Will County Gazette

Will County Gazette

Monday, January 20, 2020

Will County Ad-Hoc Modern Housing Solutions Committee met November 7

By Angelica Saylo Pilo | Jan 14, 2020

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Will County Ad-Hoc Modern Housing Solutions Committee met Nov. 7.

Here is the minutes provided by the committee:

I. CALL TO ORDER/ROLL CALL

Chair Amanda Koch called the meeting to order at 11:35 AM

Attendee Name

Title

Status

Arrived

Amanda Koch

Chair

Present

Rachel Ventura

Vice Chair

Present

Julie Berkowicz

Member

Absent

Herbert Brooks Jr.

Member

Present

Annette Parker

Member

Present

Jacqueline Traynere

Member

Present

Tom Weigel

Member

Present

Present from the State's Attorney's Office: Mrs. Tatroe

II. PLEDGE OF ALLEGIANCE TO THE FLAG

Mr. Brooks led the Pledge of Allegiance to the Flag.

III. MINUTES APPROVAL

1. WC Ad-Hoc Modern Housing Solutions Committee - Regular Meeting - Oct 3, 2019 11:00 AM

RESULT: APPROVED [UNANIMOUS]

MOVER: Jacqueline Traynere, Member

SECONDER: Herbert Brooks Jr., Member

AYES: Koch, Ventura, Berkowicz, Brooks Jr., Parker, Traynere, Weigel

IV. OLD BUSINESS

V. NEW BUSINESS

1. Presentation Re: Changing Regional Technical Assistance Grant

(CMAP)

Mr. Burch stated I am with the Chicago Metropolitan Agency for Planning; I am joined by Enrique Castillo and Kyle Smith from the Metropolitan Mayors Caucus. Our two orginizations along with a third, the Metropolitan Planning Council work together to help provide technical assistance to communities around the region related to housing. Our program is called Homes for a Changing Region; we are seeking interested communities to participate in a Technical Assistance Process. Our goal this morning is to engage you in a conversation about what your housing issues are; then to have a conversation about the type of technical assistance that we provide, and whether that would be a good fit here. I am from the Chicago Metropolitan Agency for Planning (CMAP); that is the regional planning agency for Northeastern Illinois. We do a variety of things, many of them are related to transportation planning. We also provide technical assistance to help local communities do on the ground planning. We are in the process of a number of technical assistance projects right now in Will County. We are wrapping up a compressive plan with Channahon and getting ready to start one with Minooka. We are also doing a large transportation study with Will County for freight and Land Use.

Mr. Smith said my organization the Metropolitan Mayors Caucus is a member based organization of 275 Mayors of the Chicago Region. We are a body through which elected officials and staff can collaborate on shared issues; including housing but also stainability, disability, and aging. We have been partners with CMAP as well as the Metropolitan Planning Council for a long time. We help connect the dots by connecting units of government to one and other.

At this juncture Mr. Burch provided a handout of a project in Antioch to serve as an example of their work; the second part of the handout was a representation of some of the data analysis that they do.

Mr. Burch stated essentially the process is a series of three to four meetings depending what the issues are in a community. There is an initial meeting where we sit down and bring data to the table along with a group of stakeholders. We talk about the community’s most pressing housing needs; if that group needs more follow up on specific topics or expert areas we will do a focus group. Then based off of the issues that were voiced in the initial kickoff meeting our organization works to connect those issues with experts in the region who have helped communities; or communities themselves who have taken action on those issues that have been identified. We then bring them in to have the facilitated conversation with the same group that was present at the kickoff meeting; on what actions those communities have taken in their local geographies to address those issues. It gives you the chance to vet what the ends and outs were.

Mr. Weigel stated you said we should do a study on housing to see how we can improve it. Would that be a countywide study; and have you done countywide studies in the past, or is concentrated by cities and villages.

Mr. Burch stated typically we work with individual municipalities not with counties. The funding that we receive from the Illinois Housing Development Authority is funding us to do these types of engagements. We only have 10 slots and already have seven of them filled; we have received interest from a number of different communities, this is only one of several potential engagements. From our prospective the goal of the conversation today is to see how it goes and find out what your issues are.

Mr. Weigel stated the County has the authority mostly in unincorporated areas. Have you done studies in those areas?

Mr. Burch stated all of the engagements that we have done have been with individual municipalities; we have focused with what has occurred within the corporate boundaries not in studies of incorporated areas. One of the questions we had for you was whether you are interested in working with the municipalities or whether you are total focus on the unincorporated areas of Will County.

Ms. Koch said part of the excitement here was that you are doing something a bit different; because we are trying to do something a bit different too. We do not have a countywide housing policy but it is something we are working on currently. The information that you provide could help us to guide and make sure that countywide housing policy looks the way we want it to. At this point we know a lot of the problems but we don’t have the data driving that information. The more we wrap it up into one package it will help us decide where we want to target. The end game we hope is to work with municipalities we are not going to have utilities and water without working with local municipalities. We do have the opportunity to create special use and alter our zoning in some ways in the county areas that doesn’t require us to work with the municipalities. Because you have all of this experience working with the municipalities you are going to tell us what you have run into with them.

Ms. Ventura said some of our unincorporated areas are surrounded by cities. When we are looking at affordable homes or high end homes; what we have found is that we have a shortage of all homes in our area. I don’t see a way forward without seeing municipalities in this. How does it affect those who are surrounded by it and the bordering areas? Also the point that Ms. Koch made about the housing policy; it is going to be a long term process. Some things we have already approved are cargo containers for building material. When we set our policy we want to look at some of those things so that we are forward thinking. Also, how does that effect those cities who don’t have those policies? If we set a policy for unincorporated do we price ourselves out of the market. I am sure there is a cost; looking at unincorporated only that is probably cheaper than looking at the whole county. How does that effect the price of the study?

Mr. Burch said in terms of price the Illinois Housing Development Authority provided a grant to Mr. Smith’s organization and they have contracts with CMAP and the Metropolitan Planning Council so it would be provided at no cost to the County.

Ms. Ventura said my last point is to Mr. Smith; we adopted the Greenest Region Compact so some things we want to be conscious about moving forward; how does it work with sustainability and how does it work with open lands, water and energy efficiency. We want to keep that in our mind when we setting our policy. To that we look to you because you have more data and you can bring that forward to us and say where this is a good policy in our housing policy should look like.

Mr. Smith stated we understand that there has been some discussion of the challenges in the county in this group already. Maybe hearing some of those would help us think through to help connect the dots.

Ms. Koch said I also want to have some of the folks from the Thought Housing Leadership Development Group that could participate in this part of the discussion.

Mr. Blustein stated I am the local Government Director with Illinois Relators covering Will County, Grundy County and Livingston County. Based on the data that has been presented the issue that we have found in Will County is supply is not meeting demand. This pushes affordability issues at all price points. We want to figure out what are the barriers to the new supply coming into the market. From our perspective how to give a shot of adrenaline to the market in terms of building. In terms of what consumer demand is showing and what we see in our data in terms of affordability.

Mr. Burch said when you talk about some of the supply does not meet demands; obviously some of that is protected population growth that is coming into Will County in the future. Is that also in the form of housing that is being built?

Mr. Blustein replied it is the type of housing and it is existing not just future growth.

Mr. Burch asked if he could talk more about the miss match.

Mr. Blustein said it mirrors a lot of what is in your presentation. It has to do with both of the largest consumer populations; what they want as consumers it creates a market opportunity. The challenge that we are seeing across the County is that what consumers what cannot be built at a market rate. It is too expensive. When a builder goes to build they must look at their land cost, labor cost and building cost. Then there is the ancillary cost; things like impact fees, lot sizes and the regulatory aspect. I feel the technical assistance could be the helpful would be an analysis of zoning and building codes and what are the tweaks in these codes that could be made to reduce some of those ancillary cost so that the builders are able to meet the demand and build what the consumer want.

Mr. Weigel stated you are saying our housing is to expensive; is that because the jobs being created are low paying and they are not able to afford to build a house.

Mr. Blustein replied as Doug Prior from the Will County CED presented it. Builders have been building larger homes a specific price point because they can do that for a profit. When you get into an entry level or exit level price point there is very little inventory in those areas. When you building a house at a price point of beneath $250,000 there is very little profit motive. There could be impact fees that could be upwards of $20,000 to $35,000. When you have lot sizes and the price per land goes up it throws the profit motive out of whack. We hear from many municipalities to send the builders our way we can work out a deal with them. The problem with that is doing one offs or two offs it doesn’t set up a market to builders that are doing a long term planning and investors that there is long term predictability. If there is a way to build a predictable market through some tweaks you could see some of that market demand start to get met.

A discussion was had on the subject of labor and material cost and how it is effecting the builders and the profit that they are able to make.

Ms. Koch said we want to create an environment where builders feel they would be able to make a profit. We know what kind of housing we are interested in but how do we create an environment where that is beneficial to the builders. Part of that could be making our process less prohibited. Eventually we may have to change our zoning that might make it an eaiser process.

Ms. Ventura said at some point we may have to subsidize to get the ball rolling too. So we can fix some of these issues that are related to that.

Ms. Holmes stated I’m on the Board of the Joliet Leadership Coalition. It is comprised of all of the neighborhoods in the Joliet area. I am a stakeholder in Joliet we own property as a landlord and a person living in the area. We want to see moderate housing for everyone and find out a way for them to afford it. Sometimes builders come in and the pricing is too high for some of the members of the community. It would be a shame to tell someone that they can’t have a house because they don’t make enough money to afford it. I know that IDOT is looking to take ½ of the South end of Joliet to expand I-80. These residents will be looking to relocate and a lot of those are seniors. They may not be able to afford the taxes or they are on fixed incomes. I would like to see how we are going to assist with our senior population.

Mr. Burch the aging population is a subject that we have not touched on yet; it seems to be a subject everywhere we have worked. There are two issues when it comes to the aging population; first how are folks going to age in their homes in a way that they are connected to their community and keeps the housing stock updated. Also, what resources are available for senior housing? One thing we can’t do is bring a particular developer; because our funder funds senior housing. We can help to connect those dots and think through ways that these resources have been used in other parts of the region.

Ms. Holmes asked what about millennials; how will your project entice them to stay in the area. Many of them are not skill set yet, but they want to become homeowners.

Mr. Burch stated that the two of them are really linked; we have had focus groups when we heard them speak of market competition for that starter home between the older households downsizing and millennials wanting to be a first time home buyer in the same community. It differs depending on the market, in some communities we have found a greater opportunity for smaller homes and smaller lot sizes. I also have heard that the County has enabled accessory dwelling units which is another way of looking at this issue. Smaller format housing is another way to go.

Ms. Ventura said I see Mr. Jackson in the audience and would like him to come up and speak because Ms. Holmes touched on an important point of displacement. It’s not just the I-80 project but also the Fairview and Evergreen Housing. I don’t want to make this just about Joliet because I am sure this is happen in many areas.

Mr. Jackson stated I am the Community Development Director for the City of Joliet. First I would like to applaud the County for having this Ad-Hoc Committee to discussing housing in the County. We have been through the housing boom and bust with along with the county; without the benefit of having a comprehensive plan. The City of Joliet will be starting a Building Plan Initiative starting in the first quarter of 2020. It will be the first that we will be endeavoring on in over 60 years. Much of the discussion you are having at the County level we will be having at the City level next year. In terms of displacement and the things that are going on right now; with the respect to logistics and warehousing build out in the City of Joliet. As well as some of the other issues we are dealing with; it is kind of the cart before the horse. The market drove to a certain degree we attracted warehousing and logistics; as we all know those are not the best paying jobs in terms of a living wage and how does that translate to housing. It is going to be critical going forward because we are working on another big logistics warehousing potential which is going to drive even more jobs, traffic and trucking and those types of things. It is a supply issue to a certain degree; and an affordably standpoint with regards to what his group would be bringing to the table from a technical assistance standpoint. I think it is critical that we dig into the data and understand from an affordability standpoint where we are. When you talk to City of Joliet Officials and Senior Administrators. We are looking at housing across the board from affordable all the way up to market rate. We understand in our Downtown Area we are looking at an upside-down situation with regards to how the market perceives us. As well as how the data is not bringing in development; there is a different strategy we are trying to bring into our Downtown Area in terms of housing buildout. Across the board it is necessary to understand what those number are, in regards to an affordability standpoint. Not only our current demographics but with respect to incomes but also the folks that are coming here to work in these jobs. The other part is rental verses home ownership. That has been a policy discussion that has been lacking at the City level. We have seen our first new apartment approval in over 40 years get approved earlier this year. We do see a lot of our younger folks are moving out of the city because they don’t see the housing choice here. We need to promote the housing choice from the standpoint of homeownership rental and other demographics. We need to make sure the data supports what we think we need in over the next 15 to 20 years in terms of supply of housing.

Ms. Ventura stated a few years ago you did the Camiros Study for downtown Joliet; are you still using that as your data template.

Mr. Jackson said that particular study was the downtown that Camiros did; their main finding was that we were not at a point for market rate housing in the downtown. They felt we should focus on millennial housing and work our way to market rates once the market was ready. What we have seen are smaller rental developments in the downtown area that are helping. I think from a data perspective that particular study underscored the market reality of the surrounding neighborhoods having a negative impact on who we were going to be able to attract to build in our downtown area. To a certain degree I think our data needs to be refreshed; we will be focusing on that and other areas in our comprehensive planning process next year.

Mr. Lurry stated I am the Northeast Regional Community Development Relationship Manager with Midland States Bank. As my role with the Midland States Bank my background is extensive not just in Will County but through the State and the Northwest Indiana and the Quad Cities. What we have been able to do is understand what the needs are. We also look at some of the challenges as well as the opportunities and weaknesses. We are meeting with the County and the City as well as some of the stakeholders. We started off meeting with 3 to 4 of us and has grown to our meeting last Friday where we had 18 entities participation. Our Mission is looking to see how we can make Will County become a vibrant eco system from a social economic standpoint; that does include housing but also other entities and facets as well as well as workforce development. I have been able to see in other counties how things have taken flight and worked. But when I look at Will County there are significant opportunities we do have the components here it’s just a matter of collaborating and looking at it from an inclusive aspect. With CMAP and the work that they have done the planning aspect and the assistance with the technical assistance side would be significant. There are currently plans that we know of such as Fairmont that was established in 2012; it may need a little tweaking. This would help in impact assistance to where it was mentioned that you have got the municipalities, unincorporated and then we also have the areas where we can actually see there are cities around. If you look at it from an aspect nodes and so if we were to start significantly with some of the planning that was there and the assistance with technical assistance from CMAP. That could assist us in actually leverage those components to where now we are building that vibrant eco system from the aspect of housing but also other components that we could further our neighborhoods and our communities within Will County. As for money, I am the banker and here at the table. Banks are defiantly interested; you can look at it from two different sides. You hear of CRA Community Reinvestment Act; the banks will check the box with CRA but they are looking to do more from a community economic development aspect. You will find banking institutions that have the products with housing; but there is the lack there of the platform for the banks to utilize those products. These are the conversations that we are uncovering to ask to now where we can look to see if we need a multi-family or the rental, the new homes established or the revitalization of neighborhoods to where there is home improvement loans and products that can be collateralized and leveraged with the community development block grant dollars and home funds.

Mr. Burch said you mentioned that Will County has a lot of those components but maybe haven’t brought them all together. But you mentioned some other counties that you do think are doing a better job of that. I am curious to hear from you of what counties you think are leaders in that space.

Mr. Lurry replied there was a conference last week, it’s the Housing Action Illinois Conference. Many of the members from today as well as other entities across the state. There are orginizations in Lake County, you have the Housing Authorities, the Habitat for Humanities. There is a conference this evening that I will be attending downstate; where it is the Illinois State Habitat for Humanity’s conference. They will be talking about where in each county where there is a Habitat there is different aspects and components of work that is being done. For example in DuPage County does a magnificent job being medium to upper income but the Habitat for Humanities is doing a phenomenal job in leveraging single family homeownership in development projects for single parent families. It is not low but moderate income. They view affordable housing they somewhat need to be tweaked to where it is lifestyle housing. It could be someone in need of a 6 bedroom home; or someone looking for a two bedroom home. There have also been projects done in Danville and Champaign, my area of coverage is also St. Louis has done a magnificent job in planning and working in housing and workforce development initiatives as well.

Mr. Smith said one of the advantages to having a really strong nonprofit partner like the ones in DuPage and Lake County is that they can then be entities to access money through which is our funder IDA which is something that we typically talk about in our engagement the kind of programs that IDA has now. They are looking for nonprofit providers to get out in various service areas. That is very heartening to hear that is something you are beginning to think about because at the countywide level there is so much you can do; but if you have a strong nonprofit partner that has the ability to go out and get resources and promote the programs that carry out the work you can accomplish quite a few things.

Mr. Lurry replied that Will County does have strong partners with Habitat for Humanity’s we have Tim Brophy, the President of our Will County branch here with us today. We also have Will County Center for Community Concerns which is a community action agency; as you can see we have brought they partners to the table through these meetings. Now we can sit down, roll up our sleeves and strategically look to see what the next steps are.

Mr. Brophy stated I wear a couple of hats I am the Will County Treasure and I share constituents with many of these folks who at all ranges of income housing is the number one cost in households. We are here to focus on those that need help with that number one cost in there budget. I think that is important to all of us as elected officials. As President for the Will County Habitat for Humanity we are one of those few builders that are not targeting the high or upper middle income market, and pulling it off. Some to a better degree than others; in various county’s some Habitats have a model that is working really well, and some don’t. We are right in the middle with a growing chapter. I am also a licensed Illinois real-estate broker and a relator. I have an interest from clients to constituents and from housing partners at Habitat.

Ms. Traynere stated I see a lot of distressed housing in Will County some abandon or vacant. Habitat from my experience has been that they get a lot donated, they build a house from the ground up. Do any of the chapters get houses that have been foreclosed on or that are being sold through a fire or tax sale and try to rehab them?

Mr. Brophy replied yes we do. We have one on Nicholson St. in Joliet that one came as a donation. Existing housing is fairly competitive in the free market. Before it gets to the point where it is donated there are a lot of parties that are willing and able to take it on. There have been efforts to clean up areas; we have been doing some specifically defined repairs. We are hoping in doing this that would provide an incentive to other homeowners to do more repairs on the home. Instead of focusing on one house we saw we will come in and do your roof and soffit and exterior and then everyone else in the neighborhood will do the same.

Mr. Weigel asked how many housing projects you do per year.

Mr. Brophy said I would say in our 30 year history we have done 81 in our 30 year history. We are set to do 6 in 2019 and 10 in 2020.

Ms. Sojka stated we do use CDBG and Home Dollars to rehab homes; in going forward we will probably do the same. That was a housing challenge that was identified by the Thought Leadership Group. We need to find other solutions, there are other mechanisms to addressing that on a broader scale. It is not just federal dollars that are being use; so we can leverage private dollars. There is the Land Bank that is one option that we can pursue. That is something that is identified as a housing challenge and we are identifying strategies as the discussions roll in terms in making it more of a robust system. Even within our own code enforcement if someone complains about an abandon or neglected home; our only avenue is to go through the court system and get a court decree to demolish it. We don’t have a system that gives us the right to go in and fix it; we only have the right to demolish it. There are lots of different options and we have addressed it in a small fashion right now; but we will get there.

Ms. Koch stated we talked about zoning and ordinance changes for the county; we can also pursue as a County a wish list through Ms. Traynere’s Legislative agenda. Perhaps things we may want to ask the State or Federal Legislators to consider. Or even legislation that is getting some kind of traction that we might want to support that could help our housing policy or to create housing or make a better market here in Will County.

Mr. Smith said there are two things that come to mind; there was state legislation that did not pass in the spring session. I don’t think it is active right now but might be active next year to make it easier for units of government to acquire vacant properties through the legal process. I will be happy to send along those bills as well as the lobbyist at IDA who is working on those. Also on the funding side the state does have resources available through the abandon properties program. Those are available to all units of government from county to municipalities to land bank. That has been renewed for three years.

Mr. Ventura said some of the things that we have worked on already; is there a way that you can see how successful that was. That way going forward is this something we would want to try in other areas. I think that is valuable data because when we are looking at a comprehensive plan we can look and see these are things that are a necessity.

Mr. Brophy said we do keep family served data. I want to point out we could support renewal of the Tax Credit Program. If you donate to a housing related nonprofit donors can get a 50% Illinois tax credit. If a donor would donate a $10,000 gift to Habitat or larger, it is a $5,000 tax credit. That is cash right off of their taxes. Many turn that right around and donate that credit back to us; that turns that $10,000 donation into $15,000. That donation can also be real estate it doesn’t have to be cash but it has to be more than $10,000. That is set to sunset; when it does I will reach out so that you can help with that.

Ms. Heath-Waheed stated that I am the CEO of Unity Development Corporation; our mission is to increase the quality of live for our residents within our community. Some of those things being housing, transportation, economic development, health and wellness and recreation. How do you use the CDC’s for the planning as well as the development process?

Mr. Burch replied because the process is often focused on policy changes or things that individual orginizations pursue after the fact. The way we involve them is typically at the stakeholder level.

Ms. White stated I am the Director of the Will County Center for Community Concerns. We are the community action agency for Will County. I also am the Vice Chair for our State Association; which has an arm of development. Mr. Lurry talked about a development in Danville; we built 60 single family homes, Midland State Bank was part of that as well as First Midwest Bank. There is that ability to bring that to Will County. A concern that we have is housing choice, we have 16 people looking for rental housing. We have the money to help them with their security deposit; we have the ability to pay the rent but are unable to find places to rent. The big thing it has to be affordable, it has to be fair market rent. We are talking about for a one bedroom for $975.00.

Ms. Koch added that transportation is also an issue. It is lacking in the community; I am not sure if the Technical Assistance Program is going to help us figure that problem out. Perhaps that is something that the County can take on over time. I think that is a safe barrier to affordable housing for folks. I am also interested in inter connectedness to get to more job rich jobs that might be across the county boarder.

Mr. Smith said it is not just the workforce housing it is also the consideration for senior housing. It is important because that is a segment of potential transit users that are going to completely different destinations, such as hospitals and social centers. We tell CMAP it is not just jobs when thinking about our transit system; it is also these other destinations.

Mr. Pullman stated we are excited to have you here and entertain us as a possible recipient. You have seen how housing has started to play an important role that before. Housing has never been my favorite topics to bring up at a County Board Meeting. But, it has been a priority under the current administration and I think it is important for us to understand how we compare to the region. Housing is a regional issue and we are thirsty for the knowledge to understand where we are missing the boat; and what we need to have in our tool kit to deal with this issue. We don’t necessarily take advantage of all of the opportunities and resources that are available. We are hoping that a study like this will give us ideas that are valuable in other communities. We are hoping that we will qualify for the study and get that information. How do we fit in and what we are not taking advantage of. I also echo everyone else’s comments about rental choices; the numbers are very scary. Out of a 6 county area we are holding down last place as far as a percentage of housing stock that is rental. We are at 16% of our housing stock is rental the next closest community is 32%. We also need to face it not everyone is ready for homeownership.

At this juncture Ms. Parker left the meeting.

Ms. Sojka stated at the beginning of the year when we started meeting with the Thought Leadership Group one of the first things that surfaced was we don’t have a lot of direction when it comes to our housing decisions. Specifically when it comes to Will County we change things on a piece meal basis. We have covered for the most part what the housing challenges are. I will add racial segregation, poverty and concentration still exist. Some or our policies and strategies under consideration are to encourage adaptive reuse and fill in redevelopment, update zoning and building codes that detour end fill and redevelopment. The donation of vacant, abandoned and other utilized land. Allow a range of housing types, this one is important for our division; there is not only a lack of supply but also a lack of diversity in housing. We also need group homes and transitional housing. When we talk about lifestyles changing we also need shared housing that is trending now. These are all needs and things that people are looking for be we don’t have zoning that pertain to that.

Ms. Koch stated anything that we create for our housing policy eventually comes to the full County Board. One of the things I want to say as we are trying to court you; as we are creating a countywide housing policy we have an opportunity to try different things in different areas of the county. We have an opportunity to effect all of the different municipalities. They may benefit from what we are doing as a whole county. We would really appreciate your help to guide all of our municipalities and guide all of those partnerships. We need to establish additional resources for housing development. We also need to talk about workforce housing; let’s bring those employers to the table. Big warehousing has companies have partnered with municipalities to bring housing to the table. These are some of the things that we have been bring forward for discussion.

Ms. Ventura stated I am all for preserving our agriculture, providing good paying jobs not just in warehouse jobs or intermodal jobs. Defiantly in in technology, innovation jobs and farming practices; the wave of the future. We do want to look at it as a whole county. That is where you come in to tell us of all of these great assets that we have and how we can utilize them.

Ms. Koch said one of the struggles that we have here when we are talking about housing. The price point is a real issue for us; what do we think these things should cost. We need to look at that and see how it works with our tax structure. I property taxes are high in Will County. What price point are we angling towards; and we talk about the different types of jobs. We have a lot of low skill and low pay but what we are hoping to attract is a more varied economy. What would the target price points for that.

Mr. Burke stated when we engage in those types of conversations we need to get the development community at the table; because they are the ones that can answer those types of questions. I think you have given us a really good understanding of the sorts of issues that you are wrestling with; it is great so see so much progress that you have made around Will County. The next step for us is to go back and have a conversation with our funder.

VI. OTHER NEW BUSINESS

A discussion was had about changing the time day and location for the Ad-Hoc Modern Housing Solutions Committee meeting. There was nothing was resolved at this time.

VII. PUBLIC COMMENT

VIII. CHAIRMAN'S REPORT / ANNOUNCEMENTS

IX. EXECUTIVE SESSION

X. ADJOURNMENT

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