Planning and Zoning Board - Regular Meeting

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Hello.

Good. All right. Good evening, ladies and gentlemen. I'm Annette Gray, your board chair, and I'd like to call to order the meeting for site plan review and appearance board for Wednesday, May 27, 2026. Can you please call? Roll.

Ron Talbot.

Yes, here.

Nicholas Coppola, absent. Vince Gabriel-Lamont.

Here.

Cynthia Lloyd. Here. Jose Alvarez is absent. Christina Morrison is absent. And Nick Gray.

Yes. And are there any modification changes or adjustments to the agenda? No changes. Okay, I'd like a motion for the agenda. I'd need a motion. I can't first.

I'll move to accept the agenda. OK. Second.

Second. All right. Thank you. All in favor? Sorry. All in favor? Aye. Aye. Opposed? OK. Are we having any minutes? OK. So we have the minutes from the March 25, 2026 meetings. Are there any changes, amendments, or adjustments to those minutes?

I have none.

None. Okay. And seeing none, then can I have a motion for the minutes?

I'll move to approve the motion. I'll move to approve the minutes of the date. I'm sorry. March 25th. March 25th. Thank you.

Second. First and second. Any opposed? Call a roll, please.

You need a roll for that.

No. No. No. All right. At this time, we'd like to swear in anyone who will be participating in today's meeting.

Please raise your right hand by the authority vested me the honor of the state of Florida. We swear to affirm the testimony you're about to give is the truth, the whole truth, and nothing but the truth. Okay.

So this hearing shall be conducted in accordance with the city of Delray Beach quasi-judicial rules. The applicant and the city shall be permitted to present their case. The public shall be allowed to speak for three minutes each or a maximum of six minutes if the person represents an organization or a group of people who are present but agree not to speak. The city commission, board, members, staff, and applicant may be allowed to cross-examine witnesses. the city or the applicant will be allowed to offer rebuttal testimony. The decision to approve or deny an applicant or appeal may not legally be made upon personal views as to whether the project is a good project or not, nor may a decision be based on the number of citizens who support or oppose a particular project. The law requires that all decisions must be made on the basis of whether the project meets the requirements of the law comprehensive plan, and the land development regulations. Are there any comments from the public on items not on today's agenda?

No one?

All right. Is there any ex parte on this particular item?

Can you close public comment before you move on to ex parte?

Okay, sure. Seeing none, public comment is closed. Thank you. Thank you. No problem. Are there any ex parte on this particular item?

Yes. I spent time walking the property for about 20 minutes.

OK, thank you for that.

And will you be presenting the item? Yes. Thank you. Please do. OK, thank you. Good evening, board members. Alexia Howell, senior planner. For the record, I'd like to enter file number 2023-018. And Joseph Ruiz, the applicant, is here tonight to present.

Good evening, chairs, members of the board. Joe Ruiz with offices at 396 Alhambra Circle, 14th floor, Coral Gables, Florida. I'm here before you on item 7A, a level 2 site plan application for the adaptive reuse of an existing two-story structure on the property located at 2527 Southeast 3rd Avenue. With me from the design team, Arkema, we have Carlos Monroe and Fulvio Rotigni. The applicant intended to join us tonight, but unfortunately he had a medical emergency But he thanked you in advance for your support of the application By brief way background this application was presented to the Downtown Development Authority on May 19th of last year where it received unanimous approval on June 17th 2025 the City Commission unanimously approved a payment of seven hundred and eighty thousand in lieu of providing 26 required parking spaces based in part on the existing site constraints and and propose improvements to the surrounding area and public rights way. The property is located within the central core sub-district of the central business district just south of East Atlantic Avenue. You'll see it outlined on your screen. The site comprises approximately 9,043 square feet with a single frontage on Southeast 3rd Avenue. Immediately to the east of the property is a one-way surface parking lot, also owned by the applicant, with the frontage on Southeast 4th Avenue. Also, the property lies within the South Atlantic neighborhood of the DDA, an area known for its vibrant mixed-use neighborhood that blends boutiques, restaurants, cafes, offices, apartments, condominiums, creating the ultimate live, work, play environment. Pardon me. There we go. The property is currently approved with an 8,379-square-foot, two-story office building originally constructed on or around 1966. Its design reflects a mid-20th century car-centric planning model that is incompatible with today's pedestrian-friendly urban vision. For instance, the bank teller drive-through includes a wide curb cut that interrupts the sidewalk along Southeast 3rd Avenue, creating a hazardous, uninviting pedestrian experience. Pedestrians are left to navigate crossing a vehicular access point, reducing walkability and safety. The property offers no street-level retail, landscaping, outdoor seating, or active uses, all of which are key ingredients in a dynamic, walkable downtown environment. The auto-centric design physically and psychologically divides Southeast 3rd Avenue, acting more as a buffer than a connector between East Atlantic Avenue and Southeast 1st Street. Excuse me. Replacing the curb cut and underlie cement pavement with landscaping and sidewalk level outdoor dining transforms the street edge into a vibrant human scaled space and encourages foot traffic, supports local businesses, and creates a lively atmosphere. Some of the site improvements that are proposed as part of this project is bridging the gap between the renovated building to the north and the former Delray Beach Market to the south, creating a highly activated, uninterrupted pedestrian experience from East Atlantic Avenue through to Southeast First Street. It also adds two new on-street parking spaces on the front on Southeast Third Avenue, and it introduces a dedicated on-site loading berth where none currently exist today. It also upgrades the surface parking lot to comply with land development regulations, including improvements to paving, drainage, lighting, and landscaping. The application also seeks a determination of adequacy to allow for one loading berth in lieu of the two required berths. The request is driven by a technical threshold exceedance of only 811 square feet. As previously stated, the proposed project is an adaptive reuse in an existing single-tenant building, not a large multi-tenant development. Importantly, the site currently provides no off-street loading. The project therefore improves existing conditions by introducing a dedicated loading berth where none previously existed. The proposed berth is fully compliant dimensionally and located along the rear of the alley to minimize impacts on the pedestrian environment. We believe one berth adequately satisfies the operational needs of the project and the intent of the city's land development regulations and urban design principles. The application also seeks a waiver from certain landscape standards driven primarily by the physical constraints of the existing parking parcel. Historically, the parking area was configured with parallel parking and other non-conforming site improvements. As part of the redevelopment effort, the parking lot is being reconfigured with the 45 degree angle parking spaces to improve functionality and move the site further towards compliance with land development regulations. To accommodate the improved parking configuration, the applicant is requesting a limited waiver from the required 5 foot landscape buffer and certain pinch points created by the angled parking layout. The landscape buffer varies from approximately 1 foot 2 inches and 2 feet 5 inches at the narrowest locations, while expanding to approximately 9 feet 5 inches and 8 feet 8 inches at its widest points. Although reduced at certain pinch points, the landscape buffer still provides meaningful landscaping and screening along the parking area. The waiver also allows for a more efficient and functional site design while still advancing the overall intent of the landscape regulations. And importantly, the request satisfies the waiver criteria set forth in section 2.4.11 of the code. And with that, I will turn it over to the design team to speak to the remaining slides.

Good afternoon, Fulvio Rotini. Pleased to meet you all and thank you for the opportunity to present our project in front of the board. In this slide, you can see the comparison between the existing prospect elevation and the proposed one. The challenge of the project was an irregular lot. with obviously an incompatible form of the building for our adaptive reuse that is a restaurant. So we have the bank teller that is extremely retracted first of the front of the 3rd Avenue. And it is our intent to bring it forward. with a canopy, which the front facade was treated as a full building facade, playing with the comparison between void and full surfaces that will blend the existing building, which has the characteristic to be extremely solid and with a horizontal band of decoration that was the only decorative element from this building. to a compartmentalization and a rhythm through our new addition with vertical column and horizontal band beams that will recall the original façade design and blend them with a treatment of plain stucco. with a different tone of colors and maintaining kind of the proportion of the existing building and trying to embellish it to arrive to our golden proportion that is the rectangle of the openings from our canopy. We also treated the existing overhead building that was completely solid and unattractive, eliminating obviously the drive-through bank teller and activating the area for an outdoor dining and opening windows. that are reflecting a little bit of light and see-through from the street that it can be activated basically from a secondary entrance of the patio area and we actually created a buffer of a greenery or landscape to the front facade of the building which has been an element to basically activate the entire pedestrian experience. This one, it is the furniture layout and the layout of the space. No additional square footer was added under the AC, so everything has been maintained with the addition of the outdoor dining area that you can see on the left side that is the ground floor area. And the building will have, obviously, compliance with all regulations. regulation including ADA and installation of a new sprinkler system for fire protection. This one is the area diagram indicating the existing portion of the building, the proposed canopy area and the proposed outdoor seating area and the comparison between the various level of the existing floor area versus the new floor area. This one is the landscaping plan by our landscape architect. Most noticeable it is the conservation of the large tree on parcel two and the creation of a buffer of trees and canopy following the city code for to the activation of the Third Avenue frontage. We are planning to install three shade trees, plus two shade trees on the parking green area separation that you can see at the edge of the street. We also maintain a little bit of existing, no it's not but we actually introduced a new greenery buffer at the bottom of the existing building, and we recall it also on the new building. You can see at the edge, basically, of the column of our canopy. For the parcel tree, we create a greenery buffer that is on the south side, maintaining new planted entries on the north side as well. and site parking that will basically reorganize this parcel that is currently used as parking as well, but in a different configuration.

And this is it. Thank you. And that concludes our presentation. We'd be happy to take any questions you may have.

Thank you so much. And Ms. Howell, are you for this city?

Good evening, board members. Again, Alexia Howald. Tonight is a level two site plan application with a landscape waiver as well as a determination of adequacy. So here we have the subject property. I will try to go through this as fast as possible because Joe did a really good job going through it. But again, here's the location. There are an existing bank with a drive-thru teller as well as a adjacent surface parking lot adjacent to the alley at 25 through 27 Southeast 3rd Avenue. It is within the commercial core land use designation with a zoning of CBD in the central core. And it's just south of the previously SunTrust Bank along East Atlantic Road. Okay, so here's a little background information. As you can see, the SunTrust bank on the bottom of the image there, that is the SunTrust building that was previously known as First National Bank, constructed around 1945. Then as that was later on in 1959, First National Bank constructed the overpass across the alley, which is the image below with the red sign above, that's an alley and that's the overpass that's been built over there. and then later on an addition was completed above the drive-through lanes and essentially that was an extension of the bank on Atlantic and the tubes for the teller would run through over the top and into the original construction of the bank off of Atlantic. And so this has been vacant for quite some time. SunTrust has vacated and it's a vacant existing building. And in 2022, a level two site plan application was submitted. And then later on in 2025, a parking in lieu was granted for 26 parking spaces for the use conversion from business to a restaurant. And so here we have existing site conditions, photos. Here's what we actually see today. It's a different color, but it's still the same. We have Chip City, which is where the original SunTrust was to the north. And then directly south is the Delray Beach Marketplace. And here we have the front facade, which is the west elevation. And you can see the existing windows at the top, the front door at the bottom, as well as the drive-through teller lanes with the windows. And you can see the ribbon across dividing the first and the second story. Here's another up-close photo of the drive-through teller lanes. As you can see, it's an entire drive-through. We can see the brick pavers from the Delray Marketplace that transitions to the concrete drive-through teller lanes. And here is the photo of the surface parking lot adjacent to the alley, which currently has parallel parking spaces. So the proposal is to convert the drive-through bank into a restaurant. Currently, it's about 8,000 square feet, and they're doing an addition, which is the canopy coverage for the outdoor seating area, adding 2,432 square feet to a total of a 10,811 square foot restaurant. In addition to the application, there is a waiver request for landscaping as well as a determination of adequacy for loading. So here we have a site plan. The highlighted blue box is where the anticipated canopy coverage will be provided to create the outdoor area. We also have a dumpster enclosure being provided on site, um, to the rear, as well as the loading birth with the loading area, uh, towards the alley. Um, as part of the application, uh, there's also five foot dedication required along Southeast third Avenue, which is highlighted in the red lines and the, a two foot alley dedication, um, on both sides of the subject property. Including with that is a corner clip on the corners Which part of the building is in the way? and so overall what we did in the last couple years working with the applicant is understanding that this is an existing vacant building and trying to balance the strict enforcement of the ldrs and ensuring that this comes into compliance but also understanding the existing constraints on site so the applicant has worked diligently on providing Bringing this project up to compliance in terms of loading in terms of dumpster because it is a restaurant now as well as Enhancing and beautifying the streetscape along southeast 3rd Avenue The constraints on site because of the existing building footprint Towards the north they would not be we're not able to provide the total streetscape design of 15 feet of because right now it was currently at a 10-foot setback, so that would constraint with the 5-foot additional remaining area. Also, as it tapers off, it doesn't provide the full 6-foot pedestrian clear zone that's required. However, they are providing two more on-street parking spaces and providing islands and shade trees, creating that canopy coverage that the city desires. And as mentioned before, they are providing a loading space that was not there prior to towards the rear as well as a dumpster enclosure. And here is a cross-section of this canopy coverage that's proposed to be installed. The applicant is not, the only addition to the restaurant is the canopy coverage and some elevation changes and modifications to beautify it. So this is what it would look like. You have that four foot curb zone with the shade trees. You have that six foot pedestrian clear zone, which includes a sidewalk and then the remaining setback area. And then there's the building, which they're providing, trying to activate it with providing a landscape barrier with the canopy coverage. And here's the surface parking lot overview of the site plan. Overall, everything meets the regulations. They actually enhance the parking lot by creating diagonal spaces, increasing the landscape area, and bringing it into compliance for the dimensional requirements, except for the landscape buffer that I'll get into later. But overall, it's in compliance with the LDRs. And here's just a quick overall floor plan highlighting the canopy coverage and what would it look like interior on the ground floor as well as the upper story. So in terms of regulations and compliance with consistencies with the concurrency and compliance with the LDRs as well as the comprehensive plan, it has met all those requirements. And again, besides the existing nonconformities and the requested landscape waiver, overall, the site plan meets all the regulations, including parking. So here we get into the off-street loading parking section. So the requirement requires for a restaurant between 10,000 to 20,000, I believe, to have two loading spaces. And what's provided on site is one loading space. As you can see, there's a loading berth. It meets the dimensional requirements of 12 by 14. And they also provided a loading area. And so they are utilizing the alley to unload and load merchandise. So here's a contextual analysis. As you can see, the aerial image to the right, there's the alley. And they're proposing to utilize the alley for the loading spaces, which is a common use of the alley. And what we encourage is businesses to utilize the alley for loading so it's not impacting the street network where pedestrian areas should be focused on. Although the applicant is not providing the full two spaces, they have determined that this is adequate for their business to provide one loading space. And so the board has a determination whether this is adequate for the restaurant use or should there be more strict enforcements or additional requirements for the applicant to provide. So here we get into the architectural analysis. Here we have the proposed renderings of the elevations. Overall, staff has highlighted in the staff report the design guidelines and how it performs, and overall staff does not have any concerns. And so the board has three criterias to to analyze and determine whether the elevations are in good taste and good quality and harmony with the overall area. And here we get into the landscape plan. Overall, the plan meets the standard minimum requirements. However, there is a five foot landscape waiver request that I will get into later. But they are providing... more trees than was existing on site. And they're providing three high-rise live oaks along the street, Southeast Third Avenue, with two silver palms at the corners, as well as adding additional trees on the parking lot surface. And here we get into the waiver request. As mentioned before, with the diagonal spaces, There is a pinch into the five foot landscape buffer that's required along and so the applicant is requesting to reduce the five foot buffer to a 1.2 and 2.5 And so the board has to make positive findings to the waiver criterias and and those are listed on the screen. The waiver shall not adversely affect the neighboring area, diminish the provisions of public facilities, or create an unsafe situation. It shall not result in a grant of special privilege, and the waiver shall not result in inferior pedestrian experience or create incompatibilities or erode the connectivity of the street. And so this concludes the presentation for the board. I'd just like to remind that it did go before DDA May 19th. They did recommend approval for this. And again, for the parking in lieu, it was approved on June 17th of 2025. And here are the board actions, move to approval, move approval subject to conditions, or deny, or continue with direction.

OK, thank you for that. Is there anyone in the public that would like to comment on this particular project at this time? Seeing none, I'd like to close public comments and move to board discussion. Mr. Villanueva, I'll start with you.

um given the circumstances um i'm okay with it um yeah i think it's it's a great addition to the city um yeah that building has not been used for years so right next to the marketplace so i don't have any questions or concerns thank you mrs lloyd um first of all i'm

sort of known for not being a fan of waivers. But I'm going to tell you something. I enjoyed the presentation and I appreciate the considerations that were given particularly with regard to walkability visual economic development in a way that i think definitely keeps the spirit of the village so for that i i want to say i echo what you're saying the only question i had and I guess it's not an issue since it passed a resolution, but was just the parking. Because if you ever want to upset everybody in the city, parking would be your number one option. And by the way, I also wanted to say thank you for the care for canopies. I had mentioned it the last time we met how important the canopy situation is in the city. So I did want to acknowledge that and say that it was quite impressive. So the only thing, and again, it's not You know, it's just something to throw on the table is what do you guys envision for that parking working?

Right. No, thank you. So fortunately, the applicant, as you know, owns the lot to the east. We create the new spaces to the front as well on Southeast 3rd. And we're happy to submit it into the record or provide it after the fact. But as part of the application to the city commission, we actually hired an outside consultant. We hired Kim Lee Horn. They did a full parking study and analysis. There are certain criteria that needs to be met in the code to even ask for the parking and the request. So it was fully documented. There's numerous garages, surface lots, surface parking available within the vicinity. And that's how the parking is going to be satisfied.

Thank you for that.

Thank you.

First, kudos to the design team for figuring out a way to make this building something. I can't imagine the creativity you had to go into trying to sort out what that unique use used to be and how you've been able to come up with something functional now. My first question is about the difference between a loading berth And a loading area, because I have no problem with the waiver. I'm just curious. It looks like that's substantial, but can you educate me about what the difference is between a loading berth and a loading area?

I'll tell you, my interpretation of the code is in addition to providing the berth itself, we need to provide an area behind the loading berth in order when you're taking out the goods or products to be able to move them out.

And ideally, how... I understand that this is, you feel that it's adequate for the use of the building, given the service trucks that will come in there. What would we have desired it to be? How much variance is there? I'm just for... If it was a perfect situation, how much are they deficient in what we would ideally like to have?

Well, looking at the code, it does provide a threshold between a certain square footage. With it being a single-use restaurant, providing one loading bay is sufficient. And they're utilizing the alley. And so it's taking the impact off of Southeast 3rd Avenue and into utilizing the alley, which we encourage. And they are providing the loading bay at the dimensional requirements that we require.

So I have no problem with that waiver. A couple other just site plan questions. The streetscape, the three shade trees and the two palms, that city's good with that? The choice of the material is adequate? We're okay with that?

Yes, yes.

Do we know specifically what those are going to be yet?

In terms of tree species? Yeah. Yes. Let me pull up the slide.

I couldn't find the schedule.

So there are three high-rise live oaks along Southeast 3rd with two silver palms. Within the parking lot, there are existing trees. Yes. And there's going to be four Spanish stoppers. There will be one to Hoon Holly and...

for five sable palms so that that actually brings me to to the other the landscape waiver that buffer I think that's fine I'm a fan of the of the diagonal parking my curiosity about the parking does that become city regulated in terms of fees and stuff? Are those city spaces or are those dedicated to him, to the app?

Those spaces are dedicated for the restaurant use. Okay.

For customers or for who will be using it? How do you control it, I guess?

Right now, I mean, there's no gates or anything that would prohibit anyone, I guess, from parking there, but it is going to be customer parking for the restaurant. It is owned by the applicant.

Okay.

So the intention is to have customers using that site.

Okay. OK, good luck. The other element back in that area, would the applicant be amenable to cleaning up? I see on the landscape plan it says existing shrubs to remain. along what would be the east side of the alley. There are a couple of sable palms there. And I think I saw some relocation of utility that's supposed to happen also, some poles that are getting moved. Is that? There's a lot of stuff going on back there.

There is an electric pole that is supposed to be maintained. There is a way to enlarge this view or the survey.

So where it says existing shrubs to remain, the existing shrubs that are there are really ratty. I mean, it's, well, we will change it in case that they are, I mean, it, it would really, I know it's an alley and I know that there's a chain link fence that separates the parking lot of the law firm there. but the east side of that alley where it says existing shrubs to remain, I think, I mean, leaving the existing sable palms, the existing Spanish stoppers, and then down on that other, across on the diagonal spots, those two oranges, I think that's a silver buttonwood. When I was out there, it looked like a silver buttonwood. But I guess my big point is that whole buffer area where it says existing shrubs to remain, I'd really like the applicant to consider cleaning that up quite a bit to create a softer buffer between the alley and that existing parking lot. I think that would be a real plus to how that alley would present.

No objection. I guess that once it's been treated by a landscaper, we will see the condition if the plants stay alive. We're happy to keep that.

I've learned my lesson. I'm not allowed to design from the dais, so I'll just offer that as a personal, you know, to try to clean that up and make it look a little bit, you know, better, more presentable.

Certainly need to be homogeneous with the rest of the project. It's a component of our project itself. It cannot be abandoned in a state in which I think it has been for many years now. We will see.

I want to add to this in the technical notes, page 17 of staff report. So the applicant is required to enter into landscape maintenance agreement with the city. Okay.

Okay, is that all for you today?

That's enough. Okay, very good.

I was remiss in asking both the staff and the applicant if there were any... modifications to each other's presentation. I can't think of the word at the moment.

Rebuttal or cross? I'm sorry? Rebuttal or cross. Rebuttal or cross.

Sorry about that. I just at this point is doing it for the record, but. Not for sure.

No, sure. Thank you so much.

I appreciate that. So for my questions, I agree mostly, and I think all of my primary questions were asked by my fellow board members. I do share and would like to pose a question about how that parking, or have you given any thought to how you're going to maintain that parking? Because as it is, anyone goes downtown, right? And I know it's we see a parking, we take it, especially if it's unpaid or unmetered. So the likelihood that it's going to be vacant frequently just for your customers may present an issue. Now, I remember the Cuban restaurant had signage that says for our customers, something along those lines. So that's the intent that you may give some consideration to that.

Absolutely subject to compliance with the land development regulations You know signage noting that this is for the restaurant only and then obviously enforcement by the property owner themselves I think would be the most appropriate way to address it how you choose to do that The other question I had is about potential future use of that alleyway and this is for staff With the number of infills and adaptive reuse I

I'm looking down, looking to the future a little bit on this one. Are there any of the surrounding properties that could be modified, adapted, and would require, let's say it's another restaurant, use of that alleyway, or are they sufficiently enclosed that if that were the case, it wouldn't present an issue? No.

As part of the review of this application, the applicant is required to dedicate two feet on both sides of the alley to reach the requirement. All the alleys need to be 20 feet. Historically, most of the alleys are 16 feet. So whenever a development is coming, like this development, so the applicant is required to dedicate and he's actually dedicating it and this is part of also the technical notes that he needs to complete the dedication prior to the certification of the plans.

Okay. I just want to clarify that my question was answered in totality. Are there any other properties around that may in the future need to use that alleyway for a similar purpose?

Well, to the east of the alley, there is like the Delray Marketplace, which is developed, and they are using it. Now to the west of it, there isn't. Any current applications with us that are actually coming or any active application to this so far this is what we have all the conditions.

And the 2 properties that the owner also owns are.

In cyan color.

Okay. I see that. So the only other building would be that building there. Okay. All right. That answers it for me. Thank you so much. I appreciate it.

your great work thank you very much good job one quick question before you move to vote just out of a personal interest does the sky bridge get closed off at the old building how what's what's happening on the interior of where that sky bridge occur yeah there's an internal separation from the sky bridge to the property to the north okay to yeah to the north okay all right interesting okay would someone like to craft a motion

I move to approve of level 2 2023-018 site plan application architectural elevations and a landscape plan for the adaptive reuse of an existing two-story structure into a restaurant with a covered outdoor dining area known as the Bungalows Restaurant, located at 25-27 Southeast 3rd Avenue, including an associated landscape waiver to be required, five-foot perimeter landscape strip, and a determination of adequacy for loading, finding that the request is consistent with the land development regulations and the comprehensive plan. I have a first. Do I have a second?

I'll second.

You can all roll, please. Ron Talbot?

Yes.

Nicholas Coppola is absent. Winsky Villanueva?

Yes.

Cynthia Lloyd? Yes. Jose Alvarez is absent. Christina Morrison is absent. Annette Gray?

Yes.

Thank you all very much. Thank you. Have a great night.

Thank you very much. Thank you. OK, that moves us to item 10, reports and comments on the agenda. Staff?

No presentation. Just a reminder of the upcoming meetings, June, July, August, June 24, July 29, and August 26, always the fourth Wednesday. The schedule for November and December are different. So business as usual, and thank you.

Okay, thanks for that. No project updates?

No project updates.

Okay. Board of Trustees? No comments. Thank you. Thank you so much. Board comments? Happy birthday. Thank you. Do something fabulous and memorable. And I just wanted to take a moment to introduce my intern with my nonprofit, Ms. Ashley Jean. She is a FAU student and... majoring in computer science, yes, and learning a lot in our nonprofit space. So take a moment to acknowledge her and say welcome. Welcome. Welcome. Thank you. And for that, I'd like to adjourn today's meeting.