Planning and Zoning Meeting - Regular Meeting

Let me see if I can find here. Yeah, I was looking for one and two. They're in my car. I'll bring them in. I remembered him, but until I got the [Music] car's last [Music] You're doing a

big holiday plans this I just got back from Michigan yesterday. Steel head fishing up there. We lost. Yeah, I've every time I've been up there for we slaughtered fish two days and caught two fish. There just weren't any in the river. Then I turkey hunt and do all that stuff. been doing nothing but no traveling except mission. We're going to go out of the country on Saturday and see what the weather back is. Where you going? Canada. We had we're taking the CR train across Canada. Oh man, that'll be cool. To Vancouver, you know, from so that'll be fun. Yep. One minute. I got There's any opposition here. We drove by 69 years old. Come on. Okay, my phone shows that it's 7:00. Hereby call this meeting to

order. Uh, stand for the pledge of allegiance, please. All of us that can. I pledge allegiance 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. Thank you. Welcome to the meeting of the St. Charles County Board of Adjustments. I'm the board's chairman, Jerry Prinster. The duties of the board include hearing appeals to vary the zoning requirements to provide relief when the conditions of a property prevent development consistent with the intent or purpose of the applicable zoning regulations and to render decisions on appeals from an action of the director of the Division of Planning and Zoning when it has been alleged that a permit has been incorrectly issued. ed are denied. The board members here are citizen volunteers who are appointed by the county executive with county council approval. County board members are also present to assist with proceed proceedings and advise the board. At this time, we ask that everybody please mute whatever devices you have that will make noises. During this meeting, each case will begin with a presentation by the applicant, which is typically limited to five minutes. County staff will then have an opportunity to provide relevant information for the board to consider. Any written communications from public will be entered into the record. The board will then take public testimony relevant to whether or not granting of the requested variance would

be appropriate. All persons planning to speak at tonight's meeting must first complete a speaker card and hand it to the recording secretary. I lost my place already. Blank cards are located on the podium. Each speaker approaching the podium podium easy for me to say should submit their card, state their name, and be sworn in. Testimony is typically limited to five minutes per speaker. Once testimony has concluded, I will close the public hearing and no further input from the audience will be taken. A board member will move to approve the application so that discussion and a vote may take place. As required by county ordinance, at least four of the five board members must vote in the affirmative for a variable request to be approved. Now, we only have four members here today, so that will have to be a unanimous four-person vote. Any decision of the board of zoning adjustments may be appealed to the county council within 14 days working days after notification of the board of zoning adjustments decision has been mailed. The unified development ordinance and zoning maps for St. Charles County are hereby entered into the record. Please read the start of the public hearing. I hereby open this public hearing in this case. Secretary, would you read the first variance request? Variance request for 2934 Highway 94 South. Application number V25-01. Property owner Joe Brazzle. Applicant backs engineering Jeff

Simmons. Variance requested a um a request to vary 40500.B.4A 4 A of the ordinances of St. Charles County to authorize installation of a new private sewage disposal system on a parcel less than 1 acre and B a request to vary section 405.350. C2 of the ordinances of St. Charles County, Missouri for flood plane standards for the design and placement of on-site waste disposal systems. Property zoning is agricultural with floodway fringe overlay. parcel area is 66 acres in total or 14,400 square feet and for lot 13 and lot 20. Okay. And that that location is also referenced there 2934 Highway 94 South. Yes. Okay. Is a property owner applicant or representative here to speak on this appeal? Yes. Have you signed a speaker card? I did, Jeff. Thank you. Uh, let's see. I'm supposed to swear at you now. Please raise your right hand. Do you solemnly swear to affirm to tell the truth, the whole truth, and nothing but the truth under the pains and penalties of perjury? I do. Thank you. Please state your name and address. Jeff Simmons, Bax Engineering, 221 Point West Boulevard, St. Charles. Okay, please proceed. Good evening. Uh, we appreciate you hearing us tonight. I'm here with Joe Brazzle, the property owner um regarding the property at 2934 um South Highway 94 in Defiance. Um, this first aerial picture is just kind of an overview of the property. Um the

south part of the red area where there's the existing house is one lot and then the area to the north uh between that house and there is a uh um landscape company to the to the north um is a second platted lot currently along the back behind the barn um I don't know oh there we go um there's an alley uh an old alley um the alley extends along on the Katy Trail, but is not part of the Katy Trail. Uh, this part down here has been vacated, but we don't find any documentation that this is vacated. This will all be relevant here in just a minute. Um, so we have the existing lots. The the one with the existing house is shown here in blue. Um and then the one that's vacant currently is shown in green with that alley that we to discussed um here in it's kind of an orange yellow. Also note that there is an existing extension of four street which is really just a paper street. There's a driveway that's shared um here along there. So realizing that these lots are smaller, um Joe decided to do what he could to increase the size of these lots um to make them at least closer to uh the acre, although we're we're still a little bit off. Um so what he's planning to do, and he's got applications in to vacate this rightway here, Fourth Street, and that property will be split between Joe's property and the neighboring property. And then also uh the easement we've got a request in or the uh the access alley uh we've got a request in to vacate that as well. Um so upon vacation the plan is then to shift the lot line from right about here down to here. Uh resulting in

um an additional almost 4,000 square ft for each lot. Not much, but it's it's the best he can do because he is landlocked be between the Katy Trail, the landscape business, the additional property here that has a house on it and Highway 94. So, there is no room here to get any additional um any additional property. So, the site characteristics kind of went over the the lots. We are going from 11, almost 900 square ft to 15,617 square ft. The majority of the lot is in flood plane. The home, the existing home is above flood plane uh flood elevation. Uh we've done a a letter of uh map revision um or a um we've removed that from the flood elevation. The house is above that. The low sills of the house are above that. Um we plan to do the same on the proposed house. So he's planning on proping a uh a house on the the northern lot. that site will be raised um to fall within accordance of the uh flood regulations and um we will certify that our surveyors will certify that um these lots established in 1908. Um they were platted way back then before zoning was even in existence in city in St. Charles County. Um so therefore, you know, we're we're unable to change the lot size. We've you know, we're bound on each side. We're doing the best we can to increase the lot size what we can, but he can't really change that it was established prior to zoning and prior to all the rules and regulations. Um, and the other thing is there's no public sanitary sewer in defiance. Um, so what you'll find as you go up and down the street, there are many, many homes, many, many businesses that are falling within this same um problem. There are lots that are smaller than the required 1acre minimum. Um and these lots uh to

be developed um you know with septic system uh many of them they cannot be increased in size. Um just up the street there is an existing bed and breakfast with uh four kitchens, five bathrooms um on a quarter acre lot. So it's it's typical here. The issue with Joe's property is that he owns both of these properties. you know, it's it's not he owns one and the proper the adjacent property is owned by somebody else and they're trying to develop it. Um, but since there are two separately platted lots, he would like the ability to replace the septic system on his existing lot and then construct a septic system on his new lot. And that's really why we're here and requesting these two variances. Joe, is there anything else you'd like to add at this point? Um is down in down in Defiance in technical town there. Did you turn a card in Joe? I did. Yes. Okay. Thank you. Um will you state your name? Joe Brazzle. 20 Walnut Springs Defiance, Missouri 63341. Thank you. Um so in town there's a lot of older houses that get run down and they're just look terrible. And so I started buying them. I've done two so far. Um I bought Patty's house built 1902 or 1904. Did a great job. Uh, same situation, redid it. It's a B VBO. Now, the house next to it, the little greenhouse is two-bedroom old house. I totally remodel it because it looks really nice. Um, and so this one here was John Lacy's old house. And, uh, it was built in 1904. And so we when we go in there, we all new plumbing, all new mechanical, all new electric, all new drywall, all new windows, new roof, everything. It looked great. And so we're just trying to clean up the town. So this house was existing has all the septic tanks have to be replaced and the lots were existing. So uh went back surveyed we were going to put in a strip. We talked I met with Robert and

we're trying to do stuff different with defiance but it's it's locked because of the flood zone the creek. So we were going to do 120 foot foot uh with three retail and a couple of apartments and stuff that we met with staff. They love the idea. We're trying to get other stuff come like an ice cream shop and other stuff. make it a little more convenient for people to come down to tourism and stuff. But I mean, Robert will share with you the UDO is is is it doesn't fit everybody. It doesn't fit the finance because we're in the flood plane which and the lots were developed in the early 1900s and we have the Katy Trail. We got the creek and so it it just makes it very hard for us to fit into a category where we can actually revitalize downtown Defiance. it makes it nearly impossible and the staff is aware of that. Um, and they're looking at changing some EDOS's, but we can't do that now because we're starting to recognize it. We can't change EDOS's for my project because it isn't the right thing to do. But we're going through this process to get a variance. And uh, like Jeff said, most of the properties down there are small lots anyway. And that's your only option is just and we did designed it. I got a design here. I don't know if you care, but I had an engineer design um which the county told me to do all this stuff. So, I did everything I was supposed to do and it's engineered to work in that in that area. And that's uh sealed and everything. I paid to have that done and and the engineer guy, well, he didn't understand why we needed a varian because he said, "Well, it's engineered to work. This is exactly what you need to do." And so, I said, "Well, I'll just tell him that that's what I did and I did everything I was told to do." And so those are, uh, just some of the things that we've been doing down there. So, um, that's about it. Jeeoff, is there anything else? If there's anything to add, we'll be happy to answer any questions. Hold on. Staff Robert, you got comments? No. I've got a short presentation whenever you're ready, but I don't want to interrupt.

Is your presentation going to be in reference to this variance? Well, we have that now. Well, I have a quick question. There's a go. So, I just want to be clear. So, you're going to replace one septic system that's existing, correct? Okay. And you're wanting to create a second and build another house adjacent on the other lot. Yes. On the other lot. Correct. Uhhuh. The total acreage including the proposed half of the rightways is only 66 total. Correct. Okay. Wanted wanted to make sure I understood. How big are these houses going to be? Oh, it's the farmhouse is about thousand I don't know 1,000 square foot 1,200. I'm not really sure. It's an existing house. Um the other one would be similar. They're just small houses. U it's a farmhouse. The one I'm remodeling I already started remodeling. I already got all the permits on. It's it's half done, you know. It's it's all we is getting drywall next week. So, and the other one will be similar. The one next to it will be small. Okay. Any Robert, why don't you go ahead with your Sure. That'll be part of our decision, I assume. Okay. I'll try not to repeat too much, but who poked you? I got the better of them. Some lefty. Yeah. Go ahead. Um, so the essence of this application is there's two variances, two separate variances, and we request you consider each one and vote on both of them separately. Okay? But they both involve installation of a new uh on-site sewage treatment system. You may know that if you have an existing house and your sewage treatment system goes bad and you have to replace

it, it doesn't matter what the light lot size is. You can replace the system, but it's got to be designed to work on that size of a lot and all every all the parameters of that lot, you know, the the depth to the to the water and all that. So the house that's up here, that can be done without a variance, but it's the lot next door that's vacant that we're really talking about tonight. So Defiance was platted along the Katy Railroad back in the I think the first phase was maybe 1890s. This phase was in 1908. And so in 1908 they platted uniformly. The lots were 80 ft wide and I think it was 150 ft deep. So they were 12,000 square foot lots. This has uh Mr. Brazzle owns two lots side by side platted in 1908 that are 12,000 square feet in area plus the old alley behind that's part of his deed. So zoning didn't come along till 1959. So, in 1959 when zoning came along, I would consider this to be I haven't talked to Brian about this, but I would consider to be a legal lot of record because it was it was predates the zoning and they haven't modified the lot boundary since then. And uh so in 1959, it was a legal lot of record. And at that time 1959 they required only 18,000 square foot lots to put on a on-site sewage treatment system. Since that time county ordinance have changed. So it went from 18,000 square foot lot for on-site sewage treatment system to a 1 acre into a 3 acre. Today if you have a vacant lot and you want to put a on-site sewage treatment system on it, it's got to be the standard is that it's got to be three acres. But if you have an

existing lot, county staff can review it on a case-byase basis between one acres and three acres. And as long as you have a system that is designed to work on that 1 to 3 acre parcel, the county staff can prove that without having to get any variances. Well, this unfortunately doesn't even meet the 1acre requirement. It's less than one acre. So we the ordinance doesn't give us any latitude in order to say yes. we just have to say no because it doesn't meet that that 1acre requirement. So that's where we're at with uh in in that regard. So um let's see, I've covered that. He they've talked about the topography and the flood plane regulations. So the lot drops off about 10 feet from front to back. Um about 82% of this lot of this parcel is in the flood zone. So, if you were going to build a um the drain field for an on-site sewage treatment system outside of the flood zone, you'd have to put it along the front of the lot, right next to Highway 94. You could have it like in the front 30 ft of the lot. And so the way I understand it is typically when you put in a an on-site sewage treatment system, the the lid of the system is either supposed to be raised up so it doesn't the the tank doesn't flood or the lid's supposed to be tight so the tank doesn't flood and the drain field typically is outside the flood zone so the the drain field doesn't get flooded. In other words, so when the flood waters come up, you still have a system that works. Um, but I think there's an exception in the sewage treatment code that if it's not possible whatsoever on the lot anywhere, they'll allow you to put in a drain field in the flood plane. But that's that's if there's not any other possibility to locate elsewhere on the

lot. So the way I understand it, there's two aspects of this um application. One is the minimum lot size of less than 1 acre and the other is the uh the the placement of the I suppose the placement of the drain field. So it's it doesn't have to be out in front of the house along the along the roadway. Instead, it could be elsewhere on the property like they're wanting to do here with this one which would be in the in the flood zone. Uh let's see here. Covered those aspects potential for parcel enlargement. So sometimes people can make up a they can they can enlarge their undersized parcel to meet that one acre and then they can put on a on-site sewage treatment system. In this case they're landlocked. They've got the Katy Trail behind them, the Fourth Street Rideway, Highway 94 and the um the nursery. So I took a quick look at how much property of the nursery they'd have to buy in order to have meet the minimum one acre. and they basically have to buy twothirds or threequarters of the nursery property. I mean, like all the way up to the driveway. So, it's not like they could just like move the lot line over a few feet. I mean, it would be it would basically take out the nursery if if they wanted to get that one acre. Um, the other thing I would mention is that uh another interesting aspect of this application is it is in the town of Defiance a little bit like Orchard Farm. It was platted along the railroad that was platted back, you know, long before zoning and long before these requirements for the on-site treatment system. So I I suppose there is a certain expectation that people could um build on lots in defiance and orchard farm. Um so I I think there probably is there to a certain degree an expectation of that. to put it kind of crudely, you know, if u to put it kind of crudely, kind of ask the

question, if people can't use these on-site shoot sew treatment systems in Defiance, is Defiance done? Because can you do anything in Defiance? Can you build anything? You know, there's a there's a a bar in the corner there of Highway 94 South and whatever the side street is there, I forget, but they're on a little post stamp size lot, tiny little lot with a creek running behind it. I have no idea how they deal with their sewage for that bar. You know, they're probably just running into that creek. I really I don't know how they deal with it. Um, but to get into the the to the variance criteria, there's four criteria that part that we always ask under the code. We're we're to review this under these four criteria. And these they have to under the code they have to meet all four of the criteria. It can't just meet three of the criteria or one or or anything like that. So when you look um strictly by the criteria which I will go over real quickly one the variance is requested due to unique circumstances inherent to the specific piece of property and not to the personal considerations of the property owner. I mean are there things that are specific to this or unique to this property um that uh and you could look at that in two ways I think. One is that is it is it um is it um does it go with the land? Uh would any property owner have the same problem? That's one question. But on the other hand, are there other people in is this unique? Because there are other parcels in Defiance that are in the same boat and there's a whole all on the east side of Defiance on the highway 94. There's a whole string of parcels that are in the flood zone and they're all dealing with the same thing. And so in that regard, I guess you could say it's not unique. Um then the second question is

the variance is not needed as a result of an affirmative act of the property owner that could have been avoided through a different course of action. I don't think that there's the I don't think that this is a result of an affirmative act of the property owner that could have been avoided through a different course of action. Number three, the variance would not merely grant a special benefit to the property beyond what is enjoyed by other properties regulated by the same set of zoning regulations. And then number four, the application would result in practical difficulties to the property owner provided that relief can be granted without substantial detriment to the public good and without substantially impairing the tent purpose integrity of the zoning regulations. this one. I can see that there's definitely practical difficulties by applying these zoning regulations, but I also think that it's it'd be difficult to say that relief can be granted without undermining the intent and purpose integrity of the zoning regulations because the intent purpose and of the zoning regulations have to do with uh with public health uh in in in terms of the sewage disposal. Um and also likewise the same four standards are to be applied to the second variance which has to do with as the way I understand it is where to place the drain field for the where the drain field should should normally be placed u on site typically again it's outside of the flood zone unless there's no possible u possibility of doing so. So the options you have are to approve the requested variance without conditions, to approve the requested variance with conditions, or deny the requested variances. And I would again recommend that if you all could please consider and and vote on each one separately. um

county staff is our advice is that it doesn't meet all four criteria for each of the four. But we also have if you should decide that it does meet the criteria, we have suggested um we have suggested conditions that you could use for your consideration if if you um if you do choose to approve with conditions. Did you understand what he just said? Yep. Okay. I can explain it. If we approve it, well, I would say our advice is it doesn't meet all four of the criteria for each one, but you have the opportunity to approve this without conditions, approve it with conditions, or deny it. Those are your three options, and that's up to you. If you do approve to to or if you do choose to approve them with conditions, rather than you have to come up with conditions on the fly, we have in our memo on page 707, we have some suggested conditions for your consideration. That way, you don't have to struggle to come up with wording. But again, you could choose to ignore those suggestions. You could do your own. It's really up to you. Okay. Is there anybody else want to speak on behalf of this request? If I may, um, while you were talking, um, Joe and I spoke for a minute. Um, the existing house, the configuration would be like that. Um Joe is willing to actually set the other house back, bring in some fill so we can put that septic field in the front towards Highway 94 um and raise that septic field and he'll have to pump um you know the septic through, but he'd be willing to do that in the front of the house and just set his house a little further back and raise it a little bit more. Raise that rear part of the lot a little bit more

to accommodate um and be above the flood plane. Are these going to be used as single family residents or is it going to be any potential use for a commercial purpose? No, single family if it changed to commercial. They have to get a a variance or reszoning. I'm assume. Yeah, it would be different. I just want to make it, hey, in 10 years it becomes a bar and there's 300 people taking a leak at the same time and you know it's a disaster. That would be up to you in terms of of conditions. I mean, uh, if you could place a condition, but I would say that the the the sewage, let me put it this way, these systems are designed specifically for that lot and for whatever is uh the amount of sewage that's being treated. So, the amount of sewage that's being treated, it's all based on like the number of bedrooms and and you know, bathrooms and that kind of stuff. And if it's commercial, it's totally different. I mean there it's a it would might have to be approved by the state of Missouri actually if it's a commercial if it's a system for a commercial operation. I give an example the wineries I think those are all now supposed to be approved by the state of Missouri things like that and we would to to use it for commercial there may be a couple of uh uses that are approved under agricultural but really because of the lot size we would have to reszone to utilize it as commercial. That's true. Yeah, because it's zoned agricultural now. The lot uh the the zoning is all over the place in Defiance. I mean, there's agricultural, industrial, commercial. This lot is zoned agricultural. And typically on agricultural lots, you're supposed to have a building set back of like 40t on the sideyard, except for lots of less than one acre. You can have a 7 foot sideyard uh setback for zoning purposes. So, in that regard, it doesn't need to be reszoned to build a house on that vacant lot. But really the the main crux

of why we're here is just that on-site sewage treatment system. So a I want to be clear about what A and B are right on this. So I need that explained to me. So you said that we don't need a variance for this existing one. Correct. Right. Yeah. For this this is uh called lot 20 where the existing house is. All right. There's no there's no variance needed for that one. Okay. So the A and B are strictly to do with lot 13 and developing lot 13. Yeah, that's the way I see it. Is that Brian? Is that what you're thinking? I believe that's correct. Yes. Yeah. Because the code says that if you have an existing house and you're need to replace your system for an existing house, it doesn't matter what the lot size is. You can you can replace it as long as it's designed in a way that's going to work on that lot. Has there been anything like this up and down the east side of 94 before in Defiance where somebody's wanted to install on a less than on a small lot? Um, in Defiance, I don't remember any offhand. I know that the the wine beastro, you know, they put on on-site sewage treatment system in some years back like 2013 or something like that. Yeah. And then Dan Yeah. Dan. Yeah, Dan's got the brewery there now. Yeah. Yeah. And there Yeah, it's Good News Brewery. Um I I I wouldn't doubt if other systems have been replaced on on that side of 94. I don't remember any new ones going in. We did have a case near Augusta a few years ago where they had a halfacre lot and um it it was they wanted to put on on-site sewage treatment on that halfacre lot. It's a little bit different I would say because it wasn't in a town where the where there's the same expectations and they were able to ultimately they were able to extend a sewage lateral 200 feet or 500 feet or whatever that length was to

tie into a manhole. So they were able to luckily solve that problem. But so since Mr. Brazil Brazle owns both lots, there's no way that they could share a septic system. I don't know the answer to that. The way I understand it is usually there's one system on each lot because if you sell the house Sure. I I I spoke with somebody in a at a different capacity in the joining county and they said ask the question because they've experienced where two residences can share a septic system as long as and they had a series of agreements, right? You know, and things like that and I just thought I would ask it and see if that was something that was might be a, you know, I don't know if it'd work or not, but I don't know the answer to that. I just thought I'd ask the question. Yeah, typically they're on separate lots so that it can be sold, you know, one the houses can be sold. Yeah, I get that. I'm sorry I interrupt you, sir. No, I don't know the answer to that either. Okay. I have no additional public comment. I will close the public hearing on this application and I have a motion of approval for variance VR25-01 A. I'll make a recommendation for the first one uh with the county's uh conditions and the added condition on Mr. Brazzles was going to raise the land and put it in the front yard. That one would be that one would be I think B the raising of the lot. I think that one would be okay. I just want to make sure that re on my recommendation that's what I'm going to put in there for I guess my question is if they're going to raise

the lot, what makes a difference whether you put it in front or back? It keeps it out of the flood zone. Yeah, but if you raise it, it' be out of the flood button, right? There's less to raise in the front. Yeah. Oh, okay. the the house we can work with the foundation. You said there was a 10 10 ft. Yeah, correct. Great difference. Okay, thank you. Do I hear a second? Second. All in favor? Hi. Hi, John. I still want to understand what exactly A is here. A is uh installing a new on-site sewage treatment system on a lot less than one acre. That's a and that's A. Yep. My vote is no. Is no. Okay. If we have a no vote, that does not pass because we have to have a unanimous vote. Yes. Now, my question is if we have a no on that, do we proceed with B? Let's still take a vote on B. Yes. So that he has whether it passes or not, it's the opportunity to appeal to the council. I'll make the motion with the county's um conditions and also the added Mr. Brazil's going to raise it and put it in the front yard. Do I hear a second? Second. All in favor? Do it individually so he Kevin can keep score. Oh, okay. This is to raise the lot so that we can put the house on it and ra and put it in the front yard. Okay. Yeah. Ready? Oh, you waiting to

get your vote. I'll go yes. Okay. Okay. How about you? I'll say yes on that one. Okay. And I will say yes also. So, we've got a unanimous okay on that one. So, Joe, what does that do for you? I'm sorry, John. You're still sworn in. Okay. Yes. Um you can take that one to the council I guess a right that would be if it's yeah be appeal to council next step on that one one is approved one's denied so the vacant lots approved with the criteria of raising raising and and the conditions recommended by the county staff Mr. Meer said he he's already grandfathered in on the other one. So why does it need to go to the council? We're not voting on that. A a the first one that to put the subject system in a lot less than an acre was no. Okay. So the second one to put it elevated in the front yard was passed. Now I may not be understanding this. Where is the existing house on what? one. There is one. There is one. If you're if you're able to pull up my There's an existing screen again. Yeah, please. It's right here. Okay. So, this blue area has the existing home on it. Okay. The green is currently vacant. Separate lot, but vacant. So, question number one was, okay, we we know we can replace this because it has an existing septic system. Or I guess question one or a was could we build on this lot? This lot being less than the county minimum one

acre. That was the variance where we were requesting as part of a. So what we're saying at this point is that you can't do that. Correct. And the other one we have a unanimous yes. The other lot we don't we not we're not voting on the blue. Correct. The blue. We're just voting on green. That is correct. Just trying to follow my directions here. Called for the vote. We've got two votes. Um, so we at this point we have one approval and one denial and that's final. We don't need to take any more action on those. So B is final approved. That doesn't need to be appealed. That's side. If if Mr. Brazel wants to appeal part A to the council, that's what would happen then. Correct. Okay. Y just wanted to make sure. Next steps. Okay. All right. Well, there you have it. Do we have anything else except for approval of minutes or you got anything? Approval of minutes. Y motion to approve the February 6, 2025 minutes. I wasn't here. You was Somebody else want to second that? Yeah, I can't. I'm not supposed I'll second it. Yeah. All in favor? I I Okay. And I've already signed it.

All right. I would entertain a motion to adjurnn. So move. Second. Hi. All right.