Information opposing the need for Allura Apts_
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Subject: Information opposing the need for Allura Apts.
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Information opposing the need for Allura Apts.
County Commissioners,
Thanks for all your hard work in making Collier County the number one place to live in the US.
In the next month the 4 story Allura apartment project by Stock Development will come in front of you to decide whether to allow it to go forward. In this morning's Naples Daily News
it sounded like factual information is needed to make this decision, so, to that end, I have attached the latest two HUD studieds for our area concerning rental. I have also included
a list of the apartments coming on line in the near future, which does not include the Bonita Springs project 1 mile outside Collier County that starts leasing its 240 units in June
and last I have attached a discussion about the the definition of compatability.
We gave a petition to the Planning Board prior to their hearing that was placed in the record signed by over 1000 North Collier County residents opposing the developement. The communities
and residents of Mediterra, Talis Park, The Strand, Barrington Cove, Camden Lakes, Milano, Carlton Lakes, Verona Pointe, Delasol, Palm River and Secoya Reserve, (over 4000 roofs) are
greatly opposed to this development. Stock Development already owns the 15 acres of the DelaRosa and can build their 140+ appartments there since it was approved in 2007. It is obvious
there will be additional build at the corner of Livingston and Veterans Parkway, but it is the desire of our communities that any building in the proposed new district be limited in
density. Also we do not see the need for a new Subdistrict. We welcome any building in the proposed area but any new building needs to be Compatible with current usage according to
the Florida Statutes cited below;
It is surprisingly difficult to find a clear definition of it; most regulations do not define compatibility. One very relevant one is the newly amended §163.3164(9), F.S. (2011), which
brings the former Section 9J-5.003(23), F.A.C. definition into the statute. It defines “compatibility” as “a condition in which land uses or conditions can coexist in relative proximity
to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” When §§163.3177(6)(a)3.
and 163.3202(2)(b), F.S., require that the Comprehensive Plan Land Use Element and the implementing land development regulations, respectively, must include provisions addressing the
compatibility of adjacent land uses, this is the “compatibility” that is required.
Since all Comprehensive Plans are required to address the compatibility of adjacent uses (by §163.3177(6)(a)3, F.S.), there should be policies in the Plan that speak to what is or is
not compatible for that jurisdiction. These should provide a context for the use of the term – whether compatible uses are those that have similar external impacts, whether the compatibility
concern is how uses relate to each other aesthetically, whether a use has to be essentially the same as the adjacent use to be compatible (might have some problems with that one), etc.
We appreciate your time in considering this measure and wish to ask you to block the increased density and the new subdistrict asked for.
Bill Arndt
239-250-5045 cell
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Allura list of other apartments.pdf
APARTMENTS 1. (NEW) Legacy Naples, on Santa Barbara & Davis, 304 units in March 2. (NEW) Milano Lakes, on Collier Blvd east of Rattlesnake Hammock, 296 units open now 3. (NEW) Addison
Place, Immokalee Road, east of 75, 240 units, soon 4. (NEW) Inspira, Rattlesnake Hammock, north of Collier Blvd., 304 units 5. (NEW) Spectra, East Tamiami Trl. near Alico Road, Fort
Myers, 324 units 6. (NEW) Springs at Hammock Cove, Thomasson Drive, west of Tamiami Trl. East, 340 units, Continental Properties, completed in January, 2020 7. (NEW) The Crest at Bonita
Springs, off Bonita Beach Road between Imperial Parkway and 75, 264 units, WITH GAP HOUSING PORTIONS, The Residential Group, completed sometime in 2020 8. (NEW) The Crest of Naples,
Tamiami Trl. East at Southwestern Blvd., The Residential Group, 200 units, sometime in 2019, 2020. 9. Monterra at Bonita Springs, Bonita Beach Rd. near Old 41, 244 units 10. Sierra
Grande, Rattlesnake Hammock near Lely Elementary, 300 units 11. Mer Soleil, Green Blvd. west of Collier Blvd., 320 units 12. Belvedere at Quail Run, off Pine ridge Road west of Airport
Pulling, 162 units 13. River Reach, Airport Pulling south of Golden Gate Parkway, 540 units 14. Regal Point, Pine Ridge east of 41, 55 units 15. Goodlette Arms, Goodlette-Frank
Rd. west of 7th Avenue, 250 units AFFORDABLE HOUSING 16. Whistler’s Cove, Tamiami Trl. East north of Lely Resort Blvd. 240 units, RENT SUBSIDIZED 17. Coral Palms, Golden Gate Parkway
in Golden Gate near Sunshine Blvd., 288 units, AFFORDABLE HOUSING 18. The Reserve at Naples, Pine Ridge Rd. between Whippoorwill and 75, 300 units 19. El Dorado, Green Blvd. west
of Collier Blvd., 120 units 20. Advenir at Aventine, Collier Blvd. between Radio Road and Rattlesnake Hammock, 350 units 21. Tuscan Isle, Weir Road, off of Radio Rd. south of 75 near
Collier Blvd., 298 units 22. Aster at Lely Resort, Lely Cultural Parkway, 308 units 23. Whistler Green, off of Green Blvd., between Collier Blvd. and Sunshine Blvd., 168 units 24.
Arium Gulfshore, Pine Ridge Road between Livingston and Airport Pulling, 368 units 25. Laguna Bay, Fountainview Circle off of Airport Pulling south of Orange Blossom, 454 units 26.
Somerset Palms, Old 41, 168 units 27. TGM Malibu Lakes, Tarpon Bay Blvd., east of 75, off Immokalee Rd., 356 units 28. TGM Bermuda Island, corner Livingston Road and Vanderbilt,
360 units 29. Meadowbrook Preserve, Old 41, 268 units 30. Orchid Run, corner of Golden Gate Parkway and Livingston Rd., 282 units 31. Windsong, corner Livingston and Immokalee, 120
units 32. Amberton, Immokalee Rd., east of Collier Blvd., 306 units 33. Summer Lakes, off of Immokalee on Juliet just west of 75, 140 units, AFFORDABLE HOUSING 34. Pueblo Bonito,
Bonita Springs off Old 41, 98 units, AFFORDABLE HOUSING 35. Oasis, Airport Pulling near Orange Blossom, 216 units 36. Bear Creek, Airport Pulling near Orange Blossom, 120 units 37.
Lakeside Hideaway, Bonita Springs, between Old 41 and Imperial Highway/75, 78 units 38. La Costa, Pine Ridge Rd. west of Livingston, 276 units 39. College Park, Rattlesnake Hammock
at Grand Lely Drive, 210 units 40. Jade at Olde Naples, 11th Street North, east of Goodlette Frank, 104 units TOTAL # UNITS (BY 2020): 10,130
.pdf
Allura~1.pdf
Allura list of other apartments.pdf
application/pdf
4A1952351D122C46BCE3E9C5F0077C44@colliergov.net
EnUs
NaplesFL-comp-17 rental property forecast.pdfComprehensive Housing Market Analysis for Naples-Immokalee-Marco Island, Florida
COMPREHENSIVE HOUSING MARKET ANALYSIS Naples-Immokalee-Marco Island, Florida As of January 1, 2017U.S. Department of Housing and Urban Development Office of Policy Development
and Research Gulf of Mexico Hendry Lee Monroe BrowardPalm Beach Miami-Dade Collier Housing Market Area The Naples-Immokalee-Marco Island Housing Market Area (hereafter, Naples HMA),
on the southwestern coast of Florida, is coterminous with the Naples-Immokalee-Marco Island, FL Metropolitan Statistical Area, which consists of Collier County. The HMA is home to the
Everglades National Park and a major destination for retirees and tourists because of the miles of white sand beaches. More than 80 percent of the land in the HMA is dedicated to parks
and nature preserves. Market Details Economic Conditions ...............2 Population and Households .....5 Housing Market Trends ............7 Data Profile .............................13
Summary Economy The economy of the Naples HMA has grown since 2011 and has recovered all the jobs lost as a result of the most recent national recession, which ended in 2009. Nonfarm
payrolls increased by 6,200 jobs, or 4.6 percent, during 2016 to 142,300 jobs, with significant growth occurring in the mining, logging, and construction sector. During the 3-year forecast
period, nonfarm payrolls are expected to increase by an average of 3,500 jobs, or 2.4 percent, annually. Sales Market The sales housing market in the HMA is currently balanced, with
an estimated 2.2-percent vacancy rate, down from 5.4 percent in April 2010. During 2016, the average home sales price increased while the number of homes sold declined, partly because
of a decrease in the number of distressed home sales. During the forecast period, demand is estimated for 8,075 new homes (Table 1). The 1,025 homes currently under construction and
a portion of the estimated 49,600 other vacant units in the HMA that may reenter the sales market will satisfy some of the demand. Rental Market The rental housing market in the HMA
is currently balanced, with increased demand and low levels of multifamily construction contributing to the absorption of excess vacant units since 2008. The overall rental vacancy
rate (for year-round housing) is currently estimated at 9.5 percent, down from 16.9 percent in April 2010. During the forecast period, demand is estimated for 2,450 new market-rate
rental units (Table 1). The 1,025 units currently under construction will satisfy a portion of this demand. Table 1. Housing Demand in the Naples HMA* During the Forecast Period Naples
HMA* Sales Units Rental Units Total demand 8,075 2,450 Under construction 1,025 1,025 * Naples-Immokalee-Marco Island HMA. Notes: Total demand represents estimated production necessary
to achieve a balanced market at the end of the forecast period. Units under construction as of January 1, 2017. A portion of the estimated 49,600 other vacant units in the HMA will
likely satisfy some of the forecast demand. Sales demand includes an estimated demand for 50 mobile homes. The forecast period is January 1, 2017, to January 1, 2020. Source: Estimates
by analyst Naples-Immokalee-Marco Island, FL • COMPREHENSIVE HOUSING MARKET ANALYSIS 2 Economic Conditions The Naples HMA, with nearly 30 miles of white sand beaches on the Gulf of
Mexico and home to the Everglades National Park, is a popular vacation destination. Tourism is the major component of the local economy, and more than 1.79 million people visit the
HMA annually. Tourism generated more than $1.98 billion in economic activity during 2016 (Research Data Services, Inc.). The HMA has more than 90 golf courses and is the self-proclaimed
Golf Capital of the World with the most golf holes per capita of any community in the country (The Greater Naples Chamber of Commerce). The beaches and numerous golf courses have also
helped turn the HMA into a major retirement destination. From 2000 through 2006, when the first wave of baby boomers began to retire and net in-migration to the HMA was high, nonfarm
payrolls increased by an average of 5,900 jobs, or 5.3 percent, annually to 132,900. With the increasing demand for housing, the mining, logging, and construction sector rose by an
average of 1,800 jobs, or 10.4 percent, annually, faster than any other sector. During the same period, jobs in the leisure and hospitality sector increased by an average of 900 jobs,
or 4.5 percent, annually in response to the increasing number of retirees and higher levels of tourism in the HMA compared with the 2007-through-2010 period. From 2000 through 2006,
the education and health services sector increased by an average 700 jobs, or 5.4 percent, annually. Part of the increase in the sector was because Ave Maria College moved to the HMA
from Ypsilanti, Michigan. The college became Ave Maria University in 2007, when it moved to its permanent campus in the northeast of the HMA. With the onset of the national recession
that began at the end of 2007, the local economy entered a downturn when people spent less money on vacations and, at the same time, declining housing prices elsewhere significantly
reduced net in-migration to the HMA. From 2007 through 2010, nonfarm payrolls in the HMA declined by an average of 5,400 jobs, or 4.4 percent, annually to 111,200. A reduction in residential
construction in response to fewer retirees moving to the HMA, which lowered demand for new housing units, affected the mining, logging, and construction sector. From 2007 through 2010,
the mining, logging, and construction sector had the greatest decrease in jobs, declining by an average of 3,700 jobs, or 21.4 percent, annually. The national recession had a delayed
impact on the leisure and hospitality sector, which declined from 2008 through 2009 by an average of 1,200 jobs, or 5.1 percent, annually. When the national economy started improving
in 2011, and consumer spending increased, the economy of the HMA began to recover and nonfarm payrolls increased. The rate of nonfarm payroll growth from 2011 through 2015 averaged
4.1 percent, or 5,000 jobs, a year to 136,100. During 2015, nonfarm payrolls in the HMA surpassed prerecession peak levels for the first time. Growth in the leisure and hospitality
and the mining, logging, and construction sectors, which increased by averages of 1,000 and 900 jobs, or 4.5 and 8.4 percent respectively, a year, supported job growth from 2011 through
2015. Growth in both sectors was partly the result of the $12.5 million casino floor expansion and the construction of a new 99-room hotel at the Seminole Naples-Immokalee-Marco Island,
FL • COMPREHENSIVE HOUSING MARKET ANALYSIS 3 Casino Hotel, one of the largest employers in the HMA (Table 2). The completion of construction at the Seminole Casino Hotel in March 2015
created over 100 jobs in the leisure and hospitality sector. From 2011 through 2015, increased expansion and construction of other hotels also contributed to growth in both sectors,
including the $80 million, 32-room expansion of the Inn on Fifth in 2012 and the new $20 million Hyatt House that opened in 2016. Jobs added at each establishment are unknown. During
2016, nonfarm payrolls in the Naples HMA increased by an average 6,200 jobs, or 4.6 percent, to 142,300 (Table 3). The mining, logging and construction sector continued adding jobs
in the HMA, increasing by 1,400 jobs, or 10.3 percent, the most of any other sector. The leisure and hospitality sector increased by 700 jobs, or 2.6 percent. Notable gains during
2016 also occurred in the education and health services sector, which increased by 1,100 jobs, or 5.5 percent. Growth in the sector was partly because the NHC Healthcare System opened
the Robert, Mariann and Megan MacDonald Pediatric Emergency Department at North Naples Hospital. The number of jobs added is unknown. A large percentage gain also occurred in the manufacturing
sector, up by 11.8 percent, or 400 jobs, in 2016. Arthrex, a medical device manufacturer, contributed to job growth in the sector. In the summer of 2013, the company added between 400
and 500 jobs when construction was completed on a $25 million, 190,000-square-foot surgical device and implant manufacturing facility near the Ave Maria community in the northeast area
of the HMA. An additional 120,000 square feet were added to the facility in 2016. The unemployment rate fell to an average of 4.8 percent during 2016, down from 5.2 percent in 2015.
The current unemployment rate is far below the recent peak of 11.6 percent in 2010 (Figure 1). Tourism dominates the local economy, and the leisure and hospitality sector is the largest
employment sector, with 27,200 jobs, accounting for 19.1 percent of all nonfarm payroll jobs in the HMA (Figure 2). Since 2000, the only decline in the sector occurred from 2008 through
2009. Table 2. Major Employers in the Naples HMA* Name of Employer Nonfarm Payroll Sector Number of Employees NCH Heathcare System Education & health services 4,000 Publix Super Markets,
Inc. Wholesale & retail trade 2,800 Collier County Government (excluding Sheriff’s Office) Government 2,125 Arthrex, Inc. Manufacturing 1,700 Collier County Sheriff's Office Government
1,400 The Ritz Carlton Hotel Company, L.L.C. Leisure & hospitality 1,100 The Country Club of Naples Leisure & hospitality 1,050 Seminole Casino Hotel Immokalee Leisure & hospitality
880 Marriot International, Inc. Leisure & hospitality 780 Employee Professionals Professional & business services NA * Naples-Immokalee-Marco Island HMA. NA = data not available. Note:
Excludes local school districts. Source: Collier County Comprehensive Annual Financial Report, 2016 Table 3. 12-Month Average Nonfarm Payroll Jobs in the Naples HMA,* by Sector 12 Months
Ending Absolute Change Percent ChangeDecember 2015 December 2016 Total nonfarm payroll jobs 136,100 142,300 6,200 4.6 Goods-producing sectors 17,000 18,700 1,700 10.0 Mining, logging,
& construction 13,600 15,000 1,400 10.3 Manufacturing 3,400 3,800 400 11.8 Service-providing sectors 119,100 123,600 4,500 3.8 Wholesale & retail trade 24,500 25,200 700 2.9 Transportation
& utilities 1,700 1,900 200 11.8 Information 1,500 1,600 100 6.7 Financial activities 8,000 8,000 0 0.0 Professional & business services 15,300 16,100 800 5.2 Education & health services
19,900 21,000 1,100 5.5 Leisure & hospitality 26,500 27,200 700 2.6 Other services 8,500 9,100 600 7.1 Government 13,200 13,500 300 2.3 * Naples-Immokalee-Marco Island HMA. Notes: Numbers
may not add to totals because of rounding. Based on 12-month averages through December 2015 and December 2016. Source: U.S. Bureau of Labor Statistics Economic Conditions Continued
Naples-Immokalee-Marco Island, FL • COMPREHENSIVE HOUSING MARKET ANALYSIS 4 Figure 1. Trends in Labor Force, Resident Employment, and Unemployment Rate in the Naples HMA,* 2000 Through
2015 Unemployment rate Labor force and resident employment 170,000 160,000 150,000 140,000 130,000 120,000 110,000 2000 2002 2004 Labor force Resident employment Unemployment rate 14.0
12.0 10.0 8.0 6.0 4.0 2.0 2006 2001 2003 2005 2007 2009 2010 2008 2012 2013 2015 2014 2011 * Naples-Immokalee-Marco Island HMA. Source: U.S. Bureau of Labor Statistics Figure 2. Current
Nonfarm Payroll Jobs in the Naples HMA,* by Sector Government 9.5% Leisure & hospitality 19.1% Other services 6.4% Education & health services 14.8% Professional & business services
11.3% Wholesale & retail trade 17.7% Manufacturing 2.6% Mining, logging, & construction 10.5% Information 1.1% Transportation & utilities 1.3% Financial activities 5.6% * Naples-Immokalee-Marco
Island HMA. Note: Based on 12-month averages through December 2016. Source: U.S. Bureau of Labor Statistics malls and shops that cater to residents and tourists. During 2016, the wholesale
and retail trade sector increased by 700 jobs, or 2.9 percent, to 25,200 jobs. Most of this growth was in the retail trade subsector, which increased by 500 jobs, or 2.4 percent, to
21,300 jobs. During spring 2016, job growth in the subsector was partly the result of the opening of the Tamiami Crossing Shopping Center, which consists of six large stores with nearly
120,000 square feet of retail space in the main building and four additional standalone buildings with no vacancies. Job growth is expected to continue during the 3-year forecast period
when the 12,600-square-foot Commons on Collier shopping center opens in early 2017. Job numbers have not been announced. Since 2011, the pace of job growth in the sector has accelerated
to an average of 1,000 jobs, or 4.2 percent, annually. Growth in the sector is expected to continue steadily during the next 3 years with the completion of several hotel renovations
and expansions throughout the HMA, two of which are in the city of Marco Island. The $40 million and $320 million renovations and expansions of the Hilton Marco Island Beach Resort
and Spa and the JW Marriott Marco Island Beach Resort, respectively, are currently under way with completion expected in 2017. The total jobs added have yet to be announced. The wholesale
and retail trade sector, the second largest payroll sector in the HMA, is dominated by the retail trade subsector because of the numerous Economic Conditions Continued Naples-Immokalee-Marco
Island, FL • COMPREHENSIVE HOUSING MARKET ANALYSIS 5 With the tropical climate, low state business taxes, and no individual income tax, the HMA is an attractive destination for company
headquarters. As a result, the professional and business services sector has been the fastest growing employment sector since 2000, increasing by an average 4.5 percent, or 500 jobs,
annually. With 16,100 jobs, the sector is currently the fourth largest employment sector in the HMA. During 2016, this sector expanded by 800 jobs, or 5.2 percent, compared with an
800-job, or 5.9-percent, increase during 2015. Arthrex, based in the HMA since 1991, is currently expanding their local corporate headquarters by 66,000 square feet, adding 325 permanent
jobs during the forecast period. Figure 3 shows the percentage change in the employment sectors since 2000. During the forecast period, nonfarm payroll growth is expected to average
3,500 jobs, or 2.4 percent, annually. Growth in the economy is expected to be higher in the first year of the forecast period and moderate through the third year. Job growth is likely
to remain strongest in the leisure and hospitality, the mining, logging, and construction, and the professional and business services sectors. Figure 3. Sector Growth in the Naples
HMA,* Percentage Change, 2000 to Current Total nonfarm payroll jobs Goods-producing sectors Mining, logging, & construction Manufacturing Service-providing sectors Information Financial
activities Professional & business services Education & health services Government Other services Leisure & hospitality Transportation & utilities Wholesale & retail trade – 20 – 10
20 0 10 30 40 50 60 70 80 90 100 110 * Naples-Immokalee-Marco Island HMA. Note: Current is based on 12-month averages through December 2016. Source: U.S. Bureau of Labor Statistics
Population and Households As of January 1, 2017, the population of the Naples HMA is estimated at 368,300. Only 11 percent combined reside in the Everglades, Marco Island, and Naples
municipalities (Florida Office of Economic and Demographic Research, 2016), and approximately 89 percent reside in the unincorporated area of Collier County. The coastal location Economic
Conditions Continued Naples-Immokalee-Marco Island, FL • COMPREHENSIVE HOUSING MARKET ANALYSIS 6 of the HMA makes it an attractive retirement destination for Midwesterners, accounting
for approximately 18 percent of domestic net in-migration (Internal Revenue Service tax return data). Of the HMA population, 30 percent is age 65 or older, up from 27 percent in 2010
(American Community Survey [ACS] 1-year estimates). In the nation, 15 percent of the population is age 65 or older, up from 13 percent in 2010. The HMA had a median age of 49.8 years
in 2015, significantly higher than the national median age of 37.8 years. As a result, the average net natural change (resident births minus resident deaths) has declined every year
since 2008, and nearly all population growth is the result of net in-migration. During the early 2000s, the HMA benefited from rapid population growth resulting from high levels of
net in- migration, which slowed dramatically during the national recession. From 2000 to 2005, the population increased by an average of 10,700, or 3.9 percent, annually, with net
in-migration averaging 9,500 people a year and accounting for more than 88 percent of all population growth (Census Bureau population estimates as of July 1). This period of population
growth was the fastest, because rising home prices throughout the nation enabled people to sell their homes on retirement and relocate to the HMA. Population growth slowed to an average
5,175 people, or 1.7 percent, annually from 2005 to 2006, with net in-migration accounting for 69 percent of the popu lation growth and averaging 3,575 people a year. With the economic
downturn and national housing crisis beginning in 2007, people delayed retirement. These factors affected population growth in the HMA, which slowed further to an average of 1,950 people,
or 0.6 percent, annually from 2006 to 2009. Net in-migration averaged 580 people a year and accounted for 30 percent of population growth. Even though local and national economic conditions
were deteriorating from 2009 through 2010, population from 2009 to 2012 averaged 4,675 people annually, or 1.4 percent. Net inmigration increased to 4,200 people a year and accounted
for 90 percent of the population growth. With an improving national economy, population growth since 2012 has averaged 7,950 people, or 2.3 percent, annually, with 99 percent of the
growth a result of net in-migration. The proportion of people ages 65 and older that moved from different states has generally increased and accounted for 36 percent of all people moving
from different states in 2015 compared with 19 per cent in 2008 (ACS 1-year estimates). As job growth moderates during the next 3 years, the population of the Naples HMA is expected
to increase by an average of 6,800, or 1.8 percent, annually to 388,700, nearly all from net in-migration (Figure 4). Approximately 36 percent of the population growth is expected to
continue to Figure 4. Population and Household Growth in the Naples HMA,* 2000 to Forecast Population Households 8,000 7,000 6,000 5,000 4,000 3,000 2,000 1,000 0 2000 to 2010 2010
to current Current to forecast Average annual change * Naples-Immokalee-Marco Island HMA. Notes: The current date is January 1, 2017. The forecast date is January 1, 2020. Sources:
2000 and 2010—2000 Census and 2010 Census; current and forecast— estimates by analyst Population and Households Continued Naples-Immokalee-Marco Island, FL • COMPREHENSIVE HOUSING MARKET
ANALYSIS 7 constitute retirees moving to the HMA. Figure 5 shows the components of population change in the HMA from 2000 to the forecast date. Household growth in the HMA generally
has mirrored population growth, with higher rates in the early and mid- 2000s that slowed in the late 2000s. From 2000 through 2010, the number of households increased from 102,973
to 133,179, an average annual increase of 3,025, or 2.6 percent. The number of households in the HMA is currently estimated at 153,300, an average annual increase of 2,975, or 2.1 percent,
since April 2010. The homeownership rate is currently estimated at 69.7 percent, down from 72.2 percent during April 2010 (Table DP-1 at the end of this report). The homeownership rate
is likely to continue to decline, although at a slower rate because of significantly reduced levels of foreclosures and improving economic conditions. During the 3-year forecast period,
the number of households is expected to increase by an average of 2,800, or 1.8 percent, annually. Figure 6 depicts the number of households by tenure from 2000 through the current
date. Figure 5. Components of Population Change in the Naples HMA,* 2000 to Forecast Net natural change Net migration 7,000 6,000 5,000 4,000 3,000 2,000 1,000 0 2000 to 2010 2010 to
current Current to forecast Average annual change * Naples-Immokalee-Marco Island HMA. Notes: The current date is January 1, 2017. The forecast date is January 1, 2020. Sources: 2000
and 2010—2000 Census and 2010 Census; current and forecast— estimates by analyst Figure 6. Number of Households by Tenure in the Naples HMA,* 2000 to Current 2000 2010 Current Renter
Owner 120,000 100,000 80,000 60,000 40,000 20,000 0 * Naples-Immokalee-Marco Island HMA. Note: The current date is January 1, 2017. Sources: 2000 and 2010—2000 Census and 2010 Census;
current—estimates by analyst Housing Market Trends Sales Market The sales housing market in the Naples HMA is currently balanced, with an estimated 2.2-percent vacancy rate, down from
the 5.4-percent vacancy rate in April 2010. The decline in the vacancy rate resulted from improved economic conditions that enabled a larger number of households to purchase homes.
A lower level of home construction since the late 2000s also contributed to the absorption of some of the excess inventory. During 2016, an average 3-month supply of homes was available
for sale, up from 2.6 months a year earlier but less than one-half of the peak of 7.0 months Population and Households Continued Naples-Immokalee-Marco Island, FL • COMPREHENSIVE HOUSING
MARKET ANALYSIS 8 reached during December 2007, when local economic conditions began deteriorating (Naples Area Board of Realtors®). The existing single-family home, townhome, and condominium
(hereafter, existing homes) sales market in the HMA was severely impacted during the national housing crisis. Existing home sales totaled 17,950 during 2005 before declining by an average
of 6,000 homes, or more than 33 percent, annually to 5,925 homes sold in 2007 (Metrostudy, A Hanley Wood Company, with adjustments by the analyst). From 2008 through 2013, existing
home sales grew by an average 1,350, or nearly 23 percent, annually to 14,000 homes sold because of increased net in-migration from 2009 to 2012, even when economic conditions were
deteriorating. Since 2014, existing home sales have fluctuated but generally have declined. During 2016, existing home sales averaged 11,900 homes sold, down an average of 700 homes,
or 5 percent, annually since 2014. Although home sales peaked in 2005, the average sales price for an existing home did not peak until 2007 at $632,200. Following this peak, the average
sales price declined an average of $95,550, or 15 percent, annually to $345,600 in 2010 because of increased real estate owned (REO) home sales. The average price for existing homes
began to increase again in 2011, and by 2016, was up an average of $22,600, or nearly 7 percent, annually to $481,200, which was 31 percent below the high in 2007. The national economic
downturn had a significant effect on the HMA sales market, causing a sharp increase in the number of seriously delinquent (90 or more days delinquent or in foreclosure) and REO properties
by 2010, but the number has since declined. As of December 2016, 1.8 percent of all home loans were seriously delinquent or had transitioned into REO status, down from 2.7 percent a
year earlier and significantly less than the peak of 17.3 percent reached during January 2010 (CoreLogic, Inc.). The current rate in the HMA is below the current average of 3.7 percent
for Florida and 2.6 percent for the nation. Seriously delinquent and REO loans in Florida and the nation peaked dur ing early 2010, at 18.8 and 8.6 percent, respectively. During 2016,
approximately 830 REO homes sold in the HMA, comprising 7 percent of all existing home sales, down from an average of 36 percent of all existing home sales in 2009, when REO home sales
peaked, at 2,975 (Metrostudy, A Hanley Wood Company, with adjustments by the analyst). During 2016, the average REO sales price was $313,700, up $48,250, or 18 per cent, from 2015.
Since 2005, REO home prices have been approximately 50 percent less than the average sales price of a regular resale home and significantly have affected the overall average sales price
of existing homes. With an improving local economy and increased in-migration to the HMA, the market for new single-family homes, townhomes, and condominiums (hereafter, new homes)
began to improve in 2010, but sales are below the mid-2000 levels. New home sales totaled 2,825 during 2016, an increase of 300 homes, or nearly 12 percent, from the 2,525 homes sold
during 2015. By comparison, new homes sales totaled 5,100 during 2005 before declining every year by an average 1,050 homes, or nearly 21 percent, to 860 homes sold during 2009. The
sale of new homes began to increase again Housing Market Trends Sales Market Continued Naples-Immokalee-Marco Island, FL • COMPREHENSIVE HOUSING MARKET ANALYSIS 9 in 2010 when improving
economic conditions nationally helped contribute to an increased number of people retiring and relocating to the HMA. By 2014, 1,975 new homes sold, an average increase of 220 homes,
or approximately 26 percent, annually since 2010. The average sales price of all new homes during 2016 was $556,600, a decrease of $7,000, or approximately 12 percent, from the previous
year. Prior to this decline, new home sale prices increased every year from 2011 through 2015 to reach $563,600, representing an average increase of $30,700, or approximately 7 percent,
annually. Prior to the recession, new home sales prices averaged $499,700 in 2006. After declining substantially following the housing crisis, single-family home construction activity,
as measured by the number of single-family homes permitted, increased in the Naples HMA every year from 2010 through 2015 but is below levels during the early to mid-2000s (Figure 7).
From 2000 through 2005, single-family homebuilding activity averaged 3,950 homes annually. Permitting then declined to an average of 2,825 in 2006 before declining further to an average
of only 780 homes permitted annually from 2007 through 2009. From 2010 through 2015, homebuilding increased every year to reach 3,075 homes permitted during 2015. Preliminary estimates
of single-family homes permitted during 2016, which do not include all the permitting jurisdictions in the HMA, indicate a decrease in construction with 2,650 single-family homes permitted,
down from 2,800 during 2015 for the same limited number of permitting jurisdictions. The condominium market locally was severely affected during the national housing crisis, and the
production of new condominium units remains limited in the HMA even with improving conditions. Condominium sales in the HMA peaked in 2005 (earliest data available) with 10,700 units
sold, of which 2,250 units, or approximately 21 percent, were newly constructed units. Following this peak, the local market was hard hit and condominium sales declined to 3,525 units
in 2008, reflecting an average annual decline of 1,825 units sold, or approximately 17 percent. Since 2009, condominium sales have fluctuated but generally have increased and, by 2016,
totaled 6,150 units sold, indicating an average increase of 375, or nearly 11 percent, annually. New condominium sales fluctuated but generally declined from 2006 through 2012 to 190
units sold, and for the 7-year period accounted for 3 percent of all condominium sales. In 2016, sales of new condominium units accounted for 8 percent of all condominium sales in the
HMA. The average sales price of a condominium unit peaked in 2007, at $536,200, and declined by an average of $43,250, or approximately 8 percent, annually during the next 5 years,
reaching Figure 7. Single-Family Homes Permitted in the Naples HMA,* 2000 to Current 2000 2001 2002 2003 2004 2005 2006 4,500 4,000 3,500 3,000 2,500 2,000 1,500 1,000 500 0 2008 2009
2010 2011 2013 2016 2015 2014 2012 2007 * Naples-Immokalee-Marco Island HMA. Notes: Includes townhomes. Current includes data through December 2016. Data for 2016 are preliminary. Sources:
U.S. Census Bureau, Building Permits Survey; estimates by analyst Housing Market Trends Sales Market Continued Naples-Immokalee-Marco Island, FL • COMPREHENSIVE HOUSING MARKET ANALYSIS
10 an average sales price of $319,900 in 2012. The sharp decline in the average sales price was partly a result of a large number of condominium units sold as REO sales and partly that
new condominium construction declined rapidly, causing downward pressure on the average sales price. With im proving market conditions and a reduction in the number of REO sales in
the HMA, the average sales price of a condominium has increased since 2013 by an average of $16,950, or more than 5 percent, annually to $387,700 during 2016. New sales housing developments
in the HMA include the Ave Maria master-planned community, 35 miles northeast of the city of Naples. The unincorporated community, established around the Ave Maria Oratory and University
in 2007, is an ongoing development consisting of eight sub divisions. Approximately 1,300 of the 11,000 homes planned at buildout have been completed. Del Webb Naples, an age-restricted
subdivision in the Ave Maria community, will have 2,000 homes at buildout and includes a golf course. Home prices start at $204,990 for a two-bathroom home and $318,990 for a three-bedroom
home. The unincorporated community also includes Coquina at Maple Ridge, a development that will have 277 homes at buildout and prices that start at $196,990 for a two-bathroom home.
During the next 3 years, demand is expected for an estimated 8,075 new homes in the HMA as it is expected to continue to attract retirees. Demand is expected to be lower during the
second and third years of the 3-year forecast period as economic growth moderates (Table 1). The 1,025 homes currently under construction and a portion of the 49,600 other vacant units
in the HMA that may reenter the market will satisfy some of the demand. Demand is expected to be greatest in the $250,000-to-$649,999 price range. Table 4 shows the estimated demand
for market-rate sales housing by price range. Table 4. Estimated Demand for New Market-Rate Sales Housing in the Naples HMA* During the Forecast Period Price Range ($) Units of Percent
From To Demand of Total 178,990 189,999 800 10.0 190,000 249,999 1,200 15.0 250,000 449,999 2,000 25.0 450,000 649,999 2,000 25.0 650,000 999,999 1,200 15.0 1,000,000 and higher 800
10.0 * Naples-Immokalee-Marco Island HMA. Notes: The 1,025 homes currently under construction and a portion of the estimated 49,600 other vacant units in the HMA will likely satisfy
some of the forecast demand. Demand for 50 mobile homes during the forecast period is excluded from this table. The forecast period is January 1, 2017, to January 1, 2020. Source: Estimates
by analyst Rental Market Rental housing market conditions are currently balanced in the Naples HMA. The estimated vacancy rate for all rental units (including singlefamily homes, manufactured
homes, and apartment units) is estimated at 9.5 percent, down from 16.9 percent in April 2010 (Figure 8). Rental market conditions have improved since 2010, because strict lending standards
increased demand for rental units, leading to decreased vacancy levels and increased average rents. Single-family homes represented 32 percent of all occupied rental units in the HMA
in 2015 (ACS 1-year data), up from 30 percent in 2010, because of an increase in the conversion of sales units to rental use. Housing Market Trends Sales Market Continued Naples-Immokalee-Marco
Island, FL • COMPREHENSIVE HOUSING MARKET ANALYSIS 11 Figure 8. Rental Vacancy Rates in the Naples HMA,* 2000 to Current 2000 Current 2010 9.8 9.5 16.918.0 16.0 14.0 12.0 10.0 8.0 6.0
4.0 2.0 0.0 * Naples-Immokalee-Marco Island HMA. Note: The current date is January 1, 2017. Sources: 2000 and 2010—2000 Census and 2010 Census; current—estimates by analyst The apartment
market accounted for 47 percent of all occupied rental units in 2015 (ACS 1-year data). Apartment market conditions in the HMA are currently tight because of demand outpacing new supply.
During the fourth quarter of 2016, the apartment vacancy rate was 4.6 percent, up from 2.7 percent during the fourth quarter of 2015 (Axiometrics, Inc.). By comparison, the apartment
vacancy rate peaked in 2007 at 19.2 percent, because high levels of newly constructed units from 2000 through 2007 were left unabsorbed when the economic downturn significantly curtailed
in-migration to the HMA. Apartment market conditions began improving in 2008, because of stringent mortgage lending standards that impeded potential homebuyers from purchasing homes.
By 2010, the apartment vacancy rate in the HMA was 11.3 percent and declined every year through 2014, partly a result of improving economic conditions, increased net in-migration, and
lower levels of multifamily construction. The average monthly rent for an apartment during the fourth quarter of 2016 was $1,353, an increase of $66, or 5 percent, from the fourth quarter
of 2015 and $72, or 7 percent, from $919 in 2010. The average monthly rent for an apartment in the nation during the fourth quarter of 2016 was lower than the HMA at $1,291 and reflects
a 5-percent average annual growth since 2010. Multifamily construction activity, as measured by the number of multifamily units permitted, has accelerated since 2013 in response to
increased rental demand but is well below the prerecession level. Prior to the recession, the most recent peak in multifamily permitting totaled 5,300 units in 2000 before slowing to
an average 2,875 units permitted a year from 2001 through 2007. The number of multifamily units permitted declined dramatically, to the lowest level since 1980 (earliest data available),
from 2008 through 2012 to an average 380 units permitted annually because previous high levels of construction, coupled with reduced population growth and high vacancy rates, limited
the need for new construction. From 2013 through 2015, multifamily per mitting rose to average 1,075 units annually. Preliminary estimates of multifamily permitting during 2016, which
include only some of the permitting jurisdictions in the Naples HMA, indicate an increase in construction Housing Market Trends Rental Market Continued Naples-Immokalee-Marco Island,
FL • COMPREHENSIVE HOUSING MARKET ANALYSIS 12 with 920 multifamily units permitted, up from 890 during 2015. Of the 25,475 multifamily units permitted in the HMA from 2000 through 2007,
an estimated 12,800 units, or more than 50 percent, were built as owner- occupied units for either retirees migrating to the HMA or for seasonal second homes. Since 2008, approximately
25 percent of all multifamily units in the HMA have been built for owner occupancy. Figure 9 shows the number of multifamily units permitted in the HMA from 2000 through 2016. Recent
apartment development in the HMA is concentrated in high-end apartments to satisfy the increased rental demand after the housing crisis. The 282-unit Orchid Run was completed in June
2016 in the city of Naples with one-, two-, and threebedroom rents starting at $1,523, $1,801, and $1,901, respectively. The growing retiree population has also affected the rental
market, and projects currently under construction include high-end developments intended for retirees. Approximately four properties with 460 apartments and assisted-living units for
seniors are currently under construction in the HMA. The All Seasons of Naples, currently under construction in the city of Naples, will feature 100 independent living and 62 assisted
living one- and two-bedroom units. The project is scheduled for completion in the summer of 2017; proposed asking rents have not yet been released. During the next 3 years, demand
is estimated for 2,450 new market-rate rental units in the HMA (Table 1), with demand peaking in the first year and tapering off in the second and third years as economic growth and
net in-migration moderate. The 1,025 units currently under construction will meet a portion of the forecast rental housing demand. Table 5 shows the forecast demand for new marketrate
rental housing in the HMA by rent level and number of bedrooms. Figure 9. Multifamily Units Permitted in the Naples HMA,* 2000 to Current 2000 2001 2002 2003 2004 2005 2006 6,000 5,000
4,000 3,000 2,000 1,000 0 2008 2009 2010 2011 2013 2016 2015 2014 2012 2007 * Naples-Immokalee-Marco Island HMA. Notes: Excludes townhomes. Current includes data through December 2016.
Data for 2016 are preliminary. Sources: U.S. Census Bureau, Building Permits Survey; estimates by analyst Table 5. Estimated Demand for New Market-Rate Rental Housing in the Naples
HMA* During the Forecast Period One Bedroom Two Bedrooms Three or More Bedrooms Monthly Gross Rent ($) Units of Demand Monthly Gross Rent ($) Units of Demand Monthly Gross Rent ($)
Units of Demand 1,250 to 1,449 300 1,400 to 1,599 440 1,690 to 1,889 120 1,450 to 1,649 380 1,600 to 1,799 490 1,890 to 2,089 200 1,650 or more 170 1,800 or more 160 2,090 or more 170
Total 850 Total 1,100 Total 490 * Naples-Immokalee-Marco Island HMA. Notes: Numbers may not add to totals because of rounding. Monthly rent does not include utilities or concessions.
The 1,025 units currently under construction will likely satisfy some of the estimated demand. The forecast period is January 1, 2017, to January 1, 2020. Source: Estimates by analyst
Housing Market Trends Rental Market Continued Naples-Immokalee-Marco Island, FL • COMPREHENSIVE HOUSING MARKET ANALYSIS 13 Data Profile Table DP-1. Naples HMA* Data Profile, 2000 to
Current Average Annual Change (%) 2000 2010 Current 2000 to 2010 2010 to Current Total resident employment 111,735 128,427 155,800 1.4 3.3 Unemployment rate 3.7% 11.6% 4.8% Nonfarm
payroll jobs 97,300 111,200 142,300 1.3 4.2 Total population 251,377 321,520 368,300 2.5 2.0 Total households 102,973 133,179 153,400 2.6 2.1 Owner households 77,825 96,159 106,900
2.1 1.6 Percent owner 75.6% 72.2% 69.7% Renter households 25,148 37,020 46,500 3.9 3.4 Percent renter 24.4% 27.8% 30.3% Total housing units 144,536 197,298 210,200 3.2 0.9 Owner vacancy
rate 2.6% 5.4% 2.2% Rental vacancy rate 9.8% 16.9% 9.5% Median Family Income $59,100 $70,800 $66,500 1.8 – 1.0 * Naples-Immokalee-Marco Island HMA. Notes: Numbers may not add to totals
because of rounding. Employment data represent annual averages for 2000, 2010, and the 12 months through December 2016. Median Family Incomes are for 1999, 2009, and 2015. The current
date is January 1, 2017. Sources: U.S. Census Bureau; U.S. Department of Housing and Urban Development; estimates by analyst Naples-Immokalee-Marco Island, FL • COMPREHENSIVE HOUSING
MARKET ANALYSIS 14 Data Definitions and Sources 2000: 4/1/2000—U.S. Decennial Census 2010: 4/1/2010—U.S. Decennial Census Current date: 1/1/2017—Analyst’s estimates Forecast period:
1/1/2017–1/1/2020—Analyst’s estimates The metropolitan statistical area definition in this report is based on the delineations established by the Office of Management and Budget (OMB)
in the OMB Bulletin dated February 28, 2013. Demand: The demand estimates in the analysis are not a forecast of building activity. They are the estimates of the total housing production
needed to achieve a balanced market at the end of the 3-year forecast period given conditions on the as-of date of the analysis, growth, losses, and excess vacancies. The estimates
do not account for units currently under construction or units in the development pipeline. Demand estimates in this report are for year-round housing production needed to achieve a
balanced market at the end of the forecast period and do not contain estimates for seasonal or vacation housing units. Other Vacant Units: In this analysis conducted by the U.S. Department
of Housing and Urban Development (HUD), other vacant units include all vacant units that are not available for sale or for rent. The term therefore includes units rented or sold but
not occupied; held for seasonal, recreational, or occasional use; used by migrant workers; and the category specified as “other” vacant by the Census Bureau. Building Permits: Building
permits do not necessarily reflect all residential building activity that occurs in an HMA. Some units are constructed or created without a building permit or are issued a different
type of building permit. For example, some units classified as commercial structures are not reflected in the residential building permits. As a result, the analyst, through diligent
fieldwork, makes an estimate of this additional construction activity. Some of these estimates are included in the discussions of single-family and multifamily building permits. For
additional data pertaining to the housing market for this HMA, go to huduser.gov/publications/pdf/ CMARtables_Naples_Immokalee_MarcoIslandFL_17. pdf. Contact Information Diana Villavicencio,
Economist Chicago HUD Regional Office 312–913–8286 diana.villavicencio@hud.gov This analysis has been prepared for the assistance and guidance of HUD in its operations. The factual
information, findings, and conclusions may also be useful to builders, mortgagees, and others concerned with local housing market conditions and trends. The analysis does not purport
to make determinations regarding the acceptability of any mortgage insurance proposals that may be under consideration by the Department. The factual framework for this analysis follows
the guidelines and methods developed by the Economic and Market Analysis Division within HUD. The analysis and findings are as thorough and current as possible based on information
available on the as-of date from local and national sources. As such, findings or conclusions may be modified by subsequent developments. HUD expresses its appreciation to those industry
sources and state and local government officials who provided data and information on local economic and housing market conditions. For additional reports on other market areas, please
go to huduser.gov/portal/ushmc/chma_archive.html.
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NaplesFL-HMP-March17.pdfHUD PD&R Housing Market Profiles: Naples-Immokalee-Marco Island, Florida
HUD PD&R Housing Market Profiles Naples-Immokalee-Marco Island, Florida Quick Facts About Naples-ImmokaleeMarco Island Current sales market conditions: balanced. Current apartment market
conditions: balanced. Tourism is the primary catalyst of economic activity in the metropolitan area, which is known as the “Paradise Coast” with nearly 30 miles of beaches on the
Gulf of Mexico and the Everglades National Park. In 2016, more than 1.79 million people visited the metropolitan area, generating nearly $2 billion in economic activity, up from the
1.38 million visitors and $1.17 billion economic impact in 2010 (Research Data Services, Inc.). By Diana Villavicencio | As of March 1, 2017 Overview The Naples-Immokalee-Marco Island
(hereafter, Naples) metropolitan area is coterminous with Collier County on the southwestern coast of Florida. The temperate climate and more than 90 golf courses in the metropolitan
area (The Greater Naples Chamber of Commerce) have supported tourism and transformed the metro politan area into a major retirement destination. People aged 65 and older accounted for
nearly 29 percent of all out-of-state arrivals to the metropolitan area during 2015 (most recent data available, American Community Survey 1-year estimates). • As of March 1, 2017,
the estimated population of the metropolitan area is 368,800, an average increase of 7,275, or 2.1 percent, a year since 2011 (Census Bureau population estimates as of July 1). Improving
economic conditions during the period contributed to average annual net in-migration of 7,200 people and accounted for nearly 99 percent of population growth. • From 2006 to 2011, population
growth averaged 2,975 people, or 0.9 percent, annually when weak economic conditions slowed net in-migration to an average of 1,925 people a year. • During the peak growth period from
2000 to 2006, population growth averaged 9,800 people, or 3.6 percent, annually. Strong job growth during the period contributed to average net in- migration of 8,525 people a year.
U.S. Department of Housing and Urban Development | Office of Policy Development and Research Naples-Immokalee-Marco Island, FLHUD PD&R Housing Market Profiles 2 U.S. Department of
Housing and Urban Development | Office of Policy Development and Research As of March 1, 2017 The mining, logging, and construction sector accounted for 71 percent of total job gains
in the Naples area during the 3 months ending February 2017. 3 Months Ending Year-Over-Year Change February 2016 (thousands) February 2017 (thousands) Absolute (thousands) Percent Total
nonfarm payrolls 143.9 145.6 1.7 1.2 Goods-producing sectors 17.8 19.5 1.7 9.6 Mining, logging, and construction 14.3 15.5 1.2 8.4 Manufacturing 3.5 3.9 0.4 11.4 Service-providing sectors
126.1 126.1 0.0 0.0 Wholesale and retail trade 25.7 25.5 – 0.2 – 0.8 Transportation and utilities 2.0 1.9 – 0.1 – 5.0 Information 1.6 1.6 0.0 0.0 Financial activities 8.0 8.0 0.0 0.0
Professional and business services 15.9 16.0 0.1 0.6 Education and health services 21.0 21.7 0.7 3.3 Leisure and hospitality 29.1 28.1 – 1.0 – 3.4 Other services 9.1 9.4 0.3 3.3 Government
13.7 13.8 0.1 0.7 (percent) (percent) Unemployment rate 4.6 4.7 Note: Numbers may not add to totals because of rounding. Source: U.S. Bureau of Labor Statistics Economic Conditions
The economy of the Naples metropolitan area has strengthened since 2011. From 2011 through 2013, nonfarm payroll growth averaged 3.3 percent a year before accelerating to an average
of 5.1 percent a year from 2014 through 2016. Although job growth has moderated during the 3 months ending February 2017, current nonfarm payrolls total 145,600 jobs, surpassing the
prerecession peak of 135,600 in 2007 by more than 7 percent. During the 3 months ending February 2017— • Nonfarm payrolls increased 1,700 jobs, or 1.2 percent, compared with the average
number of jobs during the same 3-month period in 2016. This year was the first since 2011 that the rate of job growth in the metropolitan area was lower than the rate in the Southeast/Caribbean
region and the nation, which were up 2.1 and 1.6 percent, respectively. • The mining, logging, and construction sector added the most jobs, expanding by 1,200, or 8.4 percent, to 15,500
jobs. The sector benefited from increased residential, commercial, and industrial development projects and has been the fastest-growing sector in the metropolitan area since 2011. The
number of jobs in the sector, however, remains 35 percent below the prerecession high of 23,900 during 2006. During the 3 months ending February 2017, nonfarm payroll growth in the
Naples area slowed to a rate lower than the national rate for the first time since 2010. Source: U.S. Bureau of Labor Statistics Largest employers in the Naples area Name of Employer
Nonfarm Payroll Sector Number of Employees NHC Healthcare System Education and health services 4,000 Publix Super Markets, Inc. Wholesale and retail trade 2,800 Collier County (excluding
Sheriff’s Office) Government 2,125 Note: Excludes local school districts. Source: Collier County Comprehensive Annual Financial Report, 2016 6.0 4.0 2.0 0.0 – 2.0 – 4.0 – 6.0 – 8.0
– 10.0 Percent change from previous year (3-month average) Naples area Southeast/Caribbean region Nation Feb 2008 Feb 2009 Feb 2010 Feb 2011 Feb 2012 Feb 2013 Feb 2014 Feb 2015 Feb
2016 Feb 2017 continued on page 3 Naples-Immokalee-Marco Island, FLHUD PD&R Housing Market Profiles 3 U.S. Department of Housing and Urban Development | Office of Policy Development
and Research As of March 1, 2017 • The manufacturing sector had the fastest rate of growth, increasing by 11.4 percent, or 400 jobs, to 3,900. Arthrex, Inc., a medical device manufacturer,
added 350 jobs following the completion of a $47 million, 218,000-square-foot expansion of its surgical device and implant manufacturing facility in December 2016. • As job growth moderated,
the unemployment rate averaged 4.7 percent, up from 4.6 percent during the same period 1 year earlier, but significantly lower than the peak of 11.5 percent during the 3 months ending
February 2010. Beginning in 2010, after 2 years of job losses in the leisure and hospitality sector, improved national economic conditions contributed to job growth in the sector. From
2010 through 2015, the number of visitors to the metropolitan area increased every year by an average of 6.4 percent annually. During the same period, the leisure and hospitality sector
increased by an average of 900 jobs, or 3.9 percent, annually. During 2016, tourist counts fell 2 percent from a record 1.83 million visitors during 2015. As a result, during the 3
months ending February 2017, the leisure and hospitality sector was one of only three sectors to lose jobs, declining by 1,000 jobs, or 3.4 percent, to 28,100 jobs. Despite this decline,
the leisure and hospitality sector is the largest sector in the metropolitan area and accounts for more than 19 percent of total nonfarm payrolls. The sector benefited from the expansion
and completion of several large-scale projects, with additional development under way. A $12.5 million casino expansion and a new 99-room hotel at the Seminole Casino Hotel were completed
in 2015, creating approximately 100 jobs. The new $20 million Hyatt House was completed in 2016; jobs added are unknown. Phase 3 of the $320 million JW Marriott® Marco Island Beach
Resort renovation is currently under way, with completion scheduled for October 2017. On completion, the property will have 810 guestrooms and suites across 3 towers and more than 800
employees. Sales Market Conditions The sales housing market in the Naples metropolitan area is currently balanced, with an estimated 2.2-percent vacancy rate, down from 5.7 percent
in April 2010. Conditions have improved since 2010, when the contraction in the housing market had significantly impacted the metropolitan area. In April 2010, 16.8 percent of mortgages
were seriously delinquent (90 or more days delinquent or in foreclosure) or had transitioned into real estate owned (REO) status, a rate that declined to 1.8 percent as of January 2017
(CoreLogic, Inc.). The current rate of seriously delinquent loans and REO properties is lower than the 3.7- and 2.6-percent rates for Florida and the nation, respectively. During the
12 months ending February 2017— • The number of new homes (including single-family homes, townhomes, and condominiums) sold totaled 2,625, down 1 percent from the 2,675 homes sold during
the previous 12 months (Metrostudy, A Hanley Wood Company, with adjustments by the analyst). The average sales price for new homes was $560,600, nearly unchanged from the price during
the same period 1 year earlier. The rates of change for new home sales and new home sales prices are lower than the average annual increases of 15 and 5 percent from 2011 through 2016,
respectively. • Existing home sales totaled 11,750, down approximately 17 per cent from the 14,200 sold during the 12 months ending February 2016. By comparison, from 2011 through 2015,
existing home sales averaged 12,550 a year. The recent decline in existing home sales was largely caused by a 20-percent decrease in regular resales, which totaled 10,950; regular resales
had generally trended upward since 2011 until this decline. REO sales also declined during the past 12 months 44 percent, to 820, and accounted for 7 percent of existing sales. • The
average sales price for existing homes rose 2 percent, to $489,900, up from $481,400 during the previous year. Existing home sales prices have recovered from a low of $347,500 during
2010, when REO sales accounted for 30 percent of existing sales. During the past 12 months, the average REO home sales price was approximately one-third the average regular resale home
sale price of $500,000 in the metropolitan area. Single-family homebuilding activity, as measured by the number of single-family homes permitted, trended upward from 2010 through 2015.
Activity declined in 2016 but remains high. • The number of single-family homes permitted totaled 2,600 during the 12 months ending February 2017, down 10 percent from 2,900 homes permitted
during the previous 12 months (preliminary data). • Single-family homes permitted averaged 640 annually from 2008 through 2009, before increasing 15 percent annually, from 770 homes
permitted in 2010 to 3,075 in 2015. continued on page 4 continued from page 2 Naples-Immokalee-Marco Island, FLHUD PD&R Housing Market Profiles 4 U.S. Department of Housing and Urban
Development | Office of Policy Development and Research As of March 1, 2017 • Since 2011, approximately 89 percent of single-family home construction has occurred in the unincorporated
portion of the metropolitan area. One of the largest developments in the unincorporated area is Ave Maria, a 4,000-acre master-planned community, 35 miles northeast of the city of
Naples. Construction of the 8 subdivisions in the Ave Maria community has been on going since 2007, with approximately 1,300 of the 11,000 homes completed that are planned at buildout.
• Del Webb, an age-restricted subdivision in the Ave Maria community, will have 2,000 homes at buildout and includes a golf course. Home prices start at $204,990 for a two-bedroom,
two-bathroom home and $318,990 for a three-bedroom, three- bathroom home. The Ave Maria community also includes Coquina in Maple Ridge, a subdivision that will have 277 homes at buildout;
prices start at $196,990 for a two-bedroom, two-bathroom home. Existing home sales prices in the Naples area increased slightly in the past year partially because of a 44-percent reduction
in the number of REO properties sold. REO = real estate owned. Note: Includes single-family homes, townhomes, and condominiums. Source: Metrostudy, A Hanley Wood Company, with adjustments
by analyst Existing home sales in the Naples area have declined since early 2016, whereas new home sales have decreased since February 2017. Note: Includes single-family homes, townhomes,
and condominiums. Source: Metrostudy, A Hanley Wood Company, with adjustments by analyst The rate of seriously delinquent mortgages and REO properties in the Naples area has been below
the national rate since 2015. REO = real estate owned. Source: CoreLogic, Inc. Single-family home permitting increased in the Naples area from 2010 through 2015 and remained elevated.
Note: Includes preliminary data from January 2016 through February 2017. Source: U.S. Census Bureau, Building Permits Survey 2.0 0.0 4.0 10.0 12.0 14.0 16.0 18.0 20.0 8.0 6.0 Percent
of loans 90 or more days delinquent, in foreclosure, or transitioned into REO Naples area Florida Nation Jan 2008 Jan 2009 Jan 2010 Jan 2011 Jan 2012 Jan 2013 Jan 2014 Jan 2015 Jan
2016 Jan 2017 0 1,000 500 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 1,500 Single-family homes permitted 2,000 2,500 3,000 3,500 continued from page 3 0.0 10.0 20.0 – 30.0 –
10.0 – 20.0 – 40.0 Percent change from previous year (12-month average) New home sales prices Feb 2008 Feb 2009 Feb 2010 Feb 2011 Feb 2012 Feb 2013 Feb 2014 Feb 2015 Feb 2016 Feb 2017
Existing home sales prices – 50.0 – 60.0 – 40.0 0.0 50.0 40.0 30.0 20.0 10.0 – 30.0 – 20.0 – 10.0 Percent change from previous year (12 months ending) New home sales Existing home sales
Feb 2008 Feb 2009 Feb 2010 Feb 2011 Feb 2012 Feb 2013 Feb 2014 Feb 2015 Feb 2016 Feb 2017 Naples-Immokalee-Marco Island, FLHUD PD&R Housing Market Profiles 5 U.S. Department of Housing
and Urban Development | Office of Policy Development and Research As of March 1, 2017 Apartment Market Conditions The apartment market in the Naples metropolitan area currently is
balanced compared with soft conditions in 2007. Increased renter household growth contributed to the absorption of excess units since the late 2000s. During the fourth quarter of 2016—
• The apartment vacancy rate was 4.6 percent, up from 2.7 percent during the fourth quarter of 2015 (Axiometrics, Inc.). Relatively high levels of multifamily construction, from 2013
through 2016, contributed to the recent increase in the apartment vacancy rate. • The apartment vacancy rate is much lower than the 19.2-percent peak during the fourth quarter of 2007.
High levels of newly constructed units, from 2000 through 2007, contributed to soft apartment market conditions. • The average monthly rent for an apartment was $1,350, up 5 percent
from the fourth quarter of 2015 and up an average 5 percent annually from the fourth quarter of 2007. Multifamily construction activity, as measured by the number of multifamily units
permitted, has increased since 2013 in response to increased rental demand but remains below construction levels before the recession. • During the 12 months ending February 2017, 1,025
multifamily units were permitted, up from 940 units permitted during the previous year (preliminary data). • Multifamily permitting averaged 2,750 units annually from 2000 through 2007,
before slowing to average 360 units permitted annually from 2008 through 2012, the lowest level in recent history. From 2013 through 2015, multifamily permitting rose to an average
of 1,000 units annually. • In south Naples, the 296-unit Milano Lakes Apartments is currently under construction. The property will comprise eight buildings with one-, two-, and three-bedroom
units. The first four buildings are expected to be completed during the fall of 2017, and the project is expected to be complete by April 2018. Rents have not yet been released. • Luxury
developments intended for retirees are currently under construction, including 4 properties combining 460 apartments and assisted living units for seniors. The All Seasons Naples, currently
under construction in the city of Naples, will have 100 independent living and 62 assisted living one- and two-bedroom units. The project is scheduled to be completed in the summer
of 2017. Proposed rents have not yet been released. Although apartment vacancy rates declined during the fourth quarter of 2016, increased apartment construction in the Naples area
has contributed to relatively elevated vacancy rates and slowing rent growth since the second quarter of 2016. Q4 = fourth quarter. Source: Axiometrics, Inc. Developers have responded
to rent growth and low vacancy rates with increased multifamily permitting in the Naples area since 2013. Note: Includes preliminary data from January 2016 through February 2017. Source:
U.S. Census Bureau, Building Permits Survey 400 200 600 800 1,000 1,200 0 Multifamily units permitted 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 0.0 – 2.0 – 4.0 2.0 4.0 6.0 8.0
10.0 12.0 14.0 16.0 2.0 0.0 4.0 8.0 6.0 10.0 12.0 14.0 16.0 18.0 20.0 Q4 2010 Q4 2009 Q4 2008 Q4 2011 Q4 2012 Q4 2013 Q4 2014 Q4 2015 Q4 2016 Vacancy rate (percent) Year-over-year percent
change in asking rent Asking rent Vacancy rate
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What is compatibility.pdf
What is compatibility? Reprint from Florida Land Development Regulations For writers, administrators, users, and challengers of Florida land development regulations. https://floridaldrs.com/tag/compa
tibility/ Posted on February 18, 2011 | UPDATED TO REFLECT THE 2011 LEGISLATIVE AMENDMENTS. As often as the term is used in the land use arena, you would think that “compatibility”
would be a precisely defined concept. In reality, it is more often in the nebulous “I know it when I see it” category. If the term is going to be used to direct how development should
occur and land uses should be located, however, it is important to have a bit better handle on the concept than that. As discussed in other articles, if a concept is used as part of
a regulation, it needs to be sufficiently clear that a person to which it applies reasonably knows what the regulation requires and the decision maker applying the regulation does not
act in an arbitrary manner. So, in the context of a land use regulation, what does compatibility mean – what does it require? It is surprisingly difficult to find a clear definition
of it; most regulations do not define compatibility. One very relevant one is the newly amended §163.3164(9), F.S. (2011), which brings the former Section 9J-5.003(23), F.A.C. definition
into the statute. It defines “compatibility” as “a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that
no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” When §§163.3177(6)(a)3. and 163.3202(2)(b), F.S., require that the Comprehensive
Plan Land Use Element and the implementing land development regulations, respectively, must include provisions addressing the compatibility of adjacent land uses, this is the “compatibility”
that is required. If every land development regulation included or referenced this definition, life would be a bit easier. There would be much less question about what is meant by
“compatibility” in the code. But most LDRs don’t do that. What happens when LDRs require compatibility, but it isn’t defined? One recent case, Katherine’s Bay, LLC v. Fagan, said that,
when “compatibility” is not defined in the Comprehensive Plan (or, presumably, the LDRs), it is appropriate to use the State rules (now statute) definition. This certainly makes sense,
but there may be other factors that shade what compatibility means in a particular jurisdiction. Two key factors are how the term is used in the Comprehensive Plan and how it is used
in the LDRs. Since all Comprehensive Plans are required to address the compatibility of adjacent uses (by §163.3177(6)(a)3, F.S.), there should be policies in the Plan that speak to
what is or is not compatible for that jurisdiction. These should provide a context for the use of the term – whether compatible uses are those that have similar external impacts, whether
the compatibility concern is how uses relate to each other aesthetically, whether a use has to be essentially the same as the adjacent use to be compatible (might have some problems
with that one), etc. Similarly, the LDRs, which are supposed to implement the Comprehensive Plan, most likely can put the term “compatibility” in some context. It is often much more
difficult to ferret out the intent in the LDRs, however, because they frequently say little more than “the use must be compatible.” It may be possible, however, to determine what is
considered compatible by reviewing the uses allowed in the different zoning districts, based upon the presumption that uses grouped together are compatible. Are they grouped by function,
by similarity of impact, by density or intensity? What dissimilar uses are allowed, especially what is allowed across all zoning districts; what is it about these uses that justifies
their being allowed with dissimilar uses? Or are they seemingly randomly grouped (which would suggest there is no clear compatibility standard)? What uses are listed as special exceptions
(conditional uses, special uses) and what is listed as ways to make the uses “approvable” (i.e. what are the listed incompatibility mitigation measures)? Or, since what is or isn’t
compatible in the Comprehensive Plan should dictate what is or isn’t compatible in the LDRs, reading the two together may provide a context of what is meant by compatibility for that
jurisdiction. But it should not be necessary to go digging for an understanding of such a fundamental term. As stated at the beginning of the article, to be able to know the rules
and to apply them consistently, it is critically important that such an important concept as compatibility be clearly defined, and consistently used, in the Comprehensive Plan and the
LDRs. What happens when the definition of compatibility in the Comprehensive Plan or LDRs, whether directly defined or determined by the context of the provisions, is inconsistent
with the State definition? The definitions in the LDRs do not have to be exactly the same as those found in the statutes, but they cannot be inconsistent or conflict with the state
definitions, when used in the same context. See also Definitions and Definitions from Florida Statutes and FAC Relevant to LDRs. This means that, whatever definition of compatibility
is used by a jurisdiction, it needs to be consistent with how the term is used in the statutes, with “compatibility” being an assessment of the relationship of uses to each other –
how they impact each other. There are several interesting aspects of the State definition and usage of the term “compatibility.” The apparent goal of the State definition is that the
uses not unduly negatively impact each other. This is a “no harm, no foul” type of goal; more in the line of not creating a nuisance than that compatible uses must create a positive
relationship. So, at the State level, compatibility means not a negative relationship – not unduly harming. Interestingly, the statutes require that comprehensive plans and LDRs address
“adjacent” land uses, suggesting a narrower area of concern in a compatibility analysis; limited to abutting uses, rather than a larger neighborhood or area. The State definition also
addresses the time aspect of a compatibility analysis. The definition says that the review is of the whether the uses exist in a stable fashion “over time.” This suggests that a use
is not necessarily incompatible because it creates a fuss when first proposed or built, but whether, as time passes, the use will create negative impacts or be a destabilizing influence.
These aspects of the State definition and use of compatibility raises the question of whether a local definition of compatibility must have only a “no harm” goal, only address adjacent
uses, or only look at the relationship of uses over time. Given local government’s extensive police powers and their ability to set higher (but not lower) standards than the State laws,
it probably would be in the local government’s power to address these aspects differently and still not be in conflict with the State definition. But, to be different, the intent to
do so has to be clear. In the absence of a definition for compatibility in the local comprehensive plan or LDRs, it is likely that the default definition, and intent that goes with
it, will be the State definition. Once there is a definition, or understanding, of what is meant by compatibility in a local comprehensive plan or LDRs, so what? How can it be determined
if a proposed use will be “compatible” under that standard? As with all applications of the LDRs, there needs to be competent substantial evidence that the requested use does or does
not meet the listed elements of the definition. See the article What is Competent Substantial Evidence in Florida Land Use Hearings for more on competent substantial evidence. And the
definition has to be applied consistently, not on a varying basis (depending on arbitrary factors such as how many people are in opposition). Compatibility is an important, even required,
aspect of land development regulation. As such, it is critical that significant thought be put into what it means in a particular jurisdiction and how it is applied.
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