Agenda 12/08/2015 Item #11C12/8/2015 11.C.
EXECUTIVE SUMMARY
Recommendation to approve submission of the 2015 Incentive Review and Recommendations
report as required by Section 420.9076(4), Florida Statute, State Housing Initiatives Partnership
Program (SHIP); schedule a workshop to discuss proposed modifications to existing and additional
affordable and GAP housing incentive or programs, potential funding alternatives and potential
development of a community wide affordable housing plan.
OBJECTIVE: To comply with Section 420.9076, Florida Statutes, to provide a triennial incentive report
to the Board for consideration, and to further the community wide assessment of affordable housing
incentives and programs.
CONSIDERATIONS: This agenda item includes two recommendations. Each will be described
individually.
(1) Adopt the 2015 Incentive Review and Recommendations Report (IRRR), containing only
the two (2) statutorily required and currently existing affordable housing incentives at this
time, with no enhancements.
Requirements and background. Section 420.9076(4) of Florida Statutes requires local governments
participating in the State Housing Initiatives Partnership Program (SHIP) to prepare a report every three
years that shall review established policies, procedures, ordinances, land development regulations and the
local Comprehensive Plan. Each advisory committee shall submit a report to the local governing body
that.includes recommendations on, and the implementation of, affordable housing incentives. The report
is to be a joint effort between County staff and the Affordable Housing Advisory Committee (AHAC).
The working group consisted of AHAC members, Community and Human Services Division staff, and
Growth Management Department management and staff.
The IRRR must include recommendations on and evaluate the implementation of incentives for eleven
distinct areas. This evaluation was performed and evaluative comments as well as recommendations for
further expansion are noted in the attached IRRR. At minimum, Section 420.9071(16) requires
participating local governments to adopt two incentives: 1) a process assuring that permits for affordable
housing projects are expedited to a greater degree than other projects, and 2) an ongoing process for
review of local policies, ordinances, regulations, and plan provisions that increase the cost of housing
prior to their adoption. These two incentives are among Collier County currently adopted incentives, and
therefore comply with this requirement. The IRRR recommends continuing existing efforts, only, at this
time, with no further expansion at this -time. It is recommended to review enhancements and possible
additions at a workshop (see recommendation (2) below).
The Collier County 2015 Incentive Review and Recommendation report (IRRR) was presented at a public
meeting to a quorum of the membership of the Collier County AHAC on November 9, 2015, and again on
December 4, 2015. There were no written public comments received. The working group also considered
many additional incentives which are described in the attached IRRR, to be considered at a fixture date
[see (2) below]. This action would only adopt those incentives and programs currently in effect, with no
changes.
The AHAC voted to accept the IRRR and offer the recommendations for Board consideration. The Board
has ninety days from IRRR submittal (due 12/31/15) to take action on the recommendations and amend
the Local Housing Assistance Plan (LHAP) to include the adopted incentives. Staff will prepare a
Resolution for the Board to adopt these incentives and amend the LHAP within ninety days. The Board
may modify incentives at any time via an LHAP amendment, as long as the two required incentives
remain active.
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12/8/2015 11.C.
(2) Schedule a Board workshop in February, 2016 to further explore and discuss all AHAC
recommended new or modified incentives, programs, and funding options [associated with
some of the new or modified incentives or protiramsl. Also discuss and consider the
potential to develop a community wide affordable housing plan.
Previous Board direction was given to develop additional incentives, with a focus on Gap Housing
(households earning 80 -150% of the Area Median Income [AMI]). The AHAC and working group have
held several publicly advertised committee meetings, obtained input from the development community,
conducted extensive research, and developed the attached recommended new or enhanced incentives,
programs and funding sources (noted in the IRRR as "Additional Items to be considered at Proposed
Workshop "). Full descriptions of the options would be presented at the workshop. This would give the
Board, the AHAC, and members of the community an opportunity to exchange information, and to more
fully understand and consider the alternatives presented.
The community also is organizing around the topic of affordable workforce housing. The United Way
sponsored an Affordable Workforce Housing Forum on October 1, 2015. At that event, many large
employers and many elected officials were present, showing their interest in this topic, as well as interest
in working together toward a solution set.
National experts presented at the forum, to the widely attended executive session, and they recommended
that the community develop a comprehensive housing plan. Such plans have been developed in other
areas and have provided focused and collaborative outcomes. The purpose of such a plan would be to
engage a series of community wide stakeholder conversations to fully assess the existing situation,
determine a collective vision and set of goals and tasks, apply resources, establish a general timeline, and
track the outcomes. It is recommended that an individual or entity with appropriate expertise be installed
to lead this communitywide initiative, via a consulting arrangement. The United Way is interested in
participating as a partner in any such planning efforts.
FISCAL IMPACT: None at this time. The recommendation to engage a consultant to develop the
aforementioned community wide affordable housing plan would be brought back to the Board for further
consideration after the proposed workshop. Evaluation of all revenue and /or cost impacts associated with
the consultant engagement would be provided at that time.
LEGAL CONSIDERATIONS: The County receives more than the minimum allocation under the SHIP
Program. As such, Section 420.9076(4) (k), Florida Statutes requires a triennial review. This item is
approved for form and legality and requires a majority vote for Board approval. - JAB
GROWTH MANAGEMENT IMPACT: Acceptance of the IRRR and follow on implementation further
the goals of the Housing Element of the Growth Management Plan.
RECOMMENDATION: That the Board of County Commissioners:
(1) Approves and authorizes staff to submit the 2015 Incentive Review and Recommendations
Report (IRRR) to adopt continuance of existing incentives only, at this time
(2) Schedule a Board workshop in February, 2016 to further explore and discuss all AHAC
recommended new or modified incentives, programs, and funding options [associated with some
of the new or modified incentives or programs]. Also, discuss and consider the potential to
develop a community wide affordable housing plan.
Prepared By: Kim Grant, Division Director, Community and Human Services
Attachment: 2015 Incentive Review and Recommendation Report, Letter of Support to BCC of 2015
Incentives
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COLLIER COUNTY
Board of County Commissioners
Item Number: 11.11.C.
12/8/2015 11.C.
Item Summary: Recommendation to approve submission of the 2015 Incentive Review
and Recommendations report as required by Section 420.9076(4), Florida Statute, State
Housing Initiatives Partnership Program (SHIP); schedule a workshop to discuss proposed
modifications to existing and additional affordable and GAP housing incentive or programs,
potential funding alternatives and potential development of a community wide affordable
housing plan.
Meeting Date: 12/8/2015
Prepared By
Name: AlonsoHailey
Title: Operations Analyst, Public Services Department
11/23/2015 4:39:57 PM
Approved By
Name: GrantKimberley
Title: Division Director - Cmnty & Human Svc, Community & Human Services
Date: 11/23/2015 4:50:31 PM
Name: RobinsonErica
Title: Accountant, Senior, Grants Management Office
Date: 11/24/2015 7:41:15 AM
Name: CarnellSteve
Title: Department Head - Public Services, Public Services Department
Date: 11/24/2015 7:59:18 AM
Name: BelpedioJennifer
Title: Assistant County Attorney, CAO General Services
Date: 11/24/2015 2:36:22 PM
Name: KlatzkowJeff
Title: County Attorney,
Date: 11/24/2015 3:39:28 PM
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12/8/2015 11.C.
Name: StanleyTherese
Title: Manager - Grants Compliance, Grants Management Office
Date: 11/24/2015 3:42:09 PM
Name: Casa] anguidaNick
Title: Deputy County Manager, County Managers Office
Date: 11/25/2015 8:45:07 AM
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I Bct (oil fer County
Afforclable Housing Advisory,
Committee
Community and.Human Services
Division
DECEMBER S., 2015
or-
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12/8/2015 11.C.
2015 Incentive Review and Recommendation Report
Required to be Reviewed per F1 Statute 420.9076(4) and
Recommended for Adoption s s'
(without
Existing Incentives
Pa e
Expedited Permitting - The processing of approvals of development orders or permits, as defined in Sec. 163.3164(7) and
4
8 , F.S. for affordable housing projects is expedited to a greater degree than other projects See Senate Bill 2011 — SB 176
Impact Fee Waivers or Modifications =The modification of impact -fee requirements; including reduction or waiver of fees
4
and alternative methods of fee payment for affordable housing
Density Flexibility — The allowance of flexibility in densities for affordable housing
5
Parking and Setbacks - The reduction of parking and setback requirements for affordable housing
5
Flexible Lot Configurations -The allowance of flexible lot configurafions; including zero-lot -line, for affordable housing
5
Street Requirements - The modification of street requirements for affordable housing
6
Oversight (Ongoing) — The establishment of a process by which a local government considers, before adoption, policies,
6
rocedures, ordinances, regulations, or plan provisions that increase the cost of housing
Land Bank Inventory - The preparation of a printed inventory of locally owned public lands suitable for affordable housing
6
Proximity - The support of development near transportation hubs and major employment centers and mixed -use
6
developments activity centers and density bands)
10
Incentives Not In Use*
Reservation of Infrastructure — The reservation of infrastructure capacity for housing for very-low income persons, low
7
income persons, and moderate income persons
107' ,.
Accessory Dwelling Units- The allowance of affordable residential units in residential zoning districts
7
Additional • be Considered at
2016 Proposed Workshop
Goal. More units and Preserve Units
NEW - Additional Incentives for Elderly Housing Units "
8
NEW — Require a certain level of affordable housing in all new developments that previously would have been
8
covered under Development of Regional Impact (DRI) regulations
NEW: Preservation of Existing Affordable Housing — The establishment of efforts to preserve or elongate timeframes for
8.
units designated as affordable in order to reduce the need for additional units to come on -line
NEW - Sustain levels of affordable housing in existing CRA'S
8
NEW - Sustain levels of mobile home housing
9
NEW - Transfer Development Rights (TDR) for affordable workforce housing
9
NEW - Assist all essential services personnel by reducing non- housing costs
9
NEW - Reservation of Infrastructure - The reservation of infrastructure capacity for housing for very-low income persons,
9
low income persons, and moderate income persons; utilize TCMAITCEA mitigation opportunities to further AH objectives
NEW — Inclusionary Zoning — require a certain percentage of affordable workforce housing with all new residential
10
developments, with mitigation options
NEW -Micro Housing - Create local development codes to suit small single family units
10
Goal: Less Development Cost
NEW revisited - Utilize Funding from the Affordable Housin Trust Fund AHTF to defray development costs for
(revisited) g 9 ( } Y P
107' ,.
affordable workforce housing
' =Some Incentives are recommended for expansion. The expansion will be discussed at the worKsnop. Al m's meeung, only re- moplmg wnaI hs L;unerIuy III plate
2
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•
2015 Incentive Review and Recommendation Report
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12/8/2015 11.C.
Additional Items to be Considered at 2016
Proposed Wor��q
Options to Develop Steady Revenue Source(s) for Affordable Housing Trust
Fund to be Considered at Workshop
NEW: Impact Fees for AH Designate a specific impact fee for use towards affordable housing initiatives for t7
residential and commercial development, intended to be in an amount similar to wail or library impact fee
NEW — Dedicate funding annually to the Affordable Housing Trust Fund, or generate by other means 11
NEW: Linkage Fees — Fees paid by new commercial businesses based on their specific need for generation of new 11 "
affordable housing
NEW - Target County grant funds toward the development or preservation of affordable housing as a high 11
priority
NEW Fees paid "in lieu of related to'inclusionaryzoning option 10
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s3d'�:
Q
2015 Incentive Review and Recommendation Report
Description Incentives and
AHAC Review Comments
12/8/2015 11.C.
AHAC Recommendation
Required to be Reviewed: Existing
and Recommended for Adoption at 12/8/2015 BCC Meeting without en
A Y Expedited Permitting —
The processing of
approvals of
development orders or
permits, as defined in
Sec. 163,3164(7) and
(8), F.S. for affordable
housing projects is
expedited to a greater
degree than other
projects (See Senate Bill
2011— SB 176)
A Y Impact Fee Waivers or
Modifications — The
modification of impact -
fee requirements,
including reduction or
waiver of fees and
alternative methods of
fee payment for
affordable housing
In accordance with F.S. 553.791(7)(9), no more than
30 business days after receipt of a permit application,
the local building official shall issue the requested
permit or provide a written notice to the permit
applicant identifying the specific plan features that do
not comply with the applicable codes, as well as the
specific code chapters and sections.
In 2010, the Growth Management Department refined
the building permit process and performance
measures, developing an expedited review procedure
for all building permits, not to exceed 5 business days
for one and two family dwelling permits, or 15
business days for any commercial permit application.
In 2012 the Board approved a staff augmentation
contract with a private provider to assist building
division staff during times of elevated permitting
requests. As a result of this updated process and a
staffing contract, all development projects are given
priority and developers in the community are aware of
the permit volume and review times through public
meetings.
The committee concluded that the current Expedited
Permitting process is sufficient and is adequately
expediting the review of development orders and
permits for affordable housing projects.
Individuals or organizations constructing new
affordable housing units to benefit very low- and low -
income persons and households are eligible for the
deferral of impact fees per LDC Sec 74 -401,
Collier County Resolution No. 2008 -97, provided
Board of County Commissioner direction on
restricting the use of the remaining funds for deferral
of County Impact Fee for single family homeowners
who occupied affordable housing units. The County
had suspended the program for use with single family
development. On June 23, 2015 the BCC accepted a
recommendation to reinstate the impact fee deferral
program for single family residences, so it is now
available for single and multi family residences.
Maintain current incentive, plus NEW
(1) Expand scope of program to include expedited
review for multi- family, senior housing, and
Medicaid assisted housing permits using state
or federal funds receive the same 15 business
day priority within the existing approved Growth
Management Department procedures.
(1) Explore options to establish a funding source.
Such fund may be used for future deferred impact
fees for owner occupied dwelling units.
(2) Extend future impact deferral to include Multi-
family, senior housing, and Medicaid assisted
housing,
(3) Explore options to be able to retain existing AH
units to prevent a decrease of AH units over time by
renewing or extending incentives, in exchange for
the AH unit remain affordable under the
requirements and obligations of AH agreements.
(4) Consider an impact fee reduction based on
locality of activity centers; must be accompanied by
determination of a funding source to cover the
reduction
(5) Consider increasing the length of the deferral
(currently 10 years) to maintain affordability of units
for a longer period of time
Implementation Requires: Further study and
analysis to develop firm parameters, followed by
LDC and ordinance changes.
4
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12/8/2015 11.C.
2015 Incentive Review and Recommendation Report
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Required to be Reviewed: Existing
and Recommended
for Adoption at 12/8/2015 BCC Meetin
a without enhancements
A
Y
Density Flexibility —
The developer may request increased density when
Maintain current incentive Plus NEW:
The allowance of
flexibility in densities for
including a affordable housing in the proposed
development via the Affordable Housing Density
(1) Find a way for this to be coupled with the density
affordable housing
Bonus Program, codified by Ordinance No. 04 -41, as
bands to incent more affordable housing in the
Land Development Code (LDC) 2.06.00 et seq, which
density bands
density bonus can only be granted by the
Commission and utilized by the Developer in
accordance with the strict limitations and applicability
Implementation Requires. Further study and
of said provisions.
analysis to develop firm parameters, followed by
LDC changes.
The County currently has processes and procedures
that allow for the Developers to have additional input
and feedback for projects, early in the process,
including a NIM meeting to allow for public
contribution and involvement, to be able to address
possible issues and /or concerns. This increases
certainty of the outcome.
A
Y
Parking and Setbacks —
The county has several procedures in place whereby
Maintain current incentive
The reduction of parking
developers may request reduction of parking and
and setback
setback requirements for all uses, including affordable
requirements for
housing.
affordable housing
In the case of redevelopment projects, deviations are
allowed when applied through the site development
plan (SDP) review. For projects that use a rezone
process such as a Planned Unit Development (PUD),
deviations are allowed as part of that process. In
addition, there are special deviations allowed within
the Immokalee Urban area that both reduce parking
and setbacks, many of which are administrative.
Besides the deviation process, certain variances
allowed. Staff has the ability to apply administrative
variances to certain thresholds and above staff
thresholds the standard variance process is available.
The County currently has an interim deviation
available for Immokalee.
A
Y
Flexible Lot
zero lot configuration allowed as use in PUD's and as
Maintain current incentive
Configurations — The
Conditional Use elsewhere per 4.02.04 of the LDC
allowance of flexible lot
under cluster housing,
configurations, including
zero -lot -line
configurations for
affordable housing
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12/8/2015 11. C.
2015 Incentive Review and Recommendation Report
Required to be Reviewed:'' Existing
and Recommended for Adoption at 12/8/2015 BCC Meefin a without enhancements
A
Y
Street Requirements —
Street requirements for affordable housing are
Maintain current incentive
The modification of street
considered as deviations in the PUD approval
requirements for
process and variances in the conventional zoning
affordable housing
process, on a case by case basis.
Cross - section widths can be modified by the County
Engineer administratively per 6.06.01.N of the LDC.
A
Y
Oversight (Ongoing) —
An ongoing process for review of local policies,
Maintain current incentive, plus NEW
The establishment of a
ordinances, regulations and plan provisions that
process by which a local
increase the cost of housing prior to their adoption is
government considers,
in place. Collier County requires all items which have
before adoption, policies,
the potential to increase the cost of housing to be
(1) On a case by case basis add a Fiscal Impact to
procedures, ordinances,
prepared and presented to the Collier County Board
Affordable Housing section to specifically
regulations, or plan
of County Commissioners with the amount of the
discuss impact of cost on affordable housing
provisions that increase
increase or decrease mentioned in the executive
the cost of housing
summary under fiscal impact. The County regularly
utilizes the existing entities and processes undertaken
by the AHAC, the Planning Commission, the
Development Services Advisory Committee to review
and examine impacts to the cost of housing.
A
Y
Land Bank Inventory —
Florida Statute 125.379, Disposition of County
Maintain current incentive plus NEW:
The preparation of a
property for affordable housing, requires the
printed inventory of
preparation of a printed inventory of locally owned
(1) Broadening this to other public entities such as
locally owned public
public lands suitable for affordable housing. Collier
the school system, the City of Naples and the City of
lands suitable for
County has completed this process and maintains a
Marco Island
affordable housing
list of locally owned properties.
(2) Utilize the funds in the affordable housing trust
fund to consider purchase land suitable for
Resolution 2007 -172 and Resolution 2010 -123
affordable housing,
directs the use of surplus land and directs those funds
derived from the sale of such property be placed in
Implementation requires: Confirmation of other
the Affordable Housing Trust Fund,
jurisdictions to participate; revision of Resolution to
revise uses of funds in the Affordable Housing Trust
Fund
A
Y
Proximity — The support
The County currently addresses this incentive through
Maintain current incentive plus NEW:
of development near
additional density offered in designated density bands
transportation hubs and
and activity centers. It is noted that while this exists,
(1) Recommend further incentives to develop AH
major employment
the development community has not advantaged this
units in specific locations throughout the County
centers and mixed -use
for affordable housing.
that are located within Activity Centers and
developments (activity
Density Bands. (mention of less impact to
centers and density
infrastructure, transportation...)
bands)
(2) Possibly layer more incentives into these areas
(3) Bolster the AHDB program in these areas
(4) Consider these incentives for those up to 120%
AMI with greater incentive levels for lower than
80% AM[
(5) Review compatibility of design to provide further
assurances to the Development Community
Implementation Requires: Further study and
analysis to develop firm parameters, followed by
LDC changes.
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2015 Incentive Review and Recommendation Report
-363-
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Required to be Reviewed: Not
In Use
Not Recommended for Adoption at 12/8/2015
BCC Meeting
N
Reservation of
Not a current incentive.
Do not adopt. See Additional Items for a
Potential Expansion.
Infrastructure —The
reservation of
infrastructure capacity for
housing for very-low
income persons, low
income persons, and
moderate income
persons
N
Accessory Dwelling
Not a current incentive.
Maintain current quest house code, onl
Units- The allowance of
affordable residential
The use of these units, sometimes referred to as
units in residential zoning
mother-in-law suites, already exists in the code under
districts
the term "guest cottage".
Deterrents include: Increases full time dwelling units
not included in density calculations (potenfially
doubles density in neighborhoods), adds additional
impacts on' infrastructure not previously allocated for
this additional density, rental units are regulated and
thus would increase regulatory costs to monitor,
regulatory fees associated with dwelling units have
not been collected (i.e.: impact fees).
The committee views this as having a low impact in
return for the effort to allow these additional dwelling
units that have not been planned for in the greater
community planning efforts that support our current
community.
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12/8/2015 11.C.
2015 Incentive Review and Recommendation Report
Additional items to be Considered at 2016 Proposed Workshop
Goal. More Units and preserve units
N
NEW — Additional
The committee discussed several possible options for
NEW
Incentives for Elderly
new incentives in this arena.
(1) Any developer targeting 55 and over, gets
Housing Units
additional density for affordable units or
possibly reduced or deferred impact fees
(2) At senior living facilities, any request for
additional beds above the base .45 FAR would
require a certain percentage of affordable beds
Implementation Requires. Further study and
analysis to develop firm parameters, followed by
GMP and LDC changes.
N
NEW — Require a
The committee discussed the Rural Lands West
NEW
certain level of
development currently underway as an example of a
affordable housing in
large volume of housing stock being developed with
(1) The committee recommends further study and
all new developments
no current plans for affordable housing.
analysis
that previously would
have been covered
With the changes to the DRI (Developments of
Implementation Requires: Further study and
under Development of
Regional Impact) regulations at the state level, some
analysis to develop methods and options, followed
Regional Impact (DRI)
large projects will not have to address the housing
by creation of an implementation plan.
regulations
issues previously required by state DRI review. The
committee discussed the need to assure that
affordable housing is a required component of all
large projects.
N
NEW: Preservation of
Most owned units designated as affordable have up
NEW
Existing Affordable
to a 15 year affordability period. This is
Housing - The
recommended to be maintained.
(1) Extend the period of affordability to 30 years for
establishment of efforts
all new affordable rental
to preserve or elongate
This could take on the form of extending the term of
(2) Extend the term of impact fee deferrals beyond
timeframes for units
affordability for future rental units beyond the typical
the 10 years if the unit remains affordable, and
designated as affordable
15 years to a 30 year term. _
pay the impact fee from the affordable housing
in order to reduce the
trust fund
need for additional units
This could also take on the form of funds or programs
(3) Direct funds from the AHTF to pay for
to come on -line
to rehabilitate or otherwise develop affordable
rehabilitation of existing affordable housing
housing already in the housing stock.
stock
Implementation Requires: Further study and
analysis to develop firm parameters, followed by
GMP and LDC changes.
N
NEW —Sustain levels
The committee discussed the potential to partner with
NEW
of affordable housing
the CRA's on redevelopment in order to avoid
in existing CRA's
displacement of affordable housing.
(1) Find ways to partner with the CRA's to
incentivize more affordable workforce housing
in the CRA's
(2) Consider leveraging of future TIF funds with
other available funding sources such as grants
or the affordable housing trust fund
Implementation Requires: Further study and
analysis to develop methods and options, followed
by creation of an implementation plan.
0
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12/8/2015 11.C.
2015 Incentive Review and Recommendation Report
Additional Items to be Considered at 2016 Proposed -Workshop
Goal. More Units and Preserve
Units
N
NEW - Sustain levels of
The committee also discussed the issue of mobile
NEW
mobile home housing
homes in our community as a viable source of
affordable housing, and the need fora method to
(1) Support existing work to find ways to support
allow replacement units and other upgrades under the
redevelopment and /or replacement of sub-
current code. It is the committees understanding that
standard mobile home housing in the
the Growth Management Department is currently
community; specifically to establish a set of
pursuing such alternatives.
standards to enhance or support mobile home
preservation.
N
The committee discussed the option to provide for
NEW
Development Rights
(TDR) for affordable
enhanced Transfer Development Rights when
affordable housing in general or specifically for the
committee recommends the County pursue
(1) The comm
workforce housing
elderly is to be constructed. One option may be to
further study to develop a rationally supported
allow for additional units for the same price, if the
basis for enhanced TDR's for the purpose of
additional units are affordable.
affordable workforce housing. Specifically a
tiered scale is recommended similar to that in
the affordable housing density bonus program.
Implementation Requires: Further study and
analysis to develop firm parameters, followed by
implementation.
N
NEW --Assist all
The committee discussed that those employed as
NEW
essential services
essential services personnel in the community are the
personnel by reducing
target market for the affordable workforce housing.
(1) During the approval process for new
non-housing costs
Many employers currently provide some form of
construction where essential services personnel
subsidy such as supplying affordable housing,
Will be employed, require a form of subsidy from
subsidizing day care, paying a portion of
the employer.
transportation costs.
Implementation Requires: Further study and
analysis to develop firm parameters, followed by
approval,
N
NEW - Reservation of
NEW
Infrastructure — The
The committee identified an opportunity to link
reservation of
affordable housing to transportation concurrency
(1) As such developments come through the
infrastructure capacity for
exception and management areas (TCMA and
process, seek mitigation strategies that further
housing for very-low
TCEA). For example, if there is a failed road system
the objectives of providing housing that is
income persons, low
based on the concurrency review, the
affordable to the residents of the County.
income persons, and
applicant/developer may mitigate such failure by
moderate income
taking action that positively impacts the cost of
persons; utilize
affordable housing or defrays others costs incurred.
Implementation requires: Staff and planning
TCMA/TCEA mitigation
Such options may include an employer providing bus
commission working with applicants to identify
opportunities to further
passes to employees, for example.
valuable and palatable options to present to the
AH objectives
Board.
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12/8/2015 11. C.
2015 Incentive Review and Recommendation Report
Additional Items to be Considered at 2016 Proposed Workshop
Goal: More Units and Preserve
Units
NEW
N
NEW — Inclusionary
The committee and the community are split on this
Zoning — require a
option. Most would only consider this if there were
certain percentage of
also an "in lieu of option such as a payment to the
(1) Prior to making a determination, study the
affordable workforce
affordable housing trust fund, or an option to build
economic impact of placement or mitigation of
housing with all new
units in another location. Others felt this was the only
affordable units to determine whether benefits
residential
way to ensure affordable workforce units are built
are substantial enough to warrant
developments, with
implementation and administration.
mitigation options
After further discussion, the committee recommends
(2) Consider this for encouragement of GAP
this option be further studied for its' financial and
housing (80 -150% AMI)
economic impact to determine real benefit. It is
recognized that there is only a small percentage of
land still available for building in the County, and
if considered, Implementation Requires: Further
there is concern over inappropriate concentration as
study and analysis to develop economic impact as
an outcome.
well as firm parameters, possibly followed by GMP
and LDC changes.
The committee discussed the option to add an
additional requirement to require inclusionary zoning
in density bands and activity centers.
N
NEW — Micro Housing —
The committee sees the appeal of this option, though
NEW
Create local
it raises significant concerns in terms of impact to the
development codes to
infrastructure of the community. Significant research
(1) Study full impact and effects of allowing for
suit small single family
and work would be required to assess all changes in
smaller units, including but not limited to LDC
units
current codes, fees, etc. even to assess feasibility.
and GMP impacts, impact fee impacts, and
future land use element impacts.
This type of housing could suit young professionals,
seasonal workers, and possibly young couples with
Implementation Requires: Further study and
no children.
analysis to develop firm parameters, followed by
GMP and LDC changes.
Goal. Less Development Cost
Y
NEW (revisited) - Utilize
Per Resolution 2007 -203, the County does have an
NEW
Funding from the
affordable housing trust fund (AHTF) that could be
Affordable Housing
modified to recognize various revenue streams. The
(1) Once funding sources are determined, bring
Trust Fund (AHTF) to
Resolution provides for uses of the funds for Down
forth a revised resolution that specifies funding
defray development
Payment assistance, Impact Fee Relief, Land
sources and uses of the funds for BCC approval
costs for affordable
Acquisition, Construction Loans, Community Land
and implementation,
workforce housing
Trust, Homebuyer Education and Counseling,
Disaster Recovery and Mitigation, and administration.
The committee views the funds available in the AHTF
as a key ongoing element to sustain and further
develop affordable workforce units in the County.
10
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12/8/2015 11.C.
2015 Incentive Review and Recommendation Report
Options to Develop Steady Revenue Sources) for Affordable
Housinq Trust Fund to be Considered at 2416
Proposed Worksho
N
NEW; Impact Fees for
The committee considered the topic of an Impact Fee
NEW
AH — Designate a
for the express purpose of funding affordable housing
specific impact fee for
in Collier County. The committee, after receiving
(1) The committee recommends the County pursue
use towards affordable
public input, considers this a viable option to address
the requisite study to develop a rationally
housing initiatives for
the on -going issue of meeting affordable workforce
supported impact fee for the purpose of
residential and
housing needs in our community.
affordable workforce housing. It is recognized
commercial
this may be a lengthy process, but if adopted
development, intended to
The overall goal is to establish a reliable, locally
could provide a long term and flexible solution
be in an amount similar
managed, funding source for use to incent or develop
to the County
to a jail or library impact
affordable workforce housing. The concept is to
fee
spread out the economic impact for affordable
housing such that everyone pays a small amount
Implementation Requires: Further study and
rather than some [developers] paying larger amounts
analysis to develop firm parameters, followed by
that may result if other incentives or programs were
adoption of the new impact fee.
implemented.
One appeal of this approach is that the local
government maintains control over plans
and therefore can be responsive to the current market
and other economic conditions. Impact fee revenue
would be placed in the affordable housing trust fund
and disbursed according to a BCC approved plan of
action.
N
NEW — Dedicate
Not a current incentive, though via Resolution 2007-
NEW
funding annually to the
203, the County does have an affordable housing
Affordable Housing
trust fund (AHTF).
(1) The committee, after receiving public input,
Trust Fund, or generate
recommends pursuit of this option. The public
by other means
The essence of this concept is to develop funding
reaction to date was very strong in favor of this
streams for a dedicated fund with a local plan to fund
option.
affordable workforce housing in some manner.
Mitigation buyouts of other required incentives is one
implementation Requires, Further study and
optional revenue stream; general funding is one,
analysis to develop methods and options, followed
impact fees dedicated to affordable housing is
by creation of an implementation plan.
another, increase or additional tourist tax is a
consideration; others can be developed. The local
government would establish rules and regulations as
to how the funding may be collected and allocation.
Some of the advantages are that this becomes all
local decision making and therefore can be market
and economic flexible.
N
NEW; Linkage Fees —
As the County continues its efforts to recruit new
NEW
Fees paid by new
businesses, it could consider a linkage fee whereby
commercial businesses
an assessment for each business would be made
(1) Consider development of an affordable housing
based on their specific
based on the number of affordable units their
linkage fee.
need for generation of
workforce would need.
new affordable housing
Implementation Requires: Further study and
This has the effect of employers having a part in the
analysis to develop firm parameters, followed by
solution set.
adoption of the new impact fee.
11
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12/8/2015 11. C.
2015 Incentive Review and Recommendation Report
Options to Develop Steady Revenue Source(s) for Affordable
Housing Trust Fund to be Considered at 2016 Proposed Worksho
N NEW - Target County The committee recognizes the County receives and NEW
grant funds toward the distributes between $2M and $31A annually in
development or entitlement funding. The GHS staff is presently (1) The committee recommends that affordable
preservation of. beginning the planning process to develop a five year housing be identified as a high priority in the
affordable housing as a plan for allocation priorities. plan, as long as the planning process supports
high priority this.
(2) Consider specifying a percentage of grant funds
to be allocated for affordable workforce housing
Implementation Requires: Input to the planning
process showing the needs in the community, and
eventual BCC approval of the plan and priorities in
May or June 2096.
12
Packet Page -368- is 9
2015 Incentive Review and Recommendation Report
Not considc
N NEW— Discounted AH
GAP Impact Fees and a
GAP Housing Trust
Fund
viable in, or applicable
a current incentive.
The committee considered the topic of a Discounted
Affordable Housing (GAP) Impact Fees and a GAP
Housing Fund for the purpose of assuring additional
Gap affordable housing is constructed in Collier
County. The essence of this concept is to tax higher
end real estate transactions, only, and use that
revenue to backfill the required impact fees; thereby
reducing the impact fee and increasing the profit to
the Gap housing developer.
12/8/2015 11.13.
r community at this time
The committee, after receiving public input, does not
recommend this incentive option. The public
reaction to date is a lack of interest or uncertainty
about the potential for this option.
13
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12/8/2015 1 1.C.
Architects Unlimited
375 Twelfth Avenue South
Naples, Florida 34102
239 430 -3000 Main Tel
239 430 -3030 Main Fax
www.architectsunlimited.com
December 2, 2015
Board of Commissioners
Administration Building
Collier County Government Center
Airport- Pulling Road
Naples, FL, 34102
RE: 2015 Incentive Review and Recommendation Report
State Housing Incentive Program (SHIP)
Dear Commissioners:
As you are aware, the Affordable Housing Advisory Committee (AHAC), is required by Florida Statute 420.9076 to
perform a triennial review of affordable housing incentives. In parallel, at your March 2015 Affordable Housing
Workshop, you charged your staff and the AHAC to work with members of the public to develop a number of best
practice housing incentives.
Following the March workshop, you adopted the Affordable Workforce Housing Projection Model, as well as a set of
metrics to be monitored to assess the on -going need for affordable workforce housing. The third element of the
proposed model is the array of affordable housing incentives, which will be the toolkit to respond to the projected
demand. As is described in the Executive Summary for this item, AHAC has held a number of work sessions and town
meetings not only reviewed the status of existing incentives, but has also identify other best practices and recommend
other incentives for your eventual consideration.
I am in support of the recommended approach outlined by staff in the Executive Summary, which recommends
submitting the required review to the state at this time, and to conduct a workshop in the near future to fully discuss the
recommendations itemized in the report.
Stephen J. Hruby AIA, LEED AP, BD +C
Chairman
Collier County Affordable Housing Advisory Committee
Packet Page -370-