 You think he's out of here? Though the time is four o'clock, I'd like to call the meeting of the city planning Commission to order with a About I'd like to call this meeting of the city planning Commission to order With the planner police call the roll call Mayor van der steen here older person born Here Ryan sasma Jerry Jones Marilyn Montemire here Dave Hoffman here Don's feet on we have a quorum. Thank you very much. Next is the Pledge of Allegiance Please stand and join me in reciting this a Allegiance to the flag of the United States of America and to the Republic for which it stands One nation under God indivisible with liberty and justice for all Next item is to introduce the committee members and Commission members Dave you want to start? Mike van der steen mayor and chair Chad Pellishek planning director Steve so glossy from the planning department Online Marilyn Marilyn Monty may or citizen representative. Thank you Jim Alderman Jim born of the 10th district on the alderman on the plan Commission Jerry Jerry Jones vice chair and citizen member Very good. Thank you for those introductions Does anyone have any conflict of interest with the items on our agenda today? See none will go on to the minutes I'd entertain a motion to approve the planning Commission minutes from January 12th of 2021 Thank you for that motion in support is there any discussion on those minutes See none all those in favor, please signify by saying aye Chair votes aye Opposed motion passes Then we'll move on to items for discussion and possible action Item 3.1 is an application for conditional use permit with exceptions by the Sporgan area school district To construct a new storage building and a new salt shed at the Horace mann middle school located at 2820 Union Avenue Steve I want to start out. Thanks, mayor We have Joel Volmer from the school district here Matt Wolfert Who's with Bray architects working with the school district and I believe Mark Miller from Bray architects is also on the line What we're taking a look at today is the Shabuigan area school district is proposing to construct a new warehouse building and salt shed at Horace mann located at 2820 Union Avenue The new warehouse is approximately 9,000 square feet and the salt shed is about approximately 750 square feet the new warehouse building is mainly designed for Equipment storage with a lot of the equipment that is both used by the school district elsewhere as well as a lot A number of the equipment that's used for the new soccer fields and at Horace mann the salt shed is obviously a part of this Project and has used that a number of the different sites the district has Horace mann was selected for this particular these structures because lands already owned It's near existing soccer fields where much of the equipment is you it will be stored It's also close to the recreation department maintenance garage on the facility And the new facilities will allow the district to properly store assets and equipment where their existing storage Facilities are not ventilated or heated which are not conducive environments for the equipment that they use Presently the district has a storage facility located at 1230 south 24th Street if you wouldn't mind that's all the way at the very bottom and That's just a it's just a older warehouse facility that you can see from the picture And it's also Located in a residential neighborhood you can see there's two houses next door across the street It's all it's all residential in this neighborhood and with the completion of the new warehouse structures the district will be able to eliminate and Potentially demolish this and maybe at some point time in the future whether it's through the school district or others Maybe sell the land possibly I might be speaking out of turn and the school district can confirm this but maybe there's the opportunity to Demolish that and then finish it off with Residences which would be more appropriate for the neighborhood in addition they lease us about approximately about 7600 square foot building from Boots and Brothers construction, so they'll be able to get out of that lease as well. So the the buildings are kind of located at the North west side of the site the access it would be from Georgia Avenue. You can see That it's located west of the parking and north of their tennis courts. It's approximately the buildings are Approximately 21 feet for the warehouse and 16 feet for the salt shed Or I'm sorry and 19 feet for the salt shed and They're approximately 16 feet below the grade of Georgia Avenue So there are a couple of variances being asked for Typically for accessory buildings. We allow for 15 feet structures They're asking for the warehouse to be 21 feet and for the salt shed to be 19 feet And they are asking a variance for the from some of the landscape requirements So staff was recommending approval of the project and I can answer any questions and the applicants are here Thank you very much for that report Steve Would the school district like to offer any additional information? Thanks, Steve with what though good to speak into the mic. I'm sorry. Can you remind me on the? Landscaping one is just some shrubbery and stuff. Yeah. Yeah, I mean there's a little bit of landscaping that would be associated with this and so we You know as part of I think you guys were looking to kind of hide it and stuff But there is a little bit with the construction. Yes landscaping that would be required. So you just Submit that plan right as far as the Building height school it was just because a couple of the vehicles that we have The height of the vehicles backing them in and so forth with the door openings required a little bit higher structure Very good Commissioners, do you have any questions go ahead Ryan? Go ahead we have Ryan first and then Marilyn You have a storage building there something like that that is the can't hear Ryan You repeat that Ryan what yeah staff was wondering what what's going to be to what's gonna happen? You're building a 12 30 cell 24 Street apparently you have a storage building there That's the one the What's it? Yeah, no, that's the other 12 30 yet. Is that what was the address Ryan 12 30 South 24 That's the one in the residential neighborhood. Oh That's the one that you had just shown. Yeah, right, right. Yeah, the goal like like Steve said the goal there is either to sell that lot outright take and then or Take down that building and build a Residence there of some sort through the either using the school, you know that we have our school building projects, right? So very good. Thank you Marilyn Solidation in an accessible area and you've planned it well, so I'd like to make a motion to approve subject to staff recommendations Thank you for that motion Under discussion Jim did you have a comment? I had a Yes, I did have a question there. Thank you. This is either for Steve or our city engineer Are there any concerns with assault shed with any? Concerns with the DNR as far as salt runoff or anything like that I remember a few years ago We had some issues with our city salt shelf city salt shed down a DPW Is there any way that the residue from that salt has to be contained as time goes along? Go ahead Ryan. I'm not aware of any permitting or did school district check into that at all There's any kind of permitting for that at all Good afternoon Matt Wilford Bray architects the civil engineer retler Corporation will be doing a stormwater analysis for the project as well We're not disturbing sufficient area to do a major stormwater improvement plan but because we have stormwater features on site already that control quality and Quantity we're going to be taking advantage of those features with this stormwater runoff as well So no concerns regarding salt appreciate the question, but and we will validate with the civil engineer that any concerns are addressed Appreciate that thought Thank you. Is there any other discussion? Now who had the second Jim Jim. Okay, Jim very good See no other discussion with it. Please call the roll Mayor van der steen. All right older person born Ryan sasma I Jerry Jones Marilyn Montemire Dave Hoffman dance feet on all eyes motion passes Good luck with your project. Thank you Item 3.2 is an application for conditional use exceptions by Stefan O'Vigiletti to construct a new cooler addition at the previously approved slow foods Grocery store at 731, Pennsylvania Avenue Steve Thanks, Mayor. Um, is there anyone on the line for this John and us or Stefan O'Vigiletti? Hi guys, thanks. Okay What we're taking a look at is as the plan Commission's aware Stefano had been in September of 19 for the proposed slow foods grocery store and They had received approval Subsequent to that They had hired the new architect and they started to do some Space planning for the interior layout of the grocery store and butcher and bakery and As they started to lay that plan out It was decided that it probably made the most sense to try and construct a cooler out Outside in order to maintain a lot of the interior space for the rest of the Grocery and bakery and deli and things of that nature. So that's why we're here today We're taking a look at the cooler the proposed cooler is approximately 800 square feet and will be located on the east side of the Grocery store adjacent to the parking lot The coolers being used to store all the items they need cooled or frozen for food prep area deli butcher line the cooler Will be cladded in cedar siding with a flat rubber roof The cedar will be directly attached to the visible faces of the cooler All right, she didn't care for this one Stefano, we're still moving along though and so anyways Yes, and so one one of the things that Staff had worked with the architect and the applicant on is just the look of the cooler itself They've done a really nice job in terms of the grocery store structure And so when discussing the cooler one of the things that the architect and the applicant are proposing is to have That cooler clad in the same cedar that is presently on the grocery store and in addition to that They're gonna have some Trellises attached to that so that they could actually have some additional Landscaping that could be growing on that Cooler on those trellises as well. So they've taken a look. It's a it's a visible area They've done a great job with the grocery store building and now the cooler They've taken that into account now adding some aspects to it so that that also will be attractive as well Other than that, let's see the girl like we said the groceries well designed So it's important to have that cooler well designed and we believe that they're doing that The biggest thing with the condition is you see the plans before you and that Right now this is not going to architecture review It's just going to plan commission because it's a small project, but they would have to Install or construct the Cooler as depicted by the architect in the in the plan you see before you They also talk a little bit about a landscape Island could you go up to that first one? or this one right here and You can see just on in the shaded area and just on the East side of the cooler between the parking lot and the new cooler there will be some Landscaping in there so we just might want to touch base with the Applicant to better understand what they're planning on putting there and what they might put on the cooler Just to get an understanding of what that might look you know What types of plant what it might look like say for example in winter time and how it's maintained throughout the year So other than that staff was recommending approval of the project subject to the conditions you have and I can answer any Questions and the applicants are on the phone. Thank you very much for that report Steve One of you like to explain the landscaping strip there John you want to do it. You want me to do it. It probably you've got more experience. What do you think? I? Can go ahead and explain We have a little bit of space that we can add in front of that cooler for landscaping That allows us to have a parking requirement that we need and the lane width between the two parking spaces So it's not a very large depth for the landscaping. We do have the trellises on the cooler Therefore, we're looking to plant some sort of vine climbing perennial in that landscaping bed That climbs on to the trellises of the cooler and provides a greenery Stefano, I just want to say you've done a great job and the work that you've presented to us We're really looking forward to your project coming to a completion. Is there anything else you'd like to add about this project? I think our coolers might look better than a building looked before so I'm kind of excited about it There's a bit ugly back there. So and it's gonna be I think it'll look really sharp We're hoping to get ready by summer here. I think it's gonna be a great thing for downtown Shebaughina. We're happy to bring it Very good. Thank you very much for that information Commissioners, do you have any questions? Monty may are Please go ahead Oh Well, Stefano always runs a classy operation I feel sure He does will not be an eyesore. So I'd like to make a motion to approve subject to staff recommendations Is there a second born? Thank you very much second born That motion's on the floor. Is there any further discussion? I Have a question there. Please go ahead Thank you, mayor, I read over when I was reading over the proposal everything looks great But I did they have one question and that is For if I read the proposal correctly the the cooler is going to go on top of the existing pavement Either black top or cement. Is there any concern there? Architecturally or engineering wise that where you're going to put the cooler is sufficient to bear the weight of the cooler Is it sufficient sickness or will that have to be well that is that is that at any consideration at all or has that been looked at? $30,000 on a new slam Answers the question. Thank you. Yeah, one of the things that we had done was worked with Stefano a while ago in terms of making sure that a footing was put in there that would be able to Support the cooler and so while they were doing some other work last fall They came in and did that work at that time in preparation of this moment where it got approved And then they could move forward. So that has been addressed Thank you Good we did it because ground can move and those coolers might have been Shifting and so it was actually Todd minkin and fine brothers that caught it and I'm glad he did because we would have had an Issue I think down the road had we not done that. It was a pretty substantial job. They did Very good the only reason I asked the question is that in their proposal? It didn't it just said it was going to be built on existing and I didn't know New so thank you very much You're welcome Very good. Any other discussion here Steve? All right stuff and all the big question everyone's asking and that you're prepared for We got to hear it slow foods Like that like why I'm calling it that yeah, yep Sure, so so the logo is a little yellow snail on a skateboard, which is kind of fun I'll start with that slow food is an organization that was begun in the 80s in Rome In reaction to a McDonald's opening and the person was so aghast that this had happened that they began an entire What became a worldwide association? They have a big thing every year in Turin So there's slow food. There's slow meat. There's a slow fish organization they get involved in education. It is all based Really on sort of just what it kind of says the opposite of fast. It's all about sourcing sustainably sourcing close to home sourcing from producers who Are good stewards of the earth? It's you know, if you if you search for example on the slow meat side It might tell you it will tell you how many pounds of meat each American eats a year relative to the rest of the world and kind of goes down the path of Sort of what we're looking at doing. I'll give an example We brought in a a Murray gray steer last we were bringing in a black angus next We were buying whole steer from these local farmers Whose dream is to have a farm and raise a herd of Murray gray Which is the most efficient breed at turning grass into fat And so we're able to meet with this young couple and watch them now buy a herd and expand and have their dream of a Of a life of farming in Wisconsin Only about an hour from us. So they will be purchasing a herd now to supply us So that kind of the the one of the best examples I could give of slow food. So it's about sourcing close to home not The opposite of fast food essentially and the whole idea of the snail on a skateboard is kind of to say The experience will be quick. It'll be efficient. It'll be modern. It'll be exciting But behind it The mission behind it is all about buying local things from springdale farm and from local farmers and supporting people within our Economy who are close to us here We like to say eat a burger clean a stream So when when we when we source we're sourcing Using that slow food mentality Thank you very much for that explanation and story In the state of wisconsin that exists. So there are chapters all over the country and all over the world Very good See no other discussion Please call the roll. Mayor vandersteen. I older person boron Ryan sasma. Hi jerry jones jerry jones Marilyn montemite Hi Dave hoffman Don sweeton Six eyes motion passes Good luck with everything. Stefano. It sounds like it's really fantastic And we appreciate it. We're happy to bring it to shaboy and can't wait We can't either Thank you. You're welcome We'll move on to item 3.3, which is an application for a conditional use permit with exceptions by vision architecture remodel the existing vacant car wash portion of the building into an Additional dining and kitchen space at the harbour petro station located at 905 indiana avenue steve Thanks, mayor. Um, the property is owned by Barsova aracari And I believe adam james and maybe a jeff peterson are Adams from vision architects and jeff is from cr structures. I don't know if you guys are online um, so what we're taking a look at is uh 905 indiana avenue and this is referred to as the harbour petro The existing business is operating as a convenience store and service station And the existing building or orientation design and overall characteristics will remain The renovation will occur within the existing building walls. There's no additions that are planned as part of the project The goal of the project is convert the abandoned car wash bay, which is on kind of the can see on the plan on the Southwest side of the building Is to convert that into an approximate small restaurant approximately 1300 square feet Would have two restrooms an order counter and some limited seating for approximately about 12 customers And it's anticipated that most of the restaurant orders would be Grab and go the kitchen would be run by the same ownership as the gas station um The project will install new front windows to the north and south sides of the former car wash portion of the building And repaint the exterior facade The intents to modernize the facility and provide more visual interest through Horizontal and vertical elements the red mansard roof would maintain. Would you mind going to the building elevations? um A combination of gray tones are incorporated to provide a base and mill for the building and a dark gray color is used to Introduce vertical elements to a otherwise horizontal building A new dumpster enclosure will be provided on the west side of the building and the enclosure will be constructed of concrete Masonry and will be painted to match the building and locating that dumpster enclosure location on the west side of the building Will make it less visible The applicant believes that the proposed renovations will significantly improve the aesthetics of the building along Indiana avenue and south nine street and the building will look better with fresh paint and good well thought out paint scheme The additional landscape and agreed space will improve the visual aesthetics of the site and will soften the development um A couple of if you wouldn't mind going to the site plan So uh Planning and engineering staff maybe one down. Yeah, that one. Um The planning and engineering staffs have discussed the option of possibly improving The city of shabuigan south nine street probably right away along the east side of the site, which is presently asphalt Um in order to improve the aesthetics of the site The city is proposing to improve the right-of-way area between the access drive between the two access drives to sanards city City specifications, which means basically removing that asphalt that's in there and installing curb gutter and the grass boulevard With that improved we believe that that improved there's not much green space on the site and that would improve that street frontage The applicant is presently showing you can see on the east side. They're showing a couple of Trees or bushes and some Landscaped area. They were thinking about doing a 1.5 inch river rock and some plantings That present asphalt on the side is very tired and unappealing And they've oftentimes kept dumpsters and soda machines and vehicles there in the past And since the city is looking to improve that right-of-way portion of south nine street Its staff position at the east side of the property between the building and property Should be improved with grass instead of the river rock Still some additional plantings, but to also really Improve the aesthetics both in the right-of-way as long and on that side to get some grass and some landscaping in that area um A couple other comments the plan commission may want to have the applicant address The the time frame as to when you know, they would plan to do the landscaping obviously The improvements and the dump that would go for the landscaping and the dumpster because the improvements are all interior So we'd like to have an idea as to when those might occur and As conditions of approval those definitely will have dates certain that those need to be completed by I didn't know if there was any thoughts About signage if so they could always come in at a later date with that There are a number of temporary signs on the building and on the poles and on the pylon sign And one of the conditions will be that these temporary signs be eliminated from the site There is a air unit on the east side of the building and i'm not sure if it's functioning or not Doesn't have a cover on it. So if that's not functioning we'd want to see that that's removed There's a pay phone next to the pylon sign I don't know if that's functioning if it is fine But if it's not we'd like to see that removed And then there's a blank white space On the pylon sign where the type of fuels should be listed next to a gas price like mid-grade or A premium or what have you so we'd like to see that that is taken care of as well Plan commission should be aware that building inspection planning and police department have all had interactions with this property In the past concerning previous auto repair use stumped stairs along nine street debris equipments So the plan commission should just be aware that we've spent some time there and the applicant needs to be prepared to You know, he's he's proposing a very nice project But uh, uh, the city, you know, would like to see the overall look and feel of indiana avenue corridor improve The new paint scheme the storefront designs dumps during closure and landscaping will certainly help the aesthetics of this property The harbor metro remodel project has the potential to positively impact the look and feel of this neighborhood So staff is recommending approval of the project many of the things we discussed our conditions of approval And staff is recommending approval and if yet anyone has any questions, I can answer them and the applicants are online Thank you very much for that report steve Gentlemen, would you like to add anything to that or answer any of the questions that steve posed? He talked about the time frame. Could you respond to that and what your expected completion date is? I can speak to that. Uh, so obviously exterior painting landscaping exterior concrete work Would not be able to be completed until frost and weather conditions allow for it So as soon as weather conditions allow for it, we would paint the exterior and improve the exterior facades Obviously landscaping urban gutter and any concrete that we were going to do Would immediately follow the exterior facade upgrade So the time frame would be mid april to start network Any idea of the expected completion date? If things go well Well, the interior restaurant should be about a six to eight week duration Obviously, there will be a lag or a gap between the completion of the interior and The exterior work But the overall project should be completed by the middle of may Thank you and then Did you want to come in for later for the sign or do you have all the signs you need? The signs the middle will be a separate submittal Very good. Thank you for that information commissioners any other discussion or motions Monty may or Go ahead It's just a better appearance Definitely equals more customers the nicer it looks the more customers will be knocking on your door So i'd like to make a recommendation for approval subject to staff recommendation Thank you for that motion and support one last call for any additional con discussion Seeing none Would you please call the roll? Mayor van der steen. I older person born Ryan sasma Jerry jones maryland montemire Dave hoffman Don's feet on All eyes Motion passes. Thank you very much for your your time today gentlemen Good luck with your project Thank you very much We're looking at our next meeting date would be in the back in the back One more. There's another one on there Oh, okay Item 3.4 is an application for a conditional use permit with exceptions by vision architecture to construct a new convenience store And service station at the southeast corner of north 26th street and superior avenue Steve got a report on this. Yes. Thanks mayor So this is mr. Barsova at a harry again and the same gentleman Adam james and jeff peterson are again representing Mr. Atta carry on this new project So what we're taking a look is a vacant undeveloped property at the um southeast corner of north 26th street and superior avenue The applicant's looking at proposing construction of a 3000 square foot convenience store with an attached dumpster enclosure and separate fueling canopy for gas Buildings oriented to face superior avenue and includes a corner tower element facing the intersection of superior avenue in north 26 The building designs intended to be simple welcoming and high quality The white facade was chosen to create a clean exterior and the charcoal trim adds contrast and definition to the building edges A corner entrance faces the street intersection to welcome visitors while center entrance Creates a convenient entry for a quick walk into the convenience store and the stone base anchors the building and provides a nice warmth and texture There will be a small restaurant space on the west side of the building and the restaurant will have approximately 8 to 12 seats And we'll serve menu of pizza sandwiches fish fried deep fried appetizers Proposed stores projected to have approximately 8 to 10 employees Uh applicants indicates there would be no outdoor storage. So again, we're looking at a 3000 square foot Convenience store about a 1300 square foot gas fueling canopy um At this point in time the gap the canopy is not a part of this proposal It is strictly gives you an idea as to what it will look like And the canopy will have to come in at a later date for review and approval The reason for that is there would be a my understanding is a separate contractor will be participating in submitting the canopy Applicant indicates that there would be air and vacuums on the site, but does not indicate where those are to take place Just want to make sure there are some residences in the area and want to just be mindful of where we're submitting those So they'll work with staff with that the site design does include approximately seven parking stalls They do show in concept a monument sign, but that's concept only so they would need to Come to staff at a later date with regards to their signage A dumpster enclosure is to be located on the east side of the building um So like I said the canopy will come in at a later date. There are two Ingress egress points to the site one is on superior on the east side of the site And one is about the midpoint of the property along North 26th street Let's see the property is made up of two parcels at this point in time So before any type of building permit issue issuance, the parcels would need to be combined um plan commission may want to have the applicant address a couple things is uh It's staff's understanding that this may be an amaco. I don't know if they can verify the fuel brand um any sort of timeframe that we might expect the canopy drawings Again discussion on the vacuums as to where those may be located Any idea if they have any idea where the tanks underground tanks might be on the site And um just with regards to the site itself There are some residences on the north side of the site If you take a look at the fuel fueling canopy, you can see that the vehicles are headed north south And so um when the applicants work with staff on their landscape plan We certainly will be recommending and encouraging them to take into consideration Where those vehicles face to the north and try to add some landscaping so the lights aren't shining Into the residences across the street. There are a couple of variances one is to have a 6.3 foot Rear property line setback in order to make everything fit the way it is It's fairly tight and there's still a decent amount of setback along that commercial building to the south So uh staff was okay with that They would be looking at some locational landscape variances And they are requesting to develop on the half acre lot um plan commission should be aware that staff has Had some issues with mr. Atakari's properties in other areas of the city and a recent site inspection revealed Um at 905, which is the site we're talking about there's a couple dumpsters You know, hopefully these issues will be addressed based on the last Application but there's temporary cigarette signs on the pylon sign the pay foam the different HVAC things And mechanical equipment that don't look like are functioning that we want to see removed at the shelf station at 1710 Which is one we recently looked at the dumpsters are located outside of the enclosure He has temporary cigarette signs located on posts and bollards throughout his site And uh, he has not completed the landscaping that was required to be done there And the plan commission had approved some of the electronic message center signed at the site so that there wouldn't be the Need for temporary signage Uh at 810 north 14th street tidy store um, he has temporary cigarette Signs located on his posts and bollards a couple of soda machines and again We had approved some reader board uh electronic reader boards so that they didn't need the temporary sign aspects Um, this development will certainly change the appearance of the property and based on the building and site design Has the ability to possibly impact the look and feel of superior avenue in this mixed use neighborhood Therefore, it's imperative that mr. out of care Uh, out of kari properly maintain the new facility and property and not have the site scattered with temporary sign Soda machines on enclosed storage in addition staff will be requiring a condition of approval that these Issues listed above at the other stations be adequately addressed prior to issuing the building permit So it is a real opportunity here It is a nice site design and building design and staff is recommending approval of the proposal subject to the conditions you have before you Thank you very much for that report gentlemen. Did you have any comments or presentation you'd like to make on this one? I don't begin uh, jeff and chad can probably comment on the timing timing as far as beginning of construction I guess I beginning and end of construction Obviously it's based on approval today and then uh full full civil full architectural full structural so The plan would be to start the construction June early summer And it's about a seven to eight month duration and then Steve you had a couple other questions. Yeah, just just just the other things that you can Pass on to dave is just that you know those concerns have been raised and and you know staff certainly Wants to work with him to get these things done And as soon as he can clean up some of those items and and address some of those slow And and get the drainage plans and landscaping plans and will be willing to work with him on getting those permits Issued for this project because like I said it you know based on the drawings and things like that it is a nice site design and building I was just wondering if it's but be possible to Put the fueling area in and have angled parking so that the lights are not going straight across the road It looks like the traffic flow would move fairly easily there But I don't know if that would take more real estate that it's not available Certainly look at it Right now the driveway that comes out onto superior avenue is actually in the intersection So as the cars leave the station onto superior their headlights would be Shining down the the road across the way I'm thinking of them when they're fueling This way they wouldn't be shooting straight across the street. They'd be Shooting on an angle across that intersection. So it would be less obtrusive Makes sense appreciate you taking a look at that as an option Sure can commissioners any discussion Then I'd entertain a motion Make a motion to approve We thanks we have a motion in support Is there any further discussion? Seeing none, then please call the roll mayor van der steen. I vote aye all the person born Ryan sasma Jerry joans Marilyn montemire Dave hoffman Don's feet on all eyes Motion passes Thank you very much for your presentations tonight Thank you. Thank you Welcome. Thank you Jerry Jones Chat I just wanted to make sure you were getting my vote on the grocery store item We do now. Thank you Make a motion to adjourn Second We have a motion in support all those in favor of adjournment. Please signify by saying aye Opposed Motion passes we stand adjourned. Thank you for your time today. Thanks everybody