March 16, 2026 — Meeting Transcript

Good evening, everyone, and welcome to the Planned Commission ARB for March 16th. If you have any electronic gadgets, please silence them at this time. Ryan? Steve Lichtenfeld?

Here. Helen DiFate?

Here. Ellen DeFate?

Here.

Jim Arsenault? Here. Chris Brennan? Here. Jeff Morrisey? Susan

Jim Arsenault? Here. Chris Brennan? Here. Jeff Morsey? Susan

Buse?

Here.

We have minutes from the previous meeting on March 2nd. Are there any changes? Seeing none, do we have a motion?

I move to approve as submitted. Second.

All in favor?

Aye.

Opposed? Okay. We'll go on. At this time, we have the open forum. If anyone has signed up to speak about any item not on the agenda, please come forward. I see no hands and no hands up, so we will move on. We'll move right into old business. And the first item is 141 North Brentwood Boulevard is the applicant here. Okay, we'll get started with the staff report.

This project was originally presented at the meeting on March 2nd and was continued. Subject property is located at the northwest corner of the intersection of Brentwood and Westmoreland. The property is zoned R2 and is in the Clayton Gardens Urban Design District and is developed as a single-family house. The applicant is seeking approval for exterior alterations, including the addition of new fencing located in the front yard. The revised plan includes the following changes. The lanterns have been removed from the brick columns. The fence has been revised to be set back 8 feet rather than 1.62 feet. And the gate has been revised from a single door to a double door. Staff are of the opinion that proposal is compatible with the surrounding area, will not contradict the character of Clayton Gardens, and will be compatible with the architectural review guidelines. Staff recommend approval is submitted.

Okay. The applicant, Mark. How are you?

About two weeks ago, there were some changes.

We moved the fence back eight feet to our

previous service.

Well, I did not see your previous presentation, but in looking at this one, it seems like you've answered the concerns that were brought up at that time. I really saw no problem when I went over to look. I thought that it would look pretty good adjacent to the home to the north. But let's go around. Ellen?

I like what you've done. I like the changes. I like the previous one, but I think the changes make it look even better. So nothing further.

Jim? I think it aligns well with all the discussion we had last time.

I just had a couple of, just a couple of questions. I saw that you took away the gas lanterns and it looks like you were adding some pure lighting to it, but I saw it called out one place, but not in another. Okay. And that's the only location where it would be. Okay. Yeah. The other thing was, I'm wondering about the easement in terms of the utility pole that's right there. Because you're calling for some pretty big footings, I think 24-inch footings on there. And I'm concerned that that is going into the five-foot easement where the utility pole is. Has any engineering study been done?

Well, I mean, we had a client retain and develop a site

plan basically. Is there a remedy if it does intrude into the easement?

Okay.

Okay.

I appreciate you moving that fence back. I think that does add a lot to it aesthetically, to it back there. So nothing further. Jeff?

Yeah, thanks. I would echo everybody's thank you for that adjustment of the fence. I think that makes a lot of sense. I don't know that you, in my opinion, needed to remove the lights. I know there was discussion about the lights, but if you feel like that was the right way to go, that's fine.

Right.

And then to Chris's point, it looks like in the sections at least that are drawn, the footings are designed to be out of the easement. So yeah, so at least now. Okay. I have no other comments.

Susan?

I think it looks great.

Any comments from the audience? No? Any hands up? Nope. Okay. Well, we do have a staff recommendation to approve as submitted.

I move to approve as submitted

Second.

All in favor aye opposed. Thanks mark thank you Stephen will it be put up, thank you. Welcome Blair. Okay we'll move on to item 2 in old business. And that is 436 Oakley Drive. The applicant is here. We'll start with the staff report.

The object property is located on the east side of Oakley between Shirley and Edgewood. The applicant is seeking to demolish the existing structure and construct a new single-family house. The property was originally presented in meetings in November 2025 and January 2026 in conjunction with site plan review. Site plan review was approved and the architecture review was denied at the January 5th meeting. The applicant submitted an appeal to the City Council and was referred back to the ARB for review of revised plans. Revised plans include the following changes. The total height has been reduced by two feet, and the finished floor height has been reduced to two feet at the first level. The facade material ratio has been revised to meet the architecture review guidelines. The garage and front door have been revised from brown to gray. The roof above the bay window has been revised from a hipper to a gable. Staff are of the opinion that the overall proposal is likely to have some visual impact but is not likely to significantly alter the character of White Island Forest, and staff recommend approval is submitted.

Hey, thank you. Welcome back.

My name is Katie Neeson-Cook, and I'm the principal of Jim Boleski Architects. And Ryan actually said almost everything I was planning to say. So as he mentioned, we did reduce the height of the house by two feet. Instead of... Reducing the ceiling heights on the first and second floor, which while that was an option that I reviewed with my client, he opted not to go that route. And we chose to lower the first floor elevation, which took us almost level with the house to the north and pretty well has set us at the minimum first floor elevation with the grading around the house in order to have positive drainage. The other primary issue that we wanted to make sure we maintained was positive drainage from the garage door threshold to the street. So In adjusting the first floor elevation, we actually reduced the ceiling height of the garage and then have steps down into the basement from the garage in order to still use typical construction heights within everything. So with that, I'll take any questions or comments. Well,

thank you for that explanation because I wasn't sure where the two feet came from. And then my next comment was, what about drainage from the garage and the driveway? But it is draining to the street. Okay. I think the changes look good. I think the facade will fit into the neighborhood much better than what we originally saw a while ago, I think in November. And I think you answered all my questions. okay ellen

i like what you've done i think with steve said it will fit in a lot better um one question i did have what is the roofing material of the bay window

it will be a standing seam metal roof

okay now i think it looks good nothing further

jim I also had the question on where the two feet came from, so I think thanks for covering that. Do you have any of the materials of the house? The brick, the shingles, especially it looks like our front door and garage door changed.

Have them here.

Let's see. We still have the ones from last time sitting over there.

Okay. So the garage door and the door are all aluminum clad to match the windows. But the, I don't have colors.

Okay. Last time there was actually a photograph of the color of the screen.

Yeah, if it's all the same. We've seen them, so I don't need you to necessarily dig through. I did just want to make sure. The main roof is the architectural shingles, correct? And then the standing seam is just on that bay? Correct. Okay. That pretty much covers pretty much everything I have. I really appreciate

the reduction in height. Chris? I think the revised design has improved. I don't think that lowering the two feet really takes any of the massing away. When I look at it, I clearly see a very symmetrical, very stacked house. And I think a lot of that has to do with that lower level being all stone and the garage door being very prominent along there. I think it does differ from the other homes on the street. It's a nice design. Um, I do think it does differ from the houses on the street. And, and I'm wondering if you've considered anything like recessing the garage door, even back a couple of feet. So it seems more like it's cut out of the hill than just a visual design element. Um, And then also any sort of screening, apart from that evergreen on the side, it seems like something like some sort of a berm planting right there would kind of get rid of a little bit of that pediment sort of structure there, if that makes sense.

which, sorry, which pediment?

On the left-hand side of the garage. When I look at that, it's a very steep slope there. And so you've got these steep steps and you're going right up to the front door, which really accentuates that verticality. And overall, I think the general massing of the house seems very large. And I don't think that the two feet in a sense seems like it was paying lip service in a way that we wanted to reduce the massing of the house. And I don't think reducing it by two feet decreased the massing. I think that it lowered the house, but I am concerned that it is still a large mass. So I'm wondering on the left side where you have that evergreen tree proposed, if you'd consider doing some sort of a berm that would hide the stone in that area.

Yeah. And I guess we could infill it to kind of match the slope on that side. Or I

guess in general, if you'd consider doing anything that would decrease the mass even more. But I don't see any meaningful sort of changes that decrease the massing in just lowering it by two feet.

think about that.

Okay. And the only other thing I'd really be curious, and this is more to the staff, is that I mean obviously with such a steep slope here At Permit, it's going to come down to a lot of engineering questions in terms of how steep the slope is going to be, which could drastically change how this looks. And since this kind of visual representation is so important, is there a way that we can have some sort of a condition that it has to really adhere to what is visually shown? And if it differs substantially, it has to be resubmitted for architectural approval? Does that make sense?

So the site plan and the landscape plan were already approved, and those include grading. So if they wanted to change their grading plan, then that would be an amendment that could be done under the building permit. Of course, any amendment of that requires administrative discretion. So if there's an element where all of a sudden we're adding retaining walls or doing other things in the front yard, then that would something that we as staff would send back.

Okay. So that would come back in that. Right. Okay. Once the grading is complete, how much of that foundation is going to remain visible?

On the north side, it's... I mean, the grades are shown pretty accurately on the elevations to the grading plan. Okay. And we have brought the stone down to make sure that we don't have a lot of concrete visible. Okay. I've got brick ledges... as as needed to minimize the amount of concrete that's visible um but yeah i mean the grades that are shown on those elevations are based off the already approved grading plan

okay thank you blair

i did not have any questions thank you

jeff Yeah, I wasn't around for the first review of this, and I understand the issue is, as Chris says, reducing the massing in the house. I tend to agree with his comments that it appears as the house was sunk, but it's still going to be substantially more massive than its neighbors. And if you could go back to that front elevation with the – Yeah, there we go. I think the difference here is this is a neighborhood where roofs are really prominent, prominent part of the architecture of the entire neighborhood. And the slowness of the slope of this house... brings the gutter line substantially higher than the neighbor's gutter lines. And I think that's what's going to make it read as a larger, massive brick house. If it's within our guidelines ordinance wise that it it's approvable. I understand that. I wish the main roofs weren't only four and 12. I wish they were more like the neighboring slopes, which are eight and 12, some 12 and 12.

One of the things that we did, do is we've got the side slopes at 4 and 12, but we increased the front slope to an 8 and 12 so that the roof would actually be more visible than it was before. Because it was all at 4 and 12 before and have seen any

understand yeah i appreciate that yeah i think from and i took a drive by this site i think from the street i have a feeling you're not going to see much roof at all um you know it's gonna you're gonna see the brick facade and then the the roof will be a thin sliver up there which is not like the rest of the neighborhood but um but if its height is is limited to what it needs to be by ordinance, then I don't think we have any choice but to approve it. It's a little more, this house is more formal than a lot of the neighborhood is. And if that's what the client desires, that's good, I guess. Contextually though, there's less of that in the neighborhood. It's more of an eclectic mix of styles. There

are quite a few two-story brick houses that are fairly formal. But yeah, I mean, it's kind of an even mix between just kind of two-story brick houses and Tudor revival style houses. And the eye catches the Tudor revival more than they do the just kind of simple brick houses.

Yeah, just I think the charm of Ydown Forest is its funkiness, to be honest, of all the different structures in there. And this will read a little more staid than that, but that's all I've got. Thanks. Susan?

I like that, the funkiness. I remember that. I appreciate the work of persistence that's gotten us to this proposal, and I don't have any other questions. Thank you.

Any comments from the audience or hands up? Well, one other thing I don't think we mentioned was I like the change of the garage door color and the window. I think it's much softer than the dark brown that we had seen previously. Also, thank you as... Councilman Buse has said, working with us. I think the negotiation process brings us to a better solution. We hope that it all goes well. And we do have a staff recommendation to approve as submitted.

I move to approve as submitted

Second. All in favor? Aye. Opposed? Okay. When do you plan on starting? Well, good luck. And thank you again. Okay, we'll move into new business now. And that is 16 North Merrimack Avenue. I assume the Okay, we'll get started with the staff report.

The applicant is seeking a conditional use permit to allow the operation of a bar on the subject property located on the east side of Merrimack between Maryland and Forsyth. The property is owned M3 and is developed with a one-story commercial building. The bar would be in the basement level and measure about 3,600 square feet and have 129 seats. The bar would open at 4 p.m. Wednesday through Sunday, would close at 11 on Thursday, midnight Friday, 1 a.m. Saturday, Sunday. Deliveries would be made via the adjacent alley during business hours. The bar would continue to use existing recycling and garbage pickup services. The site previously housed a restaurant and similar bar uses, and per Section 405-3620-A16, reoccupancy with a similar or less restrictive use does not require the procurement of additional parking. Staff are of the opinion that nearby street parking, surface slots, and garages will offer sufficient parking to serve the use. Staff do not anticipate adverse impacts or nuisances regarding light, noise, odor, traffic utilities, or emergency services. Staff recommend that the Planning Commission recommend approval of the CUP to the City Council as submitted.

Okay. The applicant?

Hello. My name is Tracy Collins. I'm the architect. And the future tenant is also here too to answer any other questions that we can.

Okay. Do you have anything to add?

No, I think you kind of covered it well. Yeah, this is a similar use to what the space was functioning at before. And yeah, we're just looking to bring the space back to life with a new spot. Well,

I'm sure we all have a couple questions. And there's the picture up on the screen. Help me understand the life safety plan. If you have 120 plus people in there, I only see one exit.

I know so the eggs so we've got an exit that goes out the back there's a rated corridor along the back of the building that would exit out towards the rear and there's also the front entry that's on the street level. ways out, so you can see the red arrows there's one in the back upper right corner of that drawing

yeah

and then you'd also yeah there you go so that's the street entrance right there.

Oh. Okay. Brian, if you could put the lower level back up.

So it's hatched because there's no work going on there, but we will exit through that pathway.

So what's called the egress corridor will always be unencumbered. Is that correct?

Yeah. Yep, that's what it serves as now as a means of egress.

Okay. Well, that was my main question. I did not understand the drawing. Okay. And then you are under Ivy Cafe and basically several of the other tenants in the building.

Correct. Yeah.

Noise control. What will you be doing to it?

Yeah, the tenant actually got an acoustical consultant on board. And yeah, we're going to be doing some treatment there to help temper the noise.

So please give us your name.

Oh, Brian McCormick, founder of Mr. Meyers Live and Vinyl Lounge. So we are bringing in Brian Gez, who is a well-known audiovisual specialist professional here, and we want to make sure that we're good neighbors to everyone above us. So we're focusing on sound containment. And just to kind of nerd out here a little bit, high level noise is really easy to contain. It's putting soft surfaces on the walls, putting spray on the ceiling, any high pitch noises, we will be able to keep in that space with relative ease. It's the low end, the base that travels through walls, it travels through the building. And so our solution for that is we're building isolation boxes for those speakers. And then we're micing them back through our internal sound system. So the thing that's creating the vibrations will be suspended in air boxed in and sound containment and then mic. So that's the only thing coming out of the speakers. So if all goes well and we're getting our first report back from the consultant here pretty soon, they think that we could crank it as loud as we want to and they won't be able to hear us upstairs at all. but we plan on this being a social lounge. So we want people to be able to have a conversation at their table and the way we're configuring the speakers are above everybody on the tables. So each table will have a zone for the sound that we can control through an iPad. That way we make sure the levels are the same all the way throughout the space. Okay, thank you. Any questions on that? Okay.

Okay, my questions are on access. If I'm going to your bar, I come in the door right off of the sidewalk, the street?

Correct, yep.

If I'm using a walker, once I get in the door, then I go down the stairs? Yes. Okay. If I'm using walker or a wheelchair, I need to go down the alley?

Yeah, there's a lift at the back of the building.

Is there any way that you can Connect those so it's not a separate.

Yeah, I mean, I think that's kind of the difficulty with an existing building and having the building already being used by other occupants that are already established. So we're using the space that we have available. And that, you know, this was already configured similarly with a previous business. So, yeah, I guess we're constrained by existing conditions in that regard.

Is there any way you can visually from the outside even tie together other than the sign, you know, accessible entrance?

Yeah. Yeah. Yeah, I mean, besides signage, there's really, I mean, I don't think we want to paint an arrow around the building or anything like that.

No, I'm just thinking that it may not be a large part of your market, but, you know, if you have someone, they've broken their leg skiing. Right. And they're still in the age group that you're looking for, but they've got to go all the way down. Now, just a thought, that was, I realize it's an existing building, but You know, that does concern me. I don't know the solution.

So I operated the old rock house for six years downtown. And typically when someone that needs assistance like that is coming to a place that they know that has limited seating or is a unique entertainment destination, they usually call ahead to make sure where and everything is. And so we can put stuff within when people buy a ticket, we send them an email return and we can put FAQs or what to expect, or if you need any additional help, and then we can have those people pull right to that back spot and our door person meet them there to bring them down. That's my solution, not other than signage, but again, over communicating to the customer to make sure that they know what to expect when they arrive

okay now that sounds like a plan for something that is hard to do otherwise yeah um oh what time do you close on wednesday

at 10 o'clock

okay it said thursday friday saturday sunday uh

I might have just left one out in the report on accident. So the

application

that

we got,

it's always going to open at 4 and then close at 11 on Wednesday, Thursday, midnight Friday, 1 a.m. Saturday, Sunday.

Okay.

Come on, come on Wednesday. That's all.

Jim? Yeah, I don't know how much I have to add. I know it's a difficult space and that's also why it's been up for lease for a long time. So I... I'm excited to see kind of a new use in town. I'm excited to how it's treated. I'm excited because this is where I had my first drink with my dad when I turned 21 in this space. So it's nice to see it come back to life. Thank you guys very much.

It has kind of that look on their face when they go down the stairs for the first time in that space again. So a lot of people have memories there. Yeah.

Chris? I had my first drink there when I was 16, I think. No, that's not... It was Miso and Merrimack, and then it was... I love the idea that you're doing this. I really am glad that this is... When Clayton decided to open this up for bars, this is kind of what I was hoping, some sort of a concept like this. I was at a vinyl lounge in Milwaukee that I don't know if you've done any research, but it was... Phenomenal. So I love the idea of this. My concerns stem more from operational, and I think it's things that I'm sure that you've thought of. I just didn't see it spelled out. And primarily it had to do with more... I'm not concerned about the sound within. I'm concerned about the sound when the door is opening and closing. And then more apparently the sound of... people that are waiting for ride share after it closes at one o'clock. What we're planning on doing with that, because I see there's only two spaces dedicated. So my assumption is that most people will either be parking remotely or taking a ride share, which is great. But I am concerned at one o' clock on a Sunday night, which is late for a Sunday in Clayton, that there would be excessive noise of people waiting and then with that time on a Sunday night, if there is a delay in rideshare services, that it turns into impromptu sidewalk parties. It did say 1 o'clock on Sunday. Okay. That does help somewhat. It did say Saturday and Sunday until 1 a.m.

Late-night market here is shit. We're going to try it and see if we could potentially scale it back. It's A lot different than it was six years ago.

Do you have a kind of an external management sort of plan in terms of, you know, limiting since Clayton is not smoking and that goes for, you know, any sort of vaping marijuana use as well within you know, that people won't just move down the block a little bit or decide to go across the street, get closer more to the residential area. What do you have? Have you called out for anything in terms of having staff out there or encouraging patrons to

exit through that front door? We'll have someone in that foyer space who's reading everybody. We're targeting a very personable person who's not afraid to talk to people about In addition to, that outside area will be part of our process, making sure that we left it the way we found it. In terms of people leaving outside either way, I don't know if we can control that. Again, we want to be good neighbors. We're going to have assistance in the bottom of the stairs. Or communicating with us.

And then I guess the only other thing really is I know that at the end of the night when everyone's closing down and you've got the big bags full of bottles, and those make a very loud noise when they're thrown into the dumpsters. Is there a trash staging sort of process so that there's not all of that being thrown in at 1.30, 2 o'clock in the morning? Yeah.

Beer bottles are becoming less prevalent, but when you're talking about wine bottles and liquor bottles, a solution for that is they come in boxes that have little sections in them. So putting them back in those sections rather than a bag is an easy... But noted of that, like not wanting to make a pump noise on top of already having IV now.

Yeah, I mean, I didn't see, I went back and tried looking for prior kind of enforcement at that same site, you know, back when it was MISO and then the one it was briefly for a year or so after. And I couldn't find anything, but I would encourage maybe staff to look back and see if there's any sort of ordinance that could be repeated because it's been, what, 12 years since we've had any space in there. I had a great time back then in those days, and I'm sure I was loud and obnoxious right outside the door there. So these aren't anything – I'm not concerned in any way, and it sounds like you really do have your handle on how to do it. And with, I think, your reputation and the other –

these light walls that you see, those are open spaces. And my biggest concern for the neighbors behind us in that new multifamily is those are glass on top and screw glass. So what we're doing there is we're going to fill that completely up with insulation, a soundproof layer of insulation, and then like, Co record casing because off surface too. So we're hoping to catch everything in that space before it can get in there and bounce around and go out the stuff on the front of the building. I mean, we'll, we'll have a couple different let out periods. So we'll have a seating at eight, the seating at 10 and then the late people will be leaving throughout the course of the evening.

I think it looks awesome. I look forward to it. So good luck to you.

Blair.

Hi, I'm super excited. I, like many others, also spent a lot of time at MISO. So I'm so excited that this is coming. So thank you. I guess in contrast to what Chris was saying, The sound and people outside, I feel like, you know, that is city living, you know, and that, you know, people buy places there or move in knowing that. And we really want our town to become more vibrant. So I would argue that sort of, you know, a give and take of living in the downtown area. But I love that you have, you know, lot of solutions and have definitely considered that and spent a lot of time thinking about that. That is really appreciated.

I'm sorry to interrupt. In case someone's recording, do you mind talking up there?

And drove through downtown at like 1130 and it was, I kind of thought, I was like, we're going to make some noise here, I think. So I agree. You want to see that a little bit more because I think that's a reason people don't like going to downtown St. Louis because there's just not the foot traffic. Yeah.

Yeah, I mean, I agree. I'm hoping that it brings more vibrancy and people out. I mean, even on Sundays, I mean, finding something in downtown Clayton on a Sunday late day is really difficult. So I'm thrilled. I was really happy to see, you know, that you would be open. One of the things I was thinking, because I was also concerned about like ADA accessibility, was I mean, like putting a mural or something on that sidewall to make it feel like, oh, I don't have to go through a dark. I mean, I get that it's not dark, but I don't have go in through the alley. So I don't know what kind of restrictions or thoughts that you could have in terms of that. But I think making that sort of part of the space could be we would love to do it could be interesting. Yeah. But the drive up, the drive up is really nice.

Yeah. And we have, we're commissioning like Chivabi, 18th County and a couple local artists. But they're going to create pieces for inside. So an outside piece I think would be really cool too.

Totally different, you know, regulations and restrictions, but I think it would be fantastic. So I'm really excited. Thank you. That's all I have.

Jeff. Yeah, actually I'll dovetail onto that. Is there, it may be in here that I didn't see it. Is there any signage proposed, exterior signage proposed?

It'll be like a small light box underneath the overhang that comes out.

Outside. It'll

turn on at four o'clock and then it'll look just like a white light box and then it'll flip on and you'll see our logos on it.

Low key, yeah, know about it.

Do we review that signage when it's provided? You have to submit a separate application for that. We

do sign permits unless they're asking for a modification from the sign requirements. This board doesn't have to review signage.

There's already power out there that we can see. So, yeah, we want to be kind of discreet, but you'll know when it's on.

and i will echo my uh colleagues concern about making sure anybody with any accessibility challenges are treated fairly equally if as equally as possible so thanks susan

uh yeah i think that um the city council in in authorizing these as bar and everything else is looking for something just like this. I think it sounds really great, especially with so many people with experiences at this particular spot. Also, I think the only thing to add is sustainability. We're trying to work a lot with the city in many, many ways and Green Dining Alliance partnerships and all that. You're probably outside of that, but even the comment about the bottles and everything, hopefully you're not carrying much of the trash, but you're being very conscious of the recycling aspects of that as well as avoiding single use plastics

Both of my partners who will be running the beverage and the food side are very conscious about that as well. It matters to them. So I don't know if you would like to see a plan submitted, but it's definitely a part of the overall operation.

Yeah, I wish we could require a plan to make it more sustainable. We haven't gotten quite that far yet, but I appreciate that if it's something that you consider a principle of your business. And

hopefully we can create a system that Ivy and Avenue might be able to catch on to as well and improve the whole building.

Yeah, that'd be great. And then reusing existing space is one of the biggest steps in sustainability as well. Everything you're doing sounds really exciting and we look forward to it opening and hopefully you all will still make our meetings. So that's good. Thank

you.

Are there any hands up? No. And no question? Okay. Well, we do have a staff recommendation to recommend approval of the CUP to the City Council. Helen?

I move to recommend approval of conditional use permit to the City Council

Second. All in favor? Aye. Okay. Well, as you can tell, we're excited about this. I think it'll give everyone another choice in the evening and improve our entertainment in the city.

We're hoping to build a little industry around it. So we're hoping that this isn't just the first or last step of it. So the musicians are very excited about it, and that's exciting to me.

Good. Well, good luck with it. Do you have any dates in mind?

I don't want to say. We're hoping for July, but I got to talk to my general contractor again. We'll stay in communication with you guys as well. And I'm sure you'll start seeing some more permit applications coming through for plumbing and electric.

I think you have to explain where Mr. Meyer's name came from,

though. It comes from my best friend, Jack Meyer, who was like my music guy. We would share music together, went to hundreds of concerts. He passed away two years ago. And the idea for the music development side of it had been in my head for a while. And the day after his memorial service, I started putting the plan for this on paper. And then the space found us. It was perfect.

Thanks. Well, thank you and good luck. We moved that meeting along pretty quickly tonight. Jeff, any comments? Nope, nothing right now. Thanks. Blair?

Not for me. Thank you.

Chris? Nothing more. Jim? Looking forward to seeing everyone for a third time in March in a couple weeks.

Nothing more.

Susan.

Good, thanks.

Ryan. Nothing else. Anna. Stephanie. Okay. Well, as Jim said, we'll see you all in two weeks on the 30th. So we're adjourned.