AHAC Agenda 06/04/20181
COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
AGENDA Affordable Housing Advisory Committee (AHAC) 5th Floor Meeting Room – Building F
June 4, 2018
8:00 A.M. AHAC COMMITTEE MEMBERS
Steve Hruby, AHAC Chairman
Taylor McLaughlin, Vice-Chair
John Cowan, AHAC Member
Denise Murphy, AHAC Member
Mary Walller, AHAC Member
Scott Kish, AHAC Member
Joseph Schmitt, AHAC Member
Litha Berger, AHAC Member
Dr. Carlos Portu, AHAC Member
Christina Apostolidis, AHAC Member
Sheryl Soukup, AHAC Member COLLIER COUNTY STAFF
Kim Grant, Director, Community and Human Services
Cormac Giblin, Housing and Grant Development Manager
Susan Golden, Sr. Housing and Grants Coordinator, CHS
Hilary Halford, Sr. Housing and Grants Coordinator, CHS
Barbetta Hutchinson, Operations Coordinator, CHS
Jason Rummer, Operations Analyst, CHS NOTICE: ALL PERSONS WISHING TO SPEAK ON ANY AGENDA ITEM MUST REGISTER PRIOR TO SPEAKING. ALL REGISTERED SPEAKERS WILL RECEIVE UP TO THREE (3) MINUTES UNLESS THE TIME IS ADJUSTED BY THE CHAIRMAN. DURING COMMITTEE DISCUSSION, COMMITTEE MEMBERS MAY ASK DIRECT QUESTIONS TO INDIVIDUALS. PLEASE WAIT TO BE RECOGNIZED BY THE CHAIRMAN AND STATE YOUR NAME AND AFFILIATION FOR THE RECORD BEFORE COMMENTING. IF YOU ARE A PERSON WITH A DISABILITY WHO NEEDS ACCOMMODATION IN ORDER TO PARTICIPATE IN THIS MEETING, YOU ARE ENTITLED, AT NO COST TO YOU, THE PROVISION OF CERTAIN ASSISTANCE. PLEASE CONTACT THE COLLIER COUNTY FACILITIES MANAGEMENT DEPARTMENT. ASSISTED LISTENING DEVICES FOR THE HEARING IMPAIRED ARE AVAILABLE IN THE COUNTY COMMISSIONER’S OFFICE.
1. CALL TO ORDER & PLEDGE OF ALLEGIANCE
2. ROLL CALL OF COMMITTEE MEMBERS AND STAFF
3. APROVAL OF AGENDA AND MINUTES a. Approval of today’s agenda b. Approval of 5-7-18 AHAC Regular meeting minutes
4. INFORMATIONAL ITEMS a. Review 1st Quarter 2018 Wells Fargo Housing Opportunity Index b. Update on Housing that is Affordable on County-Owned Properties
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Packet Pg. 11 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory Committee - June 4, 2018)
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5. PUBLIC COMMENT
a. Persons wishing to speak must register prior to speaking. All registered speakers will receive up to three (3) minutes unless the time is adjusted by the Chairman.
6. DISCUSSION ITEMS AND PRESENTATIONS a. Update on Housing Plan Implementation: Phase Three Items – set for 6/26/18 BCC Mtg
7. STAFF AND COMMITTEE GENERAL COMMUNICATIONS
8. ADJOURN
NEXT AHAC MEETING DATE: July 2, 2018, 8:00AM
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Packet Pg. 12 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory Committee - June 4, 2018)
MINUTES OF THE COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
May 7, 2018
8:00 A.M.
Naples, Florida
LET IT BE REMEMBERED that the Collier County Affordable Housing Advisory Committee met on this date at 8:00
A.M. in a WORKING SESSION at 3299 Tamiami Trail East, Building F, 3rd, Board Room, Naples, Florida, with the
following Members present:
Present: Sheryl Soukup
John Cowan
Mary Waller
Litha Berger
Carlos Portu (arrived late)
Christina Apostolidis
Scott Kish
Denise Murphy
Excused: Steve Hruby, Chair
Taylor McLaughlin, Vice-Chair
Joseph Schmitt
ALSO PRESENT: Kim Grant – Director, Community and Human Services
Cormac Giblin – Housing & Grants Development Manager
Jason Rummer – Operations Analyst – Public Services
Hilary Halford, Sr. Grants Coordinator - CHS
Barbetta Hutchinson - CHS
OTHERS PRESENT: Sally Snyder; Patricia Young, George Danz; Barbara Melvin, FFIB; Gabriela Molina, Clerk of
Courts; Jackie Mortman; Ellen Penufold; Suzanne Obchell; Commissioner Taylor and 1 illegible signature
1. CALL TO ORDER
In absence of the Chair and Vice-Chair, the group appointed Carlos Portu to Chair the meeting. He called the
meeting to order at 8:04 A.M. and read the procedures to be observed during the meeting. He led in the
Pledge of Allegiance.
2. ROLL CALL – COMMITTEE MEMBERS AND STAFF
Seven members were in attendance; therefore, a quorum was established.
3. APPROVAL OF AGENDA AND MINUTE
a. A motion was made to approve the agenda by Mary Waller and was seconded by Litha Berger. The
motion passed by a vote of 7-0.
b. John Cowan made a motion to approve the minutes from the meeting of April 2, 2018, and Denise
Murphy seconded. The motion passed by a vote of 7-0.
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Packet Pg. 13 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory Committee - June 4, 2018)
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4. INFORMATIONAL ITEMS
a. Cormac told the group that work on the triennial housing incentive review is coming up. They will
use the information and research that was done for the community housing plan to complete the
report.
b. Four members have terms expiring on October 1, 2018 – Scott Kish, Joe Schmitt, Denise Murphy and
Taylor McLaughlin. Cormac asked the members to submit their applications to Wanda Rodriguez in
the County Attorney’s Office as soon as possible.
c. Cormac reviewed the new income limits for 2018. This includes the largest one-year shift in as long
as we can remember. He will contact Taylor McLaughlin to ask her to revisit the affordability
calculations.
5. PUBLIC COMMENT
THERE WERE NO GENERAL COMMENTS AND COMMENTS WERE ACCEPTED BY THE PUBLIC DURING DISCUSSION OF EACH ITEM.
6. DISCUSSION ITEMS AND PRESENTATIONS
a. Housing Plan Update on Phase II – results from the BCC meeting
Cormac Giblin gave an overview of the Housing Plan Implementation Phase 2 items that were
brought to the Board of County Commissioners on April 24, 2018. The Board approved all items
except funding a study to explore a possible linkage fee amount.
b. Update on the Community Housing Plan
Cormac Giblin gave an overview of the overall CHP and BCC actions to date. He told the group
that 61.4% of the population make less than $33,250 per year and that rental rates have risen by
29% in the past 2 years, making finding a rental property that is affordable very difficult. He
reiterated that the definition of affordable housing is that not more than 30% of the gross
income should be spent on housing. He said that we need affordable housing everywhere – in all
districts and that 1,665 units are needed annually to keep up with growth and demand.
Public Speaker Suzanne Obchell stated her objection to affordable housing being built on either
of the suggested sites in East or South Naples – Bembridge or Manatee Park. She suggested we
relook at the list of school properties to find another site.
Public Speaker Pat Young also spoke against building affordable housing in East Naples. She
suggested we look at school populations and change our focus to the children and away from the
teachers.
Carlos Portu said he is concerned about neighborhood issues if we continue to build more
affordable homes in the same areas.
Commissioner Taylor said that we must take inclusionary zoning into account. She said we
should look at the mixed income housing ordinance. She suggested that we have a talk with the
Superintendent of Schools to ask questions about the schools as she feels they are improving.
Sheryl Soukup said she was concerned about the linkage fee denial by the Commissioners leaving
affordable housing with no funding.
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Packet Pg. 14 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory Committee - June 4, 2018)
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Kim Grant suggested that the group keep focus on their priorities to setting the policies. She
said the objective from a staff perspective is to forward the goals of the BCC. Staff has spoken to
builders and not gotten much feedback on the specifics of the policy recommendations. If there
is a real-life barrier we would love to know what it is. If the programs that are suggested won’t
work – why not?
c. Update on Public Meetings regarding the Manatee site. A presentation was provided by
Cormac Giblin. Highlights: The Housing stakeholder group identified 16 parcels, then narrowed
it down to 9, then to 2. Both the Bembridge site and the Manatee site were recommended to
the BCC as suitable for housing. The Manatee site is much larger and has the potential for a
greater number of homes. Since our last meeting, there have been 8 public meetings regarding
these 2 sites. Please remember that the BCC has put this subject on hold until later this year, and
nothing specific has been planned or proposed at this point.
Public Speaker George Danz said that he attended 4 or 5 of these forums and there has been a
lot of discussion regarding housing. Maybe we should be building towards Lee County since
that’s where the jobs are.
Public Speaker Pat Young said that we should eliminate all park land as a potential housing site.
There has been an issue in the past regarding putting cultural items on public park land.
Carlos Portu passed out marked up copies of slides that Cormac had presented at the meeting
and went through them adding comments and questions. He asked questions regarding what
criteria was used to determine “excellent” in relation to the county owned locations and exactly
where the statistics came from that were used on the reports. He motioned that the committee
send a recommendation to the BCC in opposition to using the Bembridge and Manatee parcels
for affordable housing; motion failed for lack of second. Mary Waller motioned that we should
table this discussion until the future when the chair and vice-chair are present. John Cowan
seconded her motion and the group voted 7-0.
7. ADJOURN
a. There being no further business for the good of the County, the meeting was adjourned at
approximately 10:15 a.m. after being motioned by John Cowan, seconded by Mary Waller and having
a final vote of 7-0.
NEXT MEETING: JUNE 4, 2018 AT 8:00 A.M.
Location: 5th Floor Training Room, Administration (Building F) located at 3299 Tamiami Trail East.
COLLIER COUNTY AFFORDABLE HOUSING ADVISORY
COMMITTEE
_________________________________
Stephen Hruby, Chairman
The foregoing Minutes were approved by Committee Chair on ______________________, 2018, “as submitted” [__]
OR “as amended” [__].
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Packet Pg. 15 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory Committee - June 4, 2018)
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1.A.2Packet Pg. 20Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory Committee - June 4, 2018)
1.A.2Packet Pg. 21Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory Committee - June 4, 2018)
$265K
$340K
$62.9K
48.951.0
0
50
100
150
200
250
300
350
400
Q4_14Q1_15Q2_15Q3_15Q4_15Q1_16Q2_16Q3_16Q4_16Q1_17Q2_17Q3_17Q4_17Q1_18Area Median Home
Price
Housing Opportunity
Index
Area Median Income
IN THE PAST
3.5 YEARS -
* HOME PRICES
INCREASED (Does
not include HOA fees)
28.3%
(Home prices Q2/Q3,
down from $335k)
* MEDIAN
INCOME INC. -
INCREASED
19.2%
*AFFORDABILITY
(HOI) DECREASED
-4.1% (better
than Q4, 17')
NAPLES/MARCO
HOI (Housing
Opportunity Index)
is the share of
housing sold that
would be affordable
to a family earning
median income
based on mortgage
underwriting
criteria (30% of
gross income is
spent on housing
with 10% down
payment).
National Assoc. of
Home Builders
(NAHB) and Wells
Fargo (Q1,2018)
$75.0K
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Packet Pg. 22 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory Committee -
Q1_18
Naples-Immokalee-Marco Island, FL
Median Price 340
Housing Opportunity Index 48.9
Median Income 75
Cape Coral-Fort Myers, FL
Median Price 220
Housing Opportunity Index 63.9
Median Income 63.7
Miami-Miami Beach-Kendall, FL
Median Price 276
Housing Opportunity Index 37.3
Median Income 54.8
NATIONAL
Median Price 252
Housing Opportunity Index 61.6
Median Income 71.9
0
50
100
150
200
250
300
350
400
Q1_18 Naples-Immokalee-Marco Island, FL
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Packet Pg. 23 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory Committee -
FLORIDA NONAGRICULTURAL EMPLOYMENT- APRIL 2018
Not Seasonally Adjusted
Naples-Immokalee-Marco Island MSA
Total Nonagricultural Employment 145,700
Goods Producing 19,900
Mining, Logging, and Construction 16,100
Manufacturing 3,800
Service Producing 125,800
Trade, Transportation, and Utilities 26,300
Wholesale Trade 4,000
Retail Trade 20,600
Transportation, Warehousing, and Utilities 1,800
Information 1,400
Financial Activities 8,400
Professional and Business Services 16,400
Education and Health Services 21,600
Leisure and Hospitality 29,400
Other Services 8,300
Total Government 14,000
Federal Government 700
State Government 800
Local Government 12,500
0
20,000
40,000
60,000
80,000
100,000
120,000
140,000
160,000
Naples-Immokalee-Marco Island MSA Apr-18
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Packet Pg. 24 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory Committee -
Average Hourly Wage - not seasonally adjusted
AREA INDUSTRY Jan-18 Feb-18 Mar-18 Apr-18
Statewide Total Private $24.38 $24.42 $24.40 $24.73
Cape Coral-Ft Myers MSA Total Private $22.75 $22.89 $23.07 $23.13
Naples-Immokalee-Marco Island MSA Total Private $25.70 $24.90 $25.58 $25.54
With a wage of $25.54 per hour, the annual gross amount earned is $53,123 or 71% of AMI ($75K)
All Employee Average Weekly Earnings - not seasonally adjusted
AREA INDUSTRY Jan-18 Feb-18 Mar-18 Apr-18
Statewide Total Private $846 $855 $854 $866
Cape Coral-Ft Myers MSA Total Private $824 $831 $833 $833
Naples-Immokalee-Marco Island MSA Total Private $912 $896 $921 $925
With a weekly income of $925, the annual gross amount earned is $48,100 or 64% of AMI ($75K)
Conclusion - the Naples/Marco Island/Immokalee (Collier County) area's AMI of $75,000 is based on earned income in excess of wages.
$21.00
$22.00
$23.00
$24.00
$25.00
$26.00
Jan-18 Feb-18 Mar-18 Apr-18
Average Hour Wage Comparisons
Statewide Total Private
Cape Coral-Ft Myers MSA Total Private
Naples-Immokalee-Marco Island MSA Total Private
$750
$800
$850
$900
$950
Jan-18 Feb-18 Mar-18 Apr-18
Average Weekly Income Comparisons
Statewide Total Private
Cape Coral-Ft Myers MSA Total Private
Naples-Immokalee-Marco Island MSA Total Private
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Packet Pg. 25 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory Committee -
Scope of Work for Preliminary Feasibility Study and Site Design for the
Development of Housing that is Affordable on Two County Properties
The following scope describes the work to be completed to evaluate the feasibility and prepare
conceptual site designs for development of housing that is affordable on two county owned
properties.
The two subject properties are the Manatee Road property (folio# 00736520003) consisting of
approximately 59.3 acres, and the Bembridge PUD site (folio# 00400246406) approximately 5.11
acres.
The study would include a brief assessment of any development limiting factors such as
environmental, roads, schools, or utilities. It would also suggest possible site plans, unit
counts/mixes and locations.
The purpose of the development of both sites is to provide suitable housing which is affordable
to households with incomes less than 140% of area median income and consisting of individuals,
families, seniors, and residents with special needs. A combination of single family and multi-
family products in both the homeownership and rental markets may be desired along with
adequate green space and amenities.
Plans for the Manatee site should consider the 2008 conceptual park design and seek to co-locate
housing that is affordable along with the designed park uses. All future development should aim
to take into consideration the existing surrounding communities. Since the purpose of both
developments is to provide housing that is affordable while providing a suitable living
environment, a balance of exterior esthetics, community amenities, and construction
affordability are essential.
The scope of this project includes:
• Delivery of a preliminary feasibility study for each site that contains the following:
o Road/traffic study information using existing data sources and suggest remedies
to any issues, if applicable.
o Environmental review listing any negative impact issues or concerns and suggest
remedies, if applicable.
o School impact review to describe conditions at nearby schools (performance,
overcrowding, success rates, etc.) and disclose any potential adverse outcomes
from the proposed development.
• Based on feasibility study findings, identify the 3 development scenarios (low, medium,
and high) for each property. The scenarios should give details describing the uses for each
site regarding density and population to be served.
• Develop conceptual site plan renderings for each scenario which illustrate the vision for
each property based on the recommendations made.
• Delivery of above tasks within 60-days.
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Packet Pg. 26 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory Committee - June 4, 2018)
Collier County Community
Housing Plan
Presentation:
Housing Plan
Implementationn
Phase 3
6/04/18 AHAC
1
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Packet Pg. 27 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
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Packet Pg. 28 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Housing Plan Implementation
PlanImplementationDirection
3
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Packet Pg. 29 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Approvals Through May 2018 -Green 4
Regulation and
Governance
Increase, Maintain, or
Restore Supply
Enhance Transportation
Options Increase Wages Communication and
Engagement
7 member BCC Increase Density in AHDB
program Government wages YIMBY and Volunteer
Projects
Simple Majority for AH
Zoning Minimum wage Directory of affordable
housing for developers
Rental of guest houses /
ADU Myths and Facts Brochure
Marketing and
Communication Plan
Expedite Dev. Review and
Permitting Community Land Trust Hire Community Outreach
Coord
Use Publicly owned land 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
Adopt New Definition and
Methodology Hire Housing Counselor
Community Vision
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Packet Pg. 30 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Response Model: Close the Gap
Impact of Decisions Thus Far
5
Reduces units
produced to 1215
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Packet Pg. 31 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Consideration Today -Yellow 6Regulation and
Governance
Increase, Maintain, or
Restore Supply
Enhance Transportation
Options Increase Wages Communication and
Engagement
7 member BCC Increase Density in AHDB
program Government wages YIMBY and Volunteer
Projects
Simple Majority for AH
Zoning
Incl. Zoning with
flexibility options Minimum wage Directory of affordable
housing for developers
Increase Density at
Strategic Sites
Rental of guest houses /
ADU Myths and Facts Brochure
Increase Admin Approvals
/ Regulatory Relief
Commercial by Transp,
Jobs; Incr. density
Marketing and
Communication Plan
Expedite Dev. Review and
Permitting Community Land Trust Hire Community Outreach
Coord
Reduce regs to reduce cost Use Publicly owned land 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
Adopt New Definition and
Methodology Hire Housing Counselor
Commercial to Residential
Conversions Community Vision
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Packet Pg. 32 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Consideration Future -Blue 7Regulation 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
/ Regulatory Relief
Commercial by Transp,
Jobs; Incr. density Implement Pathways Plan Marketing and
Communication Plan
Expedite Dev. Review and
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
Adopt New Definition and
Methodology Hire Housing Counselor
Commercial to Residential
Conversions Community Vision
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Packet Pg. 33 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Housing Plan Implementation Items
for today’s consideration
Direct staff to continue work on
a Mixed Income Housing
Incentive Program
Provide regulatory relief to
certain housing applications
(including senior housing)
Develop a streamlined process
for commercial to residential
conversions
Develop guidelines to incentivize
mixed income residential housing
in future and redeveloped
activity centers
Develop a process identify and
allow for increased density in
Strategic Opportunity Sites (over
16 units/acre)
Provide an increase in density in
the Community Redevelopment
Agency (CRA) areas and along
transit corridors
8
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Packet Pg. 34 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Response Model: Close the Gap
At stake today
9
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Packet Pg. 35 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#1 Mixed Income
Incentive Program
MARKET BASED SOLUTION
10
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Packet Pg. 36 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#1-Mixed Income Housing Incentive Program
Purpose -To provide market
incentives for the inclusion of
housing that is affordable in
new developments
11
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Packet Pg. 37 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
We…
Understand this is not necessarily popular with all
developers and regulators
Recognize this as a solid, and increasingly utilized
mechanism to develop new housing stock in a growing
area in proportion to the influx of new residents
Believe that a program can be developed that provides
market incentives that has the potential to be accepted
by all involved
Ask for your consideration in hearing where we are
going,and seek approval to keep working on this and
bring back to you specific regulatory changes to
create/enable such a program
12
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Packet Pg. 38 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
National Interest is Surging, and…
Complicated and Innovative
Complicated because it aspires to harness the
ever-changing dynamics of market rate real
estate development to achieve a fixed policy
Innovative because it aims to balance often
opposing points of view in communities
regarding the roles and responsibilities of the
private sector to help meet a public need
within a free-market economic system
13
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Packet Pg. 39 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
National Interest is Surging, and…
Come together around the extent to which the
policies are mandatory, voluntary, or somewhere in
between (i.e. only applied in certain circumstances)
Where you land is largely determined by the
development incentives that attempt to mitigate or
offset the economic impacts of the zoning
Good news is Collier County has at its disposal a
number of tools to optimize developer participation
–and spur the desired development of new
affordable housing units
14
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Packet Pg. 40 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Mixed Income Housing Incentive
Benefits
County provides substantial incentives
to produce a “Market-Based Solution”
MARKET chooses how to meet goal
with multiple options offered to
participants
Increased Density / market rate
units
County can provide qualified
buyers with additional subsidies
Fast Track all approvals –saves $
and time
Available for Impact Fee Deferrals
Maybe more
A “Win/Win” proposition
Provides “Revenue Positive” scenario for
Developer
Developer saves time
Developer and County meet market
need for housing units
For Rental and For Sale
Incentivizes Smart Planning/Design
Balanced and measured approach
Produces homes that are affordable
in perpetuity
Keeps pace with growth
15
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Packet Pg. 41 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Recommendation
Direct staff to work with the development
community, bankers and other interested
parties to develop GMP and LDC
amendments that will create a market
based mixed income housing program
16
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Packet Pg. 42 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#2 Provide Regulatory
Relief to Certain
Housing Applications
THAT ADDRESS HOUSING AFFORDABILITY AND TO INCREASE CERTAINTY
17
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Packet Pg. 43 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#2-Provide Regulatory Relief to Certain Housing
Applications that Address Housing Affordability
Purpose -Incentivize the
development of Housing that
Is affordable by increasing
certainty.
18
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Packet Pg. 44 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#2-Provide Regulatory Relief to Certain Housing
Applications that Address Housing Affordability
Creating development incentives for developments that voluntarily include
housing that is affordable will encourage the development for more
affordable units. Possible examples of such incentives could include:
Allow an increased Floor Area Ratio (FAR) for Assisted Living Facilities that
increase the number of Medicare (affordable) beds
Allow Cluster Housing for developments including Housing that is Affordable
without a Conditional Use
Provide Relief from some site design standards for developments including
Housing that is Affordable (i.e.-Road/sidewalk widths, generators, design
criteria, reduced parking standards, etc.)
Staff will work with the Development Services Advisory Committee to
explore and vet possible changes to the LDC that would provide regulatory
relief and bring suggested amendments back the Board for approval.
19
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Packet Pg. 45 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#2-Provide Regulatory Relief to Certain Housing
Applications that Address Housing Affordability
Benefits
If certain reliefs are spelled out, developers increase certainty
The relief incentives are to encourage more housing that is
affordable
Public benefit because this is a priority of the BCC to make sure
there is housing sufficient to meet the needs of the community
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Packet Pg. 46 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Recommendation
Direct staff to review regulations and
develop Land Development Code
amendments that will provide
Development Relief to certain
Residential land use Applications that
voluntarily provide a portion of their
units as Housing that is Affordable
21
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Packet Pg. 47 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#3 Allow for
Commercial to
Residential Conversions
via Hearing Examiner
22
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Packet Pg. 48 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#3-Allow for Commercial to Residential Conversions
via Hearing Examiner
Purpose-Streamline the
development process for the
conversion of existing
Commercially Zoned property to
Residential including housing that
is affordable.
23
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Packet Pg. 49 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#3-Allow for Commercial to Residential Conversions
via Hearing Examiner
Commercial Zoning is widely considered to be one of the most
intensive land uses, with Residential likewise being considered
one of the least intensive (noise, lighting, traffic generation,
etc.).
This recommendation would seek to streamline the approval
process for developments seeking to down-zone from exiting
Commercial uses to Residential, in exchange for those
developments providing a portion of their residential units as
housing that is affordable.
24
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Packet Pg. 50 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#3-Allow for Commercial to Residential Conversions
via Hearing Examiner
Historically the vast majority of these requests have been
approved by the BCC
This process would be limited to properties located in Activity
Centers or that are identified as “Commercial/Consistent by
Plan”
25
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Packet Pg. 51 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#3-Allow for Commercial to Residential Conversions
via Hearing Examiner
Clear guidelines will be created to outline where
and under what circumstances this will be allowed
Offers certainty while maintaining transparency
Staff will still do a thorough review and hold each
application to the requirements in the code
The Hearing Examiner will provide oversight to
ensure guidelines are followed and compatibility is
maintained
26
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Packet Pg. 52 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#3-Allow for Commercial to Residential Conversions
via Hearing Examiner
Benefits
Increases certainty
Promotes inclusion of Housing that is Affordable
Board sets clear criteria for approval and staff carries it out via
the Hearing Examiner
27
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Packet Pg. 53 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Recommendation
Direct staff to develop Growth
Management Plan and Land
Development Code amendments that will
streamline the Commercial to Residential
conversion process for developments that
voluntarily provide a portion of their units
as Housing that is Affordable
28
1.A.2
Packet Pg. 54 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#4 Develop guidelines
to incentivize mixed
income residential
housing
IN FUTURE AND REDEVELOPED ACTIVITY CENTERS
29
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Packet Pg. 55 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#4-Develop guidelines to incentivize mixed income
residential housing in future and redeveloped activity
centers
Purpose-To encourage that
Activity Centers be built-out or re-
developed as true mixed-use areas
offering a broad range of
residential products types and price
ranges.
30
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Packet Pg. 56 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
31
Activity Centers are
located throughout
the Urban Area of
the County in
locations where
development is to
be encouraged
1.A.2
Packet Pg. 57 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#4-Develop guidelines to incentivize mixed income
residential housing in future and redeveloped activity
centers
Since there is no requirement that Activity Centers include residential
units, many activity Centers have been developed as strip retail centers
and out-parcels without a residential component.
Offering a mix of residential options within an Activity Center takes
advantage of existing infrastructure, locating residential units near to
employment centers and relieves traffic by offering internal capture
and shorter trip lengths.
Possible incentives include: Reduced Impact Fees, Greater Densities,
Streamlined Approval Process, Concurrency waivers, lower preserve
requirements, etc…
Exiting Activity Center model is 30 years old, time for study and re-
evaluation
32
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Packet Pg. 58 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
What Density Looks Like 33
10 units to the acre –Botanical Place (Bayshore Road)
1.A.2
Packet Pg. 59 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#4-Develop guidelines to incentivize mixed income
residential housing in future and redeveloped activity
centers
Benefits
Encourages residential uses near areas with existing infrastructure
Allows for Housing that is Affordable to be developed throughout
the north/south corridors of the county
34
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Packet Pg. 60 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Recommendation
Direct staff to develop Growth
Management Plan and Land
Development Code amendments that will
encourage the inclusion of residential
units in Activity Centers for developments
that voluntarily provide a portion of their
units as Housing that is Affordable
35
1.A.2
Packet Pg. 61 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#5 Develop a process to
designate certain Strategic
Opportunity Sites and allow
for increased density
(GREATER THAN 16U/A)
36
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Packet Pg. 62 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#5-Develop a process to designate certain Strategic
Opportunity Sites and allow for increased density
(greater than 16u/a)
Purpose-To designate certain
strategic areas where the
maximum residential density
may exceed 16u/a.
37
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Packet Pg. 63 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Possible Strategic Opportunity Sites 38
1.A.2
Packet Pg. 64 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#5-Develop a process to designate certain Strategic
Opportunity Sites and allow for increased density
(greater than 16u/a)
Considerations-
A main recommendation of the 2017 ULI Study is that Collier County should allow for
greater residential densities (more than 16u/a) in order to mitigate high land and
development costs.
Strategic Opportunity Site’s would be designated by the BCC as areas where higher
densities are encouraged (similar to the Activity Center concept), but at densities in the
20-25u/a range.
Examples of a Strategic Opportunity Site may be a new corporate headquarters
campus or, a regional commercial center, or an institution of higher learning.
Strategic Opportunity Sites would be designated in the Comprehensive Plan and Future
Land Use Map in order to reduce any negative NIMBY opposition to higher density
development in the future.
39
1.A.2
Packet Pg. 65 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
What Density Looks Like 40
30 units to the acre –Naples Square (Goodlette Rd and US41)
1.A.2
Packet Pg. 66 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#5-Develop a process to designate certain Strategic
Opportunity Sites and allow for increased density
(greater than 16u/a)
Benefits
Increases certainty
Reduces Costs
Creates jobs/housing balance
Reduces infrastructure needs elsewhere
41
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Packet Pg. 67 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Recommendation
Direct staff to develop Growth Management
Plan and Land Development Code
amendments that will create a process for
the creation and designation of Strategic
Opportunity Sites allowing for increased
density (above 16u/a) for developments that
voluntarily provide a portion of their units as
Housing that is Affordable
42
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Packet Pg. 68 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#6 Provide an increase in
density in the Community
Redevelopment Agency
(CRA) areas
AND ALONG TRANSIT CORRIDORS
43
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Packet Pg. 69 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#6-Provide an increase in density in the Community
Redevelopment Agency (CRA) areas and along transit
corridors
Purpose-To incentivize
development in CRA Areas and
along major transit corridors where
infrastructure already exists
44
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Packet Pg. 70 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#6-Provide an increase in density in the Community
Redevelopment Agency (CRA) areas and along transit
corridors
Considerations-
Locating housing that is affordable on major transit
corridors and in CRA areas is a recommendation of the
2017 ULI Study.
Allowing housing near transit reduces trip lengths and
traffic from employees commuting from further away.
CRAs typically need additional incentives to increase their
property values and encourage new development
45
1.A.2
Packet Pg. 71 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
What Density Looks Like 46
6.85 units to the acre –Bristol Pines (Collier Blvd)
1.A.2
Packet Pg. 72 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#6-Provide an increase in density in the Community
Redevelopment Agency (CRA) areas and along transit
corridors
Benefits
Increases certainty
Incentivizes difficult to develop areas
Locates Housing that is Affordable on existing infrastructure
47
1.A.2
Packet Pg. 73 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
#6-Provide an increase in density in the Community
Redevelopment Agency (CRA) areas and along transit
corridors
Direct staff to develop Growth Management
Plan and Land Development Code
amendments that will allow increased density
and other incentives in CRAs and allonge transit
corridors for developments that voluntarily
provide at least 25% of their units as Housing
that is Affordable
48
1.A.2
Packet Pg. 74 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Housing Plan Implementation Items
Summary of Today’s Items 6-26-18
1.Direct staff to continue work on a Mixed Income Housing Incentive Program
2.Provide regulatory relief to certain housing applications (including senior
housing)
3.Develop a streamlined process for commercial to residential conversions
4.Develop guidelines to incentivize mixed income residential housing in future
and redeveloped activity centers
5.Develop a process to allow for increased density in Strategic Opportunity
Sites (over 16 units/acre)
6.Provide an increase in density in the Community Redevelopment Agency
(CRA) areas and along transit corridors
49
1.A.2
Packet Pg. 75 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory
Questions 50
1.A.2
Packet Pg. 76 Attachment: AHAC Meeting Agenda - June 4, 2018 (6113 : Affordable Housing Advisory