AHAC Minutes 09/19/2023September 19, 2023
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MINUTES OF THE COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
Naples, Florida, September 19, 2023
LET IT BE REMEMBERED, the Collier County Affordable Housing Advisory Committee, in
and for the County of Collier, having conducted business herein, met on this date at 9 a.m. in
REGULAR SESSION at the Collier County Growth Management Community Development
Department Building, Conference Room #609/610, 2800 Horseshoe Drive N., Naples, Florida,
with the following members present:
Chairman: Steve Hruby
Vice Chairman: Jennifer Faron
Arol Buntzman
Thomas Felke
Gary Hains
Commissioner Chris Hall
Todd Lyon
Hannah Roberts
Paul Shea
Andrew Terhune (excused)
Mary Waller
County Staff Members Present:
Jamie French, Department Head, GMCD
Cormac Giblin, Planning Manager, Development Review, GMCD
Sarah Harrington, Interim Dir., Housing Policy & Economic Development, GMCD
Derek Perry, Assistant County Attorney
Jaime Cook, Director, Development Review, GMCD
Julie Chardon, Ops Support Specialist II, GMCD
Kevin Summers, Mgr., Technical Systems Ops, GMCD (via Zoom)
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Any persons in need of a verbatim record of the meeting may request a copy of the audio
recording from the Collier County Growth Management Department.
1. CALL TO ORDER & PLEDGE OF ALLEGIANCE
Chairman Hruby called the meeting to order at 9 a.m. and outlined guidelines for public
speakers.
2. ROLL CALL OF COMMITTEE MEMBERS AND STAFF
Ms. Harrington called the roll call. A quorum of ten was present in the boardroom.
[The pledge of allegiance was recited.]
3. APPROVAL OF AGENDA AND MINUTES
a.Approval of today’s agenda
Commissioner Hall made a motion to approve the agenda. Second by Ms. Waller. The
motion passed unanimously, 10-0.
b.Approval of August 15, 2023, AHAC meeting minutes
Ms. Waller made a motion to approve the July 18, 2023, meeting minutes. The motion
was seconded. The motion passed unanimously, 10-0.
4. INFORMATIONAL ITEMS AND PRESENTATION
a.Ascend Naples Presentation & Letter of Support (Jenna Buzzacco Foerster)
Ms. Foerster, representing CIG Communities, detailed a PowerPoint presentation:
x She’s here today to provide a brief update on Ascend Naples and request support
from the AHAC. She last presented this to the AHAC in February.
x Ascend Naples is envisioned as the best-in-class rental community featuring 208
units on 17.5 acres along Vanderbilt Beach Road, just east of Logan Boulevard.
x Of the 208 units, 62 (about 30%) will be set aside as income-restricted workforce
housing for 30 years.
x Half of those units will be for families making up to and including 100% AMI;
half will be for families making up to and including 80% AMI.
x CIG Communities is committed to providing the highest percentage of workforce
housing units compared with other mixed-income projects recently approved by
the county commissioners.
x CIG will break ground in October on Aspire Naples, which received unanimous
Planning Commission and Board of County Commissioners approval. It was the
first project that committed 30% of units as income-restricted in February 2022.
x Since then, the Live Local Act was signed into law and CIG communities is
contemplating opportunities to increase the affordable units to 71, which would
put that at 34% income-restricted units.
x CIG is requesting a Growth Management Plan Amendment to create a new future
land-use subdistrict to allow the proposed residential community. The increased
density is subject to providing 30% of the units as attainable housing. That breaks
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down to about 12 units per acre, which is more compatible to the nearby area.
x As a comparison, CIG’s project on Immokalee Road, Aspire Naples is four stories
high and 25 units per acre. They’re also requesting a Planned Unit Development
to allow for the rental community.
x It’s located within Urban Golden Gate Estates on Vanderbilt Beach Road.
x Building heights will not exceed the county’s height restriction of two stories and
our proposed big-home structure is compatible with the nearby area.
x Preserves will create natural buffers for wildlife and the community and generous
setbacks will provide natural buffers to nearby residences.
x To the north of Ascend is Vanderbilt Beach Road, across the way is Island Walk,
to the South is Cherry Wood Drive and single-family residences, and to the east is
Palm Royal Cemetery and Mausoleum. To the west is one single-family home.
x All community access, vehicular, pedestrian and bicycle, will be from Vanderbilt
Beach Road. There will be no access to and from Cherry Wood Drive.
x Vanderbilt is a six-lane roadway designed to manage more traffic than currently
exists. The community will feature a single right-in, right-out access on
Vanderbilt Beach Road. The access will be gated and require an access code or
key card to enter.
x Ascend is within a short distance of several employers, schools, and shopping
centers.
x Housing, particularly workforce housing, has been a significant concern in recent
years. Ascend hopes to contribute to the solution. This project will provide
housing for all income levels, including workforce, teachers, firefighters, nurses,
and mid-tier professionals who help our community run.
x Rents will range from $1,362 to $3,600 a month, making it more affordable for
Collier’s essential workforce. Ranges are based on unit size, location, and income
qualifications.
x She’s requesting the AHAC’s support before the Planning Commission meeting
on Friday, September 22. We then go to the county commissioners on October 24.
A discussion ensued and the following points were made:
x By right, CIG can develop one unit per 2½ acres.
x Vice Chair Faron appreciates CIG setting aside 30% of units for workforce
housing, higher than they’ve seen for most projects.
x The breakdown for AMI levels would be 31 units for up to and including 80%;
and 31 units up to and including 100%. We anticipate going to 71 units, so the
breakdown might differ later.
x Units will be up to 80% AMI and then up to 100% AMI.
x CIG does outreach to organizations countywide that handle housing, including for
people making 50% or 30% of AMI, which is up to and including 80%.
x CIG advertises and conducts outreach to teachers, hospitals, etc., to ensure they’re
aware when leasing opens. CIG has received queries on its website from people
asking when they can start leasing.
x Vice Chair Faron said it’s probably going to be 31 units at 80% and 31 at 100%
and probably won’t end up at the lower levels of the AMI range.
x There are no tax-credit deals on this project. CIG owns the land.
x She can clarify the AMI levels, but it’s up to and including 80% AMI and then
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81%-100% AMI.
x The decision whether to increase to 71 units will be made soon in about a week.
That will be the request at the Planning Commission meeting. The application
currently says 62 units.
x The property is eligible for the Live Local Act through the tax-abatement portion
and CIG will commit 34% of the units for workforce housing, which is currently
the highest amount in a mixed-income project in Collier County.
x The 40% requirement is on the zoning side of the Live Local Act, which is what
the AHAC usually deals with. This project will be using the tax-abatement side.
x Chairman Hruby noted that CIG is probably increasing to 71 units because the
Live Local Act involves anything above 70 units.
x Planning Commissioner Shea says that’s one of the challenges because it
inherently goes to the maximum. If the Planning Commission is going to
recommend something, it’s driving it down to 40 percent or 60%, a certain
percentage in there. Otherwise, you’re not going to get them.
x If you don’t get commitment under 80%, you’re not going to serve teachers,
firemen and policemen.
x CIG explored that but the cost differentiation was difficult at 70% and 80% is
something CIG felt would make an impact. It’s in line with similar approved
projects.
x Planning Commissioner Shea said when it goes to the Planning Commission, he’s
going ask if those 62 units are worth that increased density and impact on the
infrastructure. That’s a tough decision.
x The Planning Commission doesn’t just look at the number of units. We look at the
percentage that they’ll agree to as a cap. Although it looks good at 30%, we’re
driving more into details. Anything you can do to drive it lower would help your
presentation on Friday, even if you went to a lower percentage and took it down
to homes in the 40% to 60% range. You’ll get more questions on that.
x Chairman Hruby noted that following what the Live Local Act established for the
tax abatement, more than 70 units and the tiering of the AMI, as long as they’re
under 100% of AMI they’re golden. You can’t fault them for maxing it out.
That’s an unintended consequence of the legislation.
x The property to the east has zero density.
x CIG plans to be a good neighbor and has taken steps for height and buffering to
limit impact on residential neighbors. We don’t believe there will be much, if any,
impact to Cherry Wood residents.
x CIG is using a “big home” model. It’s CIG’s first big-home development. It’s like
an estate-style home, modern farmhouse. CIG wanted to be cognizant of the
surrounding area, so the homes look like a large single-family home that fits
within the area’s look and feel.
x In comparison, Aspire is a traditional apartment complex, so we’re taking steps to
ensure CIG is doing what it can to fit with the community.
x There will be four units per building.
x CIG had its NIM in November, about a year ago. It held a virtual NIM and an in-
person NIM and about 24 people attended each. CIG received constructive
criticism and tried to incorporate concerns, which were traffic and the impact on
the neighborhood. By having traffic come in and out on Vanderbilt Beach Road
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only, it’s a six-lane road that’s designed to manage this traffic.
x CIG also heard feedback about potentially a fence or a wall around the building,
which is something CIG would consider. It would be minimal, around the
property, which is gated.
Public Speaker
Jerry Kurtz, a Cherry Wood Drive resident, told the AHAC:
x Most Cherry Wood Drive residents are opposed to this project.
x It’s a typical cutaway lot on Cherry Wood to meet this affordable housing crisis.
No one denies that and they want to help with that, but this is absolutely the
wrong place to shoehorn in this apartment complex.
x It’s currently zoned for seven more lots. We have 44 families living on the street
now, about 120 people. This would push 400-500 people into 17 acres.
x The street has already-built environment that serves Collier County. We have the
EMS station on the corner of Logan and Vanderbilt, Station 76; we have a
massive pumping station for wastewater disposal on a Cherry Wood Drive lot by
Vanderbilt; and we have a 25-acre cemetery.
x We feel like we’ve given a lot and we’re a community street, so we’re upset to
have this pushed on us. We’ll be at the Planning Commission meeting.
x He denies it’s compatible with the surrounding area. There’s no cohesiveness with
this project and the surrounding area.
x The only benefit is residents can all spill out onto Vanderbilt Beach Road. We
appreciate that they aren’t connecting to Cherry Wood Drive, which would be a
disaster for kids playing on the street.
x This project has two things going for it. It sort of addresses the housing crisis and
CIG wants to connect to Vanderbilt Beach Road.
x Of all the projects the AHAC has endorsed and the apartments that are being
built, they’re great locations. The other project that they’re going to break ground
on in October is on a perfect spot for an apartment complex. If you look at
cohesiveness, it’s next to other apartment complexes on Immokalee Road, so
there’s no impact.
x There’s no way this won’t impact us with all the buffering proposed to mitigate
the impact. A wall is ridiculous. That won’t mitigate the impact.
x The amount of clearing on 17½ acres if it were built out under current zoning,
you’re going to clear 7 acres, maybe 8-9 acres of the woods out there. This
development will have to clear at least 15 of 17½ acres to get what they need.
x The remaining preserves are all full of exotics, so they’ll all be cleared and there’s
going to be a big open hole. It’s going to devastate our street.
Vice Chair Faron said, as she mentioned last month, the AHAC should have criteria to
evaluate these projects. We have common themes that keep happening. Staff must be
comfortable with this because it wouldn’t be here. Do you have any concerns about this
project, with respect to the affordable housing component and the AHAC’s mission?
Mr. Giblin said both these items are Growth Management Plan Amendments with a
companion PUD rezone. Both have Growth Management staff recommendations of
approval. We’ve been working for about a year on getting affordable-housing restrictions
and provisions where we think they should be to encompass the ongoing monitoring. The
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drill down to not just 120-100% of median income and drilling down to the low income
and 80% of median is low income and that’s where this developer has brought in the
proposal, so staff recommended it. It checked all the boxes we typically look for.
Chairman Hruby asked what the two requests are that are going to the Planning
Commission.
Mr. Giblin said one is the Growth Management Plan Amendment that would create its
own subject subdistrict for this property. The second is the PUD rezone, which would
authorize the density.
Chairman Hruby said so the Growth Management Plan Amendment and the PUD
rezone is what we would be supporting to the Planning Commission.
Mr. Buntzman said the project claims to provide workforce housing for teachers and
firemen, and if it did that, he’d be in favor, but at 80% of AMI, it’s not providing
workforce housing for teachers, firemen and policemen. That’s above their income level.
It’s a bait-and-switch and he wouldn’t support it unless they agreed to provide a certain
number of units that actually provide workforce housing at incomes below 80%.
Planning Commissioner Shea asked what percentage he’d like to see.
Mr. Buntzman said at least 60%, if not 50%.
Planning Commissioner Shea said for the same 15% of the homes? Would you say 80-
60% AMI or 100-80% AMI? Change the two numbers being presented?
Mr. Buntzman said he’d like to see a category at 50-60% that goes up to 80%, which
would mean three categories.
Planning Commissioner Shea said put the top number at 100, down to 80 and then put
some in the 60-range max.
Mr. Buntzman said yes.
Commissioner Hall told the AHAC:
x The Board of County Commissioners’ appetite for affordable housing is
extremely high.
x The BCC approved The Havens, 336 units on 10 acres and he voted against it, 4-
1.
x They had 20% affordable and the AMIs were similar, up to 124.
x This project is 12 units an acre versus 36 or 34 units an acre. The acreage is
larger. It was four stories high that they approved.
x This is only two stories high.
x This is a decent project. As Arol said, if we take some of the units and ask for 50
to 60% AMI, then we might want to be willing to take some units and offer up to
120% AMI on the other end for a working couple.
Ms. Waller agreed with Chris. If you do 15% up to 60% AMI and then where you have
the 15%, for the other 15% start your 80% AMI there. She’d go up to 120% AMI because
that’s the “missing middle.” If you only go to 100% AMI, you’re going to miss the up-to-
120% AMI market. They’re going to be left out in the cold because they’re not going to
be able to afford the market rate.
Mr. Lyon said his employer, NCH, submitted its approval of this project.
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Mr. Giblin detailed the incomes and rents on the visualizer and told the AHAC:
x The incomes and rents for the different percentages get ambiguous when you’re
talking about percentages.
x The units they’re proposing would be half at 80% AMI and half at 100% AMI.
x Income limits correspond to rents by number of bedrooms and persons per unit.
x At 80%, a two-person household would have an income limit of $63,900, with a
corresponding rent for a one-bedroom at about $1,500 a month.
x What we hear from many in the industry is that Collier pays its teachers the
second highest teacher salary in the state.
x Incoming police officers get around $45,000-$50,000, $55,000.
x If we shoot too low, we’re cutting out the occupations we’re trying to serve.
x [He provided the AHAC with detailed numbers during his presentation.]
Mr. Lyon said that from the NCH HR standpoint, nurses, and healthcare workers, this is
what we need location-wise and cost-wise. This fits into where we see the need in
healthcare. He can’t speak about law enforcement, etc.
Chairman Hruby noted that health care is one of the affected industries, one of the
absolutely largest industries.
Mr. Lyon said it’s very close to our northeast location. It’s close to our north hospital,
our NCH business center and it’s not that far from downtown. It’s near where he lives.
The overall proposal, the aesthetics, and the demographics it’s hitting in that area are
good. He likes the project a lot.
Chairman Hruby asked for a vote to request the AHAC’s support for the two
applications going to the Planning Commission on Friday.
Commissioner Hall made a motion to show AHAC’s support for CIG Communities’
two Ascend applications, the Growth Management Plan Amendment and PUD rezone,
and to recommend that the AHAC sign a letter of support. Second by Vice Chair
Faron. The motion passed unanimously, 10-0.
Planning Commissioner Shea asked to get the letter to the Planning Commission within
the next two days, so they have it before the meeting.
Ms. Harrington said she already drafted a letter for Chairman Hruby to sign.
Planning Commissioner Shea thanked the AHAC because they made good points that
he hopes are made at the Planning Commission about the market we want to serve and
excluding people if we go too low. He hopes those points come up Friday.
Chairman Hruby said if you look at those numbers in a two-person household, you’re
probably in that market.
b.LGAO Update (S. Harrington)
Ms. Harrington reported that the highest-scoring proposal ended up being the
application for St. Agnes Place, which is off Collier Boulevard in the Urban Estates area
of Golden Gate Estates. The developer was National Development of America Inc. and
John Raymond was the presenter.
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c.Housing Forum Postponed (S. Harrington)
Ms. Harrington said that the Housing Alliance has offered to hold it at the start of the
new year.
Chairman Hruby said he shared that with the Housing Alliance board, and it may be a
joint hosted meeting with ULI, where we’ll spend the morning talking about the Live
Local Act and its limitations and how we can make it work better in the county. It
probably will be held in mid-January. There will be more information to come.
d.Affordable Housing Monitoring Spreadsheet/Map (S. Harrington)
[Ms. Harrington displayed the new interactive map]
Ms. Harrington said this is the new interactive web map that will be posted on our
website and will be publicly available when it’s active. She credited the GIS and IT team
for making it happen. The symbol is a house that’s in three colors to represent the three
different types of housing.
A discussion ensued and the following points were made:
x This is intended to be a resource to show the distribution and locations of
affordable-housing projects.
x Those interested in housing should be able to then reach out to the respective
locations to apply.
x The county website, www.colliercountyhousing.com, has a tab that says, “I need
housing.” Under the tab is a quarterly survey completed by the Community &
Human Services Division. They call all these apartments to ask about current rent,
vacancies, total bedrooms available and the website address.
x It’s very labor intensive to keep this survey up-to-date quarterly. CHS will be
paring that down to once or twice a year.
x The list is on the website but may be a bit dated.
x The intention is for this interactive map to show the locations, so you can click on
any one of them. It gives you the name and total units.
x There’s a corresponding spreadsheet that goes with this map that has more details
about each complex.
x Combine that with the real-time data of the survey and how many units are
available, and it provides the entire picture.
x The county could consider putting contact information for apartments on that link.
We’re wary of putting things online that might become dated. We’ll work with
GIS and get good contacts for each one first and make sure it’s linkable field.
x It will be helpful to not have to use Google to find this information.
x It would be nice to have a direct link to Collier Housing.
x The official home for this information and link is still being discussed.
x GIS would like the web map to live on the page and that would be its home, so
you wouldn’t have to click to go to a map or utilize this platform. You would be
able to look at it on your browser.
x Payment in lieu, the orange house, means a developer elected to pay instead of
dedicating a specific number of units for affordable housing.
x The blue house means it’s for essential services personnel (ESP-preferred),
firefighters, EMS, paramedics, teachers, and other employers in that sector.
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x The white house is active, which is everybody else that hasn’t dedicated a portion
to ESP or made the option for payment-in-lieu.
x The orange house means a developer elected to pay instead to offer market-rate
housing (not workforce).
x The purpose is so we can track obligations; the public is a different market.
x There’s a clear division in terms of what this is designed to do and what the
AHAC would like it to do. The functionality would have to be different to achieve
that. The same data can be used but tweaked in different ways.
x You need to put parentheses around “payment in lieu” to explain that it’s a
developer paying money in exchange for additional development density.
x Payment-in-lieu money goes to the Community Housing Division. It’s doled out
during the yearly application cycle, where they distribute money to build more
affordable housing, but nobody takes it.
Mr. Giblin said this map will go live this week.
Ms. Waller asked him to send the AHAC an email when it goes live.
Action Item: Send the AHAC members an email when the affordable housing GIS site
goes live.
5. PUBLIC COMMENT
(None)
6. DISCUSSION ITEMS
a.SHIP/State Housing Initiatives Partnership Incentive Strategy Report
(S. Harrington)
Ms. Harrington told the AHAC:
x There are two items in the agenda packet related to this, a guideline on the
incentive strategies report and a draft of the incentive report to go through today
for feedback.
x The intention is to review it and she’ll make the adjustments.
x We’ll send it out because it has a tight deadline. We want to bring the final
version back to the AHAC in October.
x We hope to go to the BCC in November and get board approval so it can be
submitted to the state in December.
Vice Chair Faron asked Ms. Harrington to summarize the statutory requirement that’s
part of AHAC’s mission for the new AHAC members. She appreciates the guidebook but
would like to hear a summary.
Ms. Harrington told the AHAC:
x This report is an item that AHAC is statutorily obligated to provide to the state.
x It details what’s happening for affordable housing in Collier County, what the
county is working on, what it’s accomplished and the goal.
x It summarizes it in a report format, and it’s submitted to the Florida Housing
Coalition, typically in December; December 31 is the hard deadline.
x If you get it in earlier, it’s better because you can confirm that they received it,
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and know the deadline was met.
x There’s a list of items or recommendations from the AHAC, which includes
whether there was a meeting about it, the existing strategy, AHAC’s
recommendation, how it’s being implemented and the time frame for
implementation.
x The AHAC overview begins on page 47, with questions answered for the
strategies report.
x Staff already outlined the recommendations in its draft. They’re based on this past
year of AHAC meetings.
A discussion ensued and the following points were made:
x The AHAC can provide feedback and staff will incorporate it and move forward.
x The 90-day clock involves the BCC, which decides on the recommendations and
to get it to the Florida Housing Coalition by December 31.
x A sample timetable is in the agenda packet.
x It’s a valuable reference. The time frame gives you an idea of what’s applicable
and transitional throughout the years.
x This is detailed and comes from the SHIP program, a state housing incentives
partnership program. It’s an affordable housing funding program in which the
state allocates money to counties to use for housing.
x It’s a two-pronged approach. The state requires that the AHACs develop some
incentive strategies. This is your incentive strategy report.
x There’s also a Local Housing Assistance Plan, which Kristi’s group in Public
Services provides to the state in May/spring. It details how we’re going to spend
our SHIP money to implement strategies the AHAC has recommended.
x We need to read this within the next 10 days, red mark comments, add strategies
that aren’t listed here, and send it back to staff, rather than wordsmithing it here.
That will be more efficient.
x Staff can incorporate our suggestions and tell us where the changes were.
Ms. Harrington said the idea is to incorporate the feedback into this template. She’d like
it by Friday, September 26.
Vice Chair Faron cited concerns:
x The wording needs to be updated, although she’s not as concerned about wording.
x We’ve talked about how the Live Local Act doesn’t connect squarely with a lot of
our current policies and regulations.
x We should think about proposing changes to relieve some of the disconnects and
pressure points.
x The point of the housing forum was to flush that out.
x Mike Bosi said there are certain things they’re running into that are disconnects,
pressure points between these two things. We could start with that as a
recommendation.
x We could document this for the BCC to consider, so we have a strategy on it,
rather than waiting for the housing forum.
x Setbacks might be an example, such as minimum-size requirements.
x Is this an appropriate use of this document to help to flush out some of those
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disconnected areas and to make a recommendation?
x We need to provide useful information and not just fill out a form.
x This is a chance to make this a little bit easier and get more units built.
Ms. Harrington said the way it’s laid out is driven by the state, the Florida Housing
Coalition. They want to keep it in this format, but we can add recommendations.
Vice Chair Faron noted that there’s a general category where we can offer
recommendations.
Mr. Giblin told the AHAC:
x This will fit nicely with the DSAC. The state statutorily required eleven items are
A-K.
x Many of items you’ve brought up could be addressed. The reduction of parking
and setback requirements for affordable housing is letter F and the county has
those allowances in the PUD process.
x The Live Local Act circumvents the PUD process, and we find ourselves needing
to create additional/alternate housing regulations that are affordable, which we did
last year.
x That’s one of the success stories listed here.
x We need to look at each item to see how we can amend them to fit the Live Local
Act into our system.
x He noted that the vice chair’s comment is well taken.
Ms. Harrington said the list with A-K is on page 140-141 of the agenda packet.
A discussion ensued and the following points were made:
x We should detail the impact and unintended consequences.
x Cormac, Mike, and Sarah see that in real time.
x We don’t want to open the door to the Live Local Act and the state telling us what
to do.
x If there are issues staff sees in its daily review of projects, we need to tweak this
to provide relief and make that a consideration. That needs to go to the top.
x We need to identify pinch points. It’s the AHAC’s goal to produce strategies and
recommendations for LDC amendments to address those issues in the next 12
months.
x We’re not in a position to come up with suggestions to solve the problem, but we
can identify pinch points. Over the next 12 months, we’ll process it and make
recommendations. That should be our recommendation.
x We should be prepared to approve it at our October meeting. That means we’re
going to get the final draft and not have a chance to talk about it as a group before
it gets approved, unless we add time in the agenda to do that.
x The final draft would be brought forward at the October meeting, considering
staff deadlines for providing documents to get on the BCC agenda.
x Tweaks would be easier to adjust. We can share the updated information with the
BCC, rather than revising the entire document.
x Vice Chair Faron offered to help Sarah by adding everyone’ comments before the
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October meeting.
x One of the recommendations for Florida Housing is accessory dwelling units.
That’s now underway through the Planning Division, which has a consultant, to
provide feedback. Public feedback is pending. That’s outlined on page 144.
b.AHAC Member Selection (One Term Expiring)
Ms. Harrington said one term is expiring and we’ve received two applications, which are
in the agenda packet on page 147 for review.
Catherine “Cathy” M. Myers told the AHAC:
x She’s a Collier County resident and has been full-time here about nine years.
x She has 39 years of banking experience and is interested in exploring an
opportunity to get connected to the community. She’s always been plugged in to
the community in banking.
x She was invited to join the International Women’s Forum and has had the ability to
connect with great women leaders locally, who’ve educated her about college
situations and housing situations.
x She also hears about that through bankers and women in the community where she
volunteers.
x She volunteers at Our Daily Bread Food Pantry, where she started bagging
groceries and is now on the fundraising committee.
x She belongs to the Marriott Golf Club and is on its charity committee, so she’s
seen the hunger situation here.
x She met with the Lely high school principal and has seen the educational situation.
x She’s on a mission to learn more about that and get plugged into this community.
x This opportunity is a fit because at banks, we have the Community Reinvestment
Act, so we’re required by law to measure our investment in the community, which
is often through affordable housing. Banks are required to do financial literacy
education. She’s on that committee and has overseen people who have to execute
those strategies to meet those expectations.
x In her banker role, she’s covered local communities, rural and metro. Most of it
has been in the Midwest, Ohio, Kentucky Tennessee, Missouri, and Illinois.
x She wants to be part of a group that tackles tough problems.
x One of her successes is that she got an outstanding CRA rating because people
were trying to do the right thing but there were gaps in execution that prevented it
from moving to satisfactory to outstanding. We fixed that.
x As a C-Suite person, she wants to remove roadblocks to allow success.
During questioning by the AHAC, the following points were made:
x Cathy Myers Consulting works with strategic plans at banks to help with
execution. Most of that work involved new banking innovations and technology
solutions and determining whether they should keep branches.
x At U.S. Bank, she helped build the mobile platform and helped automate the
lending processes that enabled them to collaborate with many vendors for a long
time.
x She looks at lending platforms for consumer lending that weren’t getting the
results they want. She looks at how that’s implemented and how to maximize it.
September 19, 2023
13
x She doesn’t do a lot of traveling now. Her business work is contained, and she
works at her own pace. She does small-scale consulting, which provides more
work-life balance.
x She’s a housing and banking nerd. The community can’t be healthy overall if it’s
not financially healthy. She likes to read reports and get educated to see what value
she can provide.
x The government’s role in the production and preservation of affordable housing is
to ensure we’re shepherding a community that will be healthy. As leaders, we must
tackle government problems and lift everyone together.
x This community isn’t unique. They all have growth, such as Cincinnati, where she
spent a lot of time. There was urban growth, so the inner city was challenged.
x When she was on the United Way and on various community foundations and
committees, we focused on poverty, so people could afford housing, and educating
children because that fits together in a microcosm.
x Governments need to come together with nonprofits to move the community
together. Leaders need to look at the whole perspective.
x Experience in affordable housing: She was on the steering committee for banks, so
she knows the lending test was one-third of the assessment, plus the investment.
They go toward the affordable housing component. You can’t make loans for
housing if somebody can’t build homes or apartments to rent. All that comes into
affordable housing.
x She worked with the affordable housing partners in communities in Cincinnati,
Louisville, East Saint Louis and with nonprofits to formulate a strategy that made
it possible for everyone to execute.
x Banks need to have an affordable-lending department.
x She oversaw a mortgage division at First Financial. That was a huge component of
affordable housing.
x She’s worked on CRA committees but didn’t make large corporate loans that
funded those. She did everything beyond that.
x She’s always partnered with the Consumer Bankers Association, our national trade
association, and has been on its executive leadership faculty for over 20 years.
They provide insights into the affordable housing community.
Ms. Harrington said the second application is from Mary Waller.
Ms. Waller told the AHAC:
x She’s completely invested in communities within Collier County and the City of
Naples.
x She’s very active in different community events and serves on several boards and
committees in Collier County.
x She believes in housing for all, not just affordable, but housing that runs the gamut
of areas. When you can see housing at the 100-foot level, you can produce a great
package for affordable housing. You also need to look at housing as if you are the
person who needs a place to stay that’s attainable.
x She works with the National Association of Realtors on the Housing Finance
Committee for public finance and with Florida Realtors on attainable housing.
x She’s involved with the Florida Housing Authority and is deeply invested in the
September 19, 2023
14
community.
During questions by the AHAC, the following points were made:
x If she could wave a wand to allow the AHAC to achieve something in the next 12
months, she’d make a sustainable dent in our housing community. We need to be
effective and go out to show the public this is what we’ve done this year.
x We had a few projects and did them well. They’re operating and support the
housing problem.
x She wants to see the successes and doesn’t want to push paper or create a lot of
paperwork. She wants to see buildings constructed and to visit sites. She wants to
offer not just rental housing but options so people can purchase homes.
[Ms. Harrington passed around a nomination ranking sheet, asking everyone to rank their
nominations as No. 1 and No. 2.]
Vice Chair Faron pointed out that Planning Commissioner Shea’s seat expires on
October 1 and he’s the AHAC’s Planning Commission liaison.
Planning Commissioner Shea said he needs to be reelected to the Planning Commission,
so the Planning Commission would have to reappoint him. It won’t be a problem because
others aren’t lining up to serve on the AHAC. It happened this year because his Planning
Commission term is up and he’s the Planning Commission representative. If it wasn’t
renewed, he’d be off the AHAC.
[The AHAC moved on to the next item while staff tallied the votes.]
[Commissioner Hall left the meeting at 10:20 a.m.]
[Moved from after the DSAC liaison discussion below.]
Ms. Harrington said the votes were tallied and Ms. Waller was reccomended as No. 1 to
fill the posted vacancy. Congratulations.
Ms. Waller thanked the AHAC, saying she will serve the AHAC well.
c.Allura Monitoring Final Report (C. Giblin)
Mr. Giblin reported that:
x Kristi Sonntag provided her division’s final 2023 monitoring report for Allura.
x The first two pages describe the monitoring process and what they look for.
x The third page shows Allura was compliant and completed things in a timely
manner based on the materials reviewed.
x Staff reviewed a 100% sample of thirty-one files. There were thirteen one-
bedrooms, 16 two-bedrooms and two three-bedrooms. All residents met the
income restriction based on their family size at the time of leasing.
x This is an annual inspection and documentation for Kristi’s monitoring group.
September 19, 2023
15
7. STAFF AND COMMITTEE GENERAL COMMUNICATIONS
a. Virtual Meetings Discussion
Ms. Harrington told the AHAC:
x Virtual meetings require a significant amount of employee and staff time to
orchestrate and coordinate.
x They were designed to allow maximum participation during the pandemic. Since
we’re transitioning to a new normal, we wanted to discuss eliminating Zoom
meetings and continuing in-person meetings.
x We understand circumstances do come up, but you can relay that to us in advance
and the chairman can tell the AHAC.
x We’d also like to discuss attendance via Zoom versus attendance in-person
because you’re all dedicating your time and putting effort and energy into coming
here to actively participate. We appreciate that.
[She opened the floor for discussion.]
A discussion ensued and the following points were made:
x Have we considered limiting it to once a year? There are situations where
someone is always on Zoom.
x The county has provisions for one-off circumstances.
x If it’s offered as a remote-hybrid public meeting, anyone can participate via Zoom
as many times as they want.
x By not offering this as a remote-hybrid public meeting, it forces AHAC members
to be here in the room to conduct business.
x Before COVID-19, if someone were on vacation, called away on business or was
home sick and they still wanted to participate, we could set up a conference call.
Now that we have Zoom, we could do a one-off Zoom just for that circumstance.
We’ve done that in the past when someone was out of the country or traveling, the
AHAC could vote on whether to allow that member to participate remotely due to
extenuating circumstances.
x Planning Commissioner Shea supported eliminating the option.
x The City of Naples had the same discussion for the City Council, mayor, and
other committees. They took a hard stance, saying it’s OK if you’re sick but no
Zoom calls if there’s a schedule conflict or because you spend summers in Cape
Cod. If you sign up for a committee, you need to be there.
x Chairman Hruby agreed they should eliminate Zoom calls, except for extenuating
circumstances, such as illness.
x Vice Chair Faron said we have an issue with quorums. If we have too many
people on Zoom, they’re not counted as a quorum. That’s a reason to eliminate it.
x Ms. Harrington said the ordinance says you must be physically present for a
quorum, to allow the meeting to occur. You can include Zoom participants.
x We don’t see Zoom participants on the screen.
x Ms. Harrington noted that the AHAC has an attendance policy.
September 19, 2023
16
A discussion ensued and the following points were made:
x Mr. Giblin said we need to tread lightly. The meetings were offered as remote-
hybrid meetings and if they chose to participate that way because it was an
available avenue, you’re taking a stand now on no more Zoom meetings. Moving
forward, the expectation is that everyone should participate in-person.
x Vice Chair Faron wasn’t offered the Zoom option and said she’d arrange her
schedule around that.
x Vice Chair Faron travels, has a home in Chicago, but still participates in-person
here. She schedules her time around her work needs.
x Are people really participating on Zoom?
x Vice Chair Faron said this is an important enough issue that if you want to be on
the AHAC, you need to be here in person.
x Ms. Waller said that being on Zoom, sitting there listening, does not make you a
participating AHAC member. You need to be actively involved, participating, and
contributing. If you can’t contribute to a committee, you do not need to be on that
committee because you are a hindrance.
x Ms. Waller noted that they do the same thing for the NABOR board. If you want
committee members there, there’s no Zoom. You must participate in person. If
Jennifer had been participating via Zoom, it wouldn’t have been as active and
helpful.
x Planning Commissioner Shea agreed with Cormac that we’re treading on a
slippery slope. We need to see if that member was participating in the way we
gave them the opportunity to. If they weren’t on Zoom, it’s a slam dunk.
x Planning Commissioner Shea said if it appeared during the interview process that
Zoom participation was OK, we can argue whether he was participating or not.
He was following the regulations at the time, but going forward, we need to
change that.
x Mr. Buntzman said he attended several meetings via Zoom. It’s hard to participate
via Zoom because it’s hard to hear and see some of the things that are presented,
so it’s not as effective. You’re not as effective as when you’re here in person, but
we shouldn’t change it retroactively.
x Vice Chair Faron noted they were all in agreement.
Ms. Harrington said that starting in October, there will be no more Zoom meetings, just
in-person meetings.
Planning Commissioner Shea said if there are extenuating circumstances, such as an
illness and you can’t be here, the member needs to contact Sarah and we can decide
whether to give them an excused absence.
Chairman Hruby noted that it’s usually sent to Sarah, who sends it to him for his OK.
8. NEW BUSINESS
a. AHAC-DSAC (Developmental Services Advisory Committee) Member
Recommendation (S. Harrington)
Ms. Harrington said the AHAC liaison for the DSAC was approved by the BCC as an
amendment to the DSAC ordinance. It allows one non-voting AHAC member to act as a
liaison. Who does the AHAC want as the liaison?
September 19, 2023
17
Vice Chair Faron said she’s been going to the meetings and can continue.
Planning Commissioner Shea said he’d vote for Jennifer.
Vice Chair Faron said she also wanted to open it up to other members. The meetings are
short and informative. You hear things that could be an interplay between the two groups.
It’s worthy of time. She volunteered six months ago, but isn’t married to it, if someone
else is interested.
Ms. Roberts offered to be the liaison, noting that she regularly comes in contact with
many of the DSAC members.
Ms. Harrington said the meetings are at 3 p.m. the first Wednesday of the month.
Chairman Hruby said if anything exciting happens, can she report it right away?
Ms. Roberts said she would.
Chairman Hruby said the vice chair will have the gavel at the next meeting in October,
when he’s on vacation. He’ll be out of the country for most of October.
A discussion ensued and it was determined that it would be an excused absence and
that two consecutive absences without a satisfactory excuse are grounds for removal.
A discussion ensued and the following points were made:
x The keyword is what’s “excusable”? That’s not usually defined.
x If you’re participating, you get an excuse. It should be structured better.
x Planning Commissioner Shea was on a board for 1½ years and never saw a
member who participated via Zoom. There wasn’t good criteria for what an
excused absence was, and that person would say he had a meeting today when the
board meeting should have been on your calendar a year ago.
x On Naples City Council, a scheduling conflict wouldn’t be an excuse.
x This is the first thing to put into your calendar because we get meeting dates in
advance and can block it out. If you get someone with a schedule conflict, then
they’re not serious.
x Ms. Waller noted that earlier this month, she, Steve, Michael, and Sarah attended
the Florida Housing Coalition Affordable Housing Conference, which she highly
recommends. We were able to separate ourselves to adhere to the Sunshine Law
and it was very nice, but it was interrupted by the hurricane. Many of us had to
leave a day early, but it was a good event, a very well-attended event. Many
didn’t come due to the pending hurricane and many left. About half the coalition
had to return to Tallahassee. She recommends that other members attend next
year.
x Chairman Hruby noted that there were 1,200 attendees and it’s a great way to
network with government officials, developers and housing providers, as well as
getting to attend different sessions.
x Ms. Waller said it allowed them to see what other AHACs are doing in their
community and how they’re making their affordable-housing problem diminish. It
was very interesting, and you pick up a lot of information.
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