concerns. One is the size of the driveway at 11 sorry 10 ft 11 in. It is pretty tight and if the members of the board don't already. That building is the oldest brick building in Newberg. Um, it is, I believe, maybe 130 some odd years old. The bricks on that building are very fragile. Uh, I'm not really sure how many impacts it can take from a car window or the side of a truck or anything like that. Um, so that does have me concerned a little bit. The other one has to do with drainage because the property line on that side is very tight. Uh so my concern with getting rid of most of the grass and putting it with some sort of paved driveway and a house um would be all that water somehow flowing into our property. Um, I'm not sure the foundation of that

building was really built to withstand that kind of water. Um, you will see water in our crawl space from time to time depending on how big the storm is. Um, so that's just something that I hope and forgive me I don't even know if this is the right commission or board that deals with that, but I hope that there's sensitivity given to [cough] how the storm [clears throat] water is handled on that sense. Um, as far as storm water, that would be the storm water board would handle the storm water permit approval. We just went through last year a full redo of the stone of the standards, the ordinance processes and all of that. And um it is uh we've had a few complaints because of the how strenuous it can be or how much information can be required. But you know, we've been dealing with this for a long time. Newberg being at the bottom of the hill. All the water comes towards us, through us to the river. And when you're in a closer setting in the urban area, we've got to make sure we have protections. You know, when retaining walls are built, for example, we have reviews of because we're we want to make sure that they don't cause an issue. Every everything that's built could. So there will be u a process and a permit and engineer review to make sure that uh we just went through this with the men development that he had his approved and he had to make some changes to what he was proposing I think in order to get that approval. That's the best I can say is that it'll, you know, it'll have to meet some approval and and everyone is aware

they'll be noticed and they'll be noticed and every I think everyone on that board is aware of the consequences that can happen if some if it doesn't happen right and and so very cognizant of that. That's the best I can really address it. Chris, at this point as an aside, the property in its unimproved condition doesn't shed water as fast as it will when 80% of it's covered. I mean, I assume it by ordinance it can't contribute more. That's right. To adjacent.

It's kind of the basic premise is the same as a lot of drainage ordinances, right? I mean, the the premise is is that you have to be able to show that there's not going to be more water going off than was previous. Somehow, you've got to manage the water on site on site like a retention. Somehow, whether it's drainage pipes that collect the water and take it to a, you know, take it to the street or the inlet, somehow the water can't go on the adjoining property anymore or any faster than what it does today.

Is that right? Is that what the with the new rules that came in last year, I know like the last example that came before it if there was some expense on that that previously the the developers wouldn't have had to try to keep uh just down the just to the west um to keep that storm water, you know, under those guidelines. I know he he had to spend some money for some on-site um forget the proper term. It's like a It's like a pit type retention or detention or

It's like a a almost like a septic but for storm water. You know, it kind of held it and then released it slow, but the engineers do all the calculations on the sizing and all that. It's all in the code. Um, and it'll be thoroughly reviewed. I assure you that. Um, and you know, it it might come to an expense thing to where they might not be able to go forward. Well, that's what I was wondering. Could that be expedited as part of the decision making process for the owner and contractor? Because it

Yeah, I think the idea is to have the to have them that would be one of the first things they would so if the zoning's approved um which is really about the use and you know whether a home there is appropriate. I I get it. Then you have the R1, R3 distinctions and that comes into play like height, limit, height and setbacks and all of that too. But um then yeah when uh before permits issued we got to do the drainage first I think. And there's a um in our new ordinance there's a mechanism for certain reviews being more intense and more engineer heavy and and others not. And I forget where this would fall on it, but normally it would probably be on the lesser side unless the engineer, the town or the stren or the board want more information they can ask for any you know up to the full boat. So that would have I mean I think concern is them having to spend that kind of money on a drainage plan and not get to do it. Is that

risk? Well, it could I mean there are not a lot of opportunities for any kind of detention. There's not. So, and that have to be get expensive. I mean, you can store it underground and

but I mean I think that there are ways that you can manage it without having a detention for each individual lot. you know, if there's a if it can run the water can be collected and run to the storm sewer, for example, or um I don't know, I'm not the engineer, but you know, it's just it's the thing that we want to encourage infill was part of our comprehensive plan, right? And so, we want properties to be developed as opposed to not developed. And when you have smaller lots, which Newberg does, we have to find ways to make it work at the same time protect the neighbors, right? And so that's we just have to work through it and see how it could be done. And it may if you know a larger building may have to be shrunken. You know the sixplex I don't know how the heck that would work and relieve room for everything else but

the sixlex was going to go up. Yeah. I mean like right to the minimum or maximum. I mean Yeah. Me too. So, so but you said the requirement for the [clears throat] water runoff it's it can't go to the adjoining properties but it can go to the storm sewer. It can I mean it can in a certain c probably certain limitations on that. You don't want to again I'm not the engineer but you don't want to all of a sudden dump dump a lake out there a lake out there but well a house and concrete sometimes they would have a lot more than it's currently doing. I don't know if there's a pipe. I don't know what's

The engineer would ID what where the storm line is and the property owner might have to do an upgrade to connect to that, right? To channel that water and it'd be on the property owner that's doing the development, right? So that's conversation, right? But that's something for storm water guys to figure out. Our decision is do we go to R3 versus R1 and then it goes on the rest of the the chain. The decision right now is is R3 appropriate? Yeah. Yeah.

If it was turned down then potentially they could come back and try for R1. I will tell you that in our consideration again just just throwing out ideas and and when we talked through it what's the most appropriate. I mean every R3 is not generally we don't have a lot of R3 down here but it was kind of a later creation. Um, but when you look at what how infill lots could be with what we have available to us, R3 seem to make the most sense and require less variances. And u it's a it's a topic that we want to tackle when we do do the new zoning code that we want to find a way to we've talked about this before to accommodate the small lots downtown

while not affecting the larger lots other areas of town. come up with different codes and we may we have to come up with something that works, but right now we just have what we have to work with. So, we put that's what we kind of came up with. Again, not making any guarantees that it would be approved or anything, but if this is what you want to do, this would seem to make the most sense. Is this this uh motion vote recommendation to council?

This is a recommendation to council and council makes the ultimate zoning decision on a resoning. But that being said, Chris touched on something that we all decided on during the 2022 comprehensive plan, and that is to try and um fill in where we can with with more um pref preferably single family housing within tech. And because we have such small lots, it makes it a little difficult for us. Very, but um so so I think it's time for I'm going to make a motion. I will say I do have one letter um from a res. Do I have to read this verbatim? Oh, I would. I mean, you can it's it'll go in the record, but

yeah. So, this is from uh owner of 220 West Jennings. It says, "Hi, Chris. This is Sharon Borneal, owner of 220 West Jennings. I apologize for the delay. Today was my first opportunity to pick up the certified letter from the post office. I will not be able to attend the planning commission meeting on December 1st, but wanted to relay that I have no objection to the proposed resoning of 223 West Jennings Street. The certified notice doesn't have contact information, so I'd appreciate it if you could relay this to the correct person. As always, feel free to contact me by email or text with any questions or comments. Sharon, list her phone number. Uh, please confirm receipt of this email at your earliest convenience. Um, so

thank you. All right. I'm sorry. Second. I was saying I think it's time to make a motion on the R versus R1. So, Chris, help me with the wording. I think I'd like to I'd like to present a motion. I think the motion would always be in the positive. A motion a motion to recommend approval of the resoning is presented with the use and development commitment. Well said. Okay. [clears throat] So, move. So, was that was that good enough for you to make that motion? That yes. Okay. So, seconded by Bill. All in favor? I.

All opposed. Okay. So, then the motion carries to move this to R3 and we go forward to in the process now to the council. So, it'll go to town council. We don't go to the next meeting. We go to the following meeting. So, that would be the second meeting in December. Yeah. But it's on a different It's going to be different because of Christmas, right? I think it might be the 30th. It's after the 30th. Yeah. Yeah. It's the 30th. December. Tuesday the 30th at 5:30. Okay. December 30th. Is there any reason why we couldn't do it next week or does it have to wait for a while?

We just we usually we got um we used to bring them and and it was not enough time for council to consider it. Okay. And um Riley needs to do a certification letter I think or Gotcha. we there's some work she needs to do to make sure it gets there and all right so on so forth. Okay. So, I'd like to thank everybody for coming tonight. Good comments. Really appreciate it. Um and Chris, thanks for your guidance on this from R3 R3 R1. Yes. R1 to R3, sorry. Okay. Um I think that brings us to the end of our agenda since we touched on everything else already. So, I would like for a motion to uh adjourn. So, move. Second. Second. Thank you. All in favor? I