Planning Commission - Regular Meeting

attend to so uh call this meeting to order a regular meeting of the Planning and Zoning commission uh February the 11th we'll uh take the items on our agenda in order uh there are some or were some uh copies on the on the uh bench there if you want them so first item of business would be a roll call Anita picket here Jason dpri is absent Anderson Neil here Dr Hickerson here Chris Owens here Cory mobs here and chairman Thomas here next item of business would be an adoption of the summarized minutes of the January 14th meeting anybody had uh any questions comments edits additions if not Mr we'll talk about it if nothing the chair accepts a motion to adopt I make a motion let the minuts be approved as presented I second and a second this will be a Voice vote all in favor say I I any opposed same sign very good item number three is a rezoning request by claremon Miles 13 Broadmore Drive Texana Arkansas hope I said that name correctly uh to rezone the property located at 2402 Jefferson and 1305 East 24th from C1 General commercial to C3 open display commercial for the purpose of operating a carpentry shop and convenience store property is legally described as partial Southwest Southwest 131 by 165 and part Southwest

Southwest 165 by 80 of section 17 Township 15 South Range 28 West of Miller County Arkansas containing 710 Acres more or less and located in Ward five M Jamie okay um okay so we have we have three requests for the same piece of property for the same property owner so um first I'm going to go over the property I think most of you know this property it's on the corner of 24th in Jefferson used to be the old rovs grocery store um it's been vacant for some time and there is a separate building on the back of the property that I believe used to be a dry cleaners at one time the property like I said it's on 24th in Jefferson this is a zoning this is a mapping eror here this property is all Zone C3 and this little building o or pointer doesn't work on the new that little building in the corner up there that looks like it's attached to the property but it's not that is not part of the property okay it's it's actually part of it's a storage building that belongs to the property next door that's right on the lot line um there is water and sewer there uh water on 24th Street and Sewer on Jefferson so the reason that we have three requests is the property is currently zoned C1 m Mr miles wants to do a carpentry shop and a convenience store and then the small building in the back convert it to duplexes in order to do a carpentry shop it has to be rezoned to C3 and then once it's reson the carpentry shop requires a conditional use permit so that would be the first and

second request and then the duplex is a conditional use permit in C3 also so we'll have to consider all these separately but the first one to be considered is the rezone to allow him to operate a carpentry shop and I believe Mr miles is here so the potential duplex is that additional building in the rear of the of the old grocery the one that borders face is 24th Street yes so old rofs would stay rofs mhm or Olive ET depending how old you are oh yeah it would be a a convenience store it would go to a convenience store and then a carpentry shop in the back correct all right and the convenience store is not a problem without resoning it but the Carpenters shop is all right so the question here before us is to rezone from C1 to C3 the entire uh platted property very good any questions from Miss Jamie for anyone the convenience store and the carpentry shop are compatible issues on C3 except for the conditional use permit for the carpentry shop yes [Laughter] okay any other questions anyone all

right is there anyone here to speak in favor of this uh issue please step forward sir you want to talk to us about it sure we'll have have some questions how's everybody doing fine fine your name for the record please sir Clemen miles so Mr miles tell just kind of give us a rundown of what you got in your mind what you want to do here yeah uh the first building that that was the uh grocery store what I want to do is like split that down the middle and uh the front side I want to make a a convenience store and then in the backside I want to you know make a um carpenter shop so explain to us carpenter shop what do you intend to try to do there building uh cabinets uh and so forth okay Furniture cabinets all right now let's see would it be anybody else have any questions for Mr apprpriate to ask about the duplex now or wait till wait on how it sets just can ask that on this part the duplex is going to be an already existing structure you're not building a duplex it's you want to convert the building that's already there there into a duplex okay well we might ask you some more questions about that so to keep you from having to sit down the tell us

about what your plans are for the duplex thing well I want to split that building down the middle as well and make two uh single family uh dwellings do you know how big that building is it's about uh about 1200 sare ft so you'd make two 600t apartments out of it yes sir all right any questions any other questions for Mr Clemens anyone thank you sir thanks are the dimensions okay for that Tyler Per 600 foot make it okay there's not a there's a few minimum size requirements um for a single family home it's 20 foot on each side that would necessarily app uh there is a building code requirement that there's at least one room that's 100 sare foot um but I me it's certainly going to require some some remodeling to to get within code but I do have a question you my mind me asking what is your time sequence where you're going to do the convenience store wood carpentry first and then the duplex or just kind of up well I I want to do

the I think I that lot there's a fencing requirement here too seem to me like I see remember a chain link fence around this property and not a wood fence is that correct or is there a wood fence there there on on two sides two sides by small building and behind the whole property okay because there's not one on 24th and there's not one on Jefferson that's the no but there would need to be one between this Zone and any residentials which would be to the north and to the east so they' need to be a a wood at least minimum six foot wood fence on two sides you're correct three sides actually you got the little stick out so it'll need to go all the way around the north side as well as the east side of the property all right so our consideration for the C3 is also Al location and how it impacts the neighborhood because this is in the center of primarily residential neighborhoods so I know Mr Clemens wants to do what he wants to do but that also opens it up to other uses as well

since there's a commercial Zone here already I don't I wouldn't consider this a spot Zone would you Tyler okay all right any other questions for anybody anyone now we know what he wants to do and we know the property and we know its location and uh the requirements now I'll remind you that uh the C1 and C3 have different uses the the convenience store is allowable under C3 the uh carpenter shop is not allowable without a uh conditional use permit which we would that's our next issue to hear so if we uh decide to do the Zone then we would need to do the conditional use permit also and then the city would have to hear both issues and agree with us so our recommendations so having said that the chair accepts a motion I Mo we Grant the resoning of the property all right have a motion need a second second have a motion and a second call a roll please do we need to see if there's any opposition need a what now OPP opposition position I'm sorry what anybody oh oh oh I'm getting ahead of myself aren't I yeah forgive me I resend that uh is there anyone here to speak in opposition to this you everybody a chance forgive me for forgetting what I'm supposed to do here all right be having there been no opposition the chair once again accepts

a motion how Mo we Grant the resoning have a motion need a second have a motion at a second please call the R I need a picket yes uh Anderson Neil yes Dr Hickerson Chris Owens yes Cory mobs yes and Thomas yes all right moving on to the next item uh this is a conditional use permit request for for this property that we have just decided to rezone or suggested for rezoning request by Clement miles 13 Broadmore Texas County Arkansas for a conditional use permit for the property located at 2402 Jefferson and 1305 East 24th in order to operate a carpentry shop property is legally described as partial Southwest Southwest 131 by 165 and part Southwest Southwest by 165 by 80 section 17 Township 15 South Range 28 West Miller County Arkansas containing 710 Acres more or less Miss Jamie so as boots uh indicated we can't have a carpentry shop in a C3 Zone without a conditional use permit so this would be the conditional use permit to allow for the carpentry shop okay very good any questions from anyone from Miss Jamie any questions from anyone for the applicant is there anyone here to oppose this uh request for conditional use all right understandably this the

rezone is our recommendation to the City Board of Directors who will have to give the final approval and this uh conditional use permit is contingent upon the rezones passing if the rezone does not pass the conditional use permit dies uh having said that the chair accepts a motion I move with accept it I have a motion need a second second I have a motion and a second call roll please Nita picket yes Anderson Neil yes Dr Hickerson Chris Owens yes Cory mobs yes and chairman Thomas yes all right item number five uh this is a conditional use permit as well uh request by Clemens miles 13 Broadmore Texas count Arkansas for a conditional use permit for the property Loc located at 2402 Jefferson and 1305 East 24th in order to construct a duplex property is legally described as Parts number Southwest Southwest 131 by 165 and parts Southwest Southwest 165 by 80 section 17 Township 15 South Range 28 West Miller County Arkansas containing 710 Acres more or less Miss Jamie so in order to have a duplex in a C3 so the basis for this is anything that's allowed in R4 we allow in C3 with a conditional use permit and we allow duplexes in R4 so they are therefore allowed in a C3 with a conditional use

permit so they have to have a conditional use permit to remodel this and turn it into duplexes and this is the building U that he is turning into dup lexes that's the building at the rear at the rear all right so that building would be to make it into a duplex would all the all of our I'm sorry building codes would fall into effect there so they would have to meet residential building codes and as a residential a 6 foot opaque fence would have to be constructed between it and the and the the store building wouldn't it not the old rofs it would have a three-sided B because it would face 24th well our code of ordinance says that between the commercial districts and but this wouldn't be res this would be on a commercial District though but there okay my question is would a fence need to be built I don't believe so you don't think so okay if there would um me go back and look at the zoning they may need to build they'll need to build a fence behind it over on this side yeah that right hand side and then behind it I think would have in between it'll have they'll have to have a neighood like you said they'll have to have a fence on the three sides so we're handling this duplex not as a typical residential R R4 zone or R R2 Zone where there's uh footprint requirements and parking and uh setbacks and all of that we're not doing that or we do we know if the setbacks are met yet we don't know do we for residential yeah well I I'm let me rephrase my

question seeing as how this duplex would be constructed on a commercial Zone would the building codes requirements and the the setbacks the parking the footprint uh spacings and all of that still uh come into play just like if it were a residential Zone and not a commercial could you answer that either one of you yes we would have to go with the the C3 zoning requirements but it's also all one property um is part of the same property with the convenience store so there are some things there you know you could apply side set back there that rear problem we would requ whatever be requ that use be multi use but as far as the setbacks go it's a little bit odd it's Sameer we would app to the whole proper yeah so as long as there's a fence on that Top Line where the neighborhood backs up to it and the right hand side where the other house butts up to it property there would have to everybody golden I need a yard stick cuz my pointer is not working on our new TVs um they are new well the on the north side of the property there would have to be a

fence there would have to be a fence that runs up that come on Miss velvet B Vanna yes there would have to be a fence there and there and there and down there because it borders a residential Zone we got these big fancy TVs in now well the thing that concerns me is it the proximity of that building to the main building let's call it is really close and it's almost the whole thing's Z if if if the whole thing ultimately Zone C3 it's almost like one of those uh allowable Apartments within a commercial building and and not a separate you know if you can disconnect your thoughts from a duplex apartment it's it's part of the original building in a in a sense so it's it's as you said it's uh setbacks and L lot requirements fall under the commercial Zone and not not a residential but you're having residentials there so it's it's kind of a it it's an elephant but it isn't an elephant you know so it's a bit confusing 600 foot apartment's really small that's that's a sub efficiency kind of thing plenty of parking I know in your map here Jamie The Zone extends out Beyond The Border or the boundary does it not is not it does not that is a mapping error okay that we've got to get

uh tww to fix so the zone is actually your line yeah the zone is actually just that lot we run into this a lot a lot I got you yeah they extend the zone out to the middle of the street okay so the property is there the building is there it's all part of the same unit he can use it as he chooses but if he wanted to do it as a residentials for Revenue stream let's say then that the conditional use would be required and there's no there there would be no building there'd be some remodeling you'd have to turn it into something from what it is is now to what it what it would be so that's the conditional use all right and conditional use stays with the owner not the land no conditional use stays with the land it stays with the land okay special use stays with the owner thank you conditional use runs with the property right okay any questions for Miss Jamie anyone all right any questions from the applicant for anyone is there anyone here to speak in opposition to this uh duplex apartment conditional use permit that's me sorry all right sorry you're fine all right hearing no uh further comment the chair accepts a motion for this conditional use per

minut I move that we approve the request for conditional use we have a motion need a second second we have a motion and a second call roll please I need a picket yes Anderson Neil yes Dr Hickerson oh yes Chris Owens yes Cory mobs yes and chairman Thomas no very good so once again uh for Mr Clemens uh understand this goes before the board of directors for their final approval so we're making our recommendations for approval on these things just the rezoning just the rezone right and then the conditional uses are contingent upon the rezoning being applied not for not for the duplex because the duple D Lex is a conditional let me get back because it could already be a d the duplex is a conditional use in the zone it's already in oh okay all right very good I think I understood that all right item number six request by MTG engineering on behalf of Jefferson Street re limited to reone the property located at 511 Jefferson from C4 Crossroads Business Park to C3 open display commercial property is legally described as lot one Northeast Northeast section 07 Township 15 South Range 28 West of

Miller County Arkansas containing 11.08 Acres more or less Miss Jamie okay um this is the property here it's on Jefferson it's just south of the new middle school and between the Middle School and I30 there hello uh right now it's Zone C4 there is water in sewer there's sewer on the north side of the property and there's water on Jefferson um now there was some concern about resoning this C3 because of where it is in the C4 Zone and what it opens that up to there is another alternative which we can do tonight because it would be going to a more restrictive Zone than they asked for so we can do that without them coming back if we're going more restrictive okay what we can do is we can extend the C4 overlay the school is in the C4 overlay up there where it's hash marked we can extend the C4 overlay and then they would have to come back next month for a conditional use permit and that would be more restrictive than the C3 that they've asked for and it would not open that property up to some of the uses that C3 opens it up to correct and I think the concern about that was because it is right in the middle of the C4 Zone yep maintain the Integrity of the C4 very good and this is I believe Joe if I'm correct it's a replacement facility for Bailey Creek right or is it

a whole new facility oh okay Bailey Creek on 42nd Street yeah I know but I somewhere I had it was a replacement for that facility they were moving but I could be wrong oh this going to be both places be closing down 42nd dang okay so we would accept the boundaries of the property as they were stated uh by survey as the boundaries of the C4 overlay Zone extension is that correct yes we would just extend it and Encompass that piece of property all right very good any questions for Miss Jamie anyone uh for the for everybody's knowledge on this the reason for the overlay zone is the uh in the original negotiations when we did the C4 Crossroad business park there were properties on the business park that were uh topographically not suitable to to what you consider hotel motel big box retail that kind of thing and the different owners of the different properties wanted to develop them in different ways other than strictly

commercial uh nursing centers uh recreational centers you know a number of different things apartment complexes the only way that could be done is to divide up the to create some C4 overlay zones which you could place in the C4 District itself and give them alternative uses they could be and you could still control the uses our purpose originally for the C4 was to make it strictly commercial development for the economic benefit of it but as it develops we see we've got the school and some other things that uh are wanted to be put in there so we did the overlay Zone to create opportunities for further development and the uh skill Nursing Facility retirement centers are allowed in the overlay Zone but not allowed in the standard C4 so that's the purpose for the reone uh we could also do a PUD with that but that would require extra paperwork and extra plat approvals and extra stuff that in this case may not be necessary so uh that was just just give you a little background that's why the overlay Zone was important in this case so any any questions from Miss Jamie anyone all right we have a representative from the applicant here that would give us a little talk state your name for the record please name is uh Joe Shifu I'm with MTG Engineers um representing the developer uh for this facility I'm here to answer any questions give give us a give us an oversight of what uh what the property

owner tends intends to do here sure um so 11 Acre Site I construct about a new building approximately 67,000 ft building about 114 employees would have 138 beds involved double I'm sorry single or double a single um single beds or double bed rooms was the question I think you wouldn't know that would you oh it's to okay yeah um and it would have detention facilities for any excess runoff out out there and so do you know if this is going to be like a multi-staged uh retirement center or or is it strictly skilled nursing or would it be uh like an assisted living that kind of thing my understanding is it's strictly skilled nursing okay all right so the whole property the whole 11 acres would be the campus for that yes sir okay parking and Landscaping and buildings and Etc yes sir okay no other plans as you know to build anything else on that Leb makers except for this correct would you uh would you have any objection to changing the zone that that as long as um they can get it constructed my understanding is this will still require a conditional use permit but yeah I don't think that's going to well the overlay Zone restricts the amount of uses that can go in there the C4 Zone is our most allowable Zone it's a C3 as you know so everything from a from a bank to a junkyard could go in there if we did that so then we don't want to do that so trying to maintain the Integrity of

Crossroads okay any questions for uh for our applicant anyone all right thank you sir so what we're going to do here then is essentially change this agenda request from a Zone from uh uh a C3 three Zone to a C4 overlay zone so that would require uh a Voice vote and a roll call vote would that not be correct Miss Jamie a Voice vote to change the agenda a roll call for final approval or disapproval okay so uh Planning Commission has the authority to do that we can change the agenda items on uh rezonings so long as we go more restrictive and not less restrictive so uh the chair would accept a motion to change this uh agenda item here from uh a C3 to C4 overlay I'll make that motion that we change it to a C4 need a motion in a second second all right all in favor say I any oppos same side very good chairman Thomas do you need to ask for opposition again I did that didn't I all right uh I'll back up once more forgive me uh is there anyone here that like to speak in opposition to this rezone all right seeing none uh having corrected my mistake thank you so much M

velvet you're wel uh once again uh a motion to change this zoning designation you made the motion all right and you made the second okay all right all in favor say I any oppose same sign thank you y'all forgive me for being addled here okay okay now back to our original question we're going to rezone this property from uh 28 from C4 to a C4 overlay zone so the chair accepts a motion I make a motion that we move it from a C4 to a C4 overlay very good chair needs a second second we have a second second all right we have a second all right please call the road Anita picket yes Anderson Neil yes Dr Hickerson yes Chris Owens yes Cory mobs no andn boots Thomas yes very good now this goes before the board of directors for final approval what was it March what March the 11 March the 3 third the 11th is our meeting very good now afterwards it'll need to come back to us for a conditional use permit yeah we'll do that at the March 11th meeting all right item number seven Miss Jamie okay so back some time ago you'll remember we had a workshop on airbnbs and I've included in your packet the ordinance that I drafted based on that Workshop one of the things that we

agreed to in that Workshop was that short-term residential rental would be a use by right in all residential zones A1 M limited mixed use and C2 Central business district we have had a number of these pop up and a number of complaints come to us um from single family neighborhoods so we have been asked to go back and relook at this and consider making them at least a conditional use in some of these single family neighborhoods um and I believe director Roberts is here he has an issue in his Ward right now with one of these okay um so that's what we're being asked to reconsider all right so what action would we take tonight just this is just a review well we could determine which zones we want to make them conditional use in okay okay so the ordinance originally as you wrote says uh short-term residential shall be used by right in all residential zoning districts A1 limited mix use and C2 General business district so that's the line item that needs to be changed correct so we would be looking at R1 R2 R3 and R4 zones of whether or not we wanted to make them conditional use or use by

right because the way we have it written right now it's a use by right well R1 and R2 are primarily single family residentials uh three and four are uh higher density Apartments duplexes triplexes those kinds of things now the A1 limited use limited mix use is uh is primarily rural areas are are uh yeah I don't see a big problem with the A1 because they're bigger park lots of land they're larger pieces of property yeah and the issues we're getting are like with noise and parking and traffic and things that would not be an issue on a larger piece of land right and certainly I don't see an issue with the in downtown in the C2 District I think the main concern is the single family residential districts right well in downtown in the C2 Central business district you've got a loft dep Apartments M and so you'd be like releasing your apartment out which would be a not a problem I wouldn't see I wouldn't think downtown so R1 and R2 then is your primary concerns so on R1 and R2 is it your suggestion that we do R1 R2 as conditional use and then all other zones like uh R3 and R4 and A1 and C3 C1 C2 and as use by right that would be my suggestion everybody understand that any discussion those those owner those homeowners would come before us that they want to take their house instead of

them living in their house and want to get a conditional use permit to turn it into an Airbnb right so they would have to so an Airbnb is not owner occupied so like that's a bed and breakfast which is a whole another animal um now they can use an Airbnb as their primary residents but they're not there when the guests are there gotcha so um if they are in R1 or R2 as it's being considered and they wanted to run an Airbnb they would have to come to us for a conditional use permit okay well there's a fundamental diff I mean they're written their house but there's a fundamental difference between a vacation temporary rental and rent it to somebody by the month right yeah so right and I believe we have a 30-day limit on this yeah I just got a general question the only thing we're changing is the conditional use correct correct you know reading through this there's a whole lot of regulations and what the people supposed to do if they do it we're not changing that but my question is are we able able now to do all this you know get the permit for a year and get a posting inside that bill the house it says contact person well as is always the case with these things I can't promise you we have the manpower to do that that's what I'm getting at yeah um but if we put it in the ordinance it's my belief you will have the majority of people do it the problem that we have with airbnbs and I'm trying to work with Finance on this is knowing they're even

there now if they rent through Airbnb or VRBO then Airbnb and VRBO collect taxes and they collect thep tax and they pay that to the city so those we know are there but if it's just an individual renting it through Facebook Marketplace you know unless someone comes to us we don't know it's there and we did write in here that everyone has a year to come into comp all the existing ones have a year to come into compliance it seems to me like one of the big things is you know the posting inside the house mhm of what's required you know the contact person locally that's a big deal you know people renting it they're not there if something is disturbing the neighborhood right and they don't it doesn't the contact person doesn't have to be the owner it can be someone they design still needs to be property manager somewhere right because and it has to be on file with the planning department also and you know the and you read the terms of occupancy two per bedroom plus two overnight I think that needs to be there I can see somebody have renting the place and they have everybody they know you know spend of the night yeah and you say you go somebody calls somebody goes and visits and they say oh no we were told as long as they slept on the floor it didn't matter you know what saying we put that in there they just they just need to have those things posted we can put that in there two plus two over9 I will tell you and Tyler you can correct me if I'm wrong but this is to the best of my knowledge we've not gotten a lot of complaints about airbnbs that are in existence now no we have not' got complains here lately but up until this time we have not received complaints at

all well most airbnbs and Vios are are run by management companies anyway whether that would happen here in town I there's a couple of I mean I know one there's two or three real estate companies here in town that manage rental properties so I know of one that complained yeah well the the fact that we didn't previously have any regulations or any uh ordinance governing this and this ordinance would require that if you're going to do this you have to be registered there's penalties if you don't and the city then knows about it and uh can be sure to collect our taxes that are owed correctly so uh ordinance overall is a good ordinance and and changing the work in out of uh uh what was section one part e section three part e allowed uses from uh short-term residentials shall be uh conditional use in R1 and R2 and use by R in all other residential zones or ever how you would word that I think the possibly and this is just my recommendation the R3 zoning specifically um you should think about so the R3 zoning to put in perspective now allows for single family and uh multif family up to two families so you could put a duplex in R3 make it one two and three it's you would have to decide whether y'all wanted to do a conditional use permit for R3 or a use by R it would certainly be our recommendation that R1 and R2 had a conditional use permit um

R3 I think that should probably be a consideration as well um R4 a use by ride I don't I don't see issue with that but um I think you should consider R3 being a a conditional use permit for this use as well okay well R3 is medium density that's duplexes and small apartments four fourplex units stuff like no sir no it can't be anything more than a two family dwelling I got you so either single family or duplex okay okay right right yeah let me just ask question have we had complaints from Neighbors about noise or congestion on these things have we had any so far that you know of shaking his head yes I had one personally I had somebody come to me they right down the road from you I understand the the reason I got with Jamie and tried to wanted to get some clarification on this is some of these neighborhood have have covenants which there again I'm not real familiar with if a covenant would cover or not cover if someone was trying to put in a Airbnb there and a lot of the when you turn down forest the whole right side there's some people that were looking at putting airbnbs there and down on Country Club Lane yeah and they wanted to the city to have more control over what was going on other than just a free-for-all right right and that was their concern and kind of like you had brought up they wanted to know if someone was in there who would know that they were in there and if the toilet broke the to something overflowed who would they contact right and so was

their their concerns was a little bit more control over what was going on with airbnbs and this is actually the area that I was thinking about when when I asked to consider the R3 that all of that area is R3 okay you could do use by right and they could automatically go in there but I do think that you should consider initial use permit very good so the only residential zones that we would want to do it as a use by right would be the A1 the R4 A1 and the C2 correct that's correct and I I don't perceive this being a problem but just to bring it up if we allow it in R4 as a use by right it can go in o1 C1 C2 and C3 as a conditional use permit so we would still have oversight on that okay I don't cons I don't consider that a problem but I just wanted to they would still have yeah those being primarily uh commercial zones you wouldn't have maybe a lot of interference with single family residentials yeah and they would still have to come to us still be a conditional use okay would we need to mention that in here also or would that be implied um it's in The Matrix I would do besides updating it in this ordinance is update it in The Matrix that's in there and add airbnbs in there and then it states in that Matrix that anything in R4 is allowed in o1 C1 C2 and C3 got it with the conditional use all right does everybody understand the request all right so

uh conditional use permits required in residential zones R1 R2 and R3 and uh C2 and the the other commercial zones were allowed in and in the A1 limited correct right so we're going to do a use by right in A1 and a use by right in R4 and then we'll do a conditional use in R1 R2 and R3 very good all right any questions from anybody we all understand that is that uh we can uh do a Voice vote on that chair accepts a motion Motion in a second we'll need a motion in a second to approve the uh motion to approve the approve the changes changes as stated how about that chairman and a second all right all in favor say I she's asking you a question uh I think it has to go before the board so it'll need to be a a roll call vote well this is we're not voting to on the or this is just for the modification of your draft your ordinance and I'll get you the I'll get you the change draft next month and then once you get the final then we'll then we'll yay or nay the whole ordinance right very good is that correct M belet we're good okay all in favor say I I any oppose same sign motion carries make the adjustments and bring it back to us and we review okay any other business before the board tonight anyone having seen none chair accepts a motion for adjournment let's no move