Commissioner Fischer. Uh, Commissioner Bot here. Commissioner Britain here. Commissioner Fischer here. Commissioner Frasier here. Commissioner Canal here. Commissioner Stevens here. And Commissioner Woodman here. Thank you. Item three on the agenda agenda is the approval of the agenda. Unless there are any additions or modifications, I'd look for a motion to approve. Motion to approve. Motion to approve from Commissioner Britain. Do I have a second? Second. Second from Commissioner Stevens. All those in favor say I. I. Post say no. Motion carries 70. Item four tonight is open forum. This is a chance for anyone who's in the audience tonight to speak to the commission about something that is not on tonight's agenda. So, the items that we will have separate times for you to speak about are the uh school district transition building and the Hadley Avenue Apartments. If there's something other than those two that you would like to speak to the commission about, now is the time that you can step to the podium, state your name and address for the record. All right. All right, seeing none, we'll close open forum. Item five is chair's explanation of the hearing process. The planning commission is a volunteer advisory group to the city council. One of the commission's functions is to hold public hearings and make recommendations on land use and zoning matters. The purpose of these public hearings is to provide an opportunity for each applicant and citizens to present information, ask questions, and express opinions. Since these proceedings are televised and recorded for the public record, anyone wishing to speak must step up to the podium and give their name and address before addressing the commission. Each speaker will have three minutes to present their questions, opinions on the topic. Staff reports are prepared and provided to the applicant in planning commission in advance of the meeting. The first step in the hearing will be for staff to present a summary of the report. The applicant will then have the opportunity to briefly explain explain the proposal and provide additional information or comment. Anyone wanting to speak in favor or against the proposal will then be heard. Upon completion of the testimony, the hearing will be closed to public comment. The planning commission will then discuss and act on the matter. Two complete agenda packets are available for viewing on the back table. Please do not remove those items. The city council will act on agenda item 6.1, the school district transition building at their meeting on Wednesday, June 4th, 2025 at 700 p.m. And on agenda item 6.2, 2, which is the Hadley Avenue Apartments at their meeting on Wednesday, June 18th, 2025, also at 700 p.m. Item six is public hearings and applications. 61 or 6A is Independent School District 8833 transition building cases SP, CUP, and V2025-014 with Max Ericson presenting. Good evening, Mr. Chair. Members of the commission, the applicant KOMA Architects on behalf of South Washington County School District ISD 833 has applied for a site plan review, conditional use permit, and variance to the maximum impervious surface standard to allow for in addition to the current structure located at 7,000 Jamaica Avenue South. Site is located at 70th Street in Jamaica Avenue. site is 3.7 acres and is a previous location of light the way church. The site is currently zoned R3 and is guided as public/ semi-public space uh in the 2040 comp plan. Schools and educational facilities are permitted in the R3 zoning district as a conditional use. The applicant is proposing an 8,373 ft addition to include classrooms, a cafeteria, and advanced learning spaces. The exterior improvements will include a garden and outdoor activity space with a basketball court. The addition will support the next step transition program which provides special education programs for young adults aged 18 to 22 who are continuing their education to meet their goals in their or individualized education program. The applicant is proposing to utilize the existing access off of Jamaica Avenue South. Uh the site is current the site currently supports 88 uh parking stalls. However, with the proposed restriping to the lot and minor pavement adjustments, the applicant is proposing 70 parking stalls uh which is exceeding the 20 that are required by code. The applicant is requesting a variance to the maximum imperous surface coverage to support the classroom space needed for the next step transition program. Currently the site is just below the impervious surface maximum uh in the R3 zone which has a threshold of 40% imperous surface. The applicant proposes an impervious surface level of about 49% of the site. The proposed addition does not alter the character of the existing neighborhood and has been designed to minimize the impacts of surrounding residential properties. Additionally, the proposed use of the site requires additional site improvements as part of the CP applications such as storm water storm water control. The additional proposed impervious uh does not stray from the intent of the ordinance and continues to provide a balance on site of green/open space. The proposed building meets and exceeds city code requirements for non-residential buildings and residential zoning districts. The building will include code compliant materials uh which have been selected to complement the surrounding neighborhood. The submitted landscaping plan meets and exceeds code standards with a proposed 40 overstory trees, six coniferous trees, and 92 shrubs to be added. The applicant is also proposing fencing around the outdoor activity space and mechanical units. A tree inventory was conducted and mitigation is required as part of the development. 12 trees will be installed to complete mitigation. In addition, upon review, staff have identified 20 trees currently located in a drainage and utility easement on the western and southern portion of the lot. These trees were likely installed uh with the initial development of this parcel prior to the city disallowing trees to be planted in graded utility easements. These trees will be required for removal to ensure the long-term safety of the water mane pipes. The four proposed trees to be in installed in the easement will be relocated on site in a revised landscaping plan will be required to be submitted prior to the city council meeting. Due to the city requiring the removal of these trees, uh the additional removal inches will not count against the mitigation requirements. Non-residential uses in residential districts um are not permitted to exceed half a foot candle at residential property lines with lighting. The proposed lighting meets code requirements with a 0.0 foot candle emitted at neighboring property lines. uh letter was a letter from Washington County received May 7th, 2025 has noted that the county has reviewed the proposed site plan. It has been indicated that there is a potential requirement of an additional 15 ft of dedicated rightaway along uh County State Highway 22 or 70th Street. The applicant and staff are currently working with the county to address their request. This should not affect the major addition and use of the site, but may require relocating uh a proposed fence and the basketball court um and some partial paving along the uh western edge. With that, I leave the recommendation before the commission. We also have Megan with KMA, Kevin uh from BKBM, and Kyle and Nikki from the school district to answer any questions. All right. Thank you. Any questions for staff? Commissioner Fischer. So the the building itself is how do I say this? So the impervious surface issue is that the building plus the basketball court plus the other like exterior things going on. Uh Mr. Chair, members commission. Um the total 49% that I'd mentioned includes all the additional plus what's existing. So be 9% over the 40% threshold with the basketball court and the additional paving and the new building. Okay. Gotcha. Thank you. Commissioner Burton, could you highlight how the I'm I'm assuming that the reason that we have the impervious service rules surface rules is for runoff and how does the additional 9% or whatever that was uh affect the runoff from the property or storage within it? Uh, Mr. Chair, members of the commission, the uh there is a I can back up to show you. There is a um proposed storm water pond to be constructed on the eastern edge. Uh they're going to actually um create a swale and I can actually uh let's see find. So here's the pond and then they're going to reconstruct a swale around here. That's a terrible noise. uh which will collect and capture the any of the additional it's designed for any of the additional um uh runoff created from any of the expanded portions. Thank you. Okay, I have more to my question. So on this picture, the outdoor play area, is that considered impervious surface or I think I see it says turf sod. I'm just wondering like if there is some cuz this is for young adults, right? Like I'm just wondering what the play area is because if it were for like early childhood it would make sense to have a play area but I'm wondering if that's considered impervious surface if they can if there's enough of that that can be tweaked so that they can actually meet the requirements. Uh members of the commission that uh polar area wouldn't the sad would not be considered impervious. um as to the use of that area. Um I could point to the um folks at the school district to talk a little bit more about what that space might be utilized for. Okay. I just wasn't sure cuz I saw the word turf if that was like a for turf or you know whatever. I don't know. Okay. Any further questions for staff? All right. Thank you. Oops. At this time, if the applicant would like to approach the podium and add anything additional, good evening. I'm Kyle with the district. Um, I live in the district 7421 Hidden Valley Trail. Uh, and I got voted to come up here. So, uh, uh, I'm sorry. What was you wanted more information? Just anything you additionally you wanted to add. Oh, I thought you had more questions. No, I I do have a question for you, but I'll let you say what you want to. No, we're we're excited about this. This this brings two uh groups um that we have in strip malls now into one location, and it's it's going to help us focus our resources and give these kids really what they need. So, we're super excited about it. So, um but go ahead with your question. So, my question is about the impervious surface. Yes. Um and so I don't know if you have a going to have a good answer for this or you can nominate another one of your teammates here. Um so I guess where I'm I'm concerned about it is um Max in his presentation said, "Well, there's 88 parking spots on site now. We're going to go down to 70. City code only requires 20 on site." um a parking lot is con considered an impervious surface. So I guess my question is for variances obviously it's a fairly high bar to grant a variance. Is there a reason why we have to keep so many parking spots on on site? Uh we did do this is Kevin with BKBM. He's our civil engineer. Uh he can probably talk more about the parking stalls and stuff. And we do have Nikki back here too who runs the program. Um, and if you have any questions about the staff park parking and how many spots we need, she could answer that there. Sure. Me. So, yeah. I'm uh Kevin Bull with BKBM Engineers. I live at uh um what's my address? Work address is fine. Uh 11623 Fergus Street Northeast in Blaine. So, um from a parking standpoint, um we looked at a couple different options um for different layouts and trying to get uh you know, get the parking to what we needed it to. Um, ultimately we talked to the district and I forget the exact counts offhand here, but there's, uh, some van parking stalls that we need. Uh, there's staff parking and then there's also student parking. And based on all those needs, uh, that's where we came up with the required 80 for our for our site. Um, another big challenge is we need to get buses in and out of the site, too. So, uh, we can't have parking in that main center parking lot that's currently where all the car parking is, uh, without, you know, the buses need to be able to turn around and need a lot of space for those turning movements. So, it's one of the reasons why we have to kind of keep the parking as it is here. So, okay. So, even though city code says you only you guys only need 20 parking spots just based on the use of the property as well as kind of the um the ongoing challenges about the types of vehicles they're going to be in there. That's why we need all of this parking and pavement area. You got it. All right. Thank you. Any further questions for applicant? I don't see any. Thank you very both. Thank you both for coming up. All right. At this time, we'll open public hearing on the application. Anyone wishing to speak for or against this application can step to the podium. Seeing none, we'll close public hearing on this application. Any further comment or discussion from commission? Commissioner Stevens, I guess I would just add for everybody asking about the imperous surfaces, a lot of times just for context, and I think they kind of touched on it a little bit with the storm water, they're going to manage it all whether they had 50% or 59%. So, it doesn't really make any difference for what leaves the site. And a lot of times, in my opinion, I feel like it's a harder sell when it's just um apartments or residential or something like that versus a community building. So, I just wanted to throw that in there really quick that I think from a perspective, the impervious is pretty minimal because it it'll be managed regardless. So, that's my two cents. Thank you. And I I appreciate that. And kind of where I was going with my questions is more the the ordinance side of you know we we should only be granting v variances when there is no other way that we could make it work on site. And so the extra information we had about the fact that there's some special challenges with this area. There's going to be some special vehicles that are going to be on site where we need to have this kind of extended pavement. Um I think makes it clear that a variance is appropriate in the circumstances. there's no other way to use that that site um and get to the impervious number that city code requires. So any further discussion by commission uh this is just for my clarification. So you said uh the impervious surface went from 40% to 49%. Uh the 9% increase if I just look at the area is certainly not coming from the additional building. Right? So, so it's is it that just the basketball court behind and plus anything uh that's in front of the building? Members of the commission, uh it's it would so the 9% would be the the addition of the building, a little bit of pavement, and then the uh it would include the basketball court. Um the threshold right now as it is that's it's very very close, and I don't have the number on me. It's like just below the threshold. Uh so it's pretty close to 40 as it is. Okay. And that this is 49% of the total area or 49% of the area outside of some other discounts or uh the site. So the whole the parcel. Okay. Thank you. All right. Any further discussion? Otherwise, I would look for a motion. Motion to approve. I have a motion to approve from Commissioner Woodman. Do I have a second? I second. Second from Commissioner B. H. Any further discussion on the motion? Commissioner Britain. Does the motion include the conditions stipulated in the staff report? Good clarifying question. Commissioner Woodman is nodding his head, so I'm assuming that's a yes. All right. I was just bringing them up quick. Oh, perfect. All right. So, I have a motion to approve subject to commission or subject to the conditions in the staff report. I have a second for that motion. Any further discussion? All those in favor say I. I. Post say no. Motion carries 70. Item 6B is real estate equities Hadley Avenue Apartments cases CPZA ZP2024-024 with Samantha presenting. All right. Thank you. Good evening, Mr. Chair, members of the commission. Um, this item tonight is real estate equities who has applied for a comprehensive plan amendment reszoning and site plan review for a proposed 164 unit affordable rate apartment building. The 4.7 acre parcel in question is located at 100015 Hamlet Avenue uh lot one block one of the preserve at Prairie Dunes Plant which was approved in 2022. The current uh the parcel is currently guided as medium density residential in the 2040 comprehensive plan. Medium density residential allows 5 to 13 units per acre. Um this land was once guided industrial. However, with the realignment of Hadley and 100th Street, um the parcels no longer made sense to support an industrial development. Um the parcel's configuration also does not support uh medium density residential development with 164 units proposed by real estate equities. Um it would fit the definition for high density residential or 14 to 30 units per acre. Highdensity development here would function as a buffer between the industrial area and the single family and townhouse residences. In 2024, the DNR purchased the former driving range of the Mississippi Dunes golf course, preserving that area for development. The driving range was guided uh medium density residential in the 2040 plan. So to increase the density on the real estate equities parcel, uh the density allocated for the driving range is proposed to be transferred to the real estate equities property. The DNR property would then be guided guided park and open space in the 2050 comprehensive plan. This density transfer is consistent with the comprehensive plan by shifting this density within the same area of our community. Uh, the Metropolitan Council is also required to review and approve comprehensive plan amendments. The city's sector representative did verify the review and approval could be done administratively as it meets all of the criteria for an administrative review. The property must also be reszoned from egg 2 agricultural to R six highdensity residential, which would be consistent with the proposed comprehensive plan amendment. Apartments are a permitted use in the R six uh district. The applicant is proposing a fourstory uh apartment building which is under the maximum height allowed in the R six district. Uh all required setbacks, site coverage maximums, and parking requirements will be either met or exceeded with this proposal. The development would be accessed via Hamlet Avenue on the north side. There is a southbound left turn lane from Hadley onto Hamlet Avenue. Right now, the developer will be responsible for reconstructing Hamlet Avenue. The rights of way of Hadley and 100th Street were designed large enough to accommodate future road expansion if that were ever needed. At this time though, the existing transportation infrastructure is capable of handling the additional vehicle trips from the proposed apartment building. Uh there's not a schedule for that roadway project expansion. However, um it should be noted traffic volumes will be monitored as more traffic uses the area with the apartments and other single family residential development going on in the vicinity. An 8ft wide trail was constructed along 100th Street and Hadley Avenue during the reconstruction project and an 8 foot wide batuminous trail will be constructed by the developer on the north side of Hamlet Avenue. There will also be sidewalk connection points from the development to the trails along a 100th and uh Hamlet Avenue for apartment residents to access the trail system. The extension of the trail along Hamlet is consistent with the 2040 comprehensive plans park planned parks, open space, and trails map. Storm water ponding would be provided on the site uh on the west and north side of the site. The applicant proposes to provide landscaping that complies with city code requirements. There are 437 qualifying inches of trees on site, all of which are proposed to be removed. City code permits the removal of 40% of qualifying inches without mitigation required. Therefore, in excess of 262 in would be removed here and must be replaced at a rate of 50% or 131 in. The applicant will provide 30 replacement inches and pay cash in lie of mitigation for the remaining 101 inches. The applicant is proposed to use 65% class one materials um or stone and glass as required by the code. A material board was provided to planning staff and is pictured on the slide. Site lighting shall not exceed half a foot candle at the property line. The phototric plan that was submitted only shows parking lot foot candles and so the applicant will be required to update this plan before any building permits will be issued. With that I am done. Uh the recommendation for the three items, comprehensive plan, amendment, zoning amendment, and site plan review is on the screen for for you and I will stand for any questions and a representative from real estate equities is also here tonight. Thank you. Any questions for staff? Commissioner Britain, you mentioned that the density that was on the driving range for the old Mississippi Dunes was transferred to this site. Can you expand upon Met Council's requirement for our community as a whole to have a specific housing density within the community and how that may pertain to the desire to transfer density from one area to another? Yes, Commissioner Britain. Uh Mr. Chair, so the proposal would be for the uh density to be guided. So it has not happened yet. It would take this body and the city council to approve reguiding this parcel as highdensity residential. Um essentially the MET council's um it is in our 2040 comprehensive plan that this area was guided as medium density residential um just from a standpoint of density proposed development all of those sorts of things. However, with the DNR purchasing the driving range that land will be preserved. it will not be developed upon. So those units of density can be shifted within the same general area with Met Council approval um to give additional density to parcels within the same area. Um the Met Council's approval for administrative review includes things such as minimum parcel size um that this will not affect our you know public um utilities and infrastructure and things like that. So we have planned for this many units. They're just shifting from one part of the neighborhood or community we'll say to this specific parcel so that a higher density development can happen. So, how do we go from medium density, medium density to high density? Is it taking the number of homes that were or housing units that were predicted for this area here and the number that were predicted for this area over here and combining them and due to the challenge of the shape of this property required high density to over a broader area still having to support those same number of housing units is the reason why it needed to become high density. Yep. So, Commissioner Britain um you are correct. So, the the density for the medium density portion of this real estate equities parcel, like I mentioned in here, was up to, I believe, 15 units per acre. When we take the units per acre that were designated for the DNR's parcel, um, we're not going to be taking all of those units. We'll only be taking about 50 of those units that were designated for the DNR's parcel, shifting them to the real estate equities. So we are adding those together to on this real estate equities parcel um to get some uh greater density multif family housing that is greatly needed in the community as well as on this specific parcel medium density residential and single family homes on a 4.7 acre parcel would be much more difficult to develop. So, we're attempting to meet an overall community housing density and we're using this as a tool in order to meet those overall numbers for the community as a whole. Cor correct. Okay. Thank you, Mr. Fischer. Um, can you give an example, and you may not be able to given that you're fairly new here, um, of a time when we use transferred density in the past? Maybe Emily might be better suited to answer that. I could answer, but I'll let her go for whoever. Mr. Chair, Commissioner Fischer, I can think of two other instances. So the Norhart project, if you're familiar, in this exact same area, one of the parcels, we conveniently refer to it as the Pacific 40, but that Norheart project was approved with a transfer of density as well to meet that high density. Um, and then the second was a project, the Blue Stem Apartments. Um, we evaluated the area and some of that area was preserved for quite some time as as pond and open space and so that density was not ever used. And to Commissioner Britain's point, when we look at our comprehensive plan, uh the Metropolitan Council guides us to a a a total density or growth that they would like to see the community meet. Um and obviously that's spread ac across multiple different uh types of uh uh you know you have low density, medium, high and however uh the community development or develops you wanting to meet that standard that you've uh identified in your in your long range plan. So uh a little bit more than you asked for, Commissioner Fischer, but I hope that that answers your question. No, I understand. Where is the blue stem apartments again or do those not exist? Yeah, I don't remember. Yeah. Uh Mr. Mr. Chair, Commissioner Fischer, that is uh just across from Grove 80 or the old uh city hall Yep. location. Uh those apartments have just been constructed actually hopefully opening within the next month or so. Dunkin Donuts. Exactly. Yes, I know that place. Okay. Thank you. Thank you. Any further commissioner bot? So I I do see that there is already an existing highdensity uh residential area just next to the lot. Um why is not why is that lot not being used and why are you reszoning this lot? Commissioner, uh Mr. Chair, so that parcel that you are referring to is the former Norheart parcel uh that was approved for up to 299 uh apartment units um around 2023. um they were attempting to revamp their site plan last year. Um however, that project has now been withdrawn and will not be constructed. So the Norheart project was moving forward while this the real estate equities group was also try attempting to move forward with their project. Um so the Norhart project has been dropped. So that is why there is another high density parcel there. Um, and it is not real estate equities property and they were not working on on that because it was anticipated another apartment development was going there. Thank you, Mr. Woodman. Yeah. Is there a standard for the number of entries and exit for an apartment complex like this? I noticed there's only a single egress and ingress point. It would be going right onto Hamlet, which would then divert traffic down to Hadley and around. So, it's almost like to get in and out of the apartment complex, you have to drive all the way around the complex, which I'm sure homeowners in the area would rather have that exit directly onto 100th um and that type of thing. So, is there a a minimum or or the reasoning behind that? Uh I will I'll invite our engineer up uh assistant city engineer Crystal Raleigh and then it might be the applicant also looked like he may have wanted to step in and answer that. So, we'll take turns. Commissioner Woodman, Mr. Chair, members of the commission, um part of the reason for the entrance being right on the Hamlet Avenue, is that it's a lower volume roadway. Um when we've got a decent amount of traffic coming in and out of a apartment building, it's better to put them out on that lower volume roadway than it is to have several accesses on the high volume 100th Street or Hadley Avenue. We'll hold off on applicant. We'll get to you. We'll get to you guys. Um, we're going to do staff questions first though. So, any further questions for staff? Commissioner Stevens, this is for you. Um, so some of the storm water stuff there's and maybe you can just clarify a little bit. There was some discussion about the backtoback not meeting the freeboard requirements. Um I think my only question about that because it's so in the backto back Hamlet would overflow. Is that right? Okay. Commissioner Stevens, Mr. Chair, members of the commission, uh this is a really interesting site as it relates to storm water. It really sits in a low area. um which it doesn't appear to be a low area when you're out there, but there's not a lot of places for storm water to go. So, it's been an interesting challenge for the development to try to meet the city's um big freeboard standards. So, given that, uh we did have them run the backtoback 100-year. So, um I don't have my report right in front of me, but I believe that was something around the line of 14 inches of rain in a 24-h hour period um or perhaps a 48 hour period. We evaluated that condition to see what would the storm water do um in that instance. It would over top a little bit um out onto Hamlet Avenue. Um at that point it would be into the storm sewer system of Hamlet Avenue. If the storm sewer system is searchcharging, we did evaluate that neighborhood to the north to see are we flooding anybody out and we're not. Um yeah, it and that was again a backtoback 14 inches of rain. It's a a big event. Um so and they would still have if it flooded the apartment people, they'd still have access. They can just go around, right? Like if the crossing flooded, they still have access on Hamlet, right? That's correct. Yes. The Hamlet I know it's like there would maybe be 6 in of water in the street. I don't quote quote me on that. um okay you know number but the street would still be passable in that condition. Yes. And I saw that the apartments are like well above it. It's just the hamlet. So I just wanted to ask about that with the access. Yeah. The evaluation um what we were really looking at there was to see if it was going to over top and go down into their garage and it doesn't do that. It looks that's it looks like it just drops off down there. That's what I wanted to ask. Yep. So okay. So, thank you for clarifying that. I have another question, Mr. Fisher. Um, it was referenced several times that it this is helping meet the need of the community for this type of housing. How do we know that this is the type of housing that people in our community are looking for? Is there a survey or is there some sort of do you go off the census? like how does the city take those? I mean, where do we get that statement that we need that in our community? Yeah, good question. Uh, Commissioner Fischer, Mr. Chair, um, that comes from the Maxfield housing research study that we did in 2024 for the city of Cottage Grove. Um, that found that particularly the affordable rental market in Cottage Grove is at a 0% vacancy rate. So, there is a a pent up demand for this type of rental unit in the city. Um, I believe in the report it stated that Cottage Grove could support up to 177 units of affordable residential. So, so this will really go towards that that need in the community. Thank you. Give um with the parking garage being about 200 feet off from the entrance, where how how's garbage going to be taken care of there? I mean, are they going to have a separate stall? We'll be down in the parking ramps. Oh, good question. Probably for the applicant. Um, and then just what are the total number of stalls? I don't know if I missed it somewhere on here, but um, Commissioner Canal, uh, Mr. Chair, that is a good question. So, the total number of stalls is over 300 parking stalls total on the site. Um the uh they are required to by the county for some of their funding and things to have a 1:1 parking uh ratio of above ground parking I'll say. So they have 164 parking stalls outside open air and then they also have I believe it was around 140 or so underground stalls. So they are over 312 stalls which is over and above what is required by city code. Thank you. Any further questions for staff? All right. Thank you very much for fielding those. All right. And at this time, if the applicant would like to approach and add anything additional and maybe answer a couple additional questions. Good evening. My name is Enrique Williams with Cas Wilson Architects. Cas Wilson architect's address 1301 American Boulevard East in Bloomington, Minnesota. Uh I am the project manager and project architect for this particular building. Um I can speak to any questions you may have about the building itself. Just very high level, we are looking at four stories above grade, one level underground. The underground parking houses 148 parking stalls. There was a question about trash. Typically for this type of building, we have an internal trash and recycling chute that goes down to a trash collection room. And then during trash pickup days, the maintenance person will take a skid or four-wheel drive, cart the dumpsters out to the garage entrance for the uh garage trucks to come pick up the trash and leave. So, it's as invasive as possible. Uh there was a question about one entry point for the site. Um the site design was laid out for a number of different reasons. One of it being information from the traffic study, another one is working with the city. And the third is fire code. So when you're under approximately 200 units, you only need one entry in and out of the site. So um for the building itself, we designed the exterior facade to meet city code standards as listed in the report. So 35% class A materials, some class one materials. The primary material will be a cultured stone look adhered to the side of the building and then a mix of different varieties of siding, panel and wood look siding. Uh we have varying parapet heights, parapit heights at 47 ft above grade on average. The intent of the varying heights is to break down the scale and massing of the building overall as you work your way around. So, um, mix of one, two, and threebedroom units, uh, various sizes. So, just very high level description of the building. If you have any specific questions, I'd be happy to field whatever I can. All right. Thank you. Any questions for the applicant? Commissioner Fischer, it's me again. Um, I'm looking at one of the photos that shows the corner of the building really like very very close to the setbacks of the corner of the lot. Sure. Around the curve of 100th. I'm just curious if there are concerns of about traffic there like because that road's going to become very very busy over the next 101 15 years, right? With the with the development there and with the realignment that we have been planning and talking about. I'm just wondering if there's concerns about cars taking that curve too fast and slamming right into the building there because it just seems like it's very very close to that corner. And I know it technically meets setbacks, but also just knowing how people drive. It seems a little dangerous to me to have that so close there. Commissioner Fischer, Mr. Chair, um, one thing that's important to remember about those setbacks is that these are big wide rideaways. So we have 180 foot rideaway, I believe, dedicated through there. So, um, most typical subdivisions have a 60 foot right away and then that, you know, 20 foot setback. So, we're getting an additional, can't do the math, but it's quite a bit of open space. So, that it's not anticipated that that building corner is going to be a vision problem because it is set quite a ways back from the intersection itself because of that wide rightway. Okay. Thank you. Yep. Commissioner B. So regarding the Hamlet Avenue reignment, is that a permanent thing or is is it only during the construction? Because if I look at these uh drawings, it seems that it is a permanent thing that the Hamlet Avenue revenue is going to be realigned or rerooted. I I do see a curve coming up from the site plan. Commissioner Bot. Um, Hamlet will not be changed. Like the geometry of Hamlet Avenue, how it currently is, won't be changed. This driveway will be an additional driveway off of Hamlet as it is today. The developer will be required to um increase Hamlet Avenue is currently a rural section, so there's some gravel shoulders and ditches. uh the developers required to upgrade that to an urban section with curbon gutter uh storm sewer system. So that will be happening but the road that's there today will be there after the development. All right. Thank you. While you're still up actually if I can. Commissioner Woodman. Um is Hamlet and 100th all of that area. Are those roadways measured to be able to handle this capacity into the future? I'm just not familiar with that with that planning there. Yeah, Commissioner Wooden Woodman. Um the Hamlet and Hadley, I'm sorry, Hadley and 100th intersection was definitely designed with growth in mind. Um as we know this area, the city is expanding. Uh that design kind of started in 2016 and you know was finally finished up in construction last year, but it is set up for um additional traffic that's in this neighborhood and is going to be in this neighborhood over the next 5 to 10 to 15 years. Mhm. Further questions for applicants or staff, I guess, since Crystal's. All right. Seeing none, then thank you very much. Thank you. Uh we will open public hearing at this time. Before we have our first person step up, we did receive two letters um that were placed on the dis for commissioners. a letter from Annie Elmer and a letter from Lyall Bergman. Both of those will be included in the public record without objection. And so, whoever would like to step to the podium first, state your name and address, commissioners, my name is Mike Porter. I live at 9870 Hamlet Court. Uh, so I've lived uh in Hamlet Court for over 20 years. Um, it was all corn and I have no problem with change, but listening to some of the stuff that developer and um the ladies had said doesn't make a lot of sense to me. They talked about um they don't have enough space for the seepage and they talked about the garages. These all all these places have basements with egress windows. So you're not worried about the garage flooding. The house is going to flood. They talked about the dunes. The dunes is so far away and it's down. It doesn't matter how much or how big they build back there. I would never see it. I'd never hear it. It wouldn't matter about the dog park, the light. Nothing would bother me. These places are directly across from us. They will block our view. They will block your solar. The amount of traffic will triple from what people that are already living there. The people that live there. We have two exits for 144 places. that is probably five times the space. All they want is to come here and have an excuse to make a bunch of money. They are going to realign 100, build that stuff down by the highway when it gets when they when they get the realignment. It doesn't need to be across from us. Thank you. Thank you. I'm Nancy Delmore. I live at 98 35 Hamlet Lane. My basement has flooded several times and they've had to reddo the area around my basement. Um, that's before you do this rainwater issue. It my insurance company paid five grand and my homeowners association paid the outside costs. I am another thing to consider is that our Had Hamlet was not made to be a thoroughare. Hadley is made somewhat to be a thoroughfare, but we have a school on Hadley Avenue that when you go through there at different times of the day, there's children playing in that playground. Uh that road backs up when its parents are leaving off their children and picking them up. The school buses run all over there. The school bus runs on Ham Hamlet. That's where the kids from my neighborhood are picked up. This is just wrong. If you wanted to empty out on the hundth, that's a different story. If you go out there and look at the way it is, it's a mess. Uh they the re when they changed a hundred to go a different direction, it really made it so I have to go through my neighborhood instead of just going out on 100 and over to Jamaica. And now we're going to have all these extra people there. Um our the children in my neighborhood are used to playing in the neighborhood. Um often they're playing on the streets. I know that isn't probably right, but if you're going to turn it into a racetrack. Plus, when I was younger, I volunteered for South Washington County's Community Justice Program, and I know that 80 to 90% of the police calls were for the high density apartments. Thank you. Thank you. Hello. Um, my name is Andrew Nelson. Um, I live at 9874 Hamlet Lane South, which is again those town homes directly to the north. Um, kind of getting a lot of assurances that we're not really going to be affected, but I mean, we live there. It doesn't really pass the eye test to me, especially something of that density in a rather small section of land there, which again has a limited entry point as it is. The way things are currently, we're already getting a bunch of houses that are built that were not there even 10 years ago. We have massive expansion already going on in our neighborhood. And I can tell you even if people are going on to a hundth rather than Hadley, not everybody's going to be going on to a hundth. A lot of those people are going to be going up Hadley. And I don't know if anybody is aware of it on the console here, but 80th is already becoming a problem at the intersection at Hadley. 80th and Had and Hadley. Um it's backing up to the point where we're having accidents at that stoplight at the Holiday at 80th and there's another stoplight directly to um the east there from the 80th intersection with Hadley. And I can't see how this problem gets any better with all of that. And then on top of this, I feel like we don't talk enough about how the Pinehill Elementary School is already um at capacity and we didn't really get what we needed as far as expanding that. And we already have houses going up um near the dunes over there and all around our town homes. And I just I don't know. I guess I'm not understanding how what we're doing is going to be properly supported by the existing roads and the school infrastructure. And I know the school board's desperate to get their their schools expanded. And I feel like we're just putting them behind the eightball with all this on top of putting the rest of us behind the eightball with really a really concentrated large expansion in one area. Anyway, that's uh some of my concerns. Um hopefully that'll be things that'll be considered. Thank you. [Music] I'm sorry. Good to see you. Hello, Bonnie Matters, 6649 and Skip Avenue South. It's nice to see you. Um, my only questions are this. I know the Met Council requires high density. I understand that and I understand why. Um I guess what I would like to know is does the Met Council then look at the infrastructure that's required from a water standpoint uh energy standpoint for uh heating and lighting and also waste. So that's what I'd like to know. Thank you. Thank you. Any further comment? All right, seeing none, we will close public hearing on the application. Then I'm going to have staff address some of the concerns or questions that were brought up so that way we can get those answered for the commission. Thank you, Mr. Chair. All right. So, let's see here. So, when we talk about um the the storm water, the flooding of houses and everything across the street, um I will probably have to defer more to our engineering crew, but you know, I just want to make we heard Crystal talking about the um water that would over Spalenta Hamlet that would be 6 in. um that it's not anticipated that it would impact any of those surrounding residences, the town homes, single family homes, all of that um the um has been investigated. Um let's see. When we talk about the future, you know, realignment of 100th Street and better better places for this type of development, um the city is actively, you know, working on future redevelopment or future planning for these types of uh projects like the realignment of 100th Street. However, those those projects are not ready right now. um those areas are not ready for development right at this moment. And like I mentioned earlier, the housing research study says that we need this uh multif family housing in Cottage Grove right now to house our uh our people. There's a 0% vacancy rate right now. Um when we talk about the the schools and the overcapacity that um the city understands and the school district who was just here tonight of course understands all of that. The city has bi-weekly meetings with the school district. We are very much connected with them. They have several projects that they are bringing forward um including many more that you will be seeing in the coming year in the coming years ahead for expansion of various schools within Cottage Grove within the school district. So they school district is well aware of their needs. They are addressing those needs and the city is working with them on addressing those needs. Um when we talk of the you know the size of the parcel um the density the development size um it is like now this is a smaller parcel at 4.7 acres compared to say the other parcel the nor former Norheart parcel and everything um but the developer has done a very good job of of fitting in what they could fit in on this parcel as far as the number of units um the parking that they were required to add due to the county's requirement for that one to one outdoor parking. They've they've really, you know, fit what they could fit on the parcel. They meet all of the city's standards for, you know, our setbacks, our height, our impervious surface coverage, all of those items. Um, and then regarding the um MET councils um for higher density, if they look at, you know, energy, wastewater, all of those types of things, um that is another big part of what the Met Council does. They look at um not just the density needs, but if we need this density, how how will that affect the other portions of our of our communities? the waste water um the wastewater needs, the water needs, the um energy needs, all of that is something that the Met Council does take into consideration and it's something that we as a city are required to also be taking into consideration as we move towards our 2050 comprehensive planning process. I'll stop there. All right. I think that's all I had too. Um, Sam Samantha, I just do want to ask you about the density because there was I know there's been some discussion about the size of the property and is this an appropriate property based on it being just under 8 acres. I think it is um for a high density pro project. How we measure measure density, how the Met Council measures density is based on the size of the lot itself. Correct. Correct. And so when we're talking about a high density unit of being over 15 acre or 15 units per acre, that calculation is already factoring in the size of the property as well. Correct, Mr. You are correct. So um high density is going to be that 15 to up to 30 units per acre. Um when running the numbers for this particular project, we hit um around 21 units per acre. So we aren't even at that that total maximum there. Um however that is this number is what what the site can handle as far as and we can see that they are they are meeting all of our our code standards but they are they are meeting they are just meeting them. So um that's important to note. Okay. Thank you. Commissioner Britain could you um expand upon 100year backtoback and what that means and how likely it is to occur when you talk about storms. I that might be a crystal commissioner brain. I will certainly have Crystal expand upon that for you. And Crystal, maybe you can touch answer Commissioner Britain's question first, but then touch on the issues with neighbors having basement flooding and and Yep. what are what's going to happen with this project as well. Thank you. Yeah, commissioners. Um when we talk about the backtoback hundred-year storm, u this isn't something that we're modeling often. And this is something that we model in a condition where um you know some areas of development are situated maybe higher on a hill than other areas. So in those typical scenarios, we're evaluating a 100-year storm and looking at what where it over tops and what happens if we get some big catastrophic rain event. Um, in areas like this one when there's not really a lot of space for the storm water to go, um, that's when we look at a backtoback 100-year storm. So, we really dive in and, you know, double the amount of water that comes to the site, um, artificially through a storm water model. And then we look at where does the water pond to in this development when we run that backtoback storm. Uh it's important to note that the town homes to the north were constructed under different storm water standards which are less stringent than our storm water standards today. So while there may be some flooding that's happening in the town homes to the north on big storm events, it's likely due to the standards that that subdivision was designed under. um today's standards are much more stringent and we're requiring the site to contain more of its storm water than would have been required in the past. Does that answer the question? So 100 years back to back, how likely is that to occur? It isn't something you expect to happen very often. It's a worst case scenario that you're planning for and if it were to happen, you're expecting some water to pull off into the street, but it'd still be drivable. Yeah, that's correct. Um, I in my lifetime haven't seen a back-to-back 100red-year storm event. I I mean, I think we've seen some events around here maybe approaching 10 in in a 24-hour period. That's a pretty pretty high flood. Um, this wouldn't over top to Hamlet Avenue in a 10 in in 24-hour uh rain event. Um, it would take something bigger than that. And even in that instance where we're over topping to Hamlet Avenue, we're still not into this subdivision to the north. Um, okay. Thank you. Yes, Mr. Fisher. Do we know which school, which elementary school this parcel is being directed to? I know Pineh Hill is the closest one. However, I know that the the development to the would be west of there is Pullman. So, do we know where the kids that would potentially live here would go? You're looking at me like you know. Yeah, Mr. Chair, Commissioner Fischer, what I'll say is from a city's perspective, no, we don't know exactly. However, I do know that the school district um as Sam mentioned, we meet with them bi-weekly and we also provide them uh uh monthly updates um with our projects. And so I'm certain they're planning internally, but to your point, yes, some of those students are going to Armstrong, so Pineh Hill. I'm not certain the answer there cuz I the gentleman who was up here talking about the school being, you know, inundated. I see that. I live on that side of the highway, I guess, and we do see that. my kids go to Pullman and have seen a quite a large influx of kids from that new development just um south of Summers Landing. So um I do think that's an important consideration especially with something this large you know because the number of kids is bound to be pretty large. Yeah, I did want to mention that um the school district does utilize the comprehensive plans of the city when they're you know designing future plans for the school. So, they're looking at our future land use, too. Um, so I know they're anticipating growth and development in this area. Um, and that is triggering some of the projects that they're doing currently under that referendum, which, um, I understand I think Pine Hill's coming, right? Has this project specifically been addressed? Because we're we're asking to go from medium density to high density. I mean, that's a that's a fairly large jump in what they maybe have been planning for or considering, right? But with that density swap from the SNA property to this property, it's still the same amount of homes that they were in our planning. So, they haven't talked directly about this specific one, but not that I know of. And Okay. Uh, Mr. Mr. Chair, Commissioner Fischer, they're well aware that this project has been on the horizon. Um, this project has been in the works for quite some time and we've had that open communication with the school district. They're well aware. Okay. Thank you. Any further comments, discussion from commission? Okay. I don't see any. Well, I want to thank everyone for coming out um and giving your opinion, even just sitting and listening and and being a part of the process. Um it's not very often that we get a full audience to see these meetings. Um but anyone who's been here before can tell you I give the same speech when we have a lot of people show up is thank you for showing up. Um because this is the most direct form of government that has um an impact on your life every single day. Um, and so the fact that you show up and you care about your neighborhood, you care about your families, you care about your kids enough to come out on a Monday night when it's raining, cats and dogs outside, um, says a lot about you, and it says a lot about um, what you you want Cottage Grove to be better. All of us up here do, too. None of us are getting paid to do this. We all live in the community just like you, and we're trying to do what we think is best for the community based on the information we get. Um, what I can tell you is this. Based on my personal view of what's going on right now, at this point, it was already guided as medium residential. My back of the napkin math meant that even without reguiding this, a developer could already put 100 lot 100 units on that lot and would not have to come before us. We wouldn't have to be doing any reguiding, resoning, and they would already be able to do that without question. So the question is now if we're adding 50 more lots or 50 more units to this piece of property while protecting some other part of land in the in the city so that we can have some more park and open space. Does that make sense knowing we have a need for this type of housing where there is none left? To me that makes sense. I think the developer has done a good job here of making sure they're taking concerns about how many units are going in, about what's going on in this neighborhood, because they could have put a lot more lots on this property. I think the the planning staff report says they could have put 234 units on this piece of property and been within the high density. and they're not asking for that, but they're asking for something that is going to give the city what it needs as far as housing and is going to give them the ability to do this and obviously make some money because that's the business they're in. But it's something that the city needs um and at least in my view, I think the developer is trying to do what they can to make to be a good neighbor. Um and to make sure that the people who are moving into this area can do um can be neighbors to you all as well. Um, I think the concerns about the school district, obviously, that's a concern. The school district is a separate government organization. They have their own budget. They have their own needs. They control their own buildings. All we can do is tell them, "Here's what's going on in the city. Here's what we're expecting." And it's their job to make sure that they're budgeting and putting students in desks where they can do that. Um, based on the presentation I've seen tonight, I believe that this is in the best interest of the city and that there is a good reason to amend the comprehensive plan and reszone this property in order to do this development. Anyone else like to speak? Commissioner Stevens, I'll just clarify. I was asking um about the storm event knowing just just curious to kind of hear but that to add a little bit more clarification that backtoback storm event we were talking about it's less so just 100red-year event is less than a 1% chance back to back you have to have I don't know the statistics but 1% and then a 1% it's like it's rare um but it does look to me like obviously all of that work was done and the city would have all of that assessment and everything for any downstream impacts, which makes me um feel pretty good and like the due diligence was done um for the storm water piece of it. So, I mean, I agree. It seems like the developer has done everything kind of asked and done checked all the boxes and done what they could. Any further discussion? Commissioner Woodman, I do um I I am in agreement that it's it's likely the right the right plan forward, but I would like to have the city um come up with some type of comprehensive plan for this particular quadrant, like these four lots, at least an idea of what should be there. Um knowing that Northstar, whatever that was called, is now canceled or withdrawn, we're shifting what was going to be one big complex into another. What does that like ideal state, what do those four look like? Um, taking into consideration what's been shared tonight um since we do have three more lots there now um that don't really have clear owners to them. Um I would just like the city to come back with some type of idea in the future of of how those should be used ideally. Uh since I don't think putting four giant complexes there would be the right idea. Um but yeah, that's all. Thank you. Any further comments? I'll say one thing. Commissioner Fischer, this one is hard for me personally because I I understand what everyone has said out there. Um but as a commissioner and as somebody looking at this um willing seller, willing buyer, a plan that meets all of the laws and codes that we work so hard to keep updated and clear. Um, you know, it's it's something I agree with my fellow commissioners that have spoken that it's something that we we can't legally as a commission say no to. So, right. Is that reasonable? I agree. So, um, so I appreciate uh what uh Chair Frasier said too about that we we like when people come out and talk about it and so that's all I have to say. Yep. Thank you. Anyone further? All right. Seeing none at this time, I would entertain a motion. Well, since our whole role here is to interpret the zoning and planning rules that we have in place and apply them to the project before us, I see that this project meets the rules that the community has in place at this time. And I make a motion to approve based on the findings of fact and subject to the conditions stipulated in the staff report. All right. Thank you. I have a a motion from Commissioner Britain. Do I have a second? I'll second. Second from Commissioner Stevens. Any further discussion on the motion? Seeing none, all those in favor say I. I. I. Post say no. Motion carries 70. Item 6 C tonight is the Summer Woods application case ZA PP2025- Z001. There was a request from staff and the applicant to move that to the June meeting. Um and so without objection, we'll just table that or do we need a mo vote on that? All right. So, we do need a motion and a vote on that. And so, based on the request by staff and the applicant, is there a motion to move? I will make a motion to table the Summerwoods cases to the June 23rd meeting. All right. I have a motion to table the Summerwoods application to the next meeting on June 23rd. Is our second? Second. Second from Commissioner Woodman. All those in favor say I. I. I. Say no. Motion carry 70. Item seven. 7A is the approval of the March 24th, 2024 planning commission meeting minutes. Unless there are any additions or modifications, I'd look for a motion to approve. Motion to approve March minutes. Motion to approve from Commissioner Canable. Do I have a second? I second. Second from Commissioner Bot. All those in favor say I. I. I. Post say no. Motion carry 70. Item eight is reports. 8A is recap of April and May city council meetings with Emily presenting. Mr. Mr. Chair, members of the commission, ironically, u going all the way back to April and uh our meeting in April was cancelled due to some inclement weather, but hopefully it was just some rain out there this evening. Um so, back to April 2nd. Uh the council did approve the Mississippi Landing second edition final plat, which is an additional 80 uh lots that were approved then down in that Mississippi Landing development. Uh things are moving along down there quite well, so we'll see the activity for that second addition uh this summer, this construction season. Um the quick trip site plan um that was before you a handful of months ago on Jamaica 95th was approved at that council meeting that evening. Um and finally the council did meet uh with Twin City Land uh who was a developer working um with uh the Tank family ultimately the property on the east side of Keats Avenue. Um in the very early stages just taking a look at a or a concept plan um for those acres on that side of Keats Avenue. Um, so I would anticipate perhaps that will come before you. So I wanted you to have a heads up that those conversations were happening. Uh, April 16th meeting, uh, the council did adopt, uh, the the housing study, uh, that you had heard mentioned earlier this evening. Um, we did a lot of work over the last year, uh, to make sure that we had a solidified study. So, Maxfield um, does have that complete study in our files. um uh the annual code updates that were before you earlier this year. We try to make sure that we're staying on top of our code and as we navigate through um uh the year if there are different codes that need to be updated, tweaked uh to be easier to enforce or or um uh uh integrate and as part of projects. We want to make sure that we're staying up on those. Those were approved. Um uh finally, Leafline Labs, uh their conditional use permit request was approved as well. Uh May 7th, I only had one that I wanted to mention is we did uh council did approve the hiring of a city engineer. Um that position has been open for some time. So Paul Spanholtz uh will be joining uh the organization uh sometime around mid June as he transitions into his new position. So we're looking forward to filling that. And then May 21st, that final meeting in May, um is actually uh this week. So I'm a little bit ahead, but the council will be reviewing the Lockidge final plat um which is that parcel just uh close to our Woodbury border on Jamaica Avenue there. So they'll be entertaining that final plat um for that work perhaps to start this summer. So that was a mouthful. Uh two months worth of updates. Um as you can see, uh Mr. Justin Olsson is not with us this evening as he is in uh Las Vegas at the ICSC conference. Um however Dave Clawson has joined us this evening and he has made himself available for any questions that you all might have for him this evening. Thank you Emily just filling in for Justin and Justin's much better at speaking than I am. Uh if you have any questions for the council happy to try and answer them but she did a great job of reviewing the last two months. All right. Thank you. Any questions for Emily or Council Member Cla? That uh the plat by Woodbury, that's the next extension of uh Rivian Parkway, correct? Is that the plat? Mr. Chair, Commissioner Woodman. Yes. So, as a part of that project, that uh segment of Rivian Parkway will go in as well. All right. Thank you. B was response to planning commission inquiries. I don't think we had any from the last meeting. Oh, just one. Emily, go ahead. Mr. Chair, uh there was a a response in their letter. Uh there were some questions posed about um the uh code amendments and the uh EISAW process and how that relates to state statute. So, there was a response in there for you. That's right. Thank you for reminding me about that. All right. So, we did receive that letter. It was part of the packet. Um so, we'll consider that closed. Um C tonight is planning commission requests. Any requests from commission? Have one. Yeah. So um as we're going through the discussion today, I was wondering can we get a quick guide somewhere uh with respect to all these zoning u min and max uh specifications with regard to number of housings? I know it's included in the packet instead of going back to the packet every time to look look up that answer. I mean, could we have like a I don't know, a website or someplace where we can easily access those. Yeah, Mr. Chair, Commissioner Bot, we'd be happy to put together I'm going to call a little bit of maybe a cheat sheet. Um, that would be a quick reference guide for all of you. Absolutely. Right. If you could print that out and have it ready, that'll be great. Yes, we'd be happy to. Thank you. Any further requests, Commissioner Bot? Uh, one more request. And again going back uh we keep talking about this Met Council service with regard to um the fact that we have no u um um affordable housing left in the city. Is that again somewhere uh we can access that information? Mr. Chair, Commissioner Bot, yes, we can provide you those sections of our comprehensive code or our comprehensive plan as well as our housing study that was just recently adopted. Um, and all of that data is incorporated into both of those documents. Thank you. I was just going to say she presented that the minute I asked that question. I remembered her presenting that a few months ago, right? March meeting, I think, or Yeah. Yeah. So, sorry. All right. Any further requests? All right. We'll move on to nine, which is the annual organizational meeting. Um, we already did uh officers at the March meeting, but there was a motion by staff to table the rules until our next meeting. We missed April, so here we are in May. Um, the proposed rules were included at the back of the packet uh for everyone to review. Unless there are any Emily, you don't want to highlight anything for us? All right. So unless there are any additions or modifications someone wants to make to the rules, I would look for a motion to approve the rules. I will make a motion to approve the rules for the 2025 planning commission. I have a motion from Commissioner Fischer. Do I have a second? Second. Second from Commissioner Canal. All those in favor say I. I. Post say no. Motion carries. 70. Last thing before we adjourn tonight, this is Commissioner Stevens last meeting. Um so we will miss her on the commission. Um thank you Emily. You've been a very um a great member to have just because you have that engineering background and the the um storm water background in order to field those questions and ask those questions at appropriate because most of that most of that goes way over my head. So I really appreciate your your expertise you bring to the commission um and the fact that you do such a great job every time I come to meetings. So, thank you very much for for your uh work for the city um and the work for this commission. So, we'll miss you. Thank you. Anything you'd like to say? The floor is yours. Uh just just thank you. I'll hopefully be back. Hopefully, it's just a break. So, yeah, it's been great working with you all. So, I've learned a lot. All right. Well, with that then I will look for a motion to adjourn. Oh, what are you doing? Motion to adjurnn. I have a motion to adjurnn from Commissioner Stevens. Do I have a second? I'll second. Second from Commissioner Fischer. All those in favor say I. I. Post say no. Motion carries 70. We are adjourned.