City Council - Regular Meeting

Good evening everyone. It's March 10th of 2026 at 6:00 6:01 actually. We're going to call to order this meeting of the city of Gallatin Council Committee. Um the first item on the agenda this evening is the roll call and I'm going ask Miss Kitrol. Vice Mayor Hayes Councilman Alexander Councilman Carter is here. He's just out in hall. Uh, Councilman Fan here. Councilman Fenel here. Councilman Jones here. Councilman Juvants. Mayor, we have a quorum. Thank you. Um, this evening you have the minutes from the February 24th, 2026 council meeting for your consideration of approval.

Motion by Vice Mayor Haye, second by Councilman Jones. In um requests for corrections, additions, subtractions. Seeing none, all in favor of approving the February 24th, 2026 meeting minutes, please say I. Opposed? Passes unanimously. Um before we move to public recognition, I have had two requests to defer items this evening. One is number eight, which is the Hunt Club um um auto dealership development, and the other is item number 14, which is the Hidden Creek development on Station Camp Boulevard. Um motion to approve

and and 14 is for until April 14th. Okay. So I have been um I have been refined in the request. So eight is in eight is indefinitely and 14 is until April 14th 14th. Okay. So is your motion motion is amended. Okay. from and then so we have a motion to defer indefinitely item eight and number 14 till April 13th. Still can't keep it in my head. 14th. 14th. Okay. Thank you. 14th. Is there a second? Second. Second by Councilman Jones. Any questions? All in favor say I. I. Post say no.

Those two items are deferred. Now, ladies and gentlemen, if you're here tonight to speak to either of those items, of course, you're welcome to, but they will not be discussed at all this evening. What? Councilman J. Thank you, Mayor. Uh, I would like to make a motion to move item 15 to the front of the line. We have Oh, okay. Yeah, I knew you were going to do that. I was going to do that right before the agenda, but that's fine. Have a motion to move up item number 15 to item number one. Second. All in um second by Councilman Jones. Questions, discussion? All in favor say I. I. Oppos say no.

Okay. So item 15 moves to item number one. Now back to public recognition. Um this is a council work session, a committee meeting. All of the public comment is at the beginning of the meeting. So you're welcome to speak to anything that's on the agenda or not on the agenda. The only requirements are that you have a fivem minute limit to your speaking and we need your name and your address for the record. So with that, public recognition is now open and I would welcome you to the podium. Don't race each other. Okay, seeing no one indicating that they wish to speak, public recognition is closed. We will now move to Mayor's comments. Um I guess the biggest thing to mention is that it's Councilman Alexander's birthday today and he is spending it with us. And then Councilman Fans is tomorrow. March is a popular month. So, happy birthday, Councilman Alexander. Um, there are a few other events coming up. Um, there's a legal aid clinic and blood cross, uh, Red Cross blood drive at, um, well, that was today, never mind. So, we'll move on to what's not today. Very excited. The Tennessee Main Street, which is the organization of all communities in the state of Tennessee who have Main Street communities like Gallatin does with our historic downtown Gallatin, will be having their conference in Gallatin later this week. And so they will be here starting tomorrow through the end of the week. And so we're excited to welcome them here. Um happening at the Palace Theater, a league of their own will be showing at six o'clock on the 12th. The Galin Shamrock Run is this um Saturday. Even if you don't run or don't want to do a 5K, it's really fun to come and see because people dress up a lot for that. Makes a really fun event to come and cheer them on. And then also on that day is Springfest at Triple Creek Park hosted by the Gallatin Daycare. That's from 10 until 5:00. Um on Monday night, there's a public meeting for Triple Creek Park expansion of Multi East Fields. That is happening at the Triple Creek Park Pavilion from 1 until

3 p.m. On the 21st is Jeff Henchel's birthday. And then there is a BAM tennis St. Patty's Day tournament at Gall Municipal Park and the Winter's Farmers Market happening at the station both on the 21st. And then a lot of people really enjoy the prehistoric American artifact show that's happening at the Civic Center on the 22nd of March. Is there anything I have forgotten to mention that I need to mention? All right, we will move on now to the regular agenda and item number one is now or the first item on the agenda is going to be item 15 which is a resolution R2603-20 and station camp MP Holdings LLC petition for an infrastructure development district ID on big station camp and for that I'm going to introduce Miss Rosemary Bates the executive director of the economic development agency and she will introduce everybody Good evening everybody. Good to see everybody. Um, can you hear because I can

I intermittently I think you just need to

maybe if I talk louder. Okay. Um, I am here to introduce you to the group that will be talking to you tonight about our first petition for an infrastructure development district. and the group um that has petitioned, they filed a formal petition on February 13th of this year. There are certain criteria and deadlines and uh other uh items in the state statute that uh they're going to tell you about in terms of what you're required to do tonight and um what it means and overall. I know you've had some um people come and present to you. One of the people that presented to y'all is Jim Murphy, who is with Bradley, uh the Bradley Law Firm. Jim Murphy tonight is representing the Industrial Development Board. [clears throat] Also here tonight is Jeff Olden. He is representing the city of Gallatin. And then Keith, whose last name just escaped me. I'm so sorry.

Randall. Thank you. I almost said Randolph. I'm so sorry. Um he is the attorney for the applicant. And then we also have a gentleman here tonight who um I have met before and some of you may have met him, uh Rick Rosenberg, and he is also going to be part of their presentation. Um I know this is an unusual new thing. Um, I would hope that you go ahead and have open ears, open minds. I think that ultimately it is um a good opportunity for development. Uh, and I think that this project is also one of the better opportunities for the use of an ID. If you're not familiar with Maris, they would be the developer. And Kelly Hyatt with Maris is here tonight. They developed the Simpson Strong Tie building um Alexander's Mobility on Airport Road which still people are like what is that cool building? We have worked with them. Uh they are very professional. They are very community oriented. They're very uh concerned about impact from their developments and not being overly um burdensome with construction and and the impact of construction. They are also in process of developing what the new model what the new development at Rivergate Mall and if you have not seen their proposal there and what's happening there, it's truly phenomenal. that's going to re-energize and revitalize that whole area and maybe just spread out beyond Rivergate Mall. So, um I professionally would encourage you to look favorably on upon this request mainly because of the

development what you've already approved how they've worked with the hospital um to make improvements to that whole area and because of the work that they have done here already. But this is your opportunity to ask any questions you might have to be comfortable and confident with your decision. Um, and I do not know exactly who is planning to go first, but do you Mr. Rosenberg, did you I bet they can duke it out. Yeah. All right. Now, the man whose name I forgot. I'm so sorry.

Keith Randall. Okay. Keith Randall. Uh, ladies and gentlemen, thank you for the opportunity to present. I represent Meritis and Big Station Camp Holdings in the creation of the proposed district. I just want to give you a little background on the project in case you aren't aware. I'm sure a lot of you are aware and talk generally about the benefits of this project both to Gallatin and the ID to the developer and then I'll hand off to Mr. Rosenberg who has a lot of experience doing similar types of public finance in Texas and he has a short presentation for you all to discuss benefits of the project for both Gallatin uh and the district for the developer and Gallatin Station Camp hold MP Holdings LLC which is the specific project entity for this project submits this petition to establish the district to facilitate infrastructure improvements essential for this development including roads, sidewalks, parking landscape and utilities. Sorry if there's some uh backup. It's not me. Fair enough. Uh as I mentioned, Mr. Rosenberg will give you a short presentation on some of the more specific details about what we're asking uh as it relates to the assessments and and finances related to the project both for the developer and to benefit the city. But before that, I just want to talk a little bit about uh infrastructure districts. These districts create numerous advantages both for Gallatin and the project. Uh the district helps fund essential infrastructure improvements to support the project which is a mixeduse residential and commercial development. Uh we believe the enhancements will attract investment to Gallatin, stimulate job creation and improve the quality of life for all residents in the city. In particular, Maris has agreed to perform significant upgrades to Big Station Camp Boulevard, which is a thoroughare that this council has previously identified as vital for Gallatin's growth, and allowing this district to go forward will allow will help Maris fund those improvements uh and assist the city's growth in that direction. We think the district is a

way to cost effectively develop this this area of Gallatin. Uh the district allows infrastructure costs for necessary improvements to be funded through assessments on the land benefiting from those improvements rather than relying on city resources. Uh this ensures that improvements are delivered without increasing the financial burden on taxpayers outside of the district. The financing of the bonds is entirely without recourse against the city of Gallatin because the funding sources are secured via assessments against the land that is being improved. A failure to pay the assessments will not result in any liability for the city of Gallatin. and it will it will result in a essentially a lean foreclosure on the project or the specific parcel. We believe that these districts have been shown in other jurisdictions to enhance public services. Uh the district will enable the city to maintain its high standards for public services including roadways, parking facilities, and pedestrian safety measures along Beach Station Camp Boulevard and within the the district. These improvements are designed to accommodate future future growth while preserving the city's character. We think this district helps with the city's long-term vision. Uh Gallatin has a goal of sustainable development and responsible growth and by working with Maris which is a respected developer in the area to establish a framework for private investment and public infrastructure using infrastructure districts going forward. The city will create a process in case there are other developers who want [clears throat] to use these districts uh in the future uh successfully. So, we hope this project establishes that model for future developments using this tool. As Rosemary mentioned, this project has is not new to anyone. It's been going on for over two years. Uh, this this council has has approved many steps along the way, and we hope this is just the last step uh in offering your assistance for this project to go forward. As a reminder, in case your memory is is dull, uh, in March of 2024 was the first time we came before this council to annex some of this property.

Uh further property was annexed in April to to be added to Gallatton. In March of last year, uh Maris petitioned for the adoption of his prelim preliminary master development plan. The planning commission approved that plan in June along with a resoning. We then came to the council in July of that year to approve that preliminary master master development plan on first reading and it was approved by this council and it was finally approved in September of 2025. So, this is just the final step that Maris is asking for this council's assistance and approval and partnership in the big station camp development. Uh, in conclusion, for me, the establishment of this infrastructure development district is truly a strategic investment in Gallatin's future. Uh by approving this petition, the city we we submit that the city council will enable Station Camp MP Holdings to deliver critical infrastructure improvements, attract economic development and enhance the quality of life for all of Galin's residents. Uh at this time, I'd love to invite Mr. Rosenberg up here to to give his presentation about the benefits of IDs uh in his experience and for this project. Obviously, after his presentation, we are all available as a team to answer any questions you might have uh and are are happy to do that. Thank you.

Good evening. Thank you all very much for the opportunity to present to you. My name is Rick Rosenberg. I'm the managing principal for the Texas Sunb Belt region for DPFG. We are a 35-year-old consulting firm. uh that has focused on helping developers identify financing solutions for infrastructure. We've we've like I said we've been involved for 35 years. We've been involved with over 17 billion dollars of similar type financings like the ID that is proposed tonight. During that time in 35 years, we have never seen a city have to write a check. We have not seen even in the event of the occasional default which has happened about 1 point.5% of the time there's been no risk to the city involved. Um we were we've been involved since about for the last three years in helping get the ID concept approved here in Tennessee and we're excited about the opportunity to be here. Um my team based in Austin, Texas has been involved now since we're now to $1.2 two billion dollars of land secure financings in Texas, Utah, North Carolina, and Georgia. During that time, we've seen no defaults. Um the IDV was passed in 2025. Uh basically, we're arranging to bring private dollars to pay for public infrastructure. All the costs are going to be the responsibility of the district or the developer. No out-ofpocket costs to the city of Gallatin. Um, if you own property in G in Gallatin outside the boundaries of this proposed district, you will have no financial obligations or impact. Only the people who voluntarily choose to buy property or lease property will be have an obligation under the district. The we expect that the bond issuance

that we're requesting eventually will be done through the IDB which is going to be the typical process in Tennessee. This district formation process and operation method has been based on the successful public improvement district program in Texas. We worked in 2011, we completed the first PID bond in Texas for about $39 million in the city of Austin. Since that time, there have been $4.2 billion of PID bonds issued supporting more than $25 billion of development. not one default and not any and no cities had to write a check as part of this process of of that 430 so bond issues about 90% of them were single family residential projects the balance or mixeduse commercial projects from a perspective of a city the benefits are the bond issue and the assessments are nonreourse to the city so no one as Keith pointed out no one can come back to the city for any payment or obligation. Any costs that you as a city incur from an administrative standpoint are included within the payments of the district paid by the property owners and will reimburse the city for any of its costs. As has already been discussed with the city [clears throat] as this project went through the entitlement process, the ID formation process allows the city to create the standards of which they want and that's already been accomplished here. From a property owner standpoint, the assessment is a lean on their property subordinate to the property taxes, but it is a fixed payment that does not change with the value of the property. So as property values increase, the payment obligations under the ID do not increase. Property owners can prepay their

assessments in all or in part at any time without any penalty during the term of the ID. Property multiple property owners. If if I own property and the mayor own property and I did not make a payment, they the district cannot put my burden on the mayor for being a property owner. Everyone has their own individual obligation and any defaults by a property owner does not impact other property owners within the district. As property is sold, the assessment runs with the district. We're talking about basic infrastructure um streets, roads, bridges, sidewalks, water, wastewater utilities, uh public utilities, parking, land, uh impact fees, utility connection fees. The improvements can be off-site or on-site as long as they benefit the property within the boundaries of the district. We can only assess the property within the district for the benefits that they receive. So, if a road coming in off site is going to be used 50% by station camp and 50% by somebody else, this ID can only pay 50% of that cost. you you're familiar with the project and its location, the land plan. Uh and this is important to understand that we have the commercial uses in the front and the residential uses in the back as we'll get into how the assessments are being calculated. The residential is getting the benefit of the roads in the front as well as the internal roads in the back of the project. um 121 single family units, town homes and single family homes, 400 to $800,000 six, excuse me, 400 to $600,000 on the average home prices, multif family, senior housing, and commercial. All uses will be assessed. They will be assessed based on the benefit that they received uh and the costs allocated to those

benefits. Uh we've already t Ke Keith has already talked about some of the benefits, but uh connectivity by having the the infrastructure designed correctly and paid for. We're extending the lower station camp greenway for increased pedestrian connectivity. There will be about $1.1 million of additional tax revenues to the city from advalorum and sales taxes. Upon buildout, the county will generate an additional 1.5 million of annual advalorum revenues. There will also be $600,000 of adequate facilities taxes paid to the county. Uh this is and I may defer to Kelly to talk more about this if there are questions, but this is part of the transportation improvement district that was created uh a number of years ago and it's within the plan that the city has already approved. Um, mayors will be pro providing additional improvements at the on the boulevard and will accelerate having this financing will accelerate the development of the project and the development of the infrastructure. Sorry, this is very small print but um significant fiscal benefits to the city and county that we've already discussed. happy to answer any specific questions as uh we answer questions. Um, whoa, this is even smaller. My apologies. This shows the allocation of assessments by the individual land uses. And so in the petition is listed the proposed maximum assessments by land use. And we're we are looking at uh the residential has more of a burden of the improvements and they are being asked to carry more of the assessments. It is likely that some of the assessments on the residential uses will be paid off by

the developer or the builder and to limit the pass through to the users. But we want the ability to maximize our financing to build the improvements and then the market will will work through what can be effectively passed on to the users. Um so the the annual payments for residential for the town homes will be about $4,700 a year assuming that 100% of the costs get passed through. $7,100 a year to the single family homeowner. Once again, only assuming that 100% of the costs get passed through, which is not likely. The commercial uses and multif family uses have a lower burden because they're not paying for internal roads and utilities that are subject only in single family and town home uses. The the law is very clear that you cannot assess somebody for a benefit they don't receive. So we we allocate the benefits and then we allocate the assessments accordingly. Um we have aloc we have allocated the benefits based on linear front footage of the roads and utilities that are being constructed. There is um so there's a 4,400 linear footage of the major roads and then there's an additional which is split equally between the residential in the rear and the commercial in the in the front. There is an additional 4,900 linear front footage that's just to the residential component of the project. So there is 76% of the road usage is to the the residential what we call improvement area number one and 20 the balance [snorts] 24% is to the commercial multif family. Uh, one of the benefits of using an ID type financing is that it improves

the affordability uh, especially on a single family side. In the single family business, home prices are generally set based on lot price. By allocating some of the costs of the infrastructure through the ID, we we don't have to include them in the lot price. Therefore, if the homes can sell for a lower price, homeowners will save money overall. We estimate that the homes that that are projected to be $600,000 with the ID would be nearly $800,000 if there was no ID in order for the builder and the developer to achieve their required margins. Um, so the homeowners themselves would be saving over the life of the district $230,000. So this is standard practice among homebuilders. I've worked for homebuilders. They want to lower the home price as much as possible to get the velocity and maintain their margins. And the use of these districts is designed to do that. The same concept applies to all the other uses. By financing over 30 years what otherwise would have been frontloaded to the user in the beginning, we can lower the cost of development, lower the cost of the project, and make it more affordable for users al and homeowners alike. Uh we've already discussed that there'll be 500,000 of uh advalorum revenues to the city and a million and a half to the county and about 600,000 of sales tax revenues to the city. And with that, I know there will be a lot of questions and we are looking forward to the opportunity to answer them.

Are there more presentations or excuse me, Mr. Rosenberg?

I would like to underscore, highlight, bold, italicize part of what he shared with you that may have been a little overlooked a little bit because all the information is very important. Just a reminder, most of you may know that the city has been collecting money from developers on Big Station Camp for several years for road improvements. Um, those road improvements that are were to be uh designed and bid out and managed by the city have not happened yet. That's not a criticism of anybody working for the city. Um, but every day that money is sitting in a bank account, it may be earning some nominal interest, but inflation is lowering the value of that money every day that it's not spent. By using this ID and this developer to get those improvements done at 386 in big station, they will do them. It's on their dime. And typically when private contractors, we don't have to go through the bid process. they can do it for less a lesser cost than we can do it. And um so please keep that in mind too. This will help expedite some of those improvements and hopefully then um engineering and whoever is going to be responsible for the rest of them can now uh maybe expedite some of what they're going to need to do. Um because we do have that money sitting in an account um waiting to be spent. this will get that kickstarted. I I believe you don't have to believe that but I believe that. So I just wanted to underscore that uh what he mentioned there that this is important. You've seen the traffic on that road and you know the improvements are quite necessary for multiple reasons. So thank you for letting me share that.

Mr. President, I'm I need to better understand something. I mean because you educated us back several months ago, but there's two things that I'm not clear on. Um, one is the total debt issuance you're looking at because it's hard to fathom that is what I understood it would be based upon the unimproved land. But so the under the statute the maximum leverage and maximum amount of bonds can be no more than 50% of the appraised value. The appraised value will be based on the assumption of the improvements being in the ground as finished lots and finished. How are we secured in and

if the bond holders are secured by a lean on the property? Yeah, but if the improvements aren't made and it's just the raw land, say the debt if the developer walks away, you have access to the bond funds to finish the improvements. But the city is not on the hook for any of this. And we're making a commitment to to get the bonds issued. Mayors is making a commitment to do the improvements. So we are uh before the bonds are issued, we will enter into a development agreement with the industrial development board committing to perform these improvements. Okay.

So there's it there is a contract requiring us to make these improvements that have been that will be approved by the engineering department. So if the if your question is we'll give you the money and you might not do the improvements, we have no access to the money until the improvements are performed.

The the the bond money is deposited with the trustee bank. It is not deposited with the developer. That's fine. I just had a misunderstanding on what the total issuance could be. Um, and then the other thing, and this is so simple, but again, it doesn't track with me. Um, I I understood from when we talked before about the financing advantage based on the size of loan that someone would qualify for a home, but I can't make it make sense that it would cost 800,000 instead of 600,000 without the ID. That's what I can't make makes. Is that the cost of the debt? No, it's over the period.

If there is no ID, the the cost that are would be financed by the ID goes into the lot cost. The cost of a lot increases. Homebuilders price their homes based on a multiple of the lot costs in order to maintain their margins. So, we calculated that there's about $90,000 of lot costs that are being financed through this per single family home. That would be about twice $200,000 more in home price because the lot price has to go up by $91,000 because Maris is the developer of the lots and they're selling them to a home builder.

Okay. So, so they're paying another 1,000, but you're saying the improve because the improvements are already there, correct? That is what the cost of the lot, right? And what is that? Okay. Yeah. The lot improvement, the finished lot versus Yeah. So, we're taking $90,000 and putting it into a be paid over 30 years. Otherwise, it has to be in the upfront cost. And the the thing to remember is that the home buyer one way or another pays for all of these costs. Exactly. The developer is not going to right take a hit, right?

Because the costs are not in the ID. So the home and the builders want to sell those homes as fast as possible and can do so with a lower price. And do you um gentlemen understand about the whole financing thing? That was something that you explained when we first met, how if someone qualifies for a $400,000 home, but if this costs were added in, it would actually be a $600,000 home and they wouldn't qualify. Now, the other side of that, it makes me concerned about how are they going to make that, you know, 9,000 pay,

the lender, well, we're not saying that the $7,100 will definitely be 100% passed through. I expect there'll be some prepayments on that. the mortgage company will evaluate their ability to cover that cost, but it has not been an issue. I think we gave the staff examples of comparable projects in Texas that had similar levels of assessment. I was just curious too in in the ID, you know, you talk I understand about the option to prepay, but can you have a mixture? In other words, could the developer finance some people's in their mortgage and prepay some others? And so it's a negotiable.

Each piece of property is its own assessment. So a property owner, a builder can say to get that home sale, maybe they'll pay off as part of an incentive, part of the assessment. Okay. Someone else may not want that because they're maybe they're going to pay all cash for that house, not take out a mortgage, and they'll pay it off themselves. Yeah. It's all in negotiation. Did you have something you wanted to add or you want me to go to other questions? Councilman Jant as they come up. Okay. Councilman Jant.

Thank you, Mayor. Um, I was going to start with something else, but I'm going to go back to what you just said about the housing affordability. Um, where where I disagree with that assessment um is that if on the other side of the street the same type of house if we talk about four bedroomedroom three bathroom sale for 650k because that's what it's go right now. uh if you have the same type of product on the other side and you try to sell it for $800,000, you're not going to sell it. So, you're going to have to go back to where the market is. So, that's why I disagree with saying if if we do that, we're going to lower the cost because it's a marketdriven cost. That just a comment. Um now, I'm going to I'm going to say go back to things got told to us in your presentation. Um, the city won't have to write a check. The city doesn't write a check.

Never.

No. But the city as of today never wrote a check to pay for infrastructure in a new development. The developer does it. All right. We don't do that. So that's totally different that if we were talking about the city who were actually paying for the infrastructure for new development. So that's that's not our case. So um that was the first thing I wanted to um after you talk about make sure by doing an ID we make sure that the standards of the city are followed but the standard of the city are followed anyway. So that's another another argument make no sense for me. um the fiscal all the fiscal benefits all the money is going to bring to the city it's already there because we already approved that development and the issue I have now with that coming to us right now is that that law was done in 2024 when that development was going through all the process that was never mentioned to us that they will and try to bring an infrastructure development district. U because again if I look at the picture you show about Texas with without and when with you see all this cube stuff and without you see all the grass that's not going to happen here because it's already approved. So nothing nothing is going to change of that development of what we approve. That's that's another stuff. Um I spend a lot of time looking at that. Uh Susan know because I called her a few times asking question but um and there's

things I don't understand in your in your um if you could come back to the page you had uh with the number 13. Yeah. 13, I think. [clears throat] Oh, this one. The the the one before 13 before the other way. Oh, I was hitting forward instead of backwards. Sorry. My apologies.

All right. I'm I'm I'm trying to understand your numbers. Um the first line we we talk about single family residents where um you have improved land, you have the the the assess value, the total assessment was almost $7 million. Um and if you divide that by uh 76 um you have an assessment per unit of $91,000. Do you agree with that? Yes.

Where where do you get your average annual installment at 77100? I'm trying to help you there because I think it's lower than that. So, no, because the $91,000 is advertised like a mortgage over 30 years. So, you're paying the principal, the interest, the administrative cost of the district. So, that averages out to 90 to $7,100 per year.

All right. So I I was actually generous. Um yeah, I forgot it's somewhere that they have to pay at least 1% and based on based on the value. Uh so if I look at $7100 per year uh on top uh if you take I $650,000 because that's what it's sitting on the other side of the road. Uh the the tax for a $650,000 is $860 per year for the city. So I can assure you that when people going to receive uh that $7,100 tax because that's what it is, uh another tax beat at the end of the year. Um that's that's pretty bad. And that's going to lower the credit power because uh the loaning company is going to look at adding that on top of the value of the house. So that's probably going to lower um the the the boring power of a family want to buy a a lot of money. Um I have question uh or if you I can come back later.

Can I address some of the comments you made if I may? Um first of all, the reason this wasn't discussed in 2024 because the law didn't exist until 2025. So it wasn't an option in 2024. So the the the 25 was an amendment of the law of 24. It was it was 2024 law. I'm sorry. Respectfully, it was a new law that allowed uh it's a it's a different section of the code. It allows for mixed use as opposed to residential. Yeah. So I agree with that. And the the value got lowered, but the the the main principle of the law, the residential one existed in 24,

but it would not have been able to be applied to this project because it is a mixeduse project. So the the ability to apply to this project did not exist until 2025. And to answer your comment about the boxes versus the the the standard tracked home, part of what Maris has has determined to use