Agenda 02/28/2017 Item # 2B02/28/2017
COLLIER COUNTY
Board of County Commissioners
Item Number: 2.B
Item Summary: February 3, 2017 - BCC/ULI Housing Study Meeting
Meeting Date: 02/28/2017
Prepared by:
Title: Executive Secretary to County Manager – County Manager's Office
Name: MaryJo Brock
02/16/2017 1:43 PM
Submitted by:
Title: County Manager – County Manager's Office
Name: Leo E. Ochs
02/16/2017 1:43 PM
Approved By:
Review:
County Manager's Office MaryJo Brock County Manager Review Completed 02/16/2017 1:43 PM
Board of County Commissioners MaryJo Brock Meeting Pending 02/28/2017 9:00 AM
2.B
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February 3, 2017
TRANSCRIPT OF THE MEETING OF THE
BOARD OF COUNTY COMMISSIONERS
Naples, Florida, February 3, 2017
LET IT BE REMEMBERED, that the Board of County
Atb
Commissioners, in and for the County of Collier, and also ac as the
0
Board of Zoning Appeals and as the governing board R .uch special
districts as have been created according to law g conducted
business herein, met on this date at 9:00 a.in PECIAL SESSION
in Building "F" of the Government • I b ex, East Naples, Florida,
with the following members p
S, CHAIRMAN: Penny Taylor
Andrew Solis
S/ William L. McDaniel, Jr.
Burt L. Saunders
Donna Fiala
lir
ALS ' ' NT:
9• O chs, County Manager
ck Casalanguida, Deputy County Manager
Jeffrey A. Klatzkow, County Attorney
Troy Miller, Communications & Customer Relations
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COLLIER COUNTY
Board of County Commissioners
x-71 1.i
L 4
I N N
PUBLIC MEETING AGENDA
Board of County Commission
Chambers Collier County Government
Center 3299 Tamiami Trail East,3rd
Floor Naples,FL 34112
February 3,2017
9:00 AM
Commissioner Penny Taylor,District 4-BCC Chair
Commissioner Andy Solis,District 2-BCC Vice-Chair
Commissioner Donna Fiala,District 1;CRAB Co-Chair
Commissioner Burt Saunders,District 3
Commissioner William L.McDaniel,Jr.,District 5;CRAB Co-Chair
1. Pledge of Allegiance
2. Opening Remarks Kim Grant,Community and Human Services Division Director
3. 9:05-10:00 Urban Land Institute Advisory Services Panel Preliminary Report
Presentation*,Philip Payne,ULI Panel Chair
4. 10:00-10:30 Question and Answer Session with ULI Panel
5. As needed Public Comments
6. Adjourn
ULI Panel members presenting:
Philip Payne,Panel Chair,Principal and CEO Ian Colgan,Assistant Executive Director Cassie Wright,Project Manager
Ginkgo Residential Oklahoma City Housing Authority Urban Ventures,LLC
Charlotte,North Carolina Oklahoma City,OK Denver,Colorado
Hilary Chapman,Housing Program Manager JoAnne Fiebe,Florida Center for Community Design and John R.Orfield,LEED AP,Principal
Metropolitan Washington Council of Governments Research;School of Architecture and Community Design, BOKA Powell
Washington,D.C. USF,Tampa,Florida Dallas,Texas
Lacy McManus,M.B.A.,Director of Program Dev.
Greater New Orleans,Inc.
New Orleans,LA
NOTICE:All persons wishing to speak on Public Meeting items must register prior to presentation of the
item to be addressed.All registered speakers will receive up to three(3) minutes unless the time is
adjusted by the chairman.
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MR. OCHS: Ladies and gentlemen, please take your seats.
Please take your seats. Thank you.
Madam Chair, you have a live mike.
Item #1
PLEDGE OF ALLEGIANCE
c.‘
44
CHAIRMAN TAYLOR: Thank you very much .i 4t d morning,
everyone. I'd like to stand and say the Pledge of A - •. ce.
And, Mr. Commissioner Solis, would yo , , ez led us in that.
The Pledge of Allegiance was recited in Uris i n.
CHAIRMAN TAYLOR: Thankyou uch.
This is a workshop and a public ;And we're so pleased to
see everyone here. This is about h. - q L. ousing in Collier County.
And before we begin, I'm goi • J I riefly identify some of the
folks here. If I miss someone, , a,;- let me know, it's not going to be
everyone. But we're goi
a
p, with Rick Medwedeff, who's is the
General Manager of the .. arriott in Marco Island. That company i
employs 750 folks. d''
We have R . :uxton, Linda Panaman, and Michelle McCloud,
from the City 4a. -s. The City of Naples employs 435 employees,
we have N'ck ` A - loheras, who is the Executive Director for Habitat
for Human le,ae e have Frank Rodriguez, who is the CRA Officer from
First ) s . -- ntegrity Bank, we have Michael Puchalla, Executive
D. `= + :I f House -- of HELP, which is Housing Education and
Leyl g Programs; we have Harold Weeks, the second Vice President
of the NAACP; we have Dr. Patton who's the Superintendent of Collier
County Schools. Collier County Schools employs 7,000 people that
serve our children.
We have Jace Kentner, the Director of Collier County Business
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and Economic Development; we have Frank Halas, Former
Commissioner of the Second District; we have Norm Feeder,
Commissioner, North Collier Fire Control District; we've Michael
Dalby, who is the Chairman of the Greater Naples Chamber of
Commerce; and we have Steve Sanderson, President of the Unite
Way.A4-b°
And as you can see by the people that I mentioned, and ainly
by all of you, this a lot more than just a problem of the C P $ ssion.
This is an Economic Development Community/Coun " • - problem
challenge that we are delighted to have the Urban stitute here
to give us some ideas.
Thank you very much.
Item #2 16140
OPENING REMARKS — KIM
Gltbif
COMMUNITY AND
HUMAN SERVICES DIVISI RECTOR
MR. OCHS: Madam air, let's proceed with this morning's
agenda. We're pleased is morning to introduce Kim Grant, our
Division Director Community and Human Services. Kim and her
staff, as you der your direction and guidance, are working this
entire year ow the completion of a Community Housing Plan for
Collier Co It •
i . ' 'obviously an important milestone in that effort, and Kim
w. r _ • the presentation.
S. GRANT: Good morning, Commissioners, members of the
public. Again, I'm Kim Grant, Division Director for Community and
Human Services.
This is a public meeting to hear the results of a week-long Urban
Land Institute Advisory Services Panel. These are the preliminary
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recommendations, and they're going to talk to us about housing and
affordable housing and their recommendations for our community to
consider to address the needs that have been identified.
This is, as has been mentioned, a continuation of approximately a
two-year process headed towards development of a housing plan Ns,
our community.
The goal of the engagement with the ULI panel has beert4Otain
an unbiased view of the current situation and for them to 'Odede us
unbiased recommendations on strategies, policies, or • --
w .a irections
the county may consider taking.
The panel week has consisted of tours ofe ' e county, one
very well attended public reception on Monday v n' g.
Approximately 90 individuals were interv. ed throughout the week
by the panel, and then the panel wento deliberations, and
they're here this morning to give u•commendations.
The people who were selecte e interviews were selected by the
Affordable Housing Advisory ittee and the Stakeholder
Committee, both commi oard has appointed to assist us in
this project.
This morning the IA,I group -- the ULI panel will present their
findings. Folio ' that will be a question-and-answer period that will
be moderatedthe LI team.
Anti' ti would like to introduce to you the chair of the ULI
adviso to: r* at's been here this week, and he will then lead on with
the p- -se . . 'on.
Ite =
URBAN LAND INSTITUTE ADVISORY SERVICES PANEL
PRELIMINARY REPORT PRESENTATION BY PHILIP PAYNE,
ULI PANEL CHAIR
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The Chair of the panel this week is Philip Payne. He is the
Principal and CEO of Ginkgo Residential in Charlotte, North Carolina,
and for over 25 years, Mr. Payne's primary focus has been on the
development, acquisition, rehabilitation, and management of
middle-market or workforce multifamily housing. 4b
With that, Mr. Payne.
MR. PAYNE: Thank you. Don't you love this whey
computer shuts down when you're waiting to talk? O
On behalf of the Urban Land Institute and this I want to
thank our sponsor, the Board of County Co io s or Collier
County, Penny Taylor, Donna Fiala, Andy Soli : „ Saunders, and
William McDaniel, as well the City of Nape's, t e City of Marco
Island, Everglades City, the Colliero ordable Housing
Advisory Committee, and the Co . q , ousing Plan Stakeholders
Committee for inviting us and for t Itt.°ommunity at large for being soti
warm and welcoming.
While it has been a ' #4 r than any of us expected this week,
we have -- and we have es tally been locked in a conference room
for much of the week --ive did get to tour the whole county, the whole
community, andalso managed to sample some of your finest
restaurants.
We w'11 ahome from this trip with fond memories of the
week and, t'''' •= nately, a few extra pounds. In short, we've had a
won. 114 e, and we want to thank you for having us.
cially want to thank and praise Kim Grant, Cormac Giblin,
arest of the county staff for the time and effort they have put innn
devoted to helping us with this project. The briefing book they
supplied us with was one of the best I've ever seen.
In addition, I want to express our appreciation to Steve Hruby and
Nick Kouleharis for their assistance and support throughout our
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engagement.
And, lastly, I want to especially thank Beth Silverman, who is the
Senior Director for the Education Advisory Services Group at ULI
who served as our Project Manager for this engagement, and Steven
Gu, an associate for the Advisory Services Group at ULI, who
provided research and logistical support throughout the week. iNAT ut
them, we would not have been capable of getting this done irit4 time
frame that we were on: Z 0
The Urban Land Institute is an 80-year-old insti •.edicated
to providing leadership in the responsible use of la
thrivinge
creating and
sustainingthivin communities worldwide. A ere* t e have
approximately 40,000 members that represent e e single possible
discipline you can think of related to the u •f land and development.
Our culture is one of sharing kno . 4 id expertise with the
goal of improving the overall perfe .,16 -of our members and the
quality of the projects and commu II,. in which they work.
Our services include orig. s, 4-search, publications, educational
meetings and seminars, a 4 'nal advisory service panels, such as
the one we're doing here.
We were invited to onduct this advisory service panel to study
housing afforda •needs in Collier County. The panelists have
spent the last f -,k loring how the county can best address its
housing of ord. ity needs with a strategy that considers -- no, back
one. I'm so Leven. I can't see that far.
ii-•ortance of having a balanced supply of housing, major
o. : . e- o producing and sustaining affordable and workforce
ho : ' _ and measures to mitigate those obstacles, stakeholders'
perceptions of affordable and workforce housing and the existing tools
and programs that are in place to address these issues, how public
policy can encourage redevelopment of underutilized areas, and what
policies and best practices will apply in Collier County.
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At this time I want to reduce (sic) the other panelists. It is
important to note that the panelists have donated their time to this
project. They were chosen to serve on this panel because their
background and expertise matched the needs of the panel. None of
them have done work in this area. None of them are currently do
work in this area. And, in fact, they are prohibited from worki4e6i
this area for a year after the completion of this panel all with goal
of making sure they're completely unbiased in the work t doing.
Their willingness to spend a week away from the' s and their
families and to work around the clock is simply a s*:, ' theirw
commitment to giving back to the community ' • e essence of
ULI's mission of sharing knowledge and expert. e o the betterment of
the community.
All right. John, why don't you to
MR. ORFIELD: John Orfiel 'owell Architects, Dallas,
Texas. lit
K
MS. McMANUS: Lacy nus, Greater New Orleans, Inc.
We're the Economic Alli w e 10-parish Greater New Orleans
region.
MS. CHAPMAN: 'm ilary Chapman. I'm the housing
Program Manag or the Metropolitan Washington Council of
Government. d in ashington, D.C.
MS. ' • T: I'm Cassie Wright with Urban Ventures, a Real
Estate Devi • r from Denver, Colorado, that specializes in mixed
inco - • , .ng developments.
COLGAN: Ian Colgan with the Oklahoma City Housing
A • ity.
MS. FIEBE: Joanne Fiebe with the -- sorry, Tampa, Florida, and
I work for USF, and I'm a Community Revitalization Planner.
MR. PAYNE: The process by which this panel worked has
followed a method that's been developed by ULI over the last 47 years.
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During that period, ULI's conducted approximately 600 of these panels
and has really developed a procedure that ensures that we can get
through the week and end up with something to say this morning.
We began on Sunday with a tour of the more urban areas of the
city, and then on Monday we spent most of the day touring the ma
rural parts of the county.4.
C'
On both Sunday and Monday we had dinners, and then
reception on Tuesday with members of the local commupsiOhich
were for us, actually, working events where we tried t etempted to
learn the thoughts and attitudes of the community t :g ;this issue.
On Tuesday we interviewed approximate ,' 1 o• e on the
Thursdaywe discussed e®at-d, eventuallyWednesdayand
reached a consensus, and then wrote the p nt.tion you're about to
hear.
The typical workday for these ! is started at eight in the
morning and ran to somewhere aro • 1 at night. I'm proud to say
we did not have a single night • idnight, which is unusual, so we
ir
did well this week. As p Al ir, I am both thankful for and amazed
at the dedication, energy, •.endurance displayed panelists.by our
Throughout the wk, we repeatedly heard how unique Naples
and Collier Co are, and the truth is, we agree. This is clearly one
of the most b ifu laces in the world. It is one of the few places I
have ever een ere the word "paradise" is an appropriate
description
1:41 ,. • e the community is unique, the issue of housing and
of % • '•'ty is not. In fact, virtually every community in the nation is,
to V degree, struggling with this issue. This is especially true in
retirement and resort communities which have significant numbers of
service-level jobs and very high real estate values.
A vibrant -- a variety of housing options that are affordable to all
segments of the market is critical for creating a vibrant and sustainable
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community.
A few years ago I was privileged to serve on a ULI panel in
Northern Colorado. The impetus for the panel was a thousand-year
flood that occurred in 2013 which profoundly impacted the
neighborhoods -- communities of Estes Park, Loveland, and Fort'
Collins. This was a flood of truly Biblical proportions where a
system settled over the area, and it rained literally for seven AA and
seven nights.
The result was an erosive flood that wiped out su r Vial portions
of the only road between Estes Park, which sits at _Paoli,- -
a ance of
Rocky Mountains National Park, and Lovelan i,
II i located at the
bottom of the mountain. Much like Naples, Este 'a over the past 30
years has evolved from a small mountain t n to a high-end resort and
retirement community characterized by : • icant number of service
jobs and extremely high real estate
When the road was washed o ; 6the flood, Estes Park
discovered, to its surprise, that i e • the lack of affordable housing,
virtually all of their emer4 sponders, policemen, firemen,
my
nurses, youngdoctors, tea - s, service and hospitality workers wereptY
unable to make their de it trek from Loveland, where they lived, to
Estes Park.
As a res , the ere required (sic) a great expense to establish a
helicopter that shuttled people back and forth from Loveland to
Estes Park "• •proximately a year while the road was rebuilt. This
serv- t i ;r wake-up call for the need to address the issue of
het fiordability.
its credit, Collier County is not in the same situation as Estes
1
Par . The issue of housing affordability has been a subject of
conversation and study here for years.
The panel is quite impressed with the time, effort, and quality of
work that has been invested in this subject. Many of the
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recommendations we will have today will mirror and, in fact, ratify the
work that has already been done.
The real need, in the opinion of the panel, in Collier County is for
action and implementation. This will require political will and
leadership. Not all of our recommendations will be universally po• p ar
with the community at large, but they are, in our opinion, esse ., r
the long-term viability and sustainability of Naples and Colli . ounty.
This will also require the understanding and commitmen • e
P
community at large.
Naples and Collier County are, indeed, paradi to keep it so
will require adapting and preparing for the gro >i
to
to
occur. An integral part of this will be develop' '-„ plan and working
to ensure housing that is affordable to all o, ou citizens.
There are five sort of core strate i-4 . ! e're going to explore
with you today: Regulation in groIN, -gulation in governance,
increased supply, to maintain and r e existing supply, enhance
transportation options, and the u of wages.
At this point I'm goi' the session over to our panelists to
affordability and possible solutions.address both the issue of h Mg of o ty
Following the corn•letiwi o their presentations, we'll open this up for
questions and co• q ents.
MR. COA So during the panel's discussions with the
communi w and what we think was consensus around the
problems AI` •ad sing affordability, namely that there was an issue
regar
r, topic, however, we also found that the various
d and perceptions of affordable housing created a scenario
w '
E
t was difficult to communicate and effectively understand thisiv
prob em, leaving confusing and misaligned goals as to what the
problem is and how to address it.
Considering this, the panel recommends that we reframe the
problem of affordable housing or housing affordability around a
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concept called "cost burden," which we think is a more appropriate
term to reference this topic.
Cost burden is effective because it doesn't focus on one's income.
It focuses on one's ability to afford housing in a local market regardless
of their income. It's a long-established term that can be modifiedNit.ed
on local circumstances but, essentially, if a household pays mokdba
30 percent of its gross income towards housing, it is consider6.4ost
burdened. If it pays more than 50 percent, it's considere.a '%rely cost
burdened.`
Typically, policy should -- from a policy stan. - to create a
sustainable community, that community shoulo a lo - e amine ways
IP
to mitigate cost burden, understanding that som,v . o. e choose to pay
more for their home but then many are inv 5 nt.rily cost burdened,
ollier County, two outandtopreventseverecostburden. Loc , ty,
of five households are cost burden F 'aW•ne out of every five
households is severely cost burden f4lip
But who exactly is cost b eo,°-d? It's people from across the
community in many diffe t 'tors and circumstances. In particular,
we grouped five core area workers that we think are of particular
note. Those are cluster in public safety, healthcare, education,
service workers, entry/middle level professionals.
Togethe se b sectors make up more than 50 percent of the
county's l. .or e. And while there are variances in terms of the
income ran!f,r nd household sizes that define people who work in
these, 4 . .: generally, they make, collectively, up to about 150
p area median income and have cost-burden issues attributed
tosectors.1,
They represent first responders, educators of children, healthcare
providers but, just as importantly, people in these groups are
responsible for the high-quality lifestyle that makes Collier County
such a special place.
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We took a verepresentative sample of jobs within these sectors.p
Hopefully you can read that, or just know that they considered nurses,
teachers, firefighters, service workers, et cetera, and we compared their
typical entry and median-level incomes as a representative example
against the median gross rent and the median sales price in 2015.\
f
1
And by the chart, even if you can't read it, you can look atittb
colors; green means not cost burdened, orange is middle cost44
burdened, and red is severely cost burdened and just, wit. 0
representative analysis, see that a substantial amount • zthe sample
we took will be cost burdened, especially when -- t o ' . , ity to afford a
home.
But there's still a substantial amount of co r•en when you take
the median sales price and cut it in half fors ou( $200,000.
Importantly -- it's also important t e An another sector which
included low to moderate income s s ' ental health and support
services, households that require ht and very low income residents.
These residents are in the co • and there is almost -- there is
virtually no effective hou , iply to serve these residents, forcing
many of them to leave the .. nty or, essentially, live without good
access to housing and svvices. It's important to consider a
wraparound holiapproach particularly focusing on the sectors that
we pull out, b \ .lso ese residents as well.
We w.nt 90 beyond the surface of cost burden because it's not
just about .7-come compared to housing price or rent. Cost
burd- 1. . -s much more, and there are local factors that make
Ce aunty -- that exacerbate the issue of cost burdened locally.
Th - ' dude homeowners insurance, which is among the highest in
Florida; flood insurance that covers a substantial part of the county;
typical HOA fees; all things that, when added on to an opportunity to
own a home, reduce the purchasing power of a given household or
individual.
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Additionally, in many ways, Collier County is more expensive
than neighboring communities with more -- groceries being 11 percent
and restaurants generally being 22 percent more expensive than Fort
Myers.
Even more crucially important is the issue of transportation.
properly address housing affordability and, therefore, cost bur. & , e
must also consider the topic of transportation, because it is t w : two
factors combined that make up a household -- the major o .
max;
household's expenditures.
For a household making 90 to 100 percent of . . edian
income, the housing and transportation costs as -;at-d by the
Center for Neighborhood Technology to be 75 rent of gross
income. And based on that amount, they a e that only 15 percent
of residential neighborhoods within the are accessible to people
who make that amount. That 90 to i ! • cent of AMI is pretty much
that middle ground of the workfor % i t we showed earlier.
Given your location near • E 4 yment centers, transportation
costs can go up 5 to 10 p your gross income depending how
far you go. We know that s--third of commuters already travel 30 or
more minutes to work. ogether, these come together to show an issue
not only of cost den and affordability, but also recruitment and
retention of 1. 4 . fo e in all these sectors.
What' als. portant to consider is -- beyond affordability is
availability i quality. Homes and rental units at the lower end of the
price, sp'.y be affordable but they're also indicative of potential
q o maintenance issues that provide situations that are not ideal
foIV y people trying to just afford housing within the community.
But when you consider availability, that's even more important,
because one can quantify the total number of units possibly available
to certain income levels, but what's just as important is what is
available in the market at any given time.
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We took a snapshot of what was on the market at any given time
for those who make 80 to 100 percent of area median income. It's not
a perfect example. It's representative of what we could find easily on
the Internet just as researching for homes.
We found that single-family homes available, there are 125; s
than 4 percent of the total inventory of homes on the market. n
65 and 250 condominiums, most of which were one and two
bedrooms, which the supply may be reduced because we Oot
consider HOA fees in this analysis.
But, more importantly, we found that for sin 1 ly andg
condominium rentals there were zero below $1 nth, and only
23 units, all of which were one-bedroom apartn s, at were
available to this income. We would reco n that any housing plan
to determine hues of availabilityonlookatdatafromthepast
top of just raw cost burden and affs . .1 ' .
Taken together, we get what we used the term the
Hodge's University example.
b
ample has been mentioned to us
many, many times durin• . .. t4lie here where police officers, sheriffs
deputies live in Lee Coun an take their car home, but because theyY
live in Lee County, arlit Hodge's University, and then continue on in
their own persorkalfar. This anecdote matches up with data to show
that it's an in• ive "ssue relative not just to the lower income tiers of
the comm ity t to the very people who are responsible for
delivering ' v ' es within the community and the fact that it's a
com. I of housing and transportation costs that create this issue.
hen we consider the future, we must consider that the county
po .
y`
ion growth is anticipated at 58,000 households by 2040. It's
u own whether the proportion cost burden, the percentage, will
change over that time. But if it stays the same, 11,000 more
households will exist in Collier County that are severely cost burdened,
not just cost burdened.
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1
Median home sales prices and rental rates are at peak or beyond
peak prerecession levels, and there's no indication that growth will
abate or that the demand for high-tier households and rental units will
slow, creating an issue for many.
There are also additional threats to consider. Interest rates ar= 1
the rise. Just a 1 percent rise in the interest rate can impact 5 p - 'or
more of one's affordability for a home.
Gas prices have been significantly low. The impact+ o ollar or
two dollars in gas prices, and so many people, so man - t .ents
already live farther out from the community, could stantial.
So the challenge we hope to address is hI o C•llier County
address both its existing problem and the future e d.
MS. McMANUS: So with that, wha - tried to assess this week
was the vision: Who does Collier C9u140 to be when you grow
up? What's the future look like? S,Ian did a really good job of
showing you and illustrating some ilk e raw numbers around that, but
we wanted to go a little bit of v deeper and try to understand what
do you want in your co . oving forward. With these various
households and individua • if oving in, this influx of change coming
upon you, what do ou xan to be and what do you want to look like?
And althouwe heard a wide consensus on the issue of housing
affordability,t didn't hear a firm consensus around was that
vision; who o bk ant to be and what you want to be.
We diel ever, hear some key themes, some issues that folks
are c o 1 fus_ s with, some aspects and qualities that folks clearly love
a v, o continue to grow and thrive. And we wanted to make you
a o f those, because these were all things that we took into very
care 1 consideration as we were thinking through our
recommendations for affordable housing.
So those themes included maintaining Collier County's reputation
as a premiere tourist destination. That's clearly a huge source of your
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economy currently and a source of pride as well for the community.
Growing and maintaining your strong real estate base and
particularly retaining steady values in that sector. Also retaining a safe
and healthy community. We heard often about the Blue Zones and
how thrilled folks were with the growing push towards healthier
I\
lifestyles and more mobility options.
Enhancing and sustaining a visually attractive and aesth ' a y
pleasing community was a clear priority as well. We kn• lit u love
your medians and beautiful landscape lawns, honestly - ere pretty
stunned by on our morning jogs.
Ensuring an efficient transportation syste .,, a of only a goal
moving forward, but also a concern. We heard " l• f concerns and a
lot of fears over the current traffic congest' , or oblems that the
county'scalreadyfacingandthoseco 01 inuing to grow as well
as the county grows.
Diversifying the local econo s a theme that we heard folks
talk about often but, frankly, w ,114 't hear a lot of deep detail from a
wide number of people a
r
l •w that was going to happen or what
that was goingto look like it d given the current workforce issues
that are facing the coun in regards to affordability of housing,
lifestyle, and coliving, this is something that needs to be very
carefully con i -re oving forward.
So gi en there is potentially some questions around what the
vision of OPP County is moving forward, we did want to give a few
snap .111... 4 hat we thought might be inevitable outcomes or
sc-
oma; liven a future with action on housing affordability and a
k - ithout action.1
So these scenarios are certainly not prescriptive and, obviously, it
just sets sort of two bookends of the spectrum. There's a variety of
interventions and a variety of pathways that can be taken between
these two bookends, but we did want to paint a picture of what we
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thought could happen with specific interventions around housing
affordability and what would likely not happen as a result of continued
inaction on the subject.
So in a future without action what we really see is a continued
loss of workforce and talent, a "brain drain," if you will, out of the
county, and I use this phrase specifically because it's one we h- . •
often when we were talking with the over 90 stakeholders or : hat we
interviewed and discussed. 0
As a result, you'll have just exacerbation of the kb_ - University
example with folks maybe not leaving their cars in sity parking
lots, but certainly experiencing longer commu a
9 to distances,
incurring greater costs to their households as a s t •f those
commutes, and also greater stress upon yo, tra ' is systems, greater
congestion as well. As a result, your .tr.. • k.Otion costs and costs of
maintaining that infrastructure are _•
4 ' .
rise.
Also, you're going to have a d% ased tax revenue base. If you
have a middle class that's wor • . the county but actually living
outside the county, they're 1 "• to be going to the grocery stores
where they live near their - _hborhoods. They're going to be ppickin g
up their dry-cleanin. pr9bably in those neighborhoods, going to the
barber in those -; •hborhoods, ordering pizza and going to the local
restaurants in 'i ark¢• near where they live, and Collier County will
be missin, out all those tax revenues and returns while bearing the
brunt and t t . 4 rden of the stress on the transportation systems.
lt, the diminished attraction potential for labor and
i •i• .
A - f ill come online. If employers don't believe that they can get
th ., • a ropriate qualified talent and workforce base here in Collier
County, they will be less likely to move to Collier County and move,
instead, to the areas where workforce is plentiful and there is a labor
supply pipeline for them to access.
However, there's also the future with action. Again, not
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prescriptive, but we do feel that with appropriate interventions and I
thought and consideration around affordability issues, Collier County
is really poised to continue to sustain an employment base that actually
lives here within the county. As a result, they will be spending their
money and time in the county. Not only their tax dollars going to
a
e
grocery stores, pharmacies, et cetera, but also actually spendin
time in county areas where they work and play, increasing th erall
sense of civic engagement. 0
YYou'll have a stronger middle class and labor po o . result,
with greater attraction potential for business and in 1 and reduce
stress on transportation systems as well.
So, again, those are just two ends of the sp ct as the panel
sees them, but we wanted you to be aware a the potential areas that
you could be growing into and could b o'.40 g into, depending on
what actions are taken in the near M
So a vision for Collier Coun % we said, we know growth is
certainly on the horizon. So w is1 't important now to really lock in
who you want to be and t f o want to do and how you want to get
there? Well, there's a numof reasons, and I think it really goes
back to what Ian just ill trated and exemplified a few slides ago when
he talked aboutworkforce base that is currently cost burdened here
in the county.es re the people who are educating your children,
who are m.kin_ our streets safer, who are making your boulevards
more beaut n e folks who make Collier County so special and so
magi give you that perfect blend of Mayberry and Rodeo
D y're the folks who can no longer live here in Collier County.9 AIRMAN TAYLOR: I like that. That's great.
MS. McMANUS: And it's going to continue.
And it's difficult to gauge, however, how you create the
appropriate policies, how you create the appropriate priorities and
incentives when you don't understand what those people need and want
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as well as the rest of the folks who are living here in the county. There
needs to be a widespread consensus and understanding of that vision so
that you, as commissioners and stakeholders here in this room,
understand where to act, where to invest, what to do in the events and
circumstances of the growth that is certainly coming your way.
As we feel -- the panel sees the status quo in Collier Co
only going to serve a limited number of people for a limited . - ,aunt of
time and that you have an option here before you where elti n either
4
lead this growth or this growth can lead you. You ca ,, • :-r take the
future by the reins now and begin implementing, pr -ely, the
solutions and interventions that are needed to a_ at could be a
crisis, cutting it off at the quick or evolve with i a d hen have to deal
with the results and ramifications later on ' he ture in a reactive
capacity.
So how do you get there? H•> , 4 1 .0 get to this vision creation?
How do you get to this point? Wel lit lnkly, the panel doesn't feel that
it is our job to lock this vision ' o ou. This should be a
self-directed exercise.
And, frankly, lookin17 the people in this room today, looking at
the folks who were *oining us on Sunday night at the community
reception, you h so much incredible stakeholder engagement. You
have a numb st ' g committees, you have a number of task
forces, yo ha ally incredible homeowners associations, you have
a reallyfarm network and platform already in place to start
hamV, • '', at the vision of the future looks like, what folks in this
c actually want their future to be.
erefore, we feel that it should very much be a self-directedIt'
exercise inclusive of all stakeholders, all segments of your very diverse
county, and really reflective of their needs and concerns moving
forward.
We do, however, have a few recommendations on what that
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vision should include. Obviously, key considerations around quality of
life. The healthy community aspects, again, were something that we 1
heard very often ensuring that those specific qualities are uplifted into
a vision we think is really critical. A wide range of housing options
across the county is vital as well, and we think any vision that the
county creates should be inclusive of that.
A thriving economy, whatever that means to you. Whet$4 s a
more diversified tourism base that brings in both the hi_ and the
middle end, whether it's bringing in clean tech and ne 4/1"
1" ®• anced
manufacturing opportunities; all of these are option- l' .4 ou can
pursue in the future. Driving that home and re.,
y .
Ill •into what that
means and looks like should be explored in a vio ng process.
Accessible transportation options: I t 461 .As we've mentioned
several times, the stress and congestionj our traffic systems are
a clear concern; addressing that thr ision, what that looks like.
Whether it's increased public transi ether it's potential bus rapid
transit, increased mobilityo ti p ose things should be explored and
identified. What does 034
r 'unty want to look like in terms of
how it moves people acro ,•e county?
Also clear directives to governing entities. Give the folks who've
been doing so milegwork and so much extraordinary research and
data diving o eg r basis, give them a little bit of a directive;
where sho ld be going in their work, in their policies, investments
and im.le ki ions.
that, we have some recommendations for you.
4110
4 ` HAPMAN: Okay. Thank you, Lacy.
how can Collier County meet its current and future housing
nee a s? One component of achieving that goal is adding to the existing
supply of housing available to households at a greater variety of
incomes than currently exists.
I have good news to share, and that is that several strategies
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include simply making improvements to existing procedures and
vehicles rather than creating new programs from whole cloth. There is
no need to invent -- reinvent the wheel when there are existing
structures that support the development of more affordable housing.
A housing trust fund is an example of a national best practice at
Collier County currently has at its disposal but is not currently Ai ;.
There are more than 700 housing trust funds nationwide, an are
often a critical element of a jurisdiction's overall housin: t° i y.
Collier County's Housing Trust Fund should be sustai P . and
given the longplanningprocess involv-.,Sousinpredictable g
development. NI1,
10Findingrevenueforahousingtrustfundisat can make them
challenging. Other jurisdictions have fun. itth trust funds through
lir
sales tax, real estate transfer taxes, link. : =.1 as part of a zoning
ordinance, inclusionary zoning-in- - , , condominium conversion
fees, demolition fees, and hotel an o t,.fel taxes.
The rest and most comm. e:r -nue source for a county housing
trust fund is a document g fee paid, a fee paid upon filing
varioustypes of official d e
a
w
ents with the state or local government.g
This is one of the few r enue sources that most counties can commit.
Existing deoper incentives have clearly failed to change
existing deve 2 a patterns and allow for greater production of
housing of ord. - to a broad range of low- and moderate-income
households.ese incentives should be reasonable, flexible, and allow
for cr
rt
4 artnerships to produce new affordable homes.
ii LI panel recommends that bonus density should be
re. - sed to allow for more mixed-use development and greater
efficiency of land use throughout the county. The issue will be
discussed in greater length by my colleague, Joanne, but this program
needs revision to allow for higher densities to ensure that additional
mixed income, mixed tenure, meaning rental as well as
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homeownership developments, are financially feasible.
Examples of this type of increased density includes Bayfront and
Naples Square at more than 20 units an acre rather than the average
two-and-a-half in other residential communities.
The density can also be flexible to allow for complementary
adjacent uses and to reflect difference preferences in the urban
rural areas.
Impact fees are an often cited source of frustration t
4
e
creating both market rate and affordable housing prod The high
fee structure, however, reflects the limited sources . .le to Collier
County to support development of all types.
The ULI panel recommends a review of th i p.ct fee structure
to incentivize a spectrum of housing types 4 d s zes in light of overall
square footage. Further, the ULI par el r o tft ends that the current
impact fee deferral program cover n of income-restricted
housing regardless of whether it is le-family, multifamily, senior,
or special-needs housing.
Expedited permittin• •dy also currently in place for
housing develo . -nts. It could be improved to ensure thataffordableogp
it includes multifamily p well as single-family.
In additionaking enhancements to existing tools to create
affordable ho g,I panel recommends tailoring several national
best practi es t ollier County's unique characteristics in order to
supplemen Y . .1 ability to meet your current and future housing needs.
ary zoning is a really critical tool used successfully to
al a. 'ply of affordable housing options by linking to the creation
o ' . t et-rate housing. Inclusionary housing programs have beenmili
uses across the country since 1972 and vary greatly in terms of their
structure and requirements.
And given the underutilization of the density bonus program
currently in place, the county needs to consider a more proactive
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means by which to increase the supply of housing for all of its
residents. And while these programs may not produce a great volume
of units, it has the unique ability to provide choices for residents to live
in communities with better access to transit jobs and schools.
One example that may be worth examining in greater depth Nis
applicability to Collier County include Montgomery County,
Maryland's, ordinance, which is widely recognized as one of most
successful of its kind. 0
The moderately priced dwelling unit program, or x I0 U
program, has produced more than 10,000 affordabl F- • 0 F$ ~ing units just
during its first 25 years in existence. The prog;1 ,.• •rovided a
means for its housing authority and other non-p • housing groups to
purchase additional units as well.
The MPDU program includes an ' I. • e sliding scale density
program from 12-and-a-half percet•ercent for bonus density
depending on the number of afford units produced. Units remain
affordable for 30 years for ho I ership and 99 for rental.
When the control pe 41 i ires, housing authority and other
qualified nonprofits has th p ortuni to purchase these units to set
aside for rentals that wi always remain in the county's affordable
housing stock.
It's impoa t t ote that IZ programs can be flexible in
implemen .tio fit the needs of the county and different project
types. For tpie, Collier County may want to allow for the
prow' • • Vnclusionary units to be produced offsite, payment for
u ' . -e in lieu to the housing trust fund, or by allowing
pa ships between for-profit and nonprofit developers to create units
that est fit their respective business models and expertise.
Mitigating the cost of land, something that is fixed, limited, and a
significant challenge to all developers in Collier County, can be
addressed through vehicles such as a community land trust as well as a
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program to designate public land for public good, such as affordable
housing.
Community land trusts operate throughout the country. They're
usually a non-profit community-based organization whose mission is
to provide affordable housing in perpetuity by owning land and le , ng
it to those who live in the houses built on that land. Commune . •
trusts allow for successful homeownership opportunities for
generations of lower-income families. 0
A related structure -- approach to the community , trust to
consider a ground lease is -- both dramatically redur . d cost to the
developer, ensures long-term affordability for ing on that site.
And the City of Naples has used this appr c' s ccessfully in at
least two instances that we're aware of, as mi
F,re Cay and the Carver
Apartments.
Another strategy the county c lement immediately is to
undertake a review of the currentl ti• • inventory to identify parcels
that may be available for hous. • • elopment opportunities. Through
a cross-agency strategy,
411',
11 •
seek to find ways to engage with
community stakeholders t entify possible sites and building
intensities.
A related pof using public land for public good is to co-locate jiiraffordablehog ' h the renovation or creation of new public
facilities. w ne essful example includes building affordable housing
for seniors rent to a new public library, if you can see that little
tiny e p there, this development is called the Bonifant in Silver
S
d last, but not least, it's important to note that it's not the sole
responsibility of either the government or the private sector to provide
for the housing needs of all residents. The best way to produce housing
effectively that meets a broad rather than narrow range of housing
needs is through effective public/private partnerships. And some of
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the key elements of that include a shared vision, clear roles and
responsibilities, consistent and coordinated leadership, and frequent
communication.
Just mention one other -- one potential opportunity for Collier
County to add to its supply of affordable housing is to take advant e
of vacant underutilized retail sites along major transportation c ' ,I, ' s
through conversion to multifamily residential buildings. Thi u d
possibly accomplish several goals simultaneously, inclu. • . -turning
underperforming buildings to tax rolls and generatingsue for the
tycoun , providing an option for rental-unit apartme saik n ng existing
transportation corridors without the need to cr 4 - n i i frastructure.
IP
The county's rental -- regular rental housiri s• eys have found
vacancy rates in multifamily rental build' _ ° to •e extremely low, at 1
to 2ercent indicating a significant and for rental housingpg
options. Ne
Next slide.
One of the most cost effend efficient means of providing
affordable housing is to 'i l he existing supply. The National
HousingTrust finds that r-•vatin the existingproperty can beg
one-third to one-half as xpensive as new construction. Renovating
older properties 0 -s not require new land for development, takes
advantage of tiri °infrastructure, and reduces construction waste.
Ther- an isting renovation code available to developers
looking to
th
11 I ish existing properties. The county should encourage
the uI.code through incentives mentioned previously such as
e d -
l - permitting and inspections and by reducing or deferring the
as ted fees.
The county can identify opportunities proactively by tracking
properties with expiring affordability covenants, such as -- using such
resources as the National Housing Preservation Database to ensure that
existing rental properties remain affordable for the long term.
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The county should also explore implementing a right of first
refusal to purchase, either by the county or by a qualified nonprofit
partner, expiring used properties to prevent the loss of any housing that
is currently affordable to low- and moderate-income residents, and that
may also mitigate the potential effects of displacement.
With that, I'm going to hand it over to my next colleague.
MS. FIEBE: So another set of implementation recomm6Aations
relates to changes to existing regulations and the way the x*.. ty is
governed.
A lot of quality planning work is taking place • ' ‘1141her County;
however, the panel recognizes that there are ' ems-r a if'iculties,
unnecessary costs, and a lack of predictability ' d e oping affordable
housing projects under the current county to .
While external market forces play ole, the county could
reduce approval times and costs w r easing predictability. This
can be achieved in three parts: Fir-% +dating regulations to encourage
affordable housing in desired . econd, permitting higher densities
within certain activity ce S raprojects that include affordable
housin • and third, revisi .;t e governance structure to streamline theg>
process.
Good code e the foundation upon which great communities are
built; howeve urr t land development codes in Collier do not
consistent) su rt growth in existing urbanized areas, those
k
generall
l't .f Collier Parkway (sic).
a • the Land Development Code is geared towards
la _planned unit developments. Conversely, small-scale
reFa - opment, and infill sites in already developed areas are
chal enging to consolidate, may need to address adjacent uses and
neighborhood concerns, and often require additional density to make
financially feasible.
While difficult to develop, these projects can yield great benefits
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by placing residents in close proximity to existing transit, employment,
and shopping.
So the first recommendation is to perform a comprehensive
rewrite of the Land Development Code to differentiate between urban
and rural areas. While Collier County routinely amends portions o 'ts
Land Development Code, consideration should be given to i(bo
implementin a smart code system to, in part, encourage theg
development of affordable and mixed-income housing. codes
are designed to differentiate between urban and rural • ;; ions,
reflecting different characteristics and priorities fo .; oss the
county.
IP
One focus should be to stimulate and acco o•ate infill growth
while encouraging affordable
bonuses
housing. T an be accomplished
through residential density bonuses, i .,-,i., heightg
reductions in parking requirement s cations to buffers, and other
incentive-based measures.
In addition to creating a s,r s - ode, there are a number of
revisions to existing code' . ;n make it easier to develop affordable
units, specifically in the u • areas, such as reducing parking 1
standards. Consider est fishing a standard percentage reduction in
minimum parki equirements for the urban portions of the county
where transit is , opportunities to walk to shopping and
employme•t, o here shared parking opportunities exist.
Tihrle s P i is to create well-defined compatibility, building
mass A . 1 .;'buffer standards. The panel heard about a number of
re s ., =elopment applications where compatibility issues with
as - t neighborhoods feel distrust between the community and
deve opers. These conflicts are, in part, due to a lack of clear
expectations as to what should be required.
For infill projects that include affordable housing, this lack of
certainty causes concerns for homeowners about property values and
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existing views while also unduly burdening developers.
Another is to permit guesthouses as accessory dwelling units.
There are a number of existing guest homes, predominately in the
eastern portions of the county that, if permitted to be used as rentals,
could have an immediate impact on the supply of affordable renta
housing. Additional rental income could also have a positive i. IN
era
for those families who rent the units.
And lastly in this section is to encourage efficient si
infrastructure requirements. There are a number of o 3• land
development expectations that we heard about thro : r interviewsp
that add unnecessaryexpense to projects. The e•NP. e ents further
exacerbate the challenges to providing affordab i s.
Examples include certain streetscape +u' ements, right-of-way
co mmitments and others that somettmqv
44 en more burdensome
than regulations in Lee County.
So the second set of recomme s` ions relate to targeting certain
activity centers for significantl er density with the provision of
affordable housing. Coll'foe ntly has high concentrations of
housing in particularly to nsity areas of the county.
A healthy mixed-i ome community should have higher densities
to promote a wa s .le environment but not high concentrations of
low-income 9 in one place.
Mixes-in `•, e communities are a market-based approach that
include div busing for people at a range of income levels.
Mix e communities are healthier than homogenous
to • • e neighborhoods because they prevent blight, support
up711741 mobility, and help retain property values.
So the first of these is to strengthen the affordable housing density
bonus program. Current maximum residential densities permitted in
the county is generally 16 units to the acre and only within specified
activity centers and when affordable housing is provided.
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While maximum buildout density is frequently not achieved in
large planned unit developments, these smaller infill sites in the
western portions of the county will need additional density to be
financially feasible.
For example, 30 units to the acre may be a more realistic
1\
maximum density to provide incentive market-rate developers
provide affordable housing.
The second is to identify strategic opportunity sites Oder
further density increases in limited areas -- urban area R • as the
bore/Gatewa CRA where hi - ual' sit facilitiesBaysYTrianglegghq
along transportation corridors could be provid-
And I just want to briefly explain the trans` o at on corridors.
That map is very -- is definitely too small, d t the purple lines are what
we sort of went through an exercise ,i
411' g at a framework for
the county and where you might w: ,N ok at transportation
corridors as they relate to where theIlk ivity centers are in the county.
So there could be a broader ex-that looks at land use, densities,
transportation corridors,t ' dable housing altogether.
Finally, the third set • -- the third set of recommendations is to
streamline the project a roval process when affordable housing is
provided. And tkilS,st of these is to expedite plan review and increase
administrativ-..,:• alfor select cases. While there is expedited
constructi. pe 's it review process, this should be expanded to include
Comprehe lan amendments and zoning approvals.
Com: ve Plan amendments could also be reviewed concurrently
w' _1 ' g changes for projects that include affordable housing.
nsideration should also be given to increasing the number of
administrative approvals that do not require Board of County
Commission approval to streamline the process and provide greater
certainty.
And, finally, land use decisions are largely decided in Collier, by
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the five-member Board of County Commissioners here in front of us,
by supermajority rule. According to developers, there is a great deal of
uncertainty in knowing whether or not a zoning application will be
approved due to the ability for only two board members to veto a
project. For projects that include affordable housing, this lack of
certainty is a key impediment to project viability.A‘b
Additionally, while all board members are charged at lY g at
the county as a whole in general, there is no at-large boar •tbers
who specifically are charged with overseeing countyw:' -P- '.sues. The
panel recommends to change to a seven-member be •. d reducing
the supermajority to a five-of-seven approval • • e I ' adding new
board members is not feasible, reducing the sup aj ority requirement
to a simple majority is also recommended.
Thank you.
MR. ORFIELD: So the first ed you, Ian talked about the
analysis of your need, and we thi there is that, and then we've
talked about, the panel has, bo ry and Joanne have talked about
what are some of the met i and the procedural things that we can
do to make the county mocouraging of affordable housing, and
we've also talked about pe vision that we need to do.
But the goo,. a uestion might be is what does all that mean? What
does that aclo• ' like? So we thought the next section might
dedicate j t a e bit of time to understanding what the face of
housin_ mi' .e, what the face of affordable housing might be in your
coun a , • future.
e've got together seven case studies. There's a range of
di j t ownership options. Some of them are for sale, some of them
ownership, some of them are rental. There's a variety of scales as well.
Some of them are quite large, and then some are very small and single
focused.
We also, then, have a variety of aesthetics, and these are a series
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of examples from around the country. So part of the aesthetic variation
relates to where they are in the country and the traditions and the
architectural heritage of those places, but they also relate to where they
are in the city.
And so even within the city of Collier -- or the county, we w d
expect that there would be a range of different expressions.
appropriate closer to the beach or to the City of Naples is not
necessarily appropriate for the eastern side of the county. 0
So with that, though, it's also important to realize
iii,,
d hese
examples share some common values, values thatwouldp
make a rich environment for Collier County, a 4 so*
lir
o those is that
the units all have a residential scale. They feel le1.ces where people
live, and there's a sense of action and vari- to e masses.
They have an inclusion of mearin• . = .it, and I think that's
really an important thing. That's p.at makes Collier County so
wonderful is when you walk down \- treet, the variety and interest in
the houses that they have, the . e$ i in the landscaping. So all of
those things you'll see in amples.
YThe also have kind.: rich tradition, and there's different in
each slide of what the trnsi ional space is. Is there a porch? Is there
an arcade? Is tha balcony? How do those transitions from inside
to outside hel tab ' h the public community as well as the private
communi ?
There . . . a variety of forms that you'll see in all of these.
They'a " le-minded in terms of a repetitious element. There's aYngle-minded
ithelps people identifywith their placetoc ; ity going on, and p p p
w hey live, their unique experience.
And then, finally, perhaps the most important thing is these
projects are all interested in making a public space. So in addition to
the residential unit, which is very important where people live, these
projects all sense the obligation that they have to the community where
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there -- it's not just the residence, but how these residences all go to
make the public forum.
So the first one you see is Cassidy Ridge in Telluride. And
Cassidy Ridge -- Telluride, in general, is a much, much smaller place,
but it does share some common functions or common attributes w
Collier County. It is an indescribably beautiful place which, b e
of its geography, is landlocked. That, in itself, drives real es values
to a very high level. There, typically sales are between $ , 1. and
1,500 a square foot.
That, obviously, then makes affordable hous. : 41.7," much in
demand, and typically the city of Telluride an., k 4 o i Village,
which are sister cities, have inclusionary zonal, i is a project that
had that inclusionary zoning, and the devec er this case chose to
build the required units within the proj tit same vocabulary that
the rest of their project was built in
The next two projects you'll s e in Indianapolis, and they're
single-family. They're not inc o ~.ry zoning. This is partial.
They're mixed-use neigh a. 's. And one of the things that's
particularly interesting ab• Kx he Martindale is the customizable nature
of this development.
So there isse condition for these homes that then could be
augmented in s both area and amenities depending on the
income lev-1 a he ability to qualify for the functions.
Fall lace and, I should say, the Martindale project as well,
both 2111 ave a great kind of variety of forms that really give a lot
o r to the space. One of the things that we found most
att e about when -- the panel, when we were reviewing these
projects, was kind of a sense of creation of the street, a creation of
great transitional spaces so that you'll see kind of porches where people
can meet the public, and the public can be greeted by them, but also
then the fact that there's a lot of variety. There's not all the same color.
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There's a difference in a variety of forms. And we think that within the
context of creating a homogenous community, that also creates variety.
One of the things that's intriguing about Legends Parks -- and you
can see that it's got quite a variety of unit sizes and acreages -- is that
the masses here are broken up into a variety of different forms. sN,have larger buildings and smaller buildings, townhome units. Tfithelpsgiveasenseofvarietyandrichnesstotheneighborho ,
there's also some significant elevated outdoor living spac. ' this,
which I think adds variety as well. AN.,
Lennox Chase in Raleigh is a slightly differen aiikeiWition,
whereas, in the previous projects we're lookin c . ' g a near-town
urban context, Lennox Chase is in a bit more su .a location.
Because of that, there's an availability of e 1 nd. i
And so one of the things that was cv. •n this was creating an
overall project -- and it's not very 1.. _ '37 units. But, actually, that
functions as essentially an estate het,, So there's -- a different
approach is taken to creating a gful vocabulary.
And because the la 1 able in this case, there's also an
emphasis on exterior spac- , d exterior amenities and covered outside
spaces.
Westlawndens is more dense. It's a very interesting project in
the sense that ' a ' ed use, but all of the affordable housing in this
case is sen'or h ing, and it's created in Milwaukee. One of the things
that is reall . e is that there's a series of different types of massing
units ` 1 . case it feels like the neighborhood was built over time,
a d
Sr
A .` ichness of not being homogenous and yet a series of
m - is and vocabulary that tie it all together.visAnd the last example, Columbia Park in New Orleans, is a very
large and very rich project. It, in two ways, really ties itself neatly to
the City of New Orleans. In the first case, it takes the planning
principles that have made New Orleans quite rich. Buildings are
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brought to the street side, making a vibrant sidewalk and street
experience, creating courtyards inside.
And, now, one of the benefits to that organization was that the
parking was shielded, and you also had kind of a private, secured
interior courtyard which helped mitigate the conditions of the
A\
neighborhood when it was built.itCb
The other great thing that it does is develop a really ric
vocabulary that really emphasizes indoor/outdoor living . it gages
the public as you walk by.
And, finally, one of the great benefits to this p is that it's
heavily amenitized, and so there's a complete .,M e ail, theater
P.
experiences, public function spaces, and plans ' chools.
MS. McMANUS: So because the pa is ooking at the issue of
housing affordability through the lenso V " den, we wanted to
address two issues that we think ar critical to enhancing
affordability options here in the co One of those is transportation.
So the Federal HighwayA istration recommends or actually
has analyzed that the ave- _ - 0 erican household spends about 19No
percent of its income on tr. i p ortation. If that household is in a
completely auto-de en nt or suburban context where they're taking a
car to and from hing, that actually increases to 25 percent of its
household Wets -t o ransportation.
If tha ho r- old is located near transit corridors, however, and/or
a walkable • i eable environment, that number goes down to 11
perce ,10
9 you're thinking of housing affordability, having a range of
trax • a rtation options and, as Joanne was saying earlier, really linking
those housing options to transit corridors and to transportation options
can really increase the affordability and lighten the overall cost burden
for a household.
So with that in mind, we had a few recommendations around your
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transportation systems. The first is really, as Joanne was speaking,
looking at how to best locate and target certain areas and pockets of
development along transit and transportation corridors. But in addition
to that, really looking at some innovative approaches especially given
the size of this county, which is huge, for some of your areas like
Immokalee and some of the farther more suburban areas, looki
park-and-ride systems, for instance, where folks can go and 6 . ' t eir
car at a parking lot, at, perhaps, Super Walmart or a dedi . eparking
lot, leave it there for the day, and either car pool, van I sr take a
bus into a job center or city center.
To that end, potentially down the line, ex ' . 1199 us rapid transit
or express lane service. This builds upon a lot :iree :eat work CAT
is already doing, trying to really target wo ilp.rce centers with job
centers but in a more direct, expedited 4
Las Vegas actually has a reall _ example of bus rapid transit
given that they also have a pretty silVicant geographic footprint but ,
obviously, have a very strong s . 1.economy as well with folks
really traveling to the stri P , • .wntown. They have established a
BRT service that connects:• s in outlying neighborhoods directly
into the strip which has pimmized their traffic congestion and
transportation stwhile also really efficiently and cost effectively
bringing folk m tlying areas into their job centers.
We a o r mmend that you look at your -- enhancing your
bicycle an• strian systems. And we were really pleased to see the
grea ita ' 'g efforts that have already been undertaken at the MPO
a 4k - level and the City of Naples as well really looking at how
to Mrtre greater bicycle and pedestrian safety. Obviously, we
discussed already the Blue Zones and the great work and community
advocacy going on around those. Figuring out the best ways to ensure
that those crash corridors and collision sites that have been identified
in some of your safety plans or addressed and prioritizing addressing
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those quickly and efficiently is really critical.
To that end, we really think that hiring a bicycle and pedestrian
coordinator would go a long way in actually drilling down and actually
implementing the great recommendations and those plans that you
already have, ensuring that there's better signage, potentially some
public awareness campaigns, greater education and outreach to 1,
enforcement officials, engineers, et cetera, to ensure the desi ne
implementation of laws and policies goes a little bit furth
Lastly, we really think that establishing a secure . Ning
revenue source for transit is really important to ma •1 re that CAT
can continue to meet the needs of Collier Coua flits residents as
the growing need for transit service is likely in e re with the
growth projections that we've already disc 4 ed.
Todaywith the appsAnd, finally, promoting a ride-sha £ pp
that folks have on their smart phon online social media
connectivity, ride share is easier thilk er before to do car pools and
van pools safely and efficient)
New Orleans has a to Q el with a green ride system. Our
regional planning commis _ • • actually implements -- uses a social
media Facebook platforp, a really simple way to see if somebody that
you already knod are already friends with is headed to Baton
Rouge for the o afayette for the weekend, and bum a ride with
them.
So the ery easy, very cost-effective platforms that are already
out t I. 1 • we would recommend the county explore and look into.
e second of these, I guess you could say, existential issues, if
y 1, that we looked at around housing affordability from that
cost-.urden lens was wages.
When we looked at some of the jobs that Ian described earlier in
the presentation, really, that 50 percent of workforce here in Collier
County, a lot of those jobs from the economic development
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perspective don't have what we would necessarily describe as career
ladders. So, for instance, when you start at an entry-level position in
some of those jobs, there isn't necessarily -- there aren't necessarily
various rungs that you can move up to a very high-paying, high-wage
position. A lot of those cap out relatively midway, shall we say, u he
career ladder, to use that analogy.A‘b
So because the ceiling is relatively low, we feel that the r
needs to be relatively high if you're going to increase affr to_'lily here
in the county. And as a result, we would really reco kuNI the county
explore looking at creating an enhanced minimum
iiikt7411
This can be
done incrementally over time to get to a 13- to7. •ur standpoint
potentially, allowing folks who live and -- who o n the county to
live in the county as well. lb
You have here on the screen a nu 1. ities who have already
implemented this. We think there'• . ays that you can do this.
The first is really looking at how t Vunty can raise that internally for
its staff, potentially also then e ng that to anyone who contracts
with the county and then t figuring out a way for passing policies
to push that upon the priva ector potentially as well.
MS. WRIGHT: T nks, Lacy.
So you hav ' heard a lot of new news, have you? We've said a
lot of things t
c •
ro bly you've talked about for many, many yearskktregarding ®ous b •; affordability in the county. And so what I want to
talk about
it o4• you can continue to bolster the programs that are
exist, to really communicate your message, to continue
c.. 3 ons both within this room and outside of this room.
lir, e believe that the county has done so much work, people in this
room have done so much work around housing affordability, but the
message is not getting out.
So we have a few recommendations around communication and
community engagement that we think are critical to really move the
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needle.
First, the county has already developed an affordable housing
database that tracks for-sale and rental units throughout the county;
however, we recommend that that be expanded to track units coming
online, to track their sunset dates so that the county has a clear
understanding of how many affordable units are available at a •w n
time.
We recommend that they include specific addresses 6 ioom
sizes, square footage, rental rates, for-sale rates, and n; ‘ •rhood
location so that everyone knows that affordability i s d throughout
the entire county and not concentrated in any •_7 •° c
We also recommend that you streamline t a sp ication process
for residents. We heard over and over aga\ ha there isn't a need for
affordable housing. Why? Well, deye 6 r-Os ve been offering it for
a longtime, but people weren't a e uh? What's that all about?r r r
Well, we understand that in th .unty developers are responsible
for accepting income verificat's t. •lications. The developers are
responsible for taking the ie?' 'is wage information, tax information,
analyzing that and determi g whether or not they qualify for
affordable units. Frankly, that is not a developer's responsibility.
They're not trai or this nor are they qualified to do this.
So we re o d moving that entire process to the county or to
an agent t .t is ' ed by the county such as a non-profit or a private
lender so t I at responsibility is taken out of the developer's hands.
They s • ave the skills, both hard and soft skills, to track this
prm! , d really ensure that residents are being matched with
a s le housing.
Again, as part of this we recommend that you develop a clear
marketing and communication plan not only around affordable housing
but around community building because, after all, the housing question
is not just about what you live in. It's about where you live. It's about
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how you're interacting with your neighbors, with your friends, and
with your family.
We've seen a lot of plans, we've heard a lot of technical
recommendations but, frankly, unless this is being communicated to
the public at large in a clear and concise manner that is understan le
by all, again, you will not go anywhere.
ACA
This marketing and communications plan needs to app a
wide variety of audiences: Current and potential residen
business community, and your strong philanthropic co nity. It
needs to appeal to people who are seeking housing 4 . 'pie who
support housing affordability, and to those wh t . e IlLp les. jIiIP
Language needs to be tailored around thos t i e- key audiences,
it needs to be culturally sensitive, it needs • .e :ge appropriate, and it
needs to be multilingual
Hiring a community outreach •6"st is key to this program's
success. This person should be ful qt. e and dedicated to
communicating the message o b , is unity building to everyone
throughout your commu
That community outr c specialist should be engaged in public
meetings, in neighborho d events, in church events, in all aspects of
community. Counity outreach needs to occur where people already
are. People ' of ome to these types of meetings. You need to go
to them.
Build vit •on the inventory of affordable, for-sale, and rental
Fq
units , F - •e mmend creating an affordable housing directory that's
a ' = to the public. This will, again, list both rental and for-sale
op'b , nities and will draw from the county's live database; however,ik
we understand that not everyone is comfortable with looking at
programs online, so we recommend two options for this database.
One, a web-based platform and, two, a printed document that gets
updated or amended periodically.
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For the seekers of affordable housing in the county, we
recommend employing a housing counselor or expanding existing
housing counselors' current responsibilities. An educational program
around what cost burden means is critical.
We had a gentleman come to us at our public town hall who 'd,
you know, I'm spending 70 percent of my income on housing.
really hoping that you can convince the county that I should pay
60 percent; 60 percent. He said, I have a wife and a bab i 1 e way,
and that extra 10 percent will really go a long way dropped.
Helping residents with household budgeting s e he canhY
understand wealth management, so that they c. • ' - s and how they
can take responsibility for their finances and be der h-mselves and
their buying power is essential. lb
Developing a housing resourced • t 1-ally critical as well.
And I know they're already in plac. is, I'm recommending,
include a first-time homebuyer res• _-s guide that talks about
housing assistance for down p. , 's t programs, renters assistance, but
also shares community re* °- , with people because, again, this isn't
just about how can I affor •usin but how can I be engaged in theg
community, how can I lx connected with everyone who lives around
me and not feel ' ated?
Your ph' thr• tic community here is amazing. You have so
much abili O, to 'se money, and we really recommend you figure out
en
how to eng =-° em in the issue of affordable housing. We understand
that a9 ft •n't want to subsidize other people's living. That was loud
aa However, the philanthropic community here could really
ra ound specific housing developments. They could rally around a
program or a day where everyone gets out and does facade and exterior
improvements.
We've talked, again, about all these policies and programs for
affordable housing but, you know what, talking about policy is not that
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fun. So I recommend that you really develop a community volunteer
program whereby you bring people together to grow awareness around
this topic. It doesn't have to be dullsville.
You can have planting projects. This picture, again, very small in
the lower left, was from one of our housing developments in Den
We had a day-long planting project whereby people came toge a
planted trees, planted vegetables, planted fruit, kids drew lift pA , c es
of what those things were. It was a great bonding experi- tif, When
you don't make it about class and you make it about c e ' ,nity,
everyone comes together.
Public art initiatives, welcome wagon pre 1 . yes in my
backyard" campaign would go a long way here.
For the skeptics of affordable housinN. e ecommend a
myths-and-facts brochure because, e . 4 ' folks, if housing is
affordable, it doesn't mean it's ugly. I w sn't mean that people who
live there are crime prone. We mu sunk all of these myths that
surround housing affordability . • . , in order to proceed and make
progress in this commun. ,
Finally, a workforce ' ' sing campaign would be amazing for
Collier County. We've and time and time again throughout our week
here that we do ' ant our teachers, we don't want our policemen, we
don't want ou -alt rofessionals to leave at night. We want them to
be engages w- ,,•nt them to be present, we want them to be part of
our commute abric.
1"
4 t ng people that this is what housing affordability is for,
t i- . 4 he people who it serves, is incredibly important.
A d d with that, I'll turn it over to Phil for a wrap-up.
MR. PAYNE: So, in conclusion, it is the opinion of the panel
that Naples and Collier County do, indeed, have a housing
affordability problem. We do not see it at this moment as being a crisis
but, if not addressed, the panel does believe that it will become a crisis
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and, giving (sic) the growth projections for the city and county, we
believe this will occur far sooner than you might expect.
This slide contains a summary of our major recommendations.
When the final report comes out, there will be more granular
recommendations. But all of these recommendations are intende
help the city and county provide a housing that is affordable to .
range of incomes found within the community.
First and foremost, we believe the county needs to i l i - I iately
establish a clear consensus vision on what you want t x- ` .my to be
and how you should move forward. Do you want t'0,
1" in a
community that is primarily dependent on reti iI e I.no resort
tourism for your economy, do you want to wor Illfro di ersify your
economy? Do you want to attempt to limi owth, or do you want to
embrace it?
Regardless of the answer to t1-1 stions, it is, in our opinion,
essential that you address the issue ousing affordability. It needs to
be a priority. Housing afforda. s absolutely essential to creating a
vibrant, sustainable co p i
While you may have .i e time to implement our
recommendations, time' o the essence. Failure to act now will put
the very things make your community so special at risk.
Maintaining • arm dis s both a privilege and an obligation. Dealing
with this i ue * • ,1 require political will, community will,
commitme `Otermination, a willingness to compromise, and in some
case g (sic) to sacrifice all in the interest of promoting the
co„ 1 -_ood.
behalf of ULI and this panel, I want to thank you for allowing
us to play a small role in helping you address this issue, and at this
point we're ready for questions and comments.
CHAIRMAN TAYLOR: Thank you very much, Mr. Payne.
I think we're going to take a 10-minute break to give our court
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reporter a moment, and then we're going to come back. We're going to
take questions initially from the Commission, and then we're going to
open it up to the floor with a mike that's going to be passed around. So
stay tuned; stay with us. See you in 10 minutes.
A brief recess was had.)
MR. OCHS: Ladies and gentlemen, please take your seat
CHAIRMAN TAYLOR: We have a slight change in itthekary.
We have some panel members that need to leave here by lko . So4withtheindulgenceofmycolleaguesuphere -- and t coming
back -- what we're going to do is take questions fro' " . audience
first, and then at that point until -- when you're s a ith your
questions -- you're very, very important to this - so, just as an
aside, we have Pat Utter of Collier Enterp • s here. We also have Al
Reynolds here of Stantec.
So you can see there's interes all parts of Collier County to
listen to these very -- this wonde ik. el we have and their
interesting and provocative gu. for us to deal with housing in
Collier County. 10
So that being said, I 6 1 '-ye we have a live mike. And so let's
start to see if we have aw questions. You don't need to come up here.
You can speak i '! your seat. And you can address your questions to
us, but I thise e your experts, so I would address it to them.
MR. 0 C •• Madam Chair, just as a point of order, if someone
has a co this would, I'm assuming, be the appropriate time to
mak- 1 fi, , .ent as well?
RMAN TAYLOR: Absolutely, yes, yes.iR. OCHS: Thank you.
CHAIRMAN TAYLOR: Yeah. Let's not narrow it down. Okay.
Don't everybody -- ah, good.
MR. KOULOHERAS: Big surprise here that I'm the first one to
stand up and talk.
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Thank you very much. Thank you to the panel. I've had the
pleasure of spending some time with them over the past week.
CHAIRMAN TAYLOR: Please identify yourself.
MR. KOULOHERAS: Nick Kouloheras.
CHAIRMAN TAYLOR: Thank you.
MR. KOULOHERAS: And thank you, County Commiss L , . r
bringing this forward.G
A very brief statement I'd like to say, not so much 1 ' ion, is
that as the chair of the Stakeholder Committee that yo
iii. ,
e
appointed, I will sayI believe I can speak on the en mmittee thatpppao
it is well rounded with employers, nonprofits, a " .' ts, the general
community at large, and we just hope that once 1-ayes us,
direction and action will happen sooner that-r.
We believe that we're at the poipt 4 e do need to take
strong action so we can jump ahea a a° curve so we're not dealing
with some of the issues that grou a, ft— +iscussed.
So thank you once again 6 r time, and I appreciate your help.
CHAIRMAN TAY 41,' r shank you.
MS. DOWD: Hi.s L.me is Louise Dowd. I'm a retiree, so I'm
not in any of the busine es that will be related to this, but I was very
much in agreem with what one of the panelists said that she heard
the residents e c my do not favor subsidizing other people's
living.
Now, I ` aid, I did hear some ideas here that I think would help
to sut • II- program. That is as much as we can do, support the
pry i ith existing resources. Not hiring more bureaucrats to
r , 0 e or manage the program but doing it within what we havep ' , . g p ' g
wou d help to sell the program, I think.
Also, I like the ideas of increased density and zoning -- relaxed
rules perhaps. I realize that any of these things we talk about, though,
do carry a public cost. So whatever we decide to do, that probably
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needs to be presented.
And would this be something that would go to the voters? That's
another concern that I have when it's finally, you know, a baked cake.
CHAIRMAN TAYLOR: Nobody else?
COMMISSIONER McDANIEL: Oh, there's plenty. They're st
they're a little shy.
i
At'b
MR. DUMORNAY: How you doing, everybody? Ant
Dumornay. Z 0
As I look in the room, you know, I see -- I don't \lot of
people from my generation. So speaking for them, - 1, know, many
people who range from the age of 30 and belo o •' e.lly don't have
a place to stay. More importantly, we are rent' 'o , you know,
people or rooming with people that we ba 40illy really don't know.
And I like the plan that the panel i of'_ forth that you can
actually develop affordable housin w es where you have vacant
lands such as on Bayshore Drive bteI Jasmine Cay. Also along
Livingston Road, you have ma i epty lots and things like that.
But for someone in ® :e m ration, we really don't have that much
time to actually sit aroun : a a figure out whether we're going to leave,
because many peo let I ow, we are leaving, you know, and
many of us can't d on to the places we stay. And due to the rules
and regulatio e r at of of developers have upon their land, that you
cannot hay- so - •ne living in your apartment for more than seven
days unless% re not (sic) on the lease. So that causes a problem for
us, b .m A` any people probably have a fellow in need or don't have
t to actually stay where they can stay just because someone
wa o provide help and actually have a place for them to stay.ilto
MR. NADEAU: Good morning. My name is Dwight Nadeau.
I'm a 50-year resident of Collier County, and 27 of those years was as a
professional planner in the community. Several of the board members
will remember me standing in front of you. Many of you won't.
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This is a great opportunity for Collier County. I made a few notes
while listening to the panel.
Panel, outstanding job. Really, really good ideas. I love the term
cost-burdened housing."
Commissioners, you have the tools in front of you that -- goiNs,forward with your housing study to look at the rural fringe as Az
the rural area to provide for greater opportunities for afforda r
cost-burdened housing in those areas. 0
You've got a residential infill provision in your L.,,,I„ r
Development Code. You could modify that to low hresholds to
allow for cost-burdened housing in that mann st .f'davits rather
than the affordable housing density bonus agre t, which does
provide for additional density. But one w., a you could expedite10
some of the project review with staff is 0 s t.Jfidavits, much like is
used in the impact fee section, to v. ' _ = e affordable housing or
cost-burdened housing would be ,' ed.
Conversion of commerci. esidential is just a fabulous idea.
We have some unused p Ing the major corridors that could be
improved with rental hous • fabulous idea.
We need to chang ur NIMBY philosophy to remove the
emotion from co 'deration and only weigh the compatibility issues.
I don't r„ th that reducing parking standards is appropriate,
but modify the elopment standards for those (sic) parking to allow
grass parki : , ,ecause grass parking isn't just for churches.
d density is not essential due to building massing in the
c•ax 1 for compatibility, but allowing the existing density to be
us ° essential. Perhaps you could increase the base density from
four dwelling units an acre to maybe six or eight, possibly. We just
need to use the opportunities that are available to us and not have a
community that's defined by urban sprawl by only having four
dwelling units per acre spread out all over the whole county.
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And, certainly, there would be consideration to the Coastal High
Hazard Area with the higher densities, and perhaps a housing mandate
to define the need and have a private sector fill the need through
incentives would be a good idea.
Thank you very much.
CHAIRMAN TAYLOR: Thank you.
MR. DWYER: My name is Anthony Dwyer. I'm in th 1
estate business. And in regards to parking requirements, qt ing
parking requirements, I saw some eyebrows go up. B e was talk
about ride sharing, like Lift and Uber, and also self g cars are
coming, so maybe there will be self-parking c. IP
So there might -- if you look, keep an eye
I
e future, there will
be a way where you can reduce that and it 11 -- won't impact as
negatively as if you did it today, so that' thing to look for in the
future. Ne
CHAIRMAN TAYLOR: Th.1' ou. Ms. Brainard.
MS. BRAINARD: Tha ery much. I'm Beth Brainard.
I'm the Executive Directo 4 • es Pathways Coalition, a group that
advocates for safe bikeabl alkable communities.
So I was deli: ted hear that you have included transportation
in this study, be . e it's not something unto itself. It's all part of the
same fabric. I that we're beginning to realize this in the
county.
I love 1 `` .ct that you have some data now that substantiates the
fact t- u -- if people live within areas where they can bike and
t ; i' % ' - alk or they can access transit, that their cost of
tra • irtation goes down significantly.
And I was also very happy to hear you talk about the attention
that we need to make right now to the crash corridors in this area
which, again, are directly related to areas where we have people who
are considered living in that sort of affordable housing and where we're
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having crashes and fatalities, you know, at an unprecedented rate in the
county.
Bike-ped system, yes. So we're all for it, and we see it as
addressing some of the needs of the millennials, people who are
deciding to ride bikes as a means of transportation. Certainly it's
doable here in Florida. You don't have to deal with the snow. 14,
don't have to deal with a lot of things that you do in other pl. tt ' And
it's a viable means of transportation, as is walking, if you lik the
connectivity and the access that you need.
So I hope that the Commission will continue t 1, about
transportation and take what ULI has taken int -- o ,.- "ed as a real
issue here in the county.
Thank you.
MR. DORNE: Thank you. This I ati vf s excellent. My name
is Dave Dome, and I live in Pelica currently serve on the
foundation board there. I'm not s. ilb g on their behalf
But over the past and in • i to er life I was a member of ULI
for 25 years, served on p I know the work and effort you've
done.
We recently went .it at Pelican Bay and bought two sites of
triplexes to housr, ,ur employees. We have a couple hundred
employees. e av 'a hundred that show up every year for six
months, a I w- +w house 96 of them. So that was one way to
resolve it. °P
111 • ii - of the private sector's going to have to go out and resolve
t ' on their own. But in doing that, I found that there is very
lit fordable housing, and we searched all over within a reasonable
distance from Pelican Bay, and it's extremely difficult, and we did a
study on the recent rents, which started at 8- or $900 a month and now
are way up over 15- or 1,600. So it could be a crisis here in the near
future.
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The one comment or question I have is, if you're going to project
50,000 new housing units, I think this commission, these
commissioners, at this point, since you're studying this, as you are,
you've got to look five and 10 and 15 years down the road, and I think
you have to pick a number. Do you want 10,000 affordable units. o
you want 8,000? Do you want 5,000?
A4 b
I think when this panel leaves -- they haven't given you-tuber,
but I think you've got to come up with a number and say Ws what
we want to have at the end of 15 years. And, you kno #N I at? Shame
on the elected officials if you don't have it.
t^ Ill
I think you've got to start now and say, in ,i e r e want to
start this. In three years, we want to have 800. 'IP 'iv years we want
to have 5,000. At the end of 10 years we 4i t t. have, or 15 years, a
certain number of new affordable hos' r dr.. That's the only way
TM.
you're going to do it.
We've all come out of the bus i • world, many of us around the
country. We've retired here, as 't ' paradise. It's wonderful. It has
the same issues that we'v . `
And you have one thi • that we don't have up in the northeast;
you have a lot of land. And if you're going to have 50,000 new units
going east, you'v of to have the transportation and start to develop.
They gave yo. lot great examples of a variety of housing. And
we've see this over the country. We are, many of us, from all over
the country . d you can do it down here. You definitely can do it.
And ; .. 1 , ou the best of luck on it.
kl HALAS: Good afternoon, or good morning, everybody. I'm
Fr . alas, former Commissioner here for Collier County.
And this is a topic that's been kicked around for a number of
years, affordable housing, but I suggest that as we go forward and start
developing out east that these people that own large plots of land and
they want to develop that, that we look very seriously at asking them to
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give us right-of-way to put additional transportation in. Whether it's
automobile or whether it's light rail. And have a collection point of
where people can get to a location, whether it's park-and-ride or
whether it's a bus terminal that we can then transport those people to
different areas of the county where they may work.
When people at this point in time have to pay $2,000 a m r
rent in Naples Park, we have, I thunk, a crisis at this point in
The other thing is, I'm not sure if it's feasible, but th- ' e a lot of
developments that have ghost units, and maybe using ' I - of them
ghost units to build affordable housing in those area 1
Another thing that maybe you should loo m, 1, i , first and
foremost, you have to educate the people in thi vo unity in regards
to affordable housing. There were a coupl f i sues that came up
wwhileIwasontheBoardwherewe ad 4 fit affordable housing
in areas that was surrounded by hit •-N, omes, and the first thing we
heard was this is HUD housing. A 110 e tried to explain to them that
this was housing for essential el, whether it was for EMS, Fire,
the Sheriff, schoolteache was a huge pushback.
ed to do is educate people that, when weAndthefirstthingw- p p
want to put in affordabl housing, it has no way -- no reflection
whatsoever to b D housing.
Thank y
MR. :0 • Good morning. My name is Brett Boyd.
I'd like , M, panel to speak to a little bit more of the details or
struc ' foa 4ublic/private partnerships.
9PAYNE: You want to do it?
S. FIEBE: Sure. Okay. So there's a variety of mechanisms
and ways that this can -- that public/private partnerships can take
shape.
So I've -- working in local government up in Virginia, I
participated in a number of these. But typically the most common is
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where the local government provides the land, sometimes at -- you
know, at some sort of reduced price, or sometimes it's done on a
long-term land lease, like a dollar a year for 99 years.
And, in exchange, a for-profit market developer, who often
specializes in these types of things, will go after additional subsi r in
some cases, like tax credits and other opportunities, and do a j o. ap
venture where the developer builds the properties and then . - •es it
often manages it afterwards, and the public sector prow et, he land.
And in that way you're able to provide this amount of • I able units
without -- you know, in a viable way. III
c)I would add that it is -- in many cases the ' n -- or they can be
100 percent affordable or they can also be mixe i come where some
percentage, let's say, you know, anywhere ,m 0 to 80 percent of the
units are done in a range of affordabili ,ti nd that includes
market-rate units so that it become healthy mixed-income
neighborhood.
MR. PAYNE: But what important about that is this idea
11
of maintaining the housi r the life of the lease or the equity
contribution of the land, i •violate the restrictions on the income,
suddenly you now have buy the land. Usually the land plus an
escalation, youw, appreciation rate, and a penalty. So it provides
for long-term int ance of affordable housing. That's the real goal.
MR. 0 My name is Jerry Gotch. I'm just another retired
concerned a T . :n.
of the questions I have is, in most of these affordable
h. stances that you put together, how do you enforce the
ins restrictions, or is it somehow monitored, and who does it?
I heard one suggestion to say, well, it's an unfair burden on the
developer to try to do that, but how do those typically come up?
MR. PAYNE: No. I think what they were talking about, the
burden. Income qualifying is a -- can be a real issue, I mean, because
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it puts you in the -- puts the poor developer or operator in the position
of trying to analyze salaries and tax returns and income statements and
certifying that they've done it and it's correct, okay.
And I can tell you, as a person who's done it, it's not a pleasant
process because then the government shows up or the person who
enforcing the rules shows up and says, well, you're missing thi 440.
or you didn't check this box.
So there is a move, a lot of places, to use an indepe egroup
that actually does the certification, and then the perso . ' ally gets a
certificate that says, I am qualified for this type of e . They show
up at the apartment community or at the seller ' it certificate.
If it's done properly, the county or some a n y or group
supported by the county would have a list • •eople who are providing
inand then theycan sayt t n here's the list ofthathousing,
places you're eligible to go. They _' place, they take their
certificate, and it takes out the certi At ion. That's a very different sort
of thing about enforcing the rtilipt
But normally the ru forced by annual audits of the leases,
okay, just to make sure. • •.it depends on how the funding was done,
who does that audit but't's normally an annual audit of the leases.
There is -- • could just throw something in here, because I want
to not leave s 0 - pe le with some misconception. This panel today,
this report 's s• -, •f the midpoint of our work with you guys. This was
a very proli _ oup, and when we did our first read through, this thing
was . 411 ice as long as what we have today.
cw o we had to -- we did a lot of pruning late yesterday and
ea ening or late evening last night trying to get it down to this
leng h.
So all of the writing they've done, all of the work they've done, all
the cites is going to now be packaged up and sent to Washington
where ULI's professional writing production group will now start
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putting it all together and rewriting it and flushing it out and fact
checking and searching out all the examples that we've sort of cited,
putting them in the book, getting them all together.
The first draft takes around six weeks. We will then go back
through it again. We will meet with the sponsors. And, by the wa
they can't change the report, but we do want them to fact check,*
report. If we've said something that they think is materially rue,
we'd like to know it. No alternative facts here. We just .ITO o get
real facts here.
And then it takes -- but the final report will be in about 12
you'vegweeks. After had a chance to digest it f a seIT 'it I probably
will come back so that we can go back if you I-0'e questions. But
that's the thing.
And then on this density issue, I w + 1e to bring it up because
we are really well aware that densi e, a bad word here. It's like
the "D" word.
There are a lot of myths a e density. One is the confusion of
density and concentratio F and I'm going to, as a former lawyer,
I've learned if you use ext ges, it's easier to make your point.
Concentration wo l be the example of 500 low-income units in a
single location. y might be two units to the acre. That's
concentratio
Densis +re units in a smaller space. But you could do things
li ke, what i** ad a 30-unit property that's dense, three-story
walk 1I , a icularly in one of the corners of some of these semi
n. c +nal strip malls, the few shopping centers you now have.
Y• 4 4 n't have concentration, but you have density. And in that case
den ity is your friend, because those are on transportation corridors.
You already have the bus lines; you already have the place in -- the
stuff in place. You've got a giant parking lot that's just, like, giving off
heat all day long, reflecting heat, but you've now put a place for people
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to live.
And so density -- one of the things we'll be working on is the
myths of density. Misused density is a bad thing. Properly used
density is a really good thing. But you have to remember the
difference between density and concentration, okay. That's a big
distinction. And most people just kind of mush them all toget
Nobody here is talking about building Bedford-Stuyvesairtt
Naples.
At 0
MR. PURDON: Good morning. My name is Je Nirdon. I'm
director of government affairs for NABOR.
I appreciate ULI's study -- look it, inviting . 4 1 tang us come j
out, it was wonderful. The people who did our I •y, very
knowledgeable. Congratulations in Collier*,unty on getting ahead on
this issue.
Two questions that I had, or j .e t in regards to results that
didn't really get a lot of attention, bilk._ just curious if maybe the
Board has any thoughts on the
z
The first one would be the idea
of moving from a five- to 01 •erson board with two at-large
members, and then the sec ' one would be a mandatory ordinance on
minimum wage and ho you-all might feel about that. That's all.
CHAIIZMAI TAYLOR: I think we're going to have to debate
those two.
CO I NER McDANIEL: Those are for an entirely
different p
Ite * earing.
j ' E: Look, our job in this engagement was partially to
toat other communities have been using successfully, okay,
ani se recommendations were just things we have seen other places
in the country that people have attempted to use. We're not here to tell
you -- and that's not my role to tell you that you need to pass a
particular ordinance on minimum wage, but an increasing number of
cities are going to that as a way to try to deal with this problem.
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The issue of board size and at-large and supermajority, it comes
up in a lot of cities, and we're just telling you what other cities have
been doing. How that works out here, whether that's valuable here, is
for this group, not for me. But we were asked to give examples of
what other people are doing, and that's all it was.
MS. FIEBE: Could I just add, I think just to clarify, you 14,
one of the reasons why this is recommended, I mentioned it 6 k
because doing affordable housing projects like this are socult,c"
providing anything that can be done in the process to i , :• ve certainty
andgetpast the concerns thatget raised is a ositiv ' and sop
that's just one example of a wayto reduce the e that comesJp
all the way at the end of the process when -- so a s ust -- I just want
to make that point clear. 16
CHAIRMAN TAYLOR: Mr. Re , •
MR. REYNOLDS: Hi, Al R- 6 4 .
First, I want to thank the Co ommission for having the
leadership to engage ULI in th • In ess. There is no more credible
and great resource that y mg to bear on a topic like this, and
the panel studies that have n done over the years have produced
some of the greatest res is m communities. So I think it was a stroke
of genius to brin LI in.
The briebo 4 that was mentioned that the staff put together
was excell nt. have now the data and the analysis that shows
exactly
ewh
e issues are, the magnitude of the issues. The only
thin. 41, . • today that I would maybe disagree with a little bit is that
w;tI i • ` - ave a crisis. I think we do have a crisis, because we've been
s 6 g this for years and years and years, and I think we are now at a40
poin where the community is ready, and I think the County
Commission is ready, to take some action.
And the great thing about ULI is it's an extraordinary resource
going forward, because there are no best practices that can't be
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identified using resources through ULI. And we have a District
Council for ULI of people in Southwest Florida that have been part of
ULI that can act as a support network for getting this done.
So what I would ask is that we agree that the time for studying the
issue is coming to a close and that we come up with specific
measurable, tangible, actionable items. Just like the gentlemaik tbs
mentioned, we've got to quantify this, and we need to start mig
forward progress. 0
And it can be some base hits. It can be a project .xave to
prove to ourselves that we can solve this problem er County,
and we can. It's a big, complex issue, but there o very specific
things that have been identified that we can dos a making forward
progress. And if we don't -- the rate of ch.41;,e t at's occurring right
now in demographics of housing is ear"? , . And if you're
looking out across the United Statim • ' a going to see that producing
high-quality rental housing is prob. • one of the most fundamental
needs if you're going to divers' k * economy, because then
generations that are comv.4 •n't all want to be single-family
owners. They want to ha t. vvi obility, they want to be in great urban
places, they want -- the like high-density housing because it creates a
community.
So there' s m y things that we can do, and I would just hope j
that we ca• use 's as an opportunity to say, okay, you know, it's a call
to action, 1N; :, art getting some things done, and I think we're going to
Prov; . :elves that we can go from being on the wrong side of the
c4 • -ing a leader on this issue.414
P ank you.
CHAIRMAN TAYLOR: Mr. Reynolds, one moment. We have a
question from Commissioner Fiala.
COMMISSIONER FIALA: Al, really good statements;
everything is perfect. And you talked about possibly even being a
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crisis.
Can you tell me, in your opinion -- you would know -- what type
of affordable housing? Because there are so many different -- I mean,
so many different categories. What types do you feel are missing that
we need to try and incentivize or improve upon or gain more units r?
You mentioned high-quality rental, and I know you're rigil b_ t
that, because people that come to town don't want to buy ri ay.
They want to rent.
MR. REYNOLDS: You know, I'd have to say al i.every
category is a need with the potential exception of si amily
detached. We do have a pretty good inventory o nity If you
want to go build a single-family home and you' iling to be in a
little more remote location, that's fine. Bu qt. ou ow, senior housing,
big issue for us. Rental housing for yo 1 ers.
We talked about, you know, . et, -- you know, the
schoolteachers, the policemen, all t t is a big issue, but I do think
it's housing that is going to be .tative to people that maybe are
coming into the commun.4 l• grew up in the community, and they
want to leave their homes• they want to start, you know, their own
businesses or they want , you know, their first-time job. So I think it's
really all of that.
And I w• s • sa the emphasis on multifamily rental housing
would bet e h _ .-St priority just because I think it's the biggest unmet
need, and Ph I that would be a ood place to start.g
trA 4 4 0 SSIONER FIALA: Thanks.
PAYNE: If I can just throw a little in there, Ms. Fiala.
i `e do, as a panel, agree that there is a need -- there's been a big
emp asis on single-family homeownership here, so we do think you
need to increase the rental capacity, partially because it eliminates
things like the down payment issue, which is a major obstacle.
But, that said, there really isn't a better segment, I mean, a better
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type of this housing. There's -- it can be ownership, it can be for rent, it
can be multifamily, it can be single-family, it can be three-story
walkup or detached or semi-detached. The issue is this issue of cost
burden, okay, and matching the need to the particular person.
So a young Police Officer and his wife may be great in a
one-bedroom rental flat. Add two children, and the picture ch. D b.
but the need remains the same.
So I would not want to stand here in front of you an 0that
multifamily rental is better than single-family semi-de ;:okay,
with the caveat that there is a need here for more re ust look at
the stats. You need some more rental, okay.
COMMISSIONER McDANIEL: We don v a chair, so...
COMMISSIONER SOLIS: Yeah. I s j st going to make one
comment to what the topic was. A7C)
One of the first things I did w me on the Board was to
attend the Advisory Committee's g, and I think it's important for
everyone to know that, I thinki4 first time -- and maybe the chair
of the committee can co - r I'm wrong -- the information
showed that rental propert a , .re now even more unaffordable than
they were before. So it al y is a crisis, because that hadn't been that
way until now.
So it's a 1 is emergency, I think, and we need to address it
head on.
CH A ' a TAYLOR: Mr. Feeder.
0 r DER: Yes. Norman Feeder.
jr'
V
a of all, I want to also commend ULI for the work that they've
o . particularly want to note some good recommendations for
urban infill and in particular their linkage to transportation, which
obviously I very much appreciate, particularly transit, ride share, and
also pathways and biking.
But what I think needs to be focused on, and I didn't hear a lot of,
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is this board has East of 951 studies. So you've got some real
opportunities there with what you're hearing today, all this focus, to
make sure that what you're considering out in the Estates is addressing
a lot of the issues.
And right now we don't have destinations. We just have ori
So you talk about the transportation linkage. You also have th,
opportunity, and it was mentioned, that you have 40 percentctures,
auxiliary structures allowed out in the Estates lots yet yo .
a,'
t rent
them today. Some of it happens, but it's not allowed. aN
You might even encourage other people to bu'; -100 h structures
and accommodate workforce housing if, in fac o ag e your Land
Development Code to that end.
But, in particular, as you're studying se ast of 951 studies,
develop those corridors that can alloyransit, the catchment
areas, get enough density along co ' o allow for ride sharing and
other issues out there.
So, again, I want to make • - hat you bring this into your focus
on the east of 951 studies , 174 . e underway.
CHAIRMAN TAYL ; : Mr. Hruby.
MR. HRUBY: Ye . I'm Stephen Hruby. I chair the Affordable
Housing Advisoommittee, and I want to address Commissioner
Solis' comme . He as -- I think he was on the job about two days
when he w lke ' to our first committee and said, I'm about housing
here. I wa I • ear what you guys are doing.
ough an hour-and-a-half meeting with us, had very
ie == questions about it. And you're right, it has changed. I'
veVcthiscommitteeforalmost10yearsnow. And there's been a
change in the demographics, there's been a change in the focus, there's
been a change in the need, particularly as a result of the recession and
what happened to us in the recession.
So you're right, but it's only not in the move from single-family to
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rental. The whole paradigm is changing. Our demographics are
changing; our needs are changing.
Eight years ago I called a town hall to talk about this issue. I
probably had four of these people sitting in there, and we'd be
complaining. The biggest change that I've seen is the community. e
business community, the government, just the general populati,
taking an interest and supporting that we need to do somethi
And I agree with Al, it's a crisis. Al and I sat on a v _' milar
panel with ULI and EDC about, what, eight years ago nd went
through the same process. So, you know, it was a en, and I
think it's a crisis now. II
IvirtIalsowouldliketothankthepanelfromaULImember.
Have been for years. You did a wonderfu ' b,Td it was a pleasure
working with you.
s.
N,,,, 'Thank you very much.
CHAIRMAN TAYLOR: Webn that note, about talking about
a crisis and the concern that w- ,• • , sweep it under the table or we
p ostpose it forever and ev e to see if I have agreement.
I spoke to our Coun4,anager just now. He can probably speak
to this a lot of better tha?I can, but that at our next meeting we
workshop the re • t endations that are given. And we have time to
look at them. h.i,e a report that's coming to us, but we've got sort
of a 50,001-vie 'deas that, you know -- Commissioner Fiala, 16, 17
years as a P•issioner, you have your feet in this community.
1're out in Immokalee, but you're a business owner, and
w= o land use attorneys. We have a sense of this community
al-1i. at we consider starters or nonstarters. We have the -- our
committee here that is really working on this, and I think they need
direction.
So I don't want to put this aside. I'd like to see if we aren't -- you
know, I'm not saying that we're not -- we're not changing ordinances
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right now, but we're talking about what we think is going to work and
what we don't think is going to work based on the recommendations of
this committee.
Commissioner Saunders?
COMMISSIONER SAUNDERS: Just two quick comments ,
First of all, over the years I've sat in a lot of these panel discuss. L r4 .
fi.,
a
variety of different levels, and I'll have to say this was proba e
best one that I have witnessed. So I want to thank all of Apr really
dedicating a lot of time and effort. I know how much '
Ii.1 , 't takes to
do this. Well, actually, I don't know how much ti es to do this.
I can only imagine. I'm surprised you had time ng runs from
the way this --
MS. McMANUS: They were really griiii y.
MR. HRUBY. They were late-Iii:
COMMISSIONER SAUND • od thing it's a safe
community for that type of activityeight.
MS. MCMANUS: We sa'
COMMISSIONER . I) RS: But, really, you-all did a great
job, and I really appreciated
Madam Chair in toms of workshopping this, I think that's an
excellent idea. I ' you said workshop this at our next meeting,
which is, like A da from now. So I think we probably need a little
bit more ti• e t. r d of digest this.
I belie"` r e're going to have some paperwork provided to us by
our s 40a . ike to take a look at the briefing book that was presented
tocommittee and be able to kind of digest this. So I think a
w.op 10 days from now is just a little bit too soon.
CHAIRMAN TAYLOR: Well, then --
COMMISSIONER SAUNDERS: I don't want to delay this
because, I will tell you, I agree 100 percent; this is a crisis. There are
things we can do, and I want to start implementing those things. But I
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want to take a look at them a little bit more deeply before we get into
that.
CHAIRMAN TAYLOR: Okay. So the next meeting?
COMMISSIONER SAUNDERS: So the next meeting, that's
three weeks from now, four weeks from now. That will give us so
time.
CHAIRMAN TAYLOR: All right. Good. And then I 'eve
the ULI report is coming to us in 90 days, which we'll ad .
But what we're going to do is start thinking abou
aiii,
A1 .nd having
timelines by which we need to come and give staff M. r committees
direction so that they don't -- you know, we're e . , e're here for
another -- well, the next election is two years fr o , so we're here.
So we need to make some decisions.
September, I believe, is when we'r g with a housing plan.
We've got to get to work, guys. Al
COMMISSIONER McDANI es, ma'am. And I would like
to -- you know, I liked your id- . . # orkshopping it on the 14th. I
would like us to have mo l ities to workshop.
One of the limitingfa ors we have, and thiss panel put forth, was
the consensus that's req 'reg for rezones and so on, the supermajority
aspect of it, andinability, because of the Sunshine Law, to talk
about things t wi enefit our community.
And •e workshops we have, the greater -- not necessarily
in a voting 't' onment, but the more opportunity we have to bring in
publi'I a nd have discussions back and forth so that we can vet the
pry ' . , a t ons before we actually go into a voting format, I'm all over
it,0
CHAIRMAN TAYLOR: Let me suggest this: We have two
shots at this, but the second one, second meeting is when we make
some decisions --
COMMISSIONER McDANIEL: Sure.
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CHAIRMAN TAYLOR: -- so we can talk about this in a
nonbinding fashion. No votes, but we can talk here, and the public is
welcome. We'll make it as an agenda item on the 14th of February,
which is a beautiful Valentine's gift for Collier County.
COMMISSIONER McDANIEL: I don't think necessarily, N,wasn't -- you know, I wasn't avoiding the fact that we need to
some decisions --
CHAIRMAN TAYLOR: I know that.
COMMISSIONER McDANIEL: -- along those " 0I just want
us to have an opportunity to talk on a far more regu : is.
CHAIRMAN TAYLOR: I was calming 1 sioner Saunders.
COMMISSIONER McDANIEL: Yes.
CHAIRMAN TAYLOR: We're not 4100 . o make decisions; just
talk about it.
Commissioner Solis?N'COMMISSIONER SOLIS: I .t just going to inquire. I think
some of the panel need to hea. t airport, so maybe we can -- are
we going to wrap up and 11 e our comments and questions to the
rest of the --
CHAIRMAN TAV_,0 : Well, that's fme. We can certainly do
that.
COMM O R FIALA: Could I just add, then, to the
discussion hat were just talking about for the second meeting and
the decisio ing, I don't think we should make any decisions until
we g . 4 1 information back from ULI. It's like jumping before the
c. you know, I think we need to --
e I McDANIEL: Absolutely.
COMMISSIONER SOLIS: It will be a while.
COMMISSIONER McDANIEL: And if I might say, I mean, I
don't think that we're all going to -- we're going to wave a magic wand
and make all the decisions at once.
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CHAIRMAN TAYLOR: That's right.
COMMISSIONER McDANIEL: It's been very apparent, it's
been put forth in the preliminary information, this is an ongoing effort.
We have to keep this at the forefront of our governance as we're .oing
forward, how we can incentivize projects such as what are being
tom:
ed
about today to deal with this issue over a period of time. It's no , -4m'i .
MR. OCHS: Madam Chair, if I might, just again, for th nefit
of the public and the process and the reminder, particular •` the new
commissioners, the Board had impaneled a stakehold - oup to
develop for you a recommended community housi _ that was due
to come to you in September of this year. So t st.s viewed this
effort as another major input into that committer:-s f ork.
What we're really looking for at this ego. t is kind of a decision
from the Board on whether the commitr . o ld continue to explore
all of the recommendations that th- nel has presented or if
there's any that the Board wants to : off the table right now so that,
as the committee moves forwa o heir goal in September, they can
refine and refocus their et spend a lot of time on something
that the Board has no inter in.
So, you know ma e a workshop, instead of dealing with this at
either board me- s in February, would be the proper approach.
You've got v 1 gendas, particularly the February 24th agenda is
chock full.
So as r, , issioner McDaniel said, if you want an opportunity
to sp I . i t this in a less formal setting where you're not pressed to
sions or you're not pressed by time, we can certainly look for
a ‘ .shop date that works for everyone where we can get that
dire tion from you and apply that to our ongoing stakeholder effort to
bring the community housing plan to you in September.
Perhaps when we meet on the 10th (sic) I can present a couple
dates that might work for the Commission. And we can workshop on
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this particular report in a setting that gives you the time to make some
informed decisions.
CHAIRMAN TAYLOR: I think our next meeting, isn't it the
14th?
MR. OCHS: I'm sorry, yes.
CHAIRMAN TAYLOR: And the 28th. cx\
COMMISSIONER McDANIEL: The MPO's the 10th.-4444
CHAIRMAN TAYLOR: So if we did this -- and, ylb ow,
again, I'm not trying to -- I'm not trying to say we havake
decisions and let's just go ahead. That's not what I' a g. I'm
saying we have to keep it in the forefront, whi 'sVf aty ou
eloquently said.
So what if we created a workshop buve it this month. I just
think it's easier to tack it onto a meetings is to have a special
thing. But to have it this month, ha -rkshop whereby we can look
at the recommendations and know 411,4. s a nonstarter, what we think.
That's it. That's it. The hard w , e heavy lifting is going to be with
our committee.ill
MR. OCHS: Sure. AiS t if that's the will of the Board, I can work
with your aides and yo ca endars and see if we can't find one or two
dates in Februaat works for a morning or afternoon where you can
get together aii o j t that.
CO Ir ,•NER SAUNDERS: Yeah, I agree, a separate
worksho e. i ' e time we finish our regular meeting, we're pretty
well - 4 d this is a very important issue.
it.
6 MISSIONER McDANIEL: I'm not fried.
MMISSIONER SAUNDERS: Well --
MR. OCHS: I'm fried, let's put it that way. j
COMMISSIONER SAUNDERS: -- some of us are.
And so a separate workshop.
And I agree that this has to be on the front burner. It should be
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something that we move along, but it's going to take a little bit of time
to do it right.
CHAIRMAN TAYLOR: Oh, yes.
COMMISSIONER SAUNDERS: And I'd rather do it right, take
a little more time and do it right than miss and do it quickly. So a\
separate workshop, I think, is the right way to go.At'bMS. GRANT: Pardon the interruption: Are we okay f e
panel to leave?
Ar 0
COMMISSIONER SOLIS: Right. I just wante.
Aiii" y -- I know
some of them are looking a little nervous with look ' their watches.
I just wanted to say thank you for the wo r''
I7111i •
rk that you
did. I mean, incredible presentations under ve s o time frames.
And especially thank you for pointing out e ing that I realize is
absolutely true in your recommendat'ort. Alind of shocks me, but
it's true, and that is, we really don't . hry collective vision, I don't
think, of what Collier County is o o be.
CHAIRMAN TAYLOR:
A. . ,
here.
COMMISSIONER And I think that is the most -- one of
the most telling things thatome out of your presentation, for me
anyway. And I've been ere since the early '90s. We need that, and I
think it's going tincumbent upon us to help figure out what that is.
MR. PA E: e really appreciate you having us here. We
truly hope x.nd t that this has been of benefit for you. Feel free to
call us. Yo e our contact information.
r4 , continue to work. We will work diligently to get your
re: ° • • to you as soon as rationally possible. You know, we're
tel ou about 12 weeks. We'll do our best, but I hate to promise11if
any sooner than that.
So -- but we do, really, all of us on behalf of everybody here, we
and the Urban Land Institute as well, we really appreciate the
confidence you put in us. Thank you.
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Applause.)
COMMISSIONER McDANIEL: Take a minute-break while we
cut them loose.
COMMISSIONER FIALA: I still have questions. So I know you
guys have to go, but...
CHAIRMAN TAYLOR: What we're going to do is let th
who have to catch the planes to go, and if-- those who can s or a
little bit, we just have a few more questions up here. 0
MR. OCHS: I think most of them have to go, m ' I think all
of them have to.
CHAIRMAN TAYLOR: Thank you. T 4
MR. PAYNE: One of those things, becau t'e ay the airlines
work, we're all on the same plane to Charl .
MR. OCHS: Very good.
e AIN
CHAIRMAN TAYLOR: Th. , Thank you very much.
Okay. I think Commissioner . : has some questions here.
COMMISSIONER FIAL A -d d maybe others, too. Does
ik
anybody else have any q
CHAIRMAN TAYL i : Go first. Youg o first.
COMMISSIONS I A A: Okay. First of all, one of the
suggestions was 'ncrease density, and then somebody -- and this is
not. I don't t yo could answer this now. I'm throwing this
question o t as et expecting an answer from anybody.
MR i ' : Okay.
44 L' SSIONER FIALA: One of the questions -- or one of the
s
e,.-4•*,,i s was we can build up to 30 units per acre, right, in order to
1
in e density and build the housing that they're talking about.
What I'm -- I'm kind of looking at Nick right now, and that is, our 1
road system is already in jeopardy. If we start building things like 20
units per acre or 30 units per acre, will that mean, then, that --
sometimes in some places we don't even have room to expand the
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roads as it is.
What will we do then? And that's just something to think about.
I think this is a question that we all ought to consider as we talk about
increasing density, because we don't want to increase it to the point
where it breaks the back of our road system. Okay. That was one
question.
Another one, I think it was Kim that said something -- o,
At
t‘b'
somebody was saying something about affordable housi • qt.
approved. Now, is the affordable housing we kept ref;to today
approved affordable housing or affordable housin: k -. eral?
N
And, you know, we found that in our figu - • .17.r-, there is a
great deal of difference between one and the of r at are we going
to actually address, approved affordable h• .ins or, you know, just
affordable housing in general?
MS. GRANT: I will try to giVyf answer to that.
What I heard them say was thndplease keep in mind that
this is the first time we are hea is • eir recommendations as well. But
what I heard them say is . - eed a much more robust inventory
that tracks more detail, is •e available possibly online.
So what that says t me is that that gives us an opportunity to
continue to have t discussion and make sure that we're including
everything th e c fission and the community wants us to
include.
ti
COM IP IONER FIALA: Because it paints a different picture.
Wha ; • d was -- and I only could concentrate on mine now.
ere given a figure, which they said that was all the
a le housing we had, and there is much more in North Naples,
and ey said we only had 1,201 here, and I was incredulous. What do
you mean? We have more just in Naples Manor. And we were told it
doesn't count. And there were many others that I was naming, and
they don't count, they don't count, like the Triangle and so forth.
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And I wanted to know why, and that's when I learned for the very
first time -- you'd think maybe I'd know it by this time or something --
that there's certain housing that's approved and certain housing that
isn't, and that's because they meet certain requirements from, what,
HUD, is it, or SHIP or whatever, and others that aren't.
And I threw on the table that there is possibly a way we c
incentivize some of this housing if we identify what kind of . . : ing
we're talking about. Do we want skilled-worker housin:7 ti. -level
housing? Young-professional housing? What kind ar-.need of?
And then maybe we can incentivize that, because f. ercent and
below, we get SHIP dollars.
Well, right now we just ship it all over -- ollars that -- we
ship SHIP dollars over to the very low inc 04 e, :ut we could
incentivize developers who now -- rich n't seem to be wanting
to build a step up or two steps up N, able housing, yet at 70
percent or 80 percent, which I th. desperately need in order to
round out or balance out, as
thli
e talking about, our affordable
housing. And if we coul. to incentivize them instead, I think
that that would be a great • -ction to go.
Let's see.
Again, I keaying define affordable housing, but I'm the only
one that says ' nd erybody just keeps talking about affordable. So
whenever e t about it and people say, oh, well, then people object
to it. Well, •=s because they think it's all low income, and it isn't.
We 4 a ou know, we don't need low income. We need all
s 6- s , but we need to balance out what we have so that when our
3
yo3 , •
eople -- young professionals, nurses, dentists -- or dental11
assistants and so forth, when they want to find a place, they don't
qualify for the low income at all.
And if we would give them a housing -- we could give a name to
it so we know what we're trying to incentivize, whether it's sheriffs
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deputies -- again, they don't qualify for low income.
There's so many different categories. What do we need? And I
look around this audience. Does anybody really know what we need?
And if we need five different categories, how many do we need in each
one? You know, you just don't know.
And I think maybe somebody should be studying that, if s
You know, I don't know what you're laughing at, Dwight, bu :y:, ink
it's important to know that.
hf 0
COMMISSIONER McDANIEL: He was laughi me.
COMMISSIONER FIALA: Anyway -- so let' ‘, .I think those
were about it.
Oh, there was a lady that -- oh, the bike pe6 I -. ou know -- and
that was very good. In my area, a lot of p 1 le ide bikes, as you46
probably know. And one of the goo t out our bus
transportation system and the bike . we have a finagling thing
out in the front of the bus where thktit n ride their bike up to the bus
stop, load it on the bus, get it o their place of employment, get it
AP
off, and ride the rest ofto that's a good -- I'm bragging now. I
think that's a good attribut r our bus system, and the people in my
area use it heavily. So,pyway, I think we should encourage more and
more bike uses t. e a part of this.
Okay. I ie said it all. I think -- I don't know that the guys
are still he e fr Pelican Bay, but, man, that was a wonderful thing.
They built own affordable housing. I thought, now, that's right.
They hat the people are getting paid because they're paying
t I they're building it accordingly. That's a good idea.
P ank you.
CHAIRMAN TAYLOR: So no other comments?
COMMISSIONER McDANIEL: Oh, yes.
CHAIRMAN TAYLOR: Okay. I have to go. Quick.
COMMISSIONER McDANIEL: Okay. Just a couple of things
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I'd like to say. And I want to say this out loud, and I shared this with
the panelists. I didn't get a chance to address them before they left. I
would like for them to know I voiced on my bus ride with them on
Monday -- Monday, Tuesday, whatever day it was I was riding. I
announced out loud that I was not an advocate of hiring the ULI t
come and do this study.
I have to say that I have maybe a shift in that opinion a as the
validity of what they have brought forth just in the infanc qt. • es of
what's transpiring.
I do have an inordinate amount of faith in our a .•
4
ery
knowledgeable staff, as to issues that we, in fa a7°, b t I'm looking
forward to the finalization of this information t t
rx
oming to us to
ratify what our staff necessarily is already .4z in_ us.
I have a couple of little comme isp 40 o make. I concurwith
what the gentleman from Pelican ; c F " . and Al Reynolds said with
regard to this being a data-driven s ilk or us to have a goal with
regard to the type of housing t, . •;R want to provide, and how we, in
fact, attain that from -- a 1 ork backwards from that once we
ascertain thee of housis ,• hat we're, in fact, looking for, and having
it be data driven so thate can get there and then have a specific plan
on a per-unit bas' ith regard to a timing allotment, having a plan,
and then wor ba wards from the data that's, in fact, being given
to us.
g,
And t l'.0" t comment that I'd like to make -- and I've said this
quite„ y. It isn't necessarily an affordable housing issue. It's a
11.4d ,,,
e;°' e at is affordable issue. And maybe a change in the vernacular
als'W e way -- a prior commissioner, Frank Halas, talked about
affo dable housing and how it got defined as HUD housing and not
such a happy thing, and maybe just a change in our vernacular in
looking for housing that is, in fact, affordable as part of our path going
forward.
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COMMISSIONER FIALA: But then we have to find out what do
we need in that affordability grouping so that we can build toward that
rather than having them to go to Fort Myers.
COMMISSIONER McDANIEL: I'm with you.
COMMISSIONER FIALA: We want to keep them here, yo
know. So anyway... 4 Cbl
CHAIRMAN TAYLOR: All right. I think that's it.444
County Manager, any comments'? 0
MR. OCHS: No, ma'am. We appreciate the Bo. -N put. And
we'll identify a workshop date this month thatou e togetherYg
again and give some further direction.
CHAIRMAN TAYLOR: Thank you very ch.
COMMISSIONER FIALA: If you s- .n Amish people
walking around, they're my friends. T ; ,'re in town visiting me.
COMMISSIONER McDANI e. From Ohio'?
COMMISSIONER FIALA: ' ems
COMMISSIONER McD • k, . Sweet. I'm going to come say
hi. O
110
CHAIRMAN TAYL ,' : We are adjourned.
4S. '
c
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There being no further business for the good of the County, the
meeting was adjourned by order of the Chair at 11:31 a.m.
BOARD OF COUNTY COMMISSIONER
BOARD OF ZONING APPEALS/EX
OFFICIO GOVERNING BOARD(S) O,..
AtCb'
SPECIAL DISTRICTS UNDER IT TROL
14q,,PENNY TAYLOR, CHA '
ior
ATTEST
DWIGHT E. BROCK, CLERK
b\-
N7
7
iiQl.
1
AO
Not
These minutes approve0y the Board on
as presented Sor as corrected
TRANSC 'zoo ;4n 'REPARED ON BEHALF OF U.S. LEGAL
SUP C., BY TERRI LEWIS, COURT REPORTER AND
Ne PUBLIC.
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