Planning and Zoning - Regular Meeting

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[Music] [Music] [Music] [Music] We're going to call the public hearing to order. Uh the first thing on the agenda is we have a request for subdivision of a parcel located 803 East Center Street owner Beam Properties LLC. They're requesting for an R3 zoning for multifamily residential. Then the second thing we have on the on the request is a request to uh reszone a multi- request for an R3 zoning for a multifamily residential of a 14.3 acres property located in the 1200 block of on the north side of West

Roosevelt contingent upon annexation by the board of alderman owner Brady and Micah Adams. And then the third thing we have a request for approval of a subdivision plan for the 14.3 acre property located in the thousand 1200 block on the north side of West Roosevelt contingent upon annexation by the board of alderman owner Brady and Micah Adams. U I guess we can close the public meeting and just go to the hearing. Well, we need to see if they anybody has comment on Does anybody have a comment on this? Brady, tell us what you're wanting to do. Come up the mic. Southern part of it, but I'd like to keep it open on the northern and western part there for the R3 was the reason was R3. Why would we do everything R3? Uh, I just thought it might be easier being a bigger parcel, but maybe directed to Jared. Why Why wouldn't he's going to build mostly R1? Looks like being that it was a a combination of of maybe of some R1's along Roosevelt with some possible single or two family and multif family uh in the northern and western parts. Um, my suggestion was to go with R3 for the for the 14.36 acre parcel just because that's a that's a bigger and with our new planning and zoning that hopefully is going to come to fruition one of these days, that won't affect him as far as building R1 or single family. No, no single family is allowed right now in R3. Okay. Yep. That would this would cover anything

residential that's going to be in that in that uh parcel. Fair enough. Do you all have any questions? Richard, what was the recommend I I have one. Uh do we have any uh what was the recommended zoning for that area be uh through MRPC? Do we know what that was? I don't believe I don't believe they had anything because it's not it wasn't in the city. It wasn't within the city. Correct. Okay. That's that's what I was curious on. I didn't know if they had uh a master plan. Okay. No. And this piece of property lies between what's currently R1 and recommended R1 and um what would be commercial with Walmart and uh uh the Dollar Tree that that Inman right edition. My my comment is I have no issue with it. That's a good builder, local guy. We need housing more than we need anything. So I would make motion to approve these things when the time comes. We got to do Yeah. Okay. We got to go to the meeting first. Yeah. Thank Thank you, Richard. Okay. Anybody else got anything to say? We're going to close the public hearing. I think Mike does. Oh, yeah. You got to talk too. Yeah. Mike, come up. Mike Properties. I'm sorry folks. I didn't really realize what you were what you were saying here. My name is Mike God. Hi, Sally Jared Sherman Keith. Uh we bought a little house on 803 Center. It's almost just shy of an acre of property. And I simply had the idea to sell the house that's existing and then sell the half acre for it's a almost a level lot. And as you well know, there's nothing level in this

world around here, but it's it's a nice little nice little lot that would be almost a half an acre that would be a nice little starter home to be built there and add more revenue to the city and more people in the neighborhood. Uh there's actually an approach built into the sidewalk into the street that's been there for I don't know how many years. It's old. So I don't know if there was some kind of vision before or whatnot, but not that that I know of. But uh I just thought it would be a a way to to better the city, better the neighborhood. And u I've got a young man that wants to buy it, wants to build on it. And that I I will just say this that in my exper I'm not a builder and I'm not a developer. That's not what I'm doing here. I'm just trying to get a little more housing in the town to make it a better town, a better neighborhood or new home. Um, we uh um I've got a we do and we've done work for Brady of course and and any of these young men that are trying to build in the city and promote the city by new housing and increase revenue like this gentleman just said, whoever we're talking to said we more than anything we need more housing. It seems to me if we can fill some of these vacant lots up and clean some stuff up and this is a story we've all been through. I'm not preaching to anybody here, but uh along with what what I've done along those lines and some of the demolition for the city and some of the work with you, Sherman, I just thought this would be a just a neat little situation to take half an acre and build a nice little starter home where there'll be another family and more revenue for the city. Pretty much it right there, folks. Thank you for your time. You guys have anything to say? Richard, same thing I said earlier. I don't have any issue with it at all. It's good for the community, I think. Okay, nothing else. We can now close the public hearing and go to the public

meeting. Supposed to have a roll call. Keith's here and Sherman's here and Kyle and Richard's on the phone. Yes. So, uh, we need to talk about the acceptance or rejection of the request for subdivision of partial located 803 East Center Street owned by Bean Properties LLC. U, do we have anything to say about that? Do we have a motion or Yeah. Well, I'd kind of echo what Richard said. It's that the one thing that's that we do need to do in the city is probably I mean we need some new subdivisions like Brady's bringing in we're trying to bring in here but infilling of these vacant lots and of course I'm a big proponent and and with our new economic developer on board today first day uh I'm going to be bugging her about trying to get back on tearing down some of the old never derelike buildings around town. We've still got several that need to be torn down and we need people like Mike come along that's that's either subdividing these big lots or taking the the derelch tearing them down and and coming back with new housing. So, I would be very much in favor of what Mike's doing and would recommend that we we pass that we recommend it to the city council. Okay. Do we have a second on that? Second it. Okay. Rich second it. All in favor? I I Okay, that's recommended to the council to do that.

Now we got to go about on Brady's request number three acceptance or rejection request for R3 zoning 14.3 acre property located at 1,1200 block on the north side of Roosevelt. Can we vote that he wants to change that contingent upon upon annexation by the board of alderman? Do we have a motion to do that or conversation about it? Because I I think we already saw some written recommendation here, but I'd like to hear it verbally from from Jared if we could. So, as far as the zoning goes, like I said earlier, uh the the preliminary plan for this piece of property is uh and it's on the screen there along Roosevelt Street, which is a street just to the south of that parcel. Um, uh, as far as what I've been told from Brady, that will all be single family residential. Um, as you can see from the now a couple pages down in your packet, there's a there's a layout of the lots and and the subdivision. Um, which will be the next item on the agenda. But, um, it is that and it's it's kind of big on that screen turned sideways, but there's, uh, there's a couple of interior streets there. Um, and then uh, and Brady may have to confirm this for me, but on the on the north side of that of that uh, East West Street, u, the property or the part of the property that borders up with with Walmart and with the other commercial properties there to the north, those would be um, two family or it's a big file apparently. Uh, two family or multif family. Leave that open for the top. Yep. I think u and you might want to ask Brady a little bit more about this, but

phase one is going to be the concentrating on the the lots there along Roosevelt Street for single family. I'm sorry. You have how many starting out? Seven. Seven. Seven lots starting out there along Roosevelt. They'd be the same as infield lots at that point. Okay. And then work our way going north. And those would all be single family dwellings. be all be single family besides at what borders there Walmart and the Pinepole place on the west similar and they might be single family I just that we're we're eight or nine years in at that point. I can't I don't want to sit here and lie to you. Sure. Sure. Yeah. And we're looking somewhat similar to what you built over. Yes. 13 to600 three and four bedroomedroom houses kind of try to match the area I guess. So affordable housing for I'll just say personally for me, this is a hallelujah moment. Just call it like it is. It's It's something we've needed. Yeah. And to see you young bucks take over and grab the grab the reigns. I mean, proud of you. I'm being very selfish. I I I mean, if this goes through, probably not going to sell. It' be a longterm deal. We'll be staying there for a while, just building house in a time kind of what we're looking at. But it's great there. [Music] I have one question. [Music] Go ahead. Okay. Uh with the proposed street that's on the western edge of that property uh kind of lining up with South Siggo Street, is there any uh any possible way to get that uh connected in the future? I know the property that one acre there was uh talked about for uh about a year ago as as like an Aldi's. It doesn't seem like they're moving forward with that property, but is there any way to uh continue Sliggo Street

through? We've Can I talk? Yeah. Yeah. The way it's drawn up, we had it we had it on both sides. Then we can move that to the middle if something does come onto the north side of that. Kind of keeping that open where if street did ever come through, we'd be open on our side of it. But Okay. Yeah. Yeah. I would I would think that would improve access to this area. Mr. Chairman, if I may, part of that I mean also it's not just on Brady. It'll be on the other property owners to the north and what they choose to do with that parcel. So So exit from there, right? I mean, they could choose to run a street up. That's something we had talked with them about previously, but it just depends on how that ends up developing and what they choose to do with that. So, but is it is possible, right? Right. It's possibility, but it's just we don't have all the answers yet. And again, to clarify on this u on this piece of property, this is not annexed yet. Um Brady has uh petitioned to be annexed. It's going to go to before the alderman. Um but we thought this might be a good place to start um with that contingency uh to kind of move things along a little bit faster so we can get started developing quick as possible. Yeah. Just so that you all are aware, the normal process would be go in petition to be annexed and then have at least two separate meetings coming before you all for zoning as well as for the plat approval. So, I mean, we're trying to streamline, not trying to rush it through, but so that he doesn't have as many meetings to come to and yeah, trying to make something very positive here. I'm we're trying to Yes, we're trying to Well, time is money. So, I mean that's I understand where Brady's coming from. Yeah. So, so I would make a motion that we approve the or

send to the Well, I'll just say that we sent to city council a recommendation that we approve the R3 zoning and then in a let's just do one motion at a time. Okay, we got a second. Somebody second. I think Kyle second. Sorry, I thought he was done. Yeah, I would second it. So, we got a motion. So, all in favor say yes. Yes. Yes. Okay, that motion has been made and passed. So, we'll go on to the next one. Now we have acceptance rejection of request for approval of the subdivision plat for 14.36 acre property located in 1,00200 block on the north side of West Roosevelt contingent upon annexation by the board of alderman owner Brady and Mike Adam there. I think what we need is what we need here a recommendation that that it be annexed in. Is that what we're looking for? Contingent upon annex. Contingent on annexation. Approval. Contingent upon annexation. I make that motion. Okay. Sherman made a motion for that to happen. We have a second. I would second. Kyle seconded that. All in favor? I I I I. That passes. So we'll make all these recommendations that the board of alderman accept these proposals. Now on the agenda, we have the PNZ mapping direction. Yes. So, some of you will recall we had a workshop a while back. We had Annne Friend from MRPC come in and kind of walked us through their recommended edits to our planning and zoning codes and mapping. Um, and when we left that, she had there were kind of the way I saw it, two possible paths

forward. And so we're just looking for some direction on what the PNZ board's recommendation is on that. So the first one was do we just take all of those recommended edits to our codes and mapping and do those which is the shorter term and by no means I don't mean next month but the shorter term faster band-aid so to speak to get our mapping at least where it's functional. The other option was to do the full-fledged comprehensive plan, hire hire an outside firm to help us work through that process and then redo the mapping in that way. Um, I know when Jared and I were talking earlier today, we were talking maybe it it could be one or the other of those. It could also be both that maybe we do the band-aid fixes as identified now and then start searching for funding to be able to do the full comprehensive plan update and and update zoning through that process. I think to clarify on that first option, that doesn't necessarily mean to to uh adopt all those things as uh necessarily as suggested, but at least get started on that um down that down that road with whatever corrections we need to make to that map or or our code, right? Because it didn't have the actual code language that we would need to adopt. We would staff would still have to work on that. Yeah, I think there's a lot of work needs to be done on that. There is, but we just need direction. Yeah. I I think we need either workshops or, you know, and it's probably so much work that needs to be done that you need to hire somebody that really can spend some time on it. I I mean to get it done in any kind of timely fashion. Absolutely. But but there's several pieces of property that I've noticed on there that people are going to really how and I'm going to be one of them changing from commercial

to R1. Yeah. We're not talking about even adopting that map that was proposed, but making the code changes to bring our mapping up up to date. So, not necessarily adopting that proposed map as it was, but making the appropriate changes to code and then therefore to our map. Yeah, I think there's a lot of there's a lot of places in that map. Not maybe not maybe not a lot, but there are several places in the map where um I think there's probably mistakes on that map. I I saw a couple of places that um weren't I don't believe those are right. But uh a map similar to that um is is probably a a good direction to head towards. We just need to make some the corrections and look at those on on a little bit uh smaller scale and figure out what what we need to do. So So again, the questions are, do you want us to start working on the code code and mapping improvements as somewhat recommended, not necessarily verbatim, but start that process, or do you want us to back up and see about hiring a consultant to help us create that comprehensive plan and flow through the whole process that way? So, if you're saying that you're going to start, is that you or is that somebody that's got actually got some time to work on it? Well, and and if it is, we got to figure out where the funding is. Yeah. Because reality is, if it's Jared and I, it's going to be a while. Yeah. It's I I mean to add that onto our plates of our our every day. Our problem is it's been a while already. I understand that, but that's why we're looking for direction. What do you guys think is the better way for us to go? What's the I mean, cost to do something like that's got to be. I don't even have a cost. You guys tell us what direction we'll go figure out the cost and bring those back to the board. Do you know? Um but we just need to I I mean we might remind what the comprehensive plan is just All right. So comprehensive plan, let me back up and

explain what that is. Um first of all, I don't think Salem's had one since maybe the 60s is is our guess. Um was our most recent one. A comprehensive plan looks at the entire community and it looks at who we are as a as a community. What's the culture of our community? Um and it can it will touch on every aspect of the community. It'll focus on transportation. It'll focus on development. Um it'll focus on the the big thing for planning and zoning in my opinion is going to be density of housing. So, when we talk about R1, which is single family housing, and what size lots do those need to be for those houses, or do we prefer something that's a little closer together so we get more people in a smaller space? Um, it talks about how much and what type of multifamily housing, some of the conversation we're having here this evening, it kind of lays all that out in a framework that fits the culture of your community. And so that comprehensive plan really kind of directs then decisions for planning and zoning and for future boards and infrastructure and everything. Yeah, it yeah, it covers infrastructure. Um it covers and I don't have all the different topics in front of me but but yeah, transportation, infrastructure, um density of housing, it covers um what do we want the community to look like as it continues to move forward and develop. So it really answers those kinds of questions. talking hundreds of thousands of dollars. It can be if you do a really full-fledged one, it can be over a hundred thousand. I think Ann said that that night. Years. It could be. Usually, it's going to take a year to 18 months just to do the comprehensive plan. And that's not doing the zoning map and and the code updates. By the time it gets done, they could change. A comprehensive plan though is designed to be kind of that, you know, not not as easily changeable, but to really kind of

set the tone for the community. Um the but we can also do one that maybe is not as in-depth that is somewhere in the 50 to 75,000 range. And again, that's where we as staff need some direction on where we think we need to go because we can start searching for grant funding and things of that nature to cover the costs. I personally think you money bill best spent would be the 50 to 75,000. Gotcha. And and do the comprehensive. We don't need somebody from Chicago coming down here and tell seriously sounds pretty hillbilly. I get it. We really don't. We need someone who understands the culture of southern Missouri. Exactly correct. Yeah. So I think you've made good strides towards a comprehensive plan especially in the past two years coming up with like the capital improvements plan uh I think you know on the utility side but that's kind of on a broader aspect in terms of planning and zoning. I think what we need to do uh is take a look at uh the recommendations that were there that were in that presentation and maybe come up with like for our next meeting come with come up with like the top three that you think need to be fixed and need to be addressed first and maybe rank what the the changes that they had and then bring those peace meal to us. Would that be uh agreeable to the rest of the committee? So you're advocating you're advocating Kyle more of a let's take the recommendations we have and start just fixing the code in the map without the comp plan. Yeah. And initially our code is like that we have some pretty big issues with it. There's some language and some pretty easy fixes that I think we can bring forward and correct. Now, while we're looking at the comprehensive plan, I like I said, I think you guys have already made good strides towards creating a comprehensive plan with

infrastructure and capital improvements and some of these major expenses on infrastructure. Uh, and continuing to improve that would be great and getting some help to get some improvement on that would be great, you know, and having planning and zoning wrapped up in that. But that's not just a planning and zoning specific thing. No, no, it's not. Uh, you know, uh, each each different the park is going to have to weigh in on this. The, you know, the utility committee is going to have to probably weigh in on that. Uh, staff will have to weigh in on that. But, uh, I think some of the things that we I I I don't think we just let our codes be, you know, some of these easier ones with just the language like just lay lay low until we get like a fiveyear plan two years from now. You know what I mean? Does that make sense? Kind of. Okay. Uh I I I think we I think we do a few of the like we we pick the ones that that would be easy or the ones that would be necessary like kind of rank on ease and necessary for the ones that she recommended. But I don't but I don't think we don't I I still think we need a comprehensive plan eventually. So bas basically you're advocating for both. Let's do what fixes we can now. I'm advoc I'm advocating for both. Gotcha. But not Yeah. Okay. So it's up to you all. We're like I said we're just kind of looking for that direction. So have to be a plan done anyway. Apparently, I'm sorry. Apparently, there's going to have to be some kind of comprehensive plan done. Preferably, I mean, it it certainly assists a city and a staff specifically as we're making decisions internally

about where do we go, what do we do with infrastructure and things of that nature. It is very helpful to have an idea, you know, that's that's been vetted through the community and through participants in the community about how do we get there. So, And we're looking a long, like I said, we're looking at a long time getting that done. Yeah. I'm not going to say it'll be done in six months or a year. It's not. Yeah. And we don't know where the money is going to come from this. Not yet. Does MRPC have I mean, they have the planning and zoning people, but they do have do they have people specific for developing comprehensive plans? Um I'm trying to remember what Ann said. I believe I believe they they did. Gotcha. At that time anyway. Right. So So I know it's something it's something they've done in the past certainly. Um and and Ann mentioned that night of a couple of grants that MRPC had assisted cities other cities in applying for for this purpose to help cover the cost of a comprehensive plan. So there are grants out there just to cover this type of thing. I don't know what those funding cycles are. Do you know what I mean? I or when those due dates are, but I understand. And I don't know. Uh I'm going to jump in here just to we kind of joked in the office the other day about uh it's it's kind of a really really good band-aid or pretty major surgery. Um and so we've if you look at it like like it's a broken leg, we've kind of got a broken leg with our codes in our map right now. Um, we could put a cast on that leg and and fix it up for a little while, but we're going to need surgery. We're gonna have to reset that leg uh if we when we do a comprehensive plan. We need the comprehensive plan. Um, because we're so far uh out of the one that we did 60

years ago. Um, but we could do we could work on the code and map stuff now. Um, do the comprehensive plan soon. Um and soon being in the next over well couple or three four years whatever that is you start working start getting that nailed down as as funding is available and and uh that and that might change then down the road in a few years what uh what that zoning map might look like and also what our codes might look like but this would be a pretty good fix in the meantime uh to do the codes in the map you you kind of patch it, kind of work on patch it patch it up pretty good with like I said the recommendations from from MRPC or something similar to those recommendations um and then work towards a comprehensive plan while we're identifying funding and and trying to get things lined up needs to be done. You just can't wait three or four years, two or three years to start on it. You need to be doing what you can, right? So is what I'm hearing is that we want to take an approach that's a little bit of both. I think that's a logical thing. Okay. Okay. Okay. Do the best you can. We can we can start that in motion. You don't know where any money's coming from. Not yet. We need to figure out where this is going to get funded from, right? And we can we can be doing that as we're working on kind of the band-aids. So, when you say what's the what do you mean like what's the what's the first things that need to be done? question. As far as code fixes go, um I I don't think it's most of them aren't something that you can do one or two at a time. It's it's kind of a they all they all work together as far as the zoning uh the zoning codes and the and the land use stuff. It all really works together. So,

uh when we change one, we've got to change several things. Um, but that's not as big a deal as a comprehensive plan by any kind of like pulling on the piece of string from grandma's Afghan. Um, one part of it is going to infect the other side of it. Um, because they're interconnected. So, I we'll just have to go through and look and see what we think is the easiest to tackle and start fixing. I don't know what that is off the top of my head right now. And there may be there may be uh you know large sections that we could do at a time. Um but it wouldn't be necessarily uh a line or two of code here and there. Um it would be a it would be a large chunk. Yeah. Yeah. But that's something we can I'll tell you what I think and this is what I see around here and I'm in lots of little towns around here and everything and this might be out of place but I don't know how why it's that hard to do what Sherman what Sherman does tearing these old houses down you know Brady and Mike and Diane they're talking about building new property developing the first thing we need to do this town is brush it off you know brush it off cleaned up oh gotcha it has lost ground with a lot of communities around us over the past several years. Gotcha. And I think I don't know the appearance of this town compared to other towns, you know, and it hadn't happened overnight. I mean, it's happened over a long period of time, but I don't know how that comes into play, but Well, I mean, it's all part of it. Sherman mentioned earlier, you know, today is the first day that our new economic development person was in the office. Um, I was talking to her today about the voluntary demolition program. Um, so, you know, I've already kind of she knows that that's one of her top things to be

working on getting back operational. Um, you know, one of the other things that, um, with the board's approval of our budget last night, um, we've got some changes coming to some of our staffing as far as shifting some folks to taking on a little bit more code compliance effort. Our animal control officer is going to take on some more code compliance duties, so he'll be doing that. In order to do that, we had to bring someone who was part-time up to a full-time position to help relieve some of the pressure off him. So, we're making changes internally to be working on addressing some of those issues. Again, just like you said, we didn't get here overnight. That's right. We're not going to fix it overnight. Be going long time, but but we are making shifts to attempt addressing some of those issues. Um, so I Yeah, I'll leave it at that. But the more appealing you make the community Oh, absolutely. Our town looks really I think our town looks really good on the main Gotcha. drags compared to but when you start getting off the right. So so like I said we are we are making shifts internally to hopefully help some of that happen. Does the board need to take action on that number four? Um we just I was hoping for a recommendation. So what were we going to say? I have a comment. Huh? Go ahead. Uh, I would go with the staff recommendation because as I said, we have no money. Uh, whatever the staff recommendation is that would be the most effective, least expensive. If it needs to be moved forward, move forward in that direction and then look for the money. you can do whatever you need to do, but there's not enough

people to do the work that's required to really do this and do it right. So, uh, just take the first step, see if we can find enough money to buy somebody to write grants or, you know, some way to pay for this because I don't believe it's in the new budget. No, it's not. So, that would be my recommendation. Do we need a motion or something? I mean, preferably. I was hoping for a recommendation from the the planning and zoning committee. Well, that's why I said just a mix of the two. Just like you said, you have to start, you know, you can't just sit here, right? If you do anything to improve it right now, we need to do what we can to improve it. Not wait to get a grant three or four years from now. Gotcha. Start and you all know about running cities supposed to. So are you all on board with that? I mean can can Yeah, it's Well, we have two or three real pressing needs that I see as you know somebody trying to invest in the community. The one the first one is on our zoning. If you want to put a commercial entity in right now, they're basically no lots to to to put anything in. They're all too shallow. You know, they're they'll be 100 ft deep or they'll be 80 ft deep, maybe 120 ft deep, and it's not enough room to put a facility on, you know? I mean, I have a person that's quite interested in putting a of all things a fast food restaurant in. That doesn't really

excite me too much, but the place to put it there's on a hightraic area or a higher traffic area, they're just non-existent. I mean it's and and what happens you have some commercial lots but they aren't deep enough to do anything with and and so that needs in my opinion that's one of the big pressing needs. The other pressing need is on barac housing we need to have some teeth in enforcement. I mean, there's some of them that are absolutely health hazards, and you know, you you need to put some teeth in it to to say either tear them down or we're going to tear them down for you. They had they had a zoning on zoning. I have a family that lives in Vandalia, Missouri, and they had a real problem with enforcing. You know, you can go out and write tickets and do whatever you want to do, but it's got to be enforced. And I've said this for years that they had such wonderful luck. They sat there cleaning things up by with a city judge. Didn't have to be an attorney. They didn't handle traffic matters, but they could handle zoning. What do you know about that issues about setting up a judge to just handle that? I'm not talking about a lawyer. You don't have to be a lawyer, right, to do this. Or at least Van Dalia got a city. They was a city judge. That's what they were. They were not a lawyer. They didn't handle traffic violations, but they could work with enforcing ordinances. Gotcha. Yeah. I don't know. I mean, we would have to check into something like that. Are you familiar with the They had they they had good I'm told they had really good luck up there, you know, because you go out, you it has to be enforced. And the other thing you're into here, you get so many housing, you know, the income's limited. you know what people what people can do you know.

All right. Do you guys want to leave it at that or do you want to make a motion on how we move forward with this the planning and zoning maps? I mean it seems like I keep hearing from everybody that maybe it's a combination. Huh? It's a pretty broad motion. Well, no, but basically that we work on the lowhanging fruit that staff can identify to update the codes and the maps and that at the same time we work on trying to identify funding to do the comprehensive plan. If you want to word it as such, I'll I'll make that motion. Okay. Well, we have the recording. I know we can come back. Do we have a second? Well, I would second. Okay. Okay. You have anything else? Call for the vote. We got a vote. Yeah, we got a vote. Yeah. All in favor? Yes. I I don't get the vote. Okay. past too. Thank you. Anything else? Now I move we adjourn. Do we have a second to adjourn? Second. Okay. Kyle second journ. Thank you guys.