Agenda 12/14/2021 Item #16D11 (2021 State Housing Initiatives Parnership Incentive Strategies Report)12/14/2021
EXECUTIVE SUMMARY
Recommendation to approve and submit the 2021 State Housing Initiatives Partnership Incentive
Strategies Report to Florida Housing Finance Corporation and Florida Housing Coalition as
required by Florida Statute Section 420.9076 (4).
OBJECTIVE: To comply with Section 420.9076 (4), F.S. and provide an annual report that evaluates the
implementation of affordable housing incentives in eleven (11) required areas.
CONSIDERATIONS: Collier County, as a State Housing Initiatives Partnership (SHIP) program
recipient, must prepare an annual report that reviews established policies, procedures, ordinances, land
development regulations, and the local Comprehensive Plan. At a minimum, the Affordable Housing
Advisory Committee (AHAC) shall submit a report to the local governing body (the Board) that evaluates
the implementation of the eleven (11) required affordable housing incentives. The report is a joint effort
between Community and Human Services Division (CHS) staff and the Affordable Housing Advisory
Committee (AHAC). This required Incentive Strategies Report had been due to Florida Housing Finance
Corp (FHFC) every three (3) years but in 2020, HB 1339 made this an annual requirement of the SHIP
program.
The eleven (11) incentives to be reviewed are: Expedited Permitting (for housing that is affordable),
Modification of Impact Fees, Flexible Densities, Reservation of Infrastructure Capacity, Parking and
Setbacks Requirements, Accessory Dwelling Units, Flexible Lot Configurations, Modification of Street
Requirements, Process of Ongoing Review (provisions that could impact housing affordability), Public
Land Inventory, and Development Near Transportation.
AHAC meets monthly and has reviewed the required eleven (11) incentives. Some of these eleven (11)
required areas of the review were addressed in the 2017 Community Housing Plan (CHP). Based upon the
recommendations in the 2017 CHP, some of the required incentives were in the process of being
implemented and have been reviewed and evaluated by County staff and Development Services Advisory
Committee (DSAC) and forwarded to the Planning Commission and Board of County Commission for
their review and approval.
A draft Incentive Report was presented at a public hearing of AHAC on November 1, 2021. An
advertisement and summary of the SHIP Incentives Strategies Report, and notice of the AHAC meeting,
was published in the Naples Daily News on October 25, 2021. In addition, the Incentive Strategies Report
was also made available on the CHS website.
There were public comments received at the November 1, 2021 public hearing or prior to the meeting.
The SHIP report was reviewed and discussed by AHAC with unanimous approval to forward the report to
the Board for acceptance and submittal to FHFC.
The Board of County Commissioners has ninety (90) days from the submittal of the SHIP Incentives
Report to act on the recommendations and amend the Local Housing Assistance Plan to include any new
or amended incentives. In the spring of 2022, staff will present an updated three-year SHIP Local
Housing Assistance Plan (LHAP) for Board review and adoption incorporating incentive strategies for the
development of housing that is affordable for community residents.
FISCAL IMPACT: The SHIP Incentive Strategies Report is a statutory requirement. There is no funding
impact.
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12/14/2021
LEGAL CONSIDERATIONS: This item is approved for form and legality and requires a majority vote
for Board action. -JAB
GROWTH MANAGEMENT IMPACT: The State Housing Initiative Partnership (SHIP) program
assists Collier County in addressing goals and objectives in the Housing Element of the Growth
Management Plan.
RECOMMENDATION: To approve and submit the 2021 State Housing Initiatives Partnership
Incentive Strategies Report to Florida Housing Finance Corporation and Florida Housing Coalition as
required by Florida Statute Section 420.9076 (4).
Prepared By: Susan Golden, Sr. Housing and Grants Coordinator, Community and Human Services
Division
ATTACHMENT(S)
1. SHIP Incentive Strategies Rpt w-JAB rev 11.22 (DOCX)
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16.D.11
12/14/2021
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.13.11
Doe ID: 20470
Item Summary: Recommendation to approve and submit the 2021 State Housing Initiatives
Partnership Incentive Strategies Report to Florida Housing Finance Corporation and Florida Housing
Coalition as required by Florida Statute Section 420.9076 (4).
Meeting Date: 12/14/2021
Prepared by:
Title: — Community & Human Services
Name: Susan Golden
11/01/2021 2:26 PM
Submitted by:
Title: Manager - Federal/State Grants Operation — Community & Human Services
Name: Kristi Sonntag
11/01/2021 2:26 PM
Approved By:
Review:
Community & Human Services
Leslie Davis
Additional Reviewer
Community & Human Services
Maggie Lopez
Additional Reviewer
Community & Human Services
Jacob LaRow
Additional Reviewer
Community & Human Services
Todd Henry
CHS Review
Operations & Veteran Services
Kimberley Grant
Additional Reviewer
Public Services Department
Todd Henry
Public Services Department
Grants
Erica Robinson
Level 2 Grants Review
Public Services Department
Dan Rodriguez
PSD Department Head
County Attorney's Office
Jennifer Belpedio
Level 2 Attorney of Record Review
Office of Management and Budget
Debra Windsor
Level 3 OMB Gatekeeper Review
Growth Management Operations Support
Christopher Johnson
County Attorney's Office
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Grants
Therese Stanley
Additional Reviewer
County Manager's Office
Amy Patterson
Level 4 County Manager Review
Board of County Commissioners
Geoffrey Willig
Meeting Pending
Completed
11/01/2021 2:39 PM
Completed
11/08/2021 8:28 AM
Completed
11/08/2021 10:34 AM
Skipped
11/10/2021 7:43 AM
Completed
11/10/2021 5:44 PM
Completed
11/12/2021 9:02 AM
Completed
11/19/2021 8:57 AM
Completed
11/19/2021 11:54 AM
Completed
11/22/2021 4:30 PM
Completed
11/23/2021 7:59 AM
Additional Reviewer Completed
Completed
11/23/2021 10:54 AM
Completed
11/30/2021 12:50 PM
Completed
12/03/2021 1:37 PM
12/14/2021 9:00 AM
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ncentive Strategies Report Template
AFFORDABLE HOUSING ADVISORY
COMMITTEE REPORT TO
BOARD OF COUNTY COMMISSIONERS
SHIP AFFORDABLE HOUSING INCENTIVE
STRATEGIES
SUBMITTED TO: COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
(BCC)
SUBMITTED TO: ROB DEARDUFF
FLORIDA HOUSING FINANCE CORPORATION
DATE SUBMITTED: 12/14/2021
PREPARED BY: COLLIER COUNTY COMMUNITY & HUMAN SERVICES & AFFORDABLE HOUSING
COMMITTEE (AHAC)
BACKGROUND
As a recipient of State Housing Initiative Partnership funds, Collier County established an Affordable Housing
Advisory Committee in 1993 (Ordinance No. 93-19) and repealed and replaced early versions with Ordinance No.
2013-27 as required by the Florida Statutes, Sec. 420.9076. The AHAC is responsible for reviewing and evaluating
local plans, policies, procedures, land development regulations, the Comprehensive Plan, and other aspects of the
City/County housing activities that impact the production of affordable housing. Further, the AHAC is specifically
directed by the SHIP Statute to consider and evaluate the implementation of the incentives set out at Florida
Statutes, Sec. 420.9076 (4)(a)-(k). Based on the AHAC evaluation, it may recommend to local government that it
make modifications of, exceptions to, or creation of new plans, policies, procedures, and other governing vehicles
which would encourage production of affordable housing.
If approved by the BCC, the recommendations will be used to amend the Local Housing Assistance Plan (LHAP)
and the local Comprehensive Plan Housing Element.
COMMITTEE COMPOSITION
The BCC appointed or re -appointed members to the Committee via Ordinance No. 2020-27 recognizing the
requirement to appoint an elected official and. Section 420.9076 (2), Florida Statutes, liststhe categories from which
committee members must be selected. Each AHAC must have a locally elected official from the county or
municipality participating in the SHIP program. The locally elected official must be a City or County Commissioner.
The elected official will count as a member of the AHAC for purposes of meeting the number of members
requirements. There must be at least eight committee members with representation from at least six of the
following categories:
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(a) A citizen who is actively engaged in the residential home building industry in connection with
affordable housing.
(b) A citizen who is actively engaged in the banking or mortgage banking industry in connection with
affordable housing.
(c) A citizen who is a representative of those areas of labor actively engaged in home building in
connection with affordable housing.
(d) A citizen who is actively engaged as an advocate for low-income persons in connection with
affordable housing.
(e) A citizen who is actively engaged as a for -profit provider of affordable housing.
(f)A citizen who is actively engaged as a not -for -profit provider of affordable housing.
(g)A citizen who is actively engaged as a real estate professional in connection with affordable housing.
(h)A citizen who actively serves on the local planning agency pursuant to s. 163.3174. If the local
planning agency is comprised of the governing board of the county or municipality, the governing board
may appoint a designee who is knowledgeable in the local planning process.
(i)A citizen who resides within the jurisdiction of the local governing body making the appointments.
(j)A citizen who represents employers within the jurisdiction.
(k)A citizen who represents essential services personnel, as defined in the local housing assistance
plan.
The appointed AHAC Committee members are included here, along with their category affiliation.
Name
Category Represented
Date Appointed
1 Rick LoCastro
Elected Official
1/12/2021
2 Mary Waller
Resident in Jurisdiction (RE)
11/15/16; 10/27/20
3 Steve Hruby
Residential Home Bldg Industry
6/12/07; 10/8/19
4 Litha Berger
Real Estate Professional
10/13/15; 10/8/19
5 Jennifer Mitchell
Essential Service Personnel
11/12/2019
6 John Harney
Advocate for Low Income Persons
10/27/2020
7 Joseph Trachtenberg
Employer within Jurisdiction
5/25/2021
8 Bernardo Barnhart
Resident in Jurisdiction (Imm)
5/25/2021
9 Vacant
TBD — Resident*
Future BCC appointment-
12/14/21 Agenda
10 Vacant
TBD-Non-Profit Provider of
Affordable Housing*
Future BCC appointment -
12/14/21 Agenda
11 Vacant
TBD-Labor — representative of
those areas of labor actively
engaged in home building in
connection with affordable
housing*
Future BCC appointment -
12/14/21 Agenda
*These categories are based on applications presented to the Board on December 14, 2021. If appointments are
made, these areas will be updated prior to submittal of this report.
AFFORDABLE HOUSING RECOMMENDATIONS
The AHAC has reviewed local government plans, policies, and procedures; ordinances; regulations; statutes; and
the comprehensive plan, among other documents applicable to housing that is affordable, toevaluatetheir impacts
on housingthat is affordable housing. Further, the AHAC has specifically considered and evaluated the strategies set
out at Florida Statutes, Sec. 420.9076 (4)(a)-(k). Based on this review and evaluation, the AHAC has formulated
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recommendations to the County Commission that it incorporates into its housing strategy certain changes
designed to encourage production of housing that is affordable.
The AHAC, from its review, consideration, evaluation, and recommendations, drafts and submits this report to the
County Commission, to Florida Housing Finance Corporation, and the Florida Housing Coalition, which details the
scope of its work and the resulting recommendations.
From the review and evaluation of the local government documents, the AHAC makes these recommendations to
the County Commission that it incorporate into its housing strategy the following:
RECOMMENDATION 1
Meeting Synopsis: The County's Affordable Housing Advisory Committee (AHAC) has reviewed various staff and
consultant (Johnson Engineering) recommendations to provide development standards and regulatory relief for
housing that is affordable. Eight (8) development standard deviations were approved by the BCC via Ordinance No
2021-05 on February 9, 2021. AHAC has reviewed and provided input on four (4) additional initiatives during the
second and third quarters of 2021.
Existing Strategy: None
AHAC Recommendation: Adoption of four (4) Regulatory Relief Initiatives spearheaded by CHS consultant, Johnson
Engineering. These Initiatives include: (a) permit housing that is affordable by right in Commercial Zoning Districts,
(b) increase allowed density in Activity Centers from 16 du/ac to 25 du/ac, (c) for any properties designated as
Strategic Opportunity Sites (SOS) allow a maximum density of 25 du/ac, (d) establish a policy to encourage higher
density along transit corridors.
Schedule for Implementation: These 4 initiatives are currently under staff review. Proposed public hearings to discuss
regulatory relief initiatives before the Planning Commission and BCC are anticipated during the first and second
quarter of 2022.
RECOMMENDATION 2
Meeting Synopsis:
Existing Strategy:
AHAC Recommendation:
Schedule for Implementation:
The AHAC has reviewed, considered, and evaluated the following the strategies provided in the SHIP Statute at
Section 420.9076 (4), Florida Statutes:
(a) The processing of approvals of development orders or permit, as defined in Florida Statutes, Sec,
163.3164(7), (8), for affordable housing projects is expedited to a greater degree than other projects.
(b) The modification of impact -fee requirements, including reduction or waiver of fees and alternative
methods of fee payment for affordable housing.
(c) The allowance of flexibility in densities for affordable housing.
(d) The reservation of infrastructure capacity for housing for very low-income persons, low-income persons,
and moderate -income persons.
(e) The allowance of affordable accessory residential units in residential zoning districts.
(f) The reduction of parking and setback requirements for affordable housing.
(g) The allowance of flexible lot configurations, including zero -lot -line configurations for affordable housing.
(h) The modification of street requirements for affordable housing.
(i) The establishment of a process by which a local government considers, before adoption, policies,
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procedures, ordinances, regulations, or plan provisions that increase the cost of housing.
(j) The preparation of a printed inventory of locally owned public lands suitable for affordable housing.
(k) The support of development near transportation hubs and major employment centers and mixed -use
developments.
EXPEDITED PERMITTING
Meeting Synopsis: Issue was discussed on September 131h and October 4, 2021. One AHAC member indicated that
Pasco County has successfully used Accela Automation software to manage coordination of all elements of process
and approvals for property development. These changes have cut review times and cost for development and have
led to greater interest and participation by builders and developers in Pasco County.
Existing Strategy: Collier County has had an Expedited/Fast Track permitting process in place for housing that is
affordable since 2007. Based upon AHAC and community stakeholders' input during the development of the 2017
Community Housing Plan (CHP), the Expedited Permitting process was reviewed and updated with the adoption of
Resolution 2018-40 on February 27, 2018.
AHAC Recommendation: No changes recommended at the present time.
Schedule for Implementation: Resolution 2018-40 has been implemented and affordable housing developers have
successfully utilized the improved process.
MODIFICATION OF IMPACT FEES
Meeting Synopsis: Impact Fees were discussed September 131h and October 4, 2021. Some members were aware
of communities that base impact fees on the square footage of each home, thereby having a lower impact fee for
housing that is affordable. Other members indicated that discounting impact fees would be helpful for reduction
of the total cost of homes that are affordable. However, eliminating impact fees can led to a structure which does
not provide enough revenue to provide the basic infrastructure necessary to cover the cost of streets, water, sewer,
etc. Homes that are affordable should make a contribution to the infrastructure of the community. Other members
have noted that the current Impact Fee Deferral system does not work well for affordable rental housing
development and should be modified to better match the financing timeframes of Low -Income Housing Tax Credit
(LIHTC) properties and other affordable rental developments.
Existing Strategy: Collier County has had an Impact Fee Deferral program in place for housing that is affordable
since the late 1980s. Based upon recommendations from the 2017 Community Housing Plan, the Impact Fees
Deferral program was modified and improved via Ordinance No. 2018-28 on February 27, 2018.
AHAC Recommendation: In 2022, review opportunities to increase the length of the deferral period for rental
housing to provide consistency with various financing sources.
Schedule for Implementation: During the first quarter of 2022, consider fact finding and rental housing developers
needs related to the existing Impact Fee Deferral program. Determine when Collier County consultant is scheduled
to review countywide Impact Fee programs.
FLEXIBLE DENSITIES
Meeting Synopsis: Densities have been discussed in relationship to the Johnson Engineering regulatory relief
proposals in the spring and summer of 2021 and at the September 13`h and October 4, 2021 meetings. One
member of AHAC wanted to ensure that green space would continue to be a requirement along the transit
corridors. Development of up to twenty-five units per acre, without provision for significant green space of any
kind, may cause public outcry against "excessive urbanization", which may be considered out of character for
Collier County.
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Existing Strategy: Throughout most of Collier County, residential zoning has a base density of 4 units per acre.
Collier County has had an affordable housing density bonus program since 1990 Ordinance No.. 90-89. As a result
of the 2017 Community Housing Plan and AHAC, Collier County amended its Land Development Code (LDC) to
increase density for units that are affordable through Ordinance No. 2019-02 adopted February 12, 2019. The
Affordable Housing Density Bonus (AHDB) program now provides up to 16 units per acre.
AHAC Recommendation: Recommendation #1 approval of the proposed regulatory relief initiatives to increase
density in Activity Centers from 16 du/ac to 25 du/ac, on sites designated as Strategic Opportunity Sites allow a
maximum density of 25 du/ac and adopt a Transportation Policy to prioritize higher density along transit
corridors.
Schedule for Implementation: It is anticipated that these proposed increases in density may be heard by the
Planning Commission and the BCC in the first and second quarter of 2022.
RESERVATION OF INFRASTRUCTURE CAPACITY
Meeting Synopsis: Collier County does not reserve infrastructure capacity.
Existing Strategy: Collier County does not reserve infrastructure capacity.
AHAC Recommendation: No changes are proposed.
Implementation: None
PARKING AND SETBACK REQUIREMENTS
Meeting Synopsis: These topics have been discussed since the development of the Community Housing Plan (CHP).
Existing Strategy: The County currently has two processes where developers can request a reduction of parking
and setback requirements. Deviations from existing requirements can be requested through the Site Development
Plan (SDP) process or the rezoning to Planned Unit Development (PUD) process. Recommendations to modify
some setback requirements for housing that is affordable were included in Ordinance No. 2021-05 amending the
LDC, adopted February 9, 2021.
AHAC Recommendation: No changes are recommended at the current time.
Schedule for Implementation: None
AFFORDABLE ACCESSORY RESIDENTIAL UNITS
Meeting Synopsis: Accessory Dwelling units are discussed from time to time when a news article is shared with
AHAC members. During the September and October 2021 meetings, the following comments were received from
AHAC members: There is an opportunity to create affordable housing by exploring the idea of allowing accessory
dwellings in the Estates area (eastern Collier Co). It appears Pasco decided to explore the idea in 2018, while
Sarasota seemed non -committal but perhaps willing to review the idea and Palm Beach allows it. I'd be interested to
know where Pasco and Sarasota are on the topic at this time. Developing accessory dwelling units, while useful, are
likely to be significant only for the ranchette properties in the county. The existing four units per acre properties
which comprise most neighborhoods in the county aren't big enough to have space for these residences
Existing Strategy: Collier County does not allow for the rental of Accessory Dwelling Units (ADUs) LDC Section
5.03.03. The County only allows construction of "Guesthouses" on large single family lots of with a minimum lot
size of 43,560 square feet.
AHAC Recommendation: There is no consensus at the present time on this issue, but Accessory Dwelling Units
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should come back to AHAC at a future date with more information on Pasco, Sarasota, and Palm Beach counties
and the City of Rockledge "cottage homes".
Schedule for Implementation: Additional information and AHAC discussion should occur in the second quarter of
2022.
FLEXIBLE LOT CONFIGURATIONS
Meeting Synopsis: This strategy was discussed extensively with the adoption of the 2017 Community Housing Plan.
At that time, it was recommended that the County consider adopting some elements of "smart code". Through this
process, amendments were made to the LDC in February 2021 with the adoption of Ord. 2021-05.
Existing Strategy: Zero lot line development is allowed in Planned Unit Development (PUDs) and as a Conditional
Use under Cluster Housing. Recently Ordinance 2021-05 clarified that Cluster Development of housing that is
affordable does not require a Conditional Use in the RMF-6 Zoning District but is allowed by right.
AHAC Recommendation: No new recommendations at the present time.
Schedule for Implementation: None
MODIFICATION OF STREET REQUIREMENTS
Meeting Synopsis: As part of the regulatory relief proposed in the 2017 Community Housing Plan, modifications to
street requirements have been discussed in 2019-2021.
Existing Strategy: Historically, street requirements for affordable housing developments are considered, on a
case -by -case basis, as deviations in the PUD approval process or variances in the conventional zoning process
In February 2021, Ordinance 2021-05 added a new section to the LDC to allow design deviations for housing
that is affordable, including modifications to internal, privately maintained roadways and sidewalks.
AHAC Recommendation: No new recommendations at the present time.
Schedule for Implementation: None
PROCESS OF ONGOING REVIEW
Meeting Synopsis: AHAC discussions on this topic included the following comments: Ongoing implementation and
enforcement for new processes and LDC require permanent dedicated County staff. Any changes made will require
monitoring to ensure the rules continue to be followed. In addition, educating and promoting a favorable
environment for developers and builders will draw more partners into working in the County. Closer coordination
between GMD, zoning, planning and CHS is critical for the success of process changes and approval for
developments. The silos currently in place need to be broken down. The new coordination created will reduce or
eliminate many of the repeated review cycles which are required today.
Existing Strategy: Community & Human Services staff monitor the BCC, Planning Commission and Development
Services Advisory Committee (DSAC) meetings regarding issues that may impact housing affordability in Collier
County.
AHAC Recommendation: No changes are purposed at this time.
Schedule for Implementation: None
PUBLIC LAND INVENTORY
Meeting Synopsis: Public lands discussion has occurred regularly at AHAC meetings since 2018. This is a topic of
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great interest to AHAC members.
Existing Strategy: The County's Real Property office maintains a list of county owned properties as required by FS
125.379. This inventory is circulated to County Departments for review and determination if properties are
needed to implement Department operations or program mandates. Available properties are presented to the
BCC and advertised for sale in the local newspaper.
In 2018, two County owned parcels known as Bembridge and Manatee were part of a Request for Information
(RFI) process with multiple developers submitting proposals for the development of the 5-acre Bembridge site.
In 2019, through an ITN process, the County selected McDowell Housing Partners to construct 82 units of
affordable rental housing.
During 2018-2019, the BCC decided not to move forward with proposals for the Manatee site.
In 2019, the County acquired the defunct Golden Gate Golf Course. In 2020 through an ITN process, the County
selected Rural Neighborhoods, Inc to develop a portion (25+ acres) of this publicly owned property for affordable
rental housing for seniors, veterans, and Essential Service Personnel (ESP). The Developers of both parcels have
entered a 99-year land lease with the County.
AHAC Recommendation: AHAC members have discussed revisiting the Manatee property at a future date.
The Committee provided a letter to the County Commissioners requesting that they reestablish the joint
Parks and Recreation & AHAC subcommittee to review the feasibility of co -locating a park and housing
that is affordable on this large parcel. The BCC adopted Resolution 2018-39 to encourage the co -location
of public facilities and housing that is affordable.
Schedule for Implementation: AHAC will continue to request meetings with the BCC, Parks officials and advisory
board to discuss the Manatee property.
SUPPORT OF DEVELOPMENT NEAR TRANSPORTATION HUBS
Meeting Synopsis: Discussed during the spring and summer of 2021 as part of the consultant's, Johnson
Engineering, regulatory relief, and development standards modifications to the LDC.
Existing Strategy: This issue was reviewed during the development of the 2017 CHP with recommendations for
the County to consider integration of bus routes (CAT) with affordable housing locations, development of
Strategic Opportunity Sites and higher housing densities in existing Activity Centers.
AHAC Recommendation: Approve the recommended new policy for the Transportation Element to prioritize
higher density along transit corridors ranging from 13 du/ac to 25 du/ac.
Schedule for Implementation: This recommendation is currently under staff review and is anticipated to be heard
by the Planning Commission and BCC during the first quarter of 2022.
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