Good evening and welcome. The Wednesday, February 26, 2025 City of Plantation CRA meeting is now called to order at 6 p.m. Ms. Beggarrow, please call the roll. Here. Commissioner Andreu. Here. Commissioner Fadgen. Here. Here. Here. Commissioner Sortle. Here. City Attorney Hasbro. Here. So first, just as a matter of the agenda, we are going to go from 6 until 6.10, and then at 6.10, we are going to take a brief pause and turn it over to Council Member Andreu, and then if we have more of the CRA, we will continue after Council Member Andreu leads us through an intermission. The consent agenda consists of items 1 through 5 and may be approved with one motion. I am going to pull item 1. Does any member of the commission wish to pull an item? May we pull item number 2 as well? Motion to approve consent agenda items 3 through 5. Second. Any further discussion? Public comments on items 3, 4, or 5? Mr. Conklin, just to be sure, did you have any comments? Okay. Thank you. Okay. So on items on the motion for 3, 4, and 5, Ms. Beggarrow, please call the roll. Mr. Anderson. Yes. Mr. Andreu? Yes. Mr. Fajan? Yes. Mr. Lent? Yes. Mr. Reinstein? Yes. Yes. For item number 1, it is the appointment of Council President and President Pro Tem to serve as Chair and Vice Chair of CRA Board. The last time that this came before us, we had done it in the form of a ratification of the appointment, but instead for this one, is there a motion for Council President? Motion to appoint Council President Reinstein to be the Chair of the CRA Board. Second. Any further discussion? Hearing none, Ms. Beggarrow, please call the roll. Commissioner Anderson? Yes. Commissioner Andreu? Yes. Commissioner Fajan? Yes. Commissioner Horland? Yes. Commissioner Reinstein? Yes. Yes. And I will make the motion for Council Member Horland to continue as President Pro Tem. Second. Any discussion? Hearing none, Ms. Beggarrow, please call the roll. Commissioner Anderson? Yes. Commissioner Andreu? Yes. Commissioner Fajan? Yes. Commissioner Horland? Yes. Commissioner Reinstein? Yes. Yes. Congratulations. Okay. On agenda item 2, Council Member Andreu. Commissioner Andreu? Thank you. I believe that someone is here who's going to do a short presentation to all of us, and it might answer some of our questions up front, and then if we have any additional questions afterwards. But I know one of the questions I asked, I did speak to our CRA director over the weekend knowing that he would be at a conference today and not be here in person, but he was gracious enough to speak to me on Sunday for about 30, 45 minutes to answer a lot of my questions, one of which was what would constitute our senior community, and he said it would be 55 plus. But please, if you can, introduce yourself, Mitch, and go through the presentation first. And just as a reminder, if you could maybe, I don't know how long your presentation is, but if you could break in about 10 minutes just to allow us to acknowledge our students that are here and will be leading us in the Pledge of Allegiance. And it's actually six minutes at 610. Please introduce yourself. We develop affordable and workforce housing throughout Florida. We're based in Broward County. I grew up in Broward County. I proudly serve on the city's Affordable Housing Advisory Committee. And we're hoping to be able to develop affordable housing here in the city of Plantation. This map shows our communities. As you can see, we are focused on Florida. This is all we do. We have extensive experience working with local governments like the city of Plantation. We're a relatively small company, and we like it that way. We develop about two or three affordable housing communities every single year. We're not going to watch a video of me. We have a resident-first approach. We believe in being good neighbors. I'm going to breeze through this. All of our communities are green certified, and we have a long-term mindset. We have never sold any of our communities. We have no intentions of selling any of our communities, which means we have to be good landlords and good neighbors. We have security plans at all of our communities that meet SEPTED requirements. Among other things, this includes key fob access, secure-to-entry security cameras. We have activities at all of our communities, including daily activities for our seniors' communities. We have on-site management and maintenance. We have fitness studios, computer rooms, club rooms, and in-unit washer and dryer availability in all of our homes. By the way, the images you see are taken from our other communities, our other capital-A affordable housing communities. Application vetting process. We get a lot of questions about this. All of our residents go through credit checks, criminal checks, and background checks. The vast majority of our residents pay their own rent. We do have residents who have vouchers or VASH vouchers or Section 8 vouchers, but the vast majority of our residents pay their own rents. We can turn the dials up and down on credit requirements, credit scores, and things like that, and sometimes we do. Where we draw the line with background checks and criminal checks is at a violent or a sexual criminal history. But if someone has something in their background and they pay their dues, but otherwise they'd be a good resident and they'd be a good neighbor, we try to screen people in where we can. All of our leases are 12-month leases, by the way. We're required to have a minimum nine-month lease with our financing. Here, this might be old information, but I've included Broward County's income and rent chart. And you can see it scales by the number of people in an apartment. These are truly affordable rents. Right now, Broward County's median income is all the way up to $89,000. Just a refresher, in all the world, we use median incomes, not average incomes, because averages can be skewed by outliers. Whereas median is a more accurate barometer of wealth in this particular example. And what's fascinating about this is at 80% of the AMI, area median income and below, now you are considered low income. So, a person who earns $59,000 a year in Broward County is now considered low income and on the upper limit of our bands, of our income bands, is eligible to live in our low-income housing tax credit communities. Very, very important. And I pause for dramatic effect here because it's important for us to recognize that there's conflation here in what we know to be low income, but what we also know to be part of our workforce. When we say workforce housing, really what we're trying to say is more middle income housing, 80 to 120, or 140% of AMI. But practically speaking, a retired couple or someone earning $59,000 a year, which could be a starting teacher, a starting cop, a starting fireman, is now considered low income here in Broward County. And you can also see the maximum rents as of right now. 2025 hasn't been published yet. But just by way of an example, most of our units in our tax credit communities are at 60% of the AMI and below. A one-bedroom apartment, brand new, fully amenitized, including utilities, would be capped at $1,187 a month, which is actually affordable for someone earning $44,000 a year, if you look up at the 60% AMI for one person. Really quickly, last on six, we're breaking ground on that this year. It's in the city of Fort Lauderdale, 90 units for seniors. This one is mixed use. We're partnering with the pantry of Broward, and we're actually rebuilding their facilities on the ground floor. The site comprises of two parcels, one owned by the city of Fort Lauderdale, the other owned by the pantry of Broward. And we executed a 99-year ground lease with our partner, the pantry of Broward. Here, the incomes will go up to 80% of the area median income. And as we're requesting from the city tonight, the city of Fort Lauderdale provided this LGA, local government area of opportunity, match contribution that's worth more points when we go apply for the big subsidies at the state level. And I'm on the clock here, so I'm going to move quickly. We completed seven-on-seventh, another community, affordable housing community in the city of Fort Lauderdale, 72 units. This has more of a supportive housing nature than what we would propose in the city of Fort Lauderdale. We partnered with Broward Partnership for the Homeless on their Huizenga campus right off of Sunrise and Seventh, east of 95. This is a mixed-use community we built in Miami called Silver Creek, 90 units. This has a family demographic, but we do have a small retail component in this, too. And we got over $2 million from Miami-Dade County to help us complete this. This is a community we built in the city of Lakeland. This land was owned originally by the city of Lakeland CRA. We entered into an agreement to purchase with them. They provided the local match, and we built 80 units. This one has 10% market rate included as well. But of the 80 units, 71 go up to 80% AMI as well. We want a beautification of work for Polk County for this development. Mitch, I'm going to ask you to pause right there, please. Yep. Thank you. Council Member O'Jai. Thank you, and I'm so sorry to pause you mid-sentence. But we are going to go ahead and go into our – I don't know if you want to actually start. Okay. All right. Call the other meeting to order and go through. Okay. All right. So at this time, we're going to ask our students that are joining us today from our scholars from Seminole, Middle School, to please come inside the chamber. We have two scholars leading the Pledge of Allegiance tonight. Amelia Berman and Peyton Zaragoza are with us this evening. I think they're – Are they making a special entrance? I think they're in the chamber – outside of the chamber. Did we need the music to bring them in? Following Amelia and Peyton, we're going to have the talented Will Marcellin that will be playing not only the U.S. National Anthem for us, but also the Black National Anthem, Lift Every Voice and Sing, which was a hymn written as a poem by the NAACP leader, James Weldon Johnson, and his brother, John Johnson, in 1900. So I am very fortunate that Will could join us today as we wrap up our Black History Month. Our scholars, if you could please come to the microphone. Again, we have Amelia and – is Amelia here? And Peyton – no, come to the microphone. I'm sorry. I gave them a bad name. I thought they – I thought you all were here for the proclamation, so that's why I told you to come at 645, but they're here for the pledge? Okay. So I was right. I saw Mr. Zaragoza out in the hallway. How dare I doubt myself? I think there's a lot of confusion, and I apologize. We had changed the time of our meeting at the last minute, and I think it created a little bit of confusion with our students. Yes, we have Will here, but I did see Officer Zaragoza outside, so I'm pretty sure that his daughter is here. Play it if you got it. I saw him walking by, so I'm pretty – thank you. All right, so Amelia and Peyton, please. I see Amelia. Is Amelia here? No. Okay. Well, Peyton is going to lead us in the Pledge of Allegiance. So, Peyton, if you can turn the green light on, and if everyone could stand. I pledge allegiance to the flag of the United States of America, and to the public for which it stands, one nation, under God, and indivisible, for liberty and justice for all. And, Peyton, don't go anywhere. Thank you. Thank you for joining us tonight, and what grade are you in? I'm in seventh grade. You're in seventh grade at the Seminole Middle School, and tell us, are you – what are you studying, and what are you doing in seventh grade at Seminole Middle? What's your favorite subject? My favorite subject would probably be – my favorite subject would probably be Dark Fairy Tales with my teacher, Ms. Alford, and we learn all the basic subjects and extra clubs and other programs that also help. Excellent. Thank you again for joining us this evening, and we want to encourage you to continue to do excellent work at Seminole Middle. We're all very proud of you. You represent the city of Plantation well. Thank you so much. And I have to say, her father and I went to the Plantation High School together several years ago in the 80s. She won't tell anybody, but thank you. Thank you very much, Peyton. Thank you. Could please – he's going to also – if we could stand once again for the national anthem. Thank you so much, Will. Thank you, President Reinstein. Thank you, Councilmember Andreo. Did you want to say anything before he leaves? You want to say anything about –? You'd like to know –? Will, they want you to – now's your chance. You can book Will for all weddings and performances. No. Do I just make an announcement or –? Yeah. Who are you and what did you just perform as well? Why don't you –? Okay, well, my name is Will Marson. I am an investigator at Miami-Dade – for the Miami-Dade Public Defender's Office. But I am also a saxophonist by profession. Ironically enough, where the school that I studied music and also majored in business was Florida Memorial University, where Lift Every Voice and Sing was written by the Johnson brothers. So I'm very thankful to be here, and I love the city of Plantation. You guys have been very lucrative. And I hope to do this more often. Thank you so much. Thank you so much for joining us. So I hope everybody enjoyed the brief interruption, and we will get right back to our CRA agenda. I'm Mitch Rosenstein. Good luck, Mitch. Oh, my gosh. Can you sing the rest of it, right? Wow. Two tough acts to follow. All right. There we go. So this is Midtown Lofts. We developed this in partnership with the City of Lakeland CRA. 80 units – this one actually is mixed income. 10% of our units here are market rate. The other 71 units are at 80% of the AMI, that area median income and below. I should mention that all of our communities are fully occupied with wait lists. And it's not really a surprise as to why our rents are actually affordable for people earning low and moderate incomes. These are interior images, one exterior image of Midtown Lofts. We work really hard to make sure that our communities are indistinguishable from market rate. We still have to be good stewards of public subsidy, right? We are chasing these tax credits, and we're hopefully using some municipal money, some CRA money. So we're mindful of that. Are we using the highest-end quartzite countertops? Absolutely not. But we're using durable materials, green materials, and what we think are beautiful materials. This is Northside Commons. We developed this in Miami. 80 units, two stories of structured parking. We partner with a Miami-based nonprofit on this one. Half of our units here are reserved for folks with disabling conditions. We're going up to 80% of the median income at this property as well. As with all of our other communities, amenities and management are on site, and we have a wait list. This is more of a garden-style community that we built on the west coast of Florida, north of Tampa, in the city of Inverness. This is Colonnade Park. What's interesting, and the reason I included this, and not to say that the city of Plantation has very much in common with the city of Inverness, but sometimes when we make these pitches to local governments and to neighbors, we get pushback. Sometimes the pushback comes in the form of concerns over traffic. Sometimes it comes in concerns over school capacity. Other times it's maybe there are misconceptions about the residents and how we manage our communities. Whatever those concerns are, we work really hard to fight through them and earn credibility, and that's one of the reasons why we're here today. What's noteworthy about this is even though we faced initial hesitation from neighbors and from the city of Inverness, we now have this local match from the city of Inverness for a second community that we're working on right now in the city of Inverness. So that's a long way of saying that they invited us back for a second one. Okay, so here's what we're asking for, and here's what we're proposing. We'd like to develop at least 75 units in the city of Plantation. We're sort of recognizing the need to focus our acquisition efforts on the CRA districts, and we're comfortable with that. It's hard. Land is getting more and more expensive, but we're working diligently on that, and I'll talk more about that in a second. Initially, the borrower is going to be Greenville's Group or Greenville's Holdings, which are our two corporate entities, and then we're going to have to assign it to the partnership, to the development-level entity that's standard in our world. We're asking for $700,000. That's a specific number because that constitutes the required local government area of opportunity match contribution. When we go apply for these tax credit subsidies, they're a federal subsidy allocated by the Florida Housing Finance Corporation, a state quasi-governmental agency in Tallahassee. Our applications score more. We get more points when we have this local government match tethered to our development proposal. We will commit to an affordability period of at least 30 years. If you beat me up, I'll agree to 50 years because for the state agency, we have to agree to 50 years anyways. We're asking for an interest rate at 0%, and we're asking for potential forgivability at the end of the 30-year term. In other words, if we break the affordability, if we're in default, if we break our affordability covenants, we have to pay you back. We're thinking about the collateral in a couple of different ways. If we use this contribution to acquire property, and I'll talk more about that in a second too, then we would co-invest, right? We would be a partner in this acquisition. There's, frankly, there's no sizable, developable properties in the city of Plantation that are, that's only $700,000. We're looking at one right now for about $1.5 million. So what we would ask is that the, excuse me, the city co-invest, that the city co-invest, we would co-invest. And as soon as the site is zoned, thank you, we would allow the city to take a senior priority mortgage on that collateral, with that collateral. The reason I'm hooking these two together is because we're not in the business of speculatively buying land. There are really only two places where we're comfortable essentially betting on a local government. One is the city of Lakeland, the other is the city of Plantation. Both municipalities have continuity amongst both staff and elected officials, and both recognize the dire need for capital A affordable housing. So we're comfortable making a bet like that, provided that the city makes the bet with us, and provided that the city understands that it'll get its mortgage when the property is zoned so that we can develop affordable housing. I hope that makes sense, but we can talk more about it. If we can secure site control for one of these properties for a time frame that's long enough, such that we don't actually have to acquire the property, right? We can wait until we close on the conventional financing and the tax credit equity. At the same time, it coincides at the same time that we're actually acquiring the property. Then the city's contribution, we won't ask for the city to put in any money until we close on that financing and put shovels in the ground. So there are two different scenarios that we're offering. Both are, it's self-serving of me to say this, both are good deals for the city. And if you think back to the first example, if we acquire a piece of land, let's say, with 50% art money, 50% the city's money, and we end up giving the senior mortgage to the city, it's the equivalent of a 50% LTV loan. And we're on the hook to develop it, right? We're asking to cap the AMI at 120% AMI. Now, our tax credit subsidies are really meant to cater to residents and families that are in 80% of the AMI and below. There are circumstances where we like to have a mix of incomes. And so maybe we might decide to have 10% or 20% of the units go up to 120% AMI. But for the tax credit subsidies, those units will have to be capped at 80%. So with this, we're just asking for flexibility. But again, we're reiterating our commitment to cap at 120% AMI, which is still affordable. We're not asking for money up front. I'm not asking for a nickel unless and until we perform. I want to make that clear. So the city, we're not asking the city to fund until we acquire a site or until we close on financing and put shovels on the ground, shovels in the ground. The city can obligate funds from future fiscal years. So there is flexibility. When we apply to the state agency, there's one form. It's called the Local Government Area of Opportunity Form that we have to include with our tax credit subsidy application. The state agency just wants to know that the city is standing behind that development application. They don't really get into the weeds as to the source of funds or the timing of the source of those funds. And again, we're offering first lien position once the property is zoned to develop multifamily. And then at financial closing, when we get big, big, big pots of money and some conventional debt, at that point, it's customary for the smaller municipal contribution to fall to subordinate lien position. But you still can, and your staff and city attorney, they're going to tie us to these affordability restrictions. We're going to be required by city staff and by city attorneys to sign long-term affordability covenants that tie back to your contribution and that are recorded into title. So that if I get hit by a bus and someone buys the property, they either have to honor the affordability covenants or they have to pay you back. And again, we're long-term partners. We've never sold any of our interests. We have no intentions of selling any of our interests. Our hope is that after 15 years of operations, we can renovate them and keep them affordable. That's it. Thank you. I'd be glad to answer any questions. Thank you very much for your presentation. I don't see it. Thank you again for the presentation. I also want to acknowledge that I've known you and your company for many years because we sat on an affordable housing advisory committee, a Broward County committee, I think about a decade ago. So I know that your commitment to affordable housing has been long-term and has been proven. So I just want to acknowledge that. I'm going to call some of my colleagues who have some questions or comments. Council Member Horland. Commissioner Horland. Thank you, Mr. President. Thank you for being here tonight, Mitch. I was so excited when I saw this on the agenda. I think everybody knows that Mitch was my initial appointment to the AHAC. But when we had our initial conversation, I said to you I was really hoping at some point that the city could do business with you because I did not only admire who you are as an individual and your integrity, but I love the business philosophy of green mills and your business model. So you answered my question about the 80 percent AMI. I asked you that when I walked in because I did want to ensure that we're covering all our bases, and I like that you're looking for a mixed model there. I just want to make a couple of comments. I did bring to the city council a couple of months ago the fact that I'd like to see a silver tsunami town hall, much as what you did with the affordable housing come through AHAC, because there's a real need. And I think these are the type of public-private partnerships that the city should be pursuing. I think it serves a need, a real need, and I think that it is something that will transform that corridor. We've been doing a lot of work in the CRA, and this is where I'd like to see us making our investments. So, again, just comments. You answered my question. Really thrilled that we're hopefully going to finally be able to get some work done with green mills. Commissioner Fadden. Thank you. I'm just going to try to go quickly through some of these questions. So no property has been identified. This is just us putting our stamp on, find the property, then you're going to come back, and then we'll actually approve the loan on the identified property. That's right, Councilmember. We are working on identifying properties. We have one under contract. We have a warm lead on another one. Both are prime for redevelopment, and both are on 441 in the CRA corridor. And then the second thing, and this is more a comment or a statement, part of my discussion I had with Jason yesterday. You know, I know when it comes back to actually approve the identified property, we will be going through gateway. And I know this is the CRA and it's the gateway, but they are the ones paying that property tax. So I would just want to make sure that that happens. So you're saying it's a term loan of 30 years, and then you're asking possibly for us to consider forgiveness of the loan at the end of 30 years. So that means that no principal will be paid over the 30 years. So we'll just have a first lien position on the property. Until we close on financing, and then we'll move into subordinate position. We'll have a $20 million construction loan. Okay. They're going to require to be senior at that point. But we're not going to see any principal payments over the 30 years. That's my request. Okay. Assuming that you maintain the affordable housing promises that you're making. That's right. I'll also add that it's a $700,000 commitment to build what will be a $30 million community. It's the best leverage of local dollars. I think I would also like us to consider, like, if the property sold less than a period of time, maybe 15 years is the term, or less than 10 years or something to that effect, that we get our money back. Because you're making a representation that you're a long-term holder, a partner in the community. And I appreciate that. But I want to hold your feet to the fire on that. I'm comfortable with that. Okay. Thank you. Okay. I think that kind of answers that question. And then, all right. Good luck. Thank you. Thank you. And I think those were some promises that you did address. But thank you. Commissioner Andreu. Thank you. You mentioned about school size. But this would be an over 50- I'm sorry. I'm sorry to interrupt. I want to go back to one thing you said. If my partner and I get hit by a bus, the limited partner would step in and would probably assign a new general partner. I'm saying if you're a company. So I'm not equivocating. We agree. We have no intentions of selling. Our financing partners, especially the big tax credit investor, has a right to step in if we die or something like that. So they would assign a new general partner. Initially, it's Green Mill, and then it's going to be assigned to the next entity. That entity would be a continuation whether you or your partner die. Yes, it would be an affiliate of us. It would be new owners of it. That's right. But different than if I come in with a partnership group and buy it, then it would have a new LLC or LLP, whatever you organize it. It would still be an affiliated entity. Mitch, just one at a time, just so we don't talk over each other for the record. Thanks. I think we're on the same page. Your clarity is, I understand. Thank you. You got that? Yeah. Okay. Yeah. I can't think of any of every circumstance. The big investors. Just don't die. Yeah, that's it. I'll do my best. Thank you. Sorry to interrupt you, Councilmember. No, not at all. I'm glad you provided that clarity. But you mentioned about impacting school size. But the likelihood of that, right, if this is an over 55 community, I mean, it's not totally unlikely, but it would probably diminish that. And I only bring it up because later when we have our meeting, I'll be discussing that Plantation Elementary could have some additional seats due to Broward Estates and what the school district is doing with reimagining schools. But I can't see this being part of that equation. I think you're right. We're leaning towards a seniors demographic for many different reasons and certainly will defer to the council and to city staff. What we're hearing is that there's a preference for seniors. And just to, you've already said it, but just to kind of solidify it, you would be coming back with the actual site plan. We're not, you know, at that stage at this point. That's absolutely right. Thank you. And also, I really like the garden style. I'll just put that out there very early in this process. You know, we've been talking about height a lot up here. And I think the garden style would be a nice option when we get to that. We do, too. The trick is finding a parcel of land that's big enough to accommodate, which in Broward County is tough sledding right now. Yes. All right. Thank you. Commissioner Anderson. Great presentation. Even though it was a lot of information, it was, I kept up with it. But you said you sometimes go above the 80 percent, a small mix. But what are we, what do you, it was fast and I could dig in deeper, but that's what the clarifying questions are for. How much leeway do you have to swing above? Like what percent are you guaranteeing that we'll get 80 and then what percent would go above 80? So I wanted to keep it flexible for these purposes. Just to say generally we're going to keep it affordable up to 120 percent AMI. When we chase these big pots of subsidy at Florida Housing Finance Corporation, what's typical for us is that 80 to 100 percent of the units in one of our communities is capped at 80 percent AMI. So if you wanted to say let's do 80 percent at 80 and then up to 120 percent for the 20 percent, I would agree to that. It's quite possible we're going to end up doing 100 percent at 80 percent AMI and below. So if you wanted to do that, that would be fine. Okay. City Attorney Ezra, I don't know, I'm not sure if this can be done, but is there, has this ever been done where you can give priority? Because I know you said there's wait lists at all your communities. Can you give priority to existing or past senior residents of Plantation to have like first, I don't know if it's first right or refusal, but do they get any priority waiting on that waiting list? My understanding is yes. There's a caveat that I'm not an attorney. I'm not a fair housing lawyer. I'm not a compliance expert, a tax credit compliance expert. What I'm hearing, and we will vet this, what I'm hearing is that if a local government writes into its financing documents, in this case a loan agreement, that we should have a reasonable preference for residents of the city, we can accommodate that. We can have a reasonable preference. Obviously, we can't violate fair housing laws or other types of housing laws, but we can have a reasonable preference. If we have a, let's say, a meeting where we open up a wait list and residents bring a cousin from Miami or something, I'm just giving an example, we might have to accept their application at the same time. And then it becomes a little tricky as to whether we let residents leapfrog those other people who signed up at the same time. We're still exploring this, and we think as long as there's a requirement in the city's documents, we think we should be able to have a preference. Long-winded answer with a caveat, because I'm not 100% sure, but I think the answer is yes. It's something I would like to certainly explore and have that better before we, yep. And I know you're not a traffic expert, but I'm sure you've been at plenty of your own presentations. I assume, but we don't have a lot of senior developments, are there less car trips with a senior community as opposed to moms and dads taking their kids to school and work and groceries and ball fields? And you must have more car trips when you're at a certain peak of your arc of life. And you may be, I mean, you might switch to doctor's appointments and other things with the senior years, but is there less trips to the senior community? The short answer is yes. About a third of the communities we developed are specifically for seniors, meet the state's statutory definition for seniors. A third are families and a third are really supportive populations. What we're finding is that our seniors' communities, what we really need is a parking ratio of somewhere between 0.5 parking spaces to 0.75 parking spaces per unit. Where we have a one-to-one or greater parking ratio built into the community, at night when really our seniors are home, there are many, many, many empty parking spaces. I'll also add, and I know that Michael Alpert's done a lot of research on this, our subsidies are intended to pay for homes, not to pay for structured parking garages. So to the extent parking requirements are onerous, it means, and we have to build, spend $4 million to build a structured parking garage, that means that we have fewer sources to build actual homes. So this is a hot topic for us, and I appreciate you bringing it up because I would have forgotten. Parking is a big deal for us, and we find a significantly, significantly less usage at our seniors' communities. We're getting there with time? Yes? Thank you, Council Member Anderson. I know I also have a member of the public that's already signed up. Mayor, you want to speak before we take a motion? If the density increased, though, Commissioner Anderson, we could use circuit and freebie. We could go to microtransit. Thank you. Because microtransit's popular in Fort Lauderdale, those communities. Before I take comments from the public, do we have a motion? Motion to approve. Second. All right. Mr. Conklin. Mr. Conklin, you're on the clock, and we've got two minutes left of this meeting. Dennis Conklin, 4581 Northwest 6 Court. My first question was answered, how much, $700,000, how long, 30 to 50 years, with possibility of forgiveness. Second question, where, it wasn't determined, but, you know, we've got that eyesore still left over at the Plantation Inn. And if I'm not mistaken, it adjoins the former Plantation General Hospital property, so I'd like to recommend that. Let's see, number three, they mentioned about credit checks, background checks. What if a person has a zero credit score? Would they be able to qualify for this? In other words, they've paid their bills all the time. They've got light. They've got whatever, insurance. They've got this, that, and other things. They can show bills over years that they've paid. Would they qualify for this? Mr. Rosenstein. Because they may not have a credit score. Number four, it was brought up briefly, the CRA has the normal property tax, and it has the Gateway 7 extra millage. Are they going to be paying both because of their statuses? I don't know what they are. Number five, it was mentioned forgiveness of the loan, $700,000 if it was put out today. I mentioned this earlier. Gold on September 30th in 2023 sold for $1,874.50 an ounce. One and a half years later, today's closing, $2,934.10. The forgiveness is insignificant because it won't be worth anything in 30 years. Again, if I could get the question answered about the credit score, and I would like to urge the passage. CRA has only got a few years left. As you know, it was passed April 2000 with a 30-year lifespan. We're sitting here, and it's almost April 2025, so pedal to the metal, and I hate to see the district, which was commercial, shift to residential, but that's the way it goes. I encourage the legislature to pass the move towards Article 1, Section 10, gold and silver tender for the state, which is legal under the Constitution of the United States, and that would solve all of these problems because we could rein in the inflation rate caused by the Fed. God bless, and I yield back. Thank you, Mr. Conklin. Mr. Rosenstein, before we conclude the CRA, if you want to come forward, can you answer his question regarding credit score? Did you hear the question? I did. What if someone has zero credit score? Our goal is to screen people in, but we also, in fairness, have to be able to pay the operating expenses. So we do a balancing act. FPL doesn't mind increasing their rates. Our insurance carriers sure as heck don't mind increasing the premiums on us. So I would say a zero credit score is challenging, but I don't understand it. To be honest, I don't understand how someone who's had experience in this world and is ready to become a renter could have literally a zero. Right, but with the hypothetical, a zero would probably disqualify them. Yes. I mean, that, I think, that answers the question. Yes. Okay. Okay. Thank you very much. Thank you. No, Mr. Conklin. Mr. Conklin, please. Mr. Conklin. Thank you, Mr. Conklin. Any other comments? Anybody else from the audience? Thank you. Seeing no further comments, Ms. Bergero, please call the roll. Commissioner Anderson. Yes. Commissioner Andreu. Yes. Commissioner Fajan. Yes. Commissioner Horland. Yes. Commissioner Reinstein. Yes. Commissioner Sortel. Yes. With that, we're going to adjourn the CRA. Thank you. Thank you.