Agenda 03/28/2023 Item #11F (Workforce Housing Land Acquisition portion of the voter-approved Local Government Infrastructure One-Cent Sales Surtax)03/28/2023
EXECUTIVE SUMMARY
Recommendation to adopt a policy for the use of the Workforce Housing Land Acquisition portion of the
voter-approved Local Government Infrastructure One-Cent Sales Surtax.
OBJECTIVE: To provide housing that is affordable in Collier County and to further the goals set forth in the
Housing Element of the Growth Management Plan by adopting a policy to guide future workforce housing land
acquisitions using the Collier County Infrastructure One-Cent Surtax
CONSIDERATIONS: On November 6, 2018, the voters of Collier County approved a one percent (1%) local
government infrastructure surtax upon all taxable transactions occurring within the County. Twenty million dollars
($20,000,000) of this surtax is earmarked to be used for land acquisition in accordance with Section 212.055(2),
Florida Statutes.
Growth Management Community Development leadership staff developed the attached proposed policy for
consideration by the Board to guide future land acquisitions using these funds for the development of future
workforce housing projects.
The Affordable Housing Advisory Committee (AHAC) has reviewed the proposed policy, whereas their specially
formed subcommittee regarding this matter provided unanimous support. The full AHAC supported this approach
and recommended including development team and project financing criteria within the policy to ensure that
property is not only acquired but is developed in the most expedient, efficient, and cost-effective manner. These
suggestions have been incorporated into the recommended policy.
Approving this policy will enable staff to bring the policy to the Infrastructure Surtax Citizens Oversight
Committee (ISCOC) for consideration and then to seek properties for acquisition in accordance with the voter-
approved initiative.
FISCAL IMPACT: Approval of this policy has no fiscal impact on the General Fund. Future property acquisitions
will be brought to the ISCOC and the Board of County Commissioners for approval.
LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney. Irrespective of any policy,
the Board may utilize funds generated by the infrastructure sales tax to purchase land for affordable housing
provided that it complies with the minimum statutory requirements:
Florida Statutes Sec. 212.055 (2) LOCAL GOVERNMENT INFRASTRUCTURE SURTAX.
(e) Any land acquisition expenditure for a residential housing project in which at least 30 percent
of the units are affordable to individuals or families whose total annual household income does not
exceed 120 percent of the area median income adjusted for household size, if the land is owned by
a local government or by a special district that enters into a written agreement with the local
government to provide such housing. The local government or special district may enter into a
ground lease with a public or private person or entity for nominal or other consideration for the
construction of the residential housing project on land acquired pursuant to this sub-subparagraph.
Note that the Board may waive, in whole or in part, any portion of this proposed policy when reviewing a proposed
acquisition of land for affordable housing. With that noted, this item is approved as to form and legality, and
requires simple majority vote. -JAK
GROWTH MANAGEMENT IMPACT: The acquisition of property for affordable housing development furthers
the Goals, Objectives, and Policies of the Growth Management Plan and specifically the Housing Element.
RECOMMENDATION: Recommendation to adopt a policy for the use of the Workforce Housing portion of the
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03/28/2023
voter-approved Local Government Infrastructure One-Cent Sales Surtax.
Prepared by: Cormac Giblin, Interim Director, Economic Development and Housing Division
Jaime Cook, Director, Development Review
Mike Bosi, Director, Zoning Services
James French, Department Head, Growth Management Community Development
ATTACHMENT(S)
1. Land Aquisistion Policy Guidance 032123-1400 (DOCX)
2. Ordinance 2018-21 (PDF)
3. Suxtax Statute Summary (PDF)
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03/28/2023
COLLIER COUNTY
Board of County Commissioners
Item Number: 11.F
Doc ID: 24959
Item Summary: Recommendation to adopt a policy for the use of the Workforce Housing Land Acquisition
portion of the voter-approved Local Government Infrastructure One-Cent Sales Surtax. (Cormac Giblin, Interim
Director, Economic Development and Housing Division)
Meeting Date: 03/28/2023
Prepared by:
Title: Operations Analyst – Planning Commission
Name: Diane Lynch
03/14/2023 11:27 AM
Submitted by:
Title: Department Head - GMD – Growth Management Department
Name: James C French
03/14/2023 11:27 AM
Approved By:
Review:
Growth Management Operations & Regulatory Management James C French Additional Reviewer Skipped
03/14/2023 2:47 PM
Facilities Management James C French Additional Reviewer Skipped 03/14/2023 2:47 PM
Growth Management Development Review Cormac Giblin Additional Reviewer Completed
03/20/2023 11:15 AM
Facilities Management John McCormick Additional Reviewer Completed 03/21/2023 8:23 AM
Zoning Mike Bosi Additional Reviewer Completed 03/21/2023 9:04 AM
Growth Management Department Diane Lynch Growth Management Department Completed 03/21/2023 11:42 AM
Growth Management Department Jaime Cook Additional Reviewer Completed 03/21/2023 11:51 AM
Growth Management Department James C French Growth Management Completed 03/21/2023 2:20 PM
County Attorney's Office Derek D. Perry Level 2 Attorney Review Completed 03/21/2023 5:25 PM
Corporate Compliance and Continuous Improvement Megan Gaillard Additional Reviewer Completed
03/21/2023 6:40 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 03/22/2023 8:40 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 03/22/2023 9:43 AM
Office of Management and Budget Susan Usher Additional Reviewer Completed 03/22/2023 10:35 AM
Community & Human Services Maggie Lopez Additional Reviewer Completed 03/22/2023 2:31 PM
County Manager's Office Ed Finn CMO Completed 03/22/2023 3:45 PM
County Manager's Office Amy Patterson Level 4 County Manager Review Completed 03/22/2023 3:48 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 03/28/2023 9:00 AM
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DRAFT WORKFORCE HOUSING LAND ACQUISITION POLICY
SURTAX FUNDING EVALUATION CRITERIA
For the development of a shortlist, this evaluation criterion will be utilized by a COUNTY
Selection Committee to score each proposal. Proposers are encouraged to keep their submittals
concise and to include a minimum of marketing materials. Proposals must address the following
criteria:
Evaluation Criteria Maximum Points (point allocations subject to change)
1. Cover Letter / Management Summary 0 Points
2. Property and Business Plan 45 Points
3. Financing & Cost of Services to the County 20 Points
4. Experience and Capacity of the Firm 15 Points
5. Specialized Expertise of Team Members 10 Points
6. Certified Minority Business Enterprise 5 Points
7. Local Vendor Preference 5 Points
TOTAL POSSIBLE POINTS 100 Points
Each criterion and methodology for scoring is further described below:
EVALUATION CRITERIA NO. 1: COVER LETTER/MANAGEMENT SUMMARY (0
Total Points)
Provide a cover letter, signed by an authorized officer of the firm, indicating the underlying
philosophy of the firm in providing the services stated herein. Include the name(s), telephone
number(s), and email(s) of the authorized contact person(s) concerning the proposal.
EVALUATION CRITERIA NO. 2: PROPERTY AND BUSINESS PLAN (45 Total Points)
In this tab, including but not limited to:
1. Project Scope
The proposal should provide a written description of the project, accompanied by a conceptual
site plan showing proposed building(s), parking areas, and how the development will interface
with the surrounding areas. In addition, the proposed unit type (single family, multi-family,
rental, or for purchase) and dwelling size (1, 2, 3, or more bedrooms) should be provided along
with any planned amenities.
2. Community Impact
The proposal must describe how the proposed project fits with the adjacent parcels, meets the
intent of the Board of County Commissioners expectations, as detailed in this ITN, and would
generally benefit the community, surrounding areas, and the County as a whole. Include as
many conceptual visuals as possible such as site plans, renderings, and elevations, as
applicable. In addition, please provide a description of how the proposed project meets the
housing affordability needs per the Collier County Community Housing Plan.
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3. Zoning
The proposal must identify if the property’s zoning or a specific rezoning will be required to
assist in the development of the proposal. If applicable, identify if the rezoning will require a
comprehensive plan amendment or other special zoning relief. Be as specific as possible and
provide documentation as needed to substantiate the request. Identify the timing of zoning and
if the property should be zoned prior to the project.
4. Timeline
The proposal must clearly identify approximate milestones that will be included in the land
acquisition and development agreement such as the due diligence period, zoning process, if
required, site development, building permits, construction, and through to the Certificate of
Occupancy.
5. Site-Specific Criteria
Upon approval of moving forward with this ITN the Board of County Commissioners agreed
the following criteria should be mandated in the development of the property. In preparation
of this proposal, it is important the following criteria are included for consideration:
x Quantify desired density. The BCC is seeking proposals that will provide a moderate to high
density of units.
x Identify all dwelling types and if more than one type is proposed provide unit type ratios.
x Define project set-asides of more than 10% for seniors, veterans, and/or special needs
populations.
x Define the targeted income mix proposed and how it correlates with the Community
Housing Plan.
x A preference that 100% of the units built be affordable and not at market rate (subject to
change based on Board approval).
x Target greatest units and income needs (currently rental housing at the lower income levels).
x Cost of Property: Must not exceed the appraised value.
x Disaster Evacuation Zone: Greater Consideration if NOT in Zone A, lesser consideration if
in Zone A.
x Utilities: Greater Consideration if utilities are available, lesser consideration if not available.
x Wetlands: Must be less than 20% wetlands, with greater consideration for lower
percentages.
x Environmental: Must pass Phase I Standards, with greater consideration if passes Phase II
standards as well.
x Transportation: Greater Consideration if on an Arterial Road, lesser consideration on a
Collector Road.
x Shovel Ready: Greater consideration for fully zoned properties.
x Density: Greater consideration for higher densities, lesser consideration for lower densities.
x Proximity/Locational: Greater consideration closer to schools, Transit Stops, and Activity
Centers.
x Topography: Greater consideration for flood zones (AH and X). Lower consideration will
be given to AE Zone properties (an area inundated by 1% annual chance flooding with
velocity hazard (wave action) for which the Base Flood Elevation (BFE) has been
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Packet Pg. 408 Attachment: Land Aquisistion Policy Guidance 032123-1400 (24959 : Surtax Workforce Housing Land Acquisition Policy)
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determined) and properties in a VE Zone (where wave heights are expected to be 3 feet or
more for which the BFE has been determined) will be eliminated from any consideration.
6. Any Additional Information
Include other relevant information about the project that has not been addressed in the previous
questions that the proposer would like the present to the Board in support of the proposal. The
intent of this phase of the screening process is to identify a project that a majority of the Board
can support moving forward to a detailed purchase and development agreement. Should your
proposal be selected, the purchase and development agreement will incorporate specific
milestones in the development process. The Board’s acceptance of a proposal shall not
constitute approval of future zoning if needed for the project to be developed.
EVALUATION CRITERIA NO. 3: FINANCING & COST OF SERVICES TO THE
COUNTY (20 Total Points)
In this tab, including but not limited to:
1. Financing
The proposal must provide a general financing plan. The proposal must identify if the project
will be a straight purchase (if so, what is the purchase price?), partial purchase, require
financing (if so, is the expectation that the County defer the purchase price until the completion
of construction and/or contribute to the financing package?), or any other potential financing
configuration needed for the project. In addition, the Financing information provided should
include at the minimum the following:
x Per unit construction costs
x Proformas for rental and proposed rates (if applicable)
x Per unit market costs and sales price (if applicable)
x Detailed soft funding incentives required from the County
x Proposed funding sources with contingencies
x Address any potential Land Trust contribution (if applicable)
x Detailed affordability restrictions
The proposer should submit a financing plan that demonstrates the proposer’s financial ability
to successfully purchase and complete the development of the parcel. Limited pro-forma would
be acceptable based on the conceptual plan submitted for review.
2. Total Project Value
Include an approximate construction value and ending taxable value. Please state if your entity
holds tax-exempt status or if the project is eligible for tax exemption. Also, include a detailed
description of how the project is committed long-term to address housing affordability in
Collier County.
EVALUATION CRITERIA NO. 4: EXPERIENCE AND CAPACITY OF THE TEAM (15
Total Points)
In this tab, including but not limited to:
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x Provide information that documents your firm’s qualifications to produce the required
deliverables, including abilities, capacity, skill, financial strength, and the number of years
of experience in providing the required services.
x Describe the various team members’ successful experience in working with one another on
previous projects.
x Teams including a not-for-profit partner will be given greater consideration.
The County requires that the vendor submits no fewer than five (5) completed reference
forms from clients from the past ten (10) years whose projects are of a similar nature to this
solicitation as a part of their proposal.
Provide information on the projects completed by the vendor that best represent projects of
similar size, scope, and complexity of this project using the Reference Form provided. Vendors
may include two (2) additional pages for each project to illustrate aspects of the completed
project that provides the information to assess the experience of the Proposer on relevant
project work.
EVALUATION CRITERIA NO. 5: SPECIALIZED EXPERTISE OF TEAM MEMBERS
(10 Total Points)
The proposal must include a description of the firm/team, including locations of offices, the
person responsible for contracting services, and the location of the contracting authority.
Include a list of the qualified professional team members and qualifications of associates
proposed to perform and/or assist with the work to oversee the project. Identify the names and
provide resumes of proposed management members that will supervise the project, including
an organizational flow chart, if available, showing the working relationship of the management
structure. The proposal shall submit a portfolio of projects of similar size and scope completed
and or managed by the firm or team.
EVALUATION CRITERIA NO. 6: CERTIFIED MINORITY BUSINESS ENTERPRISE (5
Total Points)
Submit certification with the Florida Department of Management Service, Office of Supplier
Diversity as a Certified Minority Business Enterprise.
EVALUATION CRITERIA NO. 7: LOCAL VENDOR PREFERENCE (5 Total Points)
Local business is defined as the vendor having a current Business Tax Receipt issued by the
Collier or Lee County Tax Collector prior to proposal submission to do business within Collier
County, and that identifies the business with a permanent physical business address located
within the limits of Collier or Lee County from which the vendor’s staff operates and performs
business in an area zoned for the conduct of such business.
The Board may waive, in whole or in part, any portion of this policy when reviewing a proposed
acquisition of land for affordable housing
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Packet Pg. 410 Attachment: Land Aquisistion Policy Guidance 032123-1400 (24959 : Surtax Workforce Housing Land Acquisition Policy)
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Packet Pg. 411 Attachment: Ordinance 2018-21 (24959 : Surtax Workforce Housing Land Acquisition Policy)
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Packet Pg. 412 Attachment: Ordinance 2018-21 (24959 : Surtax Workforce Housing Land Acquisition Policy)
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Packet Pg. 420 Attachment: Ordinance 2018-21 (24959 : Surtax Workforce Housing Land Acquisition Policy)
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Packet Pg. 421 Attachment: Suxtax Statute Summary (24959 : Surtax Workforce Housing Land Acquisition Policy)
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Packet Pg. 422 Attachment: Suxtax Statute Summary (24959 : Surtax Workforce Housing Land Acquisition Policy)
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Packet Pg. 424 Attachment: Suxtax Statute Summary (24959 : Surtax Workforce Housing Land Acquisition Policy)
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Packet Pg. 425 Attachment: Suxtax Statute Summary (24959 : Surtax Workforce Housing Land Acquisition Policy)