Now of drafting the document. In fact in two or three weeks we will have an internal draft out. And then in about three weeks, three to four weeks well have a Public Comment draft that will be available. And then in december well be submitting it to fema. So that was a lot of information. I hope i didnt speak too quickly. But im happy to answer any questions you may have before passing onto adam who will talk about one of the big strategies that the hazard resilience plan is proposing and wants to see moved forward. Thank you. Good afternoon commissioners. Adam from the planning department. And im here to give an update on the Sea Level Rise vulnerability and consequences assessment. Its actually a good thing we had brian start because the hazard and Climate Resilience plan he presented is sort of looking broadly at the climaterelated hazards that are affecting the city. And this work, it started earlier because we were thinking about Sea Level Rise and we werent necessarily as aware of some of the other climate hazards. But it really nests within that. And its sort of a deeper dive into Sea Level Rise as a specific hazard. So just quickly i work for the planning department. I work in the Citywide Planning Division where the city comprehensive or Long Range Planning and policy function. We work on a variety of topics anything from housing to transportation, land use and community plans. We work with the board on a number of those major developments with design and resilience and sustainability. Its all underpinned by the authority of the general plan, which we kind of steward and maintain. So this fits obviously within the resilience bucket. And so im going to talk a little bit about the background on our Sea Level Rise plan. You will have heard some of this before but its sort of a refresher and update. Some of the methodology of what we use to develop this study, youll notice a lot of similarities to the methodology the process that brian just presented. Some of the key findings and some of the specific findings as they relate to Port Infrastructure and then finally a couple of our next steps. So by way of background, in 2015 then mayor convened a group of agencies to form the Sea Level RiseCore Committee to think about the current and future impacts of Sea Level Rise and coastal flooding on the city. It involved a number of agencies. It is chaired by brian strong who just presented, and my boss emery rogers. One of the first kind of products the committee developed was a Sea Level Rise action plan, which came out in 2016. You can see here the vision from that plan to make San Francisco a more resilient city in the face of Sea Level Rise. And that plan also set out a series of steps of what we should be undertaking to help the city become more resilient citywide to Sea Level Rise. So the first step there was to review and understand the science involved in Sea Level Rise. And what we should be expecting and projecting out by the end of the century. We have done that and worked with folks in both the state and our local government to do that. And then the next step is to assess the vulnerability of the city and the risk of the city to Sea Level Rise and what are the consequences. So similar to the hazard in Climate Resilience plan, we are looking at vulnerability and consequences. And thats the report im going to present on today. And we are going to have a final draft and expect to be publishing it within the next month. From there we will be working to develop strategies adaptation plans and strategies in implementing those over time. And as you are probably familiar, working with the port theres already a lot of work in the realm underway even as we continue to have a greater understanding of whats vulnerable and what the risks to the city are. So just a little background, what weve been using in terms of methodology these are Sea Level Rise projections. These come from a 2012 report of what level the Sea Level Rise we should be expecting over the next century or by the end of this century. You can see as time goes on, the range gets wider because less is known about how much carbon the world will emit and what the feedback loops will be. So the ranges of Sea Level Rise get a little wider. And we are looking at an additional 40 or so inches of storm surge and tidal surge. So the upper range we looked although was a Sea Level Rise of 108 inches above knee high water. So thats what our report was based on. And we looked at ten different scenarios within that range from today to 108 inches. Since we were well underway on this report, the state has updated its guidance and revised those ranges. The nearer term wasnt really change. The longerterm ones projected out a wider range including a higher high end which we havent looked at. Its not a huge amount of different area for San Francisco because we are already capturing most of the areas that are former fill areas and the city starts sloping up beyond that. So we are not talking about a significantly different area. But we want to acknowledge the state revised their projection process. So what do we do in this report . We looked at exposure first based on those scenarios and what would be exposed and we looked at the vulnerability of cityowned infrastructure and assets. I should say publiclyowned because theres noncity entities as well. And vulnerability is really a consequence of both the asset sensitivity, an electrical substation would be highly sensitive. A park might be less sensitive. And adaptive capacity, what is the ability of an asset to adapt to flooding or sea level removeable objects are there things that can be doneesly or are they more fixed. And finally we looked at consequences on the economy. This is the same hazards as brian just described. This maps shows the vulnerability zone. This is the area of the city that would be exposed within that 108inch Sea Level Rise scenario. And what the orange circles represent is where there is work underway or active projects that will build Sea Level Rise adaptations into their project. So this shows the city as it is today. But as you know, we are building out a lot of the waterfront, particularly the southeastern waterfront. Projects are building adaptations as well. So this map changes over time as projects get built. Next we looked at vulnerability and consequences across a number of sectors. You can see here utilities, Public Safety infrastructure, transportation across a number of different roads, open space and port facilities and Development Projects. And we also looked at it we also took a different slice of the same information but its how do these systems interact at a neighborhood level. So we looked at all the neighborhoods in the city that touched on a shoreline and their individual profiles for each of the neighborhoods and how do the different systems that get affected impact each other. So for example if a bridge goes out that impacts other transportation infrastructure and the ability of people to access various different things. Our key findings, these are just numbers of people businesses, jobs and infrastructure at a very basic level of what would be impacted over the ten scenarios you can see its pretty significant. Again, this is with no action by the city. This is if Nothing Happened between today and the end of the century and we didnt do anything, this is what would be impacted. This is to give a sense of the magnitude of the area and whats in the area that would be affected. Of course we are working already on addressing some of these issues. And then we identified a few sort of themes or high level issues that really kind of rose to the top in terms of things we need to be thinking about. So one is sort of transportation impact. Its important to note here that this is both local and regional and requires governance and collaboration efforts from across the city. But it also involves cal train transit terminal major pieces of the infrastructure, the embarcadero station or various yards within the Sea Level Rise exposure zone. The significant loss of shoreline open space, particularly on the eastern side of the city, which is a pretty valuable resource for communities across the city. Its a good amount of area. On the one hand, this is the type of infrastructure that Sea Level Rise can creep up without major disruptions. On the other hand, it is a major resource for people across the city. We talked about new development and the adaptations that some of these Major Projects like mission rock or pier 70 are doing, at the same time the science continues to evolve as we move along in time, well know more about where those curves will go. And we may need to revisit some of the reimers or risks of those developments as well and. And the last two are i think very crucial one is to really think about holistically the joint risk from both overland prescription precipitation flooding where you have at odds needs of what you need to do. With overland flooding you need to let the water out. With coastal flooding you need to keep the water out. So thats become an engineering issue and something to think about in some of our lowlying areas particularly around mission creek. And lastly i think brian alluded to this but as sea levels rise, groundwater levels rise. At some place it may emerge out of the ground and it impacts the potential to mobilize contaminants in formerlyindustrial areas. Its largely an issue in the eastern side of the city. And this is an area we need to do additional research. We dont know all of where the groundwater would rise, and we need to keep looking at that. So for each of the shoreline areas we developed maps like this. This is a lot of information. This is just sort of an example showing the financial district and all the different aspects that are publiclyowned within this district that would be affected. So you are looking at embarcadero, muni station the building we are standing in, some Public Safety buildings, the muni light rail and various piers and port structures. Heres another one from the creek where you have a treatment plant, you have various port cargo facilities. You have a number of muni maintenance and storage yards. You have the bridge over the creek. How do these systems impactinteract with each other. It doesnt happen all at once, it doesnt happen overnight. Although in some cases it could be more stormdriven. In some cases we are seeing flooding today. In the creek you can see the area where the numbers 7 and 8 are by the top, theres a muni yard there and that yard flooded in past year during a minor storm event combined with more higher tied. Tide. These are just a couple examples im showing you today. The last piece is more of a deep dive into the port facilities themselves. So we looked at the port multihazard Risk Assessment for the Seawall Program is looking at the embarcadero facilities. So this report actually is not looking at this. This is looking at the southern waterfront facilities and what would be impacted there. And we looked at it across a number of categories, port structures which is Historic Buildings shipping piers open space, which is self explanatory. Transportation which is varied and the Ground Transportation links to port facilities. A stormwater sewage infrastructure and ongoing adaptation projects. Heres a couple examples of maps we have produced. You can see the faint blue line showing the 108 inches. And you know, the entirety of the jurisdiction is captured within this line. So were really seeing that all the port facilities are potentially at risk from Sea Level Rise and coastal flooding. And so this is showing all the port structures that are there. The map on the right is showing the port open spaces. And we have those across those other categories as well. And so finally just some kind of highlevel key issues that sort of emerge from this report, from this analysis and findings. Not surprisingly, you would see a lot of maritime facilities and industries. And that would obviously impact port and related jobs and services that these facilities provide. And for all of these the degree of impact is obviously driven by the elevation of the port facilities, by the condition, by how they are used and whether it will be temporarily on permanently inundated across a number of scenarios. So different facilities become vulnerable at different scenarios depending on how high up they are. Port facilities play a critical Emergency Response function in terms of both staging areas and areas for people to aassembleasemiassemble or evacuate. So that would have a big impact on the citys ability to recover from a natural disaster. Shoreline open spaces are at risk and this is a valuable resource and access for the for the city. Dependence on access to transportation links both ferries and ability to access ferries. But also the links to the port cargo and industrial facilities, the road and rail and port facilities would be impacted as well. And finally, the number of the piers have stormwater utilities that run under the deck of the pier. And this would be a greater corrosion, tidal debris and inundation and that would impact the citys ability to let stormwater out to the bay and could potentially affect water quality. So in terms of next steps, we are working holistically to think about not just Sea Level Rise but kind of all of our climate hazards through the planning work that brian was just talking about. We are moving into the sort of four, five, six of that. Or at least four largely. So some of the other aspects we are looking at are resilience building codes and guidelines for both existing and new developments. How do we develop a resilient capital plan and Funding Program for what is going to take to make these adaptations. And then developing adaptation strategies, kind of at the neighborhood level. All this information i presented to you is really sort of internal city information that we then want to take out to the community and say heres what we see as at risk. And what are the priorities and values of the community and what should we do about that and how does that manifest in your neighborhood in terms of what types of adaptation strategies. So to that end we are working with the port on their resilience efforts for the sea well. We are working on the ocean beach adaptations where those are more localized, communitybased planning processes to develop adaptation strategies and projects. So with that that concludes my presentation, and im happy to answer any questions. Thank you. Is there any Public Comment on this item . Seeing none, Public Comment is closed. Thank you. Having watched how the city has progressed on this effort in terms of both resilience and Sea Level Rise, i think todays update and presentation has shown tremendous amount of progress. So i really appreciate both brian and adam coming and showing us i think its very important its longterm and strategic but obviously we have to address it. And seems like with some of the things we see across the country and just in terms of the weatherrelated hazards that we all know even most recently are affecting the state more and more. So these are important topics. I guess i dont have any questions about how you are going about it or what you are trying to do. I have just a couple questions to understand given that we are not the only coastal city, that obviously we have a lot of other we just heard about seattle earlier in executive director forbes report. How would we compare where we are at this point in understanding these issues related to some of our counterparts in other cities. And are we sharing knowledge on an active basis . . We are kind of in the thick of it and other counties around the bay area have kind of progressed further. They just released an adaptation framework so they are at the the next steps San Mateo County is also at that next step. They had some informal conversations with other cities. And brian can talk to that more. But we have also been working and i didnt mention at the regional level with bcdc who is doing this work at the regional scale. So we are trying to coordinate what we are doing with what they are doing too. And as i mentioned some of the neighboring counties are ahead of us and others are not as far along. I would just quickly add san mateo is kind of ground zero in the bay area, because they are the most impacted by Sea Level Rise getting it on both sides the bayside and oceanside, sort of like we are but more vulnerable especially with some of the issues in pacifica and so forth with losing the the deterioration of the shoreline. Right. And the other we are also i was at a uti coastal resilience conference recently. There is a lot happening all across the state. San diego is doing a fair amount with their port as well and looking at trying to use more green materials not necessarily changing their seawall but trying to use different types of materials than the typical riffraff thats been used. And then i would say across the country a lot weve been learning a lot from florida and the miami beach, miami ada, that area dade, they are experiencing Sea Level Rise more than anywhere else in the country and they are also dealing with hurricanes. Weve been looking at the work they are doing and a lot of the best practices are coming out of that region. I had a couple other questions. You did mention, actually, brian in your presentation that we havent had a lot of outreach engagement and you mentioned the private sector. I guess in terms of we heard from seattle in terms of how they are dealing with some of the private sectors in terms of neighborhoods in terms of contribution to help with some of the infrastructure and improvements needed. What will be the next step for the private sector on the resilience side other than making them aware the city has a plan, et cetera. Are there any actionable items that are going to come down the line as far as the private sector is concerned . I mean, ill just start. Theyve been very i think the private sector part, theyve been very open. And i think the work done at seawall 337 the giants and so forth and their willingness to raise the level of their raise the ground level of their project is based sort of on our guidance and forth, just shows they are really interested in stepping up. And we are seeing it with some of the individual Development Projects, especially in the downtown area the flower market where folks are willing to go up without any requirement without us telling them they had to, without any type of mandate. So thats been ongoing. And then we are seeing it, i think, in the participation on a lot of our workshops. So weve had the chamber happen really interested in doing this. And they actually have a whole group dedicated to climate change. Weve seen some of the other businesses coming to us and asking us how they can participate in this process or what should they do. And often we try to like the guidance that we have for our own we kind of try to set a good example. If we develop guidance even though we cant necessarily require the private sector to use it, they can look to it as a way for them to sort of justify the work that theyve been doing. And then i do think we are talking well, brad, do you want to step in on some of the port stuff . Down the road we are probably going to be looking at potential guidance would be the first step and then down the road its changes to zoning and stuff. They have been working with Property Owners that have persistent flooding. And thats very helpful. But i guess eventually also its a question of where is the funding going to come from. And what are the solutions to that. I would just say to the Resilience Program and embarcadero Seawall Program and flood study, weve been with the chamber of commerce spur. I was very proud of director forbes when we were in seattle. She took advantage of that opportunity in front of the Chamber Delegation to talk about the downtown cfd special tax. I was like thats bold. [laughter] and then we were with marshal in the seattle crew and they talked about about the negotiation they had gone through to implement it and how it worked in that very broad area of downtown seattle. And it was just great to see the receptiveness of the chamber del gas station ideas like that. They seemed to delegation ideas like that. So well continue that. My last question relates to are we required to get fema approval. So i want to understand what fema approval does for us. Whats the benefit . I know we are required to do it. But does it mean . It means we are eligible for a Hazard Mitigation grants number one. So the poc received a grant to do work on some of the dams they have. They received a 700 thundershowers dollars7 700,000grant. We received 2 million in Hazard Mitigation grants for one of the health centers. Castro Mission Health center to do seismic work on it. The significant dollars that are coming up in that program. And then it really is, if you have a big event and you are out of compliance then technically you are not eligible for, new york for instance they got hundreds of billions of dollars to do work there. Fema could say no you didnt meet our you are out of compliance so you are not eligible for those funds. Okay. I just wanted to get confirmation that thats what it really means is access to federal funding. Thank you. Commissioner gilman. Thank you for the presentation. I have one question about your scenario models when you were modeling all those scenarios. I was curious if you looked at population migration or loss of housing. I was just curious how populations would shift across the city as part of your modeling. The scenarios those numbers and scenarios are based on Current Populations today. So we also do model kind of population and job growth over for our bay area, the middle and for our Land Use Planning and understanding of growth capacity, where growth would be happening. Those numbers i showed you dont actually include that. They show just a snapshot of people and jobs that are within the inundation zone or the future vulnerability zone today. Its a little bit its not exactly apples to apples, those numbers because its saying future Sea Level Rise but current population. Thats what those numbers are. But i think you bring up a good point that we also ought to be thinking about future Sea Level Rise and future population. One reason we havent done that is a big portion is in the Waterfront Development plans that are building Sea Level Rise adaptations so it doesnt change those numbers significantly, because once those developments happen, those areas are no longer within the vulnerability zone, because they have built up, if that makes sense. Okay, yes that does. That clarifies a lot. Thank you for the report. Thank you so much for the report. This is extremely important work. And its so good to know the city is working with the various departments to make sure we are all collaborating on this effort. Because i know this is only the beginning. And we have a long way to go. So thank you. Item 12a request authorization to issue a request for proposal for the adaptive reuse rehabilitation lease and operation of the south beach piers at piers 38 and 40 within the embarcadero National Register historic district, consistent with the goals and policies of the draft and ports Resilience Program. This is resolution number 1943. Good afternoon commissioners. David with real estate and development. Thank you for the introduction, leah. Can i have the screen please . Im sorry. We are having more technical difficulty. If we can just take three minutes and organize this. Sorry about this. No problem. [off mic] lets see what an engineer can do. [laughter] its not a plugin issue. Okay, thats a relief. [off mic] apparently its a signal from there. Because we can show the whole room, but we just cannot show the powerpoint. [off mic] it looks like we are back in business. I apologize, commissioners and members of the public for the delay. David please take the way. Thank you elaine. Commissioners, president brandon im with real estate and development, here seeking authorization for the request to proposals for the south beach historic piers 38 and 40. A quick outline of the presentation ill be going through this afternoon, including how this aligns with the strategic applan, a little bit about the background the Development Context the input we received, the minimum qualifications scoring criteria, collection panel, review and Selection Process and then the economic benefits to the port and next steps. So the rerelease and Successful Development to the piers 38 and 40 project will touch on five of the ports strategic objectives including productivity, stability, resilience engagement and equity. A little bit of background. The location of piers 38 and 40 is located in our south beach subarea, centrally located between the mission bay and mission rock projects, adjacent to the central ssoma and rincon areas and a lot of great access to public transportation. The Rehabilitation Project of the piers is an outcome of the waterfront plan process and the ports resilience plan. It touches on three direct things from the waterfront plan, including the adaptive reuse of the piers addressing the public trust objectives and attracting a mix of publiclyoriented and revenuegenerating uses. It helps the port and city achieve its goals from the Resilience Program, addressing seawall safety and flooding. And the process is the outcome of a lot of work thats been done to date, including the waterfront plan and the commission informational items as it relates to the historic piers program presented in december, february and may. And then lastly the outreach thats been conducted since those dates. These slides should look familiar. A reminder this process is coming directly out of the waterfront plan. These are the nine portwide goals. Falling under them are 161 policy recommendations. We feel a successful project will touch on each of these nine goals. Again, the public trust objectives, an outcome of the waterfront Land Use Plan, and those objectives at a high level are preserving the integrity of the historic district, investing in capital repairs seismic safety and Sea Level Rise, providing maritime and Public Access uses, providing publiclyoriented uses within a mix of other uses generating revenue to support the investment and the ports needs and matching a lease term that matches the investment within the piers. Also coming out of the waterfront Land Use Plan was the identification of acceptable land uses for each of the facilities. And within the pier 38 and 40 facilities are clustered into five different uses, including maritime uses, open space and Public Access, publiclyoriented uses commercial and industry uses and then a few other uses that fall into that category. This relates to the ports Resilience Program. It includes the port has three active programs relating to resilience. Theres Seawall Program, flood study which you heard a little bit from brad about and historic piers Program Within the flood work we are also doing a floodproofing study to help set criteria and standards and guidance as it relates to how we can floodproof our piers for the various levels of Sea Level Rise and storm action. The rop provides criteria and guidance on seismic performance adapting to flood management and city flood protection. Once we select a development partner, well be working with a Contract Management Division to establish lbe goals throughout the phases of the project. Well collaborate with cd to zyban design. The projects will need to comply with the local hirings. Well do that once weve selected the development partner. As outlined in the waterfront plan, partnering for success goal, we did outreach to our advisory groups and neighborhood groups within the areas of pier 38 and identified values and priorities for them that should be reflected in the rop. And weve organized those into two clusters, those that are common for the south beach and waterfront piers as we advance to those and specific ones to the south beach piers. To summarize the common ones, we want to look at the largest diversity and offering of uses that offer benefits to the greatest number and variety of users. We want equitable access for all. We want authenticity. We want to create a sense of place depending on the locations of the pier clusters and lastly balancing the objective of the rehabilitation of the piers with the objective of equitably serving the greatest number of users. And then the specific values and priorities for the south beach piers were enhancing the pier 40 Recreational Boating and excursion activities that occur out there today leverage the ballpark activities and foot traffic, create an opportunity for new uses on pier 40 that maybe activate the embarcadero edge, enhance the use of the adjacent parks and opportunity to enhance and connect the piers 38 and 40 with the south beach towns and commercial corridor. For the Development Concept we think that a successful respondent will speak to these key areas outlined in the staff report in formulating their proposals. So essentially its following what we came out of the waterfront plan plus the public trust objectives the port citys resilience, the acceptable land uses, the stakeholder values and priorities and economic benefit to the port will equal a great Development Concept for us. Weve set minimum qualifications to provide opportunity to the widest spectrum of the experienced developers with the projects of this scale and complexity but also wanted to make it available so that it wasnt just available to the Largest Developers in the area. So kind of a balance between folks that have experience doing large complex projects but also making it available to possibly smaller teams that might form into a larger team. For the scoring criteria, there will be a review of the written responses equating to 100 points and then an additional 30 points coming out of oral interviews. The 100 points relate to quality of the design, development submittal, the strength of the Financial Proposal the Financial Capacity of the respondent experience, organization and quality of the Respondent Team and up to an additional 30 points based on the quality Design Development experience and team organization. And then for the Port Commission review and Selection Process first well bring those respondents that meet the minimum qualifications to the commission so that will be after we go through the process to make sure theyve met those minimum qualifications outlined in the staff report. Then well bring on a third party to do review of the financial feasibility the Historic Preservation approach and an engineering review for code and occupancy compliance to make sure the proposals can meet the necessary requirements for those projects. Well bring that Third Party Review to a scoring panel who will take that information and apply it to the scoring criteria in their written review. And then theyll interview the candidates. And then finally well tabulate the scores and bring a recommendation to the commission seeking authorization to enter into an ena. And then lastly the economic benefits to the port, we recognize, and you may recall from the presentation in may that we know that this is going to be a difficult project that there could be a potential financial feasibility gap. But we are hoping that developers can bring an approach to the projects that maybe decrease costs and increase revenue, leverages the efficiency of two projects adjacent to one another and identify approaches to more potential use pier 40 the shed and the parking lot. And lastly the benefits are looking at significant investment and report assets, the reliable revenue stream, participation in upside revenue and private investment in the seawall. And with your approval today, we are aiming to release the rfp in midnovember, have them due in february, form the scoring panel, bring up informational presentation to the Port Commission in april and then seek authorization at the second meeting in april to enter into an ena. With that i wanted to thank the team helping on this, mic martin, rebecca, michelle, sandler, peter. With that, we are available for questions. Thank you. Thank you. Can i have a motion . I so move the item. I second. Commissioner. Sorry. Is there any Public Comment on this item . Come on up. Im a native. Speak into the microphone. Im a neighbor that lives across the street from pier 40, 38 and im here to represent the neighborhood to make sure you know we are there. We live there. Loud music bounces all of the water. Buses double park all the time. Theres no place for ubers. These kinds of things really affect quality of life just in that area. And im just here to represent the neighborhood. And your name . Diane omato. Thank you. Thank you. Good afternoon president brandon commissioners, director forbes. Im alice rogers president of the south bay neighborhood organization. I want to thank you for moving on this so quickly after the waterfront land use process. It has really informed the neighborhood. And we are very eager to see the developments happen to activate these piers and appreciate the approach where you were really looking to values and priorities as opposed to specific uses in these rfps, because it gave us an opportunity to call out things like congestion the quality of life issues that diane just mentioned rather than talking about this use or that use. So if any rfp respondent can follow those values, they should be able to follow with a great development. Thank you so much. Thank you. Any other Public Comment . Seeing none, Public Comment is closed. Commissioner makras. I have a few comments and maybe recommendations for changes to the package. For instance, when it comes back to the port for our review, and they are calling out a fiveminute presentation, i would recommend the presentation allow the responders more than five minutes. Its going to be the publics first viewing of the proposal, not just ours, but it would be the publics first viewing. And you are looking at a few hundred Million Dollar project. I think we are due a larger presentation. And if you want to say sales pitch from the developer to the commission and to the public. I would recommend they have, i guess its called the blackout period and they have a whole list of those blocked out on page 12. So basically they are blocking out everybody. It sounds like elaine blocked out. The Staff Members assigned to it that can have access to it. Unless theres a reason behind it, i would recommend they include the panel if they will be reviewing and scoring. They would be. Yeah. So i would add that in there. Because we wouldnt want we know scoring takes more than one day or the reviewing would be more than one day. So presumably if they review two a day and there were ten bids the first team that went in there if they were not published and they would be public and we may have some advantages between one bidder or another. Im interested just the rationalizeation of 100 plus 30 in the count versus all of the points just totaling 100 between the written and the oral. Someone share the rationalization of how they came up with 100 points . I understand that but why separate is why is that not 100 and why is it 30 . Whats the thought process with it . Is there an imputed advantage we are looking at in the pointing system . Because everyones math equals is same at 100. But 130 skews some of the numbers. Well, we thought the 100 from the written standpoint made sense just from a rounding and ease of identifying criteria for it. And then the reasons for the additional 30 points in the written we thought would allow may allow a team that didnt do as well in the written to go ahead based on their oral interview and it may also indicate to us that some that have met the minimum qualifications but scored very poorly may not even make it to the next level for an interview. If one team got theres five teams and he we got 90 95, 80 and a 40, it may help us decide who gets into the next step. I think im following a little bit of that. But you are not telling us how many you are going to bring us. You are not saying they have to meet a certain mark. We are saying every proposal that meets the qualifications will come to the Port Commission. So thats why we limited the time to five minutes frankly because we didnt know if we would have 20 or thats a lot historically. So thats why we limited it to five minutes. But seah your point thats a short we see your point that thats a short amount of time. But thats the plan, that every proposer who meets the minimum qualifications will come to the port so you all have an opportunity to see the proposals that the panel will be evaluating. One final rationale is one of the things we thought about was because those public presentations are happening before the scoring panel hears the interviews, we were a little concerned that a respondent might decide to strategically amend its proposal in the interview or do something based on what they hear at the public presentations that would we felt like the more emphasis should be on the written proposal, and then they would describe the 30 points for the written interview is allowing people to adjust but not change course and have another 100 points or another set of points they could get that could really change the ordering. So i think our focus is on the written because it has more detail, but we wanted to give room for people that could present well to sort of give us that. Im not sure i concur with that rationalization but im accepting it as yours. I will say just because ive been around panels both in the professional services and in development contacts, there is a lot of debate about how to deal with written and oral. Some recommend that you have written is its own scoring and whomever advances oral is a whole new scoring and whomever wins the oral wins the day. Thats one way in which it is handled. But many, the more typical way of doing so is putting more emphasis on the written, because obviously theres quite a bit of time and effort that goes into all of that documentation and explanation of whats being proposed. But to have a separate factor for oral because there are certainly things which can be communicated orally that dont come through in writing. And a team may have more expertise in communicating so they will perform better in that. So this is the most typical way in which city departments do evaluation more emphasis on written with a cumulative score adding in oral. So are you saying that we are going to take the version that gets the highest score . Yes. Versus we can qualify three and then pick the best of the three . What we are recommending here is a process whereby panel does its evaluation, and we bring the panels recommendation to the commission and you would affirm that panel recommendation. And we would enter into an ena with them. So we are recommending that the highest score from the Panel Process be awarded the right to an exclusive negotiation agreement. If the commission feels that for some reason they are not comfortable with the panels recommendation or something, they are just not comfortable with the proposal or its not a winning proposal, then we would like you to tell us to start again. Why wouldnt we just bring the top winners there . Because you cant get use out of points. And we may prefer a particular use or blend of uses more than we would a person that just got the highest score thats shoving down the use to the commission and to the community. The way in we we designed this, the values are front and center in the scoring in terms of the trust values and what the community has expressed their interest in. So we believe that the way in which we designed this instrument for the panel to deploy will bring you the best proposal. But theres no weight in all of those uses. So theres no way that that can be quantified. We can have a person put four restaurants in there and have another person put two. We can have 30,000 square foot of Maritime Office versus 50,000 square foot of Maritime Office. We can have a boat repair shop or no boat repair shop. I believe it would be in our interest to be able to decide which of those uses collectively with the qualified applicant would be the best selected person. I mean, this is going to have a lot of uses to it. I mean, for all intents and purposes, im not going to call it a shopping center. Right. We put this together, its not going to be a single use. So commissioner, i guess each respondent is going to come in with a mix of uses with this much space. A good proportion is going to be revenuegenerating because of the feasibility challenges of this space. The panel will have the ability to look at the values and priorities the community put forward. And the scores are in a large majority based on that. So the recommendation that comes to you is based on a panel saying this matches up with the values the community identified. And if you dont agree with that mix of uses, i think the action to take is to not accept that recommendation, and well go run across the kind of use that youre looking for. I would argue the better way to do it is bring the qualified people in front of the commission and we pick, actually to really discuss starting from scrap, people and start over is counterproductive to a good process. If we have three qualified people, we are not going to have 51, like we did with the building contest we had. We know we are not going to have those numbers. We have three or four qualified people. I think it is very valuable to look at the use along with the return and pick which one we believe is better. If they are all qualified. I have a question for victor on his statement. I think we have to also put some history and context here. So some of us have some history with pier 38. So commissioner, are you done . Sorry commissioner makras, i wanted to ask a clarifying question to your last statement. So are you suggesting that all folks who meet the minimum qualifications come before the commission or only folks who made the top threescores after the scoring panel . I guess i wanted to clarify what you meant. Im okay with it being a number of qualified people. Okay. So but after scoring has taken place . Yes. They would say the top three or top five scorers would come to us. Okay. I have a similar question along those lines when it gets to me. I believe im implying to lower the minimum qualifications or eliminate the minimum requirements because the pool of people is not that large. And ideally the evaluations and selecting criteria will take care of the minimum qualifications. Let me give you an example. Theres a 25points attributed to experience, organization and reputation of respon cants respondents team. If they can rate them zero if they have no experience, and they would really be knocked out. I think the minimum requirement is a tool for someone to object to the overall process for us and knock out bidders. So i would ask that, when you are saying in the minimum qualifications that they have a commitment funding of a single Development Project of 40 million do you mean letter of credit from a bank for 40 million . Do you mean that the person can have 200 Million Office building paid for cash . And they say theres my 40 million . Its fine that category define that category so i can understand and potentially all the bidders would understand the committed funding of a single Development Project . So i think all the examples you just described would qualify for that. So i would like to take a step back and describe why we step up these minimum qualifications because i think