Agenda 11/14/2023 Item #16A15 (The 2023 State Housing INitiatives Partnership Incentive Strategies Report)11/14/2023
EXECUTIVE SUMMARY
Recommendation to approve and submit the 2023 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 of County Commissioners (BCC), that
evaluates the implementation of the eleven (11) required affordable housing incentives required by statute. The
report is a joint effort between Housing Policy and Economic Development staff, Community and Human
Services Division (CHS) staff, and the AHAC. This required incentives strategies report was due to the Florida
Housing Finance Corporation (FHFC) every three (3) years, until 2020 House Bill 1339 made this an annual
requirement of the SHIP program.
The eleven (11) incentives required to be reviewed are:
1. Expedited Permitting (for housing that is affordable)
2. Modification of Impact Fees
3. Flexible Densities
4. Reservation of Infrastructure Capacity
5. Parking and Setback Requirements
6. Accessory Dwelling Units
7. Flexible Lot Configurations
8. Modification of Street Requirements
9. Process of Ongoing Review (provisions that could impact housing affordability)
10. Public Land Inventory and
11. Development Near Transportation.
The AHAC may also explore and report on other incentives as directed by the Board.
The AHAC meets monthly and reviews the required eleven (11) incentives. Some of these eleven (11) required
areas of incentives were addressed through the 2017 Collier County Community Housing Plan (CHP). Based
upon the recommendations in the 2017 CHP, some of the required incentives are either recently completed or
are in the process of being implemented or already reviewed and evaluated by County staff, the Development
Services Advisory Committee (DSAC), and forwarded to the Planning Commission and the BCC for review and
approval.
A draft SHIP Incentives Strategies Report was presented at a public hearing of AHAC on September 19 and
October 17, 2023. An advertisement and summary of the SHIP Incentives Strategies Report and the AHAC
meeting notice were published in the Naples Daily News on October 13 , 2023. In addition, the SHIP Incentives
Strategies Report was also made available on the Collier County website.
No public comments were received at the October 17, 2023, public hearing or before the meeting. The SHIP
Incentives Strategies Report was reviewed and discussed by AHAC with unanimous approval to forward the
report to the BCC for acceptance and submittal to FHFC.
The BCC has ninety (90) days from the submittal of the SHIP Incentives Report to act on the recommendations
and amend the Local Housing Assistance Plan (LHAP) to include any new or amended incentives.
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FISCAL IMPACT: Costs associated with the SHIP Incentives Strategies Report include advertising fees of
$329.28, along with staff time and resources for compiling the Report. Execution of this report will en sure that
Collier County continues to participate in and receive future funding for the SHIP Program, which is budgeted
in the SHIP Fund (1053). The SHIP Incentives Strategies Report outlined in the Report may assist in the
development of future housing initiatives which may budgeted in the Affordable Workforce Housing Fund
(1075).
LEGAL CONSIDERATIONS: This item is approved for form and legality and requires a majority
vote for Board action. -DDP
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 2023 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: Sarah Harrington, Planning Manager, Housing Policy, and Economic Development Division
ATTACHMENT(S)
1. 2023 State Housing Initiatives Partnership Incentive Strategies Report 101723-1151 (PDF)
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11/14/2023
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.15
Doc ID: 26940
Item Summary: Recommendation to approve and submit the 2023 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: 11/14/2023
Prepared by:
Title: – Development Review
Name: Sarah Harrington
10/16/2023 9:57 AM
Submitted by:
Title: Department Head - GMD – Growth Management Community Development Department
Name: James C French
10/16/2023 9:57 AM
Approved By:
Review:
Corporate Business Operations Diane Lynch Stage 1 Review Skipped 10/16/2023 10:21 AM
Development Review Cormac Giblin Additional Reviewer Skipped 10/17/2023 12:07 PM
Development Review Cormac Giblin Additional Reviewer Completed 10/17/2023 12:08 PM
Development Review Kelly Green Stage 1 Review Completed 10/17/2023 12:17 PM
Operations & Regulatory Management Michael Stark Additional Reviewer Completed 10/17/2023 1:00 PM
Transportation Management Operations Support Evelyn Trimino Additional Reviewer Completed
10/17/2023 2:16 PM
Growth Management Community Development Department Diane Lynch Growth Management DepartmentCompleted
10/24/2023 11:48 AM
Corporate Business Operations Diane Lynch Executive Director - Corp Bus Ops Skipped 10/17/2023 1:29 PM
County Attorney's Office Derek D. Perry Level 2 Attorney Review Completed 10/27/2023 1:33 PM
Growth Management Community Development Department James C French Growth Management Completed
11/01/2023 1:01 AM
Grants Erica Robinson Level 2 Grants Review Completed 11/02/2023 8:47 AM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 11/02/2023 8:53 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 11/02/2023 9:00 AM
Grants Therese Stanley Additional Reviewer Completed 11/02/2023 5:42 PM
Office of Management and Budget Christopher Johnson Additional Reviewer Completed 11/06/2023 12:14 PM
County Manager's Office Ed Finn Level 4 County Manager Review Completed 11/08/2023 12:49 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 11/14/2023 9:00 AM
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2023 Collier County SHIP Housing Incentives Strategy Report
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Incentive Strategies Report
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/_____/2023
PREPARED BY: HOUSING POLICY & ECONOMIC DEVELOPMENT DIVISION,
COMMUNITY & HUMAN SERVICES DIVISION, and 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, further amended by Ord.2020-27 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 County housing activities
that affect 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
then used to amend the Local Housing Assistance Plan (LHAP) 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 December 13,
2022, appointed a new Board Elected Official. On June 13, 2023, three (3) new members were
appointed. 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 from the County or
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municipality. 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 but no more than eleven 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.
(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 process.
(i) A citizen who resides within the jurisdiction of the local governing body making the
appointments.
(j) A citizen who represents employers within the jurisdiction.
(I) A citizen who represents essential services personnel, as defined in the local housing
assistance plan.
The currently appointed AHAC Committee members are included here, along with their category
affiliation.
Category Represented
Name
Date
Appointed
Term
Expiration
Date
Elected Official Chris Hall 12/13/2022 1/1/2024
Residential Home Building Industry Stephen J. Hruby 11/08/2022 10/1/2025
Non-Profit Provider Arol I. Buntzman 11/08/2022 10/1/2024
Labor Engaged in Home Building Gary Hains 12/14/2021 10/1/2024
Advocate for Low Income Persons Thomas P. Felke 06/13/2023 10/1/2024
Employers within Jurisdiction Andrew Terhune 06/13/2023 10/1/2026
Essential Services Personnel Todd Lyon 11/08/2022 10/1/2025
Member of the Collier County Planning Commission Paul Shea 03/08/2022 10/1/2026
Resident in Jurisdiction Mary Waller 10/27/2020 10/1/2026
Employers within Jurisdiction Hannah Roberts 06/13/2023 10/1/2026
Real Estate Professional Jennifer L. Faron 11/08/2022 10/1/2025
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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 in Florida
Statues, Sec. 420.9076 (4)(a)-(k).
Based on this review and evaluation, the AHAC has formulated recommendations to the County
Commission that it incorporate 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: Complete the Implementation and Adoption of four (4) Regulatory
Relief Initiatives previously approved through the Collier County Community Housing Plan. These
Initiatives include:
(a) Permit housing that is affordable by right in Commercial Zoning Districts
(b) Increase allowed density in Activity Centers from 16 units per acre (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.
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. AHAC has reviewed and provided
input on four (4) additional initiatives during 2023 and will continue to work to bring forward
development standards providing regulatory relief for housing that is affordable.
Existing Strategy: None
Schedule for Implementation: These four (4) initiatives were recommended for adoption by the
Collier County Planning Commission on October 5, 2023, and are scheduled to go before the
Board of County Commissioners (BCC) on November 14, 2023, for BCC adoption, with LDC
implementing amendments to follow.
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RECOMMENDATION 2: AHAC encouraged and is working with the staff to create a
transparent publicly accessible data base with corresponding GIS map to identify, locate and
provide data and long-term monitoring results for all housing that is affordable in Collier
County.
Meeting Synopsis: The County's Affordable Housing Advisory Committee (AHAC) determined a
need for citizens to locate information pertaining to affordable housing within Collier County.
Existing Strategy: None
Schedule for Implementation: From April through August 2023, staff compiled and verified a
database of active affordable housing commitments in Collier County. The database’s information
was then presented in a visually concise map to the AHAC at the August 2023 AHAC meeting.
Feedback from the AHAC meeting is being incorporated and will be brought back to AHAC at a
later meeting. On-going annual review and update of the database’s information and corresponding
updates to the affordable housing map will be completed by staff and AHAC. The map will be
hosted on the CollierCountyHousing.com website as a public resource.
RECOMMENDATION 3: AHAC established the development of a work plan matrix to
identify actions, timeframes, and outcome goals for its ongoing efforts.
Meeting Synopsis: The County's Affordable Housing Advisory Committee (AHAC) determined a
need to identify areas of action with associated timelines as a roadmap for AHAC’s guidance.
Existing Strategy: None
Schedule for Implementation: AHAC formed a sub-committee to create the work plan with
assistance from staff. From April through August 2023, the workplan was completed and brought
to the AHAC for review and approval. On-going discussion in 2024 to include reviewing the work
plan quarterly at an AHAC meeting to assess progress and update associated timelines.
RECOMMENDATION 4: AHAC recommends staff identify challenges and opportunities
presented through the State’s recent adopting of the Live Local Act (LLA), including:
a) Identify parcels eligible for use with the Live Local Act.
b) Identification of areas where the Live Local Act conflicts with existing local
development regulations.
c) Development of solutions to resolve these conflicts, while ensuring all life/safety
regulations are appropriately adhered to and unintended detrimental impact is
mitigated.
d) Participate in a public forum with all stakeholders to brainstorm the issues developers
are facing in relation to implementing the Live Local Act.
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Meeting Synopsis: The County's Affordable Housing Advisory Committee (AHAC) determined a
need to evaluate the Live Local Act (LLA). LLA offers certain benefits regarding maximum
densities and building height within a one-mile radius, to developers who agree to abide by the 30-
year affordability restriction and other requirements. AHAC requested a mapping of the
commercial properties that would potentially fall under the LLA provisions. The LLA went into
effect July 1, 2023, and since then, staff shared with AHAC observed difficulties developers are
experiencing associated with implementation of the LLA. AHAC is working with staff to evaluate
the impact and practicality of the LLA, as well as to identify what obstacles exist in our present
codes that will hinder the use of LLA.
Existing Strategy: None
Schedule for Implementation: Staff compiled and provided to AHAC during 2023 a map of all
properties zoned commercial, industrial, and mixed-use eligible for LLA. The County and AHAC
identified areas where the LLA benefits cannot be maximized due to conflicts with other existing
regulations such as parking, setback, and street requirements. During the first quarter of 2024,
AHAC will participate in a forum with all stakeholders to brainstorm the issues developers are
facing in relation to implementing the LLA. On-going discussion in 2024 to include reviewing and
evaluating proposed regulations and developments on a rolling and as requested basis.
RECOMMENDATION 5: Use of Collier County Surtax Funding for Affordable Housing
Land Acquisition, including the development and use of evaluation criteria for reviewing
parcels and proposed developments.
Meeting Synopsis: Ordinance 2018-21 imposed a countywide local government infrastructure
surtax of one percent (1%) (commonly referred to as the Surtax funds) collected on all authorized
taxable transactions occurring within Collier County as authorized by F.S. 212.055(2). The tax
was authorized to begin on January 1, 2019, and continue for a period of seven years or until the
aggregate funds of $490 million were collected, whichever was sooner. Of the aggregate $490
million dollars, $20 million dollars is allocated for land acquisition specifically for affordable
housing.
In 2023 oversight of the Surtax Affordable Housing Land Acquisition program was transferred to
the Growth Management and Community Development Department, and the Department engaged
with AHAC to establish a process to expend the funding including creation of review criteria. In
the first quarter of 2023, AHAC convened a sub-committee to draft criteria to be used in acquiring
parcels though the utilization of the one percent surtax fund. These evaluation criteria were adopted
by the Board of County Commissioners in March 2023 and the Infrastructure Surtax Citizen
Oversight Committee in June 2023. An application for developers to request surtax funds was
created in September 2023 by the Housing Policy and Economic Development Division.
Existing Strategy: None
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Schedule for Implementation: Evaluation criteria for acquiring lands using surtax funds was
created in 2023 and is comprised of a multifaceted approach including reviews conducted by
multiple divisions within the Growth Management and Community Development Department. An
application review team was created including the following divisions within the Growth
Management and Community Development Department: Housing Policy and Economic
Development; Zoning; Development Review; and Coastal Resiliency and Community
Development; Community and Human Services within the Public Services Department; and the
Real Property Division and the Impact Fees Division within the County Manager’s Office. The
review team’s on-going role includes reviewing and evaluating proposed developments on a
rolling and as requested basis. Proposed acquisitions will then be brought to the AHAC and the
Surtax Oversight Committee for recommendations, and ultimately to the Board of County
Commissioners for approval. In addition to Surtax funding the County will also utilize monies
deposited into the Affordable Housing Trust Fund.
Statute Required Incentives
The AHAC has reviewed, considered, and evaluated the following required strategies provided in
the SHIP Statute at Florida Statutes, Sec. 420.9076(4):
(a) The processing of approvals of development orders or permits for affordable housing
projects is expedited to a greater degree than other projects, as provided in s.
163.3177(6)(f)3.
(b) All allowable fee waivers provided for the development or construction of 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) Affordable accessory residential units.
(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.
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420.9076(4)(a) EXPEDITED PERMITTING
Meeting Synopsis: No meetings.
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: Existing program and policies working as intended, 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.
420.9076(4)(b) ALLOWABLE FEE WAIVERS
Meeting Synopsis: Impact Fees were discussed during various meetings during 2023. 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.
Some believe that homes that are affordable should contribute to the infrastructure of the
community. Other members have noted that the current Impact Fee Deferral system does not work
well for affordable rental housing development and should be modified to better match the
financing timeframes of Low-Income Housing Tax Credit (LIHTC) properties and other affordable
rental developments.
Existing Strategy: Collier County has had an Impact Fee Deferral program in place for housing
that is affordable since the late 1980s. Based upon recommendations from the 2017 Community
Housing Plan, the Impact Fees Deferral program was modified and improved via Ordinance
#2018-28 on February 27, 2018.
AHAC Recommendation: It is recommended that the County should review opportunities
to increase the length of the Impact Fee deferral period available for rental housing to align
with various financing sources.
Schedule for Implementation: In 2024, AHAC will consider rental housing developer needs
related to the existing Impact Fee Deferral program.
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420.9076(4)(c) FLEXIBLE DENSITIES
Meeting Synopsis: Densities have been discussed by AHAC throughout 2023. Many in Collier
County have come to the realization that increased density is needed to produce more housing that
is affordable. The Collier County Land Development Code has recently been amended to allow
for greater density bonuses for affordable developments. Continued implementation of the
Housing Plan recommendations will explore additional density opportunities.
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 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. This process has allowed for the approval
of several hundred new affordable units this year alone.
AHAC Recommendation: Recommend approval of the proposed regulatory relief initiatives
to increase density in Collier County for Housing that is Affordable.
AHAC further supports CPCC and Board policy that negotiates a public good for those
applicants requesting density with a minimum of 30% of units developed be provided to
households at or below 100% of the Area Median Income and encourages the development
of a written policy formalizing this requirement.
Schedule for Implementation: It is anticipated that these proposed increases in density may be
heard by the Planning Commission and the BCC in the fourth quarter of 2023 and throughout 2024
on a requested basis.
420.9076(4)(d) RESERVATION OF INFRASTRUCTURE CAPACITY
Meeting Synopsis: Collier County does not reserve infrastructure capacity. Collier County is not
experiencing capacity limitations that restrict affordable housing at this time.
Existing Strategy: Collier County does not need to reserve infrastructure capacity at this time.
AHAC Recommendation: AHAC will continue to monitor infrastructure availability and
explore options such as fair-share requirements as needed.
Implementation: None
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420.9076(4)(e) PARKING AND SETBACK REQUIREMENTS
Meeting Synopsis: These topics have been regularly discussed by AHAC since the development
of the Community Housing Plan (CHP) in 2017.
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: The evaluation of the Live Local Act may require additional
parking and setback relief for developments seeking to use benefits of the Act.
Schedule for Implementation: On-going discussion in 2024. Reduction of parking and setback
requirements are on a rolling and as requested basis.
420.9076(4)(f) AFFORDABLE ACCESSORY DWELLING UNITS
Meeting Synopsis: Accessory Dwelling Units (ADUs) were discussed at multiple meetings in 2023
by AHAC members. In 2023 County staff were directed by the Board of County Commissioners
to determine the feasibility of ADUs in the Urban Golden Gate Estates area. County staff are
evaluating this option, developing a program to seek the input from area residents to see if residents
are interested in building ADUs on their property, and determining how the ADUs would be
incorporated into the LDC and monitored for affordability. AHAC and County staff discussed
whether having income restrictions on the ADUs would be a benefit or hinderance to the program.
County staff have developed survey questions to be sent to this pilot area of residents to seek their
feedback. The date and location for public meetings are anticipated to occur in late 2023 with
postcards announcing the request for feedback. Feedback and information will be collected and
used to develop a recommendation for ADUs.
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. Furthermore, the LDC prohibits
the rental of any guesthouse as they are to be used for personal reasons only.
AHAC Recommendation: AHAC supports the efforts of County Staff and the Board of
County Commissions (BCC) to determine whether ADUs would be accepted by residents
and a meaningful source of additional attainable housing or a source that frees up other
attainable housing units. AHAC encourages the County and BCC to fully explore this option
and recognizes that feedback from residents is an important part of this issue. AHAC
recommends continuing the public dialogue regarding allowing ADUs to be built on Urban
Golden Gate Estates properties and recommends the use of ADUs to increase the housing
rental inventory.
Schedule for Implementation: On-going discussion in 2024.
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420.9076(4)(g) 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 changes recommended at the present time.
Schedule for Implementation: None
420.9076(4)(h) MODIFICATION OF STREET REQUIREMENTS
Meeting Synopsis: As part of the regulatory relief proposed in the 2017 Community Housing
Plan, modifications to street requirements have been discussed in 2019-2021.
Existing Strategy: Historically, street requirements for affordable housing developments are
considered, on a case-by-case basis, as deviations in the PUD approval process or variances in the
conventional zoning process. In February 2021, Ordinance 2021-05 added a new section to the
LDC to allow design deviations for housing that is affordable, including modifications to internal,
privately maintained roadways and sidewalks.
AHAC Recommendation: No changes recommended at the present time.
Schedule for Implementation: On-going discussion in 2024. Modification of street requirements
are on a rolling and as requested basis.
420.9076(4)(i) 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 (LDC)
regulation require permanent, dedicated County staff. Any changes made will require monitoring
to ensure the rules continue to be followed. Monitoring uses resources both from the County and
the developers. In addition, educating and promoting a favorable environment for developers and
builders will draw more partners into working in the County. Closer coordination between growth
management planning, zoning, development review, housing policy and economic development,
and the Community & Human Services (CHS) is critical for the success of process changes and
approval for developments. New coordination created will reduce or eliminate many of the
repeated review cycles which are required today.
Existing Strategy: Housing Policy responsibilities previously located within the Community &
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Human Services (CHS) Division under the Public Services Department was transitioned and
elevated as its own division under the Growth Management Community Development Department
(GMCDD) as the Housing Policy and Economic Development Division. This move enables closer
collaboration and communication between housing policy staff and planners within areas such as
zoning, comprehensive planning, and coastal resiliency. Long term monitoring will remain with
CHS and CHS will remain included in and privy to affordable housing commitments drafted by
the Housing Policy and Economic Development Division.
AHAC Recommendation: No changes recommended at the present time.
Schedule for Implementation: None
420.9076(4)(j) PUBLIC LAND INVENTORY
Meeting Synopsis: Public lands discussion has occurred regularly at AHAC meetings since 2018.
In 2023, AHAC members reviewed the list of County Owned lands.
Existing Strategy: The County's Real Property office maintains a list of county owned properties
as required by F.S. 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 Board of County Commissioners (BCC) and advertised
for sale in the local newspaper.
The BCC adopted Resolution 2018-39 to encourage the co-location of public facilities and housing
that is affordable. 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 Invitation to Negotiate (ITN)
process, the County selected McDowell Housing Partners to construct 82 units of affordable rental
housing. This project, formerly known as The Harmony, now called Ekos on Santa Barbara, will
be completed in late 2023 and is governed by a Developer Agreement with a 99-year ground lease
ensuring long term affordability. During 2018-2019, the BCC decided not to move forward with
proposals for the Manatee site.
In 2019, the County acquired the defunct Golden Gate Golf Course. In 2020 through an ITN
process, the County selected Rural Neighborhoods, Inc to develop a portion (25+ acres) of
this publicly owned property for affordable rental housing for seniors, veterans, and Essential
Service Personnel (ESP).
AHAC discussed during various meetings in 2023 the need for a clearer policy and procedures on
the sale or transfer of public lands with greater public transparency.
AHAC Recommendation: AHAC recommends an annual review of the County Owned lands
list. AHAC recommends promotion and advertisement of the County Owned lands eligible
for constructing affordable housing to developers such as the Manatee property and the Port
of the Islands property.
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Schedule for Implementation: Annual review of County Owned lands list was implemented.
Promotion and advertisement of the County Owned lands eligible for construction of affordable
housing to developers was implemented and is on-going.
420.9076(4)(k) SUPPORT OF DEVELOPMENT NEAR TRANSPORTATION HUBS
Meeting Synopsis: Discussed during the spring and summer of 2021 as part of the Community
Housing Plan, regulatory relief, and development standards modifications to the Land
Development Code (LDC).
Existing Strategy: This issue was reviewed during the development of the 2017 Community
Housing Plan (CHP) with recommendations for the County to consider integration of bus routes
(Collier Area Transit, 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 units per acre
(upa) to 25 upa.
Schedule for Implementation: This recommendation was heard and recommended of adoption by
the Planning Commission on October 5, 2023, and scheduled for presentation to the Board of
County Commissioners during the fourth quarter of 2023.
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