* This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting.
          [00:00:06]
          YOU KEEP PLANNING WITH COMMUNITY DEVELOPMENT DEPARTMENTS. 
          UM, DO I HAVE, HOLD ON. 
          THERE WE GO. 
          UH, STILL HERE. 
          OKAY. 
          ANYWAY, SO A COUPLE JUST QUICK LOGISTIC THINGS. 
          FIRST, FEEL FREE TO GET UP AT ANY TIME, HELP YOURSELF. 
          SNACKS, DRINKS, BATHROOMS ARE ACROSS THE HALL HERE ACROSS THE STAIRS, AND ANIMAL CONTROL IS RIGHT BELOW US. 
          AND THERE'S A VERY SCARED CAT DOWN THERE RIGHT NOW. 
          SO WE'VE BEEN AT AS MUCH AS YOU CAN. 
          TRY TO AVOID DRAGGING TRAY CHAIRS THAT HELPS, UH, OR HITTING WHO WAS PULLED OUTTA THE DUMPSTER YESTERDAY? UH, READY? OKAY. 
          GRAB, GRAB A SEAT. 
          GRAB A SNACK. 
          WE'RE JUST GETTING STARTED. 
          THIS SHOULD, LET'S SEE. 
          YES. 
          ALL RIGHT. 
          SO, , I DID SOMETHING FROM . 
          I THOUGHT IT'S COMING OUTTA HERE. 
          IT'S SO STRANGE. 
          UM, OKAY. 
          SORRY. 
          YOU REACH OUT, IT, THE SOUND AND THEN IT KEEPS TURNING. 
          SO TODAY WE JUST WANNA WELCOME EVERYONE. 
          WE'LL DO INTRODUCTIONS, SOME IMPROVEMENT AGREEMENTS, HOW WE'LL WORK TOGETHER OVER, UH, THESE COMING MONTHS, AND OVERVIEW OF, UH, THE PROCESS AND WHAT WE'RE EXPECTING FOR OUTCOMES. 
          AND THEN WE'VE HAD FOLKS FROM THE POLICY AND SOLUTIONS LAB AT NYU. 
          THEY'RE GONNA GIVE US A LITTLE BIT, UH, PRIMER ON SOCIAL HOUSING AND TALK ABOUT NEXT STEPS. 
          SO, I DON'T KNOW, UM, MAYOR SIDIKI, IF YOU WANTED TO SAY A FEW WORDS ABOUT FROM EVERYONE. 
          YES, DEFINITELY. 
          UM, THANK YOU FOR WAITING FOR ME. 
          IT'S COMING FROM EIGHTH GRADE GRADUATIONS. 
          MM-HMM . 
          SO, UM, REALLY GLAD I COULD MAKE IT A TIME. 
          SO, UH, GOOD AFTERNOON AND WELCOME TO THE FIRST MEETING OF THE CAMBRIDGE SOCIAL HOUSING TASK FORCE. 
          I WANNA ACKNOWLEDGE, UH, ALL THE KIND OF EFFORT THAT IT TOOK TO GET US ALL TOGETHER. 
          WANNA ACKNOWLEDGE MY, UM, CITY COUNSELOR COLLEAGUES, UH, COUNCILOR SABRINA WHEELER, AND COUNCILOR AYA LUBY, WHO WILL BE LEADING CO-CHAIRING THIS TASK FORCE. 
          UM, AND FOR, UH, JEN FOR BRINGING US TOGETHER TO OUR CITY STAFF, OUR ASSISTANT CITY MANAGER. 
          THIS PETERS OUR CHIEF HOUSING, UH, FOR WORKING WITH MY OFFICE TO GET EVERYTHING TOGETHER. 
          UM, AND ALONG WITH MY CHIEF OF STAFF, JI AND ADAM AND COUNSELOR SERENA WHEELER'S, LEGISLATIVE AID, AND ALEX AS WELL FROM CD FOR REALLY BRINGING US ALL TOGETHER. 
          I THINK WE'RE ALL REALLY EXCITED TO START, UH, THIS WORK. 
          UH, AND I WANNA THANK YOU ALL REALLY SINCERELY FOR ACCEPTING THAT INVITATION AND FOR THE WORK YOU'VE ALREADY DONE, UH, FOR MANY YEARS AND WILL CONTINUE TO DO, UH, TO MAKE THIS EFFORT REAL. 
          AND I FEEL LIKE IT WAS OVER A YEAR AGO THAT, UH, THE CITY, WE STARTED TALKING ABOUT SOCIAL HOUSING, AND WE ARE KEPT HEARING THE TERM SOCIAL HOUSING. 
          UH, AND THIS IS NOT ANYTHING NEW AS WE KNOW. 
          UM, AND ADVOCATES HAVE BEEN TALKING ABOUT THIS, UH, FOR A LONG TIME. 
          BUT REALLY, SOMETHING'S REALLY SHIFTED RECENTLY IN OUR CITY, AND I THINK IT'S STARTING TO FEEL, UH, GENERALLY LIKE MORE FEASIBLE. 
          AND, UH, I THINK IT'S BECAUSE OF, UM, THE CITY COUNCIL THAT WE HAVE. 
          AND SO THAT'S WHY I WORKED WITH OUR, MY COLLEAGUES HERE, AND WE BEGAN THIS REAL CONVERSATION ABOUT IT HERE IN CAMBRIDGE. 
          AND SO I WAS HOUSING CO-CHAIR AT THE TIME, AND I THINK I CONSULTED WITH MANY OF YOU, UH, REALLY TO WORK TOGETHER TO THINK ABOUT WHAT IS OUR SHARED UNDERSTANDING HERE, UH, WHAT SOCIAL HOUSING, WHAT'S IT GOING TO LOOK LIKE, WHO OWNS IT, WHO CONTROLS IT, WHO BENEFITS OVER THE LONG TERM? AND I THINK THOSE EARLY CONVERSATIONS MADE ONE THING CLEAR THAT THERE'S A LOT OF OPERATIONAL, FINANCIAL, 
          [00:05:01]
THEORETICAL DECISIONS TO TALK ABOUT, UM, AND AHEAD OF US. 
          AND SO THAT'S WHAT YOUR JOB WILL BE. 
          UH, AND WE MAY NOT ALWAYS AGREE ON EVERY QUESTION, UH, AS A GROUP, UM, UH, AND KIND OF WHERE WE'RE HEADING. 
          BUT, UH, YOU KNOW, AS SOMEONE WHO'S BEEN PART OF TASK FORCE, BUT I THINK I'M REALLY CONFIDENT THAT, UM, THE, HE, HOW WE KNOW THAT THE HOUSING CRISIS IS, UH, ONE OF THE DEFINING COMPLEX CHALLENGES OF OUR TIME. 
          UM, AND CAMBRIDGE CAN LEAD, AND I KNOW WE CAN LEAD, AND I THINK WE'VE REALLY MADE A LOT OF MEANINGFUL PROGRESS IN THE CITY. 
          UM, BUT I KNOW WE, IT ALL REQUIRES US TO DO MORE AT WORK WITH OUR LEGISLATIVE PARTNERS, UH, WITH THE STATE, UH, WITH MANY OTHERS TO, UH, UH, REALLY FIGURE THIS OUT. 
          AND SO, UH, REALLY EXCITED TO GET TO WORK. 
          AND REALLY, AGAIN, A HUGE THANK YOU, UM, ON BEHALF OF THE ENTIRE CITY COUNCIL AND THE CITY MANAGER'S OFFICE FOR, UH, BEING PART OF THIS GROUP. 
          SO, WITH THAT, I'LL PASS IT OVER TO JEN. 
          THANK YOU, JEN. 
          THANK YOU. 
          UH, I'M SORRY. 
          WITH THE TECHNICAL DIFFICULTIES, MAKE ME A  INSTEAD OF POST. 
          YOU SHOULD BE A PERSON. 
          WHAT? YOU SHOULD BE A PRESENTED. 
          YEAH. 
          I'M NOT POST NO, YOU'RE NOT HOST. 
          I DON'T KNOW WHY IT WON'T TURN OFF THE SOUND ON MY COMPUTER WHEN I'M CONNECTED TO THE ZOOM. 
          YOU KNOW, IF THERE'S ANOTHER WAY, WE HAVE SOMEONE ELSE BE PRESENTER AND YOU COULD JUST CLOSE OUT YOUR LAPTOP OR, YEAH. 
          I WONDER. 
          YEAH, I'M MUTED AND I KEEP, THEY WON'T ME TURN THE VOLUME ON MY COMPUTER OFF. 
          I TURN IT OFF AND IT TURNS IT BACK ON. 
          . 
          WHATCHA LISTENING? US  . 
          SO I THINK, I KNOW YOU GUYS ARE TAKING NOTES AND STUFF. 
          I DON'T KNOW IF THEY'RE ABLE ALSO, THERE'S ALSO ABLE TO SHARE A PRESENTATION IF THAT'S, YEAH. 
          MAYBE COULD YOU YOU SHARE THE PRESENTATION SLIDE? OR ALEX, COULD YOU SHARE THE PRESENTATION? OH, BUT THEN YOU'RE GONNA, I IT'LL DO THE SAME THING. 
          POSSIBLY. 
          YEAH. 
          ALL RIGHT. 
          SORRY GUYS. 
          WE CAN START WITH, WE CAN DO INTRODUCTIONS JUST WHILE WE TRY AND GET THIS SORTED. 
          . 
          YEAH. 
          THAT'S ALL GREAT. 
          UM, YEAH, WE CAN START WITH JUST, WE'RE GO AROUND YOU INTRODUCTIONS. 
          YOU COULD SAY YOUR NAME, PRONOUNS, AND, UH, YOU'RE HERE REPRESENTING AN ORGANIZATION, WHAT ORGANIZATION THAT IS. 
          AND THEN, UM, THE THREE OF US WHO ARE CO-CHAIRING CAN SAY A LITTLE BIT ABOUT ROLES AND RESPONSIBILITIES FOR THE TASK FORCE. 
          UM, AA DO YOU WANNA START? YOU CAN JUST GO AROUND. 
          YEAH. 
          HEY, EVERYONE, MY NAME IS AA HIR SERIES. 
          I AM ONE OF THE CITY COUNSELORS IN CAMBRIDGE, UH, REALLY ECHOING WHAT MAYOR SADIKI SAID. 
          REALLY EXCITED TO JUST BE A PART OF THIS CONVERSATION WITH YOU GUYS. 
          AS YOU GUYS PROBABLY CAN IMAGINE, THE HOUSING DEBATE IS DEFINITELY FUN IN CAMBRIDGE, . 
          UM, BUT IN ALL SERIOUSNESS, LIKE A LOT OF PEOPLE ARE AFFECTED BY HOUSING HERE. 
          AND I THINK THAT SOCIAL HOUSING IS SUCH AN INCREDIBLE OPPORTUNITY FOR US. 
          THINK ABOUT HOW WE CAN WORK TOWARDS TREATING HOUSING AS A HUMAN RIGHT AND NOT AS A COMMODITY. 
          UM, EVERYBODY IN THIS ROOM IS COMING FROM DIFFERENT BACKGROUNDS OF WORK EXPERIENCE, OF LIVED EXPERIENCE, AND I JUST WANT TO APPRECIATE THAT EVERYONE HERE IS BRINGING SUCH AN INTERESTING ELEMENT TO THE CONVERSATION. 
          SO I HOPE THAT WE CAN TAKE THE TIME TO LISTEN TO ONE ANOTHER AND ENGAGE WITH EACH OTHER, LEARN FROM EACH OTHER. 
          UM, AND JUST ALSO WANNA GIVE A SHOUT OUT TO THE COMMUNITY MEMBERS WHO HELPED MAKE THIS HAPPEN. 
          UM, THE CITY STAFF WHO HELPED MAKE THIS HAPPEN, AND OF COURSE, JI AND ADAM WHO HAVE, UM, MADE THIS SPACE POSSIBLE TODAY AND ARE, ARE WORKING IN THE, IN THE BACKGROUND TO HELP THIS TASK FORCE THRIVE. 
          I'M JUVAN SABRINA WHEELER, UH, ALSO CAMBRIDGE CITY COUNSELOR, AND ONE OF THE OTHER CO-CHAIRS OF THE TASK FORCE. 
          HI SAIDAL. 
          UM, SO I'LL PASS IT TO JEN. 
          HI, I AM JEN HIRA. 
          I'M THE DEPUTY CHIEF OF PLANNING FOR COMMUNITY DEVELOPMENT. 
          UM, I STARTED HERE IN JANUARY, SO I HAVEN'T HAD A CHANCE TO MEET ALL OF YOU YET. 
          BUT, UM, VERY EXCITED TO BE CO-CHAIRING THIS AND TO KICK OFF THIS CONVERSATION, I THINK WE'VE GOT A REALLY INCREDIBLE GROUP HERE. 
          AND IF THIS GROUP CAN FIGURE OUT SOCIAL HOUSING, THEN I DON'T KNOW WHO CAN MM-HMM . 
          SO LOOKING FORWARD TO WORKING THROUGH THESE, UH, YOU KNOW, COMPLICATED QUESTIONS AND CONVERSATIONS WITH ALL OF YOU. 
          HI, CHRIS COTTER, CHIEF OF HOUSING. 
          I THINK I KNOW MOST OF YOU SAID HELLO. 
          UH, GAN SIR. 
          OH, THAT SHE, HER, SORRY. 
          HI, KATHLEEN EVANS. 
          I AM, UH, HERE ON BEHALF OF MASS HOUSING, WHICH IS THE STATE HOUSING FINANCE AGENCY, THE SUPER. 
          I'M JEAN JAN. 
          I'M A MORTGAGE RESIDENT BY HOME, AND I'VE BEEN A DEDICATED AFFORDABLE HOUSING AND TENANT ADVOCATE FOR THE LAST 20 YEARS, 20 PLUS YEARS. 
          [00:10:01]
AND I'VE ALSO WORKED WITH A LOT OF LOCAL TENANT COUNCILS, INDIVIDUAL TENANTS. 
          AND NOW THE LAST 12 YEARS I'VE BEEN ON THE BOARD ALLIANCE OF CAMBRIDGE, ITALIANS, AND I COME POLICY. 
          UM, I'M SUSAN SCHLESINGER, I'M CAMBRIDGE RESIDENT, AND I SERVE ON THE, UM, CAMBRIDGE AFFORDABLE HOUSING TRUST FUND. 
          NOT REPRESENTING THE TRUST FUND. 
          I JUST THINK, UM, AS OF YET ANYWAY, UM, I WAS AT ONE TIME ASSISTANT CITY MANAGER OF COMMUNITY DEVELOPMENT IN NINETIES WHEN A LOT OF THESE PROGRAMS LARGELY IN RESPONSE TO RENT CONTROL AND  ON FEDERAL LEVEL, STARTED TO BE DEVELOPED. 
          AND THEY'RE MUCH MORE ROBUST NOW BACK IN THE DAY. 
          UM, AND THEN I WENT ON TO, UM, RUN A, A COMMUNITY DEVELOPMENT INVESTMENT FUND CALLED THE LIFE INITIATIVE, WHICH SHOWS LENDING ACROSS THE STATE FOR A VARIETY OF THINGS, FROM AFFORDABLE HOUSING, MOSTLY TO COMMUNITY FACILITIES. 
          AND I'M STILL ON THAT INVESTMENT COMMITTEE, SO I SEE A LOT OF DEAL STATEWIDE. 
          UM, I THINK THIS IS AN EXCITING POSSIBILITY. 
          IF I'M NOT SURE I COULD DEFINE WHAT SOCIAL HOUSING IS, I'VE SPENT SOME TIME TRYING TO FIGURE IT OUT. 
          SO I'M INTERESTED IN HOW, LOOKING AT THE EXAMPLES AND TRYING TO UNDERSTAND THEM, HOW THEY MIGHT WORK OR HOW A MODEL MIGHT WORK IN, IN CONTEXT. 
          I HAVE TO SAY THAT I AM CONCERNED ABOUT RESEARCH VOLUNTEER. 
          I PROCESS OBVIOUSLY REALLY 80 TO MEETING THAT'S GONNA REMAIN I AREA. 
          UH, HI, I'M SARAH BARKIN. 
          UM, I'M JUST THE SHE HER PRONOUNS. 
          UM, I'M THE EXECUTIVE DIRECTOR OF DRY, UM, CAMBRIDGE IS TWO CDCS. 
          UM, AND, UH, WE ARE PRIMARILY, UM, A DEVELOPER AND OPERATOR OF AFFORDABLE HOUSING. 
          WE OWN ABOUT 1700 RENTAL HOMES, UM, PRIMARILY IN THE CITY OF CAMBRIDGE. 
          AND WE HAVE OVER 200 MORE UNDER DEVELOPMENT AT SOME STAGE IN THE CYCLE, UM, AND ARE ALWAYS WORKING ALSO ON REC RECAPITALIZING. 
          OUR PORTFOLIO, UH, THE MA WHILE MAJORITY OF OUR HOUSING IS ALL AFFORDABLE, EVEN WITHIN THAT, IT IS MIXED INCOME. 
          AND WE ACTUALLY HAVE SOME DEVELOPMENTS THAT INCLUDE MARKET RATE UNITS AS WELL. 
          SO I'M PARTICULARLY INTERESTED IN THIS NOTION THAT, UM, INCOME HOUSING CAN LEAST BE GOLD IN THE CITY. 
          HI EVERYBODY. 
          CARL NE KLAN. 
          I'M THE EXECUTIVE DIRECTOR AT, JUST TO START, UH, THE, THE OTHER, UH, CAMBRIDGE CDC. 
          UM, AND, UH, I USED IT IN THE, IN, UM, PROGRAM SUIT. 
          HI EVERYONE, I'M CHRISSY ROBINSON. 
          UM, I SIT ON AFFORDABLE HOUSING TRUST. 
          I'M ALSO NOT REPRESENTING  HERE. 
          I'M JUST JOINED AS MYSELF. 
          UM, I'M A LIFELONG CAMBRIDGE RESIDENT. 
          UM, I ALSO GREW UP IN AFFORDABLE HOUSING. 
          UM, I  ABLE TO BENEFIT FROM THE, UM, FIRST TIME HOME BUYER PROGRAM. 
          I, UM, AND SO IT HAS ALLOWED ME AND MY FAMILY TO STAY IN BRIDGE DURING MY FREE TIME, WHICH VERY LIMITED I WORK. 
          AND I WENT TO. 
          HI EVERYONE. 
          I'M KYLE VIL, UH, HAM SIRIUS. 
          I'M THE, UH, DIRECTOR OF PROJECTS AND PLANNING FOR THE CAMBRIDGE REDEVELOPMENT AUTHORITY. 
          WE'RE VERY EXCITED TO BE PART OF THIS TASK FORCE, UH, AND INTERESTED TO SEE HOW WE CAN PLAY A PART IN CAMBRIDGE'S APPROACH TO THE SO FILES. 
          I'M PHIL DARING, I'M THE ASSISTANT DIRECTOR OF POLICY FOR THE EXECUTIVE OFFICE HOUSING LABLE COMMUNITIES, AND EXCITED TO LEARN FROM YOU ALL AND, UH, SUPPORT HIM AGAIN. 
          HI EVERYBODY. 
          I'M CHRIS BERG. 
          I, HE, HIM PRONOUNS. 
          UH, I'M THE MANAGING DIRECTOR OF HARVARD STERN CENTER FOR HOUSING STUDIES. 
          I'M VERY EXCITED TO BE HERE. 
          I'VE BEEN TEACHING CLASSES FOR THE LAST TWO YEARS ON SOCIAL HOUSING AND ACTUALLY HAVING A CHANCE TO TALK ABOUT IT REAL CONTEXT IS PRETTY EXCITING. 
          AND I ALSO WANT TO GIVE A SHOUT OUT TO MY COLLEAGUE SUZANNE SCHINDLER, WHO'S IN THE BACKGROUND, WHO'S BEEN A COLLEAGUE OF MINE WORKING ON THIS, PUTTING ON EVENTS AND WRITING ABOUT IT. 
          SO, HI EVERYONE. 
          I'M ALEX BOB. 
          UM, I'M A SENIOR HOUSING PLANNER AT THE, UH, DEPARTMENT OF HOUSING, KIND OF PART OF CDD, NOT REALLY SURE. 
          UM, AND I'M, UH, GONNA BE SUPPORTING THE TASK FORCE. 
          ADAM, YOU GONNA GO? YEAH. 
          UH, HI EVERYONE. 
          MY NAME'S ADAM CAMPBELL SCHWARTZ. 
          UH, I AM, UH, COUNCILOR SABRINA WHEELER'S LEGISLATIVE AID. 
          YOU HAVE RECEIVED MANY EMAILS FROM ME. 
          UM, I DID GET A REQUEST FROM SOMEBODY FROM THE PUBLIC WHO'S WATCHING ON THE ZOOM TO WHEN YOU'RE SPEAKING, PLEASE ENUNCIATE AND SPEAK LOUDLY BECAUSE THE OWL MICROPHONE IS NOT THE BEST. 
          SAM SIDIKI MAYOR OFFICE. 
          HI EVERYONE. 
          UH, MY NAME IS JI LEE. 
          I'M MAYOR SIDIKI, CHIEF 
          [00:15:01]
OF STAFF. 
          GOOD TO SEE FACES OF NAMES. 
          UH, GOOD AFTERNOON EVERYONE. 
          STATE REPRESENTATIVE MIKE CONNOLLY. 
          UM, PROUD TO HAVE BEEN WORKING TO INTRODUCE THE CONCEPT OF SOCIAL HOUSING ON BEACON HILL, AND ALSO, UM, EXCITED FOR THE FACT THAT THE AFFORDABLE HOMES ACT INCLUDED, UM, REALLY THE FIRST MENTION OF SOCIAL HOUSING EVER IN STATE LAW. 
          UH, BUT I THINK OUR THOUGHT ON BEACON HILL WAS THAT IT, IT'S NOT JUST GONNA BE A TOP DOWN THING THAT WE REALLY HAVE TO MOVE IN PARTNERSHIP WITH OUR MUNICIPALITIES. 
          SO I WANNA SAY THANK YOU TO MAYOR SIDIKI. 
          UH, THANK YOU TO COUNCILORS. 
          CHIEF WANTS TO BRING A WHEELER AND, UH, ZUBIE FOR BRINGING US TOGETHER. 
          UM, AND REALLY JUST LOOKING FORWARD TO THIS CONVERSATION MOVING FORWARD. 
          THIS IS REALLY GREAT TO SEE. 
          THANKS. 
          HI, I'M MARGARET DONLEY MORAN. 
          I'M THE DEPUTY EXECUTIVE DIRECTOR FOR DEVELOPMENT AT THE CAMBRIDGE HOUSING AUTHORITY, UH, LEADING THE HOUSING AUTHORITIES NEW DEVELOPMENT REDEVELOPMENT. 
          WE'VE HAD RECAPITALIZATION EFFORTS FOR, UM, THE LAST, UH, 10 YEARS, BUT WITH THE HOUSING AUTHORITY FOR OVER 30 YEARS. 
          SO, UH, LOTS OF, UH, AFFORDABLE HOUSING KNOWLEDGE AND HISTORY, HISTORY IN BLOOMBERG. 
          UH, MY NAME IS TRUDY GOODMAN. 
          UM, I'M MEMBER OF , BUT I ALSO, UM, COLLIDED WITH SEVERAL OTHER GROUPS. 
          THROUGHING HOUSING JUSTICE COALITION. 
          I'VE BEEN A VOLUNTEER. 
          UM, I'VE BEEN HERE FOR PEOPLE WITH HOUSING IN BOTH BOSTON AND IN CAMBRIDGE FOR OVER 15 YEARS. 
          HELPED PUT TOGETHER, UH, AT LEAST TWO DEVELOPMENTS IN BOSTON. 
          ONE ON SOUTH HUNTINGTON AVENUE IN THE BACK OF THE HILL DEVELOPMENT, WHICH HAS THE CAPACITY BEING ALWAYS A HUNDRED PERCENT RENTED, WHICH IS GREAT FOR SOMETHING THAT BASICALLY DEALS WITH ALL INCOME. 
          UM, MY FRAME REFERENCE IS I AM A SECTION EIGHT TENANT. 
          I A MOBILE ABOUT CERTIFICATE, BUT MANY PEOPLE THAT I HELP DO NOT SOCIAL HOUSING MAY BE A GOOD WAY FOR THEM TO HAVE A BETTER WAY TO LIVE. 
          UM, BECAUSE QUITE HONESTLY, A LOT OF TIMES, SECTION EIGHT HOUSING SURE MS.  KNOWS ABOUT THIS BECOMES A VERY ISOLATED EXPERIENCE. 
          MY DAY JOB IS, I AM THE MENTAL HEALTH COUNSELOR FOR THE DEPARTMENT OF MEDICAL. 
          WE, YU CHILDREN CENTER. 
          ANYTHING YES. 
          ON ZOOM? YES. 
          CLAUDIA, DO YOU WANNA INTRODUCE YOURSELF AS WELL? AND IF THERE'S ANYONE ELSE WITH YOU, UM, WHO WOULD ALSO LIKE TO INTRODUCE THEMSELVES? SURE. 
          CAN YOU ALL HEAR ME OKAY? YES. 
          OKAY. 
          I AM SEEING NODS. 
          GREAT. 
          UM, WELL, I'M SAD NOT TO BE WITH YOU IN PERSON, BUT VERY MUCH HOPING TO JOIN FOR A, A FUTURE, UH, TASK FORCE SESSION. 
          MY NAME IS CLAUDIA, I'M DIRECTOR OF NEW RESEARCH PARTNERSHIPS AT THE HOUSING SOLUTIONS LAB, UH, WHICH I'LL TELL YOU A LITTLE BIT MORE ABOUT LATER ON. 
          UM, BUT REALLY THRILLED TO BE HERE AND TO BE ABLE TO PROVIDE SOME RESEARCH SUPPORT TO THIS ABSOLUTELY POWERHOUSE GROUP. 
          I'M GONNA BE TOTALLY HONEST, I'M A LITTLE INTIMIDATED BY THE COLLECTIVE KNOWLEDGE IN THIS ROOM, AND I EXPECT I WILL BE TELLING SOME OF YOU THINGS THAT YOU ALREADY KNOW, BUT HOPEFULLY STILL PROVIDING SOME USEFUL LE LEVEL SETTING FOR YOUR CONVERSATIONS GOING FORWARD. 
          AND THANK YOU, JEN, FOR HAVING ME. 
          I THINK THAT'S IT FOR THE, THE INTROS. 
          UM, THANK YOU ALL SO MUCH FOR BEING HERE. 
          UM, JUST A COUPLE QUICK NOTES ABOUT ROLES. 
          UM, IF YOU HAVE QUESTIONS ABOUT LOGISTICS FOR, YOU KNOW, UH, NEXT MEETING, IF YOU AREN'T GONNA BE ABLE TO MAKE THE NEXT MEETING, IF YOU JOIN BY ZOOM AND LEAVE THE LINK, UM, ADAM AND MINDY ARE GONNA BE THE FOLKS TO TALK TO FOR LOGISTICAL CONCERNS OR QUESTIONS. 
          AND THEN IF YOU HAVE QUESTIONS ABOUT CONTENT, ABOUT ARE WE GONNA TALK ABOUT X AT THIS FUTURE MEETING, WHAT DOES THIS MEAN? AND OF YOU TALK TO ANY ABOUT THREE OF US CO-CHAIRS, MYSELF OR IA OR JEFF. 
          UM, WE'RE, WE'RE ALSO REALLY EXCITED ABOUT THIS. 
          UH, I'M GONNA BE TALKING A LOT MORE, UH, IN THE CONTENT AS WE GET TO FURTHER, UM, WE'LL TURN IT OVER FOR THE NEXT SESSION ON GROUP AGREEMENTS. 
          UM, WHICH, UH, JEN GONNA TAKE. 
          THANK YOU. 
          UM, ADAM, ARE YOU SHARING, DO YOU MIND SKIPPING AHEAD TO AGREEMENTS? SO WE WANTED TO FIRST TALK ABOUT HOW WE WILL ENGAGE, UM, TOGETHER, BECAUSE WE WILL BE HAVING, I THINK THERE WILL BE DIFFICULT CONVERSATIONS ABOUT TRADE-OFFS, ABOUT, UH, WHERE THE CITY PUTS RESOURCES. 
          UM, WE'RE ALL COMING WITH DIFFERENT BACKGROUNDS AND EXPERIENCE AND UNDERSTANDING OF THE TOPIC. 
          SO HERE ARE SOME DRAFT AGREEMENTS AND THEN WE CAN TALK ABOUT IF THIS FEELS RIGHT OR IF THERE'S THINGS THAT YOU THINK ARE MISSING. 
          UM, SO ONE MIC, ONE PERSON SPEAKS AT A TIME. 
          WE HAVE A LOT OF EXPERTISE AND KNOWLEDGE IN THIS ROOM, BUT WE WANNA HEAR FROM ONE PERSON AT A TIME. 
          STEP UP, STEP BACK. 
          SO SHARE THE AIR, UH, AND, YOU KNOW, THINK ABOUT WHETHER YOU ARE CONTRIBUTING AND HOW MUCH, AND MAKE SURE EVERYONE GETS A CHANCE TO CONTRIBUTE. 
          UH, BE AS PRESENT AS YOU CAN. 
          WE KNOW YOU'RE ALL VERY BUSY. 
          [00:20:01]
UH, BE RESPECTFUL, BE KIND, CRITIQUE IDEAS, NOT PEOPLE GETTING STARTED IS MORE IMPORTANT THAN BEING RIGHT. 
          UH, THIS IS A, YOU KNOW, BIG TOPIC AND WE ARE NOT GONNA GET IT PERFECT, BUT WE WANNA GET STARTED WITH THIS CONVERSATION. 
          LEAD WITH CURIOSITY AND ASSUME BEST INTENT. 
          UH, LIVED TECHNICAL AND HISTORICAL KNOWLEDGE AND EXPERTISE ARE ALL VALID. 
          WE'RE ALL COMING FROM DIFFERENT PLACES, UM, AND HAVE DIFFERENT, UH, EXPERIENCE IN AROUND THIS TOPIC. 
          AND HONOR EACH OTHER'S TIME BY STARTING AND STOPPING ON TIME AND BEING CONCISE AND ON TOPIC. 
          WE WILL DO OUR BEST AS THE SHARES TO TRY AND KEEP US ON TIME AND GET YOU OUT OF HERE WHEN WE SAY WE'RE GONNA GET YOU OUT OF HERE. 
          UH, SO WE CAN ALL JUST BE COGNIZANT OF THAT AS WELL. 
          SO, UH, ANY THOUGHTS OR ANYTHING YOU THINK WE'RE MISSING OR THAT, UH, YOU'RE REACTING TO OR THINGS HAVE COME OUT OF HERE? YES, TRUDY. 
          OKAY. 
          SO ENGLISH IS NOT MY FIRST LANGUAGE, BUT I'VE SPOKEN IN A LONG TIME. 
          BUT I WOULD JUST SAY IN TERMS OF ANYBODY COMING OVER ZOOM OR ANYBODY IN THIS ROOM, IF THERE'S SOMETHING THAT THEY DON'T UNDERSTAND, IT REALLY HELPS AND PEOPLE TALK RELATIVELY SLOWLY, RIGHT? AND I KNOW THAT THAT'S A PROBLEM, UH, SOMETIMES. 
          AND JUST IF PEOPLE SPEAK UP, BECAUSE, UM, I KNOW THERE ARE A COUPLE OF PEOPLE IN THIS ROOM WITHOUT SOME HEARING ISSUES. 
          THANK YOU, JUDY. 
          THAT IS A GOOD ONE. 
          SO SPEAK UP, SPEAK RELATIVELY SLOWLY. 
          UM, IF YOU DON'T CATCH SOMETHING OR DON'T UNDERSTAND SOMETHING, PLEASE, UM, JUST STOP US IF WE CAN, OR WHOEVER, MAKE SURE EVERY POINT IS FOLLOWING ALONG. 
          ANYTHING ELSE? ALRIGHT, DO YOU WANNA SKIP AHEAD? WE'RE GONNA GO OVER THE PROCESS NOW, SO WE'RE GONNA TALK A LITTLE BIT ABOUT WHERE THIS CONVERSATION STARTED, WHERE WE'RE HOPING TO GO, UH, HOW WE THINK WE'RE GONNA GET THERE, AND THEN WE CAN REVISIT THOSE IN NEXT MEETING AS WELL, ONCE YOU'VE HAD SOME TIME TO THINK ABOUT IT. 
          REFLECT, UH, AND IF YOU THINK THAT THERE'S ANY CHANGES WE WANNA MAKE AS A GROUP. 
          SO, AS MANY OF YOU KNOW, BECAUSE YOU'VE BEEN INVOLVED IN THESE CONVERSATIONS, THE SORT OF OFFICIAL CITY CONVERSATIONS STARTED BACK LAST SEPTEMBER AND THE CITY COUNCIL PASSED A POLICY ORDER ISN'T DIRECTING THE HOUSING COMMITTEE TO CONVENE AND DISCUSS SOCIAL HOUSING AND FOR THE CITY MANAGER TO EXPLORE STEPS TOWARDS ADVANCING SOCIAL HOUSING. 
          THAT MEETING HAPPENED AT THE END OF, TOWARDS THE END OF LAST YEAR. 
          I KNOW SOME OF YOU WERE INVOLVED IN THAT AS WELL. 
          AND, UM, THERE WAS A PUBLIC MEETING HELP. 
          WHAT CAME OUT OF THAT WAS, UM, UH, A DIRECTIVE TO HOLD A TASK FORCE, UM, TO FURTHER EXPLORE SOCIAL HOUSING. 
          SO BEGINNING OF THIS YEAR, THE NEW COUNCIL WAS SWORN IN AND THE MAYOR, CITY MANAGER BEGAN DISCUSSIONS ABOUT HOW TO MOVE THIS FORWARD AND NEXT STEPS HERE IN COMMUNITY DEVELOPMENT. 
          WE PUT TOGETHER A WORK PLAN, UH, THAT SORT OF LOOKED AT HOW SOCIAL HOUSING FITS INTO THE WORK THAT WE'RE ALREADY DOING AROUND HOUSING AND ZONING FOR THIS UPCOMING YEAR. 
          AND THEN THE FINANCE COMMITTEE ALSO IDENTIFIED SOCIAL HOUSING AS A LONG-TERM PRIORITY FOR FURTHER SCOPING IN APRIL, WHICH IS THE SAME TIME THE TASK FORCE MEMBERS WERE IDENTIFIED, UM, BUT THROUGH THE CITY MANAGER AND THE MAYOR COUNCIL. 
          AND THOSE INVITATIONS WENT OUT TO ALL OF YOU. 
          AND SO NOW YOU'VE ALL BEEN FORMALLY APPOINTED BY THE CITY COUNCIL AND WHAT WE'RE, WE'RE STARTING THIS TASK FORCE WHILE WE CONTINUE TO LOOK FOR ADDITIONAL CONSULTANT SUPPORT. 
          SO WE ARE LUCKY TO HAVE THE HOUSING SOLUTIONS LAB AT THE NYU FURMAN CENTER WHO HAS FUNDING TO ASSIST US, UH, ON THIS WORK. 
          AND THEN ONCE WE'RE ABLE TO, UH, WITH THE NEW FISCAL YEAR DO AN RRP FOR FINANCIAL CONSULTANTS, THEY WILL COME ON BOARD AS WELL TO HELP SUPPORT THE TASK FORCE AND DO MORE OF THE SORT OF HEAVY LIFTING PRO FORMA ANALYSIS. 
          AND NOW I'LL HAND IT OVER TO, UH, . 
          YEAH. 
          YEAH. 
          SO AS YOU ALL KNOW, LIKE THERE ARE A LOT OF CONVERSATIONS AROUND SOCIAL HOUSING ACROSS THE COUNTRY. 
          UM, IT'S REALLY IMPORTANT FOR US IN THIS SPECIFIC TASK FORCE TO COME OUT OF IT NOT JUST BEING A DISCUSSION GROUP, BUT US ACTUALLY WORKING ON AN ACTIONABLE FRAMEWORK, UH, FOR ADVANCING THE MODEL IN CAMBRIDGE. 
          UM, SO WE'LL BE ASSESSING OPERATIONAL NEEDS. 
          UH, EVENTUALLY WE'LL BE LOOKING AT FINANCIAL FEASIBILITY, UM, PART OF ONE OF THE WORKING GROUPS. 
          WE'LL BE TALKING ABOUT GOVERNANCE STRUCTURES. 
          AND THEN OF COURSE, AS A PART OF THIS WE'LL BE ALSO TALKING ABOUT HOW IT ALIGNS WITH THE CITY'S HOUSING GOALS AS WELL. 
          SO, AND 
          [00:25:01]
THEN ADAM, YOU COULD GO TO THE NEXT SLIDE, WHICH IS ME. 
          UH, IT'S, THERE'S SORT OF TWO BROAD GOALS FOR THE SLIDE FOR THE TASK FORCE. 
          I THINK THE FIRST IS TALKING ABOUT THE, UH, OUTLINE FOR A SOCIAL HOUSING MODEL. 
          THIS IS A, YOU KNOW, A NEW MODEL FOR AFFORDABLE HOUSING IN, IN CAMBRIDGE. 
          WE HAVE, UH, PUBLIC HOUSING, WE HAVE INCLUSIONARY HOUSING IN TERMS OF SOCIAL HOUSING. 
          IT IS A, A NEW MODEL AT LEAST HERE. 
          UM, YOU KNOW, THERE'S A LOT OF DIFFERENT WAYS TO TALK ABOUT SOCIAL HOUSING. 
          I THINK ONE WAY I TALK ABOUT IT SOMETIMES IS GETTING BACK TO THE ROOTS OF PUBLIC HOUSING, WHICH WAS MIXED INCOME, PUBLIC HOUSING WHERE PEOPLE OF ALL INCOME LEVELS CAN LIVE TOGETHER AND PUBLICLY OWNED HOUSING. 
          BUT YOU KNOW, AROUND THE WORLD THAT EVEN THERE'S DIFFERENT MODELS OF SOCIAL HOUSING IF YOU'RE TALKING ABOUT, YOU KNOW, SOCIAL HOUSING IN AUSTRIA, VIENNA, OR SOCIAL HOUSING IN SINGAPORE, OR SOCIAL HOUSING IN MONTGOMERY COUNTY, MARYLAND, WHICH IS ONE OF THE PLACES CLOSER THAT WE'VE, UH, SEEN THAT, UH, ARE REALLY DIFFERENT MODELS EVEN FROM EACH OTHER. 
          SO THE SECOND PART OF THE GOAL IS IDENTIFYING, UH, A PILOT PROJECT HERE IN CAMBRIDGE THAT WE CAN HAVE AS A FIRST PROJECT FOR SOCIAL HOUSING. 
          AND I THINK THAT PART WOULD BE REALLY IMPORTANT TO GROUND US IN REALITY OF WHAT WOULD SOCIAL HOUSING LOOK LIKE HERE ON A SPECIFIC SITE. 
          AND WE HAVE A, A PIECE OF LAND WE CAN, CAN, UH, TALK ABOUT EARLIER THE CITY OWNS, AND THAT WE'RE, WE'RE THINKING OF USING AS A SITE. 
          UM, AND TO TALK ABOUT IT IN THE SPECIFIC CONTEXT OF ARE WE BUILDING 20 UNITS OR ARE WE BUILDING 200 UNITS? WHAT IS THE MIX OF AFFORDABILITY LEVELS ON THAT SITE? UH, YOU KNOW, WHAT WOULD IT COST TO TO DO THAT? WHAT IS THE TIMELINE FOR GETTING IT BUILT? THE, WE'RE GONNA GET INTO THE, UH, TIMELINE FOR THIS TASK FORCE AFTER THAT, WHICH, UH, IS WAITING TO GO TO APRIL, 2027. 
          BY THE END OF THIS TASK FORCE, WE'RE NOT GONNA, YOU KNOW, UH, BE READY TO DO A RIBBON CUTTING FOR THAT SOCIAL HOUSING PROJECT. 
          THAT'S GONNA TAKE A FEW ADDITIONAL YEARS, BUT HOPEFULLY HAVE SOME OF THOSE QUESTIONS ANSWERED ABOUT WHAT DOES THE AFFORDABILITY MIX LOOK LIKE? HOW BIG IS THIS GONNA LOOK LIKE? WHAT WILL THIS LOOK LIKE ON THE, THE SITE? AND TO, YOU KNOW, GROUND THESE REALLY BIG DISCUSSIONS ABOUT SOCIAL HOUSING AND THIS, YOU KNOW, TOTALLY NEW MODEL FOR HOUSING AND THE SPECIFIC CONTEXT OF CAMBRIDGE. 
          UM, AND SO THEN IF WE CAN GO TO THE NEXT SLIDE ON HOW WE GET THERE, BOTH FROM A REALLY BIG SOCIAL HOUSING VISION AND ON THE SPECIFIC PILOT PROJECT. 
          IT'S, IT'S THIS GROUP HERE. 
          IT'S BRINGING TOGETHER CITY STAFF EXPERTS ON, UH, HOUSING AFFORDABILITY, POLICY MAKERS AND COMMUNITY MEMBERS TO TALK ABOUT EXAMPLES OF SOCIAL HOUSING WE'VE SEEN IN OTHER PARTS OF THE WORLD, IN OTHER PARTS OF THE COUNTRY. 
          UH, TALKING ABOUT, YOU KNOW, THE FUNDING CONSIDERATIONS HERE IN OUR CITY BUDGET, THE TRADE-OFFS IN TERMS OF, YOU KNOW, HOW DO WE CONTINUE TO FUND AFFORDABLE A HUNDRED PERCENT AFFORDABLE HOUSING PROJECTS FROM CHA AND JUSTICE ART AND HRI AS LONG AS WELL AS SOCIAL HOUSING MODELS. 
          UH, AND THEN THINK DOING THAT BOTH IN THESE BIG GROUP MEETINGS AND IN, UH, WORKING GROUPS, WHICH WE WILL TALK A LITTLE BIT MORE ABOUT, BUT ARE ENVISIONING TWO WORKING GROUPS THAT ANYONE IS WELCOME TO BE IN, EITHER OF, OR BOTH OF ONE FOCUSED ON FINANCING AND AFFORDABILITY MIX, AND ONE FOCUSED ON TENANT GOVERNANCE CONSIDERATIONS. 
          UM, AND SO THAT'S SORT OF THE, THE SPECIFICS OF NEXT STEPS OF, UH, GOING THROUGH. 
          UM, BUT I'LL PASS THAT OVER NOW TO JEN, UH, TO TALK ABOUT THE SCHEDULE, UH, FOR NEXT TASK FORCE MEETINGS. 
          OKAY. 
          ANY QUESTIONS ON THAT PART BEFORE I GET INTO MORE OF THE DETAILS ON THE SCHEDULE? UH, WE CAN ALSO REVISIT THE PURPOSE AND THE GOALS NEXT MEETING AFTER WE'VE HAD A LITTLE MORE TIME TO THINK ABOUT IT AND SEE IF THAT STILL SEEMS RIGHT. 
          UH, ALL RIGHT, SO OUR GRAPH SCHEDULE THIS I IMAGINE WILL EVOLVE. 
          UH, BUT THIS IS HOW WE'RE INITIALLY THINKING ABOUT HOW WE MOVE THROUGH THESE TOPICS. 
          IT'S A LOT OF MATERIAL TO GET THROUGH, UH, WHICH IS PARTLY WHY WE'RE GONNA BREAK IT INTO TWO WORKING GROUPS AS WELL. 
          AND SOME OF THIS DEPENDS ON HOW FREQUENTLY THIS GROUP IS INTERESTED IN MEETING. 
          SO RIGHT NOW WE'RE ASSUMING ROUGHLY ONCE A MONTH, WHETHER THAT'S A WORKING GROUP MEETING OR A FULL TASK FORCE MEETING, BUT YOU CAN GIVE US FEEDBACK ON WHETHER THAT IS TOO MUCH OR YOU'RE WILLING TO MEET MORE AND, UM, YOU KNOW, MOVE THROUGH THIS A A LITTLE BIT FASTER. 
          SO THIS MEETING IS REALLY OUR KICKOFF. 
          SOME BACKGROUND, SOME INTRODUCTIONS, TALK, GO OVER THE PROCESS. 
          THE NEXT MEETING, UM, WHICH HOPEFULLY YOU HAVE ON YOUR CALENDARS NOW WILL BE AUGUST 5TH. 
          AND THAT MEETING WILL BE MOSTLY STAFF PRESENTING ON EVERYTHING THAT CAMBRIDGE IS ALREADY DOING AROUND HOUSING. 
          SO OUR EXISTING PROGRAMS, UH, OUR EXISTING SORT OF FINANCING MODELS, WHAT SORT OF, WHAT AFFORDABILITY LEVELS ARE WE MEETING, WHAT SORT OF HOUSEHOLDS ARE WE SERVING SO THAT WE HAVE AN UNDERSTANDING, WE ALL HAVE A SHARED UNDERSTANDING OF THE CURRENT LANDSCAPE BEFORE WE START TO IDENTIFY THE GAPS AND WHERE WE WANT TO FOCUS. 
          BECAUSE I THINK, AS SOMEONE MENTIONED, SOCIAL HOUSING 
          [00:30:02]
DOES NOT HAVE A VERY CLEAR DEFINITION. 
          IT CAN BE A LOT OF THINGS AND IT MEANS DIFFERENT THINGS TO DIFFERENT PEOPLE IN DIFFERENT COMMUNITIES. 
          SO PART OF THIS GROUP, WE'RE GONNA HAVE TO FIGURE OUT WHAT DOES IT MEAN HERE IN CAMBRIDGE AND WHERE DO WE WANT TO FOCUS. 
          SO THE SECOND MEETING WILL KIND OF SET US UP FOR CURRENT LANDSCAPE. 
          THE THIRD MEETING, AND THESE WILL ALL BE FULL TASK FORCE MEETINGS. 
          WE'LL SORT OF COMPARE WHAT WE'RE ALREADY DOING AGAINST SOME OF THE MODELS WE'RE GONNA HEAR ABOUT TODAY FROM CLAUDIA, AS WELL AS, YOU KNOW, MODELS PEOPLE ARE ALREADY AWARE OF AND START TO IDENTIFY WHAT, WHERE ARE THE GAPS BETWEEN WHAT WE DO NOW AND WHAT WE WOULD LIKE TO BE DOING OR WHAT OTHERS ARE DOING. 
          WHAT IS THAT NEED THAT WE'RE TRYING TO ADDRESS? UM, SO THAT WE CAN THEN REALLY FOCUS AS WE MOVE THROUGH FURTHER CONVERSATIONS AND GET INTO THE NITTY GRITTY DETAILS. 
          SO WE'RE HOPING BY SEPTEMBER WE HAVE THE FINANCIAL CONSULTANT ON BOARD AND WE'D LIKE TO HAVE THEM DO JUST A HOUSING DEVELOPMENT, FINANCE 1 0 1 FOR EVERYONE. 
          UM, JUST SO WE ALL HAVE THE  AND BEFORE WE MOVE INTO THE WORKING GROUP. 
          SO THEN THE WORKING GROUPS. 
          SO WE SAID ONE, WE'LL FOCUS MORE ON THE FINANCING, UM, FOR THE FIRST WORKING GROUP MEETINGS. 
          UM, ONE WE'LL FOCUS ON FINANCING AND CAPITAL STRATEGY, STARTING TO IDENTIFY FUNDING, UM, MIX OF FUNDING THAT CAN MAKE THIS VIABLE, UH, LOOKING EQUITY OPTIONS. 
          WORKING GROUP NUMBER TWO, WE'LL BE THINKING ABOUT AFFORDABILITY MIX AND COMMUNITY NEED. 
          UM, SO PART OF THAT WE'RE GOING TO HOPEFULLY IDENTIFY WHEN WE'RE THINKING ABOUT WHAT IS THE NEED, WHAT ARE WE TARGETING, UH, BUT THEN REALLY DRILLING DOWN INTO THAT MORE. 
          AND WHAT IS THE FEASIBILITY OF INCREASING AFFORDABILITY OVER TIME? WHAT, UM, DOES INCOME VERIFICATION LOOK LIKE? IF, ARE WE DOING INCOME VERIFICATION AND HOW ARE WE, IF WE ARE THINKING ABOUT THAT SORT OF MIDDLE INCOME, HOW ARE WE ADDRESSING THAT? UM, BECAUSE THOSE CAN BE DIFFICULT UNITS TO FILL HISTORICALLY. 
          SO THINKING THROUGH SOME OF THE CHALLENGES THERE AND SOME OF OUR APPROACHES, YOU GO TO THE NEXT SLIDE. 
          AND THEN CONTINUING THE FINANCING CONVERSATION INTO THE NEXT ONE. 
          UM, AS WELL AS THE OTHER GROUP THINKING ABOUT OWNERSHIP AND SCALING STRATEGY FOR A PUBLIC DEVELOPER. 
          SO WHAT SORT OF PUBLIC INVOLVEMENT NEEDS TO BE INCLUDED? UH, LOOKING AT EXISTING INSTITUTIONS, UM, IDENTIFYING TRAINING AND RESOURCES NEEDED. 
          AND THEN THE FINANCING, YOU KNOW, REVIEWING SOME PERFORMANCE REALLY. 
          SO WE CAN DIG INTO THOSE TRADE OFFS AMONG SUBSIDY STRATEGIES AND, YOU KNOW, THE DIFFERENT AFFORDABILITY LEVELS WE'RE TRYING TO TARGET. 
          WE THEN ANTICIPATE COMING BACK TOGETHER THE FOLLOWING MONTH TO REPORT OUT AND, YOU KNOW, HAVE A DISCUSSION AS A FULL GROUP ON THOSE TOPICS THAT THE WORKING GROUPS HAVE BEEN WORKING THROUGH, IDEALLY WITH SOME INITIAL SORT OF RECOMMENDATIONS OR DIRECTIONS WE'D LIKE TO GO. 
          THEN BREAKING OUT AGAIN, UM, INTO WORKING GROUPS, LOOKING AT PUBLIC INVESTMENTS, UM, YOU KNOW, WHAT'S REQUIRED AS AN INITIAL INVESTMENT, WHAT DOES THAT LOOK LIKE OVER A LONGER PERIOD OF TIME. 
          THE OTHER GROUP NOW STARTS TO REALLY DIG INTO TENANT GOVERNANCE AND DEMOCRATIC CONTROL. 
          WHAT ARE THOSE CORE PRINCIPLES? UM, WHAT IS, WHAT DO WE NEED TO HAVE EFFECTIVE RESIDENT GOVERNANCE, LOOKING AT OTHER MODELS AND GO TO THE NEXT ONE THE FOLLOWING MONTH, CONTINUING THE TENANT GOVERNANCE CONVERSATION. 
          AND THEN THE OTHER GROUP LOOKING AT PUBLIC DEVELOPMENT BARRIERS, WHAT'S OUR POLICY LEAD SUPPORT IS NEEDED. 
          FROM THERE, WE'LL SEE WHERE WE ARE, UH, AND IF WE'RE READY TO SORT OF MOVE TOWARDS RECOMMENDATIONS OR IF WE NEED MORE TIME TO REALLY WRESTLE WITHIN THESE TOPICS, WHETHER THEY'RE IN SMALLER GROUPS OR AS A LARGE GROUP. 
          AND THE END GOAL BEING A SORT, A SET OF CONSENSUS RECOMMENDATIONS COMING FROM THIS GROUP THAT WILL GO TO THE CITY MANAGER AND THE CITY COUNCIL AND THAT HAS RECOMMENDATIONS FOR WHAT A SOCIAL HOUSING PROGRAM LOOKS LIKE IN CAMBRIDGE, AS WELL AS IS THERE THE ABILITY TO MOVE FORWARD WITH A PILOT PROJECT AND WHAT ARE SOME SORT OF CORE PRINCIPLES THAT NEED TO BE INCLUDED THERE. 
          AND FROM THERE, WE'RE, RIGHT NOW WE'RE LOOKING THROUGH APRIL. 
          AGAIN, THAT CAN BE, MAY EVOLVE, UM, AS WE REALLY GET INTO IT AND SEE IF WE NEED MORE TIME OR IF WE'RE MOVING THINGS THROUGH THINGS QUICKER. 
          UH, DEPENDS A BIT ON EVERYONE'S SCHEDULES. 
          WE KNOW OVER THE HOLIDAYS ESPECIALLY, IT WOULD BE DIFFICULT TO SCHEDULE. 
          SO 
          [00:35:01]
VERY OPEN TO FEEDBACK FROM ALL OF YOU ON THIS SCHEDULE. 
          UH, FEEL FREE TO TAKE SOME TIME AND REACH OUT TO US OR COME BACK TO THE NEXT MEETING WITH THOUGHTS AS WELL. 
          OTHER TOPICS WE MISSED. 
          UH, DOES THIS SEEM FEASIBLE OR NOT? I KNOW THAT WAS A LOT , BUT ANY INITIAL THOUGHTS OR QUESTIONS ON THE DRAFT SCHEDULE? I ? OH, UM, I DO, I DO LIKE THE FACT THAT WE'RE DEVOTING A FAIR AMOUNT OF TIME TO THE SORT OF DOING THE HOMEWORK, UNDERSTANDING, DOING THE, SORT OF DEFINING WHAT SOCIAL HOUSING IS, WHAT PROBLEMS IT'S AIMED AT SOLVING AND UM, AND THE FEASIBILITY AND, AND ALL THAT. 
          UH, THE OTHER QUESTION I HAD IS, UM, WE DON'T HAVE TO FIGURE THIS OUT NOW, BUT HAVE YOU GUYS GIVEN THOUGHT TO SORT OF, UH, YOU KNOW, IS THIS A CONSENSUS PROCESS? I MEAN, WHAT'S THE DELIVERABLE IT SOUNDS LIKE IS A RECOMMENDATION TO THE CITY COUNCIL? SO I GUESS MAYBE AS WE GO ALONG, JUST THINKING ABOUT HOW DO WE, YOU KNOW, UH, WHAT'S THE STANDARD FOR, YOU KNOW, ENOUGH PEOPLE AGREEING TO SORT OF SAY THIS IS WHAT WE ASKED FOR, UM, RECOMMENDED TO YEAH, THAT'S A GREAT QUESTION. 
          WE'VE TALKED A LITTLE ABOUT THAT. 
          I THINK WE'RE ALSO WANNA HEAR FROM ALL OF YOU. 
          UH, I DON'T THINK WE WANNA PUT FORWARD RECOMMENDATION LIKE A, A SIMPLE MAJORITY DOESN'T QUITE FEEL RIGHT. 
          LIKE IF WE WERE TO TAKE VOTES AND, YOU KNOW, PASS PLUS ONE AGREE, WE'RE ESSENTIALLY SPLIT DOWN THE MIDDLE. 
          UM, YOU KNOW, THAT'S MAYBE SOMETHING WE NEED TO DIG INTO A BIT MORE, UH, AND DOESN'T FULLY FEEL LIKE CONSENSUS. 
          UH, SO I THINK WE WOULD WANT TO HAVE MOST PEOPLE ON BOARD. 
          WE'VE ALSO TALKED ABOUT, AND THIS IS SOMETHING WE TALKED ABOUT AS A GROUP, HOW DO WE ALSO ACKNOWLEDGE WHEN THERE IS A SORT OF DIFFERENT OPINION? UM, DOES THAT GO INTO A REPORT THAT, YOU KNOW, THE MAJORITY OF THE GROUP RECOMMENDS THIS, HOWEVER, THERE WERE SOME THAT EXPRESSED CONCERNS WITH THIS FOR THESE REASONS FOR RECOMMENDED THIS . 
          SO I THINK THAT'S SOMETHING WE'RE, YOU KNOW, HAPPY TO TALK THROUGH AS A GROUP AS WELL. 
          I'M GONNA SEE IF THERE'S SOMETHING IN, UH, I, I DON'T KNOW WHAT PEOPLE WOULD THINK OF IT, BUT I DON'T THINK IT WOULD BE ONWARD TO NOT HAVE SOMETHING LIKE A SURVEY OF PEOPLE WHO LIVE IN CAMBRIDGE TO SEE WHAT THEY NEED IN TERMS OF HOUSING, WHAT THEY, WHAT THE GAPS ARE IN TERMS OF THEIR HOUSING. 
          ESPECIALLY PEOPLE WHO ARE RENTING, ESPECIALLY PEOPLE WHO ARE BELOW THE 50 AM ON THEIR, MOST OF THE PEOPLE I ADVOCATE FOR DON'T EVEN HIT 50 A MI, THEY MIGHT HIT, IT'S HARD TO BELIEVE THIS ANYWHERE FROM 11 TO 20. 
          AM I, OKAY, THERE ARE PEOPLE IN MY BUILDING WHO HAVE NO ACTIVE INCOME, WHO, YOU KNOW, AND THEN THERE ARE PEOPLE WHO, UH, I, IT'S NOT A BIG SECRET. 
          I LIVE ON $11,000 A YEAR ON A TYPICAL PERSON WHO LIVES HOLD. 
          OKAY? SO WE'RE WAY BELOW THAT 50 AM ON A STANDARD AND IT WOULD BE IMPORTANT TO HEAR FROM THOSE PEOPLE AS WELL AS PEOPLE WHO ARE WEALTH THAT, BECAUSE I KNOW QUITE A FEW PEOPLE WHO ARE RUNNING REALLY CAN'T AFFORD TO BE RUNNING, YOU KNOW, AND THEY MIGHT BE MAKING, OH MY GOODNESS, I WISH I WERE 140 2K YEAR, RIGHT? UM, BUT THEY CAN'T AFFORD TO LEAVE HERE EITHER. 
          BUT SOME SORT OF A SUR THAT PEOPLE COULD DO IT. 
          MAYBE IT WOULD BE MIND, BUT MAYBE ALSO THE PEOPLE WHO DON'T HAVE THE, THERE'S A LOT OF PEOPLE IN IN MY BUILDING, BUILDING DON'T EVEN HAVE CELL PHONES UNLESS THEY'RE OBAMA FUNDS, YOU KNOW, THAT SOMEBODY CAN, YOU KNOW, GET THROUGH THE MAIL, THEY COULD REQUEST IT TO DIFFERENT ORGANIZATIONS LIKE CEOC COULD SAY WE'D LIKE TO REQUEST SO MANY SURVEYS THAT WE CAN, UM, JUST GIVE OUT TO PEOPLE COMING MY CLIENTS ABOUT SURVEYS. 
          THAT, NO, THOSE ARE BOTH GREAT POINTS. 
          AND JUST TO SAY EXPLICITLY TO THAT BUNCH OF DECISIONS ABOUT WHAT WILL HAPPEN ON SOCIAL HOUSING ARE ULTIMATELY GONNA BE POLITICAL DECISIONS OF THE CITY COUNCIL AND THE CITY MANAGER IN TERMS OF HOW MUCH FUNDING WE DO BEFORE WITH THIS. 
          ARE WE DOING TWO BUILDINGS IN THE NEXT DECADE OR ARE WE DOING 25? LIKE, WE'RE NOT GONNA BE ABLE TO MAKE ALL THOSE DECISIONS HERE. 
          AND SO I DON'T THINK WE NEED TO, TO, UH, STRESS TOO MUCH ABOUT THAT. 
          LIKE SOME OF THAT WE HAVE REPRESENTATIVES FROM THE CITY COUNCIL, THE CITY MANAGERS HERE, BUT THIS GROUP IS TO, TO BRING TOGETHER THE IDEAS AND TRY TO GET SOME RECOMMENDATIONS AND SUGGESTIONS. 
          BUT NOT EVERY, UH, DECISION POINT IS GONNA BE IF THIS GROUP THAT MAKES SENSE AS WELL. 
          ANY OTHER, UM, QUESTIONS, THOUGHTS BEFORE WE GO TO LIKE THE NEXT STEP, WHICH IS GONNA ? THAT'S GREAT. 
          UM, WE'RE RIGHT ON TIME. 
          YEAH. 
          [00:40:03]
THE, YEAH, QUIET THE TASK FORCE. 
          YEAH. 
          YEAH. 
          SO, UH, AS YOU GUYS, UH, SAW IN THE SCHEDULING OF, UH, THE TASK FORCE, WHEN WE BREAK IT OUT INTO WORKING GROUPS, EVERYBODY, LIKE, YOU'RE MORE THAN WELCOME TO PARTICIPATE IN BOTH WORKING GROUPS. 
          SO IF YOU'RE INTERESTED IN THE FINANCING AND THE TENANT GOVERNANCE PIECE, FEEL FREE TO JOIN BOTH IF YOU ARE MORE CONCERNED ABOUT THE FINANCING ASPECT OR FEEL LIKE YOUR EXPERTISE CAN SPEAK MORE TO THE TENANT GOVERNANCE, YOUR LIVED EXPERIENCE, WHATEVER IT IS, WE JUST WANNA ACKNOWLEDGE THAT YOU'RE MORE THAN WELCOME TO PARTICIPATE IN BOTH OF THOSE PIECES WHEN WE BREAK OUT INTO THEM. 
          AND JUNE AND I WILL BE SPLITTING THOSE TWO WORKING GROUPS, EVEN THOUGH WE OURSELVES WILL BE AT MOST LIKELY AT, WELL YEAH, WE'LL SCHEDULE THEM SO THEY'RE NOT AT THE SAME TIME. 
          SO YOU CAN ATTEND BOTH, I THINK IDEALLY TRY TO FOLLOW AT LEAST ONE OF THEM THROUGH, UM, SO THAT YOU'RE ABLE TO PARTICIPATE IN THE, ESPECIALLY WHERE THERE'S MULTIPLE CONVERSATIONS ON TOPICS. 
          UM, YEAH, WE CAN HEAD IT OVER TO THE NEXT PART OF THE AGENDA, WHICH IS GONNA BE TURNING OVER TO CLAUDIA, WHO'S ON ZOOM FROM THE HOUSING SOLUTIONS LAB AT NYU PERMIT CENTER, UM, WHO HAS A PRESENTATION. 
          UH, FOLKS HAVE LIKE SHORT QUESTIONS ABOUT ANYTHING. 
          FEEL FREE TO RAISE YOUR HAND. 
          WE CAN TRY TO ANSWER THEM AND THEN IF YOU HAVE LIKE, LARGER QUESTIONS OR DISCUSSION WE CAN DO AT THE END. 
          UM, AND JEN, DO YOU WANNA JUST SAY A COUPLE WORDS ABOUT THE NYU FURMAN CENTER AND SORT OF THEIR ROLE IN THIS? YEAH, SO WE'RE LUCKY ENOUGH THAT, UM, AND CLAUDIA WILL TALK A LITTLE BIT ABOUT THE WORK THAT THEY'VE DONE, BUT WE'RE LUCKY ENOUGH THAT THEY'RE ABLE TO SUPPORT US ON THIS. 
          THEY'RE GONNA BE HELPING SORT OF ON THE RESEARCH POLICY ANALYSIS, UH, OVERVIEW OF OTHER MODELS, UM, SIDE OF THINGS. 
          SO THEY'VE DONE SOME OF THIS WORK BEFORE FOR OTHER COMMUNITIES, WHICH PROBABLY CAN TALK A LITTLE BIT MORE ABOUT. 
          AND THEN OUR, ONCE WE HAVE THE FINANCIAL CONCERN CONSULTANT, THEY'LL WORK TOGETHER, UH, TO SU SUPPORT THIS TASK FORCE MOVING FORWARD. 
          SO THEY, CLAUDIA MAY NOT BE AT EVERY MEETING, UM, BUT WE'LL DEFINITELY WE'LL BRING HER IN AT KEY POINTS TO PRESENT TO THE GROUP. 
          UM, BUT SHE'LL ALSO BE WORKING BEHIND THE SCENES WITH US AND WE'RE HOPING IN ONE OF THE NEXT, UH, TWO MEETINGS SHE'LL BE ABLE TO BE HERE IN PERSON AS WELL. 
          SO CLAUDIA HAS A PRESENTATION AND THEN SHE'S GOT A COUPLE OF POINTS WHERE WE CAN STOP FOR DISCUSSION. 
          AND THEN WE ALSO WILL HAVE A, UM, FORM THAT GETS SENT OUT TO ALL OF YOU AFTERWARDS WHERE YOU CAN SPEND A LITTLE BIT MORE TIME RESPONDING TO SOME OF THESE QUESTIONS AND GIVE SOME MORE OF YOUR THOUGHTS ON SOME OF THESE TOPICS THAT WE CAN TALK MORE ABOUT NEXT. 
          WELL, ALL RIGHT, SO CLAUDIA, ARE YOU OKAY? PERFECT. 
          YEAH, LET ME SET UP MY SCREEN SHARING AND THERE'S STILL A LOT OF FOOD BACK HERE, SO FEEL FREE TO HELP YOURSELF. 
          THE SNACKS AND DRAPES, DOES THAT LOOK OKAY TO EVERYONE? YEP. 
          YEP. 
          OKAY. 
          EXCELLENT, EXCELLENT. 
          OKAY, SO JEN COVERED SOME OF THIS, BUT MY GOAL FOR THE NEXT 55 MINUTES OR SO IS TO SHARE AN OVERVIEW OF SOCIAL HOUSING MODELS IN THE US UM, AND ALSO SURFACE SOME KIND OF KEY CONSIDERATIONS YOU MIGHT THINK ABOUT AS YOU LAUNCH INTO THIS DELIBERATIVE PROCESS THAT YOU'RE EMBARKING ON. 
          SO SOME OF THESE MODELS, I WILL SAY ARE COMPLEX AND THERE ARE ASPECTS OF THEM THAT I'M JUST GONNA BE GLOSSING OVER A BIT TODAY FOR THE SAKE OF TIME. 
          THAT SAID, IF DURING MY PRESENTATION YOU HAVE A BRIEF CLARIFYING QUESTION, FEEL FREE TO INTERRUPT ME, OR IF I DON'T HEAR YOU, UM, JEN WILL STOP ME, UH, SO THAT WE CAN CLARIFY. 
          UM, BUT MORE FOR MORE SUBSTANTIVE QUESTIONS, LET'S RESERVE THOSE FOR THE DISCUSSION PORTIONS. 
          UM, I'VE BUILT IN KIND OF THREE MINI DISCUSSIONS, ONE AFTER EACH SECTION OF THE PRESENTATION. 
          I'M GONNA BE PRETTY STRICT IN LIMITING THOSE TO FIVE OR 10 MINUTES EACH. 
          BUT AS JEN SAID AS WELL, WE'LL BE SHARING A GOOGLE FORM WITH THESE SAME DISCUSSION QUESTIONS AFTER TODAY'S SESSION SO THAT YOU CAN REFLECT ON THEM FURTHER, UM, AND SHARE ANY THOUGHTS THAT YOU HAVE. 
          SO I'LL START THINGS OFF WITH A BRIEF INTRODUCTION TO THE LAB AND OUR ROLE IN THIS PROJECT. 
          THEN I'LL SPEND A LITTLE TIME SHARING SOME IDEAS ABOUT WHAT SOCIAL HOUSING IS OR COULD BE. 
          UM, THEN DRAWING ON OUR PREVIOUS WORK, I'LL INTRODUCE A VARIETY OF DIFFERENT EMERGING MODELS THAT WE SEE IN THE US AND FINALLY I'LL RAISE SOME KEY THEMES. 
          SO FIRST, A FEW QUICK WORDS ON THE LAB AND WHAT WE DO. 
          WE ARE BASED AT THE NYU FIRM AND CENTER, WHICH SOME OF YOU MAY BE FAMILIAR WITH. 
          IT'S BEEN DEEPLY INVOLVED IN HOUSING POLICY RESEARCH IN NEW YORK CITY AND NEW YORK STATE, AND ALSO AT THE FEDERAL LEVEL FOR ABOUT 30 YEARS. 
          NOW. 
          [00:45:01]
FIVE YEARS AGO, THE FUR AND CENTER LAUNCHED THE LAB TO WORK WITH CITIES ACROSS THE COUNTRY, UM, ESPECIALLY SMALLER AND MID-SIZE CITIES, TO HELP THEM DEVELOP MORE EVIDENCE-BASED, MORE EQUITABLE HOUSING POLICY. 
          AND WE DO THAT WORK IN THREE MAIN WAYS. 
          FIRST, BY ENGAGING DIRECTLY WITH CITIES, USUALLY THROUGH PEER LEARNING COHORTS THAT BRING TOGETHER A GROUP OF PLACES TACKLING A SIMILAR CHALLENGE OR INTERESTED IN PILOTING A CERTAIN KIND OF HOUSING SOLUTION. 
          SECOND, WE PARTNER WITH CITIES AND HOUSING AUTHORITIES AND HOUSING PROVIDERS TO STUDY INNOVATIVE THINGS THAT THEY'RE DOING. 
          AND THEN FINALLY, WE DRAW ON THAT DIRECT WORK WITH CITIES TO INFORM POLICY AND DATA ANALYSIS FOR A BROADER AUDIENCE. 
          SO OUR FIRST FORAY INTO THE TOPIC OF SOCIAL HOUSING BEGAN IN 2023, ACTUALLY NOT WITH A CITY BUT WITH A STATE. 
          THE STATE OF RHODE ISLAND WANTED US TO DO A SCAN OF BOTH DOMESTIC AND INTERNATIONAL MODELS OF WHAT THEY WERE CALLING PUBLICLY DRIVEN DEVELOPMENT AND OWNERSHIP OF HOUSING. 
          AND ALSO TO TRY TO UNDERSTAND THE FEASIBILITY OF IMPLEMENTING SOMETHING ALONG THOSE LINES IN RHODE ISLAND. 
          THE PROCESS OF CONDUCTING THAT STUDY WAS REALLY RICH AND INTERESTING, AND WE ULTIMATELY PRODUCED A COUPLE OF REPORTS FOR THE STATE THAT HOPEFULLY HELPED THEM UNDERSTAND THE VARIETY OF APPROACHES, BUT ALSO UNDERLINE SOME OF THE UNIQUE CHALLENGES THAT THEY FACED, INCLUDING A COMBINATION OF RELATIVELY HIGH CONSTRUCTION COSTS AND NOT SUPER HIGH RENTS. 
          A PRETTY RISK AVERSE HOUSING FINANCE AGENCY, LOCAL HOUSING AUTHORITIES THAT HAVE VERY DIFFERENT LEVELS OF INTEREST IN ACTUALLY DOING NEW DEVELOPMENT. 
          AND ALSO JUST A, UM, A LACK OF SOME GROUNDWORK AROUND INVENTORYING PUBLIC LAND OR ENCOURAGING MIXED INCOME DEVELOPMENT. 
          SO WE BUILT ON THAT WORK TO PUT OUT OUR OWN REPORT AND WEBINAR THAT PROPOSED A TYPOLOGY OF EMERGING PUBLIC DEVELOPMENT MODELS. 
          UM, SO IF YOU'RE INTERESTED IN READING SOME OF THAT, THIS QR CODE WILL TAKE YOU TO A LANDING PAGE THAT HAS LINKS TO ALL OF THOSE, ALL OF THOSE THINGS. 
          ALRIGHT, SO JEN WENT OVER SOME OF THIS TOO, BUT WE ARE THRILLED TO BE PARTNERING WITH THE CITY OF CAMBRIDGE TO BE PROVIDING SOME RESEARCH SUPPORT TO THIS TASK FORCE OVER THE COURSE OF THE NEXT, UM, NEXT SEVERAL MONTHS. 
          AND OUR GOAL IS TO BE VERY RESPONSIVE TO WHAT YOU WANT TO EXPLORE. 
          WE'LL BE WORKING CLOSELY WITH THE CITY COUNSELORS, WITH JEN AND ALEX TO DETERMINE HOW WE CAN BEST SUPPORT YOU, WHETHER IT IS THROUGH PRESENTATIONS LIKE THIS ONE OR REVIEWS OF THE EXISTING EVIDENCE, SURFACING RELEVANT PRECEDENTS, UNDERTAKING DEEPER DIVE CASE STUDIES, UM, OF SPECIFIC MODELS, THINGS LIKE THAT. 
          ALL RIGHT, SO WITH ALL THAT SAID, UM, WHY DON'T WE START IT OFF WITH A BIG CONTROVERSIAL QUESTION. 
          UH, WHAT IS SOCIAL HOUSING? NOW, YOU MIGHT HAVE NOTICED THAT RHODE ISLAND IN THEIR WORK AVOIDED THIS TERM AND INSTO INSTEAD THEY CHOSE PUBLICLY DRIVEN DEVELOPMENT AND OWNERSHIP OF HOUSING. 
          I THINK THAT WAS A PRETTY DELIBERATE CHOICE. 
          SOCIAL HOUSING HAS SOME IMPORTANT CONNOTATIONS AND SOME OF THEM NEGATIVE DEPENDING ON THE AUDIENCE. 
          UM, BUT IT'S ALSO KIND OF A NEBULOUS TERM. 
          IT PROBABLY GOES BEYOND JUST A PUBLIC ROLE IN HOUSING DEVELOPMENT. 
          IT'S SOMETHING MORE THAN THAT. 
          UM, BUT IT'S IMPORTANT I THINK, TO BRING A LITTLE MORE CLARITY, UH, TO WHAT THAT VENN DIAGRAM MIGHT BE. 
          I WANNA START BY REMEMBERING THAT SOCIAL HOUSING'S NOT NEW, EVEN IN THE US LOCAL PUBLIC HOUSING AUTHORITIES USING FEDERAL FUNDING BUILT OVER A MILLION UNITS OF PUBLIC SOCIAL HOUSING IN THIS COUNTRY BETWEEN 1937 AND 1983, AND ESPECIALLY AT FIRST, THIS PUBLIC HOUSING RESEMBLED SOME EUROPEAN MODELS. 
          THERE WAS MIXING ACROSS LOW AND MODERATE INCOME HOUSEHOLDS. 
          THERE WERE FLAT RENTS RATHER THAN RENTS TIED TO INCOME. 
          AND WE ALSO HAVE SOME NON-PUBLIC HOUSING EXAMPLES LIKE THE MITCHELL LLAMA PROGRAM, WHICH PRODUCED MORE THAN 130,000 APARTMENTS FOR MODERATE INCOME NEW YORKERS BETWEEN THE FIFTIES AND THE SEVENTIES. 
          UM, AND SO WAS A MAJOR EXPERIMENT WITH LIMITED PROFIT HOUSING. 
          I THINK WE ALL KNOW THE STORY THOUGH ABOUT HOW INADEQUATE FUNDING AND DISCRIMINATORY POLICIES LED TO DECLINING CONDITIONS IN PUBLIC HOUSING AND JUST A RESIDENT BASE WITH EXTREMELY LOW INCOMES, LOTS OF DEMOLITIONS FOLLOWED. 
          BY THE 1980S, FEDERAL SUPPORT FOR NEW PUBLIC HOUSING PRODUCTION HAD ESSENTIALLY COLLAPSED. 
          THERE WAS THE FAIR CLOTH AMENDMENT, WHICH PREVENTED HOUSING AUTHORITIES FROM ADDING NEW UNITS BEYOND THEIR TOTAL STOCK AS OF 1999. 
          AND SO A LOT OF PHAS REALLY SHIFTED TOWARDS MANAGING THIS EXISTING AND INCREASINGLY AGING STOCK AND ALSO DISTRIBUTING HOUSING VOUCHERS RATHER THAN BUILDING NEW HOUSING. 
          PUBLIC HOUSING HAS ALSO GOTTEN 
          [00:50:01]
STUCK WITH A LOT OF STIGMA, UM, POSSIBLY BECAUSE IT HAD BECOME SO SEGREGATED AND ALSO UNDERFUNDED. 
          TODAY WE LARGELY RELY ON THE LOW INCOME HOUSING TAX CREDIT OR LITECH TO GENERATE NEW AFFORDABLE HOMES. 
          MANY LITECH POLICIES ARE DETERMINED AT THE STATE LEVEL BY STATE HOUSING FINANCE AGENCIES. 
          IN SOME STATES, LITECH GETS CRITICIZED FOR HAVING THESE LIMITED AFFORDABILITY PERIODS. 
          UM, SO IT KEEPS NEEDING TO BE RECAPITALIZED OR FOR SUBSIDIZING DEVELOPMENT THAT MIGHT HAVE BEEN BUILT ANYWAY WITHOUT THE SUBSIDY IN CAMBRIDGE. 
          UM, I THINK IT'S IMPORTANT TO SAY THAT LITECH PROJECTS ARE ALWAYS ALMOST ALWAYS 100% INCOME RESTRICTED AND AFFORDABLE FOR VERY LONG TERMS. UM, MANY ARE ALSO OWNED BY PUBLIC ENTITIES. 
          THAT SAID, LITECH IS EXTREMELY COMPETITIVE IN MASSACHUSETTS. 
          CAMBRIDGE HAS AN EXTENSIVE PIPELINE OF NEW AFFORDABLE HOUSING PROJECTS, BUT VERY FEW OF THOSE GET A LITECH AWARD IN ANY GIVEN YEAR. 
          SO IT'S IN THIS CONTEXT THAT SOME LOCALITIES ARE EXPERIMENTING WITH NEW MODELS OF GOVERNMENT-LED DEVELOPMENT. 
          MONTGOMERY COUNTY, MARYLAND, WHICH WE'VE ALL HEARD ABOUT MANY TIMES, PIONEERED A MODEL THAT SOON DREW IMITATORS ACROSS THE COUNTRY. 
          AND OTHER STATE AND LOCAL GOVERNMENTS WERE ALSO INDEPENDENTLY REDISCOVERING THEIR CAPACITY TO DIRECTLY DO HOUSING DEVELOPMENT. 
          THESE INITIATIVES VARY IN THEIR APPROACHES TO OWNERSHIP DEVELOPMENT AS WELL AS HOW THEY TALK ABOUT THESE EFFORTS. 
          SOME, MAYBE THOSE STEMMING MORE FROM GRASSROOTS ORGANIZING HAVE EMBRACED THE TERM SOCIAL HOUSING, WHILE OTHERS HAVE AVOIDED IT TO TRY TO UNDERSTAND WHAT SOCIAL HOUSING REALLY MEANS. 
          UH, WE COMB THROUGH THE LITERATURE AND WE FOUND AGREEMENT AROUND THESE FOUR CORE ELEMENTS. 
          THE FIRST, UM, I THINK MAKES SENSE PUBLIC BACKING. 
          THAT COULD BE A PUBLIC OWNERSHIP STAKE, IT COULD BE PUBLIC FINANCING, IT COULD BE A REGULATORY FRAMEWORK THAT SPECIFICALLY ENABLES AND PROTECTS THIS KIND OF HOUSING. 
          PUBLIC BACKING IS NECESSARY TO SUPPORT THE NEXT TWO ELEMENTS, WHICH ARE PERMANENT OR LONG-TERM AFFORDABILITY AND INSULATION FROM THE MARKET. 
          SO RENTS OR PURCHASE PRICES REMAIN BELOW MARKET LEVELS FOR A LONG TERM. 
          SOCIAL HOUSING IS THEN PROTECTED FROM MARKET FORCES, WHETHER THAT'S THROUGH RENT REGULATION, THE PUBLIC OWNERSHIP PIECE OR LIMITS ON THE ABILITY OF SOCIAL HOUSING DEVELOPERS TO MAKE A PROFIT. 
          AND THOSE PROTECTIONS ARE SUPPOSED TO ENSURE THAT ANY EXCESS REVENUE IS REINVESTED INTO THE SOCIAL HOUSING SYSTEM. 
          AND FINALLY, COMMUNITY CONTROL. 
          SO SOCIAL HOUSING BY DEFINITION INVOLVES SOME LEVEL OF COMMUNITY OVERSIGHT OR PUBLIC CONTROL. 
          THIS COULD, BUT I THINK DOES NOT NECESSARILY TAKE THE FORM OF DIRECT RESIDENT GOVERNANCE. 
          NOW, THERE WERE LOTS OF OTHER POTENTIAL CRITERIA THAT HAVE BEEN RAISED IN THE LITERATURE. 
          UM, DOES SOCIAL HOUSING NEED TO BE RENTAL ONLY? MUST IT BE HIGH QUALITY? MUST IT BE RESERVED FOR LOW INCOME HOUSEHOLDS? BUT THESE WE FOUND WERE MORE CONTESTANT. 
          SO I THINK THESE FOUR ELEMENTS LEAD US TO A PRETTY INCLUSIVE DEFINITION OF WHAT SOCIAL HOUSING IS. 
          IT CAN INCLUDE PUBLIC HOUSING, IT COULD INCLUDE COMMUNITY LAND TRUSTS OR LIMITED EQUITY CO-OPS. 
          AND YET AT THE SAME TIME, THERE MAY BE WAYS IN WHICH EMERGING MODELS OF PUBLIC DEVELOPMENT FALL SHORT OF THESE FOUR ELEMENTS. 
          FOR EXAMPLE, IF THEY DON'T FULLY PROTECT, UM, PROJECTS FROM MARKET FORCES, OR THEY DON'T PROVIDE SOME MEANS OF MEANINGFUL COMMUNITY CONTROL. 
          ALL RIGHT, SO HERE'S OUR FIRST DISCUSSION. 
          I WANNA PAUSE AND SPEND ABOUT FIVE MINUTES HEARING FROM SOME OF YOU WHAT YOUR DEFINITION OF SOCIAL HOUSING MIGHT BE AND HOW IT MIGHT MAP ONTO THESE CORE ELEMENTS THAT I JUST PROPOSED. 
          WHO WANTS TO GO FIRST? SORRY, JUST SAY I, I DON'T, I THINK, I'M NOT SURE WHAT THE ELEMENT IS, BUT, UM, ONE OF THE THINGS THAT WE DO IS OVERSEE THE RESTRICTIONS THAT ARE IMPOSED ON OF THE RANGE OF, OF HOUSING IN THE CITY. 
          THERE IS AFFORDABLE HOME OWNERSHIP, UH, PUBLICLY FUNDED HOUSING BY THE CITY, UH, FEDERAL FUNDED HOUSING THAT WE, WE SEE NOW THROUGH INCLUSIONARY HOUSING. 
          WE CONSIDER ALL THAT SOME VARIATION OF SOCIAL HOUSING. 
          IT'S ALL THE REMOVED MARKETS, ALL REGULARLY AFFORDABLE. 
          UH, INCOME IS, UH, YOU KNOW, THE ELIGIBILITY IS, IS RESTRICTED BY INCOME. 
          THERE'S NO RETURN, UH, ON, UM, SALES TO OWNERS. 
          SO I THINK IT'S ALL PUBLICLY ASSISTED HOUSING. 
          AND THAT SAY THAT, THAT'S KIND OF THE, SINCE BEING WITHIN 
          [00:55:01]
THE, WHAT WE WOULD CALL SOCIAL HOUSING. 
          SO THAT KIND OF TRACKS FOR ME. 
          UM, I THINK THAT THE ELEMENT THAT, UH, IS NOT ON THIS LIST THAT I THINK IS IMPORTANT IS, UH, A BROAD INCOME MIXING, I THINK OF THE WORD SOCIAL AS, UH, RELATING TO A BROADER SOCIETY AND BUILDING COMMUNITY. 
          AND SO I THINK SOME ELEMENT OF BROAD RANGE OF INCOMES BEING SERVED IS AN IMPORTANT ELEMENT ON IT. 
          YEAH, I WOULD AGREE WITH YOU ABOUT THAT. 
          GIVEN THE FACT THAT I'M DEALING WITH PEOPLE WHO ARE VERY, VERY SEGREGATED IN THEIR HOUSING. 
          I THINK ONE OF THE POSITIVE THINGS OF SOCIAL HOUSING WOULD BE A VERY GOOD MIX OF PEOPLE SO THEY WOULDN'T DEVELOPING IS COMMUNITY INSTEAD OF PEOPLE BEING VERY, VERY SOCIALLY ISOLATED. 
          THE, THE COMMUNITIES THAT I SERVE HAVE A TENDENCY OF PEOPLE THAT VERY SOCIALLY ISOLATED UNDER SECTION EIGHT, ANOTHER VOUCHER THING. 
          I MEAN, 'CAUSE I THINK TOO, IT'S TO UNDERSTAND THERE ARE SEVERAL DIFFERENT KINDS OF VOUCHER SYSTEMS THAT PEOPLE OPERATE UNDER THAT ARE LOW INCOME TOO. 
          THAT'S PART OF THE EQUATION. 
          I THINK WE HAVE, UH, BUDGET SOMETHING FINANCIALLY, UM, I'M NOT SURE THIS IS, I GUESS THIS IS IN MY MIND ABOUT SOCIAL HOUSING, IS THAT IT POTENTIALLY, ONE OF THE ADVANTAGES THAT, THAT I'VE HEARD IN DISCUSSIONS ABOUT IT IS THERE'S A POTENTIALLY A SUSTAINABILITY THAT HAS TO DO WITH INCOME NETS, UM, THAT COULD RESULT IN, I MEAN, PEOPLE KEEP SAYING, WELL THESE, THESE PROJECTS ACTUALLY THROW OFF INCOME THAT CAN THEN HELP RENT DOWN RENTS OR HAVE A CAPITAL, YOU KNOW, A CAPITAL RESERVE TO DO, UM, THE STUFF THAT NEEDS, NEEDS TO BE DONE IN THE FUTURE. 
          UM, I'M THAT TO ME, IF, IF I COULD SEE A PERFORM THAT SHOWED THAT HAPPENING, I WOULD BE VERY HAPPY ABOUT THAT. 
          AND I DON'T KNOW WHETHER THAT IS A SORT OF A BASIC THING ABOUT SOCIAL HOUSING. 
          I MEAN, WHEN I THINK OF MIAMA OR HERE THERE IS THE OLD 80 20 PROGRAM, I DON'T THINK OF THOSE PROGRAMS AS SOCIAL HOUSING, EVEN THOUGH THEY WERE MIXED INCOME AND THEIR TAX SENTENCE INVOLVED IN THEM. 
          SO TO ME IT IT HAS TO DO THE, A BIG ADVANTAGE WOULD BE IS ACTUALLY LOW INCOME THAT COULD THEN HELP OTHER PROJECTS HAPPEN OR COULD PAY BACK PUBLIC EQUITY, COULD BE FRESH, THE SUBSIDIES THAT ARE LEADING TO OTHER KINDS OF TAX. 
          WELL THAT'S, YEAH, THAT'S REALLY GREAT. 
          UM, GREAT TO HEAR AND I THINK YOU'LL BE ABLE TO CRITIQUE SOME OF THE EMERGING MODELS I'M GONNA SHARE NOW BASED ON THAT ELEMENT THAT OF MIXING INCOMES AND DEVELOPING COMMUNITY, UH, THAT YOU JUST RAISED. 
          CLAUDIA, I THINK WE HAD ONE MORE. 
          OH, I'M SORRY. 
          GO AHEAD. 
          I, I WAS JUST GONNA SAY, I, I LIKE HOW INCLUSIVE THE DEFINITION IS, UH, PARTICULARLY WITH CHRIS'S SUGGESTION OF INCOME MIXING. 
          UM, I THINK THAT REMAINING OPEN TO RENTAL OR OWNERSHIP MODELS MAKES SENSE. 
          UM, YOU KNOW, I THINK SOMETHING LIKE A LIMITED EQUITY COOPERATIVE COULD FIT A LOT OF THOSE DIFFERENT PRINCIPLES VERY NICELY. 
          SO WOULDN'T WANNA SEE THAT BE PRECLUDED BY FOCUSING ONLY ON RENTAL HOUSING. 
          GOT IT. 
          AM I MISSING ANY OTHER HANDS? YOU GUYS ARE TINY FOR ME, SO WE'RE GOOD. 
          OKAY. 
          ONE SECOND. 
          YEAH, WE ONE MORE. 
          OKAY. 
          UM, AND THE DEFINITION OF SOCIAL HEALTHING IS RESIDENT GOVERNANCE THAT NOBODY'S TALKING ABOUT BECAUSE IT'S SO DIFFICULT AND SAY, UM, BUT THAT IS SOMETHING THAT WE NEED TO LOOK AT AND WHAT THAT MEANS. 
          GOT IT. 
          RIGHT. 
          GO AHEAD CLAUDIA. 
          OKAY, GREAT. 
          UM, ALRIGHT, SO DIVING INTO SOME MODELS HERE, AND I, I SHOULD CAVEAT THAT I'M FOCUSING HERE ON THE MODELS THAT WE TURNED UP, UM, MOSTLY FOR OUR, OUR RHODE ISLAND WORK. 
          AND THEY WERE INTERESTED IN, IN SOMETHING KIND OF SPECIFIC, UM, THAT EXCLUDED COMMUNITY LAND TRUSTS OR OTHER FORMS OF COOPERATIVE HOUSING, EVEN THOUGH THOSE COULD POTENTIALLY FALL INTO THE SOCIAL HOUSING, UH, DEFINITION, ESPECIALLY IF THEY HAVE PUBLIC BACKING. 
          ALRIGHT, SO THIS FIRST GROUP, WHICH I WOULD SAY HAS RECEIVED BY FAR THE MOST ATTENTION IN THE PRESS ARE, ARE THESE MIXED INCOME MODELS. 
          AND IN THESE MODELS, BASICALLY A PUBLIC OR QUASI-PUBLIC DEVELOPER SETS UP A REVOLVING LOAN FUND THAT IS PUBLICLY SEEDED TO PROVIDE LOW COST CAPITAL TO DEVELOPMENT PROJECTS. 
          AND THAT'S IN EXCHANGE 
          [01:00:01]
FOR A PUBLIC STAKE. 
          THE INITIAL CAPITAL FOR THOSE REVOLVING FUNDS OFTEN COMES FROM A PUBLIC BOND ISSUANCE, UM, BUT NOT ALWAYS. 
          CHATTANOOGA IS AN EXCEPTION. 
          THEY SET ASIDE MONEY, UM, THAT THEY HAD RECEIVED THROUGH, UH, THE FEDERAL ARPA ACT AND FROM BIDEN'S INFRASTRUCTURE BILL. 
          IN THESE MODELS THERE IS A PRIVATE DEVELOPER. 
          THE PRIVATE DEVELOPER IS THE ONE DOING THE ACTUAL CONSTRUCTION, BUT THE PUBLIC DEVELOPER PROVIDES ALL KINDS OF OTHER SUPPORT POTENTIALLY, UM, PUTTING IN LOW COST EQUITY, FACILITATING ACCESS TO LOW COST LOANS, POTENTIALLY CONTRIBUTING PUBLIC LAND, UH, GETTING PROPERTY TAX ABATEMENTS, HELPING THE PROJECT GET ENTITLED OR EVEN HELPING IT ACCESS CHEAPER INSURANCE IN THE CASE OF MONTGOMERY COUNTY. 
          THE OTHER KEY FEATURE, OF COURSE, IS THAT THESE ARE MIXED INCOME. 
          SO THERE ARE MARKET RATE APARTMENTS SUBSIDIZING AFFORDABLE APARTMENTS WITHIN THE SAME PROJECT. 
          AND THIS CROSS-SUBSIDIZATION MODEL COULD HAVE SOME BIG BENEFITS. 
          IT COULD HELP US AVOID THE STIGMA ASSOCIATED WITH PUBLIC HOUSING. 
          IT COULD ENSURE A HIGH STANDARD OF PROPERTY MAINTENANCE. 
          IT COULD ALSO HAVE DRAWBACKS, THOUGH YOU NEED A RELATIVELY STRONG HOUSING MARKET TO MAKE IT WORK. 
          I THINK. 
          UM, AND IT TYPICALLY ENABLES A RELATIVELY SMALL SHARE OF AFFORDABLE UNITS. 
          WE'VE SEEN 20 TO 30% OF THE UNITS IN A GIVEN PROJECT. 
          UM, AND THAT COULD BE HARD TO JUSTIFY FOR A PUBLIC DEVELOPER. 
          NOW MONTGOMERY COUNTY IS THE ONE THAT PIONEERED THIS MODEL, BUT THERE HAVE SINCE BEEN LOTS OF OTHER VARIATIONS. 
          ATLANTA, THEY STOOD UP A QUASI-PUBLIC ENTITY. 
          UM, AND THEIR EFFORT REALLY FOCUSES ON HARNESSING PUBLIC LAND. 
          CHICAGO IS JUST NOW STAFFING UP. 
          CHATTANOOGA IS PIONEERING A MODEL FOR SMALLER SCALE PROJECTS. 
          UM, MANY OF THEM BECAUSE THEY FAILED TO SECURE FEDERAL TAX CREDITS. 
          AND LOCALLY OF COURSE YOU HAVE BOSTON'S ACCELERATOR FUND, WHICH PAIRS WITH MASSACHUSETTS MOMENTUM EQUITY AND FORGE LOANS. 
          MORE ON THAT IN A MINUTE, BUT I KNOW WE HAVE AN EXPERT IN THE ROOM TOO. 
          UM, SEATTLE MIGHT FALL INTO THIS, UH, GROUP. 
          THEY HAVE KIND OF A BROADER CHARTER THOUGH. 
          UM, AND SO FAR THEY'VE JUST BOUGHT ONE EXISTING BUILDING THAT THEY PLAN TO MAKE MIXED INCOME BY APPLYING INCOME RESTRICTIONS AND LOWERING RENTS FOR INCOMING RESIDENTS. 
          SEATTLE ALSO STANDS OUT BECAUSE ITS SOCIAL HOUSING DEVELOPER IS FUNDED BY A 5% PAYROLL TAX ON LOCAL EMPLOYERS FOR EMPLOYEES WHO ARE COMPENSATED MORE THAN A MILLION DOLLARS A YEAR. 
          IS THAT, HOPEFULLY THAT'S NOT TOO BLURRY FOR YOU GUYS. 
          UM, I'M BORROWING THIS VISUAL FROM THE CENTER FOR PUBLIC ENTERPRISE 'CAUSE I WANNA TALK THROUGH THE FINANCING STRUCTURE A LITTLE BIT. 
          UM, AGAIN, GLOSSING OVER PROBABLY SOME DETAIL HERE, BUT LET'S SAY THAT IN A TYPICAL DEVELOPMENT PROJECT, MAYBE 30 TO 40% OF THE CAPITAL STACK COMES FROM PRIVATE EQUITY. 
          AND THE REMAINING 60 TO 70% IS COMMERCIAL DEBT. 
          THAT'S SUPER SIMPLIFIED. 
          I KNOW. 
          UM, THE EQUITY PIECE OF IT COMES FROM PRIVATE EQUITY FIRMS, WHICH POOL CAPITAL FROM PENSION FUNDS, ENDOWMENTS WEALTHY INDIVIDUALS TO BUY SHARES IN REAL ESTATE PROJECTS. 
          THE GOAL IS TO GENERATE A HIGH RETURN FOR THOSE INVESTORS. 
          EQUITY IS RISKY THOUGH. 
          UM, AND SO DEVELOPERS CAN HAVE A HARD TIME SECURING THE EQUITY. 
          THEY NEED FOR THEIR PROJECT. 
          SO YOU CAN SEE IN THIS PICTURE, UM, THAT THE HOUSING PRODUCTION FUND MODEL FROM MONTGOMERY COUNTY IS REALLY TRYING TO REPLACE THAT PRIVATE EQUITY, ESPECIALLY IN THE CONSTRUCTION PHASE, BOTH THROUGH PUTTING IN PUBLIC DEVELOPER OWNER EQUITY AND THROUGH THIS LOW COST CONSTRUCTION LOAN FROM THE REVOLVING FUND. 
          AND THEN OF COURSE THE REST IS STILL THAT BIG CHUNK OF COMMERCIAL DEBT. 
          THEN AT TAKEOUT, WHICH IS WHEN THE CONSTRUCTION PHASE IS OVER AND THE DEVELOPMENT SWITCHES TO PERMANENT FINANCING, THE CONSTRUCTION CAPITAL REVOLVES BACK OUT AND IS REPLACED WITH MISSION-DRIVEN MEZZANINE DEBT. 
          NOW THE BIG QUESTION MARK I THINK HAS BEEN WHERE DOES THAT SENIOR LOAN COME FROM? MONTGOMERY COUNTY'S HOUSING OPPORTUNITIES COMMISSION IS BOTH A PUBLIC HOUSING AUTHORITY AND A HOUSING FINANCE AGENCY. 
          IT'S BEEN ABLE TO USE FEDERAL RISK SHARE LOANS, UM, TO DO THAT SENIOR LOAN. 
          IT IS IMPORTANT TO NOTE THOUGH, THAT THE CURRENT ADMINISTRATION HAS SIGNALED IT WILL TRY TO WIND DOWN THE RISK SHARE PROGRAM. 
          THAT'S SOMETHING THAT THE FIRST TRUMP ADMINISTRATION ALSO DID. 
          AND HERE I WANNA MENTION THAT MASS HOUSING HAS COME UP WITH ITS OWN FINANCING MODEL FOR MIXED INCOME RENTAL DEVELOPMENT THAT IS SIMILAR, I THINK, BUT HAS A FEW DIFFERENCES AS I UNDERSTAND IT. 
          AND I KNOW KATHLEEN EVANS IS GONNA CORRECT ME IF I GET IT WRONG. 
          . 
          UM, FIRST THERE IS NO REVOLVING CONSTRUCTION LOAN HERE. 
          THE STATE DOES DIRECTLY INVEST EQUITY, I THINK UP TO 25% OF THE TOTAL EQUITY FOR A GIVEN PROJECT. 
          [01:05:02]
AND THEN THAT PUBLIC EQUITY, WHICH COMES FROM WHAT'S CALLED THE MOMENTUM FUND, DOES REVOLVE BUT A BIT MORE SLOWLY THAN THE CONSTRUCTION LOAN WOULD. 
          AND IT'S PAIRED WITH WHAT'S CALLED A FORGE LOAN. 
          AND THAT'S A 10 YEAR LOAN THAT MASS HOUSING CREATED IN COLLABORATION WITH FREDDIE MAC TO BE LOWER INTEREST, HAVE MORE FAVORABLE TERMS THAN COMMERCIAL DEBT. 
          UM, AND IN 2025, BOSTON JUMPED ON THE BANDWAGON WITH ITS $50 MILLION ACCELERATOR FUND, WHICH ADDS ANOTHER LITTLE TRANCHE OF PUBLIC EQUITY. 
          UM, I THINK 10%, TWO PROJECTS THAT ALREADY HAVE THE MOMENTUM, EQUITY AND THE FORGE LOANS. 
          SO BOSTON IS ANTICIPATING THAT THIS FUND WILL HELP ABOUT A THOUSAND UNITS BREAK GROUND IN THE NEXT YEAR OR SO, AND ALSO EVENTUALLY GENERATE A MODEST RETURN ON INVESTMENT. 
          ALRIGHT, WELL THE SECOND GROUP OF MODELS INCLUDES HOUSING AUTHORITIES WHO ARE FINDING WAYS TO USE THEIR STATUTORY POWERS TO ACTUALLY EXPAND THEIR PORTFOLIO OF PUBLIC HOUSING. 
          AND REALLY WHAT I SHOULD DO NOW IS TURN THE MIC OVER TO MARGARET MORAN, WHO I KNOW IS IN THE ROOM AND COULD SPEAK TO THIS MUCH BETTER THAN I CAN. 
          UM, CAMBRIDGE HOUSING AUTHORITY HAVE BEEN REALLY LEADERS IN THIS CATEGORY, SO AMAZING TO HAVE THEIR EXPERTISE ON THIS TASK FORCE. 
          UM, I THINK IT'S SAFE TO SAY THAT CAMBRIDGE HOUSING AUTHORITY NEVER REALLY STOPPED BEING A PUBLIC DEVELOPER. 
          UM, IT BECAME REALLY EFFECTIVE IN USING FEDERAL TAX CREDITS. 
          AND MORE RECENTLY IT'S BEEN LEVERAGING THIS BIDEN ERA HUD PROGRAM THAT WAS INITIALLY CALLED FAIRCLOTH TO RAD, BUT HAS BEEN RENAMED RESTORE REBUILD. 
          AND SO WITHOUT GOING INTO TOO MUCH DETAIL, IF YOU'RE FAMILIAR WITH RAD, YOU KNOW THAT WHAT IT BASICALLY ALLOWS HOUSING AUTHORITIES TO DO IS PRESERVE EXISTING PUBLIC HOUSING PROPERTIES BY CONVERTING THE PUBLIC HOUSING SUBSIDY INTO SECTION EIGHT PROJECT-BASED CONTRACTS. 
          SECTION EIGHT IS USUALLY A LITTLE BIT MORE GENEROUS AND IT CAN BE BETTER LEVERAGED TO GET OTHER FINANCING. 
          NOW, FAIRCLOTH TO RAD GOES ONE STEP FURTHER BY ALLOWING HOUSING AUTHORITIES TO BUILD NEW PUBLIC HOUSING AS LONG AS THEY REMAIN BELOW THEIR 1999 FAIR CLOTH LIMITS AND THEN IMMEDIATELY CONVERT THEM TO SECTION EIGHT. 
          UH, THIS OPPORTUNITY IS MOST POWERFUL FOR HOUSING AUTHORITIES THAT HAVE LOST A LOT OF PUBLIC HOUSING SINCE 1999. 
          CHICAGO'S A GREAT EXAMPLE. 
          THEY HAVE NEARLY 20,000 UNITS OF UNBUILT FAIRCLOTH CAPACITY RE RESTORE REBUILD IS A COMPLICATED PROGRAM THOUGH, AND UPTAKE HAS BEEN A LITTLE SLOW. 
          UM, THAT SAID MULTIPLE PHAS HERE IN MASSACHUSETTS HAVE BEEN ABLE TO USE IT. 
          WORCESTER HOUSING AUTHORITIES, CURTIS APARTMENTS, I THREW IN A PICTURE OF THEM HERE ARE I THINK THE FIRST RESTORE REBUILD PROJECT AND THEY'LL ULTIMATELY RESULT IN 500 UNITS REPLACING 372 EXISTING PUBLIC HOUSING UNITS, UM, AT THE SITE AND BUILDING OVER 150 NEW ONES. 
          THE CAMBRIDGE HOUSING AUTHORITY HAS USED RESTORE, REBUILD, UM, IN ITS JEFFERSON PARK DEVELOPMENT AND 116 NORTH STREET PROJECTS, I BELIEVE. 
          UM, AGAIN THOUGH HUD RECENTLY ANNOUNCED IT WAS TERMINATING RESTORE, REBUILD AND PLANS TO ERASE PHAS FAIRCLOTH AUTHORITY. 
          UM, SO ONE MORE THING I'LL NOTE JUST ON THIS SLIDE IS THAT THERE ARE ALSO EXAMPLE OF PHAS LEVERAGING PLAIN OLD RAD TO REDEVELOP UNITS, BUT THEN ALSO PARTNER WITH PRIVATE DEVELOPERS TO ADD ADDITIONAL AFFORDABLE AND MARKET RATE UNITS AT THOSE SAME SITES. 
          SO PROJECTS LIKE MARY ELLEN MCCORMICK IN BOSTON, HOLLAND GARDENS, AND JERSEY CITY, FULTON ELLIOT, CHELSEA IN NEW YORK. 
          THOSE ALL LEVERAGE THEIR RAD CONVERSIONS TO ADD LOTS OF ADDITIONAL MARKET RATE AND AFFORDABLE APARTMENTS, NEW PUBLIC AMENITIES IN SOME CASES, WHETHER THOSE CONSTITUTE SOCIAL HOUSING, I THINK IS ARGUABLE. 
          THERE MIGHT BE ELEMENTS SUCH AS THE PHA RETAINING A GROUND LEASE ON THE NON-PUBLIC HOUSING PARTS, UM, THAT COULD HELP INTRODUCE SOCIAL ELEMENTS. 
          I'M NOT GONNA SPEND A LOT OF TIME HERE AND I'M JUST BORROWING THIS SLIDE FROM A PRESENTATION THAT CAMBRIDGE HOUSING AUTHORITY DID BACK IN 2024. 
          UM, BUT HOPEFULLY, UM, IT HELPS COMMUNICATE THAT CAMBRIDGE REALLY IS ALREADY LEADING THE WAY. 
          ALRIGHT, AND THEN THE FINAL GROUP, UM, IS A BIT OF A CATCHALL, SO I'M CALLING IT IDIOSYNCRATIC MODELS, UH, FOR LACK OF A BETTER TERM. 
          SO ONE OF THE PEOPLE ON THE RHODE ISLAND TEAM HAD ACTUALLY PREVIOUSLY WORKED FOR THE DAKOTA COUNTY COMMUNITY DEVELOPMENT AGENCY, WHICH IS JUST SOUTH OF MINNEAPOLIS. 
          AND IT TURNS OUT THAT THAT AGENCY HAD BEEN QUIETLY BUILDING PERMANENTLY AFFORDABLE, UH, HOUSING FOR SENIORS WITH NO TAX CREDITS 
          [01:10:01]
SINCE THE 1980S. 
          AND I'M GONNA TALK A LITTLE BIT MORE ABOUT HOW THEY'VE BEEN DOING THAT. 
          ON THE NEXT SLIDE, WE ALSO LEARNED ABOUT A NONPROFIT AFFORDABLE HOUSING DEVELOPER THAT WAS CREATED BY THE IDAHO HOUSING FINANCE AGENCY. 
          IT'S CALLED THE HOUSING CORPORATION. 
          AND THAT ENTITY, IT FUNCTIONS BASICALLY LIKE YOUR AVERAGE NONPROFIT LITECH DEVELOPER. 
          IT COMPETES FOR LITECH ALONGSIDE OTHER NONPROFIT AFFORDABLE HOUSING DEVELOPERS. 
          BUT IT HAS THIS SPECIAL RELATIONSHIP WITH THE HFA AND WITH THE STATE. 
          HALF OF ITS BOARD IS HFA FOLKS. 
          UM, AND IT HAS BEEN ABLE TO FUNNEL SOME PUBLIC DOLLARS LIKE ARPA FUNDS. 
          AND THEN FINALLY WE INTERVIEWED FOLKS IN COLORADO WHERE THE STATE HAS SET ASIDE A PORTION OF STATE INCOME TAX REVENUE FOR HOUSING DEVELOPMENT, INCLUDING THROUGH AN EQUITY PROGRAM WHERE THE STATE FUNDS IT. 
          IT PROVIDES EQUITY FOR MIXED INCOME DEVELOPMENT. 
          UM, IT'S ALSO ACCOMPANIED BY THIS REALLY INTERESTING TENANT EQUITY VEHICLE PIECE WHEREBY RESIDENTS, RESIDENTS THEMSELVES CAN ACCRUE EQUITY IN THE BUILDING THAT THEY'RE RENTING IN EXCHANGE FOR ON-TIME RENT PAYMENTS. 
          ALL RIGHT, THIS IS THE LAST SLIDE BEFORE WE HAVE ANOTHER LITTLE BREAK FOR DISCUSSION. 
          UM, AND I'VE BORROWED THIS SLIDE FROM CARRIE GILL, WHO'S THE DIRECTOR OF DAKOTA COUNTY CDA. 
          SO THE CDA IS A LOCAL HOUSING AUTHORITY. 
          IT'S FAIRLY NEW THOUGH MINNESOTA CREATED IT THROUGH SPECIAL LEGISLATION IN 1971. 
          SO LIKE OTHER HOUSING AUTHORITIES, IT ADMINISTERS PUBLIC HOUSING, IT ADMINISTERS RENTAL VOUCHERS, BUT IT ALSO RUNS THE COUNTY'S ECONOMIC AND COMMUNITY DEVELOPMENT PROGRAMS. AND BEGINNING IN THE LATE 1980S, IT EMBARKED ON THIS UNIQUE PROJECT TO LOCALLY FINANCE AND BUILD INCOME RESTRICTED HOUSING FOR SENIORS. 
          AND TODAY THE AGENCY OWNED AND OPERATES MORE THAN 1,901 AND TWO BEDROOM APARTMENTS FOR SENIORS ACROSS NEARLY 30 PROPERTIES. 
          SO UNLIKE MONTGOMERY COUNTY'S LARGE SCALE MIXED INCOME BUILDINGS, DAKOTA COUNTY'S SENIOR BUILDINGS ARE THAT SMALLER AND THEY DON'T INCLUDE ANY MARKET RATE APARTMENTS. 
          WHILE THE CDA ORIGINALLY CALCULATED THE RENTS BASED ON INDIVIDUAL TENANTS INCOMES, IT HAS SWITCHED TO SETTING LOW FLAT RENTS IN ITS NEWER BUILDINGS AND IT DESIGNS ITS PROJECTS TO BE HIGH QUALITY BUT NOT INCLUDE SOME OF THE AMENITIES THAT CAN ADD EXPENSE LIKE DISHWASHERS IN UNIT WASHERS OR LARGE FANCY COMMON SPACES. 
          AND THESE CHOICES GENERATE COST SAVINGS THAT HELP KEEP THE RENTS LOW. 
          BUT THEY WOULD PROBABLY NOT BE POSSIBLE IF, UM, THE CDA WERE HAVING TO USE FEDERAL TAX CREDITS OR ANOTHER FEDERAL PROGRAM. 
          SO INSTEAD THE DEVELOPMENT AND OPERATION ARE ALL FINANCED LOCALLY. 
          MINNESOTA STATUTE ALLOWS THE CDA TO ISSUE TAX EXEMPT BONDS, WHICH ARE THEN CREDIT ENHANCED BY THE COUNTY, UM, AND USED TO FINANCE BOTH DEVELOPMENT AND MAJOR REPAIRS. 
          AND THEN THE CDA ALSO SUPPLEMENTS ITS RENTAL REVENUE WITH PROCEEDS FROM A SPECIAL PROPERTY TAX LEVY THAT WAS AUTHORIZED BY THE LEGISLATURE BACK IN 1999 TO SERVICE ITS FUND DEBT. 
          OKAY. 
          I KNOW THAT WAS A LOT. 
          SO LET'S PAUSE, UM, FOR ABOUT 10 MINUTES AND I WOULD LOVE TO HEAR YOUR THOUGHTS ON THESE MODELS. 
          IS THERE A GROUP OF THEM THAT ESPECIALLY APPEALS TO YOU OR ONE THAT YOU WANNA KNOW MORE ABOUT? DO YOU SEE BENEFITS OR DRAWBACKS, UM, IN THE CAMBRIDGE CONTEXT SPECIFICALLY, OR DO YOU THINK THERE'S SOMETHING MISSING HERE? TALK ABOUT OF THE ELEMENT OF RESIDENT ROLE ACROSS THESE MODELS? DID YOU HEAR THAT CLAUDIA? I THINK I DID. 
          WAS THE QUESTION ABOUT HOW WE SEE RESIDENT CONTROL ACROSS THESE MODELS? YES, YES. 
          YES. 
          OKAY. 
          SO WE DID TRY TO UNDERSTAND A LITTLE BIT, UM, WHETHER THERE ARE AVENUES FOR RESIDENT GOVERNANCE. 
          UM, I THINK MARGARET COULD PROBABLY SPEAK VERY WELL TO WHAT HAPPENS IN PUBLIC HOUSING. 
          UM, PUBLIC HOUSING RESIDENTS DO HAVE THE ABILITY TO CREATE AN, UM, I THINK A RESIDENT ADVISORY COMMITTEE AND WEIGH IN ON DECISIONS, BUT THEY DON'T HAVE, I DON'T THINK THEY HAVE FORMAL DECISION MAKING POWER. 
          UM, ALTHOUGH THAT COULD VARY FROM HOUSING AUTHORITY TO HOUSING AUTHORITY. 
          UM, IN TERMS OF MONTGOMERY COUNTY, I THINK THE, THE HOUSING OPPORTUNITIES COMMISSION ITSELF HAS ONE RESIDENT ON ITS BOARD. 
          UM, BUT BEYOND THAT, I DON'T THINK I, I I HAVE NOT BEEN ABLE TO FIND STRONG EVIDENCE OF RESIDENT GOVERNANCE. 
          UM, AND THEN IN SOME OF THESE IDIOSYNCRATIC UH, MODELS AS WELL, YOU KNOW, IT'S NOT, 
          [01:15:01]
IT HAS, WE DON'T SEE IT BEING A REAL BIG PRIORITY IN THESE US-BASED MODELS, WHICH I THINK IS SOMETHING TO NOTE. 
          WOULD YOU BE ABLE TO TALK ABOUT THE EUROPEAN MODELS AND WHAT KIND OF TENANT EVIDENCE THAT THEY HAVE THERE? 'CAUSE I THINK THAT ALSO GETS POINTED OUT AS, UH, AS A STANDARD AND TRYING TO UNDERSTAND WHAT THEY'RE ABLE TO ACHIEVE MIGHT HELP US TO FIND WHAT THAT SHOULD LOOK LIKE HERE. 
          YEAH, I THINK THAT WOULD BE A TERRIFIC EXAMPLE OF HOW THE LAB COULD MAYBE SUPPORT YOUR WORK. 
          UM, THAT WOULD BE, YOU KNOW, SOMETHING WE COULD LOOK FOR EXAMPLES OF AND TRY TO BREAK DOWN FOR, FOR A FUTURE MEETING FOR SURE. 
          I WOULD DEFER TO REP  FIRST. 
          OH, WELL THANK YOU. 
          UM, ONE OF THE THINGS I'M INTERESTED IN LEARNING MORE ABOUT IS THE POTENTIAL FOR PUBLICLY OWNED MIXED INCOME HOUSING TO ACTUALLY INCREASE IN AFFORDABILITY OVER TIME. 
          YOU KNOW, I THINK WE'RE SO USED TO LITECH DEVELOPMENT WHERE I DON'T THINK THE AFFORDABILITY NECESSARILY GETS BETTER. 
          IF ANYTHING, YOU KNOW, WE SOMETIMES HAVE CHALLENGES MAINTAINING THE AFFORDABILITY, UM, BUT WITH PUBLIC OWNERSHIP AND THE PUBLIC ACCUMULATING CASH FLOW AND EQUITY, I COULD SEE THE POSSIBILITY OF US CHANGING OUR THINKING TO WHERE IT'S NOT JUST WHAT'S THE AFFORDABILITY ON DAY ONE, BUT WHAT WILL THESE BUILDINGS LOOK LIKE 10, 20 YEARS OUT. 
          YEAH, THAT'S A A GREAT POINT. 
          AND I THINK, YOU KNOW, WITH A VERY FEW OF THESE EXAMPLES, WE'RE STARTING TO SEE THEM GET TO THE SCALE WHERE THEY HAVE SOME LIKE PORTFOLIO WIDE, UM, A LARGE ENOUGH PORTFOLIO THAT THEY CAN BASICALLY DRAW ON THAT PORTFOLIO TO REINVEST. 
          UM, BUT A LOT OF THESE MODELS ARE JUST NOT ANYWHERE NEAR THAT SCALE WHERE THAT'S POSSIBLE CHRIS AND . 
          UM, SO PROBABLY IT'S A GREAT RANGE OF MODELS. 
          JUST A COUPLE. 
          I THINK THAT I WOULD ADD TO THE MIX. 
          ONE OF, WE'VE ALREADY TALKED ABOUT SEVERAL TIMES, I REALLY FEEL LIKE LIMITED EQUITY CO-OPS OR CO-OPS OUGHT TO BE ON THE LIST. 
          AND THE KEY ELEMENTS THERE ARE THE COST RENT MODEL, UM, AND THE BROADER RANGE OF INCOMES AND A VERY STRONG MODEL FOR RESIDENT ROLE. 
          BUT I FEEL LIKE WE OUGHT TO HAVE THAT AS A MODEL. 
          WE EXPLORE THE SECOND MODEL THAT MIGHT NOT SEEM LIKE, UH, SOCIAL HOUSING, BUT I THINK WHAT WOULD BE ALSO CONSIDERED IS A TOPA MODEL. 
          UM, I THINK ONE OF THE CHALLENGES WE'RE REALLY GONNA FACE IN CAMBRIDGE IS THE FACT THAT HOUSING IS BLOODY EXPENSIVE TO BUILD. 
          UM, AND THAT ONE OF THE WAYS TO ADDRESS THAT IS THROUGH ACQUISITION. 
          AND I THINK, YOU KNOW, ONE OF THE THINGS THAT CLAUDIA MENTIONED, THE SOCIAL SEATTLE HOUSING DEVELOPER WHO, UH, HAS GOT THEIR FIRST DEAL IN ORDER TO REALLY LAUNCH WHAT THEY'RE DOING IS ACQUIRING BUILDINGS AND ACQUISITION SOLVES A LOT OF PROBLEMS IN TERMS OF DEVELOPMENT COSTS AND OTHER REGULATIONS. 
          BUT IT ALSO IN THE FIRST CASE OF A TOPA WOULD EMPOWER RESIDENTS. 
          AND SO OBVIOUSLY A LOT OF THINGS WE'RE GONNA TALK ABOUT WILL REQUIRE STATE ACTION TO SUPPORT CA WHICH IS WELL ABOUT THE, WHY DON'T YOU SAY WHAT TOPA IS? OH, I'M SORRY. 
          SO TOPA IS TENANT OPPORTUNITY TO PURCHASE. 
          AND SO, UH, TAKING EXISTING BUILDINGS THAT WHEN THEY COME UP ON THE MARKET, THERE'S A RIGHT FOR TENANTS TO ORGANIZE AND PURCHASE WITH PUBLIC SUPPORT. 
          YOU CAN ALSO HAVE A VERSION THAT'S CALLED TOPA, THE COMMUNITY OPPORTUNITY TO PURCHASE, WHICH WOULD NOT BE THE TOPA MODEL GENERALLY REQUIRES TENANTS TO GET IT ORGANIZED AND AND ACT ON THEIR BEHALF WHERE COPA MIGHT GIVE THE CITY OF CAMBRIDGE AN OPPORTUNITY TO PURCHASE ON THE BEHALF OF THE COMMUNITY. 
          SO IS THAT STATE LAW THAT ALLOWS, YOU WOULD NEED TO HAVE A STATE THERE, THERE HAVE BEEN BILLS IN MASSACHUSETTS TO ALLOW FOR THESE, THESE ACTS, UH, THAT HAVE NOT MADE PROGRESS IN THE LEGISLATURE. 
          I'M SURE REP CONY CAN TELL US ABOUT SOME OF THOSE. 
          UH, MOST NOTABLY, UH, WASHINGTON DC HAS HAD TOBA ITS BOOKS FOR A LONG TIME. 
          THERE'S BEEN A LOT OF HOUSING THAT'S BEEN TRANSFERRED TO RESIDENT OWNERSHIP. 
          NEW YORK CITY HAS A LOT OF TOPA BUILDINGS AS WELL. 
          UM, SO I THINK IT'S AN INTERESTING MODEL TO CONSIDER. 
          ALSO JUST ADD ON THE TOPA THAT SOME OF THE TOPA PROGRAMS ALSO ALLOW TENANTS TO WORK WITH NONPROFITS AND TO ASSIGN THAT. 
          RIGHT. 
          SO IT'S WOULD BE A VARIETY OF THINGS. 
          , I WAS GONNA SUGGEST THE CO-OP, UM, WOULD BE THOSE TYPE OF HOUSING AS WELL. 
          YEAH. 
          UH, KYLE AND THERE, UM, JUST ON THE, ON THE MIDDLE QUESTION ABOUT BENEFITS AND DRAWBACKS TO MODELS IN CAMBRIDGE. 
          I KNOW THE MIXED INCOME MODEL, YOU KNOW, SORT OF TOUTED AS SOMETHING BEING PURSUED AROUND THE COUNTRY. 
          I THINK A BENEFIT OF IT IS THAT THE REAL POWER OF REPLACING PRIVATE EQUITY WITH CHEAPER PUBLIC EQUITY. 
          SO I I THINK EXPLORING ALL MODELS THAT HAVE AN ELEMENT OF THAT. 
          I THINK A DRAWBACK AND CHALLENGE THOUGH, AS WAS NOTED, IS THAT MANY OF THOSE MODELS ARE DOING 20 OR 30% AFFORDABLE, WHICH OBVIOUSLY IN CAMBRIDGE 20% IS JUST THE BASELINE INCLUSIONARY LEVEL, RIGHT? SO WHILE THAT MIGHT BE A BIG DEAL IN SOME OF THESE COMMUNITIES WHERE HAVE THAT DON'T 
          [01:20:01]
HAVE AN INCLUSIONARY PROGRAM AT ALL, I THINK THE BAR IS HIGHER HERE, RIGHT? SO THINKING ABOUT HOW HIGH IT SHOULD BE AND HOW THAT CAN ALL BALANCE, SARAH, UM, I JUST WAS GONNA ASK ABOUT, UM, MODELS THAT ACTUALLY HAVE A PUBLIC DEVELOPER, UM, WHICH, YOU KNOW, WE DON'T REALLY SEE MUCH OF IN MASSACHUSETTS BECAUSE IN ORDER TO DO THE RED CONVERSION, YOU ACTUALLY HAVE TO HAVE TO PRIVATIZE, RIGHT? EVEN THOUGH THE, THE PUBLIC ENTITY MIGHT STILL HAVE THE PARENT. 
          UM, SO I'M CURIOUS ABOUT THE SORT OF ADDED COSTS AND REGULATORY BURDENS THAT COME WITH ACTUAL PUBLIC DEVELOPMENT AND, AND WHAT WE SEE IN, IN SOME OF THESE MODELS. 
          KRISTEN, I ADD JUST SO A QUESTION I GUESS AS WE LOOK AT THIS, JUST TO, TO THINK ABOUT WHAT THE PUBLIC INVESTMENT IS NEEDED IN THESE AND, AND JUST TO UNDERSTAND THE RANGE. 
          'CAUSE ONE OF THE THINGS THAT WE DO WORKING WITH THE CITY FUNDING IS, IS TO TRY TO UNDERSTAND, UM, WHAT'S THE RETURN AND AFFORDABILITY PUT IN DOLLARS THEY'RE GOING IN AND COMPARING THAT, UM, YOU KNOW, ACROSS A RANGE OF OPPORTUNITIES LOOKING FOR OPPORTUNITIES TO LEVERAGE. 
          SO THAT'S, YOU KNOW, THE MOMENTUM FUND AND THE THE ACCELERATOR FUND ARE ARE, ARE ONES THAT WE'VE LOOKED AT, I THINK BRING IN ELECTRIC. 
          SO THINKING ABOUT THAT I THINK WOULD BE SOMETHING THAT ALSO LOOK AT ACROSS THESE MODELS TO, TO, YOU KNOW, THE CONVERSATION. 
          YEAH, I WOULD JUST ADD, I MEAN WE, YOU KNOW, CAMBRIDGE HOUSING AUTHORITY IS THAT PUBLIC DEVELOPER. 
          UM, AND YOU KNOW, OUR BALANCE SHEET IN OUR RESOURCES HAVE REALLY CHANGED OVER THE LAST 20 YEARS, UM, TO A POINT WHERE, YOU KNOW, WE HAVE RESOURCES TO ACTUALLY EXPAND OR TO REINVEST INTO OUR PORTFOLIO THAT IF WE HAD MADE THE CHOICE TO PARTNER WITH THE PRIVATE DEVELOPER, THOSE RESOURCES WOULD'VE GONE TO THE ENTIRE ENTITY, THEN WE WOULD NOT HAVE THE RESOURCES TO REINVEST EITHER IN OUR OUR COMMUNITIES OR IN NEW COMMUNITIES OR IN DURABILITY OF MATERIAL. 
          AND SO, YOU KNOW, IN SOME WAYS WE HAVE A MODEL IN CAMBRIDGE THAT HAS BEEN BEEN A PUBLIC DEVELOPER MODEL THAT CERTAINLY IS A MORE EXPENSIVE THAN A NONPROFIT OR FOR-PROFIT. 
          BUT WHEN YOU ACTUALLY EVALUATE, I THINK, AND IT SHOULD PROBABLY BE EVALUATED WHAT THE LONG-TERM PUBLIC BENEFIT OF THE FACT THAT THE HOUSING AUTHORITY OPTED 20 YEARS AGO BECOME A PUBLIC DEVELOPER HAS MEANT BOTH FOR THE OUTCOMES, UH, YOU KNOW, AND, AND THE QUALITY OF THE HOUSING THAT WE'RE PROVIDING. 
          UM, BUT ALSO THE RESOURCES THAT WE BRING FORWARD. 
          AND THEN, YOU KNOW, I THINK THE, THE ROUTE FOR US HAS BEEN, YOU KNOW, WE'RE, WE'RE WITHIN OUR FRAMEWORK OF, UM, OF AT LEAST WITH OUR LEGACY PROPERTIES OF BEING SERVING FAMILIES THAT ARE 80% OR BELOW AREA LEADING INCOME. 
          AND THEN IN SOME WAYS BECAUSE PUBLIC POLICY, 50% OR 30%  INCOME. 
          SO WE'RE NOT DOING THAT MIXED INCOME COMPONENT PIECE, BUT THERE'S REALLY NO REASON WHY THAT WE CAN'T DO THAT. 
          AND, AND, BUT ARE WE WILLING TO PAY THE PUBLIC PREMIUM COSTS ASSOCIATED WITH THAT THAT REAP THE BENEFITS OF, OF, UM, THE RESOURCES THAT WE'RE SEEING NOW 20 YEARS INTO OUR, WE REPOSITIONING AS BEING AVAILABLE TO FURTHER OUR MISSION AND, AND TO EXPAND OUR HOUSING OPPORTUNITIES. 
          UM, AND THEN I THINK THE BIGGEST QUESTION THAT WE FACE IS AROUND AND GOVERNORS WITH IS THAT LOOK LIKE, AND THE HOW DO WE ENGAGE OUR RESIDENTS IN A WAY THAT WE HAVEN'T, YOU KNOW, WE DO HAVE CERTAIN REQUIREMENTS THAT WE MEET, BUT THAT DOESN'T NECESSARILY TRANSLATE INTO, UM, UH, THE GOVERNANCE MODEL THAT I THINK, UM, I'VE BEEN HEARING THAT OUR RESIDENTS ARE INTERESTED OR JUST SOCIAL HOUSING ADVOCATES ARE INTERESTED IN SEEING IN SOCIAL HOUSING. 
          UH, ONE OF THE THINGS THAT, UM, WAS BROUGHT UP FOR ME WHEN WE THINK ABOUT JUST THE INCLUSIONARY PROGRAM THAT WE HAVE, UM, BECAUSE IT'S 20%, UH, THE, THE CITY DID DO THIS INCLUSIONARY STUDY OF RESIDENTS AND FOUND, UH, KIND KIND OF THE DIFFICULTY AND THE BIAS THAT RESIDENTS EXPERIENCE. 
          AND I THINK THAT'S WHERE, YOU KNOW, HAVING MORE OF A MIXED INCOME, UM, IS MORE, YOU KNOW, IT SEEMS APPEALING BECAUSE THE RESIDENTS IN THE STUDY, THERE'S A GREAT REPORT THAT THE CITY DID ON THIS, UM, FROM A FEW YEARS AGO THAT TALKS A LITTLE BIT ABOUT JUST THE, THE TENANT PERSPECTIVE. 
          AND I THINK, UM, THINKING ABOUT WHAT IS LIKE THAT TENANT VOICE, WHAT IS THE ACTUAL EXPERIENCE OF THE TENANT IN THESE DIFFERENT MODELS, UH, IS SOMETHING WORTH TALKING TO AND THINKING ABOUT. 
          I, I THINK WE WANNA MOVE ON TO THE NEXT SECTION. 
          THOSE ARE, I THINK, ALL REALLY GREAT COMMENTS THAT WE'LL WORK WITH CLAUDIA TO INCORPORATE INTO FUTURE MEETINGS, UH, AND YOU KNOW, ANALYSIS FOR THIS GROUP. 
          AND THEN, LIKE I SAID, WE WILL HAVE A GOOGLE FORM THAT YOU CAN EXPAND ON SOME OF THESE THINGS AFTERWARDS AND SUBMIT, WE CAN TALK MORE ABOUT. 
          [01:25:02]
ABSOLUTELY. 
          AND WE'D BE EXCITED TO DIG INTO CO-OPS AND TOPA AND SOME OF THESE OTHER MODELS WITH YOU. 
          UM, SO I, I'M ONLY GONNA TALK FOR LIKE FIVE MORE MINUTES AND THEN WE HAVE GOT ONE MORE SHORT DISCUSSION. 
          UM, I JUST WANTED TO, NOW THAT WE'VE TALKED THROUGH SOME OF THESE DIFFERENT MODELS, UH, I WANTED TO ELEVATE SOME KEY POINTS, UM, WHICH MIGHT RESONATE WITH SOME OF THE COMMENTS THAT HAVE BEEN MADE. 
          BUT FIRST JUST WANTED TO NOTE SOME OF THE DIFFERENCES WE SEE BETWEEN US BASED MODELS AND THE INTERNATIONAL SOCIAL HOUSING SYSTEMS. SO ONE KEY DIFFERENCE, AND THIS HAS BEEN ALLUDED TO, I THINK IS THE WAY THAT THE RENT IS SET. 
          SO IN ALMOST ALL OF THE US BASED MODELS, THE AFFORDABLE RENTS ARE SET BASED ON WHAT IS GOING TO CONSUME NO MORE THAN 30% OF THE ANNUAL HOUSEHOLD INCOME FOR A HOUSEHOLD AT A CERTAIN INCOME LEVEL. 
          SO BY CONTRAST, IN MOST EUROPEAN SOCIAL HOUSING SYSTEMS, YOU HAVE WHAT IS CALLED COST RENTS, MEANING THAT RENTS ARE SET TO COVER THE ACTUAL COST OF DEVELOPING AND MAINTAINING THE HOUSING. 
          THESE RENTS ARE STILL LOWER THAN MARKET RENTS BECAUSE THERE IS NOT THAT PROFIT AND SPECULATION INVOLVED BECAUSE OF ALL THE PUBLIC INPUTS. 
          UM, BUT THEY DON'T VARY BY THE TENANT'S INCOMES. 
          SO IF YOU HAVE A LOW INCOME TENANT WHO NEEDS ADDITIONAL HOUSING ASSISTANCE TO BE ABLE TO AFFORD THAT COST RENT, THEY APPLY FOR A SEPARATE TENANT-BASED SUBSIDY FROM THE GOVERNMENT, NOT FROM THE SOCIAL HOUSING PROVIDER. 
          ANOTHER DIFFERENCE IS RELATED TO WHO LIVES IN SOCIAL HOUSING. 
          SO UNLIKE IN THE US WHERE PUBLIC HOUSING RESIDENTS TEND TO HAVE THOSE EXTREMELY LOW INCOMES, EUROPEAN SOCIAL HOUSING OFTEN HAS VERY BROAD ELIGIBILITY CRITERIA AND LOTS OF MODERATE INCOME HOUSEHOLDS LIVE THERE. 
          AND FINALLY THIS SEEMS OBVIOUS, BUT I THINK IT'S SO IMPORTANT, THERE'S A HUGE DIFFERENCE IN SCALE. 
          SO EUROPEAN COUNTRIES OFTEN HAVE SOME KIND OF BIG NATIONAL FUND, WHETHER IT'S A PENSION FUND OR OTHER NATIONAL SAVINGS FUND THAT THEY CAN USE TO MAKE LOW COST LOANS TO SOCIAL HOUSING DEVELOPERS FOR DEVELOPMENT, FOR REHAB, UH, FOR PROGRAMMING. 
          EVEN OVER TIME MANY HAVE BUILT UP A WHOLE SOCIAL HOUSING DEVELOPER SECTOR, SO LIMITED PROFIT CORPORATIONS THAT ARE DEDICATED SOLELY TO BUILDING AND OWNING SOCIAL HOUSING. 
          AND THEY ALSO HAVE REGULATORY SYSTEMS THAT ARE GEARED TOWARDS THAT SOCIAL HOUSING SECTOR. 
          SO FOR INSTANCE, THE ABILITY TO DESIGNATE A SOCIAL HOUSING ZONING OVERLAY OR HAVE A PUBLIC LAND DISPOSITION PROCESS THAT REALLY FAVORS SOCIAL HOUSING. 
          AND WITH SOCIAL HOUSING MAKING UP A SIGNIFICANT SHARE OF THE HOUSING STOCK IN THESE COUNTRIES, RENT SETTING IN THAT HOUSING CAN ACTUALLY EXERT DOWNWARD PRESSURE ON HOUSING COSTS ACROSS THE ENTIRE MARKET. 
          UM, AND SO I THINK IT'S JUST IMPORTANT TO REMEMBER THAT US BASED MODELS ARE OPERATING WITHIN A VERY DIFFERENT CONTEXT. 
          I ALSO WANTED TO QUICKLY HIGHLIGHT SOME OF THE BENEFITS AND RISKS OF PUBLIC DEVELOPMENT AND OWNERSHIP THAT CAME UP IN OUR DISCUSSIONS WITH RHODE ISLAND. 
          SO THEY WERE BASICALLY WEIGHING DO THEY CONTINUE WITH THEIR CURRENT MODEL OF PUTTING AN OFTEN LARGE AMOUNT OF SOFT SUBSIDY INTO PRIVATELY OWNED LITECH PROJECTS TO MAKE THEM PENCIL VERSUS MOVING TO THIS MODEL WHERE THE STATE ITSELF WOULD PLAY A MORE DIRECT ROLE IN DEVELOPING AND OWNING HOUSING. 
          SO ON THE PLUS SIDE, THEY SAW THIS OPPORTUNITY TO LEVERAGE PUBLIC TOOLS IN A WAY THAT COULD FREE THEM FROM THE LITECH PIPELINE, CREATE MORE UNITS, POTENTIALLY UNITS AT THE RIGHT AFFORDABILITY LEVEL FOR THEIR STATEWIDE NEEDS AND GOALS. 
          THEY ALSO SAW THIS OPPORTUNITY FOR THE, YOU KNOW, THE PUBLIC SECTOR TO RETAIN ASSETS AND PUBLIC INVESTMENT TO REVOLVE, UM, AND POTENTIALLY SAVE ON THAT COST OF RECAPITALIZING LITECH PROJECTS AFTER EVERY AFFORDABILITY TERM. 
          BUT ON THE MINUS SIDE, THEY WERE REALLY CAUTIOUS ABOUT A PUBLIC ENTITY, ASSUMING THE RISKS OF DEVELOPMENT AND REAL ESTATE OWNERSHIP, WHICH ARE REAL. 
          THEY SAW CHALLENGES IN BUILDING THE KINDS OF CAPACITY AND NIMBLENESS THAT YOU NEED TO DO THIS WORK. 
          THEY ALSO FEARED THAT CHANGES IN PUB POLITICAL ADMINISTRATION COULD UNDERMINE THE PUBLIC COMMITMENT TO INVESTING IN THESE UNITS. 
          AND THEY RECOGNIZED THAT THERE, THERE MIGHT BE STIGMA AROUND PUBLICLY OWNED HOUSING. 
          SO WITH ALL THAT IN MIND, I WANTED TO END WITH JUST SOME, WHAT I THINK ARE SOME KEY QUESTIONS FOR CITIES WHO ARE EXPLORING SOCIAL HOUSING. 
          ONE, HOW ARE YOU GOING TO STRUCTURE YOUR PUBLIC DEVELOPER? IS IT GONNA HARNESS AN EXISTING INSTITUTION OR SET OF INSTITUTIONS OR WILL IT BE A NEW ENTITY? AND HOW WILL IT BE GOVERNED AND STAFFED? TO WHAT EXTENT AND HOW WILL IT WORK WITH PRIVATE DEVELOPERS? IS IT GOING TO SWOOP INTO STALLED PRIVATE DEALS LIKE MONTGOMERY COUNTY DOES? WILL IT USE SOME KIND OF RFP PROCESS LIKE ATLANTA DOES? OR WILL THE PUBLIC ENTITY REALLY LEAD THE DEVELOPMENT 
          [01:30:01]
WORK ITSELF? WHAT FINANCING MODEL WILL YOU USE? WHAT PUBLIC INPUTS ARE AVAILABLE THAT CAN MAKE HOUSING MORE AFFORDABLE THAN WHAT IS DEVELOPED IN THE PRIVATE MARKET? WHERE WILL THE FUNDING COME FROM? HOW WILL CAMBRIDGE BALANCE FUNDING SOCIAL HOUSING WITH OTHER FUNDING ALREADY BEING USED FOR OTHER TYPES OF AFFORDABLE HOUSING DEVELOPMENT? WHAT LEVEL OR MIX OF AFFORDABILITY WILL YOU ACHIEVE AND HOW, WHAT DOES COMMUNITY CONTROL LOOK LIKE IN A SOCIAL HOUSING PROJECT IN CAMBRIDGE? AND FINALLY, HOW WILL YOU ENSURE GOOD MAINTENANCE AND MANAGEMENT AND ADEQUATE FUNDS FOR RENOVATIONS AND REPAIRS DOWN THE LINE? SO FINALLY, I THINK WE HAVE MAYBE ABOUT EIGHT MINUTES, UM, TO SPEND ON THIS FINAL MINIDISC DISCUSSION. 
          UM, AND I'VE POSED THESE QUESTIONS, WHAT DO YOU SEE AS THE BENEFITS OF SOCIAL HOUSING AND WHAT DO YOU SEE AS THE RISKS? AND FINALLY, YOU KNOW, ACKNOWLEDGING THAT STRUCTURAL DIFFERENCES IN THE US WOULD LIKELY PREVENT SOCIAL HOUSING PROGRAMS FROM MIRRORING THOSE INTERNATIONAL MODELS. 
          ARE THERE STILL THINGS THAT WE COULD LEARN FROM INTERNATIONAL EXAMPLES? YEAH, I THINK THAT I LIVE IN CHA HOUSING. 
          WHEN I FIRST MOVED THERE, THE STATE PUBLIC HOUSING, THEN IT BECAME FEDERAL PUBLIC HOUSING. 
          NOW IT AT, UM, AND I'VE BEEN INVOLVED WITH, LOOK MY LOCAL TENANT COUNCIL AND TENANT COUNCILS IN OTHER PROPERTIES AT CHA. 
          AND ONE OF THE BENEFITS I SEE OF SOCIAL HOUSING WOULD BE TO INCREASE THE OPPORTUNITY FOR IT TO FEEL MORE LIKE A NEIGHBORHOOD AS OPPOSED TO EVERYBODY, ALL YOUR NEIGHBORS ARE POOR, WE ALL KNOW THAT. 
          BUT IN, IN THE REAL WORLD THERE'S ALL SORTS OF DIFFERENT INCOME LEVELS LIVING ON YOUR STREETS AND THAT DOESN'T HAPPEN IN PUBLIC HOUSING OR RAD OR WHATEVER. 
          SO THAT IN SOCIAL HOUSING, I THINK THAT IT WOULD BE IMPORTANT TO GET THAT MIX OF PEOPLE LEARNING TO SEE EACH OTHER AS PEOPLE BECOMING FRIENDS, YOU KNOW, THEIR KIDS KNOWING EACH OTHER, BECOMING PART OF A COMMUNITY AS OPPOSED TO ISOLATED THING. 
          UH, YEAH, JUST PICKING UP ON THAT REAL BRIEFLY. 
          UH, I'M INTERESTED IN THE POTENTIAL FOR SOCIAL HOUSING TO GET AROUND LIKE THE CLIFF EFFECT. 
          YOU KNOW, MAYBE YOU QUALIFY FOR AFFORDABLE HOUSING TODAY AND THEN MAYBE YOU GROW YOUR INCOME AND MAYBE YOU COULD REMAIN IN THAT HOUSING AND YOU KNOW, PAY RENT ACCORDINGLY. 
          YEAH, I'M JUST PICKING UP ON WHAT YOU'RE SAYING JEAN. 
          WHAT I'M, WHAT I'M SEEING IS MENTAL HEALTH COUNSELOR IS TREMENDOUS AMOUNTS OF ISOLATION AND FRUSTRATION ACROSS THE BOARD FOR PEOPLE WHO ARE VERY, VERY WELCOME AND THEY REALLY DO NEED TO BE PART OF A COMMUNITY. 
          UM, RIGHT NOW THERE'S A LOT OF STIGMATISM, I THINK THIS IS LIGHTED TALKING ABOUT. 
          AND UM, THERE IS SOME SOCIAL, UM, HOUSING ALREADY SORT OF IN THE PIPELINES HAPPENING AROUND HERE. 
          LIKE IF YOU GOING TO REFINE, UM, THE COMBINED JEWISH PHILANTHROPIES IS PUT TOGETHER TWO BUILDINGS WITHIN, UM, . 
          IT IS VERY, VERY MUCH ENGAGED IN TERMS OF SOCIAL HOUSING AND IT'S, AND IT'S UH, ALL DIFFERENT TIER AND INCOMES, UM, IN FALLS. 
          AND YOU DON'T HAVE TO BE JEWISH TO LIVE IN THAT HOUSING. 
          IT WAS JUST PUT TOGETHER BY BY JEWISH PHILANTHROPIES AND BE, WHICH YOU BOTH, YOU KNOW, BUT BOTH OF THESE BUILDINGS IN BROOKLYN, UM, IT'S RELEVANT IN TERMS OF OVER TIME ABOUT IN TERMS OF SOCIAL HOUSING BECAUSE IT'S ALL DIFFERENT INCOMES AND THE COMMONALITY IS THAT PEOPLE ENGAGE WITH EACH OTHER, DO THINGS WITH EACH OTHER, THEY ARE NOT ISOLATING. 
          AND I THINK THAT'S SOMETHING WE END UP LEAVING ON THE HOUSING PLEASURE 'CAUSE WE'VE GOTTA PANIC IN THIS COUNTRY WITH REAL WHO WE HAVE SO MANY PEOPLE WHO ARE HOMELESS OR ON THE VERGE OF HOMELESSNESS AND WE HAVE SO MANY PEOPLE WHO ARE MIDDLE INCOME WHO MAYBE THEY'RE JUST TWO PAYCHECKS AWAY FROM HAVING THE SAME EXACT PROBLEM. 
          I WOULD NEVER ASSUME THAT SOMEBODY WHO HAS MORE MONEY THAN ME DOESN'T HAVE THE SAME WORRIES AS ME. 
          YOU ALL PRETTY MUCH DO. 
          SO THANK YOU. 
          OTHER THOUGHTS ON BENEFITS? WHAT YOU SEE AS RISK TO SOME OF THESE MODELS? WELL, I JUST GO BACK TO THE BENEFITS AND JUST SAY WE NEED MORE HOUSING GENERAL AND IF THERE'S A NEW WAY TO CREATE HOUSING, AFFORDABLE, MIXED INCOME, DEEP PIPELINE, THE CITY FUNDED HOUSING, YOU KNOW, IF THERE'S A WAY TO TO DOING SOME OF THAT OVER WITHOUT RELYING ON Y TECH FAMILY AND TO, TO 
          [01:35:01]
DRAG THE DEVELOPMENTS, UH, PLUS SCHEDULES, THAT THEN A GREAT THING TO HAVE ALTERNATIVE. 
          YOU KNOW, IT TAKES A LONG TIME TO BUILD BUILDINGS. 
          IF THERE'S DIFFERENT BASIC WEEK WE HAVE GOING ALL AT THE SAME TIME, WE'RE GONNA GET TO, TO BRING MORE HOUSING ONLINE, MORE  . 
          SO ONE THING I'D LIKE TO HIGHLIGHT, JUST TO KIND OF PICK UP ON THE SORT OF TWO VERSIONS OF SORT OF HOW THIS COULD PLAY OUT INTO THE FUTURE REPRESENTATIVE CONLEY WAS, WAS ONE WHICH IS, YOU KNOW, OVER TIME PROJECT COULD GET MORE AFFORDABLE AND MAYBE EVEN MARGARET'S EXAMPLE OF, UM, YOU KNOW, UM, EQUITY AND BALANCE SHEETS AND, AND, AND THE OTHER, UH, ASPECTS THAT MIGHT ALLOW TO KIND OF REINVEST TO, YOU KNOW, INCREASE AFFORDABILITY. 
          THE OTHER SIDE OF IT IS, UM, UH, DEFERRED MAINTENANCE AND A PROJECT THAT WAS STABLE AT, AT THE JUMP THAT BECOMES, UH, UH, SADDLED WITH, UH, WITH DEBT OR, OR DEFERRED MAINTENANCE THAT, UH, PUTS THAT AT RISK. 
          AND WE'VE SEEN THAT HAPPEN AND THAT HAS EVERYTHING TO DO WITH HOW A PROJECT GETS STRUCTURED, HOW IT'S CAPITALIZED, HOW IT'S FINANCED, HOW IT'S MANAGED, UH, AND SO FORTH. 
          SO I MEAN, I THINK THAT'S A CRITICAL PIECE OF THIS, WHETHER THAT'S IN THE RI UPSIDE OR THE RISK SIDE, REALLY THE, YOU KNOW, THE DETAILS MATTER A LOT. 
          UM, UM, WHAT PARTICULARLY EXCITES ME ALLOWS THIS IS ALSO LIKE THE POTENTIAL THAT IT COULD IMPACT THE MARKET RENT AS WELL. 
          UM, I THINK THAT BY CREATING MORE HOUSING THAT IS AFFORDABLE WOULD ALLEVIATE SOME OF THE PRESSURE ON THE MARKET AND HOPE THAT THAT RENT WOULD COME DOWN SO OTHER PEOPLE CAN ALSO JUST AFFORD TO LIVE IN CAMBRIDGE. 
          UM, ALSO I'M REALLY INTERESTED IN, UM, IT'S LIKE LEARNING MORE ABOUT LIKE THE CO-HOUSING THAT ALREADY EXISTS AND LIKE SOME OF THE STRUCTURE BEHIND THAT BECAUSE IF THEY'RE ALREADY DOING OVER THERE, HOW CAN WE REPLICATE IT OVER HERE, UM, BY EQUALIZING LIKE WHAT THEY'RE ALREADY REALLY FIT AT. 
          UM, AND SO THOSE TWO THINGS REALLY EXCITE ME. 
          I DON'T THINK , THIS MIGHT BE NAIVE TO ME, BUT I DON'T REALLY SEE A LOT OF RISK. 
          UM, I SAY THAT WITH RISK , BUT I, I DO SEE THAT IT HAS A LOT MORE BENEFITS THAN I THINK RISKS. 
          UM, ONE, SORRY TO KEEP TALKING, BUT ONE OF THE THINGS THAT I KIND OF SLIGHTLY CONFUSES ME ABOUT SOCIAL HOUSING IN TERMS OF MIXED INCOME, I FEEL LIKE WE ALREADY HAVE A REALLY STRONG PROGRAM, UM, FOR MIXED INCOME. 
          UM, I GUESS HOW DOES THIS DIFFER? HOW WOULD THIS BE DIFFERENT FROM THE 2030, THE 20% THAT WE ALREADY ASKED FOR IN OUR, IN THE CITY? AND SO MAYBE WE CAN EXPLORE THAT. 
          LIKE WHAT DOES THAT ACTUALLY LIKE MEAN? UM, 'CAUSE I THINK A LOT OF PEOPLE UNDERSTAND THAT, AND THEN I WAS ALSO SPENDING SOME TIME THINKING ABOUT THAT. 
          BUT HOW DOES THAT, HOW ARE THEY DIFFERENT? I, UM, THE BENEFITS OF, LISTEN, THESE ARE KIND OF TWO SIDES OF THE SAME POINT I THINK WE'VE TALKED ABOUT. 
          ONE OF THE BENEFITS IS EXPANDING, AS CHRIS WAS ALLUDED TO, THEY GOT A RANGE OF HOUSING THATS THAT SERVE, THAT EXPANDING THE RANGE OF PEOPLE WHO SERVE AND, AND MAKING THIS MORE A BIT BIGGER POLITICAL TENT IN TERMS OF WHO HAS, WHO'S INVESTED IN THIS PROGRAM. 
          THE FLIP SIDE OF THAT IS THE RISK IS, AS TRUDY WAS TALKING ABOUT, THE NEED IS SO EXTREME FOR PEOPLE MAKING $11,000 A YEAR AND RESOURCES ARE LIMITED. 
          AND SO THE RISK IS, IS THAT YOU START HELPING THESE PEOPLE AT THE EXPENSE OF PEOPLE WHO IT'S LIFE CHANGING TO GET THAT ASSISTANCE. 
          AND SO I THINK THE WAY THIS HAS TO BE FRAMED IS THE WAY THAT IT'S A BOTH END AND IT'S, IT'S EXPANDING THE PIE. 
          AND SO I THINK WE HAVE TO THINK ABOUT IS HOW, HOW ARE WE DOING THIS? SO WE'RE, WE'RE DOING ALL THE THINGS WE'RE ALREADY DOING AND EXPANDING OPPORTUNITY FOR A BROAD RANGE OF PEOPLE, WHICH WON'T BE EASY , BUT I THINK THAT'S, THAT THE RISK IS, IS THAT WE'RE GONNA STEAL FROM PETER TO PAY PAUL AND WE DON'T WANT TO DO YEAH, JUST YOU. 
          WELL JUST, I DID ADD TO THE RISK, AND I THINK THIS KIND GETS MAYBE WHAT CARL WAS SAYING, BUT I THINK, YOU KNOW, IT WAS ON THE SLIDE EARLIER, UM, HOUSING RUN LIKE A BUSINESS AND I THINK HOUSING HAS GOTTA BE RUN LIKE A BUSINESS NO MATTER IF IT'S, YOU KNOW, MARKET HOUSING OR CHA OR NONPROFIT OR AFFORDABLE, YOU KNOW, THE, THE RENTS HAVE GOTTA COVER THE EXPENSES AND PREPARE FOR CAPITAL INFUSIONS OVER TIME. 
          SO JUST TO KIND HAVE THAT IN MIND, UM, AS WE THINK ABOUT MODELS, BECAUSE IT'S GOTTA BE SELF-SUSTAINING OR ALSO WE'RE GONNA BE POINTING SUBSIDY TO ONGOING BASIS, BUT IS I THINK NOT WHAT WE'RE TALKING ABOUT AND YOU KNOW, POTENTIAL RISK FOR THEM SAYING WE'RE NOT ANYMORE BECAUSE WE'RE CONTINUING TO SUBSIDIZE SOMETHING DOWN THE TOP UNTIL WE SELF SUSTAIN FROM THAT BUSINESS STANDPOINT. 
          BUT WHATEVER PERIOD WE WANNA MAKE SURE THAT THE, THAT THE LAW WAS SUSTAINED. 
          LAST ONE, I GUESS THE RISK TO ME IS THAT ALL OF THIS, I THINK WHAT I HEAR PEOPLE SAY IS WE REALLY WANT MIXED INCOME HOUSING. 
          WHETHER IT'S, IT'S THESE DEFINITIONS OF SOCIAL HOUSING, I DON'T KNOW 'CAUSE I'M STILL A LITTLE VAGUE ON WHAT THAT IS. 
          I THINK ABOUT 
          [01:40:01]
IT AS WHEN, IN A SIMPLE FINANCIAL WAY, IF MYTECH IS PROVIDING 40 TO 50% OF EQUITY IN A PROJECT IN CAMBRIDGE, WHICH ARE GONNA BE THE HIGH COST PROJECTS, HOW DOES THAT GET REPLACED IN A WAY THAT, UM, STILL THROWS OFF ENOUGH MONEY THAT IT'S A SUSTAINABLE MODEL. 
          UM, SO I JUST THINK WE, WE HAVE TO, UH, LOOK AT BOTH. 
          ARE WE LOOKING AT A PILOT PRO PROGRAM, WHICH MAYBE COULD GET PULLED OFF. 
          WE'RE NOT GONNA BE DIRTY THOUSANDS OF UNITS OF SOCIAL HOUSING IN CAMBRIDGE OR ANY OTHER TIME THOUSANDS OF UNITS BECAUSE WE JUST DON'T HAVE THE LAND. 
          I MEAN, NOT MAYBE ABLE THE TIME, DIFFERENT ZONING, BUT I JUST THINK IT'LL BE INTERESTING AFTER I THINK NEXT WEEK'S DISCUSSION TO SEE HOW SOCIAL OUR UNDERSTANDING OF SOCIAL HEALTH MATCHES UP WITH WHAT WE'RE ACTUALLY DOING. 
          UM, AND WHAT, WHAT ARE THE KEY DIFFERENCES IN THAT. 
          AND I THINK THAT'S PROBABLY A GOOD PLACE TO WRAP UP THIS CONVERSATION. 
          YOU'VE SET US UP WELL FOR NEXT WEEK. 
          UH, SUSAN, CLAUDIA, ANY CLOSING THOUGHTS? NO, I MEAN, THANK YOU ALL FOR ENGAGING IN THESE DISCUSSIONS WITH SUCH GOOD FAITH. 
          I REALLY APPRECIATE IT. 
          UM, REALLY WAS TRYING TO THREAD THE NEEDLE. 
          UM, AND I KNOW THERE ARE LOTS OF EXPERTS IN THE ROOM, SO, BUT VERY EXCITED TO CONTINUE TO WORK WITH YOU ALL. 
          GREAT. 
          YEAH, VERY HELPFUL. 
          YOU, YOU GUYS HAVE A GREAT REPUTATION. 
          YOU UNDERSTAND THAT  WELL DESERVED ADDING TO IT HERE. 
          YEAH, I KNOW. 
          WE'RE, WE'RE VERY HAPPY TO HAVE THAT ALONG FOR THE RIDE WITH US IN, IN ADDITION TO ALL THE INCREDIBLE KNOWLEDGE AND EXPERTISE IN THIS ROOM. 
          UM, SO JUST TO WRAP UP, WE'LL MEET AGAIN NOT NEXT WEEK, AUGUST 5TH, UM, IN THIS SAME ROOM AGAIN, I THINK FROM THREE TO FIVE. 
          IS THAT RIGHT? UM, AND WE'RE GONNA SEND THE GOOGLE FORM TO ALL OF YOU AFTER THIS MEETING WHERE FEEL FREE TO EXPAND UPON SOME OF THE THINGS YOU SAID TODAY, OR IF YOU DIDN'T GET A CHANCE, UM, OR YOU THOUGHT SOME MORE ABOUT SOME OF THESE TOPICS. 
          THIS WILL HELP US SORT OF GUIDE THE CONVERSATION TO GO FORWARD AND HELP GUIDE THE RESEARCH THAT CLA IS DOING. 
          UM, THAT'S PRETTY MUCH IT FOR PREP CONNECT MEETING. 
          UM, AND FOR FOLLOW UP, FEEL FREE TO REACH OUT TO US IF YOU HAVE ANY QUESTIONS, IF YOU HAVE FEEDBACK, UM, THINGS YOU THINK COULD GO, WE COULD BE DOING BETTER, DOING DIFFERENTLY, UH, THINGS, UH, UH, THAT DIDN'T WORK WELL OR DID WORK WELL TODAY. 
          HAPPY TO HEAR THAT YOU'LL BE HEARING MORE I IMAGINE FROM ADAM. 
          UM, AS WE GET READY FOR THE NEXT MEETING. 
          AND AGAIN, JUST WANNA SAY THANK YOU ADAM , BUT TO JI ADAM, UM, AND ALEX, UH, FOR REALLY HELPING SUPPORT THE, THE ONLY REASON THIS CAME TOGETHER TODAY AND, UH, FOR JI EVA'S OFFICE FOR THE SWAG THAT YOU HAVE YEAH. 
          UH, UH, THE REFRESHMENTS TODAY. 
          SO THANK YOU ALL FOR BEING HERE. 
          THANK YOU FOR YOUR TIME AND LOOKING FORWARD TO SEEING YOU AGAIN IN AUGUST. 
          THANK YOU. 
          THANKS FOR ALL THE WORK SLIDES. 
          LIKE A, OR SO SORRY, THE SLIDES WEBSITE, COUNCIL AGENDA.
* This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting.