PB Minutes 6/27/06

Minutes

Work Session of the Planning Board

Village/Town of Mount Kisco

Tuesday, June 27, 2006

Meeting called to order at 7:40 pm, Tuesday, June 27, 2006 at the Municipal Building, Mount Kisco, New York

Members Present: Joseph Cosentino

Anthony Sturniolo

Ralph Vigliotti

Doug Hertz

Stanley Bernstein

Sol Gibbons

Members Absent: Joseph Morreale

Staff Present: Nanette Bourne

Michael Stein

Whitney Singleton

Staff Absent: None

Tony Sturniolo: Welcome to the June 27 Mount Kisco Planning Board meeting. This is a work session, and we will be working under our work session format rules. We are going to take a few items out of order from a revised agenda. The first item on the agenda is the minutes of March 25, 2006.

Stanley Bernstein: Mr. Chairman, I move that the minutes of March 25, 2006 be accepted.

Doug Hertz: On the question on Page 6, lines 6-11, there is something about that whole statement needs to be re-looked at. It doesn't quite make sense as written.

Tony Sturniolo: If you could just paraphrase it, and then maybe the revision could be sent via e-mail to support your paraphrasing.

Doug Hertz: It was a discussion about the work we did with Premier visa vie making sure that there was no intrusive lighting at night coming from the site. I will forward what I think was said precisely in that section.

Whitney Singleton: One thing with regard to the minutes of March 25, the complexion of the board this evening is not as such.

Tony Sturniolo: You're right.

Whitney Singleton: Just for the March meeting.

Tony Sturniolo: Let's hold off on the March 25 meeting until Chairman Cosentino returns and let's draw attention Stan toward the May 23.

Stanley Bernstein: I move that we accept the minutes of May 23, 2006.

Tony Sturniolo: Is there a second on that? Okay we don't have a majority on that one either. Let's go on beyond the minutes. The next item on our agenda is - we have a mix for that?

Ralph Vigliotti: This is the 3/25 meeting?

Doug Hertz: No, May 23.

Ralph Vigliotti: I thought we were on the 25^th, I'm sorry.

Tony Sturniolo: There's a motion by Mr. Bernstein, is there a 2^nd on the May 23^rd minutes?

Ralph Vigliotti: I'll go ahead and second.

Tony Sturniolo: All in favor.

Stanley Bernstein: Aye

Ralph Vigliotti: Aye

Sol Gibbons: Aye

Anthony Sturniolo: Aye

Doug Hertz: I'll have to abstain from that, as I was absent.

1. Pubic Hearing:

919 Mountain Avenue Associates LLC - 919 Mountain Avenue, Application #ZBA2006-06 Doug Hertz & Bill Balter applicants, David Menken, attorney representing applicants

Tony Sturniolo: Working off the revised agenda, the next item on the agenda is a public hearing for 9 19 Mountain Avenue Associates. We're looking at an Affidavit of Mailing; there is a public notice, mailing list and an Affidavit of the Publication. And there is also a sign up sheet, if anybody wants to sign up and comment on this public hearing.

Doug Hertz: Mr. Chairman as I am the applicant I am excusing myself from this discussion.

Tony Sturniolo: Nancy, I know you're out there, but is there anybody who signed up on that.

Nancy Placona: No. There are no signatures. You need Certificates of Mailing return receipts.

David Menken: Right here. They haven't all come back.

Nancy Placona: That's fine we'll take what you have.

David Menken: Thank you.

Doug Hertz: How would you like us to proceed Mr. Chairman?

Tony Sturniolo: If you just give us a brief overview, where we are, why the public hearing and we'll hear comment from anyone else.

David Menken: At our public hearing we made application to the Planning Board for a subdivision of 19 Mountain Avenue and a minor lot line change between 9 and 19 Mountain Avenue, and also for a construction of a garage of one of the lots on 19 Mountain Avenue. We were set for a public hearing at your last meeting, and we were also sent over to the Zoning Board and we had a public hearing for the Zoning Board. In order to accomplish our goals we require certain area variances in the nature of setback variances, coverage variances, and also a variance to permit a lot line which is not perpendicular to the street. We had a public hearing in front of the Zoning Board last week on the 20^th, and the Zoning Board scheduled a site visit which occurred last Friday, although not all members were there. The Zoning Board also asked your board for some direction that you could give them if possible on your feelings about our application. So we are here before you for a public hearing. I don't think there are any members of the public, but I do have a petition which I might be able to read, and if not I'd like to submit from the neighbors directed to the members of the Planning Board of the Village of Mount Kisco and members of the Zoning Board of Appeals. These are neighbors on Mountain Avenue, Emory and the vicinity which obviously are in favor of our application.

Tony Sturniolo: Would you be kind enough to read it into the record and then submit it.

David Menken: Would you like me to mention the names also?

Tony Sturniolo: Sure, absolutely.

David Menken: It's dated June 18^th. We the undersigned support the plans being proposed by Doug Hertz and Bill Balter to renovate the properties at 9 and 19 Mountain Avenue, and the subdivision and lot line change, and the variances that are required for that proposal. We believe that bringing these properties back to compliance with the use in this zoning district, and the decrease in density of that usage will be a benefit to the neighborhood and the community at large. It will eliminate the street parking congestion that has plagued these properties due to the lower number of families, and will help preserve the properties by allowing them to benefit from single family ownership. Having these houses in single family ownership, we believe, will bring up the value of all the homes in the neighborhood and help preserve the character of the neighborhood. We strongly urge to approve the applications and variances required for this project to go forward. Thank you for your consideration. May I list the addresses at least?

Tony Sturniolo: Please do.

David Menken: 42 Mountain Avenue, 50 Mountain Avenue, 20 Emery Street, 20 Washburn Road, 40 Washburn Road, 35 Hillside Avenue, 19 Hillside Avenue, 20 Emery Street, 42 Mountain Avenue, 40 Willetts Road, 45 Willetts Road, 2 Washburn Road and 41 Mountain Avenue. In addition to that, although it's not before your board, we received letters of support in front of the Zoning Board which is part of their record from the immediate neighbors. So we have had only positive input from the community to our plans, because we are going to bring these lots, we think, back into conformance with the RS12 Zoning Code, which is to provide single family homes on each lot.

Doug Hertz: And we do have a letter of support or a signature from every property surrounding the subject properties.

Tony Sturniolo: And how many people signed?

Doug Hertz: I believe there are 13 signatures.

David Menken: 13 neighbors.

Doug Hertz: And we have three additional letters of support which were directed at the Zoning Board and are in their records because that was the first hearing.

Tony Sturniolo: If you would be kind enough to get the zoning board to forward that information.

Doug Hertz: Yes. I can get them to forward it, or I have letters which I can give to you.

Tony Sturniolo: Fine.

Doug Hertz: Thank you.

Tony Sturniolo: Do any of my fellow Planning Board members have any comments regarding this application?

Doug Hertz: At this point there is no change from what we proposed at the last meeting.

Tony Sturniolo: Whitney and Nannette, do you have any; Mike, any issues on your side? Being no issues, Whitney, what is the best way to address the question that ZBA asked of us as far as the belief that this Planning Board has pertaining to the conformity within the RS12 Zoning District to establish single-family homes? It sounded to me like they were asking a question of us. What is the best way to respond to them in writing?

Whitney Singleton: <inaudible>

Doug Hertz: They wanted a sense of the board if this was a proposal you were leaning towards or if you had concerns.

Tony Sturniolo: Sol, is this something you are in support?

Sol Gibbons: Yes.

Tony Sturniolo: And Ralph?

Ralph Vigliotti: Well, sure.

Tony Sturniolo: Stan? So Whitney can we get something?

Whitney Singleton: We can write a general letter of support for the application so all the area variances may be substantial and bring the use into compliance.

Tony Sturniolo: Into compliance with RS12 zoning.

Whitney Singleton: Okay.

David Menken: Frankly, when we showed the neighbors what we think will be the results of this, which is among other things to remove the cars that are parking on Prospect and get them on the lot into one of them at least into a garage, if I can put words into other people's mouths, a lot of support and relief.

Tony Sturniolo: Is there anybody else at this point that needs to comment who hasn't signed up? I'd like to give the audience one last chance to comment on it, staff or Planning Board members?

Ralph Vigliotti: We haven't discussed the pos-dec on this?

Tony Sturniolo: It's going to be 3 1/2“thick. You're right. Hearing no further comment I would entertain a motion to close the public hearing on 919 Mountain Associates and leave the written comment period open for a time of 10 days.

Ralph Vigliotti: So moved.

Tony Sturniolo: Is there a second?

Stanley Bernstein: I'll second.

Tony Sturniolo: There is a motion by Mr. Vigliotti seconded by Mr. Bernstein regarding the closing of the public hearing and keeping the written comment period open for ten days. Will the secretary poll the board please?

Ralph Vigliotti: Motion - Aye.

Stanley Bernstein: Aye.

Sol Gibbons: Aye.

Tony Sturniolo: Aye.

Doug Hertz: Thank you very much.

2. Continued Review:

David Pasquerella - 23 Kiscona Avenue -

Application #PB2006-01 David Pasquerella, applicant, Michael Testa representing applicant

Tony Sturniolo: The next item on the revised agenda continued review is David Pasquarella. - 23 Kiscona Avenue. We have a submission packet here in front of us that has a letter from Michael Testa, there is a copy of the formal application, building permit application, the short EAF, a copy of the letter that the council of the Planning Board brought to the Chairman of the ZBA, there are some photographs and technical drywell calculations, topo plan and a copy of the approved ZBA resolution, and a memo from our Village Engineer to the Chairman regarding comment and review.

Michael Testa: Good evening, Mr. Chairman, board members. Since we spoke to you last, we went to the Zoning Board of Appeals and were successful in securing the Zoning Board variance on April 18. At that time the board did request that one item be done to the plans, which were to eliminate one of the chimneys to the rear of the building so we would eliminate one right below the roof line.

Tony Sturniolo: Could you just open up a set?

Michael Testa: Sure. The request by the Zoning Board of Appeals was to eliminate the one chimney that came through that would not be a problem. We said we would take that out. It's a vacant chimney that is not being utilized at this present time, and we would terminate it under roof line so that it's not visible through the elevation when we actually put the addition on. In addition, they requested we provide a topo map and proposed and existing topos which is included in your packet. We met with our site engineer, Anthony Pizzari to discuss a drainage calculation as requested by Mr. Stein in his memorandum which was supplied in your packet which shows that we needed seven dry wells on site. I met with Mr. Stein to discuss the placement of those drywells and part of the letter also requires that he wanted a siltation fence around the entire property; which we had no problem with as long as it is staked in the group properly according to the best management practices, and in addition with regards to the site lighting there was a question raised by Mr. Stein. The existing site lighting is three lights on site right now that exist, they are just coach lights mounted to the building, one over the garage and one on the two entrances. That's the extent of the site lighting. We weren't proposing to illuminate it at ours or anything of that nature. It's low level lighting.

Tony Sturniolo: Does that low level lighting conform to current village standards as far as foot candle output?

Michael Testa: We could do a photo metrics review on it, but I think they're 50 - 75 watt bulbs that are in the lights; just a small porch light. I can get you all that gathered, Mr. Chairman if you wish.

Tony Sturniolo: Yes I would like to see that information. Mike before we turn it over, are all your questions satisfied?

Michael Stein: Yes. I had gone over everything with Mike Testa, and actually went the other day and reviewed what we needed. He had made revisions already.

Tony Sturniolo: Okay. Mike, may we have one business card as well? When do you think you'll be available to talk to Mike regarding Mike's further review if he's got questions?

Michael Stein: It would be just to revise plans and re-submit it. I already spoke to Mike about it. I suggested that he talk to Nannette's office about the lighting plan.

Tony Sturniolo: Fine. My fellow Planning Board members; thoughts, comments, questions?

Stanley Bernstein: We've been through this a number of times.

Doug Hertz: I concur. If you talk to Nannette, you may need to add an extra little light or two.

Michael Testa: Is the board looking to illuminate the site, or do you want to keep it real low?

Doug Hertz: We're not looking to make anything bright at night. We're looking to make it safe. That's the primary thing.

Tony Sturniolo: One of the overall goals that we're going to be facing and other applicants in this general area is that that Village Transfer Station that is in the vicinity is not going to be there forever. I can surely guarantee you that as a transfer station it's not going to escalate upward like a nuclear waste dumpsite. If anything, it's going to go back down to a residential look, etc., so we, the Planning Board, the Village, has a concern about how the neighborhood is going to change. As Mr. Hertz brought up, we're looking for tasteful lighting because eventually, … Nannette, do you have things to add?

Nanette Bourne: Two things. One, do you have a landscaping plan?

Michael Testa: Yes. It's submitted.

Nanette Bourne: I'm looking at it and I'm assuming this is the landscape plan you're referring to?

Michael Testa: Yes. SP1.

Nanette Bourne: Building on your comments about sensitivity to visual impacts, when you look at the front of the building, and you try to visualize what you're going to be looking at and they have just grass and one magnolia and plantings, but there is no specific information about the plantings. From a visual impact standpoint, it's pretty sparse.

Michael Testa: The perimeter around the entire, I guess would be the southerly side is low lying. It's only a foot and a half that we have between the property lines on the adjacent property. Those are low lying Azalea. They grow about 18 to 25 - they are more of a foundation planting.

Nanette Bourne: That's on the side.

Michael Testa: Yes.

Nanette Bourne: I see that. I was looking at the front where you have grass and you have a fairly large building with a huge garage door and a very plain front door.

Michael Testa: We would have no problems planting a street tree.

David Pasquerella: I'll fill that in. I'd like to make it look a lot nicer myself. It's my investment.

Nanette Bourne: I think you need more than a street tree. I think it needs some attention by a landscape architect that can break up this kind of plain mass. That's my opinion.

Ralph Vigliotti: I think it goes a step beyond that. The front of the building needs the eye of an architect, whether it's a canopy over the front door or over the garage. It's just very plain. It doesn't do anything at all. It's about as plain as plain can be. I agree with the shrubs, but I don't think that's the answer.

Nanette Bourne: I think we're going in the same place. There has to be some way of treating this door, and I think there are ways of enhancing the door. I even thought of the canopy but that's a possibility. Certainly this entry door here that makes it looks more inviting. I think the eye of an architect could help that greatly.

Michael Testa: A small canopy possibly over the garage door and the entrance.

Nanette Bourne: I think what Mr. Vigliotti is saying if you show this to an architect he'll have some ideas. I'm not sure if a canopy is what will work, or be recommended by an architect but they would certainly have some ideas.

Ralph Vigliotti: There is certainly something missing.

Michael Testa: It has been this way since I'd say 1920. I'm willing to dress it up, yes.

Ralph Vigliotti: And I think it's dressing more than major construction.

David Pasquerella: I have no problem with that because it's my investment and I want it to look attractive from the curbside.

Ralph Vigliotti: It may set somewhat of a standard for anything else that may turn up there.

Michael Testa: We'll get some ideas for the Board and also address the issue of the plantings in the front as you suggest. We have a proposed fence in the back. We are proposing to put a five foot stockade fence double sided to screen the view of the parking lot from Whalen's parking lot.

Stanley Bernstein: Can't go higher than four. Correct Whitney? Can't go higher than four feet?

Doug Hertz: It's rear, so it's six.

Michael Testa: I thought it was six.

Doug Hertz: Past a certain point in the front its 4, side and rear are 6.

Michael Testa: We have no objection to 4 ft., unless you want it higher for a buffer.

Doug Hertz: It might be useful. I for one am not a huge fan of stockade fencing. I think there are nicer more decorative fences.

Michael Testa: We have a row of shrubbery, pines in front of that, though, on our side to screen it. Just from the parking lot view. You really don't want to look out onto the parking lot.

Tony Sturniolo: Any other comments on this?

Doug Hertz: I would just echo what's been said earlier. I think anything that can be done to dress up the property, break up the mass in the front. You have a planting area - it looks like there's a five foot spot there. And you have some opportunities for some planting think based on this, a professional eye go a long way towards making this look as best as it can be.

Tony Sturniolo: Having said this, Mr. Pasquarella, we talked about plantings and an architect looking over the site, coming up with some constructive ideas that are amenable to you. You have pretty much addressed all the engineering issues with Mike Stein. You know about site lighting, you know where our philosophy is coming from and if you would carry that over to your licensed architect when he looks through this. Nanette, would we be comfortable then putting them on for an approval?

Nanette Bourne: The next regular meeting is July 11.

Tony Sturniolo: This is the combination meeting.

Nanette Bourne: That doesn't allow enough time to do it. The next date will be the August meeting which is also a combination meeting, that would give you enough time to do both the landscaping, the photo metrics, and the architectural details and get it to the Village 15 days in advance.

Discussion about Meeting Dates.

Tony Sturniolo: There was an August 22 meeting; we changed that to a combined meeting on August 8. That would give you a cut off date to get everything submitted by July 19.

Michael Testa: Would we be able to meet with staff prior to that to make sure they are happy with what we've submitted?

Tony Sturniolo: Sure.

Whitney Singleton: May I make a suggestion, just because I have a feeling that this is going to be a trend for the present. Would you like to see a draft of a resolution or the resolution in general?

Tony Sturniolo: Excellent idea and I think that's something we need to discuss toward the latter part of this evening that we should be seeing the draft resolutions in advance so that we can all have time to digest it and comment on it prior to the meeting, in this case being August 8. Thank you for bringing that up. Okay? Any other issues that you need to ask of us?

David Pasquerella: I don't think so. Thank you.

Tony Sturniolo: Thank you for coming. The next item on the agenda is Old Iron Warehouse, Carey Place.

3. Old Iron Warehouse - Cary Place -

Application #PB2005-02 - Dominic Ferrvecchio, applicant Alan Pilch representing the applicant

Tony Sturniolo: Again, we're doing this out of sequence. Am I correct, Nancy, June 13 is when we revised that scheduled meeting? You are on for a potential SEQRA determination. We have the EAF and accompanying documents and some plans.

Dominick Ferrovecchio stated his name.

Alan Pilch stated his name.

Tony Sturniolo: Would you walk us through where we are tonight regarding the last time we were together.

Alan Pilch: The last time we were here we held a public hearing on the application to disturb a sensitive natural environment that is a portion of a wetland buffer on the property. At that meeting we reviewed what the application entailed with regard to the proposed warehouse building, the parking and circulation of the site and the functions of the storm water management basin and wetland buffer and the proposal to provide mitigation within the wetland buffer as well. Following that, we did close the public hearing. I don't know if there were comments that were written in during the 10-day period subsequent to that, but there were a number of questions which were also raised by the board regarding the use of the building. I know at that meeting I provided some information but Mr. Ferrovecchio is here since he is the owner of the property and the builder of the site, he can provide additional information on specifically what the plan is for the building. Questions that were asked were the proposed façade treatment of the building, what specific construction equipment would be stored inside the building, other types of vehicles that would be stored inside the building, how many employees would be working at the site, would any portion of the building be rented out and are there any plans to store items outside the building. I said no at that time and that is still Mr. Ferrovecchio's intention. But I'll let him address some of those items.

Dominick Ferrovecchio: The building is divided into four sections and there are approximately two thousand square feet apiece. I'm keeping two first ones coming in, one for the auto glass for storage. They have nine stores and the roadmen at 4 o'clock in the morning someone would drop off 50 windshields, and then in the morning, about 8 o'clock someone will come in and load up little trucks with eight a piece and they'll go do road jobs to the dealerships. So it's a spot where they drive in, put the 8 windshields in each piece, they leave and they won't be back all day.

Tony Sturniolo: They drive in with the windshields, take them out of the truck, put them on a rack and drive out the same door.

Dominick Ferrovecchio: Yes, they're gone.

Tony Sturniolo: That's one use.

Dominick Ferrovecchio: Yes. And then in the morning the guys will come in, stop, pick up their jobs for the day and leave. The next bay I'll use for my own - I'll keep this wall maybe out, and I'll use it for the boats; four wheelers and some construction equipment when I finish the projects. Not big machines, small.

Tony Sturniolo: So you're going to be using personal recreational vehicles and what else?

Dominick Ferrovecchio: Construction equipment.

Tony Sturniolo: Such as?

Dominick Ferrovecchio: Bobcat, skid steerer, wheel barrows, little tools.

Tony Sturniolo: Wheel barrows?

Dominick Ferrovecchio: Yes, because I have a lot of buildings and it's like maintenance.

Tony Sturniolo: Okay would there be a backhoe?

Dominick Ferrovecchio: I don't have any backhoes. I have a little mini excavator with rubber tracks its half the size of this table, just to do little clean up like sidewalks and stuff and a little skid steerer just to load the little dump truck. And we might not use it for six months and then someone will say they're sidewalk's cracked, okay guys, go take the truck and take that equipment for that day. That's what these two will be used for (pointing) and the other two will be for rent.

Tony Sturniolo: For rent? And what type of tenants do you anticipate?

Dominick Ferrovecchio: Well, we have a lot of tenants and I tell you one thing it won't be auto repair or an auto body shop because they're real messy and the oil and people don't pay.

Tony Sturniolo: So it would be warehouse rental.

Dominick Ferrovecchio: Yes. It could be like an electrician; one of my electricians or someone else has an electrician company. They have two vans. They go in the morning and have all their supplies and they leave. Something like I use it for. That's the best tenant and that's what I would be looking for.

Tony Sturniolo: So when we get to the point of resolution on this, whenever that may be, we can list all these items that you've agreed to do or not to do, such as what you outlined tonight. What other usages would be in the building besides what you just described to us?

Dominick Ferrovecchio: I would try to rent to a tenant that doesn't have a lot of traffic. I don't want a lot of cars parked there. I'm going to try to get a plumber, an electrician, someone who maybe stores furniture in there - drop it off, leave it there and then they leave; a man who does light moving, an office furniture storage warehouse, or maybe someone in Mount Kisco that has a storefront and needs extra storage. That's the greatest scenario. We are pretty good with tenants. I have a lot of back up.

Tony Sturniolo: In addition to that have you accounted for all the square footage at this point verbally?

Dominick Ferrovecchio: No.

Tony Sturniolo: Okay.

Dominick Ferrovecchio: But a lot of people have called trying to buy the property for other usage.

Tony Sturniolo: I'm sorry; maybe I didn't say it right. You've given the Planning Board various examples of how you intend to use it. Will those examples fulfill or occupy the entire square footage, or is there more square footage that you haven't gotten the chance to explain to us yet?

Dominick Ferrovecchio: It's very easy to rent a 2,000 square foot spot than a 20,000 square foot spot. I have 50 buildings and I bought big buildings and divided them up into smaller spaces and it was easier to rent and more manageable.

Tony Sturniolo: Are you going to have an office there?

Dominick Ferrovecchio: No. In the future, I might for myself for the management of the buildings, but at this time I have it in the city.

Tony Sturniolo: During the course of the business day, does everybody have their own key to their compartmentalized rental area? They can come and go 24 hours a day there? They don't need you to open up?

Dominick Ferrovecchio: No. It's not a storage facility.

Tony Sturniolo: They are on their own to get in and out whenever they choose without your presence or an employee of yours. And there won't be any employees of your onsite.

Dominick Ferrovecchio: For a half hour. Then they're gone and they won't be back for eight hours.

Tony Sturniolo: Do you intend to use any part of this building for any gathering or assemblage of people for a meeting, an educational class, a lesson in backhoe maintenance 101, a lesson in how to change the steering mechanism on a jet ski; any educational purposes or humanitarian purposes?

Dominick Ferrovecchio: Absolutely not. I own a lot of buildings like this. That's my intention; to build this type of building, divide it, and use some of it for myself. I live in Bedford. I built the subdivision there, Old Iron Estates, and I have a lot of other buildings. In the future, I have a building that's mine, I can put the two guys and me in the office, the girl in the office would collect the rents, and if there's any maintenance, we'll leave out of there, and that's way down the line. I might use the whole building for myself.

Tony Sturniolo: Would you be willing to put everything that you just told us tonight together in a letter how you intend to use Door Number 1, Door Number 2, Door Number 3, Door Number 4, citing the examples you did?

Dominick Ferrovecchio: I can give you an example of the last two, which I would try to rent.

Tony Sturniolo: Right - and the other two are yours so you know what you're going to do.

Dominick Ferrovecchio: If I don't need all the space, I'll try to rent it in the same exact way I just said; light use. I don't want someone to beat up the building, park machines in there and eat up the blacktop for $1,500 a month; to ruin the whole place. That's what it comes down to.

Tony Sturniolo: Are you intending to store any outdoor building material, trap rock, gravel, sand, soil?

Dominick Ferrovecchio: No. I'm not in that type of business.

Doug Hertz: There is no outdoor storage of any sort on the property?

Dominick Ferrovecchio: Only parking spaces. There are only 8 parking spaces.

Doug Hertz: You're not intending to store anything on the lot?

Dominick Ferrovecchio: No.

Doug Hertz: Whitney, I'm looking, but I don't see what the zoning is for this property.

Alan Pilch: It is service commercial.

Whitney Singleton: I believe its SC.