2.23.2022 Redevelopment Authority

thank you thank you uh i'd like to call to uh porter meeting of the fall river redevelopment authority uh wednesday february 23rd uh pursuant to the open meeting law any person may make an audio or video recording of this public meeting or may transmit the meeting through any medium attendees are therefore advised that such recordings or transmissions are being made whether perceived or

unperceived by those present and are deemed acknowledged and permissible i'd like to start with attendance roll call attendance uh starting with uh joe marshall johnny erickson joan medeiros louis ann keane okay and also in attendance is sarah page our executive director of paula the assistant our assistant and john coughlin council we're expecting we're expecting okay and ken fiola will be joining us

momentarily administrative service consultant first item on the agenda is the approval of open session minutes from january 26 2022 um everyone received a copy is there an addition deletion or uh request to approve i move we approve january 26th meeting minutes is there a second second second by john medeiros all in favor signify by saying aye aye all right and uh thank you john for doing that by

the way the last meeting i just realized when i read the minutes that i wasn't here um the next item on the agenda is the approval of the warrants again that are in your uh your package i can't believe that's the case in front of you this should be a copy of a revised warrant yeah going forward i think this should be emailed to us prior to the meeting

versus this being in front of us as we walk in and don't really have a chance to look at i mean the change yes yes yeah going forward all the time okay can we commit to that yeah yeah okay black friday we'll say well the thing is it went out friday the whole warrant and then we found that um we needed to pay the city payroll and we added that and we found that after it

went out you got the warrant in your whole package right i did yes that decided right this item wasn't there right i guess i'm scratching my head that it's taken them six months to send them send this to us they sent it in december and i made a mistake and didn't get it to paula to get on the warrant and i found that out late in the game and made sure that we

got it on there because we're late all right go and grow it though please should be emailed to us even if it's going to be a change for the day okay yeah for the day like receiving it instead of five o'clock we see that yeah early yep but when it's discovered i guess i thought this was so kind of regular that it wouldn't be um a concern but i can certainly do that

right but this one may not be a concern but another one the other item that's more significant so i think going forward needs to be emailed to us prior to the meeting okay yep okay i'll still entertain a uh you know acceptance of the warrant unless there's further discussion yep there is okay let's do it these columns don't total correctly because the warrant that we previously received

with a total of 94 288 66 yes is still the same amount received on this revised warrant and it should be 29 000 plus 29 000 so this needs to be so it looks like the entry was made but not the change in the equation the total should have automatically corrected so that i don't know why that didn't happen um but i'm looking at sorry the warrant previously received and we've got the

same amount in both bottom line all right so i guess for the sake of getting this done today we will do a wedding change for the purposes of approving the warrant okay well can we just total these and find out what it is we're going to write it in yeah and sign it so that we have it corrected welcome ken thank you

so it'll be 123 388 43

so i move we approve the warrant unless are you good with everything else yes with the change with the change yeah joan i'm not sure that the last item was in either this is the bottom number okay i could have added up wrong but i wasn't coming up with the 123 i was coming up slightly higher

paula do you think the excel spreadsheet isn't i i unfortunately i don't look at the bottom line because typically whenever i add i insert a new line it just automatically adjusts the formula right so you think the three thousand isn't in there that's for that answer yeah i'm trying to do it again but i think the bottom two may have yeah yeah this is not correct ann's right i think it's the bottom two numbers

dropped out what do you have as a final 126 8 13 43 oh paul i think what happened is that there it isn't inserted as a separate item yes it is it's included as a new line and when you insert a new line it should automatically reflect on the total i'm just not seeing the lines that because because i have it highlighted the city of fall river the payroll once you put a highlight in

there it loses those lines okay but the lines are there if you take the highlight off the lines reappear can we get a consensus on the amount being 126 813 three yes yep

all right that being the case do i hear another motion to accept the warrant as revised revised i moved we approved the revised revised warrant for 123 388. no no 126.68 is there a second to that second second by joan medeiros all in favor aye anyone in the post okay moving right along thank you next item number four vote to expand the proposed geographic boundaries for a historic district

along south main street and to revise the scope of work for a historic district consultant to reflect this expansion is there any discussion do you want to ken do you want to speak to any of you yeah so uh so you may recall a couple of years ago we talked about expanding uh the historic district from essentially from the academy building south down to grafford avenue uh of kennedy park which is an olmstead

park so that boundary would be boarded by saint lance church and the olmsted park both of which are on the historic register uh subsequent to that conversation um the mayor has also asked that the redevelopment authority could consider a couple of other locations uh to add into the potential study area and that being um picasso street where the herald news is located as well as the wild buildings

um down next to the ball struggle maybe from the cassette up to south main street to pick up those potentially historic buildings it would also be along uh jerky street to uh it's a central jersey oh it says derpy from pine to central yes definitely from playing to central picking up uh not only the the bradford tech building which is being converted now that's on the armory is also on the register

there's also that building that's on the corner that's being utilized for post office parking that could be potentially added onto the register because that looks like it was constructed in around the same time as the other buildings and then the last building the last set of buildings would be on troy street uh which would be the merrell buildings shooting over to where the police

station is bedford yeah yes yeah okay just enlarging the area so that we can put more buildings in the district or enlarge the district which may make more of the buildings eligible for historic tax credits as opposed to trying to do them individually which is a bigger issue but can there are intervening streets between these like it isn't all contiguous well there's someone continuously to the

existing district because the existing district goes from the academy building north down to pine street so it'd be again it's adding to the existing district but in a different configuration with some of the contiguous streets that are associated there the only one that jumps out is troye street yeah so you have the merrell building that's there that's not unregistered currently right i mean it makes sense it's just

it's a historic district that has some additions to it right yeah but you would so i so you know these you'd probably refine the scope during the the actual study but i would imagine you'd be doing detroit street over to before street to pick up the police station around bedford to south on north main street right yep so you'll be picking up the fire station there at bedford correct the police station across the

street you know just trying to pick up as many of these buildings as possible the older building and actually if you look at um from troy street west to south main street you also have in addition to the police station you have the old courthouse that's there you have uh the building where um um joe macy's office oh yes yeah and then you have the floor so are you gonna go

down bedford yeah just to just the south main and then that building right on the side of um 10 purchase where the united way is right that used to be bankruptcy so all those buildings probably are eligible right so you might as well try to take them probably in the quarter building right now i think so i think south i think north main street is already on there okay then pick up that stretch here okay

any other discussion uh hearing none i'd entertain a vote to um based on what ken and sarah told us a vote to revise the scope of work for a historic district district consultant to include three areas in close proximity to the proposed district troy street from bedford to pleasant derpy street from pine to central and picasso street from south main to duval street so moved is there a second

second second by johnny all in favor aye aye anyone opposed i think i have to abstain because i'm in that you are in that district what you're trying to include so election garment she knew exactly okay thank you thanks for letting us know um next item is the city pier uh 600 to ball street so i sent a memo that beta prepared when john and the board had had john and i talked with

nick carvalho at beta um who's our project consultant from david that's really working closely on this project and we asked him to uh create a memo that would look at what was completed what we thought was supposed to have been completed what was completed and what remained to be done and i think it's a very helpful memo and really explains that they will begin early march assuming weather and

the next pieces are putting in the light poles putting in benches the irrigation system all the landscaping a variety of smaller pieces that need to be finished and we expect that they'll be able to complete by june 11th which is the date their contract um requires and they their schedule shows them really completing by the end of may and they said that you know it will give them

time to demobilize and to do any other punch list items that may exist are they on schedule so well you know where they aren't on schedule is mostly because there were items they couldn't get and we had known that months ago curving um lights yeah uh they had trouble with their irrigation contractor but there was a lot of thinking it would be better to wait until the spring for their irrigation

they had to change irrigation contractors and but he was thinking spring would be better anyway um so most of the we you know most of the areas they're behind really are because of supply chain issues any other items according to the agenda electrical outlets to be used for events in dockage is that we're going we're going to have a meeting out there um in the next week or two johnny has been talking with patrick

about the fact that we know we made sure adequate electrical service is out there but we need outlets uh that are designed for the kind of events and concerts that we're anticipating so we're going to have the electrical contractor folks from beta some of us and patrick all go out there and just talk about making sure that we have the right outlet so we're all set to go it's better to do it

now during construction then wait yeah that's what i think good uh and a permanent sign um the sign uh i think is still under discussion um we need to give beta the and mas um more input on the sign and so that um probably will be looked at when we're out there as well right we need to confirm the location and we'll do that when we go out there okay when you plan on going out there

within before the next meeting or no yeah okay yeah we we're trying to arrange it for next week or the week after all right any other discussion relative to the peer city fear no i don't think so all right um i'd entertain a vote to authorize the chair to execute a change order of 32 244 21 for two backflow meter enclosures so we've discussed those at a couple of meetings right

and this is finally the actual change order okay

any discussion about that or

i'll entertain a vote then to allow me to do that a motion for the chair to execute change order for the back out that flow meter enclosures in the amount of approximately thirty two thousand dollars a second second by johnny hall of favor i i anyone opposed so moved uh project update on the on one of them but the bank street armor so we've been having a lot of discussions with the um the potential buyer and

we finally got the land disposition agreement that we had sent to them a long time ago but um there's real concern that he wants an agreement with the city regarding taxes that we haven't um uh we're not sure if he can negotiate and so we've been talking about this for a long time and we're concerned that he's not really resolving this and um ken have you been able to talk with

him yet i have not spoken to him yet but um it just appears to me that there's there's a some sort of request that may be for coming for some sort of tax treaty that's similar to what he received in rhode island unfortunately rhode island's not massachusetts right so rhode island has tax treaties we don't have tax treaties but we have a special tax agreements which are somewhat similar to a tax treaty but they're

limited in the scope in terms of five-year terms and you know percentages that you can agree to waive during that process but essentially if there's a special tax agreement you are the city is foregoing existing tax revenue that is currently giving okay which historically the city is frowned upon because they want that tax revenue unlike a tiff which is based upon new tax value that's being created

this would actually be taking away tax revenue from from the city um so then there's a question as to whether or not he's going to have a profit corporation or a non-profit corporation if he's a non-profit corporation a 501c3 he may be tax exempt and you won't have to worry about the taxes but i guess the bottom line is i think for the redevelopment of the orgy and the city to actually better

they there needs to be some better understanding as to what actually is being proposed in terms of the project in terms of the private sector investment in terms of a project schedule uh in terms of the financial capacity of the developer to move the project along and all these other open-ended questions so i would think before we can start at least in my opinion now i'm certainly not the boy but

in my opinion i think you'd want to get some answers as to the overall scope of the project before you start talking about any sort of tax relief right because why would you agree with tax relief until you understand the financial scope of the project what it entails their financial capacity to pull the project off and then once you understand those things they're in a better position to actually start

talking about tax relief or a tif or an exemption yeah we need to do that now i mean all week well we've done but we waited for his lawyer to get back to us relative to the agreement are you saying the agreement's been signed no no he sent an agreement and we've talked numerous times about his needing to resolve the taxes and i've connected given him ken's number two about three times now and

you know he just hasn't figured out whether he's going to be a for-profit a non-profit or how he can deal with the taxes by this time i mean i would have thought there may be a time when we just have to say okay nice yeah i think by this time you have a project scope that identifies the overall cost of the project and what your capital stack is in terms of how you're going to

move the project forward whether it's through the combination of grants or bank financing or you know tax credits or what have you tax relief all that's going to be you know calculated into that overall project cost in terms of sources of uses and it's a it's a pretty elementary approach to a project yeah but i think we have to bring it to a point where you're either going to do what you just

said you know present that to us give it to us or you know we just can't do it i mean because we can do something else with that property possibly i mean he's got no skin in the game right now the land disposition agreement has as exhibits required yes a description of the project and something right but it's standing still and there's no meaning i don't see is john is that in

there is lba no we haven't seen anything in writing from him on that stuff yeah and and the revision that came back from his attorney didn't address the tax issue at all so two things remember we don't own the property no the city owns it correct the city council took a vote to enter into an mou with us with us that requires that he either pay taxes or a pilot so

if he wants to do something different he needs to make that proposal we need to go back to the city council and amend the mou but he there's never been a proposal as to what he wants to do for his taxes and and the draft that came back within the last day or two i don't remember what day we got it didn't address the issue at all so it just again we got another revision but

it didn't resolve anything so and i'm not going to write it for him i'm not his attorney so no no they need to figure out what their request and proposal is yeah but we've got without without being strong-armed um we've got to come to a point where you know we got to do it now we've got to do it in three months we've got to do it a week we've got to come to

some kind of conclusion so then we know what direction we're going the armory is going the city council is going the administration's going so is it uh is it proper though john do to say we have to have these things we can set a deadline yeah i think we should i don't have a problem with that i think we should yeah maybe you know i want to speak out sure let's have a meeting no that's where

that would be the starting yeah let's let's be and figure out where we are because the clock is ticking here yeah we got to make decisions yeah you know what that's i think that's the approach then is to uh contact him call a meeting and these things can get aired out and then we'll also get a sense on whether or not he's truly interested or not but i don't think that they're calling him in

will you know we've met with him we have zoom meetings with him i he needs to do his tasks and he's been told numerous times what they are yeah but when do we stop asking well i think we could write him a letter with the mayor's agreement and say you know here here's what you have to do by x time i think it's more effective if we meet in person okay

it's more effective there'll be a we'll be able to have more of a discussion yeah yeah yeah like like what bothers us what bothers him you know what are the things we're looking for i think we should do that now now john uh do we have the authority to be part of that meeting well we can certainly have discussions with him but we're not the taxing no that's why i'm saying i know the city the decision

about taxes is not us we're sending we're selling the real estate but he has to be dealing with the city so they have to call it right but we can certainly be a part of it if the lda says there should be a project description and that still is not right um those items we can get we can deal so if that's not an exhibit well even the lda says he's either

paying taxes or a pilot and amir is what is in the city council agreement right so yeah we have to change it but we also want to figure out what he's doing right so that he's going to incorporate that as the exhibit to the elderly and then i think we also want to make sure moving forward that they get to find whoever it is has the financial capacity to pull the project off so we need to

see a project budget and things of that nature well i don't think if he hasn't done it now i don't think we're going to have it for this meeting but we could at least put them on advanced standards and talk about these things yes you could do a bullet list let's say these are the items we need to address that's happening exactly yes now that should be called by the city

well i think the city should attend but i think we can or somebody from the city administrator attendance or matt thomas or somebody yeah so somebody who does the tax agreements on this side it's not us well i think it should be set then matt both of them will will you make or do you want me to you want me to make contact with seth no i can do that all right

so you think matt thomas should be there yeah yeah he definitely should be there and uh city administrator and ken if you could be there yeah john yep i can be there if not somebody i certainly want to invite the mayor because yeah happening is he tells the mayor he's ready to close no i understand he is yeah um we're not right um no i think i think that's the

we need to it's been a year yeah and again there's extenuating circumstances but i don't see an effort uh he knows what the checklist is all right so you let me know then you start with them include those those people thank you all right thanks tree um oh the pleasant street community planning and urban renewal plan for pleasant street and uh your your first citizens advisory committee meeting

and two members of the board attended that that's right yes yes i'd love to have you chime in on that i can kind of start yeah yeah so there was a very good turnout from the committee that we pulled together the mayor thanked committee members and shared how important the renewal of pleasant street is to him and i think that was really important emily ennisar consultant went through a series of slides explaining the

process we're going to be going through um who her consulting team are and i wanted to mention that we have all the slides from that meeting if people would like to see them sarah just a quick thing for the audience actually i'm thinking can you go back a couple of steps prior to the committee being formed and the hiring of venice associates why are we doing this pleasant street in the flint neighborhood

is very challenged by vacancies buildings that are in disrepair and a lot of concern has been expressed people tell me all the time that they used to shop there and it needs to be revitalized so um and the neighborhood association is very uh behind this and so uh mike dion from community development um applied for a grant from mass housing and then he asked the redevelopment authority to partner on this

because he wanted to have the process ultimately be an urban renewal plan so we developed a proposal and an rfp that really talks about an interim plan that allows that has more of a housing focus and allows us to move forward quickly and then we'll proceed to do the other pieces of an urban renewal plan so um a number of people including the mayor identified people they wanted to invite to be on the committee and

were trying to meet in the flint neighborhood and we're having another committee meeting and then we'll have some public meetings and one thing that's really interesting that i haven't seen before is the consulting team has put together an interactive map and it's called story map and our committee is giving uh comments right now and then it will go public and everybody you know the city will be able

to access it and it's pretty amazing it allows you to click on things and find out who owns that that's good you know all kinds of information is embedded in it and it ends with a survey that people will be encouraged to fill out and the other thing i'll say about the meeting that was really good is there was an exercise for about half an hour where people talked about their hopes their visions their values and

committee members yeah the committee members so those of us who aren't committing members step back and um it was uh i i'm looking forward to seeing the um input that we got from that once emily types so that types that up so i'd love to have you both add to that i i agree with sarah's comments um i think it was great to see people from the neighborhood who were so engaged and

passionate about getting something done um and i think it was a good first meeting with good energy for the project to move forward i thought that during the meeting a lot of the people from the community had similar ideas which was good so they had similar ideas and it had similar concerns so i think that it narrows the focus for what needs to get done to make that area successful so that that was good that's great

and as i was thank you for adding that um as i was going door to door and talking with some of the people that we were inviting to join the committee i gave them applications to the loan the grant program uh that bcedc is um managing and um it's arpa funding being given to businesses and some of them were just really excited about it and then ken at the meeting explained it and encouraged

people to apply without without reaching confidentiality was there a good response to you to the bce dc there is a minute so we initiated the program really february we'll be making an announcement in the next couple weeks i'm hoping good um we have a bunch of applications beforehand i'm still waiting some of the applications from that meeting i'm hoping to get some from the flint

we haven't received them as of yet but i'm going to be following up with them you know yeah you know who the people are so okay to help them sometimes you know i think in this program we're gonna actually have to help them even though it's a two-page application i think sometimes we have to help them just navigate them understood yeah good thank you great well i think oh yeah next next item

is the collaboration on projects in the tdi district in south main so it's been a really busy and productive month or so with the tdi project we have a consultant we've been trying to well tdi has said that they were hiring a consultant to work with us on the concept of district management and she's now on board and met with um we had a meeting with the mayor and ken

was there and mike and a couple of other people and she really explained how she approaches district management the options there are which are really a voluntary kind of business association that would manage the downtown district or a business improvement district which is is part of it's um enacted by massachusetts legislation and so it has a very clear structure but it can be

designed differently by every community so for example you have to have a certain number of property owners that equal a certain amount of value in that district to agree that they want to create a business improvement district you go out and petition people to see if they want to bring this to the district so we're at the point of looking at different models and um really getting the businesses and

property owners involved and um ken is really involved in helping think about it and so the next step that we've been planning for a long time was to have a meeting where we invited business owners and property owners to really come together and learn about what kind of get an update about what eva fall river and the tdi district have accomplished we wanted to report on the rapid recovery plan that we developed

for many months and then we had ann burke talk about district management and these different approaches and it was wonderful we had 40 people there we had people who engaged in a conversation um and i think that we're clear that we have lots of people interested in pursuing this looking at it so we'll be having follow-up meetings and will continue to come and the mayor spoke and thanked people and told them how um

interested he is in that district getting revitalized yeah so so that's a state-funded project is that correct the tdi what what's our what's our role in this well we've been a very active partner in the tdi um you've been a board i know that right so um so uh ann burke is funded her work with us for about six months is funded by this state through the tdi through mass development funding as part of tdi and

but there is lots of work for the partners in the tdi partnership to do to really bring everyone together to look at district management and how we get this off the ground there's a presentation ann gave that i can send you as well that explains um pretty well how district management works um i think that one of the things that's become clearer and was clarified at this meeting is that you can see viva fall

river and their involvement and and jim's partnership in that as kind of a demonstration project that was never intended to last forever his work is supposed to end in june right and so what's going to continue all of those services that they've been providing and what anne makes very clear is that a district needs to really hold the city's feet to the fire for all the services they need to provide in the district

and the district then looks at funding other services for example the city may keep the street clean but a district management process and an organization that really manages the district can have people go out in between the street planners and keep it clean and can really do more um landscaping bring more activities downtown so it's really to add extra services above and beyond what

would be provided by the city and to do it in a really organized way you can have businesses kind of collaborate to do an event but if you're going to do them year after year and get very consistent and really build momentum of people coming downtown and enjoying downtown it's really important to have an organization that keeps all of that going and um so so that's that was a major item that came out of

the rapid recovery plan and you know people keep pointing back to the urban renewal plan one of the things in our downtown urban renewal plans was that there needed to be more staff capacity to implement the plan to really make the district successful and so this i think is you know one way to answer that um suggestion that was made a number of years ago so ken do you want to add to that

no i think that was a very thorough explosion okay yeah it was in fact i think it covered the next item on the uh no it didn't actually so so jim's work was supposed to end in june right and um mass development made a very exciting announcement that they're making another three-year commitment to fall river that's unprecedented they haven't done that before and so it isn't really it isn't all directed at the tdi

district it will continue some work and services in support of the tdi district but it also has a larger mission more of the city will be involved and nobody can really tell us what that looks like yet the answer is we're going mass development is going to come and work with us on defining that and the lieutenant governor when she made the announcement said that she and secretary terry connealy want to come to

the district and walk it again and think with us about this so um it's it's very promising very good um any other any questions at all on what's going on with tdi uh route 79 update do you want to do some of that yeah so so we're the the project is moving uh fast and furious we've had meetings with along with the mayor and the city engineer and the city administrator sarah myself parking clerk

and probably a couple other people at the beginning right now just to start better understanding as to what the scope of this project is going to be and how it's going to impact the city during construction uh the time frame for the project remains uh that the project will actually go out to bid in either september october of this year with the contractor selected hopefully by the end of the calendar year and work

beginning in 2023 and hopefully being completed 2025 3026 so this this is a go this is yeah this is not something that's theoretical anymore this is this is going to be occurring um there's some cost share issues that are being discussed now with the city but the uh the large majority over 90 of the project is actually being funded by by the uh by the commonwealth through massdot and also the federal government

um so the activity level is is is ramping up uh nasdaq's been meeting with all the property owners along yeah being the wall street corridors talking about temporary construction reasons that are going to be needed during the construction process uh so they're putting uh all that together um there's also been a renewed interest in private development along uh route 79 most notably in the last couple weeks

there's been an announcement of a seven unit project oh yeah um that's um going to be just to the south of the uh bayco spot count project at the bald and turner this will be just the south of that in between uh turn the street and the gas station the 70 units going up there our market rate units there so we've been working closely with the developer on that project there's also added interest and other

some other parcels of land along the waterfront so it's just everything's starting to come through a crescendo in terms of the combination of the fact that the route 79 projects moving forward in combination with the commuter rail being operational in 2023 has really caught the attention of the development community and now the development community both from the inside and outside are looking hard at

development opportunities along the waterfront so i think over the next hopefully over the next three four five months they're going to be some additional announcements coming forward that are pretty significant in terms of creation of housing and mixed use projects outside of the 19 acres that the route 79 projects that it's going to create and when you look at these projects you know if you look at um

you know the cost of these projects you know 70 is 70 million excuse me a 70 unit project is somewhere in the vicinity of 35 maybe 40 million dollars so there's some real money being invested right this is ground up construction these are these are not projects that are predicated on tax credits they may be predicated upon the federal opportunity zone and the reinvestment of capital gains

into these areas so that they can offset some tax consequences by investing in these areas but it's refreshing to see the amount of activity level that's uh really starting to take place along this entire waterfront possible well even the fellow that bought that building to make it into housing he's outside of the community i mean that's good to see that also the majority of my conversations over

the last three four weeks have been with outside christmas yeah you know that's good yeah yeah so then we can just touch on the next one i've had continued conversations with um the women at mass d.o.t who manages the right of entry process and our next step we hired beta to look at this for us and they got their folks involved to work on mass d.o.t projects and so they're going to go out with us with

the women for mass d.o.t and look at really their plans don't show the peer as it is now and as we've constructed it and so we need to look at the construction we've done the construction planned how that interfaces with what they've laid out and everyone agreed that we need several of us out there looking at it together to really uh make sense of it and then i'll bring it back to you for the next meeting

we'll talk further about that anyway yes i noticed all right thank you any any uh questions or further discussion well herring hearing none the chair makes a finding that a uh to go into executive session the chair makes a finding that an open session would have a detrimental effect on the negotiation negotiating position of the public body i'd entertain a vote to enter into executive session

to approve the january 26 2022 executive session minutes to address the open meeting law complaint and to address real estate transactions at the city pier on duval street innovation way and 45 aniwan street and not return to open session i would entertain that quote you can just comment please real estate easement transactions yeah that's under executive session yeah i i think you just said real estate transactions

i move we uh yeah we uh move into executive session and we need a role called vote on it okay and not to return and not to return is that correct okay uh a second on second second by joan uh roll call vote jefferson yes joan medeiros yes joe marshall yes and yes okay so we will now go into executive session and not return