Low and Moderate Income Housing Development Task Force

Monday, April 19, 2021 - 11:00 am



Jim Monty - Chairman


Chairman Monty called this task force to order at 12:06 pm with the following in attendance: Stephanie DeZalia, Joe Giordano, Charlie Harrington, Roy Holzer, Ken Hughes, Jim Monty, Tom Scozzafava, Krissy Leerkes, Alan Jones and Mike Mascarenas. Bruce Misarski, Carol Calabrese and Dan Tedford were absent.


Also present: Dina Garvey



MONTY: Weíll call the Low Income Housing Task Force here; itís been awhile since we met. We have a new member; Mr. Hughes has joined us. I just wanted to get us back on track in looking at somethings.

One of the things; when Bruce Misarski was here, he was discussing a new grant coming out this summer, pertaining to low income housing and basically the grant, I donít know the full details, Bruce is supposed to get them to me, that thereís money going to be available for rehabbing homes within your communities that are dilapidated, in need of serious repair, so that we can then put it out to low income families at a reasonable rate and get those properties back on the tax rolls and in talking with Mark Hamilton from Clinton County. He made a similar proposal to his County Legislators, several years ago, about taking tax sale homes that have already gone back to the County and looking at each individual town, find some homes that you could use that arenít in need of great repair, but would be a good candidate to be rehabbed and he put out there for low and moderate income housing. So, what I think we really need to do is look at our group and find some goals, find a mission statement of what we want to do, then reach out and identify, in your communities and that would be working with the Treasurerís Office, of finding some of these homes that potentially could be there, figure out with Mr. Manning and Mr. Tedford how to take those homes and put them into this. It may involve, jump in Mike.


MASCARENAS: Yeah, we did of inventory of this, a few years back where we worked with all the county code enforcement officers on trying to determine what those zombie homes, they label them as, are in those communities. Joe you probably remember, I know you helped out a little bit, Tom did, but the land bank, I think is really what youíre speaking to and that does take an act of the Legislature at the State level to do that. We started to talk about that. Now, what does that do for you? I have to brush up, so donít hold me to anything Iím saying, but it allows you to qualify for certain CDBG funds. So, while Bruce might have a grant right now thatís pertinent, you want to set yourself up for long term success; right? That you have the funding stream that is renewed on an annual basis and that you can look forward to maintain the program. So, Iím not sure what Bruce has up his sleeve, maybe it is CDBG, I donít know.


MONTY: I believe it is, because I had a conversation at the last Association of Counties, met in Albany.




MONTY: With a woman from OCR and when I described what I was thinking she was all for it and she said it was CDBG funding.




MONTY: That you could get, which would constantly be replenishing our money.


MASCARENAS: Absolutely, land bank is a good way to do that and then the tax sale properties are another part of that. They absolutely are. I can tell you, looking you see often in the tax sales that itís the same homes; right? That youíre unable to sell time and time and time again, they further dilapidate and are worth less and the more years that they arenít on the tax rolls the more somebody else is picking up that bill, our other constituents. So, thatís probably a really good start, but I think weíve got to look more in-depth with the land banks and how you develop that at the County level. Clinton County did do that?




MASCARENAS: Then they did adopt it, at their level. So, I think you can probably pull it, right from them. I can ask Dan Manning to talk to them.


MONTY: And speaking with Mark Hamilton, he said he would be glad to come down and help us get that up off the ground and stuff. I think thatís important and also; which goes hand and hand with that, now weíve identified the homes and rehab them, we just need to find a procedure for putting the family into it. I think thatís very important, because you want to make sure that they have some equity in this. I think financial counseling would be very important for the family, set up a budget. Maybe we could work out something within the County, so that the first year that theyíve gone through the process that itís their home, maybe that first year give them a cash break on that home, maybe absorb the taxes that first year. The second year, absorb 50% and these are just thoughts in my mind, absorb 50% of the taxes the second year, mandate that that money does into escrow. They have to put money into escrow to cover those, but it doesnít come to us and then the third year, theyíre on their own with that property and they should have money in the escrow to keep them rolling, along paying their taxes. Just some thoughts, I know that we got to check out the legalities of it.

So, what Iím hoping is that in a month we can meet again and have an idea of a mission statement, have an idea, maybe Iíll contact Mr. Diskin or ask the Board of Supervisors, possibly to identify some homes that, in your community that maybe on that tax roll and see if we canít, you know, that are capable of being rehabbed. Next month Iíll have Mark come down and speak to us and also bring Bruce over, so he can explain the intricacies of this loan coming up. Thought, ideas?


DEZALIA: In speaking with Bruce about a few people in my community, he said the one that heís expecting to come in, he has a waitlist already of people that, of the ones I spoke to him about would be likely on the next application.


MONTY: Now, youíre talking home improvement; right?


DEZALIA: Well, he was talking, are you talking about landlords? The landlord money thatís coming out?




DEZALIA: Okay, because he has one thatís coming in thatís going to be allocated for landlords.


MONTY: Right


DEZALIA: To fix up their places.


MONTY: Their existing homes, yes.


DEZALIA: And then he talked about, also money coming in for low income people to rehab their house, but he said that heís got a waitlist, like if they need a well or a they need rehabbing.


MONTY: But these are totally different grants, totally separate ones, because those have been, those have been in, I believe those are CDBG grants, because they renew, I wonít say automatically, but applications pretty much get renewal, because weíve had both.


DEZALIA: So, this is fixing up the zombie properties, okay, so I thought you just said that, people in our communities that needed...


MONTY: Itís primarily for putting these properties back on the tax rolls and providing homes for people who normally canít do out, canít get like bank financing to purchase this home. You know most homes in Essex County, youíre starting at $100,000.00 to start.


DEZALIA: So, itís homes that the County owns?


MONTY: This is what weíll do. Thatís the idea is to take them off the tax rolls in your community that have already gone, are going to tax sale.


SCOZZAFAVA: Whoís going to told the mortgage?


MONTY: Well, thatís the thing. Weíre going to, with the financial counseling, the program will help these people get that money; which means weíre going to need to work with the banks, weíre going to need to work with the credit unions and things of this nature to help them get their financing and stuff. So, if we rehab that home, youíre talking about assessments, some of those zombie properties that are out there are assessed pretty heavy.


SCOZZAFAVA: Yeah, to the cost of Essex County taxpayers over and over again, every year, because the County has to make them whole.


MONTY: Exactly


SCOZZAFAVA: Weíre not collecting school, or special districts or so on. I think itís a great program. I think itís a great idea and you know just sitting here thinking in my town some of the houses, homes that are been continuously impacted. You know with a program like this available, I am sure that there are a lot of people out there, obviously this will have to be your first time homebuyers and theyíre going to have to qualify based income or whatever.


MONTY: And thatís what, the things that we need to have get in place beforehand.


SCOZZAFAVA: They would love to have the opportunity to be able to afford to buy a home.


MONTY: And depending on the amount of money that we can receive, it may not be doing 50 homes, maybe 3 homes a year, maybe something of that nature, but itís a start.


MASCARENAS: Right and land banks, again, theyíre more of a revolving fund.




MASCARENAS: When that starts, so the County doesnít, the County allows, say the charter to happen, but itís a group of individuals that would be appointed by this Board that would handle the finances and whatnot. You sell the home, it goes back into the land bank and then moneyís used to rehabilitate other homes. Thatís kind of how itís set up to work.


MONTY: Right


MASCARENAS: Long term, again, I donít want to say too much to you guys, but I got to really look at it again, I havenít been in that business. Mike Diskin does a lot of work with that. I think the other thing, Jim, in terms of your mission and your goals and what the land bank might do for you, is Essex County has a housing storage, period; right? And what we know is itís not just affordable housing, itís just housing. Itís that we all live within the confines of the Blue Line. We all have hamlet designations. Those arenít going to change anytime soon, so any type of housing thatís done, you have to use your existing infrastructure thatís there.


SCOZZAFAVA: Sure you do.


MASCARENAS: Right, because itís not like youíre doing to be able to develop housing anytime in the near future. Weíve seen Hurricane Irene and what that did to Jayís housing stock and taking those homes out in perpetuity. We see that and Tommyís community is a good example. Itís the dilapidated housing in certain areas that would become attractive to people to buy again. North Elba, no housing; right? I think itís true everywhere. I think your town has a housing issue, too.


HOLZER: Well, limited availability.


MASCARENAS: Right, right, so I think it would really be a good idea to follow that path and not just for affordable, but just housing in general.




MONTY: And I do know, also that thereís moneys available through Mental Health, as well as, Public Health. Just talk about putting, if you have a property that might be suitable for a rehab type home, where you can have 5 or 6 apartments there, but you also have the space and ability to have a meeting room, a place where they can have a counselor on site or a counselor can come in and meet with these people. Thereís money available in that regard, if we can identify a property.

So, I know, other than starting our mission statement and our goals, I think identifying properties would be, you know, one of the first things that we should probably look at, as well and the location of those properties. I know Terryís mentioned it several times and I think there actually might be, something mentioned in North Elba about one of the projects thatís going on up there, about putting, itís not a rehab home, but thatís the idea, where they could put a counselor in there, where people with the same issues are there, so they have a support system, because with alcohol and substance abuse, not having a support system really, really hinders any hope of success.


HUGHES: Thatís why I joined, asked to join this committee, because I am on the Community Services Board and theyíve been having that conversation quite a bit. She did not, they were not successful in obtaining that grant you were talking about, but thatís doesnít mean it wonít come up again and I think they were looking at a place in Moriah, actually. Iím not sure if Iím right on that.


MONTY: I believe they were, too.


HUGHES: And there were certain caveats that needed to be, near a grocery store, near public transportation.


MONTY: Yeah, exactly.


DEZALIA: Terry had asked me to sit in also on the Essex County Housing Collation meeting and it is the same conversation that weíre having here. Low income housing that is needed for people that are in substance abuse consulting or other mental health crisis situations, too and there is a definitely a shortage of low income housing that can be turned over.


MONTY: Exactly and I think this is kind of what I think we should be doing as a committee, you know combine them, work hand in hand with them and help as many people are you can.


HARRINGTON: You mentioned that there may be processes whereby you would use homes that are up for taxes; right?




HARRINGTON: Okay, so the County retains ownership of those houses?


MONTY: Once the process is begun, my thought is in a conversation with Mr. Hamilton, you take those homes, you identify one in Crown Point, it already belongs to the County, because itís a foreclosed on and everything else, the County will transfer it to the land bank and then we set, eventually we rehab it through the grants, we set a price on that home for the family, a fair and equitable price and roll it through that. It goes back on the tax rolls, so not only have you beautified the area, youíre collecting revenue on that in taxes and you set it up, like Mike said, if you sell it in 10 years, this percentage comes back, you know. Just guidelines to protect us, as well and to generate revenue to continue this process along the way.


HARRINGTON: Are you going to have annual inspections?


MONTY: I think, that would be a good idea. I donít know why not.


MASCARENAS: Anything thatís HUD is supposed to have annual inspections and I say, supposed to, because Iím not sure.


HARRINGTON: Yes, thereís so many horror stories out there of rehabbing places, then you put people into them and then 6 months later itís as bad as or worse than when you started, because thereís no oversight.


SCOZZAFAVA: These wouldnít be rented?




SCOZZAFAVA: Weíre talking about, weíll turn the properties over, like Jim pointed out, like a land bank. They go in, they rehab and then they sell to a first time homebuyer.


MONTY: Right and thereís stipulations.


HARRINGTON: And then thereís no regulations after that?


SCOZZAFAVA: No, the land bank, as Mike just said, they would be similar to HUD. They do a yearly inspection.




MASCARENAS: Yup, our Board, Charlie is this committee, the Board would be in charge of setting up that land bank pursuant to the laws and rules and then itís out of your hands, before itís decided who gets the property and those types of things. They decide the parameters in which the land bank operates under.


SCOZZAFAVA: The biggest issue that we have in my community, some of the other communities, I know Joeís community, are slumlords. Thereís not a better word for them. Absentee landlords, thatís a huge issue. We have local laws in place where you have to have a certificate of occupancy before, but they move them in and out like cattle and how do we get a handle on that? Iíve been fighting that for 30 years, I donít know, unless this County and Mike and I have talked about this, we all need to be on the same playing field and the enforcement of it is lacking on our end, because once they get that tenant in there try to get in that house. Unless the tenant notifies us, you canít get in without a court order and you better have a reason why you need that court order, so itís a struggle and if weíre really concerned about the people that are living currently in insufficient and dangerous housing, believe me thereís a lot of it going on right now in this County and Iíve got to tell you, since Mikeís been commissioner, heís worked hand in hand, at least in my community and Iím sure others. When we find situations, Mike can tell you, weíve closed quite a few of them down in Moriah.


MASCARENAS: Oh absolutely.


SCOZZAFAVA: But we work through Michael, so we try and find temporary housing, so we donít displace these people.You canít blame tenants in every case that are living there. I mean, ultimately itís the landlord responsibility to maintain those properties. I donít want to get off the subject.


MONTY: No, no, no


SCOZZAFAVA: But, thatís something Iím hoping that this committee, at some point can address, also, how do we get a handle on some of those situations?


MONTY: And I think to answer your question, as well, Charlie, I think one of the stipulations in any agreement with any new family buying that house, 10 years you canít rent it, 10 years you canít rent it. That way, to help try and eliminate the fact that you get a nice place and all of a sudden now they can turn around and sell it and next thing you know youíve got a slumlord in there taking advantage of the fact that we rehab it, we got a nice place and now theyíre making money on it.


SCOZZAFAVA: I think we follow the HUD guidelines.


MONTY: Right


SCOZZAFAVA: The housing rehab and when you receive the grant, I think thereís a 5 year, 10 year commitment. I canít remember, you sell that housing within that time period, you change ownership, you got to pay that money back.


MONTY: Right, right, absolutely. I think those are the guidelines we need to incorporate in this.


HUGHES: Who performs those inspections? Is it your town code officer?


MASCARENAS: Usually, because they have jurisdiction in that area. The problem with that is, they donít always have, theyíre not always made aware either. So, they donít necessarily know when rehabilitation happened in the community and that there were HUD dollars spent on that or HUD dollars are paying for it through a grant. So, thatís a lot of that communication is a problem thatís happening all over the place with those inspections. Now, Bruceís group knows who they have, but they have some confidentially issues that theyíre dealing with at the same time and whoís receiving HUD and whoís not and how do you disclose that and still meet your standard? Thatís the difficulty in some of those things that they struggle with at times.


MONTY: I know that, when they used my code officer a couple of times just to go in and make sure and stuff.


MASCARENAS: Right, because the code officer from another community canít go in.


MONTY: Right


MASCARENAS: And believe me, Iím not saying anything against my neighbors, because weíre just as bad, but Moriah, Crown Point, Ticonderoga, Westport, Schroon, weíre all on different playing fields here. Weíre all trying to accomplish the same thing, but you know, how many people come in and say, weíll I can do that in Moriah, I canít do it here? Or I can do it in Crown Point, why canít I do it here? This is what you run into and the whole concept back in the late Ď80s when they went to the uniformed building and fire codes, where the County used to administer and then we decided well weíre going to let all the towns do it individually, guess what thereís no more uniformed building and fire code, unfortunately.


MONTY: Well there are, theyíre just chosen to be enforced differently in each community.


SCOZZAFAVA: Right, exactly, the enforcement, you said the key word right there.


MONTY: Krissy, have you got any thoughts that you want to add?


LEERKES: No, my only comment would be, when we met last year we also talked about senior housing. So, thatís where I am also interested.




MASCARENAS: What did you say, Krissy? I canít, couldnít hear you.


LEERKES: Iím sorry, senior housing.


MONTY: Alan, from an ACAP perspective?


JONES: Well, everything that has been said for low income housing and people that are in need, itís there, we know itís there. Itís been a struggle in Essex County for a long time, so weíre at the table, ACAP is, you know the referral process and to find people, suitable people to find those homes, absolutely. So, itís good that weíre going through this process and I am hopeful that we can find an agency to do this work. I think Bruce has more information about land bank. At one point, I canít remember the name of the organization, it was a spinoff from the Housing Assistance Program and there was a land bank at one point and I think it has dissolved, I believe.


MASCARENAS: Yeah, it could be.


MONTY: In Essex County?


JONES: Yes, and it served part of Essex County.


LEERKES: Was in Friends of the North Country?


JONES: I donít recall, maybe.


LEERKES: Up in Keeseville.


JONES: Maybe, it could have been Friends of the North Country, possibly. But, Mark would know, as well. Do you think Mark will be at the next meeting?


MONTY: That is what I am hoping.


JONES: So, he could describe that, as well. I think they have one in Clinton County.


MONTY: Yup, they do, they do and he helped establish that.


MASCARENAS: Alan, programmatically does ACAP provide anything that assists people with financial planning and those types of things?


JONES: We donít do it directly, but we have partnerships with lending groups, like whether itís Ticonderoga Federal Credit Union or whoever. It depends on the clients who we are working with, we do some, and we partner with a specific bank, it starts with Champlain National Banks. We do some of that specifically tied to what weíre doing, we donít do it holistically.


SCOZZAFAVA: You donít do any of that?


MASCARENAS: I do it with my preventative workers, they do that with the clients we see, but unless you were in the Social Services realm you wouldnít qualify for that. So, I guess in terms of a non-profit group or a community group that would be a part that we would have to develop it.


LEERKES: HAPEC has the financial counseling right on staff. Thatís part of their First Time Homebuyer Program. Itís part of the requirement that they meet and unless the staff person has changed, it was Michelle. She went through and helps them develop a realistic budget that they would be able to afford, talks about escrow, talks about, okay, so you own this home now, but if your furnace goes down you need to be able to, you know plan accordingly deal with those expenses.




MONTY: Budgeting, etcetera.


JONES: I would think the financial institution, when we are able to partner with one with the land bank would assist with that, as well.




MONTY: Ken, you got anything?


HUGHES: No, Iím good, thank you.


GIORDANO: This is good information, I just was wondering since I have received some monies from the zombie/abandoned property grants since 2016, we have gotten renewals. So, weíve been trying to work through this system in our town. To what Tom had mentioned, we had the situation where landlords just, even if they donít have a CO they still put people in there and then, at least one, we had to try and find suitable location for because the people didnít have running water or the basic essentials. So, I guess the part I am just kind of thinking about, is there a way to sort of like, I havenít run into any grants, programs that are coming out from the State, to sort of lay out what problems there are, even some of the other ancillary measures for like providing those who have been assisted in a house with making sure that they can maintain that, even prevention as far as, you know, not foreclosing, like thatís one of the things that weíre trying to work in our town, just making sure that working with HAPEC to make sure that there are resources available for people who get into housing, so that there isnít the chance to sort of then fall back, you know if you kind of catch it before to becomes more serious and then it puts them on the end of losing their home. So, all these are great, in my mind Iím just trying to figure how we assimilate what that looks like and how you take these funds and then start, to your point, driving missions, driving objections into these goals to sort of serve the final purpose, because thereís so many and we talk about these things and we can sort of relate to what the issues are, but how do we have forward progress, especially the land bank. The land bank to me seems like an opportunity, but at the same time it all starts with funding from the towns; right? So, you know, Tiís already taken down two zombie properties, simply because we didnít have a local law in place to deal with the fire that created them and so weíve already taken cash out of taxpayers, taxpayer money to solve something.

So, a lot of good conversation, I just wanted to know how we can kind of bring that together and thatís probably going to be like a process.


MONTY: Thatís kind of like what I was hoping we would get started like that, because it is going to be a process. Thereís so many different bricks in this wall that youíve got to do, and they all have to tie together and stuff. I think one of the most important things to do is continuing counseling and education for these families that are getting these homes, because theyíre going to need it, because probably, not trying to be stereotypical, but they may not have had good financial sense along the way, you know or the ability to do it. So, now letís educate them, letís counsel them on how you can continue to gain, you know, momentum on continuing on owning your home, increasing the value of the home by taking care of it and stuff. I think thatís a huge component along with everything else. Donít just say, hereís your nice home, we give it to you for $40,000.00, good luck with that. Weíve got to continue to work with them and educate them and stuff.


DEZALIA: Based on the mission statement that we came up with at our last meeting, is to have a study and develop a plan for low to medium income families to obtain housing in Essex County. Based on medium income, do they fall under HAPEC or maybe above HAPEC qualifications?


MONTY: Thatís a good question.


MASCARENAS: I canít hear anything.


DEZALIA: So, our mission statement was to have a study and develop a plan to provide low to medium income housing for families in Essex County. Does medium income fall, even under HAPEC, because of their guidelines?


MASCARENAS: Well, thatís just it. Itís going to be based on the funding stream. So, theyíre going to predetermine that for you, in terms of, like a said, land bank is just a mechanism to be able to access funding; right? Thatís really what it is. So, in order to get that funding youíve got to have a land bank. The rules that come with the funding are going to be the rules which are typically HUD driven. So, theyíre going to say this percentage of the poverty level is what your target is and this is what youíve got to go with. So, typically they are going to be, pretty much what HAPECís are.


DEZALIA: I mean we specifically focused on ALICE families, probably a lot of them are medium income, but may not fall into.


MONTY: It depends on what guidelines we follow, as well, too, because Federal guidelines, income guidelines are substantially different than State guidelines. Am I correct, Mr. Jones?




MASCARENAS: Well, and Mr. Palmer, a lot of you probably remember this, him and I did a report for the Board, probably four years ago now, it might even be longer, it was our version of the land bank that didnít require a land bank, because the Board was looking at options at that time. So, what we were talking about was front end loading it with County dollars that maybe came in with the tax sale. So, thereís a lot of ways to look at funding something like this. Now, if you do that you make up your own rules. You sell it for what you can sell if for. So, if Mr. Scozzafava had a property in his community that he felt needed this, well a group of people, much like this, would look at it, is it eligible? Okay, how much is it going to be to rehab? Weíll rehab it and then we sell it and the money goes back in. So, we would be creating that revolving loan fund, per se, but we wouldnít be looking at outside funding streams to do it. Now, in that case you set up your own rules; right? So, youíre right, those ALICE families that donít qualify because their income levels are simply too low, but not high enough to own property. Thatís, those are the people that always get left out, right? It would allow you to deal with that. I can send you what that report was and it will give you a good idea.


SCOZZAFAVA: Donít we need a third party, though, to administer?


MASCARENAS: Well, we were recommending, yes.


SCOZZAFAVA: I didnít think we could hold mortgages.


MASCARENAS: Right, we were recommending, yes, well you could still get the mortgage in the traditional way. So, we would just be an agent for sale; right? We would rehabilitate the property,but then we would sell it, just like we would sell any other County property, and traditional financing sources come into play with those people. So, if they qualify they go to Bruce and they would purchase it. If they could get a loan from a bank then they would do that. So, I can send it out.


MONTY: I do remember it, Mike, if you want to that would be great.


GIORDANO: What did you call it, Restart?


MASCARENAS: We called it Restart, something like that, yeah. Because the zombie homes were becoming prevalent in a lot of your communities and at the time and the Stateís still doing this, we didnít qualify, because of our population, we didnít have enough, so the State was giving annual allocations to like, Schenectady, those larger areas that had the so called, bigger problem. It doesnít mean that we donít have one, but we have 38,000 people in Essex County, thatís why we were left out.


MONTY: If they did it by percentage we would qualify.


MASCARENAS: Absolutely, right.


SCOZZAFAVA: I think I read, Alan may know more on this, but I, thereís a huge portion of this stimulus bill thatís going for low income housing and most of it is in the inner city though. I donít even know if any part of that is for rural areas, such as Essex County, but I mean we all know we certainly have poor areas that are in a lot of need.


JONES: I havenít heard anything yet, Iíve been watching for it, but nothingís been released to my knowledge, but Bruce might have a better idea on that.


MASCARENAS: I donít think anybody knows much of anything on the stimulus, period.


GIORDANO: I am just trying to visualize this, but you got people that canít get into housing, youíve got housing that is not sufficient, and youíve got people that are leaving housing and then you also have the fact that you donít enough housing and that kind of covers the gamut of what weíre dealing with; right? The ultimate goal should be in the mission to create a sustainable flow; right? Not only expand it for those families that would like to get in for which is fits, but also for, back to your point of prevention, education, outreach, and even kind of recovery in a sense of not substance abuse, but recovery in a sense of being able to, often times people are in these situations, they fall off, because of one more thing that they just canít get take on, the ALICE families. So, with all the stimulus money and stuff, and with the land to create something sustainable, I think one of the goals should probably be figuring out how we can kind of create a sustainable model, because you can only infuse revenue from tax foreclosures, you know, maybe once, because technically thatís covering money that the County never actually got in the first place; right?




GIORDANO: So, you keep taking from the last and youíre slowly going to run out of fund balance and then going to have to deal with what that Board had to 5 - 10 years ago and trying to replenish it. So, thereís got to be some sustainability component kind of laid to figure out how weíre going to make this thing, how we expand it, how we make sure that those people are going into it have a better stepping system to get in and those people who are on the cusp of losing donít completely fall off and we kind of catch them beforehand and help kind of navigate them through whatever kinds of challenges they have.


MONTY: Several components; which I think Iím hearing is youíre talking several components to it?


GIORDANO: Yeah, I mean thereís no one size fits all.


MONTY: No, exactly.


GIORDANO: I think laying it out in some format, I donít know what that looks like, but thereís a lot of issues that will probably come up.


MONTY: Alright, I think weíll adjourn now and weíll meet in a month, come back with some ideas, something to add to our mission statement, some goals. I will invite Mark and Bruce here to discuss, have Mark walk us through the land bank and stuff and weíll have Mikeís paper, again, to look at and just thoughts on how we can do, what we can do to improve housing and treatment and education for low income and moderate income families.

Thank you all for staying, I know itís been a long day.






Respectively Submitted,




Dina Garvey, Deputy Clerk

Board of Supervisors