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BCC Minutes 03/04/2008 W (Affordable Housing) March 4, 2008 MINUTES OF THE BOARD OF COLLIER COUNTY COMMISSIONERS AND THE AFFORDABLE HOUSING COMMISSION JOINT WORKSHOP Naples, Florida, March 4, 2008 LET IT BE REMEMBERED that the Board of Collier County Commissioners and the Affordable Housing Commission in and for the County of Collier, having conducted business herein, met on this date at I :00 PM in WORKSHOP SESSION in the BCC Chambers, 3rd Floor, Building "F," of the Government Complex, Naples, Florida with the following members present: CHAIRMAN: Commissioner Tom Henning Commissioner Jim Coletta Commissioner Frank Halas Commissioner Fred Coyle Commissioner Donna Fiala ALSO PRESENT: Jim Mudd, County Manager Leo Ochs, Assistant County Manager JeffKlatzkow, Assistant County Attorney Sue Filson, Executive Manager, BCC Office Marcy Krumbine, Director, Housing and Human Services AGENDA March 4, 2008 1 :00 p.m. BCC/Affordable Housing Workshop Administration Building Collier County Government Complex Tom Henning, Chairman, District 3 Donna Fiala, Vice-Chairman, District 1 Frank Halas, Commissioner, District 2 Fred W. Coyle, Commissioner, District 4 James Coletta, Commissioner, District 5 NOTICE: ALL PERSONS WISHING TO SPEAK ON ANY AGENDA ITEM MUST REGISTER PRIOR TO SPEAKING. SPEAKERS MUST REGISTER WITH THE COUNTY MANAGER PRIOR TO THE PRESENTATION OF THE AGENDA ITEM TO BE ADDRESSED. ALL REGISTERED PUBLIC SPEAKERS WILL RECEIVE UP TO THREE (3) MINUTES UNLESS THE TIME IS ADJUSTED BY THE CHAIRMAN. COLLIER COUNTY ORDINANCE NO. 2004-05, AS AMENDED, REQUIRES THAT ALL LOBBYISTS SHALL, BEFORE ENGAGING IN ANY LOBBYING ACTIVITIES (INCLUDING, BUT NOT LIMITED TO, ADDRESSING THE BOARD OF COUNTY COMMISSIONERS), REGISTER WITH THE CLERK TO THE BOARD AT THE BOARD MINUTES AND RECORDS DEPARTMENT. IF YOU ARE A PERSON WITH A DISABILITY WHO NEEDS ANY ACCOMMODATION IN ORDER TO PARTICIPATE IN THIS PROCEEDING, YOU ARE ENTITLED, AT NO COST TO YOU, TO THE PROVISION OF CERTAIN ASSISTANCE. PLEASE CONTACT THE COLLIER COUNTY FACILITIES MANAGEMENT DEPARTMENT LOCATED AT 3301 EAST TAMIAMI TRAIL, NAPLES, FLORIDA, 34112, (239) 252-8380; Page 1 March 4, 2008 ASSISTED LISTENING DEVICES FOR THE HEARING IMP AIRED ARE AVAILABLE IN THE COUNTY COMMISSIONERS' OFFICE. 1. Introduction 2. Affordable Housing Inventory in Collier County 3. Analysis of Need by Household Size 4. Meet Your Workforce 5. Barriers to Affordable Housing 6. Conclusion INQUIRIES CONCERNING CHANGES TO THE BOARD'S AGENDA SHOULD BE MADE TO THE COUNTY MANAGER'S OFFICE AT 252-8383. Page 2 March 4, 2008 March 4, 2008 I. Chairman Tom Henning called the Workshop to order at 1 :00 PM. The Pledge of Allegiance was recited. Commissioner Fiala stated Gina Downs had also prepared a presentation and asked ifit could be presented. II. Introduction by County Manager Jim Mudd Mr. Mudd stated the County had been waiting a long time to present this Workshop since the BCC had asked difficult questions in the past concerning the issue of affordable housing: . Where is it? . How much do you have? . Do we really need that much? . Are we on the right path? (Copies of the PowerPoint presentation were distributed to the BCC) III. Presentation by Marcy Krumbine, Director of Housing and Human Services Ms. Krumbine introduced Marla Ramsey, Public Services Administrator and Joe Schmitt, Administrator, CDES She also introduced members of the Housing and Human Services staff. · Frank ("Buddy") Ramsey, Housing Manager, . Margo Castorena, Grants Operations Manager, · Lisa Carr, Housing Outreach Coordinator and · Lindsay Dagnall, Applications Analyst, GIS Mapping Ms. Krumbine stated the presentation would: · Review the Affordable Housing Inventory in Collier County · Present an analysis of need by household size · Present the Workforce - to give faces to the numbers . Present the barriers to Affordable Housing She stated the Affordable Housing Commission is not asking for money or any specific policy presentations because the purpose of the presentation is to bring information to the Board of County Commissioners. The median list price for houses for sale in Collier County during 2007-08: . High - $460,000 . Low - $420,000 The median income in Collier County is approximately $63,900.00. Based on standard mortgage underwriting criteria, only 23% of the homes sold were affordable to a family earning the median income during the last quarter of2007. 2 March 4, 2008 Ms. Krumbine pointed out that over 75% of the population could not afford to purchase a home in Collier County. In 1998, 75% of the population could afford to buy a home in Collier County. At that time, the median sales price was $132,000 and the median income was approximately $54,000. Florida Statute 420.0003 mandates that, by 2010, all Florida residents should have safe, decent and affordable housing and this principle has been incorporated into the Housing Element of the Growth Management Plan. Chairman Henning stated the term, "decent," was not a defined housing term and could be considered "interpretative." He asked if the term "decent" was defined in the Florida Building Code. Commissioner Coyle stated the median income has increased approximately 10% and asked if that increase has also increased the amount of individuals able to buy a home. County Manager Mudd stated the information would be available at the end of the first quarter of2008 when the Wells Fargo Housing Opportunity Index is calculated. Commissioner Coletta asked how there could be an increase in the median income if the population of Collier County was reduced. Marcy Krumbine stated the actual median wage is $34,000 and the difference is due to the passive income of retirees living in the area. Commissioner Halas referred to a newspaper publication which showed list prices for properties ranging from $109,900 to $159,900. It was his impression that prices had fallen and would continue to fall. Ms. Krumbine presented additional information from the presentation which mapped appraised housing values ranging up to $350,000. ("Gap" housing range) Various planning communities were analyzed. Questions were asked concerning the information presented on the slides and the location of communities on the map. In response to a question concerning the rental component of an area, Mr. Mudd stated there were some rental units as well as a small trailer park on Radio Road across from Glen Eagle. There was a discussion concerning the information presented and the geographic boundaries of the planned communities and overlapping of some communities into two different areas. Ms. Krumbine presented information concerning "cost- burdened" households obtained from the Shimberg Center at the University of Florida. A cost-burdened household spends over 30% of income for housing expenses - either a mortgage payment or rent. 3 March 4, 2008 Over 10,451 families in Collier County are considered cost burdened with reference to rental housing. (2007 figures) A comment was made that if an individual is cost-burdened due to a mortgage payment, it was that person's choice to purchase that particular house which necessitated paying over 30% for housing. The buyer made a choice. Commissioner Fiala pointed out rental units are built based on the median income rather than the median wage which makes it very difficult for a family to rent an apartment they can afford. Renters do not have the same options as home buyers. There is an 80% vacancy rate for rental units. Currently, there are 1,416 rental units available: · 50% units rent between $750 to $1,000 per month · 36% units rent between $500 and $750 per month Of the remaining units: . 121 units rent for over $1,000 per month · 69 units rent for under $500 per month Affordable housing income qualification (adjustedfor household size): · Lowest: A one-person household with income of$17,015 can afford $428 for housing expenses (maximum mortgage amount: $35,133) · Highest: A one-person household with income of$24,450 (maximum income) can afford $611 for housing expenses (maximum mortgage amount: $63,400) Lisa Carr presented client profile information concerning individuals who had applied for assistance through the Housing Outreach Program: · Down-payment assistance received from SHIP funds · Qualified under the Loan Consortium Program · Other down payment assistance funds available from "Florida Bond" · Housing Outreach provides counseling for credit and employment issues Banking criteria has changed. . Stricter lending guidelines · Larger down payments are required . Demanding credit reviews Bill Cocho, Vice President of Mortgage Lending at Fifth Third Bank, stated there are approximately seven local banks that participate in the Loan Consortium Program. The purpose is to grant CRA ("Community Reinvestment") Loans to low income applicants. He stated the assisted clients are not the individuals in foreclosure but are, in fact, more stable homebuyers. He stated CRA mortgages are backed by Freddie Mac and these owners treasure their properties. He stated, the affordable housing candidate is usually a good investment for the bank and for the community. 4 March 4, 2008 Marcy Krumbine stated one of the reasons why the Housing Outreach Program has been successful is due to the education provided to the potential homebuyer together with one-on-one counseling. For example: credit concerns are addressed and action plans are developed to facilitate saving money for down payment and closing costs. These clients want to remain in the community. The Affordable Housing Commission is reviewing the lnclusionary Zoning Ordinance and is working with the EDC regarding builder incentives and a bonus density program for builders willing to provide affordable units in a new development. Since 2002, $13.5 Million has been funneled into the SHIP program to provide down payment and closing cost assistance. 1,250 households have been assisted. General Conclusions: · Greatest need is the cost-burdened renter (I to 2 person household) · Obtaining financing is even more difficult than in previous years · The changing real estate market and price reductions opened up more of the market, but prices can/will go back up again- there are no guarantees that clientele who need to find housing will be able to afford what is on the market Commissioner Fiala asked if there are rehabilitation assistance programs in place available to buyers to fix some of the homes currently on the market that are not selling due to poor condition. Marcy Krumbine responded there is a rehab program available and the Affordable Housing Commission was going to partner with a homebuyer to assist them with the rehabilitation ofa home. The rehabbed home would become part of the affordable inventory and would always be sold to a qualifying buyer. BREAK: 2:26 PM RECONVENED: 2:43 PM IV. Public Speakers: (a) Gina Downs presented a PowerPoint presentation giving an overview of the Naples home market based on information obtained from the Collier County Property Appraiser's Office and the Naples Board of Realtor's Multiple Listing Service. She broke the information down by districts and included condos, single-family homes and mobile homes. She stated while appraised values are decreasing, the number of mortgage delinquencies is increasing, and the foreclosure process takes between six to twelve months for each property. In 2007, Florida led the nation in foreclosures. Naples was ranked #4 in the nation in the category of "Low or No Documentation" loans and #9 for piggyback loans/second mortgages. She stated this was a danger sign indicating the strong possibility of future foreclosures. Upon questioning, she confirmed that the appraiser's figures were actually 2005 numbers because the assessments are one year in arrears reflecting the peak of the housing market. 5 March 4, 2008 (b) Dr. Sam Durso, President and CEO of Habitat for Humanity, stated Habitat for Humanity is celebrating its 30th Anniversary in 2008. He stated Habitat has approximately 200 volunteers working on the job sites between Naples and Immokalee. He also stated the median earned income for Collier County is much lower than the reported figures and rents are even higher. He stated affordable housing cannot be built without the Impact Fee Deferral Program and it must be expanded. He further stated Habitat has 40 to 50 homes ready to close which are being delayed because the BCC requires Impact Fee Deferrals to be presented via a Consent Agenda. He suggested the process could be streamlined if County Manger Mudd could approve the Impact Fee Deferrals under the BCC's guidelines. Dr. Durso stated all of Habitat for Humanity clients are residents of Collier County, and are either U.S. Citizens or have legal alien status. Their incomes are 60% or below the current median income. (c) Carl Keener, Chairman of the Board of Florida Non-Profit Services, stated his concerns regarding the rental housing market in lmmokalee. He stated Florida Non- Profit Services owns 40 multi-family rental units, and 34 single-family houses for rent. He stated 80% of their properties are occupied by farm workers. He stated assistance is needed for very low and low-income individuals who eam 60% or less of the median income. He stated of the 4,314 units to be built, only 240 are rental units. He concluded there is a definite need for rental housing in Immokalee. Commissioner Coletta stated the change in the housing market has made more properties available to individuals earning 80% and more of the median income level. He suggested reconsidering the current strategy and agreed there is a limited amount of Impact Deferral money that will be depleted in the near future. He suggested for the next six to twelve months redirecting the available funds to that segment of the population earning 60% or less of the median income level. He further stated the issue could be reviewed at the end of the time period to consider current market condition changes. Chairman Henning agreed. He reminded the Commissioners that commitments have been made. He asked how much money is available now, and how much will be available next year. He suggested a Resolution. Assistant County Attorney JeffKlatzkow stated an Ordinance is in place and, by Resolution, the BCC could direct that the funds are geared to a certain segment of the income spectrum. Chairman Henning stated this was not to be construed as a "donation." The funds would be distributed through the SHIP Program as a loan, or by an Impact Fee Deferrals. He stated the prior commitments must be honored. He questioned the level of involvement needed if individuals could provide for themselves. He stated the BCC needed 6 March 4, 2008 some guidance as to how proceed. He would like more information from Dr. Durso to help determine the existing true need. Commissioner Coyle stated it would be wasteful to allocate funds for Impact Fee Deferrals to the upper end of the market. He supported directing funds to organizations such as Habitat for Humanity and other non-profit organizations that provide rental units. He requested staff to return to the BCC with recommendations concerning how the available funds could best be directed while still maintaining the commitments made. He stated staff has knowledge concerning sources of available funding. Assistant County Attorney Jeff K1atzkow asked if, in the interim, staff should suspend approving Impact Fee Deferrals for incomes over 60% until they receive direction from the BCC. Chairman Henning suggested processing only applications that have been submitted. He requested Dr. Durso present detailed information concerning the clients waiting for approval. There was a discussion concerning how to shorten the submittal process and to place items on the BCC's agenda. Assistant County Attorney Jeff K1atzkow stated utilizing the Consent Agenda is the preferred method of approval. The process was explained to the Commissioner that both the developer's application for an Impact Fee Deferral and the Homeowner's application were reviewed and approved by the BCC before the property could be transferred. Commissioner Halas questioned the duration of the applicant screening process. Frank Ramsey stated it could take between 15 to 30 days since everything had to be done twice. He stated he would review the process to see ifit could be streamlined and would bring his findings to the Board. ***** There being no further business for the good of the County, the Workshop Meeting was concluded by order of the Chair at 3:26 PM. 7 March 4, 2008 COLLIER COUNTY BOARD ~mY C "'''<ONERS Thomas Henning, Chairm A TTE$Ji;! ',\I :( Dw' t E: 'Bro&, .cIerk , .,.'" " :: ~tUI\ $I ,sl'lMt.....' ~ ~ IrtWoll , '~h. :.;;, \,"}"' These Minutes were approved by the Board on amended Y- )6/cB I , as presented ~as 8