AHAC Agenda 11/19/2024Agenda ltem No.Agenda ltem Topic
(For Public Comment, list topic)
Meeting Date:
Address;
Representing/Petitioner: fr Other;
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Grovrffi Management Community Developrnent
Affordable Housing Advisory Committee
Attendance Roster - Date: November '!.9.. 202r!
AHAC Members
"*Must have (6) members for a quorum**
Staff Members
Commissioner Chris Hall: Present Gary Hains: Present
Stephen Hruby: Present Catherine Myers: Present
Jennifer Faron: Present Andrew Terhune: Present
Mary Waller: Present Hannah Roberts: Excused Absence
Todd Lyon: Present Paul Shea: Present
Arol Buntsman: Present Robert Mulhere: Excused Absence
Name Title
James French Department Head, GMCD
Cormac Giblin Director, Housing Policy & Economic Development, GMCD Present
Jaime Cook Director, Development Review, GMCD
Michael Bosi Director, Planning & Zoning, GMCD
Kristi Sonntag Director, Community & Human Services, PSD Present
Donald Luciano Assistant Director, Community & Human Services, PSD
Derek Perry Assistant County Attorney, County Attorney's Office Present
Sarah Harrington Manager, Planning, Housing Policy & Economic Development,
GMCD
Present
Priscilla Doria Ops Support Specialist ll, Housing Policy & Economic
Development, GMCD
Present
Page 8 of 784
Growlfr Management Community Development
Affordable Housing Advisory Committee
Sign-in Sheet (Public)
November 19 2024. AHAC Meeting
Please Print
PHONE NO. or EMAIL
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Page 9 of 784
Collier County
Affordable Housing Advisory Committee (AHAC)
AGENDA
Growth Management Community Development Department
Conference Rooms 609/610
2800 N. Horseshoe Dr., Naples, FL 34104
November 19, 2024, 9:00 AM
Steve Hruby, Chair
Jennifer Faron, Vice Chair
Mary Waller, Member
Gary Hains, Member
Hannah Roberts, Member
Andrew Terhune, Member
AHAC MEMBERS
Commissioner Chris Hall, BCC Liaison
Arol Buntzman, Member
Todd Lyon, Member
Paul Shea, Member
Catherine Myers, Member
Bob Mulhere, Non-Voting Member
COLLIER COUNTY STAFF
Jamie French, Department Head, GMCD
Michael Bosi, Director, Planning & Zoning
Jaime Cook, Director, Development Review
Cormac Giblin, Director, Housing Policy & Economic Development
Sarah Harrington, Planning Manager, Housing Policy & Economic Development
Derek D. Perry, Assistant County Attorney, County Attorney’s Office
Donna Guitard, Management Analyst I, GMCD
Priscilla Doria, Ops Support Specialist II, Housing Policy & Economic Development
NOTE: ALL PERSONS WISHING TO SPEAK ON ANY AGENDA ITEM MUST REGISTER PRIOR TO SPEAKING. ALL
REGISTERED SPEAKERS WILL RECEIVE UP TO THREE (3) MINUTES UNLESS THE TIME IS ADJUSTED BY THE CHAIRMAN.
DURING COMMITTEE DISCUSSION, COMMITTEE MEMBERS MAY ASK DIRECT QUESTIONS TO INDIVIDUALS. PLEASE
WAIT TO BE RECOGNIZED BY THE CHAIRMAN AND STATE YOUR NAME AND AFFILIATION FOR THE RECORD BEFORE
COMMENTING.
IF YOU ARE A PERSON WITH A DISABILITY WHO NEEDS ACCOMMODATION IN ORDER TO PARTICIPATE IN THIS
MEETING, YOU ARE ENTITLED, AT NO COST TO YOU, THE PROVISION OF CERTAIN ASSISTANCE. PLEASE CONTACT
THE COLLIER COUNTY FACILITIES MANAGEMENT DEPARTMENT. ASSISTED LISTENING DEVICES FOR THE HEARING
IMPAIRED ARE AVAILABLE IN THE COUNTY COMMISSIONER’S OFFICE.
Page 10 of 784
1. CALL TO ORDER & PLEDGE OF ALLEGIANCE
2. ROLL CALL OF COMMITTEE MEMBERS AND STAFF
a. Welcome of new member and recognition of reappointed members
3. APPROVAL OF AGENDA AND MINUTES
a. Approval of today’s agenda
b. Approval of July 16, 2024, AHAC meeting minutes
c. Approval of September 17, 2024, AHAC meeting minutes
d. Approval of October 15, 2024, AHAC Sub-Committee minutes
4. INFORMATIONAL ITEMS AND PRESENTATIONS
a. Update on Nuestra Senora de la Vivienda Community Foundation and Pulte
Family Charitable Foundation (Andrew VanValin)
5. PUBLIC COMMENT
a. 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.
6. DISCUSSION ITEMS
a. 2025 Calendar year of workplan review item
b. Collier County Housing Website Analytics
c. Parking Requirements
d. Sub-Committee recommendation on Affordable Housing Rental Unit
Tennant Grace Period Policy
e. Final 2024 SHIP Incentive Strategies Report
7. STAFF AND COMMITTEE GENERAL COMMUNICATIONS
a. Board appointments of three members made on 11/12/2024
8. NEW BUSINESS
9. ADJOURN
10. NEXT AHAC MEETING DATE AND LOCATION: January 21, 2025, at 9:00 AM
Conference Room 609/610 - Growth Management Community Development
Department
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Page 1 of 11
July 16, 2024_ AHAC Meeting Minutes
MINUTES OF THE COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
Growth Management Community Development Department
Conference Rooms 609/610
2800 N. Horseshoe Dr., Naples, FL 34104
July 16, 2024 - 9:00 a.m.
AHAC MEMBERS
Steve Hruby, Chair Commissioner Chris Hall, BCC Liaison
Jennifer Faron, Vice Chair Arol Buntzman, Member (excused)
Mary Waller, Member Toddy Lyon, Member (excused)
Gary Hains, Member (absent) Paul Shea, Member
Hannah Roberts, Member Thomas Felke, Member
Andrew Terhune, Member (excused) Bob Mulhere, DSAC Liaison (non-voting member)
COLLIER COUNTY STAFF
Jamie French, Department Head, GMCD
Michael Bosi, Director, Planning & Zoning
Jaime Cook, Director, Development Review
Cormac Giblin, Director, Housing Policy & Economic Development
Sarah Harrington, Planning Manager, Housing Policy & Economic Development
Derek D. Perry, Assistant County Attorney, County Attorney’s Office
Donna Guitard, Management Analyst 1, GMCD
Priscilla Doria, Ops Support Specialist II, Housing Policy & Economic Development
1. CALL TO ORDER & PLEDGE OF ALLEGIANCE
Vice Chair Faron called the meeting to order at 9:00am and led the Pledge of Allegiance.
2. ROLL CALL OF COMMITTEE MEMBERS AND STAFF
Roll call was taken and a quorum established.
3. AGENDA
a. Approval of Today’s Agenda. Motion to approve agenda passed.
b. Approval of May 21, 2024, AHAC Meeting Minutes.
Motion moved to approve the minutes of the May 21, 2024, meeting as presented.
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July 16, 2024_ AHAC Meeting Minutes
4. PRESENTATIONS
A. Coastal Resiliency & Flood Management.
Presented by Mr. Chris Mason, Director Community Planning and Resiliency
Division.
● This department functions somewhere in between the building department and the
planning department and works in both fields.
● Community planning looks at our neighborhoods and zoning initiatives.
● Resiliency is looking at potential engineering and working programs with the Federal
Government and State Government.
● The division is comprised of 8 full time employees, Planners, Planning Manager,
Resiliency Engineering Manager, and Floodplain Coordinator.
● The Floodplain Coordinator works between our division and the Building Department.
● We work with FEMA programs including the Community Rating System and the
Emergency Management as well.
● We mobilize and deploy people into the community for damage assessment after a natural
event which is instrumental in receiving Federal and State assistance in declarations of
disaster.
Commissioner Chris Hall…can you explain Resiliency from the County’s perspective?
Mr. Mason…it functions to protect our environment, lives, property and local economy.
The Division was created in October of 2022 and has just become fully staffed at the
beginning of this month.
● Some initiatives on the Community Planning side Planning studies Golden Gate master
plan AUIR annual update and inventory report that Mr. Bosi now handles but we will be
taking it over next year.
● We are committed to transfer development rights, also updating and maintaining the
Growth Management Plan and Community Rating System which is also being handled
by Mr. Bosi’s team.
● Community Rating System is a FEMA program for flood discount insurance plans, and
we are at a 25% discount now which is called class 5.
● Regarding Resiliency, we just had a new coastal flood insurance rate map set become
effective February 8th of this year. The 83 new maps encapsulated the coastal fringe of
our community.
● There are 2 mapping products; coastal and a riverine. The Riverine which is the interior
of the county will be mapped in 2026 and rolled out in 2027. In the meantime, we are
starting talks with FEMA and working on a vulnerability assessment with the FDEP
Resilient Florida Grants Community Rating System and were approved for repetitive
loss area analysis. Mostly for local drainage problem areas within the County that have
repetitive flood claims.
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● We are the staff liaisons to the Army Corps Coastal Storm Risk Management
feasibility study
● For Emergency Management we handle damage assessment and temporary housing.
● I am the Managing Director for the Emergency Operations Center for Collier
County. The EOC is “essential function” for 3 public works.
● The GIS, Geographic Information System compiles damage assessment
statistics so we can report to State and Federal Agencies.
Mr. Shea…you interact with the Floodplain Management Committee. It seems like there’s a lot
of overlap.
Mr. Mason…yes you are correct, there is a lot of overlap.
Ms. Faron …It was on the news recently that Lee County had a downgrade in their class
system. I’m curious about Collier County’s ability to maintain its class 5 level that you talked
about versus where they find themselves?
Mr. Mason…as of Friday, they were supposed to make a decision but I do not believe a decision
has come out and that’s very typical of FEMA scheduling something out and then not coming up
with a date they said they would give an answer…I believe Lee county and these other
municipalities, they are overwhelmed and what lead to the down grading of their ratings was un
permitted work for repair.
B. Update on Casa San Juan Diego
Presented by John Raymond & Alex Malhas, National Development Casa San Juan Diego
[Slide Presentation]
Mr. Raymond
The Florida Housing Financing and our Tax- Exempt bonds are secured and we are moving
through the financing process to close very soon.
Alex Malhas noted the following:
• I just joined National Development earlier this year. Projects located in Immokalee total
80 units, 40, 3 bedroom, 2 bath and 40, 2 bedroom, 2 bath. We are still looking at the Q1,
2025 for closing.
o We just submitted our SDP application with Collier County and the ERP with the Water
Management District. We hope to submit our building permit with Collier County later
this month.
o Collier County just initiated their environmental review of the project, and we are
working with Intertech on part 58 that’s needed as well.
o We’ve completed phase 1 without issues and Geotech is also completed without issues.
We are kicking off of underwriting with our leaders later this month. We are also working
on the Affordable Housing Density Bonus Agreement with the County and we have
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July 16, 2024_ AHAC Meeting Minutes
completed a survey for the site as well.
o The AMI breakdown is 8 units in the 28% AMI, 4, 2 bedroom, 4, 3 bedroom and
72 units for the 60% AMI, 36, 2 bed 36, 3 bedroom.
● Site renderings and site plan presented in power point.
● Community benefits are being offered through the Diocese of Venice and Catholic Charities.
C. Update on Kai Casa Housing Development
Presented by Michael Solorzano, Habitat for Humanity, Director of Construction
[Slide Presentation]
Mr. Solorzano noted the following:
• 300 new units of Affordable Housing to Immokalee, with low-cost amenities.
• Under construction and a few units have closed already.
• Challenges with development include lengthy permit review times, restrictive local
development standards, high mitigation costs, and development impact fees.
• Collier County’s expedited review process has been very helpful but unfortunately, other
agencies do not have such a helpful process, like the Army Corps in southwest Florida
Water Management District. It would be helpful to get some relief help with that.
• Sidewalk requirement of the project, with approx. 10 miles of sidewalk going in and out of
both side of the street, can be a costly endeavor and would like to get some relief in that area
in future.
• Sidewalk standards and deviations relief will be helpful.
• The general project area is about 65 acres with 40 acres of infrastructure and started a year
ago.
• Costly endeavor for panther mitigation which required 60 acres of habitat to be cleared out
of 100 acre lot.
• Developer’s Impact Fee Deferral
o Currently, a developer gets 50 impact deferral fees that they can use to apply to
homes.
o Habitat relies a lot on these deferral fees to keep the homes affordable.
o A problem occurs when the fee is transferred from developer to a homeowner, which
ties up the fees until fully transferred. This process can take up to a month or two.
Habitat proposes increasing the number of developer fees given from 50-100.
• Another challenge, growing cost of the gap of affordability, increasing of SHIP funds per
unit.
• A typical family making $35,000 per year (family of 4 with two wage earners) would equate
to 30% which is $875.00 per month for 38 years less the down payment, our mortgage, the
ship and impact deferral fees which total $190,000. Subtract it and that’s the gap. Habitat is
absorbing the gap and I think increasing the ship amount per unit would be a good way to
go.
• Kai Casa, Phase 1, construction of 123 units is underway and 30 units have been sold and
occupied for next fiscal year 2025. We started planning on closing on another 20 units.
Comprised of 3 and 4 bedroom units and recreational turf field.
• Things to be done to assist Habitat’s mission:
o Increase the number of impact deferral fees per developer from 50-100
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o Increase SHIP funds to $100,000 per unit
o Advocate with other agencies to adopt a similar expedited review process for
permitting
Vice Chair Faron…in the example of the sales price of a home of $306,000. How much of that is
your direct cost?
Mr. Solorzano…it’s mostly direct cost.
Vice Chair Faron…so is there any, soft cost, construction cost, and do you know what percentage
of that is the actual construction cost?
Mr. Solorzano…the construction of the unit is about $190,000, a little bit more, and then we have
the development of the lot which is about $100,000.-$110,000.
Don Luciano, Assistant Director for Community and Human Services
The Board recommends our affordable housing action plan which we take to Florida Housing for
final approval. Florida Housing does not give us any recommendations, we take them to them.
Next Tuesday the 23rd we are taking an update to the Board. Our direct assistance to individuals
who are not tied to Habitat for down payment assistance. Our moderate-income families were
getting 20,000, low income, 30,000, and very low, 50,000. Staff is recommending that we increase
each by 25,000 to go to 45,000, 55,000, and 75,000.
Vice Chair Faron…Lisa spoke to us about multiple layers of mortgages that Habitat is using for
this GAP. So when you say the worst case scenario is $116,000 out of pocket to cover the GAP,
you are still layering those other levels of funding which would come back to you at a longer
range if the homeowner sells.
Mr. Solorzano…Yes, that is one of the ways that we absorb it through those other loans, the third
would be forgivable. Payments associated with these loans just sits there until they sell the house.
Cormac Giblin…what is the house at in KiaCasa?
Mr. Solorzano … I think it’s closer to $300,000, was the last one that we closed.
Cormac Giblin…so you’re selling at appraised value?
Mr. Solorzano … pretty much yeah. Some of the earlier ones were cheaper but as you go on and do
more the prices fluctuate with the community build out and what we spend up to that point.
Ms. Harrington …the current price for Habitat that I’ve seen is at 99% of the retail market value so
it is only discounted by that 1% compared to the market value.
Mr. Solorzano…sounds about right.
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5. Public Comment
Jessica Turner, Partnership Manager, Southwest Florida Home Coalition.
Later on today, Sarah is presenting to you guys some work that we've done, a Regional Housing
Study which was commissioned with the Florida Housing Coalition. I'll be meeting with Cody
Glaser on Thursday, and he's going to speak with me about a plan to reach out to AHAC
members throughout the region. So after I get that information, I'll reach out to Sarah to let her
know. As of last Friday, in addition to the two reports that were submitted to you, we were also
given reports three and four, which are out of six total reports. The third is a barrier report, and
that has information from surveys that were sent out to government officials, developers, and to
continuums of. The fourth is examining three different things.
First is different funding, different funding streams, the land use and zoning in different
municipalities, and then also how municipalities are dispersing of surplus lands. I have to tell
you that in the fourth report, Collier County was highlighted multiple times for best practices.
So I wanted to say congratulations on that and very good work. I want to remind you that this
report is a report that is being done from a regional lens. In our partnership health report, which
was completed recently in a survey of over 100 partners with the Southwest Florida Home
Coalition, one of the biggest things that was emphasized was that partners really like the
regional, the regional look that we are taking on the housing situation in southwest Florida and
their desire to collaborate more across regional lines, which I think is really exciting. It's a great
way to look at best practices in places like Collier County and try to apply them to other
localities in the area. This is just one of the projects that the Southwest Florida Home Coalition
is doing. We are also working on projects such as eviction prevention. We're working on
increasing the utilization of housing choice vouchers. We are trying to start a housing equity
fund, just like you guys have started down here in Collier. Again, a best practice. And we
actually have recently hired a regional housing services coordinator. We are going to be
mapping out the housing system on a housing stability spectrum, which has a range of choices
and levels of control for people. And it goes from people who are experiencing homelessness all
the way to people who are stably housed and housed by choice. We want to find gaps in
services barriers for people to move up that spectrum. We also want to find supports that will
keep people from going back through the cycle of crisis over and over. So I will communicate
that plan for how the coalition is going to be reaching out to you guys. I know that it's a lot to
read. I am thankful for you guys taking the time, and if there's anything I can ever do to support
you, please let me know. Thank you for your time.
6. Discussion Items
A. 2024 SHIP Incentives Report
Ms. Harrington…this document is the incorporation of the 2023 SHIP Housing Incentives
Report along with the AHAC workplan and action plan combined together…we can go through
section by section and if there’s any issues that need to be addressed then we’re going to have that
conversation. The first section is standard. It provides the information as required by the Florida
Housing Coalition. Recommendation number one, approved through the Collier County
Community housing plan. And then it lists the four incentives.
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Ms. Harrington…This is summarizing what took place in 2024 and what we would be
working towards in 2025.
The following recommendations and housing incentives were reviewed and discussed with
committee members:
• Recommendation 1: Complete the Implementation and Adoption for four (4)
Regulatory Relief Initiative previously approved through the Collier County
Community Housing Plan.
• 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
• Recommendation 3: AHAC should take a greater role in advocacy efforts to review,
recommend, and promote affordable housing issues and developments.
• Recommendation 4: AHAC recommends staff identify challenges and opportunities
presented through the State’s recent adoption of the Live Local Act (LLA)
• 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
• Expedited Permitting
• Allowable Fee Waivers
• Flexible Densities
• Reservation of Infrastructure Capacity
• Parking and Setback Requirements
• Affordable Accessory Dwelling Units
• Flexible Lot Configurations
• Modification of street requirements
• Process of Ongoing review
• Public Land Inventory
• Support of development near transportation hubs
Staff obtained committee comments and recommended changes. A motion was made to
accept the 2024 SHIP Incentive Strategies Report with the modifications requested by the
committee. Sarah Harrington to incorporate changes and finalize the 2024 SHIP Incentive
Strategies Report.
Vice Chair Faron agreed to review the final version to ensure the changes accurately reflect
the committees’ requested changes.
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7.A. Regional Housing Studies
Ms. Harrington …Thank you to the Collaboratory for providing this. These are the two most
recent reports from the regional housing study completed by the Collaboratory with the help
from the Florida Housing Coalition. This is very interesting information. It paints a picture about
the housing situation. The first report is about the people. The second report is about housing in
the context of affordability.
And the next phase is going to be stakeholder feedback. So please be prepared by reviewing this
and then providing feedback for the next phase. And we'll keep in contact about when the next
phase is. So at this moment, we don't need anything from the AHAC. This is just being provided
for review and early digestion.
Chairman Hruby…so they’d like our feedback?
Ms. Harrington…yes.
Chairman Hruby…what’s the timeline on that?
Ms. Harrington…we’ll have a better idea to provide you, after the Collaboratory has their
meeting with Florida Housing Coalition on Thursday.
7.B DSAC Update
7. C Upcoming Public Meetings.
Mr. Cormac Gibln
Four updates to give you.
● The first one is a development called Elanto. It's 310 total proposed units, of which 10%
of them will be at 50% AMI. They're doing an affordable housing density bonus
agreement. So 31 very low income affordable units. They are scheduled to go to the
planning commission on July 18, going to the board on September 10th.
● The next one is a development called Mattson at Vanderbilt. It's off Vanderbilt Beach
Road. They are proposing 150 units, of which 15% would be at 80% AMI, an additional
15% at 100% AMI, making a grand total of 45 total affordable units. This actually
already went to the planning commission in December. It was approved or
recommended for approval, six to zero. They are now on the board's agenda for
September 24 BCC meeting.
● The next one, likewise, is a development called JLM Living East, proposing a total of
305 units again, 15% at 80% AMI, another 15% at 100% AMI for a grand total of 91
affordable units. They were already approved by the CCPC at the January 4th meeting
with a recommendation approval seven to zero. And they are on the board of County
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July 16, 2024_ AHAC Meeting Minutes
Commissioners September 24th meeting agenda as well.
● The last one is one is the Fiddler's Creek section 29 rezone proposing an
additional 750 units, of which 15% will be at 80% of AMI, 15% at 100% AMI
for a grand total of 225 affordable units. This will be reconvening for its third day
of planning commission testimony on July 18th, which is this Thursday, and they
are scheduled to go to the board.
If the planning commission can wrap it up, they will go to the board on October
8th. Again, all of those dates are tentative based on scheduling, but that's what it
looks like so far. So you have a grand total of close to maybe 400 affordable units
scheduled to be heard over the next couple months.
7.D Membership Terms Expiring in 2024
Mr. Giblin…Mr. Butzman, Mr. Haynes, and Mr. Felke's terms expire on October
1, 2024. If you're interested in reapplying, I would encourage you to do so through
the County attorney's office when the applications of vacancies are made available.
8. NEW BUSINESS
Mr. Giblin -noted that AHAC incentive strategies training was just recently announced by the
Florida Housing Coalition to be held on July 25th. Webinar to occur at 2:00pm.-3:30p.m. It may
be pertinent to the ongoing discussions that you're in right now with your incentive strategy
report. We can email that notice out to the membership.
Mr. Bosi- clarified that the impact fee discussion with the Board of County Commissioners
related to water and sewer has been moved to August 13th, not July 23.
Ms. Waller- expressed concerns with the increase of impact fee and believes the AHAC
committee should put forward their input and concerns on that matter.
Mr. Shea- believes AHAC can campion for more discounts or more focus on affordable
housing but does not believe the AHAC has the knowledge to say what is too much and what
the County feels is too much on impact fees.
Mr. Bosi…one of the things I suggested to the utility folks was to give a, since 2017 was the
last time the impact fees was updated, in that period of time, they didn’t give the context, what
was the overall construction cost increase overall because you need to understand that in
relationship to the impact fee increase because I’d be pretty close to say this would be 100%
increase in new construction cost over those 7 year period. So, with that relationship, you look
at that 80% increase, then your actually a discounted cost of what it’s actually costing because
remember for every impact fee that is not paid, that is the general tax payer having to pick up
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July 16, 2024_ AHAC Meeting Minutes
the fund for that because the concept of the impact fees are the new users are charged for the
incremental expansion of the infrastructure systems based upon the additional demand upon it.
It’s a user’s tax so to speak. It’s been deemed to be appropriated fair. If you discount those
impact fees, you do place a bigger burden upon your existing tax base to make up that
deficiency so those are some of the things you need to weigh but I do agree that not only
phasing can be appropriate but also, it’s always a continuation of, how to impact fees and
affordable housing square themselves away. I think there has to be more conversation with the
Board of County Commissioners to say, related to affordable housing, let’s see what can we
do for impact fees in a way that’s unique to that commodity that is the affordable housing
programs. All those things are things are things that need to be considered as part of whatever
recommendation that you are going to provide.
Chairman Hruby… why aren’t we doing this every year, every two years, and keep up with
the trends?
Mr. Bosi… the legislation is very restrictive in terms, they’ve been taking bits of the impact
fees from the local state, restricted us in terms of what assets we can include within our
impact fees, they’ve been very targeted to limit the utilization of impact fees, they haven’t
gone off to the point where they’ve eliminated that potential use but each legislative session or
every couple legislative sessions they’ve been more restrictive in terms of how much we can
charge and then what we can charge those rates against so they’ve really kind of tried to reign
in the localities use of impact fees because some of the offsets that are associated with it.
[Discussions between committee members and Mr. Bosi continued]
Vice Chair Faron…I would be in favor of a letter of support to the BCC that recommends a
phasing in of the fees. I think that’s probably the extent to which we can really do anything. I
think that, as Mary points out so eloquently, the numbers are the numbers, if you assume the
numbers are right…I think the phasing in idea is a good one and I would be in support of signing
our name to that letter on the topic only.
[Discussions by committee members, Mr. Bosi, and Mr. Perry continued]
Chairman Hruby…commented that Cormac Giblin will be on a panel discussion that I'm
conducting on Thursday on live local for the American Institute of Architects in Palm beach.
He's going to sit with a planner, another architect, a developer, and he's going to represent the
government on this panel.
Chairman Hruby….anything else? Do I hear a motion to adjourn? All in favor.
9. ADJOURN
Meeting adjourned 11:13 a.m.
Page 21 of 784
Page 11 of 11
July 16, 2024_ AHAC Meeting Minutes
COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
Steve Hruby, Chairman
These minutes were approved by the Committee/Chairman on .
(choose one) as presented , or as amended .
Page 22 of 784
Page 1 of 6
September 17, 2024 _ AHAC Meeting Minutes
MINUTES OF THE
AFFORDABLE HOUSING ADVISORY COMMITTEE (AHAC) MEETING
The Affordable Housing Advisory Committee met on September 17, 2024, at 9:00 A.M. in REGULAR
SESSION AT Growth Management Community Development Department, Conference Room
609/610, 2800 N. Horseshoe Drive, Naples FL 34104 with the following members present:
CHAIR: Steve Hruby
VICE CHAIR: Jennifer Faron
Arol Buntzman
Gary Hains
Commissioner Chris Hall
Hannah Roberts
Paul Shea
Mary Waller
Todd Lyon
Thomas Felke
Andrew Terhune - present remotely
Bob Mulhere, DSAC liaison (nonvoting member)
ALSO PRESENT:
Cormac Giblin, Director of Housing Policy & Economic Development
Mike Bosi, Director of Zoning & Planning Department
Sarah Harrington, Manager-Planning of Housing Policy & Economic Development
Priscilla Doria, Ops Support Specialist II of Housing Policy & Economic Development
Note: ALL PERSONS WISHING TO SPEAK ON ANY AGENDA ITEM MUST REGISTER PRIOR TO
SPEAKING. ALL REGISTERED SPEAKERSWILL RECEIVE UP TO THREE (3) MINUTES UNLESS
THE TIME IS ADJUSTED BY THE CHAIRMAN. DURING COMMITTEE DISCUSSION,
COMMITTEE MENBERS MAY ASK DIRECT QUESTIONS TO INDIVIDUALS. PLEASE WAIT TO
BE RECOGNIZED BY THE CHIRMAN AND STATE YOUR NAME AND AFFILIATION FOR THE
RECORD BEFORE COMMENTING.
Any persons in need of the verbatim record of the meeting may request a copy of the audio recording
from the Collier County Growth Management Department.
Page 23 of 784
Page 2 of 6
September 17, 2024 _ AHAC Meeting Minutes
1. Call To Order & Pledge of Allegiance
Vice Chair Faron called the meeting to order at 9:00a.m., and the Pledge of Allegiance was
recited.
2. Roll call
Roll call was taken by Cormac Giblin and a quorum was established.
a. Mr. Andrew Terhune is present remotely. He is able to participate and vote. He is not
counted as IN-ROOM quorum.
3. Approval of Agenda and Minutes
a. Agenda approved unanimously. 7-0
b. Minutes for June 18, 2024 AHAC Meeting approved unanimously. 7-0
4. Information Items and Presentation
a. Update of IFHA
Arol Buntzman shared the following:
• Current project is 128 units on 9.5 acres. All 128 units are being built in 8, 2 story
buildings. Each building with 16 apartments. Half are 2 bedroom and the other
half are 3 bedroom. This includes a community center, computer lab & library, a
meeting area.
• The classroom and computer lab are use for early childhood education and after
school programs.
• The meeting area is for residents and also for partnering organizations who
provide wraparound services for the tenants. People providing wraparound
services includes healthcare network, mobile supermarket, education and
everything that residents could need or use.
• Also being developed is the children’s playground with a soccer field.
• An infrastructure is in place for the entire complex with roads, sewers and
utilities brought to 8 building sites.
• The first building with 16 apartments is virtually complete. Final inspections are
in the process of being completed, and the close out certification is being
prepared.
• The 16 families, future residents are residents of the community, farmworker
families, landscape service workers, Arthrex employees, Collier County
employees.
• Most households earn in the $30,000 and $40,000 range with only 1 family
earning $80,000.
• Example of impact to the residents: One family is currently paying 52% of their
household income in rent; after moving into a three bedroom apartment, rent will
be 30% of their household income.
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Page 3 of 6
September 17, 2024 _ AHAC Meeting Minutes
• The footers for the second building have been put in, so construction has now
started. It should take 12 to 14 months to complete, unless we have any more
supply chain issues. We're hoping construction on the 3rd building will be able to
start within October and November.
• Construction has also started on the first playground.
• Not all 8 buildings are funded. “We are funded for where we are”. Funding is in
place for the first 3 buildings, and money is being raised for the community
center. We have no debt. It's all donations and grants and this is why we are able
to keep the rents down at 30% to 40 % of AMI.
AHAC Question and Answers:
• How do you determine who ends up with a unit and who doesn’t?
• How do you handle income restrictions?
• How do you decide if someone is hitting the income restriction levels?
• How does the construction cost differ from the first building, to the second and to the
third?
Arol Buntzman replies:
o The infrastructure is not the same on each building. It depends upon the way the building
is funded.
o All of the families in the first building are at 30% to 60% of AMI.
o We have a density bonus agreement that is done with the county. It requires to set aside
70% of units for families with household income at 60% of AMI or less, and then 30% of
market. Our board has decided we're doing 100% at 60% of AMI or less, with a focus on
trying to optimize or maximize the number of households that can do 30% to 40%.
o All of the families in the first building are between 30% and 60% of AMI.
o There were probably 1,000 families that could qualify for the first 60 apartments. Over
200 applied within 2 weeks, and of those at least 100 were qualified.
o Families were selected with a numerical rating system, as approved by the county giving
preference or higher scores to families that live in Immokalee, with families with
children that currently live in Immokalee and are paying the highest portion of their
household income yet living in the worst conditions.
o After having as many families as possible with AMI in the 30% to 40% range, we then
determine how many families are needed at 50% to 60% to balance out.
o When not paying more than 30% of income, there is money left over for food, medicine,
clothing and to spend in the community.
o The third building was partly funded with a $750,000 grant from Federal Home Loan
Bank in Atlanta. The sponsor being Finemark Bank. They require you to have all of the
units at 50% of AMI.
o The first building was about 30% down, the second building went up a bit and the third
building will probably cost as much as the first did.
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Page 4 of 6
September 17, 2024 _ AHAC Meeting Minutes
5. Public Comments
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 of The Housing Alliance
• Spoke about workforce housing stabilization loan program
• Board members discussed possibilities with Mr. Puchalla
6. Discussion Items
a. Final SHIP incentives Report and Executive Summary (S. Harrington)
• Edits to the report were explained as the committee read through the report;
Additional edits were suggested for incorporation.
Mary Waller motioned to approve the SHIP Incentives Report and Executive Summary based on the
recommended edits and adjustments made today. Motion passed unanimously 7-0
b. AHAC Member Selection (3 terms expiring)
• Arol Buntzman, Gary Hains and Thomas Felke have terms that expire October
1,2024
• Mr. Arol Buntzman and Mr. Gary Hains have asked to be reappointed. Mr.
Thomas Felke has not.
• Applicant Catherine Meyers shared her background and why she is interested in
joining the committee.
Chairman Steve Hruby arrived at 9:46 A.M.
Commissioner Chris Hall motioned to approve all three candidates into the committee as of October 1,
2024. Arol Buntzman, Gary Hains and Catherine Myers have all been voted in to the committee.
Motion reached unanimously 7-0.
Jennifer Faron thanked Thomas Felke for his service as a committee member.
c. Tenant annual income increase
Bob Mulhere shared information regarding the increase of income for tenants- the small
pay increase compared to the large rent increase if a tenant has to move based on a raise
that places them slightly above the threshold to stay in the community. He used the
potential pay increase for teachers, that is coming up.
• The committee discussed different scenarios and risks in allowing a window of
pay, allowing a tenant in this circumstance to stay for a certain length of time so
that they may begin making arrangements and saving money for new living
accommodations, and the challenges staff will face in monitoring this type of
flexibility.
Page 26 of 784
Page 5 of 6
September 17, 2024 _ AHAC Meeting Minutes
• A decision was not made; committee still in discussion regarding this and will
continue discussion as a smaller sub-committee to discuss a solution.
• Mary, Bob, Cormac and Hannah will be the sub-committee for this solution.
7. Staff and Committee General Communications
a. CCPS Site / Essential Housing (C. Giblin)
• Cormac Giblin provided an update and spoke about the discussion at the school
board meeting.
b. July 2024 Rental Apartment Inventory Survey
• Cormac Giblin introduced the spreadsheet. High-level take-away: at the time of
the survey, there was one available apartment in the lowest level income. There
were 2 apartments available in the low-income category. There were almost 800
available if you were in the median level income category.
c. Impact Fee Deferral FY 23 & FY 24 (YTD) data (C. Giblin)
• Adjustments made to the deferral were discussed; there is a process issue.
Commissioner Chris Hall exited the meeting at 10:40 A.M.
• The committee discussed: the interest, the impact fee, funding and what is not
working, offsetting or eliminating some aspect of the impact fee, and
incentivizing the impact fee.
d. 2024 Website Highlights
• Cormac Giblin spoke about website traffic and statistics.
• Steve Hruby asked about social media presence.
e. Update on Regional Housing Study Reports 1&2.
Regional Housing Study Reports 3&4
• Sarah Harrington provided an update; Jessica Turner provided additional
information on data collection.
• A draft of the final report for the housing study is in the process of being
completed.
8. New Business
• Cormac Giblin shared information about the Surtax Committee validation.
• Developments being approved by the board:
o The Elanto is a 310-unit apartment property that has been approved for rental
to very low income. These are horizontal multifamily rental units.
o JLM Living East is another new development discussed. This is coming to
the board of commissioners soon. It is 305 rental units of which 30% will be
affordable housing, at the 80% and 100% levels.
Page 27 of 784
Page 6 of 6
September 17, 2024 _ AHAC Meeting Minutes
o Mattheson is another new development that is coming to the Board of
County Commissioners soon. This is 150 units total of which 30% will be
affordable available at the 80% and 100% levels.
o Fiddler ’s Creek is proposing 750 additional units, of which 225 will be
affordable. This is 30% of their total at the 80% and 100% levels.
• Thomas Felke was again thanked for his service on the AHAC.
9. Adjourn
Meeting motioned to adjourn at 10:52 A.M
NEXT MEETING DATE AND LOCATION: November 19,2024, at 9:00 A.M.
Conference Room 609/610 – Growth Management Community Development Department
Collier County
Affordable Housing Advisory Committee
_____________________________________________________
Steve Hruby, Chairman
These minutes approved by the Committee/ Chairman on ___________________________ (date)
As presented ____________ or as amended ______________.
Page 28 of 784
Page 1 of 8
October 15, 2024 _ AHAC Sub-Committee Meeting Minutes
MINUTES OF THE COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY SUB-COMMITTEE MEETING
The Affordable Housing Advisory Sub-Committee met on October 15, 2024 at 9:00 A.M. at the
Growth Management Community Development Department at 2800 N. Horseshoe Dr., Naples, FL
34104 in Conference Rooms 609/610, with the following members present:
VICE CHAIR: Jennifer Faron (present virtually)
Mary Waller
Hannah Roberts
Paul Shea
Catherine M. Myers
ALSO PRESENT:
Cormac Giblin, Director, Housing Policy & Economic Development
Priscilla Doria, Ops Support Specialist II, Housing Policy & Economic Development
Derek D. Perry, Assistant County Attorney, County Attorney's Office
Lisa Weinmann, Manager-Grants, Community & Human Services Division
Any persons in need of the verbatim record of the meeting may request a copy of the audio
recording from the Collier County Growth Management Department.
1. CALL TO ORDER & PLEDGE OF ALLEGIANCE
Meeting was called to order by Mary Waller and Pledge of Allegiance was recited.
2. ROLL CALL OF COMMMITTEE MEMBERS AND STAFF
Roll call was taken and quorum was established
Page 29 of 784
Page 2 of 8
October 15, 2024 _ AHAC Sub-Committee Meeting Minutes
3. APPROVAL OF AGENDA AND MINUTES
a. Approval to today's agenda
There were no changes to the agenda. Approved as presented
4. INFORMATION ITEMS AND PRESENTATIONS
Cormac Giblin: Item 6a, tenant pay increase.
5. PUBLIC COMMENT
a. Persons wishing to speak must be registered prior to speaking. All registered
speakers will receive up to (3) minutes unless the time is adjusted by the
Chairman.
6. DISCUSSION ITEMS
a. Tenants Pay Increase
Cormac Giblin explains:
• Over the last few years, staff has been contacted about rental developments
with income restricted units, and when a tenant gets a raise that takes them
above and over the limit for that income restricted unit. The difference
between market rate and the affordable rate is often much greater than the
difference they receive from their raise. This has some people contemplating
whether it is worth keeping the affordable rent and rejecting the raise in pay, or
keeping the raise and attempting to find a market rate apartment. Several
apartment complexes are trying to navigate this issue.
• DSAC liaison proposed solution:
In the event that a tenant, who qualifies to lease a unit at the Low (80% or
below) income threshold or the Median (100% or below) income threshold,
experiences an increase in income during a lease term, such that the tenant no
longer qualifies to lease the unit under the applicable income restrictions, said
tenant may remain in the unit until such time as the tenant's income exceeds
the next level of income threshold (100% or below and 120% or below, as
applicable). This Policy does not apply in the event that the tenant's change in
income is the result of: (1) a change in employment; (2) a change in marital
status; or (3) additional income from sources other than the tenant's current
employer.
• Jennifer Faron:
Do you have an idea of how many buildings are affected and how many units
within those buildings? What is the population of the issue?
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Page 3 of 8
October 15, 2024 _ AHAC Sub-Committee Meeting Minutes
• Cormac Giblin:
We are only talking about units that are restricted through a PUD commitment.
All other approved affordable housing structures have their own method for
dealing with tenant income.
• Jennifer Faron:
How many instances do we have right now, of qualifying units where this is an
issue?
• Cormac Giblin:
Staff receives 2 calls a month regarding this issue.
• Hannah Roberts:
Clarifies further that it's 2 units per month and 24 units per year.
• Mary Waller :
Adds that a policy works for everyone, not just for any one or two units. So it
would apply to every one of those 4,500 units.
• Cormac Giblin:
We're trying to lay some groundwork for when more and more units are built,
in anticipation that the same issue will arise at that time.
• Mary Waller:
The purpose of establishing policy is to have something to explain to each
individual when they go to rent a unit. This way thy know when thy go into a
unit that this is the policy . Once there's a problem it's almost too late to create
a policy because there is already a problem. This is to stop the future problem.
• Hannah Roberts:
Cormac can you talk about certification process. How often is that happening?
Whose responsibility is it? What is the landlords responsibility to report back
to the county?
• Cormac Giblin:
Once a PUD is approved the units are rented in accordance with their
restrictions. On the annual anniversary of that approval they must submit an
annual PUD report and a report on how the units are occupied. The landlord is
responsible for documenting income for each qualifying tenant. They look at
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Page 4 of 8
October 15, 2024 _ AHAC Sub-Committee Meeting Minutes
paystubs, verification of employment. They do a full income workup on each
household. It's pit into a report and turned over to the Community and Human
Resources Monitoring Team. The team then can do a random sampling for
additional testing.
The developers are wanting to do the best they can to document income, and
remain on the right side of things. They are not traditional affordable housing
developers. They are private market rate developers who are trying to address
the county need and doing it the best they can. If they were traditional
affordable housing developers they would have an entire team of people who
know how to income qualify.
There are different degrees of restrictions depending on where the assistance
is coming from. If the assistance is from HUD it is very prescribed, very black
and white. If they are getting assistance from the state it's a little bit looser. If
they’re getting assistance from a local level it is up to us to decide.
• Paul Shea:
What numbers of units fall into other affordable housing? Is it the same
amount?
• Cormac Giblin:
It is close to 1,000
• Hannah Roberts:
In a typical PUD, do we specify to the developer that they need to collect pay
information, or is it up to the developer?
• Cormac Giblin:
It is up to them. They just have to certify on move-in and once a year.
Staff also came up with a suggestion that is a bit different.
Staff Suggestion – Affordable Housing Rental Unit Tenant Grace Period
o Each tenant r given a 12 month grace period once they are found to
be out of compliance during a yearly monitoring. This gives each
tenant at least 12 months (and as many as 23 months) notice that
their lease would not be renewed at discounted rate.
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Page 5 of 8
October 15, 2024 _ AHAC Sub-Committee Meeting Minutes
Something that could simplify it further is basing it on a tenant's tax filing and
the bottom line income. This could also add more time to each tenant as a
result of the date of filing.
• Jennifer Faron:
I would like to hear from Lisa regarding monitoring, implementation and also
what Cormac just stated about using income tax returns as the foundation for
proving income.
• Lisa Weinmann:
It would certainly be more streamline, but it does increase the gap in earnings.
All these things are just a refection of a point in time. It doesn't necessarily
mean where you are going to be, moving forward. Part of the rent calculations
is, are you able to afford moving forward.
• Paul Shea:
Who knows who is living in the unit? How do you monitor the who is living in
the unit, and accounted for?
• Lisa Weinmann:
The lease typically mentions and provides the names of the people allowed to
live in the unit.
• Cormac Giblin:
In the code of laws is our deferral section. Here you can see that you are
allowed to exceed the income by about 40%. We don’t see this very often.
We are looking for consensus on how we should deal with this moving
forward.
We still have an affordability crisis in Collier County and these units are more
needed than ever. So the developments are required to rent at 80% or less.
• Paul Shea:
The person that just got this 3% raise is at a bigger crisis than the one who will
be moving in because they are jumping into a much bigger rent category. I
think you have to have some kind of leeway. You can’t have an on and off
switch in the system because then you’re swapping one problem for another.
You haven't helped anybody and you’ve hurt the family that has been living in
the unit.
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October 15, 2024 _ AHAC Sub-Committee Meeting Minutes
• Mary Waller:
There’s an evaluations that happens once a year and you find that the tenant in
over. Not by much, but they are over that. So you give them the 12 months to
move. What happens if the AMI is increased to the point where that tenant is
now below?
• Cormac Giblin:
That would be good for them. They are always reviewed according to the
current AMI, at the time of monitoring.
• Jennifer Faron:
I am also of the belief that the units are to be viewed as a springboard into
market rate housing. That's how I feel about the very low income projects that
are funded with low income tax credits. I don't think the proposal that you let
people stay until they it another AMI level, is fair. I think the staff suggestion
is more fair because it gives enough notification.
Market rate rents are down significantly and so we ought to give people the
benefit of the doubt that they may benefit rom decreasing rent. I would say a
12 month grace period is fair.
• Paul Shea:
I like the staffs suggestion as well. That year gives them an opportunity
because the AMI might go up the amount of their income.
• Cormac Giblin:
My fear with the other suggestion wad that, after a number of years, you
would just end up with 100%.
• Hannah Roberts:
I like the grace period approach, but the only issue is that it does create an
issue. If you are going give the grace period and the go back and look at the
new AMI, it creates a uncertainty of the availability of that unit, and when that
unit will be available. Creating a bottleneck in the process. At the same time,
the people affected by this 80% level are some of the most stable citizens that
we want to stay.
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Page 7 of 8
October 15, 2024 _ AHAC Sub-Committee Meeting Minutes
• Jennifer Faron:
At the county level, we do need to have these units available and we do need
to make it reasonable for people to come in and out of these units. We want it
to be as efficient as possible. I think using a tax return as income verification is
reasonable.
• Mary Waller:
What if they didn't file an income tax for the previous year?
• Cormac Giblin:
It is listed that if people did not file a tax return, it will be calculated in a
traditional manner.
• Cathy Myers:
I favor what the staff is suggesting. The reality is that if a teacher is getting
$1,754 increase per year, after taxes that’s maybe $100 per month. They’ll
have 12 months or maybe 24 moths depending on the date of their notice. It
will not be enough to go to current market rate. Then there are still guidelines
for that current market rate like: first month, last month, security deposit. The
reality is that they are still going to be in a bind.
• Mary Waller:
I think we should have something saying there will be a revaluation prior to
the next monitoring. I think we should go forward with staff recommendation
with the adjustments.
• Jennifer Faron:
I suggest that, in addition to the recommendation we add in there that they
could use the most recently filed income tax documentation.
• Hannah Roberts:
Clarifies on qualification guidelines.
Members discuss specific verbiage adjustments such as the use of the word “may", for
clarification of the policy, and come to agreement on adjustments needing to be made.
Page 35 of 784
Page 8 of 8
October 15, 2024 _ AHAC Sub-Committee Meeting Minutes
Motion to take the staff recommendations with language adjustments by Mary Waller.
Second by Mr. Paul Shea. Carried unanimously 5-0
7. STAFF AND COMMITTEE GENERAL COMMUNICATIONS
None
8. NEW BUSINESS
None
9. ADJOURN
Meeting was adjourned at 10:03 A.M. by Mary Waller
Affordable Housing Advisory Sub-Committee
__________________________________________________
Mary Waller
These minutes approved by the committee on ___________________ as presented ___________
or as amended _______________.
Page 36 of 784
Collier County
Affordable Housing Advisory Committee
2025 Proposed Meeting Topics
Meeting Date Agenda Items
January 21, 2025
Discussion Item: Review and update of the Affordable Housing database information with
corresponding updates to the affordable housing map. Planned enhancements to the map
include more descriptive status symbols and identification of renter or owner -occupied
developments (Housing Strategies Report Recommendation #2).
Update Item: ADU’s
February 18, 2025 Reserved for Subcommittee work if needed.
March 18, 2025 Discussion Item: Infrastructure Surtax Funds: Portion Used & Potential Uses .
Discussion Item: Affordability Levels in Rental Units & Homeownership .
Update Item: Review the number of newly completed and ongoing projects to build affordable
housing to incorporate those findings into its future work plans (Housing Strategies Report
Recommendation #3).
April 15, 2025 Reserved for Subcommittee work if needed.
May 20, 2025 Discussion Item: Impact Fees
Update Item: Live Local Act
Update Item: Review data containing the number of available and occupied rental units (“the
Apartment Survey”) (Housing Strategies Report Recommendation #3).
Update Item: Initial review of SHIP Incentives Report
June 17, 2025 Reserved for Subcommittee work if needed.
July 15, 2025 Discussion Item: Creative Alternative Affordable Housing
Discussion Item: Review 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 (GMP/ LDC/ Dev. Standards/ Parking/ Open Space) that will improve outcomes in
the future (Housing Strategies Report Recommendation #3).
Update Item: AHAC Member Terms Expiring
Update Item: Review of incorporated feedback into SHIP Incentives Report
August 19, 2025 Reserved for Subcommittee work if needed.
September 16, 2025 Discussion Item: Review data containing the annual monitoring for developer compliance to
commitments as completed by CHS and PUD Monitoring (Housing Strategies Report
Recommendation #3)
Update Item: Housing Trends in the Market, Unit Availability & Community Needs
Update Item: AHAC Member Terms Expiring- Review Applications & Vote
Update Item: Final review & approval of SHIP Incentives Report
October 21, 2025 Reserved for Subcommittee work if needed.
November 18, 2025
Discussion Item: Annual review of the county-owned lands list. (Public Land Inventory)
Discussion Item: Evaluate Areas of Greatest Growth
Discussion Item: In-Fill Development
Update Item: AHAC Member Terms- Welcome new/ reappointed members
December 16, 2025
Reserved for Subcommittee work if needed.
Page 37 of 784
Page 1 of 5
CollierCountyHousing.com Website Analytics Report
2024 Website Highlights
CollierCountyHousing.com
Updated 10/02/2024
January 2024 Highlights
• 1,621 Total Visitors
o 1,532 (94.5%) New Visitors
o 89 (5.5%) Returning Visitors
• 2,191 Sessions
• 4,274 Pageviews
• Top Three Pages
o Collier Community Assistance Programs: 915 (21%)
o Homepage (CollierCountyHousing.com): 890 (20%)
o Individual Assistance and Availability: 544 (12%)
• Top Three Referrers
o Google/Organic: 986 (60%)
o Direct: 379 (23%)
o CollierCountyFL.gov: 78 (5%)
February 2024 Highlights
• 2,027 Total Visitors
o 1,940 (95.7%) New Visitors
o 87 (4.3%) Returning Visitors
• 2,486 Sessions
• 4,334 Pageviews
• Top Three Pages
o Homepage (CollierCountyHousing.com): 1,447 (33%)
o Collier Community Assistance Programs: 747 (17%)
o Individual Assistance and Availability: 458 (10%)
• Top Three Referrers
o Google/Organic: 896 (44%)
o Direct: 359 (17%)
o News Grets Store: 224 (11%)
94.5%
95.7%
Page 38 of 784
Page 2 of 5
CollierCountyHousing.com Website Analytics Report
March 2024 Highlights
• 2,313 Total Visitors
o 2,210 (95.5%) New Visitors
o 103 (4.5%) Returning Visitors
• 3,373 Sessions
• 6,549 Pageviews
• Top Three Pages
o American Rescue Plan Application: 1,655 (25%)
o Collier Community Assistance Programs: 1,193 (18%)
o Homepage (CollierCountyHousing.com): 1,090 (16%)
• Top Three Referrers
o Google/Organic: 1,035 (44%)
o Direct: 947 (40%)
o Bing/Organic: 79 (3%)
April 2024 Highlights
• 1,499 Total Visitors
o 1,426 (95.1%) New Visitors
o 73 (4.9%) Returning Visitors
• 2,056 Sessions
• 3,968 Pageviews
• Top Three Pages
o Homepage (CollierCountyHousing.com): 872 (21%)
o Collier Community Assistance Programs: 790 (19%)
o Individual Assistance and Availability: 485 (12%)
• Top Three Referrers
o Google/Organic: 929 (61%)
o Direct: 348 (23%)
o Bing/Organic: 80 (5%)
95.5%
95.1%
Page 39 of 784
Page 3 of 5
CollierCountyHousing.com Website Analytics Report
May 2024 Highlights
• 1,704 Total Visitors
o 1,629 (95.6%) New Visitors
o 75 (4.4%) Returning Visitors
• 2,385 Sessions
• 4,575 Pageviews
• Top Three Pages
o Homepage (CollierCountyHousing.com): 915 (20%)
o Collier Community Assistance Programs: 895 (19%)
o Individual Assistance and Availability: 555 (12%)
• Top Three Referrers
o Google/Organic: 973 (57%)
o Direct: 485 (28%)
o Bing/Organic: 77 (4%)
June 2024 Highlights
• 1,746 Total Visitors
o 1,659 (95%) New Visitors
o 87 (5%) Returning Visitors
• 2,410 Sessions
• 4,571 Pageviews
• Top Three Pages:
o Homepage (CollierCountyHousing.com): 1,040 (22%)
o Collier Community Assistance Programs: 933 (20%)
o Individual Assistance and Availability: 556 (12%)
• Top Three Referrers
o Google/Organic: 957 (54%)
o Direct: 462 (26%)
o Bing/Organic: 88 (5%)
95.6%
95%
Page 40 of 784
Page 4 of 5
CollierCountyHousing.com Website Analytics Report
July 2024 Highlights
• 1,711 Total Visitors
o 1,606 (93.9%) New Visitors
o 105 (6.1%) Returning Visitors
• 2,444 Sessions
• 4,656 Pageviews
• Top Three Pages:
o Homepage (CollierCountyHousing.com): 1,050 (22%)
o Collier Community Assistance Programs: 908 (19%)
o Individual Assistance and Availability: 487 (10%)
• Top Three Referrers
o Google/Organic: 973 (56%)
o Direct: 467 (27%)
o Bing/Organic: 85 (5%)
August 2024 Highlights
• 1,826 Total Visitors
o 1,708 (93.5%) New Visitors
o 118 (6.5%) Returning Visitors
• 2,799 Sessions
• 6,004 Pageviews
• Top Three Pages:
o Homepage (CollierCountyHousing.com): 1,213 (20%)
o Collier Community Assistance Programs: 1,129 (19%)
o Disaster Assistance Programs: 432 (7%)
• Top Three Referrers
o Google/Organic: 1,370 (49%)
o Direct: 878 (31%)
o Bing/Organic: 223 (8%)
93.9%
93.5%
Page 41 of 784
Page 5 of 5
CollierCountyHousing.com Website Analytics Report
September 2024 Highlights
• 1,587 Total Visitors
o 1,472 (92.8%) New Visitors
o 115 (7.2%) Returning Visitors
• 2,231 Sessions
• 3,889 Pageviews
• Top Three Pages:
o Homepage (CollierCountyHousing.com): 912 (23%)
o Collier Community Assistance Programs: 881 (22%)
o Disaster Assistance Programs: 373 (10%)
• Top Three Referrers
o Google/Organic: 1,063 (47%)
o Direct: 693 (31%)
o Bing/Organic: 152 (7%)
92.8%
Page 42 of 784
Page 1 of 2
EXECUTIVE SUMMARY
Request that the Collier County Board of County Commissioners review the comparison of
various jurisdictions multi-family parking requirements against those adopted by the County
and provide direction to staff regarding adjusting the adopted standard through an amendment
to the Land Development Code.
_________________________________________________________________________________
OBJECTIVE: The objective of this Executive Summary is to provide the Board of County
Commissioners (BCC) with information regarding the current multi-family parking requirements of
the Collier Land Development Code (LDC) to evaluate the County’s standards against those of various
south Florida jurisdictions and determine if the current standards provide adequate parking.
CONSIDERATIONS: The Board, at the May 14, 2024 public hearing, under agenda 15.C, directed
staff to bring back a study which evaluated the requirements for parking of various south Florida
jurisdictions regarding multi-family developments. The discussion was initiated by Commissioner
McDaniel, who indicated that the County’s standards did not require the necessary amount of parking
demanded by the County’s multi-family complexes. Based upon this request, the Zoning Division
compiled a evaluation of eleven jurisdictions regarding parking standards. These jurisdictions include
both Counties and Municipalities within the South Florida market and the evaluation is attached to
this executive summary within Attachment “A”.
From review of the evaluation, Collier County ranks as the third least demanding jurisdiction in regard
to required parking for the twelve regulatory requirements analyzed. To best highlight the differences
between the two regulatory requirements for multi-family parking, the last column of the evaluation
provides for the total number of parking required for a multi-family complex with 200 units and a
bedroom break down of 67 one-bedroom units, 66 two-bedroom units and 66 tree-bedroom units.
From this matrix Collier, with a requirement of 383 spaces is tied with the City of Bonita Springs for
third least demanding. The range of requirements are from 220 spaces required by the City of Venice
to 477 spaces required by Broward County. The 477 spaces required by Broward is a 19.7 percent
increase from the Collier County parking requirements
Based the findings of this evaluation staff is seeking direction from the Board regarding a potential
land development code amendment to adjust.
Additional consideration that may factor into the evaluation is that any increase within the multi-
family parking requirement may render a large percentage of existing multi-family complexes as non-
conforming.
FISCAL IMPACT:
Budgetary allocations have been provided for within the appropriate cost centers to provided for the
necessary staffing for the land development code amendment process, if directed. Additionally, based
upon the fact that an increase in the parking requirements for multi-family complexes would render a
percentage of existing complexes as non-conforming and a cost will be born by these complexes to
address their parking deficiencies if any modifications are sought for the complexes.
Page 43 of 784
Page 2 of 2
GROWTH MANAGEMENT IMPACT:
The Collier County Growth Management Plan (GMP) does not address specific parking requirements
for multi-family apartment complexes and any modification to the parking requirements will have no
effect upon the GMP.
LEGAL CONSIDERATIONS: This item has been reviewed by the County attorney’s Office and
is ready for Board action. (HFAC)
RECOMMENDATIONS:
That the Board of County Commissioners review the staff evaluation of various multi-family parking
requirements against those of the County and provide direction upon an adjustment to the County’s
standards.
PREPARED BY:
Mike Bosi, AICP, Director - Zoning Division
Page 44 of 784
Multifamily Parking Spaces Regulations Comparison Table
Numbered from jurisdictions requiring the least to the most parking
No.
Local
Government
Min. Parking Spaces per
Dwelling Unit (du)
Min. Visitor Parking
Spaces per Dwelling Unit
(du)
Example Multifamily Parking
Calculation:
200 Units Total
67 – 1 bedroom
66 – 2 bedroom
66- 3 bedroom
1 City of
Venice 1/du No Minimum
200 Spaces
2
City of
Sarasota 1.25/du No Minimum
250 Spaces
3
Collier
County 1/du
Efficiency: +0.5/du
1 bedroom: +0.75/du
2 or more bedrooms:
+1/du
383 Spaces
4 City of
Bonita
Springs
Studio/efficiency: 1.25/du
1 bedroom: 1.5/du
2 bedrooms: 1.75/du
3 or more bedrooms: 2/du
+10% Overall
(+0.1/du)
383 Spaces
5 Palm Beach
County
Studio/efficiency: 1/du
1 or more bedrooms:
1.75/du
+1/4du
(+.25/du)
400 Spaces
6 City of Fort
Myers
1 bedroom -1.5/du
2 or more bedrooms – 2/du +10% overall (+0.1/du)
401 Spaces
Page 45 of 784
Multifamily Parking Spaces Regulations Comparison Table
Numbered from jurisdictions requiring the least to the most parking
7 St. Johns
County
1-2 bedrooms: 1.5/DU
3 or more bedrooms: 2/DU
+1/4DU
(+.25/DU)
415 Spaces
8
Sarasota
County
Units with avg. size less
than 900 s.f.: 1/du
Units with avg. size greater
than 900 s.f:
1 bedroom – 1.5/du
2 or more bedrooms – 2/du
+1 per 5/du
(+0.2/du)
438 Spaces
(Calculation based on Units
with avg. size greater than 900
s.f.)
9 Village of
Estero 2/du +10% Overall
(+0.1/du)
440 Spaces
10 Lee County 2/du +10% overall (+0.1/du) 440 Spaces
11 City of
Naples 2/du +1/10 du
(+0.1/du)
440 Spaces
12
Broward
County
Efficiency/1-bedroom:
1.5/du
2 bedroom: 2/du
3 or more bedrooms:
2.5/du
+1 per 5/du
(+0.2/du)
477 Spaces
Page 46 of 784
Multifamily Parking Spaces Regulations Comparison Table
Numbered from jurisdictions requiring the least to the most parking
Source:
Broward County: LDC Sec. 39-228 (4) (Multi-family dwelling).
City of Bonita Springs: LDC Section 4-1732(1).c (Multiple-family buildings)
City of Fort Myers: LDC Section 134.3.5, Minimum number of off-street parking spaces (Multifamily)
City of Naples: LDC Section 50-104, Number of parking spaces (12) (Multifamily dwelling units)
City of Sarasota: LDC Sec.VII-204, (2) Automobile Standards (Residential dwelling units; Multifamily)
City of Venice: LDC Section 3.6.3, Table 3.6.1 (Multifamily Dwelling)
Collier County: LDC Section 4.05.04, Parking Space Requirements, Table 17 Parking Space Requirements (Residential uses: Multi-
family dwellings)
Lee County: LDC Section 34-2020, Parking spaces (3)( Multiple-family and timeshare units)
Palm Beach County: Article 6, Chapter B, Parking and Loading, 6.B.1.B – Minimum Parking and Loading Requirements (Multifamily,
Recovery Community, and Cottage Homes (Multiple Units on a Single Lot)
Sarasota County: LDC Section 124-120, Residential uses (Multifamily with Average Dwelling Unit Sizes Less than 900 SF in floor area
& Multifamily, Greater than 900 SF in floor area)
St.Johns County: LDC Section 6.05.02.E, Table 6.17 Off Street Parking Requirements (Apartments/Condominiums)
Village of Estero: LDC Section 5-204, Table 5-204.B.1, Minimum Number of Off-Street Parking Spaces.
Page 47 of 784
AHAC Subcommittee Recommendation 10/15/24
Affordable Housing Rental Unit Tennant Grace Period Policy
Each tenant will be given a 12-month grace period once they are found to be out of compliance
during a yearly monitoring. Tenant Household Income will be calculated in accordance with LDC
Section 2.06.05.B.4. (using most recent filed tax return).
This Policy does not apply in the event that the tenant’s change in income is the result of:
(1) a change in employment; (2) a change in marital status; or (3) additional income from
sources other than the tenant’s current employer.
Scenario:
1. A household is initially income qualified to lease an affordable unit.
2. At some point the tenant receives a promotion/raise that pushes them over the income limit.
3. Tenant’s new income is reported on their yearly tax return.
4. During the yearly monitoring the tenant is found to be over income.
5. Tenant is put on notice that their household income will be recalculated at the next yearly
monitoring, and if still over income, the developer must replace them with an income
qualifying household; alternatively, the developer could certify the occupant of an alternate
unit.
-----------------
Existing AHDB LDC Section on How Income is Calculated:
2.06.05.B.4. Income verification. The County Manager or designee or the developer shall obtain
written verification from the potential occupant (including the entire household) to verify all
regular sources of income to the potential tenant/owner (including the entire household). The
written verification form shall include, at a minimum, the purpose of the verification, a statement
to release information, employer verification of gross annual income or rate of pay, number of
hours worked, frequency of pay, bonuses, tips and commissions and a signature block with the
date of application. The verification shall be valid for up to 90 days prior to occupancy. Upon
expiration of the 90-day period, the information may be verbally updated from the original
sources for an additional 30 days, provided it has been documented by the person preparing the
original verification. After this time, a new verification form must be completed. The income
verification may take the form of the most recent year's filed income tax return for each occupant
who had filed and will occupy the affordable housing unit.
Page 48 of 784
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)
Page 969 of 5419Page 49 of 784
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
Page 970 of 5419Page 50 of 784
2024 Collier County SHIP Housing Incentives Strategy Report
Page 1 of 16
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.
Page 971 of 5419Page 51 of 784
2024 Collier County SHIP Housing Incentives Strategy Report
Page 2 of 16
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
Page 972 of 5419Page 52 of 784
2024 Collier County SHIP Housing Incentives Strategy Report
Page 3 of 16
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)
Page 973 of 5419Page 53 of 784
2024 Collier County SHIP Housing Incentives Strategy Report
Page 4 of 16
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.
Page 974 of 5419Page 54 of 784
2024 Collier County SHIP Housing Incentives Strategy Report
Page 5 of 16
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.
Page 975 of 5419Page 55 of 784
2024 Collier County SHIP Housing Incentives Strategy Report
Page 6 of 16
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.
Page 976 of 5419Page 56 of 784
2024 Collier County SHIP Housing Incentives Strategy Report
Page 7 of 16
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.
Page 977 of 5419Page 57 of 784
2024 Collier County SHIP Housing Incentives Strategy Report
Page 8 of 16
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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2024 Collier County SHIP Housing Incentives Strategy Report
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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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2024 Collier County SHIP Housing Incentives Strategy Report
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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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2024 Collier County SHIP Housing Incentives Strategy Report
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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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2024 Collier County SHIP Housing Incentives Strategy Report
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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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Collier County AHAC Meeting
November 19, 2024
Andrew Van Valin, AICP
Pulte Family Charitable Foundation
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Monarca A Neighborhood with a Mission
2
Build A Better Life
Housing Literacy
Reading Literacy
Financial Literacy
Wrap Around Services
Build Monarca
179 Single Family Homes
in a Safe Neighborhood
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3
12.5-acre Preserve
6-acre Community
Amenity Area & Lake
Oversize Vehicle Lot
Future
Early
Education
Center
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4
PHASE 1
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5
3-Bedroom Home
1,215 Square Feet
One Story
Two Bathrooms
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6
4-Bedroom Home
1,836 Square Feet
Two Stories
3 Bathrooms
Ground Floor Bedroom
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7
2-Bedroom Townhome
1,070 Square Feet
Two Stories
2.5 Bathrooms
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8
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9
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10
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Monthly Rent Limit
% of AMI 2BR Units 3BR Units 4BR Units
30% AMI $704 $813 $907
50% AMI $1,173 $1,356 $1,512
60% AMI $1,408 $1,627 $1,815
80% AMI $1,566 $2,170 $2,420
Household Income Limits
% of AMI Family of 3 Family of 4 Family of 5
30% AMI $28,170 $31,290 $33,810
50% AMI $46,950 $52,150 $56,350
60% AMI $56,340 $62,580 $67,620
80% AMI $75,120 $83,440 $90,160
Unit Mix
% of AMI # of Units % of Units
<50% AMI 128 71.5%
60% AMI 22 12.3%
80% AMI 20 11.2%
Market 9 5.0%
TOTAL 179
The Numbers Income and Rent Limits
11
•Collier County AMI: $104,300
•Immokalee Median Income: $35,000
Income and Rent Limits from 2024
Florida Housing Finance Corporation for
Collier County
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Project Timeline Approval and Phase 1
12
Sign Contract
April 2022
2022
Submit
Rezone App
Jan 2023
2023 2024
Receive County
Approval
Oct 2023
2025
Close on
Land
June 2024
2026
Begin Vertical
Construction
Dec 2025
Receive Site
Work Permits
May 2025
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13
Philanthropic
Partnerships
Fundraising
Governing
Board
Executive
Director
ResidentsRent
Property
Management
Build A
Better Life
Program
Director
Staff
Supplemental Financial Support
Net Proceeds from Rent
O&M
Expenses
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