Affordable Housing Commission - Regular Meeting

Hum, très bien. Il est 17h et je vais donc déclarer la séance ouverte. Hum, il nous manque quelques personnes. Je n'en connais qu'une qui est dans l'incapacité de venir. Donc, quelques personnes pourraient arriver en retard pendant que nous commençons. Hum, je souhaite simplement parcourir l'ordre du jour, nous approuverons le procès verbal, puis nous passerons directement à l'audition de tout ce qui concerne la Connecticut Housing Finance Authority, si cela vous convient.

Parfait.

Très bien. Et comme il nous manque des membres, puis-je avoir une proposition pour nommer Georges à un siège ordinaire? Je sais que Jimmy ne sera pas là. Salut, Ross. Hum, nous pouvons donc nommer Georges à la place de Jimmy. Puis-je avoir une proposition?

Proposition de nommer Georges comme membre ordinaire pour les besoins de cette réunion.

D'accord. Y a-t-il un second? Secondé. Très bien. Hum. Donc c'est Fred, secondé par Heather. Une discussion ? D'accord. Tous ceux qui sont favorables, veuillez dire pour. Pour.

Pour. Super. Georges, vous êtes membre ordinaire. N'oubliez pas, vous avez le droit de vote. Mettons tout sur la table. Allez-y. Hum, d'accord. So, we have Fred, them Fred and Ross, them who have specifically done a lot of fieldwork to try to contact different organizations who could come and talk to us about the challenges, tribulations and issues of affordable housing financing. And so, Fred, them, I'll let you introduce our guests. And hello, Kent. Hum, I have never met them, neither in person, nor them. Par visioconférence, mais eux j'ai communiqué avec Marcus, mais il avait un empêchement. Donc, eux vous êtes de la Connecticut Housing Finance Authority et nous voulons tout savoir sur ce que vous faites. Alors, je vous en prie, allez-y. Génial. Hum, puis-je partager mon écran ? On dirait que l'option est bloquée pour moi.

Je peux essayer. Hum, you can do that or you can send it to me and I should be able to share it. But look here. The settings. Yeah, I don't like it. I should have the permission to share the screen, but I don't know if I have it.

Okay, if you give me a second, I can send it to you by email immediately. You can share.

Où voyez-vous cela ? Partagez. Je pense qu'il faut aller. Ici, mais. Donc je ne. Ces réunions sont configurées par Cathy.

Eh bien, c'est Tim, n'est-ce pas ? Je connais Zoom. N'est-ce pas ? Donc, c'est le. Le Gmail. N'est-ce pas ?

Euh, oui.

Ouais, Rift Rift 10. Oui.

Euh, bien que je regarde ici.

Je ne pense pas qu'elle y soit.

Si on n'arrive pas à l'afficher à l'écran, euh. Oui, si on n'y arrive pas, vous pourrez me l'envoyer et je le transmettrai au groupe, si ça vous va. D'accord.

Euh, si vous voulez commencer, je vais continuer à essayer de trouver un moyen de partager ça.

Bien sûr, laissez-moi.

Euh, voulez-vous qu'on fasse un tour de table pour vous dire qui nous sommes, afin que vous sachiez à qui vous vous adressez? Je vais commencer et on fera le tour. Je m'appelle Sheila Rifle. Je suis membre du comité, ou plutôt de la commission, depuis deux ans et j'en suis la présidente depuis environ six mois. E, I can't wait to hear what you have to tell us. E, hello Andrew and Robert. I am Heather Gagen and I think I am the most recent member of the commission. E, I am a resident of Old Lim. E, I am a real estate agent and trainer, so housing is very important for me and for my clients. Hello everyone.

Hello, I'm Ross Higgins. I joined the Commission in February of this year and I also sit at the Administrative Council of the Homeless Hospitality Centre in New London.

C'est donc un sujet qui me tient particulièrement à cœur. Eux, je suis Georges Frampton. Je suis relativement nouveau et je suis suppléant à la commission, mais je suis aussi, pour le moment du moins, coprésident d'un groupe de pilotage que le Conseil municipal met en place, qui, je l'espère, réunira deux personnes de trois ou quatre commissions différentes. Zonage, urbanisme, logement abordable et, espérons-le, développement économique. Cela permettrait de coordonner d'une certaine manière la communication entre ces différentes commissions, qui ne se parlent souvent pas, au sujet de l'élaboration d'un plan de logement exigé par l'État, mais aussi de l'interrelation entre cela et le fait qu'Old Lim est en train de réécrire ses règlements de zonage, ce qu'elle n'a pas fait, vous savez, depuis la nuit des temps, apparemment. And it will be one of the most important tools, if not the most important, for the implementation of any housing plan, whether it is affordable housing or other. A more or less affordable housing plan that the city really develops, you know, and that it is supposed to adopt. This committee, this piloting committee, is being formed. Mais il y a quelques obstacles pour le nommer correctement et le rendre opérationnel. Nous avons une réunion demain matin, qui, je l'espère, nous permettra de mieux le lancer, et Eufred, je pense, a accepté, j'espère, d'être l'autre personne.

Oui de. Je ne peux pas m'engager, nous serions deux à participer à cet effort. I am Fred, Fred Benton, long-time resident of Old Lynn and a member of this commission, and I wonder what you have to say about the way a small town like ours, without sewage, without water, without transport or without land, can use your services to help us create affordable housing. My God, is that everyone? Yes.

Yes.

Yes. So, E, thank you for inviting us to talk to you tonight. E, once again, I am Rob Michel. I am the Director of Government Relations at the CHFA and I am accompanied by Andrew Gullier, whom you have met, who is E, the main analyst in research and data for our E, for our organization. So, we just wanted to introduce you to who we are at the CHFA, what we do and how we are trying to solve the problem of affordable housing here in the state. And they, a few points to know about us. We were created in 1969 as a state housing financing agency. Each state in the country has at least one entity similar to ours. Some of them have more than one. They and essentially, the goal of these organizations is to meet the needs in affordable housing for people with low and moderate income in their states, and we do it in two different ways. The first consists of helping people to buy their house and the second is probably more relevant for you, namely the financing of affordable housing units here in the Connecticut. They, some other things to know about us, is that we are not an agency of the state. We are not a government agency. We are a quasi-public agency. Although we were created by virtue of a law of the state with a public mission, that of dealing with the question of affordable housing, you will not find us within the executive power, because we are actually led by an administration council. It is also worth noting that we are an autonomous agency. We therefore do not depend on the State's credits to accomplish our work. In summary, we have the capacity, granted by the federal government and then by the State, to issue tax exemptions. And basically, what we have to pay to the debtors is less than the interest we make on the loans granted to the primo-accédants or promoters. This is the margin that allows us to finance our operations. So, once again, you will not find us at all in the State budget. I would like to briefly discuss access to ownership to give you an overview of one of the aspects of our work. We try to provide the residents of the Connecticut with the resources to become owners in the state in different ways. We achieve this by offering people mortgage loans at interest rates lower than those on the market. We also offer help for personal contribution and closing costs, as well as training for future buyers. We help people understand what it means to buy a home and what they need to know once they own it. It should be noted that, due to our authority to issue tax-exoneration obligations, certain restrictions apply to our offers. In general, regarding access to the property, our financing is reserved for first-hand access responding to revenue criteria. This generally means that people who buy a housing through our products must not have a revenue exceeding 120% of the median revenue of the area. In addition, the selling prices that we accept to finance are limited. To give you an example, in Old Lim, this can mean, depending on the size of the house, revenue ceilings ranging from about $ 129,500 to $ 149,000. And we are talking about a housing purchase whose price can reach about $ 566,000. This gives you an idea of what we are proposing, at least in terms of access to the property. They, for what is rental, what is probably more relevant to you and constitutes a large part of our activity, we finance the creation, acquisition and preservation of rental housing here in the Connecticut. We therefore help promoters to create new affordable housing. We help them to acquire and transform non-available housing into affordable housing. And we also help to preserve existing affordable rental housing. Once again, our financing is subject to certain restrictions. In general, it is about financing housing for people whose revenues are between 50% and 80% of the median income of the area. As an example, in the Old Lim region, 50% of the median income of the area is about $ 64,600 or something like that, and 80% of the median income is about $ 103,000. and a few dust. In this general overview, most of our products are addressed to people in these income sections. So, you help to pay rent for these types of individuals. The principle is that rent ceilings are applied to most of the units we finance. There is therefore a maximum rent that can be required for a given unit, and this is what the person must pay. Mais vous financez le bâtiment lui-même ou ? Oui, oui, oui. Nous finançons la construction du bâtiment, qui comporte des limitations de loyer pour certaines unités. Cela inclut-il la rénovation de propriétés existantes ? Oui. Qui pourrait être louée ? Oui.

C'est possible. Oui. Oui. Cela peut impliquer l'acquisition et la réhabilitation. Cela peut impliquer de la réhabilitation. Cela peut impliquer de la construction neuve.

and it would probably be lower financing than the market rate. Is it? Yes. Yes. Yes. Yes. I'm going to go a little deeper, but one of the major programs that we will administer is the Federal Tax Credit Program for moderate-income housing. As its name suggests, it is essentially a program through which we lend tax credits to promoters who then use them to offer tax advantages to investors, which inject capital into projects. In addition, we also end up providing loans with low interest rates to promoters to help them finance the construction of projects more.

And the requirement is that 20 or 30% of the housing is affordable. Normally, we require much more than that for it to be affordable. La règle dans le cadre du programme LIHTC en particulier, c'est que je crois que 20% des logements doivent être à 50% de l'ami ou moins, ou 40% des logements à 60% de l'ami, et il existe aussi une méthode de calcul par moyenne. But, in general, in the Connecticut, we are talking about a much larger proportion of affordable housing. I will show you some examples later. One of them, I think, probably contains more than 70% of affordable housing, and the other is 100% affordable, which corresponds more to what we require. Usually, we finance projects, at least within the framework of the LIHTC program, in which the vast majority of housing is subject to restrictions for financial accessibility.

On which slide should I be? Gentlemen, I, you have succeeded.

I think you are on the right track. I will simply move on to the next slide after this one.

Yes, that's it, okay.

This gives you an idea of what means, affordable, and for whom, as well as some professions corresponding to the level of income that I have presented. So it is teachers, bus drivers, firefighters, this kind of thing. I will pass the floor to Andrew, who will talk a little about our research, marketing and awareness department, then about what we observe on the market in Old Lim, in the region and here in the Connecticut, before I come back to talk a little more about the long-term housing tax credit program and a few other financing programs that we propose. Of course, thank you, Rob. It seems that this slide has been cut for some reason, but in fact, if you go back to the previous one, sorry. Yes, I try, that's it. It does not matter. So, as Rob mentioned, we are part of what is called the research, marketing and awareness group at the CHFA. As its name suggests, it is in a way two groups, marketing and awareness. There are a number of functions. And on the research side, if it had not been cut, but it does not matter. One of the things we do is our own analysis of the housing market. We examine where the potential needs are and where the trends are evolving to inform our programs, but also to inform our partners. We also support, in recent times, regional planning efforts through organizations such as RiverCog, Capital Region, etc. to develop the type of evaluation of regional housing needs required by the OPM. On the following slide, we consider the study of housing needs in two different ways. The first consists of examining the trends in terms of population and housing, that is to say the number of people and housing, as well as the potential demand that comes from it. Here you can see the evolution in percentage of the number of households and the total population from 2019 to 2024. For the most recent period for which we have information from the survey, if you look at the area below Connecticut River Cog, you see an evolution of the population of about 1.5%. It is simply the number of people living in the area. But at the same time, the training rate of households was 4% during this period. The survey defines a household as any situation where a person occupies a new unit of housing. The most typical example is that of a young graduate who lived with his parents, obtains his first job and moves into his first apartment. The initial family housing becomes a home for parents and a new home for the young graduate. Interestingly, what we have observed in recent years is an increase in the population by about 4 percentage points, while the training of households is globally stable. There are several possible reasons for this. We see a divergence in relation to the national and regional trends, which could be due to a statistical noise, a sampling problem or the demographic characteristics of the city, such as a larger size of housing or the average age. The other way we examine the demand for housing on the following slide is to study financial accessibility, including financial burden rates, by carrying out what is called a gap analysis. For those who do not know, a household is considered to be in a financial overload situation when it devotes more than 30% of its gross income to housing. The analysis of the gaps here differs from what OPM does with its assessments of housing needs, where it seeks to set real production objectives. This punctual analysis examines the imbalance between the number of households in a given area at different levels of income and what is available for purchase or rental for them. This comes from a note from the American Planning Association and you can see the formula here. Let's take an example. Let's say you have 100 houses in a given area with a certain income. There are, let's say, 105 affordable housing for them which is under the 30% bar. But in this case, 25 of these housing are occupied by people with a different level of income. This gives you a deficit of 20 housing. For Rivercock specifically, in the graph, what we see on the left. This is an example of a starting point. You look at the rental families earning from 0 to 30% of the median regional income, or about $ 40,000 or less for a family of 4 people. We see that the vast majority of these households are heavily penalized, devoting more than 50% of their income to housing. You have another party that pays 30% and about 1,200 people who pay less than 30% without being penalized. This happens because, as you can see on the right, there are many more households at this level of income than affordable housing for them. And these units will fall in dark green if they are occupied by someone earning this income, or in light green if they are occupied by someone having a higher income, for example 40% of the average income. Thus, in your region precisely, the deficit is double. This is the difference between the height of these two bars and also the number of housing occupied by a household with a higher income. On the following slide, we have this same analysis carried out specifically for Old Lim. E, you have it presented by income level. 0 to 30% of median income, 31 to 50, 51 to 80 and 80 and more. And in this little frame on the right, you can see the real income levels related to these median incomes. And what we see, CE, is quite similar to the regional trends and to the trends at the state level. We see, for households earning from 0 to 30% of median income, that there are many more households than affordable housing for them. At Old Lim specifically, we see a deficit for tenants earning from 31% to 50% of the median income. You see a lot more affordable housing for tenants earning from 51% to 80% and a slight deficit for tenants earning more than 80% of the median income. What is happening here is that at the bottom of the market scale, the shortage of housing for these low-income tenants essentially forces them to rent more expensive units. and these orange bars represent the housing occupied by low-income households. It can therefore be seen that many locating households earning between 0 and 50% of the regional median income are more or less forced to occupy housing affordable to, say, 75% of the median income. As you can see on the right, one of the findings is that, as a result, four rental households out of five earning less than 50% of the median income, or less than $64,000 as indicated at the top, are in a debt-free situation linked to housing. That is to say that they devote more than 30% of their income to housing. A good part of them undergo a very heavy housing burden, devoting half of their income to housing. And so... I'm sorry. Yes, just one last point. Then, you can again observe the relationship between the number of households and the number of units. There are more than twice as many households earning this income, that is 50% of the median income, that there are affordable housing for them. And 40% of these units are occupied by people with a higher level of income. This shows the challenges of affordability in your region. Je voulais également mentionner que nous travaillons avec l'équipe de Rivercog en utilisant ces données pour soutenir l'évaluation des besoins régionaux en matière de logement. Ils se sont penchés spécifiquement sur ces données provenant du HUD. Je tiens à préciser que ces données sont limitées, comme vous pouvez le voir en bas à gauche, par les échantillons de 2018 à 2022. Le HUD met un certain temps à formater ces données pour qu'elles soient exploitables. This is why we like to complete them with more updated data in real time. And on the following slide. First of all, we examine the rental market and the stabilized holiday rates. Il s'agit du taux de vacances pour les propriétés locatives occupées à au moins 90% ou présentes sur le marché depuis 18 mois, afin de tenir compte de l'arrivée de nouvelles unités, en examinant le taux de vacances pour l'ensemble du Connecticut, le comté de New London, le comté de Middlesex, ainsi qu'Ist-Lim, Lim et Old Lim réunis. Le fournisseur que nous utilisons combine les marchés pour obtenir une taille d'échantillon appropriée. Eux, et dans votre région en particulier, étant donné qu'il s'agit d'un parc locatif plus restreint, on observe des variations plus importantes du taux de vacances global, et comme c'est une communauté côtière, j'imagine qu'il y a des effets saisonniers. But if we look at the period 2021 to 2022, we see that your region in particular, as well as the rest of the state, have had historically low holiday rates due to an increased demand for housing at that time. A strong migration towards the Connecticut, in reality. And since then, we have seen holiday rates return, overall, to a more reasonable level. After reaching record levels of 2, 2 and 1.5%, we see holiday rates close to 4, 4.5 or 5%, which corresponds more to their historical level from before the pandemic. If you go to the following slide. Next slide. Yes. Thus, with these low holiday rates during this period, we have seen the growth of rents accelerate sharply, again between 2022 and 2023. It is a bit difficult to distinguish here, but in orange, you can again see your region in particular. It follows the regional and national trends of this period, where the growth of rents reached 6, 7 or 8%, depending on the period considered. Again, as holiday rates have stabilized, the rate of growth of rents has been even more recent. But as you can see on the right, the average rent required in your region, in the Connecticut in general, and in the two counties closest to you, is much higher than a few years ago. For example, in your specific area, average rents required are now approaching $2,500. Voilà pour le marché locatif. Sur la diapositive suivante, je souhaitais aborder brièvement le marché de la vente, le marché de l'accession à la propriété. Ces deux marchés ne fonctionnent pas en vase clos. À mesure que le marché des ventes immobilières devient ultra-compétitif, cela maintient les locataires en place et exclut ceux qui pourraient potentiellement devenir primo-accédants. On the left, you have the total number of house sales in Old Lim since 2001 for housing from 1 to 4 units, as well as the average sales price. You can see the rise preceding the Great Recession at the beginning of the 2000s. The Great Recession caused a kind of slowdown in the global volume of sales and prices. Then, as the pandemic approached, we saw a real increase in commercial activity, reaching a summit in 2021, where Old Lim registered nearly 200 sales for houses of 1 to 4 units. Then, the Fed intervened to counter inflation. Interest rates have increased and we have seen a fairly significant decrease in the global volume of sales. This again resembles the trends observed at the state level. We see the same thing at the state level. However, what has not really slowed down is the median sales price, which at Old Lim, since the beginning of the year, has risen to $ 670,000. A major reason for this is on the right, where you can see the average number of active ads in the River Cog region in general. There are simply much fewer houses available for sale than at the same time before the pandemic. In the River Cog region, we are at about 350 houses after the last update. And you can see that it is much lower than what we had in 2018 to 2019, according to the month considered, where there were more than 1,200 houses to sell. This therefore maintains global sales volumes at a fairly low level while limiting the offer, which leads to a price increase. On the following slide. I mentioned high prices. This examines the percentage of houses sold above their catalog prices for the United States as a whole, the Hartford metropolitan area, the Norwich metropolitan area and Connecticut in general. Unfortunately, we cannot obtain specific data for Aldly Missy, but it is emblematic of a wider regional trend. Before the pandemic, while the number of announcements was relatively stable, 20 to 30% of houses were sold above their catalog price, but when the number of active announcements began to fall precipitously. We have seen this figure increase quite quickly to reach 60, 70, 80% of houses in the Connecticut and in your region in particular selling above their catalog price. It is therefore an ultra-competitive market for buyers and especially for first-hand buyers that the CHF serves through one of the programs that Rob will talk about next. So, I suppose that before returning to Rob, are there any questions that I can answer? I realize that I went through this very quickly. I don't think so. Good. Question. Wait. Je veux dire, vous associez East Lim, Lim et Old Lim pour certaines de ces statistiques, mais ce sont des communautés assez différentes, n'est-ce pas ?

Je veux dire, Lim est minuscule. Et Old Lim est un peu plus grande, mais East Lim est comparativement énorme. Beaucoup de biens locatifs. Et je veux dire que pour les besoins de notre réunion d'aujourd'hui, cela ne fait aucune différence mais... Probablement mais...

Yes, I mean that we are at the mercy of the supplier, of the program that we consult and use. His name is Kostar, it's like the apartment.com interface that we have access to, and it's just a combination that they use to analyze various markets. I don't think they really take into account the differences between cities. It's true.

La question que je me pose est la suivante. La CHFA évalue-t-elle activement différentes zones de l'état de son propre chef? Est-ce quelque chose que vous faites régulièrement ou... Quand vous dites évaluer, qu'entendez-vous par là?

Eh bien, en termes de... En ce moment, nous menons une analyse très similaire avec River Cog. But they do it because of the new housing law and the fact that the state has asked the different COGs to carry out an evaluation of needs and to develop a kind of regional plan. So, I wonder if that's something you're also doing? Absolutely, yes, yes. We've been doing this kind of work for five or six years now. We do it to stay up to date with market trends, to adjust and evaluate our own programs, but also to support the work of people like the River Cog. And we have active discussions with them to support, once again, the elaboration of this evaluation of regional housing needs. Okay, thank you. Yes. Perfect. Next slide. Alors, cette diapositive, bien qu'elle semble un peu déformée... Pardon, désolé, allez-y, ne vous inquiétez pas, pas de souci. Voilà. ECE. Vous savez, la plupart des prochaines minutes, je vais parler des programmes qui encouragent la construction de logements locatifs abordables dans l'État. Mais je voulais, nous voulions aborder un programme qui vise à augmenter l'accession à la propriété ici dans le Connecticut, c'est notre programme Time to Own. C'est un programme que nous administrons au nom du département du logement du Connecticut. Eux, c'est financé par des obligations d'État et, par essence, c'est destiné à fournir aux gens une aide pour l'apport personnel et les frais de clôture afin de les aider à accéder à leur premier logement. E, it is structured as a loan at 0% without amortization. E, and if you stay in the housing for 10 years, the loan is completely canceled. E, and you can receive up to $ 25,000 for closing costs or personal contribution. And the table here, which may seem a bit difficult to read, what it tries to show you, is a comparison between our Time to Own borrowers and those who do not use this program. What it shows is that thanks to this program, low-income people can afford slightly more expensive houses and have months equivalent to those of our other borrowers. It is therefore a fairly effective program that helps to overcome one of the main obstacles to the purchase of a first home, namely the personal contribution. You know, I think so. I don't know how it's structured, but I think Andrew, I don't know if you know for sure. I'm almost sure it doesn't count as a revenue, but I'm not 100% sure how. As far as I know, that's not the case. It would be good. Just forget it.

Yes, it is considered as a subsidy.

Oh, okay. Yes, I think it turns out that it is considered as a subsidy. Yes, I mean, it is structured as a loan at 0% without amortization, isn't it? So I think that's how we bypass liability. Yes, you never have to pay it back if you stay 10 years and it is completely canceled. So, this slide was just to talk a little more about the tax credit for low-income housing that I mentioned earlier. You know, for those who are not familiar, it is practically the most important and most well-known affordable housing financing program in the country. It is structured in such a way that as tax credit administrators for the state of Connecticut, we provide the promoter with a credit allocation. They then sell these loans to investors in exchange for a capital contribution to help finance the construction of affordable rental buildings. And they use tax credits. Investors use tax credits to compensate for their federal fiscal passive. There are two types of tax credits for moderate-income housing. There is the 9% tax credit for social housing, which is quite solid. It is intended to finance up to 70% of a project. As you can imagine, due to its efficiency, it is very in demand. We have a limited number of 9% credits and we follow a competitive process to assign them to the promoters. We agree between 6 and 10 per year for a total of about 12 to 12.5 million dollars in tax credits. Here you can see an example of a 9% project in Madison. put into service just a few years ago. 31 homes, of which 24 are affordable according to the median income levels of the area. It is important to note that these are very attractive properties. I would like to emphasize that there is often the idea that social housing is not attractive or of poor quality. I think people think of the old concrete structures of social housing from half a century or more ago. Ce n'est plus du tout le cas aujourd'hui. Ce sont généralement des endroits où n'importe qui serait fier de vivre. Diapositive suivante, s'il vous plaît. En plus du crédit d'impôt de 9%, il existe un crédit complémentaire de 4% qui apporte moins de fonds propres. Moins de la moitié du financement du projet, généralement environ 30%. It is therefore necessary to find additional financing, but this is why we agree on a non-competitive basis. It is less competitive than 9% credit, but from the point of view of an observer, the result is generally identical, of the same quality. It is interesting to note that 9% credits are often used for new buildings and 4% for renovation. Here is an example in Hampton, a building of 64 entirely affordable housing according to its same income levels, using credit of 4%. And the rents are not subsidized. They can be, but in their purest form, they are simply fixed at maximum levels based on the income of the tenants. But sometimes, you will discover that affordable housing is not for sensitive souls, especially when it comes to gathering the necessary capital for the construction of these projects, of these developments. It often requires various types of financing. This is often called a thousand-leaf or lasagna financing. Thus, you will see on various occasions that there may be, you know, bonds of housing involved. In some cases, you will find other types of subsidies, such as rent aid, but in its purest form, rents are leveled to certain levels, which allows them to maintain their affordability.

And who is the promoter of this project?

Oh, I don't know, I don't have, it's not, it's not the city of Hampton. No, no, no, it was just the credit for the photo. Yes, yes. It can be, you know, a housing office or an entity of this type that develops. But the way in which affordable housing is financed by the IHTC and by most other means, is that it is a private promoter using a form of public subsidy to build a project. So, they would contact you directly if they had a project in mind. They could. Yes, yes, we work closely with the Department of Housing. They could therefore contact them or contact us. But yes, if you have someone who wants to build an affordable apartment complex, they should request us. So, when you say that you work with the Department of Housing, the Federal Department of Housing or, in this case, I am talking about the Department of Housing. As I said, there are generally other subsidies. There is generally other funding for these projects and a large part often comes from the State and the Department of the State of Housing. So we work hand in hand. We actually have a consolidated application. Thus, when a person asks for funding from us, we use a common request with the Department of Housing. People only have to apply once for funding and not twice. So we work very closely with them. Could you tell us very briefly what the Connecticut housing department does? Yes, well, a number of things. So, they are in fact, while we are an almost public entity outside of the executive power. As I said, we are the main administrator of the tax credit program for moderate-income housing. Le département du logement dispose de programmes financés par des obligations qu'ils utilisent pour financer le logement abordable. Les deux plus importants sont le fonds fiduciaire pour le logement de l'État et le programme FLEX. On les retrouve souvent dans ces opérations de crédit d'impôt en tant que partie du financement associé. They also administer the CDBG, or the Programme de Subvention Globale de Développement Communautaire, for the State account. CDBG funding that does not go directly to the city beneficiaries, so not to the largest cities like New Haven, Hartford or Bridgeport. They ensure this management. They manage the Home funds for the State account. They are involved in the Programme de Bon de Choix de Logement or Programme Section 8. They therefore manage a whole series of programs that we do not administer, and they are generally considered to be the main political organ of the state. While we are involved in politics, I am the director of government relations, they tend to take leadership on housing policy in the state. Next slide. Another program that I wanted to highlight and that could be more relevant to you all. I know that you were concerned about the lack of housing networks in the city and the potential problems, and to be frank, many LIHTC projects exceed generally 30 units. But this is another program that we are administering. In fact, it is a tax credit program of the so-called tax credit contribution program for housing. Basically, we lend up to $ 10 million a year to this tax credit program. Non-profit promoters can benefit from $500,000 per project as part of this program. It offers a certain flexibility because it is a state program and it can be used by smaller entities, non-profit organizations that can carry out more modest projects. This is just an example in Old Saybrook with Ferry Crossing, where HTCC funds have been used to improve some mechanical systems, CVC units and others, for these affordable units at the AMI level that you see. It is therefore a program that communities like Old Lim could benefit from if they have a non-profit promoter who wants to carry out projects in the city. I have a question about this. Hum?

Of course.

This housing, the structure was built and completed in 2012. Was it still affordable housing or was it taken over to become one? I think so, but I'm not 100% sure if it was the case from the start or if it was converted following rehabilitation, including the HTCC program, but I can find out for you. What would it look like? So, if we had an area that, in our opinion, would really need an improvement and that we wanted to make sure that it was already affordable housing and that we wanted to guarantee that it would remain, what steps should we take to study this? Yes, well, you could certainly tell us about it. I mean, what often happens, especially with the LIHTC program, is that promoters come to see us to rehabilitate properties and we lend them tax credits for low-income housing and funding to help them do it. So, you know, if you have properties that are already subject to an action restriction or not, they can certainly come to see us to get funding to renovate, improve and extend the availability of these projects. This is an integral part of our work.

Thank you, Robert.

No problem. What does this mean? This means that private companies can buy tax credits and apply them to their corporate tax obligations. Yes. So, the way it works is that a promoter receives an allocation of these tax credits going up to $500,000. They then provide them to a company that has a tax obligation of enterprise here in the Connecticut in exchange, and this works in the Connecticut as a dollar-for-dollar exchange to provide a liquidity contribution, for lack of a better term, in a project. So the promoter does not have tax credit because it is a non-profit organization. They do not have tax obligations related to tax credit. So, in exchange for the obtaining of funds from a private company to carry out an affordable housing project, they provide these tax credits. And the way it generally works is that Eversource buys the credits on a dollar-for-dollar basis to compensate their tax obligations. And Eversource has a certain interest, doesn't it, in buying these tax credits? I mean, they do it and we're lucky they do it. But they also have an incentive because, presumably, this entire partnership project will use Eversource to provide their energy. That's it. So, the following slide. To quickly talk about the last program I wanted to discuss, it is another program that we are administering on behalf of the Department of Housing, a program financed by obligations called Built for CT. It was established in 2023, I believe, and since then, we have financed 29 properties. And what is interesting with this program is that it is designed to encourage housing construction for middle-income people. So, while most of the LIHTC units are intended for revenues lower or equal to 60% of the regional median income, this program aims at revenues between 60% and 120% of the median income. And this is not a program specifically intended for social housing promoters. It is in fact intended for market price promoters who may encounter a lack in their financial assembly. They may therefore need additional funding that they cannot obtain through the usual channels. We therefore provide them with low interest rate financing in exchange for the reservation of at least 20% of the units for these regional median revenues. So, between 60% and 120% of the median revenue. You will see where some of these projects have been carried out through the State. And if you go to the following slide, you will see some examples of construction projects for the Connecticut. You see here a project in Hadam, which is a multi-family complex of 88 units. We have provided $2.25 million in loans and we have demanded that it reserve 18 units at a level of 80% of the median income. Et si vous regardez la diapositive suivante, il y a un autre exemple à Waterford d'un projet que nous avons réalisé. La dernière phase comprend 216 unités, dont 44 réservées aux ménages gagnant entre 60% et 80% du revenu médian. C'est donc juste un bref résumé de qui nous sommes. Certain of the research that we have carried out on the housing market in your region and some of the programs that we will administer which particularly help to build affordable housing here in the state. Very well.

Thank you, I mean, you said it was a general presentation, but it was very detailed. So, thank you for that. Does anyone have specific questions? Go ahead.

A quick question. You have a lot of experience in the field and I'm really curious if you could give us a little story, a brief overview of how it could work. Let's say, for example, that we identified a property worth $2 million and that as a group, we wanted to find funding, find a promoter and then direct them to you. How does it work? What can we do by using your skills? Should we start at the beginning, find the property, get the promoter, how to guide you, then find the funding if you could develop this point? Yes, I think finding a development partner would be useful. You may need to contact a consultant to help you manage all this. You know, especially if it is a LIHTC project, it is not for sensitive souls. It is not easy to gather the necessary funding. So, if you have identified a field, you could contact someone who knows the LIHTC program well, a consultant or a promoter who has already carried out construction. You can easily consult our website, look at some projects to identify promoters, and they will come to see us. Il y a tout un processus à suivre. Il existe une procédure de pré-candidature. Nous avons ce que le département du logement appelle un processus d'engagement de développement, qui a lieu deux fois par an, où les promoteurs viennent, font une pré-candidature, nous parlent de leur projet, reçoivent nos commentaires, et s'ils réussissent, ils sont invités à demander un financement. But for someone like you, the best thing is probably to find a development partner or a consultant to guide you on the path to follow.

Would it be, for example, I am online at the moment, of companies like Lincoln Avenue Communities or Cadet Property Group? Do these names tell you something?

Not at all. These are ... these are ...

Ce sont des promoteurs.

Ce sont des promoteurs, d'accord.

Oui.

Je veux dire, certains des plus grands promoteurs avec lesquels nous avons travaillé sont, enfin, je ne sais pas s'il vous conviendrait. Il y a Wynn, il y a Penrose, il y a McCarthy. Mais il existe des consultants, et si vous le souhaitiez, je suis sûr que nous pourrions vous aider. Je veux dire, nous devons faire attention à ne pas orienter les gens dans certaines directions, n'est-ce pas ? Comme nous gérons des ressources publiques, mais je pourrais voir s'il est possible de vous obtenir une liste de personnes.

Ce serait formidable !

Si vous vouliez discuter plus avant avec eux. Mais nous sommes toujours disposés à discuter. Donc, juste pour que vous sachiez, je suis le directeur des relations gouvernementales. Et Andrew fait partie de l'équipe de recherche, marketing et sensibilisation, où il s'occupe de l'analyse des données. Nous ne sommes donc pas les personnes qui gèrent le quotidien de ces projets. Nous pourrions certainement demander à quelqu'un de ce service de notre organisation de parler avec les intéressés, si nécessaire.

J'ai une question. Pourrions-nous également, si vous avez identifié un promoteur à but non lucratif, communiquer directement avec lui?

Bien sûr. Ce serait utile si vous pouviez nous orienter, nous envoyer quelques noms, afin que nous puissions faire des recherches sur leur site web et comprendre leurs activités, leurs tarifs et ce genre de consultants. Car je pense que ce serait très utile, même sur le plan pédagogique, pour nous aider à réagir lorsque nous recevrons les directives de Rivercog. Oui, je pense que nous sommes dans une situation du type l'œuf ou la poule. Avons-nous besoin d'un promoteur ou avons-nous besoin de terrain ? Et comment obtenir les terrains sans ? Je pense que... Je dirais qu'un promoteur intervient en premier, identifie une opportunité, puis contacte la CHFA ou tout autre prêteur ou contributeur en fonds propres dont il a besoin. Je pense que si nous, la ville, commençons à faire quelque chose comme ça, nous devrons lancer un appel d'offres, et que faisons-nous alors ? Je veux dire, je suppose que la ville pourrait acheter un terrain avec du potentiel, puis lancer un appel d'offres pour des promoteurs et choisir parmi eux dans le cadre d'un processus transparent. But don't forget that such a expense would require a public referendum. And it would be a big deal. But if a promoter saw a nice place in Old Limb where he wanted to build affordable housing, he could. He could certainly.

That's the point we're looking for. If we found a great land, we would say to ourselves, wow, it's available. We could get it for a good price. Find a promoter and tell him, hey, let's look at that. And that's what I would do.

Yes, it's true. Yes, I mean that it can certainly go in both directions. I know of cases where a city or a municipality owns a property, launches an offer call for a promoter to come and discuss it, then they come to ask us for funding. I think that what is probably more common, I suppose, is that a promoter identifies a property and, you know, considers it an opportunity to build affordable housing there. by knowing the needs, by evaluating the market, and so on. But it can be done in both ways. And I would not want to pretend, and I suppose that I also speak in the name of Andrew, that, to be an expert on how to approach it, because I mean, we often intervene when a promoter has been identified, that he is looking for funding, etc. So, the best we can do, I think, is probably to try to guide you a little bit. Other people I spoke to, who have been much more involved in the search for these opportunities and in the evaluation of how cities in your situation can proceed. Travaillez-vous beaucoup avec des promoteurs qui essaient de faire des logements pour les plus de 55 ans ou des logements pour les personnes âgées, ou est-ce que cela entre généralement dans les catégories de revenus et de prix que vous pouvez soutenir? Nous le faisons, il y a il y a des développements pour les personnes âgées eux que nous réalisons. Je vous sais, je pense eux. Often there is an E to an E, often I think we turn to family developments to try not to limit ourselves, you know, because of the need through the whole spectrum of age and income. But yes, there are apartment complexes for elderly people that have been financed by you know us Achafa. I think that more often we are talking about family unity.

D'autres questions ?

Messieurs, merci de nous avoir si généreusement accordé votre temps. C'est très très utile et nous allons vous ajouter à notre liste de ressources. Alors ne soyez pas surpris si vous recevez quelques demandes par e-mail de temps en temps. Juste pour nous assurer que nous remplissons bien notre rôle au sein de la Commission et vous savez, en créant les opportunités que nous sommes chargés de créer ici à OAI. Super, thank you. I hope we didn't take too much of your time. I'm sensitive to that. I'm going to a meeting myself after leaving this one as a volunteer in my community. So I appreciate what you're all doing in your city.

Thank you, thank you, thank you, Andrew, thank you, Robert.

Thank you all. Very well. Uh, I personally have to go soon. E. Mais je n'ai vraiment pas grand-chose ici. Cela peut sembler beaucoup, mais c'est surtout de l'information. E. Je veux commencer par dire que nous avons installé Georges à la place de Jimmy et j'ai oublié de faire approuver le procès-verbal du 5 août avant de continuer. Donc, j'aimerais revenir en arrière. Je pense que je dois demander une motion pour revenir. E au point numéro 3.

Nous acceptons simplement le suivant.

Je veux dire, cela me va. Devrions-nous revenir au point numéro 3 ?

Faisons ce que Heather a suggéré. Acceptons simplement. Oui, je veux bien me faire taper sur les doigts.

Approuvez le compte-rendu. N'est-ce pas ? Y a-t-il ?

Une personne pour appuyer ? Je le seconde. Ross, merci. D'autres discussions, questions, préoccupations, révisions, erreurs ? Très bien. Tous ceux qui sont pour, veuillez dire.

Pour. Quelqu'un est contre. Très bien. Merveilleux. C'est adopté. Eux. Fred, merci. Et encore, Ross, merci d'avoir cherché les personnes pour faire exactement ce dont nous avions besoin en termes d'apprentissage. I would like to ask, during these last two meetings with the presentations we have had, what is the level of our individual understanding of financing, how to finance a project portfolio? It looks like the money is available, isn't it? According to Shafa, according to the group that was here last month. The money is there.

What we lack is the land, the real estate or someone to develop. Isn't that what I think?

Well, I think there are three obvious components for an affordable housing plan in the city. The first concerns the associated housing units, which is probably the most important lever for the city in order to increase affordable, even social housing, which would be very supported by landowners. There are some problems with the beach, namely whether it is suitable for the beach. Then, secondly, the state is already pushing to convert the commercial areas of the city into housing and has already cut it down to nine units, hasn't it? The question is therefore to know what the city is going to do for places like Halls Road or Cherry Stone, or other commercial areas that could encourage and allow housing, but in a way that the city will accept without opposing it. And what impact does it have then on multiple use and people who are worried about increasing the share of multiple use but who want to increase housing? Et la troisième partie, pertinente ici, est qu'il y a beaucoup de petites unités d'habitation à revenus plus modestes près de la plage et ailleurs, dont beaucoup ne sont même pas occupées à l'année, où un certain soutien financier, fédéral ou autre, encouragerait les gens à rénover ces maisons et à les revendre, ou à les acheter pour les rénover, et eux, cela. Mais il faut un financement étatique et fédéral pour rendre cela viable.

So, you are essentially saying that you have to contact these owners and ask them if they would be ready to sell their property to a promoter or to the city.

Isn't it? And the city itself, you know, could also considerably add financial incentives. If you have a beach house that is not occupied by the year or that has been renovated, you want You want to put it on the market and someone will buy it or you will renovate it yourself. Here is a set of financial incentives that could make that happen. They must meet all the criteria for the advantages in terms of affordable housing, taxes, etc. And the city could offer its own incentives. The city could tell someone who transforms that. A beach house, you know, which is not a main residence, in a year-long residence and which accepts that it becomes a low-income housing, will get long-term tax benefits. It will pay less taxes for 10 years or something like that. But whether it is interested in it or not, of course, remains to be seen. But this is the kind of thing that other communities have done in the past, isn't it?

Cela semble être un défi très difficile. Vous pouvez parler aux propriétaires individuels. Pour moi, le plus facile à atteindre est de trouver des espaces que les gens pensent être à l'écart, mais d'y mettre des logements collectifs. Pas dense. Pas dense. Pas élevé. Mais je pense que l'idée que la ville achète une nouvelle propriété, je ne vois pas ça arriver. Exactement, ça ne passera pas. Et je pense, je pense à ce dont vous parliez, est-ce que cet espace que ?

Y.

Et c'est ? Je ne sais pas où c'est, mais ce n'est pas près de Lynn Street, n'est-ce pas ? Et c'est ? On ne peut pas le voir depuis la route, mais c'est après, c'est juste le chemin d'accès pour y arriver, qu'est-ce que c'est ? Je veux toujours l'appeler Nokia, non, on a déjà des logements abordables là-bas. Quel est ce lotissement? Je connais celui dont vous parlez, Post, n'est-ce pas? Près de la propriété de Boston Post. Non, Limewood. Oui, entre, pas Limewood parce qu'il y a l'autre. Si vous remontez Nokia Road, il y en a un autre. Oui.

Il y a des outils agricoles dans la cour. Il y a.

Vous devez monter la colline et si vous n'y êtes jamais allé en voiture, oh, allez-y, vous serez étonné. Ce sont des petits, c'est commun. Complex. Et je crois sincèrement que ce sont des logements abordables. Quelle pièce? Non, est-ce que ce n'est pas clé? Non, c'est après eux. En conduisant vers l'est. Vous, c'est soi. Continue, continue, continue. Four River, Four Mile River. Before Four Mile River Road. I would say it's the last real right turn. Okay. I think it's just after Linewood. I'm sure it's about social housing. It could just be housing. As far as I know, Linewood is the only one, but I may be wrong. Okay. I. But, but yours, this property, it seems to be the kind, if not this one, it seems to be the kind of thing we need. Eh bien, j'ai appris un peu de choses sur cette propriété via l'agent et je ne, je ne sais pas ce qui s'est passé.

Faisons une pause une seconde. C'est bon, parce qu'il y a, il y a, je veux m'en tenir à l'ordre du jour et ensuite je, je veux.

Il y a un espace là qui traite un peu de cela.

D'accord. Euh. Donc. En fait.

Right field road. En fait il y a, je pensais l'avoir. NIH away. Yeah. And then there's the road that has C, you're right. There's a whole bunch of little units over there. Okay, it's, I didn't know it existed. Wow, that's incredible. And you put this thing right next to it, the flex. So, what I mean is that, yes, we are learning things, and what we understand is that given the options, as a social housing commission, we should, they, pursue our best, they, the best quality-price ratio, if you will. As far as our current mission is concerned, it is to identify the spaces that are marketable, that have potential, then to inform people who could then take the next steps in terms of.

Financing. We know that financing exists because other people do it and we can't let ourselves be dragged into the order of financing.

It's true, it's true, it's true. Have you looked at that? Have you checked that? Yeah. The other question I wanted to ask them, and I can ensure the follow-up by email, is what do other cities do in terms of what role the commission plays in other cities in terms of simple space research and or existing ones?

Et dans cette optique, et cela a été évoqué il y a quelques réunions, ça. Avons-nous besoin de créer un logement? Y a-t-il un avantage à créer une autorité de logement? Peut-être que notre ville est trop petite. Peut-être qu'il n'y a aucun avantage. Mais je ne sais pas parce qu'il a fait allusion aux autorités de logement là-bas. Essex en a une. Ouais. Essex est intelligent.

Que ferait une autorité de logement?

Je pense qu'elle a une sorte de, a plus d'indépendance vis-à-vis du gouvernement municipal. Je pense que, c'est ce que j'ai compris. Est-ce que ça a du sens ? Ouais, ouais.

Autorité de logement. Je pensais que c'était ce qu'un monsieur au concours de la rivière avait dit.

Oui, sénateur Brooke.

Oui, en allant.

Zone. D'accord, pas au centre-ville, évidemment. Eh bien, nous devrions découvrir ce que signifie d'avoir une autorité du logement.

Est-ce que quelqu'un pourrait faire quelques recherches à ce sujet ?

I take care of it.

Thank you, Ross. Okay. Very good. So, to move forward, at the level of information, just a reminder that the 3rd Urbanism workshop on commercial, industrial and coastal areas takes place on Tuesday, September 5. It is the one to which the entire community is invited to participate. It takes place at the Senior Center on the 5th at 6.30 p.m. It's in the order of the day and there is a link in the order of the day to get more information directly on the website. So, if you can come and tell all your friends, they, really, it's for those who were able to attend, they, to the first and, or to the second. Excuse me, we learn a lot about what people think, and you probably know what people think, but, they, a part is, they, validated. E, passons aux affaires courantes. Donc, E, l'affaire avec McCulloch est la suivante. E, Martha insisted, E, and tried to insist with the Housing Council that what happened in April 2024, when we started all this process, E, which I think was even before that, was the municipal meeting or the municipal audience, excuse me, which is required by the status of the Connecticut. E. And apparently we have never done it in cases like this one. Selon Martha et ses recherches, c'est comme ça que nous avons toujours fait. Eux, ils ne bougeront pas sans une audience municipale pour que ce transfer puisse, eux, avoir lieu. So, what Martha did, uh, is that she insisted, she pushed Rich Cody, who is in charge of the closure within our, uh, lawyer's office, to either attend this meeting and present the information, or send someone who will attend this meeting and present the information. Uh, she feels like, you know, people are going to say, it's still going on. No one will come. But she adds. Attendez, elle l'ajoute à une autre réunion et elle espère que tout cela aura lieu le 22 septembre. Ma dernière question à Rich, eux, est, pouvons-nous fixer une date de clôture juste après cela?

Pourquoi pas?

Ou même s'il y a, vous savez, certaines réunions avec un délai d'attente de deux semaines ou de dix jours que vous devez respecter. So, whatever the requirements, I ask the lawyers to schedule a date as early as possible after these directives for it to be realized.

So, you just say as a point on the order of the day of a meeting of the municipal council or is it an independent meeting on this subject? It must be an independent meeting, so Martha is waiting. On that day, Martha was waiting for Rich's text to be integrated. The date must be published on September 22. Voté sur ces deux maisons, quel est le projet de loi ? Je ne sais même pas, je pense que c'est une audition publique, n'est-ce pas le sujet ? Oui, je pense qu'il s'agit du transfert de la propriété, pour lequel il n'y a pas vraiment de vote à faire car c'est un acte tel quel, mais... Néanmoins, j'ai aussi parlé à Sarah Lierre pour lui dire You know, is there a way for you to make concessions on this subject, and I completely understand her point of view, she says that our lawyer does charity work, and I must, you know, I would like to be able to say how. She is obliged to do it. Yes, so she said.

The guy who said.

We exchanged vocal messages but I did not speak to Rich.

Do you know if he did the job?

Eux, je ne pense pas qu'il ait fait grand chose. Non, ils discutent. Pas d'acte, pas de recherche de titre.

Oh, la recherche de titre. Ils ont fait la recherche de titre. Oui, mais ça c'est eux. Oui, ça c'est le ressort de Habitat. Leur avocat a fait la recherche de titre.

La recherche de titre.

L'acte a-t-il été rédigé ?

Je n'en ai aucune idée.

Savez-vous si l'accord sur l'allée a été ?

Je n'en ai aucune idée.

Aucune idée. Non. Mais si nous voulons une clôture rapide après cette réunion du 22, ces choses devront être faites.

J'ai l'impression. Je vais vérifier, mais ils devraient le savoir. Je le penserai.

Oui, ils savaient en avril que nous voulions conclure et ils savaient qu'ils devaient faire tout cela.

Je vous entends, je vous entends, je vous entends. Euh, j'ai parlé à Sarah et euh, elle a dit qu'elle... n'est pas inquiète quant au fait qu'ils pourront dépenser l'argent. À moins que cela ne prenne plus d'un mois supplémentaire. Elle dit, si nous dépassons septembre, alors je commencerai à être nerveuse.

Alors... À un moment donné, il y a une date après laquelle tout l'argent retourne aux services sociaux et la propriété retourne aux espaces verts.

Et Riche est l'avocat. C'est lui qui est. Riche Cody s'occupe de la clôture.

Et c'est lui qui insiste pour que nous nous présentions à l'Assemblée Municipale. Il ne veut pas conclure avec nous. Non, pas l'avocat de Habitat. Je crois que Martha est retournée le voir plusieurs fois pour lui dire, et à propos de ceci, qu'en est-il d'eux ? Ils ont examiné l'évaluation et elle relève actuellement de la foresterie. Cependant, quelqu'un cherche aussi à y construire. Donc, vous pouvez obtenir deux évaluations distinctes, mais elle sera évaluée en fonction de son usage futur. Et tout ce qu'elle a soumis à Rich, et dont il a ensuite parlé à leur avocat, est revenu avec l'idée qu'ils doivent avoir. Vous devez avoir.

Je vais poser une question. N'existe-t-il pas un scénario où ils obtiennent la propriété mais n'obtiennent pas l'argent? Oui, non, oui, oui, oui, il en existe un. Il pourrait conclure. Il pourrait conclure sans dépenser l'argent. Donc.

Oui, d'accord.

Mais.

Pensez-vous qu'il le ferait?

Eh bien. Vraiment? Oui, parce que ce n'est pas tant d'argent que ça. Je pense que... Je pense que la seule façon que cela puisse arriver pourrait être juste. Il pourrait dire, oubliez ça. C'est vrai. Il pourrait dire, non merci. C'est ce que vous dites? Oui, nous ne voulons pas développer la propriété sans l'argent.

Est-ce que... C'est ce que je pense. C'est si difficile. Vous savez, c'est... C'est vraiment limite.

Okay. And without this money, I mean, the road is long. I understand you.

You know, there is a lot of infrastructure they have to build.

They know that the money is theirs to be spent. And, again, Sarah said that she is not worried that the site's work costs the amount we have to spend. The concern is that, as we know, it must be spent by the beginning of December or invoiced by the beginning of December. Spend, not just engage.

et la propriété doit être transférée d'ici là.

Absolument. C'est pour ça que tout est à l'arrêt. Elle retournait vérifier si elle avait une facture pour le travail que leur architecte ou leur ingénieur a effectué jusqu'à présent, parce que je lui ai dit d'envoyer tout ce qui a été fait. Two problems. One, the problem of the money and the other, the transfer of the property.

It's true, it's true. Yes, yes, yes, yes. But, I mean, the only thing they can bill us for now, since they are not owners of the land, it's the preliminary work, you know, and they will not do any work on site until they have the property.

When you talk to them, we need the W-9 form. I'm sorry. We need their W-9. We will not pay them.

Okay. Talk to him. Tell him, in fact, can you send it to us?

Very well, e. Okay, new business. e. The evaluation workshop for the needs of the Regional Housing Committee of Riverco, which took place last Tuesday, e. It was in person. It was the first meeting in person to which I attended. I made a quick pass. I arrived late and I had to leave early. We discussed it a bit, but to summarize, they were simply examining the regional evaluation of the needs and what guided their approach to determine the type of housing they would offer in the region of the river.

Yes, how would they eventually get to the distribution? A large part was identical to what has been presented today, but E, it's a little more, you know, more concrete and detailed, but deep down, it's the same thing. Is there anything else that deserves to be noted? E. Obviously, the work that Georges. I'm going a little fast, but for the replacement within the special committee, Jimmy could not attend the 9 o'clock meeting. Fred has agreed to take over and, they, to continue the work with the special committee, in charge of deciding, as a city, to make a proposal to the municipal council. As a city, are we going to adhere to the final plan of Riverco? But Riverco, I mean, they proceed step by step, and for now, it's the evaluation of needs. Each city member receives, they, you know, their own individual information. E, I mean, according to what we discussed, we are a good candidate to join Riverco, depending on the type of plan they have and what it looks like. So, Fred will replace Jimmy. I just dealt with two points at once. E, and the plan must be decided for the state before July 1, 2028. Je pense que vous vous en souvenez, je crois que c'est eux 2028. Je ne pense pas que ce soit 2027. Je pense que c'est 2028. Un plan doit être soumis à l'État. Je pense qu'une préoccupation concernant cette réunion, où je n'étais pas, c'est que le consultant a présenté des informations aux rares personnes présentes. À quelle réunion? La réunion dont vous parlez. Mardi dernier. Oh, la réunion, là. Réunion qui était. Réunion communautaire. Réunion communautaire.

Sur le zonage.

D'accord, très bien. Donc, selon ce que j'ai compris, le consultant qui a animé l'atelier a dit, maintenant, discutons de ce qui en est ressorti, mais il a laissé entendre que l'intérêt de la ville se reflétait dans les résultats des boîtiers de vote. during the workshop, but I think it's not fair, because it was a meeting where many people opposed to any social housing have tried to mobilize their world.

So, Georges, I think he only presented a sample. What would the online survey be like?

I think the online survey will be much more representative of what of what the community thinks, and it is important to finish it. Well, we are all. Yes, we have to broadcast it, publish it. Yes, publish it. I guess people can consult it. And those who come directly from it, it is the update of the discussion group on zoning and housing, because after each workshop, there is a discussion group to which people are invited. Ross, myself and I think Jimmy were present. He was sitting at the bottom. We attended the discussion of the discussion group, and it was really a discussion about what we learned during the workshop, what we learned from the community. And a few points established during this discussion were that we had to better understand, whether via the survey or the activity with the booths in person. Les personnes qui attribuent la note de 1 à une structure, pourquoi font-elles cela ? Est-ce parce qu'elles n'aiment pas son apparence ? Qu'elles pensent qu'elle ne correspond pas au quartier ? Qu'elles pensent qu'elle n'est pas nécessaire ? Certaines personnes disaient juste, je n'aime pas ça, je n'aime pas ça, je n'aime pas ça, peu importe la raison. Je pense donc que nous avons parlé de la nécessité d'approfondir ce point.

Et puis aussi, oui, ils ont réussi à montrer 10 ou 12 structures différentes. Oui, toutes, je dirais, que la personne moyenne aurait rejeté en disant, je n'aime pas ça.

Oui. Et je pense que c'est.

C'était assez décourageant.

Oui, les photos.

Oui, ça l'était. Et nous avons aussi, eux, discuté de la nécessité de comprendre quand les gens disent des choses comme, vous savez, nous ne voulons pas devenir un autre East Lim. Je suis content que vous leur ayez posé cette question. Nous ne voulons pas devenir un autre, eux, Brandford. Eux, qu'est-ce que ça veut dire? Qu'est-ce que ça veut dire? Je n'ai aucune idée de ce que. Qu'entendez-vous par là? Voulez-vous dire que nous ne voulons pas être envahis par tout ce commerce? Nous ne.

Nous ne voulons pas d'infirmiers, de pompiers, de policiers vivants dans notre ville. C'est ça que vous dites ? Puis-je ajouter quelque chose ? Avez-vous fini ? Puis-je ? Très rapidement. Et ce n'est pas une idée totalement aboutie. Je vous présente mes excuses. Mais quelques points, l'algorithme connaît mes centres d'intérêt. J'ai reçu, eux, des articles sur le réaménagement, c'est dans le Connecticut, dans d'autres comtés, eux, et peut-être que vous avez lu cela, des espaces de bureaux, des immeubles de bureaux. a post office, and, they, retail shops. And so I said to myself, well, it's something. I don't know what our role is, but it's something we should be ready to discuss and think about. And then it occurred to me that the property of Hideway was sold 10 days ago. I don't think, I don't think this promoter is renovating this shopping center. I think this promoter is going to build apartments with shops on the ground floor. Because the process now, because of the new legislation, the process is accelerated for the promoter if it provides social housing. I don't know what that means for us, but I think we should get ready, because even if we don't have a lot of office or business space, it could happen. Yes, and I think this highway could be a good one. Candidate for this type of redevelopment. What about the industrial park, for example? Yes, L. There is. So I had to drive there, E, because I live on Four Mile River Road. I had to go to, E, Laurie. The house of Laurel. So I told my husband, let's cut down the hill and go there, and you know, let's go down Flat Rock. And I looked around me, there is so much undeveloped space, but then there is a lot of emptiness. I was just going to ask you, is there any emptiness? There is, there is a lot of emptiness. I don't, and you know what it is. You know what is free at the moment, just on Four Mile River Road.

An empty field.

Where was my doctor? Oh, it's not there anymore. No, they're online. Huh? Oh, wait, isn't there a just north? Are you talking about the north of 95? There is something just north, just on Four Mile River Road. What is this little plot? They have a nice little demarcation line, don't they? So sure. A lot of empty space behind. So? But you mean empty buildings in the east? Oui, ils sont inoccupés. Il y a de l'espace vacant. Je ne sais pas à qui ils appartiennent, et je ne sais pas comment ça marche. Si je pouvais avoir la permission d'enquêter sur l'immobilier. C'est un peu ce sur quoi on est tombé. Je ne pouvais pas le faire seul sans quorum. Mais si vous me donnez la permission de faire des recherches sur des propriétés pour simplement revenir vers vous. Ouais, je je je vous avez toute permission de faire des recherches sur les propriétés car ce sont.

Oui.

C'est ça. D'accord. Parce que je suis un. Je suis. Eh bien, je pense qu'elle se soucie juste de s'assurer que nous suivons toutes les règles. Donc, genre, nous ne pouvons pas. Call these guys and say, let's take a look at this. We can't meet in private, in any kind of private meeting. I wanted to go walk on this field. And I had sent an email and we were ready to go, but we were only three. And so, because...

Parce qu'il y avait, enfin non, parce qu'on était plus de deux, ça serait considéré comme une réunion. Réunion. Et donc j'avais répondu à l'email genre, et, c'est super. Mais nous en avions parlé à la fin et vous aviez dit que vous prendriez rendez-vous.

Ouais, euh, j'ai dû coordonner avec le propriétaire du terrain et je me suis juste dit, vous savez quoi, nous.

Donc, personnellement, je suis d'accord pour que vous fassiez des recherches et vous pouvez emmener une autre personne avec vous. Nous pourrions même, j'en ai parlé à Martha. Nous pourrions même, s'il y a une propriété que nous voulons tous comprendre avant de faire quoi que ce soit et que vous la recommandiez à un promoteur, nous pouvons y aller par deux. Ça semble fou, et c'est un peu fou, mais c'est comme ça que ça fonctionne pour que nous soyons transparents, donc. Oui absolument, et bien c'est ça le truc. Je veux dire tout ce que nous faisons, ce sera devant le conseil donc.

On y va par deux mais ensuite on ne peut pas en parler jusqu'à notre retour. Exactement, vous pouvez en parler avec cette personne mais c'est tout. Le copain. So, uh, so yes, I think no one is opposed to you doing research. Because it's me who will knock on the door and tell people to sell their house. I do it. To go back to what I think, I mean that it would actually be a good thing for the city if someone wanted to install something there. MHM. I mean, I'm not saying that everyone would agree with that, but it looks like it is. A simple way and someone without our involvement, you know, just say we do what we have to do. Well, that's the thing. It doesn't need our involvement. A and B, as long as they follow if they own the property, if they respect all zoning regulations. Yeah, I don't think anyone can stop them. You know, people might say they don't like everything. People will buy costumes, but... C'est encore sur l'autoroute parce que ça a été vendu il y a quelques années. Ouais, il y a environ 10 jours, je crois, non? Est-ce que... Restaurant, je ne sais pas ce que ça veut dire. Oh, je savais ça, je pensais. Le tout. Oui.

Vous voulez dire les grandes épouses ?

Non. La rue où se trouve le marché d'Andy. Ah, oui, bien, ouais.

C'est un endroit idéal pour faire quelque chose.

Quoi ? C'est ce que j'ai dit. Vous parliez de cette fondation. Quelle est la suite ?

C'est là dont nous parlons.

Très bien. Donc, nous avons parlé du fait que Fred remplace Jimmy. Merci, Fred, d'avoir accepté de le faire. Mise à jour sur le zonage et le logement. Merci, Ross, de vous joindre à moi pour ça. Et le logement régional de River. D'accord. Puis-je avoir une motion pour lever la séance? Motion pour lever la séance. Merci. Fred appuyé par Ross. Y a-t-il une discussion ? Tous ceux qui sont pour ? Oui. Merci. La motion est adoptée. Salut. Le 7 octobre, tout le monde. Je bois.