Agenda 12/02/2008 Item #10A
Agenda Item No. 10A
December 2, 2008
Page 1 of 24
EXECUTIVE SUMMARY
Presentation to the Board of County Commissioners to provide an update and
comparison of the local area housing market and the status of current affordable
housing programs, funding amounts and assistance strategies.
OBJECTIVE: To present to the Board of County Commissioners an update and
comparison of the local area housing market and the status of current affordable housing
programs, funding amounts and assistance strategies.
CONSIDERATIONS: On March 3, 2008, the Department of Housing and Human
Services presented an Affordable Housing Workshop to the Board of County
Commissioners. At that time, several market trends were discussed including the current
median sales and listing prices, the Wells Fargo Housing Opportunity Index, the number
of homes listed under $300,000 and the number of affordable rental units available.
Since that time, the housing market has changed dramatically with the meteoric rise in
foreclosures and the continued downward trend in residential home values. Additionally,
there have been some new grant opportunities presented to Collier County, as well as
new rounds of funding for current and future strategies.
On Monday, September 29, 2008, Housing and Human Services presented to the Board
of County Commissioners proposed changes to the State Housing Initiative Partnership
Program (SHIP) Purchase Assistance Strategy due to the adjustment in the local real
estate rnarket. Following Board discussion, staff was directed to employ a three-to-one
match system in determining Purchase Assistance award amounts; for every one dollar of
an applicant's own funds used toward down payment and closing costs, Collier County
will award three dollars in SHIP Purchase Assistance. Also, the Director of Housing and
Human Services stated that at a future Board meeting she would provide an update as to
how the changes are affecting program recipients as well as local market changes.
Therefore, the Department has prepared a presentation to the Board of County
Conunissioners to keep the Board informed and updated as to trends and funding levels,
as well as provide an opportunity for the Board to comment or direct staff to do further
research or propose changes in funding strategies.
The presentation includes the following information: current median listing and sales
prices; Wells Fargo Housing Opportunity Index data; the number of Lis Pendens filed by
month; number of foreclosures by zip code; update on the recent SHIP Purchase
Assistance changes; grant funding and strategies currently utilized.
Concerning a separate but related issue, the Board recently discussed the feasibility of
adopting a concept to prohibit "over-saturation" of affordable housing in designated areas
of the county and during tllat discussion directed staff to evaluate the feasibility of such a
Agenda Item No. 10A
December 2. 2008
Page 2 of 24
proposal. As a basis for the concept, staff notes that Goal 1, Policy 1.4 of the Housing
Element of the Collier County Growth Management Plan, states:
Collier County shall seek to distribute affordable-workforce housing equitably
throughout the county where adequate infrastntcture and services are available
Programs and strategies to encourage affbrdable-workforce housing development may
include but are not limited to, density by right within the lmmokalee Urban area and
other density bonus provisions, impact fee deferrals. expedited permitting (fast tracking),
public-private partnerships, providing technical assistance and intergovernmental
coordination.
Note that the guidance stresses that affordable housing is to be equitably distributed
throughout the county. The intent of this goal was to foster programs to incentivize the
development and construction of affordable housing throughout the county. Incentive
programs such as those noted in the goal and additional programs such as inclusionary
zoning policies that require the construction of affordable housing in all new
developments are the most common types of programs designed and implemented to
foster the equal distribution of affordable housing throughout a community. Inclusionary
zoning is a way to insure that at least a minimum amount of affordable housing is equally
spread throughout the county but it does nothing in regards to creating caps in the areas
with higher percentages of affordable housing.
If the Board wishes to create a program to cap the percentage of affordable housing by
geographical area or to control "over-saturation" of affordable housing in certain areas of
the county, staffrecommends that the Board consider implementing a policy that would
establish a saturation point, for example ten percent of all households or all
zoned/authorized units within a defined geographical area. The defined geographical
areas could be established by the existing Collier County planning districts,
commissioner districts, or fire districts or it could even be set up by zip codes. One
noteworthy difficulty with such a concept is defining the criteria to classify a unit as an
affordable unit. The Board will have to decide whether the basis should be the current
market appraisal or the price at time of purchase. Staff also recognizes that such a
program would require a significant administrative burden to monitor the number of
"real" affordable units in anyone area. A neighborhood could be developed to its lirnit
and due to market trends the actual number of affordable units could reduce over time as
housing prices escalate or the number of "affordable" units could actually increase over
time in a depressed housing market like we are in today.
Once the district meets its quota of affordable homes that district would have to be closed
to any further zoning request for affordable housing regardless of demand and any further
proposal of affordable housing would have to be prohibited unless specifically approved
by the Board. The legal aspects of such a proposal would definitely have to be evaluated
as such a program may be deemed a violation of the Fair Housing Act or even a
restriction on private property rights.
Agenda Item No. lOA
December 2, 2008
Page 3 of 24
In summation, the basis for any program to control "over-saturation" would be based on
an acceptable percentage as defined by the Board based on a defined geographical area
acceptable to the Board and the community. To illustrate such an example, the chart
below depicts the approved units for residential developments and communities adjacent
or abutting US4l in a geographical arca in southeast Naples from Rattlesnake Hammock
to Greenway Road. The data represents the approved units for each community listed
and affordability was based simply on a gross overall estimate of the current market price
of units within the rcspective community. Affordable units were estimated to be
$200,000 or less on average for the development.
Units Affordabl
Development Authorized e Units
Sable Bay 1,999
Treviso Bay 1,200
Lely Resort 9,150
Verona Walk (Winding Cypress) 2,300
Naples Reserve 1,154
Reflection Lakes 612
Fiddler's Creek 6,000
Eagle Creek 470
Trail Ridge (Habitat) 224
Falling Waters 799
Artesa Naples 786
Victoria Falls (Habitat) 115
Whistler's Cove 240
Tree Tops 180
Lely Country Club 1,115
Naples Manor 1,365
Henderson Creek & Manatee Road
Area 1,743
Charlee Estates (Habitat) 124
Paradise Point RV Resort 383
Reflection Lakes 612
Regal Acres (Habitat) 184
Hitching Post 368
Vincentian 39
Totals 26,197 4965
% Affordable 19%
The fundamental question is the nineteen percent (19%) affordable-workforce housing
saturation for this area too much or not enough?
Agenda Item No. 10A
December 2, 2008
Page 4 of 24
FISCAL IMPACT: No additional general funds will be used to fund these initiatives;
however, if the Board directs staff to conduct further research into developing some type
of policy for over -saturation staff will have to evaluate the extent of the research and staff
effort required and will have to return to the Board with the needed budget amendment to
fund staff efforts to support the initiative.
GROWTH MANAGEMENT IMPACT: The grant programs presented are consistent
with the Growth Management Plan.
LEGAL CONSIDERATIONS: Dependent upon Board direction.
RECOMMENDATION: The Board accepts the presentation providing an update and
comparison of the local area housing market and the status of current affordable housing
programs, funding amounts and assistance strategies.
PREPARED BY: Marcy Krumbine, Director, Housing and Human Services Department
and Joe Schmitt, Administrator, CDES
Page 1 of 1
Agenda Item No. 10A
December 2, 2008
Page 5 of 24
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
Item Number:
Item Summary:
10A
Meeting Date:
This item continued from the November 18, 2008 Bee Meeting. Presentation to the Board of
County Commissioners to provide an annual update and comparison of the local area
housing market and the status of current affordable housing programs, funding amounts and
assistance strategies. (Marcy Krumbine, Housing and Human Services Director)
12/2/20089:0000 AM
Prepared By
Marcy Krurnbine
Director
Date
PubliC Services
Housing & Human Services
11/3/20085:02:34 PM
Approved By
Marcy Krumbine
Director
Date
PubliC Services
Housing & Human Services
11/3/200810:02 PM
Approved By
Marla Ramsey
Public Services Administrator
Date
Public Services
Public Services Admin.
11/4/20082:46 PM
Approved By
Jeff Klatzkow
Assistant County Attorney
Date
County Attorney
County Attorney Office
11/5/20089:50 AM
Approved By
Joseph K. Schmitt
Community Development &
Environmental Services Adminstrator
Date
Community Development &
Environmental Services
Community Development &
Environmental Services Admin.
11/5/2008 5:00 PM
Approved By
OMS Coordinator
OMS Coordinator
Date
County Manager's Office
Office of Management & Budget
11/6/200810:18 AM
Approved By
Sherry Pryor
Management & Budget Analyst
Date
County Manager's Office
Office of Management & Budget
11/6/20085:05 PM
Approved By
James V. Mudd
Board of County
Commissioners
County Manager
Date
County Manager's Office
11/8/2008 12:28 PM
tile://C:\AgendaTest\Export\117-December%202,%202008\1 0.%20COUNTY%20MANA... 11/25/2008
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