Agenda 11/12/2024 Item #16A 8 (2024 State Housing Initiatives Partnership incentive Strategies Report to the Florida Housing Finance Corp. and Florida Housing Coalition required by section 420.9076 Florida Statutes)11/12/2024
Item # 16.A.8
ID# 2024-1596
Executive Summary
Recommendation to approve and submit the 2024 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. This required
incentives strategies report had been due to the Florida Housing Finance Corporation (FHFC) every three (3)
years until, in 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.
In addition to the required incentives, AHAC has made recommendations on the following five (5) additional
topics:
1. AHAC requests the completion of the implementation and adoption of four (4) regulatory relief initiatives
previously approved through the Collier County Community Housing Plan.
2. AHAC recommends the creation of a transparent publicly accessible database with a corresponding GIS
map to identify, locate, and provide data and long-term monitoring results for all housing that is affordable
in Collier County.
3. AHAC desires to take a greater role in advocacy efforts to review, recommend, and promote affordable
housing issues and developments.
4. AHAC requests that staff identify challenges and opportunities presented through the State's recent adoption
of the Live Local Act (LLA).
5. AHAC recommends the continued 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.
The AHAC may also explore and report on other incentives as directed by the Board.
The AHAC meets every other month and has reviewed the above-noted incentives. Some of these eleven (11)
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11/12/2024
Item # 16.A.8
ID# 2024-1596
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 have already been 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 AHAC's public hearings on July 16 and
September 19, 2024. On October 3, 2024, the Naples Daily News published an advertisement and summary of
the report with notice of the November 19, 2024, AHAC meeting. In addition, the report was also made
available on the Collier County website.
No public comments were received at the public hearing or before the meeting. The SHIP Incentives
Strategies Report was reviewed and discussed by AHAC on September 19, 2024, 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.
FISCAL IMPACT: Costs associated with the SHIP Incentives Strategies Report, including advertising fees, in addition
to staff time and resources for compiling the report. Execution of this report will ensure 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).
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.
LEGAL CONSIDERATIONS: This item is approved for form and legality and requires a majority vote for Board
approval. –DDP
RECOMMENDATIONS: To approve and submit the 2024 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
ATTACHMENTS:
1. 2024 State Housing Initiatives Partnership Incentive Strategies Report 100724-1134
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2024 Collier County SHIP Housing Incentives Strategy Report
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SHIP Affordable Housing Incentive Strategies Report
Affordable Housing Advisory Committee Report to Board of County Commissioners
SUBMITTED TO: ROB DEARDUFF, FLORIDA HOUSING FINANCE CORPORATION
THROUGH: COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
DATE SUBMITTED: 12/____/2024
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 in Florida
Statutes, 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 January 09,
2024, appointed a new Board Elected Official. Florida Statutes, 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 municipality. The elected official will count as a
member of the AHAC for purposes of meeting the number of members requirements.
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2024 Collier County SHIP Housing Incentives Strategy Report
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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.
(k)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
(*proposed)
Elected Official Chris Hall 12/13/2022 01/01/2025
Residential Home Building Industry Stephen J. Hruby 11/08/2022 10/01/2025
Non-Profit Provider Arol I. Buntzman 11/12/2024 10/01/2026*
Labor Engaged in Home Building Gary Hains 11/12/2024 10/01/2026*
Banking Industry Catherine Myers 11/12/2024 10/01/2026*
Employers within Jurisdiction Andrew Terhune 06/13/2023 10/01/2026
Essential Services Personnel Todd Lyon 11/08/2022 10/01/2025
Member of the Collier County Planning Commission Paul Shea 03/08/2022 10/01/2026
Resident in Jurisdiction Mary Waller 10/27/2020 10/01/2026
Employers within Jurisdiction Hannah Roberts 06/13/2023 10/01/2026
Real Estate Professional Jennifer L. Faron 11/08/2022 10/01/2025
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AFFORDABLE HOUSING RECOMMENDATIONS
The AHAC has reviewed local government plans, policies, procedures, ordinances, regulations,
statutes, and the comprehensive plan, among other documents applicable to affordable housing,
to evaluate their impacts on affordable housing.
Further, the AHAC has specifically considered and evaluated the strategies set out in Florida
Statutes, 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 following recommendations.
(Recommendations continue on next page, this space intentionally left blank)
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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 2024 and will
continue to work to bring forward development standards providing regulatory relief for housing
that is affordable. At their May 2024 AHAC meeting, the text for the implementing Land
Development Code (LDC) amendments was presented to the committee, and the committee voted
to recommend that the Board of County Commissioners approve the LDC Amendments.
Existing Strategy:
Growth Management Plan amendments authorizing these four (4) initiatives were recommended
for adoption by the Collier County Planning Commission on October 5, 2023, and the Board of
County Commissioners (BCC) on November 14, 2023.
Schedule for Implementation:
The Zoning Division is finalizing the LDC amendments to implement the recommended changes
in these four (4) initiatives and preparing for hearings before the CCPC and BCC scheduled for
Fall 2024.
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RECOMMENDATION 2: AHAC recommends the creation of a transparent, publicly
accessible database with a 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:
In 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 their August meeting. Feedback from the AHAC meeting was incorporated and the final
map brought back to AHAC. The map was then published on the county’s website. The
Community and Human Services Division has also created a website repository for all affordable
housing compliance monitoring reports, making them available for public viewing.
Figure 1: The traffic count from 01/01/2024 through 09/25/2024 for the Affordable Housing webpage
map located on the Housing Policy and Economic Development webpage. This information was pulled
from the County’s traffic recording system Google Analytics.
Schedule for Implementation:
Ongoing annual review and update of the database’s information with corresponding updates to
the affordable housing map is completed by staff. Planned enhancements to the map include
more descriptive status symbols and identifying renter or owner-occupied developments.
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RECOMMENDATION 3: AHAC should take a greater role in advocacy efforts to review,
recommend, and promote affordable housing issues and developments.
Meeting Synopsis:
The County's Affordable Housing Advisory Committee (AHAC) determined a need to identify
areas of action to facilitate the production of more housing that is affordable.
Existing Strategy:
AHAC formed a sub-committee to create the work plan with assistance from staff. 2023, the work
plan was completed and brought to the AHAC for review and approval. That work plan has now
been incorporated as a recommendation in the Housing Incentives Strategies Report.
Schedule for Implementation:
The AHAC will continue to review, recommend, and promote the development of affordable
housing. On-going discussion in 2024 to include reviewing the SHIP Incentives Report at AHAC’s
every other monthly meeting to assess progress and update associated timelines.
On at least an annual basis, the AHAC will Review:
•The number of newly completed and ongoing projects to build affordable housing in order
to incorporate those findings into its future work plans.
•Data containing the number of available and occupied rental units (“the Apartment
Survey).
•The impact of affordable housing projects that have been completed and are open; and
make recommendations on any changes to plans, programs, policies, and incentives that
will improve outcomes in the future.
•Data containing the annual monitoring for developer compliance to commitments as
completed by CHS and PUD Monitoring.
AHAC will Recommend:
•Approval of developments containing an affordable housing component in Collier County.
•The consideration of policies, plans, and programs by the BCC that will encourage the
development and preservation of affordable housing. Such as:
o The Housing Plan LDC amendments.
o RFMUD Affordable Housing Density Bonus program.
o Accessory Dwelling Units (ADUs) Pilot Program
•Proposed developer presentations to AHAC prior to CCPC and BCC.
•LGAO Applicants to present proposals to AHAC
•Consideration of impact fee policies to promote the construction of more affordable units.
•Consideration of changes to parking requirements for affordable housing developments as
directed by State Statute.
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AHAC will Promote:
•Substantive and impactful policies and programs through active participation and
engagement in the community.
•Community support for projects under consideration at Neighborhood Information
Meetings (NIMS). AHAC members will volunteer to participate in NIMS for
developments related to affordable housing and report back to AHAC at the next meeting.
•The understanding of local employer needs and plans for workforce housing.
•The construction of workforce housing by positively engaging developers in official and
unofficial communications.
RECOMMENDATION 4: AHAC recommends staff identify challenges and opportunities presented
through the State’s recent adoption 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)Develop 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.
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. The AHAC generated the need and outsourced the coordination
and hosting of a meeting to discuss the impact and practicality of the LLA and identify obstacles
existing in the present codes that will hinder its use.
Existing Strategy:
Staff compiled and provided AHAC 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.
Schedule for Implementation:
AHAC supported a forum with all stakeholders to brainstorm the issues developers are facing in
relation to implementing the LLA; a follow-up discussion ensued to further discuss the problem
areas. On-going discussion in 2024 to include reviewing and evaluating proposed regulations and
developments on a rolling and as-requested basis.
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On April 9, 2024, the BCC issued guidance to staff to interpret the Live Local Act to exclude
PUDs from consideration. The result of this action is twofold, 1) Live Local may no longer be
used within commercial areas of PUDs, and 2) the maximum density and height allowed through
Live Local will be limited to only those allowed by straight zoning districts in the Land
Development Code (i.e.: 25 units per acre maximum). The result of this guidance has made the
Live Local Act less useful in Collier County.
RECOMMENDATION 5: Continued 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 seven years or until the aggregate funds of $490 million were
collected, whichever was sooner. Of the aggregate $490 million, $20 million is allocated for land
acquisition specifically for affordable housing—the Surtax Fund sunset on December 31, 2023.
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. The
Board of County Commissioners adopted these evaluation criteria in March 2023 and the
Infrastructure Surtax Citizen Oversight Committee in June 2023. An application for developers to
request surtax funds was created and released in September 2023 by the Housing Policy and
Economic Development Division.
Existing Strategy:
Evaluation criteria for acquiring lands using surtax funds were created in 2023 and are comprised
of a multifaceted approach, including reviews conducted by multiple divisions within the Growth
Management and Community Development Department. On an as-needed basis, proposed
acquisitions are brought to the AHAC and the Surtax Oversight Committee for recommendations
and ultimately to the Board of County Commissioners for approval.
Schedule for Implementation:
At this point, land acquisition for two developments has been approved to use surtax funds:
Renaissance Hall, located on the Golden Gate Golf Course ($4,605,900), and Ekos on Collier
($3,750,000). The BCC has also directed that an additional $5,950,000 in surtax funding be used
in the Williams property Acquisition. Approximately $5,700,000 remains available for allocation
in the land acquisition fund.
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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, low-income, 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)Preparing a printed inventory of locally owned public lands suitable for affordable housing.
(k)The support of development near transportation hubs, major employment centers, and
mixed-use developments.
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.
Schedule for Implementation:
Resolution 2018-40 has been implemented, and affordable housing developers have successfully
utilized the improved process.
AHAC Recommendation:
Existing programs and policies are working as intended; no changes are recommended at
the present time. AHAC encourages State and Federal Government partners to
implement expedited review permitting processes and the BCC to make expedited review
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permitting processes a legislative priority.
420.9076(4)(b)
ALLOWABLE FEE WAIVERS
Meeting Synopsis:
Impact Fees have been discussed during various meetings since 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 a reduction of the total cost of homes that are affordable. However,
eliminating impact fees can lead to a structure that 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. The Impact Fee Deferral program granted 24 rental deferrals in Fiscal Year (FY) 2024
year to date and 0 rental deferrals in FY 2023. Deferrals are available on a first-come, first-served
basis. The aggregate amount of impact fee rental deferrals granted shall be limited, in total, to 225
units per fiscal year with no rollover of units. For FY 2023, Collier County issued Impact Fee
Deferrals for 86 ownership units totaling $1,071,536.97. For FY 2024, Collier County issued
Impact Fee Deferrals for 88 ownership units totaling $1,123,104.33.
Schedule for Implementation:
Collier County Board of Commissioners approved the use of grant funds as an alternative funding
source to support developments principally financed with Low-Income Housing Tax Credit
Projects, Tax Exempt Bond Financing, or other qualifying affordable housing developments. In
2024, AHAC will consider rental housing developer needs related to the existing Impact Fee
Deferral program.
AHAC Recommendation:
In 2025, explore an Impact Fee Deferral Pilot Program utilizing alternative funding sources
to support long-term affordable rental housing.
Further, it is recommended that the County should review opportunities to increase the
length of the deferral period available for rental housing to align with various financing
sources.
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420.9076(4)(c)
FLEXIBLE DENSITIES
Meeting Synopsis:
AHAC has discussed densities since 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 on February 12, 2019. The Affordable Housing Density Bonus (AHDB) program now
provides up to 16 units per acre.
Applicants who have requested additional density above base residential zoning and 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 that will be 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.
Schedule for Implementation:
The proposed increases in density were heard by the Planning Commission and the BCC in the
fourth quarter of 2023 and throughout 2024 on a requested basis.
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 to be provided to
households at or below 100% of the Area Median Income (with emphasis on rental units at
the 50% and 80%AMI levels) and encourages the development of a written policy
formalizing this policy.
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420.9076(4)(d)
RESERVATION OF INFRASTRUCTURE CAPACITY
Meeting Synopsis:
Collier County does not reserve infrastructure capacity. Collier County is not experiencing any
capacity limitations.
Existing Strategy:
Collier County does not need to reserve infrastructure capacity at this time.
Implementation:
None needed.
AHAC Recommendation:
No changes are recommended at the present time.
420.9076(4)(e)
PARKING AND SETBACK REQUIREMENTS
Meeting Synopsis:
AHAC has regularly discussed these topics 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.
Schedule for Implementation:
On-going discussion in 2024. Reduction of parking and setback requirements are on an as-
requested basis.
AHAC Recommendation:
In 2025, the AHAC will recommend practical application of The Live Local Act (LLA) for
parcels not meeting parking and setback requirements. LLA may require additional parking
and setback relief for developments in compliance with State Statute.
420.9076(4)(f)
AFFORDABLE ACCESSORY DWELLING UNITS
Meeting Synopsis:
Accessory Dwelling Units (ADUs) have been discussed at multiple meetings since 2023 by AHAC
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members. In 2023 County staff was 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 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 hindrance to the program. County staff conducted
a pilot study of residents seeking feedback about ADUs, and the collected information will be used
to develop a recommendation for ADUs. The County’s Land Development Code (LDC)
Amendment staff has drafted amendments to allow for renting guest houses for properties that are
zoned Estates and located west of Collier Boulevard. This modification will allow for properties
that are homesteaded to participate in the Pilot program, which is proposed to run for 5 years from
the date the Board approves the LDC amendments. Additionally, Staff will bring to the Board
annually a report on the participation of the program to inform of its utilization and determination
as to the possibility of transitioning the Pilot program to a permanent program. Currently, there
are 3,558 parcels zoned Estates within the Urban Area, of which 400 have guest houses. If adopted
by the Board as a Pilot Program, this would include existing ADUs and newly built 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 one acre or more. Furthermore, the LDC prohibits the rental of any
guesthouse as they are to be used for personal reasons only.
Schedule for Implementation:
On-going discussion in 2024.
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 BCC to fully explore this option and recognizes that feedback from residents
is an important part of this issue. AHAC recommends allowing ADUs to be built on Urban
Golden Gate Estates properties and recommends the use of ADUs as affordable housing to
increase the affordable housing rental inventory on a trial period to determine and assess
feasibility.
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:
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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 is allowed by right in the RMF-6 Zoning District.
Schedule for Implementation:
None
AHAC Recommendation:
No changes are recommended at the present time.
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.
Schedule for Implementation:
On-going discussion in 2024. Modifications of street requirements are approved on an as-needed
basis.
AHAC Recommendation:
In 2025, AHAC recommends evaluating the effectiveness of Ordinance 2021-05.
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
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repeated review cycles.
Existing Strategy:
Housing Policy responsibilities previously located within the Community & Human Services
(CHS) Division under the Public Services Department were 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.
Schedule for Implementation:
Ongoing
AHAC Recommendation:
No changes are recommended at the present time.
420.9076(4)(j)
PUBLIC LAND INVENTORY
Meeting Synopsis:
Since 2018, AHAC meetings have regularly discussed public lands. 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 of
whether 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, called Ekos, on Santa Barbara, opened in 2024 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
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Personnel (ESP). A long-term land lease and developer agreement have been executed, and
construction on 252 apartments and 120 senior housing units is expected to commence in the
summer of 2024.
Schedule for Implementation:
An annual review of county-owned lands list has been implemented. Promotion and advertisement
of the county-owned lands eligible for construction of affordable housing to developers is ongoing.
Use of surtax funding to purchase new properties will assist in adding to the inventory.
AHAC Recommendation:
While an annual review of and frequent discussion about the county-owned lands list
occurred in 2023 and 2024, AHAC recommends formalizing a process to include an
evaluation of the properties by the County’s Real Property Division for the annual review of
the county-owned surplus lands eligible for constructing affordable housing. AHAC also
recommends promoting and advertising the surplus public inventory lands eligible for
constructing affordable housing.
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.
Schedule for Implementation:
This recommendation was heard and recommended for 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. Implementing LDC amendments is scheduled for CCPC and BCC public
hearings in the Fall of 2024.
AHAC Recommendation:
Approve the recommended LDC Amendments to prioritize higher density along transit
corridors ranging from 13 units per acre (upa) to 25 upa.
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