AHAC Minutes 05/21/2024May 21,2024
MINUTES OF THE AFFORDABLE HOUSING ADVISORY COMMITTEE
MEETING
Naples, Florida, May 21,2024
LET IT BE REMEMBERED, the Affordable Housing Advisory Committee in and for the
County of Collier, having conducted business herein, met on this date at 9:00A.M. in
REGULAR SESSION at the Growth Management Department Building, 2800 North Horseshoe
Drive, Naples Florida with the following members present:
CHAIR:
VICE CIIAIR:
Steve tkuby
Jennifer Faron
Arol Buntzman (Excused)
Thomas Felke
Gary Hains
Commissioner Chris Hall
Todd Lyon
Hannah Roberts
Paul Shea
Andrew Terhune
Mary Waller
Bob Mulhere, DSAC liaison (nonvoting
Member)
ALSO PRESENT: James French, Department Head
Cormac Giblin, Dir., Housing Policy & Economic Development
Mike Bosi, Director, Zoning & Planning Department
Derick D. Perry, Assistant County Attomey
Sarah Harrington, Housing Policy & Economic Development Manager-
Planning
Donna Guitard, Management Analyst I
May 21,2024
I. CALL TO ORDER & PLEDGE OFALLEGIANCE
Chair Hruby called the meeting to order at 9:00am and the Pledge of Allegiance was recited.
2. ROLL CALL OF COMMITTEE MEMBERS AND STAFF
Roll call was taken and a quorum was established.
3. APPROVAL OFAGENDAAND MINUTES
a. Approval of Today's Agenda
Mr. Terhune moved to approve lhe Agena subject to adding the following ltems:
. 6c - Summary of live local activities/program
. 80 - Discuss possible future meeting locations
Second by Mn Shea. Carrted unanimously l0 - 0.
b. Approval of March 19,2024 AHAC Meeting Minutes.
Mr. Terhune moved to approve lhe minules of the March 19, 2024 meeting as presented. Second by
Mr. Shea. Carried unanimously I0 - 0.
4. INFORMATIONAL ITEMS AND PRESENTATION
a. Impact Fees (Ian Barnwell)
Mr. Barnwell, Impact Fee Manager presented the PowerPoint "Afordable Housing Advisory
Committee Meeting Impact Fee Discussion May 21, 2024" for information purposes and provided an
overview ofthe Impact Fee Deferral program noting:
. Impact fees are a one-time charge for new development used to offset the demand for public
facilities.
. Common types of impact fees include Wateri Wastewater, Transportation, Schools and Parks
o The original fees implemented by the County were for water/wastewater in 1978 with others
such as transportation, schools, fire protection, emergency services, etc. added through the years
with the most recent addition being for law enforcement in 2005.
o According to the State Statute, the Impact Fee must be reasonably connected to, or have a
rational nexus with, the need for additional capital facilities and the increased impact generated
by the new residential or commercial construction. The need for the public facility and benefit to
the fee payer must be demonstrated for expenditure ofthe funds.
. Eligible expenses ofthe fees collected include land acquisition, land improvement, design,
engineering, permitting costs and other related construction costs required to bring the public
lacility into service.
o The County has an owner occupied and rental fee program for impact fee deferrals.
. For an owner deferral, the owner must occupy the premise and meet eligible requirements for the
deferral (18 years ofage, a first-time home buyer, being a US citizen or permanent legal resident,
etc.). The impact fees are payable upon sale or refinancing ofthe home.
. For a rental deferral the tenant must meet eligibility requirements including being a permanent
resident, head ofhousehold, at least 18 years ofage and a US citizen or permanent legal resident.
o This program is limited to 225 units per fiscal year and additional units may be approved
by the Board of County Commissioners.
o The term ofrental deferral is l0 years and may be extended with BCC approval.
. Upon subordination the owner is required to provide a cash equivalent instrument which
will yield the full amount when due and payable.
o There is an Immokalee Impact Fee Installment Payment Pilot Program for a property located
within the Immokalee CRA boundaries.
6.
May 21,2024
. It is available to single-family, multi-family and commercial projects with no income
qualification or first time home buyer requirement.
o The term is up to 30 years at a current interest rate of 5%, adjusted annually.
. The assessment is superior to all other liens, titles and claims, except state and county
taxes.
o The program currently has 3 single-family participants and I multi-family participant.
During Commiftee discussion with Staff, the following was noted:
. The goal ofthe Immokalee Pilot Program is to ease the financial burden by spreading the
payments over a 30 year term with interest. Concem was expressed on the 5 percent interest
rate, a higher rate than may be beneficial to the recipient.
. The amount oftime an extension is allowed following the 10-year term under the rental program
is undefined however there is no intent to allow waiver ofthe fees.
o Concern over the level ofthe fee compared to the value ofa property. A $5,000,000
condominium is assessed the same level offees as a $250,000 3-bedroom home - Staff noted
there are square footage thresholds regulating the fees where a larger structure is assessed a
greater fee.o Collier County's impact fees are one ofthe highest in Florida however the County needs to
ensure the citizens are provided an adequate level ofpublic services as demand in the area
increases.
o Consideration may need to be given to determining the fees utilizing the number ofbedrooms as
a threshold or other means linked to the cost ofthe home, however it was noted a 3 bedroom
$250,000 home may have a greater impact on services (i.e. school system) than a 5 bedroom
$2,000,000 condominium given the potential demographics ofthe person(s) occupying the units.
If the Committee members have any recommendation or comments on the rates, they may contact Staff.
PUBLIC COMMENT
Persons wishing to speak must register prior to speaking. All registered speakers will receive up to three (3)
minutes unless the time is adjusted by the Chairman.
Michael Puchalla, CEO/Executive Director/The Housing Alliance, Inc. provided an update on activities
noting they are collaborating with the Collier Housing Impact Investment Fund where developers may
obtain short term, low interest loans as a source of preliminary funding to develop housing. They are also
working with HELP on their housing navigator program for employers such as NCH, Collier County School
District, nonprofits, etc. to aid those struggling to obtain housing. The goal ofthe program isto bridge the
gap to home ownership for locals in the workforce.
DISCUSSION ITEMS
a. LDCA Updates (M. Bosi; E. Johnson)
Mr. Johnson presented the PowerPoint "Affordable Housing Advisory Commiltee Community Housing
Plan Initiatives - May 15,2025" for information purposes. He noted:
o Changes to the Growth Management Plan were approved in November of 2023 to assist in
implementing the housing plan and the strategies ofthe Urban Land Institute 2017 Panel Report
for the County.
o The Report concluded Collier County has an "housing affordability problem" and recommended
6 core strategies: Increase supply; Maintain supply; Regulate and govem; Enhance
transportation options; Enhance wages; Engage, market, and educate.
May 21,2024
o Multiple areas of Land Development Code are proposed to be amended in conjunction with
adding new Sections and the changes include:
1. Creating new definitions for "Transit Core"l 'sTransit Oriented Development (TOD)" and
"Median-income Level" (>80 to <100 AMI).
2. Updates the Affordable Housing Density Bonus Table
The section allows a density bonus for a developer setting aside portions of a development for affordable
housing use.
During Committee discussion it was noted:
o Concern on the cap limit of 12 units per acre when it's l6 units per acre in conventional zoning -
Staff noted the I2 units are bonus units and combined with the base density of 4, I6 are allowed.
The I6 unit maximum allowable was based on a policy determination.
o Consideration should be given to increasing the bonus allowed to 25 units per acre ifcertain
requirements are met.
3. Creating a Mixed-Income Housing Program (MIHP).
Establishes provisions allowing a mixed housing development by establishing a bedroom ratio for
market level vs. affordable uses with a 30-year term for the affordable units.
4. Streamlining commercial-to-residential conversion
Affordable housing residential units would be allowed in C-1, C-2 and C-3 zones and in zones C-4 and
C-5 the affordable units would only be allowed as part ofa mixed-use development.
During Committee discussion it was noted:
. Affordable housing would not be allowed in industrial zoned areas, however the Growth
Management Plan currently allows a "high employment center" to provide affordable housing
through the PUD process providing the proposal meets certain qualifications.
o Affordable housing is allowed in areas designated as high employment centers.
o Consideration should be given to allowing all types ofresidential development in the zones with
a percentage dedicated to affordable units to help incentivize development of affordable units.
5. Activity Centers and Interchange Activity Centers
Allows affordable housing options and density bonuses for identified activity centers in the Coastal
Urban Area.
6. Transit Oriented Development (IOD)
Establishes affordable housing options along Collier Area Transit route frontage in Immokalee, Golden
Gate City and the Coastal Urban Area.
Mr. Johnson noted the Development Services Advisory Committee has reviewed the proposed changes
and recommended approval by the Board of County Commissioners. The proposed amendments will be
forwarded to the Collier County Planning Commission for review and the Board ofCounty
Commissioners for final approval later in the year.
4
May 2l ,2024
Ms. Roberts moved to recommend lhe Board ofCoungt Commissioners approve the proposed Land
Development Code changes as presented b Staff. Second by Ms. ll/aller, Molion canied 9 *yes" - I
"no. Mr. Terhune voted "no."
b. Affordable Housing Yearly Income Qualification (C. Giblin)
Mr. Giblin reported the development industry has recommended a policy be implemented to address
situations when a tenant over time exceeds the required income level for affordable housing requiring
them to potentially relocate. They suggested the following language:
Tenant Retention Policv Statement:
Recognizing the need ofafordable housing and balancing a tenant's incremental increase in income associated with
their primary source ofincome, oyer time as the tenant resides in a unit, the tenant will not be required to income
verify annually as a recertification so long as the tenont does not change residences, ond does not obtain a secondary
source ofincome, and aperiences ra chqnge in living status. This policy does not penqlize the tenqnt who met the
initial income yerilicdtion and through an incrementql increase in income oyer time would no longer qualifi within the
percentage of AMI. Erample: The tenant initiqlly qualiJied for the 60-8096 AMI afordable housing and over the
duration ofemployment now exceeds the 80% AMI threshold. Rather thqn hqying this tenant no longer qualify for the
afordable unit and hqve to either move out ofthe residence or begin paying market rote renl, lhe tenant would be
permitted to remain in the residence paying the rent dt lhe 80% AMI level.
During Committee discussion, it was noted:
o The issue should be addressed, however a blanket statement may be problematic.
o Detailed parameters should be developed on timeframes for necessary actions to be taken to
ensure if an eligible pa*icipant's income rises dramatically, they are not allowed to retain their
reduced rent status.
. A participant should not be severely penalized for a minor increase in income which may
discourage them from seeking better paying employment for fear of losing their housing status.
Chairman Hruby rcquested slaff to develop recommendalions and submit lhem lo lhe Committee for
review,
c, Summary of Live Local Activities/Program
Mr. Giblin noted the BCC requested Staff to clarify certain requirements of the States Live Local Act
and noted the following was determined:
1. The language cites areas "zoned" for commercial, industrial and mixed use residential does not
reference lands in PUD's.
2. Heights of buildings are not restricted by the PUD requirements (height as allowed within I mile of
the development or 3 stories whichever is greater) and densities are to the greatest extent allowed in
thejurisdiction which would be 25 units per acre for Collier County.
3. An applicant may submit a letter of intent requesting to be reviewed under the requirements of the
statute adopted prior to the recent amendment.
7. STAFF AND COMMITTEE GENERAL COMMUNICATIONS
a. Milano Lakes Email re Essential Service Personnel Employer (C. Giblin)
Mr. Giblin provided an email from Melody Bradshaw of Milano Lakes providing an update on their
status of units currently available at non discounted and discounted housing rates noting there are no
units currently available at the reduced rate.
b. 2024 SHIP Incentive Report timeline (S. Harrington)
Staffnoted a draft ofthe "Housing Incentives Strotegl Reporl " will be provided to the Committee for
review at the July meeting.
5
May 2l ,2024
c. AHAC Policy Statement
Mr. Giblin provided the "Collier County Affordably Housing Data - updated May 2021" for
information purposes.
d. Release of New 2024Income Limits
Mr. Giblin provided the document "2021 Collier County Income & Rent Limits for Affordable
Housing" for information purposes. Collier County has the highest median income in Florida and the
information will be available on the County website.
e. DSAC Update (H. Roberts)
Mr. French provided the update noting:
o The Growth Management Division is funded by the users in the industry through a fee for
services format (permit applications, inspections, etc.).
. The costs for the provision ofservices continues to rise and Staffwill be seeking permission for
a fee increase from the BCC.
. As an example, the current cost ofan inspection is $64 while the County charges $45 and the
proposal is to rate the rate to $55.
o Without a fee increase, the users will be faced with a lower level ofservice as the general fund
may not be used to fund the Division's activities.
. There is a reserve fund where a maximum amount of50 percent ofthe budget may be held at any
one time, however this source has been depleted to aid in covering the increase in expenses.
. The Division will be engaging a qualified consultant to perform a new rate study to aid in
developing the rates for services charged in the future.
f. Upcoming Public Meetings (C. Giblin & M. Bosi)
Mr. Giblin reported upcoming meetings include the Fiddler's Creek PUDA (Part 3) on July 18 where
the developer is requesting an additional density of750 additional units of which 225 are affordable.
Member discussion occurred on why developers do not appear in front ofthe Committee as part ofthe
hearing process so the Committee is aware of the activity- Mr. Giblin noted is not a requirement of the
County however he will notifu the applicant on the request.
g. LGAO (S. Harrington)
Ms. Harrington noted:
. The BCC's Notice of Funding Availability & Request for Applications Notice was disseminated,
and applications are due back by June 7s at noon.
. A special AHAC meeting will be held on June l8th to review the applications.
o Staffwill provide details on the location ofthe meeting and other information including the
application packets as the date nears.
8. NEWBUSINESS
a. Discuss possible future meeting locations
Chair Hruby noted the AHAC meetings were previously held in the Board Chambers and televised.
He recommended consideration be given to convening future meetings at the venue so public viewing is
available given the importance ofthe topic to the residents ofthe County.
6
May 21,2024
Mr. French noted:
o The County Manager's Office would have the final determination on the move, however if the
meeting location is changed to the venue, Staff may not be available as their offices are in the
Growth Management building.
o The audio of the meeting is recorded which may be made available to a party upon request and
Zoom format is available if necessary.
. Upgrades are being investigated for the current room where the meeting is held to enhance the
technological capabilities of the site.
Chair Hurby requested Staff to investigate the concern ond report back on what measures may be
taken to improve the capabilities of the meeting roonl
9. ADJOURN
NEXT AHAC MEETING DATE AND LOCATION: July 16th,2024, at 9:00 AM Conference Room
6091610 - Growth Management Community Development Department
There being no further
the chair at 11:25AM.
business for the good of the County, the meeting was adjourned by order of
These minutes approved by the Committee on u, pr"s"nt"d ,/ or as amended
7