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Agenda 02/24/2017 W (Affordable Housing)COLLIER COUNTY Board of County Commissioners Community Redevelopment Agency Board (CRAB) Airport Authority WORKSHOP AGENDA Board of County Commission Chambers Collier County Government Center 3299 Tamiami Trail East, 3rd Floor Naples, FL 34112 February 24, 2017 9:00 AM Commissioner Penny Taylor, District 4 – BCC Chair Commissioner Andy Solis, District 2 – BCC Vice-Chair Commissioner Donna Fiala, District 1; CRAB Co-Chair Commissioner Burt Saunders, District 3 Commissioner William L. McDaniel, Jr., District 5; CRAB Co-Chair 1. Pledge of Allegiance 2. Review of Urban Land Institute (ULI) Housing Affordability Recommendations 3. Public Comments 4. Adjourn NOTICE: All persons wishing to speak on Agenda items must register prior to presentation of the Agenda item to be addressed. All registered speakers will receive up to three (3) minutes unless the time is adjusted by the chairman. SECTION 1 BCC 2/24/17 Housing Affordability Workshop Presentation on ULI Recommendations February 24, 2017 Collier County Board of County Commissioners Housing Affordability Workshop (Review of Urban Land Institute Recommendations) Brief highlights of ULI Presentation 2 Mayberry meets Rodeo Drive Reframe the discussion Affordable Housing … Housing Affordability Housing Affordability to be inclusive of all ranges, need spans all income segments and housing types This is an economic issue, not a social issue to be addressed if we want to retain the working base of the community Cost Burdened 3 Current Availability Cost Burdened 4 2 out of 5 households are cost burdened 1 out of 5 are severely cost burdened In Collier Housing + Transportation = 75% of gross income at 90-100% of AMI ONLY 15% of the neighborhoods in Collier are accessible keeping Housing + Transportation costs below 50% of total income AHAC and Stakeholder Committees 5 AHAC met 2/6/17 Positive feedback on ULI Presentation Impressive Community Involvement Housing Stakeholder Group met 2/13/17 Recommendations rolled out and explained Exercise to seek Consensus on Recommendations/ Themes 100% in agreement on increasing density near jobs & transportation Increase density for affordable housing density bonus program Reinstate the Housing Trust Fund Require a “Simple Majority” for Zoning Decisions that Include Affordable Housing Today’s Objective 6 Thirty -five Individual Recommendations Need your direction Yes, No, Not Now Not seeking to solve or receive detailed direction 7 Regulation and Governance Increase, Maintain, or Restore Supply Enhance Transportation Options Increase Wages Communication and Engagement 7 member BCC Increase Density in AHDB program Bus routes near aff. development Government wages YIMBY and Volunteer Projects Simple Majority for AH Zoning Incl. Zoning with flexibility options Park and Ride System Minimum wage Directory of affordable housing for developers Increase Density at Strategic Sites Rental of guest houses / ADU Bus Rapid transit or express routes Myths and Facts Brochure Increase Admin Approvals Commercial by Transp, Jobs; Incr. density Implement Pathways Plan Marketing and Communication Plan Expedite Permitting Community Land Trust Promote Ride Sharing Options Hire Community Outreach Coord Reduce regs to reduce cost Use Publicly owned land Secure revenue source for transit Streamline application process Adopt SMART code (LDC) Reduce or waive impact fees Directory of affordable housing for consumers Reinstate Housing Trust Fund Dev Housing Education Program Dedicated Funding Source Housing Resources Guide Hire Housing Counselor Community Vision ULI Recommendations Regulation and Governance YES NO Not Now Create Certainty in Zoning Process 1 Increase BCC to 7 Members including 2 At-Large Members 2 Require a Simple Majority for Zoning Decisions That Include Mixed Income or Affordable Products 3 Identify "Strategic Opportunity Sites" for Mixed Income Higher Densities (30+/- U/A) 4 Establish or Increase Administrative Approvals 5 Expedite Permitting and Approval Process- including zoning, LDC and GMP Changes Reduce Burdensome Regulation 6 Encourage Cost-Saving Infrastructure Requirements (reduced parking, sidewalks, etc…) 7 Amend LDC Adopt a Smart Code Create a Dedicated Funding Source 8 Reinstate the Housing Trust Fund 9 Identify a Dedicated Funding Source; Establish a Linkage Fee BCC Direction 8 Increase BCC to 7, including 2 At -Large Members to increase certainty in zoning process and provide for county-wide focus 9 Legislature Approval Voter Referendum Increase Local Control Require a Simple Majority for Zoning Decisions That Include Mixed Income or Affordable Products to increase certainty in zoning process 10 Encourage Mixed Income Development Faster and less expensive for affordable housing developers Provide County -Wide Participation Quickly Implemented (LDC Change Only) Identify "Strategic Opportunity Sites" for Mixed Income Higher Densities (30+/- U/A) to provide for more density in limited urban areas where high quality transit can be provided 11 Dramatically Increase Housing Options and Unit Type Mix Incentivize Mixed Income Development Reduce Traffic by Encouraging Density Near Employment and Commercial Centers Uses Existing “Activity Center” Methodology Requires GMP and LDC Changes Expedite Permitting and Approval Process- including zoning, LDC and GMP Changes 12 Already Implemented and Ongoing ½ The Review Times as Other Projects Establish or Increase Administrative Approvals to streamline the processes and increase certainty when doing mixed use or affordable development 13 Encourage Mixed Income Development Could range from Minor Deviations or Amendments to Zoning by Right if all Requirements are met Could reduce cost and risk to developers Required LDC Change Only Encourage Cost-Saving Infrastructure Requirements (reduced parking, sidewalks, etc…) 14 Encourage Mixed Income Development Reduce Cost of Housing Could bring to market faster Streamline Processes LDC change required Amend LDC Adopt a Smart Code to define differing requirements in various areas of the community and provide for rational differences in elements such as density 15 Different Development Criteria for Different Areas of the County May result an a Review/Re-Write of Entire GMP & LDC Currently Accomplished in the FLUE of the GMP, could be reviewed Reinstate Housing Trust Fund to provide local funding to incentivize developers or consumers 16 Provide a Local Funding Source for Housing Affordability under local control Can Assist Segments of the Population that Traditional Funding Sources Cannot [i.e. > 80% AMI] as well as all income levels Provides Local Matching Funds Improves Flexibility and Reduces Federal “Red-Tape” National Best Practice Identify Dedicated Funding Sources; Establish a Linkage Fee to assure sustained funding to the Trust Fund 17 Provides a Reliable Revenue Stream for Housing Affordability Local Flexibility and Control Could link New Development to the Housing Affordability Demands that itself Creates; growth pay for growth Other Funding Source Options: General Fund Increased Sales Tax Real-estate Transfer Tax Inclusionary Zoning Opt-Out Fees Increase, Maintain, or Restore Supply YES NO Not Now Zoning Changes 10 Increase the Current Density Bonus Program to Allow Higher Densities (30+/- U/A) 11 Implement Inclusionary Zoning with Local Flexibility Options 12 Allow Rental of Guest Houses 13 Allow Commercial Conversion near Transportation and Job Centers at High Densities (30+/- U/A) Reduce the Cost of Housing 14 Develop a Community Land Trust with Land Leases 15 Review Publicly Owned Land & Facilities or Co-locate Housing (include other Gov't Agencies) 16 Amend Impact Fee Deferral Program to Reduce or Waive Fees BCC Direction 18 Increase the Current Density Bonus Program to Allow Higher Densities (30+/- U/A) to take advantage of infill opportunities, increase rental 19 Increase Participation in AHDB Program Reduce Cost of Affordable Housing Dramatically Increase Housing Options and Unit Type Mix Incentivize Mixed Income Development Reduce Traffic by Encouraging Density Near Employment and Commercial Centers Requires GMP and LDC Changes Implement Inclusionary Zoning with Local Flexibility Options such as in lieu of options in order to develop and sustain supply 20 Affordable are indistinguishable from the market-rate units Provides for locally controlled “Opt-Out” program (fee or partnership opportunities) Fosters diversity and mixed socio-economic neighborhoods Reduces stigma generally attached to ‘low -income housing’ Solid tool for steadily increasing the amount of affordable housing (without dramatically impacting local, state or federal resources) into a significant share of the local housing pool. One of the only proven strategies to equitably provide residents of all income levels access to asset rich neighborhoods with quality schools, public services, commercial centers, and jobs, which generally equate to a higher quality of life. National best practice. Allow Rental of Guest Houses 21 Instantly Increase Supply of Affordable Units Bring Currently Rented Units into Compliance Requires LDC Change Allow Commercial Conversion near Transportation and Job Centers at High Densities (30+/- U/A) to provide for redevelopment of vacant commercial sites 22 Dramatically Increase Housing Options and Unit Type Mix Incentivize Mixed Income Development Reduce Traffic by Encouraging Density Near Employment and Commercial Centers Provides for Re-Development of Failing Sites into a Public Benefit Requires GMP and LDC Changes Develop a Community Land Trust with Land Leases to provide a lower cost alternative to home ownership 23 Provides housing affordability in perpetuity by owning the land and leasing it to those who live in houses on that land Ground leases used successfully locally in the City of Naples at Jasmine Cay and Carver Apartments May need expert not for profit provider May need land donation to get started Can be indistinguishable from other housing Review Publicly Owned Land & Facilities or Co-locate Housing (including other Agencies) 24 Inventory all currently owned land to identify possible sites for affordable housing development (include BCC, School Board, Sherrif, Hospitals, etc…) Co-locate affordable housing with public facilities (i.e.: housing at a school, park, or library site) Amend Impact Fee Deferral Program to Reduce or Waive Fees to reduce the cost for renters or owners 25 Current Program Under Utilized / Not Enough Incentive Basis of Existing Program Allows More Flexibility and Incentive than is currently Authorized by BCC Requires study and ordinance amendment Enhance Transportation Options YES NO Not Now 17 Integrate Bus Routes with Affordable Developments 18 Implement Park and Ride System 19 Explore Bus Rapid Transit or Express Routes 20 Implement the Comprehensive Pathways Plan 21 Promote Ride Sharing Options 22 Establish a Stable Recurring Revenue Source for Transit BCC Direction YES NO Not Now 23 Increase Government Employee Wages 24 Implement an Enhanced Minimum Wage Increase Wages BCC Direction 26 Integrate Bus Routes with Affordable Developments to reduce cost of transportation and increase mobility 27 Already implemented to some extent May need to evaluate all routes vs. housing locations Implement Park and Ride System to reduce traffic on roadways associated with long commutes 28 Search for suitable parking and drop-off locations Direct express routes to Park-and-Ride lots Explore Bus Rapid Transit or Express Routes to reduce traffic and cover transportation needs from longer commute distances 29 Rapid Transit and Express Routes Move Employees from where they live to where they work May need to evaluate all routes vs. housing locations Implement the Comprehensive Pathways Plan 30 Encourage Biking and other Alternative Transportation Options Enhance Safety of Pedestrians and Bicyclists Plan for Interconnectivity Promote Ride Sharing Options 31 Create Smartphone App for Carpooling Use Social-Media to Connect Drivers and Riders Establish a Stable Recurring Revenue Source for Transit to sustain or enhance routes to reduce cost and road usage 32 Study Available Funding Streams Implement a Recurring Revenue Source Increase Government Employee Wages to provide more income for housing related costs 33 Many Government Employees (BCC, CCPS, CCSO, City of Naples, etc…) cannot afford to Live in Collier County BCC has approx 1700 total employees About 300 (18%) live in neighboring Lee County. About 635 (37%) live more than 20 miles from the Government Campus. About 888 (52%) drive longer than 20 minutes each way from their home to the main government campus CCPS has approx 6700 total employees About 948 (14%) live in neighboring Lee, Hendry, Charlotte, Broward, and Dade Counties Similar Trends for CCSO, City of Naples, etc… Implement an Enhanced Minimum Wage to provide more income for housing related costs 34 Has been Used by 50+ High Housing Cost Areas Across the County. Many Essential Employees Cannot afford to Live in Collier County 2 out of 5 households are cost burdened 1 out of 5 households are severely cost burdened 17.4% of the Workforce (Approx 40,000 People) Commutes Daily from Outside of the County 32% of the Workforce Drives More then 30 Minutes Each Day to/from Work (5% Drive more than 60 Minutes) Communication and Engagement YES NO Not Now Assist in the Development of Housing 25 Develop Community Volunteer Projects and "YIMBY" Programs 26 Create an Affordable Housing Directory of For-Sale and Rental Opportunities (Live-Time Availability) 27 Create a "Myths & Facts" Brochure 28 Develop a Marketing and Communication Plan 29 Hire a Community Housing Outreach Specialist Help the Public Find Housing 30 Streamline the Application Process for Residents 31 Create an Affordable Housing Directory of for-sale and Rental Opportunities (Live-Time Availability) 32 Develop a Housing Educational Program 33 Write a Housing Resources Guide 34 Hire a Housing Counselor 35 Create a Community Vision BCC Direction 35 Develop Community Volunteer Projects and "YIMBY" Programs 36 Grow Awareness: ex- Planting Project Welcome Wagon Program Public Art Initiative YIMBY (Yes In My Backyard) Campaign Create an Affordable Housing Directory of For -Sale and Rental Opportunities (with Live-Time Availability) 37 Match Sellers and Landlords with Buyers and Renters Both On-Line and In-Person Presence Include All Housing Segments Create a "Myths & Facts" Brochure 38 Educate Skeptics of Affordable Housing Combat NIMBYism Develop a Marketing and Communication Plan 39 Appeal to a variety of audiences Current and Potential Residents Business Community Philanthropic Community Be Strategic; Newsletters, Ads, Timing Include Written, Verbal and Visual Strategies Culturally Sensitive Age Appropriate Multi-Lingual Be Clear and Concise Hire a Community Housing Outreach Specialist 40 Develop a Marketing and Communications Plan Appeal to a variety of audiences Current and Potential Residents Engage Business and Philanthropic Community Culturally Sensitive Age Appropriate Multi-Lingual Go to your Audience Streamline the Application Process for Residents and do not require developers to perform income qualification 41 Become a Clearing House and Qualification Agency for the Public Develop Applications for Housing Oversee Income Qualifications Create an Affordable Housing Directory of For -Sale and Rental Opportunities (with Live-Time Availability) 42 Match Sellers and Landlords with Buyers and Renters Both On-Line and In-Person Presence Include All Housing Segments Develop a Housing Educational Program 43 Explain the Cost Burden Concept Help Residents with Household Budgeting Write a Housing Resources Guide 44 Educate the Public on Housing Opportunities in Collier Country Promote Available Sources of Assistance Hire a Housing Counselor 45 Create a One-Stop -Shop for Residence Seeking Housing and Assistance Implement Educational Programs Create a Community Vision 46 Already Well Underway Ensure Housing Affordability and Mixed-Use/Mixed Income Development are Included 47 Regulation and Governance Increase, Maintain, or Restore Supply Enhance Transportation Options Increase Wages Communication and Engagement 7 member BCC Increase Density in AHDB program Bus routes near aff. development Government wages YIMBY and Volunteer Projects Simple Majority for AH Zoning Incl. Zoning with flexibility options Park and Ride System Minimum wage Directory of affordable housing for developers Increase Density at Strategic Sites Rental of guest houses / ADU Bus Rapid transit or express routes Myths and Facts Brochure Increase Admin Approvals Commercial by Transp, Jobs; Incr. density Implement Pathways Plan Marketing and Communication Plan Expedite Permitting Community Land Trust Promote Ride Sharing Options Hire Community Outreach Coord Reduce regs to reduce cost Use Publicly owned land Secure revenue source for transit Streamline application process Adopt SMART code (LDC) Reduce or waive impact fees Directory of affordable housing for consumers Reinstate Housing Trust Fund Dev Housing Education Program Dedicated Funding Source Housing Resources Guide Hire Housing Counselor Community Vision ULI Recommendations 48 THANK YOU SECTION 2 ULI 2/03/17 Housing Advisory Panel Presentation Collier County, FL January 29 –February 3, 2017 2South Park & Georgetown · Seattle, WAJune 21-26, 2015 2Collier County, FLJanuary 29 –February 3, 2017Thank You to Our Sponsors The Board of County Commissioners of Collier County (In partnership with the City of Naples, the City of Marco Island, Everglades City, the Collier County Affordable Housing Advisory Committee, and the Community Housing Plan Stakeholders Committee) 3South Park & Georgetown · Seattle, WAJune 21-26, 2015 3Collier County, FLJanuary 29 –February 3, 2017About the Urban Land Institute •The mission of the Urban Land Institute is to provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide. •ULI is a membership organization with nearly 40,000 members, worldwide representing the spectrum of real estate development, land use planning and financial disciplines, working in private enterprise and public service. •What the Urban Land Institute does: –Conducts Research –Provides a forum for sharing of best practices –Writes, edits and publishes books and magazines –Organizes and conducts meetings –Directs outreach programs –Conducts Advisory Services Panels 4South Park & Georgetown · Seattle, WAJune 21-26, 2015 4Collier County, FLJanuary 29 –February 3, 2017Panelists •Philip Payne, Ginkgo Residential –Charlotte, NC •Hilary Chapman, Metropolitan Washington Council of Governments –Washington, D.C. •Ian Colgan, Oklahoma City Housing Authority –Oklahoma City, OK •JoAnne Fiebe, University of South Florida –Tampa, FL •Lacy McManus, Greater New Orleans, Inc. –New Orleans, LA •John Orfield, Boka Powell, LLC –Dallas, TX •Cassie Wright, Urban Ventures, LLC –Denver, CO ULI Staff •Beth Silverman, Senior Director, Advisory Services •Steven Gu, Associate, Advisory Services 5South Park & Georgetown · Seattle, WAJune 21-26, 2015 5Collier County, FLJanuary 29 –February 3, 2017•Since 1947 •15 -20 panels a year on a variety of land use subjects •Provides independent, objective candid advice on important land use and real estate issues •Process •Review background materials •Receive a sponsor presentation & tour •Conduct stakeholder interviews •Consider data, frame issues and write recommendations •Make presentation •Produce a final report The Advisory Services Program 6South Park & Georgetown · Seattle, WAJune 21-26, 2015 6Collier County, FLJanuary 29 –February 3, 2017Panel Assignment 1)Why is it important to have a balanced supply of housing (type, tenure, access, etc)? 2)What are major obstacles for stakeholders and how to mitigate them? 3)What are the stakeholders perception of affordable housing and its tools/policies? 4)How can public policy encourage redevelopment in underutilized area? 5)What case studies apply to Collier County? 7South Park & Georgetown · Seattle, WAJune 21-26, 2015 7Collier County, FLJanuary 29 –February 3, 2017Core Strategies for Housing Affordability •Regulation and Governance •Increase Supply •Maintain or Restore Existing Supply •Enhance Transportation Options •Increase Wages •Communication and Engagement 8South Park & Georgetown · Seattle, WAJune 21-26, 2015 8Collier County, FLJanuary 29 –February 3, 2017I.Background and Assignment II.Current Conditions III.Vision IV.Implementation V.Conclusion Presentation Overview 9South Park & Georgetown · Seattle, WAJune 21-26, 2015 9Collier County, FLJanuary 29 –February 3, 2017•During our discussions with community stakeholders, the panel heard a lot of consensus around of housing affordability problems. The recognition of the problem is evident in the substantial amount of work the county has engaged in to understand both the problem and the issue to housing affordability. •However –the panel also recognized that the various definitions and perceptions of affordable housing left a lack of tools to communicate, define, and understand this problem, leaving confusion and misaligned goals relative to what the problem is, and how to address it. •In order to enhance communication on this topic, we feel it is important to reframe this conversation as one related to Cost Burden, which we feel is a better communication tool to discuss the issues of housing affordability. Defining the Issue 10South Park & Georgetown · Seattle, WAJune 21-26, 2015 10Collier County, FLJanuary 29 –February 3, 2017Defining the Issue •Cost Burden is essentially a calculation of how much income a household is dedicating to housing. Rent/Mortgage + Utilities + Taxes & Insurance (if applicable) •It is a an 80 year old tool used in making and underwriting loans. •If a household pays more than 30%of income towards housing, they are considered to be cost burdened. •If a household pays more than 50%it is severely cost burdened. •In Collier County –2 out of 5 households are cost burdened –1 out of 5 households are severely cost burdened –From a policy standpoint, to create a sustainable community, it is ideal to avoid households who involuntarily have substantial cost burden. Defining the Issue 11South Park & Georgetown · Seattle, WAJune 21-26, 2015 11Collier County, FLJanuary 29 –February 3, 2017Defining the Problem Who is cost-burdened in Collier County? People from across the community Public Safety Firefighters, Police Officers Health Care Nurses, Nursing/Medical Assistants, Senior Care Providers Education Teachers & Teacher Assistants, Support Staff Service Workers Wait staff, hotel staff, retail / trade salespeople, golf course employees, landscape maintenance Entry / Middle Level Professionals Bank tellers, government employees, administrative assistants These job sectors make up over 50% of all jobs in the county They are first responders, educators of children, and health care providers. Additionally, they are responsible for the high quality lifestyle that makes it such a special place. Defining the Problem 12South Park & Georgetown · Seattle, WAJune 21-26, 2015 12Collier County, FLJanuary 29 –February 3, 2017Defining the Problem Annual Wage Range (Entry to Median) Median Gross Rent 2015 Median Home Sales Price Homes priced at $200,000 $1,020 / month $405,000 50% of Median Price Health Care Registered Nurses $47,000 -$65,000 24%38%19% Medical Assistants $30,000 -$35,000 41%68%34% Emergency Technicians $28,000 -$36,000 42%68%34% Education Teachers $44,000 -$59,000 28%50%25% Teaching Assistants $22,000 -$24,000 45%101%51% Public Safety Firefighters $39,000 -$57,000 29%43%21% Patrol Officers $47,000 -$59,000 26%41%21% Service Workers Maids & Housekeeping $18,000 -$22,000 66%109%55% Massage Therapist $26,000 -$55,000 37%44%22% Concierges $25,000 -$31,000 48%78%39% Entry Level / Mid-Tier Professionals Human Resources Specialist $35,000 -$55,000 31%45%22% Dental Assistants $33,000 -$43,000 36%57%29% Administrative Assistants $22,000 -$33,000 49%73%37% Defining the Problem 13South Park & Georgetown · Seattle, WAJune 21-26, 2015 13Collier County, FLJanuary 29 –February 3, 2017Also of significant concern are residents who fall in the following tiers: •Low and Moderate Income Seniors –independent and services oriented housing (assisted living) •Mental Health and Support Services •Very Low Income (multi-year wait for housing) There is virtually no housing available to these residents. Many have to be housing outside of the County, if available. Many also experience a lack of services, especially relative to other Florida counties. Defining the Problem 14South Park & Georgetown · Seattle, WAJune 21-26, 2015 14Collier County, FLJanuary 29 –February 3, 2017Going Beyond The Surface Housing Cost Burden takes into account much more than just the housing unit itself. •One cannot always make a direct correlation between rent or sale price, and income levels. •Insurance and Fees: Additional costs in Collier County exacerbate cost burden –Homeowners insurance is among the most expensive in Florida. –Flood insurance adds additional cost –HOA fees, even if relatively low, also serve reduce purchasing power (and affordability). •Additionally, Collier County is in many ways more costly to live for everyday purchases. Naples is 11% more expensive for groceries and 22% more expensive for restaurants than Fort Myers. Going Beyond The Surface 15South Park & Georgetown · Seattle, WAJune 21-26, 2015 15Collier County, FLJanuary 29 –February 3, 2017Going Beyond The Surface •Ideally, establishing policy to address cost burden takes into account Transportation Housing + Transportation Index (Center for Neighborhood Technology) •At 90-100% of AMI: Housing + Transportation = 75% of gross income –To keep costs below 50% of total income, access to 15% of all neighborhoods. •In a household’s attempts to live farther from employment centers to reduce cost burden, their transportation costs can go up substantially, up to 5-10% additional cost. According to census data, one-third of commuters already travel 30 or more minutes into work. •A combined housing + transportation cost burden is one of the key factors to understand the problem, and threat, related to the county’s underlying issue of affordability. It is one of the fundamental issues related to employment recruitment and retention, particularly for service workers, and entry-level professionals. Going Beyond The Surface 16South Park & Georgetown · Seattle, WAJune 21-26, 2015 16Collier County, FLJanuary 29 –February 3, 2017Going Beyond The Surface •When one considers cost burden / affordability, one must also consider availability and quality –Housing units at the bottom end of the cost spectrum often are made up of a high percentage of units with quality / maintenance concerns. Unchecked, low quality and disrepair leads to concentrations of blight and distress that can be extremely difficult to improve at a later date. –Considering the total number of units existing at different rent/home prices, availability of those units at any given time can significantly constrain access to housing that is affordable. SNAPSHOT Units On the Market for households who make 80-100% or less of Area Median Income Single Family –For Sale 125 * Condos 65-250 ** Single Family Rentals 0 Multi-Family Rentals 23 Source: Zillow.com, Apartments.com * 3.8% of inventory on MLS **$120k-$175k Going Beyond The Surface 17South Park & Georgetown · Seattle, WAJune 21-26, 2015 17Collier County, FLJanuary 29 –February 3, 2017•The “Hodges University” story -sheriffs who have the right to take their car home, but whom use the Hodges University parking lot as a “park and ride” to continue on to their homes in Lee County. •Entry to median level salaries for patrol officers are $47,000 - $59,000 / year. •Equals a home ownership purchasing power of $150,000 - $225,000, (depending on estimated taxes and insurance no HOA assumptions). •This is substantially lower (37%-55%) of median sales price •Only 17% of homes on the market (Zillow.com) were available in this price range, 62% of those were condominiums (mostly 2 bedroom). •For someone wanting a typical family unit –the available data helps illustrate this activity, which is a great example of the results from such high housing cost burden. “Hodges University Example 18South Park & Georgetown · Seattle, WAJune 21-26, 2015 18Collier County, FLJanuary 29 –February 3, 2017•County population growth is anticipated to add 58,000 households by 2040. •It is unknown if the proportions of cost burden will change, but this means that at least an additional 11,000 households who will be severely cost burdened if neither supply or retention of existing affordable housing is addressed. •Median home sales prices are rising and almost to or even beyond peak / pre-recession levels. Currently, there is no expectation that long-term growth in higher home sales will slow substantially. Indeed, a substantial amount of entitled and planned future units are not easily attainable to the household and worker types discussed previously. •Major threats to cost burden and affordability loom at the national level. –Interest rates are due to rise from a long-period of very low levels. Just a 1% increase in the interest rate can reduce homeownership affordability by 5%. –An increase in gasoline prices can substantially impact long-distance commuters and threaten planned mixed-use centers in the rural areas of the county. •Challenge: How does Collier County address both the existing problem and future need ? Considering the Future 19South Park & Georgetown · Seattle, WAJune 21-26, 2015 19Collier County, FLJanuary 29 –February 3, 2017I.Background and Assignment II.Current Conditions III.Vision IV.Implementation V.Conclusion Presentation Overview 20South Park & Georgetown · Seattle, WAJune 21-26, 2015 20Collier County, FLJanuary 29 –February 3, 2017Vision for Collier County •The Panel toured the county, interviewed over 90 stakeholders •No strong consensus around the future path forward •Common themes and values did emerge: –Maintaining Collier County’s reputation as a premium tourist destination –Growing and maintaining a strong real estate base, retaining steady values –Retaining a safe and healthy community –Enhancing and sustaining a visually attractive, aesthetically pleasing community with character –Ensuring an efficient transportation system –Diversifying the local economy What does Collier County Want to Be? 21South Park & Georgetown · Seattle, WAJune 21-26, 2015 21Collier County, FLJanuary 29 –February 3, 2017Vision for Collier County Collier County is at a crossroads. •A Future Without Action: –Loss of workforce and talent; “brain drain” –Longer commutes, greater transportation costs and stresses –Decreased tax revenues from working class residents –Diminished attraction potential for labor and industry •A Future with Action: –Self-sustaining employment base living in County –Return/increase of tax revenues from local workforce –Stronger middle class and labor pool –Greater attraction potential for business and industry –Reduced stress on transportation systems What does the Future of Collier County look like? 22South Park & Georgetown · Seattle, WAJune 21-26, 2015 22Collier County, FLJanuary 29 –February 3, 2017Vision for Collier County •It is difficult to gauge the priorities of Collier County without a collective vision •It is challenging to align policies and investments with will of the collective community •Changes and growth are coming to Collier County, which will amplify current problems and concerns •The status quo in Collier County will only serve a limited number of people for a limited period of time •Without proactive management, this growth will erode the qualities which make Collier County attractive to visitors and residents •Collier County can lead change or change will happen to it Why is a vision important for Collier County? 23South Park & Georgetown · Seattle, WAJune 21-26, 2015 23Collier County, FLJanuary 29 –February 3, 2017Vision for Collier County •The Vision process should be a self-directed exercise •Further, a Vision should be inclusive and reflective of all stakeholders •The panel recommends including the following elements: –Key Considerations around Quality of Life –A Wide Range of Housing Options Throughout the County –A Thriving Economy –Accessible Transportation Options –Clear Directives to Governing Entities What Should a Collier County Vision Include? 24South Park & Georgetown · Seattle, WAJune 21-26, 2015 24Collier County, FLJanuary 29 –February 3, 2017I.Background and Assignment II.Current Conditions III.Vision IV.Implementation V.Conclusion Presentation Overview 25South Park & Georgetown · Seattle, WAJune 21-26, 2015 25Collier County, FLJanuary 29 –February 3, 2017Collier County Has Programs and Structures in Place to Increase the Supply of Affordable Housing •Collier County Housing Trust Fund –Reinstate the HTF and identify a dedicated funding source; –Critical for gap funding for production of housing for low -to moderate-income households; –National best practice. •Bonus Density and Density Flexibility –Tie provision of affordable housing to allow for higher density, mixed-use developments; –Increase current density bonus to change paradigm of typical housing products; •Impact Fees and Expedited Permitting –Review current impact fee structure to better align fees with project size; –Consider reduced or waived fees for affordable developments regardless of housing typology (single family as well as multifamily); –Expedited permitting process should be available to all affordable development projects regardless of housing type (multifamily and single family). Enhance, Don’t Reinvent the Wheel 26South Park & Georgetown · Seattle, WAJune 21-26, 2015 26Collier County, FLJanuary 29 –February 3, 2017Collier County is Ready to Add to the Supply of Affordable Housing By… •Inclusionary Zoning –Create affordable housing without public subsidy; –Improve housing choices for all residents to better access transit, jobs, and schools; –No one size fits all: recommend flexibility through options such as Fee- in-lieu, Off-site development, or non-profit and for-profit developer partnerships. •Mitigating the Cost of Land –Community Land Trusts and Ground Leases •Provide affordable housing in perpetuity by owning the land and leasing it to those who live in houses on that land; •Ground leases used successfully in the City of Naples at Jasmine Cay and Carver Apartments. –Public Land for Public Good •Use current land inventory to identify possible sites for affordable housing developments and engage stakeholders; •Co-locate affordable housing with public facilities. Tailoring National Best Practices to Augment Local Strategies The Bonifant at Silver Spring (MD) is a transit- oriented development for lower-income seniors adjacent to a new county library. 27South Park & Georgetown · Seattle, WAJune 21-26, 2015 27Collier County, FLJanuary 29 –February 3, 2017Collier County is Ready to Add to the Supply of Affordable Housing By… Opportunity to repurpose vacant and underutilized commercial buildings –Return vacant and underutilized retail sites to the tax rolls by conversion to residential; –Reduce commercial vacancy rate and address unmet rental housing demand. –Take advantage of existing transportation infrastructure. Create a Balanced Supply of Housing Choices by Increasing Rental Options –Rental Housing Surveys demonstrate extremely low vacancy rates (1-2%) for multifamily options; –Rental products allow new and returning residents to locate in Collier County and support greater workforce mobility. Taking Advantage of Underutilized Commercial Sites & Balancing its Housing Choices for All Residents 28South Park & Georgetown · Seattle, WAJune 21-26, 2015 28Collier County, FLJanuary 29 –February 3, 2017Preservation: A Critical Housing Affordability Strategy •Renovating an Existing Property Can Be One-third to One-half as Expensive as New Housing Construction –Restoring and renovating existing, older properties is cost effective, with limited to no impact on community services and infrastructure; –Building reuse avoids unnecessary demolition and construction waste –Requires no new land for development, and can take advantage of existing infrastructure •Take Advantage of Existing Renovation Code •Track Expiring Uses (National Preservation Database) •Right of First Refusal Preservation is Greener and Cheaper than New Construction Photo credit: NeighborWorks 29South Park & Georgetown · Seattle, WAJune 21-26, 2015 29Collier County, FLJanuary 29 –February 3, 2017Regulatory and Governance •Update regulations to encourage affordable, mixed income housing in desired areas •Permit higher densities within certain activity centers for projects the include affordable housing •Revise the governance structure to streamline the approval process Themes Bayfront Naples 30South Park & Georgetown · Seattle, WAJune 21-26, 2015 30Collier County, FLJanuary 29 –February 3, 2017Regulatory and Governance Good codes are the foundation upon which great communities are built. When done well, codes make it easier for a community to implement its vision. Naples Square 30 units/acre 31South Park & Georgetown · Seattle, WAJune 21-26, 2015 31Collier County, FLJanuary 29 –February 3, 2017Regulatory and Governance •Reduce Parking Standards –consider establishing a standard percentage reduction in minimum parking requirements as an incentive to developing in urban portions of the County. •Create Well-Defined Compatibility, Building Massing, and Buffer Standards –compatibility issues with adjacent neighborhoods has fueled distrust between the community and developers. These conflicts partially due to a lack of clear expectations on code requirements. For infill development projects that include affordable housing, this lack of certainty causes an unnecessary burden on developers while at the same time residents have concerns about property values and existing views. (Example: Oklahoma City Development Guide) •Permit Guest Houses as Accessory Dwelling Rental Units –there are a number of existing guest homes, predominantly in the eastern portions of the County that if permitted to be used as rentals, will immediately impact the supply of affordable, rental housing. •Encourage Smarter Site Infrastructure Requirements –there are a number of onerous land development expectations that add unnecessary expense to projects. These requirements further exacerbate the challenges to providing affordable units. Examples include requiring sidewalks on both sides of the street; right-of-way commitments. Perform a Comprehensive Rewrite of the Land Development Code to Differentiate Between Urban and Rural Areas 32South Park & Georgetown · Seattle, WAJune 21-26, 2015 32Collier County, FLJanuary 29 –February 3, 2017Regulatory and Governance A healthy mixed-income community should have higher densities to promote a walkable environment but not high concentrations of low-income housing in one place. Mixed-income communities are a market-based approach and include diverse housing for people with a range of income levels. •Strengthen the Affordable Housing Density Bonus (AHDB) Program While maximum build-out density is frequently not achieved in large PUD developments, smaller infill sites in the western portions of the County may need additional density to be financially viable. For example, 30 units/acre may be a more realistic maximum density to properly incentivize market -rate developers to provide affordable, mixed -income housing. •Identify Strategic Opportunity Sites Consider further density increases in limited urban areas such as the Bayshore Gateway Triangle CRA where high quality transit facilities along transportation corridors could be provided. Target Certain Activity Centers for Significantly Higher Density with the Provision of Mixed- Income Housing Conceptual Framework Transportation Corridors Activity Centers Bayshore Gateway CRA City of Naples Lee County Park n’ Ride Lots 33South Park & Georgetown · Seattle, WAJune 21-26, 2015 33Collier County, FLJanuary 29 –February 3, 2017Regulatory and Governance •Expedite Plan Review and Increase Administrative Approval for Select Cases Expand expedited plan processing to include Comprehensive Plan Amendments and Zoning Approvals. Comprehensive Plan Amendments could also be reviewed concurrently with a zoning change for projects that include affordable housing. Consideration should also be given to increasing the number of administrative approvals that do not require BoCC approval to streamline the process and provide greater certainty. •Add At-Large Board of County Commission Members and Change the Super-majority Rule -There is a great deal of uncertainty in the knowing whether or not a zoning application will be approved due to the ability for only two board members to veto a project. For projects that include affordable housing, this lack of certainty is a key impediment to project viability. -All board members are charged at looking at the County as a whole -there are no at-large board members who are specifically charged with overseeing county-wide issues. -The new BoCC should be a seven-member board. The super-majority should be reduced to a five of seven approval process. If adding new BoCC members is not feasible, reduce the super- majority requirement to a simple-majority. Streamline the Project Approval Process when Affordable Housing is Provided 34South Park & Georgetown · Seattle, WAJune 21-26, 2015 34Collier County, FLJanuary 29 –February 3, 2017Cassidy Ridge, Telluride •24 Condominiums •2 Deed Restricted Employee Housing Units •16 Units per acre 35South Park & Georgetown · Seattle, WAJune 21-26, 2015 35Collier County, FLJanuary 29 –February 3, 2017Martindale, Indianapolis •10 Homes per acre •1100 sf –1800 sf per unit •Customizable •Mixed Income Neighborhood; 50% Affordable Units 36South Park & Georgetown · Seattle, WAJune 21-26, 2015 36Collier County, FLJanuary 29 –February 3, 2017Fall Creek Place, Indianapolis •New Neighborhood of Homes •Integrated Mixed Incomes; 50% Affordable Units •400 Homes •10-15 Units per acre 37South Park & Georgetown · Seattle, WAJune 21-26, 2015 37Collier County, FLJanuary 29 –February 3, 2017Legends Park, Memphis •Apartments •Mixed Income Property: 70% Affordable Units •700 –1200 sf per unit; 1 to 4 Bedrooms •12-16 Units per acre 38South Park & Georgetown · Seattle, WAJune 21-26, 2015 38Collier County, FLJanuary 29 –February 3, 2017Lennox Chase, Raleigh •37 Apartments •100% Affordable Units •500 sf Studio Units 39South Park & Georgetown · Seattle, WAJune 21-26, 2015 39Collier County, FLJanuary 29 –February 3, 2017Westlawn Gardens, Milwaukee •Apartments; Senior Occupancy •Mixed Income Property: 45% Affordable Units •250 Units 40South Park & Georgetown · Seattle, WAJune 21-26, 2015 40Collier County, FLJanuary 29 –February 3, 2017Columbia Parc, New Orleans •Apartments; Garden and Townhome Style •Mixed Income Property •1 to 4 Bedrooms; 855 to 1555 sf •Conventional and Senior Occupancy •Amenitized 41South Park & Georgetown · Seattle, WAJune 21-26, 2015 41Collier County, FLJanuary 29 –February 3, 2017Transportation Transportation access directly links to housing affordability: transportation costs can increase or decrease household expenses and cost burden •Implement recommendations and plans in place •Integrate Bus Routes with Affordable Housing Locations –Establish Corridors to Locate Multi-Family Housing Around –Implement Park and Ride Systems –Explore Bus Rapid Transit and/or Express Service Lines •Enhance Bicycle and Pedestrian Systems –Implement the “Comprehensive Pathways Plan” for the County –Enhance Safety for Transit Mobility –Hire a Bike/Ped Coordinator •Establish a Secure, Recurring Revenue Source for Transit •Promote Ride Share Options Housing Alone is not the Solution 42South Park & Georgetown · Seattle, WAJune 21-26, 2015 42Collier County, FLJanuary 29 –February 3, 2017Increase Income •Albuquerque, NM •Bangor, ME •Berkeley, CA •Bernalillo County, NM •Chicago, IL •Cook County, IL •Cupertino, CA •El Cerrito, CA •Emeryville, CA •Flagstaff, AZ •Johnson County, IA •Las Cruces, NM •Linn County, IA •Los Altos, CA •Los Angeles, CA •Los Angeles County, CA •Malibu, CA •Miami Beach, FL •Montgomery County, MD •Mountain View, CA •Oakland, CA •Palo Alto, CA •Pasadena, CA •Polk County, IA •Portland, ME •Prince George’s County, MD •Richmond, CA •San Diego, CA •San Francisco, CA •San Jose, CA •San Leandro, CA •San Mateo, CA •Santa Clara, CA •Santa Fe, NM •Santa Fe County, NM •Santa Monica, CA •Seattle, WA •Sunnyvale, CA •Tacoma, WA •Washington, DC •Wapello County, IA Increase City and County Employee Wages Cities with Enhanced Minimum Wage 43South Park & Georgetown · Seattle, WAJune 21-26, 2015 43Collier County, FLJanuary 29 –February 3, 2017The Collier County Housing Affordability Toolkit •Update and maintain an inventory of affordable for- sale and rental units. •Streamline process for residents –Application –Income qualification Bolster Existing Programs and Processes 44South Park & Georgetown · Seattle, WAJune 21-26, 2015 44Collier County, FLJanuary 29 –February 3, 2017The Collier County Housing Affordability Toolkit •Develop a Marketing and Communications Plan –Appeal to a variety of audiences •Current and Potential Residents •Business Community •Philanthropic Community –Include Written, Verbal and Visual Strategies •Culturally Sensitive •Age Appropriate •Multi-Lingual –Be Clear and Concise •Hire a Community Outreach Specialist •Go to your Audience Raise Public Awareness 45South Park & Georgetown · Seattle, WAJune 21-26, 2015 45Collier County, FLJanuary 29 –February 3, 2017The Collier County Housing Affordability Toolkit •Create an Affordable Housing Directory –Rental and For-Sale –Draw from County’s Live-Time Database Residential Toolkit –Seekers of Affordable Housing Source: Virginia Housing Development Authority website Source: http://www.springfieldpartnersinc.com 46South Park & Georgetown · Seattle, WAJune 21-26, 2015 46Collier County, FLJanuary 29 –February 3, 2017The Collier County Housing Affordability Toolkit •Employ a Housing Counselor •Develop an Educational Program –Explain the Cost Burden Concept –Help Residents with Household Budgeting –Clear and Concise •Write a Housing Resources Guide Residential Toolkit –Seekers of Affordable Housing Source: www.affordablehousingalliance.com Source: www.makinghomeaffordable.com 47South Park & Georgetown · Seattle, WAJune 21-26, 2015 47Collier County, FLJanuary 29 –February 3, 2017The Collier County Housing Affordability Toolkit •Fundraising Campaign –Specific Housing Developments –Façade/Exterior Improvements •Develop Community Volunteer Projects and Programs –Growing Awareness: Planting Project –Welcome Wagon Program –Public Art Initiative –YIMBY Campaign Residential Toolkit –Supporters of Affordable Housing 48South Park & Georgetown · Seattle, WAJune 21-26, 2015 48Collier County, FLJanuary 29 –February 3, 2017The Collier County Housing Affordability Toolkit •Myths and Facts Brochure •Workforce Housing Campaign Residential Toolkit –Skeptics of Affordable Housing 49South Park & Georgetown · Seattle, WAJune 21-26, 2015 49Collier County, FLJanuary 29 –February 3, 2017The Collier County Housing Affordability Toolkit of Affordable Housing 50South Park & Georgetown · Seattle, WAJune 21-26, 2015 50Collier County, FLJanuary 29 –February 3, 2017I.Background and Assignment II.Current Conditions III.Vision IV.Implementation V.Conclusion Presentation Overview 51South Park & Georgetown · Seattle, WAJune 21-26, 2015 51Collier County, FLJanuary 29 –February 3, 2017Summary of Major Recommendations •Create a vision for the future of your community. •Recognize that housing affordability affects all segments of your community. •Increase supply of affordable rental housing. •Adopt a smart code. •Reactivate your Affordable Housing Trust Fund… and use it! •Transportation is part of the housing affordability solution. •Establish Transportation Corridors to target mixed income, multifamily housing development. •Consider establishing an enhanced minimum wage ordinance. •Raise public awareness and communicate with your community. 52South Park & Georgetown · Seattle, WAJune 21-26, 2015 52Collier County, FLJanuary 29 –February 3, 2017Thank You! Questions?