Planning Commission - Regular Meeting

So, we're going to call the meeting to order. Roll call, please. Jay Castile, here. Jim Jackson. Pete McGory here. David Miller here. Tom Tucker here. Conor Whan here. Mike Zulof here. Did uh we have any communication to excuse him or not? Yes. Okay. Motion to excuse. Any second? Second. All in favor? I. Okay. Excused. Uh before we do the approval of the minutes, I would like to say to the audience that item three, the adjudication hearing has been withdrawn this afternoon. So we will not be doing that hearing.

That was for what address, Mr. Chairman? Conditional use permit 919 Third Street. That has been withdrawn. That's right. I figured you didn't have to sit through the meeting. So you got a second. Okay. Such a relief. So that means it's not always happening. It's not correct. Correct. That is correct. M Mr. Chairman. Yeah. We got Yes. It it might be fair to point out to the folks that they could reapply. Yes. But they'd be notified.

Okay. At this time, I'd like approval of the minutes you received previously. So move. I'll second, Mr. Chairman. Okay. We had a move and second. All in favor of approval of the minutes. I opposed. Okay. New business site plan for Milin Road.

Yes, sir. Thank you, Mr. Chairman. Uh, this is an application for site plan approval submitted by the applicant, Pivotal Housing Partners, for property. It's under purchase contract to own at 2216 Milin Road for construction of a new senior apartment building called Sunduski Senior Lofts. A little bit about Pivotal, the applicant. As you can see from some of these statistics, they are not new at all to this business. They've had some success and by these couple of maps I'll flash here, they've uh been successful with this. They own a variety of senior living facilities and as I counted and the applicant can verify when I'm sure he will like to come up to the podium at some point. I counted 30 facilities alone in Ohio uh with the closest to us actually being right next door in Hiron. On to the site details outlined in red. You'll see two parcels technically two zoning districts. They will be the plan long term is to combine the properties together which will result in a split zone property with the vast majority of the site and almost all of the development being on the multif family residential part. There's no so what the land is zoned for is appropriate for what's proposed. Here's a location map to give us a better bird's eye view of the existing site conditions. We got North Folk and Southern East West Railroad uh to the north of the site and we have the Milin Road overpass bridge to the south of the site. Um this site technically is on frontage road F which is a slip road. Um if we can all go to the street level view using this picture but also kind of in our minds. You've just passed you're

going north on Milin Road, Route 250. We've just passed the intersection of East Perkins A and Milin Road. And on your right goes by Sea Street, Alpine Drive. And then you start to see Chalet and you see this middle dividing barrier. And you keep going up and you'll reach a decision point where you can continue going on the bridge up and how it curves onto Butler Street or you can take a right onto Front Road F. So, here is from front of trail. Here's a few pictures of the property. Here's uh you can see an existing gravel drive with a lot of wooded area. Here's more on the site and then a little bit more of the same as we're heading north on Frontage Road F. So, moving on for now, we'll dive into each one of these subsections individually, but here's the proposed site plan. Here's everything. First, the five-story building is proposed which is approximately 58 ft tall. Uh the limit for the district is 75 ft or six stories. This the building it setbacks, its height meets all code requirements. It's cons in terms of land uses in our code, it's classified as a a multif family apartment building. It will present introduce 117 new senior apartment units including a deed restriction requiring that tenants are 55 years or older. Uh affordability as far as we understand is guaranteed as an ongoing condition of the state tax credits received. You see, this project kind of came to city staff uh around springtime of 2025, this past year, when they applied um or they were looking at sites

and qualifying census tracks for the state of Ohio low-income housing tax credits and this site came up on their radar and they looked for city support. They do have a variance, a couple variances resulting in them allowing to build this number of units. So, it's been through that process. Um, and the footprint of the building takes up about 11% of the lot at just shy of 22,000 square ft. So, moving on for now, here's an example facade provided by the applicant with what I call a material pallet. So, on the lower portion of the building are um brick facade and then different types of siding, different textures moving up. So, this is a modern build, very uh attractive building, and this will be a nice addition to the streetscape. So, keep this in mind as we look at this slide. Here's the proposed elevations from top to bottom. We have the south elevation, which faces the existing Chelsea Court apartment complex. Uh the east elevation facing the railroad. the west elevation. This one is the one that's visible um directly facing the overpass bridge. And then we have the north elevation on the bottom. Here's uh the first floor plan. I included just this one because all the floors are more or less oriented the same with the exception of that community room. Sometimes on floors there's a slightly different amenity. You'll see a couple examples of that shortly. But here's the typical composition. Uh there's a few ADA accessible units um with the majority of the rooms being um the standard senior apartment units and the rest of the space, hallways, elevators, stairs, office, utilities, and trash. Here's some sample photos of other existing properties provided by the applicant. on the left being a kitchen,

middle bathroom, and on the right a bedroom. Common areas uh from other properties. First floor on this site is a community room. That's an example of one. A business center with computer and printer access. And then a fitness center on the bottom left and a laundry room on the bottom right. Here's our proposed parking plan. We've got a U-shape with two um dual access ingress egress uh lanes um which are built for emergency access. We have uh the parking lot is just over 50,000 square ft and we determined that it meets all code requirements and I'll get into my analysis here. So, our code asks for one and a half spaces per apartment unit and it doesn't specify per elderly apartment or it's just apartments in general, which when you multiply 1.5 spaces by 117 units, that equals a minimum of 176 parking spaces. What they've proposed and what staff fully supports is 127 off- streetet parking spaces. The applicant supplied um to us that based on their existing facilities that seven spaces per apartment is uh well enough to accommodate their use when that would equal 82 spaces here. Um so when you put that into perspective, 127 parking spaces is 45 spaces or 35% above what the applicant actually expects demand to be. peak demand to be. So we're well technically we are over parked here even if our code might happen to disagree. Staff fully supports the request for reduction in parking.

For now I'm going to move on proposed landscaping plan. A lot of green here. Um very very pleased with this. Um as I go through these quick facts on the right, I'd like you all to note the legend on the top right. So this landscaping plan meets all code requirements. It's almost 50% of the lot coverage which is outstanding. Uh mixed plantings of hardy deciduous and evergreen species are planned throughout the site and existing trees and detention pond vegetation will contribute to overall screening and beautifification of this property. Um when you go to this slide, if you look in the green, if you see a circle, a bigger circle, that's a new tree. If you see a smaller circle, that might be a tree or it's a shrub. like look around the building that's dotted with well they look like dots from this perspective. Those are shrubs. Every all the other blank space on the plan that's green is grass. And then in the the other symbol is preserved vegetation. Now that's not just grass or wild grasses, weeds. That that's actual woods. If we recall that aerial image, that's preserved woods. Uh I just want to commend the applicant because it's refreshing to see that a a promise, you know, up to this point has been uh their intention has been upheld to keep as much wooded area as possible. It helps with storm water, which is the next topic of just the next few slides here. And we do have our acting public works director Josh Sch Snyder here if the planning commissioners have any questions um as well as the applicant. So looking at the legend, we have impervious cover in gray and woods in green. As a reminder, impervious just basically means that water can't flow through that material the same as it can with soil. So gravel driveway counts, the new parking lot will count. Uh moving on though, in in the current

condition, the site, uh the entirety property flows undetained directly to the railroad ditch, which is on the right hand side. That's to the north. So it flows north to the railroad ditch. So this is a lot. Let me walk us through it. Mark, note the legend. We got a couple new things in there. Starting in the middle, it's important to note that all storm water within the blue boundary there will be captured and routed to the storm water pond. This includes all new impervious surfaces in the new building. So all the gray will go to all the blue. We have the woods there um in the case of peak weather events. And uh per an uh existing legal agreement with the applicant, they are required to they were required to engineer their uh wet extended detention pond to you'll note 120% capacity. Uh legally properties are only required to take care of their own storm water getting that to the appropriate source as determined by the jurisdiction. Um, and I think any civil engineer will tell you that while they're not required to help out neighboring properties, often they do. Um, and this is a codified version of that. So, this really will because the last thing on this slide to note, commissioners, is this red swale. It's not noted as a storm water cut off swale. And a reminder, a swale is just simply a ditch. Um, no storm water flow will flow to neighboring property. The swale will direct flow to the railroad ditch to the north. Uh, this soil will reduce the amount of water flowing into the railroad ditch from this site by 50 to 75% during a rain event. Here's some calculations. On the top, you'll see that 69.9 that's the 70 rounded up percent down to the 51.2 50%. Um, and you'll see the different kinds of storms. So, our for our city engineering department, this proposed storm water plan meets all city requirements. Um,

and it will dramatically decrease the water running off into the ditch. Moving on for now, the proposed lighting plan, uh, we've got building wall lighting, parking lot lighting, all down lit, not shining into the sky, uh, appropriate appropriate and warmth at 3,000° Kelvin or warmer, meets all code requirements. department's comments uh just mentioned engineering staff already confirmed the design and placement of the proposed storm water site controls will manage at least 120% of the expected storm water needs. Our analysis we've run through um uh reduced parking is appropriate because the land use is one of the lowest trip generators among uh myriad of other factors. The two the proposed storm water detention pond will improve the conditions of surrounding properties during wet weather events. Three, the need for senior housing units is well documented. This project's help meet that need in a huge way and all other code requirements will be met. Therefore, staff recommends approval with the following condition. One, all applicable permits are obtained through the building department, engineering department, and any other applicable agency prior to construction. Thank you. I can take any questions.

Questions? Okay, no questions. Uh, the applicant would like to speak. and welcome.

Yeah, thank you commission members. Appreciate your time tonight. My name is Pete Schwigarat. I'm with Pivotal Housing Partners. We're located at 9100 Center Point Drive in Westchester, Ohio. Um, thank you, Adam. You did a great job. Really covered most of what I would want to do. I will just speak to our track record. We have been doing this for over 30 years. Um, senior housing makes up about 2500 of the two 10,000 units we now have in our portfolio. Um, and we're really proud to serve seniors with a highquality, accessible, visitable uh product that is green in design um to keep their utilities bills down to allow those fixed incomes to go further. Um and while uh mentioned that there are ADA units in this building, 100% of the units are visitable and adaptable, meaning every unit meets ADA requirements. And as residents come in, if all of our ADA units are are filled, we're able to adapt those units by simply just pulling off a countertop or a cabinet front so that sinks can become roll under. all the turning radiuses, the hallways, the doorways are in this c in the cabinetry is a little bit lower so that we can accommodate seniors of all uh phys physical abilities. Um, as mentioned, we do have senior housing in Hiron. Uh, it's a 50 unit development. We have a 60 person wait list over there. People were waiting years to get into a unit. And so we're happy we're going to be able to serve those residents as well as in your own community here. Um there are only around 80 comparable units in a market area that includes somewhere in the realm of 2 to 3,000 seniors needing housing like this. Um and those product as you can imagine are 100% full as well. The real demand is probably for upwards 2 to 300 more units

in your community. This is going to take a big bite out of that. It's going to allow seniors to age in place um and simplify their lifestyle. We get a lot of our residents from ownership. They're selling a home that they simply can't keep up with anymore. Um simplifying their life. We're taking care of everything. They're paying rent and they're paying an electric bill. Beyond that, everything else is taken care of. Uh we will have senior services provided as well. That's going to include curbtocurb transportation, inhome meals, lighthousekeeping. This is a fully independent product. We're not providing assisted care or nursing care, but our goal is to keep seniors independent as long as we can by providing programs and services in a in an appropriately designed unit. Um, so with that, we're excited about the opportunity to serve your residents. And um this is going to total somewhere in the realm of about 32 million in new investment in your community as well. Um it will be bid locally and and very and many local subcontractors will be building this building for us. Um and we're really excited to bring this to the community and hopefully you are as well and from there I'm happy to answer any questions you might have as well. Thank you so much for your time.

Questions Mr. Chairman through you. Um, this is really my wife's question. I don't know if it's appropriate or not, but what kind of rental rate or range are

Yeah. Well, as mentioned, we're using utilizing a program through the state. It's called the It's actually a new program. They've only had it for 5 years. It's an Ohio Litec Ohio tax credit gets coupled with a federal tax credit. And with those dollars, we're required to target families, households making uh 80% AMI and under. Now, for a retired senior, that's really easy to do. you're you're drawing pensions and social securities and and so um even though we're 55 plus in our portfolio, we average around 80 years in a facility like this. So it is true retirees that we're generally serving. Um and because we're using those credits, we are required to rent restrict. So, um, we don't have necessarily a voucher or rent subsidy to provide that resident, but because we're using those tax credits, we're required to to provide that at what is considered below market. So, if in theory a unit might cost you a,000 a month, well, maybe we're renting it to you for 800 a month. It will vary depending on your AMI. Um there's a few income bars set up from 80% 60% down to 40% AMI and depending on which bandwidth you qualify as you would pay a different rent. So it's a there is a broad spectrum but onebedrooms at the low rents could be as low as $600 a month. Um and on the high end maybe as much as $750 to $800 a month. A two bed could get as high as maybe a thousand on the high bandwidth and maybe as low as 850 to 900 on on the lower bandwidth. So it will vary and depend and we are talking about estimating rents that will uh this would ultimately come online in 20728 the turn of the year. Um so we're kind of somewhat hypothesizing about that but based on the market study that's where we we'll end. Can you give me a sense of what the AMI represents?

Yes. Adjusted median income. So it's basic dollar value of AMI. Um so at 80% AMI and a twoerson household, I'm guessing that's somewhere, and I call it a guess because I just don't have the document in front of me. I'm guessing that's somewhere in about the $55 to $60,000 income range. Yeah. Um you know, most seniors, I would say we average 1.1 residents per unit. So we are generally speaking about single single person households. Um most of these units are one beds. So most of the rents will be between six and 900 but on the higher end we might be uh 900 to 1050 on on the side of things.

Appreciate that. Thank you. Any other questions? Good. Okay. Entertain a motion. Yeah, I'd make a motion three, Mr. I have one question, but I think it's a question for staff. Um, just because I know there was some um I guess concerns with regard to the parking.

Uh, it does say that we as the commission can override the parking requirements if there's adequate and available parking elsewhere, private, off streetet. Could you um just confirm that there is available parking should that lot be filled up? Um, since we don't have the amount of spaces required in our actual code,

I would say yes. Um, if we zoom out on I'm thinking of a map in my head. If we zoom out of Sunduski and go to a denser populated area, um I don't know about you, but when I visit places like Columbus or I've been to Chicago, I have to walk a couple blocks to park somewhere else, even if I'm staying at a hotel and go there. Uh if we transplant that idea to Sunduski, to answer your question, yes, there's public on street parking available throughout the um the number street neighborhoods. if that were somehow at all going to be a problem. But again, for reasons outlined, we really do not believe it will be. M Mr. chairman.

Yes. I I I might have some more comments as part of the discussion once we have a motion, but to uh address the parking, um M. Castile hasn't hasn't been on this board for 100 years like Miller and I have, but we've we've we've we've got a we've got a tradition of of uh of allowing less than code as we're permitted to do for a couple of reasons. I mean, and a big one is uh you know, less runoff. It's green to not force uh more parking

more parking than anybody can possibly use like the mall that doesn't even fill it parking lot on Black Friday anymore. Uh you know, and uh so it's it's it's a sound thing and I'm I'm I'm assured that this might be even more than they really need. So, but it's a it's a an astute question. Yes, I agree. It's just we had some community concerns from my understanding and so I just wanted to go uh on record that everything is good. I know living close planned and then there's backup. Living close to three retirement centers that I can see from my windows and they are highrises the parking lots are half full. Yeah. All the time even with visitors. So, all of them.

Yeah. All of them. Correct. Okay. I'll entertain a motion. Mr. Chairman, you may say maybe go ahead. No, go ahead. I I would like to make a motion for approval subject to staff recommendations. Second. Second. Okay. Roll call. Any discussion? Mike Zulof. Discussion. Oh, you want discussion? Sorry,

we did it. Well, I just I just had I just had a comment uh about I how much I appreciate the uh uh the landscape plan. I think lot lots of green space is is is a good thing. Um we sorely need housing. This not everyone will agree this is affordable, but it's certainly going to push us in the direction of more affordable housing. Um, so it's exciting stuff and I just if if if you if you can do it, others can do it or maybe we have a few other sites that might be attractive. Uh, so so so thank you and welcome to the community and uh hope it works. We appreciate it. Assuming we pass it.

Roll call. Mike Zulof. Yes. Jake Castile, yes. Connor Whan, yes. Pete Mcgory, yes. Tom Tucker, yes. David Miller, thanks for your time and considerations. We'll keep you updated. Thank you. Okay, new business. Item B, 1020 West Water Street.

Thank you, Mr. Chairman. This is a second and final application we're hearing tonight for site plan approval submitted by Fike Design Group on behalf of JHK Group for property it owns at 1020 Westwater Street for the construction of a new mixeduse building. So here is the site in question. It's on the corner of West Water and Shelby Street owned DBD Downtown Business District. Here's a photo showing the existing site conditions. On the southwest corner of the site, you can see an existing boat storage building uh which is recently added on to um in 2020. Uh the gray area is existing gravel parking lot and green is grass. Here's a street view photo uh from the north elevation, also known as West Market Street. You can see the existing site. got some fencing that's proposed to stay for site security. Here's the west elevation from Shelby Street. So outlined in red are the new elements being introduced in this application. The site plan in general um the building itself meets all code requirements, meets setback requirements. It's under the height restriction. It's a mixeduse building in that the first floor is business. It's an office related to Tobeboat Marine, the existing business use of the property, excuse me, and uh with a residential apartment on the second floor of this same building. So, new building and bold red and then in light or outline red the new concrete with some existing concrete in the building. Here's the first floor plan. On the bottom left is a residential garage. On the top left is an office with a bathroom and then the right side of this building. This drawing is the storage garage and in the bottom middle you'll

see a vestibule appropriately um delineating all of that. Uh the frame itself or the footprint is about 2300 square ft. Here's a second floor plan. There's a residential apartment as noted with an outdoor deck. Here are the proposed elevations. And simply because we talked about it in our staff report, I'll just quickly say that staff recommend, but to be very clear, cannot and do not require that um the applicant consider larger windows on the southern elevation to improve their view of the lake. Curb appeal, future resale value, and integration uh visually with the existing Sunduski Bay pathway. Entirely up to them, just wanted to mention it. It's our two cents. Proposed lighting plan. What is outlined are the proposed locations of the light fixtures. The fixture will be the exact same in all locations, which is that ring security camera and lighting fixture. This meets all code requirements as long as it's installed at an angle of at least 60° or in other words, so as long as it doesn't shine horizontally because then we get into issues where we're causing uh light trespass or potential nuisance under the street or onto the water, which would be against the intent of our dark sky ordinance. Here's a proposed landscaping plan. Green is grass, green circles are new plantings. um want to say thank you and acknowledge the applicant's efforts. Um CO was obviously a trying time and so following through with previous conditions uh to provide landscape plantings and we'll talk about paving as well. Um just appreciate the the stewardship of the land and follow through. Um, we see gravel and gray. Um, that's all existing. And then the concrete is a little bit of or a sizable chunk I should say, excuse me, is being

added to the site as well. Uh, and fencing is in pink. Proposed parking plan, gravel, concrete. If you look in the concrete portion on the bottom right of that polygon that I drew, are two parking spots that was just triggered by the introduction of office space. Storage uses do not trigger parking requirements. They're exempt from it. So the applicant the square footage led to two spaces being needed and one of them per federal requirements had to be ADA. So thank you the applicant. um they meet code requirements and again the note about the the paving partially completes the paving requirement set by this commission in the 2020 site plan approval for that building addition. Um last plan is proposed site drainage plan. Engineering department approved routing the new building drainage to a basin in the proposed concrete area to the south and piping that to the storm water basin on the north of the site on West Water Street. That's highlighted there. Uh the only other engineering comment was that the paving of gravel driveways is preferred and staff analysis is that this mixeduse development conforms with the existing character of downtown Sunduski and intent of the downtown business zoning district and it adds one more housing unit. Two is there's ample room on site for all circulation and parking needs. Three, proposed lighting will be compliant as long as it does not shine horizontally. and four, all other code requirements have been shown to be met. Therefore, staff recommends approval with the following singular condition. All applicable permits are obtained through the building department, engineering department, and any other applicable agency prior to construction. And commissioners, these are shown as being struck through because they did appear as one, two, and three on our staff report. However, since in the time period between that being published a

week ago and today, we received information that we were comfortable removing that. So, what you see on this slide is the the new official recommendation. Thank you. I can take any questions. Applicants here as well, Mr. Chairman. Yes.

Uh looks like a great project. Uh I see no reason uh to object to anything except for one thing. I've got a pet thing about about lighting and that lighting. Uh it it would be trivial cost to put a truly compliant uh uh luminary uh in there. Um I'm I'm skeptical of our ability to make sure it's installed correctly. Um, common sense for the electrician, the consol installer will be to point it out like it is normally used. You would have to kind of uh do some make some special considerations to make sure it's in there, right? It would be a trivial cost to just simply put in a a compliant uh luminere and uh why not? Um otherwise we're not really honoring uh the code. So with that minor point, I would uh uh uh I I would make motion that we approve it with the additional requirement that a that a compliant uh uh wall pack be in be used instead of this one.

Um if I may, Mr. Zulof. So, we did go back and forth with the applicant uh over several emails trying to guide them to the right place. Um my recollection of the spec sheet showed that this does have a 3000 degree Kelvin option or lower and um the angle of those lights are able to be manipulated. They wanted this fixture and correct me if I'm wrong applicant, but uh because that bottom pack there is a security camera so it was like a two for one. So, it was more efficient.

I I would need some convincing to believe that it's even possible to position it in a a compliant way. Even if you did, it's going to look awkward. I'm not buying it. Uh I've got a lot of experience with this stuff. I mean, I actually worked for GE Lighting, which actually doesn't really help much here. you you you kind of have to understand the dark dark sky stuff, but I don't think it's ownorous to ask them to spend their money on, you know, on a slightly different wall pack. I would Come on. What What kind of expense are we looking at here? Any other questions for from staff?

Yeah, my my question to staff. um this the fencing that surrounds the site, is it going to be similar to the fencing that exists now? And I could be receptive to to uh a plea that um security or other reasons require a 6-ft fence or whatever. But fencing has been an issue of discussion for a long time and you know as long as there's not barbed wire or whatever, but what what are the fencing design requirements? Yes.

Right. So, in the downtown business district, all business and commercial districts, fencing can be six foot all around the property, regardless of what yard it's in. It can be right up to the property line. The ruling regulation in those districts is that um like you mentioned, the barb wire can only be granted in certain districts with only with commission approval. That's not being requested. Um, and the second out of two requirements is that it can't cause a line of sight issue. So, with this being I'm sorry. You can't cause a what? Line of sight is Thank you. Yes. Thank you. You're welcome.

Any other questions? Have the applicant would like to speak. I keep it real short. Flight architect 24 East Water Street. To answer your questions, defense exists. We're not changing it. We're going to add landscaping to help cover things up. Uh the lights, we've picked these specific ones out. We had other ones that we like better. Uh these are the ones the staff has said that they would go with. Um and I guess I'm kind of insolvent of you to say, "Hey, I don't believe you're not going to aim those correctly." Um so to answer your question, there's a recommendation. To answer your question is we're not changing them. Those are the ones we're installing. Any other questions? Be happy to answer them.

Any other questions? Okay. Did we have a second on the motions? We didn't have a motion yet. We just This was just questioning period. No discussion. Mr. Chairman, just so I'm clear, that motion was also contingent on following the recommendations of staff. No motion was made. I don't believe was under the questions for staff. Then then we'll have a motion. Then we'll have discussion. One other item. The only contingency was a building permit. We've secured the building permit. The reason we don't have it in HAP is we don't have off street parking plan approval. Off street parking approved. We have a permit. So we thought they were good to go.

Something about the the storm water drainage being sure that it's designed and installed as directed by the staff. That's the stuff that I was correct. So Miss Castile, that is correct. That's why uh when I put this current slide up right now, I mentioned that's why I struck through it. Oh, I'm sorry. I still had the you emailed me. Yeah. And that is our practice and for a good reason to have that be what it is for a whole week's period. But in this particular case, we received it late and information in the last week. So Okay. Yeah. And it worked out fine. So Okay, Mr. Chairman.

Yes. I I thought I made was making a motion before, but I'll I'll make it more clear that I'm making a motion uh to pro approve the uh uh application with the additional condition that the uh fixture be uh compliant with the uh uh with the shall we say a uh let's call it a full cutoff or make it as flexible as possible a full cutoff or a fully shielded uh luminary which this is not. Need a second. Okay, that motion for lack of a second. I'll make a motion to approve the the uh application subject to staff recommendations.

I'll second that motion. It's been a motion and a second. We have a roll call. Connor Whan, yes. Tom Tucker, yes. David Miller, yes. Pete McGory, yes. Jay Castile, yes. Mike Zulof, yes. Okay. Is there any other business to come before the committee? Okay. I'll entertain a motion to adjourn our next meeting on March 25th. So moved and moved and seconded. We are journ.