AHAC Agenda 09/16/2025Collier County Affordable Housing Advisory Committee (AHAC)
AGENDA
Growth Management Community Development Department
Conference Rooms 609/610
2800 N. Horseshoe Dr., Naples, FL 34104
SEPTEMBER 16, 2025, 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 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 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 6 of 1848
1. CALL TO ORDER & PLEDGE OF ALLEGIANCE
2. ROLL CALL OF COMMITTEE MEMBERS AND STAFF
a. Allow Mr. Terhune to participate remotely
3. APPROVAL OF AGENDA AND MINUTES
a. Approval of today’s agenda
b. Approval of July 15, 2025, meeting minutes
4. INFORMATIONAL ITEMS AND PRESENTATIONS
a. Greenfield Partners –Workforce Housing (Gene Gorab/ Matt Lewis)
b. 2025 Housing Demand Model (S. Harrington)
c. July 2025 Apartment Survey Update (Lisa Carr)
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 Local Government Area of Opportunity (LGAO) review and selection
a. Ekos on Old 41- McDowell Housing Partners
b. Renaissance Hall Senior Living- Rural Neighborhoods
b. AHAC Member Terms Expiring: Review Applications & Vote (C. Giblin)
c. 2025 SHIP Incentive Strategies Report (S. Harrington)
7. STAFF AND COMMITTEE GENERAL COMMUNICATIONS
a. June/July 2025 Affordable Housing Website Analytics (Kristi Sonntag)
8. NEW BUSINESS
9. ADJOURN
10. NEXT AHAC MEETING DATE AND LOCATION: November 18, 2025, at 9:00 AM
Conference Room 609/610 - Growth Management Community Development
Department
Page 7 of 1848
MEETING MINUTES OF THE COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
Page 1 of 5
July 15, 2025, AHAC Meeting Minutes
Naples, Florida
July 15, 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 (Virtual Attendance)
Arol Buntzman
Todd Lyon
Paul Shea
Catherine Myers
Dan Kowal, BCC (Virtual Attendance)
Bob Mulhere (Absent)
County Staff Members Present:
Cormac Giblin, Director, Housing Policy & Economic Development
Priscilla Doria, Ops Support Specialist II, Housing Policy & Economic Development
Don Luciano, Assistant Director, Community & Human Services Division
Mike Bosi, Director, Planning & Zoning 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 8 of 1848
MEETING MINUTES OF THE COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
Page 2 of 5
July 15, 2025, AHAC Meeting Minutes
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.
3. APPROVAL OF AGENDA AND MINUTES
A. Approval of today’s agenda
• Chairman Hruby made a motion to approve the agenda.
• The committee approved the agenda. Motion to passed unanimously.
[The pledge of allegiance was recited]
B. Approval of May 20, 2025, meeting minutes
Chairman Hruby made a motion to approve the May 20, 2025, meeting minutes.
Minutes approved as presented and motion passed unanimously.
4. INFORMATIONAL ITEMS AND PRESENTATIONS
A. Ekos on Santa Barbara II, presented by Scarlett Perez, Director of
Development with McDowell Housing Partners
o Project Details: 1-4 Story Midrise, 84 total units
o Set Asides: 13 Units @ 30% AMI, 32, 32 Units @ 60% AMI, 39 Units @
70% AMI
o Project Execution Timeline:
2025 Q3/Q4, Collier County staff reviews, Planning Commission, BoCC
approval
2025 Q5, Contractor Selection & Pricing
2026 Q3, Construction Start
2028 Q1, Construction Completion
[McDowell took questions and comments by the committee]
B. Adoption of Final LDC Amendments, presented by Cormac Giblin
o Review of the Strategic Guidance ULI Study in 2017 and conditions in
housing market that have changed since the last ULI study conducted.
o LDC Community Housing Plan Amendments include:
Page 9 of 1848
MEETING MINUTES OF THE COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
Page 3 of 5
July 15, 2025, AHAC Meeting Minutes
Definition changes and enhancement to the existing affordable
housing density program chart.
Streamlines Commercial to Residential/Mixed-Use conversion if
including housing that is affordable.
Allows the ability to request increased density within activity
centers when providing housing that is affordable.
Allows the ability to request increased density along bus/transit
lines in connection with Transit Oriented Design (TOD).
o Scheduled to go back to the Board at the August 12th BCC meeting to approve
the proposed changes for the LDC in conjunction with the adopted housing
plan.
5. PUBLIC COMMENT
• John Raymond with National Development of America, Inc.
o Provided update on Casa San Juan Diego
80 units Affordable Housing community
Site Development Plan approvals
Tenant entry end of 2026
• Michael Puchalla, CEO/Executive Director of The Housing Alliance and
Executive Director of HELP
o Notified the committee of upcoming Housing Expo event on Saturday,
July 19th from 8:30am to 12:00pm. Registration to attend event can be
done at Floridahelp.org.
o Local employers providing housing will sit on a panel at the 2025
Affordable Housing Conference in Orlando (August 25-27, 2025).
6. DISCUSSION ITEMS
A. SHIP Housing Incentives Strategies Report 2025 update
o Minor changes to the report from last year’s report, updating a few of the
incentives.
o Final committee approval is to be made at the September AHAC meeting
with Board approval in November.
o The committee plans to revisit accessory dwelling units (ADU’s) policies
for future consideration.
Page 10 of 1848
MEETING MINUTES OF THE COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
Page 4 of 5
July 15, 2025, AHAC Meeting Minutes
B. AHAC Member Terms Expiring in 2025
o Stephen Hruby, Jennifer Faron, and Todd Lyon terms expiring on October
1, 2025.
o Cormac reminds the committee of their ability to re-apply for their
current positions.
o Appointments/Re-Appointments will be approved by the committee at
next meeting in September and final Board approval at a November
BoCC meeting.
7. STAFF AND COMMITTEE GENERAL COMMUNICATIONS
A. Live Local Act Update
o Allows Live Local in PUDs.
o Allows affordable housing development on property owned by the
church.
o Simplifies the parking reductions
o New height restrictions for development that is planned to go next to
existing single-family homes.
8. NEW BUSINESS
a. Public Hearings
i. Magnolia Pond PUD, Affordable Housing Density, increase the number
of residential units from 231 to 500, to be presented at the Planning
Commission on 8/21 and for Board approval on 10/14.
ii. Everglades Equipment Group PUD, seeking 115 rental units, of which
10% @ 80% AMI. Going to the Planning Commission on 10/28.
9. ADJOURN
Meeting adjourned at 10:31 a.m.
10. NEXT MEETING DATE AND LOCATION:
September 16, 2025, at 9:00 A.M in Conference Room 609/610- Growth Management
Community Development Department
Page 11 of 1848
MEETING MINUTES OF THE COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
Page 5 of 5
July 15, 2025, AHAC Meeting Minutes
COLLIER COUNTY AFFORDABLE HOUSING ADVISORY COMMITTEE
_______________________________________________
Stephen Hruby, Chairman
These minutes were approved by the committee on ,
as presented , or as amended .
Page 12 of 1848
12345891011121314Projected Unit Type Income TargetHousehold Income Level (% of Median Income)Max Household Income (3-person household)Max Rent (2 Bedrooms)Max Purchase Price (Owner Only)2025 Report of Schimberg Cost Burdened Households (Based on 2023 Population Data)New Units Needed in Order to Lower Cost Burdened by 1% (yearly)New Units Needed for 2024 Population Growth (in households)Total New Affordable Units Needed Per Year (1% reduction in Cost Burden + Population Growth)Available Supply of Units for Purchase (March 2025)Available Supply of Units for Rent (Jan 2025)Remaining New Affordable Units Needed (yearly)Rental Extremely Low Less than 30% $ 30,690.00 767.00$ N/A 14,133 466 212 678 0 0 678Rental Very Low 31%-50% $ 51,150.00 1,278.00$ N/A 12,453 411 424 835 0 0 835Owner or Rental Low 51%-80% $ 81,840.00 2,046.00$ $190,000 15,375 507 847 1,355 143 102 1,110Owner Median 81%-100% $ 102,300.00 N/A $265,000 4,808 159 847 1,006 321 181 504Owner Moderate 101%-120% $ 122,760.00 N/A $338,000 3,753 124 635 759 567 50 142Owner Gap 121%- 140% $ 143,220.00 N/A $409,000 3,753 124 424 547 640 0 -93Sub Total54,275 1,791 3,389 5,180 1,671 3333,176Collier County Housing Demand Model - 2025Methodology: Goal of Reducing Housing Cost Burdened by 1%/year + Accommodate Yearly Population Growth - Existing Available Supply = Units Needed Yearly by Income LevelPage 13 of 1848
Property Name Property Address Phone # 1/1
Rental Rate
2/2
Rental Rate
3/2
Rental Rate
Total # of Units
in
Development
Occupancy Rate
Total Available
Units as of July 1,
2025
Wolfe Apartments 4620 16th Pl SW #303, Naples, FL 34116 (239)-353-8746 $ 700.00 $ 900 N/A 46 100.0%0
10x Living (Alvista at Laguna Bay) 2602 Fountainview Cir, Naples, FL 34109 (239) 254-7889 $ 1,590 $ 2,012 N/A 456 89.0%50
Atrium Gulfshore (Gulfshore Apartments)5301 Summerwind Dr, Naples, FL 34109 (239) 597-6605 $ 1,650 $ 1,940 N/A 368 94.3%21
Bear Creek **2367 Bear Creek Dr, Naples, FL 34109 (239) 514-0600 N/A $ 1,418 $ 1,477 108 100.0%0
Belvedere Apartments (Belvedere At Quail Run) *260 Quail Forest Blvd, Naples, FL 34105 (239) 434-0033 $ 1,649 $ 1,765 N/A 162 88.3%19
Bembridge- The Harmony on Santa Barbara (Ekos)4640 Santa Barbara Blvd, Naples, FL 34104 (239) 686-0050 $ 1,671 $ 1,282 $ 1,636 82 100.0%0
Bermuda Island*3320 Bermuda isle Cir., Naples, FL 34109 (888) 415-1140 $ 1,180 $ 2,005 $ 2,028 360 95.0%18
Briar Landings 1385 Wildwood Lakes Blvd, Naples, FL 34104 (239) 455-2400 $ 1,600 $ 1,900 N/A 240 95.8%10
Brittany Bay 14815 Triangle Bay Dr, Naples, FL 34119 (239) 354-2002 $ 1,183 $ 1,417 $ 1,637 392 100.0%0
Brittany Bay II 14925 Lighthouse Rd, Naples FL 34119 (239) 354-2002 $ 1,183 $ 1,417 $ 1,637 392 100.0%0
Brittany Bay III- Vanderbilt Place Condos**No Info.14915 Lighthouse Rd, Naples FL 34119 N/A N/A N/A N/A 392 100.0%0
College Park 6420 College Park Cir, Naples, FL 34113 (833) 219-9964 N/A $ 1,469 $ 1,703 210 100.0%0
Ekos Cadenza 8360 Cadenza Rd, Naples, FL 34113 (239) 396-3426 $ 1,174 $ 1,409 N/A 160 100.0%0
Ekos Cadenza II (Allegro)8455 Rattlesnake Hammock Rd, Naples, FL 34113 (239) 326-2248 $ 1,168 $ 1,406 N/A 160 97.5%4
Jasmine Cay 100 Jasmine Circle Naples, FL - 34102 (239) 963-9920 N/A $ 1,461 $ 1,687 73 100.0%0
Meadow Brook Preserve 1130 Turtle Creek Blvd, Naples, fL 34110 (239) 579-9420 $ 1,695 $ 1,750 $ 2,650 268 89.2%29
Mer Soleil *4250 Jefferson Ln, Naples, FL 34116 (239) 354-1155 $ 1,535 $ 1,825 $ 2,600 320 96.9%10
Naples Place I-III**4544-4626 Sunset Rd, Naples, FL 34116 (239) 450-9126 $ 1,200 $ 1,900 $ 2,350 170 100.0%0
Noah's Landing- Golden Gate Commerce Park PUD 10555 Noah's Cir, Naples, FL 34116 (239) 775-7115 $ 1,218 $ 1,452 $ 1,689 264 100.0%0
Oasis Naples 2277 Arbor Walk Cir, Naples, FL 34109 (239) 598-9944 $ 1,792 $ 2,023 N/A 216 94.0%13
Ospreys Landing 100 Ospreys Landing, Naples, FL 34104 (239) 261-5454 $ 1,216 $ 1,457 $ 1,685 176 100.0%0
The Point 2155 Great Blue Dr, Naples, FL 34112 (239) 417-5500 $ 1,600 $ 1,900 $ 2,400 248 75.8%60
Saxon Manor Isles- (Meadow Lakes) *105 Manor Blvd, Naples, FL 34104 (239) 403-4130 $ 1,623 $ 1,960 $ 2,135 252 90.9%23
Somerset Palms 15985 Arbor View Blvd, Naples, FL 34110 (888) 479-3911 N/A $ 1,865 $ 2,233 169 92.3%13
Summer Lakes I - Donovan Center PUD*5600 Jonquil Ln, Naples, FL 34109 (833) 290-3367 $ 1,228 $ 1,476 $ 1,709 140 100.0%0
Summer Lakes II - Bosley PUD*5520 Jonquil Ln, Naples, FL 34109 (833) 290-3367 $ 1,228 $ 1,476 $ 1,709 276 100.0%0
Stillwater Cove (Gordon River Aprtments)*1400 5th Ave N, Naples, FL 34102 (239) 263-7700 N/A $ 1,750 $ 1,950 96 100.0%0
The Falls of Portofino*7047 Ambrosia Lane, Naples, FL 34119 (833) 277-1086 N/A N/A $ 2,901 246 98.0%5
The Springs at Hammock Cove *4360 Petal Dr, Naples, FL 34112 (239) 203-3972 $ 1,744 $ 1,994 $ 2,445 340 88.8%38
Tuscan Isle - Saddlebrook Village 8650 Weir Dr, Naples, FL 34104 (239) 304-3668 $ 1,112 $ 1,461 $ 1,691 298 100.0%0
Villas of Capri 7725 Tara Cir, Naples, FL 34104 (239) 455-4600 $ 1,216 $ 1,464 $ 1,692 235 100.0%0
Waverley Place *5300 Hemingway Ln, Naples, FL 34116 (239) 353-4300 $ 1,550 $ 1,830 $ 2,696 300 92%23
Whistler's Cove*11400 Whistlers Cove Blvd, Naples, FL 34113 (239) 417-3333 $ 1,217 $ 1,461 $ 1,698 240 99.6%1
Whistler's Green 4700 Whistlers Green Cir, Naples, FL 34116 (239) 352-2999 $ 1,188 $ 1,419 $ 1,625 168 100.0%0
Wild Pines of Naples*2580 Wild Pines Ln, Naples, FL 34112 (239) 793-6419 $ 1,501 N/A N/A 200 88.0%24
Addison Place (Tree Farm)*8677 Addison Place Circle, Naples, FL 34119 (239) 232-6109 $ 1,948 $ 2,270 $ 2,756 294 94.2%17
Advenir Aventine 9300 Marino Cir, Naples, FL 34114 (239) 793-4603 $ 1,943 $ 2,088 $ 2,600 350 94.3%20
Allura*16210 Allura Circle, Naples, FL 34110 (239) 788-2641 $ 1,987 $ 2,558 $ 3,296 320 93.1%22
Amberton*8067 Dream Catcher Cir, Naples, FL 34119 (239) 316-3584 N/A $ 2,073 $ 2,236 306 97.4%8
Collier County Community and Human Services Division
Quarterly Rental Apartment Inventory Survey July 2025
***Information deemed reliable but should be independently verified***
BCC Collier County Florida Confidential 9/3/2025 Page 1
Page 14 of 1848
Property Name Property Address Phone # 1/1
Rental Rate
2/2
Rental Rate
3/2
Rental Rate
Total # of Units
in
Development
Occupancy Rate
Total Available
Units as of July 1,
2025
Collier County Community and Human Services Division
Quarterly Rental Apartment Inventory Survey July 2025
***Information deemed reliable but should be independently verified***
Aqua Bay*4300 Atoll Ct, Naples, FL 34116 (239) 748-2880 $ 1,745 $ 2,075 N/A 120 94.2%7
Aspire*5050 Aspire Way, Naples, FL 34110 (833) 268-1166 $ 2,139 $ 2,468 $ 3,348 233 37.8%145
Aster at Lely Resort 8120 Acacia St, Naples, FL 34113 (239) 919-8375 $ 1,877 $ 2,213 $ 2,605 308 92.5%23
Atlis - Santa Barbara *4710 Atlis Drive, Naples Fl 34104 (239)-372-9850 $ 1,959 $ 2,142 $ 2,635 242 92.1%19
Crest Apartments -Vincentian PUD (The Crest)11496 Sumter Grove Cir, Naples, FL 34113 (239) 963-1209 $ 1,877 $ 2,300 $ 2,800 200 91.0%18
Edge 75 (I-75/Alligator Alley) 120 Bedzel Cir, Naples, FL 34104 (239) 276-7770 $ 1,799 $ 2,299 $ 2,799 320 86.9%42
Everly*3250 Magnolia Pond Dr, Naples, FL 34116 (239) 360-4819 $ 2,049 $ 2,599 $ 2,899 324 96.0%13
George Washington Carver Apt 350 10th St N, Naples, FL 34102 (239) 261-4595 $ 1,688 $ 2,113 $ 2,748 70 100.0%0
Goodlette Arms 950 Goodlette Rd N, Naples, FL 34102 (239) 262-3229 $ 1,894 N/A N/A 242 100.0%0
Inspira Apartments 7425 Inspira Circle, Naples, FL 34113 (239) 298-5680 $ 2,061 $ 2,293 $ 2,771 304 92.4%23
Jade at Olde Naples 402 11th St N, Naples, FL 34102 (239)213-5888 $ 1,800 $ 2,150 N/A 104 97.1%3
Lago Apartments (Briarwood)*10200 Sweetgrass Circle. Naples, FL 34104 (239)384-6881 $ 2,055 $ 2,579 $ 3,105 320 86.3%44
Laurel Ridge (The Terrace @ Naples)5460 Laurel Ridge Ln, Naples, FL 34116 (239) 776-0196 N/A N/A $ 2,300 78 94.9%4
Legacy Naples Apartments *7557 Campania Way, Naples, FL 34104 (239) 354-7417 $ 1,773 $ 2,367 $ 2,623 304 91.1%27
Magnolia Square *5934 Premier Way, Suite 2100, Naples FL 34109 (239) 932-6899 $ 2,435 $ 2,801 $ 4,130 290 91.0%26
Marea *3550 Putney Court, Naples FL 34112 (239) 944-7080 $ 2,161 $ 2,314 $ 3,103 300 87.7%37
Mark Lane Apartments *15500 Mark Lane, Naples FL 34119 (239) 631-9325 $ 1,980 $ 2,165 $ 2,690 286 89.2%31
Malibu Lakes 2115 Malibu Lakes Circle, Naples, FL 34119 (239) 596-0035 $ 1,715 $ 2,299 $ 2,499 356 91.3%31
Milano Lakes*3713 Milano Lakes Cir, Naples, FL 34114 (239) 558-1534 $ 2,044 $ 2,108 $ 2,499 296 95.9%12
Naples 701*3531 Plantation Way, Naples, FL 34112 (239) 775-8000 $ 1,495 N/A N/A 188 94.7%10
Orchid Run 10991 Lost Lake Drive, Naples, FL 34105 (833) 676-4450 $ 2,021 $ 2,299 $ 2,766 282 86.5%38
The Pearl (Founders Square) 8820 Walter Way Naples, FL 34120 (239) 364-4083 $ 2,224 $ 2,599 $ 3,575 400 100.0%0
River Reach 1970 River Reach Dr, Naples, FL 34104 (239) 643-2292 $ 1,932 $ 2,150 N/A 556 95.3%26
Sierra Grande at Naples 6975 Sierra Club Cir, Naples, FL 34113 (239) 529-5631 $ 1,986 $ 2,339 $ 2,621 300 95.3%14
The Coast (Berkshire Lakes) *3536 Winifred Row Ln, Naples, FL 34116 (239) 455-8174 N/A N/A $ 2,375 146 87.7%18
The Coast Residences*1600 Wellesley Cir, Naples, FL 34116 (239) 353-1211 $ 1,754 $ 2,008 N/A 200 92.5%15
Ascent*1950 Mayfair St, Naples, FL 34104 (239) 488-5546 $ 2,563 $ 3,492 $ 5,500 270 28.5%193
Amberlin *8630 Amberlin Way (239) 350 1566 $ 1,854 $ 2,698 N/A 188 TBA Under
Development
Amerisite- Latigo Apartments (FIORI)8710 Collier Blvd TBA N/A N/A N/A 303 TBA Under
Development
Blue Coral Apartments 5035 Aspire Way TBA N/A N/A N/A 234 TBA Under
Development
Marlowe*6026 Whitaker Rd, Naples (239) 999-8414 $ 2,132 $ 2,417 $ 2,917 216 TBA Under
Development
Renaissance Hall (Golden Gate Golf Course)4100 Golden Gate Pkwy TBA N/A N/A N/A 400 TBA Under
Development
Sub-Total Naples Median $ 1,730 $ 2,008 $ 2,499 17,873 93.0% 1,247
IMMOKALEE, FLORIDA BELOW IMMOKALEE, FLORIDA BELOW
Casa Amigos 2683 Amigo Way, Immokalee, FL 34142 239-657-2009 N/A $ 1,173 N/A 24 100.0%0
Eden Gardens 1&2 1375 Boxwood Drive, Immokalee, FL 34142 (239) 657-7900 N/A $ 1,135 $ 1,200 92 100.0%0
Esperanza Place 2357 Esperanza Way, Immokalee, FL 34142 (239) 657-2009 $ 810 $ 900 $ 960 47 100.0%0
Farm Worker Village 2225 Chadwick Cir, Immokalee, FL 34142 (239) 842-0327 $ 595 $ 645 $ 700 276 100%0
Garden Lake Apartments 1050 Garden Lake Cir, Immokalee, FL 34142 (239) 657-3204 $ 658 $ 750 N/A 65 93.8%4
BCC Collier County Florida Confidential 9/3/2025 Page 2
Page 15 of 1848
Property Name Property Address Phone # 1/1
Rental Rate
2/2
Rental Rate
3/2
Rental Rate
Total # of Units
in
Development
Occupancy Rate
Total Available
Units as of July 1,
2025
Collier County Community and Human Services Division
Quarterly Rental Apartment Inventory Survey July 2025
***Information deemed reliable but should be independently verified***
Heritage Villas 1810 Lake Trafford Rd, Immokalee, FL 34142 (239) 657-3204 $ 854 $ 961 N/A 41 100.0%0
Immokalee Apartments 601 W Delaware Ave, Immokalee, FL 34142 (239) 657-6185 N/A $ 1,158 $ 1,306 100 100.0%0
Immokalee Senior Housing (Bromelia Place)612 N 11th St Immokalee, FL - 34142 (239) 351-3332 $ 1,069 $ 1,278 N/A 30 96.7%1
Main Street Village 104 Ahinga Cir, Naples, FL 34142 (239) 657-6576 N/A $ 925 $ 995 79 100.0%0
Sanders Pines 2449 Sanders Pines Cir, Naples, FL 34142 (239) 657-8333 N/A $ 850 $ 900 41 100.0%0
Summer Glenn 1012 Summer Glen Blvd, Immokalee, FL 34142 (239) 657-3204 $ 859 $ 1,005 N/A 45 97.8%1
Southern Villas 1802 Custer Ave.,Immokalee, FL 34142 (239) 657-3204 $ 1,016 $ 1,177 $ 1,372 35 94.3%2
Willowbrook Place 1836 Ash Ln, Immokalee, FL 34142 (239) 657-3204 $ 731 $ 831 N/A 41 100.0%0
Crestview Park (First Phase)(The Ashley Apartments)715 Crestview Dr, Immokalee, FL 34142 (877) 475-1665 N/A $ 1,391 $ 1,585 208 100.0%0
Crestview Park II (Second Phase)(The Ashley Apartments)722 Crestview Dr, Immokalee, FL 34142 (877) 475-1665 N/A $ 1,390 $ 1,590 96 100.0%0
Cypress Run 550 Hope Circle, Immokalee, FL 34142 (239) 657-9032 $ 791 N/A N/A 39 100.0%0
Hatchers Preserve 3174 Esperanza Ct, Immokalee, FL 34142 (239) 657-7900 N/A $ 1,150 18 94.4%1
Oak Haven 580 Oakhaven Cir, Immokalee, FL 34142 (239) 658-5920 N/A $ 1,375 $ 1,575 160 96.9%5
Timber Ridge 2711 Wilton Ct, Immokalee, FL 34142 (239) 657-8333 N/A N/A $ 1,000 35 100.0%0
Immokalee Fair Housing Alliance 2032 Corazon De La Comunidad Cir Immokalee, FL 34142 TBA N/A N/A N/A 128 TBA Under
Development
Sub-Total Immokalee Median $ 810 $ 1,070 $ 1,175 1,600 99.1%14
Grand Total Median $ 2,540 $ 3,078 $ 3,674 19,473 93.5%1261
*Information verified through complex website
**Unable to verify current rates and availability
Very Low-Income (VLI): Means a household earning between 30% and 50% of the Area Median Income. Rent limit by the number of bedrooms in the unit. Max rent limits: 1 BR $1,065, 2 BR $1,278, 3 BR $1,476
Low-Income (LI): Means a household earning between 51% and 80% of the Area Median Income. Rent limit by the number of bedrooms in the unit. Max rent limits: 1 BR $1,705, 2 BR $2,046, 3 BR $2,363
Moderate Income (MI): Means a household earning between 81% and 120% of the Area Median Income. Rent limit by the number of bedrooms in the unit. Max rent limits: 1 BR $2,557, 2 BR $3,069, 3 BR $3,544
Fair Market Rate
BCC Collier County Florida Confidential 9/3/2025 Page 3
Page 16 of 1848
The following is a summary and comparison of both proposed developments.
LGAO APPLICATION SUMMARY
Applicant Rural Neighborhoods McDowell Housing Partners
Name of Project Renaissance Hall Senior Living, LLLP Ekos Old 41
Location Naples- Golden Gate City Naples- North Naples
Parcel(s) 36560040008 00143160001
Acreage 19.62 acres total; 2.16 acres for Senior Housing 3.71 acres
Number of Units Proposed 100 Units 80 Units
Total Proposed Development Cost $35,548,548 $33,776,147
15 Units at 30% AMI 12 Units at 30% AMI
35 Units at 50% AMI -
AH Commitments 4 Units at 60% AMI 32 Units at 60% AMI
44 Units at 70% AMI 36 Units at 70% AMI
2 Units at 80% AMI -
Estimated Completion Date December 2027 Fall 2028
Growth Management Plan In compliance In compliance
Zoning MPUD CPUD; *Use Live Local Act SB102
Existing Roadways / Needs Arterial roads available Commercial arterial roads available
Transit Route Availability CAT Bus Stops available; Location on two
Routes.
No CAT Bus Stops; Location not on any Routes.
Closest stop is US-41 & Immokalee Road. On Lee
County Bus Route with Transfer to CAT
Utilities Availability Yes Yes
Environmental Considerations Soil Contamination: FDEP Approval Obtained Possible Wetlands
FEMA Flood Zone Designation FEMA CLOMR Issued
(No Flood Insurance to be required) Zone X AE; AH
Page 17 of 1848
Criteria Max.
Points McDowell Housing Rural Neighborhoods
Applicant’s development and construction experience (Provide
applicant team members with respective experience; preference for greater
length of experience)
10 points
Experience and Quality of development team (Identify development
team, provide development team's experience; preference for greater
length of experience)
5 points
Applicant’s management experience, or experience and quality of
management company (Identify management team, provide management
team's experience; preference for greater length of experience)
5 points
Financial feasibility to complete and operate the project (including, but
not limited to, cost estimates, cash flows, debt service coverage ratios, the
percentage of public monies requested compared to project cost;
leveraging of public resources, plan for payment of impact fees, including
the requested County loan)
5 points
Applicant’s performance and/or compliance (including any prior
defaults) of any prior loans or contracts with Collier County 8 points
The reasonableness of the cost of the development (total development
cost and total cost per unit)10 points
Levels of affordability offered within the development (Maximum points
for greater affordability and and units at multiple %AMI)7 points
Resident Programs (Monthly events and activites offered for the
residents)5 points
Unit and Development Amenities (Leisure activities and areas ex:
clubhouse with community meeting room, pool, bbq, movie theater,
exercise room, exercise equipment)
5 points
Energy Efficiency (Applicances within the units are energy efficient)5 points
Commitment to set-aside at least 10% of the units in the development to
an at-risk population (Homeless, Seniors, Special Needs, Etc.)7 points
Maximum Economic Impact (Additional community benefits)3 points
Developments which provide a lift to the neighborhood, and could lead
to additional revitalization and/or neighborhood improvement 5 points
Proximity to public transportation, services, and employment 10 points
Leveraging of County funds with other resources that could be used to
meet the FHFC required contribution level, and leveraging of County
funds with other funds to achieve greater impact on the
community/neighborhood (Include LGAO request amount)
7 points
Ability to meet FHFC requirements for the contribution to be a part of
permanent financing with minimum loan term 3 points
Application Total 100 points
Bonus Points for County's Prior Year LGAO (Only eligible to the
County's selected application for the immediately prior LGAO cycle when
that applicant was not a selected recipient for funding at the state level)
10 points 0 10
Total Points (Application & Bonus Points)110 points
Applications ReceivedSelection Criteria and Value of Points
Collier County 2025 LGAO Application Selection Criteria Scores
Page 18 of 1848
Ekos on Old 41
Collier County 2025 NOFA Related to FHFC RFA 2025-201
Local Government Area of Opportunity Funding Application
777 Brickell Ave, Ste. 1300
Miami, FL 33131
Ph: (786) 584-2486
www.mcdprop.com
Submitted To:
Collier County Government
c/o Community and Human Services Division
Kristi Sonntag, Director
3339 East Tamiami Trail, Building H., Suite 213
Naples, FL 34112
Page 19 of 1848
Table of Contents
I. Cover Letter ......................................................................................................... 1
II. Exhibit 2 – Development Summary .................................................................... 3
III. Exhibit 3 – Development Timeline ...................................................................... 9
IV. Exhibit 4 – Financing Summary ........................................................................ 11
V. Exhibit 5 – Operating Proforma ........................................................................ 15
VI. Exhibit 6 – Site Control ...................................................................................... 19
VII. Exhibit 7 – Zoning .............................................................................................. 20
VIII. Exhibit 8 – Project Selection Criteria ................................................................ 21
Page 20 of 1848
EKOS ON OLD 41 – AUGUST 2025 1
Cover Letter
August 15, 2025
Collier County Government
c/o Community and Human Services Division
Director, Kristi Sonntag
3339 East Tamiami Trail, Building H, Suite 213
Naples, FL 34112
Dear Ms. Sonntag:
MHP Collier V, LLC, an affiliate of McDowell Housing Partners (MHP) is pleased to present the
submission of Ekos on Old 41 for the Collier County Local Government Area of Opportunity
Funding commitment for Florida Housing Finance Corporation (FHFC) RFA 2025-201.
Ekos on Old 41 offers the County the highest probability of securing funding through the coveted
9% housing tax credits. We estimate a total of nine (9) applications will be selected for funding
under RFA 2025-201, with five (5) goals to fund developments with a Local Government Area of
Opportunity Funding Preference. Furthermore, FHFC has a goal to fund two (2) developments that
are within designated Geographic Areas of Opportunity or HUD-designated Difficult
Development Areas (SADDA). Ekos on old 41 will be highly competitive for the coveted funding
award by meeting 7 of FHFC funding goals.
McDowell Housing Partners brings forth the requisite discipline, LOCAL experience, and
knowledge, and most of all passion to deliver a quality, attainable housing community for Collier
County residents. MHP has an established track record of successfully securing the extremely
competitive 9% tax credits and working through the Collier County development process. MHP
has successfully secured scarce/competitive funding for over 2,300 units in the past 5 years. Our
experience developing, constructing, and operating income restricted housing assets will ensure
the development’s long-term viability and success. MHP maintains the critical financial capacity,
multifamily operating expertise, and local presence to endure the volatile and challenging market
conditions that are hindering the other affordable developers across the area.
Ekos on Old 41 is located on a premium 3.71-acre site on 15805 Old 41 Road, on one of the few
main commercial arteries within the North Collier County area (as illustrated in the location map
below). The site’s location is perfect for a multifamily housing community; the site does not
impose on single family homes and is within close proximity to places to valued tenant amenities
such as grocery stores, pharmacies, parks, convenience stores, schools, restaurants, places of
employment and an array of other retail establishments.
We understand the County’s objective for this development is to serve a broad range of income
levels. Our development program will provide a mix of income/rent set-asides to drive the greatest
public benefit to the widest array of underserved citizens. MHP maintains a resolute commitment
to work in full collaboration with the County and surrounding neighborhood, and community
stakeholders. The approach of working from the “inside out” has proven to be a key element
Page 21 of 1848
EKOS ON OLD 41 – AUGUST 2025
underlying our reputation and success as a distinguished public/private partnership housing
developer.
The general development program of Ekos on Old 41 will consist of one five-story elevator served
building with 80 units, surface parking and ample open space. The efficient design along with a
favorable purchase price affords the luxury of optimizing unit construction within the boundaries
of zoning and land use regulation, as well as leveraging the benefits afforded by Senate Bill 102.
We look forward to working in partnership with Collier County to deliver another exceptional
development that we would all be proud to call Home.
Sincerely,
Christopher Shear
______________________
President
MHP Collier V, LLC
Page 22 of 1848
EKOS ON OLD 41 – AUGUST 2025
Exhibit 2 – Development Summary
Name of Development Ekos on Old 41
Location of Development, by street address, or
if no address, by mileage from nearest cross
streets.
15805 Old 41 Rd, Unincorporated Collier County.
Developer/
Location (name of controlling company,
not of LP or LLC).
MHP Collier V, LLC , an affiliate of McDowell
Housing Partners
777 Brickell Ave, Suite 1300, Miami, FL 33131
Contact person for application, including name,
email,
and phone numbers
Chris Shear, cshear@mcdhousing.com,
(786) 584-2486
New Construction or Rehabilitation New Construction
Development Construction Type
Garden, Mid-Rise, High-Rise, Other (explain)
Mid-Rise
Family, Elderly, or other Family
Concrete or Wood Concrete
Number of Buildings One (1)
Number of Stories Per Building Five (5) stories
Number of Units
Number of Bedrooms by unit size
80 Units consisting of 48 1BR/1BA and 32
2BR/2BA
Total Development Cost $33,776,147
Cost per unit $422,202
Land Cost $1,300,000
Hard Construction Cost $20,300,000
General Contractor Local GC TBD
Set Aside Period (perpetuity minimum) 50 Years
Set Aside Levels (number of units at each AMI
level)
15% at 30% AMI; 40% at 60% AMI and 45% at 70%
AMI
Set Aside Special Needs (Homeless/By Name
List)
10%
Current Zoning CPUD
Evidence of Site Control Purchase and Sale Agreement
Geographic Area of Opportunity (Yes or No) Yes
Page 23 of 1848
EKOS ON OLD 41 – AUGUST 2025
Project Narrative
Ekos on Old 41 is a proposed
80-unit affordable housing
community located at 15805
Old 41 Road. The project is
being developed by MHP
Collier V, LLC, an affiliate
of McDowell Housing
Partners. The development
will consist of 48 one-bedroom & 32 two-bedroom units within a single, elevator-served 5-story
residential building. The building will be organized with an efficient double-loaded corridor layout
with the aim to enhance resident accessibility. Surface parking will be provided on-site for
residents and guests.
Communal amenities will include a 2,500 square foot clubhouse space located within the building
footprint, housing the leasing offices, a fitness center, and a multi-purpose community room for
resident events and programming. A lot will be positioned adjacent to the building offering a safe
and engaging play area for children. The conceptual site plan incorporates stormwater management
ponds and preserves approximately 0.86 acres of existing natural area consistent with Collier
County land development standards.
Interior Finishes
MHP has worked hard to cultivate a brand and aesthetic feel that is incorporated across all our
properties. Similarly to all of our existing developments within Collier County, Ekos on Old 41
will feature high-quality interior finishes that will allow residents to take pride in where they live.
Units will feature granite countertops, plywood cabinets (not particle board), luxury vinyl tile
flooring; ceiling fans with light kits in all bedrooms and living rooms, full-size energy star stainless
steel appliances including range, refrigerator microwave, dishwasher; washer/dryer hookups in
every unit; and LED lighting throughout. Unit closets will have built in wire shelving for added
storage and will provide high quality window treatments.
Page 24 of 1848
EKOS ON OLD 41 – AUGUST 2025
Page 25 of 1848
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D 25' SETBACK FROM CPUD100' FPL EASEMENT±0.82 ACRESTOT LOTSTORMWATERMANAGEMENTPOND±0.50 ACRES(16% on NET)LEASE/CLUB±2,500 SFDUMPSTER
5-STORY RESIDENTIAL
±80 UNITS PRESERVE AREA± 0.86 ACRES1001405 W KOENIG LNAUSTIN, TX 78756artis-atx.com830.302.0969THIS DRAWING ISFOR PERMITTINGOR REGULATORYAPPROVAL ONLY.NOT FORCONSTRUCTION.THESE CALCULATIONS, NOTES, AND ASSUMPTIONS ARE FORINTERNAL USE ONLY AND ARE NOT TO BE REPLICATED ON ANYFORMAL OR INFORMAL MUNICIPAL SUBMITTALS.NOTES:1.THIS PLAN IS FOR MASSING PURPOSES ONLY. A MORE DETAILED PLAN WILL BEREQUIRED TO CONFIRM PROJECTED YIELD.2.THE BOUNDARY WAS TAKEN FROM THE LOCAL ONLINE GIS DATABASE AND APDF SURVEY PROVIDED BY THE CLIENT.3.A FIELD RUN TOPOGRAPHIC SURVEY IS NOT AVAILABLE AT THIS TIME.ADJUSTMENTS TO THE LAYOUT DUE TO GRADING CONCERNS MAY BE REQUIRED ONCEA TOPOGRAPHIC SURVEY HAS BEEN PROVIDED.4.A DETAILED ANALYSIS OF STATE, COUNTY, AND CITY ORDINANCES GOVERNINGTHE DEVELOPMENT OF THIS PROJECT HAS NOT BEEN PERFORMED. ORDINANCEANALYSIS WILL BE REQUIRED TO CONFIRM PROJECTED YIELDS.5.THE PROPOSED RESIDENTIAL BUILDING IS 5-STORY.ASSUMPTIONS:1.THE LOCATION AND SIZE OF THE STORM WATER MANAGEMENT FACILITY ISASSUMED TO BE ADEQUATE. IF ADDITIONAL AREA IS NEEDED IT CAN BE PROVIDEDUNDERGROUND. THE FINAL LOCATION AND SIZE WILL NEED TO BE DETERMINED BY THEPROJECT ENGINEER.2.THIS SITE IS LOCATED IN COLLIER COUNTY,FLORIDA.3.THIS SITE IS ZONED CPUD. THE CPUD USE IS COMMERCIAL. THIS PLAN ASSUMESTHAT THE MULTI FAMILY WILL BE ALLOWED WITH LIVE LOCAL. ZONING CRITERIA WASTAKEN FROM THE ONLINE ZONING ORDINANCE AS WELL AS THE CPUD DOCUMENT. ITIS FURTHER ASSUMED LIVE LOCAL WILL ALLOW THE BUILDING HEIGHT AS SHOWN.4.THIS PROJECT IS SUBJECT TO THE FLORIDA INTERNATIONAL BUILDING CODE ANDFIRE CODE.5.THIS PLAN ASSUMES NO ADDITIONAL ROW DEDICATION IS REQUIRED ALONG THEFRONTAGE OTHER THAN WHAT IS SHOWN.6.NO TREE SURVEY HAS BEEN PERFORMED ON THIS SITE. THIS PLAN ASSUMESREMOVAL OF EXISTING TREES WILL BE PERMITTED TO ALLOW DEVELOPMENT AS SHOWN.7.THE NUMBER AND LOCATION OF DUMPSTERS IS ASSUMED TO BE ADEQUATE ASSHOWN. ADDITIONAL TRASH WILL BE LOCATED WITHIN THE BUILDING.0SCALE 1" = 40'-0"40201208040EKOS ONOLD 41COLLIER COUNTY,FLORIDACONCEPTUAL SITEPLANCSP-1FILE NAME: 3770 BASE 1DATE8/12/2025PROJ. 3770 ADDRESS15805 OLD 41LOCATION MAP15805 OLD 41COLLIER COUNTY, FLORIDA CLIENTMCDOWELLPage 26 of 1848
EKOS ON OLD 41 – AUGUST 2025
Area Map - With Points of Interest
Commercial Corridor
Page 27 of 1848
EKOS ON OLD 41 – AUGUST 2025
Geographic Area of Opportunity & Small Area of Difficult Development Map
Small Area of Difficult Development
Geographic Area of Opportunity
Page 28 of 1848
20252025202620262026202620262026202620262026202620262026202720272028NovDecJanFebMarAprMayJunJulAugSeptOctNovDecJanFebSeptApply for 9% LIHTC - RFA 2025-201 & Collier County LGAO Receive Approval at FHFC Board MeetingReceive Invitation to Credit UnderwritingClosingCommence ConstructionConstruction CompletionFinancial Underwriting Design: Architecture & EngineeringSDP Process Permitting & EntitlementsThe Development Team’s goal is to deliver 80 quality apartment homes as quickly as possible while maintaining theintegrity and aesthetics of the development. We are prepared to begin making expenditures on planning, architecture, andengineering to achieve this.We have strong relationships with reputable design teams, including Fugleberg Koch for architecture and RWA for civilengineering. Both firms have a long and successful track record in Collier County, working with us on our existingdevelopments: Ekos on Santa Barbar I/II, Ekos on Creekside, ensuring that our development will benefit from theirexpertise and experience.As soon as we receive an award from FHFC, which is expected during the first quarter of 2026, we will initiate the financialunderwriting process, as well as the design development and entitlement processes. We anticipate the financial closing at Q1of 2027 and will immediately begin the construction period, with completion expected in the Fall of 2028.Exhibit 3 – Development TimelineEKOS ON OLD 41 – AUGUST 2025 Page 29 of 1848
EKOS ON OLD 41 – AUGUST 2025
Exhibit 4 – Financing Summary
Detailed financial projections are enclosed for review. In addition, the Development Team has
provided debt and tax credit equity letters of intent from KeyBank and Greystone Real Estate
Capital to round out the sources of funding needed to successfully execute this transaction.
Page 30 of 1848
Old 41 Rd - Family Total Units 80Naples, FL - Collier County Product-Type 5-story / Mid-Rise Concrete9% Tax Credit Set-Aside Average IncomeSOURCES OF FUNDSCONSTRUCTIONPERMANENTConstruction Loan at 7.00%21,900,000$ -$ Permanent Loan at 6.75% / 40yr. amort / 0 mos. I/O-8,240,000Federal Tax Equity12,930,58223,510,148Collier County LGAO460,000460,000Deferred Developer Fee-1,565,999TOTAL SOURCES35,290,582$ 33,776,147$ USES OF FUNDSCONSTRUCTIONPERMANENTAcquisition Costs1,300,000$ 1,300,000$ 16,250 / duHard Cost Contingency1,015,0001,015,000Hard Costs - GC Contract20,300,00020,300,000253,750 / duArchitectural & Engineering761,100761,100Permit & Impact Fees1,260,0001,260,000Professional Services & Reports558,839648,839Other Soft Costs466,950466,950Interim Costs230,709230,709Financing Costs1,602,4032,389,481Tax Credit Fees548,046548,046Soft Cost Contingency131,747131,747Developer Fee & Overhead1,916,2944,440,29916%Operating Deficit Reserve-283,976TOTAL USES30,091,088$ 33,776,147$ 422,202 / duLGAO PROFORMAPage 31 of 1848
Old 41 Rd - FamilyNaples, FL - Collier County9% Tax CreditPROJECT UNIT MIX & OTHER INCOMEUNIT TYPECOUNTAMI %UNIT SIZEEXTENDED SFUNIT DESCRIPTIONGROSS LIHTC RENTUTILITY ALLOWANCENET LIHTC RENTMARKET RENTOTHER RENTFINAL NET RENTEXTENDED RENT1 BR 7 30% 625 SF 4,375 SF - $658 $105 $553 - - $553 $3,8711 BR 20 60% 625 SF 12,500 SF - $1,317 $105 $1,212 - - $1,212 $24,2401 BR 21 70% 625 SF 13,125 SF - $1,536 $105 $1,431 - - $1,431 $30,0512 BR 5 30% 875 SF 4,375 SF - $789 $120 $669 - - $669 $3,3452 BR 12 60% 875 SF 10,500 SF - $1,579 $120 $1,459 - - $1,459 $17,5082 BR 15 70% 875 SF 13,125 SF - $1,842 $120 $1,722 - - $1,722 $25,830- - - - - - - - - - - -- - - - - - - - - - - -- - - - - - - - - - - -- - - - - - - - - - - -- - - - - - - - - - - -- - - - - - - - - - - -TOTAL80725 SF58,000 SF$1,311$104,845$1.81$1,258,140INCOME AVERAGE: 60.00%AMI YEAR: 2026FAMILY OF FOUR VLI: 58,504UNIT MIX SUMMARYAMICount%SF%30% 12 15% 8,750 15%40% - - - -50% - - - -60% 32 40% 23,000 40% 70% 36 45% 26,250 45% 80% - - - - Market - - - - Total80100%58,000100%Unit TypeCount%Avg. SFTotal SF0 - - - - 1 48 60% 625 30,000 2 32 40% 875 28,000 3 - - - - 4 - - - - Total80100%72558,000Page 32 of 1848
Old 41 Rd - Family
Naples, FL - Collier County
9% Tax Credit
DEVELOPMENT BUDGET
TOTAL
ACQUISITION COSTS
Land, To be Acquired 1,300,000$
Land Other -
Brokerage Fee -
HARD COST CONTINGENCY
Hard Cost Contingency 1,015,000
HARD COSTS - GC CONTACT
GC Site Work -
Building Costs 17,807,018
Other -
Other -
Other -
GC Insurance -
GC P&P Bond -
GC General Requirements 1,068,421
GC Overhead 356,140
GC Profit 1,068,421
ARCHITECTURAL & ENGINEERING
Architect Design 325,000
Architect Construction Admin 75,000
Landscape Architect Design & CA 25,000
Interior Design Fee & CA 15,000
Specialty Design & Engineering Services 50,000
Civil Engineering Design & CA 150,000
Planning/Zoning/Entitlement Fee -
Surveying and Platting 20,000
Legal - Land Use and Real Estate -
Construction Material Testing & Inspection 50,000
Green Building Cert. & Inspections 27,100
Dry Utility Connection Fees & Deposits 24,000
PERMIT & IMPACT FEES
Building Permit & Review Fees 112,000
Maintenance & Improvement Bonds -
Impact Fees 900,000
Water/Sewer Tap & Connection Fees 248,000
PROFESSIONAL SERVICES & REPORTS
Accounting Services 35,000
Appraisal 6,500
Environmental Reports & Testing 200,000
Market Study 6,500
Plan & Cost Report (Physical Needs if Rehab) 5,850
Soil/Geotech Report 15,000
Traffic Study 9,550
Utility Allowance (Energy Consumption Study) 6,500
Reports & Studies - Other -
Legal - Development/Partnership 250,000
Title Insurance & Recording Fees, Doc Stamps 113,939
Page 33 of 1848
Old 41 Rd - Family
Naples, FL - Collier County
9% Tax Credit
DEVELOPMENT BUDGET
TOTAL
OTHER SOFT COSTS
FF&E + Owner Supplies & Items 275,000
Other Development Costs -
Builder's Risk & GL Const. Insurance 166,950
Property Taxes During Construction 25,000
INTERIM COSTS
Insurance- Property/Liability 96,799
Property Taxes First Year 73,910
Marketing & Lease-up Cost 60,000
CONSTRUCTION LOAN FEES
Construction Loan - Origination / Extension Fee 164,250
Construction Loan - Closing Costs 20,000
Construction Lender - Legal 50,000
Construction Lender - Inspection Fees 80,873
BRIDGE LOAN FEES
Bridge Loan - Origination / Extension Fee -
Bridge Loan - Closing Costs -
Bridge Loan - Legal -
PERMANENT LOAN FEES
Permanent Loan - Origination/Extension Fee 82,400
Permanent Loan Closing Costs 35,000
Permanent/Agency Lender - Legal 85,000
Permanent/Agency Lender Application 8,240
Permanent Loan Conversion Fees 10,000
Permanent Loan Standby Fees 24,720
BOND ISSUANCE COSTS
Cost of Issuance - Non-Trust Account -
Fiscal and / or Placement Agent -
TEFRA Fee -
Trustee Fees (Ongoing) -
Bond Issuer Fees (Ongoing) -
Bond Costs - Other -
CAPITALIZED INTEREST
Bridge Loan (Secondary) Interest -
Primary Construction Loan Interest 1,829,000
Loan 3 Interest Expense -
Loan 4 Interest Expense -
TAX CREDIT FEES
Allocation Agency - Administrative / Reservation Fees 222,750
Allocation Agency - Application Fees 3,000
Allocation Agency - Compliance Fee 257,296
Allocation Agency - Extension Fees -
Allocation Agency - Credit Underwriting Fee 25,000
Syndication / Investor Legal & DD (Non-Eligible) 40,000
Allocation Agency - Loan Fees -
SOFT COST CONTINGENCY
Soft Cost Contingency 131,747
Page 34 of 1848
Old 41 Rd - Family
Naples, FL - Collier County
9% Tax Credit
DEVELOPMENT BUDGET
TOTAL
DEVELOPER FEE & OVERHEAD
Developer Fee 4,440,300
OPERATING DEFICIT RESERVE
Operating Deficit Reserve 283,976
TOTAL DEVELOPMENT COST 33,776,150$
Page 35 of 1848
Greystone Real Estate Capital LLC
152 West 57th Street, 60th Floor
New York, NY 10019
www.greystone.com
MHP Collier V, LLC
c/o McDowell Housing Partners
Attention: Chris Shear
777 Brickell Avenue Suite 1300
Miami, FL 33131
Re: Ekos on Old 41 (the “Property”)
MHP Collier V, LLC (the “Partnership”)
August 14, 2025
RE:
Dear Mr. Shear:
Greystone Real Estate Capital LLC (“Greystone”) is pleased to be given an opportunity to submit a Letter of
Intent on Ekos on Old 41. A Greystone entity (sometimes referred to herein as the “Limited Partner”) will
acquire an interest in the Partnership that will develop and operate the Property. This proposal is nonbinding
and subject to Greystone’s due diligence, investor approval and our investment committee’s approval in our
sole discretion. The terms and conditions of the Limited Partnership’s investment in the Property are subject
to the execution of a mutually agreed upon Partnership Agreement (the “Partnership Agreement”) and
Greystone’s Investment Committee approval.
1)Property Information and Assumptions
The Limited Partner’s willingness to acquire an interest in the Partnership is based on the following information
and assumptions. Greystone reserves the right to update and adjust this Letter of Intent to reflect any
changes in the following information and assumptions discovered during the due diligence and underwriting
review.
a) The Property will be in Collier County, FL, and will contain 80 units rented to Family tenants.
b) Participants
Partnership/Applicant: MHP Collier V, LLC
Limited Partner: TBD Greystone Fund
c) Tax Credit Delivery and Pricing
Federal Low Income Housing Tax Credits are expected to be generated by the Partnership
and allocated to the partners.
Page 36 of 1848
Page 2 of 2
Federal LIHTC Equity
Applicant Federal LIHTC Reservation:$2,475,000
Limited Partner Interest:99.99%
Total Limited Partner Credits:$24,747,525
Credit Price:$0.95
TOTAL LIMITED PARTNER EQUITY $23,510,148
2)Limited Partner’s Capital Contributions
Federal LIHTC Equity
1)$4,702,030 (20%) (the “First Installment”): Construction Loan Closing
2)$8,228,552 (35%) (the “Second Installment”): 95% Construction Completion
3)$10,579,566 (45%) (the “Third Installment”): Stabilization and receipt of 8609s
The amount of equity to be paid prior to construction completion is $12,930,582
Thank you for your consideration and we sincerely appreciate the opportunity to work with you.
Sincerely,
By:
Mike Boyle
Senior Vice President
Greystone Real Estate Capital LLC
Page 37 of 1848
Seaver Rickert
Vice President
Relationship Manager
Community Development Lending
1301 Avenue of the Americas
New York, NY
Phone: 917-368-2375
August 14, 2025
Via Email
Christopher Shear
MHP Collier V, LLC
777 Brickell Avenue, Suite 1300
Miami, FL 33131
Re: Financing for Ekos on Old 41
Mr. Shear:
KeyBank National Association (the “Bank”) has reviewed the project information for Ekos on Old 41 (the
“Project”) – an 80-unit, 4% new construction that will be owned by MHP Collier V, LLC (“Sponsor”). The
property will target 30% - 70% AMI residents. The Project will be in Collier County, FL. The purpose of this
letter is to indicate KeyBank’s interest in further underwriting the deal and providing construction and
permanent financing for the Project if you are awarded under the LIHTC program.
KeyBank was ranked 2nd in Affordable Housing Magazine’s Lender rankings for 2024 with over $6B in
affordable housing debt and equity provided. KeyBank CDLI provides capital solutions for affordable and
community development projects in urban and rural communities; offering both debt and equity capabilities
that bring together balance sheet financing (construction/acquisition/bridge), permanent loan offerings
(Fannie/Freddie/FHA), and LIHTC equity investments.
KeyBank has earned ten “Outstanding” ratings from the Office of the Comptroller of the Currency (OCC), on
the Community Reinvestment Act (CRA) exam. Key was the first U.S national bank among the 25 largest to be
rated Outstanding ten consecutive times since the Act’s passage in 1977.
Based on our review below is an outline of the terms in which KeyBank would consider in the event there is
further interest to provide the financing. The terms below are intended to outline a proposal which describes
the terms pursuant to which a definitive agreement may be entered and do not constitute a binding contract.
A loan by KeyBank National Association is contingent upon, among other things, completion of due diligence,
negotiation and execution of definitive agreements and approval of its Credit Administration.
Page 38 of 1848
Proposal of Terms:
Use of Proceeds: Proceeds of financing for the Project will be used to develop the affordable project in
Collier County , FL comprising 80 units
Construction Loan: An amount up to $21,900,000
Loan Term(s): 30 months from Loan Closing Date (with One 6-Month Extension Option)
Loan Fee(s): 1.00 % of the Construction Loan Amount
Interest Rate: SOFR + 200 bps (50bps floor)
Collateral: To secure Borrower’s obligations to the Bank respect to the Loan, Borrower shall
deliver, or cause to be delivered, in form and substance satisfactory to the Bank and
their counsel the following prior to closing:
1. Priority leasehold interest or first mortgage/deed of trust on the subject Property;
2. Collateral assignments of space leases, rents, operating accounts, and excess cash
flow;
3. Collateral assignment of all contracts and agreements associated with the ownership
and operating of the Property;
4. Other documentation acceptable to the Lender including but not limited to: deeds of
trust, assignments of notes, survey, and title policy.
Repayment: Monthly interest-only on the Loan during the construction term. Principal shall be due
at maturity for the entire Loan amount.
Guarantor: Guaranty of Construction Completion, Repayment and Performance will be required.
Entities to provide guarantees will to be determined prior to closing of financing
Permanent Loan: An amount anticipated to be up to $8,240,000
Loan Term: Anticipated to be 15 years.
Loan Fee: Anticipated to be 1.00 % of the Permanent Loan Amount
Interest Rate: All-in interest rate is estimated to 6.75 %
DSC: Going in minimum DSC of 1.15
Sources & Uses: Borrower has supplied to the Bank certain financial information pertaining to the
Project. The Bank has drafted these loan terms based on the assumptions made from
that financial information. Any change in the financial information may change the
terms and conditions of the Bank. The Project must evidence sufficient sources to pay
off the KeyBank construction Loan prior to maturity date
Appraisal: Bank shall receive prior to the closing date a written appraisal satisfactory to the Bank in
all respects including, but not limited, to a market valuation of the Project which
includes all tax credit equity and other favorable financing which indicate a loan to cost
ratio not to exceed eighty percent (80%).
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Closing Costs: Borrower agrees to pay all LC expenses including, but not limited to, title company
premiums and charges, fees of the Bank's counsel, survey costs, appraisal,
environmental site assessment, recording fees and taxes, escrow agent settlement fee,
property inspection fees, and all other reasonable expenses in connection with the
preparation, closing, and disbursement of the LC. To the extent incurred, the foregoing
expenses shall be paid by Borrower whether or not the LC shall close or be funded.
Municipal
Considerations: KeyBank is not acting as a municipal advisor or fiduciary and any opinions, views or
information herein is not intended to be, and should not be construed as, advice within
the meaning of Section 15B of the Securities Exchange Act of 1934.
This letter of intent does not represent a contract or a firm commitment. The purpose of this letter is to outline the
basic terms under which KeyBank National Association is willing to consider providing financing. This proposal is
subject to the Bank’s further review under its normal credit underwriting procedures. The terms and conditions
as outlined herein may be modified, changed, or waived upon further due diligence review by Bank. Pending our
normal credit approval process the Bank will issue a formal commitment. This letter of intent is made to the
Borrower and is not assignable or transferable to any other party or entity.
Sincerely,
Seaver Rickert
Vice President
Sr. Relationship Manager
Key Community Development Lending
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Exhibit 5 – Operating Proforma
A fifteen-year operating pro forma is enclosed for review. The Development Team has employed
conservative underwriting measures to ensure that the development can withstand fluctuations in
the capital markets and operating expenses.
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Old 41 Rd - FamilyNaples, FL - Collier County9% Tax CreditSTABILIZED PROFORMATOTAL PER UNITGross Potential Rent 1,258,140$ 15,727$ Washer/Dryer 40,800 510Ancillary 19,200 240GROSS POTENTIAL RENT1,318,140$ 16,477$ Rental Vacancy5.00%(62,907)$ (786)$ EFFECTIVE GROSS INCOME1,255,233$ 15,690$ Management Fee3.00%37,657$ 471$ Admin 32,960 412Leasing and Marketing 6,180 77Repairs and Maintenance 74,160 927Payroll 152,440 1,906Utilities 41,200 515Insurance 96,799 1,210Real Estate Taxes 73,910 924Total Operating Expenses515,306$ 6,441$ Replacement Reserve 24,000 300Total Operating Expenses w/ Reserves539,306$ 6,741$ Net Operating Income715,927$ 8,949$ Expense Ratio 41.1%Hard Debt Service 596,599 7,457Cash Flow After Debt Service119,328$ 1,492$ DSCR - 1st Mortgage 1.20xMortgage Fees - -Net Operating Income After Mortgage Fees715,927$ 8,949$ Net Cash Flow119,328$ 1,492$ DSCR - 1st Mortgage (w/ fees) 1.20xPage 42 of 1848
Old 41 Rd - FamilyNaples, FL - Collier County9% Tax CreditTAX CREDIT EQUITY & DEVELOPER FEEFEDERAL CREDITELIGIBLE BASIS30,070,996$ Federal Grants -% Affordable 100%Qualified Basis 30,070,996Basis Boost 130%ADJUSTED BASIS39,092,295Credit Type 9%Annual Credit3,518,307Max Credit Request 2,475,000ANNUAL CREDIT AWARD2,475,000Acquisition Basis-Applicable Federal Rate 4%Acquisition Credit -TOTAL ANNUAL CREDIT2,475,000$ LP Ownership % 99.99%Annual LP Credits 2,474,753Credit Years 10Total LP Credits 24,747,525PRICE PER CREDIT0.950$ LIMITED PARTNER EQUITY23,510,148$ Page 43 of 1848
Old 41 Rd - FamilyNaples, FL - Collier County9% Tax CreditOPERATING PROJECTIONSYear20262027202820292030203120322033203420352036203720382039204020412042Lease-Up %0%0%60%100%100%100%100%100%100%100%100%100%100%100%100%100%100%Revenue Inflaction Factor100%100%102%104%106%108%110%113%115%117%120%122%124%127%129%132%135%Other Income Inflation Factor100%100%102%104%106%108%110%113%115%117%120%122%124%127%129%132%135%Expense Inflation Factor100%100%103%106%109%113%116%119%123%127%130%134%138%143%147%151%156%Gross Potential Rent104,845$ 1,258,140$ 1,283,303$ 1,308,969$ 1,335,148$ 1,361,851$ 1,389,088$ 1,416,870$ 1,445,207$ 1,474,112$ 1,503,594$ 1,533,666$ 1,564,339$ 1,595,626$ 1,627,538$ 1,660,089$ 1,693,291$ Washer/Dryer3,40040,80041,61642,44843,29744,16345,04645,94746,86647,80448,76049,73550,73051,74452,77953,83554,911Ancillary 1,60019,20019,58419,97620,37520,78321,19821,62222,05522,49622,94623,40523,87324,35024,83725,33425,841GROSS POTENTIAL INCOME109,845$ 1,318,140$ 1,344,503$ 1,371,393$ 1,398,821$ 1,426,797$ 1,455,333$ 1,484,440$ 1,514,129$ 1,544,411$ 1,575,299$ 1,606,805$ 1,638,941$ 1,671,720$ 1,705,155$ 1,739,258$ 1,774,043$ Rental Vacancy5.00%(104,845)$ (1,258,140)$ (546,740)$ (65,448)$ (66,757)$ (68,093)$ (69,454)$ (70,843)$ (72,260)$ (73,706)$ (75,180)$ (76,683)$ (78,217)$ (79,781)$ (81,377)$ (83,004)$ (84,665)$ Washer/Dryer Vacancy0.00%(3,400)(40,800)(16,690)--------------Ancillary Vacancy0.00%(1,600)(19,200)(7,854)--------------EFFECTIVE GROSS INCOME-$ -$ 773,219$ 1,305,944$ 1,332,063$ 1,358,705$ 1,385,879$ 1,413,596$ 1,441,868$ 1,470,706$ 1,500,120$ 1,530,122$ 1,560,724$ 1,591,939$ 1,623,778$ 1,656,253$ 1,689,378$ Management Fee3.00%-$ -$ 23,197$ 39,178$ 39,962$ 40,761$ 41,576$ 42,408$ 43,256$ 44,121$ 45,004$ 45,904$ 46,822$ 47,758$ 48,713$ 49,688$ 50,681$ Admin--22,63334,96736,01637,09738,21039,35640,53741,75343,00544,29545,62446,99348,40349,85551,351Leasing and Marketing--4,2446,5566,7536,9567,1647,3797,6017,8298,0638,3058,5558,8119,0769,3489,628Repairs and Maintenance --50,92378,67681,03783,46885,97288,55191,20793,94496,76299,665102,655105,734108,906112,174115,539Payroll--104,675161,724166,575171,573176,720182,021187,482193,106198,900204,867211,013217,343223,863230,579237,497Utilities--28,29143,70945,02046,37147,76249,19550,67152,19153,75755,36957,03058,74160,50462,31964,188Insurance--66,468102,694105,774108,948112,216115,583119,050122,622126,300130,089133,992138,012142,152146,416150,809Real Estate Taxes--50,75278,41180,76483,18685,68288,25290,90093,62796,43699,329102,309105,378108,539111,796115,149TOTAL OPERATING EXPENSES-$ -$ 351,182$ 545,916$ 561,901$ 578,359$ 595,302$ 612,745$ 630,704$ 649,192$ 668,227$ 687,823$ 707,999$ 728,771$ 750,156$ 772,174$ 794,842$ Replacement Reserve---24,00024,72025,46226,22527,01227,82328,65729,51730,40231,31532,25433,22234,21835,245NET OPERATING INCOME-$ -$ 422,037$ 736,029$ 745,442$ 754,884$ 764,351$ 773,839$ 783,342$ 792,856$ 802,376$ 811,896$ 821,411$ 830,914$ 840,400$ 849,861$ 859,291$ Expense Ratio45%44%44%44%45%45%46%46%47%47%47%48%48%49%49%Annual Permanent Loan Fees-----------------NET OPERATING INCOME AFTER 1ST MORTGAGE FEES-$ -$ 422,037$ 736,029$ 745,442$ 754,884$ 764,351$ 773,839$ 783,342$ 792,856$ 802,376$ 811,896$ 821,411$ 830,914$ 840,400$ 849,861$ 859,291$ Annual SAIL Fees-----------------Annual ELI Fees-----------------TOTAL SUBORDINATE MORTGAGE FEES-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ NET OPERATING INCOME AFTER ALL MORTGAGE FEES-$ -$ 422,037$ 736,029$ 745,442$ 754,884$ 764,351$ 773,839$ 783,342$ 792,856$ 802,376$ 811,896$ 821,411$ 830,914$ 840,400$ 849,861$ 859,291$ Hard Debt Interest-$ -$ -$ 554,926$ 552,025$ 548,921$ 545,601$ 542,051$ 538,252$ 534,190$ 529,844$ 525,197$ 520,225$ 514,907$ 509,219$ 503,135$ 496,627$ Hard Debt Principal---41,67344,57447,67850,99854,54958,34762,40966,75571,40376,37481,69287,38093,46499,972TOTAL HARD DEBT SERVICE-$ -$ -$ 596,599$ 596,599$ 596,599$ 596,599$ 596,599$ 596,599$ 596,599$ 596,599$ 596,599$ 596,599$ 596,599$ 596,599$ 596,599$ 596,599$ DSCR before Subordinate Fees1.23x1.25x1.27x1.28x1.30x1.31x1.33x1.34x1.36x1.38x1.39x1.41x1.42x1.44xDSCR after First Mortgage Subordinate Fees1.23x1.25x1.27x1.28x1.30x1.31x1.33x1.34x1.36x1.38x1.39x1.41x1.42x1.44xDSCR - SAIL1.23x1.25x1.27x1.28x1.30x1.31x1.33x1.34x1.36x1.38x1.39x1.41x1.42x1.44xDSCR - ELI1.23x1.25x1.27x1.28x1.30x1.31x1.33x1.34x1.36x1.38x1.39x1.41x1.42x1.44xNET WATERFALL CASH FLOW-$ -$ 422,037$ 139,429$ 148,843$ 158,285$ 167,752$ 177,239$ 186,743$ 196,257$ 205,777$ 215,297$ 224,812$ 234,315$ 243,800$ 253,262$ 262,692$ Page 44 of 1848
EKOS ON OLD 41 – AUGUST 2025
Exhibit 6 – Site Control
The copy of the Purchase and Sale Agreement, in the name of the single purpose entity that will
be applying under RFA 2025-201 is enclosed for your review.
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Exhibit 7 – Zoning
The development site is zoned as a Commercial PUD. Senate Bill 102 (“Live Local”) and the
subsequent Senate Bill 1730 allow areas zoned for commercial, industrial, or mixed-use to
develop multifamily and mixed-use residential and in portions of any flexibly zoned area such as
planned unit development permitted for commercial, industrial, or mixed use, provided that at least
40% of the residential units of the proposed development are affordable for a period of 30 years.
Additionally, the site is in the county’s Future Land Use – Urban Residential Subdistrict category.
Per the Future Land Use, the purpose of the Urban Residential Subdistrict is to provide higher
densities in areas with fewer natural resource constraints and where existing and planned public
facilities are concentrated. The development’s proximity to the US 41 & Wiggins Pass Rd Activity
Center #20 positions it as an ideal location to accommodate the projected population growth and
support the existing and future employees of the nearby commercial developments. This makes
Ekos on old 41 a natural choice for close and convenient housing, aligning with the objectives of
the Future Land Use plan.
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Exhibit 8 – Project Selection Criteria
• Applicant’s development and construction experience;
MHP Collier V, LLC’s principals and senior leadership bring 50+ years of collective experience
structuring and executing complex affordable and workforce housing capital stacks, including
LIHTC (9% and 4%), tax-exempt bonds, CDBG, HOME, NHTF, Section 8, Section 202,
HOME-ARP, FHLB AHP, TIF, and local/state recovery funds. Our core competency is
translating intricate public financing into buildable, on-time projects with long-term compliance.
Christopher Shear , a principal of the applicant, has overseen the development of over 2,900
affordable/workforce housing units within an array of complex financial and partnership structures,
including 9% and 4%LIHTCs, tax-exempt bonds, Tax-Increment Financing, Community
Development Block Grants, HOME investment Partnership Loans, Federal Home Loan Bank
(AHP) loans, FHA insured mortgage products, project-based rental assistance (Section 8), and
various local housing subsidies.
Jessie Reyes serves as Vice President of Construction where he is responsible for leading and
managing pre-construction and construction for all the company’s development pipeline. Mr.
Reyes is responsible for construction estimating and scheduling, permitting, procurement, builder
negotiations and contracts, design and on-site team management, reporting, close-out and working
with the company’s development and investor teams to ultimately execute all project construction
budget, schedule and quality goals. Prior to joining McDowell Housing Partners, Mr. Reyes served
in construction management and leadership roles with prominent national firms in the
multifamily, commercial, healthcare, government, and educational markets on projects with a
combined construction total of more than $750M.
In Collier County alone, we have delivered three multifamily tax credit developments of
comparable scale, with a fourth scheduled to break ground in Q3 2025 and a fifth currently in
design development. MHP’s vertically integrated platform (acquisitions/planning, development,
finance, legal, accounting, construction, and asset management) enables early cost certainty, value
engineering, and constructability reviews from schematic through GMP, reducing change orders
and schedule risk.
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With the same leadership that has successfully navigated local permitting, financing, and
construction on three prior Collier County developments—supported by in-house specialists
across every phase of the process—this project will benefit from a team that not only understands
the “lay of the land” but has repeatedly delivered results on time, within budget, and in full
compliance with funding requirements.
• Experience and Quality of development team;
MHP Collier V, LLC’s development team is intentionally built to cover every facet of the
affordable housing development lifecycle with in-house expertise. Our organizational structure
includes dedicated departments for acquisitions/planning, finance, legal, development,
construction, and asset management, each led by seasoned professionals with extensive
multifamily experience.
Brian Ivy, Executive Vice President of Development, leads the development team through every
stage of the development life cycle, from funding awards to stabilization.
Working alongside him, Scarlett Perez serves as Director of Development to help oversee all
phases of the development life cycle including project conceptualization, securing financing,
permits & entitlements, closing coordination and project stabilization. Ms. Perez is currently
managing Ekos Creekside – MHP’s fourth development in Collier County and the County’s first
Live Local project funded utilizing the County’s Surtax funds for Workforce Housing Land
Acquisition along with several other developments on Florida’s east coast. Our team’s familiarity
with local permitting procedures, contractor networks, and community stakeholders will help
streamline development and mitigate potential delays.
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• Applicant’s management experience, or experience and quality of management company;
The Development Team employs professional third-party property managers to ensure we have
the best managers and staff in any given market.
Currently, we have a Memorandum of Understanding (MOU) with Bryten Real Estate Partners to
act as the property management agent for Ekos on Old 41. Bryten Real Estate Partners manages
over 50,000 units and employs 1,500 people, with extensive knowledge of LIHTC and workforce
housing programs. They are doing a superb job on all fronts within their lease-up and management
of our assets within the Collier County market (Ekos on Santa Barbara, Ekos Cadenza I, and Ekos
Cadenza II). Utilizing Bryten Real Estate Partners on Ekos on old 41 will allow us to leverage
larger staff and operational economies of scale to ensure the highest level of resident satisfaction.
Regardless of who the property management agent is, MHP takes full responsibility for the
condition, maintenance, and performance of our assets. Therefore, MHP employs an in-house team
of Asset Managers experienced in the operation and compliance requirements of affordable
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housing. The Asset Managers ensure our third-party property management companies perform
their contractual services at the highest level. They meet with the on-site personnel weekly, require
detailed regular reporting, and meet directly with residents to review their satisfaction. This dual
layer of oversight has proven to be highly effective.
• Financial feasibility to complete and operate the project (including, but not limited to,
cost estimates, cash flows, debt service coverage ratios, the percentage of public monies
requested compared to project cost; leveraging of public resources, including the requested
HFA loan)
Please refer to the financial projections provided under Exhibits 4 and 5.
Ekos on Old 41 is requesting a nominal $5,750 per unit in the LGAO funding commitment from
Collier County. We strived to deliver the best per dollar value and return on investment for Collier
County with our proposed development program. The LGAO commitment would be just under
2% of the total sources for the project and the remainder of the sources will come from first
mortgage proceeds, tax credit equity, and developer equity (deferred developer fee). The
development team prides itself on optimizing the terms of our first mortgage debt and tax credit
equity to drive reduce/eliminate gaps in funding and provide additional sources to build a better
product (more units, larger units, more amenities, etc.). The term sheets are provided under Exhibit
4 for reference.
The Development Team takes a conservative approach to underwriting. Our construction costs
are based on actual 2025 hard cost for the same product (Mid-Rise Style Developments) in the
Southwest Coast of Florida market. In addition, we assume 5% vacancy and collection loss despite
the Collier County affordable housing market operating at nearly 100% occupancy. Our operating
expenses have been vetted by our asset managers and property managers to insure we are being
conservative given the uncertainty of the operations. Despite the conservative underwriting of the
Net Operating Income, we’ve sized the initial first mortgage to a 1.20x DSCR.
Given the Development Teams recent experience in Collier County with similar mid-rise style
development products, we are confident our hard and soft cost budgets are sound. They have a
deep sub-contractor base and have delivered multiple projects for the Development Team in
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Southwest Florida. The Development Team employs a design-build concept whereby the GC
works hand-in-hand with the architect and engineer during the design phase to produce
construction documents that are fully vetted up front by all parties. This practice has been
instrumental in keeping down the number of change orders and timing delays.
• Applicant’s performance and/or compliance (including any prior defaults) of any prior
loans or contracts with Collier County;
The Development Team and its principals have consistently met or exceeded all performance and
compliance requirements for Collier County loans and contracts, with no history of defaults. We
are currently utilizing SHIP funds from Collier County for our Ekos Cadenza I and Ekos Cadenza
II developments, both of which remain in full compliance
• The reasonableness of the cost of the development;
The projected Total Development Cost (TDC) for Ekos on Old 41 is $422,202 per unit which is
within the range of comparable new-construction multifamily developments within Southwest
Florida. This cost reflects prudent budgeting that balances high-quality durable construction with
long-term operation efficiency.
• Levels of affordability offered within the development;
Ekos on Old 41 will serve a family demographic and will provide a combination of 48 one-
bedroom and 32 two-bedroom apartments. 100% of the units will be committed to affordability
under 80% of the Area Median Income (AMI). The project has committed to target a diversity of
incomes, which will range from 30% AMI to 70% AMI. The income limits are subject to annual
updates as released by the Department of Housing and Urban Development (HUD) but for 2025
they will range from $23,900 to $72,750 depending on AMI tier and bedroom type. The proposed
rent will provide future tenants with a significant discount to the prevailing market rate rents in the
area. Please refer to Exhibit 4 for further information on the unit mix affordability breakdown.
• Resident Programs;
MHP Collier V, LLC is committed to enhancing the quality of life for residents at Ekos on Old 41
by integrating a robust array of resident programs and supportive service options. These services
are designed to foster health and wellness, economic mobility, and educational attainment within
the community. The following bullet points provide our general plan to facilitate on-site supportive
services.
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Health and Wellness Services: At Ekos at Grande Park, residents will have access to
comprehensive health and wellness check-ups and clinics. These services will include clinical
screenings such as pulse, temperature, cholesterol, and glucose checks, ensuring that residents can
monitor and manage their health effectively. Additionally, health education programs will promote
nutrition, disease prevention, and healthy lifestyle choices.
Employment Assistance Programs: To empower residents economically, the development will
offer quarterly Employment Assistance Program workshops. These workshops will be led by
experienced employment counselors, covering essential topics such as job goal setting, resume
writing, interview preparation, and employability skills development. Placement and follow-up
services will also be provided to ensure sustained employment success.
Financial Management Programs: Financial stability is critical for long-term prosperity.
Residents will benefit from a series of financial management classes covering budgeting, bill-
paying techniques, tax preparation, fraud prevention, retirement planning, and homebuyer
education. These classes will equip residents with practical skills and knowledge to manage their
finances responsibly and plan for future goals.
By integrating these comprehensive on-site services, MHP Collier V, LLC aims to create a
supportive community environment at Ekos on Old 41. These initiatives not only address
immediate needs but also promote long-term well-being and self-sufficiency among residents,
fostering a vibrant and inclusive community in Collier County.
• Unit and Development Amenities;
Ekos on Old 41 is an 80-unit, five-story building that thoughtfully integrates the leasing office and
clubhouse within main building footprint in effort to create a central hub for resident services and
overall socializing. In addition, the community will feature an on-site tot lot providing a safe
outdoor play area that helps foster a family-friendly environment.
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Each residence will offer high-quality finishes and features designed for long-term durability and
resident satisfaction. The interiors will include granite countertops, plywood cabinets (not particle
board), luxury vinyl tile flooring, and full-size Energy Star stainless steel appliances including a
range, refrigerator, microwave, garbage disposal, and dishwasher. Additionally, all units will
provide washer and dryer hookup capability, with option rentals available. Bedrooms will feature
energy star ceilings fan with light kits.
The development will also be equipped with a robust broadband infrastructure, featuring high-
capacity fiber-optic and low-voltage systems that support state-of-the-art access control, high-
speed internet connectivity across the property that ensure residents benefit from maximum
security and modern convenience.
• Energy Efficiency;
Ekos on Old 41 will pursue Silver or Gold level certification under the ICC 700-2020 National
Green Building Standard (NGBS) system. To support this effort, MHP will engage experienced
green building and environmental consultants to guide the certification process. To achieve these
certification goals, the project’s design standards will incorporate low-flow plumbing fixtures,
Energy-Star rated appliances, LED lighting throughout, the use of low-VOC paints and finishes to
improve indoor air quality and high-efficiency HVAC systems.
To verify compliance with these efficiency measures, we will conduct unit-by-unit energy
modeling and testing to ensure performance meets or exceeds NGBS thresholds. In addition,
throughout the design process, MHP will also evaluate opportunities to integrate solar photovoltaic
systems to maximize the energy efficiency of the project and minimize common area utility
expenses.
• Commitment to set-aside at least 10% of the units in the development to an at-risk
population (Homeless, Seniors, Special needs)
Per the 2025-201 RFA, if the Average Income Test is selected as is the case for Ekos on Old 41
and the development is not an LDA development, at least 15% of the total units must be set aside
for Extremely Low-Income (ELI) households earning 30% average median income (AMI) or less.
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Additionally, 50% of the ELI units must be designated as Link Units for Persons with Special
Needs.
The Development Team is exceeding these requirements by committing to reserve 8 units for
Homeless and/or Special Needs households—above the minimum required by Florida Housing
Finance Corporation. MHP will formalize this commitment through a Memorandum of
Understanding (MOU) with a local referral agency to facilitate placement of qualified residents
into the Link Units.
• Maximum Economic Impact;
Collier County’s $460,000 LGAO loan shall bear a direct return on investment with a 1% annual
interest rate over a 30-year term.
Beyond direct payment, Ekos on Old 41 will generate economic benefits for the county rents will
be set more than 30% below the comparable market-rate options in the area, freeing up an
estimated $400-$500 per month in disposable income per household. Across 80 households , this
represents over $350,000 annual in additional local spending capacity. In addition, the
development will create numerous short and long term jobs through construction trades and
subcontractors, service and maintenance contracts, management staff, etc.
By providing attainable housing near major employment centers, the development will reduce
“brain drain” and commuter congestion. With roughly 60,000 people commuting into Collier
County daily, the site’s proximity to Lee County and North Naples employers enables workers to
live closer to their jobs, keeping income earned within the County and increasing spending at local
grocery stores, restaurants, salons, and service providers. By keeping incomes earned within the
county, the North Naples local economy will benefit from increased spending at local grocery
stores, restaurants, salons, and other businesses, thereby retaining tax revenue and boosting the
overall economic health of the area.
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• Developments which provide a lift to the neighborhood, and could lead to additional
revitalization and/or neighborhood improvement;
The Ekos on Old 41 development site has been consistently scouted by market-rate developers and
strategically positioned just south of Somerset Palms, a successful market-rate multifamily
community. However, our Development Team has made the necessary expenditures to retain site
control because we strongly believe in the location’s potential. MHP is actively collaborating with
the adjacent landowners to acquire additional vacant parcels to the south. This proactive approach
could yield a larger-scale, coordinated redevelopment delivering even more needed
affordable/workforce housing units.
The development will enhance the local area by transforming a long-vacant parcel into a vibrant
community. Located along an established transportation and commercial corridor, Ekos on Old 41
leverages infrastructure, avoiding costly expansions while increasing the area’s residential density
to support nearby retail, restaurants and services.
• Proximity to public transportation, services, and employment;
Ekos on Old 41 is located on Old US 41 Rd. The site’s strategic location places it within driving
distance of a grocery store, pharmacy, convenience store, and an array of retail establishments. As
previously mentioned, the site is adjacent to the North Naples commercial corridor and the US 41
& Wiggins Pass Activity Center which is a hub of commercial spaces that has everything from a
City Furniture, CVS Pharmacy, Aldi’s Grocery store and Publix Grocery Store to name a few.
While Collier County Area Transit does not currently serve this location, it is easily accessible via
Lee County Transit Bus Routes 600
• Leveraging of County Funds with other resources that could be used to meet the FHFC
required contribution level, and leveraging of County Funds with other funds to achieve
greater impact on the community/neighborhood (Include LGAO request);
The $460,000 LGAO request from Collier County will be matched with private capital, far
exceeding FHFC’s required contribution levels and maximizing the project’s community impact.
MHP has secured a letter of intent from Greystone Real Estate Capital with preliminary LIHTC
equity pricing at $0.95 per credit, as well as a debt letter of intent from KeyBank for permanent
financing.
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These commitments demonstrate market confidence in Ekos on Old 41 and ensure that every dollar
of County investment will leverage multiple dollars in private equity and debt, enabling the
delivery of 80 high-quality workforce housing units and generating long-term neighborhood and
economic benefits.
• Ability to meet FHFC requirements for the contribution to be a part of permanent
financing with minimum loan term.
The contribution is intended to part of the permanent financing, as required by FHFC. However,
the Development Team will agree not to draw the funds until the development achieves at least
75% construction completion to provide the HFA/County more flexibility and time to leverage
their valuable limited subsidy sources.
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Expiring Terms-10/1/2025
Name District Category
Stephen J. Hruby 4 Residential Home Building Industry
Todd Lyon 3 Essential Services Personnel
Jennifer L. Faron 4 Real Estate Professional
New Applications
Name District Category Current Member
Jennifer L. Faron 4 Real Estate Professional Yes
Stephen J. Hruby 4 Architect/Urban Planner Yes
Althea M. Irving 5 Citizen At-Large, Non-Profit Leader No
Kristin Reagan 2 N/A No
Taneisha Rodriguez 4 Real Estate Professional No
Todd Lyon 3 Representing an Employer Yes
Page 221 of 1848
Advisory Board Application Form
Collier County Government
3299 Tamiami Trail East, Suite 800
Naples, FL 34112
(239) 252-8400
Application was received on: 07/16/2025 09:04:22 AM
Name: Jennifer Lynn Faron
Email Address: JLZellner@gmail.com
Home Address: 1035 3rd Avenue South Unit 412
City/Zip Code: Naples, 34102
Primary Phone: 312-953-2803
Secondary Phone: 312-953-2803
Board or Committee: Affordable Housing Advisory Committee
Category (if Applicable): Real Estate Professional
Place of Employment? Greenfield Partners LLC
Do you or your employer do business with the County? No
How many years have you lived in Collier County? 5-10
Home many months out of the year do you reside in Collier County? 9-12
Have you been convicted or found guilty of a criminal offense (any level felony or first
degree misdemeanor only)? No
Would you and/or any organizations with which you are affiliated benefit from
decisions or recommendations made by this advisory board? Yes
If yes, Please Explain: My company is engaged in the development and preservation of
workforce housing in Collier County and other areas in Florida. I would recuse myself
from any vote related to a project that I or my company is involved in.
Are you a registered voter in Collier County? Yes
Page 222 of 1848
Do you currently hold an elected office? No
Do you now serve, or have you ever served on a Collier County board or committee?
Yes
If yes, please list the boards / committees: I am currently vice-chair of the Collier
County Affordable Housing Advisory Committee, a role that I have held since March of
2024. I was appointed to AHAC in November of 2022.
Please list your community activities and positions held: Grey Oaks Country Club -
Board Member and Chair of the Ad-hoc Committee for Employee Housing (2023-
present) Heartland Housing - Former Board President and Board Member (2011-2023)
Education: MBA in Real Estate Investment and Finance from DePaul University in
Chicago, IL BS in Accounting from DePaul University in Chicago, IL
Experience / Background: MBA in Real Estate Investment and Finance from DePaul
University in Chicago, IL BS in Accounting from DePaul University in Chicago, IL
Page 223 of 1848
Advisory Board Application Form
Collier County Government
3299 Tamiami Trail East, Suite 800
Naples, FL 34112
(239) 252-8400
Application was received on: 07/25/2025 10:22:50 AM
Name: Stephen J Hruby
Email Address: shruby@architectsunlimited.com
Home Address: 1347 11th Court North
City/Zip Code: Naples, 34102
Primary Phone: 239-272-6121
Secondary Phone: 239-272-6121
Board or Committee: Affordable Housing Advisory Committee
Category (if Applicable): Architect/Urban Planner
Place of Employment? Architects Unlimited
Do you or your employer do business with the County? No
How many years have you lived in Collier County? More than 15
Home many months out of the year do you reside in Collier County? I am a year-round
resident
Have you been convicted or found guilty of a criminal offense (any level felony or first
degree misdemeanor only)? No
Would you and/or any organizations with which you are affiliated benefit from
decisions or recommendations made by this advisory board? No
Are you a registered voter in Collier County? Yes
Do you currently hold an elected office? No
Page 224 of 1848
Do you now serve, or have you ever served on a Collier County board or committee?
Yes
If yes, please list the boards / committees: Affordable Houising Advisory Committee
Please list your community activities and positions held: Chairman of AHAC Chairman
of the City of Naples Design Review Board Chairman of The Housing Alliance Previous
Chair and Present Board Member of the Collier County Community Land Trust
Education: Bachelor of Architecture - Pennsylvania State University Masters of
Architecture and Urban Design - Washington University
Experience / Background: Bachelor of Architecture - Pennsylvania State University
Masters of Architecture and Urban Design - Washington University
Page 225 of 1848
Advisory Board Application Form
Collier County Government
3299 Tamiami Trail East, Suite 800
Naples, FL 34112
(239) 252-8400
Application was received on: 07/30/2025 08:05:34 AM
Name: Althea Michelle Irving
Email Address: irvingconsultinginc@gmail.com
Home Address: 2730 24th Ave NE
City/Zip Code: Naples, 34120
Primary Phone: 407-719-6039
Secondary Phone:
Board or Committee: Affordable Housing Advisory Committee
Category (if Applicable): Citizen At-Large, Non-Profit Leader
Place of Employment? American Cancer Society
Do you or your employer do business with the County? No
How many years have you lived in Collier County? More than 15
Home many months out of the year do you reside in Collier County? I am a year-round
resident
Have you been convicted or found guilty of a criminal offense (any level felony or first
degree misdemeanor only)? No
Would you and/or any organizations with which you are affiliated benefit from
decisions or recommendations made by this advisory board? No
Are you a registered voter in Collier County? Yes
Do you currently hold an elected office? No
Page 226 of 1848
Do you now serve, or have you ever served on a Collier County board or committee?
No
Please list your community activities and positions held: Board Chair, Women’s
Foundation of Collier County Graduate, Leadership Collier Foundation 2025 Class
Education: Bachelor of Science in Education
Experience / Background: Bachelor of Science in Education
Page 227 of 1848
Advisory Board Application Form
Collier County Government
3299 Tamiami Trail East, Suite 800
Naples, FL 34112
(239) 252-8400
Application was received on: 07/29/2025 10:12:38 AM
Name: Todd Lyon
Email Address: toddmlyon@hotmail.com
Home Address: 4355 Bismark Way
City/Zip Code: Naples, 34119
Primary Phone: 917-648-8817
Secondary Phone: 239-450-2757
Board or Committee: Affordable Housing Advisory Committee
Category (if Applicable): Representing an Employer
Place of Employment? NCH Healthcare System
Do you or your employer do business with the County? Yes
Explain: We are a non-profit hospital in Collier County with many parternships.
How many years have you lived in Collier County? 10-15
Home many months out of the year do you reside in Collier County? I am a year-round
resident
Have you been convicted or found guilty of a criminal offense (any level felony or first
degree misdemeanor only)? No
Would you and/or any organizations with which you are affiliated benefit from
decisions or recommendations made by this advisory board? Yes
If yes, Please Explain: NCH employs a workforce with a need for affordable housing.
Decisions made by this Board could provide housing opportunities for our staff.
Page 228 of 1848
Are you a registered voter in Collier County? Yes
Do you currently hold an elected office? No
Do you now serve, or have you ever served on a Collier County board or committee?
Yes
If yes, please list the boards / committees: Affordable Housing Advisory Committee
(2022-present), United Way of Collier County and the Keys (Former Governance Chair,
currently Chair elect), Baby Basics of Collier County (Board President), Leadership Collier
Foundation Advisory Committee (LC Class of '20, Vice Chair '22, Chair '23).
Please list your community activities and positions held: n/a
Education: BFA Music Theater - Hartt School of Music, West Hartford, CT MS Non-Profit
Leadership - New England College Henniker, NH
Experience / Background: BFA Music Theater - Hartt School of Music, West Hartford, CT
MS Non-Profit Leadership - New England College Henniker, NH
Page 229 of 1848
Advisory Board Application Form
Collier County Government
3299 Tamiami Trail East, Suite 800
Naples, FL 34112
(239) 252-8400
Application was received on: 07/08/2025 03:08:04 PM
Name: Kristin Reagan
Email Address: kristinannreagan@gmail.com
Home Address: 7800 Emerald Circle #201
City/Zip Code: Naples, 34109
Primary Phone: 813-494-5143
Secondary Phone:
Board or Committee: Affordable Housing Advisory Committee
Category (if Applicable):
Place of Employment? Hazelden Betty Ford Foundation
Do you or your employer do business with the County? Yes
Explain: organization has been Chamber member for 10 years
How many years have you lived in Collier County? 5-10
Home many months out of the year do you reside in Collier County? I am a year-round
resident
Have you been convicted or found guilty of a criminal offense (any level felony or first
degree misdemeanor only)? No
Would you and/or any organizations with which you are affiliated benefit from
decisions or recommendations made by this advisory board? No
Are you a registered voter in Collier County? Yes
Do you currently hold an elected office? No
Page 230 of 1848
Do you now serve, or have you ever served on a Collier County board or committee? No
Please list your community activities and positions held: Chamber of Commerce
member, PTO president
Education: MBA
Experience / Background: MBA
Page 231 of 1848
Advisory Board Application Form
Collier County Government
3299 Tamiami Trail East, Suite 800
Naples, FL 34112
(239) 252-8400
Application was received on: 07/09/2025 05:18:57 PM
Name: Taneisha Rodriguez
Email Address: Taneisha@baronessbuildersllc.com
Home Address: 176 Lake Point Lane
City/Zip Code: Naples, 34112
Primary Phone: 239-331-1484
Secondary Phone:
Board or Committee: Affordable Housing Advisory Committee
Category (if Applicable): Real Estate Professional
Place of Employment? Exp Realty LLC / Self -Employed
Do you or your employer do business with the County? Yes
Explain: I’m a full-time real estate agent here in Collier County. I’m also a local real
estate investor in which I own a few units that I rent to our workforce of Collier.
How many years have you lived in Collier County? 5-10
Home many months out of the year do you reside in Collier County? I am a year-round
resident
Have you been convicted or found guilty of a criminal offense (any level felony or first
degree misdemeanor only)? No
Would you and/or any organizations with which you are affiliated benefit from
decisions or recommendations made by this advisory board? No
Are you a registered voter in Collier County? Yes
Page 232 of 1848
Do you currently hold an elected office? No
Do you now serve, or have you ever served on a Collier County board or committee?
No
Please list your community activities and positions held: I’m apart of NABOR (Naples
Board Of Realtors) and conduct real estate transactions and closings full-time in the
county of Collier and Lee.
Education: I hold a Bachelors degree In Psychology and Philosophy from Florida
International University in 2014.
Experience / Background: I hold a Bachelors degree In Psychology and Philosophy
from Florida International University in 2014.
Page 233 of 1848
2025 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: 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).
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 234 of 1848
2025 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 Dan Kowal 12/13/2024 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
Page 235 of 1848
2025 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 236 of 1848
2025 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
Summer 2025.
Page 237 of 1848
2025 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.
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 238 of 1848
2025 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. In 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.
Page 239 of 1848
2025 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 2025 to include reviewing and evaluating proposed regulations and
developments on a rolling and as-requested basis.
Page 240 of 1848
2025 Collier County SHIP Housing Incentives Strategy Report
Page 8 of 16
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.
Page 241 of 1848
2025 Collier County SHIP Housing Incentives Strategy Report
Page 9 of 16
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
permitting processes a legislative priority.
Page 242 of 1848
2025 Collier County SHIP Housing Incentives Strategy Report
Page 10 of 16
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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2025 Collier County SHIP Housing Incentives Strategy Report
Page 11 of 16
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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2025 Collier County SHIP Housing Incentives Strategy Report
Page 12 of 16
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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2025 Collier County SHIP Housing Incentives Strategy Report
Page 13 of 16
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:
Continue to explore in 2026.
Form Sub-committee in 2026.
Revisit ADU policies for future consideration.
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
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2025 Collier County SHIP Housing Incentives Strategy Report
Page 14 of 16
code". Through this process, amendments were made to the Land Development Code in February
2021 with the adoption of Ord. 2021-05.
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:
Continue to explore in 2026.
Missing Middle Housing Initiative.
Allow between two to four units in Single Family zoning.
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)
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2025 Collier County SHIP Housing Incentives Strategy Report
Page 15 of 16
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
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
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2025 Collier County SHIP Housing Incentives Strategy Report
Page 16 of 16
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
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.
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2025 Collier County SHIP Housing Incentives Strategy Report
Page 17 of 16
AHAC Recommendation:
Approve the recommended LDC Amendments to prioritize higher density along transit
corridors ranging from 13 units per acre (upa) to 25 upa.
Page 250 of 1848
Collier County Affordable Housing Website
Analytics Report
June 1-30, 2025
Website Views
This section compiles the website views for the entire month. The top ten visited pages are
listed below along with how many views they received. The total number of views on the
entire website is listed in the last row.
Rank Page Title Page Views
1 Home Page 722
2 Collier Community Assistance Programs 699
3 I Need Housing 236
4 Buying A Home 199
5 Collier Community Assistance Programs FAQ 147
6 Community Assistance Program 130
7 Disaster Assistance Programs 98
8 Developer Incentives and Applications 83
9 Homeless Resources 82
10 Fair Housing 80
Total Views on the website in June 2025 2,941
Traffic Acquisition
This section compiles the data showing where the website traffic is originating from. The
top ten ways that users are getting to the website are shown.
Rank Origination of Page Views Page Views
1 Google 919
2 Direct Link 396
3 colliercountyfl.gov 133
4 Bing 113
5 facebook.com 16
Page 251 of 1848
6 chatgpt.com 13
7 Yahoo 11
8 affordablehousinghub.org 9
9 Other 9
10 duckduckgo 8
CCAP Link Clicks
The links related to the Collier Community Assistance Program has links that are tracked
each month. The link clicks from users are tracked below.
Rank Link Titles Clicks
1 CCAP Apartment List 75
2 CCAP Buying a Home 46
3 CCAP Collier County Housing Authority 32
4 CCAP Additional Resources 20
5 CCAP colliercountyfl.force.com 15
6 CCAP SHIP Owner-occupied Rehabilitation 12
7 CCAP FAQ 9
8 CCAP Program Qualifications 9
9 CCAP Developer Incentives 5
Total Total CCAP link clicks in June 2025 223
Page 252 of 1848
Collier County Affordable Housing Website
Analytics Report
July 1-31, 2025
Website Views
This section compiles the website views for the entire month. The top ten visited pages are
listed below along with how many views they received. The total number of views on the
entire website is listed in the last row.
Rank Page Title Page Views
1 Collier Community Assistance Programs 1,159
2 Home Page 1,030
3 HOME Tenant Based Rental Assistance (TBRA) 658
4 Collier Community Assistance Programs FAQ 252
5 I Need Housing 203
6 Buying A Home 179
7 Disaster Assistance Programs 153
8 Hurricane Assistance 131
9 Additional Resources 99
10 Developer Incentives and Applications 79
Total Views on the website in July 2025 4,610
Traffic Acquisition
This section compiles the data showing where the website traffic is originating from. The
top ten ways that users are getting to the website are shown.
Rank Origination of Page Views Page Views
1 Google 1,231
2 Direct Link 659
3 Bing 214
4 colliercountyfl.gov 151
5 chatgpt.com 22
Page 253 of 1848
6 Yahoo 20
7 duckduckgo 13
8 facebook.com 13
9 Hudhousingnetwork.com 13
10 affordablehousinghub.org 12
CCAP Link Clicks
The links related to the Collier Community Assistance Program has links that are tracked
each month. The link clicks from users are tracked below.
Rank Link Titles Clicks
1 CCAP Home Page 797
2 CCAP Collier Community Assistance Programs 627
3 CCAP Collier County Housing Authority 182
4 CCAP HOME Tenant Based Rental Assistance TBRA 142
5 CCAP FAQ 115
6 CCAP Buying A Home 78
7 CCAP I Need Housing 63
8 CCAP Homeless Resources 54
9 CCAP Community Assistance Program 51
10 CCAP Disaster Assistance Programs 38
Total Total CCAP link clicks in July 2025 2.424
Page 254 of 1848
Ekos on Old 41
Collier County 2025 NOFA Related to FHFC RFA 2025-201
Local Government Area of Opportunity Funding Application
Page 255 of 1848
McDowell Housing Partners –
Multi-Family Developer
Mission: Create and preserve high-quality housing communities that provide
America’s workforce and seniors with a safe and sustainable place to call home, while
implementing high-value resident services and programs to ensure tenant satisfaction.
Structure: Vertically integrated team of finance, construction, project management,
accounting and asset management staff in house.
Expertise: Proven success utilizing intricate financing products and methods:
FHA-insured mortgages (221(d)(4) and 223(f) loans, Tax -Exempt Private Activity
Bonds, HOME Investment Partnership loans, Affordable Housing Partnership loan
(AHP), Florida’s State Apartment Incentive Loan program (SAIL), Community
Development Block Grants (CDBG), Tax -increment Financing (TIF), and numerous
local funding programs.
Commitment: MHP commits to unwaveringly pursue all sources of funding available
to complete the development of a new housing community that we pursue.
September 2025Page 256 of 1848
September 2025
On-Going Projects in Collier County
\
Property Type Location Financing Structure
(Excluding Conventional Debt)# Units Status
Ekos Arbor Park (Phase I)New Construction North Port/Sarasota, FL 4%, LIHTC, NHTF, SAIL , FHFC Bonds 136 Completed 2024
Ekos Magnolia Oaks New Construction Tallahassee/Leon County, FL 4% LIHTC, Tallahasee CRA loan 110 Completed 2023
Ekos Lake Shadow New Construction Eatonville/Orange County, FL 9% LIHTC 96 Completed 2024
Ekos on Santa Barbara New Construction Naples/Collier County, FL 4% LIHTC, CDBG-DR, Collier Co SLFRF (ARPA)82 Completed 2023
Ekos Cadenza New Construction Naples/Collier County, FL 4%LIHTC, SAIL, Collier Co SHIP 160 Completed 2024
Ekos Lakeview Preserve New Construction Irving/Dallas, Texas 9% LIHTC 84 Completed 2023
Ekos City Heights New Construction Austin, Texas 4% LIHTC, Austin RHDA Loan 179 Completed 2024
Silverpointe New Construction Ocala, Marion Co, FL 9% LIHTC 90 Completed 2024
Jordan Bayou New Construction Carrabelle, Franklin County, FL HOME 39 Completed 2020
Douglas Gardens IV New Construction Pembroke Pines/Broward, FL 4% LIHTC, Broward Co Loan, Broward Co Bonds 410 Est. Q2 2025
Ekos Cadenza II New Construction Naples/Collier County, FL 4% LIHTC, SAIL, NHTF, ARPA Loan 160 Completed Q1
2025
Southpointe Vista (Phase I)New Construction Goulds/Miami Dade, FL 9%, Miami-Dade Surtax and Inflation Reduction Loan 124 Completed Q1 2025
Ekos Bayonet Point (Phase I)New Construction Pasco County, FL 9%, LIHTC, NHTF, Pasco County HOME 114 Under Construction
Southpoint Vista (Phase II)New Construction Goulds/Miami Dade, FL 4% LIHTC, SAIL, Miami-Dade Surtax, NHTF 208 Under Construction
Ekos on Evans New Construction Ft. Myers/Lee County, FL 4% LIHTC, CDBG-DR 144 Under Construction
Ekos Creekside New Construction Collier County, FL 4% LIHTC, SAIL, Collier County Surtax 160 Underwriting
Starting Q3 2025
Ekos Pembroke Park New Construction Pembroke Park, Broward Co, FL 4% LIHTC, SAIL, Broward County HOME 150 Underwriting
Starting Q3 2025
Ekos Arbor Park (Phase II )New Construction North Port/Sarasota, FL 9% LIHTC 66 Underwriting
Ekos Santa Barbara (Phase II) New Construction Collier County, FL 4% LIHTC, CDBG-DR 84 Underwriting
Ekos at Warrington New Construction Pensacola/Escambia County 4% LIHTC, SAIL 120 Underwriting
Ekos at Rockledge Park New Construction Brevard County, FL 4% LIHTC, CDBG-DR 100 Underwriting
Ekos Bayonet Point (Phase II) New Construction Pasco County, FL 4% LIHTC, SAIL 120 Underwriting
Page 257 of 1848
Affordable New Construction
Ekos on Santa Barbara Highlights and Amenities
•Property Type: Two Garden-Style Apartments w/ surface parking and
stand-alone clubhouse
•Ground Lease from Collier County
•Multipurpose Clubhouse with Fitness Center
• Large Pool, Tot Lot and Picnic Area
•100% Occupied
•Demographic: Family
•Number of Units: 82
•Construction Type: Concrete Block
•Funding: 4% Tax Credits with CBDG-DR (Ian)
•Development Cost: $25,450,0004660 Santa Barbara, Naples, FL
Ekos Cadenza
•Opened Oct. 2024
•91 One Bed/Ba and 61 Two Bed/Ba
•100% leased by end of Nov.
•Property Type: Midrise 5-Story
•Demographic: Senior (62+) Tax
Exemption/Zoning Mandate
•Construction Type: Block & Concrete Plank
•Funding: 4% LIHTC + SAIL + Tax Exempt
Bonds
•Development Cost: $50,125,756
Senior Affordable
Page 258 of 1848
Ekos on Old 41
PROPOSED DEVELOPMENT
August 2023
80 units on 4.85 Acres (16.5
units/acre)
Product: 5-story building with
interior clubhouse, multipurpose
room, leasing office and a tot lot
Unit Types and Mix -
•48 - One-bedroom/one-
bathroom units
•32 - Two -bedroom/two-
bathroom units
Certified the ICC 700 National
Green Building Standard.
Income/Rent Restrictions: Mix
of incomes at and under 80% of
the Area Median Income (set
annually by HUD)
2025 Rents (30% - 70%
MFI):
1 Beds – $553 - $1,431
2 Beds – $669- $1,722
Page 259 of 1848
Ekos aon Old 41
Points of Interest & FHFC Mapping Designation
Proposed Development Location is designated by FHFC as a
SADDA/GAO
Site is less than ½ mile from Wiggins Pass Activity
Center which is a commercial hub
Page 260 of 1848
Ekos on Old 41
CURRENT ZONING & LIVE LOCAL
August 2023
Location: 15805 Old 41 Rd, Unincorporated Collier County
Number of Acres: 4.85 acres
Zoning: CPUD
Live Local: Allows for Density at highest allowed residential & Allows for
Height at highest allowed height for commercial or residential development
within 1 mile or 3 stories, whichever is higher
Proposed Units: 80 units – Family Workforce
5- story apartment building with interior clubhouse and surface parking.
Amenities
Interior finishes will feature granite countertops, luxury LVT, full-size energy
start stainless steel appliances.
Page 261 of 1848
Ekos on Old 41 – LGAO Request
RFA 2025-201 – Expected to award 10 Projects for 10 Total Goals
Ekos on Old 41 qualifies for maximum number of goals of any project in Collier County
Two (2) LGAO Goals and the Three (3) GAO/SADDA Family Goals
FHFC Local Government Funding Commitment Request - $460,000
•Remainder of sources to come from First Mortgage, Tax Credit equity and Developer Equity.
Project Features
•Set aside period – 99 years
•Use restrictions that ensure that property will remain affordable for the long term
Page 262 of 1848
Contact Info
Christopher Shear – Chief Operating Officer
Scarlett Perez – Director of Development
777 Brickell Ave, Suite 1300
Miami, FL 33131
Phone: (786)577-9837
Email: cshear@mcdhousing.com
sperez@mcdhousing.com
THANK YOU!
Page 263 of 1848
RENAISSANCE HALL
RURAL NEIGHORHOODS
Livable Places for Working Families
Page 264 of 1848
ABOUT US
At Rural Neighborhoods,our objective is not just to build
houses.Every day we work hard to create close-knit
communities where people can live and grow,be neighbors
first,then good neighbors.Our aspiration is to create a
livable place to enrich lives –to celebrate culture,spark
creativity,build friendships and engender neighborhood
leadership.
20XX RENAISSANCE HALL 2
Pollywog Creek in Labelle, FL: 64 Family + 29 Senior Apartments
Page 265 of 1848
RENAISSANCE HALL
BENEFITS
2024 LGAO PRESENTATION 3
Affordable, modern and stylish product
Areas for community connections
Close-in suburban, Naples location
Page 266 of 1848
SITE PLAN
25+/- acres of land leased for Seniors and Essential
Personnel Housing by Collier County Government to RN
for Term of 99-Years. Improvements revert to local
government at end of lease term.
2023 RENAISSANCE HALL 4
Page 267 of 1848
ABILITY TO PROCEED
LAND
USE/ENVIRONMENTAL
RENAISSANCE HALL
MPUD
Multiple Public Meetings w/Neighbors and BCC
re Use
Parking Requirements Set in MPUD
Soil Contamination: FDEP Approval Obtained
FEMA CLOMR Issued
(No Flood Insurance to be required) Zone X
2024 LGAO PRESENTATION 5
Page 268 of 1848
FAIR CHOICE:
STRONG RENTAL
COMMUNITIES
RENAISSANCE HALL
Golden Gate City
100 Units
30%, 50%, 60%, 70% and 80% AMI
MCDOWELL
EXPERIENCE
$258M in LIHTC et al since 2020
341 Units completed in Collier
252 @ 60% Completion due Feb 26
EXPERIENCE
RFA SCORING
10 LGAO Bonus Points
5 Strong Transportation
5 Development Amenities
5 Neighborhood Revitalization
8 Perform in County Contracts
5 Resident Services
7 Set Asides
2024 LGAO PRESENTATION 6
Page 269 of 1848
RFP SCORING CRITERA
Proposal Comparison
RESIDENT
PROGRAMS
5 POINTS
RHSL proposes 4 FHFC services +
4 others for total of 8.
Competition:_____
SET-ASIDE
7 POINTS
RHSL proposes 100% Special
Needs per RFA + adds ELI,
Domestic Violence and risk of
homelessness.
Competition: _____
ABILITY TO
MEET FHFC
REQ W/MIN
LOAN TERM
3 POINTS
RHSL and Ekos both pledge to
draw $460K at 75% construction –
RHSL commits to loan repayment
in Year 16.
Competition______
20XX PITCH DECK 7
Page 270 of 1848
RFP SCORING COMPARSION
Proposal Comparison
PUBLIC
TRANSIT &
SERVICES
5 POINTS
RHSL on 2 CAT Routes w/Bus
Stops Available;
Competition: ____
N’HOOD
LIFT &
REVITAL’N
5 POINTS
Fulfills mixed-use plan for GGGC;
leads mitigation of brownfield;
contributes to infrastructure for
remaining tracts.
Competition: ____
COLLIER
CONTRACT
RECORD
8 POINTS
RN met or exceeded performance
since 2006 in est. 21 contracts.
McD since completion of Santa Barbara
in 2023.
20XX PITCH DECK 8
Page 271 of 1848
2024 LGAO PRESENTATION
RENAISSANCE HALL COMMUNITY CENTER
Clubhouse, Pool, Fitness Center, Exercise Room, Playground
9
Page 272 of 1848