AHAC Minutes 06/18/2024MII\UTES OF TIIE
ATT'ORDABLE HOUSING ADVISORY COMMITTEE MEETING
The Affordable Housing Advisory Committee met on June 18, 2024 at 9:00A.M. in
REGULAR SESSION at the Career Source of SWFL at 3050 North Horseshoe Drive,
Naples, FL 34104 with the following members present:
CHAIR: Steve Hruby (Excused)
VICE CHAIR: Jennifer Faron
Arol Buntzman (Excused)
Thomas Felke
Gary Hains (Excused)
Commissioner Chris Hall (Excused)
Todd Lyon
Hannah Roberts
Paul Shea
Andrew Terhune
Mary Waller
Bob Mulhere, DSAC liaison (nonvoting Member) (Absent)
ALSO PRESENT:
Cormac Giblin, Director, Housing Policy & Economic Development
Mike Bosi, Director, Zoning& Planning Department
Derek D. Perry, Assistant County Attorney, County Attomey's Office
Sarah Harrington, Manager-Planning, Housing Policy & Economic Development
Don Luciano, Assistant Director, Community & Human Services Division
Priscilla Doria, Ops Support Specialist II, Housing Policy & Economic Development
I. CALL TO ORDER & PLEDGE OFALLEGIAI\CE
Vice Chair Faron 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 OF AGENDA AND MINUTES
a. Approval of Todayos Agenda
Mr. Terhune moved to approve the Agendu Second by Mr. Shea Carried unanimously
7-0.
4. INFORMATIONAL ITEMS AND PRESENTATION
a. LGAO (Local Government Area of Opportunity) Applicant Presentations
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Mr. Giblin noted the following:. Two applications received before the deadline with McDowell Housing Partners
informing him late yesterday that they wish to withdraw their application.
. The committee would only be reviewing one application from Rural Neighborhoods.
. The goal is to listen to the presentation from Rural Neighborhoods on their proposed use
of funding and for the recommendation of this committee to be forwarded to the County
Manager to approve or deny the request from Rural Neighborhoods.
Ms. Faron ... are we required to make a recommendation of the full amount or if there's an
option to approve less?
Mr. Giblin... the amount required by the tax credit applications is a minimum of $460,000.
Ms. Faron...do we know why McDowell withdrew?
Mr. Giblin...yes, the particular site that they had looked for was zoned a CPUD
(Commercial PUD), Mr. Sheer from McDowell spoke at the Board of County
Commissioners meeting on Tuesday at the last Board meeting and asked for them to
reconsider their previous direction on the use of the Live Local Act. The Board recently
issued guidance to staff to allow the use of the act only on properties that are straight
zoning, commercial/industrial, or mixed-use. The property they have under contract is a
commercial PUD, therefore it's not straight zoned commercial. Mr. Sheer spoke to the
Board on Tuesday and asked them to consider expanding their guidance to include CPUD
because in his words it mirrors commercial zoning. The Board then later took up that
discussion at the end of the Board meeting and decided not to allow that request or to not
give staff that guidance so it's going to take a little longer for him to receive his zoning
approval if he wishes to continue with that property and therefore, he wouldn't be able to
meet the deadline ofthe tax credit application on that site. That is why he chose to withdraw
his application.
Mr. Steve Kirk, President Rural Neighborhoods presented the PowerPoint
"Renaissance Hall" and provided an overview of the Renaissance Hall Senior Living
project noting:
o Correct one item and make a notation on another:. Estimated completion date on Page 7 in proposal is July 2027 ...Anticipate
completing this phase June 2027 which is comparable to the June 2027 ddte in
McDowell application.. Environmental Considerations- soil concems with partial contamination at the
Golden Gate Golf course but have Florida DEP soil management plan approval
for how the mitigation of that soil will be treated. Worked on this plan for year
and has been adopted by the Florida DEP.. Build 100 Senior Apartments on outparcel of Golden Gate Golf Course. Midrise
building occupying approx. 2 acres.
o Additional construction of 252 apartments adjacent to this project targeting essential
services, first responders, health care personnel.
o This is Phase 2 ofthe Golden Gate Golf Course Project
o The Economic Impact
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r We are in the lead with Golden Gate Golf Course redevelopment and have
worked with County staff for over 18 months on how to deal with drainage in a
swale.. The golfcourse serves as a basin to drain that neighborhood to the southem canal.
. Economic impact on phase 1 of this project would expedite the future
development of the other tracts
o You are voting today to give us a designation as a LGAO.
o We are competing with many other counties in the State.
o Your designation would give us a boost to be selected.
o You asked in the RFP how quickly we can get our money back as local govemment.
o The RFP parameter is that it can be a loan or grant up to 30 years with I o/o interest
rate.
. Our proposal is to use your money as late in our proposal as possible.
o We are at 7502 construction, which gives the County greater flexibility over 2
fiscal years.
o We pledge to pay you back the year after our 15-year tax credit instead of 30 years.
Shortest possible cycle for you to get your money back.
o Experienced developer with 176M in 22lG funding since 2020. 341 units completed
in Collier County including Main Street Village in Immokalee.
. Experience since 2004 in collier. Most recent 202J 24-unit project
. Nonprofit developer built 2700 units
o We believe we have met your goals.
o We have completed our MPUD which is a normal zoning process.
o We rezoned the Golden Gate Golf Course.
o Several public meetings with neighbors and we are considered to be vetted.
o We meet the parking requirements for senior building.. We are listed as an AE/AH zone and have gone through the conditional letter of
map amendment, LOMR process and submitted an MT-2 proposal.
o FEMA to review the drainage system for the entire golfcourse.
o We will be leveling offthe golf course and adding soil and mitigating soil.
o Our finished floor elevations will be in zone X and not required to have flood
insurance.
o Strengths of our proposal
. In terms oftargeting special needs our project is 1007o service special needs.
. A percentage ofthis special needs is extremely low income for families at 30%o of
median.
o Also serving those families at risk ofhomelessness and domestic abuse.
o Broad group ofresident services exceeding the requirements.
. Daily contact with residents is planned and arranged shopping.
. We are on 2 CAT lines and I to 1.25 miles to grocery shopping, pharmacies, etc.
adjacent to schools south ofthe site.
o Neighborhood lift and revitalization in our relationship to economic development.
. Tax incentives for cleaning contaminated soil used to leverage phasel and 2.
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Soil mitigation and track record with Collier Co going back to 2006 with at least 17
contracts; Mainstreet Village, Eden Gardens I & 2 in Immokalee'
Our tenants are in compliance with income and our properties are the meeting physical
requirements of the County.
o I 8 plus years working through County grants.
. Both properties will be green certified.
. The amenities package is more substantial due to the proximity ofthe other apartment
complex.
M* llaller moved to recommend that the Counly Manager recommend the Rural
Neighborhoods project a recipient of the $460,000 as the selected LGAO.
Second by Mr. Shea- Motion canied unanimously 7-0.
5. PUBLIC COMMENT: Persons wishing to speak must register prior to speaking.
registered speakers will receive up to three (i) minutes unless the time is adjusted by
Chairman.
[Speaker called up to speak after item 7. discussion commenced]
6. DISCUSSION ITEMS
a. Remote participation during summer months
Mr, Giblin- moving into the summer months and in discussion with Chairman Hruby, he
asked that we bring a discussion about the option of remote participation during the summer
months. Remote participation would be available by phone and can be done at the will ofthe
committee. At the beginning of each meeting there would need to be a vote by the committee
that there is an extenuating circumstance to allow someone to participate remotely and a
physical quorum must still be present, in the room, at every meeting in order to allow a
meeting to occur and then allow remote by others. Remote participants would be able to vote
on items.
Ms. Waller- does not agree with remote participation.
Mr. Terhune.has attended meeting remotely and thinks they are beneficial, effective, and
easy to do.
Ms. Faron- does not think remote participation works well with the number of people
involved despite the audio advances out there as you lose the ability to read the room and
does not think its that hard to be at the meetings. July meeting is to review the SHIP
Incentives Report which is a statutory requirement and believe people should be present for
that. Would hesitate to make a policy but would consider as an exception ifneeded.
Mr. Terhune.agrees with in person participation is much better but is concemed with the
alternative ofno participation at all if remote participation is not available.
fPublic Speaker called up to speak on this itemJ
All
the
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Christie Betancourt, Program Mauager, Community Redevelopment Agency:
encouraged meetings to be provided virtually to allow the community the ability to view
meetings and recommends remote participation of committee members.
Mr. Giblin-The County's resolution to allow hybrid in-person/remote participation (due to
COVID) has expired. It's challenging to provide virtual access as it requires the IT team to
set up room for that to occur and last year the AHAC board decided to discontinue hybrid
Zoom meetings. Further suggestions were made to move the meetings to the Board
chambers, but Mr. French expressed the challenges with moving staff from the current
location to the Board chambers and indicated that more technology upgrades are coming to
the GMD conference room 609/610 that would be more advantageous for meetings but right
now we are not there.
Priscilla will continue to send out her attendance tracker two weeks before each scheduled
meeting. Based on the responses, if someone responds with a special circumstance and would
like to request for remote participation, it will be shared with the Chairman, and at the
beginning ofthe meeting, the board will have to vote to allow that
Mr. Perry- there may be a standard procedure that is used by the Planning Commission that
may be utilized for remote participation. Rules already written for this process.
Ms. Faron- suggest if there is a practice that the committee can model that process.
7. STAFF AND COMMITTEE GENERAL COMMUNICATIONS
[Steve Kirk brought up to speak on some additional discussion points related to his
presentationJ
To be sure to correct the record that on Page 39 of his proposal noted that Renaissance
Senior Hall Living did not need to pay property taxes, however, to be clear, it is not tax
exempt as charitable organization, it will be largely tax exempt based on the resident's age
and income.
NEW BUSINESS
Mr. Shea asked if Mike Bosi could take a moment to explain the AHAC recent changes in
BCC interpretation ofthe application ofthe Live Local Act in regards to PUD's.
Mr. Bosi:. It wasjust clarified by the BCC that PUD zoning would not be eligible for Live Local.. Prior to the April 9th decision the max available density was 91.77 units per acre as
provided for within the Mini Triable PUD.. They cited that PUD circumstances are unique.. They fell back upon the 25 units per acre as highest density allowed by the LDC.. Development standards would have to be satisfied in our LDC.
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8.
. RMFI6 zoning district has a limitation that a building be set back half the height of the
building.. As it stands now in Collier. Live Local can only be used in straight zoning, capped at25
units per acre, highest structure zoned or built within I mile.
Question on parking
Mr. Bosi-. New Statute says if you are within a half mile of major transportation hub, automatic
207o reduction in parking.. Only 3 in Collier transit hubs: Davis Blvd., Main campus and Immokkolee.
Comment - Please the difference regarding Old 41 which has a CPUD but is listed on
website as commercial.
Mr. Bosi-. If it were a straight zone and they wanted to convert that from commercial to residential
they would be eligible for 16 units per acre without a commitment for Affordable
Housing.. A State statute cannot replace what was agreed upon by the County.. Before the State adopted Live Local there was a House Bill 1339 allowing each County
Commission to allow affordable residential development on commercial, mixed use or
industrial property.. The BCC reviews these on case by case basis and McDowell may likely request this.
9. ADJOURN
NEXT AHAC MEETNG DATE AND LOCATION: July 't6,2024, at 9:00 AM Conference
Room 609/610 - Crowth Management Community Development Department
The meeting was adjourned by order of the Vice Chair at 10:20 AM.
Affordable Housing Advisory
These minutes approved by the Committee on
amended
as presented y' o, u,
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