Testing.

Good morning.

Good morning and welcome to the downtown uh review board meeting for October 7th, 2025.

The downtown review board meets monthly to review downtown development applications using the downtown Colorado Springs form-based code regulating plan.

The downtown review board is comprised of nine members appointed by city council.

Board members are community volunteers with expertise across a wide variety of disciplines.

Each member acts independently, carefully assessing all the evidence presented to make their decision.

Harrison, I don't know.

I I I missed our last meeting and you may have been, but uh welcome as the uh new member to the downtown review board.

Um we're excited about having your uh viewpoints.

I think you live in our downtown and have been involved, so welcome to the uh board.

We all look forward to getting to know you better.

Thank you.

It's really nice to be here.

And I do live in the form-based zone and I'm representing the midshooks neighborhood.

Um so thank you for having me.

Uh are there uh if there are any uh items uh that we need to uh add to the agenda or change, I think our agenda is good.

Um Ryan, I'll turn it over to you.

I for your communications, I think you have several items to bring before us.

I do.

Uh thank you, Mr.

Chair, Ryan Sever Teller Urban Planning Manager.

Uh first I just want to uh congratulate David, our chair, uh, for his recent lifetime achievement award that was conveyed by the the mayor, Mayor Yemi.

Um I'm sure everyone uh probably most of you all were at the annual uh State of the City breakfast.

Um, but uh just wanted to extend those congratulations again.

Um I also wanted to, you've kind of already done this, but welcome Harrison Sokol to uh the downtown review board.

Uh Harrison is filling Max Cronstadt's seat as the adjacent neighborhood representative, as Harrison said, he lives in the Midshooks Run neighborhood.

Um and Harrison's been very involved with uh a number of downtown efforts and projects and communications.

He's been participating in some of the um stakeholder meetings for the downtown plan effort.

Um a fun fact, Harrison has gone back and watched all the available downtown review board meetings that are online since I believe 2014.

So uh he will be uh if you have questions about institutional knowledge, projects in the form-based zone.

Uh I'm a little worried that Harrison might know more than I do, uh, given his recent uh viewing of all those meetings.

So uh welcome, Harrison.

Uh appreciate your participation on the board.

I also just wanted to recognize uh Amanda as being reappointed to a second term uh by city council uh last week as well.

So uh both Amanda and Harrison are starting an additional three-year term.

Um let's see.

I did send an email to the board members yesterday morning with a draft 2026 work plan.

As you recall, uh City Council staff has decided uh they they took the step last year to require all boards and commissions to do an annual work plan and an annual report.

Uh so last year was our first work plan uh for 2025.

I basically took our 2025 plan um updated some dates as far as expected completion times um and uh uh changed the title from 2025 plan to 2026 plan.

Um I'm happy to make any additional changes if you like, but I think this is a pretty good indication of the things we're gonna focus on uh uh uh for the rest of this year and going into early 2026.

Uh obviously the hope is that both the master plan and the form-based code updates will be done first third or so of 2026, but um the board's primary task, as you all know, is to review applications as they can come in, which is I believe the first of the three goals in the plan.

Um so like I said, I'm happy to take any comments, make any changes if you wish.

Uh if there are some informal head nods, I'll provide this to council staff later this week.

Um I'm seeing some are there any uh are there any comments or questions?

I I had looked it over and uh you know obviously our work is somewhat designated um kind of thing.

So I think Ryan um did a good job.

Appreciate you uh uh doing doing that.

So I would say proceed to uh submit it to the proper people and I did print some hard copies if anyone wants to take one home or didn't get a chance to look at the email attachment.

Um and if you see something that you think I missed, just let me know.

I'll I'll wait a few days before I send this on the council staff.

But uh other if I don't hear anything, I'll just go ahead and do that uh later this week.

Um my last communication is you should expect that we will have a November meeting.

Um I believe there will be one item uh for the board's recommendations and action.

Um it could be a longer item.

Uh so um I would expect maybe as much as two hours, uh much of the morning uh uh for the November DRB meeting.

Please uh feel free to reach out to Melissa Solange or myself if you're not gonna be available because we definitely want to make sure we have a quorum for that uh for that meeting.

Those are all the communications I have, Mr.

Chair.

Any uh questions or items for uh Ryan?

Uh again, uh Ryan, thank you and and uh appreciate your uh kind comments.

Um it's been a privilege to uh work with you over the years.

Um we did the original form-based code and did regional downtown plans.

So uh our community is very lucky to have you and your continuity and your ongoing expertise around downtowns and appreciate your kind comments.

Thank you.

Uh the next item on our agenda is the approval of the uh uh minutes, uh uh the DRB 23 minutes for September 2nd, 2025.

Did anybody see any changes they wanted to make to the minutes?

If not, do I see a motion to approve the minutes?

Okay, I think Amanda pushed I will move to approve the minutes of the September 2nd, 2025 downtown review board meeting.

Good.

Is there a second to that?

I'll sock them.

Okay.

We have a motion and a second.

Uh is there any uh further discussion?

If not, uh let's go ahead and uh vote.

Responded.

Solon did you want to tell us the results or is it working okay?

Okay.

So the uh minutes are approved.

Don't think we have any kind of uh consent agenda today.

Uh we don't have a uh uh any specific uh cases being brought, so I won't go through if uh the general flow for what we end up uh hearing.

Um I don't think we have any uh uh unfinished business.

So with new business, Salon, do you want to read in the uh first item of new business?

I I don't know whether it's really new business or moving into the presentation on the experienced downtown plan.

It's just a presentation item, so you can we can read that in if you'd like.

Okay.

So uh I think our first item that we're going to do today is have an update on the um downtown experienced downtown plan DRB 2301.

And I think Ryan, you wanted to make some introductory comments.

Yes, thank you, Mr.

Chair again, Ryan T Fertil Urban Planning Manager.

Uh, just a couple quick comments before I turn it over to Austin and the consultant team.

Um the update to the 2016 experienced downtown plan has been going on for much of this year.

Um while the 2020 sixteen plan was great and has served downtown very well, a lot has happened over the last nine years.

There's been a lot of success, and many of the kind of goals, priorities, and action steps have either been accomplished or um need updating.

So um the DDA uh decided to work to fund uh an update to the plan and uh brought on MIG planning consultants, and there's been significant efforts uh throughout much of the year.

Um City is fully supportive of this effect of that effort.

Uh I've been um coordinating, communicating very closely with the team and helping to make sure that other city departments, uh public works, stormwater traffic, fire, police, uh housing services, etc.

Um are um participating in the drafting effort and are comfortable with the proposed language.

Um today is just the initial presentation to learn a little bit more about all the efforts to date and what the draft plan is looking like.

Um, this same presentation was given to planning commission last week, so Nadine has has no it's not on tomorrow's agenda.

Uh it was only presented last week at informal planning commission, but this will be a little uh repetitive for for you, so apologies.

Um, but then the team is planning a scheduled to present to city council work session on October 27th at the end of the month, and at that time uh a public draft of the plan is expected to go out and allow for public comment over the um the couple months through the end of the year.

So uh with that, I'm gonna turn it over to Austin to say a few more words on behalf of the downtown partnership and DDA.

Yes, David.

Um, just for general information, um, and obviously it isn't today, but could you share down the road in about six or seven months what the role of the DRB is regarding the uh experienced downtown plan?

What what we'll ultimately have to do?

Yeah, and that's a great question.

I probably should have stated that.

Um after a couple months of public comment and we take in and the draft is updated to address some of those issues, address input we hear from city council um later this month.

Um the final draft of the new plan, what's now being called the Elevate Downtown Plan will come to the downtown review board for a recommendation.

It'll then go to city planning commission for a recommendation, and then ultimately go to city council for adoption.

Uh so you will have a formal role in the adoption process of the new plan sometime in the first quarter or so of next year.

Pardon me, real quick before you guys get started.

Um to the person that's online that's sharing the slideshow.

If you could please unshare it, we have it over here so that person can click through the slides.

Thank you.

Austin, go ahead and take it away.

Uh again, appreciate all your work uh guiding this project and your wonderful work with the downtown partnership.

So go ahead and take it away.

Ryan, I'm not sure your microphone's on.

You might how's that?

Is that better?

There we go.

Okay.

Uh well, good morning to the members of the downtown review board.

Um, congratulations, uh Harrison on joining the board as well.

Um, if you'll just bear with me for a few seconds while I set the stage a little bit above and beyond just what Ryan did.

Um, but thank you, Ryan, for the introduction.

Um downtown Color Springs is at a defining moment across all demographics.

Uh, people are choosing vibrant, walkable, connected downtowns as a place that they want to live, work and gather.

So businesses are following that energy, they're investing in urban cores where that talent wants to be.

Uh, and thanks to major infrastructure mobility improvements, our downtown too has become more active, accessible, and livable than ever.

Since the experienced downtown plan was adopted in 2016, we've made remarkable progress in in our downtown.

More than 2.5 billion dollars of investment has transformed the city center, adding thousands of new homes and units, new destinations like Widener Field at Ropes and Arena and the U.S.

Olympic and Paralympic Museum and other expanded amenities.

So, more than ever, downtown really is the economic, cultural, and civic heart of our region.

But as our community grows and evolves, so must our vision.

The new Elevate Downtown Plan builds on the foundation of the 2009 imagined downtown visioning process, as well as the 2016 Experience Downtown Master Plan, uh capturing the momentum of today, and also planning for the next generation of opportunity.

So this update uh reflects extensive engagements.

We've had over 2200 survey participants, 16 focus groups, several pop-up and in-person events for people to connect, as well as collaboration across city departments, local stakeholders, neighborhood groups, and other community partners.

The result is a forward-looking actionable plan that refines our shared vision, prioritizes public space mobility, plans for the increase in urban density, which density we need to keep our businesses thriving while also providing for housing across all income spectrums in our community and integrates insights from other citywide initiatives.

So elevate downtown isn't just about continuing progress, but also about setting the stage for the next decade of growth and connection in the heart of Colorado Springs.

So thank you for your continued leadership as this board as we work together to bring the vision to life.

And uh now I believe I will be turning it over to Mark DeLatour from MIG, uh, who are our partners and consultants in creating this new product.

So, Mark, uh, if you're ready, over to you.

Thanks, Austin.

You did seal a little bit of my thunder there, but I will try not to be too repetitive with the slides that are forthcoming.

Uh, thank you all, everyone, for your time today.

My name is Mark Delatory.

I'm the director of Denver Operations for MIG.

Uh, we have a relatively short presentation as far as presentations are concerned for for y'all today, and maybe a bit of orientation of what we set out to do, where we're at in the process, and you know, some of the things we're seeing in this two-volume update.

And then my colleague, senior project manager Ellie Schaefer, will be taking you through some of those big highlights we're seeing in the plan so far.

Um, it looks like we might be sharing.

Are you all seeing the presentation or are you seeing an infinity version of me?

Go ahead and reshare your presentation.

I didn't realize you were online to do that.

So if you want to share it for me, and then you can control it.

Thank you.

Okay, sounds good.

Ellie will be pulling that up here in just a moment.

Um as we get into the plan update and the scope itself, uh, you know, and the coming slides here.

Uh and Ellie, you can toggle for it if you the actual scope itself is really broken into two major parts.

There's an update to the plan of development, which is a largely guiding document for the DDA itself.

And then the master plan of the plan really follows traditional planning measures and what you'd expect in a in an area planning effort in terms of prescriptions for for land use and mobility and things of that nature.

Importantly, though, all of those assets or aspects were rooted in community engagement.

And on the following slide, you can see where community engagement has been woven throughout the entire process.

We started this in January of this year in a very technical foundation manner, as you'd expect, to make sure that we set up the appropriate sideboard so that as we engage the community, we're doing so with a strong technical foundation in mind, building from prior planning efforts.

The plan of development, again, the guiding uh element for the uh DDA proceeded the plan itself.

And as we moved into the process, we've been able to explore different priority topics with the community.

Um as it relates to engagement, um, and Austin noted this, uh some of these these quick stats here.

Um, but yeah, we've had over 16 focus groups, and then those focus groups we had conversations with a variety of different um user groups from downtown residents, adjacent neighborhoods, uh, educational institutions, a library, uh, office uh users, large employers, arts, events, culture, small business, developers, property on this list goes on.

We hosted two online surveys, the first of which received nearly 2,000 responses and had four in-person events, two of which were larger structured events, while the latter two actually see on this next slide here were uh we were down most recently for first Friday and the food truck uh Tuesday, where we had targeted conversations with uh community members who were engaging in the process, 70 specific ones.

Uh, and those uh opportunities to engage in the process there for those pop-ups were promoted um online uh with uh newsletters, e-newsletters, social media, um, traditional handouts and everything in between to make sure we're getting the word out to the best of our ability.

And coming out of this second phase, where we're really started prioritizing, um looking to prioritize topics that came from prior uh engagement and earlier parts of the effort.

We're starting to see some things rise to the top around support for small business, continued or expanded activation and a lot of the parks, the amenitization of downtown, and I'll get to that a bit more in subsequent slides.

Um, starting to leverage or build upon some of the key institutions that make up downtown uh Colorado Springs like Kimball's Theater and expanded transportation options.

Now, to the draft plan itself, as I noted, there are two major components.

Back in 2005, you started the imagined downtown process, and in 2009, you completed that.

2016, you from imagined to experience, and now in this second update to a you know three-part planning process over 20 years, we're elevating downtown Colorado Springs, and still maintaining a lot of that same structure with the plan of development, volume one, and the downtown plan itself, uh, which I had noted previously, and those elements in there for plan of development, again, the DDA focused component of this really starts to look through the vision, those assets, challenges, opportunities, and then gets into some of the more nitty-gritty around the DDA's boundary and amendments and TIFF as it relates to different financing options for the for the plan.

On the uh downtown plan itself, um, we had a lot of the same elements that you'd expect from the prior planning effort, which you've seen, uh, I'm sure, and you're reading through the experienced downtown plan.

We've added some new new content areas to really capture some of the evolution that we've seen in downtown and what we're learning from the community in the process, both around community and culture, infrastructure and utilities, and economic vitality, all of this prefaced by uh introduction that provides the why of the plan and how to go about um using it through implementation.

And the vision and goals, uh, one of the elements of the plan of development.

Um, again, this being an update, we weren't throwing the baby out with the bathboard.

We wanted to make sure that we were making targeted updates that reflecting uh 10 years and really positive change that the downtown uh had seen.

So that uh that vision largely retained uh its kind of overall um uh structure.

But for the sake of um repetitiveness, I will say you know, downtown Colorado Springs reflects unique community values and culture, embraces thriving local businesses and supports residents and visitors through a walkable urban lifestyle.

A lot of that sentiment is really you know what we've built from over the past 10 years, and you have a lot of great successes to that speak to that vision.

Uh, some of those goals that build from that really think about downtown as this as is heart uh across economics and culture and civic uses.

Um, importantly, and in transition from the last plan is the downtown as a neighborhood, and they're prior to um the experience plan that was housing you know, adjacent to immediately adjacent to CDA boundary, as we've kind of looked to the evolution in this planning process, been a lot of housing change downtown as one of the greatest kind of points of change, and then all those sporting elements are on the natural environment and connectivity and kind of the unique nature and history of downtown Colorado Springs.

Um, the assets, challenges, and opportunities, right?

Assets being what we have, what we're working with.

Um, a lot of these elements really retained as well.

When we think about urban lifestyle with access to the outdoors, entertainment business destination, diverse and historic neighborhoods.

Some of the assets that have changed over the past ten years are the recent residential development.

Prior to the completion of the experience downtown plan, there hasn't been any residential development in downtown Colorado Springs for over 60 years.

You all seen 2,000 new units and more in the pipeline now.

So figuring out what to do with that now asset is a big part of this process.

And another one I'd note is the flourishing sports economy.

Previously, Olympic City USA was a big focus in that plan.

And it's really expanded with the addition of widener field and the stadium association with uh higher education.

So I'm gonna think about an expanded way of looking at the sports economy in support of downtown as a destination within the region.

The challenges side, really that you know, two parts of the same coin when we think about challenges and opportunity.

You've introduced a lot of housing, but very similar flavor.

When we think about diversity of housing to either meet different income levels or meet different family needs in terms of size and family, that's one of the things that we want to figure out how to unlock for downtown.

Another part of it is continuing to attract and maintain a diverse workforce.

The other parts that I would note in here is that as there have been notable changes in the area, there's always growing pains with that.

So as we think about the balance of community character with the um insurance of clean and public spaces, those are always things that are kept in balance when we think about the challenges.

The flip of that, thinking of kind of how do we go about doing this?

The opportunities really is the amenitization of downtown.

So when we think about opportunities specific to respond to new residents as well as existing residents who've been adjacent to the downtown poor for many, many years want to think about getting downtown as a neighborhood, and in that space, we know there are other uses that support those who live, work, and play downtown.

There's also an important consideration as it relates to those experiencing homelessness.

We know that the DDA is not charged with solving that problem.

We know the city's not, but everyone uh in addition to the yes and kind of situation where a unified approach is what's needed to address those issues that are pressing, not just for downtown Colorado Springs, but downtowns across the entire country.

Um relationship with universities, I think is another great opportunity that we're learning through the process and the interest and emphasis of expanded downtown as a destination for an educational hub, as well as continued integration with trails and parks, not just now that you have the loop in place, connecting to it from all these great great destinations within within the core.

Great.

Thanks, Mark.

Um can you hear me okay?

Good.

Sound good.

All right, thanks.

Um yeah, hi everyone.

Ellie Schaefer with MIG.

I'm gonna just jump in here.

So, as Mark um showed on a previous slide, the uh downtown plan or volume two itself has seven topic specific chapters in it.

Um, but we figured rather than sort of going by through those one by one with you with a lot of content, um, we decided we wanted to focus more on some of the priority topics that we've been hearing about from um the community and different stakeholders and council throughout this process.

So I've got a handful of these.

I'm just gonna bring up and share sort of how they're addressed in the plan.

So um one big one is small business support.

We know that a lot of what makes downtown unique and vibrant is the small businesses.

So the plan looks at expanding um existing DDA programs to further support um improvements um that support small format stores, um, looking at leveraging more funding sources, working with brokers to curate um a tenant mix to really get those different amenities that Mark was speaking about for the downtown neighborhood.

And then we know there's some vacant parcels downtown.

So looking at how could we um activate um vacant storefronts as well as um participate in site cleanup and restoration um where needed.

Walkability and mobility has been a huge topic as well.

Um, the plan updates the framework for placemaking streets um and active transportation priority streets.

You'll see some new um guidance for how streets should be designed and um which streets fit which categories in the plan.

Um we also looked at uh safety improvements, especially for crossing major corridors, um bike facility recommendations to connect with uh the legacy loop and from the loop into downtown.

Um, we've identified gaps in sidewalks because there are still some throughout downtown, and um really leveraging mobility hubs and micro mobility that there's been a lot of progress with uh pike pike ride and lime scooters and you know uh future potential expanded mobility options.

Um, arts and cultures.

So um we've really looked a lot at public art and placemaking.

So, where can public art happen and what form?

Um, how can the downtown partnership advocate for for venues that um support or are part of the creative sector and fostering partnerships, so looking at how to expand events in downtown through community-driven programming, along with um all the great work that downtown uh partnership does already um and just expanding events in general to help bring more people downtown and create more uh memorable experiences.

Safety and cleanliness is a big one.

The um downtown partnership has recently enacted a clean and safe pilot program.

Um so we are hoping to continue that, learn from it, and then you know, make some of those strategies permanent, depending on what works well and what's lessons learned from that uh program.

Um, we the plan also encourages uh public space act activation and crime prevention tactics.

So um design considerations like lighting and visibility and public spaces, um, and then just bringing more people downtown to have more eyes on the street.

Um it includes coordination and collaboration on safety training, neighborhood advocacy and other uh tools to kind of strengthen bonds between neighbors and businesses and the community.

Um and then it also looks at the role of law enforcement and building relationships in downtown.

Also, sort of on the note, safety and cleanliness, public restrooms were one big project that we heard about early on.

So the plan looks at strategies for where those could be placed, what characteristics a facility should include include, looking at design, including a few examples, and then how those might be maintained and operated.

Mark mentioned this one earlier about homelessness, we know is a big issue in downtown.

We've had a few focus groups to meet with other service providers that are doing this great work.

And the plan really encourages continued collaboration between downtown partnership, the city, and those other providers, and the Pikes Peak Continuum of Care.

It's important that social infrastructure is built as well to help sort of humanize these issues, educational campaigns and working with staff and local businesses to empower them and give them the tools they need to support homeless neighbors and also you know make sure that to minimize conflict that might be maybe occurring if it is in downtown.

And then the other big thing with homelessness is of course homes.

So the plan really advocates for uh supporting affordable housing development at different income levels.

We know there's a lot of um, and I'm sure you're you're all very familiar with uh new development proposals coming through for downtown.

So we were hearing some concerns from the public about that additional density and how the building tall buildings may impact the skyline and whatnot.

So the plan includes um a couple of graphics, like the one on this slide that kind of visualizes the height of some of those new developments and how they kind of fit into the downtown skyline as well as the mountain backdrop.

Um the plan includes a section on density, um, so really starting to understand what are the benefits of density, why is downtown the right place for this level of density, and what will be the benefits to the community as a result.

Um it also includes a section about upper story design and rooftop activation.

So as it relates to form-based code, um some suggestions for modifications to that to enhance upper story uh architecture, and also just really leverage those views that we know are present from those upper story buildings out to the mountains and across downtown.

And then there's catalytic sites.

So these were in the last plan as well.

So these sites have been uh expanded and updated.

We've got 26 different sites specifically identified in the plan.

They fall into these different categories.

So catalytic opportunities, a few of them are desired uses or market opportunities without necessarily a specific site assigned to them.

Um some of them are reimagined or enhanced use sites, um, contemporary prospects, so that's more like active or likely development, and then influence sites for anything just a bit outside of the downtown boundary, but that may have a big influence on nearby downtown.

So these sites include sort of a mix of graphic visualizations, starting to envision you know how that site could be improved to better serve the public realm and the downtown downtown's needs, um, and then also some analysis and market uh market readiness and stuff like that.

From those, uh, one of those um uses that we've heard about a lot is the downtown grocery store.

So we know there's one small grocer in downtown, but folks have been really letting us know that a full service grocer that includes like a pharmacy and you know, there's more options and whatnot would be really desired as more people are moving downtown.

They don't want to have to leave downtown to get the groceries and drive out and drive back in.

So our partner EPS looked at uh demand analysis based on you know population growth, what grocers might be interested in in a downtown environment like this, what types of criteria they'd be looking at for site needs and selection.

Um we've also selected uh nine different sites that could be potentially suitable for a urban format grocery store, so sort of a bit of a smaller footprint, and different incentives that the DDA could provide to help attract that desired use.

And then the plan includes the vision and goals that Mark went through within each goal.

There's a series of action steps.

Um we went back out to the community in that most recent set of pop-ups and kind of heard what were their priorities.

We wanted to make sure that this plan doesn't just have like a really long laundry list of stuff without priorities and clear next steps for DDA and City and other partners to work on.

So within each goal, we've identified one top priority.

Um for goal one, it's it's supporting local and small businesses.

Um goal two, it's it's amenities that you know support the downtown neighborhood.

Goal three clean, safe and welcoming environment for everybody.

Goal four, the priority was um strengthening the creative identity and um again, those key anchor institutions.

Um goal five is uh really advocating for downtown as a mobility hub and strengthening those connections uh internal to downtown as well as in and out of downtown.

So um with that, our next steps.

Um, you know, we're we're excited to hear from y'all today with your comments and and questions and feedback.

We're gonna be presenting to council on October 27th, and then there'll be a public review period for the draft plan, and then we will uh be gathering you know public comments, making changes to the plan um accordingly, and then we'll be back for um an adoption process.

So we'll be back to meet with you again um early next year.

And with that, we're happy to take any uh questions and comments.

I can uh leave my slides up in case we want to reference anything, but um but yeah, thank you.

Thank you.

Thank you very much, Mark and Hallie.

Uh appreciate that.

Uh now we would uh go ahead and entertain any uh uh questions from the uh the board.

Uh I'll be happy to uh start out with two.

One, I I appreciate uh and uh the section you're including on heights.

Um that you know has been one of the controversial items for our group.

And again, I know when we worked a little bit with Ryan on the uh form-based code, we've been trying to put some um items in there uh that would help uh enhance the design of uh higher buildings.

Um, my one question I was wondering, and again, I don't know whether it's the proper place in this document.

Um but if we looked at the next 10 years for our downtown, uh on the eastern side of our downtown, there's potentially a huge development in uh the union printers home.

And then secondly, um there's also development of the North Corridor.

And I guess my question's sort of twofold.

Um is there any uh uh thinking in this document of changing the uh expanding the future boundaries for the DDA, and then the other would be uh trying to get downtown thought about it a little bit as a larger, more global tying into these future developments.

And um maybe I'll just uh start real quick, Mark, and then uh if you want to jump in afterward and add and and Ryan, feel free to if you would like, but um, to address a couple of your questions.

Um, one, um, when we talk about the influence sites in the plan, um, a lot of those uh that you just mentioned are are discussed.

So Ivy Wild neighborhood in the in the growth in the South Nevada corridor to the south on the east side with the with the union printers home.

Um, and uh we're aware of those as both influence sites, things that can potentially actually complement downtown as well as um frankly some uh you know challenges to us as well.

For example, there is some mixed use, including office use um planned at the union printers site, um, office use further to the north, and we haven't had a lot of class A office development in downtown in quite some time.

So, one of the specific tactics actually and and goals called out in the new plan is to develop 100,000 square feet of of new class A office space downtown and you know what the DDA can look at in terms of incentives in order to do so.

Um, so this plan definitely does take a lot of those other areas um into consideration, both as uh places that can complement downtown as well as places that might provide some uh challenges to downtown in terms of competition.

Um when it comes to boundary expansion, um, yes, there are also particularly for the the DDA itself um in in the portion of the document that's meant more for the the DDA board.

Um there are tactics um not only about future boundary expansions but also about you know what happens as we get closer and closer to the 2037 uh expiration of the DDA boundaries and the TIFF clock and you know when when the right time might be to look at extending that for another 20 years.

Um so all of those are are called out here um in addition to MIG, we work with um their partners, EPS to uh produce a product attached to this plan that takes a look at the economics and some very specific uh tactical um data when it comes to boundary expansion um TIFF, that sort of thing.

Um so that would be my start.

I don't know if Mark, if you want to add anything else to that as well.

Thunder Thief you did it again.

No, I'm not sure if I have anything specific to add to that.

I think the role of downtown, you really hit it well uh when you think about these influential sites.

The 26th that Ellie was in some of those really starting to identify what is impacting our consideration for downtown as that hub, as that core, as I think you um did a global kind of nucleus there.

So those are all taken into consideration as to how best to position downtown to grow in a competitive manner in that space.

Other Harrison.

Hi.

There's two questions that I have of how the plan might address certain things that are happening in our downtown.

A lot of our newer buildings are big and take up entire blocks of space, and not all of them have any kind of diversity of use along that street level.

And as our downtown continues to develop, I guess I'm concerned that if we continue to have more buildings like that, we might be kind of limiting the amount of street vitality we'll have in the future.

And along with that, a lot of our newer developments we we continue to bulldoze older buildings, and I believe having a mix of building ages is something that's healthy for downtown.

So do those are those two things addressed in this plan at all.

I'd have Ellie step in for that one.

Yeah, happy to.

Um yeah, so both are are definitely addressed.

Um for the the first thing you mentioned, the ground floors.

We definitely talk about um activating ground floors, and that's one of those things I mentioned with small businesses, like looking at a program where the DDA could support small format storefronts.

So looking at not only um funding exterior renovations to facades, but also interior, like dividing up large spaces and punching through new storefronts to support small businesses.

So that kind of uh helps break up those large blocks where it's one one big development, um, as well as the some of the form-based code considerations that are in there relate to ground floors um and breaking those up as well.

So, yeah, definitely included.

Um, and then your second question was about um historic preservation and um and even just mixing in you know old um old buildings with with new buildings.

I think that's that's really great.

Um the plan focuses on districts, which talks about sort of the different character in in different districts and how there might be, you know, um, like historic uptown, for example, might have more historic buildings or older buildings, and then the central core is seeing some more new development.

So there's sort of variation in character across the districts of downtown.

Um, and it also does advocate for protecting historic buildings um and looking for adaptive reuse potential uh where possible.

I think it's just kind of building on that for a quick moment there, the break in the vertical plan.

That's certainly something that we can coordinate with Ryan on to make sure that that's adequately addressing that, not just the vertical experience of the ground floor plan, but how you move along the street edge and any sort of uh for lack of that words onulation of that um build two line um for what actually gets uh delivered.

I think that there's a lot of token breaks in the vertical plane when you look to those big block developments of not pushing far enough and uh material changes to indicate any sort of change in experience.

So we can make sure we're coordinating closer with the city as it relates to updates to the um the code on that one.

So I just wanted to note that as well.

Yeah, I may also just quickly add um that's one of the great points.

I think where this board, as well as the downtown partnership and other agencies, have that ongoing partnership and looking at future development.

Um, you know, a few years ago when we were mostly concerned uh concerned with incentivizing new housing downtown full stop.

Um, you know, a lot of uh the larger, I think format residential um blocks that got built don't have a ton of uh publicly accessible activation off the street.

You know, it's more designed for residents.

It's still very attractive facades, but um less interaction.

Now going forward, and I would point to um, you know, that the development around uh widener fields um with experience at epicenter as well as the one vela building um partnership.

I think the DRB have been a lot more concerned with making sure that there is that ground floor retail opportunity, restaurant opportunity um spaces where we can have um you know small businesses be located and in more interactive public engagement with the building.

So that's definitely I think something that we are certainly very uh attuned to going forward, and I and I know this board is is as well.

Other questions?

I have two more.

Uh one um I know a long time uh project in downtown has been uh uh talking, the city's been talking about a transportation hub.

Um, and I don't know whether it's uh dead or just not going, but I I was wondering as you're looking at your future mobility and transportation.

Again, I know at times have been hoped that we'd get a new building for transit.

There's been a lot of conversation in the long term about uh you know rail up and down.

I was just wondering as you've been looking at mobility, is there any maturity going to uh some kind of transportation hub?

Yeah, I think the the plan certainly is is aware of ongoing conversations at at the city.

Um I'll probably defer maybe to Ryan here to address where where the city's at with that.

But um we are definitely you know aware of the ongoing um uh considerations for the future transit hub.

And then when we think about you know mobility in the you know next couple decades as well.

We we do talk about you know connection to front range passenger rail um in particular around the park union area um and the sites that that uh organization has has already indicated would be prime for you know a future rail hub connecting Colorado Springs up to Denver and other areas on along the front range as well.

So yes, the the plan does um definitely take a look at the the opportunities that those future sites may present.

Um and then Ryan, I don't know if you want to add anything more specific about where the city's at on transit.

Yeah, sure.

I'll just add um the plan uh volume two of the plan, the the land use portion does have a section called catalytic sites and influence sites, and um there's specific dialogue in there about a downtown transit center.

And while it doesn't, it's not site specific because the city is still trying to finalize what the appropriate and best site is and how ownership and operation would work.

Um it does address that as a key catalytic um concept uh for downtown Colorado Springs.

The mobility chapter also talks about um the need for multimodal uh transit hub, uh both with passenger rail and other forms of transportation um and how those would benefit downtown as well.

And then my uh next comment or question, uh again, I'm pleased to see uh the plan trying to talk about affordable housing.

Uh and I you know, I think there's some opportunities in it.

But a couple of thoughts.

And I I know again, when we've worked with Ryan on the form-based code, um, you know, which obviously will come along after this.

But one of the areas that we constantly when we would get apartment projects, um, we'd get people requesting higher heights uh in their things.

And I think the current warranties or the criteria that they get points in that uh uh doesn't really give them points if they're doing some things around affordable housing.

So a couple of thoughts, and again, I realize uh some, you know, the the governor is trying to mandate certain uh things for affordable housing around transportation hubs.

I think if uh affordable housing's in the DDA boundaries, it gets some um parking exemptions.

I don't know if it when it's outside the DDA boundaries, whether it just becomes uh urban.

I guess my hope a little bit, and again realize some of it is um controversial might be again as you look at uh affordable housing, are there some things we can put in the document that would incentivize uh developers uh doing uh those kind of projects and again looking at some of the trends that are coming down trying to promote affordable housing.

Yeah, I might um just start here talking about the DDA's um incentives specifically, and then Mark Ellie and Ryan, if you want to add anything else, feel free.

Um I I would say already uh the the DDA has certainly been uh attuned to providing affordable housing options.

And um one way I'll I'll kind of indicate that is when we look at how we do TIFF projects.

Again, if we rewind the clock 10 years, we just wanted housing full stop, right?

So we were doing um a hundred percent uh TIF increment back to developers, and then as more and more properties got developed downtown offering residential options, that got wound down and the base went from being at a full 100% reimbursement down to about 40% reimbursement where it stands today.

However, if a developer comes forward with either strictly affordable housing or agrees to uh a contract with the DDA where a certain percentage of the units within the the complex are between a certain AMI band.

So, you know, say uh 40 to 100% of AMI, um, they can get instead of 40% um TIFF increment back, they can get perhaps 80, 90, 100%.

Um the DDA, of course, has supported the house uh Artspace uh affordable housing complex downtown as well that's under construction and that uh should be wrapped up next year.

Um that'll bring 51 truly capital A affordable housing uh units into downtown.

Um and the one thing I also don't want to um neglect here is not just affordable housing, but also um for sale housing, right?

Because we all know at the state level, we've got such a problem with construction defect legislation um that it's uh extremely challenging for anyone to build um a for sale type of product outside of you know really downtown Denver and the ski corridor where you can command you know a thousand dollars a square foot and more.

Um so the DDA is also looking at how we can incentivize um not just the affordable housing, which as important as that is, but also for sale housing, so that people who truly want to live downtown and make that their home have options beyond just renting and can get a foothold on that ladder as well.

Um so I think I'll I'll leave it there.

Um and then Mark, Ellie, Ryan, if you want to add anything else.

I'll go, I'll go ahead and make a quick comment.

Sorry, Ellie.

I think I cut you off.

Um just a reminder David, you made some comments about form-based code and the density bonus section.

Um the updates to the form-based code have been in draft form for quite some time.

We kind of hit pause on those efforts while this master plan effort uh began and and evolved.

Um over the coming months, we will make sure that the proposed form-based code updates are consistent with and supported by the new elevate downtown plan.

Um there might be some uh elements of the form-based code updates that change as a result of what ends up in the elevate plan.

Um you may recall there was the proposal to significantly modify the density bonus provisions of the form-based code to provide more incentives for affordable true affordable uppercase affordable housing units.

Um they are currently rewarded, but it's it's modest and it's so easy to get density bonus points through other elements that um they weren't really utilized.

So we want to change that.

Um, there will likely also be some changes to parking standards and other things to make sure that we're being consistent with and comply with state statutes regarding uh affordable housing and mobility and transit um routes and those types of things as well.

So um, like I said today's effort and today's discussion is really about the elevate plan, but you will be hearing more about the form-based code updates in the months ahead.

And we hope to really bring the two efforts together in the spring and go through the adoption process potentially concurrently and and knock those both out at the same time uh through DRB planning commission and city council.

Yeah, and I was just going to add, in addition to the um use of TIFF funds uh that Austin was mentioning and updates the form-based code.

Uh the plan also mentions potential new strategies of where the downtown well DDA could look at community land trusts or other forms of land banking to actually um, you know, start to contribute to or um set aside land for affordable housing as the real estate values go up in downtown.

So that's something that you know needs to be studied a bit further in terms of financial feasibility for the DDA and and whatnot, but it does include that as an additional strategy that could be considered for uh for the downtown partnership to support more affordable housing.

Thank you very much.

Are there other comments or questions by anybody?

I just I have uh one comment um regarding just affordable housing.

I really appreciate that there's some focus on getting a mix of, you know, I like the idea of um developments including a portion of uh the units as affordable housing.

Like I lived in resort communities forever ago, and they had you know, a lot of incentives for a mix of affordable and market rate.

And I like that idea that that's you know being encouraged.

And then just a different question.

I didn't really see anything about like the South Tejon where the railroad crosses around Mill Street.

Just I would like to see, I think that's an area of particular challenge for development.

And I'm curious about you know what the thoughts are on that area too.

Sure, I'll I'll probably start again, then hand it over to uh uh either Mark or Ellie.

Um one, thank you for the comment on um uh you know, mixed income housing.

I I think that's something that we definitely value as well.

Um we see just general societal benefits, the more that you can get people from from various demographics and income spectrums to mix with each other.

And that's what's so great about downtown, right?

Is that you know we're not siloed in these segregated communities uh across any demographic um in the same way that sometimes exists elsewhere.

Um with regard to um kind of the South Tejone area where the railroad crossing is.

Um certainly the plan looks at at that.

Um it is outside of the downtown uh DDA boundaries, um, but certainly as um you know, both influence sites, areas like even connecting the the rest of legacy loop through that area.

Um the missing link is kind of over in that area, so to speak, to complete the legacy loop from uh you know an outdoor and recreation perspective.

Um so there are uh throughout the the plan and everything from you know recreation to influence sites to potential boundary expansion.

Um, you know, it it does consider you know the Mill Street neighborhood and the other adjoining neighborhoods is uh to the south and and east of downtown.

Um and uh, you know, certainly a lot of attention, I think has been paid in the in the in the plan to those areas.

Um Ellie, I don't know if you want to add anything else or Mark.

Um I'll just add that we do identify that specific locate location as a key gateway into downtown.

I think it was identified in the last plan as well.

So it continues to emphasize the importance of that uh specific, you know, approach from South Tejona into downtown as a gateway and recommends some um more improvements to that streetscape experience there.

Uh I'll make one additional comment regarding the mixed price point residential projects is just a reminder that the one Vela project, which was um uh ultimately approved by city council does include a 10% affordable true affordable housing uh component, um, which was a requirement from urban renewal.

Um and can that same model can be used by DDA for their TIFF funding uh throughout the DDA boundary uh to add as a required project element.

Any other comments?

Well, Austin, thank you very much.

And uh Mark and Ellie, I appreciate you uh updating us and uh look forward as the uh document continues to uh to develop and uh it'll certainly give us some new criteria and things as we move forward in our uh our work together.

So anything you want to finally wrap up with Mark or Ellie?

No, just thank you so much for your time.

I really appreciate it.

Excited with where we're at and where we're going.

So looking forward to seeing y'all uh again uh soon.

Great.

Thank you very much.

Yeah, thanks so much.

All right.

Uh anything else, Ryan, on the uh experienced downtown plan you want to add.

Uh my only comment would be that after or around that same time when we're presenting to city council at the end of this month.

Um, I'll make sure that DRB is notified of how to access the full public draft so that you can begin uh reviewing that at your convenience.

Is there a formal date when it's going to be is it a work session or a council meeting?

Do you know when it's going to be discussed?

The council presentation is currently scheduled for October 27th work session.

And I believe at that same time uh we will be putting the full draft document up on the partnerships website, the city's website, and through the council agenda links as well.

Great.

Nadine, was there any uh things we need to be thinking about from the uh planning commission as we do our work on this?

I think that this body had far more questions and comments um than we had in in the planning in the city planning meeting.

So um, which I think makes sense as well, right?

Planning's looking at the whole city, and we're particularly focused on downtown.

Um, but I think it was well reviewed.

We did talk a little bit about because we have to make a recommendation to city council that we wanted to see the full document and have a little bit more um opportunity to review it since um the presentations are wonderful and they're very thorough, but we did ask to see the documents before we make that recommendation and just kind of look through that.

Um do you remember any other?

I don't think there are any other questions.

It was pretty like great.

Yeah, I mean, there are very few items that go through the DRB and then plan and commission and then council and and the uh experienced downtown update, the uh the elevate downtown plan will be one of the those few things.

Um and to Nadine's point, it is a big document.

It's roughly 250 pages long right now.

So um you will want to take plenty of time to uh give it a full review.

There likely will be some changes, some um between you know, around the end of the year between the public draft that goes out at the end of this month and the final draft that will end up in front of you early next year.

But um I would encourage the board to take a good look at the plan once it's released publicly.

I'll just add quickly.

Um, and some of those comments, um, both from downtown partnership staff, uh, the the DDA board, um, you know, does Troy sits on the DDA boards is reviewing this document as well.

So we've had um in collaboration with with city uh staff, uh DDA board, um, we've had a lot of review and a lot of um edits and and comments to this draft.

And so those, yes, we'll will continue.

Um, and we are very, very thoroughly uh reviewing this document as well.

Yeah, just to add what uh Austin's saying here.

We had a work session at the DDA, and and I can guarantee you that I mean we spent a lot of time wrestling and and scrubbing and going through details.

I mean, we're s we're seeing this at a high level today, um, some detail, but I mean, we we definitely and the DDA was getting into the weeds on a lot of the the details, and I think there's more discussion, more scrubbing of the thing to happen.

Um, I don't think we've seen a update since we scrubbed it a week or so ago.

But um again, I think the the DRB can feel comfortable that you know every every detail is being looked at.

It's not just words on paper.

There, there is thought and discussion behind about every detail that's in this report.

And like Ryan says, it's it's a big report.

It it probably takes we we probably need a lot more time than what we've had, but it's but I think it is coming together nicely.

Any other well, thanks everybody for all your uh work on that.

Uh our next item on our agenda uh is going to be our uh wonderful friend from the city attorney's office, just to remind everybody.

Uh one of the things uh all city boards and commissions end up doing is doing a once a year sort of update of the ethics code that we're responsible.

So I'll turn it over to you, Young.

Good morning, members of uh the downtown review board.

It is in fact that time of year where I have to make this presentation like five times.

Um, so let's get started.

Again, um the Colorado Constitution requires one more city such as the city of Colorado Springs to either adopt a city or the the state's ethicless ethics legislation or pass their own.

We adopted our own in 2007.

Um and it is in chapter one, article three of our city code.

Please review that.

I say that every year, but please make sure you are familiar with it as it is very important to your role um as board members.

Essentially, the general intent is that the city of Caracks is committed to complete honesty, utmost integrity, fair dealing, and ethical behavior as a basis of its business operation and services to the community.

And thus it is very important that um uh representatives, including yourselves, uh, comply with that code.

There are two uh main jurisdictions.

You as uh members of city boards fall under the independent ethics commission jurisdiction, and any potential allegations or or review will be committed or um by that ethics commission.

Now, where I kind of come into play initially is that you as uh covered individuals can ask for an advisory opinion with the city attorney's office, and I am your point of contact to the city's uh attorney's office.

Um this advisory opinion must be uh regarding future action.

So I mean, obviously I can't uh provide an opinion to you all in any past actions, but if there is anything in the uh upcoming future that you are concerned about, please reach out.

Um that's important because in a written advisory opinion can be a potential defense to any uh violation allegations of the ethics code.

Um so if you guys seek uh advice from my office and I give you a form of written opinion uh regarding any potential future ethic actions, um, you can uh rely on that written opinion as a defense if there is an allegation of violation.

Verbal written opinions are not um same regards, so they they can't be used as uh uh defense.

So if there is any concern, please reach out via email or we can set up a time to uh talk further, and then I can provide the written opinion.

So the two major areas I want to cover under the city code of ethics are gifts and then uh confidential information will start with gifts.

Um no covered person or immediate family member shall solicit, accept, or give any gift related to the covered person's duties and responsibilities on behalf of the city.

Now gifts cover uh to covered persons are prohibited unless an exception uh can apply.

Uh the immediate family members are included within the gift prohibition, and this is a broad definition.

We include just about anyone in your family, so make sure your family is aware of that as well.

Uh the gift exceptions.

So if the gift could not reasonably be considered a bribe or means of improper influence on direct official action, then the following are permitted.

So just because it is um, I guess allowed under one of the exceptions doesn't finish the equation there, right?

It cannot be considered a bribe or means of improper influence on your direct official action as a member of the board.

If that is checked, then we can look at um to see if if one of the exceptions applies.

First being uh under $75 per year from a vendor or third party.

This is adjusted for inflation, unsolicited awards, um awards or prizes at competitions or drawings that's open that are open to the public, and um any fees uh meals, lodging associated with the conference.

However, you must be speaking at a par uh at the conference itself, or this conference must be part of a vendor agreement, or it must be um held or or um I guess held as a right word by a 501c3.

Continued here, uh perishable or consumable gifts given to a city department or a group, gifts that become property of the city and discounts that are similarly available to the public generally or to a large segment of the public as well.

The next major umbrella here is uh our conflicts of interest.

Um clearly, conflicts of interest are prohibited.

A covered individual may not use either for themselves or an immediate family member or disclose any confidential information, knowingly make unauthorized commitments or promises purporting to bind the city, or request or grant special consideration, treatment or advantage beyond that available to every other private organization or individual.

Um continued here, a covered person may not endorse private organizations or individuals uh directly or indirectly participate in any matter in which they or an immediate family member has a substantial interest, um, and a covered person may not misappropriate services or other resources of the city for personal benefit.

Now, if there is a conflict of interest, uh disclosure and recusal are mandatory, and we will talk about what that requires later.

On the other half of a um conflict of interest analysis, let's say or appearance of impropriety.

This is essentially when they kind of like a gray area, let's say uh this occurs when a covered person will or may create a reasonable perception that his or her ability to carry out official duties with integrity, impartiality, and competence is impaired, but the action does not constitute a conflict of interest.

So it's something that could potentially be there, but not really.

Um, if there is an appearance of impropriety, disclosure and recusal are voluntary.

So it is up to your decision whether you want to disclose and recuse.

Um the declaration uh can be in writing or orally at an appropriate public meeting, i.e., right before the uh presentation or the action item is called at the board uh meeting.

Um and the disclosure itself uh requires or actually the disclosure and recusal itself requires that you refrain from voting on or taking any official action concerning the matter, refrain from communicating with any covered person with authority to take official action, commenting on the matter, whether it's through a public or private statement, emails, blogs, tweets, other social media, text messages, any communication really.

And you must physically leave any room or premises at which the matter is being discussed or considered.

Um I always also include uh uh a review of the open meetings law during these trainings, as these are also very important for you to consider.

Um, all meetings of a quorum or three or more members at any local public body, whichever is fewer at which any public business is discussed or at which any formal action may be taken or declared to be public meetings, open uh open to the public at all times.

Simply put, if two or three or more of you meet at any setting and you guys are talking about anything that is considered public businesses for the um purposes of the uh downtown review board here specifically, this has to be uh noticed part of the open meetings law.

This can be considered a public meeting um for you guys to consider.

Um so please be very careful.

This can include text chains, email conversations, discussions over coffee.

Um, always safe that if three or more will meet uh and discuss public business, that we just notice that for the open meeting purposes so that that law is not violated.

Um the notice portion here has to be full and timely, uh, 24 hours in prior uh uh in advance of the meeting itself, and it has to be uh posted on a designated public place.

You would generally do the um one specific designated area in the city administration building so that everyone knows where to look for any public notices.

Um, but yeah, again, if any of meeting will occur, please let city staff know, and they will provide that notice.

Um again, I am your point of contact for any considerations regarding uh conflicts of interest or any legal questions you may have in your role as a board member.

So please feel free to reach out uh to the city attorney's office or Ryan or what's the Resalange and they can um relay your question to me.

There are no questions.

Is there any questions for Harrison?

Hi, yeah, just a quick question.

As the midshooks representative, I want to make sure that in my relationship with that neighborhood association.

I don't run afoul of any kind of ex parte communication requirements.

Um do you just have any advice on how I can have that relationship be good.

I think your role here specifically as a representative of Mill Shooks, I think that is already taken into consideration.

Again, this is also going to be uh keep act uh specific analysis and case by case.

So if there comes a situation, please reach out to one of your city staff members or me.

Um, and we can talk specifically as a regards to those uh facts.

But yeah, generally, if you have concern, I think general advice is to stop and reach out, seek um review of that before you make any uh further communications.

Young, could I add to that?

I I just say um let's say that a number of the midshooks run leaders are reaching out to you prior to an item and sending you emails, hey Harrison, we think you should support this or oppose this because here's how it affects our neighborhood.

What I'd recommend is you um providing those same communications to staff, and I can share them with the full board.

Um, and that will allow you to take that input into consideration as you have your deliberations and make a decision, but it will have allow all the board members to have that same information um as they make their decision as well.

In general, is providing something like scheduling information okay to let them know that there is an item and that the agenda's been posted.

To that point, I think that's fine.

Just saying, look, if you anyone of you want to attend this public meeting, this is on this date um being discussed.

I think that's fine.

But again, any additional discussion could probably reach into the confidential information area.

Um, so that should be considered before any communication is made.

Any other questions?

Uh again, by the nature of our our board, and and again, I think Young and Ryan have been very helpful, and the board members have been uh very good.

You know, we represent different parts of downtown, so it's not unusual for us to have a uh project that comes that we may be involved with one way or the uh other.

So I think that's just the biggest area.

And again, if you have any questions at all, just reach out to Young and Ryan, and they'll be happy to put us.

And I I think it's worked very well, at least my years on the board.

So thank you very much, Young.

I appreciate your work and I appreciate you being here to uh support us with any legal questions.

Um I have forgotten.

Uh then I'll go ahead and adjourn our meeting.

And I think as Ryan indicated, it looks like we'll go ahead and have a uh November meeting.

I haven't looked.

What's the first Tuesday in November, Ryan?

Is it election day or something?

November.

I haven't fourth.

Okay.

So we'll our next meeting will be November fourth uh kind of situation.

Thanks a lot everybody.

And have a good day.

And again Austin, thank you for all your efforts.