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AHAC Agenda 07/15/2025
Collier County Government Communications, Government & Public Affairs 3299 Tamiami Trail E., Suite 102 Naples, Florida 34112-5746 July 8, 2025 FOR IMMEDIATE RELEASE Notice of Public Meeting Affordable Housing Advisory Committee Collier County, Florida July 15, 2025 9:00 a.m. Notice is hereby given that the Affordable Housing Advisory Committee will meet on Tuesday, July 15, 2025, at 9:00 a.m. in Conference Room 609/610 located at 2800 North Horseshoe Dr. Naples, Florida. About the public meeting: Two or more members of the Board of County Commissioners may be present and may participate at the meeting. The subject matter of this meeting may be an item for discussion and action at a future Board of County Commissioners meeting. Two or more members of the Collier County Planning Commission (CCPC) may be present and may participate at the meeting. The subject matter of this meeting may be an item for discussion and action at a future CCPC meeting. All interested parties are invited to attend, and to register to speak. All registered public speakers will be limited to three minutes unless changed by the chairman. Collier County Ordinance No. 2004-05 requires that all lobbyists shall, before engaging in any lobbying activities (including, but not limited to, addressing the Board of County Commissioners, an advisory board or quasi-judicial board), register with the Clerk to the Board at the Board Minutes and Records Department. Anyone who requires an auxiliary aid or service for effective communication, or other reasonable accommodations in order to participate in this proceeding, should contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail E., Suite 101, Naples, Florida 34112, or (239) 252-8380, as soon as possible, but no later than 48 hours before the scheduled event. Such reasonable accommodations will be provided at no cost to the individual. For more information, call Cormac Giblin at (239) 252-2460 or Priscilla Doria at (239) 252-2413. Page 5 of 425 Co per County Growth Management Community Development Affordable Housing Advisory Committee Attendance Roster — Date: July 15, 2025 AHAC Members **Must have (6) members for a quorum** Commissioner Dan Kowal: Virtual -Present Gary Hains: Present Stephen Hruby: Present Catherine Myers: Present Jennifer Faron: Present Andrew Terhune: Virtual -Present Mary Waller: Present Hannah Roberts: Present Todd Lyon: Present Paul Shea: Present Arol Buntzman: Present Robert Mulhere: County Staff Members Name Title Present/Absent Cormac Giblin Director, Housing Policy & Economic Development, GMCD Present Sarah Harrington Manager, Planning, Housing Policy & Economic Development, GMCD Absent Priscilla Doria Ops Support Specialist II, Housing Policy & Economic Development, GMCD Present Heidi Ashton Managing Assistant County Attorney, CAO Present Donald Luciano Assistant Director, Community & Human Services, PSD Present Mike Bosi Director, Planning & Zoning, GMCD Present Page 6 of 425 &i cn �J co cc v I cn E Q Z o �zH¢Zc� Ff zUw zo3� paCp�CCC CDai zw wwor Lu W LL- omaEr Z )�OU �-- LO U) >-cnLU Wacm JoOUU]H � W U) E ' 9E0�a ZD >- Q�wZ ir S 0 Q -.4 -0MU) �0 LU Qom m 0 =wa wiz a LU zEr¢� 0000 0¢LUcn 0 W aa¢� n!=0Z Q 0 CO M cn z � W L9 0 W o z = N — z J O w U z W zw H p 0 ¢ W w 0 y- J J r O C) U � w� Q 0 z0 -fl- w L„ zw w 0 J � O 0 COa =w LU 2 x U) cc d, w U7 u] i— -i L �z 00 U 0 m O �cl-_ Li LU 0 U) 00 mU) 02 a Uo u w �z c� 00 LL Ir �0 0z o_ LL- x w i= m JO O � � J Lu Q Oz 2,0 wU) F- ir zw Q oU) z(n CO z F- v3 LLo M O _U J m J a ua J f— _Z a w cn LU J [n a w H U- O U- LU J w F W J m H w F- Z O CC O LL p w F-- uj a U W V J a i) Q � Q 'a. o C m E E 0 c U r a (1) -0 �LL a� O Z E cc a v 4- C r' r3 Uo 1 s (m cc z W z O � � CD a zW = W J V UJ U U) CC W W O= = rr W >- m= ~ do � cr- '= y- o Q zLUa- Lu LUO ¢ V can =} Z S20 U) >-W LU LU En Ir LUcc O oa BOO LU cn -Jz Q MCO Lu a F-0 O LU �ccnn uu _I L W CL m cnn t-+ o Cn�� LC�a �J Q f d 0 ��oQ oP- OU O :I= � U 1— �pV Z �0LLI O C\j LU a ¢mom Lu 0 W V 0 4U f o F- F-- 0 p = = 1— C, Z z Z G] o J LLI S z L3 o [n z fr w fr CO n O W (p rr LLJ .� 0 d Q W Q O2 Z -� p az z_ � x QC) o WJQ WF- � �- O co = 00 o U) �LLI z i w L9 O° o� o o Cl w az = ~' L LU N p_ Z FOC J U Z cn LUz W cn z U y a z ¢ }- z c z m W U r= W ¢ W o� a a CD 1 �z a m 0 W o �- U LO N 0 00 c� T a c ,c d N aL d LO d t � cn md _ ' a LM in P-M m o z o a p V C S S v z Q L O C � V S s s z � Z ui uui J � _ J cc J r� �lllnnnYYY///1 v � y s Z W i- z a d 0 1 n N 0 rl v W m a LO N 0 rn m 0) m 0- Collier County Affordable Housing Advisory Committee (AHAC) AGENDA Growth Management Community Development Department Conference Rooms 609/610 2800 N. Horseshoe Dr., Naples, FL 34104 July 15, 2025, 9:00 AM AHAC MEMBERS Steve Hruby, Chair Jennifer Faron, Vice Chair Mary Waller, Member Gary Hains, Member Hannah Roberts, Member Andrew Terhune, Member Commissioner Dan Kowal, BCC Liaison Arol Buntzman, Member Todd Lyon, Member Paul Shea, Member Catherine Myers, Member Bob Mulhere, Non -Voting Member 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 MAYASK 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 425 1. CALL TO ORDER & PLEDGE OF ALLEGIANCE 2. ROLL CALL OF COMMITTEE MEMBERS AND STAFF a. Motion to allow remote participation 3. APPROVAL OF AGENDA AND MINUTES a. Approval of today's agenda b. Approval of May 20, 2025, meeting minutes 4. INFORMATIONAL ITEMS AND PRESENTATIONS a. Ekos on Santa Barbara II (McDowell — Scarlett Perez) b. Adoption of Final LDC Amendments from the 2017 Community Housing Plan 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. SHIP Housing Incentives Strategies Report 2025 Update b. AHAC Member Terms Expiring in 2025 7. STAFF AND COMMITTEE GENERAL COMMUNICATIONS a. Live Local Act update 8. NEW BUSINESS 9. ADJOURN 10. NEXT AHAC MEETING DATE AND LOCATION: September 16, 2025, at 9:00 AM Conference Room 609/610 - Growth Management Community Development Department Page 11 of 425 MINUTES OF THE COLLIER COUNTY AFFORDABLE HOUSING ADVISORY COMMITTEE Naples, Florida May 20, 2025 LET IT BE REMEMBERED, the Collier County Affordable Housing Advisory Committee, in and for the County of Collier, having conducted business herein, met on this date at 9 a.m. in REGULAR SESSION at the Collier County Growth Management Department building, Conference Room #609/610, 2800 North Horseshoe Drive, Naples, Florida, 34104 with the following members present: Chairman: Stephen Hruby Vice chairman: Jennifer Faron Mary Waller Gary Hains Hannah Roberts Andrew Terhune Arol Buntzman Todd Lyon Paul Shea Catherine Myers (Excused Absence) Dan Kowal, BCC Bob Mulhere County Staff Members Present: Cormac Giblin, Director, Housing Policy & Economic Development Priscilla Doria, Ops Support Specialist II, Housing Policy & Economic Development Kristi Sonntag, Director, Community & Human Services Division Don Luciano, Assistant Director, Community & Human Services Division Jaime Cook, Director, Development Review Division Heidi Ashton, Managing Assistant County Attorney, County Attorney's Office Any persons in need of a verbatim record of the meeting may request a copy of'the audio recording from the Collier County Growth Management Department. Page 1 of 6 May 20, 2025, AHAC Meeting Minutes Page 12 of 425 MINUTES OF THE COLLIER COUNTY AFFORDABLE HOUSING ADVISORY COMMITTEE 1. CALL TO ORDER & PLEDGE OF ALLEGIANCE Meeting called to order at 9 a.m. 2. ROLL CALL OF COMMITTEE MEMBERS AND STAFF Roll called and a quorum established. Cathy Myers received an excused absence from today's meeting. 3. APPROVAL OF AGENDA AND MINUTES A. Approval of today's agenda • Chairman Hruby made a motion to approve the agenda. • Mr. Giblin requested Impact Fee Discussion item be added under information items as 4.b. • The committee approved the agenda as amended. Motion to passed unanimously. [The pledge of allegiance was recited] B. Approval of March 18, 2025, meeting minutes Chairman Hruby made a motion to approve the March 18, 2025, meeting minutes. Minutes approved as presented and motion passed unanimously. 4. INFORMATIONAL ITEMS AND PRESENTATIONS [Manager of Technical Systems Operations, Kevin Summers briefly updated the committee on the technical upgrades made to the meeting room] A. The Teale Preleasing, Presented by Julie Tuttle, Partner with The Styx Co. o Ms. Tuttle introduced the team: Megan Hahn, COO of management company, Caroline Smith, Brand Manager for all properties, Ryan Hyler, and David Tuttle. o Gearing up for pre -leasing The Teale Golden Gate and getting some fixed moves in by late summer. o Lots of progress since February, with exterior paint completed, railings redone, a new resort style saltwater pool, and cleaned roof. o Ms. Hahn noted that all units are all inclusive rent of $1449, to include electricity, internet, cable, and trash service. Page 2 of 6 May 20, 2025, AHAC Meeting Minutes Page 13 of 425 MINUTES OF THE COLLIER COUNTY AFFORDABLE HOUSING ADVISORY COMMITTEE Questions and comments followed to include the following topics: • Renter's insurance • Qualifying criteria (essential worker; income qualified) • Income limit requirements • Acceptance of subsidies • Lease terms B. Impact Fee Discussion, presented by Gino Santabara, Impact Fee Manager, Corporate Financial & Management Services Division o Power Point topic points: o What are Impact Fees? o How are Impact Fees Determined? o What can Impact Fees be used for? o Affordable Housing Impact Fee Deferral Program 1. Owner -Occupied Deferral 2. Rental Deferral o Immokalee Impact Fee Installment Payment Pilot Program Questions and comments followed to include the following topics: • Lien position impact on mortgage • Rental deferral extension • Collier County's Impact Fees compared to other Florida counties • Impact fee evaluation and research • 8 Impact fee studies and 5-year plan (A UIR) • Impact fees impact on low-income housing C. Entitlement Grant Application Cycle, presented by Kristi Sonntag, Director of Community & Human Services Division Ms. Sonntag reviewed the ranking committee's recommendations, applicants awarded, projects, grant funding and total recommended amounts. o $2,790,000 SHIP o $2,335,820_HOME-ARP o $130,000 ESG o $750,000 HOME o $387,085 CDBG-PS o $1,677,369.85 CDBG-CAP Page 3 of 6 May 20, 2025, AHAC Meeting Minutes Page 14 of 425 MINUTES OF THE COLLIER COUNTY AFFORDABLE HOUSING ADVISORY COMMITTEE o $8,070,274.85 total Federal & State Funding o Recommendations and grant applications to go to the Board in July. D. 2025 LGAO Timeline, Presented by Cormac Giblin, Director of Housing Policy & Economic Development Division Mr. Giblin reviewed with the Committee the proposed Local Government Area of Opportunity (LGAO) funding timeline and application schedule. ■ May 131h — LGAO application released by CHS ■ June 1 Oth- Applications due to CHS from developers ■ June 171h — CHS provides applications to Housing Policy & Economic Development- in this timeframe, GMCD staff review & score applications ■ July 1st — LGAO applications sent to AHAC ■ July 81h AHAC agenda packet published containing LGAO applications ■ July 15th- AHAC review applications, recommendation to County Manager ■ Mr. Giblin advised that due to changes with State deadlines the application due date may be extended. 5. PUBLIC COMMENT [No public comment] 6. DISCUSSION ITEMS A. Release of new 2025 Income & Rent Limits (C. Giblin) o Mr. Giblin showed visual of Collier County's median household income limits history for the last 25 years. o Reviewed income and rent limit percentages and rates with the committee. o Housing cost burden model shared with the committee. B. Review of 2024 SHIP Incentives Report (C. Giblin) o Copy of last year's included in the committee's agenda packet as a refresh of what was submitted last year. o Next several meetings, committee will share any changes or amendments to include in the 2025 report. Page 4 of 6 May 20, 2025, AHAC Meeting Minutes Page 15 of 425 MINUTES OF THE COLLIER COUNTY AFFORDABLE HOUSING ADVISORY COMMITTEE o The 2025 report is to be finalized in November and goes to the Board for final approval at the end of the year. o Managing Assistant County Attorney, Heidi Ashton, reminded the Committee that when submitting their comments to Mr. Giblin, to not include other committee members in the advisory committee to avoid violation of any sunshine laws. o Vice Chair Faron inquired on Public Land Inventory, of which Mr. Giblin noted that it is on their list to bring forward for discussion to the committee at an upcoming meeting. 7. STAFF AND COMMITTEE GENERAL COMMUNICATIONS A. Upcoming Public Hearing (C. Giblin) • May 27th BCC meeting: o Rehearing of NC Square PUD proposing 205 rental apartments, 15% at 80% AMI and 15% at 100% AMI with a total of 62 units. Super majority required. o Sabal Palm Rd PUD, 450 residential units, 15% (68 units) at 120% AMI or less for sale. • June loth BCC meeting: o Community Housing Plan final recommendations, LDC adoption hearings. Requires two public hearings, the 2nd public hearing is set for June 241h • June 24th BCC meeting: o Greenway Fritchy PUD, 1,299 units, 20% (260 units) for sale at 80% AMI or less. A market rate developer partnered with Habitat for Humanity on that development. • No upcoming planning commission items that have affordable housing. B. Live Local Act Update (C. Giblin) • Mr. Giblin gave a high-level summary of the amendment to the Live Local Act which proposes several changes: o Allows Live Local developers to use commercial and industrial section within PUD's. o If there is a bus stop within certain distance of development, the County is required to reduce the parking requirement by 20%. Page 5 of 6 May 20, 2025, AHAC Meeting Minutes Page 16 of 425 MINUTES OF THE COLLIER COUNTY AFFORDABLE HOUSING ADVISORY COMMITTEE o A provision that allows a religious organization to build residential affordable housing on their owned land by going directly to the Board and not needing to rezone or Growth Management Plan amendment. o Penalties for counties or city who refuse to allow Live Local projects. 8. NEW BUSINESS Ms. Sonntag noted to the Committee that the Board will be presented with the 2022-2025 Local Housing Assistance Plan (LHAP) amendment approved by the State requiring Board ratification, to allow funding to assist homeowners up to $10,000 for damage resulting from a locally declared emergency by the Board of County Commissioners. Collier County has been issued a waiver on fair market rent by HUD through 2026 on ESG funds. 9. ADJOURN Meeting adjourned at 11:00 a.m. 10. NEXT MEETING DATE AND LOCATION: July 15, 2025, 9:00 A.M Conference Room 609/610- Growth Management Community Development Department COLLIER COUNTY AFFORDABLE HOUSING ADVISORY COMMITTEE Steve Hruby, Chairman These minutes were approved by the committee on as presented or as amended Page 6 of 6 May 20, 2025, AHAC Meeting Minutes Page 17 of 425 LO i � Lm � m t]A O U (AQ Q W i � � .E m � ■ � � � � � � LM 0 � � | � LM � � � LM � � a .� � 0 m % 3 \ k E E ° m 0 7 ° % 2 c c + / E\ o u -0 g £ § E / nOD g \ o ° f q / 0° & \ n §CL •} ® y � k / m 2 • E# -E/ \ 2 a f $ = G \ E 2 0 CL t 6 g / o _ 0/ E n $ m f / f > 7 g t ° 2 (A g 4 o .E k / 2 n>\ E i 2 E g 0 ° 2 © i E 2 u = 0 E m = a c § / \ _ \ Ln § u E © 0 $_0 - k LU .. o 3 e E E u k /� - G 2 _ � e q $ e E -0 / ƒ& '° ( 2 � t 3 % a ƒ E $ L 0 - E 2 ./ \ > # y m k \ . a 2\ƒ / ./ k / / 7« y u E cL » ¢ � '� � E § � E 2 % o $ g (i) " \ 2 o % 2 c % , 4-1 w E \ e E # 2 � ° E/ § / m bD % - 0 $ § 0 \ Q k / _ 3 \ 0 u k � E E E% v / 7 2 t n ± y E 0 ai 2 m u a 0 u n u E 4- A, w A w j k \ 4- : E E 0 u ® � 0 HM � a 0 co ■ 0 0 ^L W W 0 L. a LM a� LM m a c N 0 m O Ln ^� AN W � 0 z aa� a.co . al �O I coo .W u LA tz a '.2 _PAIS eipoeo'elues PAIG ejuqjed'ezuu:s C-1 > Ln ^� AN W � 0 z aa� O a.0 i v� �o ZO I III C � I II III III Q W � �yb�i IM W W V III III ¢r III 111 yob III I I III III III SW 3 III III Q5 > Q v v v W � III a 2p� o� 03— o > III III 2 °� Ug a III ooa$ �WW III III -f $Dory o� III �I R y a a F III W III J III W I III �tio I Q III N Q --------------------- �I-- F3 OAl9 VHV13HVG v1Nvs a O AV, VW W C C O C 00 j 4+ N r4 2 cz CY a N H O O U U 000 n o00 N o000 0 N CY 1�1 a� 0 M u�_ CY of N O U c� N O e bA N CN 73 , CY U uo ri C cl y �U d O -a IL — — — y O of E U •y e0 U7 N y y o u O a� a nq N `o Q _ d' U U ; = U m c = pco o �II -a a a � mC N N G d Q p •5 m a ch CY cc c m c LO Uf d z 0 N N y y c [ m H c O 07 U GC o N m CY U 4 U mC °a G C y m •° 3 C (A CY co .� Q 0 N CL a a Q oa N Q 7 O. y � C C •++ tz0 O E E V � C � r a O w U LO ^� AN W 07T O z aN 0 aco . a1 O } Ln ^� AN W � 0 Z z aa� a.co . al Ov O p0 U m bb M QJ 00 N N O =3 r, 0 O t M Ln Q 00 L N E U C N Ln [o � U N r- a r w 7/7/2025 Collier County Housing Affordability 2017 vs. 2025 1 Community Housing Plan was accepted by the County Commission 10/25/17 with Broad Support UnitedCOLLIER COUNTY Way* /louring Authority United Way of Collier County NV the Greater Naples Chamber of (ommerre a NCH Healthca' r1 System jf rr CS �I OF SOUTHWEST FLORIDA Housing Stakeholders Group rj COLLIER CITIZENS COUNCIL Urban LaniA Habitat for Humanity' WHIM Arthrek<9 Collier County Affordable Housing Advisory Committee Page 25 of 425 1 7/7/2025 Strategic Guidance ULI Study Collier County Housing Plan Urban Land Institute Engagement January 2017 ►Collier County described as, "Mayberry meets Rodeo Drive" ►Housing is an, "...economic issue, not a social issue..." 3 ULI 2017 Panel Report • Concluded Collier County has a "Housing Affordability Problem." • Recommended Strategies in 5 Core Areas • Regulation and Governance • Increase, Maintain, and Preserve Supply • Enhance Transportation Options • Increase wages • Communication and Engagement 4 Page 26 of 425 2 7/7/2025 Housing Plan Includes 37 Individual Recommendations Accepted by BCC 10/25/201 HOUSING PLAN IMPLEMENTATION ACTION ITEMS DIRECTION STATUS 1 New Affordable Housing Definition Draft Approved 2/27/2018 Approved LDC Amendment 2/12/2019 2 New Demand Methodology Motion to Approve 2/27/2018 Adopted Methodology 2/27/2018 3 Increase advocacy for full appropriation of the Sadowski Act trust funds Motion to Approve 2/27/2018 Adopted Resolution #2018-38 2/27/2018 4 Residential Housing component included in future county land acquisitions Motion to Approve 2/27/2018 Adopted Resolution #2018-39 2/27/2018 5 Affordable Housing Density Bonus Program Amendment Motion to Approve 2/27/2018 Approved LDC Amendment 2/12/2019 6 Concurrent Expedited Review Process Motion to Approve 2/27/2018 Adopted Resolution #2018-40 2/27/2018 7 Impact Fee Deferral Program Improvements Draft Approved 4/24/2018 Approved Ordinance #2018-28 5/22/2018 8 Create Community Land Trust Motion to Approve 4/24/2018 Awarded RFP #19-7577 10/22/2019 9 Create Local Housing Trust Fund Motion to Approve 4/24/2018 Adopted Resolution #2018-82 4/24/2018 10 Fund the Local Housing Trust Fund (Linkage Fee Nexus Study) BCC Declined to Move Forward 11 Marketing/Public Relations/Communications Plan Motion to Approve 4/24/2018 Awarded RFP #19-7537 10/8/2019 12 Mixed Income Housing Incentive BCC Declined to Move Forward 13 Regulatory Relief for Affordable Housing Applications Motion to Approve 10/9/2018 Approved Ordinance 2021-05 2/9/2021 14 Streamline Commercial to Residential Conversions Motion to Approve 10/9/2018 GMPA Approved 11/14/2023, LDC Pending 15 Incentivize Mixed Income Housing in future and redeveloped activity centers. Motion to Approve 10/9/2018 GMPA Approved 11/14/2023, LDC Pending 16 Create Strategic Opportunity Sites Motion to Approve 10/9/2018 Approved Ordinance 2023-07 1/24/2023 17 Increase density in CRA and along transit corridors. Motion to Approve 10/9/2018 GMPA Approved 11/14/2023, LDC Pending 18 Increase to 7 Member BCC BCC Declined to Move Forward 19 Simple Majority for Affordable Housing Zoning BCC Declined to Move Forward 20 Allow Rental of Guest Houses/ADU BCC Declined to Move Forward 21 Hire Community Outreach Coordinator BCC Declined to Move Forward 22 Hire a Housing Counselor BCC Declined to Move Forward 23 Increase Government Wages BCC Declined to Move Forward BCC approved increases 1/25/2022 24 Increase Minimum Wage BCC Declined to Move Forward Florida voters approved 11/3/20E0 25 One -Cent Sales Surtax Local Workforce Housing Land Acquisition Fund On Ballot 11/6/2018 Approved by Collier Voters 11/6/18 Page 27 of 425 7/7/2025 How have conditions changed since 2017? Page 28 of 425 4 Median Home Sales Price 2017-2025 $750,000 $650,000 $550,000 $450,000 •, . $350,000� t�1 $250,000 2017 2018 2019 2020 2021 2022 2023 2024 2025 Combined Single Family Multi -Family Income Needed to Afford Market Rent in Copier $120,000 $100,000 $80, 000 $60,000 $40,000 $20, 000 $0 $105,588/yr fED3j 1 0 $58,752/yr 2017 2025 Collier County Median Income History 1999-202S $120,000 $110,000 $100,000 $90,000 $80,000 $70,000 $60.00('! $84,300 $82,suu $78,300 $75,000 $50,000 1999 2000 2001 2002 2003 2004 MS 20% 2007 2008 2009 2M 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 $120,000 $100,000 $80,000 $60,000 $40,000 $20,000 $0 Collier County Median Income +66% $68,200 R 2017 $113,600 2025 7/7/2025 13 Collier County 2025 Not Cost Burdened Cost -Burdened Severely Cost - Burdened Household Income 30% or less 30.1-50% More than 50% 30% AMI or less 2,104 2,092 12,041 30.01-50% AMI 5,271 5,138 7,315 50.01-80% AMI 14,536 10,263 5,112 80.01-100% AMI 11,838 3,987 821 Greater than 100% AMI 77,518 6,039 1,467 TOTALI 111,267 1 27,519 1 26,756 Source: University of Florida Shimberg Centerfor Housing Studies, 2025 Cost -Burdened = Spending More than 30% of Household Income on Housing Expenses 14 % t O� 54,275 Cost -Burdened Households Page 31 of 425 250,000 200,000 150,000 100,000 50,000 0 Total Households vs. Total Cost Burdened Households (Collier County 2017-2025) +1 2.8% 2017 2025 Total Cost Burdened Households w Total Households The approved Collier County Housing Demand Methodology includes the stated goal of reducingthe number of cost burdened households in Collier County by 1% per year (adopted by the BCC 2/27/2018, item 11A) I r M ■ ME ONE Counties 9% 9% Lee County East Coast Counties 24% %M iiiiiii Z OEM 7/7/2025 Sampling of Employer Developed Housing Employer Moorings Park Communities Arthrex NCH Healthcare System Grey Oaks Country Club Gulfshore Playhouse Bonita Bay Club FGCU Total 17 2 Esperanza Place(Habilatfar Humanity( 3 Regal Acres -Majestic Place (Habitat for Humanity] 4 All- 5 Casa Amigos 6 Ekos ALIgro(fka AllegroatHacienda Lakes( 7 Hammock Park Apartments 8 Immokalee Fair Housing Alliance, Inc. 9 Meridian Village 10 Aspire Naples(fka Blue Coral Apartments( 11 Ballmer Village SRA- Townof Big Cypress 12 Ekos Cadenza (tka Caden aat Hacienda Lakes)SDI 13 Ekoson Santa Barbara(fka Be.bridge) 14 NCSquare 15 Randall Curve Apartments 16 Rrightshore Village SRA 17 Carman Dr. 15 18 Collier Blvd Lord's Way- Milano Lakes Apartments( I9 Fix! ilk. AmerNite-Lati oA art.ents 20 Golden Gate Golf Course -Renaissance Hall Old Cc 21 Golden Gate Gott Course- Renaissance Hall Senior 22 Marlowe Naples Apartments (Santa Barbara -Whit 23 Ascend Naples 24 Haven Naples Apartments 25 Kowa-(Habitatfor Humanity) 26 Long Water Village SRA Townof Big Cypress 27 Grange Blossom Ranch 28 PFCFINSV lmmokalee 29 The Teals Goiden Gate lnn 30 Tree Far. -Las Palmas(Ha6ilatfor Humanity) 31 Ekos Creekside(fka Ekos on Collier) 32 Elantoat Nap les 33 JLM Living East 34 IMattson at Vanderbilt 35 Tollgatecommemial Center Superll Mote[) 36 FiddlersCreek 37 Casa Be, Juan Diego 38 Tamiami Trail Greenway Road 39 Tamiami 58-Acre 18 Planned Units 121 101 250 48 17 42 200 779 Source: NDN 6/11/25 Affordable Units Approved Since 2017 Since 2017 Affordable Units Approved 4,62 AffordableUnits Built 851 Naples Approved 2,632 Built 657 Immoklaee Approvedl 912 Buittl 194 RLSA Approved 1,080 Built 0 3D% Percent Affordable Approved 18% Percent Affordabte Ru itt-to-Date Page 33 of 425 9 7/7/2025 LDC Community Housing Plan Amendments Land Development Code Amendment PL20210001291 19 LDC Community Housing Plan Amendments What this Amendment Includes: 1) Definition changes and enhancement to the existing Affordable Housing Density Program Chart 2) Streamlines Commercial to Residential/Mixed-use Conversion if Including Housing that is Affordable. 3) Allows the ability to request increased density within Activity Centers when providing housing that is affordable. 4) Allows the abilityto request increased density along bus/transit lines in connection with Transit Oriented Design (TOD). 20 Page 34 of 42510 7/7/2025 Definition Update and Changes to Affordable Housing Density Bonus Table • Adds definition of "Median Income" • 80%-100%AMI (the "Missing Middle") • Updates density bonus table to target Units of greatest need (lower incomes) 21 22 Table A. Affordable Housing Density Bonus (Additional Available Dwelling Units Per Gross Acre) Maximum Allowable Density Bonus by Percent of Development Designated as Affordable Housin ",a Product (% of MI) 10 20% 30% 40% 50% 60% 70% 80% 90% 100% Gap 1 2 3 4 5 6 7 8 ;9a 9 a!a (>t20—<-140f s 10 Moderate 2 43 34 6� T� 87 4$ 4GR 44 42ji >I008&--<_120 ^ 10 Median 2-5 64 — 65 — F6 87 98 — 409 — 44 44& 12 >80—!000 3 1— 10 11 Low (>50—<<-80) 41 6 $ 7 2 8 n 91U 48 44 12 12 12 12 12 Very -Low (550) -TO 810 911 12 12 t12 12 12 12 12 Proposed changes endorsed byAHAC on May21, 2024 Page 35 of 4251 1 7/7/2025 23 Ability to request increased density within Activity Centers when providing housing that is affordable. • Applicability: Urban Area Only NRPA • Not allowed in the CHHA or Bayshore/-� Gateway Triangle Redevelopment Overlay. �fl' D MFADE /1__ NflRM1 • May request up to 25 DU/A (using thewft 'SULE Mixed -Income Housing Program) MAW EVANCELIEW oVeLW • Development Type: Residential or Mixed Use • Requires PUD & Affordable commitments approved by BCC 24 Page 36 of 4251 2 7/7/2025 Ability to request increased density T°.'_m"'°'"'»O 7e© along bus/transit lines in connection ° °®j with Transit Oriented Design (TOD) -�• M Y�I ,� , I • May Request up to 13 DU/A with an available ° oou # oT°N.w.. increase to 25 DU/A with Affordable Component o Ii... y ......�,,...a.. • Development Type: Residential Multi -family o • Locational Requirements: Must Front on a CAT �.•.w,v..�, a �.. Bus Route ° °o M�-••�- • More than 50% of Dwelling Units must be located ° within 'Amile of CAT stop, shelter, or station � � � ,© lnblt/MNrtos • Requires PUD & Affordable commitments - - o ©~ J o approved by BCC o o o a� i" • Customized Development Standards o• .o To Marc° bland C+,. 1 o r1deCAT ❑•' • OSunWnJ em. b.u.l•n .�'O•Masi q<o v.,, ' Ybt.ml m w.ne� ee+ 25 y�, - TSMprllaYap Ability to request increased density ° along bus/transit lines in connection °LL * O of os °' # with Transit Oriented Design (TOD) ° : �•� i•- a w�.W �` � � •pT° MapNa • Affordably Requirements: • For Sale- 2/3 of the first 9 DU/A above 13 units per ; ° acre must be sold to households at or below the o m1 8007- or 12007-AMI Income Levels, and 2/3 of the - I final 3 units per acre bonus density must be sold to households less than 140%AMI. • For Rent- 2/3 of all units above 13 units per acre must be rented to households at or below the 50%AMI or 80%AMI level. 26 0 MNn•IWYI,nlrun.�•.�._ C. I we Ir•1W Ira, I a,' Nr,N Col., arrwu i u.w.a \o p Q... a._�_r. To 146— Wood ❑• Q+ san N. na d■. aad.. ;i -._ uoo N.o•rs�,. w.w Mao. xexrm Page 37 of 42513 7/7/2025 Recommendation Approval of the proposed changes to the LDC for PL 20210001291. 27 a3 Page 38 of 42514 7/7/2025 Data & Sources: Ownership 2017 2025 Increase % Increase Median Home Price $370,000 $650,000 $280,000 76% Income Needed to Purchase $102,800 $226,000 $123,200 120% Median Income $68,300 $113,600 $45,300 66% Median Wage $38,000 $45,995 $7,995 21% Median Wage x 2 $76,000 $91,990 $15,990 21 2017 = 3 % Down Payment, 4 % interest, PITI, & PM 2025 = 3 % Down Payment, 6.75 % interest, PITI, & PMI Rental 2017 2025 Increase % Increase Market Rent $1,632 $2,933 $1,301 80% Income Needed to Rent $58,732 $105,588 $45,300 80% Median Income $68,300 $113,600 $45,300 66% Median Wage Median Wage x 2 $38,000 $45,995 $7,995 21% $76,000 $91,990 $15,990 21 29 • University of Florida Shimberg Center for Housing Studies • University of Florida Bureau of Economic and Business Research (BEBR) • US Census Bureau • American Community Survey • US Dept of HUD • FannieMae • NABOR Mixed -Income Housing Program Criteria • Intent is to incentivize developments that provide a mix of housing affordability. • Mixed -Income Housing Commitment must be recorded by developer by agreement, ordinance, or other type of land use restriction recorded in the Public Records of Collier County. • Affordable units must be intermixed and not segregated from market rate units. • Ratio of # of bedrooms per affordable unit shall be >- than market rate units. • Affordable units committed for 30 years from initial sale date or rent. • For rentals, income verification shall be submitted annually. • No unit that is committed as affordable through this Program shall be rented, sold, conveyed, or leased with the option to a household whose income has not been verified. 30 Page 39 of 42515 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: xx/xx/2025 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). P%h'A 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. 2025 Collier County SHIP Housing Incentives Strategy Report Page 1 of 16 Page 40 of 425 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. (0 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. N6� Category Represented Name Date Appointed Term Expiration Date Elected Official Dan Kowal 12/13/2024 -(*proposed) 01/01/2026 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 2025 Collier County SHIP Housing Incentives Strategy Report Page 2 of 16 Page 41 of 425 AFFORDABLE HO SINGCRECO NDATIONS 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. '001'� 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. *4.,v (Recommendations continue on next page, this space intentionally left blank) % I&h, 1% 2025 Collier County SHIP Housing Incentives Strategy Report Page 3 of 16 r Page 42 of 425 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 Summer 2025. 2025 Collier County SHIP Housing Incentives Strategy Report Page 4 of 16 Page 43 of 425 RECO NDATION 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. Schedule for Implementation: N4r 1% 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. &,_j 2025 Collier County SHIP Housing Incentives Strategy Report Page 5of16 Page 44 of 425 RECO NDATION 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 2025 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. 2025 Collier County SHIP Housing Incentives Strategy Report Page 6of16 Page 45 of 425 AHAC will Promote: • Substantive and impactf it 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: I, N, 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 2025 to include reviewing and evaluating proposed regulations and developments on a rolling and as -requested basis. 2025 Collier County SHIP Housing Incentives Strategy Report Page 7of16 Page 46 of 425 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. 2025 Collier County SHIP Housing Incentives Strategy Report Page 8of16 Page 47 of 425 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. (fl 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 PERT Meeting Synopsis: No meetings. Existing Strategy: I"=,lv� 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 permitting processes a legislative priority. 2025 Collier County SHIP Housing Incentives Strategy Report Page 9of16 Page 48 of 425 420.9076(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. 2025 Collier County SHIP Housing Incentives Strategy Report Page 10 of 16 Page 49 of 425 420.9076(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. 2025 Collier County SHIP Housing Incentives Strategy Report Page 11 of 16 Page 50 of 425 420.9076(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: __ 14M 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 2025 Collier County SHIP Housing Incentives Strategy Report Page 12 of 16 Page 51 of 425 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 2025. 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. This idea was tabled after being heard by the Board of County Commissioners. 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. 2025 Collier County SHIP Housing Incentives Strategy Report Page 13 of 16 Page 52 of 425 Existing Strategy: Zero lot line development is allowed in Planned Unit Development (PUDs) and as a Conditional Use under Cluster Housing. Recently Ordinance 2021-05 clarified that Cluster Development of affordable housing 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: �v 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, 2025 Collier County SHIP Housing Incentives Strategy Report Page 14 of 16 Page 53 of 425 and the Community & Human Services (CHS) is critical for the success of process changes and approval for developments. New coordination created will reduce or eliminate many of the repeated review cycles. 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 420.9076(4)0) PUBLIC LAND INVENTORY Meeting Synopsis: A 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 2025 Collier County SHIP Housing Incentives Strategy Report Page 15 of 16 Page 54 of 425 process, the County selected Rural Neighborhoods, Inc. to develop a portion (25+/- acres) of this publicly owned property for affordable rental housing for seniors, veterans, and Essential Service Personnel (ESP). 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. Recent changes to State Statute provide a highly prescriptive procedure for addressing surplus properties. 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. 2025 Collier County SHIP Housing Incentives Strategy Report Page 16 of 16 Page 55 of 425 AHAC MEMBERS LIST & TERMS Category AN Residential Home Building Industry Stephen J. Hruby C 4 Expiration Date 10/1/2025 1 Non -Profit Provider Arol I. Buntzman 5 10/1/2027 Labor Engaged in Home Building Gary Hains 4 10/1/2027 Banking Industry Catherine Myers 1 10/1/2027 Employers within Jurisdiction Andrew Terhune 1 10/1 /2026 Essential Services Personnel Todd Lyon 3 10/1/2025 CCPC Paul Shea 3 10/1 /2026 Resident in Jurisdiction Mary Waller 2 10/1 /2026 Employers within Jurisdiction Hannah Roberts 2 10/1 /2026 Real Estate Professional Jennifer L. Faron 4 10/1/2025 Elected Official Dan Kowal 4 1 /1 /2026 Page 56 of 425