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BCC Minutes 04/04/2003 W (Workforce Housing)April 4, 2003 BOARD OF COUNTY COMMISSIONERS WORKFORCE HOUSING WORKSHOP Board Meeting Room, 3rd Floor, Administration Building 3301 Tamiami Trail Naples, Florida 34112 9:00 AM April 4, 2003 LET 1T BE REMEMBERED, that the Board of County Commissioners, in and for the County of Collier, having conducted business herein, met on this date at 9:00 AM in Building "F" of the Government Complex, East Naples, Florida, with the following members present: Chairman: Tom Henning Frank Halas Donna Fiala Fred Coyle Jim Coletta Speakers & Staff: Jim Mudd, Joe Schmitt, Mark Strain, Cormac Giblin, Mike Timmerman, Susan Golden, Mario Valle, and David Ellis. Page 1 BCC Workforce Housing Workshop Agenda April 4, 2003 9:00 A.M. Welcoming Remarks Commissioner Tom Henning, Chairman BCC Opening Remarks Jim Mudd, County Manager Joseph Schmitt, Administrator Community Development and Environmental Services Introduction of the Workforce Housing Advisory Committee Commissioner Donna Fiala Mark Strain, Chairman of the Workforce Housing Advisory Committee Definition of Workforce Housing Cormac Giblin, Housing Development Manager Current Programs Demographics Sub-Committee Report Mike Timmerman, Feasinomics County Employee Survey Current Market Trends and Analysis Management Sub-Committee Report Susan Golden Formation and Backing of a Housing Development Corporation (HDC) Zoning Sub-Committee Report Mark Strain Inclusionary Zoning Susan Golden GMP/LDC Amendments Fast-Tracking Mark Strain Growth Management Issues- DEP Impact Fee Relief Mado Valle Funding Sub-Committee Report David Ellis Commercial Linkage Fees General Revenue Reserves General Tax Revenue Growth Dividend Option Modified Universal Linkage Fee Cormac Giblin Proposed Tools for Discussion Public Comment · BCC Discussion and Direction April 4, 2003 I. The Pledge of Allegiance II. Opening Remarks -Jim Mudd, County Manager, explained that this workshop reviewed the results of Workforce Housing, which are primarily the results of Donna Fiala's horizon committee. III. Introduction of the Workforce Housing Advisory Committee -Donna Fiala stated that they have been in this process for two years. They have been trying to solve the future problems for workforce housing. She explained that in her opinion affordable housing is subsidized and workforce housing is owner occupied. She explained that -90% of the population that Collier County will see in the next few years is the workforce. This project is an attempt to allow the workforce to be able to afford housing and live close to where they work in Collier County. Inclusionary zoning has been tried in many places and Donna Fiala explained that some have failed and others have been quite successful. This idea is to plan for the future of Collier County. Along with inclusionary zoning, they came up with some other tools to make this ordinance happen. -Cormac Giblin, Housing Development Manager, introduced the members of the workforce housing team. This committee has been meeting for the past 18+ months, sometimes twice a week. Florida statute 163 requires the county to ensure that there is adequate housing for workforce housing for both future and current residents. This committee is working on the county's current workforce housing elements. IV. Definition of Workforce Housing -Cormac Giblin, stated that the definition they gave to workforce housing is housing that does not require families to spend more than 30% of their gross monthly income on housing and who are between 50%-80% of the median income. They are targeting young professionals and working families. He explained that the current plan tries to encourage this type of housing. They run five - six different programs: affordable housing density program housing, down payment and closing cost assistance program, impact fee relief program, impact fee relief program for rental properties, fast track review of these types of developments, rehabilitation program, and partnership with Collier County Loan Consortium. They run these programs with the Page 2 April4,2003 Ship program, currently -2million per year fi:om the state of Florida. This year it has been proposed to decrease the Ship funding by 1/3 and remove it fi:om being a dedicated funding source. Collier County proposed an emergency funding source two years ago urging the legislature to preserve the Ship funding source as a dedicated funding source and retain full funding. The Workforce Committee split into four sub- committees: demographics, management, zoning, and funding. V. Demographics Subcommittee -Workforce housing targets people who live in Collier County, and pay more than 50% of their income for housing costs; 50% of Collier County. The state defines this level as severely cost burden. 8.6% of Collier County is defined as in this group. 34% of the households in Collier County are classified as low income and are eligible for assistance through programs such as the Ship program. -Mike Timmerman, Feasinomics, explained that his role was to assist and facilitate with the need for workforce housing. His firm identifies the demographics and what portion of the market fits this demographic. He explained that they have attempted to classify and define the groups between those working and those not working. One of the first things that his committee did was a survey, Collier County Housing Survey. The survey was presented to 1,800 of the employees of Collier County and 56% responded. The survey and comments that were made, were included in the BCC's packet. 64% of the people live in a single family home, 17% live in a condominium, and16% live in a rental apartment. 13% of those surveyed live in Lee County, and 68% of those living in Lee County said that they live there because of Affordable housing. The survey showed that those who have lived in Collier County for only a few years, are the majority of those who cannot afford housing because of the appreciation of real estate. He showed a map to the BCC that pointed out where the survey group lives; done by zip codes. Mr. Timmerman also provided the committee with general statistics related to workforce housing and the results of the survey. The statistics show a large growth in jobs, increase in those eligible for workforce housing assistance, how many new households fall within the spectrum of eligibility for workforce housing assistance, and a shortage ofworkforce housing units available for those eligible. Page 3 April4,2003 -Mr. Halas asked what can be done to control "snowbirds" from purchasing the workforce housing lands. Mr. Timmerman stated that they will need to quantify and qualify the people who will be able to purchase the properties. Mr. Halas felt that the school teachers, EMS, and sheriffs should have been included in the survey. Mr. Timmerman stated that the survey can be used to quantify some of the things Mr. Halas was discussing. -Mr. Henning asked if those in need of workforce housing want to live next to "snowbirds" or next to others who share the same needs. Mr. Timmerman replied that this was a good point and explained how the placement of schools and parks can help create the communities for the demographics they are discussing. VI. Management Sub-Committee Report Formation and Backing of a Housing Development Corporation (HDC) -Susan Golden explained that this subcommittee tried to identify mechanisms that would implement recommendations to potentially address the shortfall of workforce housing. One of the goals in the Joint Housing element established in the late 1990s stated that by the year 2000, the county and city were to establish an HDC; in the joint housing element. The HDC could build or expand on the county's existing work, therefore assisting the county with some of their goals and objectives. One of the benefits of forming this non-profit, 501 C3, is that they would have additional flexibility that the county housing staff does not have. An HDC would be able to secure additional grant funding, therefore leveraging the public funds with private dollars. The sub-committee also looked at the possibility of the HDC assisting the housing office and clerk of courts in administering and dispersing funding that may be generated from some of the other mechanisms that will be explained in this meeting; (Inclusionary zoning, linkage fees, etc..). HDC could get involved in land acquisition, package the land with a private developer, housing construction, and partner with the private sector. She explained that most of the non-profit groups in Collier County have a specific income demographic that they target. There is another 501 C3 (& a CHODO); the housing partnership of SWFL, who has been looking to expand their board and mission. The housing partnership of SWFL is targeting the workforce and special needs housing. The county's and city's HDC would need Page 4 April 4, 2003 startup funding; $150,000 the first year and $200,000 in the second year. The recommendation is that the county assists with $100,000 a year for funding in the first three years of the HDC startup. Susan Goldman explained that a CHODO is a community housing development corporation that is similar to an HDC, but a CHODO is really a community based group. At least 1/3 of the CHODO's board has to be representative of low income individuals. The sub-committee also recommends that the county assist the HDC with the creation of a community land trust, which would be a non-profit organization, who acquired land or received donated lands. Some land trust groups also purchase older existing dwelling units and bring them up to code. The land trusts hold their purchased lands in perpetuity. They provide a 99year renewable lease to the buyer of the house. These leases allow the family to have the home deeded for future family members to inherit. These homes can be sold or rented to income qualified households. The community land trust, typically, has the right of first refusal and also establishes re-sale policies and provisions to ensure that the unit continues to remain affordable. Their goal is to maintain long-term affordability. Community land trusts exist in various places throughout the United States, especially in resort communities and those that have geographic constraints. This sub-committee also discussed inclusionary zoning, which allows the option for developers to donate land. They are also looking to make sure that the developer would still have the benefit of the tax break for their donation. Some community land trusts will partner with the local conservation land trust. VII. The Zoning Sub-Committee Report -This sub-committee reviewed the county's LDC in attempt to encourage the development ofworkforce housing. They looked at inclusionary zoning first. -Mark Strain explained that they reviewed the inclusionary zoning ordinance and four of five elements of the LDC with possible implementation abilities for workforce housing. -Susan Golden explained that inclusionary zoning is controversial and they have not come to any firm recommendations other than a need to continue to address this issue. Inclusionary zoning is a tool govemments can use to encourage workforce housing, in attempts to have it developed equitably throughout the community, Page 5 April4,2003 adjacent to places of employment and other residential areas. Most of this is done through very specific regulations and incentives. The sub-committee has been trying to find enough incentives so that this would be palatable to a wide variety of residents throughout the community. Inclusionary zoning needs a certain percentage of workforce housing units developed. This committee is looking at 10-15% workforce units for every 100 units of market rate housing developed. They are also looking at where in the development process does the inclusionary zoning trigger; early stages or building permitting. The unit threshold tends to be 50-100 market rate units. There are some communities who do a lot of re-develop, and therefore have inclusionary zoning kick in when you are re-developing 10-12 units. The zoning committee is also looking at buy-out provisions. Some recommend high buy-out provisions to discourage people from buying out of the inclusionary zoning, since the goal is to acquire land for the construction of housing. The zoning committee is also reviewing concurrency, fast-track permitting, impact fee waivers or deferrals, etc.. Susan Golden expressed that one of her concerns is that we cannot continue to rely on state and federal funding to assist workforce housing, since it is proposed to cut the SHIP funding by 1/3. This committee has looked at other communities, which have developed inclusionary zoning ordinances. These communities tend to be those that have tight-housing markets and expensive housing. She added that the committee is not at a point to bring the BCC an inclusionary zoning ordinance, but she recommends that they be given additional time to work out the details to bring a formalized ordinance before the board at a later date. -Mark Strain explained that there are four elements of the LDC that could be modified fairly easily in order to allow more workforce housing availability. 1) Limiting density bonuses to workforce housing only 2) Workforce housing through permitted locations - Approval of density bonuses for workforce housing at an administrative level 3) Fast track ordinances re-implemented and expanded 4) Add elements that encourage workforce housing into the stewardship credit programs Page 6 April 4, 2003 -Mr. Henning asked if the board was open to looking at amendments of these nature or if they had concerns. Mr. Halas stated that he thought they were worth looking into for a way to approach the shortage. Donna Fiala stated that she would like to understand some of them in more detail. Mr. Coletta felt that all options needed to be kept open and added that he would like to see affordable housing part of the info- structure requirements. Mr. Coletta stated that a blending of some of the options discussed may be a good idea, but he had not seen enough to make a decision if any one thing was the correct answer. Mr. Coyle stated that he was concerned that some of the recommendations assumed that certain zoning conditions and bonuses would be administratively determined and removed from the review of the BCC. He explained that he had concems with most of the procedures, except fast track permitting. In conclusion, he felt the county needed to approach this not as mandates, but providing incentives. Mr. Henning stated that he felt if they wanted to provide incentives, then government should be removed from the process. He also felt that doing the process as a right, would help to lower the cost of affordable housing. He was concerned about inclusionary zoning, but said that he did not have a problem with the other options discussed. Donna Fiala stated that affordable housing by right is a good thing, but the problem is when there is no land available. -Marlo Valle, stated that the price of lots is increasing dramatically. In the past two years, DEP has been evaluating the parcels in Golden Gate Estates. Due to the increased prices in the urban areas, a lot of people have been moving to the Golden Gate Estates. They feel that due to this influx and a stricter determination of what is defined as an upland property, the scope of available lots has narrowed dramatically. He explained that a lot of people are unable to build on there land due to the large mitigation fees now being required. They are trying to work towards 10,000 foot exemptions that allow houses to be built on the lands. They are requesting to set up a regional offsite mitigation area. Then ROMA would then be able to used. -Mr. Coletta asked about directing staff to work on the concept of conservational lands being part of ROMA and work with the DEP to apply for a 10,000 foot extension for the Golden Gate Estates lots. Page 7 April 4, 2OO3 -Mr. Henning asked if a ROMA would have to be put up for the 10,000 foot exemption. Mr. Valle stated that it would. Mr. Henning stated that he was in favor of this, but did not want to "step on the toes" of the soil and water district. -Mr. Coletta stated that he understood, but the soil and water district are facing much resistance, and he feels that this is a "win/win" situation. He recommended that they direct staff to work with the committee to come up with a workable solution for this. -Mr. Strain stated they would need to have input from the environmental community. -Mr. Schmitt pointed out that that the linkage with Conservation Collier cannot be committed at this point, since they are still working through the initial criteria. -Mr. Mudd stated that they needed to find a balance with the environmental aspect and consider that this would need to be limited to workforce housing so that it is not used as a "loophole". -Mr. Henning suggested that this be placed on the commissioner's agenda for future discussion. Mr. Coletta agreed and asked Mario Valle to be available for the meeting. -Mario Valle stated that the other component of his committee was to provide meaningful impact fee relief for the workforce. Currently, for FHA and VA buyers, the impact fee down-payment programs in the county are of limited benefit. FHA has decided not to view the impact fee deferral program as anything other than "a silent second mortgage". The funding sub-committee discussed further where to get "meaningful" impact fee relief. A ten minute recess was taken. -Congressman Mario Diez Valarez's executive assistant Steve Hart was present and acknowledged. VIII. Funding Sub-Committee Report -David Ellis stated that Congressman Valarez has been working on a program in Collier County that will bring in some federal money from Fannie-Mae. He explained that the funding sub-committee explored all ideas available to the county and provided the ideas to the BCC. 1) Commercial linkage fees: The idea is to create a charge on new commercial projects to offset the demand they create for workforce housing. One of the concerns would be to exempt EDC type projects. Page 8 April 4, 2003 2) General Revenue Reserves: The possibility exists to raise taxes if the BCC chose. ¼ mil increase would create $9.8 million per year; approximately 330,000 new housing units per year. 3) General Tax Revenue: Other counties have done this within the first few years of their HDC. They also considered the option of this being a loan. This would come out of general revenue. 4) Growth Dividend Option: This would dedicate a percentage of the increase in property tax and new construction towards this type of funding. If this was done last year, it would have created $2.3 million and funded 83 additional units. The idea was a matter of"fiscal discipline". -Mr. Ellis explained that his committee also came up with funding mechanisms that were not available to Collier County, but interesting and may be possible in the future or through state delegation. 1) Food & Beverage Tax: used in Miami, Florida 2) Tourist Tax - due to the link between tourism and the need for affordable housing. 3) Transfer Tax -Cormac Giblin, reviewed the possibility of a modified universal linkage fee. This is a linkage fee that would apply to all types of development. Since it is so "broad- ranging"., Mr. Giblin explained that it could be very modest. The modified portion of the idea is that an industry could opt not to pay the linkage fee, if they decided to build workforce housing units on their sites. IX. Board Discussion -Mr. Henning believed that if the recommendations were self-funded, then they were worthy of being considered. He was not in favor of the inclusionary zoning and amendments that he saw presented at this meeting. -Mr. Halas stated that he liked the idea of linkage fees they had just discussed. He also liked the idea of setting aside lands strictly for affordable housing. He felt that the inclusionary zoning and LDC amendments would be placed third or fourth on the list of what to look into. -Donna Fiala felt that the modified universal linkage fee sounded like a good idea. She also had concerns with the linkage fee, since she believed that most developers Page 9 April4,2003 would be against this with so little land left to build on. She added that this is why she supports the inclusionary zoning. She wanted to make sure that developers would be compensated by tax deductions for donations and they will have the availability to choose the land they donate and which groups they donate to. She also felt that the LDC amendments and GMP were very important and worthy of being looked at. -Mr. Coletta agreed with Donna Fiala. He was glad to see that after spending years identifying the problem, they may now be ready to move forward with a blend of the ideas discussed today. In the future, he would like to see a workable ordinance that currently exists in other communities, so they could "follow somebody else's lead" on this matter rather than being the creator. -Donna Fiala added that the inclusionary zoning was supposed to be self funding, and this committee did not come up with the ad valorum tax, rather that idea was brought up by A1 Zackala. -Mr. Coyle that he had concerns about the data and assumptions made. He added that "bad data and bad assumptions lead to wrong decisions". He felt that this is a process that will go on for many years and is impossible to solve in the way it was presented at this meeting. He felt this way because he believed that the cost of land and housing will continue to grow faster than the wages in Collier County. He explained that the long-term solution was to diversify the economy. He felt that the modified universal linkage fee was a good start and he supported the LDC/GMP amendments, depending on the kinds of amendments to be made. -Mr. Henning also had concerns with some of the ideas presented. He was concerned about the linkage fees, but thought that it was worthy of being looked into further. He felt the LDC/GMP amendments should focus on incentives and pull government out of the workforce housing picture. -Mr. Coyle asked the committee to look at the data, which suggests that the workforce housing in 2000 was larger and in a shortage in 2005. He wanted more information on how many homes they have allowed in the workforce house group over the past year, what the future target is, and what they are currently doing that is not meeting the goal. X. SPEAKERS Page 10 April4,2003 1) A1 Zackala, stated that he did recommend the ad valorum tax when he sat on the funding sub-committee. He explained that the suggestion was made because they were considering all the options. He supplied the commissioners with a position statement from the CBIA. He believes that the inclusionary zoning was taking "all the energy out of the room". He also does not believe that it would survive a support vote by the committee. He feels that this will "cloud the other good ideas" that the committee has come up with, until it is removed as a topic for discussion. His objections to inclusionary zoning were that it cannot produce a stream of reliable housing by itself, it has failed in many states, and it makes all housing less affordable. He stated that Miss Ross, from the 1000 friends of Florida Committee, came to speak and made the claim that this "is not subsidized housing". Mr. Zackala stated that it is not subsidized by the government, but it is subsidized by other members of the community. There is no data that this would create the type of housing for the specific group and provides no impact fee relief. He added that the incentives being proposed are insufficient, defy market demand, and do not support market-driven design. Mr. Zackala stated that the numbers being presented do not lend themselves to solution making. He urged the BCC to reject inclusionary zoning. He feels that the committee did a good job and would like to see the other ideas receiving more credit and research. 2) Marian Durso, Director of Habitat for Humanity, stated that they had 1,100 applications in the past year for the 100 houses built. She did not agree with the committee's definition for workforce housing and asked who would represent the families representing less than 50% of the median income. 3) Dr. Sam Durso, stated that they were not part of this committee, but "out there building houses". He commended the committee on their work. He explained that the only thing that will keep Habitat for Humanity at 100 houses this year, is that land is so difficult to purchase. He stated that mitigation was a problem for them and provided prices of some current purchases. Due to the high land cost, they will be building attached villas to gain more density. He added that they plan to be part of the solution to the problems presented at this meeting and they plan to sell 20% of the units in one of their subdivisions to the people making between Page 11 April 4, 2003 50%-80% of the median income. In order to do this, they want to build more houses. He explained that they can build 200 houses this year, but they need the continued support of the commissioners. He added that you cannot take the definition ofworkforce housing and exclude those making 50% of the median income. 4) Phil Peters, Naples resident since 2001, stated that he previously lived in Pittsburgh, PA and worked in the Urban Redevelopment Authority. He spoke in favor of the formation of a county wide housing corporation for Collier County. He explained that the Pittsburg Urban Redevelopment Authority is a good model for a mechanism in Collier County. 5) Deborah Forrestor, Bonita Bay Group, stated that they are supportive of affordable housing and have helped support it in the past years. Their company offers its employees down-payment support, because they feel there is a need and benefit to find affordable housing for their employees. They do not support inclusionary zoning and asked that it be removed from "the tool box". They would like to see incentive based programs brought forth. 6) Father Tim Navin, Pastor of St. Peters Apostle Catholic Church - East Naples, stated that there is a need in Collier County for sheriffs, hospitals, churches, teachers, schools, etc...His concern was what would happen when the developers leave and all that is left is "the haves and the have nots". He felt inclusionary zoning was a primary importance in this county. 7) Bill Klone, President of MDG capital corporation - Naples, stated that his company is developing two of the approved affordable housing sites in this county. He stated that the people buying these houses are not "snowbirds". He explained that his project had no environmental issues and was glad that they did not have this concern. He thanked for the support to make these two projects happen. -Mr. Henning urged people to go down and visit Cypress Glen, stating that it was a good project and hoped that they could provide more in the future. 8) Fred Thomas, stated that there is an approved 501 corporation in Collier County - CCHA Land Acquisition New Development Inc. He agreed that if you don't Page 12 April4,2003 stratify workforce housing then it will go down. He believed inclusionary zoning was important to the county. 9) Brian Mansuir, private developer, stated that he was contemplating a workforce housing development on Collier Blvd. He explained that it will go before the board this week for a growth plan amendment change. He proposed a database of pre-qualified buyers at specific price points, to make it easier for developers to attain this information and see where the demand is. He feels this will help developers find incentive in the county for smaller sites. He also feels that incentives for the developers are important in solving the situation. Other ideas he had were dropping impact fees and eliminate off-site infostructure costs for developers of workforce housing. 10) Caroline Aldin, stated that she is "the person who needs that housing". She practiced law in Philadelphia, PA for twenty-five years and is currently disabled. "After being homeless for years", she is now in Section 8 housing and grateful. She stated that she has as much right as anyone else to live in this community. She explained that although she does not support herself now, she did for many years, and still contributes to the community. She spends her time working on behalf of the county; on the hunger and homeless coalition, a volunteer at the shelter, for NOMI, etc... She explained that she is a part of this community and would like to afford a house in this community. She thanked those who work for her and this effort. 11) David Ellis, Chairman of Affordable Housing Commission, stated that he appreciates the time spent on this issue. He explained that they are part of the solution and attempt to address the needs. He agrees with an HDC and believes that the key for the buyer is: what is the payment monthly, not overall. He thought some financing mechanisms would help. He added that there is a housing fair on June 7, 2003 from 11 am-2pm at the Golden Gate Community Center. XI. Board Comments -Mr. Halas thanked Donna Fiala for her time and putting together this wonderful group and workshop. He feels we need a mechanism to create higher wages, which will allow for more affordable housing. He also believes we need to look at an Page 13 April4,2003 enterprise district and creating an environmentally friendly industry to provide high- paying jobs. He believes in linkage fees, HDC, and possible changes to the GMP/LDC to encourage workforce housing. -Donna Fiala agrees that they need all of these tools in "this tool-box". She added that they need the land or inclusionary zoning in order for this to work. -Mr. Coletta stated that they need to remember this is market driven and that low income housing should not remove lower incomes. He is in support of higher wage jobs and bringing high-tech industry, but they will still need the non-high-tech positions to be filled. He supports "keeping alive" the idea of inclusionary zoning and idea of donation funding. He does not agree with raising ad valorum taxes. -Mr. Coyle feels that the problem comes from the fact that people want to live in the sub-tropical climate. He feels that the approach to the problem must be slow and careful. He asked if they are developing a system that deals with affordable housing or only what they define as workforce housing. His conclusion was the system appears to be working, but the wrong people are buying the homes. He is not for inclusionary zoning and supports the modified universal linkage fee. He is supportive of LDC/GMP amendments, provided that they see the amendments first. He is also supportive of HDC. -Mark Strain, Planning Commissioner, thanked the committee, Cormac Giblin, Donna Fiala, Patrick White, Kathy Hyba, Kathleen Martinsen, and Mike Timmerman for their work. -Jim Mudd summarized the thoughts of the BCC. He stated that they will look further into modified linkage fees, HDC, and LDC/GMP amendments and bring them forward to the board, (short-term). He added that the committee will still look at the other pieces, including inclusionary zoning, and come back with a long-term approach. -Mr. Henning stated that there was not a super majority for LDC/GMP amendments and inclusionary zoning. He was concerned that the committee might be wasting time since there was not a super majority. Page 14 April 4, 2003 -Mr. Henning stated he would like to see legislation strategies for 2004. He meant state strategies and possibly a "Collier Day" to lobby in Tallahassee. He asked that they discuss these tools in a workshop in July with the County Manager and Staff. -Mr. Coyle stated that they are a donor county for SHIP funding. He asked if they would have more money for SHIP if they opted out of the donor program. He was informed that in the past they were a true donor county, but broke-even last year and to opt out of the program requires an act of state legislation. XII. Adjournment -There being no further business for the good of the County, the meeting was adjourned by order of the Chair at - 12:15PM. B OARD~ OUN~ 0MMISoS IO=RS TOM HENN~N :~ ' ,,~.h'~ ...... . ATTEST-:" '" ;~,ttest as to'i ,[~l[~ll.8:_~ :,~ These m~nutes ~a~roVed by the Board on as presented ~ or as co~ected ~ **No court reporter was present at this meeting. The minutes were done via tapes. Page 15