Uh, good evening. I'd like to welcome everyone to the April 27th, 2026 planning and zoning meeting. I'm planning and zoning chairman James Kpatrick. And at this time, I'd like to ask that all cell phones, electronic devices be turned off, put silent. Please note, this meeting is being recorded. For those of you that not been with us before, the planning and zoning commission is comprised of seven members. Five members of residents of the city of Burlington are appointed by the city council. two members of residents of the city's extr territorial jurisdiction and are appointed by the county commissioners als county county commissioners for nice public comments to address the commission in this meeting please wait till called upon by the chair and address the commission from the podium comments are limited to a maximum of three minutes and anyone who speaks must give their name and address for the record press and media can ask questions to the commission during public comment period as a reminder the planning and zoning commission is an advisory board and makes recommendations ations to the council. No decisions are final at the planning and zoning commission meetings. Additionally, in the event of a t3, the motion fails. I'd like to confirm all the commission members and staff members on the agenda are present. U will you please do a roll call. Chair >> Patrick >> present. >> Vice chair Beasley >> here. >> Member Rent. Member Mills >> here. >> Members >> here. Member Rainer >> present. >> Member Hill is absent. Member Britain is absent. Member S >> here. >> Um any conflicts of interest >> on any item on the agenda? >> No. No. Um motion to approve the minutes of the meeting of March 23rd, 236. >> There's a motion and a second. All in favor? >> I. Item number four, reszoning 26-04. Don't do that. Reszoning 26-04. I have a committed to memory, but I don't want to show off. David Beal, applicant to present a a request to reszone a property from the medium density residential MDR zoning district to the office and institutional limited use OI-LU zoning district. The property is 27 acres in size and is located on the west side of Shannon Drive just north of the intersection of South Church Street and Shannon Drive. It is addressed as 104 Shannon Drive and consist of Alamance County tax identification number 12731. Jamie, would you give us the lay of the land, please? Sure, be happy to. Okay. Um, the applicant is u making a request um for changing the zoning. The property is located at 104 Shannon Drive. I'm circling it with my mouse um shown in Steel Hatch. Uh it is owned by the Low Funeral Home and Crematory, Inc. Um the property abuts the existing facilities of the funeral home and associated uses. Um the current zoning of the property is medium density residential that's shown highlighted in the uh yellow. Um and the applicant is making a request to change the zoning to office and institutional with a limited use. Future land use designation of the area is neighborhood commercial. The white box on the top left identifies the four uses that the applicant is seeking as part of the limited use request. Uh live worth dwelling, single family detach dwelling, funeral related services, and office and professional. Um you'll hear from the applicant um if you'd like. are in the audience. But my understanding is that they are seeking to um change the zoning in order to utilize the existing building uh for their business purposes. And um as it is uh right now, although you do not have any kind of development application or proposal in front of you, my understanding is also that they're utilizing the building as is and there's no no plans to change the footprint. Um the map on the right hand side identifies again the properties in the neighborhood business future land use designation. Um so bringing this site into office and institutional brings it closer in compliance to the future land use designation. Um it allows for the existing uh business um adjacent and and common property owner to expand. Um and the applicant has requested uses that are compatible with their funeral service um existing business. The staff does recommend this request even though the existing zoning is inconsistent with the future land use designation. the proposed zoning brings it more into compliance. >> I'll be happy to answer any questions that you might have >> here. Anyone present that would like this is the is the applicant here? >> Anything you'd like to say, sir? >> Yes, if I may, >> please. >> All right. Chairman Kurpatre and members of the commission. My name is David Beal. funeral home with Lao Funeral Home Crematory uh 2205 South Church Street in Burlington. Um Lao Funeral Home Crematory, Inc. has acquired the Lao family home at 104 Shannon Drive and it's adjacent to and directly behind our current build business operations and simply would like to use the building for additional selection rooms and um arrangement offices. Uh the property is medium density residential. We're requesting the change in zoning to office institutional limited use and I believe historically O andi has been used as a buffer uh between residential and commercial zones. So this limited use designation would be actually a significantly less impact uh rather than the full O and zoning. Uh again as Miss Lawson has indicated the types of uses we are requesting are the live work dwelling uh funeral related services single family detached dwelling and office professional use. Uh of these proposed uses the funeral related services is the only type that we are currently considering for our current needs. The other three are just kind of forward thinking options uh as things may change in the future. things that we would like as a neighbor behind our main operations. Um, we're not planning to add any new commercial structures. Uh, we're not planning on any building modifications other than ADA compliance measures uh such as an accessible ramp which we would put in the rear of the property. Um, there's no anticipated increase in traffic uh with the zoning change as the visitors to this property will be existing customers of La Funeral Home Crematory. So parking will be in the existing spaces and allow parking lots. So there's no need to increase the existing house driveway to commercial standards, nor is there a need to remove the driveway. Our goal is to actually maintain the character of the house from the street view. Um the property currently borders uh medium density residential to the north, uh office institutional to the east, general business to the south and west. Um, and as Miss Lawson said, currently as it is zoned MDR, uh, it is not consistent with the future land use plan. It does call for neighborhood business. Approving this request would bring it more in line and bring the property in compliance, certainly with a comprehensive plan. Uh, we've spoken with several property owners along Shannon Drive. We're not aware of any opposition. uh LA funeral home and crematory has been a part of this neighborhood since 1955 and we respectfully request your approval of this zoning request so we can continue to be that good neighbor and u I thank you for your consideration and Eric R and I are here to answer or try and answer any questions you might have about this request. >> Any questions this side? >> No sir. >> Any questions this side here? >> Um thank you. >> You're welcome. Is there anyone here this evening that would like to speak to this resoning matter? This side or this side? If we need to beat this around, we can. If we don't, is there a motion? Motion. >> Okay. Make a motion to recommend approval of the request of property from the medium density residential MDR zoning district to the office and industri office and institutional limited use o zoning district. The property is 27 acres in size and is located on the west side of Shannon Drive just north of the intersection of South Church Street and Shannon Drive is addressed as 104 Shannon Drive and consists of Alamance County tax identification number P I120731. The motion is based upon the consistency of the proposed resoning with the comprehensive plan and that the future land use map in section 4 land use of the comprehensive plan calls for this area to be neighborhood commercial. The office and institutional zoning district provides a buffer between the adjacent residential uses and the general business zoning district. The proposed uses serve to complement the existing funeral related service use. This action is reasonable and in the public interest and that the comprehensive plan calls for commercial uses in the area. Future land uses and development must must be contextsensitive to the adjoining residential development. >> Wow. Um there's a motion. Is there a second? >> I'll second. >> There's a motion and a second. Uh would y'all roll call the vote, please? >> Sure. >> Chair Kopatrick, >> approve. >> Vice Chair Beasley, >> approve. >> Member Hills, >> approve. >> Approve. >> Member, I'm sorry. Member Rener, >> approve. and uh member Saunders >> approve your your case will move forward to the city council and uh first it'll go for work session um then it'll be set for public hearing and then it'll move forward for public hearing for city council. We'll uh planning staff will inform you and you also get the the letter in the email. Okay. >> Thank you. >> Thank you. Thank you. >> Next item on the agenda, conditional reszoning 25-08. Ryan Moffford, applicant to present a request to reszone 18 properties from the heavy industrial hi zoning district to the conditional industrial CI zoning district. This the track is 8.5 acres in size and is bounded on Durham Street, Hamilton Street, Amara Street, Park Avenue, Robertson Street, and Adam Street and consists of Alamance County tax numbers one two61 126 267126 269 1262701261 1 276126300 126302-126305 126 322-126 324 you laughing at man getting a little tickle in his throat. Uh lay the land please. >> Sure. um happy to provide a summary for you. As mentioned, there's about 16 or so properties included within this resoning request. They are shown on your slide highlighted again with the teal hatch. Um the properties are currently all within the heavy industrial zoning district. Um they are all owned by the same entity. Essentially, the properties um to the left are, if you will, appear to be all in one track. There's no um there's no obvious lot lines uh between all of those properties. And so there's a lot of common elements in terms of access points and fencing and um parking areas that serve that entire site. And then the the other two parcels that are opposite the street um are intended as a a former parking lot and no real improvements on that property. But the request in front of you tonight is to reszone the entire area from heavy industrial to conditional industrial. And I'll explain um shortly the purpose of the resoning request. The future land use designation it's uh primarily traditional residential and a small portion of the property is business park light industrial. >> Okay. And so these are the 29 of 43 requested uses that are um let me start over. These are the proposed uses that the applicant is seeking as part of their reszoning request. The main purpose of the request is to um is for a proposal for a recycling recycling center that is only allowed through a conditional industrial resoning. No other zoning district um allows for that particular use. In addition, the applicant is requesting um 29 additional uses that are shown in yellow. All of those uses that are shown in yellow are currently allowed under the current zoning of the property. So really the only request beyond what's permissible now is is the recycling center. Anyone have questions about that? Okay, >> questions for you. Questions for Jan. >> Sort of lengthy, but included in your packet, you'll also see um the conditions and the proposals spread uh spelled out in the staff report and also in the draft ordinance. Um essentially uh there will be the existing buildings and facilities on the property are non-conforming. However, there is no plan to expand the buildings um build extra buildings. Everything that currently exists today will remain as is under this resoning request. Um there'll be no new buildings constructed. The property is um is like I said um share it it serves as one one large lot with uh shared access um outdoor lighting parking ingress and egress and fencing. So from the outside perspective, it it appears as one large track and it's my understanding and I think it's included under number 12 that within two years um of the conditional zoning ordinance um should it be adopted, the applicant would then combine all of the lots into one. the as you have seen with other conditional zoning requests, there's an illustrative map, a concept map that coincides with the request. Um, and so that has been included in your packet as well. It's meant to be illustrative to show the existing conditions and any other um comments or changes with respect to the UDO. All of these development conditions are also identified and labeled on the map too. Um if there is to be any building permits for additional development um that would fall under the technical review committee. The applicant would be required to make that request. Um I'm on number eight. If you're following along, the existing building on the property um must be compliant with respect to the fire code and the building codes and any federal, state, and local regulations. The subject property would also be required to be in compliant with our general code standards which would include uh noise ordinance and nuisance ordinances. Prior to any other uses occurring on the property, the applicant would make a request for a pre-application conference to discuss whether or not that particular use or uses falls under the umbrella of the uses that are requested here to then determine whether or not um changes would need to be made as part of their resoning request or they could proceed with a different type of application administratively. And I already mentioned about the two-year time frame for the consolidation of the lots. So these conditions are tied to the applicant's resoning request for the conditional industrial resoning. >> Any questions on this? >> Anyone? >> Uh I got just a question on number four. It talks about uh the building should be maintained existing condition. Uh it mentions about ingress and eress. Are these driveways if they're certain width now? Will they be a certain wid same width? What if the trucks won't I assume it's going to be truck or what if they won't fit? >> Well, the applicants in the audience in case you want to ask them questions, but I >> like to heat this up. I can um I can tell you that you know from from my understanding in my personal view the sites functioned as a industrial manufacturing site. The aisles that I've seen where the gates are are can't tell you exactly how wide they are but sufficient for um trucks and trailers to come in. >> Yeah. I'm just just >> there's a loading area and a loading dock as well. >> I'm just that that building's been there forever. Yeah, I know. It used to be a probably a meal at one time. Um and vehicles have certainly gotten bigger and not smaller. And I went out there. The driveways don't seem sufficient now for the days depending on what's what Ryan says going to be coming in with this track of trailers or low boys or whatever going to be bringing the stuff in. If the driveway needs to be the TRC I guess it be TRC review that right or >> it it has gone through TRC as part of this request. >> There be I'm sure two of these roads are DOT roads and they'll have to go for the in driving permit. What if our common view is recommended to drive either be wider or turn lanes, white turn lanes put in to help get the traffic trucked in? Would that be allowable? Or if we say we go with the reasonzoning that sorry, it's been it's been approved as resoning. You can't widen the driveway. >> Well, I think the the intent is and I'll and I'll show you on the map. Um, and so this orientation, uh, north is is facing this way. It just fit better on this slide. Durham Street is actually facing north. Um, and so the applicant could probably depict this um, better, but there's a number of existing access points and they have been identified on the plan. Um the NC DOT was was part of the review for this um for this reasonzoning and so at this time they have made made no recommendations for any modifications to to the access points. Um and it's based on the existing conditions as you see it right now. >> I think the the truck entrance is I think I think Park Park Avenue is a city street. I think the other other streets are city street. I think DOT only has Elmy and Durham and I don't think it's any drive any driveways there but so the driveway access will be the city of Burlington review. I just curious that once you get out there and when I was out there it's a lot of trucks coming up and down Park Avenue uh low boys and everything else and just I saw that statement just kind of curious if if things don't work out if this if it looks like it's trucks can't enter and I don't know what the truck traffic is going to be or the volume going to be. I guess Ryan, they can address that. But once this thing's open and everything's going and the trucks have to cross the road to make a a turn in there or wherever the case may be, will there be could the is there an option to to widen the driveways if this is approved? That's that's my concern is it says that >> you can't do it. It says this is this is it. So there is a there is another entrance off of Elmyra and I don't think that there's a scale on the map that's meant to be illustrative to show the general location of the access points. Um again the applicants can speak better to it than me. >> Um but I think that the >> well let let them answer the question rather than they That's all I got right now. >> Anybody else? Jimmy, gentlemen. >> Thank you, Chair Kirk Patrick and Jamie and members of the board. My name is Ryan Moffett. I'm a lawyer at the Vernon Law Firm. Um, my colleague Brian Norris is with me. He and I have been working with Topia Real Estate and Topia Holdings. Uh Topia Real Estate LLC owns the assemblage of property we're talking about this evening. Um and this I will say has been uh a special project, a great project. Um, Alex Long is is uh the principal at Topia that we've been working with and Chad Leine is the engineer we're working with. Alex, if you if the Topia folks want to introduce themselves, I think that would be a good thing. This has been quite a team effort between Topia and the city of Burlington. Uh this zoning request is one piece of a large concurrent process that's going on uh at this site to to clean it up and make it useful for Topia's business in the city. But I'd like to have Topia's folks introduce themselves if if y'all don't mind. >> Hi, I'm Nina Beluchcci Butler. I'm one of the um partners in the building. >> I'm Carol Davis. I'm the HR consultant. >> I'm Alexander Long. I'm the CEO and the managing partner for real estate >> and I'm anom and I'm a partner in the holdings holdings. >> I'm Angie Wright and this is my husband Steve Wright. We are partners in holdings. >> Nice to have you. >> Uh my name is Wes Adams. Uh right now I'm an outside consultant helping uh plant renovation and operations. >> Hi my name is Wores. I'm running the plan is like a plant manager. >> So almost everyone in the room >> see that kind of clears things up for me. So, uh I think you all know Chad Huffine, but everyone everyone here this evening uh Jamie and and her team and and others many others at the city included um have really uh gone all in to to make this facility uh usable again and productive again for uh Topia and and the city and its surrounding area. It does consist of approx I think 18 16 or 18 uh separate adjoining parcels. Um and we are asking to have this parcel reszone from its existing zoning which is heavy industrial to conditional industrial primarily for that uh recycling facility use. Um right now under the heavy industrial zoning um the site isn't conforming to the existing zoning and that is because um the facility was built in 1913 and so being more than a century old it just doesn't line up with heavy industrial. It doesn't line up with any of the zoning districts in the city frankly. So, we're here asking for a conditional zoning designation uh which will hold true to the existing conditions on the property, but using what we have uh in its existing condition to make it a useful uh site nonetheless. And uh in in the spirit of our current ordinance today, um Topia Real Estate owns the real property. Topia Holdings is the business uh that operates uh at the site or will operate at the site. Um Topia Real Estate bought the property in August of 2018 with the intention of reviving >> 2025. 2025, I'm sorry. August 2025. Last year they've owned it since you brought too many people. >> Last year we brought too many people. >> No, this is good. This is why I have them. Yeah. Um thank you. Uh Tobia Holdings is is a post-industrial plastic uh conversion company uh mainly postindustrial select postconumer products. Um and this building consisting of 216,500 square ft has been in the city for more than a century. It was originally constructed and used as a textile dying and finishing facility for Burlington Industries. Um, it has a good and a bad history. Um, it's more recent history is not so great. If you know anything about textile dying and finishing, which I know very little, but I do know that it leaves bad things in the ground for a very long time. Uh, and this site being no exception. Um, it has not been very usable uh as of late and so the Topia group purchased it knowing full well what they were buying uh what's on the ground included uh and the condition of the building uh notwithstanding. um but saw an opportunity here uh to make it useful again uh to make the investment in the city to bring their business here uh to hire folks. Uh I think you've got Alex 17 current employees. I think that could grow to as many as a hundred if we can get there, if we can get operational. As I stand here today, there's no guarantee that we get there. We're on the right track. Um there is a lot of work going on on the interior uh that that uh the team is working with city inspections and other departments to make sure that uh the necessary improvements are made. And I have to say in the last 60 days um it is a different facility. Uh it is a drastically different facility than the one we were walking in in January and February of this year. Um so as I noted, the reason we're making the zoning request is to bring um the site up to date uh like we are on the interior like the Topia team is on the interior. Uh the only practical way to make use of this facility uh is to use it the way it exists today. Uh because of some of the conditions uh because of particularly what's in the ground uh and the environmental considerations. You can't just go in and demolish it. It's it's not economical to expect someone to buy this land, demolish it, and redevelop it from the redevelop it from the ground up. Um since the very beginning uh the intention was to take this facility into the brownfields program and that's what they have been doing. Uh if any of you all know anything about the brownfields program it is a very strict program. uh you have to dot your eyes and cross your tees and follow all the rules from the start uh including every other governmental authority that applies to the land or you can compromise your eligibility for brownfields uh use and the brownfields as we know is how we take what is otherwise unusable contaminated uh unusable contaminated sites and make them useful again. Um and so that is again just one of many components of the effort to make this a useful site. Um this has been a huge undertaking. As I've said, it's been a significant investment beyond just the purchase of the facility for Topia. Um not only was it obsolete, uh worse than that, it's been blighted. it's been contaminated. Um, and I think there's not a department in the city that's not familiar with very familiar with uh the impact the recent impact that this negative impact that this site has had on the city. I think in particular uh law enforcement and fire um it's been in some senses I don't use this as a legal term but an attractive nuisance in ways. Um and so their effort to to do this is um I think welcomed by uh by many in the community from a zoning standpoint. Um Jamie, I appreciate you going through the exhaustive list of conditions, but I'll just give an overview of sort of the the technical um request. The recycling center is the primary use. that's that's what they're here for and that's what we are wanting to accomplish with this resoning. That's the use they want to make. There are a number of other uses that that we have enumerated there as permitted uses for the site. I will say though given uh the the constraints within the other 13 development conditions um we are not likely to see any of those other uses made without uh a renewed renewed scrutiny, renewed review of of the site plan and how any of any number of these other uses could be made. This is set up for the recycling center. If the site changes, it's going to be subject to additional review and potentially depending on uh technical review committee determination and staff determination uh scrutiny by planning and zoning and city council for a zoning amendment. Um so so there's one objective and that's to use the site as it is for a recycling center. Um, it is partially consistent with the comprehensive land use plan. Um, it is certainly the highest and best use. I can't imagine how uh this site could possibly be used in any other way um and be productive and a good investment for uh the the person or entity who who who might have their eye on it. Um, but the most important thing is is the fact that it's it's reasonable and in the best interest of the city because it needs a productive user. Uh, not only that, it just needs to be cleaned up. Uh, it's a problem for the neighborhood and the area that it's in. Um, and and we've had nothing but encouragement along the way. Uh, as we always do, we've engaged the neighborhood and surrounding property owners. I think we sent out 68 letters uh introducing the project, inviting uh those individuals to a neighborhood meeting. Uh we had four four five five folks show up. Um Chad was nice enough to host that meeting at his office on Maple Avenue. um had five interested folks and most were just happy to see something happening here that that wasn't um you know attracting criminal or other unoured activity. Um I engaged with a few individuals who received the letter by telephone. Um so overall an encouraging process um and would very much appreciate your support uh and recommendation for approval. I'm happy to answer any questions. Mike, um you you make valid points about the ingress, egress, and truck traffic. Um the property is facilitating truck traffic daily uh as we speak. It it's a it's a materials operation. They have had materials stored in the building. They've been shipping materials out to get it cleared out to have I mean how many people are at work in the building any given day just making the improvements. So I mean it the facility is teeming with contractors and subcontractors and so getting supplies out how many you know tens of trucks a day. So the ingress egress situation works as it is. I think what we're trying to do, what we're really they've got a long long long list of improvements that they that are absolutely critical to be made to the building to make it so that it can be occupied safely and and that's been that's been the biggest part of this. >> Well, and I apologize to Jamie, too. It was just when I saw on number four that if if it is approved for the reasoning, >> what's there is there. There's no no variation for the driveway with if they work or not. I wasn't sure how much how much traffic you work on having. Didn't know if it's recycling center for cardboard or glass or cans or didn't know what the recycling center was for. And so I should have wait till you got up here, but it was just >> I just saw number four and it said that If we approve it, it is what what you got is it whether it works or not and I just I should have waited you got >> No, no, no. I I I think those are perfectly valid observations and ones we need to discuss because you know they're they're committing to what's there. Um >> Ryan >> Yeah. Yeah. And I and and I mean Alex is the one that's going to tell you the most specifically about how that traffic works, you know, on a daily basis. But >> so would you would you come? >> Oh yeah, please. >> Okay. I'm actually wearing my uh Rapid Transit t-shirt that they gave me like 10 years ago when they were located in this facility. But if you're familiar with Rapid Transit, um they they're a shipping and receiving a trucking company locally that's since moved out of the building. Um, but they used every parking lot in that space, including the ones that we have designated for just cars and office parking. Um, so, you know, it was, you're absolutely right, like all the concrete pads are kind of too short for a 53-footer. Um, but 53-footers have been using that and the pads have been extended repeatedly. Uh, and so far, you know, unless it's a really bad driver, we haven't had any issues getting trucks in or out. So, um, we we do believe that we we've had to repair the gates. You know, they've all been left the same sizes, but, you know, except for the damage that we've repaired from previous drivers, we haven't had any issues. >> Thanks. >> Any other questions for me? >> No, we're good. >> Thank you. >> You done? >> Good. Unless you all >> might not be. Hold on here. Anything? >> Anything? >> No, I think uh it has been it has gone through TRC and everything from the city stand I guess ch standpoint everything is is good from that engineering standpoint is drywoods over here. >> Primarily postconumer plastics >> primarily postindustrial plastics. So we serve manufacturers. We're not a collections facility or like a center where someone would go with their community waste. It's um we will contract with large manufacturers and create service and circularity programs for them specifically. So within that realm like we will deal with postconumer u which is just defined as used for its intended purpose but that might be like shipping dunage from a manufacturer if that makes sense. Are y'all just doing collection redistribution to reprocessor or you going to reprocess on site? >> No, sir. We're actually a processor in that. >> Yeah. >> So, you'll be doing something outside? >> Yes, we're intending to use the site and um you know, we right now there's 50 people including contractors working there. We expect there to be 100 people working there if we can get up to the size operation that we hope the building can handle. And we um you know already have I think five guys right now who walk to work from the community. So I I only expect it to get better and better for the community. >> If you got 50 people looking there working there and it's a brownfield site, you probably have 50 people watching. >> We have everybody. I don't know how many people including just curious. Um anybody got anything over here for Ryan or for >> nothing. All right. >> Okay. Thank you. >> Thank you, Mr. >> Yes, sir. >> We just lay our questions at this point. >> Yes, sir. >> Could you just explain a little bit more or give some examples perhaps of post industrial plastics uh like from local mills or whatever? I mean, we thought there spools or Yeah. >> What do we talk? >> All of that. And I hope you're asking because you have a few million pounds a month of spools that you want dealt with because that's what we're looking for. Um Chad has told me to speak less. So I'm going to try to keep it a very brief answer. Um but basically Nenah is is uh has a company called Stina which does like advocacy and studies on the recycling industry and she and I have gone back and forth repeatedly on what the ratio is from postconumer to post-industrial scrap. It is a multiple of one. So all of the scrap that you're aware of from a postconsumer perspective, there are many times that that are used in the manufacturing of that. So for every car you buy, there's many multiples of that material that went into making that car. And that's what the postindustrial sector deals with. We're not like Alamance County, you know, collection facility. We're a a massive, you know, at at at the full production capacity for this facility, we should be able to process 8 million pounds a month of plastic, which is a tremendous amount of, you know, waste that's being diverted from the landfill. >> Does that answer your question? Yes. >> Oh, in terms of what we process, it would be anything that is used in manufacturing in significant volume is plastic. So yes, spools, pallets, purgings, misforms, obsoletes, like all of that for every, you know, type of plastics industry is what we can run. >> And then were you ultimately or are you affiliated with any of the recycling companies, Republic or ways more consumer type? >> Okay. So um the the postconsumer folks are what we in the industry consider collection facilities. They're not actually recyclers. They're like aggregators, right? But they need companies like us that really convert things, right? We we take it from like a aggregated bailed product that Republic might gather and then we are able to process it back into a usable material. >> So like in addition to from individual industries, you might be getting things from either Republic or waste. >> Correct. Yes. And we've had meetings already with Republic and Waste Management and a bunch of other companies who are like, "Please open up as quickly as possible because we need your services to manage our local programs. Um, >> no, I'm just curious. >> Yes, sir. >> I like talking. Go ahead. >> Not as much as Ryan. >> Um, when you process this material, this is this is not a zoning question. This is a curiosity question. Um, you turn it into a >> Okay. So we turn it into what we consider a reg grind or a flake which um is basically a granular plastic. >> A pellet is the next stage um which is compounding. We call it reprocessing or compounding a reg granular flake. The thing is people used to traditionally just use pellet or repropellet for everything that was a circularity project. Right? But now more and more companies are able to use a reg grind directly. So, for instance, if you want to make like a Ford bumper, you can make that out of a reg grind. You don't need to pelletize it. So, to answer maybe the next question is like we do intend to add mechanical repelletizing equipment at some point. We already have a design for that for the building. Uh, but right now, we're just going to produce a granle because that's really what what can sell the easiest. >> One other question of interest that has nothing to do with zoning. >> How much investment are you making? >> A lot. I mean for us like a lot um we're we're not a established company that's stepping into this like we're a group of people who set out to create an employee owned company and and pulled a bunch of money from folks who you know passion project. So for us um I believe at this point our investment is like 3.65 million which is a lot. Um, yeah, I can tell you we're Hunt's number one favorite customer right now. And you know, King has three crews over at our plant, Associated Plumbing, and Robinson Roofing. Like, everyone's super thrilled that we're spending money. >> Anybody got anything else for Thank >> you. >> Mr. Bony, are you done, sir? I'm trying to think. >> Would you like to do an interview? Would you like to do an interview after >> I was going to ask what the 50 people who are there already are doing? >> Yes sir. So um we have a number of of our employees um who are here supporting the crews um and then we have the the rest of them are contractors who are working on the building. So we have full-time, you know, multiple, actually two different companies with four different electrical crews working on the building, plumbing company, roofing company, >> construction, renovation type things, not the uh we are also um we are also uh installing machinery right now in the hopes that you guys will approve us. And we are also um we are we we had uh developed a certain amount of programs running through the building and we are currently shipping a lot of that out. So we have to make space for the renovations that the city has asked us to make. >> Thank you. >> Are you done Mr. B? >> U thank you. Anybody comments, questions, concerns? Comments, questions, concerns? Anybody here speak to it? No. Against it, whatever. Um, >> we want to motion this. >> I'll make a motion. Uh, option two, approve inconsistent with LEUP, amend LUP. I make a motion to recommend approval of the request to reszone 18 properties from heavy industrial zoning district to the conditional uh, inditional industrial zoning district. The track is 8.54 acres in size and is bounded by Durham Street, Hamilton Street, Ammyra Street, Park Avenue, Robertson Street, and Adam Street. And it consists of elements text identification numbers 126 261 through 126267. It looks >> loved ones loved ones twos and sixes. Uh 126269 126270 12627612630 126302 through26305 and 126 322 through 126324. While the request is inconsistent with the future land map in section 4 land use of the comprehensive plan in that it calls to the area of traditional residential and business park light industrial. A portion of the property is compatible with the land use plan. The property will be maintained and will operate a single as a single parcel with share parking access and overall site features. The resulting supports a variety of uses and offers economic development opportunities and revitalization efforts to the area. It transforms an obsolet manufacturing space into an adaptive reuse. It promotes development to occur subject to the conditions set forth in the ordinance. However, it must be context context sensitive to the established residential neighborhood. This action is reasonable in the public interest in that the comprehensive plan calls for the industrial uses in the area. Any future development would be required to comply with the city's unified development ordinance and other local, state, and federal requirements. >> Do you regret that? >> I wouldn't have made it that big. >> There's a motion on the table. That was rather lengthy. Is there a second? Second. There's a motion and a second. Would you roll call the vote, please? >> Sure. Shar Katrick, >> approve. Vice Chair Beasley, >> approve. >> Member Mills, >> approve. >> Member Spacini, >> approve. Memorina >> approved. >> Approve. You might not ask Mr. Bony, too. >> Only kidding. Motion approved. >> Yeah. >> So, uh we will be moving your item to forward to city council for a work session and then a date of public hearing will be set which then we will notify you when that occurs. I think both cases we're anticipating for May 19th. >> Awesome. >> Thanks. >> I would sir, I would just like to say thank you for what you're doing. >> Thank you. >> Thank you. >> Thank you for the support. >> Uh any new business? >> Yeah. >> Oh, and we were just going to say if anyone wants to come visit to see the process of it, like we're not a closed door. So, >> thank you. Yeah. >> No new business. Motion to adjurnn. Second. >> We're done. Thanks. >> Oh, yeah.