DSAC Agenda 09/06/2017September 6, 2017
3:00 PM
2800 N. Horseshoe Drive
Growth Management Department
DSAC
Meeting
Page 1 of 1
DEVELOPMENT SERVICES ADVISORY COMMITTEE
AGENDA
September 6, 2017
3:00 p.m.
Conference Room 610
NOTICE:
Persons wishing to speak on any Agenda item will receive up to three (3) minutes unless the Chairman
adjusts the time. Speakers are required to fill out a “Speaker Request Form,” list the topic they wish to
address, and hand it to the Staff member seated at the table before the meeting begins. Please wait to
be recognized by the Chairman, and speak into a microphone. State your name and affiliation before
commenting. During discussion, Committee Members may direct questions to the speaker.
Please silence cell phones and digital devices. There may not be a break in this meeting. Please leave
the room to conduct any personal business. All parties participating in the public meeting are to
observe Roberts Rules of Order, and wait to be recognized by the Chairman. Please speak one at a time
and into the microphone so the Hearing Reporter can record all statements being made.
I. Call to Order – Chairman
II. Approval of Agenda
III. Approval of Minutes from August 2, 2017
IV. Public Speakers
V. Staff Announcements/Updates
A. Code Enforcement Division update – [Michael Ossorio]
B. Public Utilities Department update – [Tom Chmelik or designee]
C. Growth Management Department Transportation Engineering Division & Planning Division updates – [Jay
Ahmad or designee]
D. Collier County Fire Review update – [Shawn Hanson and/or Shar Hingson]
E. North Collier Fire Review update – [Dale Fey]
F. Operations & Regulatory Mgmt. Division update – [Ken Kovensky]
G. Development Review Division update – [Matt McLean]
VI. New Business
A. Landscape update [Jeremy Frantz/Mike Bosi]
B. Revised PUD document template [Mike Bosi]
C. “Draft” of the Community Housing Plan [Cormac Giblin]
VII. Old Business
VIII. Committee Member Comments
IX. Adjourn
Next Meeting Dates:
October 4, 2017 GMD conference Room 610 – 3:00 pm
November 1, 2017 GMD conference Room 610 – 3:00 pm
December 6, 2017 GMD conference Room 610 – 3:00 pm
August 2, 2017
1
MINUTES OF THE COLLIER COUNTY
DEVELOPMENT SERVICES ADVISORY COMMITTEE MEETING
Naples, Florida, August 2, 2017
LET IT BE REMEMBERED, the Collier County Development Services Advisory
Committee in and for the County of Collier, having conducted business herein, met on
this date at 3:00 P.M. in REGULAR SESSION at the Collier County Growth Management
Department Building, Conference Room #609/610, 2800 N. Horseshoe Drive, Naples,
Florida, with the following members present:
Chairman: William J. Varian
Vice Chairman: Blair Foley
David Dunnavant
James E. Boughton
Clay Brooker
Brad Schiffer
Chris Mitchell
Robert Mulhere
Mario Valle (Excused)
Stan Chrzanowski
Norman Gentry (Excused)
Marco Espinar
Ron Waldrop
Laura Spurgeon DeJohn
Jeremy Sterk
ALSO PRESENT: Jamie French, Deputy Department Head
Ken Kovensky, Director, Operations and Regulatory Management
Donna Guitard, Operations Coordinator
Eric Fey, Sr. Project Manager, Public Utilities
Caroline Cilek, Manager, Plan Review and Inspection
Jeremy Frantz, LDC Manager
Mike Ossorio, Director, Code Enforcement Division
Jay Ahmad, Director, Transportation Engineering
Matt McLean, Director, Development Review
Mike Bosi, Director, Zoning
Jon Walsh, Chief Building Official
August 2, 2017
2
Any persons in need of the verbatim record of the meeting may request a copy of the audio recording
from the Collier County Growth Management Department – Contact Mr. Evy Ybaceta at 239-252-2400.
I. Call to Order - Chairman
Chairman Varian called the meeting to order at 3:00pm
II. Approval of Agenda
Mr. Schiffer moved to approve the Agenda. Second by Mr. Foley. Carried unanimously 12 - 0.
III. Approval of Minutes from June 7, 2017 Meeting
Mr. Foley moved to approve the minutes of the June 7, 2017 meeting as presented. Second by Mr.
Chrzanowski. Carried unanimously 12 - 0.
Mr. Mulhere arrived at 3:05pm
IV. Public Speakers
Tom Despard, Collier County resident addressed the Committee on his concern over sound
transmission issues in the construction of townhouses. He noted the County’s requirements for sound
proofing between units is inadequate and should be addressed. The Florida Building Code has
requirements for sound proofing which have not been adopted by the County. He has contacted County
GMD Staff who reported they have not had complaints on the issue and recommended he contact the
Committee on the concern. He also contacted the Board of County Commissioners who have not
responded to him.
Jon Walsh reported the section in question in the Florida Building Code is an Appendix that may be
adopted by the County should they so desire. At this point, the BCC has not opted to enact the
additional requirements.
Mr. Schiffer stated he is a Member of the Florida Building Commission and would meet with Mr.
Despard to discuss the item.
V. Staff Announcements/Updates
A. Code Enforcement Division update – [Mike Ossorio]
Mr. Ossorio provided the report “Code Enforcement Division Monthly Report May 22, – June 21,
2017 and June 22 – July 21, 2017 Highlights” for information purposes. He noted:
• Staff continues to participate in neighborhood cleanups, task forces, civic meetings, etc.
• Staff recently met with the Collier County Sheriff’s Office to review the standards of the
noise ordinance.
• Two new employees have been engaged for weekend sign patrol.
• Lien search requests continue at a high rate.
Licensing for Soil Compaction, Tamping and Engineering
Mr. Ossorio and Mr. French reported:
• The BCC requested Staff to consider adding a license category for soil compaction, tamping
and engineering given some of those preparing residential sites for the installation of
concrete slabs are not licensed.
August 2, 2017
3
• There is a requirement in Collier County codes to obtain a compaction certification before a
slab is poured. This requirement would remain unchanged.
• Those unlicensed parties currently engaged in the activity would be “grandfathered” as the
license would be required for those entering the field of service.
• Although Staff has not received any complaints, the BCC is concerned some parties may not
be performing the work to an adequate standard.
The Committee noted the additional licensing may not be necessary given compaction tests are
required before the concrete slab is “poured.”
Mr. French to provide an update at a future meeting.
B. Public Utilities Division update – [Tom Chmelik or designee]
Mr. Fey reported:
• The AWWA (American Waterworks Association) has changed the standards for PVC pipe
and the County will be revising any standards as necessary.
• The revisions to the Technical Specifications section of the Utility Standars Manual have
been completed and work continues on updating the remaining sections of the manual.
• Staff is also reviewing any Land Development Code amendments which may need to be
revised to ensure consistency in County regulations.
• A study on the requirements for the Utility Conveyance process continues with the County
seeking to simplify the process.
• The analysis includes reviewing other Florida jurisdiction’s requirements to identify any
items that may aid the County in their process.
• Investigation reveals other jurisdictions do not have a fast track for smaller projects (although
the County may consider a process for these systems), generally have a one year warranty
periods and do not accept private systems.
• The draft study is anticipated to be completed by August 21, with the final study slated for
September 21, 2017.
C. Growth Management Department/Transportation Engineering and/or Planning – [Jay Ahmad
or designee]
Mr. Ahmad reported:
• Collier Blvd. – Green Blvd. to Golden Gate Blvd. – Project substantially complete.
• Immokalee Rd./Collier Blvd. Intersection – Bridge completed, September 2017 completion
date.
• Golden Gate Blvd. – completion slated for October 2017.
• White Blvd. – project not on schedule, completion date anticipated for Summer 2018.
D. County Fire Review update – [Shar Hingson and/or Shawn Hanson]
Ms. Hingson reported:
• Building plan reviews and inspections are at a 4 day and 2 day turn around respectively.
• The Division continues to address requirements for changes from hard line phone line alarm
systems to cellular or VOIP services.
• Upcoming fire classes include a legislative class on 8/26, fire alarm transmission/fire
investigation class on 9/25 and a wall and barrier class in December 2017.
August 2, 2017
4
E. North Naples Fire Review update – [Dale Fey]
None
F. Operations & Regulatory Mgmt. Division update [Ken Kovensky]
Mr. Kovensky submitted the “Collier County June and July 2017 Monthly Statistics” outlining
building plan and land development review activities. The following was noted during his report:
• Permit applications remain at the same level year over year with approximately 4,000
submitted monthly for May and June.
• Applications decreased by 2 percent for the period January thru June year over year.
• Electronic permit applications now comprise 40 percent of the County submittals.
• The CityView platform will be “down” from August 18 -20 for updates and August 25 – 27
for County wide upgrades by the IT Department.
The Committee requested Staff to review the platform to determine the rationale a permit
application may not be revised by the contractor if it has been submitted by a “permit runner.’
G. Development Review Division update [Matt McLean]
Mr. McLean reported
• Land Development application submittals remain at a steady pace.
• The State now allows small cell phone towers to be installed in the County right-of-ways.
• Staff is reviewing any County requirements (Architectural Standards, etc.) that may need to
be addressed given the recent legislative changes to the standards for corporate branding of
fast food restaurants, gas stations, etc.
Committee discussion occurred on the requirements for removal/retention of mature landscaping on
commercial sites.
Staff noted the requirements are under review given applicants have come forth to remove the trees
in shopping centers and will provide an update at a future meeting.
VI. New Business
A. Changes to building permit application and update on simultaneous review process [Caroline
Cilek]
Building Permit Application
Ms. Cilek and Mr. Walsh presented the new building permit application which will go into effect
on August 14, 2017. They provided an overview of the application which now includes an
instruction sheet and other features such as a PDF fillable version so the form is more user friendly.
The Committee recommended “Townhouses” be added to the area where one and two family
dwellings may be selected.
Simultaneous Review Process
Ms. Cilek reported:
• Currently, a building permit application may be submitted following the completion of the
first round of a Site Development Plan review.
• The new process will allow a building permit application to be submitted at any time during
the process and upon final approval of the site development plan, the applicant would be
required to submit a correction submittal for the approved building permit.
August 2, 2017
5
• The “correction” submittal will require nominal fees for the Growth Management
Department; however the “Fire Review” aspect of the permit fees may be greater.
B. LDC Amendments [Jeremy Frantz and Richard Henderlong]
Mr. Frantz and Mr. Bosi provided an update on recent LDC amendments noting:
• The BCC extended the moratorium on medical marijuana dispensaries and the proposed
amendment is on hold.
• The Collier County Planning Commission reviewed the Off Site Preservation amendment
and is considering recommending the option for off site preservation be eliminated. The
review will continue on August 17th.
Proposed Amendment to Collier County land Development Code
Mr. Frantz and Mr. Bosi reported Staff is investigating an amendment to the LDC requiring a
verbatim transcript be prepared for Neighborhood Information Meetings. The concern is
commitments agreed upon at the meeting between landowners and applicants may not be properly
documented.
Committee discussion occurred noting:
• The format of the meeting is intended to be ‘informational’ and not a public hearing venue
where conditions or commitments are agreed upon.
• The applicant is required to provide summary notes of the meeting for the record and a
verbatim transcript would be at a substantial cost to the applicant.
• There may be the need to address the issue given the format.
The Committee expressed concern on the concept and noted it may be more beneficial to require
the meetings be video recorded so a review may be conducted by the various parties at a later date
(if necessary).
VII. Old Business
None
VIII. Committee Member Comments
Chairman Varian reported the Draft Community Housing Plan will be presented to the Affordable
Housing Advisory Committee on 8/7/17 at 8:30am. The meeting will be held on the 5th floor of the
County main Administration Building and the proposed plan will be reviewed by the DSAC at a future
meeting.
IX. Adjourn
Next Meeting Dates
September 6, 2017 GMD Conference Room 610 – 3:00 pm
October 4, 2017 GMD conference Room 610 – 3:00 pm
November 1, 2017 GMD conference Room 610 – 3:00 pm
December 6, 2017 GMD conference Room 610 – 3:00 pm
There being no further business for the good of the County, the meeting was adjourned by the order
of the Chair at 5:18PM.
August 2, 2017
6
COLLIER COUNTY DEVELOPMENT SERVICES
ADVISORY COMMITTEE
______________________________________
Chairman, William Varian
These Minutes were approved by the Board/Chairman on ________________, as presented _______, or as
amended ________.
This report reflects monthly data from: July 22 thru August 21, 2017
Code Enforcement Division Monthly Report
July 22 –August 21, 2017 Highlights
● Cases opened: 701
● Cases closed due to voluntary compliance: 439
● Property inspections: 2794
● Lien searches requested: 811
Trends
0
200
400
600
800
1000
1200
1008934669529396660784864736765653701Cases Opened Per Month
This report reflects monthly data from: July 22 thru August 21, 2017
0
500
1000
1500
2000
2500
3000
3500 319830112527224714852478285831402611295627942907Code Inspections per Month
0
1000
2000
3000
4000
5000
6000
7000
8000
9000
2015 2016 2017
8960
8705 5559
Total Code Cases Opened Annually
This report reflects monthly data from: July 22 thru August 21, 2017
0
500
1000
1500
2000
2500
3000
3500
4000
4500
5000
2016 2017
3886
2579
4819
2980
Origin of Case
Code Div. Initiated
Cases
Complaint Initiated
Cases
This report reflects monthly data from: July 22 thru August 21, 2017
Case Type Common issues associated with Case Type
Accessory Use – Fence permits, fence maintenance, canopies, shades, guesthouse renting etc.
Animals – Prohibited animals, too many animals, etc.
Commercial - Shopping carts
Land Use – Prohibited land use, roadside stands, outdoor storage, synthetic drugs, zoning issues, etc.
Noise - Construction, early morning landscaping, bar or club, outdoor bands, etc.
Nuisance Abatement – Litter, grass overgrowth, waste container pits, exotics, etc.
Occupational Licensing – Home occupation violations, no business tax receipts, kenneling. etc.
Parking Enforcement - Parking within public right-of-way, handicap parking, etc.
Property Maintenance - Unsanitary conditions, no running water, green pools, structure in disrepair, etc.
Protected Species - Gopher Tortoise, sea turtles lighting, bald eagles, etc.
Right of Way - Construction in the public right-of-way, damaged culverts, obstruction to public right-of-way,
etc.
Signs - No sign permits, illegal banners, illegal signs on private property, etc.
Site Development -Building permits, building alterations, land alterations, etc.
Temporary Land Use - Special events, garage sales, promotional events, sidewalk sales, etc.
Vegetation Requirements – Tree maintenance, sight distance triangle, tree pruning, land clearing, landfill,
preserves, etc.
Vehicles - License plates invalid, inoperable vehicles, grass parking, RV parking, other vehicle parking
etc.
Accessory Use
1%
Land Use
9%
Noise
2%
Nuisance Abatement
42%
Occupational Licensing
1%
Property Maintenance
7%
Right of Way
5%
Signs
5%
Site Development
8%
Vehicles
17%
Vegetation
Requirements
2%
July 22 -August 21, 2017 Code Cases by Category
This report reflects monthly data from: July 22 thru August 21, 2017
Case Type Common issues associated with Case Type
Accessory Use – Fence permits, fence maintenance, canopies, shades, guesthouse renting etc.
Animals – Prohibited animals, too many animals, etc.
Commercial - Shopping carts
Land Use – Prohibited land use, roadside stands, outdoor storage, synthetic drugs, zoning issues, etc.
Noise - Construction, early morning landscaping, bar or club, outdoor bands, etc.
Nuisance Abatement – Litter, grass overgrowth, waste container pits, exotics, etc.
Occupational Licensing – Home occupation violations, no business tax receipts, kenneling. etc.
Parking Enforcement - Parking within public right-of-way, handicap parking, etc.
Property Maintenance - Unsanitary conditions, no running water, green pools, structure in disrepair, etc.
Protected Species - Gopher Tortoise, sea turtles lighting, bald eagles, etc.
Right of Way - Construction in the public right-of-way, damaged culverts, obstruction to public right-of-way,
etc.
Signs - No sign permits, illegal banners, illegal signs on private property, etc.
Site Development -Building permits, building alterations, land alterations, etc.
Temporary Land Use - Special events, garage sales, promotional events, sidewalk sales, etc.
Vegetation Requirements – Tree maintenance, sight distance triangle, tree pruning, land clearing, landfill,
preserves, etc.
Vehicles - License plates invalid, inoperable vehicles, grass parking, RV parking, other vehicle parking
etc.
Accessory Use
1%
Land Use
10%
Noise
2%
Nuisance Abatement
42%Parking Enforcement
1%
Property Maintenance
10%
Right of Way
4%
Signs
4%
Site Development
8%
Vehicles
16%
Vegetation
Requirements
2%
June 22 -July 21, 2017 Code Cases by Category
This report reflects monthly data from: July 22 thru August 21, 2017
Case Type Common issues associated with Case Type
Accessory Use – Fence permits, fence maintenance, canopies, shades, guesthouse renting etc.
Animals – Prohibited animals, too many animals, etc.
Commercial - Shopping carts
Land Use – Prohibited land use, roadside stands, outdoor storage, synthetic drugs, zoning issues, etc.
Noise - Construction, early morning landscaping, bar or club, outdoor bands, etc.
Nuisance Abatement – Litter, grass overgrowth, waste container pits, exotics, etc.
Occupational Licensing – Home occupation violations, no business tax receipts, kenneling. etc.
Parking Enforcement - Parking within public right-of-way, handicap parking, etc.
Property Maintenance - Unsanitary conditions, no running water, green pools, structure in disrepair, etc.
Protected Species - Gopher Tortoise, sea turtles lighting, bald eagles, etc.
Right of Way - Construction in the public right-of-way, damaged culverts, obstruction to public right-of-way,
etc.
Signs - No sign permits, illegal banners, illegal signs on private property, etc.
Site Development -Building permits, building alterations, land alterations, etc.
Temporary Land Use - Special events, garage sales, promotional events, sidewalk sales, etc.
Vegetation Requirements – Tree maintenance, sight distance triangle, tree pruning, land clearing, landfill,
preserves, etc.
Vehicles - License plates invalid, inoperable vehicles, grass parking, RV parking, other vehicle parking
etc.
Accessory Use
2%Land Use
10%
Noise
1%
Nuisance
Abatement
36%
Occupational
Licensing
2%
Parking Enforcement
2%
Property Maintenance
10%
Right of Way
5%
Signs
4%
Site Development
9%
Vehicles
16%
Vegetation
Requirements
3%
May 22 -June 21, 2017 Code Cases by Category
(Name and number of the petition) (revision date) Page 1 of 9
EXHIBIT A
LIST OF PERMITTED USES
(To be completed in a separate document and attached to the application packet.)
Regulations for development of this PUD shall be in accordance with the contents of this
document and all applicable sections of the Growth Management Plan (GMD), the Land
Development Code (LDC), and the Administrative Code in effect at the time of approval of
the first Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide
development standards, then the provision of the specific sections of the LDC that are
otherwise applicable shall apply.
PERMITTED USES:
(Should the Master Plan show separate tracts, such as Preserve, Lake, and/or Amenity Tracts,
please provide a list of uses and intensities for each tract.)
A maximum of ____dwelling units shall be permitted in this PUD. (For any other type of PUD,
list the maximum number of retail, office or other commercial/industrial or institutional
uses.) No building or structure, or part thereof, shall be erected, altered or used, or land
used, in whole or in part, for other than the following:
A. Principal Uses:
1. ____________________________________________
Any other principal use which is comparable in nature with the foregoing list of permitted
principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner
by the process outlined in the LDC, subject to the following criteria:
1. The Standard Industrial Classification (SIC) Code shall be similar; and
2. The uses must function in a similar fashion; and
3. The uses must be of similar intensity.
NOTE: If an Assisted Living Facility is proposed, please provide the 4 to 1 conversion factor
for dwelling units.
B. Accessory Uses:
Accessory uses and structures customarily associated with the permitted principal uses and
structures, including, but not limited to:
1. ___________________________________________
(Name and number of the petition) (revision date) Page 2 of 9
Any other accessory use which is comparable in nature with the foregoing list of permitted
principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner
by the process outlined in the LDC, subject to the following criteria:
1. The Standard Industrial Classification (SIC) Code shall be similar; and
2. The uses must function in a similar fashion; and
3. The uses must be of similar intensity.
(NOTE: For non-residential uses, reference the SIC Code for all uses)
(Name and number of the petition) (revision date) Page 3 of 9
EXHIBIT B
LIST OF DEVELOPMENT STANDARDS
(To be completed in a separate document and attached to the application packet.)
The standards for land uses within the development shall be as stated in these development standard tables.
Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as
of the date of approval of the SDP or subdivision plat. (Should the Master Plan show additional tracts, such as
Preserve, Lake, and Amenity Tracts, please provide a list of development standards for each tract.)
TABLE I
RESIDENTIAL DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS
DETACHED
SINGLE
FAMILY
ATTACHED
SINGLE
FAMILY &
TOWNHOUSE
TWO-FAMILY,
ZERO LOT LINE
MULTI-
FAMILY
CLUBHOUSE/REC-
REATION BUILDINGS
PRINCIPAL STRUCTURES
MINIMUM LOT AREA S.F. PER UNIT S.F. PER UNIT S.F. PER UNIT S.F. PER UNIT S.F. PER UNIT
MINIMUM LOT WIDTH ___ FEET ___ FEET ___ FEET ___ FEET __ FEET
MINIMUM FLOOR AREA S.F S.F S.F S.F./D.U. N/A
MINIMUM FRONT YARD ___ FEET ___ FEET ___ FEET ___ FEET N/A
MINIMUM SIDE YARD ___ FEET ___ FEET ___ FEET ___ FEET N/A
MINIMUM REAR YARD ___ FEET ___ FEET ___ FEET ___ FEET N/A
MINIMUM PUD SETBACK ___ FEET ___ FEET ___ FEET ___ FEET __FEET
MINIMUM PRESERVE SETBACK ___ FEET ___ FEET ___ FEET ___ FEET __FEET
MINIMUM DISTANCE BETWEEN
STRUCTURES ___ FEET ___ FEET ___ FEET FEET or ½ BH,
whichever is greater __FEET
Maximum Height
Zoned
Actual
___ FEET
___ FEET
___ FEET
___ FEET
___ FEET
___ FEET
___ FEET
___ FEET
__ FEET
__ FEET
ACCESSORY STRUCTURES
MINIMUM FRONT ___ FEET ___ FEET ___ FEET ___ FEET __ FEET
MINIMUM SIDE ___ FEET ___ FEET ___ FEET ___ FEET __ FEET
MINIMUM REAR ___ FEET ___ FEET ___ FEET ___ FEET __ FEET
MINIMUM PRESERVE SETBACK ___ FEET ___ FEET ___ FEET ___ FEET __ FEET
MINIMUM PUD SETBACK ___ FEET ___ FEET ___ FEET ___ FEET __ FEET
Maximum Height
Zoned
Actual
FEET FEET FEET FEET FEET
___ FEET
___ FEET
___ FEET
___ FEET
___ FEET
___ FEET
___ FEET
___ FEET
__ FEET
__ FEET
S.P.S. = Same as Principal Structures BH = Building Height
Footnotes as needed
Footnotes: (use numbers to identify footnotes in the table)
(Name and number of the petition) (revision date) Page 4 of 9
GENERAL: Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel
or lot boundary lines, or between structures. Condominium, and/or homeowners’ association boundaries shall not be
utilized for determining development standards.
Landscape buffers and lake maintenance easements shall be platted as separate tracts at time of subdivision plat approval.
Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is expressly stated in a
list of deviations.
TABLE II
COMMERCIAL DEVELOPMENT STANDARDS
PRINCIPAL USES ACCESSORY USES
MINIMUM LOT AREA Sq. Ft. N/A
MINIMUM LOT WIDTH Ft. N/A
MINIMUM YARDS (External) _______FEET _______FEET
Rear _______FEET _______FEET
Side _______FEET _______FEET
Internal Drives/ROW _______FEET _______FEET
MINIMUM YARDS (Internal)
Internal Drives/ROW _______FEET _______FEET
Rear _______FEET _______FEET
Side _______FEET _______FEET
Internal Drives/ROW _______FEET _______FEET
MINIMUM DISTANCE BETWEEN STRUCTURES Ft. or ½ sum of building heights * _______FEET
MAXIMUM HEIGHT
Retail Buildings: zoned/actual _______FEET _______FEET
Office Buildings: zoned/actual _______FEET _______FEET
MINIMUM FLOOR AREA _______SQUARE FEET** N/A
MAXIMUM GROSS AREA _______SQUARE FEET N/A
* Whichever is greater
** Per principal structure, on the finished first floor.
(Name and number of the petition) (revision date) Page 5 of 9
EXHIBIT C
MASTER PLAN
(To be completed in a separate document and attached to the application packet.)
(INSERT MASTER PLAN)
Note: Please include information required by the Administrative Code and the LDC.
(Name and number of the petition) (revision date) Page 6 of 9
EXHIBIT D
LEGAL DESCRIPTION
(To be completed in a separate document and attached to the application packet.)
(INSERT LEGAL DESCRIPTION)
(Name and number of the petition) (revision date) Page 7 of 9
EXHIBIT F
LIST OF DEVIATIONS
(To be completed in a separate document and attached to the application packet.)
Directions:
Provide this schedule of deviations document, citing what will be provided in lieu of the
requirement for each deviation. A deviation must be sought for each instance where compliance
with the LDC is not anticipated, except for the Property Development Regulations Table, unless
a standard is included that is contrary to a specific LDC requirement.
Provide illustrations to show what is proposed and show the proposed location on the Master
Plan where each deviation will be effective. For example, if an alternative buffer is proposed,
provide a cross section to show what type (tree/shrub) and how many plants will be included.
Suggested deviation format:
Deviation #__ seeks relief from LDC Section [cite section], [subject of section], which requires
[cite the specific LDC requirement], to allow [cite your alternative proposal].
if you are using terms that are not defined in the LDC, you must provide a definition for those
terms.
In the separate document contained in the Application for Public Hearing information,
provide justification in support of each deviation, explaining how what is proposed will not
be to the detriment of the public safety and welfare; and further, that each deviation is
justified as meeting public purposes to a degree at least equivalent to literal application of
the regulations for which a deviation is sought. Explain why the LDC requirements will not
work for this project.
(Name and number of the petition) (revision date) Page 8 of 9
EXHIBIT F
LIST OF DEVELOPMENT COMMITMENTS
(To be completed in a separate document and attached to the application packet.)
LIST OF DEVELOPER COMMITMENTS
PURPOSE:
The purposed of this Section is to set forth the development commitments for the development
of this project.
GENERAL:
A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until
close-out of the PUD, and this entity shall also be responsible for satisfying all PUD
commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity
is __________________ or its assigns. Should the Managing Entity desire to transfer the
monitoring and commitments to a successor entity, then it must provide a copy of a legally binding
document that needs to be approved for legal sufficiency by the County Attorney. After such
approval, the Managing Entity will be released of its obligations upon written approval of the
transfer by County staff, and the successor entity shall become the Managing Entity. As Owner
and Developer sell off tracts, the Managing Entity shall provide written notice to County that
includes an acknowledgement of the commitments required by the PUD by the new owner and
the new owner’s agreement to comply with the Commitments through the Managing Entity, but
the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD
is closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment
of PUD commitments.
B. Issuance of a development permit by a county does not in any way create any rights on
the part of the applicant to obtain a permit from a state or federal agency and does not create
any liability on the part of the county for issuance of the permit if the applicant fails to obtain
requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes
actions that result in a violation of state or federal law.” (Section 125.022, FS)
C. All other applicable state or federal permits must be obtained before commencement of
the development.
TRANSPORTATION:
LANDSCAPING:
ENVIRONMENTAL:
PUBLIC UTILITIES:
(Name and number of the petition) (revision date) Page 9 of 9
MISCELLANEOUS:
Should the PUD include certain other uses, such as group/senior housing, earth mining, or an
automobile dealership uses, there are additional commitments. The project planner can provide
these requirements.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 1
D R A F T -#2
Collier County Community Housing Plan
September 26, 2017
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 2
Collier County
Community Housing Plan
September 26, 2017
Table of Contents
• Executive Summary
• Plan Development & Community Participation Page____
• Current Housing Conditions Page____
• ULI Findings Page____
• Cost Burden Page____
• Jobs-Housing Imbalance Page____
• Market Trends Page____
• ULI Recommendations Page____
• Vision for the Future Page____
• Shared Language/Definitions Page____
• Housing Demand Model (HDM) Page____
• Housing Recommendations –Stakeholders Group Page ____
• Density and Certainty Page____
• Housing Trust Fund and Stable Funding Sources Page____
• Community Land Trust & Public Lands Page____
• Transportation Enhancements Page____
• Communication & Outreach Page____
• Housing Response Model: Closing the Gap and Taking Action Page____
• Appendices
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 3
Executive Summary
Collier County has a statutory obligation to provide for housing its current
and anticipated population, including those most vulnerable. Affordable
housing is part of a community’s infrastructure and therefore it impacts the
entire community. First responders, health care professionals, teachers and
others have been priced out of the housing market and have to commute
long distances. A vibrant and sustainable community needs to
accommodate its workforce so that those people who educate our children
and save our lives can live near where they work, if they choose.
In response to community concerns about the unmet needs, development
of the Collier County Community Housing Plan was commissioned by the
Collier County Board of County Commissioners in March 2016.
An initial and on-going struggle in this endeavor has been achieving a
common understanding of the definition of affordable housing, as well as
how housing is tracked and reported in order to inform decision
making. The plan recommends a new and simple definition to be in line
with federal and state definitions, and focuses on the household income in
determining whether or not housing is affordable. Under the definition, if
a household spends less than 30% of their gross income on housing, then
housing is affordable. The definition is inclusive of all populations including
seniors and persons with special needs.
Also, a decision is required as to the top income level to be considered
affordable housing, and it is recommended that level be 140% of the Area
Median Income, or $90,432 for a 3-person household in 2017.
In early 2017, the Urban Land Institute performed a panel review of the
housing situation in Collier County. Among their conclusions is that Collier
needed to reframe its view of housing to better meet the needs of the 40%
of the population (58,685 households) already living here that are spending
more than what is affordable on housing. This large segment of Collier
County’s population is living here un-affordably.
With a common definition, an income cap, a focus on better meeting the
needs the cost burdened who live here, and an analysis of current market
availability, a needs and response model has been developed. The needs
model indicates a need for 1,698 additional units to be developed at
various income levels in the next year. These units would house new
entrants to the county, and also achieve a new “level of service standard”
to reduce the existing cost burdened population by 1% to 3% of the
population.
“Housing is not
a social issue, it
is an economic
issue.”
-ULI Panel
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 4
The response model implements the six core strategy recommendations
from the ULI Panel which are: Review regulation and governance to
simplify, expedite and reduce cost of development; increase supply of
rental and for-sale product for the determined income categories; maintain
or restore existing supply, enhance transportation options; and increase
communication and engagement concerning housing that is affordable.
The key elements of the recommendations include increasing certainty in
the process, reducing specified development costs and review times,
enhancing existing incentives such as the affordable housing density bonus
program and the activity center bonuses, implementing a mixed income
ordinance with enhanced density and flexible in-lieu of options, adopting a
linkage fee to garner sustainable revenue for a housing trust fund, creation
of a community land trust and process for land donations, and ___(TBD)___
with respect to impact fees. The plan will address housing for seniors and
those with special needs.
The resource model developed indicates that the incentives and other
programs can help Collier meet its objectives, but may still fall short.
Extensive research was conducted, and the exhibits and support papers are
available for detailed review on the background of plan elements. The plan
is intended as a short and long range incentive program to address current
and future housing needs, and will be evaluated periodically to determine
the extent to which headway is being made.
The Stakeholder Committee recommends this plan to the Affordable
Housing Advisory Committee, and the Affordable Housing Committee and
staff recommends this plan to the Board of County Commissioners.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 5
Plan Development & Community Participation:
In March 2016, the Board of County Commissioners directed the
development of a cohesive, inclusive plan to meet the housing affordability
needs of the entire County. The creation of a Community Housing Plan
(CHP) includes addressing the current and future housing affordability
needs of Collier County as required by Florida State Statute 163.3177(6)(f)a,
with input from a diverse group of community stakeholders. The goal was
to help create and guide the development of a long term, comprehensive
plan within eighteen (18) months, or by September 2017. The Board of
County Commissioners approved the creation and appointment of
members to a Community Housing Stakeholders Group on June 14, 2016.
More than 35 Stakeholders, representing a broad coalition of members
from major employers, developers and real estate professionals, to non-
profits, advocacy groups, and others have meet regularly since the first
meeting on July 25, 2016. They have spent countless hours researching and
discussing options that could be utilized in Collier County to encourage the
development of housing that is affordable to a wide range of incomes and
households. The Housing Stakeholder Committee has worked to build
public and private partner solutions to the housing affordability crisis.
There has been extensive research and analysis of existing data and
proposed methods and tools to address this critical community issue to
encourage the development of a wider variety of housing opportunities
affordable to a broad and diverse spectrum of Collier County residents.
The Stakeholders committee and the County’s Affordable Housing Advisory
Committee (AHAC) have worked closely together and held more than 20
regularly scheduled meetings, 30 subcommittee meetings, and 5 public
hearings since July 2016. The Community Housing Stakeholders Group has
presented its recommendations to AHAC, DSAC, and other public and
private committees to ensure that multiple voices are included in this
community-wide process.
Creating more housing that is affordable to a broad cross section of the
community will help make Collier County a more sustainable, diverse,
vibrant, and livable community in the coming years.
FL Statues Chapter 163.3177 (6)(f) a.-
Every local jurisdiction
must plan for the
provision of housing
for all current and
anticipated future
residents of the
jurisdiction.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 6
Collier County Housing Stakeholder Members & Contributors:
Steve Sanderson, President and CEO, United Way of Collier County
Michael Dalby, President and CEO, Greater Naples Chamber of Commerce
Danny Gonzalez, President, Immokalee Chamber of Commerce
Renee Thigpen, HR Director, Naples Community Hospital
Allen Weiss, President and CEO, Naples Community Hospital
Ian Dean, HR Director, Collier County School District
Kamela Patton, Superintendent, Collier County School District
Leo Ochs, Jr., County Manager, Collier County Government – as employer
Tim Durham, Manager Corporate Business Operations, Collier County Gov’t
Mike Boose, HR Director, Arthrex
Reinhold Schmieding, Founder and President, Arthrex
Darlyn Estes, HR Director, Collier County Sheriff’s Office
Clark Hill, General Manager, Naples Hilton Hotel, Hotels/Restaurants
Nick Kouloheras, President, Habitat for Humanity of Collier County, Hsg Dev
Steve Kirk, President, Big Cypress Housing, Nonprofit housing developer
Russell Budd, CEO, PBS Construction, For profit housing developers
Bill Bullock, Senior Vice President, Minto Communities Developer
Kathy Curatolo, Exec Vice President, Collier Building Industry Association
Bill Spinelli, Chairman, Titan Custom Homes/CBIA - Construction Industry
Jamie French, Deputy Dept Head, Growth Management Dept, Collier County
Robin Singer, Planning Director, City of Naples
Tami Scott, Zoning Administrator, City of Marco Island
Christine Welton, Exec Director, Hunger and Homeless Coalition of CC
Michael Puchalla, Executive Director, HELP, Nonprofit Housing Counseling/Ed
Oscar Hentschel, Executive Director, Collier County Housing Authority
Angela Edison, Housing Director, Collier Cnty Housing Auth/SWFL Apt Assoc
Barbara Melvin, Community Relations Officer, First Florida Integrity Bank
Mary Waller, Director, Naples Area Board of Realtors (NABOR)
Shirley English, CEO, Marco Island Area Association of Realtors
Nancy Pelotte-Cook – Marketing Director, Lely Palm Retirement Community
Dr. Jaclynn Faffer, Pres & CEO, Jewish Family & Community Services of SWFL
Marianne Lorini, President and CEO of the Area Agency On Aging of SWFL
Lydia Galton (Retired/Active Community Volunteer) Community At Large
Alan Horton (Retired Naples Daily News) Community At Large
Ed Morton (Retired NCH) Community At Large
Mark Teaters, Golden Gate Estates Association
Affordable Housing Advisory Committee (AHAC)
Steve Hruby, Chairman Taylor McLaughlin
John Cowan Denise Murphy
Mary Waller Scott Kish
Joseph Schmitt Litha Berger
Kristi Bartlett Dr. Carlos Portu
Christina Apostolidis
Other Contributors
Sally Luken, Luken Solutions; Alan Leaffer, Citizen-at-Large; Gerald Godshaw,
Collier Citizens Council; Mark Hahn, Home Care; Sheryl Soukup, Soukup
Strategic Solutions; Leslie Reyes, Citizen-at-Large; Anthony Fortino, Fortino
Construction; George Danz, Riviera Golf Est; Mary George, Community
Foundation of Collier County
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 7
Insert “endorsement letter”
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 8
Current Housing Conditions:
Urban Land Institute (ULI) Findings
In the fall of 2016, an invitation was extended to the Urban Land Institute
(ULI) to help Collier County develop a community-wide approach to address
the local housing affordability challenges. The Board of County
Commissioners had previously held affordable housing workshops in March
2015 and 2016 to address the housing affordability crisis which has
continued to grow since the end of the Great Recession (2007-2011).
Members of the ULI team spent a week in Collier County touring the
community, meeting with more than 100 stakeholder representatives,
processing data/information and holding a preliminary workshop with
elected officials to offer recommendations and suggestions. The ULI Panel
Report Collier County Florida January 29-February 3, 2017 resulted in a call
to action with 35 specific recommendations and some startling statistics.
In the opening of the ULI Panel Report the team stated that they were
“…impressed with the time, the effort, and the quality of work that has been
invested in this subject by the commissioners and Collier County staff.”
However, the panel also stated that “From the panel’s perspective, the real
need in Collier County is for action and implementation. This
implementation will require political will and leadership.”
Reframing Housing Affordability - Cost Burdened
One area of focus is those families and individuals in our community who
are “cost burdened” meaning they spend more than 30 percent of their
gross income on housing costs, which includes mortgage principal and
interest, property tax, and homeowner’s insurance payments. In
conjunction with this definition are those community members who are
“severely cost burdened” meaning that they spend more than 50 percent
of their gross income on housing cost. This population is the most at-risk.
The ULI report states that “The advantage of using the cost-burden
terminology is that it does not put the focus on income alone; instead, it
examines income as compared to housing cost.” (pg 11)
The Shimberg Center at the University of Florida estimated that forty
percent (40%) of all Collier County households (58,685 households) were
cost burdened in 2015. Of these 58,685 households, 29,342 were
considered Severely Cost Burdened, spending more than 50% of their
monthly income on housing expenses.
“There is no question
that Collier County has a
housing affordability
problem. Part of the
challenge stems from a
significant lack of supply
in terms of housing type
and level of affordability
throughout the county.”
– ULI Panel Report
“In 2015, 2 out of every 5
households in Collier
County were cost
burdened, spending
more than 30% of their
income on housing.” –
ULI Panel Report
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 9
Figure 1.
Growth Implications
According to the ULI Report, “The county is expected to add 58,000
households over the next 23 years. If the local issue of cost burden is not
addressed, then – at a minimum - 11,000 more households will experience
severe cost burden (above 50 percent) than do households today.” (pg 16)
Jobs-Housing Imbalance Impacts Economic Development and
Quality of Life
There is a Jobs-Housing imbalance in Collier County resulting in at least
17.4% of the workforce (approximately 40,000 people) commuting daily
from outside of Collier County. These employees work in Collier but live in
Lee, Charlotte, or other counties where they spend their wages on rent, a
mortgage, purchasing groceries, gas, and other necessities Many public-
sector employees (Sheriff’s Office, County & City government, School
personnel) and large segments of the private sector cannot afford to live in
Collier County. Their daily commutes from neighboring counties add to the
traffic congestion on the roadways and diminish quality of life and active
citizen participation.
The ULI report identified “one critical challenge for Collier County
businesses is the ability to recruit entry-level professionals.” (pg 14.)
According to the ULI, “having employees who reside outside of Collier
County and who commute long distances for work means a high level of
attrition for businesses. “There are multiple challenges that first
responders, educators, and others with modest incomes face when wanting
to live close to their jobs. For these employees, the inconvenience and cost
associated with commuting results in a decrease in “take home” pay; all the
while adding to an increase in traffic congestion. Providing access to
housing close to jobs can reduce commuting time (increasing leisure time),
reduce commuting costs (increasing take home pay), reduce traffic
congestion, and reduce automobile emissions.
According to a survey of
Collier County BCC
employees, Sheriff’s
Office and School
District, 32% of the
workforce drives more
than 30 minutes each
day to and from work-
home with 5% of the
workforce driving more
than 60 minutes each
day. – County survey
2016
Approximately 40,000
people commute daily
from outside of Collier
County. – US Census
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 10
The same holds true for those employers recruiting for hospitality and
service sector employment. Resort and second-home communities require
retail and service employees, but many of these employees are not able to
live near their job due to a lack of housing that is affordable. Stores, hotels
and restaurants cannot afford to pay high enough wages to allow their
employees to live in affluent areas, and as a result, suffer from short-
staffing, absenteeism and high turnover. The ULI panel report states that
“Furthermore, when people who work in the county are commuting to
adjoining municipalities to live, the county bears the costs of the roads
without the benefit of receiving the tax revenue.” (pg 14)
Figure 2. Sample Cost Burdened Employment in Collier County
Source: ULI Collier Report 2017
Figure 3. 2009-2014 Employment Commuting Patterns in Collier Co.
Source: U.S. Census Bureau, 2009-2013, American Community Survey
Annual Wage
Range (Entry to
Median)
Median Gross
Rent
2015
Median
Home Sales
Price
Homes
Priced at
50% of
Median Price
$1,020 / Month $405,000 $200,000
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 Specialists $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%
Commuting
to Collier
County for
Jobs
20,313 employees
out of 138,490
total Collier County
Jobs commute
from another
county
14.7% of
workforce
commutes from
another county
into Collier
Commute from: Lee,
Hendry, Charlotte,
Broward, Miami-Dade,
Sarasota,
Hillsborough,
Highlands, Orange &
Palm Beach Counties
“Furthermore,
when people who
work in the
county are
commuting to
adjoining
municipalities to
live, the county
bears the costs of
the roads without
the benefit of
receiving the tax
revenue.”- ULI
Report (pg 14)
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 11
According to the ULI research, there were an extremely small number of
available units on the market for households earning 80-100% of area
median income in February 2017. Both the rent and for sale housing
prices in Collier continue to outpace neighboring counties forcing
employees to commute 30 to 100 miles each way, spending their wages
in adjacent counties. Collier’s housing affordability gap will continue to
grow as rents and for sale housing prices continue to trend upward year
over year.
Figure 4. AVAILABILTY SNAPSHOT February 1, 2017
Units on the Market for Households who
make 100% or less of Area Median Income
($80,000)
Housing
Units
Single Family - For Sale 125
Condo- For Sale 250
Single Family - Rentals 0
Multi-Family Rentals 23
Source: ULI Report 2/1/2017 (MLS & Apartments.com,
Zillow.com, Craigslist.com, and others)
Figure 5. Collier County Fair Market Rent Increases 2016/17
Collier County Rents
Efficiency 1 bdrm 2 bdrm 3 bdrm 4bdrm
2017 Fair
Market
Rent
$801 $973 $1,195 $1,606 $1,996
% chg
from prior
year
+11.3% +14.3% +14.7% +15.5% +15.6%
Source: Collier County Apartment Survey, HUD
Figure 6. Collier County Median for Sale Housing Increases 2016/17
Multi-
Family
Single-
Family
Combined
March 2017 Collier
Median Sale Price
$275,000 $422,000 $340,000
% change from prior
year
+7% +5% +5%
Source: NABOR April 2017
Collier’s housing
affordability gap
will continue to
grow as rents
and for sale
housing prices
continue to
trend upward
year over year.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 12
Market Trends
Collier County’s historical development pattern is low density, single family
homeownership. Since its initial establishment, Naples and Collier County
have focused on high-end second home communities, seasonal resort
tourism, and the businesses that support this economic engine. As a result
of this market driven pattern, large segments of the population have been
underserved and priced out of the market. The County’s housing
production is not sufficiently diverse with regard to size, tenure, location,
and price points, to adequately reflect the social, economic, and age related
diversity of our population.
The result of these trends and policies is a significant disparity between the
cost of housing and the incomes of the average person and the working
poor. Furthermore, the members of the workforce with low to moderate
wages, and members of the community on fixed incomes, have limited
housing options. All of these historical development patterns, high housing
cost, and other disparities limit Collier County’s ability to attract and retain
a strong workforce and to sustain and expand our economy.
The challenge is to embrace pubic policies and encourage changes in
development trends to ensure that Collier County has a diverse, affordable
housing stock that reflects the needs of our current and future population
with regard to type, tenure, cost, location, safety, and accessibility. The
community must begin to think differently as we plan for a vibrant,
sustainable future, addressing the needs of multiple generations of renters
and homeowners who provide the needed services that enhance our
community’s quality of life.
According to the National Low Income Housing Coalition’s annual Out of
Reach the High Cost of Housing publication, the gap between renters’
wages and the cost of rental housing continues to escalate. The rental
housing market has continued to experience strong demand since the Great
Recession, as homeownership rates have declined.
“Household income has not kept up with the rising cost of rental
housing. From the housing crisis of 2007 to 2015, the median gross rent
for a rental home in the U.S. increased by 6%, after adjusting for overall
inflation, while the median income for renter households rose by just
1% and median income for all households declined by 4% (U.S. Census
Bureau, 2017a). Demand for rental housing will likely continue to rise.
Researchers at the Joint Center for Housing Studies at Harvard predict
an additional 4.7 million renter households by 2025 from household
growth, even if homeownership rates stabilize.” (NLIHC Out of Reach
2017)
The challenge is to
embrace public
policies and
encourage changes
in development
trends to ensure
that Collier County
has a diverse,
affordable housing
stock that reflects
the needs of our
current and future
population with
regard to type,
tenure, cost,
location, safety, and
accessibility.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 13
In addition, according to NLIHC, the Florida Department of Economic
Opportunity, and other agencies “Six of the seven occupations projected
to add the greatest number of jobs by 2024 provide a median wage that
is not sufficient to afford a modest one-bedroom rental home.”
According to the Florida Department of Economic Opportunity, Bureau
of Labor Market Statistics, in 2013, 80.5% of the jobs in Collier County
paid less than 80% of the area median income. Three years later, in 2016
that increased to 87.7%.
As with other resort communities across the country, there is often a
lack of housing that is affordable to rent or purchase for households who
provide services in tourism, hospitality and to retirees. Housing that is
affordable to households working and providing services to the
community needs to become a part of the community’s infrastructure.
Housing affordability initiatives in other resort communities have been
researched with successful programs identified as potential solutions for
the Collier housing affordability crisis.
A key element of such initiatives is to educate residents and “change
the narrative” to present affordable housing as a necessity and a
shared public responsibility/part of the community’s infrastructure.
Figure 7.
(Source: Wells Fargo Housing Opportunity Index)
The existing housing stock of for sale homes are at prices very high
relative to wage income levels, as shown in the above graph depicting
data from the Wells Fargo Housing Opportunity Index. A Housing
Opportunity Index (HOI) below 50 indicates an unhealthy housing to
affordability relationship. This chart shows the gap between wages and
for sale housing prices over the past three and a half years.
61.4% of the
jobs in Collier
County pay less
than $33,250
per year.
Source: Florida Department of
Economic Opportunity, Bureau of
Labor Market Statistics, Quarterly
Census of Employment and Wages
Program (QCEW) in cooperation
with the U.S. Department of Labor,
Bureau of Labor Statistics.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 14
ULI Recommendations
The ULI Panel Report provides major recommendations organized
around six core strategies with 35 specific recommendations. The six
core strategies for housing affordability are:
Regulation &
Governance
Enhance Transportation
Options
Increase Supply Enhance Wages
Maintain or Restore
Existing Supply
Communication and
Engagement
The Board of County Commissioners provided direction to the staff and
stakeholders to explore 27 of the specific recommendations in four
categories as they develop the Community Housing Plan (CHP). The 27
recommendations reviewed by Stakeholders are shown below in green.
Figure 8.
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
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 15
Category
Name 1 2 3 4 5
Extremely Low 30%$14,640 $16,740 $18,840 $20,910 $22,590
Very Low 50%$24,400 $27,900 $31,400 $34,850 $37,650
Low 80%$39,040 $44,640 $50,240 $55,760 $60,240
Moderate 120%$58,560 $66,960 $75,360 $83,640 $90,360
Gap 140%$70,272 $80,352 $90,432 $100,368 $108,432
Percentage
Category
Income Limit by Number of Persons
Vision for the Future: All residents of Collier County have a diverse
range of attainable housing options. (Housing Stakeholders Group, July
2017)
Creating a Shared Language --- What is Housing Affordability?
In an effort to develop a common understanding, we must have a shared
language of standardized terms. Throughout the CHP the following terms
will be utilized to describe the concept of “What is” and “Who needs”
housing that is affordable. The goal is to move away from the term
affordable housing in order to reframe the perception that housing
affordability is only for very low income households, or even those with no
income. Therefore, it has been determined that we will refer to our goal as
meeting the housing affordability needs of the community. However, for
purposes of definitions, and to utilize the standard nomenclature the term
affordable housing will be used; but what is really being talked about is
housing affordability.
Affordable Housing - Housing is affordable to a household when a
residential dwelling unit with monthly rent or monthly mortgage payment,
including property taxes and insurance, is not in excess of 30 percent of that
amount which represents the percentage of the median annual gross
income for the household.
In Collier County, affordable housing specifically includes the following
income level targets for the area, and are based on income categories
determined by the Secretary of the U.S. Department of Housing and Urban
Development:
(a) "Extremely low income" means households whose incomes do not
exceed 30 percent of the median income.
(b) "Very low income" means households whose incomes do not exceed 50
percent of the median income
(c) "Low income" means households whose incomes are more than 50
percent but do not exceed 80 percent of the median income
(d) Moderate income" means households whose incomes are more than 80
percent but do not exceed 120 percent of the median income
(e) “Gap income” means households whose incomes are more than 120
percent but do not exceed 140 percent of the median income
Approved Affordable Housing shall mean Affordable Housing that includes
a long-term affordability restriction wherein the cost of housing and income
of the household are known and monitored.
Vision for the
Future: All residents of Collier County have a diverse range of attainable housing options. - Housing Stakeholders Group, July 2017
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 16
Community Land Trust (CLT) - a vehicle to separate land from homes for
the purpose of transferring title to a home without selling the land. The
land remains with a nonprofit that holds title to the land and manages the
ground leases. The homes can be sold to other income qualified buyers
during a 99-year ground lease. A CLT is typically managed by a non-profit
that provides permanently affordable housing units by acquiring land and
removing it from the price of the home.
Cost Burdened – households that pay more than 30 percent of their gross
income on housing costs, which includes mortgage principal, interest,
property tax, and homeowner’s insurance (PITI), or rent and utilities.
Housing Trust Fund (HTF) – is established to collect and disburse funds for
the creation of affordable housing, including purchasing land. Locally
collected funds dispersed using local guidelines and requirements
Linkage Fees – a fee charged to non-residential development based upon
the employment demand and affordable housing need created by new
development. Linkage Fees collected are placed in a Housing Trust Fund
(HTF).
Mixed-Income Housing – includes diverse types of housing units, such as
apartments, town homes, and/or single-family homes for people with a
range of income levels. Mixed-income housing includes both market rate
and below market rate as determined by the needs of the local community.
Collier County is proposing development of mixed-income communities
targeted at low, moderate, and gap incomes along with market rate
housing.
Seniors and Special Needs- households that include persons that are
elderly, disabled, at risk of being or are homeless, and/or have extremely
low incomes. These special needs populations may include more specifically
defined subgroups such as youth aging out of foster care, survivors of
domestic violence, persons with severe and persistent mental illness, or
persons with developmental disabilities.
Severely Cost Burdened – households that pay more than 50 percent of
their gross income on housing cost - mortgage principal, interest, taxes and
insurance (PITI), or rent and utilities.
Unrestricted Market Rate Housing – means dwelling units that are
unrestricted for affordability, yet are valued on the open market at a given
time with a fair market value making them potentially attainable to
households with yearly incomes less than 140%AMI. In this category, there
is no knowledge of whether the general affordable housing definition has
been met, meaning the household income of the persons in the dwelling
units and their actual housing costs are unknown.
Category
Name Efficiency 1 2 3 4
Extremely Low 30%$366 $392 $471 $543 $606
Very Low 50%$610 $653 $785 $906 $1,011
Low 80%$976 $1,046 $1,256 $1,450 $1,618
Moderate 120%$1,464 $1,569 $1,884 $2,175 $2,427
Gap 140%$1,830 $1,883 $2,261 $2,610 $2,912
Rent Limit by Number of Bedrooms (incl. utilities)Percentage
Category
Category Typical purchasing power for household size (3xIncome)
Name 1 2 3 4
Extremely Low 30%$43,920 $50,220 $56,520 $62,730
Very Low 50%$73,200 $83,700 $94,200 $104,550
Low 80%$117,120 $133,920 $150,720 $167,280
Moderate 120%$175,680 $200,880 $226,080 $250,920
Gap 140%$210,816 $241,056 $271,296 $301,104
Percentage
Category
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 17
Collier County Housing Demand Model---What is the
Housing Need?
The Board of County Commissioners adopted a Housing Demand
Methodology in 2015 that identified the need for additional housing units
based upon projected population growth by income categories. This 2015
demand model only addressed future housing demand. The 2017 Housing
Demand Model (HDM) has been modified to add information on the current
supply and current shortfall of housing, as well as the number of cost
burdened households, resulting in a projected total affordable housing units
needed per year by various targeted categories.
With an estimated 40% of the county population being cost burdened
according to the Shimberg Center at University of Florida, reducing this
percentage of cost burden families by just a few percentage points would
bring Collier County more in line with other communities’ cost burden
percentage.
Collier County is ranked 12th highest in Florida for the number of households
that are cost burdened. In looking at other Florida communities, many
counties have between 36%-39% of their population being housing cost
burden. Collier County should consider efforts to reduce its cost burden
population by at least 3-5% in the coming years to be competitive with peer
counties.
Figure 9.
State
Rank County Households # Cost
Burdened
% Cost
Burdened
2 Monroe 33,658 16,635 49.4%
6 Palm Beach 574,690 256,971 44.7%
7 St. Lucie 113,981 49,982 43.9%
10 Sarasota 181,668 76,613 42.2%
12 Collier 143,771 57,601 40.1%
14 Volusia 217,830 86,902 39.9%
16 Flagler 41,710 16,562 39.7%
17 Lee 268,614 104,709 39.0%
18 Pinellas 434,206 168,988 38.9%
19 Indian River 63,373 24,403 38.5%
20 Manatee 149,999 57,122 38.1%
24 Charlotte 77,358 28,173 36.4%
37 Hendry 11,916 4,039 33.9%
61 Glades 4,595 1,234 26.9%
Southwest Florida 5-county region in green; All adjacent counties lower cost burdened
Similar coastal communities in orange
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 18
Collier County individuals or families that are cost burdened (more than
30%) or severely cost burden (more than 50%) have less income to spend
on other necessities including food, health care, school supplies, and
transportation costs.
Using the updated 2017 Housing Demand Methodology shows a need for
housing that is affordable at a variety of income levels in Collier County.
Figure 10.
The 2017 Collier County Housing Demand Model shows a need for 1,698 new units that are affordable each year.
Collier County Housing Demand Model - August 2017
1 2 3 4 5 6 7 8 9 10 11 12 13
Unit Type Income Target Household
Income Level
Max Rent/Purchase price
2017 (HUD)
Existing
Housing
Inventory
(Aug 2017)
2018
Restricted
Approved
Affordable
Cost Burdened
Households
(2015) 40% of
all Households
Population
Growth
Demand
2017
Units Needed in
Order to Lower
Cost Burdened
by 1%
Total Units
Needed per
Year
Available
Units
Purchase
(Aug 2017)
Available
Units
Rental
(July 2017)
Remaining
Units
Needed
(yearly)
Rental Extremely Low Less than 30%$471 -150 12,106 233 303 536 0 0 536
Rental Very Low 31%-50%$785 -1,411 11,465 263 287 550 0 0 550
Owner/Rental Low 51%-80%$1256/<$115,000 12,052 4,285 14,078 413 352 765 184 26 555
Owner Moderate 81%-120%$200,000 43,335 -9,723 464 243 707 491 159 57
Owner Gap 121%- 140%$250,000 22,740 -10,195 444 254 698 611 312 n/a
Sub Total 78,127 5,846 57,567 1,817 1,439 3,256 1,286 497 1,698
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 19
Housing Recommendations
The Stakeholders Group—How Do We Address the
Housing Need?
With the release of the final ULI Advisory Services Panel Report Collier
County, Florida January 29-February 3, 2017 in June 2017, the Housing
Stakeholders Group, the Affordable Housing Advisory Committee (AHAC),
and staff have developed a long term, comprehensive Community Housing
Plan with specific recommendations to the BCC and the community to
address the growing housing affordability crisis that has been impacting the
community for years.
The Stakeholders formed five subcommittees to begin to gather data on the
issues and identify tools and methods to address the identified strategies.
Stakeholder Group Subcommittees:
Density and Certainty
Stable Funding Sources
Community Land Trust & Public Lands
Transportation Enhancements
Communication & Outreach
The Stakeholders recommendations to the Board of County Commissioners
follow on the next sections.
Stake Holder
Focus
Density and
Certainty
Stable Funding
Sources
Community Land
Trust & Public Lands
Transportation
Enhancements
Communication &
Outreach
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 20
Density and Certainty
This subcommittee focused on bringing certainty to the development
process and increasing density. This subcommittee’s recommendations
include:
1. Identify “Strategic Opportunity Sites” for Higher Densities
A. Require Activity Centers to include residential development- When
originally enacted in Collier County’s Code, Activity Centers were
designed to include a mix of uses including residential development at
higher densities as well as intense commercial and office uses. This
would have several benefits including providing housing opportunities
in/near commercial job centers and developing residential properties at
higher densities providing diversity in the residential development
pattern of Collier County. These residential units would not be restricted
or monitored for affordability, but rather would serve to provide a
diverse supply of housing types and options.
The requirement that activity centers include residential uses in their
development was removed from Collier’s Code decades ago. As a result,
all activities center development to date has been focused exclusively
on commercial centers; residential development around activity centers
has maintained Collier County’s low density/gated community
characteristics and the workforce needed for those job centers must
commute from further away causing congestion on our roadway system.
It is recommended that Collier County again require a residential
component be included in the development or re-development of any
exiting or newly created activity centers.
B. Allow Higher Densities in Activity Centers & Strategic Opportunity
Sites above the current limits (i.e. 20-25 units/acre)- According to the
ULI Report, “density is key” to providing housing that is affordable. The
ULI suggested densities in the 30-35 units per acre range.
Collier County’s historic development pattern has led to extremely low
density development that sprawls outward from the coast and from
commercial centers. Although extremely rarely used or approved, if
ever, density in Collier County is capped in the Comprehensive Plan to
16 units to the acre maximum. Density above this maximum can create
opportunities for housing that is affordable to be developed.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 21
It is recommended that Collier County initiate a process to amend its
comprehensive plan to allow for the maximum residential density to
be increased to 20-25 units per acre at certain Strategic Opportunity
Sites.
These sites may build on the existing activity centers concept and be
expanded to include new corporate headquarter sites or industrial
areas.
2. Modify the existing Affordable Housing Density Bonus (AHDB) program
to allow higher densities from 8 to 12 units per acre (See attached
proposed amendment to the AHDB in the Appendix)
The existing Affordable Housing Density Bonus program allows for a density
bonus of up to 8 additional units per acre on top of a site’s base density.
These bonuses are available only in the County’s Urban Area, where
development is encouraged. In Collier County, the base density in the urban
area is 4 units per acre, with several large areas further limited to only 3
units per acre as a base density. Applying the maximum Affordable Housing
Density Bonus program to these sites allows the density on those sites to
only be increased to 11 or 12 units per acre. This is below the County’s
maximum allowed density cap of 16 units per acre.
It is recommended that the existing Affordable Housing Density Bonus
Program be amended to allow up to a 12 unit per acre bonus, thus
allowing development of housing that is affordable to be built up to the
county’s maximum allowable density of up to 16 units per acre.
3. Implement Mixed Income Housing Ordinance with local flexibility
options (See attached draft ordinance in the Appendix)
Policy 1.9 of the Housing Element of the Collier County Comprehensive Plan
specifically tasks the County, to explore the development of a fair share
affordable housing ordinance that shall require commercial and residential
developments to address the lack of affordable housing.
To address this task and the housing affordability issue in Collier County,
it is recommended that the county adopt and implement a locally designed
and controlled Mixed Income Housing Ordinance.
The proposed Mixed Income Housing Ordinate will require new residential
development seeking approval by the Board of County Commissioners to
address housing affordability. Developers have several options as to how to
meet this requirement including 1) accepting a 30% density bonus and
including the mixed income units onsite, 2) providing the mixed income
Urban Area-
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 22
units off site, 3) partnering with another entity to provide the mixed income
units, 4) paying a fee in-lieu of providing the mixed income units, or 5)
approval by the Board of County Commissioners of some other option to
comply with the mixed income housing ordinance with a commensurate
result.
The proposed Mixed Income Housing Ordinance allows for a 30% density
bonus (including bonus market rate units) in exchange for providing 15% of
the residential units as Mixed Income Hosing. It is anticipated that this
ordinance will create approximately 175 new units that are affordable each
year at varying income level targets (including units for seniors and those
with special needs). These units will be deed restricted and monitored to
remain affordable for some period of time.
As stated, developers may choose to pay fees in lieu of developing the
required affordable housing on site. In- lieu fees that are permitted within
the mixed income housing ordinance are not intended to provide a revenue
source for affordable housing. The fee in lieu is established at $200,000 per
unit and calculated as the difference between the average sales price and
that amount that is affordable to a household at the Moderate income level.
Funds which may be collected if a developer chooses this option would be
deposited into the local affordable housing trust fund. This supports the
primary goal and objective of the Housing Element, which is to provide new
affordable housing units in order to meet the current and future housing
needs of residents with very-low, low, moderate and gap incomes, including
seniors and households with special needs such as rural and farmworker
housing in rural Collier County.
Figure 11. PUD Residential Approvals 2007-2017
PUD UNIT APPROVALS Example
Mixed Income Housing Requirements/Units
YEAR PUD Units
Approved 5%10%15%20%
2007 3,271 164 327 491 654
2008 1,515 76 152 227 303
2009 548 27 55 82 110
2010 0 0 0 0 0
2011 2,080 104 208 312 416
2012 523 26 52 78 105
2013 145 7 15 22 29
2014 3,366 168 337 505 673
2015 325 16 33 49 65
2016 267 13 27 40 53
2017 (1/2 yr)610 31 61 92 122
2017 (Projected)1,220 61 122 183 244
2007-2017 (Projected) Total 13,260 663 1,326 1,989 2,652
“Density is Key” -ULI Panel
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 23
4. Establish or Increase Administrative Approvals
A. Allow commercial conversion near targeted transportation and job
centers at high density; using SDP approval only- Collier County currently
allows the conversion of commercial sites to residential through a re-
zoning process. Commercial zoning may be converted to residential at
16 units per acre. This process is rarely used due to the requirement that
the site go through a full re-zoning process including public hearings.
Downzoning a site from commercial zoning reduces the intensity of uses
allowed on the site. As such the need for public vetting and approvals of
such actions should be greatly mitigated.
It is recommended that for developments proposing to include housing
that is affordable through a commercial to residential conversion be
approved administratively.
B. Allow affordable housing densities by right- Currently the Affordable
Housing Density Bonus Program is allowed to be applied as matter of
right in the Immokalee area.
It is recommended that this provision be expanded to allow Affordable
Housing Density Bonuses up to 4 units to the acre to be approved
administratively throughout the urban area.
C. In Senior Living Facilities require any request above a .45 FAR to
include 20% of the beds as affordable/Medicare.
D. Micro Housing – Create local development codes to suit small single
family units. Study full impact and effects of allowing smaller units,
including but not limited to LDC and GMP impacts, Impact Fee impacts,
and future land use element impacts.
5. Expedite the Permitting and Approval Process; including zoning, LDC
and GMP changes
A. The current Expedited Permitting Process for Affordable Housing
(Fast-Track) prescribes a certain number of review days depending
on the action required. Rejections are then sent back to the
applicant and resubmitted to be reviewed and either rejected again
or approved. This cycle can repeat itself 5 or 6 or more times. Each
time adding months to the project approval. Create a concurrent
and interactive review to clear discrepancies in one meeting.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 24
It is recommended that the current Expedited Permitting Process
be amended to include a concurrent and interactive review to clear
discrepancies in one or two meetings between staff and applicants.
6. Allow cost-saving infrastructure changes - Case Study
Several regulatory changes were considered and evaluated as to the
costs they add to a development, their need, and the potential cost
savings if the regulations were eliminated. A Case Study of a recent
single family development applied some of these changes in an attempt
to find the “real world” value of making them. The chart below shows a
sampling of what the elimination or amendment of some of these
regulations can do to the construction cost of EACH home.
Figure 12. Cost saving regulatory relief
Proposed Changes Cost
Savings
per Unit
Limit application to 1 round of reviews at Planning level $1,091
Limit application to 2 rounds of review by Engineering $545
Allow for administrative approval for projects meeting
established thresholds
$909
Allow for additional density for affordable projects by right,
i.e. Market rate projects in urban area = 4 units/acre, mixed
income = 7/units/acre
$1,818
Require sidewalks on only one side of the street $223
Waive requirement for generator at lift station $2,364
Total Savings per Unit $6,950
By adopting some of these regulatory reliefs the cost of each home could
be reduced by almost $7000. According to the National Home Builder’s
Association’s “Priced Out” report in 2016, every $1000 added or
subtracted to the price of a home in Collier County either allows 189
additional households to afford to purchase a median priced home, or
puts that home out of their reach.
Applying that model to the $7000 in construction cost savings has the
potential to make approximately 1,325 home in Collier County
affordable to buyers.
“Every $1000 added
or subtracted to the
price of a home in
Collier County
either allows 189
additional
households to
afford to purchase a
median priced
home, or puts that
home out of their
reach.” – NHBA
Priced Out Report
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 25
It is recommended that Collier County continue to explore and refine
the list of regulatory relief items and present a full list to the Board for
approval through the applicable LDC or GMP amendment cycles.
7. Amend the LDC to Adopt Smart Code
A smart code is a unified land development ordinance template for
planning and urban design. A form-based unified land development
ordinance designed to create walkable neighborhoods across the full
spectrum of development, from the most rural to the most urban,
incorporating a transect of character and intensity within each.
Example:
Figure 13.
Preserve East of
Everglades
Blvd.
Golden
Gate
Estates
Goodlette
Rd-Collier
Blvd.
Pine
Ridge Rd.
5th Ave S.
Mercato
Collier County currently implements a version of a smart code by using
various elements of our Comprehensive Planning Process. The county is
currently undertaking the re-study of four major elements of its
comprehensive plan the results of which may move development to
follow several elements of Smart Codes.
Recommendation: Continue to study how housing affordability in
Collier County could benefit from using a Smart Code.
[[ SPACE RESERVED FOR IMPACT FEE PROGRAM RECCOMENDATIONS ]]
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 26
Reinstating the Housing Trust Fund
Housing trust funds are established sources of funding for affordable
housing construction and other related purposes created by governments
in the United States (U.S.). The housing trust fund (HTF) is an example of a
national best practice that Collier County currently has at its disposal but
does not use. More than 700 HTFs exist nationwide, and they are often a
critical element of a jurisdiction’s overall housing policy. One primary
benefit of these instruments is the fact that there is local control over the
allocation of the funds to match with the goals of the local jurisdiction.
By reinstating the Affordable Housing Trust Fund (Fund), all voluntary
donations or other revenue generated for affordable housing shall be
deposited into the Fund. The Fund shall be maintained in an interest-
bearing account and any interest derived from deposits in the Fund shall
follow and remain within the Fun. Monies in the Fund, including interest
and recaptured monies, shall be disbursed according to the eligible uses set
forth and as approved by the Board and administered by the Community
and Human Services Division.
Awards from the Fund shall be overseen by the Affordable Housing Advisory
Committee supported by the Community and Human Services staff. The
AHAC and staff will develop specific eligibility criteria and bring forth
projects for BCC approval. Additional members may be recommended to
join the AHAC to assure a balanced oversight committee.
Figure 14. Proposed Uses of Housing Trust Fund
Programs Developer Consumer
Down Payment Assistance X
Impact Fee Relief X X
Land Acquisition/Pre
Development Funding
X
Construction Loans X X
Community Land Trust –
land acquisition
X
Preserve existing
affordable housing supply
– For rehabilitating rental
or owner occupied
dwelling units
X X
Rental assistance X
Local contribution for tax
credit or SAIL applications
X
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Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 27
Priority scoring, or additional funds will be awarded to those projects that
are mixed income, in activity centers, or on major transit routes (in
particular on CAT routes). Additionally, 20% of all funds are set aside to
benefit seniors and/or persons with disabilities. A local funding source will
allow for projects to receive “layered subsidies”, or multiple levels of
assistance.
The above list is not exhaustive, and the county commission by resolution
may add or remove alternative affordable housing programs.
It is recommended that the County reinstate its Housing Trust Fund.
Stable Funding Sources
The subcommittee focused its efforts on a variety of tools and methods to
identify funding sources that are targeted to address Collier County
identified needs. This subcommittee’s recommendations include:
1. Collier County’s HTF should be sustainable and predictable, given the
long planning process involved in housing development. The county
should keep in mind that what can make an HTF challenging is finding
viable, stable, recurring revenue sources. Other jurisdictions have
funded their trust funds through sales taxes, real estate transfer taxes,
linkage fees as part of the zoning ordinance, mixed income housing in-
lieu fees, condominium conversion fees or demolition fees, and hotel
and motel taxes.
It is recommended to implement the following strategies to support the
need for future housing that is affordable, and to the extent possible,
address the existing backlog.
Figure 15. Recommended Funding Sources
Strategy Potential Revenue
Include as a priority for lobbyists on staff
or under contract with Collier County
that the legislature appropriate all the
Sadowski state and local housing trust
funds for Florida’s housing programs.
$2M Annually
Adopt a Linkage Fee for Non-Residential
uses
$1/SF = $2M/yr (based
on 2017 projection)
Adopt an in-lieu of fee or donation of
land in lieu of constructing required
workforce units under the mixed income
housing requirement
$200,000/unit = $2M/yr
est.
Sale proceeds from donated or surplus
land designated for affordable housing
Cannot assess
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 28
Develop philanthropy in the form of
cash or land donations
Cannot assess
Continue with Tax Increment Financing
(Bayshore CRA), and consider similar
structures for other CRA’s
TBD for a new CRA
Public/Private Partnerships Cannot assess
Community Foundation/ other non-
profits
Cannot assess
Increase Funding from the Sadowski Act Fund
One of the most highly recommended HTF funding sources is a real estate
documentary stamp tax. However, in Florida, with the Sadowski Act
Funding, this is already in use and not available for funding the local HTF.
Instead, these funds are awarded to each county in the form of State
Housing Initiatives Partnership (SHIP) funds based on an approved annual
allocation. It is common knowledge that in most years, the state legislature
does not fully allocate this funding, instead diverting some of it to meet
other needs.
The Local Housing Trust Fund already establishes a permanent source of
local funding for affordable housing in Collier County, and is the single most
effective source. However, legislation subjects this revenue to the
appropriations process, which allows funds collected to be “swept” out of
the trust fund and used for other purposes. For this reason, all of the
revenue collected for affordable housing is not used for affordable housing.
For example, of the $292.37 million in revenue available under a fully-
funded scenario, only $137 million will be used for affordable housing
programs. For Collier County, this means that of the $3.3 million allocation
if fully-funded, the County will only receive $1.4 million. This is a significant
shortfall in funding that otherwise would be and should be used to fund
affordable housing.
Therefore, to increase the ability to use this already established source, it
is recommend increasing advocacy for full appropriation of the Sadowski
Act trust funds.
Linkage Fees
Linkage fees “link” other forms of development with a community's needs
for affordable housing. Linkage fees are typically charged to developers and
then spent on affordable housing preservation or production through
existing housing programs. Linkage fee ordinances are one way to leverage
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 29
private markets to produce affordable housing, fund homeownership
programs, or preserve existing affordable rental housing.
Linkage fees help meet a housing need that may be produced when new
development occurs. For instance, the development of an office or retail
complex in an area will bring many employment opportunities to the area,
including minimum wage jobs that may not pay enough so that a household
can work and live in the same community – or even a nearby community
that is connected to the workplace by affordable transit. Linkage fees, most
often charged to developers on a square foot basis, can then supplement
an affordable housing funding program that targets certain areas.
Proposed Linkage Fee Ordinance – Non-Residential Only (see draft
ordinance in appendix for more detail)
(A) APPLICABILITY. All new non-residential construction occurring
within the unincorporated area of the County shall be subject to
the Linkage Fee in this ordinance at the time of issuance of a
Building Permit. This includes additions to and redevelopment of
existing properties, and the commercial and industrial portions of
planned unit and mixed-use developments. This excludes
churches, government buildings and educational institutions.
(B) LINKAGE FEE AMOUNT. All new commercial and industrial
construction occurring within the unincorporated area of the
County shall pay a Linkage Fee of $ 1 per square foot, and in
accordance with the following:
1. For phased developments, the Linkage Fee shall be computed only
for the square feet of development covered by the specific Building
Permit.
2. Any Person who, prior to the effective date of this ordinance,
agreed in writing as a condition of development approval to pay
fees related to the shortage of Affordable Housing shall be
responsible for the payment of such fees under the terms of such
agreement, and the payment of such fees by the Person will be
NON-RESIDENTIAL PERMITS Example
Linkage Fee Requirements/Revenue
YEAR Permitted
SqFt $0.50/ft $1.00/ft $3.00/ft
2014 667,850 333,925$ 667,850$ 2,003,550$
2015 1,647,162 823,581$ 1,647,162$ 4,941,486$
2016 731,456 365,728$ 731,456$ 2,194,368$
2017 (1/2yr)958,352 479,176$ 958,352$ 2,875,056$
2017 Projected 1,916,704 958,352$ 1,916,704$ 5,750,112$
2014-2017 (Projected) Total 4,963,172 2,481,586$ 4,963,172$ 14,889,516$
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 30
offset against any Linkage Fees otherwise due under this ordinance
at later stages of the development activity for which the fee was
paid.
Cities such as Jupiter, Winter Park and Coconut Creek have all implemented
linkage fees in Florida. Commercial and high-end market rate residential
development increase the need for employment of low wage workers who
will be in need of affordable housing within the community. For example, in
the San Francisco Bay area, one study shows that every high-tech job
produces 4 other jobs across all income levels, including lower income jobs
such as retail clerks and restaurant workers. A similar report shows that
manufacturing jobs in Florida produce 2.5 additional jobs. High-end market
rate residential development has a similar effect, in that residents of such
development often demand services such as lawn care, maids, pool
servicers and other lower-income jobs.
Linkage fees are upheld by both federal and state law1. The legal basis of
linkage fees is the two part Supreme Court test:
• The nexus between what the government wants the landowner to
do and a legitimate state interest. Nollan v. California Coastal
Comm’n, 483 U.S. 825 (1987); and
• The requirement on the private landowner must be related “in
nature and extent to the impact of the proposed development.”
Dolan v. City of Tigard, 512 U.S. 374
Linkage fees are generally charged on a per square foot basis. Rates in
Florida vary from less than $1 per square foot to upwards of $35 per square
foot. Linkage fees are set based on a balance between funding needed to
meet a locality’s affordable needs and ensuring development remains
financially feasible. A nexus study was completed for Collier County in 2006,
which supports reasonable linkage fees ranging from $0.72 per square foot
for residential to $43.46 per square foot for tourist properties. Fees are
usually paid upfront at permitting. However, some localities allow payments
to be made over time. Some also have allowable exceptions and exemptions
for smaller developments or certain types of development.
The basic steps to establish a linkage fee include:
• Nexus and Feasibility Studies – in accordance with Nollan and
Dolan, cities must first complete a nexus study to determine the
actual impact of new development of various types on demand for
affordable housing as well as the maximum feasible fees
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 31
development types can support in light of existing fees and other
factors.
• Implementation Plan – determine how the fees will be used, who
will administer the fees, timing and basis for adjustments to the
fees, and any alternatives offered for paying the fees (including
developers actually building the housing)
• Adoption – Draft and adopt the actual ordinance and regulations
for the fee. The ordinance and regulations should be reviewed
annually, and revised as economic conditions changed.
It is recommended that Collier County adopt a nominal linkage of $1 per
square foot of non-residential development (in line with other Florida
jurisdictions). It is also recommended that Collier County complete a
linkage fee nexus study to establish the legal basis for the fee.
Mixed Income In-lieu of fees
Such fees are generally established by one of two methods:
• Affordability Gap Method – This method sets the fee based in the
difference in purchase price or rent between market rate and what would
be affordable to the target income level for the mixed income housing
ordinance. For example, if the market or median home price is $400,000,
and the target affordable price is $200,000, then the in-lieu fee would be
$200,000 per housing unit required under the ordinance.
• Production Cost Method – This method sets the fee based on the
cost for the public to produce an affordable housing unit. For example, if it
costs the public $200,000 to produce a unit.
The method used is dependent upon the desired outcome. If the desire is
to encourage developers to build the affordable housing, then the fee
should be set high to serve a deterrent from utilizing the option. However,
if the goal is to raise funds to support other programs, then the fee should
be set lower so as not to deter utilization of the option. Other
considerations would be application of the in-lieu fee i.e. should it be the
same for each developer (should developers of homes costing in the
millions pay the same rate as developers of lower-priced homes), or should
it vary by location (should developers building in downtown or
redevelopment sites, where it costs more to produce units, pay the same
rate as developers in greenfield locations on the fringes).
We recommend use of the affordability gap method. The general policy
goal of mixed income housing is to encourage the production of affordable
housing within higher-income communities, so that the lower-income
households can live in the communities where they work. The higher fees
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 32
through the affordability gap method would tend to encourage production
on site. However, the in-lieu fees generated would provide the level of
funding needed to assist lower income buyers purchase homes or rent in
those higher-income communities.
(A) The mixed income requirements of the Mixed Income Housing
ordinance may be satisfied by paying a $200,000/unit fee in lieu of
developing the number of Units required. The fee for each unit is
based on the affordability gap method.
The total fee collected will be the per-unit fee for each unit type (for-
sale or rental) times the number of units required under the mixed
income housing ordinance.
1. The fees collected from these payments shall be deposited into
the County’s Affordable Housing Trust Fund.
2. The fee shall be paid prior to the issuance of the first building
permit for the residential development.
3. The method of determining the fee shall be reviewed periodically
as necessary to ensure that the purposes and intent of this
ordinance are met.
(B) The Mixed Income Housing requirements of this ordinance may be
satisfied by donating land within the County’s boundaries in
unincorporated areas in lieu of developing the number of mixed
income units required by the Mixed Income Housing ordinance. The
proposed land to be donated shall be subject to the determination by
the Board of County Commissioners that it is:
1. Suitable for development;
2. Equivalent in value to the applicable fee in lieu;
3. The value of the land shall be determined by one appraisal
commissioned by the County and paid for by the developer;
4. The value of the land to be donated may alternatively be
determined by relying on the purchase price of the land provided
it has been the subject of a purchase by a bona fide purchaser for
value within the past year;
5. The conveyance of the land to the County or Community Land
Trust selected to administer the Workforce Housing Program on
behalf of the County shall occur no later than at the time of
application for a building permit.
(C) In no case will any cash or land donations be returned to the developer,
once such transaction is completed.
It is recommended that Collier County accept Mixed Income Housing opt-
out fees in the amount of $200,000 for each required unit not produced
based on the “affordability gap” method.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 33
Sale proceeds from donated or surplus land designated for affordable
housing
In 2006, the Florida Legislature enacted Section 125.379, Florida Statutes,
wherein each county is tasked to triennially prepare an inventory list of all
real property within its jurisdiction to which the county holds fee simple title
that may be declared appropriate for use or sale for the benefit of
affordable housing. The Board of County Commissioners must review the
inventory list at a public hearing and revise it as they choose. Following the
public hearing, the governing body must adopt a resolution that includes an
inventory list of such property.
The Statute provides possible options for appropriate usage of this property
to benefit affordable housing. The property may be offered for sale and the
proceeds, above any amounts reimbursed to County funds, are available for
eligible uses. The land, or the proceeds from sale, may be used for one of
the following activities:
1. Purchase land for the development of affordable housing.
2. Increase the Housing Trust Fund earmarked for affordable housing.
3. Sell with the restriction that requires the purchaser to develop affordable
housing.
4. Donate to a nonprofit housing organization for construction of
permanent affordable housing.
5. Make the property available for use for the production and preservation
of permanent affordable housing.
It is also viable that land may be donated to the County for purposes of
housing that is affordable. If it is determined to sell that property, the
proceeds would be added to the HTF.
It is recommended that any residual sale proceeds from surplus property
also be added to the Housing Trust Fund.
Philanthropy in the form of cash or land donations
Collier County is an affluent community and consequently it is appropriate
to consider philanthropy as a revenue mechanism, be it in the form of cash
or land. Collier would accept cash donations into the HTF, and accept land
donations into the Community Land Trust for use as affordable housing, or
make donated lands available for sale, placing the proceeds into the HTF.
Collier would reserve the right to only accept lands that are unencumbered
and appropriate for use in whole or in part for housing that is affordable.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 34
Collier would need to develop appropriate legal mechanisms and a method
for creating documentation required by donors for tax purposes.
It is recommended that that any cash or land donations for housing that is
affordable be accepted by the county.
Continue with Tax Increment Financing (Bayshore CRA), and consider
similar structures for other CRA’s
The Bayshore/Gateway Redevelopment Agency (CRA) was created by the
Collier County Board of County Commissioners on March 14, 2000
by Resolution 2000-82. The total area comprises approximately 1,800 acres
with a wide range of residential and commercial properties. Funding for the
CRA comes from Tax Increment Finance (TIF). TIF is a portion of the property
taxes generated above what was received by the County prior to the CRA
being established and does not result in any additional tax to the
resident. Bayshore/Gateway Redevelopment Plan was approved on June
13, 2000 by Resolution 2000-181 to address deteriorating physical and
economic conditions then prevailing within Bayshore/Gateway Triangle
area. This approach for raising revenue for housing that is affordable could
use with other CRA’s.
It is recommended that the County continue using CRA funds to correct
deteriorating physical and economic conditions, including housing
affordability issues.
Backlog
There exists not only the need for future development of housing that is
affordable, but also a need to alleviate an existing backlog of demand. Local
property tax revenue can be used as a permanent source of funding for
affordable housing. In most cases nationwide, property tax revenue for
affordable housing is raised by an affordable housing levy. A successful
example is the Seattle Affordable Housing Levy, which has raised over $388
million since its first approval in 1981. The most recent re-approval in 2016,
which was approved by 68% of the vote, stands to raise as much as $290
million over the next seven years. However, levies are an additional tax
subject to renewal by voters.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 35
Figure 16. Additional Revenue Sources
Strategy Potential
Revenue
Include use of funds for affordable housing with
potential Conservation Collier referendum/program
Undetermined
Establish a certain percentage or dollar amount from ad
valorem taxes gets allocated to a Housing Trust Fund
annually.
Undetermined
It is recommended that, if the Board of County Commissioners desires to
make a more profound impact on the back-log of housing affordability
issues, to move forward with one or both of the funding sources identified
in Figure 16 above. These sources would serve to spread the response to
housing affordability throughout the County, and not only on new
development.
Community Land Trust and Public Lands
This Subcommittee recommends specific publicly owned properties to
pursue for housing development and the creation of a Community Land
Trust (CLT).
1. Establish a dedicated land trust administered by a non-profit
entity (public-private partnership)
A. Accept donations of land in-lieu of the Mixed Income
Housing requirement.
B. Hold land in perpetuity (99 yr land lease) for the
development and preservation of affordable housing stock.
C. Acquire land using in-lieu of fees or other stable funding
sources (See attached Community Land Trust information
in the Appendix)
D. Provide initial funding in the amount of $100,000 for
establishment and development of a new Community Land
Trust in Collier County.
2. Identify sources of land and process for incorporating parcels into
the land trust
3. It is recommended that the BCC continue its current public policy
whereby any property considered surplus land (without a
designated use or which the designated use is no longer needed)
must first be offered to any public entity for a use that is a public
benefit. If there is more than one entity interested, the County
evaluates and weights the level of importance and need of the
agencies and allocates the land to the highest and greatest uses.
If there are no interested parties, the parcel is sold through open
bidding or included in a RFP for development.
Using a
community
land trust (CLT)
is a way to stop
losing ground
both
figuratively and
literally.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 36
4. It is recommended that the BCC adopt a new public policy that
places priority on affordable housing in all future public land
acquisitions and encourages the co-location of housing and public
facilities.
Community Land Trusts for Collier County
Under traditional homeownership subsidy programs, the subsidized home
can be sold at the market appreciated sales price, with recapture of the
original subsidy upon resale. Because of market appreciation, the
recaptured subsidy is wholly inadequate for the local government to get
another family into homeownership. The local government or other subsidy
provider must then expend an even greater amount of subsidy to provide a
homeownership opportunity to the next homebuyer. It is this massive drain
on already depleted public resources which is driving local governments to
increasingly explore the community land trust option.
Using a community land trust (CLT) is a way to stop losing ground both
figuratively and literally. The nonprofit CLT retains ownership of the land to
remove this subsidized housing from the speculative market so that the
homes remain permanently affordable. The CLT approach results in
permanent nonprofit ownership of the land, which is leased to lower-
income households, who receive assistance to buy homes developed on the
CLT land. The CLT transfers title of the house to an income qualified
buyer but retains title of the underlying land. By excluding the price of
the land (which in some parts of Florida, dwarfs the costs of the
improvements), and arranging additional subsidies (such as SHIP) to
assist the buyer’s purchase of the house, the overall purchase price is
made affordable and the monthly mortgage PITI payments are often
more affordable than renting. CLTs also provide an excellent source of
rental housing, often time in single family homes, which are attractive
to families with children or elderly parents.
In return for the significant subsidies required to develop this affordable
homeownership opportunity, the CLT imposes resale restrictions on the
improvements through the 99-year ground lease, which ensures that the
property will remain affordable in perpetuity. The owner of a CLT home
is required to sell to a similarly qualified buyer at a restricted price,
determined by a resale formula found in the ground lease. The typical
ground lease mandates a resale price based on the homeowner’s down
payment, plus the sum of principal payments made on the mortgage,
and limits appreciation to one quarter of what appreciation would have
been for the property if owned in fee simple. By dramatically limiting
appreciation, CLT homes remain affordable to new homebuyers without
the need for significant additional subsidies.
Using a
community
land trust (CLT)
is a way to stop
losing ground
both
figuratively
and literally.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 37
Governance and Operations
The typical community land trust board is made up of three groups in equal
representation:
• Resident members – CLT homeowners
• General members – residents of the community that do not own
CLT homes
• Public members – those who represent the public interest).
Public members can include elected officials, municipal staff,
and/or representatives from other local nonprofits.
Boards range in size from less than 10 to over 20. The size and makeup of
the Board will depend upon the specific goals of the land trust and the
makeup of the community. The size and election process of the Board will
be included in the Bylaws.
In most cases, CLTs operate as independent organizations. In the early
stage, staff may be comprised completely of volunteers. However,
eventually paid staff will be needed to carry out the day-to-day functions of
the CLT and implement the direction of the Board. Most nonprofit
organizations start with either an Executive Director or Administrator.
Starting with an Executive Director is to look for someone with long-term
managerial skills or the potential to develop them. Starting with an
Administrator usually calls for someone with more limited yet important
organizational skills to carry on certain tasks and responsibilities for the
short term until an Executive Director can be hired. Ultimately, a basic staff
should include at least 3 individuals: an Executive Director to provide overall
leadership and represent the organization in the community (including
elected officials, other nonprofits, realtors, lenders, etc.), a
Counselor/Educator who works directly with homebuyers and/or renters,
and an Administrative Assistant to support the entire operation.
Community Land Trusts in Florida
Community land trusts began to emerge in Florida in the early 2000s in
response to the housing boom and rapid rise in purchase prices at that time.
There is no enabling legislation required for community land trusts. They
are Florida nonprofit organizations, usually with section 501(c)(3) IRS tax
exemption approval. However, community land trusts should employ the
assistance of attorneys experienced in corporate and real estate law for
both start up and operations.
Current Status
Community land trusts are now well-established in Florida. The table
below summarizes the current state of several of the state’s community
land trusts:
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 38
Figure 17.
Community Land
Trust Name:
South Florida
Community
Land Trust
Neighborhood
Renaissance,
Inc.
Community
Land Trust of
Palm Beach
County, Inc.
Year Founded 2006 2005 2006
Geographic Area
served
Broward and
Miami-Dade
Counties
West Palm
Beach
Palm Beach
County
Number of Staff 4 6 2
Number of
Ownership Units
8 13 29
Number of
Rental Units
55 80 82
Anticipated
Growth over
next two years
(through 2019)
At least 6
additional
homeownership
units
36 rental and
25
homeownership
(deed restricted
per local
government
program)
32
ownership
units
Commercial
property
ownership and
plans
None owned at
this time, but
considering co-
working or
office space for
non-profits
None within the
land trust
Owns a small
commercial
space within
a rental
community
Annual budgets for these CLTs range from around $800,000 to $1.6 million.
Funding sources include local government grants (HOME funds), foundation
grants, ground lease fees, bank grants and lines of credit, membership fees
and other charitable donations. It should be noted that of the three CLTs in
the chart above, only one offers membership to the community and collects
membership fees.
With the resurgence of the housing market, the second wave of CLTs is
developing in various communities throughout the state. Some
communities are looking at regional community land trusts. The South
Florida Community Land Trust stands to serve as the model for a regional
CLT, with its expansion from Broward into Miami-Dade County. Also, the
South Florida Community Land Trust Network serves as a model for regional
CLT consortiums, as member organizations throughout south Florida are
able to leverage resources to grow their individual footprints, expecting to
reach a combined 374 units by the end of 2017.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 39
Recommendations for Collier County
1. A Community Land Trust in Collier County should be established to
manage a proposed Mixed Income Housing Program established by
ordinance, which includes mixed income and linkage fee requirements.
2. All donations of land in-lieu under the program would go to the
Community Land Trust to hold in perpetuity for the development and
preservation of a stock of housing that is affordable.
3. The Community Land Trust would also be responsible for monitoring
compliance with the Mixed Income Housing Program ordinance,
particularly adherence to restrictive covenants that require sale or lease
of properties to income-eligible households at affordable prices.
4. Additionally, the County may decide to deed any surplus land suitable
for affordable housing development to the Community Land Trust.
5. It is further recommended that the municipalities of the City of Naples
and the City of Marco Island be encourage to adopt similar initiatives or
contribute themselves to the Community Land Trust.
Public Lands Review
Numerous meetings have been conducted at both staff and committee
levels to review publicly owned lands where housing might be developed or
co-located with government uses. The initial list of thousands of properties
was reviewed and analyzed with these top four (4) properties being
recommended for housing development through a Request for Proposal
(RFP) process.
A. Bayshore CRA 17+ acre parcel is currently out for development proposals.
Proposals are due by August 31, 2017. A Selection committee & CRA Board
will review and make recommendations to the Board.
B. Bembridge PUD - Public Utilities has performed a feasibility study to
relocate MPS 313 from Countryside to the 5 acre Bembridge site. Public
Utilities has the funds to reimburse Impact Fees for the parcel. Countryside
was the original proposed site for MPS 313 expansion but the residents
were opposed so the Bembridge site was offered as an alternative. Impact
fee funds would need to be paid to acquire the parcel for housing.
C. Randall Curve parcel is over 47 acres and was deeded to the County for use
as a public park and has a Statutory Deed. With the development of a
regional park in the area this site is not needed for a park.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 40
D. Grey Oaks/Livingston Road parcel is 21 acres along the west side of
Livingston Road and a part of the Grey Oaks PUD. The 21 acres owned by
the County would need to be removed from the Grey Oaks PUD to be
developed for housing.
It is recommended that RFPs be developed for the construction of housing
that is affordable on parcels B, C, & D above.
Transportation Enhancements
Transportation to and from employment centers in Collier, or outlying
communities, puts a strain on the existing infrastructure based on the jobs-
housing imbalance that exists in Southwest Florida.
Currently, the average headway (the average interval of time between
buses pausing at a given stop on a route) in Collier County is 1.5 hours, with
the shortest headway at 45 minutes. For transit riders dependent on a bus
service to get to work or to other services, the infrequency of the service
can make transportation and access an increased difficulty. For riders who
might have multiple stops or transfers, those headways can change what
would be a short car ride into an all-morning or all evening commute.
If directed effectively, however, the transit service can be an extraordinary
asset for the Collier County workforce, potentially reducing the group’s
commute and car ownership costs. According to the Federal Highway
Administration (FHWA), the average American family spends 19 percent of
its household budget on transportation.
For families that are in transit-efficient locations, this cost decreases to 9
percent; for those in auto-dependent communities, it increases to 25
percent. Thus, transportation costs can directly add or subtract substantial
funds from families’ household budgets, thereby increasing cost burdens or
providing more flexibility in household budgets.
Recommendation #1: Integrate Bus Routes with Affordable Housing
Locations
1. Activity: Identify transportation corridors for multi-family
development.
2. Activity: Implement park-and-ride systems.
3. Activity: Explore bus rapid transit and express service lines
According to the Collier County MPO’s 2014 Pedestrian and Bicycle Safety
Study—a complementary report to the 2012 Comprehensive Pathways
Plan—a survey of 478 respondents resulted in 62 percent reporting that
they had felt “threatened for personal safety during bicycling or walking
“…the workforce
of Collier County
needs a range of
transportation
options that align
with and support
a range of
housing choices
in a variety of
areas.” –ULI
Panel Report
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 41
trips.” For Collier County to reduce transportation road costs, effectively
move the workforce across the community, and create healthy avenues for
residents to engage in civic activities, this number must be mitigated and
the recommendations of both studies should be advanced. The
Comprehensive Pathways Plan is being updated, with completion
anticipated in mid-2018. The draft recommends aligning new pathways
construction (bicycle and pedestrian facilities) with transit routes, stops and
transfer centers and identifies bicycle/pedestrian Safety Focus Areas based
on crash statistics. Steps toward enhancing the use of transit, bicycling, and
walking for at least a portion of daily trips should be encouraged.
Recommendation #2: Enhance Bike Lane and Pedestrian Systems
1. Activity: Implement the Comprehensive Pathways Plan for the
county
2. Activity: Enhance safety focusing on pedestrian and cyclist and
vulnerable road users.
With smart phone apps and online connectivity, fantastic and successful
tools for ride sharing are available that can be conveniently and affordably
accessed. The county should explore promoting such resources and working
with nonprofits to promote convenient ride-sharing options for populations
living in more suburban or remote areas, like the Estates, Ave Maria, or
Immokalee. The New Orleans Regional Planning Commission sponsors one
such rideshare platform, the New Orleans GreenRide, which uses a social
media platform to connect riders and carpoolers.
Recommendation #3: Ride Sharing Options for Enhanced Mobility
1. Activity: Create Ride-Sharing Option
Collier Area Transit (CAT) is serving an increasingly vital need in the county
as workforce demands intensify and traffic concerns grow. However, if the
service is going to be able to keep up with the demands already placed on
it, a critical element is that the service has a sustainable source of revenue
it can leverage and depend on. Given the expenses of highways ($4.6 million
per lane mile), prioritizing proactive investments in transit today could save
the county significant funds in the future. In addition, given the growing bike
and pedestrian needs of the county and the multitude of community
benefits that those amenities provide, a revenue source should also be
identified and provided for such additional capacity
Recommendation #4: Revenue for Transit and Alternative Mobility
1. Activity: Establish Sustainable, Secure Revenue for Transit and
Alternative Mobility.
2. Activity: Implement a Recurring Revenue Source (i.e.: Mobility Fee;
MSTU; etc.)
3. Activity: Establish uniform standards to apply impact of
development on Transit;
“Providing a more
integrated network of
mobility not only
provides workforce
access but also provides
access to healthier
lifestyles. In addition,
with estimated road
costs averaging 4.6
million per lane-mile,
identifying proactive
approaches that will
reduce congestion and
stress on roadways will
save the county
significant funds in the
future.”
- ULI Panel Report (pg 29)
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 42
Transit and other forms of alternative transportation are critical for many
renters. Renters are more likely than other households to depend on
transportation modes other than their own cars to reach work, shopping,
and other activities. This is particularly true for seniors, the disabled and
those with low incomes. Seven percent of Florida households have no
vehicle at home. However, this number increases to 14 percent for renters
and to 18 percent for renters with incomes between 30 and 60 percent of
AMI. The share of no-vehicle households continues to increase for extremely
low income renters, especially older households, until a majority of ELI
(Extremely Low Income) renters over age 75 have no access to a vehicle at
home.
As Collier County’s population continues to age there will be an increased
need for affordable rental housing with access to transit, paratransit, and
other forms of alternative transportation.
Communication and Outreach/Engagement
The Communication and Engagement subcommittee has made
recommendations to help educate the community on the need for and
importance of housing that is affordable to a wide range of individuals and
families that live and work in Collier County.
Their recommendations are:
1. Create an online, near-real-time updated Current Inventory of
Affordable Housing Availability (purchase and rental) along with
links to Information & Resources, outlining all available programs.
2. Recommend the County create an easy to find, one click “housing-
focused” website briefly explaining and connecting currently
available housing resources. Recommend that if the
Commissioners don’t want to add staff that they contract with a 3rd
party to keep up the website and provide a “human element”
(“Housing Resource Specialist”) that focuses every day on helping
citizens find housing solutions and opportunities.
A. Develop & release an RFP (late fall 2017) for an agency to
provide both a custom website and staffing to support the
Housing One-Stop. The website development alone with the
associated algorithms could cost close to $80,000, plus
associated staff costs.
B. Provide initial funding of $100,000 for development and
nonprofit management
3. Develop a Marketing, PR & Communications Plan to continue to
educate the community on who needs housing and is having
Affordable
housing is an
essential part of
every
community’s
infrastructure. It
is one of the
cornerstones to
creating a
healthy, vibrant
and sustainable
community.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 43
trouble finding it; why do we need to address the situation; and
what’s the impact of no action; and keep the public aware of efforts
and impact.
A. Educate residents and “change the narrative” to present
affordable housing as a necessity and a shared public
responsibility
B. Create PSA’s, short videos and social media and other vehicles
to continually educate the public on housing affordability
issues. Show images of a nurse, teacher, bank manager,
sheriff’s deputy, mid-level managers, etc. and explain that we
need them, and they need housing that’s affordable. Images
of the elderly and other working citizens. Have Dr. Weiss
(nurses & healthcare), Dr. Patton (teachers) and Sheriff
Rambosk (sheriff’s deputies) make brief video statements on
how housing challenges are beginning to impact their ability
to recruit and keep staff, and that when those staff live
outside our community, we lose their spending and their
potential off-work contributions in our neighborhoods (coach,
volunteer, youth leader, etc.).
C. A marketing campaign involving surveying for baseline
understanding, executing a marketing plan to raise awareness
and understanding, and then post-marketing surveying to
determine if we’ve moved the needle. The goal is to inform &
encourage more citizens to feel more inclined to support such
housing (Can I Be Your Neighbor? Yes in My Back Yard
campaigns), and realize the benefit of being able to provide
housing for a range of workforce needs that impact their
lives and build community
D. Begin a campaign to clarify what we mean by “affordable
housing” and “workforce housing” – using both short videos
and social media to define the issue and who it impacts. This
effort could have a County component explaining the issue
(not campaigning, but explaining), and a business component
that would engage the private sector – for instance, engage
the Chamber’s GAIN and Leadership Collier classes and alumni
as the “face of workforce housing,” demonstrating the quality
of our workforce members (who currently often can’t afford
to live in Collier County).
E. Plus, we need to show what 16-30 housing units per acre
looks like, in terms of apartments, townhouses and homes.
This seems to be a constant sticking point. Also, we learned
how there will need to be more caregivers (the federal
minimums are increasing) to take care of our aging (and
increasingly income-constrained) population, yet we have a
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 44
shortage of housing that would be affordable to caregiver
staff. Can we assume they will live outside of Collier County
and commute each day in large enough numbers to meet the
demand?
4. Also consider solutions that don’t involve construction. For
example, Hillsborough County offers assistance with down
payments. Plus, some resort communities include connections to
VRBO properties as an access to transitional housing that’s
affordable (an owner may be willing to do a 1 year rental, at an
overall lower price than the seasonal rate, but making the same
amount of money as a 6-month rental). Anything that could be
done to provide more awareness of properties that are already in
existence.
There is a need to continue to communicate the need for more rental
apartment availability…it appears that point can’t be stressed enough,
particularly with millennial workforce.
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 45
Closing the Gap
In an effort to address the housing affordability crisis in Collier County, local
government and the business community must partner to quickly
implement some short term, medium, and long term initiatives. To
paraphrase the ULI, now is the time for action. The future sustainability,
livability, vibrancy, and quality of life of our community is at stake.
The following table demonstrates how this plan addresses the current and
future need for housing that is affordable for our workforce and low-income
seniors and special needs populations.
Figure 18.
I
mplementation Plan/Schedule
The Community Housing Plan recommendations to be undertaken are:
Immediate Action
• Approve the Community Housing Plan
• Adopt New Definition of Affordable Housing – Housing
Affordability
• Adopt new Housing Demand Methodology
• Adopt Mixed Income Housing Ordinance
• Adopt Linkage Fee Ordinance and commission a nexus study
• Amend the Affordable Housing Density Bonus (AHDB) program
• Reinstate the Housing Trust Fund and identify funding sources
• Advocate for full funding of the Sadowski Housing Trust Fund
Short Term (1-3 Years)
• Partner with a local nonprofit organization on the creation of a
Community Land Trust and provide financial assistance of
$100,000 for the first two years.
• Create a concurrent zoning review/approval process to reduce
the cost of affordable housing construction and expedite new
housing
Units to be Produced by Strategy
Tenure Target Household
Income Level Rent/Purchase price Remaining
Units Needed
Increased
Density
Increased
Certainty
Housing
Trust Fund
with Linkage
Fee
($50k/unit)
Mixed Income
Housing (15% of
Approvals)
Land Trust
(est 20ac.)
Grant
Funding
($50k/unit)
TOTAL
Projected
Units
Produced
Rental Extremely Low Less than 30%$471 536 4 0 3 5 15 20 47
Rental Very Low 31%-50%$785 550 50 50 20 10 40 40 210
Owner/Rental Low 51%-80%$1256/$115,000 555 75 75 20 55 45 20 290
Owner Moderate 81%-120%$200,000 57 100 150 5 55 20 10 340
Owner Gap 121%- 140%$250,000 n/a 50 271 2 55 0 0 378
Total 1,698 279 546 50 180 120 90 1265
Collier County Community Housing Plan-DRAFT#2 8/21/17 - Page 46
• Prepare a Request for Proposal (RFP) making County owned
sites available for housing development.
• Develop a marketing & communications plan and expand
educational programs including household budgeting
• Update the Land Development Code to include new housing
programs and definitions
• Update the inventory of affordable housing units regularly
• Fund the Housing Trust Fund (HTF) through local initiatives
• Develop guidelines to require mixed income residential housing
in activity centers
• Adopt public policies regarding use of County owned land
• Provide administrative approvals of certain affordable housing
applications
• Provide an increase in density in the Community Redevelopment
Agency (CRA) areas and along transit corridors
• Implement an Impact Fee Discount program
• Continuously review and monitor the LDC and Growth
Management Plan to update and ensure the goal of increasing
housing affordability is being met
• Develop an administrative process for commercial to residential
conversions
• Build Developer Capacity
• Build Housing Development Corporation Capacity
Long Term (4-10 years)
• Continue to conduct an annual review of the Housing Trust Fund
(HTF) and report on expenditures and accomplishments
• Review and adjust the mixed income housing, Linkage Fee, and
Density Bonus programs as needed to balance the needs of
residents, developers and the current market
• Continue to monitor all housing initiatives to ensure that the
goal of increased housing affordability is being met
• Continuously review and monitor all affordable housing
incentive programs to ensure they are on track and meeting
goals
• Continuously review and monitor the affordable housing
inventory, marketing & communications plan, and other
educational tools and programs to ensure the goal are being
met