How it Happened, Part II

This is what the zoning map for the Northwest portion of district I looked like prior to 2015.  In speaking with county staff--the impetus at the time the decision was made to simplify and consolidate the zoning designations--- was to not diminish the property rights or zoning rights of existing property owners.  So, when we went from this zoning, below,

There existed a panoply of zoning designations for properties located in the Northwest Portion of Escambia County's District 1 prior to 2015.  After 2015--these designations were consolidated.  The plan was to not diminish the property rights of existing land owners while simultaneously simplifying the zoning designations.  This change in 2015 was a contributing factor in the out of control growth of this section of District 1

to what the zoning districts look like today, below, we now know what the thought process was that drove the decision making.  This is, below, what the zoning for this same section of District 1 looks like today.

Today's current zoning in District 1 is much less complex than it was before 2015.  This was done by the board deliberately in an attempt to streamline the zoning designations while simultaneously NOT taking any rights from, nor diminishing, property rights from existing area property owners....

The decisions were driven by noble intentions--e.g.--not diminishing existing property owners' rights.

Unfortunately-----this well-intentioned, well-meaning strategy also led to the conditions that we are seeing today in Beulah.

Growth that is out of control.

Below is a table describing, in detail, the "before and after" zoning designations and changes.

A quick read of these will illustrate, very quickly, the conditions by which the growth was facilitated by this well-intentioned action.

What we see today in 2019 is a result, in part, of this change.  See the before/after zoning changes below....

How it Happened, Part I

Beulah has grown exponentially over the last 10 years.  "How has this happened?" is a question I am hearing a lot.. so we are looking at all the reasons and factors that have led to where we are today with the growth in Beulah...

I attended a community meeting on Saturday in Beulah.

The subject of the meeting was another subdivision being contemplated out in this fast growing community of Escambia County--and more importantly--what the impacts of this new subdivision would bring to the existing residents.

As the meeting began, the developers unrolled construction drawings illustrating the vision for the subdivision off of Hurst Hammock Road.  Several residents had questions about the impacts on drainage, the wetlands, and traffic.  Many wanted to know where the retention ponds for this development would be placed.

Several asked rhetorically--"When will enough be enough?"

"When will "they" say we don't want or need any more subdivisions out here?"

"And how did this area's growth get so out of control anyway?" was a recurring question we heard from the assembled group of about 15 nearby residents.

The answer to these questions requires that we look back in history and also that we look at some votes that have been made by the county over the last 10 years.

Everyone knows that growth is happening and that economic forces and the economy drive the market for housing--- which is the catalyst for growth and for impacts on the existing infrastructure of a community.

But growth is inevitable--here in Escambia County and in America as a whole.

We will get into some of the specifics of this in follow-on posts...

Who Wants to be Escambia's Next Administrator?

The following list was provided by staff.  This is all of the applicants that met at least the minimum requirements for the job.

Deer Run in Beulah: Wetlands Damage Remediation Plans moving Forward Quickly

County staff and developer DR Horton are working toward a resolution of multiple environmental issues at Phase I of the Preserve at Deer Run in Beulah.

Over the last several days there has been a flurry of activity on Phase 1 of the Preserve at Deer Run subdivision in Beulah.

Several Issues have plagued that development over the last several months, culminating in penalties being assessed by the North West Florida Water Management District (NWFWMD)

(The four holding ponds in phase one were not/are not draining properly--that issue is being worked via a re-design and that work to correct the issues with the ponds is moving forward so far as I have been told)

A consent order between NWFWMD and DR Horton, the builder, is slated to be signed by this Friday.

Meanwhile, county staff and the environmental engineer hired by DR Horton (Wetland Sciences) have been going back and forth via email.

A very detailed draft mitigation strategy document has been put forward by the DR Horton's environmental contractor, and county staff has read it and added additional stipulations that must be met before the county issues Certificates of Occupancy (CO) for five homes that are poised for closing before the month's end.

(County staff are standing firm that the CO's will not be issued until the remediation plan is accepted by all parties and the work to remediate the wetlands and wetland buffer zones begins)

Stipulations that the county is requiring, over and above what has been put forth in the document from DR Horton's environmental engineer, include the following:

• Monitoring for the restoration areas shall be for 5 years, including annual reports, and annual replanting (if needed) to assure 80% survival during each reporting period
• For areas proposed for restoration within the wetland buffer, weed free mulch that is a minimum of a 2” thick, 18” diameter shall be installed around each plant unit to enhance survivability and minimize competition*  
• With the proposed sizes of trees and shrubs offered, trees should be on 12’ centers and shrubs on 6’ centers*
• A alternating planting diagram will need to be submitted and approved to be able to verify counts and appropriate location
• All nursery stock shall be Florida Grade 2 or better and documented as such

* If larger plant stock is proposed, then plant unit spacing and mulch requirements may be reconsidered

Who will Serve on the BCC/NFCU Selection Committee for the Master Planning of OLF 8?

A recent rendering of the actual wetlands boundary on OLF 8 (above) indicates that a significantly smaller portion of this 636 acre parcel is wetlands.  This increases the acreage that can be developed, which increases the value of this land.  Soon, the county will begin the process of master-planning this parcel working in conjunction with Navy Federal Credit Union

The Board of County Commissioners will select three members of the seven-member committee that will be tasked with narrowing down the firms that compete for the contract to master-plan OLF 8.

The solicitation will have been on the street for 30 days and will close in the second week of April--and shortly thereafter this committee will start to meet and will begin the selection process of a master planner for OLF 8--for which NFCU has agreed (under certain reasonable terms) to pay up to $2 Million for AND for which the BCC will have the final say and decision.

Navy Federal Credit Union has identified their 4 members:

1. Kim Aderholdt
Supervisor, Facility Planning & Project Management
Navy Federal Greater Pensacola Operations

2. John Porter
Vice President
Corporate Facilities and Support Services
Baptist Health Care


3. Virna L Reynoso
President/CEO
REYCO Contracting Solutions LLC

4. Brian Wyer
President/CEO
Gulf Coast Minority Chamber of Commerce

The full BCC will discuss and select the county's three members for this committee at our upcoming meeting on April 4th.  While the full board will have final say on these three members, the initial slate of three candidates from the BCC, a slate for which I will advocate and support and which staff has been considering, will be:

1. Scott Luth
Executive Director 
Florida West Economic Development Alliance

2.  Andrew Holmer or Horace Jones
Development Services
Escambia BCC

3.  David Forte
Division Manager, Transportation and Traffic Operations Division
Escambia BCC

Coffee With the Commissioner Tomorrow Morning

Tomorrow morning we will host our monthly coffee with the commissioner event at Hardees at Wilde Lake Blvd and Pine Forest Road. (Exit 7 off of I-10)

We will be there from 6:30-7:30AM and all are welcome to attend.

This is a low-key, relaxed forum where individuals can bring issues, ask questions, and provide feedback to their elected representative without having to drive downtown and fill out speaker forms.

For those unable to attend, we will be live-streaming the event on our commissioner's Facebook page here

Deer Run: County Staff, State Officials, DR Horton Reps and Local Environmental Consultants and Engineers Met Today

A closed-door meeting about the Deer Run Subdivision in Beulah was held at the County's Development Services facility

The Preserve at Deer Run, a subdivision in Beulah, has had some issues.

Earlier this month, after a series of citizen complaints, the builder DR Horton was hit with a hefty fine by the state.

Several retention ponds were not functioning properly and some wetlands and boundary areas had silt and muddy water infiltration.

A consent order had been drafted and delivered to DR Horton by the NW Florida Water Management District--however this document had not been signed as of today.

This afternoon, County staff, state officials, DR Horton reps, local Environmental Consultants, myself and the project engineer all met at the County's One-stop building off of Fairfield Dr.

The meeting was not open to the public, and although Channel 3 had a crew at the site, they were not permitted entry to the closed-door meeting.

The primary issues discussed today were getting this development back on track, getting the four retention ponds in phase one functioning properly, remediating several areas of wetlands and boundaries that had been infiltrated by muddy runoff, and getting the boundary areas of 6 lots remediated so that five families that have already purchased these houses can move in. (The county will not issue the Certificate of Occupancy for these five lots until the remediation is approved and underway.)

The engineer of record for the project stated that he had completed initial plans for fixing the retention ponds, which he described as not functioning properly due to lateral ground water flow at all four pond locations.

An environmental engineer hired by the builder stated he would have the remediation plan for the wetlands infiltration on this project and in this phase prepared as early as tomorrow, Tuesday the 26th of March.  He acknowledged the fact that it would need to be run through DR Horton corporate personnel before it would be sent to the county--and this process would take a few additional days.

The initial 2-week period given by the Northwest Florida Water Management District (from March 5th-19th)for DR Horton to sign the consent order had expired;  upon my asking why, it was disclosed that DR Horton had asked for a brief extension of time to review this consent order.  I asked point blank when it would be signed, and I was told it would be done "By this Friday."

A 9 page consent order has been issued to DR Horton by the NW Florida Water Management District.  It will be finalized by this Friday according to state officials with whom I spoke today..

So we will see what happens next.  According to one staff member that actually lives in this subdivision, the builder has, over the last several weeks, attempted to do a better job of protecting the wetlands.

Draft MOU in the Works: NFCU willing to Pay Up to $2,000,000.00 of Master Planning Expenses for OLF 8

NFCU has agreed, under certain terms and conditions
to reimburse up to $2,000,000.00 toward our
master planning expenses related to OLF 8 in Beulah

County Staff and Officials at Navy Federal Credit Union (NFCU) are working on a draft MOU that will delineate terms and conditions for NFCU to reimburse the County up to $2,000,000.00 dollars in expenses related to the master planning of our recently acquired property out in Beulah known as OLF 8.

The generous offer from NFCU --- to pay these costs --- allowed the County to shift $1.3 Million of Restore Act funds from the master planning of OLF 8 over to the ST Engineering Aerospace Jobs project (project Titan) at the Pensacola Airport.  This shift enabled the County to cobble together the additional $5 Million dollars necessary to secure that deal with the City, Triumph Gulf Coast, and ST Engineering Aerospace.  (Once that deal gets rolling--it will be a MASSIVE economic development win for our entire county!)

If the NFCU draft is acceptable to the BCC, the master planning efforts for OLF 8 could begin to move very, very  quickly.  Because this is simply an initial working draft, I am not linking the document here.  Once it is in it's final draft form, I will link the final draft document to this blog.

Some Specifics of this particular draft MOU:

*  Calls for the creation of a new position and the hiring of this newly created billet-an "Independent Project Manager" --by the County, with the specific task of managing this particular master planning project (NFCU and County to split the costs 50/50).

*  Calls for a 7-Member selection committee to rank the top three firms. (3 county staff, 4 NFCU appointees)  BCC will have final say in final ranking and final selection, with NFCU reserving the right to provide input and comments.

*  Calls for public input throughout the process

*  84-Acre purchase of a portion of OLF 8 by NFCU shall be "outside" this process and not subject to

Deer Run in Beulah: Problems with the Ponds......

Staff of the planning and zoning department identified issues with multiple holding ponds at Deer Run this week....

I received some email traffic late in the week about the situation with a development out in Beulah called "The Preserve at Deer Run."

Two weeks ago, a citizen's complaint drew intense scrutiny on this development that eventually led to  a $24,000.00 fine being levied, along with a very specific order mandating corrective action.

On Thursday of this week, staff from planning and zoning made the decision to NOT issue any more

Certificates of Occupancy (COs) for this development until all deficient issues are addressed---to include multiple issues identified this week with the development's four holding ponds.  from staff:

"All ponds are holding water. There is some erosion on one pond ramp. On another pond there is sediments on the slopes from what appears to run off from home construction."

A different staff member chimed in that "it appears that currently all four ponds are not functioning as designed. I’m attaching Tom’s e-mail to Dana Palermo with WMD. Pond A was in better shape than others at the time of final plat.. all ponds shall be watched throughout 2-year compliance period."

The Builder responded, requesting a meeting.  "I’d like to request a meeting to discuss the current situation at Deer Run. This meeting’s intention is to display DR Horton’s willingness and preparedness to address the county’s concern over issuing additional COs for new homes at Deer Run. Our Remediation plans are currently being formed and the Fl DEP and NWFWMD have both visited the site in recent days to evaluate our BMPs."

Staff will accommodate the builder's request for a site visit with all stakeholders the week of March 22nd--where all the issues with this site will be looked over to include the issues with the ponds and the mud runoff leeching into the wetlands.  I have requested that this meeting be put on my calendar; I will be attending this meeting.

Information Provided Validates the Questions that were Raised.....

A week ago today I had a conversation about the new downtown field house concept with a person intimately familiar with this initiative.

I asked this person if they supported the plan for a field house downtown--and the answer was a resounding and forceful "No."

I wondered aloud..."Why not?"

During the course of the ensuing conversation, the reasons for this individual's hesitation would be framed and detailed;  the lack of support hinged on multiple issues and financial concerns--which eventually this person would detail.

#1.  Some financial irregularities should be looked into, according to this source.  Chief among these was the $150,000.00 purchase of a website domain name for www.pensacola.com. "It's not that they spent money to buy this domain,  it's not even about the price of the domain, although I think it is a lot of money--it's the fact that their board didn't authorize the purchase in advance which they should have done.  At least one board member was not happy about this the next month when the full board were notified about the purchase."  

After looking at the minutes for Visit Pensacola from June 27th--the claim about the purchase being made absent board approval appears to be true.  Furthermore, it looks like the board did not even take a vote after the fact to approve the purchase which is odd.  Nobody has been able to tell me definitively, yes or no, the answer to this question:  "Did Visit Pensacola's Board ever authorize this purchase?"  Apparently, from the comments she made in the PNJ,  the clerk of the court believes this purchase was not inappropriate.   From the PNJ: "Pam Childers, Escambia County Clerk of the Circuit Court whose office reviews all county expenditures, said in a text message to the News Journal Thursday evening that there was no malfeasance surrounding the purchase of the domain name."  For what it is worth, I never used the term malfeasance--that was my counterpart in district 2 that used that word.  I said "inappropriate and irregular"--which I believe are the better words to describe this event; because I still have trouble with the fact that the purchase was not approved in advance.  Regardless of what one chooses to call this--it appears that this purchase was, in fact, "irregular" if nothing else....

#2.  Several consultants are being paid by PSA to lobby the BCC for more money for a field house--according to this source.  "They have several guys making thousands per month on contracts to lobby you to spend more on studies for the field house." said this individual.



After receiving the information from Visit Pensacola and the Pensacola Sports Association on Monday---it appears that this additional concern is also a true statement.  It appears that Visit Pensacola has a total of four consultants being paid at the moment tied to the effort to bring a field house to Pensacola. It also appears as if these positions were not solicited via an RFP or RFQ but rather the persons chosen were name-selected. One consultant gets $4,000.00 monthly, one gets $3,000.00 monthly, one received a fixed price to do a study, and the fourth consultant receives $125.00 hourly on a contract not to exceed 210 hours.

In looking at PSA's last two budget requests--I do not see these costs as a part of the request to the BCC.  So the question I have is where is this money coming from, the money to lobby the BCC to

Beulah Community Steps up for Mr. Reddy

A community fundraiser was held Saturday at Beulah regional park for Mr. Kotha Govarhdan Reddy.

He was a local merchant that was robbed at gunpoint last month and murdered at the Quik Fill gas station on Mobile Hwy.

Volunteers from the community solicited food and vendor donations, there was a silent auction, t-shirts were sold, and other items of value were raffled.  Navy Federal Credit Union set up an account where citizens could donate funds for the cause.

The mood of the day was upbeat as a DJ played country music that reverberated throughout the park.

Dozens of citizens enjoyed good food knowing the proceeds would be going to Mr. Reddy's family.  The pulled pork sandwich plates with chips and BBQ beans were selling very well--and for dessert-homemade banana bread was also being sold--with all proceeds benefiting Mr. Reddy's family.

In speaking with one of the organizers after the event, it appeared that the day was a big success.

"We raised $3,600.00 just today at the park, and with the additional donations we have taken in--I believe we will be right around $4,400.00 raised for the family"  she stated.

I'm glad folks supported this effort--I am sure Mr. Reddy's family will appreciate the kind gesture--even in the midst of their grief.

New Field House Proposal Must Address Existing Civic Center Needs, Too!

....any talk of simply yanking dedicated Civic Center funding away for a new project, with no plan for what is to happen to our Civic Center, would be reckless and short-sighted.  It would not garner my support--and that is putting it mildly.  I would be vocally opposed.....

We will soon be hearing another pitch for a field house downtown.  I believe it will be coming this Thursday at the BCC’s Committee of the Whole workshop.

Full disclosure:  I support the field house concept under the right financial circumstances.

However—my firm belief is that we simply cannot siphon-off ANY existing revenue stream(s) from the aging and ailing Civic Center until we figure out what we must do with this existing county asset.  I have put forth plans (here and here) to renovate, modernize, and improve the Civic Center to get another 20 years of usefulness from it. 

But there has been no forward motion on these ideas.  I tried—hard—last year when I was chairman to move those renovation plans forward. 

Theboard took no action.

There are multiple forces at work and at play on this issue though.  We all know this.

But my two cents here (and for my vote)—ANY field house proposal that is floated must come with a rigorously-vetted, detailed, and well-grounded study justifying the need and economic viability for such a facility going forward—particularly considering the new venues that have opened in Foley, Panama City, and the (soon to be announced) planned facility in Mobile.  To put it bluntly:  Do we still need one given that other markets all around us have now apparently beat us to the punch?

Also—there must be multiple financing sources contributing to the total for a new downtown field house to be viable, in my opinion.

It is for this reason I supported the concept last summer that was presented; it was a model that brought in multiple financing sources (new market tax credits, triumph funds, TDC funds) and it had a financing team in place to front-load the construction financing.  It was planned near a freeway and it was centrally-located.  It also would have greatly benefitted an area of the county that has blight, high unemployment, and a high crime rate.  This would have been a great way to inject jobs and capital into that area.  It was a project we should have moved forward.

 

But we didn’t.

The latest proposal I am hearing about now is a scaled-back version of a field house that is to be placed downtown.  No NMTC’s are available, and I’ve heard no mention of a Triumph Gulf Coast ask.  No realistic and viable financing plan has been put forward, and the financing, so far as I am

Reason for the Pause, Part II

An analysis of requested information should clear up any questions raised by allegations that were brought to my attention Wednesday evening which led to my move to pull a funding item from last night's agenda....

In part I of this series I described the rationale for taking a pause on an agenda item from yesterday's meeting.

I asked my aide, Debbie Kenney, to make some inquiries of Visit Pensacola and Pensacola Sports Association so that I can run some other allegations to ground before we move ahead with the vote for an additional $2.3 Million to Visit Pensacola next month.

As I said to channel three and in the PNJ--I am just following up on information that was given to me.  Just allegations.  Hopefully, there is no substance to these allegations.....

I reiterated this position in a Friday interview on Pensacola's top-rated morning radio show, "Good Morning Pensacola" on 1370 WCOA.

Here's the Deal:   if I do not follow up on serious allegations from credible sources, then I am not doing my job, so I follow up on credible reports when I get them, and I get to the bottom of issues that are real.  Look no further than Newpoint schools and what happened there........ 

The below request was made today by my aide.  When I receive the information back, I'll hopefully have a better idea, before the next vote in April, about whether or not some things I have been told about these allocations of TDC monies are true or untrue.

Reason for the Pause, Part I

Sometimes a close examination of an allegation is good for all sides. Sometimes it proves there was no "there" there, other times it confirms allegations.  Occasionally  it serves to improve processes.  In any case, a thorough look is in order when seemingly alarming claims are made

At yesterday morning's agenda review session, I led the effort to pull a funding item from the agenda for this month so that I could investigate some issues that had been alleged having to do with the "process" of some purchases.

The board agreed and the item was dropped.

I described to the media and my peers on the BCC some of my concerns--the largest one being that according to a citizen with intimate knowledge of Visit Pensacola--a large-dollar purchase of a website domain name was made without proper authorization (from the full Visit Pensacola Board of Directors--in advance of the purchase)

I did confirm that to be true yesterday late in the evening--the board of Visit Pensacola neither authorized nor approved this purchase in advance as should have happened according to their bylaws and financial procedures documents.

The minutes from June 27th describe the purchase being disclosed to the full board after the fact. 

So far as I understand it--the purchase was questioned by the clerk's office, who in turn deferred to the County Administrator's office.

The County Administrator's office approved the purchase for reimbursement in September of 2018 (although the original purchase was made in early June of 2018).  I asked the following question yesterday:  "Was the authorization for the approval of this purchase reimbursement made with the understanding that the Visit Pensacola Board of Directors had voted to authorize this purchase in advance?"  and the answer was an unequivocal "Yes."

I'm told at least one Visit Pensacola board member was not happy about the way this purchase was done.

Nobody has told me yet, for sure,  if this purchase was ever officially ratified by a follow-on vote of the board--as should have occurred.  This action, if it did occur, is not reflected in the minutes.

So setting aside the size of the expenditure ($150,000.00 seems high to me-- but I'm not an expert in buying website domains) There is little doubt that the process here was badly flawed.

So if this was truly a time-sensitive issue--my question is why not call a special meeting?  Why not wait at least 3,5, or 7 days to do it right?  Why not write the contract stipulating the purchase is not valid until the Board of Directors approve the purchase?  Why the rush to spend this much money with no deliberations among the board of directors prior to the purchase?

And if the website was so important to acquire in such a rapid fashion, why has nothing been done with it--why is it not, at a minimum, at least directing traffic to the existing Visit Pensacola site right now?

Some other allegations were made about "multiple consultants and lobbyists" being engaged by these entities as well--with very generous monthly stipends.  This is all well and good, but I am requesting some information to see if what I am told squares with the reality of the situation with respect to several of these consultants, what they are doing, and for what purpose, and what sources of money is funding this.

I'm also going to ask about how these positions were advertised and whether or not RFP's or solicitations for these services were put out before the hires were made--or were these persons direct hires?

As I said in the PNJ--it is all probably nothing--I hope there is no larger issue other than this one obvious misfire with the website address purchase prior to board authorization.

But in our oversight capacity as commissioners--we have to take credible information seriously and we have to ask questions when irregularities (like the $150K Website Purchase without prior authorizations from the Board of Directors) are brought to our attention. 

I hope everyone gets this.

I mean, just imagine the alternative.  Imagine if we "didn't" follow up on allegations brought to our attention about potential issues with the expenditure of public monies?

Deer Run Development in Beulah Cited for Non-Compliance, Fined $24,000.00

Screen grab from a video posted on facebook, showing muddy water flowing from the Deer Run development into the adjacent wetlands....

Screen grab from a video posted on facebook, showing muddy water flowing from the Deer Run development into the adjacent wetlands....

The developers of the Preserve at Deer Run were fined and also compelled to take corrective actions to bring their development back into compliance.  From the Engineer of Record for the project:

"NWFWMD issued a consent order today which included tasks and timelines required to bring the project into compliance. The consent order also included a $24,000.00 fine.

No written documentation from the USCOE and FDEP have been issued as far as I know"

This development's issues were spotlighted last week by a concerned citizen that visited the site, took videos, and posted on social media.  Additionally, this individual sent an email blast (below) to multiple entities and state agencies.  Someone was obviously paying attention, and today, according to the engineer of record, these sanctions were handed down to the developer.

Great Things Happening in our Local Libraries!

There are great things happening within  our local public library system, outlined in the below letter from Board of Governance Chairman David Bryant.  We are fortunate that we have a great library system that has a steady funding source that provides for our entire community!

April is Going to Be a Huge Month for the BCC, NFCU, and OLF 8!

April will be a big month for the efforts in the Beulah community of District 1--- centered around OLF 8. 

On April 1st, a ribbon cutting ceremony with state, local, and national dignitaries will take place at the field.

Then, at the first BCC meeting on April 4th,  several OLF 8 related items will garner some serious attention.

It is my prediction that at this meeting, the BCC and NFCU will come to terms on a purchase contract outlining the terms for 84 acres of OLF 8 to be sold to the credit union, with the county keeping the wetlands directly adjacent on the west of the NFCU campus in conservation.

I believe at the same meeting, a document very close to this working draft LOI will be approved by the board and we will start the ball rolling toward master planning the remaining 540 acres on the site according to the board's previous direction on this.  (The board voted 5-0 on a compromise document to guide the master-planning of the OLF 8 field. This language, in it's entirety, is contained within this draft LOI that I predict will be approved in April by the board.)

Another very important document that I predict will be approved in April will be the agreement memorializing NFCU's commitment to pay for the master plan, subject to reasonable stipulations and conditions that must be mutually agreeable to both NFCU and the BCC.  Staff has been working and meeting with NFCU on this-and I'm told this effort is very near completion...

This is HUGE ----because having NFCU pay for the master plan allows the BCC to shift the $1.3 Million in Restore Act funds (that had been earmarked for master planning OLF 8) over to the ST Engineering project at Pensacola's Airport.

So yes, April will be a big, big month for the BCC and for NFCU.

And we will finally get the ball rolling on a master plan for that property that takes ALL stakeholders' interests into account.