Agenda 02/22/2022 Item #11B (Housing Affordability Recommendations)02/22/2022
EXECUTIVE SUMMARY
Recommendation that the Board provide direction to staff to bring back two (2) recommendations
for the Board’s consideration to address housing affordability: (1) a proposal for General
Governmental resources to be allocated to support the Local Housing Trust Fund for housing
development activities, and (2) to identify eligible parcels for acquisition from the One Cent
Infrastructure Surtax.
OBJECTIVE: To streamline existing programs; adopt new and modified programs; and strengthen and
foster public-private partnerships to improve the development of housing that is affordable to Collier
County residents.
CONSIDERATIONS: In response to community concerns in 2016, the Board of County Commissioners
(Board) commissioned the development of a Community Housing Plan with a broad cross-section of
stakeholders appointed in June 2016. In 2017, the Urban Land Institute (ULI) performed a panel review
of the housing situation in Collier County focusing on the state of affordable housing. The community
stakeholders presented the Community Housing Plan to the Board on October 25, 2017, Agenda Item
#11A. From the ULI Final Report 35 specific recommendations, organized into six (6) categories, were
received. The Board provided direction to the staff and stakeholders to explore twenty-four (24) specific
recommendations as the Community Housing Plan was developed.
Some of the key recommendations included increasing certainty in the process, developing a marketing
campaign, reducing specified development costs and review times, enhancing existing incentives, the
creation of a community land trust as a vehicle to ensure long term affordability through shared equity
ownership in which a non-profit owns the land thereby removing the cost from the price of the home, and
re-establish a local housing trust fund to create a steady, and locally controlled funding source with more
flexibility than state or federal resources. Of the initial twenty-four (24) suggested solutions presented for
further investigation, seven (7) were found unsuitable for deeper discussion. The remaining suggested
initiatives were streamlined and combined into seventeen (17) action items, of which thirteen (13) have
been submitted to the Board for consideration and action. The remaining four (4) initiatives are currently
working their way through the Land Development Code and Growth Management Plan Amendment
processes and should be completed in late 2022. The four (4) pending initiatives are:
• Streamline Commercial to Residential Conversions
• Transit Oriented Development
• Strategic Opportunity Sites
• Incentivize Mixed Income Development (Activity Center)
The cost of housing is on the rise throughout not only Collier County but also Florida and nationwide.
Comparing Collier County to Lee County, Collier continues to have some of the highest rents in
southwest Florida. For example, in Lee County an affordable 2/2 rental, calculated based on the county’s
current Area Median Income (AMI) of $71,900 range between $1,100 and $1,800 per month with only 16
units available per Zillow.com. In comparison to Collier County where a 2/2 affordable rental, based on
the AMI of $84,300, ranges from $1,600 to $2,107 per month with only 11 units available (Zillow.com,
February 15, 2022). The local single-family home market has seen a significant reduction in inventory
year over year, in December 2020 there were 2,015 single-family homes, not including condominiums, in
inventory, and in December 2021 there were 670 single-family homes, a 66.7% decrease in availability in
Collier. The lack of availability has also impacted the median close price resulting in a 27.6% increase for
single-family and a 20.7% increase for condominiums. As of December 2021, according to NABOR,
there were 35 single-family homes or 86% fewer than 2020 below $300,000 for sale.
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Our ever-changing and increasing housing market for single-family and rental units requires additional
options for Board consideration. Staff has prepared options based on discussions with the Affordable
Housing Advisory Committee, discussions with staff at Florida Housing Finance Corporation, and
reviewing promising approaches within Florida and across the Nation. The options are as follows:
1. Annually the Board through appropriation process can consider the use of General Governmental
funding for the Local Housing Trust Fund; Resolution 19-207 adopted by the Board on October 22, 2019,
Agenda Item #11J, directed the Affordable Housing Advisory Committee (AHAC) to identify and
research potential funding sources for the Housing Trust fund and bring back recommendations to the
Board. This option is in direct response to this direction. Should the Board choose to move forward with
this option and based on fund availability, staff would take applications for workforce housing
developments through a competitive application cycle. The use of these funds will allow the Board the
flexibility to define projects and target workforce sectors and varying income levels. Further, this would
allow funds to be leveraged against public and private funding sources to maximize General Fund dollars
allowing increased flexibility without the federal or state regulatory requirements.
2. One Cent Infrastructure Surtax: On November 6, 2018, the voters approved a one penny sales tax to
fund various projects including Workforce Housing which has been allocated $20 million. The proceeds
will be deposited into the Workforce Housing Land Trust Project within the Infrastructure Sales Tax
Capital Fund (318), and those funds will be used in accordance with the approved referendum and Section
212.055(2.)(d.)1.e. Florida Statutes, directing the purchase of land to be used for the construction and
development of housing that is affordable. Staff will work with Real Property of Facilities Management,
Public Utilities Department, to locate eligible parcels. Once eligible parcels or projects have been
identified they will be presented to the Infrastructure Surtax Citizens Oversight Committee and then to the
Board for approval.
The Affordable Housing Advisory Sub-Committee met on January 26, 2022, prepared a list identifying
possible funding sources to support the County’s Local Housing Trust Fund, and presented the
recommendations to the full committee on February 7, 2022. The full committee provided their list of
recommendations, attached to this item, and are in full support for Options 1 and 2 as outlined above.
To accommodate the changes in the housing market and in an attempt to meet the needs of our
community, the proposed options will further the recommendation of the Community Housing Plan.
Utilizing the proposed approaches can assist in narrowing the affordability gap through financing
mechanisms, securing land, and future policy revisions.
FISCAL IMPACT: The Infrastructure Surtax has funding in the amount of $20 million for Workforce
Housing land purchases. Budget amendments will be required once properties are identified, validated by
the Surtax Committee and approved by the Board.
GROWTH MANAGEMENT IMPACT: Acceptance of these recommendations will allow the County
to expand affordable housing opportunities for its citizens and further the goals of the Housing Element of
the Collier County Growth Management Plan.
LEGAL CONSIDERATIONS: This item is approved for form and legality and requires a majority vote
for Board action. - CMG
RECOMMENDATION: That the Board provide direction to staff to bring back two recommendations
for the Board’s consideration to address housing affordability: (1) a proposal for General Governmental
resources to be allocated to support the Local Housing Trust Fund for housing development activities, and
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02/22/2022
(2) to identify eligible parcels for acquisition from the One Cent Infrastructure Surtax.
Prepared By: Jacob LaRow, Housing, Grant Development and Operations Manager; Community and
Human Services Division
ATTACHMENT(S)
1. AHAC POTENTIAL REVENUE SOURCES TO FUND THE LOCAL HOUSING TRUST
FUND (DOCX)
2. Collier County Housing Affordability (PPTX)
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02/22/2022
COLLIER COUNTY
Board of County Commissioners
Item Number: 11.B
Doc ID: 21283
Item Summary: *** This item to be heard at 10:00 a.m. *** Recommendation that the Board
provide direction to staff to bring back two recommendations for the Board’s consideration to address
housing affordability: (1) proposal for General Governmental resources to support the Local Housing
Trust Fund for housing development activities, and (2) identification of eligible parcels for acquisition
from the One Cent Infrastructure Surtax. (Jacob LaRow, Manager Housing, Grant Development, and
Operations)
Meeting Date: 02/22/2022
Prepared by:
Title: – Community & Human Services
Name: Jacob LaRow
02/08/2022 4:53 PM
Submitted by:
Title: Manager - Federal/State Grants Operation – Community & Human Services
Name: Kristi Sonntag
02/08/2022 4:53 PM
Approved By:
Review:
Community & Human Services Kristi Sonntag CHS Review Completed 02/09/2022 8:38 AM
Community & Human Services Maggie Lopez Additional Reviewer Completed 02/09/2022 9:25 AM
Grants Erica Robinson Additional Reviewer Completed 02/09/2022 1:28 PM
Operations & Veteran Services Kimberley Grant Additional Reviewer Completed 02/10/2022 9:01 AM
Public Services Department Todd Henry Additional Reviewer Completed 02/10/2022 9:32 AM
Public Services Department Tanya Williams PSD Department Head Review Completed 02/10/2022 12:10 PM
County Attorney's Office MaryJo Brock Level 2 Attorney of Record Review Skipped 02/15/2022 6:42 AM
County Attorney's Office Colleen Greene Additional Reviewer Completed 02/16/2022 10:58 AM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 02/16/2022 11:04 AM
Grants Therese Stanley Additional Reviewer Completed 02/16/2022 11:25 AM
Office of Management and Budget Susan Usher Additional Reviewer Completed 02/16/2022 1:06 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 02/16/2022 2:21 PM
County Manager's Office Dan Rodriguez Level 4 County Manager Review Completed 02/16/2022 2:52 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 02/22/2022 9:00 AM
11.B
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AHAC POTENTIAL REVENUE SOURCES TO
FUND THE LOCAL HOUSING TRUST FUND (HTF)
Background: In 2016 the Board of County Commissioners appointed a Stakeholder Committee to work
with Community and Human Services staff and the Affordable Housing Advisory Committee (AHAC) to
develop a comprehensive Community Housing Plan to address the need for housing that is affordable
for all members of the community.
In January 2017, the Urban Land Institute (ULI) was retained by the County to examine housing
affordability challenges during a 5-day intensive analysis and presentation to the Board. A final
published product was provided to the community in May 2017 with recommendations and an
Implementation Schedule including short-term (0-3 years) medium-term (3 to 5 yrs.) and long term (5
to 10 years). The ULI report and recommendations formed the starting point for the creation of the
Community Housing Plan. The Board directed staff to explore 27 of the 35 ULI recommendations
including reinstating a local Housing Trust Fund (HTF) and identifying dedicated funding sources. The
final Community Housing Plan (CHP) was presented to and accepted by the Board in October 2017.
The BCC re-established a local Housing Trust Fund (HTF) in 2018 with the adoption of Resolution 2018-
82. The Affordable Housing Advisory Committee (AHAC) established a Housing Trust Fund
Subcommittee to develop guidelines and criteria for the implementation of the HTF. The HTF
Subcommittee and AHAC provided recommendations to the Board on October 22, 2019. The Board
adopted Resolution No.19-207 which included Collier County Housing Trust Fund Guidelines,
Competitive Evaluation Criteria, and an annual work plan.
Resolution 2019-207 directed the Affordable Housing Advisory Committee to identify and research a
variety of potential, recurring funding sources for the local Housing Trust Fund and bring
recommendations to the Board at a later date. At the time of the October 22, 2019 BCC meeting there
was approximately $180,000 in funding which had come from the repayment of affordable housing
density bonuses and the sale of county owned surplus property.
In January 2020 the HTF Subcommittee reconvened to identify potential reoccurring funding sources
for the Housing Trust Fund (HTF). The subcommittee met in early 2020 before COVID interrupted the
monthly meeting schedule. The subcommittee began to meet virtually in June 2020 and these
meetings and ensuing research have resulted in the following findings and recommendations.
Goal: Develop multiple stable funding sources for the local housing trust fund.
Taxes &
Fees
Justification AHAC Recommendation
General Fund
Utilizing General Fund resources to
fund the local HTF provides a
community with greater flexibility in
addressing its housing affordability
needs.
Fund the Local Housing Trust Fund beginning
with $10M in FY2023 with an annual allocation,
thereafter, with an amount equal to that of .5%
of the County’s Gross County budget, or $10M,
whichever is greater.
One Cent
Surtax
BCC adopted Res. 2018-82 and
2019-207 which established the
The transfer of the Local Housing Trust Fund sub
account an amount proportional to the amount
11.B.a
Packet Pg. 54 Attachment: AHAC POTENTIAL REVENUE SOURCES TO FUND THE LOCAL HOUSING TRUST FUND (21283 : Housing that is Affordable
HTF, identified 6 public purposes, 8
program areas and established
guidelines and criteria for funding
housing that is affordable.
of surtax revenue collected pursuant to the
referendum.
Housing
Linkage
Fees
Linkage fees vary depending on type
of commercial or industrial
construction.
The County retain a consultant to perform a
(required) Nexus Study [to determine
appropriate Linkage Fees on commercial and
industrial construction for affordable housing].
Regardless of Nexus Study outcome [establish]
a nominal [linkage] fee of $1/square foot.
11.B.a
Packet Pg. 55 Attachment: AHAC POTENTIAL REVENUE SOURCES TO FUND THE LOCAL HOUSING TRUST FUND (21283 : Housing that is Affordable
6.53
COLLIER COUNTY
HOUSING THAT IS AFFORDABLE
FEBRUARY 22, 2022
Kristi Sonntag,Director -Community & Human
Services
Jacob LaRow, Manager -Housing,Grant
Development & Operations
Presented By:
11.B.b
Packet Pg. 56 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)
COLLIER COUNTY HOUSING
AFFORDABILITY HISTORY
•March 2016,the BCC directed staff to develop a cohesive,
inclusive plan to meet housing affordability needs of the
entire county.
•July 2016,the 35 members stakeholder group began
meeting to research and discuss options that could be
utilized in Collier county to encourage the development of
housing that is affordable.
•January 2017,the Urban Land Institute (ULI) was engaged
to conduct an Advisory Services Panel to conduct an in-
depth investigation into the issue of housing affordability
in the Collier County community and provided suggested
solutions to deter a future crisis.
•October 2017,the BCC reviewed and accepted the CHP
and made recommendations to move forward.
•February 2018,the suggested solutions were presented to
the BCC for consideration and action,staff began
implementation of recommendations.
2/2022 2
11.B.b
Packet Pg. 57 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)
SUGGESTED SOLUTIONS
2/2022 3
AC TION ITEM STAT US
Residential Housing included in future county land acquisitions Approved 2/27/2018
New Demand Methodology Implemented 2/27/2018
Increase Advocacy of the Sadowski Act Trust Fund Approved 2/27/2018
Concurrent expedited Review Process Approved 2/27/2018
Impact Fee Deferral Program Amendment Adopted Ordinance 2/12/2019
New Affordable Housing Definition Implemented 2/12/2019
Affordable Housing Density Bonus Amendment Implemented 2/12/2019
Community Land Trust Awarded RFP 10/2019
Marketing/Public Relations/Communication Plan Awarded RFP 10/2019
Local Housing Trust Fund Re-established 6/2020
Regulatory Relief for Affordable Housing Applications Implemented 2/9/2021
Government Wages (BCC approved increases 1/25/2022)Not adopted at time of CHP approval
Minimum Wage (Florida voters approved 11/3/2020)Not adopted at time of CHP approval
Streamlined Commercial to Residential Conversions In Process
Incentivize Mixed Income Housing in Future Redevelopment Activity Centers In Process
Create Strategic Opportunity Sites In Process
Increase Density in CRA and along transit corridor In Process
7 Member BCC Not adopted at time of CHP approval
Simple Majority for AH Zoning Not adopted at time of CHP approval
Rental of Guest houses/ADU Not adopted at time of CHP approval
Hire Community Outreach Coordinator Not adopted at time of CHP approval
Hire Housing Counselor Not adopted at time of CHP approval
Linkage Fee Nexus Study Declined 4/24/2018
Mixed Income Housing Incentive –Inclusionary Zoning Declined 10/9/2018
11.B.b
Packet Pg. 58 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)
4 SOLUTIONS TO INCENTIVIZE DEVELOPMENT
Streamline Commercial to Residential
Conversions•Housing that is Affordable by right in Commercial Zoning Districts with;
• Up to 16 du/acre allowed by right when converting from commercial to mixed
use or residential, when impacts are less intensive than commercial use.
Incentivize Mixed Income Development
(Activity Center)
• Increases allowed density in Activity Centers (Intersection of major
roadways) from 16 units/acre to 25 units per acre;
• Rewards highest density when projects serve the greatest number of
income levels;
Strategic Opportunity Sites
•The SOS designation is proposed to allow for max. residential
density of 25 units/acre for employment generating projects, when not
located within an Activity Center;
• Requires that a minimum of 20% of total dwelling units must be
committed to Low or Very Low-income levels;
Transit Oriented Development
• Allow density of up to 13 units/acre of market rate units through PUD
rezone for a project that complies with Transit Oriented Design (TOD)
Standards;
• Density of up to 25 units/acre for projects that are approved through PUD
rezoning, comply with TOD standards, and provide 2/3 of bonus density to
housing that is affordable;
2/2022 4
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Packet Pg. 59 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)
2/2022 5
Current
Need
Current
Pr ojects
Local,State
&
National
Tr ends
Opportunities
for Board
Guidance
11.B.b
Packet Pg. 60 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)
MARKET DEMAND SUMMARY
•Median closed price increased 31.3% to
$499,000 from $380,000 the previous
December. *
•Collier County 2021 AMI $84,300 = a
Affordable Housing Cost of $2,107 per
month**
•$2,107 will purchase:
Home Purchase Price =$356,500
-$71,300 (20% down payment)
$285,200 mortgage
Assuming:
30-year mortgage @ 3.660% for 30 Years=$1,306 P&I
+ $235 Taxes (est.)+ $66 Insurance (est.)+$500 HOA fees (est.)
# Units Listed for less than $356,500=
54***
2/2022 6
OWNER OCCUPIED UNITS
*Provided by NABOR
**calculated based on HUD standard 30% of gross
***as found on Zillow.com 1/27/2022
RENTAL UNITS
Median
Rents
Jan ‘21
Median
Rents
Jan ‘22
Change
Developments*$1,360 $1,828 34.4%+
Pr ivate
Landlords**$1,750 $3,000 71.4%+
Jan ‘21
Units
Available
Jan ‘22
Units
Available
Change
Developments*667 92 86.2%-
Pr ivate
Landlords**581 386 33.7%-
TOTAL 1,248 478 61.7%-
1 Unit available for $2,107 or less January 1, 2022*
*Provided by CHS Apartment Survey
**Provided by matrix.swflamls.com
11.B.b
Packet Pg. 61 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)
2/2022 7
Development # of Units Restricted/
# Income Restricted
Total # of
Units Type Commitment
Allura 55/31 304 ESP-Rental 55 units to ESP -31 of the 55 at 80% AMI income restricted
Courthouse Shadows 60/0 300 ESP-Rental 60 units for ESP no income restriction
Hammock Park 48/27 265 ESP-Rental 48 units for ESP with 27 of the 48 at 100% AMI
Blue Coral 70/0 234 Rental 70 units for ESP no income restriction
Golden Gate Golf Course 310/310 310 Rental 15 Units at 80% AMI,70 Units at 60% AMI & 15 Units at 30%
AMI
Harmony (aka.Bembridge)82/82 82 Rental 13 units at 50% AMI,50 Units at 51-60% AMI,& 19 units at 61-
80% AMI
Immokalee Fair Housing 128/128 128 Rental 128 units at or below 60% AMI
Bellmar Village 413/413 Unknown Homeownership 413 units to be sold at or below %140 AMI
Longwater Village 390/390 2600 Homeownership 390 units to be sold at 140% AMI
NC Square 129/129 129 Homeownership 65 units at 140% AMI and 64 units at 120% AMI
Rivergrass*0 2500 *$500,000 to the Community Foundation
TOTAL 1,685 total restricted
1,510 income restricted
6,852
+0 Units Constructed
CURRENT PROJECTS IN DEVELOPMENT 2018-2021
11.B.b
Packet Pg. 62 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)
CURRENT STATE OF DEVELOPMENT
IMMEDIATELY
(<2 Years)
Allura
Courthouse Shadows
Harmony (aka: Bembridge)
Immokalee Fair Housing
NEAR TERM
(3-5 Years)
LONG TERM
(6-10 Years)
Bellmar
Longwater Village
Rivergrass
2/2022 8
Blue Coral
Golden Gate Golf Course
Hammock Park
NC Square
Affordable Units/Total Units
358/814
Affordable Units/Total Units
557/938
Affordable Units/Total Units
803/5100
11.B.b
Packet Pg. 63 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)
7/1/20XX 9Pitch deck title
STATE
Current Law Pending Legislation
•F.S. §125.01055(6)(H.B.1339)
Allows for approving developments
without rezoning or GMP amendment.
•S.B 1150 Developer Incentives
(tax breaks) for providing
housing that is affordable.
•H.B.1089 Tax credits for
landlords leasing to college
students and recent
graduates.
•S.B 962/H.B 981 Mixed-use
development for affordable
housing.
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Packet Pg. 64 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)
NATIONAL
2/2022 10
Pe nding Legislation
Build Back Better Act –Current draft of the Act aims to
provide $170 billion nationally to address a variety of housing
programs, including $9.925 billion for the HOME program through
FY 2026, $3.05 billion in CDBG for housing infrastructure, and
$1.75 billion in grants for Unlocking Possibilities Program to aid in
streamlining regulatory requirements, reforming zoning codes.
11.B.b
Packet Pg. 65 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)
CURRENT LOCAL INCENTIVES
2/2022 11
Impact
Fe e
Deferrals
AH
Density
Bonus
Expedited
Pe rmitting
Impact Fee Deferrals –Available for both rental and
homeownership units,with affordability restrictions.Fo r
homeownership products impact fees are transferred to
the new owner from developer and can be forgiven after
10 years.[Article IV. S ec.74-401]
AH Density Bonus –A maximum of 12 additional
units per acre,with affordability restrictions,not to exceed
16 total.A 30-year commitment is required.[Sec.2.06.00]
Expedited Permitting –With an approved
affordability restriction a developer can request permitting
to be review concurrently rather than consecutively, saving
6-8 months in development.[Resolution 2018-40]
11.B.b
Packet Pg. 66 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)
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OPPORTUNITIES FOR BOARD GUIDANCE Florida Nationally
Pr opose for General Governmental resources to be
allocated to support the Local Housing Trust Fund for
housing development activities.
Hillsborough, Pinellas,
Orange ($10M),
Seminole ($500K)
Louisiana, Maryland, Virginia, Michigan,
Iowa, Ohio, Kentucky, Georgia, Indiana,
Montana, New York, Alaska
Direct staff to identify eligible parcel(s) for acquisition from
the One Cent Infrastructure Surtax.Pinellas + 24 Cities Colorado, Ohio
AHAC RECOMMENDAT IONS
Fu nd the Local Housing Trust Fund beginning with $10,000,000 in FY2023 with an annual
allocation,thereafter, with an amount equal to that of .5% of the County’s Gross County budget,
or $10,000,000,whichever is greater.
The transfer to the Local Housing Trust Fund sub account an amount proportional to the amount
of surtax revenue collected pursuant to the referendum.
The County retain a consultant to perform a (required) Nexus Study [to determine appropriate
Linkage Fees on commercial and industrial construction for affordable housing].Regardless of
Nexus Study outcome [establish]a nominal [linkage] fee of $1/square foot.
11.B.b
Packet Pg. 67 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)
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RECOMMENDATIONS
Direct staff to address housing affordability providing the following options for the
Board’s consideration:
§General Governmental resources to support the Local
Housing Trust Fund to support housing development
activities
§Identification of eligible parcels for acquisition from
the One Cent Surtax and authorize a corresponding
budget amendment to allocate revenue from the One
Cent Surtax to the Wo rkforce Housing Tr ust Fund
Project within the Sales Ta x Capital Fund (318).
11.B.b
Packet Pg. 68 Attachment: Collier County Housing Affordability (21283 : Housing that is Affordable Solutions)