Recommendation to adopt resolution authorizing the City to (i) approve the issuance of bonds by the California Community Housing Agency to finance the development of the Civic Center Mid-Block, and (ii) authorize the execution of all documents necessary to effectuate the issuance of the bonds and the development of the Civic Center Mid-Block as described below, including a Public Benefits Agreement with California Community Housing Agency.  (District 1)
Thank you. Now we'll be going up to a request to have 25, I believe, up next by councilwoman. And they have them on the item, right? Councilwoman. Yes. Let's go ahead and do it. And 25. Report from Development Services and Financial. Management Recommendation to adopt a resolution, approve the issuance of bonds by the California Community Housing Agency of the. Civic Center, Mid-Block District one. Thank you, Mr. Mayor. Members of the Council, this is a really significant project that we want to make sure that you understand the components and how it works. It's a really complex tool. We talked about some of this last week as we talked about middle income and this is a ground up construction of 580 brand new units , which will be 100% affordable. And when it's complete, we will have completed the public private partnership that is the Civic Center. This is the last component that we've in that arrangement. And we found an innovative way to build the project and also bring you some additional affordable units. So I will turn it over to Oscar Orsi, who will walk through the project for us. Thank you, Mr. Modica. And thank you. Mayor and City Council Members. The Development Services Department is happy to present the recommended financing structure for the development and operation of the Civic Center. Mid-Block mixed use development for the city is considered consideration. Next slide, please. In 2015, the City Council approved the Civic Civic Center project. Since then, the new City Hall, the port headquarters and the main library have been completed. With Lincoln Park nearing its completion. The approval also includes the Mid-Block mixed use residential development to replace the Old City Hall, which is currently under demolition. Plenary The owner and the sponsor is requesting that the City Council authorize the issuance of a tax exempt bonds to finance the construction and operation of the development. Next slide, please. As Mr. Modica indicated, the project will include 580 moderate income housing units and two eight story buildings with subterranean parking, retail, restaurant space and more importantly, a grocery store. The buildings will feature amenity spaces including but not limited to courtyards pool in an eighth floor skydeck. The Mid-Block conveyance agreement between the city and the plenary group required that 10% or 58 of the total units be restricted to moderate income households. This proposed financing structure for the project includes a significant increase in the number of affordable housing units. In fact, the project will bring 100% affordable housing units. And with that, I'd like to turn this over to Mr. Yaw Patrick Bua, who will provide you a brief description of the actual financing structure. Mr. YORK, Next slide, please. Thank you, Oscar. And good evening, Mayor and City Council Plenary will partner with the California Community Housing Agency, our Kelsey H.J., a Joint Powers Authority that will issue the tax exempt bonds that Oscar mentioned. A regulatory agreement will impose income and rent restrictions on the lower tier moderate income housing units. There will also be a project administration agreement between Plenary and Kelsey H.A., under which plenary will serve as the project administrator, an asset manager and a property management agreement with Greystar Property Management. A public benefit agreement will guide the relationship between the city and Kelsey. It also grants the city the option to purchase or forced the sale of the property at 15 and provides a variety of transaction terms that the JPA must follow and makes the JPA responsible for property management and overall property condition affordability, compliance reporting and payment of a host fee and affordable housing monitoring fee. Next slide, please. The project will be financed with 240 year series A bonds and a subordinate series B bonds. The total development costs for the project are estimated at over $493 million. These bonds are repaid through project cash flow. Project. Cash flow in the city has no obligation to repay the bonds. Next slide, please. Project affordability will be governed by two income structures to state income limits prepared by the State Department of Housing and Community Development or CD and the Tax Credit. Income limits prepared by the US Department of Housing and Urban Development. The state, income limits are lower. For example, a two person moderate income household can earn up to 70,400 under the state limits, while that same household can earn up to 113,528 under the HUD income limits. Next slide, please. The units have a meaningful affordability restriction with rents based on 30% of the state or HUD income limits or a 5% discount from market rates, whichever market rate rents, whichever is less. So if 30% of someone's income means that their rent is not 5% or less from the market rate rent, then the rent will be reduced even further by that 5% margin. As you can see from the chart, the current market rate rent for a two bedroom unit in the area is about 30 $600. A plenary average rent for that unit will be approximately 3037, which is about a 16% discount to the market rate rent. I also want to just briefly talk about the difference between the HUD rents and the city rents. So I'm going to look at a one bedroom units and this is coming from figure eight on page 13 of the attached HRA report. Market rate rent for a one bedroom unit in the area is estimated at 20 $700. The HUD unit rent for a one bedroom is estimated at 20 $460, which is about a 9% reduction from market rate rents. And then the state rents for that same unit would be 1650 $5, which is a 30 almost a 39% reduction over the market rate rent, which is significant. Next slide, please. A total of 120 units will be restricted to the lower state income limits and 460 will be restricted to the HUD income limits. 120 state income units will be secured by a 54 five or deed restriction. Next slide, please. Annual city property tax losses are estimated at 650,000, but the developer will pay the city an annual host fee equal to that figure to compensate for the lost property tax revenues. Next slide, please. The city will receive regional housing needs assessment, arena credit for 520 units, all of the units in the project, 120 of them will be counted as moderate income units, and the remaining 460 will be counted as market rate units for rent purposes. This is due to the higher income levels imposed by the HUD income units and the deeper affordability of 120 state units. The project will also promote housing for teachers in new commercial retail space, including a grocery store and active site security. It will also create jobs both during construction and after completion, and construction workers will be paid prevailing wages. Also, it's estimated the project may generate approximately 2.2 million in retail property tax and up to $14 million in retail sales tax annually. Next slide, please. There are some risks, you know. One being the foregone public benefits to the other taxing entities. Although this site has been the site of the Civic Center for decades, and so those taxing entities have not seen property taxes on the site in the past. Something to think about. Complicated financial structure. Although as someone who works in the affordable housing industry, I can I can attest to the fact that all affordable housing projects have complicated financing structures, and then there are risks from lack of enforcement of the public benefit or regulatory agreements, although those will be mitigated by the city's annual monitoring of the project. Again, the recommendation is to adopt a resolution authorizing this. I'm sorry. Next slide, please. I'm sorry. Again, the recommendation is to adopt a resolution authorizing the city to approve the issuance of bonds by the California Community Housing Agency to finance the development of the Civic Center Mid-Block, and to authorize the execution of all documents necessary to effectuate the issuance of the bonds and the development of the Civic Center. Mid-Block, as described herein, including the Public Benefits Agreement with California Community Housing Agency District one. That concludes the presentation. Thank you. Mr. Modica, did you have any additional comments which go to the county? Just thanks to the opportunity to present that. We just want to make sure that the deal is just and something the council understands. It is something new for us. But we think a lot of due diligence has been performed. We brought on third party groups to also tell us and inform us on making sure that this deal is is as good as possible for the city and for the development community. And we really appreciate our partners plenary for bringing this deal forward and working very collaboratively with the city to address a lot of the questions that we had and put a good proposal in front of you. So we're available for questions. I have a motion by a company that they have secondary company, first customers, and they are. Thank you, Mr. Mayor. Actually, at this time, if you don't mind, can we go to public comment before I give my comments? I mean. Do we have public comment on this? Adam Okay. If they go over, I think the mayor stepped away and we have public comment here. Yes. If there's any members of the public that would like to speak on this item, please press star nine or use the raise hand function. Alex. See your first speaker. Your time starts. Now. Thank you, Mr. Mayor. Members of City Council Alex Charron, representing Waterford Development, sent a letter earlier today memorializing our support for the site. And we think staff has done a great job in embracing, as we talked about last week, when the policy was first brought forward, this concept of workforce housing and I think it's much needed and obviously checks a lot of the housing boxes from a policy perspective. We did send a letter voicing the support for raise some concerns with some of the specific analysis done by H.R. and a consistent with our comments last week. I think there's more of a distinction needed to be made by staff in these ground up affordable housing or moderate housing projects as opposed to conversions. We appreciate staff's amenability in the Council's direction to work with Waterford over the next 60 days, to come back with some further refinements reflecting that and hopefully have before you in that time. The final strokes on the Cal State Long Beach teacher step housing proposal, which also fits in this moderate income program. So again, Waterford is very supportive of the item tonight with those caveats and look forward to discussing our Cal State project specifically with staff in the next few weeks. Thank you very much. Our next speaker is Ann Cantrell. Good evening, Council and mayor. Wherever you may be, I send a letter. Stating my concerns about this project. One of the first red flags is in the staff report where it says previous efforts by Flannery to secure a developer have not been successful. I do not understand why you think that putting up a bond is going to make this project any more successful. I think the reason that they have not been able to find a developer is that. Most people would say this is not a project that's going to succeed. This is not. Geared to providing affordable housing. You have to make at least $70,000 a year. I'm more interested in providing low cost housing, which I think is really needed in the city. And there's no mention of what happens if this project fails and the. Thank you. Our next speaker telephone number ending in 3319. Your time starts now. You may begin. Yeah. Good evening. Can you hear me? Yes. We can hear you. Yeah. My name is Gus Torres, and I represent your local 255 fitters, welders and apprentices. And we're 5500 strong, and we're in full support of this project. This project could be a great opportunity for good wages and benefits for everybody involved and having highly skilled and trained workers. The building FU provides is a plus. Not to mention all the much needed living spaces. That it will create out there as well. So we urge you to approve this project. Thank you for your time and God bless. Thank you. Our next speaker is tonight campaign. Somebody needs some vitamin A, A, B, C and d. Sounds like what respect to do this project. Um. My only concern. Well, I have several concerns. For one, this is. Publicly owned land, and I don't think that the. Public is getting a fair deal. 290802 as a zip code. Um, you know, we have an overrepresentation of single adults. Uh, I am a single adult at this present time. But. I am with the mindset of one day having a family. And I think that communities and neighborhoods foundationally start from that. That that concept and premise and these types of developments do not emphasize or reiterate what a neighborhood looks like. You know, Long Beach, the beauty of Long Beach is that our downtown center has always had a family presence. And these types of developments not secure that for the future. You know, this area is represented by one Benitez. And as the most recent recent redistrict redistricting effort showed, his district lost over 3000 children. Jennie Oropeza Elementary School is at a deficit. Stevenson Elementary School is at a deficit. We continue to fixate on properties that are raising what the costs are in this area. We are not encouraging families to stay in the city. And thank you. Our next speaker is Ann Marie Otto. Good evening. This is. I'm representing the Los Angeles Orange County's Building and Construction Trades Council. We are strongly in support of the city moving forward with the development of the Civic Center. Mid-Block. The ambitious makeover of the Civic Center is almost complete. We at the building trades are very proud that thousands of our highly skilled and trained men and women are building these projects. And this really includes more than several hundred Long Beach residents who have started their lifelong careers in the building trades. Speaking in particular to what the previous speaker just said, we think it's important and relevant that the new project does provide middle income, affordable housing, which would help many of our building trades union members and their families, enabling our members who grew up in Long Beach and joined a trades union to stay here, raise their families here , and send their kids to the local school. When I wrote that before the last comment, or this is the missing middle class housing that every area desperately needs. And we're glad that Long Beach is taking the lead, promoting the well-being of hardworking middle class families. According to the development agreement, this is a prevailing wage project. We do urge the authority and the City Council to include a full project labor agreement on this project, which will enable us to continue to target Long Beach residents for hiring. It's a formula that's been successful to build the new library, city hall, court headquarters and courthouse and park. We do urge you to include it on the Civic Center, Mid-Block as well. Thank you very much. Our next speaker is Francisco Guerrero. Good evening, Mayor and Council. My name is Francisco Riddle. I live in the seventh district. I am speaking on behalf of the Long Beach Union Carpenters Local 516. I'm a lifelong Long Beach resident. I have been a member of the Union for 25 years. We are in support of the item 25 and in favor of moving this project forward. We're also supporting the developer that believes in using state approved, skilled and trained apprentices from our community. They will also use responsible contractors at a livable wage to its workers. They will have the local hire requirements for the city Long Beach. That will include the hiring of veterans. The members of Long Beach, Virginia, Local five six who are eager to start and keep working near their home in their town, Long Beach. We are local five six. Thank you and thank you for your time. Our next speaker is Corey Leslie. Okay. Hi, this is courtesy of my greatest concern when I look at this is the complexity of it that having a consultant come in and put something like that together, I don't think this should be a hasty decision. I would think that we should go out and get Ernst and Young and at the very least, we should have our own city auditor be weighing in on this. I didn't see a report from her and we pay her to do that. So. You know, we've had a number of financial boondoggles here lately with the Queen Mary and Community Hospital and and now this situation. And I would just caution everyone to please don't be in a hurry and get all the information you can before you vote. Thank you. Our next speaker is Rae Lawson. Ray Lawson. Dear me. Yes, we can hear you. Okay. Good evening. City Council. Mayor Garcia. Oh, hey. My brothers and sisters, they said it best. I don't want to repeat their their points, but we got a thing called community will. Where we are, we encourage young people to build in trades, to be able to work in the city that they live. And with this affordable housing component that's in here, and also our skilled and training workforce that once they graduate from a state approved apprenticeship program, they'll be able to actually live in the city and say, Hey, I built this project and I live here. They can have a career is not just a job, but it's a career where they can raise their families and a new park is being built. You know, we talk about recreate and coming out of COVID, reimagining some of the future. And this is one of the things that we're doing here. We imagine a future council. The mayor has taken the first step. The developer has taken the first step in doing it and reimagining the future and actually putting action into words and not just talking. They're actually doing something here. So we believe that we support and we approve the issuance of these bonds, that this will be the first step of looking at a new Long Beach. And we can be an example for the rest of the state, rest of the country in how we create jobs and careers and also a place to live for young people for the upcoming decades. So thank you for your time, and thank you for your time, Mayor Garcia. Our next speaker is Ian Payne. Oh, Council. I find this item to be quite disheartening, to be honest. I would really encourage you to slow this down and look at it more carefully and get some additional analysis. I'm not saying that the HRT analysis was lacking, but this is a $500 million deal to basically bail out $1,000,000,000 worth of construction loans on the original project. And we need to have a second opinion on this. We need to go out and see if there are other options. Plenary has not succeeded at finding a private developer for this site, which was supposed to pay for the whole project. And so I understand we're in a bind now and there's no easy way out. But considering the history of this, where we signed a 700 plate, 700 plus page contract for the Civic Center. And there was literally no financial model. There was a blank page. It's you can check out the contract in the appendix. It's like buying a house with no HUD statement. And now we're doing it all over again to try to paper over the fact that the private end of the public private partnership. Is not succeeding here. So I think we need some more help with this. So thank you. Our next speaker is Steven Donohue. Good evening, Mayor and Council Member. Can you hear me? Yes. We can hear you. Yes. Good evening. My name is Steven Donahue and I'm a member of the Carpenters Local 562. I just want to express my. I just want to express that I support this project, that it provides our skilled and trained workforce and our state approved apprenticeship program the opportunity to to live and and work here in the city of Long Beach. And it also provides great jobs for our veterans. And the local hiring component is a just an added benefit. Thank you for listening to me and have a great evening. Can I please have counsel turn on their cameras. Before we proceed. In that? Speaker can counsel please turn on. Thank you very. Much. Our next speaker is Paul Marino. Good evening, Mr. Mayor and council members. My name's Colm Raynham with the Ironworkers Local 433 and I just wanted to let you know that we're in full support of this project. We have many men and women who reside in the beautiful city of Long Beach and they love working in Long Beach. So we're hoping to keep them working in Long Beach. Thank you very much. Our next speaker is telephone number ends in nine, seven, four, three. Time begins now. Good evening. Can you hear me? Yes, we can hear you. Thank you. Good evening. Mayor Garcia and fellow council members. My name is Tommy Provi. I represent IBEW Electrical Workers Local 11, and we're in full support of the item that's in front of you tonight. Item number 25. This project, Cranberries Culinary Group's project, has come a long way through the process. They've stepped up with the city to pursue of the government bonds so they can have access to issuance of these bonds for this project. We appreciate primary group on committing project labor agreement with Chris Hammond in the building trades and also housing prevailing wage included in this process. We look forward to the city council on your on urging you to support this project moving forward. Thank you. Thank you. That concludes public comment for this item. All right. So I don't have the Q system. I'm going to go to Councilwoman DeHart and Councilwoman Allen. I'll give my comments and then just raise your hand on the screen and we'll go in that order. Councilman, the detox. Thank you, Vice Mayor. Really excited about this project. I know it's been a long time coming, but I know that this is going to be so good as an affordable housing, as a housing advocate for for the city and for many, many years. I am so excited to see one so many units coming to this location, but I'm especially excited to see it go from 10% affordable house help affordable units to 100% affordable units. And that's a big deal. And that doesn't happen too often. So that's something that I'm really, really excited about. Also, parking is always an issue. So the fact that it's going to bring over 800, almost 900 stores with this project, I think is also very important because parking continues to be an issue. It's really amazing to be able to support projects like this. And, you know, especially when we all work together to make something really good, come forward. So thank you very much. Very supportive of this project. Thank you, Councilwoman Allen. Thank you. Vice Mayor I just wanted to say I'm just really impressed by this project and at the Downtown Resident, I just think this has so much potential to transform that Mid-Block Civic Center even further. And I also think the project will meet our a lot of our housing goals as well as add more retail and commercial space. And I'm really impressed by the developer. I think he's done a lot of great projects and particularly this one has a lot of community benefits that we've all that they've agreed to provide, including workforce housing for educators and promoting public transit, building community space. And also which is really important to that area, is just enhanced me enhancing security around the area. So I'm just very supportive of this project as well as any middle income housing programs. I know they're new, but I do think that there'll be a good fit, that it increases the affordable housing units from 10% to 100% middle income, which I think will provide a lot of benefit to that community, particularly to our workforce housing goals. So I'll be supporting this tonight. Thank you. Thank you. I'll have my comments here. Thank you all at my comments here. And Councilwoman Allen Esther second, correct. Okay. I yes. Yesterday, Vice Mayor Richardson, I had already seconded it. I think the mayor mentioned that before. Okay. I didn't hear that. Okay. You can go speak emotionally. I'm sorry. I just know it was Councilwoman Allen's district and transferred to. And they is one to respect that. I totally want to respect that. I totally want to respect it, too. But since you don't have the Q system, I did try to text Councilwoman Allen to let her know that I had cued up. So I was just trying to. It's not an issue of respect. It's just I didn't want to get lost in the queue. So I'm know after you, if you'd like. You can go now. Thank you. Okay. So thank you very much to the staff for the presentation. I really appreciate it. You know, I'm mindful that these particular projects that we're doing with this kind of financing come with some risks. And I just want to hear from city staff a little bit more about the risk and have you really articulate for us what those are before we embark on this partnership. Thank you. Will have us, Rosie, try to answer that question. Thank you, Councilmember. So, as was indicated in the PowerPoint presentation, there are some risk. It is a complicated, uh, financial structure. There is not much history on the long term viability of these structures. But the way this deal is structured, it's first of all, it's consistent with the policy document that was brought to you at the previous meeting and what they've done in order for as an example, to reduce the risk of the foregone property taxes, they are providing a host fee that will make the city whole for its property tax revenues, number one. Number two, the bonds, as an example, will be amortized at the end of the life of the program, meaning that the the principal and interest will be paid off that way when it does come to selling the property, if that's what the city elects to do. You are capturing or reducing the the large level of debt that that that hopefully at the sale of the property you'll be able to capture and use elsewhere, including but not limited to the extension of the buildings into middle income housing units. Also as as was discussed here, the the the property the buildings will will have the affordability requirements and covenants to provide for some meaningful middle income reductions or inclusions, including rental qualified units, which is something that is, I think, meaningful for the program. So we staff believe that with these efforts, including reporting requirements and other factors, a requirement to have reserves, in other words, savings accounts, to be able to take on any maintenance requirements for the life of the bonds with the appropriate escalators. We feel that these provisions not only allow us to move forward and reduce the risk, but also provide, again, meaningful middle income units for the city. Thank you. I appreciate that. And in terms of meeting for middle income, how many middle income units have we built in recent history in the city. Councilmember prior to the Ocean Air Project, we, I believe, had built somewhere in the neighborhood of 39 units, and that's under the old cycle housing element cycle, which was, I believe, 3% of our requirements. With this next cycle that you were familiar with, we are required to provide over 4100 middle income units. That's not an issue for debate. It's a state requirement. It's not whether or not we believe in middle income in the in the the funding or the income requirements or for the the households. It is something that the state has indicated that they that we, the city of Long Beach, need to provide. And so of the 580 or so. Correct me if I'm wrong, but of those units, will they all qualify as middle income? Potentially, yes. All not only just 120, but there's a bill that was approved that will allow us to be able to consider the extended units as middle income units. We do have the measures, the monetary measures, the restrictions that we could potentially deploy for arena eligibility. But we need to look into that further. Would this type of financing structure impact the city's current credit rating in any negative way? I'm going to defer with others. But but at this point, my you know, you know what? I'm just going to defer to either Kevin or our or our consultants that are online and available to answer questions. This financing structure to the California Community Housing Agency will have no impact on the city of Long Beach's credit rating. I'm sorry. Did you say we'll have no impact? No impact, zero impact? We're not responsible for the debt or the debt service, the principal or the interest. It's all on the JPA, the joint powers, the third. Okay, I got it. And then one final question, actually, to the skilled and trained workforce that we've been talking about. That's not part of the play, but that's an agreement that the developers agreed to correct. Right. That is an agreement between bind between the developer and the and the the in the plan the labor unions. Got it. Yeah. So similar to what we did at Second and PCH. I think in terms of this with this project, this financing structure, I know it's dependent on a number of variables like property values. What happens if this project were to fail? What is the risk that the city is taking? There is no risk to the city. Again, the owners of the property will be the Joint Powers Authority. They are the owners. They're responsible. They carry on the liability for the payment of the bonds, the repayment of the bonds. Okay. So it's a JPA read. Correct. Councilwoman, your time is up. Thank you so much for the question. Thank you. I'll just add my, my my comments here. Good job to the development team to staff to for getting this project off the ground. I know there were some significant delays. We weren't originally planning to have affordable housing component on the project. Originally with the market rate, housing and a hotel was the concept. I know with inclusionary housing this would have required the 11% or whatever it is. And so I'm glad to see that we're using this new tool to ensure that there's significant significantly more units that are available at an affordable rate. The Middle Income Housing Program. I'm also glad that we conducted the pilot program first and learned a lot from that and has put a policy on board over the past few weeks to make sure that we've thought through all of these questions that council is asking around risk. I'm certainly happy to see that the city is being made whole on property taxes, that there's no no loss to the city in that regard. If anything, we're going to see see some increases in terms of overall growth for the area, because it's been significantly depressed in the years since the city hall has been being closed. And so we'll see some economic progress there. You know, this does help us with Rina. We still have a lot to do with other tiers of affordability. So we have to build more housing at different income levels. That's the way the arena works. So I'm glad to see that we are taking a step forward here, but there's still significantly more to do. And, you know, I'm certainly glad to see, you know, construction and pave the way for for jobs. And, you know, I'm glad to see that we have so many people interested and invested in this project. I think, you know, that was something really important to the council when we approved the Civic Center project was ensure that there was a project, local project, labor agreement with local hire since it didn't automatically fall into the city's project labor agreement. That was something intentionally that we called out. The last thing I'll say is it's a question. Originally, when we designed this, there was a lot of connectivity between City Hall and Lincoln Park and the library. What have we done in the new design to ensure that we still have that connectivity through that walkway and that we have we still have some level of engagement or retail on the ground floor. Can we speak to that? Yes, Councilmember. And we can if others can weigh in on it, that's great. But we do have the Meet the Paseo still included in the design that will allow for folks to connect not only within the Civic Center complex, but also to our downtown area. And in the in the Mid-Block project, we will have opportunities for restaurant space, commercial space, and my personal preference is a grocery store within walking distance. So these items will still be included in this entitled project. Well, that's great to hear. Certainly happy to hear that. I think the grocery store would be fantastic. I always hear that about lack of grocery in downtown, so that would be huge available in that. Thanks a lot. I see. Christopher Coombs, your hand is up. Councilman, just on. The design that we can. Follow up tomorrow with your office. But for those of you, when you're at city hall and you look down that sort of broad open spectrum open courtyard, that courtyard will continue through the Mid-Block project. And then there's a few corridor through Lincoln Park. So you'll actually see all the way over into the light rail and sort of the greater downtown area. And that's meant to provide just visual transparency. So there you see the exciting, you know, the grocery store, the park, the places you want to go. But it's also meant to provide symbolic transparency because the city hall and the park complex are open to the public. And we're visually demonstrating that through the landscape architecture that tie all these different projects together. So we have some great exhibits that we can share with you, and I can follow up with your office tomorrow. That's great. And I know we talked about actually doing some monuments and some other, like, landmarking here. And, you know, from the park to the city halls. Any words, any of that preserved? There's a history walk, local history walk with art produced by local artists. It's not quite ready. To show you. So we're polishing that up. And it's if you give us another 30 days, I think myself and Public Works would be glad to share that with you, Councilman. Absolutely. That was one of the things like all the neighbors across the city wanted to see some part of their local community pride in our civic center . And that's the way we want. We represented the compliment Cubano. Thank you. I just want to take a moment to thank staff for the presentation and in particular for answering some very complex and detailed questions from the fourth District. And I want to mention Christopher Coons is answering those questions right up to the council meeting and during the council meeting. So thank you for that, because the questions are so detailed inside baseball, if you will. I didn't want to read all of them, but I just wanted to mention one which I thought was very pertinent, and that is if your staff can address this. So saying something should happen to the property in 15 years, what would happen to that covenant of of non-market rate housing? My understanding that it stays with the project for 55 years. Can you comment on that? Council Member That is correct. The the units are restricted for 55 years. So if the project is sold at the 15 year or later mark, those units will be retained for qualified. Middle income units. Okay. Thank you for that. And just what the answer to all the questions. It's very apparent to me that staff has done all their due diligence and so I'll be supporting the project. Thank you. Miles, any other hands up and we don't public comment so we can go ahead and go through all of this . District one. District two. High District three. High district for. I. District five. II District six. I. District seven. By District eight. By District nine. Motion is carried.