Planning Board - Regular Meeting

It is December 18th, 2025. Call to order. First order of business is salute to the flag. 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. To my right is Kevin McGawan, the uh general administrator of Monroe Township, who's with us tonight. And to my left is Jim Clark.

Thank you. Who will serve as attorney for this evening? Um, in accordance with the Open Public Meetings Act, it is hereby announced and shall be entered into the minutes of this meeting that adequate notice of this meeting has been provided by the following. One, posted on the bulletin board of the office of the township clerk. Two, posted on the bulletin boards within the municipal complex. Three, printed in the Home News Tribune and Cranberry Press on December 27th, 2024. Four, posted on the Monroe Township website and sent to those individuals who've requested personal notice. Before we do the roll call, I'm going to ask everyone here to turn off their phones since we are recording and therefore

the call from your relatives. Um, we'll wait till later. Okay. May we have a roll call? Vice Chairman, Mr. Alen here. Mr. Barski here. Mr. Manish Patel. Demiani here. Mr. Slavichek here. Mr. Weiner. Dr. Kinsey. Councilwoman Cohen. Yes. Mayor's Representative Mr. Patel. Chairman Gab. Yes, we have a quorum. That is good. We can proceed.

Okay. The first order of business, you all received um the information uh by email. You have the minutes of the regular meeting that was held in November. Uh, have you all had a chance to review the minutes? Yes. Yes. Okay. Um, any questions, comments? If not, will someone make a motion? I make a motion to approve. Okay. Motion and second. All in favor? I. Any nays? One abstension. Rest or eyes. Uh, I believe we had six people here, so that's five and one. So it passes. It certainly passes.

Excellent. Okay. Next order of business is is is applications. None. Memorializations. None.

Public. Exactly. Public portion. We'll get to that, but I'd like to do first our discussion item. There's a public hearing and a recommendation of non-condemnation area in need of redevelopment study for blocks 148 lot 36.01 1 and 30 blocks 37 and and others as well. Uh to address that discussion, um I have read it over uh carefully somewhat. Uh but I did notice that Chris Dachney, who's the one who designed it as the planner, is the one who actually brought it to the table. So Chris, if you will tell us about it. There we go.

All right. Thank you. So, I'm Chris Doy from CM Associates. I'm a professional planner and our office prepared this report which is an area need a redevelopment preliminary investigation. Uh I'm going to take probably 5 to 10 minutes to go over the report what it is and what what we're looking for you as the planning board this evening. So, first since I understand redevelopment is not something that is is typically done in Monroe Township, there are other towns in New Jersey that do redevelopment pretty extensively. usually a little further north Hudson Essex Bergen County. This is a very a very common thing for them where they have a lot more developed lands. So redevelopment, what I like to phrase this as it's essentially a 10-step process and right now we're on step number two. Uh the first step is that jump back. What redevelopment is the local redevelopment and housing laws, it's the like third iteration of the original blighted properties act from back in the 1940s. The idea being there are certain properties that are in bad condition and that there is a a public incentive, a public benefit to trying to encourage uh redevelopment of those properties rather than uh just reszoning a property and waiting to see what happens. the the primary benefit to redevelopment from a municipal perspective is it allows the governing body or or a redevelopment agency, the ability to potentially negotiate with a developer to actively seek uh improvements to properties instead of just waiting for somebody to come with the site plan application to the planning board. Um so the first step in this process though is that the governing body, which is the town council, has to adopt a resolution identifying areas that they want to be investigated to see if they meet any of the criteria necessary for designation. And there are eight criteria uh that range from you know the buildings are dilapidated to uh the building was burned down by fire obsolete. Generally there's something wrong with the property that's making it very difficult for for productive development to happen there that the governing body adopts a resolution and they ask the planning board to undertake an investigation and then typically the the the town hires a planner such as me to prepare those investigation reports and we come to you with our findings. And so that's step

two is the investigation at the planning board is where we are where what we're looking for tonight is that you would essentially agree with the findings in this report that you you think this property is in need of redevelopment by statute and you make a recommendation back to the township council saying we agree with the findings of the report and we recommend you designate it an area in need of redevelopment. Once that is done, there are a few more steps of the governing body has to adopt another resolution accepting your findings or rejecting it. It's it's really their prerogative. Uh following that then a redevelopment plan is developed as essentially a new zoning ordinance for the property which goes through the governing body first then to this board for consideration then back to the governing body to be adopted as an ordinance. Then after that the town can seek out potential developers uh where they would negotiate with the town over development rights to the property and then after that they could come back to this board with potentially a site plan. Uh and then after that assuming they could get approvals here they go get building construction permits. This stage is purely a factf finding mission of there's like I said the eight criteria for redevelopment. Does this property meet any of those criteria or not? That's all we're here for. Those later stages are all independent processes of of this. So even if you find this to be in need of redevelopment, there's there's no guarantee of what would happen next. That's still those get worked out at later stages. All right. So this property in particular what what we're talking about it's an 86 acre property the former municipal landfill on Spotswood Gravel Hill Road and for the record it consists of block 148 lot 37 as and some smaller buffer properties for the landfill which is block 148 lot 36.01 block 148.60 lots 23.01 01 24 25 26 and 27. Like I said, this is the former municipal landfill. Altogether, these properties are about 90 acres off of Spotswood Gravel Hill Road. The buffer properties have frontage on Lonnie Street and Lorie Street. They are all undeveloped. The

[clears throat] landfill, as I said, this is a former or I think technically still a super fun site as a former landfill. It is a contaminated property. Uh it's been capped as my understanding, but there have been problems in in the past dealing with this landfill. There has been some leeching and there's still uh it's an active actively monitored environmental site as an NJD or US EPA super fund site as well as gets monitored and and uh I think overseen by NJ oversees the process through which a private company had been uh um monitoring and providing uh maintenance on the site. Now like I said there's eight criteria in order to designate need redevelopment. There needs to be a finding that any site meets at least one of the criteria. I'll very quickly go through those. Criteria A is that the buildings are substandard, unsafe, or dilapidated. That wouldn't apply here because there's no buildings there. Criteria B is uh vacant buildings where there's a former commercial property and it's been vacant for some time. Somebody moved out. It's getting neglected. That doesn't apply here either. What does apply in my opinion is criteria C and that is land that is owned by the municipality, the county, a local housing authority, redevelopment agency or essentially any publicly owned land that is unimproved vacant land and has remained so for for a period of 10 years um and is unlikely to be developed by private capital for some reason and one of which is the nature of the soil or the topography or the lack of means of access. And in this case, you have very contaminated soil, making it uh even if the town were to sell this to someone, very unlikely that someone's just going to come in and and be able to build something here because it is a super fun site. D is very similar to A. It's buildings that are dilapidated and obsolete. E is really more of a tax and title issue where there's multiple multiple owners of a property that are can't really agree with each other on on what they want to do, who actually owns the rights. In those cases, the town can step in and declare something we need to redevelopment. That doesn't apply here. This is the landfill is township owned. F is properties have been destroyed by fire. To my knowledge, there have been

no fires here. G is any areas in a urban enterprise zone. This is not in a UEZ, so that would not apply. And the last one, which it's a bit of a broad criteria, but it does technically apply here. That is the designated of the delineated area is consistent with smart growth planning principles adopted pursuant to law or regulation. And what that means in terms of redevelopment is uh if something is in a what's called a smart growth area as per the the state development and redevelopment plan as well as the office of planning advocacy they have a map of smart growth areas and that means uh on the state planning and map planning areas one and two which are the metropolitan and suburban planning areas. Those are designated the areas where the state has identified they believe there are sufficient infrastructure to support future growth or infill development. Uh this is in planning area two. It's known as suburban planning area. The majority of the town is in planning area two. So that would and the redevelopment of this site or purposing this former landfill into something productive would advance the purposes of smart growth as called for in the state development and redevelopment plan. So I think this meets criteria H as well. And then we also do the four buffer properties that are adjacent to the landfill that I have fronted John Lori and Lonnie. We feel those meet the same criteria, but also the law allows for what's known as section three. And those are properties that otherwise may not necessarily meet the criteria, meaning there's not necessarily anything wrong with them. But in order to properly effectively redevelop an area, their inclusion would be necessary. That's generally included for if you've got say a row in a more urban area. You got 10 10 properties in a row and five on the left, four on the right, all definitely they got dilapidated buildings and there's one in the middle that that property there's nothing really wrong with it, but you really got to redevelop the entire block. So you can include that property under what's known as section three. these other properties who think even though they can technically meet the other criteria, we want to include them also through section three because that provides additional frontage that would

facilitate some development potentially in the future. And really that's that's all I have here. This one's in terms of redevelopment pretty pretty cut and dry. The whole purpose of redevelopment is to take is to provide municipal incentives and a little bit more uh authority on the municipal level to uh pursue improvements to properties that have been problems in the past. And it's a it's a super fun site. It's a landfill. You don't get much much more problem properties than that. And so my recommendation here, oh well, if anybody has any questions, first my recommendation is you you accept the report, you make a recommendation to the governing body that this does meet the criterion necessary for designation as an area in need of redevelopment under the local redevelopment and housing law.

Mr. Chairman, if I could. Yeah, just before we take any questions, just want to give um some background as to why the township is has asked the planning board to consider this as an area in need of redevelopment. As the mayor has talked about um at various council meetings and in public uh correspondents with residents, this um landfill site has been um I won't get into the long history of it, but has been problematic uh with environmental concerns over the years. uh the township is actually uh engaged in a federal lawsuit with the current operator of the landfill. As part of settling that lawsuit and uh moving on to a different and better operator of the landfill, uh we are working with a company who um creates solar uh solar arrays on top of closed landfills throughout the state and even even in other states. And so, uh, declaring this as an area in need of redevelopment opens up the opportunity to move away from the current operator, bring in the new operator, uh, sell them the property, and then allow them to, uh, construct these, uh, these solar fields on top, and the, um, the residents surrounding that area would have priority toward a community solar program to lessen their electric bills. That's just just another benefit. So, um, I just wanted to give you sort of the the factual background of of how we got here and and why the township council has asked the planning board to consider this tonight and, uh, and I appreciate it. Thank you.

Absolutely. Um, be good to have this on. I am. I hope so. Now you are. Okay. Um, just checking. Uh, anyone else have any immediate questions before we go further? Please,

with the solar panels, they're going to be on top of that hill that's there right now. And uh, because I'm I'm concerned about what's underneath all that. Did they drill down and did they see what was underneath all that dirt? Because I know that that's where people used to dump. There's probably antiques under there right now. uh we we did not conduct any subsurface soil examinations for this report. Ultimately, any developer that wants to install the solar panels, they would have to do uh further environmental investigations as well as uh engineering review of the the structural stability in terms of anything they want to put on top of that. But that would be the the couple a couple steps after this would be putting together that redevelopment plan and that sort of thing could all be part of the redevelopment plan as well as ultimately a site plan review if it comes to that before this board. Would we could we tell them to remove the landfill? How how can we do that?

I honestly I'm not an expert in the process of remediating landfills and what's what's involved in in capping and what the EPA requires in terms of um the remediation before they can put solar on top. I I do know it is something the state encourages. There are tax benefits as well as uh I believe either state or state and or federal programs specific to placing solar fields on top of landfills. And there there's a process in place that's I believe governed by D. Yeah. So, I just wanted to give just a little more background. So, so the company that we're working with, as as Chris said, would have to do and is already actually begun doing those environmental analysis. Now, this is a closed landfill that's been under um monitoring by the NJD and they put out a report um every year uh or every several years uh talking about the health and and the uh stability of the cap. Uh again, none of us here are experts in that. And the uh company that's going to be uh uh developing this site for solar in particular um has a history and and a good history and experience of doing this on other closed landfills. But that process is also done under uh strict D permits and oversight. So Mark, I don't know if anything else, go ahead.

That was the answer there. Um, you know, the company, the solar company has done this on numerous other closed landfill sites. They're very familiar uh with the D and EPA process of doing that and obviously familiar with building on top of landfills. So, uh so so I'm very comfortable with with the firm that uh that we've been discussing with. Okay. Because I know that hill is very high and there's a lot underneath it. So, okay. I'm concerned for the environment and agreed. Anyone else on this side want to questions at this point?

Okay. Um when uh our member was just talking about um being concerned about the environment. I moved here 50 years ago and 50 years ago I was hearing about the Monroe Township landfill and all the things that may have been put into it. So, is there a specific do they do specific tests to find if there's running water underneath? What might be in? What do they do? I I'm honestly not sure what what the specifics are. I I really couldn't answer that with any certainty. Yeah.

So, Mr. Chairman, um to add a little bit of the history, this is Monroe Township's landfill. This is this township property. Absolutely. We we are uh you know, we we have responsibility uh for it. So, um, what this designation does, uh, as it's been said, it it opens it up to the redevelopment. It doesn't remove the landfill. It doesn't eliminate it. The the landfill is is, uh, is capped in accordance with the EPA and DA requirements. Um, so the, um, my understanding of solar coming in on on a landfill is they they build it on top. They build it on the surface. um there's no essential removal of the garbage that's in the ground uh that that's been buried there for for a number of years. So so the landfill still remains. It's just capped. What it does for Monroe Township is the obligation of maintaining that cap because there is a maintenance of the cap um uh over time as the landfill settles um u where the cap may have to be restored or additional fill needs to be brought on site. So that maintenance responsibility uh going into the future would now fall on on the uh the solar company who is putting on the solar panels. So that would relieve the obligations uh you know for the township and if then it puts it on them directly with the D and the EPA.

You want to jump in that's That's gota [clears throat] um in reading over uh obviously it was kind of an interesting thing to read over uh Chris um they talked about is it a non-condemnation development area? That's actually a very important piece. Um, prior to 2013, the redevelopment law, any area designated in need of redevelopment had the um potential for condemnation, meaning eminent domain of private property.

And so in 2013, the the state law changed to say you had to state upfront whether there was going to be condemnation involved or not or even thinking about it. And so this is a non-demation redevelopment area. So the landfill itself is municipally owned. There's no need for condemnation there. The other four properties are privately owned, but there's there's no condemnation being proposed here. The private property owners retain all property rights that they currently have and the town will not be seeking to acquire that those properties through eminent domain. Gotcha. Gotcha. Okay. Um let me open it to the public I think at this time. uh public anyone have questions upon this or please please feel free

since I don't see a large crowd in back of you I'm not going to set any time limits feel free since this is a public hearing as I understand it yes officially [sighs] and I'm glad that you're willing to hear the public thank you so much for your courtesy I happen to be in possession of Could we have your name and address for the record, please? Everybody knows this. Michelle Armeno, nine Nathaniel Street, Monroe Township. I have been here since 1980, so I think you beat me. 75. Yes.

Okay. I love Monroe. I've been coming to these meetings for many years because uh I believe in participating in my community. I am in possession of a 1992 township uh document. I guess it's from the township clerk's office uh Monroe Township landfill September 1986. My concerns and thank you um uh member planning board Damiano for always being really willing to consider the community at large and the kinds of things that have gone on over the years. I know you sort of have historic uh value as well to this. So I have always been concerned about the landfill. It does it says it's 96 acres. One of the things that I read here recently it says the presence of nearby streams and bogs suggests that this area is a groundwater discharge zone for magathy maj it's underlined. This is not my stuff. a major aquifer underlining the site. Now before anybody starts, I know that we have put in uh most recently we have put in lines, water lines. I guess that's to take the leech it away,

right?

However, over the years there's been [sighs] different kinds of information and I don't think anybody is misrepresenting anything, but I think what's happening is that the information isn't always concise. It's not standard and it's not always the same. And my concern with this and it always has been this landfill that it's and the gentleman with all due respect sir kept saying former landfill. It's never going to be a former well it's a former landfill in terms of that no one's putting any more uh debris in. However, it's ne it's always going to be a landfill. So I think we should put the put that on the record that a former landfill suggest that it's not there anymore. We know things aren't going to get taken away. And we know up until the most recent I I keep getting feedback. Um can you still hear me?

Yes.

Uh that uh we've had leech it. It could be dangerous to people. It could be dangerous to the aquifer. That's it's always been one of my concerns in this community. Pottable water. It even suggests and I won't of course read this whole report, but I hope you have it still. I hope the municipality and those on this board and then giving it to the council has this uh report and reads it because it's not about just what's happening now. It's about the historic situation in this that really I don't think is going to go away. And I I would like and it seems like we're only here tonight to change the designation of the property, but what that means is it it opens it up to development. Then we're just going to go into pieces of developing this property. What's going to happen when that site is open to redevelopment and we don't get solar and somebody else comes in and wants to build something else, a recreation facility. My concern is how this is going to be slowly um looked upon. This is always going to be a super fun site. It had been. It's closed. Yes. But I also and again I don't have the details and I'm sorry I didn't bring all my documents but I thought it was only 25% and I know I've mentioned that to Mr. Razimois and he has I think corrected me on the record but I'd still like to bring it up to make sure that it's not just 25% remediated because somehow in some of my documents and I could be wrong but I think it it requires that we really know what's in there how remediated is and we still have methane gas pipes coming out right of that. So, what's going to happen when we put solar solar panels

over that? Will the methane gas still be able to evaporate or however it goes? Let's answer that. You want to comment on that? Do you want to talk about the redevelopment plan and how would restrict all of your Mr. Clark? How do you do sir? I am fine yourself. All of you. I don't know if that's good or bad, but we can discuss it later. It's not important. Yes, we can. Yes.

Bottom line is this. All of what you've said tonight is important and helpful. All right. The timing on it, okay, is a little premature. All we're looking to do tonight is to determine whether or not the property meets certain characteristics. But my suggestion to you is that the document you brought and all of the other documentation that you didn't okay you can send okay to Kevin all right and we are going to make sure that it's analyzed as part of the next step which is the redevelopment plan. The redevelopment plan sets forth certain things like what's the permitted use? Uh how high could these uh solar panels be? what kind of uh buffering there'll be, what are their setbacks, okay? But it will also address the underlying conditions of the ground and what testing and analysis needs to be performed, all right, in order to promote the health and safety for the citizens of Monroe.

And I thank you for that. Um, and I know that that's the process, but I've been coming here long enough that the process gets skewed along the way. Again, I'm not casting aspersions or saying anything negative about how it goes, but I have been coming to these meetings long enough that things change very slowly. Something might be said on the record now, but by the time things happen, it's an entirely different situation. So, my my point of coming up here to speak is let's address these things now. We addressed the leech it and all that, but it's still not finished, right?

From from what happened, you know, just a few years ago. I mean, we could have said, "Oh, the landfill is is closed." Well, how come just a few years ago we're still having issues with it? My point is to change the designation is all well and good and I don't see technically any harm in it in the process, but I don't the process is dubious at times. And I and and as Miss Damiano has said and and her concern for the community,

um I think we should get another before we designate it as that. We should get another environmental um impact statement, another survey, whatever it takes to let us know what's really down there. And just out of curiosity, now that we're moving that liquid, I guess it's liquid from that area, has that been analyzed at all?

Mr. Chairman, so the leech is now removed from the site via a pump station and a force man that pumps it out um to our pump station number six. That material is is analyzed on a regular basis. It has to be per D and it also has to be for the Middle Sex County Utilities Authority to accept it. So yes, the answer is yes.

And h and when do they do I've also had this discussion at another meeting. Again, I don't know if it's zoning planning or council, but the enforcement of the D rules. When was the last time they came out to look at that site? When was the last time the uh Middle Sex County authorities came out to observe it? when when was the last time we got that report?

Mr. Chairman, I don't have a timeline of any of those things, but I just sort of to reiterate Mr. Clark's point that uh during the redevelopment plan phase is when um the town council will get to decide what the permitted uses are, what the environmental testing that needs to happen. This is sort of a limited jurisdiction in this case

and and I'm gonna end soon. Um I I'll I'll bring it to a close here if I may. Um what the purpose for us tonight is to approve a study and I think some of the concerns that this resident has raised are the kind of concerns the study should review and address. So if there is something where the leech has not been looked at even though it's supposed to be measured but hasn't been looked at in 10 years then maybe that's what we should be doing and put that as part of the study itself. Uh Mr. chairman. Yes.

Um, so so as far as a lie, there will be leech coming from the site. Could be forever. I I mean I I don't I am not a landfill expert, right? But it is a landfill. That's what it is. Doing nothing with this redevelopment um uh designating this an area in need of redevelopment, right? Leaves it exactly the way it is

keeps us in the lawsuit and it'll work its way through court and nothing changes. Gotcha. Um uh again by designating it an area need development it it starts a process and and I understand Michelle I understand your concern. We own the land. It it's it's in we own the main portion of the land uh 80 plus acres or whatever it is. So we we control it. So uh so it's not like we're we're designating an area in redevelopment that a developer owns you know we own it. So anything whether it's a solar whether it's a solar array that's going to go in there or you know maybe something else that you you mentioned if that doesn't happen we still control it. So it's going to be coming through the council coming through the planning board getting discussions on it when it happens. But this is a this is like the first step to

open that up and start that conversation and and get things rolling and all your concerns are valid. there's still going to be the methane gas um that's going to have to be maintained. Uh the release of that uh as well as the leech and as I said before any additional capping upon a a D or EPA inspection is still they're going to be maintained by you know the the future owner um you know it uh if if we get to that point of whether it's a solar uh array or company or not. Right. Okay. Thank you. And thank you just may I just

just one more just one more. It's not a question. It's just a statement for the record. Again, um these kinds of slowm moving incremental processes are in my opinion ve very often used to plate the public and shut us up. Not negative. I'm not being negative. I'm just just to be clear. And I think that sometimes uh it from now until when we start whatever we're going to put on there, we're going to lose sight of the important issues. and that's the protection and the health of the public. So, thank you for listening, but I wouldn't mind tableabling this uh if you could uh for for more in-depth study. Thank you.

Appreciate it. Anyone else in the public who would like to be heard? Hello. Hello. Hello. Okay, back to us. Um did you want to come? Um well actually uh council president was there anything else discussed at the council that we should be shared with us suggest that these are some of the same things that were discussed at a council meeting when we agreed to do this

that would be one two uh a statement on behalf of all of my colleagues on the council right is that we strive to always keep the interests of the public at heart. You may not always agree with all of our decisions. That's what's supposed to happen in a democracy, I believe. Yep. But intact, we do hold the health and safety of our residents of great importance to us because in addition to our legal responsibilities and moral responsibilities, we live here, so it would serve us well to adhere to those responsibilities. Okay. Now, um I had a sense you were about to make a motion.

You're going to help me. Um, would you like to do so? Sure. I would move the adoption of, forgive me when a long weekend of the item on the non-condemnation area in need of redevelopment study that we adopt a motion to proceed. Thank you. In what acceptable time frames? I don't know if we need Yeah. Council President, if I could assist with a little bit more more detail, please.

What we're doing is we're recommending to the governing body that the properties in question meet several of the criteria to be declared an area in need of redevelopment and you recommend designating such as a non-condemnation redevelopment area. I appreciate the clarification. So, it reads as it should. Thank you. Okay, moving right on. You said that very well. Thank you. Is there someone on this side who would like to second it? I second. Okay. Further questions? If not, I have a roll call. Miss Bronzky. Yeah. Um, yes,

Mr. Demiani. Uh I'm going to vote yes because I want would like to see it started and at least you know we'll pay an attention to that area and uh it will be under our watch. Yes, Mr. Patel. Yes. Uh council president. Yes. Uh Mr. Yes, Mr. Roth. He's sitting too close to me. [laughter] Uh, Chairman Rothman for the moment and yes.

Okay. Motion is adopted. Excellent. Um, any Jim, do we need the second motion on the resolution itself or does that take care of everything? Um, I didn't know if you were going to go through the other items in the agenda. I'm sorry. No, no, it's up to you. Let let's do it right now. All right. There has been a resolution prepared uh which u tracks uh Chris's comments, his findings, his conclusions, and his recommendations with regard to each of the separate lots uh that are being studied. Uh and we would like to have a motion uh to adopt that resolution. Please. So this sec resolution that is here uh of the planning board in addition to what we've already said

to the resolution we've already to our our adoption of it already it memorializes what we have just been discussing. Okay. All right. May I have um motion motion second second second second two seconds uh questions. Okay. Roll call. Missky. Yes, yes, Mr. Patel. Yes, Council President. Yes, Mr. Savage. Yes, Chairman Roth. Certainly. Yes. Much faster the second time. There you go. [laughter] Well done. Um I don't Correspondence.

Correspondence. Yes. uh well the next meeting of the uh Monroe Township Planning Board is going to be January 22nd, 2026. And you may want to mark down that is my birthday and [laughter] bring presents, bring gifts. You know, gift cards are fine. We don't need to go uh over and above the record. [laughter] All right. Uh, may I have a motion to adjurnn? Huh? Oh, I thought I for the public. Yeah. Anyone else for the public? General.

Any other comments? Public. If not, public portion is closed. Thank you all.

Uh, did you want to uh share something? Question. Feel free. So good. Brothman, thanks so much. You're gonna get in trouble for that. [laughter] Um, very quickly, um, again, because I come here all the time, I feel that when we have nothing else on the agenda and we have public and discussion items that formal action may be taken, I feel that this agenda you bury the lead. If it's possible for those who plan the agenda and a similar um agenda like this, if we put the discussion items right under the applications, just move it around a little, I believe you have the authority to do that.

Um because I think this is a very important discussion and when you just go to the website to see this, pull this down, it looks like there's nothing going on and people maybe don't show up. And you yourself mentioned there wasn't really there weren't many people in the public. I thank those who are here but this isn't this was an important hearing. It's actually a public hearing should be emphasized a little more on the agenda. So I I would wish you cons take that into consideration and thank you. An excellent suggestion. Thank you. Thank you sir. Okay. Move to adjourn. So move. All eyes. Any naysay? I have it. Bye, golly. Have a happy new year.