 Ask the request for expressions of interest, but on the site, um, we're here to kind of go over a couple of things. We'll talk a little bit briefly about eligibility requirements. If I can get my slides to move, there we go, then we'll go over view. We'll do an overview of the site from our development services team. This will be kind of a PDC style of pre development conference style if you're familiar with how we do things in the city of Fort Worth. So a couple of our development service staff will kind of give us an overview from their different perspectives on the site. After that, we did have one pre submitted questions. So we'll go over that and then we'll open it up to you all to do some open, open Q and A. All right, so just before we get started, do you want to remind everyone that we're going to be recording this meeting and putting it on the Evans and Rosedale webpage? I'd love to. So yes, this meeting will be recorded. We'll upload this recording with any kind of questions that we talked about today. So you can come back and you can revisit if you, you know, maybe you'd like to take notes, but maybe you want to just soak it in a lesson. You can come back for those who are unable to attend from your teams. You can forward that along. That'll be posted on the, on the webpage that we have everything else on. So that's Fort Worth, Texas dot gov slash Evan Ebro E V R O. All right, so jumping into eligibility and selection criteria. So hopefully you all had a chance to review the RFE I request for expressions of interest before you arrived here today. But in case you did not, we just wanted to quickly brush on, you know, what we're looking for and kind of how these things will be scored before we even get to our scoring matrix. There's a couple of things that the developers must meet. First and foremost, the experience that have someone, you must have finance built. And received a certificate of occupancy on a mixed use development, the total project value of at least 50 million. So that has to be something that has been accomplished within your team. The second, you must have completed at least one project that has met or exceeded a local community participation or business equity firm. Some might know it as MWB E goer component. Um, past that, then we'll be looking at the actual development proposal. This proposal must be a mixed use development that composes of both commercial and retail for small businesses and residential if the, if the development teams and the proposals meet those criteria, then we'll be going on to an evaluation by our selection committee, our selection committees, comprise of five senior staff members here from across departments at the city of Fort Worth, the entity, the near Southside Inc, who runs the TIF over this area, and then two of our community members from the Historic Southside Neighborhood Association. The things that they'll be looking at, really qualifications of the master developer demonstrating that ability to execute. We really want to see that you've done this kind of a project you've executed, you've been able to finance a project like this. That's going to be key for we want to make sure that what's being proposed, we know it's going to get off the ground. Second, developer should have those strengths in urban design. There's a lot of different resources to look at when it comes to urban design, but really checking out our master, our urban village master plan for that area. We want walkable. We want it to be pedestrian oriented. You heard that from some of our community members today. They really want to be it to be a place of really a community hub. You see, I mentioned, I know a couple of people were walking alongside me. We talked about how they use that park space. They close down the street sometimes to have festivals and things like that. So really activating the streets, making it kind of a premier place that people want to come and live and hang out. Third, demonstrating that strong record of community engagement. This is a very important neighborhood for the city. This is a very important community. They're very engaged and community engagement is going to be a big component of this continuing to communicate with the neighborhood association. So we really want to make sure that you've we've see that your team has done that before and done it successfully. And it has kind of looked at what we put in that proposal. We've gathered a lot of community feedback through surveys over the years. We've done so many plans of this neighborhood. They're really ready to see some of those things executed as we are as well. So seeing that you kind of listen to the community and have tailored your proposal, specifically meeting some of those needs. So developers should honor the history and vision of the neighborhood. I know Robert kind of talked about some of the cultural symbols that we saw around that park, but looking at the buildings in the area being responsive to the design, you know, maybe that's being inspired by the brick, whatever that means to you, or as your team is going through that process of thinking through your proposal. And then the last thing will just be in alignment, you know, with the plans that we have for the area for the city, the goals. Looking at the form based code, looking at some of our design standards and really trying to stick with that. We're really, we love the design standards that have been developed for this area. You see a lot of them on the other side of the highway. And then your South side and it's been very successful. And so this neighborhoods worked hard to kind of help inform the city and how they want those to be seen. So we want to see that alignment there. And I won't go through all this, but make sure you kind of study. This is our selection criteria matrix. And you can see kind of how we break that down point wise as well. This is on page 18 of the RFE I. Alright, so at this point, I'm going to kick it over to our development services department, Tony, and they're going to kind of give you an overview pre development conference style of the site. Tony, I think you're on mute. Thank you. Thank you, Martha. And yes, we're going to, we're going to walk through this like a traditional pre development conference and provide some information based on what we know about the site and based on what we may have learned over the last couple of years working on the previous project. I'm Tony retigliano. I am in project facilitation and we'll just go through the around table discussion, working through all our review teams to kind of give you an overview of what we know as it relates to this site. Martha, I'm going to share my screen just to just so we have a map reference for our review teams as well. And that way, we can, we can look at that. Okay, hopefully everybody can see the screen now. All right, let's kick off with zoning and we have Estefania Barreto. Estefania. Hi, thank you, Tony. This property is zoned NST4R, which means that it needs a certificate of appropriateness. Before it can get approved to go through permitting. So before the permitting process even starts, it needs a certificate of appropriateness or a COA. If you need waivers from the near south side guidelines, which is how we look at the COA, you have to go to the Urban Design Commission or the UDC. If you do not need any waivers from the Urban Design Commission from your design standards, then the project can be administratively approved. Some of the major items from the near south side guidelines are going to be for an NST4R property. There is a 20 foot maximum setback. There's an 18 foot minimum facade height. There are three stories maximum if you do not have a site bonnet or if you do not have a height bonus. With one height bonus, you can build up to five stories. And with two height bonuses, you can build up to six stories. The bonuses are mixed of residential and non-residential. So you would already have at least one height bonus with making sure that this project is mixed use. Other ways to get a height bonus are providing public space that's greater than 2,500 square feet. And then providing structured parking if you're providing 75% of the off-street spaces. Parking needs to be located behind the building or next to the building. And since this property is less than 250 feet away from A5 zoning, there is an off-street parking requirement. Usually there's not, but because you're within the 250 feet, there is. However, you're only required to meet 75% of the off-street requirements based off whatever's in the city ordinance, based on the uses for your building. Those are the main items. Other things such as like materials and another smaller items for signage, you can find those in the near south side of the building. Those are the main items. Other things such as like materials and another smaller items for signage, you can find those in the near south side guidelines. All right. Thank you, Estefania. Let's turn our attention to plating. We have Alex Parks. Alex. So the previous development that came in has done a lot of the legwork that would be necessary for redevelopment of this property. The large block there that's bound by Missouri on the east, South Freeway on the west, and Terrell Avenue to the north and Dashwood Avenue to the south, previously had an alley running north-south of the block. That alley vacation has gone through the process and an ordinance member has been issued for it. So the replanting of that block would be very simple, would not require too much work. A replant application just simply needs to be submitted. The previous application, I would assume, is not going to be picked up by the new developer. They would have to submit their own replant application because these were submitted by a different developer. The replant itself is approved administratively. There are no public hearings associated with it. One of the other vacations that was associated with this was a vacation of a sliver of the right-of-way along Dashwood. They were narrowing the right-of-way, and I will call it an uneven pattern for the specific need, for the specific want to bury the overhead electric lines in that location. Since that vacation has also been approved, that option potentially could be on the table for the development if they're configuring the site in a similar fashion. The other block on the other side also had some north-south alleys running through the block that have also been vacated. Ordinance is issued for those, so the replanting of that block on the east side of Missouri would also be fairly simple. The planning process is going to be the easier part. The thing that ultimately ended up stopping the original development from crossing the finish line is originally they had their access to their buildings turned to the internal local streets, which those simply would have required parkway permits from transportation and instead turned their access to the block along the west side of Missouri adjacent to South Freeway and turned their access out towards the freeway and the frontage road. And by doing so, they were required to get textile permits. If they didn't have to get textile permits, the planning process would be fairly simple and this could be easily developed. But the ability to gain access to textile is what ultimately led to this project. Well, they never finalized the plot, let's say, because they never officially got those textile permits for that development. That's all I've got for now unless anybody has any specific questions. All right, Alex, thank you. Well, I think we'll get to questions at the end. Let's talk now with Transportation Development Services and Tom Simmerly. Yes, thank you. Alex covered some of the transportation elements, but a traffic impact study was completed, I believe, July of 2022. So it's been long enough that we will require a new traffic impact study. The existing study could be made available to whoever requests it through our public information request portal. There may be some changes to the methodology and that's why we won't do that. As Alex said, the parking garage that was going to serve the multifamily mixed use development on that block had its entry and exit off of the frontage road. And that in and of itself was an issue from just a general traffic standpoint, but understanding that the development itself would want to be internal to along Missouri Street, but just having that access off the French road was was a source of angst by the traffic engineers as well as text on evidently. So it's something to consider really in listening to some of the community meetings out there, some of the issues, one of which was safety, street lighting. I know there's some street lights out there. I think pedestrian lighting will obviously be a part of what's required based on just our requirements, but on the near south side requirements also, I think. So lighting this for safety as well as walkability is kind of a key element from the pedestrian side of the transportation element. Sidewalks are some of those have already been constructed, but wide sidewalks, safety lighting as well as ped lighting and providing alternative access to the parking garage is going to be required for the mixed use development. Really, that's all I have. Okay, Tom. Tommy, can I jump in real quick? Yeah, so just a note for the teams. One of the areas we've heard on transportation impacts for the area was, again, you've heard about the Juneteenth Museum that there's also being slated to be established in that area. And so part of the comments we were hearing from the community was, is the development team looking at not just their piece and what those transportation impacts are going to be, but how does that play into what's being planned with Juneteenth Museum? Is the development team looking at that holistically as opposed to just kind of, we're dealing with our piece, the Juneteenth Museum is dealing with their piece, and somehow that all gets figured out and washed? So I just want to put that out there. It's just something to be aware of as you're thinking through how the development may lay out, that you could probably adapt to kind of think a little bit broader scale about what some of those other potential impacts could be. And I also know, because they mentioned on that as well, keeping those varied power lines. I know that was a piece that we worked through with AWK for and it did get approved. So if it's possible to work through that and keep those, I think that's something the community really wanted to see. And it also just brings up that quality of development area. And I know it was also mentioned, but street trees and really having a lot of shade on the street was really big for the community too. And so those were a couple of the sticking points that really helped. We had to have some conversation back and forth. They mentioned safety and pedestrian lighting, a lot of that's kind of included in the development design guideline codes, but those are all things that continue to come up. So thanks, Tony. Oh, you're welcome. Thank y'all very much. And one thing in relation to the text dot approval, it sounds like it was conditionally approved in late 2023. So they did get some positive feedback from text dot on their access previously. All right, let's now switch gears. We've got stormwater and Mr. Leon Wilson. Good afternoon. Tony, let me share my screen. Yes, sir. Please do. Okay, the site will require a final drainage study. There was one previously done for the previous development. And a subsequent grading permit would be required prior to building permit. The primary issue with this site is or the hurdle that the other development had was the site drains to the south and the area have that shown in orange is city flood risk area. So that is, you know, documented flooding that we've established by detail to these studies. So we so we know that it floods. And I think their solution was an underground detention in this area. So just be aware of the challenges that you're going to have with the storm drain, storm drainage runoff, because the system is undersized, there is a system in the area, but it doesn't have the capacity for the development. And for anyone that proceeds, we'll advise everyone to schedule a separate stormwater PDC, which we will go in more detail about the stormwater requirements for the site. And that can be scheduled at SDS at footworktexas.gov. And Tony, that's primarily what I have. Well, I appreciate that, Leon. Hey, Tony, do you mind if I say something? Please go right ahead. Yeah, a quick word about stormwater. The previous plans had planned to create underwater stormwater detention facilities underneath the proposed park area. And that was an agreement that was come to with the Housing Finance Corporation. Not an ideal situation, but if that becomes the solution that needs to be done, just know that that is something that the HFC would be willing to do. Yeah. All right. Thank you, Amy. Okay. Now let's talk with Subi Verhees with water. Hey, good afternoon, all of you. Can I share my screen? Yes, please do, Subi. Okay, one second. Looks like it's still thinking about it, Subi. You're still there, Subi? Technology starts again. Yeah. Subi, you want me to share my screen? It shows that he's presenting, so he may not be able to hear us. He may be frozen on his side. Yeah. Oh, man. The map that I had denoted the water lines. Hello. Can you see my screen? I'm sorry. I don't know what happened. Can you see my screen? No. No, we can't. Okay, one second. I can share my screen as well, Subi. Can you see my screen? Yeah. Oh, okay. Thank you. Something happened to my computer. Okay. So this area, it's water and sewer. It's straightforward. And there is an existing eight-inch sewer line and a 12-inch water line on the Missouri Avenue. And there is a stubout, 18-inch PVC stubout to this lot. And they can tie into that water line. And there is a 10-inch water line on even 7U. And you need to check with WPD for study required or not, because the meter size depends on the study. So that's the one thing you need to know. And one more thing, there is an 18-inch PVC sewer line stubout in this lot. And you can tie into that sewer line too. And there is an existing CAP project on Dashwood Avenue, Dashwood Street. It's currently under design. And I don't have any updates on this project. And it's currently under design. So that's all I think. Jeremy, do you want to add something? Yeah, no. I'm trying to find the notes from the previous PDC to see if there was anything talked about at that time. It's from 2022. So give me just a second. Soobie, just a clarifying question. WPD, what does that stand for? And what exactly do they want? Do they want to study or do they just want a loading demand? I think they need a loading demand, I think, based on the previous study. So I need to double check with them. And WPD is Water Planning Department? Yes. What Planning Department? Yes, Matt's Group. Matt Kuzner. Yep. Yeah, Matt Kuzner. Okay. This is Jeremy. I'm under Soobie and Ty. I pulled up the notes from June 9th of 2022. A water demand and sewer loading will be required. Private pressure regulating valves will be required. Let's see here. There's no pro-rataphies at that time. I would need to look at it and see if we have any new ones real quick. Give me just a second. Yes. So there is going to be... Let's see here. Can I share my screen just so we can... Sure. Okay. Give me just a second to turn a couple things back off. Okay. Can we see my GIS? Yes, sir. Okay. So we do have a couple front foot charges for the Missouri. Looks like it's going to be water and sewer, and it's not loading. So the front foot charges I can give you... Or I can send to Tony the applicable codes so you can figure out how you need to... Or how much it's going to cost for the connections. It's all based off the size and relative to how far and everything. Let me see here. Let's see here. I'm sorry. I'm scrolling through our notes. Then my typical notes that I usually say when I'm doing these, if any part of your project requires you to go to IPRC, then all of your water and sewer infrastructures is also going to need to go to IPRC. All of your... Or any of your water and sewer impact fees are going to be applied to your building permits. And that's generally about all the general stuff that I've got. That's perfect, Jeremy. Yeah. I would like to add one more thing on the Missouri Street. The existing water line, it's too close to the property line, so maybe they need to provide additional 10-foot easement for that existing water line. Missouri Street, not Missouri Avenue. Yes, Missouri Avenue. Okay, Soupi, Jeremy. Thank you both. We also have today Lori Gordon with Parks. Hi, Lori. Hi, I need to find my microphone thing. Hi, Amy and Martha, you all may want to chime in on this as well. There is a park component to this development, and the consultants, we had had a consultant on board previously to help with the park design, and we can revisit that. It might be a better offline conversation. Yeah, the park is really intended to be a sort of a retail and neighborhood oriented plaza, so it should really be viewed as something that would really serve the development and also provide the neighborhood with space for various outdoor activities and events. In a general location that was around, it's kind of the rear of the public plaza we were in this afternoon. Yeah, it just makes the street look like the same as Missouri Street, being the location of that. Okay, thank you all. Lori, thank you very much. Let's circle back to our friends with fire and Donna York. Hi, Lieutenant York. Hi, good afternoon. So I just kind of jumped in here and was thinking that we were going to have other staff on, so if I don't answer all of your questions, I'll be happy to set up a meeting afterwards. I'm looking at the site plan that's related to an existing final plat, so I apologize if you've already covered that. I want to make sure it's the same case for FS 23089. Is that still the correct case for this project? Probably not. They probably will have to submit a new site plan. So just general, if you could just give us some general guidance on issues and opportunities in this area. Okay, and just, you know, without a site plan, there's really not a whole lot I can pass on. If you can narrow it down to maybe just a multi-family or commercial type project, I can kind of give you some guidelines on that. And again, it might be best if we have to set up a separate meeting. Sure, sure. I think generally speaking this would be a mixed use type project. Okay, so from that perspective, most mixed use, if it's got a multi-family component to it, you're going to see the need for either the building to be surrounded by public streets or your fire lanes to provide access, need to be a minimum of 26 feet wide. And the purpose of those fire lanes, or you can measure from the existing public streets, is to provide the hose light to the building within 150 feet if it doesn't have sprinklers or 300 feet if it does have sprinkler systems. Most of the mixed use that we see are large enough that they do require fire sprinkler systems. And that would also include your parking garages and the residential areas in addition to any commercial buildings that are within or occupancies that are within. It depends on how much area this takes up. If it's one building or multiple buildings, occasionally we'll have to name some of the emergency access easements for addressing. But if it's one large building, typically we can address it just off of one of the public streets, it's adjacent to it. So you may not need to worry about that. Hydrants, the hose light for multi-family and any commercial use is 600 feet and that's going to be measured along a drivable path and then along the fire lane around the exterior walls of the building. If you do have a taller building than 55 feet at the floor level of the highest occupied floor, some additional fire lane setbacks would be required and I can provide additional information if that's the case. That's really the basics and we'll follow up with some more information and then we can coordinate offline if there are other areas that we haven't covered. No, that's great. Lieutenant York, thank you very much. Martha and team, that concludes kind of the roundtable discussion. We've got a few other folks on the call that have some history with this particular site. I do want to note that we have Evan Roberts and Cody Hughes here with our building department and they can answer any building specific questions. So feel free to take it over and start the Q&A. Thanks, Toni. All right. Before we jump into our pre-submitted questions, y'all may be nervous, so I forgot to introduce our amazing panel up here. I have a lot of people who you need to know, so I guess I'll let you guys introduce yourselves. Again, Robert Stern, second half of the talk. I'm Amy Connolly. I'm the Neighborhood Services Assistant Director of also Administrator of the agency. I'm Christina Brooks, Chief Faculty Officer and Director of Arsene and Fidgen. So anything business equity that is in our department. So yeah, as you can see, this has really been an all hands on deck effort on behalf of the city. Everybody's very involved, very excited about this project. So with that, we'll hop into our pre-submitted questions and then we'll open it up for Q&A. So our first and only question we got because nobody wanted to give us anything ahead of time. Will the current design teams still stay on board or will you be seeking a new team? Would you like to answer that? Yeah. So right now this process is very wild. While the prior group did do a lot of work relates to the design, the guidance here, Josh. Josh did a lot of work with the previous group. So we're not committed to those plans, but obviously I think given the amount of input that the prior group had to see from the community, I think looking at those would probably help guide some of your thinking as you put together your own plans, but that's now you're not required to use lots of plans. The prior plans got to permitting. So they went through IPRC, they've been through all the city work. So if it does, I'm just going to repeat it, it does move you to look at those plans. Yeah, but if I give you a lot of time, I'm kidding. So that's what we would recommend, but we really can't specify what engineer or team to use. But the prior developer had gone through to all permitting to be ready to go. All right. So as we open it up for Q&A, for those who are in the room, I just asked that you speak loud so that our folks online will hear your question. And then those who are attending virtually, please go ahead and type your questions in the chat. We have someone in the room who will put you in order and we will kind of bounce between those questions as they're received. So does anyone have any questions? All right. And we submitted a pre-development hearing request to the city. Do you think we should just send that and try to work directly with the folks at Development Services that were already working on the site that were on this call so that we don't have a pre-development hearing with lots of other city staff folks that may not be as close as Tony and Tom and some of the others that are on the call this afternoon? I'll let Tony weigh in with the comments, but I would generally think that would probably be a good idea, but Tony, what are your thoughts? I agree, Daniel. I'd certainly want to get something set up with the folks that have been on this site for a long time. So we would necessarily need to do a traditional PDC request. We could come back with a one-off meeting that would be better served for everybody. And so it's my understanding that there could potentially be some public dollars utilized here that may potentially have been appropriated from the federal level. Do we have any general idea on kind of some of the requirements or kind of best efforts that we want to see in terms of Davis begging for wages, certified payroll, minority participation on the actual consulting or construction side, or is that something that whoever ends up win will find out later on one period? So a lot wrapped up in that question. Let me try that. We start with the incentive side and then I'll work around to the contract compliance piece. So the project, you're correct. The project did have a number of public resources. They were the prior project. So there was some ARPA dollars that were committed to the overall project. The TIF had committed about $7 million to public infrastructure improvements related to the project and then we had a Chapter 380 agreement. Basically that's a grant of incremental property tax and sales tax generated by the project back to the developer. So that was kind of the general structure of the incentive package. I'll say we're kind of open to how that's going to be what we would structure with the new development team. I will say that we did not want the timelines of this project to be driven by the ARPA dollars. As you know, ARPA has a timing deadlines that they have to be committed by the end of this year and have to be expended by the end of 2026. So what we have heard is that if we have a development that comes forward that makes sense, but it's not going to fall within that guideline of being able to commit those ARPA dollars, that we will just supplement those funds with general fund thought. So again, I think that that pot of funds would still potentially be there. I will note that the ARPA funds were really set aside to reimburse both the Housing Finance Corporation and the Local Development Corporation for the land. So those are the two main entities that own the property. And the general structure was that we would put the land in basically for a dollar and that those two entities would get reimbursed from those ARPA funds. So those those dollars weren't really going to the developer itself, but it was an offset to the cost of the overall project. On the business equity requirement, so in our policy, our economic development incentive policy, we do have a minimum 15% on the hard construction costs for any any project to incentivize obviously. But I will say that, you know, we are looking for a robust MWB commitment or business equity commitment on this project. So I'm not going to sit here and toss out a percentage. I will just say that north of 15 would be really, really good. And that's not only that that's not only on the construction side, but I will say, as we've talked to the residents in the neighborhood, there's some real interest about being engaged in if there's commercial development activities. So let's say there's small retail opportunities, you know, that that neighborhood wants to be that have an opportunity to have those shops being worked at shops. So again, if the business equity piece goes beyond just the construction side, but it's how do we engage more fully during the construction and then both after the construction as well. And staying out, though, if you have any comments, thoughts? Yeah, this project is a long time coming for the community. And it is not only the neighborhood and the city's expectation that our local residents will be fully engaged and involved at every level of the process speaks to not only engaging them in some decision making processes, but more importantly, in the economic piece, right? So that means our department is is ready to help you identify local contractors who are willing and able to do the work to add to the legacy of the historic south side and to Robert's point that it goes well beyond just vertical construction. That means every aspect of contracting and every opportunity to provide our local community and residents with a little piece of whatever was developed here at the local fiscal obsessive. We also have great partnerships with our local chambers. The president of the Board of National Polluted Black Chamber of Commerce is with us today and shall report as well as our Hispanic Chamber of Commerce led by Ned Ramirez. Both of them have agreed with the city to help with outreach and engagement. We want you to be successful. And so we understand kind of the lay of the land and who might be a good fit for some of the projects that are going to be developed throughout this process. So we want to help you make those connections, right? We want you to start having conversations on a regular basis with contractors and community and our local residents and our chambers are poised to be able to help you do that as well as. And we'll make just one other note. Again, as we kind of work through this process, we get to the point where we're structuring some type of incentive and another question got asked when we were across the street walking around. When we have incentive agreements that involve mixed use development, residential development, we do have an affordable housing commitment tied to that. So by policy, it's 10 percent of those units would be at 80 percent AMI and another 10 percent would be at 60 percent AMI. So at least 20 percent in total, let's split up in those 10 and 10 categories. It's 2026 to be expended, totally expended, but 2024 to be committed. And so that's where some of the concern comes in. I mean, to commit the ARPA dollars, we would have to go through this process, have a certified site plan. You all would have to go through all of these development issues that we've discussed already. And then we would have to be able to take a deal to council. So we're almost in April now being able to get all of that done by December. It's probably going to be a tight push. So again, that's that's we just have to be cognizant of that. Brett. Back in the senate dollar group, we're sort of senate dollars for those in the community who may want to be to operate businesses in a project, you know, being retail or things of that nature. Does the economic development have programs like that to cover the community business opportunity? Yeah, we do. I mean, it's again, it's going to be very case by case, you know, depending on what specific types of uses come forward. But yeah, I mean, we are we are committed to being as creative as we can be to bring those types of uses forward. Because there are two dollars involved and two incentives are part of this as well as three incentives that are based upon the property taxes in your sales tax. You know, it's going to be very hard to do a same deal with the taxes on entity. So you're putting together your proposal, if you're thinking about proposing a taxes notion for property taxes, just understand that that will definitely impact if not make a 380 agreement and attempt agreement. The other thing we wanted to point out is one issue that came up with the prior proposal was the issue of live work units. And that was a proposal, you know, to sorry, address the retail concern. We don't consider them on this panel live work units to retail our office at all. And we've never really seen it work. So if if the solution to providing mixed uses is live work, then don't expect a good rating. That's not how we're going to prove that. That's not good enough to provide retail and office needs to this community. Actually, we should agree with water and steel. And my question was around section three. So I'm assuming there's a section three business concern goal, as well as the section three worker goal. Yeah, for any federal funds that are involved, yes. But not not local funds. Not local. Yeah. But that said, we would really like to see the neighborhood benefit from employment opportunities and from, you know, everything to do with this development. So while section three may not be required, depending on the incentives that are involved, we, we would like to see some section three thinking on this project. We did negotiate in the prior deal that there were a certain percentage of jobs that would be tied to the residents of the community. So again, that's not a better requirement. That was just kind of a local negotiation that we did. 30 jobs is what the previous one was. Expand Yeah. I mean, the technical, the boundaries that we work in from this executive standpoint, it's really our six county region. So it's, again, there's this kind of a specific focus that we would like to see folks from the neighborhood, but at the end of the day, that the companies that meet that percentage are drawn from the six county region. It's actually six county plus. Any business entity that comes from Holland or some other surrounding company that has done a million dollars of business in our marketplace is also eligible. Is there going to be a payment and performance bonding requirement? We have not had one previously on it. So again, I think that would, that would be part of, part of the need to negotiate. I just have one last question. Yeah. I'll stop. Can you give us some cards, maybe Lori or Richard, are they still on the phone by chance? Lori, are you with us still? I don't see you, Mark. I don't see you. Yeah. I was just curious. There's a bunch of really nice trees out there. I didn't know if any of those were classified as heritage trees and built any form of electric protection category. They, they, they are not, for those that are on there. There was, there was been a tree demolition. Anything else? Yes. What about geotech? Was there a, in the soil sample rules or anything like that done? Or you could have access? Yeah. No, but we can, we can. Yeah. So we've done extensive phase one, phase two and, you know, environmental cleanup. In fact, the city's paid for all of that. And really what's, what's in the soil and on just, I think three sites is lead based paint from demolition. So it's not deep. It's just in the soil and theoretically could actually be dug up and characterized as construction goes on. But we're going to do the full cleanup and have it certified by the state. I think those, that should be wrapped up by, what do we say? Two, three, two, four of this year. That's what we think. So we'll have a VCP closure on it. Yeah. So all, but those three parcels have VCP closures already. Yes. Hey, what about, you've got a bridge structure. So it's very much like a commission. Hey, that's those are going to be dangerous. I don't, I don't think so. There's a tree growing up in the middle of it. Probably you don't want to keep that. But it's been open for a really long time. The developer wouldn't probably need to do an assessment, a building assessment, and make sure that nothing toxic was in there before we demolished it. But there's no expectation of keeping that building, although the neighborhood might like to keep some bricks or, yeah. Yeah. I think they, they had done a study on it previously. Not it was structurally, saveable. So, but we did encourage, there's some creative way to include. Can someone online mute themselves? I'm sorry. We're hearing some laughing come through laughing. But that's what previously that's kind of what was found. Any questions online? Okay. Well, before we wrap this up, I also wanted to mention, would you like to touch on the finance perspective of just three things? Hold on, Peter, do you want me to go into that? Yeah, I'll try to do that. So again, Mark, I did mention, again, the first couple slides of presentation, again, kind of those minimum requirements that we're looking at, looking at to really advance to the next stage. Again, part of that was having a project of 50 million or more and the other being having debts on that WTE work, business equity work. It's really important for us to, especially coming out of our past experience on the project to have a team that we can actually see some physical work on the ground. In fact, that was part of the stuff we were talking about, like whoever we move forward with, that we actually want to be able to go visit their projects that they have developed. And so, you know, the overall financing of this project, as far as how we move forward, is really important. We don't want to be in a situation, again, where we spent another two to three years working with a development team and didn't get the finance pulled together. So we want to make sure that whoever we move forward with, you all have a comfort level. We have a comfort level within that this project can be financed and pulled together and you all have a comfort level with us that we are doing our time as we can to be as creative as we can be when it comes to utilizing the public dollars to help this thing move forward. So again, this is, as Lorraine kind of mentioned earlier, this is the hand in glove process between the public private sector and the community and we want to make sure that we actually get this thing off the ground. And, you know, as a part of the process, there we go. So as a reminder, this meeting is being reported and we will post it by Thursday. Submissions, if you forgot, are due Monday, April 22nd by 5 p.m. And that can be emailed to RFEI at www.BortworthTexas.gov. That's the same email that you registered for this meeting at. Please do save the date for those potential finalist interviews and kind of speaking to Robert's point, you know, at our finalists, when we kind of call those folks back in at that time, we will probably be asking for more financial information, you know, financial proof, however you want to show that. So do be prepared. That's not in the original selection criteria, but we're going to really be checking on that. And those will be some questions we would probably address and be asking about and wanting to see in those, the finalist interviews. Other than that, everything else will be posted at www.BortworthTexas.gov. Like I said, tons of background on there, years and lots of history. Hopefully everything that you need is going to be there. I know one of our developers here did mention, you know, signing up for a PDC that is available to all teams by reaching out to Tony on this call. They'd be happy to set up a pre-development conference for you to ask any more insight or site specific questions. So if there's any other questions, I think please email that one. Please email RFEI at www.BortworthTexas.gov. Got one last one. Selection committee. All right, oops. Well, if there are no other questions out, thank you all for coming out and learning about the project and we look forward to seeing all of your submittals on April 26th. Yeah, thank you. Thanks Tony and development service team. Yeah, thank you all very much.