Agenda 12/13/2022 Item #16A11 (2022 State Housing Initiatives Partnership Incentive Strategies Report)12/13/2022
EXECUTIVE SUMMARY
Recommendation to approve and submit the 2022 State Housing Initiatives Partnership Incentive Strategies
Report to Florida Housing Finance Corporation and Florida Housing Coalition as required by section
420.9076, Florida Statutes.
OBJECTIVE: To comply with section 420.9076, Florida Statutes 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 Economic Development and Housing
(EDH) and 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
Corporation (FHFC) every three (3) years but in 2020, HB1339 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 bei ng 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 15, 2022. An advertisement and
summary of the SHIP Incentives Strategies Report, and notice of the AHAC meeting, was published in the Naples
Daily News on November 11, 2022. In addition, the Incentive Strategies Report was also made available on the
CHS website.
There were no public comments received at the November 15, 2022, 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.
FISCAL IMPACT: Costs associated with the SHIP Incentive Strategies Report include $469 in advertising fees in
addition to staff time and resources compiling the Report. Execution of this Report will ensure that Collier County
continues to participate in and receive future funding for the SHIP Program, which is budgeted in the SHIP Fund
(791). The Incentives outlined in the Report may assist in the development of future housing initiatives which may
budgeted in the Affordable Workforce Housing Fund (105).
LEGAL CONSIDERATIONS: This item is approved for form and legality and requires a majority vote for Board
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12/13/2022
action. (HFAC)
GROWTH MANAGEMENT IMPACT: The State Housing Initiatives 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 2022 State Housing Initiatives Partnership Incentive
Strategies Report to Florida Housing Finance Corporation and Florida Housing Coalition as required by section
420.9076, Florida Statutes.
Prepared by: Jacob LaRow, Director, Economic Development & Housing Division
ATTACHMENT(S)
1. Affordable Housing Advisory Committee Incentive Strategies Report 2022 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.11
Doc ID: 23766
Item Summary: Recommendation to approve and submit the 2022 State Housing Initiatives Partnership Incentive
Strategies Report to Florida Housing Finance Corporation and Florida Housing Coalition as required by section
420.9076, Florida Statutes.
Meeting Date: 12/13/2022
Prepared by:
Title: – Growth Management Department
Name: Jacob LaRow
11/08/2022 12:16 PM
Submitted by:
Title: Department Head - GMD – Growth Management Department
Name: James C French
11/08/2022 12:16 PM
Approved By:
Review:
Growth Management Department Diane Lynch Growth Management Department Completed 11/08/2022 4:09 PM
Community & Human Services Kristi Sonntag Additional Reviewer Completed 11/09/2022 11:10 AM
Growth Management Department Jeanne Marcella Transportation Skipped 11/10/2022 9:04 AM
Growth Management Department James C French Growth Management Completed 11/23/2022 3:59 PM
County Attorney's Office Heidi Ashton-Cicko Additional Reviewer Completed 11/29/2022 1:46 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 11/29/2022 3:12 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 12/01/2022 10:20 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 12/05/2022 12:27 PM
County Manager's Office Geoffrey Willig Level 4 County Manager Review Completed 12/05/2022 4:25 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 12/13/2022 9:00 AM
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Incentive 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
SUBMITTED TO: Rob Dearduff
FLORIDA HOUSING FINANCE
CORPORATION DATE
SUBMITTED: 12/13/2022
PREPARED BY: ECONOMIC DEVELOPMENT & HOUSING DIVISION AND
COMMUNITY & HUMAN SERVICES DIVISIONS & AHAC
BACKGROUND
As a recipient of State Housing Initiatives Partnership funds, Collier County established an
Affordable Housing Advisory Committee in 1993 (Ord 93-19) and repealed and replaced
early versions with Ord.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 Statues, 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.
As approved by the Collier County Board of County Commissioners, the recommendations
are used to amend the Local Housing Assistance Plan and the local Comprehensive Plan
Housing Element.
COMMITTEE COMPOSITION
The Board of County Commission appointed or re-appointed members to the Committee via
Ordinance 2020-27 recognizing the requirement to appoint an elected official and on November
8, appointed three new members and one re-appointment. Florida Statues, Sec. 420.9076 (2)
lists the 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:
(a)A citizen who is actively engaged in the residential home building industry in connection
with affordable housing.
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(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
homebuilding 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
(i) process.
(j) A citizen who resides within the jurisdiction of the local governing body making the
appointments.
(k) A citizen who represents employers within the jurisdiction.
(l) 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; 1/11/2022
2 Mary Waller Resident in Jurisdiction (RE) 11/15/16; 10/27/20
3. Arol Buntzman Non-Profit Provider 11/8/2022
4. Jennifer Faron Real Estate Professional 11/8/2022
5. Todd Lyon Essential Services Personnel 11/8/2022
6 John Harney Advocate for Low Income
Persons
10/27/2020
7 Joseph Trachtenberg Employer within Jurisdiction 5/25/2021
8 Paul Shea Member of Planning
Commission
5/25/2021
9 Gary Hains Labor engaged in home bldg 1/22/2019; 12/14/2021
10. Stephen Hruby Residential Home Bldg Industry 11/8/2022
11 Jessica Brinkert Resident in Jurisdiction 12/14/2021
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
affordable housing, for evaluation of their impacts on affordable housing. Further, the AHAC
has specifically considered and evaluated the strategies set out at Florida Statues, Sec. 420.9076
(4)(a)-(k). Based on this review and evaluation, the AHAC has formulated recommendations to
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the County Commission that it incorporates into its housing strategy certain changes designed
to encourage production of affordable housing.
The AHAC, from its review, consideration, evaluation, and recommendations, drafts and
submits this report to the County Commission and to Florida Housing Finance Corporation,
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
#2021- 05 on February 9, 2021. AHAC has reviewed and provided input on four (4)
additional initiatives during the 2nd and 3rd 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 upa to 25 upa, (c) for any
properties designated as Strategic Opportunity Sites (SOS) allow a maximum
density of 25 upa, (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 before the Planning Commission and BCC are anticipated in
the fourth 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 Florida Statutes, Sec. 420.9076 (4):
(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.
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(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,
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 13th 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 13th 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
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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 #2018-28 on February 27, 2018.
AHAC Recommendation: In 2023, implement and support an Impact Fee Deferral
Pilot Program utilizing approximately $4 million in American Rescue Plan funds
received from the United States Treasury through the State and Local Fiscal
Recovery Funds to support long term affordable rental housing.
Further, it is recommended that the County should review opportunities to
increase the length of deferral period available for rental housing to align with
various financing sources.
Schedule for Implementation: Collier County Board of Commissioners have approved
$4,114,137 in funds under project CC4.4 in the American Recovery plan to support
developments principally financed with Low-Income Housing Tax Credit Projects, Tax
Exempt Bond Financing, or other qualifying affordable housing developments. 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 13th 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.
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 Ord.#90-89. As a result of the 2017 Community Housing Plan and
AHAC, Collier County amended its Land Development Code to increase density for
units that are affordable through Ordinance #2019-02 adopted February 12, 2019. The
Affordable Housing Density Bonus (AHDB) program now provides up to 16 units per
acre.
Applicants that have requested additional density above base residential zoning and
which require a Growth Management Plan Amendment have been recommended by the
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Collier County Planning Commission and required by the Board of County
Commissioners to set aside a minimum number of units in proposed developments to
made affordable for a minimum of 30 years to households earning at or below 120% of
the Area Median Income.
AHAC Recommendation: Recommend approval of the proposed regulatory relief
initiatives to increase density in Activity Centers from 16 upa to 25 upa, on sites
designated as Strategic Opportunity Sites allow a maximum density of 25 upa and
adopt a Transportation Policy to prioritize higher density along transit corridors.
AHAC further supports CPCC and Board policy that extracts a public good for
those applicants requesting density with a minimum of 20% of units developed be
provided to households at or below 100% of the Area Median Income and
encourages the development of a written policy incorporating density and the
utilization of federal, state, and local grant dollars to support the development of
additional affordable housing units.
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 quarter of 2023.
Additional density provided through Growth Management Plan Amendments are on a
rolling and as requested basis.
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
2021-05 amending the Land Development Code, adopted February 9, 2021.
AHAC Recommendation: No changes are recommended at the current time.
Schedule for Implementation: None
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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 should come back to AHAC at a future date with
more information on Pasco, Sarasota, 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 2023.
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 Land Development Code 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 affordable housing 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
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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: Previous AHAC discussions on this topic included the following
comments: Ongoing implementation and enforcement for new processes and Land
Development Code 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 GMP, 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: Housing policy has been relocated from Community & Human
Services under Public Services Department to into a new Division of Economic
Development and Housing in the Growth Management Department (GMD). This will
enable closer collaboration and communication between Housing Staff and planners in
Zoning and Comprehensive Planning. Long term monitoring will remain with
Community & Human Services but will be included in and privy to affordable housing
commitments drafted by the GMD.
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 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
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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. This project, now called The Harmony, will be completed in early 2023 and is
governed by a Developer Agreement and 99-year ground lease ensuring long term
affordability.
During 2018-2019, the Board of County Commissioners 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).
AHAC Recommendation: AHAC members have discussed revisiting the Manatee
property at a future date. The Committee drafted 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 collocation of public facilities and housing that is affordable. AHAC
recommends acquiring parcels though the utilization of the One Penny Surtax
Schedule for Implementation: AHAC will continue to request meetings with the BCC,
Parks officials and Parks and Recreation 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 upa to 25 upa.
Schedule for Implementation: This recommendation is currently under staff review and
is anticipated to be heard by the Planning Commission and BCC during the fourth
quarter of 2022.
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