Planning Commission - Regular Meeting

who's going to be here. So, go ahead and call the meeting to order. We will start with the pledge of allegiance. I aliance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Okay. So, welcome everybody to the March meeting of the Union Township Planning Commission. Uh the rest of town is either at the green spot or uh what's that other one? O'kelly's or maybe Freddy's, but we're here doing the people's business. So, um we've had roll call uh or we've had pledge of allegiance. So, roll call, please. Patrio

here. Brown here. Shingle here. Lap here. Over here. Hayes here. Bicking here. Thompson here.

Okay. Thank you. And we have two new members. So, welcome to Nathan and welcome to Robert. Glad to have you here. Uh, next item. Excuse me. You have your agenda. We have four new business items. Is there any are there any corrections to or additions to or concerns with the agenda? If not, we can have a motion to approve the agenda. Motion. Motion to approve. Second.

So, uh motion was by shingles, second by Hayes to approve the agenda as prepared. Any further discussion? If not, all in favor, please say I.

I. Any opposed? Okay. So, we have our agenda. Um, next item is the minutes from last month. We met on February February 17th, 2026. Um, are there any corrections to the February minutes? Motion to approve the meeting minutes from last month. Second.

Okay. So, motion by Hayes, second by lap to approve the February minutes. Any further discussion? If not, all in favor, please say I. I. Any opposed? Okay. So, minutes are approved. Um, now we move on to correspondence, board reports, presentations. First item as always is our report from the board of trustees. and we will turn to our representative there, Commissioner Ol.

Thank you, Chairman Squatrredo. Uh the big news is the the two new appointments to the planning commission. Uh very pleased to welcome Nathan and Robert. Um and apologizing for the delay. We had a bit of an attendance challenge over a few weeks and so they sat by and uh and waited for uh the official appointment. uh but we appreciate their diligence and uh glad to have them on the commission. U we have been looking at uh over the last two weeks um water and wastewater financial projections and uh some issues around that a study of utility financial solutions uh to see where we are in our feast schedules and how that compares. Uh so that is ongoing. Um and then also the next step in securing some municipal bonds uh for some wastewater pro uh projects here in the township. Uh and so you'll see more on that in public hearings coming down the pike in the next few weeks. Uh also approved seven participation contracts uh between Union Township and the road commission uh mostly for gravel and brine just to keep the roads in good working order for the township as well. So next meeting is uh about a week away.

Any questions from commissioners for uh commissioner over on trustees related matters?

Okay, not all. Thank you for the report. Um so the next one is normally the updates from ZBA U. Commissioner McDonald is no longer a commissioner and I don't believe ZBA met in the last month. They had met not that long before that. So any anything from ZBA to tell us? I don't think so. Probably. Okay. So we'll go ahead and skip that. Next item. Uh for those of uh new commissioners, every month we have uh a report in our packet, the community and economic development monthly report, which as I like to say is is an encyclopedic record of everything happening in the township. it it's us it's all the other boards it's other items and um we give commissioners an opportunity to ask any questions that they might have on anything they might have seen in the report.

So at this point we'll pause for any questions from commissioners on the community and economic development monthly report. You know, I can say I saw a W in the final site plans administratively approved. I saw the owner, I think, in here last week when I was here for the border review. Um, is that currently getting moving forward then? The one we approved last year for the Leo's Coney Island and all that stuff. I see a lot there hasn't been a lot of work on there. They they had a long delay between the preliminary site plan approval and your your approval and the final site plan. Not a delay on our part. We plans the final site plan finally was ready to be submitted. It was approved pretty quickly. I think was in good order and they have submitted building plans right now.

Did they give you an idea when they thought they'd actually break in? I assume at this point it's all right. Great. I will say specifically they have not shared before they start but my assumption is a spring start. Any other questions on the monthly report? I just had a question about the same part big chicken restaurant. Is that the name of the or that is it's a it's just not named yet?

No, no, it's a the the original restaurant. I don't I don't know for certain if it's still going to be this. They were talking at some point they may have had to change the second one. This is two restaurants on the same site with some retail office space in between u and the second restaurant restaurant originally anyway maybe continue is shacks big chicken shacks in the bathroom. Yes. Okay. Okay. Questioning whether it was a descriptive phrase like all chicken. I didn't know if it was just if it was shacks or if it was just a big chicken restaurant. Okay.

Anything else? Okay. Thank you. Um, any other reports or correspondence that you're aware of? I'm not aware of any. Okay. So, we'll assume not. So, we'll move on. Um, we have a couple of public comments at this meeting. Uh we have one at the front end of the meeting which is for non-aggenda items. We also of course have at least one public hearing tonight, but uh this is public comment on items that are not on tonight's agenda. If there's any member of the public who'd like to address the planning commission on any item that's not on tonight's agenda, uh you're invited to do so at this time. If you're in the room, come to the podium, give us your name and address for the minutes. If you're online, make your presence known, and we will uh recognize you to speak. So, the uh public comment on non-aggenda items is open at 7:08. And seeing no moves to the podium, we'll assume people are here for other purposes. Do we have anybody in the room?

We do, but nobody is raising their hand. So, okay. So we have audience but they're not uh not signaling that they wish to speak. Correct. So we'll assume they're here also here for other purposes.

So we'll go ahead and close this public comment at 7:09. We have an extended public comment towards the end of the meeting. So we're ready to move on to new business. We have four business items tonight. The first one, this being March, is our annual election of officers. officers of the planning commission serve one-year terms. Um, we have four officers plus we also have the vacant representative to the zoning board of appeals. So, we have chair, vice chair, secretary and vice secretary. Um, the chair obviously does this job. Vice chair serves in the absence of the chair. Secretary is responsible for u keeping track of motions, keeping track of of uh conditions for site plans and other other actions, things of that nature. and the vice secretary acts in the absence of the secretary and the zoning board of appeals representative attends zoning board meetings which come up periodically as needed throughout the year and uh serves as a member of that of that body as well. So we usually take them from the top and so I will go ahead and open nominations for chair. I could comment and say since we have two new members that chair and vice chair are taken care of. Does that sound right? Two new members. Okay. No, we won't do that. So, are there any nominations for chair?

I'd like to nominate Chairman Squadrio for the chair. Second. Okay. All right. Jump right in. Jump into power. Do a really good job. We can avoid power. All right. So the motion was by Brown and it was seconded by Bicking. Okay. Um are there any other nominations for chair?

That is how one remains chair. I'm looking back and forth. I'm just, you know, looking back and forth. They say you're supposed to ask three times. Are there any nomination other nominations for chair? Okay, then I'll ask for the we official action. I'll ask for a roll call vote. Support. Lack support. Haze support. Squatrio. Epstein. Brown support. Shingles support. Thompson support. Bicking support. Okay. Thank you.

Appreciate the vote of confidence. We'll we'll continue to manage the gavvel with uh due respect. So next one is vice chair. Vice chair once again would serve as chair in the absence of the chair. Are there any nominations for vice chair? Does the vice chair sit in the chair's chair during the meeting or can he or she keep his or her own chair? I don't know. I don't think I don't think there's any requirement that the chair has to sit in this spot. I think the gavvel is movable. The gavvel can be picked up and move. I mean, there is the camera.

I mean, the c Yeah, the camera's adjustable. I don't know that there'd be any reason that that person couldn't. I'd like to nominate Commissioner Stan Shingles for the vice chair position. Seconded. I'm gonna have to respectfully decline. Oh, all right. Busy man.

I nominate uh Commissioner Commissioner Hayes. I'll second that. All right. It's a very I've got I've got a pretty good attendance record. I think I've only missed one in two years. So, I I feel like I could be there to step in if you want. But you've got a great attendance record, too. So, that doesn't make me feel like I'd be too put on. No, I don't miss too many meetings. I cut it I cut it close in January. Yeah. But, uh we were all in a panic. Well,

you were here. Are there any other nominations for vice chair? Any other nominations for vice chair? Okay, so the motion was by shingles and it was seconded by who? Me. Lap. By lap. Uh to nominate Hayes for vice chair of the planning commission. Roll call vote, please. Thompson. Support. Lap. Support. Squat. Support. Brown. Support over. Support. Shingles. Support. Hayes. Abstain. Vicki. Support. Good. Thank you. Appreciate it.

To do the good a job as you did, Stan, in that brief moment of time you had before before Phil came back in the door two minutes later. Pledge allegiance. Pledge allegiance. I I promise I give the chair at least five minutes maybe if there's nobody waiting. Next one is secretary. Um, and you've heard the description of of what the secretary does. Is there a nom are there nominations for secretary of the planning commission?

I'd like to nominate Commissioner Lap for the position of secretary for the planning commission.

I accept. I accept. Okay. So, there was a nomination by Hayes, I believe, seconded by Olver. Is that right? To nominate uh Commissioner Lap as the secretary. Any other nominations for secretary? Any other nominations for secretary? Okay. Vicki, support. Hayes. Support. Brown. Support. Shingles. Support. Lamp. Abstain. Over. Support. Squatrio support. Thompson support. Okay, congratulations. Thank you.

And then uh we do need a vice secretary. It, you know, could happen that the secretary isn't here, in which case the vice secretary would fulfill those duties at that meeting. Once again, keeping track of motions, keeping track of uh of conditions that might apply to site plans and other things that we're considering, uh things of that nature. You do sign the minutes. Uh do you also sign the site plan? You sign the site plans or No. Okay. Um are there any nominations for vice secretary? I would like to uh nominate Commissioner Brown

support. You're welcome.

That's an accept. Yes. Okay. You're there. Okay. So, we had a motion by lap and it was again seconded by Oliver, is that right? to nominate uh Commissioner Brown as the vice secretary. Are there any other nominations for vice chair? Vice Secretary. Yeah, vice secretary. Sorry. Are there any other nominations for vice secretary? Already been out. Okay. If not, then we'll do the vote. Squatrio support. Brown abstain. Shingles support. Lap support. Oliver support. Hayes support. Baking

support. Thompson support. Okay, this is working extremely well so far. And then the last one is the uh ZB is our representative to the zoning board of appeals. So this person does attend ZBA meetings when they occur. Um by my memory in the last year maybe two generally two and they are scheduled for the first Wednesday of most months not every month but most months but as I said only only one or two have been held a year the last few years. Okay. Also 700 p.m. or 7 p.m. Okay.

May I just note that Commissioner Bradshaw is not here today. Yes. Um, and so he's in Texas on business, so I hold him to it. Yeah. I I feel like as the as the board representative, I shouldn't nominate, but can you nominate absentee? Okay. I think that's a little cruel. I think you have to allow people the ability to refuse if they need to. That's why I was asking. Well, and even you probably would want to confirm that the person is available on Wednesdays, etc. Um, we do not have a court of appeals meeting scheduled until the earliest one is actually June at this point.

Okay. So, we have time if you prefer to wait. Okay. Well, I'll make the call, but if there aren't any nominations for tonight, we can we'll put it on next month's agenda. But are there any nominations for planning commission representative on the zoning board of appeals? I'd like to nominate uh Commissioner Thompson. He's joining us from the Mount Pleasant uh school board. He's been a representative in the public before and I'm sure he do a great job representing us on that board as well. Seconded. I'll accept.

Okay. Well, so there was a motion by Hayes. It was seconded by Brown to nominate Commissioner Thompson as the planning commission's representative on the zoning board of appeals. Are there any other nominations? Are there any other nominations? Okay. Roll call, please. Becky, support. Hayes support. Brown support. Shingles support. Lap support. Wolver support. Squatrio support. Thompson

Okay. Excellent. Thank you all for your uh service and support. And u we've completed that process. So, we're ready to move on to the second new business item, which is a special use permit application from, and I have to admit, I don't know how exactly how to pronounce that, either be Bella, Bella, B Capital, uh, LLC for an open air business use for the outdoor sales and displays around the new Ace Hardware store, which is basically at the corner of Isabella and Picker. And so, we will have uh, introduction by staff. We will hear from the applicant. We will hold a public hearing and we will have uh commission review and deliberation and action.

Well, thank you. Uh everybody should have a copy of our report dated March the 6th. This as said this associated with the hardware store that's going in on that corner for part of learning store. Uh I'm sure you've seen the activity over there. Uh we uh uh did go through a minor site plan process for the the change in use for the interior for the for the store uh that was approved previously that allowed them to get started with the work that you see going on right now. U at the time uh the the applicant made the decision to wait on the special use permit for out for outdoor the open air business activity outdoor sales and display area. And so that's now what you have before you. Uh the the reason this is coming to you as a special use permit might the question may come up. I'll answer it. Uh the the former Mount Pleasant Party rental store had outdoor uh storage, outdoor sales activities uh on the site, but as we went back and looked at our records, we can find no record of a past special use permit for that. So that activity may have simply long predated our our zoning ordinance requirements for that special use permit. It's been around a long time. uh but uh that activity also has been around a long time ago on the dead side. So we ask the applicant to go through this process to get a new special use permit for their business. Um they also their activities going to be uh they're going to be more active for outdoor sales outdoor plays and things hardware even though they have substantial outdoor activities going on. And so that was the other reason just simply treat this as a new special permit and uh and have a new plan approved associated with it. So uh you have our report uh the uh this is a legality site. Uh the process needs a special use permit approval from the plan commission but actually the site plan side is a minor site plan. Uh so the the site plan side is actually

approval by the zone administrator administrator. Uh you have the site plan. There's one sheet before you that shows the outdoor the outdoor sales and display areas. Uh and uh it shows the layout of the site where where things going to be. Uh but ultimately the site plan action will be an administrative action after any approval of the special exper. So that's that's the just how the process will will move forward. U you see on the plan you see some of the different types of materials products are going to be selling uh on the site. Uh what uh just in general um we would I will say first of all the standards for special use permit approval are in in our report uh in the in the table they're they're in the black uh black boxes at the table. We found that the proposal completely complies fully complies with the standards for special use permit approval. We have we'd have some comments in there about that. Uh we did note uh that that uh that this site right now is three separate parcels. uh of land that they're that we've asked them to to combine into one new tax parcel uh for purposes of of this new special use permit. Uh the reason for that is primarily to eliminate the interior setbacks. If they kept them separate parcels, we would have to enforce the setback requirements for each parcel boundary which would not efficient use of the land. Uh the applicants are proposing to keep the fence that goes around the property now. Um, and so you see that on the plan. You note that uh you you note that there's a new propane tank uh going in that have propane tank filling sales on the site. There was a propane tank site, coal site uh that was in the front of the building, not out by the road, if not by interchange intersection. The new one, as you see on the plans, will be up to the north end of the property uh and further back from the road. Uh and that

does comply with our ordinance. Uh so uh with with that in mind, we're very happy to recommend this project to you. Uh as you've seen our report, we recommended approval with with two conditions. One is that land combination that that simply be done before the activity start started in the property, the outdoor activity. Uh and the second one is is uh just to note the zoning administrator approval of the minor site plan again before outdoor activity started the site. So with that in mind, happy to answer questions as we go along. Okay. Are there any immediate questions for Rodney? Rodney, there's no change to the ingress or egress of those properties. No, they're not proposing any change to the dragons.

I didn't bring my glasses with me. So, and they're also not proposing as part of your packet. You have a letter from the from my mission health and they they made comments about the fence and asking that remain in place. They're not proposing any changes to that. Thank you, Ronnie. As part of that um as part of this request um would it be noted that the fence um will remain because that that appears what mid Michigan they just wanted it just clearly stated. It's on the plan.

It is on Okay. It is okay. Yep. I saw it on the plan but they Yeah. Okay. Gotcha. How would that work if um if there's a special use permit for the use and if the store changes owners and they don't want the fence or changes its mind? Could they take the fence down?

So, the outdoor the outdoor the open air business activity uh that special use permit would run with the land. So, it would be available to any future user uh if they if they wanted to take the fence down because that's part of that approved special use permit. That's it's part of the plan. Uh the uh they they would have to essentially come in and amend either either resend request to resend the special use or amend it uh to to allow that fence to be removed. They'd have to come back to the planning commission. They would have to come back to you. Yes. All right. Any other questions while he's up there?

I guess to stick on that point. If it wasn't maintained, say there was damage done or something like that, what are the steps then to ensure that it's continually enforced? I mean, is that something where it's handled between the two of them? Are they going to be coming to us to then return and force, you know, half the fence goes down in a windstorm or

Yes. Well, what I would say number number one certainly if if this is a a concern for you uh you absolutely can add a condition that simply notes that the maintaining the screening fence in the style that currently is it must be maintained as part of the special that's a condition that requires that uh would only add to that that protection as I said is it is on the plan but it also does not hurt at all if you would like to make that a condition that the fence would maintain what I will say is that that an approved site plan becomes a part of our zoning ordinance for enforcement purposes. So if the fence uh was uh damaged uh and not repaired, our zone administrator could could uh cite it as an ordinance violation

and be coming up in the same ordinance as we see exactly every month. Thank you, Rodney. I appreciate.

Okay. Thank you. So, normally at this time we give the applicant an opportunity to address the planning commission and uh just give us any opening remarks, any anything you'd like to say before we move to the public hearing.

Sure. Uh so, hi, my name is Daniel Viselle and I am a part owner of both Bee and Ace Hardware of Mount Pleasant. Um I've never been through a process like this before, so I thought that I would share a few things with you. If I become too long-winded, I don't care how you choose to play me off. Give me any kind of speed it up, whatever. More than happy to to shorten things up. But I thought uh I'd start off by sharing a little bit about what makes Ace Hardware as a national corporation a little different from other franchises. A little bit about our organization. Um how we plan to be involved here in town and then also a little bit about our outdoor use. Um so first, Ace Hardware. One of the biggest things that people don't realize, yes, we are a franchise organization. Um but Ace Hardware is a co-op. So what that means is yes there is a big national uh corporation but in order to own any shares of that you have to be one of the individual store owners and that gives us as store owners a lot of autonomy over top of our business um down to what products we want to sell. Uh there was even a point in time where you could own an ACE hardware and not have ACE on the outside of the business. You could be uh Homestead Hardware or Auburn or uh Wind City Hardware. Um so in a lot of ways the the corporation kind of works for us. Um, I've got a district manager, but they're almost like a customer service rep. Uh, how am I how are how are shipments coming in? Are things looking good? Uh, how can they help me to run my business more efficiently? Um, and so as a result of that, that national corporation runs very lean and mean. And the end goal is hopefully more of the money stays in the local community. Um, which kind of leads into uh what our organization looks like. So, we uh currently own the Ace Hardware over in Midland. About four years ago, we bought one in an area called Canadian Lakes over near Remis. And so for the last four years, I've been driving through Mount Pleasant thinking to myself, man, this sure looks like a great spot to have an Ace Hardware. Um, we've been involved in that Midland store for over 60 years.

It's been in the family. I'm married into it. I've only been involved for a little over a decade. Um, but if you're curious about who we are as an organization, probably the best thing you could do is uh hit the Midland Daily News articles about us. were featured in there pretty regularly. We're very involved in the community. Uh whether that's little league sponsorships or silent auction items for nonprofits. Uh we try to be very very involved in the community. Uh in fact, I think I probably will see some of you at Daybreak on Thursday. We'll see. I'm not sure if you guys are involved with the chamber or not, but um we'll be there and just starting to try and get um so uh I'm not I'm not moving to Mount Pleasant as a part of this. We have a general manager that is moving to Mount Pleasant and we'll probably try and do a little bit more enabling her to to be that person in the spotlight in the community. But, uh, you guys will probably see me as well involved. Um, uh, so for outdoor use, this the sort of stuff you see on there is really pretty typical. Uh, if you drive past Tractor Supply at all, uh, it's going to be a lot of the same look and feel, right? We sell mulch, we sell soil, we sell uh softener, salt, sand, all that sort of stuff. And so it doesn't make a whole lot of sense when you're selling pallets and pallets of that to try and cram all that inside. So a lot of that's going to be sitting outside. Um we also uh do a lot of business with grills. So there there'll be a small area towards the front of the store where you see some rotation of outdoor living grills, aderondac chairs, things like that that that may be out on display. Um Rodney mentioned the propane. Um the only other thing that's on there that uh is a little bit negative at this point is we have an area marked for where we could possibly put up a temporary greenhouse for live goods. That's something we we do at our Canadian Lake store. We don't do it at our Midland store. We don't really have immediate plans to set up a greenhouse. We don't have a supplier lined up or anything like that. So, we

included it there, but um it's my understanding that whenever we decide what that greenhouse would actually look like, that's got to go before the building commission anyways to to get approval for us to set anything up. Um but, you know, that just gives you a little bit of an idea of who we are. Um um I guess the other thing I wanted to mention is uh staffwise, we're looking at uh bringing on somewhere between 12 and 18 staff depending on what that mix of full-time and part-time is. Um, so happy to be a part of the community here, happy to be, um, bringing some jobs. And with that, uh, what questions do you have for me? Questions for Mr. Bazelle?

Uh, I do have a question. Um, for, uh, your number one, your palletized bagged goods. Uh, I noticed that, uh, you say, uh, like water softener, salts, and ice melt and and I know that, uh, salt and soil don't typically mix that well. And with it being outdoor, um I am a little concerned of how are you going to protect the underlying turf uh from uh inclement weather uh bags that get ripped or torn uh things of that nature.

Uh so they are in waterproof bags. So uh the the product that's bag itself would be well protected. Um torn bags. So in addition to the the the bags themselves, the pallets come wrapped in saran wrap. Um, and it's uh pretty heavily wrapped. It's actually um can be a problem with the amount of cartridge that you end up generating with some of that stuff. But um and so that that would help protect if there are tears in the bags. Um usually the first thing we do is we try to take those bags out and tape them back up as best we can. Also weigh them to make sure that there's not some a dramatic difference in the weight. Um you know, usually you're selling 40 or 50 pound bags of that stuff. And so if you know there's a loss of material then we've got to discount those as well because we can't sell those at full price to somebody. Um so I would say usually the bags are repaired with packing tape. Um but the bags themselves are waterproof and the then the pallets are also uh are also wrapped to add a an additional layer of protection.

Thank you. Other questions for the applicants? I have a few. So, the first one, Daniel, you talked about how involved you are in the other communities. Have you thought about any particular ways that you plan on getting involved in Mount Pleasant? Uh, we're still trying to research exactly what that looks like. Um, you know, we we figured we would start off by jumping into the Chamber of Commerce and getting involved there and and hopefully organically we start to identify more ways. Um, I mean, so I heard mentioning that you're on the school board. I was okay. Sort of subject.

Okay. All right. Fair enough. Um uh you know, we're we're always looking to sponsor youth sports teams. Um at our Canadian Lake Store, we're actually very involved with the the local elementary school over there. We donate bikes every year. Um we we've done some different roundup things at the register for them to get additional equipment at the school. Um, so I mean there's we we really try to say yes to everyone that walks through our door and has an ask. Um, sometimes it's uh no, we can't do that much, but we could do something less. Um, and and some of that will also just depend on what sales look like at, you know, at the business. If we're not profitable, it's hard to Sure.

hard to say yes. Sure. Okay, that was my first one. I got two more. Okay. So, my second one, do you do any partnering with schools for co-ops for high school students? Has that something you've done in the other two? Yeah. Yeah, 100%. Yeah. We've had we've had a long history of co-ops at the Midland store. I don't know that we've had any opportunities to over at uh our Canadian Lakes location, but yeah, we welcome it. We enjoy it. Okay. My third one has to do with the greenhouse. So, I have uh I I like to do greenhouse stuff. So, in your other stores, do you have green houses? We do at the Canadian Lakes store. We don't at Midland. Okay. So, at the Canadian Lakes, do you use local gardeners in the greenhouse or

Oh, that is such a wonderful question. And I'm not the one that goes and gets the plants. Okay. Um, we they it is not a national supplier. I can tell you that. That's all I need to know. Yep. There's They are They're from the state of Michigan. How far they are away from that store, I couldn't tell you. I think it's about a 30 to 45 minute drive that they they do. Okay, great. Thank you. Those are all my questions. Okay, thank you. Other qu other other questions from commissioners. I have one just to ask you directly. John brought it up. So, if the fence gets broken, will you commit to repairing it?

100%. I love the fence. I think it looks great and you know, it does a great job of screening the property. So yeah, I have no problem with that being any sort of additional condition if that made you guys feel more comfortable.

Okay, we do have the public hearing and normally we want and we have our own deliberation after that. So there'll be more opportunity to ask questions uh after we do the public hearing. So why don't we go ahead and move to that. Thank you. So uh all special use permits come with a public hearing. the it's announced in the newspaper in the morning sun and it's also the the approximate property owners are notified by mail. So assume all that's been done. We want to give everyone who wants to speak an opportunity to speak. So once we open the public hearing if someone is in the room who'd like to speak again come to the podium, give us your name and address for the minutes. Address your comments to the planning commission and limit at least your initial comments to three minutes. If there's anybody who is in the online who wants to address us as part of the public hearing, just um probably hit your raise hand button or make your presence and your desire to speak known and we will recognize you and have you speak. So the public hearing on special use permit application 26-01, it's open at 7:38. Um, we did receive the letter from my Michigan Health and it's in the packet. I forget exactly how we've done this in the past. Is it appropriate for y'all to read it or summarize it or not? I mean, it's available to people. So, in in its printed form,

it certainly should be acknowledged in the minutes. If you would like to to read it or summarize it, that's that's appropriate. But you also can simply note that you received that that correspondence.

Okay. Well, let the minutes note that a a letter was uh received from my M Michigan Health, 4851 East Pickard Street um specifically referencing this public hearing and uh the main points were uh to maintain the fence around the perimeter of the property. They feel that it serves as a nice um delineation between properties and has a certain visual appeal. And then also they uh say that they would like to see the current ingress and egress patterns uh remain unchanged in relation to Isabella and Pickard Road. So, no one is rushing the podium in the room. Are there any did anyone who's listening online give any indication that they wanted to speak?

No.

Okay. So, we'll give uh a couple more calls. Any any comments in the public hearing on the special use permit application? Final call for comments in the public hearing. Minutes will reflect the uh written communication received. Okay, we'll go ahead and close the public hearing at 7:40. Uh noting that no oral comments were offered during the this process. So now uh next item is commission review of the application and then commission deliberation and action um with special use permits. It is completely up to us to approve them or not approve them. So that is our ultimate uh action on this. So it's on the floor. It's open for discussion, questions from commissioners.

I guess I just want to echo um Commissioner Hayes's uh comments uh about the fence and adding it as a condition. I know that uh that Rodney indicated that the uh the minor site plan becomes part of the ordinance, but having it just plainly stated as well uh within the motion, I think would uh just help to make sure it's crystal clear uh that that's something that I think everybody is on board with. So that's all my comment. Okay.

Best thing I heard out of the presentation was 18 full-time jobs coming to What else? You can I can 12 to 18. 12 to 18. Well, I want to hear 18. Part time.

I want to hear 18. Can I ask you a question on that? You guys are in Canada legs. You guys are out in Midland. Um I know you're new to Mount Pleasant or our region here, but I think a lot of people that know is how high our poverty rate is, how hard it is for us for like a lot of people in town to get by. What's your starting rate out in Midland? Um it it varies a lot depending on level of experience. Um if we've got someone that comes in that has worked in a hardware store before and understand I mean we've had people come in who've worked at an ACE hardware specifically in another state and come in and they might make with that level of knowledge they might make somewhere in the ballpark of $16 to $18 an hour. um starting rate if they if we've got a

train them on everything is more in that range of like $14 to $15 an hour and then as they become key holders or managers does that rate vary from location to based on income or does that something that you set across the board like people will people applying here be looking at a lower rate because of our economic standing compared to like would it be Midland or or Six Lakes which I know if you go to Boston the minimum rate to like work on Dunkin Donuts is like 25 bucks, you know, because of level of of, you know, how how much it costs for rent and stuff like that. But I was saying like would you be willing to commit to like uh maintaining the level I guess of pay that we would people would see in other communities here because that could help raise.

Yeah. So that I that's consistent across the board that I honestly had not even considered that maybe I could or should offer less to someone here. Um forget I said anything. um you know, I will say as I've gone through uh interviews with folks before he started hiring some people um and I've mentioned some of those same things, uh the folks here have obviously been a lot more receptive to almost whatever wage I've found out there compared to what I've seen in some other communities. People just really seem to want jobs. Um and so that's been I don't know in some ways refreshing for me because it's easier to some applicants, but um it's

refreshing to hear that you haven't thought about having to pay them less either. So, I'll take that as a good doesn't be cold start. Thank you. Oh, I have another question while you're up there. So, what Commissioner Hayes made me think of this. Do you What's the age limit that you can hire someone? So, could high school students be part-time? Oh, yeah. In the store, we we uh the youngest that we've really ever hired is 14. We we've hired some to be cashiers. there's a lot of limitations on what they can and can't do. Yes.

So, there's when they're under the age of 18, there's a lot of stuff that they can't do. And so, uh, folks who are under the age of 18, we do pay less because we can pay them, I think it's 80% of minimum wage. So, usually if we're bringing in someone as a high school co-op or, um, someone that's younger, they're starting out at that lower level. Um, and then just depends. You know, I've got a guy that still works for me at Midland that started as a co-op who's been fantastic. And so really quickly we're like, okay, you you can at least get minimum wage and that was above that. So, but you do hire individuals that are under 18 because speaking from personal family experience, it's hard to get under 18 year olds hired some places

because I understand the restrictions, but you're open to it, right? Yeah. Obviously, I can't, you know, if I've got 18 jobs, I can't have nine of them all. Yes, for sure. Under under that age. But, you know, you it's not uncommon for us to uh it's not uncommon for us in the Midland store to have as many as four. Um I think in the Canadian Lake store uh we might have we might have three right now um that are that are under 18. So, okay. Thank you.

Other questions? I just wanted to You don't have to come back to the podium, but the Midland store, is that the one that's right the hardware store that's right downtown? Yes.

Okay. All right. I thought so, but I didn't remember. Okay. So, uh you know, we're at a certain point we can have a motion, but we don't want to I don't want to cut off discussion if people have more um questions or or anything that they want to give voice to. only thing I want I would speak up about is it it's to me it's a kind of a no-brainer when Rodney said combine all the parcels into one so we don't have to differentiate anything out also makes it easier on the tax assessor makes it easier for them so they don't have three different bills. So definitely want to see that. Just trying to think how how to word the uh condition of the fence that's consistent with the rest of the motion. If uh anybody wants to pipe up about that.

I already drafted one. Oh, perfect. Okay, go. Uh, the screen the screening fence must be maintained as part of the approved site plan and special use permit. Rodney, is that an acceptable way to phrase that? Okay, that's perfect. Okay.

I don't want to steal your thunder if you wanted to read it. Oh. Uh, did you want to make the motion? Uh, sure. Sure. Sorry. Could you could you repeat that so I can I can write it down? I'm sorry. The screening fence must be maintained as part of the approved site plan and special use permit. What about um Mid Michigan's concern about the current u ingress and egress? um they asked that you know those those uh patterns remain unchanged. So we didn't I don't think we addressed that as one of the concerns as well.

So that that is also shown on the the the site planite plan. U so any change to that would would have to would have to have come back for some kind of approval. Um, let me re let me restate that. We're addressing the concerns that they have related to the fence. Yeah.

Why wouldn't we address as well the concerns they have about the traffic manner? This is what I would suggest. Uh, because we're really talking about the open air business. Uh, my suggestion if you there there are egress points through the fence uh onto the private drive that that is connected with the miners health facility. My suggestion is to limit any condition to maintaining those locations rather than addressing the locations on the public roads which are really a road commission approval. A road commission decides where those are. Okay. So if you are going to have a condition limited to to the the eress points out through these through the screening fence and their proposal doesn't have any changes.

There are no changes and and frankly the site plan as it is will address that. Okay.

Yeah. Thank you. I uh I motion to approve with conditions the uh PSUP26-01 special use permit application for an open air business for outdoor sales on approximately 2.77 acres of land on the northwest corridor of East Picker Road M20 and South Isabella Road intersection in the southeast 1/4 of section N in the B5 highway business zoning district finding that it can comply with section 14.3J standards for special use approval subject to the following conditions. Approval of a land combination application by the township assessor to merge the three existing parcels PID14-011-4- 023-0000-025-01 and 025-02 into one new tax parcel is required before the open air business activity can be established on the subject land. Two, approval by the zoning uh administrator of the associated minor site plan for this project is required before the open air business activity can be established on the subject land. And three, that the screening the current screening fence must be maintained as part of the site plan and special permit special use permit.

Second. Okay. Okay. So, the motion was made by Brown with a second by lap to approve the special use permit with the three stated conditions discussion. Can I just ask in all the motions? When it says in the southeast one quarter of section, is it supposed to be section something or other or the section? It's weird to me. Yeah, that that is actually a typo. Uh and is that is a section 11. Okay.

So, it's it's a southeast quarter of section 11. All right. Very good. We can have a friendly amendment to that. I think that's an edit editorial change. Fair enough. Yes. Commissioner Shingles, are you satisfied with Rodney's suggestion that the egress is and ingress is addressed already by the better understand it now. It was just we didn't talk about it. So I thought if we're addressing one, we need to at least talk about it. So yeah, I understand it better.

Okay. Any other discussion on the main motion? Okay. If not, I'll ask for a roll call, please. Bicking. Approve. Support. A support. Brown. Support. Shingle. Support. Lap. Support. Oliver. Support. Squat. Now that we're doing it. Support. Thompson. Used to be yes. Now it's support. Support. I. I think whoever leads the charge sets it. Yes. Stand firm. Wow. Oh my gosh.

You did great. Thanks for bringing business to the community. Okay. So, that motion passed. So, the special use permit is approved and we wish the business all the success. And we're ready to move on to our next business item, which is a resoning application, which is also going to be a public hearing, but uh reszone application 26-02. Uh the applicants are Ron and Denise my to reszone 7.77 acres of land north of East River Road at Mory Drive in the southeast. Are they always in the southeast quarter? I mean it just seems like uh of section three uh from R2A to A. So we'll follow the same protocol. We'll hear from Rodney first, then we can hear from the applicant and we will proceed.

Thank you. Everybody should have a copy of our report. So this application proposal to essentially down some land for one and two family residential down agricultural. This area is uh noted in our report is is on the edge of it's on the border really between area that's intended to be developed and area that's intended to remain rural. You kind of see that in the master plan. Um we're disinfect this property. If you look at page 40 globe of that element master plan u and uh you see that the front portion of the parcel is part is is planned for for residential that the the back portion the bulk of it is planned for rural preservation. The rural preservation category is a category that's is land that's intended to remain rural beyond the the the time frame of the master plan. The 10 to 20 or so years time frame of the master plan that that we're not intending that to be anything other than than rural care of a rural character. The rural buffer the darker green is a area that is intended to be rural but may in the future that that plan may change essentially. That's the difference between those two categ uh so uh this area this lot is also right at the end of a sewer pipe. Uh the there's a sewer pipe that that essentially this is my public services director won't appreciate when I say coming from the west or coming from the east uh because that's not how sewer flows but anyway the the sewer pipe ends

right at at near the east boundary of this this area. Um and uh it it flows to the east from there to our our treatment plant. Uh there are three duplex lots. You see this the three small lots on on the drawings. Uh those are three duplexes. Those are hooked up to that sewer line. Uh but essentially there's not really any ability to extend that sewer line further. So right on the edge of this area that was intended to be developed in more urban manner. Um you can see from on page 40 of our package you see a blow up of the of the zoning map as well. The lower uh the lower graphic that right now the the entire lot is is zone for that R2A that one and two residential. Uh the reason this is coming before you is the applicant has a a building on this this seven acres. It's a uh I'm going to call it an accessory structure. They would call it their business. Uh they have a a home occupation there. That's how it's treated. U this is a a sign shop that they've done some great work. If you go and look at our township trucks, you'll see their their work on our trucks. Uh it's a small sign shop. It's operated. The building is about 1,700 square feet. Uh and it was approved back in 2009 as a home occupation. was granted by this planning commission but the planning commission. Uh it was granted a home occupation permit which was the process at the time uh to operate there. Uh so uh and it continues to operate there. Uh the applicant has wanted to add a lean to addition to that that would be for private household storage. It would not be part of the business. It would be simply for storage of of lawn and garden equipment those kind of household items. Uh and uh the challenge is is the that that the the size that's allowed for an accessory

structure in our zoning varies based on the zoning district. So the R2A district has a smaller maximum size allowed. The agricultural agricultural district or the R1 district either one has allows a larger accessory structure. Uh and so that that is primarily the reason why we're here tonight is that that by changing the zoning it would allow them to build that lean to that right now uh would have required a variance. They did in fact apply to the zoning board of appeals for a variance and after a substantial discussion uh that variance was denied and so they're they're moving down this freezoning route which is completely appropriate action to take. uh and it's one action that that staff have recommended u to as appropriate process for this. As you look uh in the report um with the comments that we have are uh starting on page 41 are all from section 14.5 of the the ordinance which is the amendment section and there's a subsection there just called findings of fact required and it essentially what this section does is it it more or less asks some questions. ask you as a planning commission to think about uh some various topics or questions as you're looking at a resoning. Uh you see number one evaluation of existing and proposed zoning districts uh and there's some sub comments on on those uh current demand availability of public services consistency with master plan and then some additional factors to primary look at were there other errors in the ordinance errors on the map uh that might warrant a change. Uh we have comments in there but happy to answer questions about those. Um overall from from our perspective, we're very happy to bring this forward to you. We we found that uh uh from our perspective that the proposed change to a is consistent with the master plan uh and

uh and with the surrounding area that's that's planned for rural preservation. Uh that that the planned land uses are are consistent with with uh the master plan as well. And and said they are not they're not proposing to make an alteration to the size of the home occupation. They're this addition. I know the addition is not part of this application, but just give give some relevance that the activity they're proposing is consistent with our ordinance to add that that storage for residential household activity. Um so with that in mind, we're happy to recommend this for for your action tonight. You are in this case a recommending body to the board of trustees. uh reszoning change to the zone the resoning map is a legislative action. Uh so your action is to recommend to the board of trustees what you believe they should do and then ultimately that would uh that your action would come to them but it would also under the state zoning act go to the county. The county planning commission has a role to play in this just review and comment for 30 days before it goes to the board. So that that's that's where this will go, but ultimately it would end up on the board of trustees agenda with your recommendation. So that I'm happy to answer your questions.

Questions for Rodney while he's up there. I got a question just about the uh the lot assignment and maybe you got are you are you guys the applicant over there? I you're kind of my neighbor so I recognize you a little bit. You guys do you guys live in the 30 126? is that you do you guys live in that adjacent lot that's like like next to it the housing is there because I hear it's a home application or a home it's a home business but I don't see a home on it so so I didn't sure if that was just like so you have you you have several Morties this area u Ron and Denise Mory live in in one of the duplexes that's one of the three small lots

uh they they their son lives in the larger single family home that's on the west So it's I mean it's combination and then the center lot that's the one that we're rezoning now is used not as housing but just like as a home business for right the sign shop on there.

So this gets back to that 2009 decision. Uh 2009 things look just like this. Uh the their home is in the same place on a separate lot. Uh and uh the the matter started out essentially as an ordinance enforcement matter under a previous zone administrator and it was ultimately resolved that the solution was to bring it to the plan commission and ask for it to be considered as a home occupation permit and essentially the plan commission at the time uh determined that although my home was on a separate lot that essentially treated as one zoning lot for purposes of approval and nothing has changed from that nothing has proposed to be changed so that remains use u a valid action and and uh and so the activity there is completely compliance to the ordinance.

Great. I mean in general it seems like a smart idea to do here. Everything seems to be in support of it from what we've got from you and from all those lines. I guess that was just a personal question of like home occupation but no home. Okay. No, I understand. Thank you. Good question. Why the handle is my one question at the very It's like there's a road there. like why is that handle part of the a chain zoning change? So, so this is a private drive uh and there there is a right of way uh an easement associated with that for the three duplex three duplex units there.

Um and uh I will say that if it was if it was done today, if it they came in for a private road approval today, we we would have them call that road out separately. It would it would no longer be part of that larger parcel. would be a separate uh separate right ofway reserved set aside but at that time that was completely appropriate way to do it. Uh so so what that that little handle uh there is although it's it is good proposed to be reszoneed it does not alter anything with regards to the road or access or anything it just simply exists with an easement over it to allow the road to go through.

Okay. So then who's responsible for maintaining the road? the trust the yeah the the users of any private road is is required to be maintained by the the users of the road uh this one as said an existing road today if it was if it was done uh we would have a maintenance agreement that actually be recorded on each parcel uh I I don't know what exists with this road but but even in the absence of any maintenance agreement the the folks that use the road are required to maintain it

okay thank I will note actually just to kind of expand on that. We do have a private road ordinance uh was recently uh adopted. You US plan commission reviewed it and made recommendations to the board on it. As part of that new ordinance, there are some very basic health and safety standards for existing roads. Uh essentially ensure that emergency vehicles can get down. This more more drive this little private drive fully meets those exceeds those requirements. Okay. Okay. Thank you.

So now, normally we give the applicant an opportunity to address the planning commission or at least stand for questions if there's anything you'd like to say.

Put the lawnmower. Okay. I got a look that I'm guessing you're the one that has to shovel out the road to maintain it because when you talked about who's maintaining, I saw the look in your face. It's me. Okay. Um I guess I'd like to ask the the bulk of that land uh I think it said somewhere that it it is leased for agricultural use. Is that the long-term plan to continue to do that? Yes. Yes. I think they said in the in the application they plan on handing it down to the after the

All right. Well, uh because it's a reszone, it has a public hearing. So, we want to go ahead and conduct the public hearing. Uh once again, in the newspaper, relevant property owners were notified. Uh we want to give everyone who wants to speak on the reszone request an opportunity to do so. Uh, I would also point out that the public hearing is really for the public to comment on this. The applicant has their own opportunity to address the planning commission. So, we're looking for comments from the public. If there's anyone in the room who is uh in that situation, would like to speak on this, they're welcome to come to the podium, give us your name and address for the minutes, limit your comments to uh at least your initial comments to three minutes and address them to the planning commission. there's anybody in the room in the online room who would like to address the planning commission on the reszone request uh make your desire known and we will uh set it up so that you can speak. So the public hearing on reszone request uh get the right number here uh 26-02 is open at 807 text.

Okay. I always listen for the parking lot. Screeching tires, doors opening. Second call for public comments on the public hearing. Comments at the public hearing. I assume there was no written correspondence on this one. Okay. And last call for comments at the public hearing on the reszone request. Okay. So, let the record show that no public comments were offered and we'll go ahead and close the public hearing at 8:09. And so once again we are commission is reviewing the application. Uh we do need to uh and this we want to make sure we have findings of fact. So that should be part of our deliberations and then our action which as Rodney noted is some form of recommendation to the uh board of trustees. Ronnie, can I ask you a question about the uh proposed list of findings that you included on a sample motion? Uh you did not include the limitations with the sewer, and I'm wondering why. It seems like that's a fairly substantial finding um to support the rationale for changing the zoning.

I I agree with you actually. That would be a good addition. Okay. Um, I have a I have a question for the for the applicants because I'm I drive through this area pretty pretty regularly. So, I'm to assume that uh that the housing immediately around the Mory Drive is is mostly family-owned. Um, are are you are what about the the adjoining properties like these properties on like Windstone Drive? Are they are they also like uh associate with you guys at all? No. No. Friends. Okay. Okay.

It's better than enemies.

Yeah. So, as Rodney mentioned, the the kind of narrative summary of the of the findings of fact starts on page 41 of the packet goes through page 43. The they are summarized in uh potential motion on page 45. So really at this point, if any commissioners either disagree with or as Commissioner Lap did, if you think there's anything that was omitted that maybe should be included, uh, now would be the time to bring it up.

I mean, I think it's pretty fortuitous that we got something that's consistent with the master plan, consistent with the future land use map, and gives a little bit of of rural preservation. Um, usually things usually are, at least lately, are running in the opposite direction. So,

a lot of master plan boxes, you know, all the things that we So, and I didn't find anything in the in the summary here that I don't agree with in terms of the statements of fact. It all makes sense to me. Anybody else? No additional concerns. And I'm hoping Commissioner Lap has the language for us. I think she does.

Any comments before I start a motion? I move to recommend that the township board of trustees that PZ26-2 requested reszoning of approximately 7.7 acres of land PID14-103-30-1-225 north of East River Road at Mory Drive in the southeast quarter of section 3 from R2A 1 and two family lowdensity residential district to the AG G agricultural zoning district be adopted based on the following findings and conclusions. Number one, the pro proposed resoning to the agricultural district is consistent with the master plan's future land use designation of the subject lot and surrounding land for rural preservation and the allowable uses in the egg district are compatible with the goals, objective, and policies of the master plan for this area of the township. Two, the pro pro the proposed resoning is compatible with the boundaries size and arrangement of the existing and proposed zoning districts in the surrounding area. Three, the proposed resoning would reduce an encroachment of suburban scale residential zoning into an area of the township that is intended to remain rural in character. Four, the proposed resoning would not result in any unlawful exclusionary zoning or impact the continued use of the existing 948 foot accessory building for a legal non-con non-conforming home occupation sign shop, provided that the use is maintained in a manner consistent with the original home occupation permit approval.

And before you read number five, if I could have you just correct that, it should have been 1,728 ft. That's fine. Okay. That so it's not 948. Yeah, there's 1,728.

Okay. Two lawnmowers. You got that? And five, the proposed resoning would avoid potential future development that would strain the capacity of public utilities as the land sits at the extreme end of the public sewer system. I'll second that.

Okay. So, the motion was made by lap. It was seconded by Bicking. Is there further discussion by commissioners? Hearing hearing none, I'll ask for a roll call vote. Yes. Yes. Haze. Yes. Yes. Brown. Abstain. Shingles. Yes. Thompson. Yes. Vicki. Yes.

Okay. Motion carried. So that is a recommendation to the board of trustees. So that will be its next stop. Good luck with that. Everybody can breathe easier. I guess pretty good. Okay.

So, we have one more regular business item and that is

township staff has kindly prepared our our annual report. So, starting on page 46 of your packet is a summary of our 2025. Uh, we met every month except December. We didn't meet in December to due to lack of agenda items, but we met every other month. And so it lists all the uh all the actions that we took and the uh things that were able to be administratively approved and our other business items. So it's a very nice summary of of what we did goes to township board elsewhere in the packet. People public can view it and see it. So typically we uh approve it and that officially sends it forward. So or adopt it I guess is the right word. But uh are there any questions or concerns with the annual report?

I just wanted to on the first page number eight there isn't a listing whether it was approved or not approved on this one but there is it's mentioned later that it got a final approval. So, I don't know if there needs to be something added to number eight. That is definitely an oversight. We can add if it was approved, we can add that into the report. Okay, very good. Good challenge. Kudos on the attention to detail. I also want to note I very much appreciated this. I don't mean to, but it was very nice. It's nice to see

uh the annual report doesn't reflect um who the um uh planning commission members are. It does mention um unless I unless I missed it somewhere. Um it does mention uh former commissioner McDonald as the liaison for the planning commission to the ZBA, but we obviously voted for that position as well as the other officers. So it probably just needs to be reflected so the record shows who who was on the commission when this happened when these actions were taken. Yeah, I actually like that idea. I mean a way of somewhere in the document listing listing the membership of the planning commission and if it changed at all dur if someone served less than a year indicate their their term of service or if they joined during the year. I think that would be a good addition. Case in point, trusty older now

moved up. I took his spot. Yeah. Yeah. Well, you had 26. You'll be on the next report. Yep. There you go.

Next 26. Any other comments on the annual report? So, we had a couple of s one correction, couple of suggestions. So, I believe a motion to adopt the planning commission's annual report would be in order.

So, moved. Second. Okay. Okay. So, the motion was by LA, seconded by Hayes to adopt our annual report with the minor amendments or modifications. Any further discussion? If not, I'll ask for a voice vote. All in favor of adopting the annual report, please say I.

I. Any opposed? Okay. So, we've adopted our annual report. So, those are we've completed our business items. Uh we do have two more quick uh housekeeping sorts of things. We have an extended public comment towards the end of the meeting where individuals are invited to address the planning commission on any item whether it's on tonight's agenda or not. Um, if you want to do so, either come to the podium, give us your name and address for the minutes, or if you're online, make your presence known, and we will um set you up to speak. So, extended public comment is open at 8:22. Okay, seeing none, we'll go ahead and close that back up at 8:23. And then uh we always have a section in here, final board comment. Any comments from commissioners?

Like to welcome our two new members in and thank them for getting involved and jumping in and bringing up good points throughout their first time. And a congratulations to our newly elected officers, even noting that not a single one of you voted for yourself. So I'll take that as a as a compliment, right? Boards where people don't recuse themselves for votes are the ones we need. That's right. No, it's just because we have no confidence or I think you'll all be great. Thank you. Thank you.

I just wanted to say thank you for the warm welcome and I really appreciated being able to um get everything early and read through it. So, thank you. Plenty of time to read. playing stuff. Yeah, the previous um system I could not never open the PDFs would always give me a error message. So, I really appreciate you the new computer system or your new web um setup because it consistently things open easily to find things. I'm glad I'm sorry you had problem before. I wish well I always got the paper packet so it didn't really matter. and to thank you for bringing your business to Union Township. Yes. Yes. Thank you.

Glad to have you. Yeah. It's great to have that particular spot, too. Having a business there again is great. It's a good location. I meant to ask, will you have balloons? That's where we used to get them. Already hitting WITH THE HARD ONE. ACE HAS A PROGRAM for it and I thought about it pretty hard. We don't we don't have it set up for when we open, but u there's still hope. All right. Great. You may get some people ask.

So if there are no further comments from commissioners, we'll thank everyone. Now you're free to go to the green spot or the establishment of your choice. And so we will adjourn at 8:25. See everybody in April. Very good.