Agenda 05/03/2005 W
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COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
Affordable Housing Workshop
May 3, 2005
Agenda
9:00-9:05
1. Welcome and Pledge of Allegiance
Backf!round:
9:05 - 9:20
2.
Tab #1
Overview of Current State of Affordable Housing in Collier County- Definition,
Current Availability and Shortage with Introduction Video (staff)
9:20 - 9:35
3.
Tab #2
The Economics of Building Affordable Housing in Collier County (Russ Weyer,
Fishkind and Associates)
9:35 - 9:55
4.
Tab #3
Update on the Collier County Housing Development Corporation- (Joe Foster,
President CCHDC)
9:55 - 10:15 Tab #4
5. Creating Inclusive Communities in Florida - An Overview of Florida Trends
(Wight Gregor, Senior Technical Advisor-Florida Housing Coalition)
10:15 -10:30 Break
Solutions:
10:30 -11:00 Tab #5
6. County-Wide Impact Fee Deferral Program (outside counsel Tyson Smith)
11 :00 - 11 :45 Tab #6
7. Commissioner Requested Topics (staff)
A. Density Issues - Tab#7
1. Density Bonuses
2. Income & Rent limits
3. Enforcement & Restrictions
4. Coastal High Hazard Area
5. Concurrency
6. Density by Right Zoning
7. Balanced Housing
8. Moderately Priced Housing
B.
Land Trust
Tab#8
C.
Interlocal Agreements
Tab #9
11 :45-12:30
8. Public Speakers
Tab #10
12:30-1:00
9. Board Direction- Action Items
10. Adjourn
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Collier County Housing Development Corporation
5801 Pelican Bay Blvd., Suite 300
Naples, Florida 34108
Telephone: 239-593-2965
Facsimile: 239-593-2990
Email: jfoster@porterwright.com
BACKGROUND:
We are a Florida non-profit corporation organized in the Fall of 2003 as a result of a
recommendation made by the Workforce Housing Task-Force created by the Collier
County Board of County Commissioners.
2005 BOARD OF DIRECTORS:
Joe Foster, Porter, Wright, Morris and Arthur, LLP - President
David Ellis, Collier Building Industry Association - Vice-President
Jeff Cecil, Porter, Wright, Morris and Arthur, LLP - Treasurer
Tom Tatro, Fifth Third Bank - Secretary
Chris Chesser, St. Vincent DePaul Society
Anthony Denson, Comcast Cable
Mary Ann Durso, Habitat for Humanity
Frank Rodriguez, Fifth Third Bank
Mary Tarnowski, Collier County Supervisor of Elections Office
MISSION STATEMENT:
The Collier County Housing Development Corporation exists to ensure that all residents
of Collier County have a decent affordable home in a safe neighborhood.
TARGET AREAS:
1. Develop More Affordable Housing Units
2. Assist in the Development of More Affordable Housing Units
3. County-wide Resource Center for Affordable Housing
GOALS BY TARGET AREA:
1. Develop More Affordable Housing Units
A. Identify/acquire vacant lots for possible development as affordable housing units
B. Identify/acquire existing homes for possible rehabilitation/redevelopment as
affordable housing units
C. Identify for-profit developers to partner with in new developments to create
affordable housing units in new market rate developments
D. Identify/acquire newly constructed market rate units to be converted into
affordable housing units
2. Assist in the Development of More Affordable Housing Units
A. Advocate for fee relief for new affordable housing units in Collier County
B. Advocate for planning incentives for new affordable housing units in Collier
County
C. Promote and advocate for new affordable housing developments m Collier
County
D. Identify potential qualified homeowners for new units
3. County-wide Resource Center for Mfordab1e Housing
A. Conduct research and gather data and information regarding affordability issues
and lack of affordable housing units in Collier County
B. Educate residents and organizations in Collier County regarding the growmg
affordability crisis facing the county and ways to improve the situation
C. Support the Collier County Housing Fair and other similar programs to match
residents with affordable housing options and providers
D. Gather data and information regarding "Best Practices" around the country and
suggest improvements to Collier County practices and solutions to problems
E. Partner with local residents and organizations to improve affordable housing
options in Collier County
2
NAPLES/278040 v.Ol
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1125 Grand Boulevard, Suite 1500
Kansas City, Missouri 64106
(816) 221-8700 - phone I (816) 221-8702 - fax
mwhite@planningandlaw.com
www.planningandlaw.com
WHITE &
SMITH, LLC
PLANNING AND
LAW GROUP
Memo
To: Cormac Giblin, Collier County Housing and Grants Manager
From: S. Mark White and E. Tyson Smith
Date: April 12. 2005
Re: Legal Opinion on Impact Fee Deferral Concept
Contents
Introduction .............................................................................................................................. . . . . . ..... . .. . . .. ..... . ... .
Issue....................................................................................................................................................................
Brief Answer.......................................................................................................................... ..............................
Discussion..................................................................................................................... ......................................
Equal Protection...................................................................................................................... ........................
Rational Nexus Test......................................................................................................................... ...............
Uniformity....................................................................................................................... .................................
Conclusion..................................................................................................................... .....................................
Introduction
Pursuant to the Scope of Services in our March 18. 2005 purchase order. this memorandum
consti1utes our legal opinion as to an impact-fee deferral program for first-time homebuyers of
affordable homes.
Collier County currently administers an impact fee deferral and waiver program for very-low,
low and moderate income households. The deferral program is established in the impact fee
ordinance. Collier County Code §§ 74-401 and 74-402. Under this program. impact fees are
deferred or waived if the homebuyer or renter demonstrates that they qualify for the income
levels described the program. Until July 1.2004 Collier County funded the program by paying
those fees using grant sources. However. the County is discontinuing the program funding
due to increases in the fees.
The County is proposing to revise the program by limiting the aggregate amount of deferred
fees per fiscal year to 1 % of the total impact fee collections of the previous fiscal year. This
limitation ensures that the amount of fees deferred in any fiscal year is de minimus. The
County eSTImates that deferrals for 100 homes per year would fall within the 1% of year impact
fee collection cap.
This memorandum addresses the legality of an impact fee deferral program for low-income
first-TIme buyers of affordable homes. After this memorandum is released, a detailed
program will be prepared to administer impact fee deferrals, along with an accompanying
legal opinion.
Issue
Is an impact-fee program for low income first-TIme buyers of affordable housing legally
supportable?
Brief Answer
Impact fee reductions for affordable housing, including exemp1ions, waivers, and deferrals,
are constitu1ionally permissible and within the authority of coun1ies in the state of Rorida.
However, any revenue shortfall created by the impact fee reducTIons cannot be passed onto
other fee payers. Because neither the existing nor the proposed program pass funding
shortfalls onto other fee payers, the program is legally permissible.
Discussion
The legality and consTItutionality of impact fee exemptions and similar public policy based
exemptions for impact fees has long been established. In a 1990 article published in the
Florida State University Joumal of Land Use and Environmental Law. I addressed this topic
specifically and summarized the case law involving this issue. 1 I concluded that fee
exemptions were permissible, but that revenue shortfalls created by the fees cannot be
passed on to other fee payers. At the time the article was published, there was one case
(from the state of Oregon) that upheld a program for fee exemp1ions involving affordable
housing. Since that time, no cases have con1radicted that opinion or the conclusions of the
Exemptions Article.
In addi1ion, at least 14 state impact-fee enabling statutes, now specifically authorize
exemptions for affordable housing,2 Several of these statutes parrot the conclusions reached
in the Exemptions Article, by authorizing exemptions where:
1 S. Mark White, "Development Fees and Exemptions For Affordable Housing: Tailoring
Regulations To Achieve Multiple Public Objectives," 6 J. LAND USE & ENVTL. L. 25 (Winter
1990){hereinafter "Exemptions Article").
2 These include: Georgia (Ga.Stat. § § 36-71-4 - exempts economic development as well as affordable
housing); Idaho (Idaho Code § 67-8204(10»; Indiana (Indiana Code § 36-7-4-1326); New Mexico
(NMSA § 5-8-3); Pennsylvania (53 P.S. § 10503-A(a)(5)(affordable housing and overriding public
interest); South Carolina (S.C. Code § 6-1-970(7) - mandatory exemption for affordable housing);
Texas (V.T.CA, Local Govemment Code § 395.016(g»; Utah (U.CA 1953 § 11-36-202(3)(a)-
affordable housing and development with "broad public interest"); Vermont (24 V.SA § 5205 -
affordable housing and employment); Washington (RONA 82.02.060(2) - affordable housing and"
broad public purposes"); and Wisconsin (W. S. A. 66.0617(7». New Jersey prohibits the assessment
of impact fees against affordable housing in inclusionary subdivisions. NJSA § 13:20-13.m(5). West
Virginia authorizes funding from general or other nonimpact fee funding sources for capital
. Page 2
· the projects are determined to create affordable housing; and
· the public policy which supports the exemption is contained in the comprehensive plan;
and
· the exempt development's proportionate share of system improvements is funded
through a revenue source other than development impact fees.3
Florida expressly authorizes impact fee exemptions. The Florida State Housing Initiatives
Partnership (SHIP) legislation requires local incentives to encourage the production of
affordable housing (Fla.Stat. § 420.9076). M advisory committee must be appointed to
examine the effects of local land use regulations on affordable housing. The legislation
provides:
"At a minimum, each advisory committee shall make
recommendations on affordable housing incentives in the following
areas: ... . (b) The modification of impact-fee requirements, including
reduction or waiver of fees and altemative methods of fee payment for
affordable housing."
Fla. stat. § 42O.9076(4)(b); see also Fla. Stat. § 163.2517(3)0)( urban infill and redevelopment
area plan to include an incentives package that includes "waiver of license and permit fees".
Despite the lack of any specific legal authority, some commentators question whether
impact-fee exemptions for affordable housing are legally permissible. For example, because
courts require that impact fees calculations relate to the impact of development on public
facilities, there is a misconception that no new development can be exempted from impact
fee obligations. Other commentators argue that fee regulations that depart from the nature
and purpose of the fee, and that are based on unrelated public policies, could violate equal
protection.4 These commentators, however, assume a stricter test for exemptions than the
actual legal standard.
This memorandum will discuss the potential challenges to an impact fee deferral system for
affordable housing. The memorandum concludes that the exemptions are legally defensible.
Equal Protection
Because impact fee deferrals create a separate classification for purposes of impact fee
assessment they create potential equal protection challenges. The fourteenth amendment
to the United States Constitution states that "(n)o State shall . . . deny to any person within its
jurisdiction the equal protection of the laws." U.S. CaNST. amend. XIV, § 1. Similarly, the Florida
Constitution, M. 1 § 2, provides that "all natural persons ... are equal before the law..." Equal
protection applies to legislative classifications and requires that persons similarly situated be
treated alike.
Generally, legislative classifications, including exemptions, will be sustained when they are
rationally related to a legitimate state interest. The "rational basis" or "minimal scrutiny" test
requires 2 elements:
improvements affordable housing and other development with broad public purposes. W. Va. Code, §
7-20-7(c).
3 See Georgia and Idaho statutes, cited above.
4 McCrory, Do Fee Waivers, Exemptions And Other Classifications Satisfy Equal Protection Of The
Law? (2004).
. Page 3
1, The classification must appearto be based at a minimum on a rational dis1inc1ion.5
2. The classifica1ion must have a just and reasonable rela1ion to a legi1imate state
objective.
Shriners Hospitals for Crippled Children v. Zrillic, 563 So.2d 64, 69 (Fla. 1990)(ci1ing In re
Greenberg's Estate, 390 So.2d 40 (Ra.1980), appeal dismissed sub nom. Pincus v. Estate of
Greenberg, 450 U.S. 961, 10l S.Ct. 1475,67 L.Ed.2d 610 (1981); Graham v. Ramani, 383 So,2d
634 (Fla.1980); Department of Health & Rehabilitative Services v. Heffler, 382 So.2d 301
(Fla.1980); Palm Harbor Special Fire Control Dist. v. Kelly. 516 So.2d 249, 251 (Fla.1987)); City of
New Orleans v. Dukes. 427 U.S. 297 (1976) (sustaining exemp1ion of vendors who had been in
business for more than eight years from prohibi1ion of vending opera1ions in New Orleans
French Quarter). This "ra1ional basis" standard applies unless the classification affects a
"suspect class," such as race, or a "fundamental right" such as the right to vote. WCI
Communities. Inc., supra; Greenberg's Estate, supra, 390 So.2d at 45.
Mathematical precision is not required in the drawing of classifica1ions. This "rationality" review
is extremely deferential:
When social or economic legislation is at issue, the Equal Protec1ion
Clause allows the States wide latitude, and the Cons1itu1ion presumes
that even improvident decisions will eventually be rectified by the
democra1ic processes.
City of Clebume v. Clebume Uving Center, 473 U.S. 432, 440 (1985) (citations omitted); WCI
Communities. supra, 885 So.2d at 914 (the ra1ional basis test "gives great deference to
economic and sociallegisla1ion," citing Gary v. City of Wamer Robins. Ga., 311 F.3d 1334, 1339
(11 th Cir. 2002)), Thus, classifications may produce incidental inequality or be drawn without
mathematical precision. The classification is unconstitutional only if it causes different
treatments so disparate that the difference in classification is wholly arbitrary, Greenberg's
Estate, supra (citing Dandridge v. Williams, 397 U.S. 471. 90 S.Ct. 1153, 25 L.Ed.2d 491 (1970);
Walters v. City of St. Louis, 347 U.S. 231, 74 S.Ct, 505, 98 L.Ed. éi:iJ (1954)).
Developers often raise equal protection challenges because impact fees only apply to new
development. See, e.g.. South Shell Inv. v. TO\l\l1l of Wrightsville Beach, 703 F. Supp. 1192, 1200-
04 (E.DN.C. 1988); J.w. Jones Co. v, City of San Diego, 157 Cal. App. 3d 745, 203 Cal. Rptr. 580
(Ct. App, 1984) (upholding "facilities benefit assessmenf' levied only against owners of
undeveloped property); Loup-Miller Constr. Co. v, City of Denver, 676 P.2d 1170 (Colo, 1984)
(sustaining ''facilities development fees" applicable only to new development against equal
protection challenge). Since developers are not a suspect class and land development is not
a fundamental interest courts apply the lenient rational relation standard. Russ Bldg.
Partnership v. City of San Francisco, 199 Col. App. 3d 1496, 1507-08, 246 Cal. Rptr. 21, 25-26
5 Contrary to much of the commentary, the courts do not require that the distinction be articulated in a
comprehensive plan or an ordinance. WCI Communities, Inc. v. City of Coral Springs, 885 SO.2d 912,
914 (Fla.App. 2004)('The proper inquiry is concerned with the existence of a conceivably rational basis,
not whether that basis is actually considered by the legislative body."); Haves v. City of Miami, 52 F.3d
918,922 (11th Cir. 1995)("[t]he actual motivations of the enacting governmental body are entirely
irrelevant. ... .... the Equal Protection Clause does not require government decisionmakers to articulate
any reason for their actions. . . "). However, it is advisable to articulate the reasons for the dassification,
as these are often relied on by the courts in discussing equal protection daims. See WCI
Communities, supra. Courts are deferential to legislative findings. Boschen v. City of Clearwater, 777
SO.2d 958, 967 (Fla. 2001).
. Page 4
(Ct. App,), appeal dismissed, 484 U.S. 9(F). modified. 737 P.2d 359, 237 Col. Rptr. 456 (1987),
aff'd in part and rev'd in part; 44 Cal. 3d 839. 7ffJ P.2d 324, 244 Cal. Rp1r. 682 (1988); Loup-
Miller Constr. Co. v. City of Denver, 676 P.2d 1170, 1173 (Colo. 1984)(neither an ordinance
providing for separate calculation of sewer bills for apartment residents nor an ordinance
imposing "facilities development fee" on new customers implicated suspect class or
fundamental rights). Thus, equal protection is a weak challenge to the validi1y of impact fees
when used by developers to object to exemptions granted for other projects.
Under the rational basis test. legislative dassifications may serve multiple public objectives,
Park Corp. v. Brook Park. 102 Ohio St.3d 166,807 N.E.2d 913,918 (Ohio 2(04)(citing Rtzgerald v.
Racing Assn. of Cent. Iowa, 539 U.S. 103, 123 S.Ct, 2156, 2159, 156 L.Ed.2d 97 (2003)).
Exemptions need not relate to the principal purpose of an ordinance, but may also serve
other, legitimate public goals.
In light of a rational basis analysis, classification of new housing projects according to
affordabili1y would seem virtually unassailable. The legitimacy of affordable housing as a
regulatory goal is beyond dispute, Providing housing for moderate, middle, and lesser
income households serves a public purpose. State v, Housing Rnance Authority of Pinel/as
County, 506 So.2d 397, 399 (Fla. 1987)(citing State v. City of Pensacola, 397 So.2d 922
(Fla,1981); State v, Housing Finance Authori1y. 376 So.2d 1158 (Fla.1979)). The lifting of a
regulatory impediment to the production of affordable housing would easily provide a
rational basis for the distinction, Loxahatchee River Envtt. Control Dist. v. School Bd.. 496 So.
2d 930, 938 (Fla, 4th DCA 1986), approved. 515 So. 2d 217 (Fla. 1987) (state-imposed
exemption from impact fees for schools did not violate equal protection rights of publicly-
chartered utilities because of legitimate legislative goal to limit construction costs for schools);
Colchester Rre Dist. No. 2 v. Sha"ow, 485 A.2d 134 (Vt. 1984). The underpinnings of the
impact fee deferral program are strengthened by the SHIP legislation and the Coun1y's own
affordable housing task force process.
AA equal protection challenge to an impact fee classification system based on housing
affordabili1y was expressly rejected in Oregon State Homebuilders Ass'n v. City of Tigard, 43
Or.App. 791, 604 P.2d 886 (Or.App. 1979) (NO. 37-834, 12304). rev. denied, 288 Or. 527 (1980).
In that case, the Ci1y adopted a reduced fee schedule for affordable housing projects, as
follows:
"3) Discretionary Exemptions
"A. In accordance with the ci1y's adopted Housing Policies and Housing
Assistance Plan which generally seeks to encourage the provision of a
range of housing 1ypes and costs. the Ci1y Council hereby determines
that it is in the interest of the Ci1y to assist and encourage the
development of reasonably priced single family housing and that to this
end the systems development charge fee is to be modified as follows:
"1. For single family dwellings having a purchase price of $36,CXXJ to
$39,999 the fee shall be $225 per unit.
"2. For single family dwellings having a purchase price less than $36,CXXJ
the fee shall be $1 ffJ per unit.
''The above housing unit purchase prices will be reviewed by the
Council annually using information supplied by the Oregon State
Housing Division to ascertain that they adequately address the Ci1y's
established housing policy regarding the provision of adequate
. Page 5
amounts and types of housing to meet the needs of low and moderate
income persons."
In addition, the fee schedule for market rate developments was graduated according to the
pnce of the homes.
The Tigard fee was challenged as unlawful discrimination under the Equal Protection
guarantees of the federal and state constitutions. The trial court invalidated the fee, on the
grounds that there is no relationship between the purchase price of a single family home and
the burden which the construction of that home has on arterial or collector streets. The court
expressly rejected the argument that the fee schedule "unfairly required one group of persons
to pay for the benefit and exempted another group who also receive some benefit." The
court found that no system of municipal finance is free of discrimination, relying on the rational
basis for the link between new development and traffic.
Significantiy, the court upheld the vaned rate struc1ure for single family residences, noting that
"O)egislation may have more than one purpose." The court found that the fees had the dual
purpose of raising revenues for infrastruc1ure and in encouraging reasonably pnced single
family housing. These purposes were stated explicitiy in the text of the ordinance itself.
The Collier County impact fee deferral program seNes multiple, legitimate public purposes.
Impact fees are not solely a revenue raising device. Instead, they are part of a
comprehensive, con1inuous planning program that addresses not only the availability and
capacity of public facilities, but also other public purposes such as the availability of
affordable housing. The Local Govemment Comprehensive Planning and Land
Development Regula1ion Act (Fla. stat. § 163,3161 et seq.) requires that counties adapt and
implement a comprehensive plan that addresses multiple objec1ives - including public
facilities and housing, Fla. stat. § 163.3177 (required and optional elements of comprehensive
plan). Once the plan is adopted, land development regulations must be adopted that
implement the plan. Impact fees are a form of "innovative" land development regula1ion
expressly authorized by the Act. Fla. stat. § 163.3202(3). ~ such, impact fees must be
consistent with all of the objectives of the comprehensive plan. This includes not only ensuring
that new development is seNed by adequate infrastruc1ure capacity, but also that there are
adequate provisions for affordable housing. Impact fees that have reasonable modifications
that relate to multiple Comprehensive Plan objectives are consistent with the purposes
enunciated in the Comprehensive Plan,
Impact fee deferrals are expressly authonzed by the Collier County Growth Management
Plan, Housing Element Policy 1 .4:
Affordable housing will be distributed equitably throughout the County
using strategies which include, but are not limited to, density bonus
agreements, and impact fee waivers or deferrals. In addition,
affordable housing will be located where adequate infrastructure and
services are available.
The impact fee deferral program implements an express mandate of the Comprehensive
Plan.
Rational Nexus Test
When considering the validity of exactions such as impact fees, Flonda courts apply the
"rational nexus" test. This standard imposes two major condi1ions on impact fee requirements:
. Page 6
(1) A reasonable connection between the population growth represented by the new
development and the need for addi1ional public facilities. and
(2) a "reasonable connection . . . between the expenditures of the funds collected under
the ordinance and the benefits accruing to the subdivision."
Hollywood Inc. v. Broward County. 431 So, 2d tIJ6. 612 (Fla. 4th DCA). rev. denied. 440 So. 2d
352 (Fla. 1983). See also Home Builders & Contractors Ass'n v. Boord of County Comm'rs, 446
So.2d 140 (Fla, 4th DCA 1983). cert. denied. 451 So.2d 848 (Fla.). appeal dismissed. 469 U.S.
976 (1984). The benefit requirement requires earmarking of the funds and is generally satisfied
in three ways: (1) dividing the jurisdic1ion into geographic zones and Iimi1ing expenditures to
those zones. (2) placing a 1ime limit on the expenditure of the funds. and (3) placing the funds
into a separate trust fund to guard against commingling impact fee revenues with general
revenues. Exemp1ions Article. at 31 n, 26.
With regard to infrastructure exactions. the United States Supreme Court requires that local
govemments demonstrate a "rough proportionaHfy" between the impacts of development
and the amount of the exaction. Dolan v. City of Tigard. 512 U.S. 374. 391. 114 S,Ct. 2309. 129
L.Ed.2d 304 (1994). Several courts have ruled that this standard applies only to project
specific development exactions. and not to legisla1ively adopted fee schedules. Krupp v.
Breckenridge Sanitation District. 19 P,3d 687 (Colo. 2(01); Home Builders Ass'n of Cent. Arizona
v. City of Scottsdale. 187 Þ.riz. 479. 930 P .2d 993. m-1 (XX) (1997); McCarthy v. City of Lea\lVOod
894 P.2d 836 (Kan. 1995); Ehrlich v. City of Culver City. 12 Cal.4th 854. 50 Cal.Rptr.2d 242, 911
P.2d 429 (1996). cert. denied. 519 U.S. 929. 117 S,Ct. 299. 136 L.Ed.2d 218 (1996)(Dolan applied
to exac1ion of fees. but not to a fee schedule).
Some commentators argue that waivers and exemptions for individual cases may trigger
greater scrutiny under the Nollan and Dolan cases. Nollan requires that the govemment
exaction be related to the purpose of the regulation as opposed to promoting an unrelated
govemmental purpose, Dolan requires that the exaction be "roughly proportion a " to the
actual impact of the development. However. this analysis applies only to project-specific
exemptions. not to uniform. legislatively adopted criteria, Further. even for project specific
exemptions. the Nollan-Dolan criteria would not apply to projects that are not affected by the
exemption unless the exemp1ion caused their exactions to exceed constitutional proportions.
That is not the case with the Collier County impact fee deferral program.
The rational nexus test is not an obstacle to the legal validify of the impact fee deferral
program. The rational nexus test is a ceiling on the impact fee. not a limit on policy-based
classifications. The ra1ional nexus test does require that revenue shortfalls created by the
exemptions "will not be absorbed by other developers who remain subject to the fee,"
Exemp1ions Article (citing Larsen & Zimet. "Impact Fees: Et Tu. Illinois?" 21 J. MARSHALL L. REV.
489.510 (1988)). This result is a common sense application of the ra1ional nexus test because
any marginal deficit caused by the affordable housing deferral program is unrelated to the
need for infrastructure caused by market-rate developments.
Policy-based fee exemp1ions or deferrals could also be challenged on the basis that
affordable dwelling units receive the benefits of the fee. but are not charged in the same
manner. In St. Johns County v. Northeast Florida Builders Ass'n, Inc., 583 So.2d 635 (Fla. 1991).
the Florida Supreme Court struck down a county school impact fee that excluded
municipali1ies that had not entered interlocal agreements to collect the impact fees.
Applying the rational nexus test. the court found that the fee failed the benefits prong of the
test because there were no restrictions on spending impact fees on schools that
. Page 7
accommodated new development in non-par1icipating municipalities. The court prohibited
the collection of school impact fees "until such time as substantial/vall of the DOoulation of St.
Johns County is subject to the ordinance." (emphasis added) 583 So.2d at 639. The court
continued: 'We do not foreclose the possibility that the ordinance could also meet the
second prong of the dual rational nexus test by a showing, based on land use plans and
demographic and other statistics, that substantially all of the projected development for the
county falls within those areas which are subject to the impact fee." Id., 583 So.2d at 639 n. 5.
The rationale of the St. Johns County case could be used against fee exemptions or
modifications. This is because most impact fee exemption and deferral programs do not
restrict the fee expenditures so as to exclude affordable housing. This would be difficult as
affordable housing is not limited to a specific geographic area of the county, as are
incorporated municipalities. Accordingly, if a substantial amount of new housing was
affordable, and was excused from paying impact fees, the St. John:S County rationale
arguably requires fee expenditures to be used only for those facilities that serve market rate
housing and non-residential development.6 The Sf. Johns County holding would not apply if
affordable housing were an insubstantial amount of new development.
In Collier County, as in most communities, most new housing does not qualify as affordable to
low or very-low income persons, and is not restricted to these income categories. The
proposed impact fee deferral program adds a further protection by limiting the aggregate
amount of deferred fees per fiscal year to no more than 1 % of the total impact fee collections
of the previous fiscal year. According to County staff, this translates to approximately 100
homes per year. In 2003, the County issued building permits for 3,376 single family residential
units, and a total of 3,700 residential units (U.S. Bureau of the Census, Monthly New Privately-
Owned Residential Building Permits, Collier County, Florida (021), at
http://censtats.census.gov/cgi-bin/bldgprmt /bldgdisp.pl). Thus, affordable dwelling unit
deferrals would represent approximately 2.96% of single-family units and 2.7% of all residential
units. My number below 5% would be considered statistically insignificant.? Accordingly. the
deferrals would not reflect a significant propor1ion of impact fee collections, and substantially
all development remains subject to normal impact fee collections.
In addition, the Florida Supreme Court's opinion in Dunedin, as well as cases involving more
traditional exactions, do not require mathematical exactitude in fee calculations or the
equilibrium between fee collections and expenditures. Contractors and Builders Ass'n of
Pinel/asCountyv. City of Dunedin, 329 So.2d 314, 318 (Fla. 1976)C'Justasa modest surplus over
costs of regulation does not invalidate regulatory fees. . .., so a modest profit from operation of
a public utility does not transform user charges into taxes." (citation omitted); Dolan v. City of
Tigard 512 U.S. 374, 391, 114S.Ct. 2309,129 L.Ed.2d 304 (1994Xonly rough proportionality, not
mathematical certainty, is required in assessing development exactions). Thus, the County's
de minimus deferral limitations appear to comport with the holdings in rational nexus cases.
Uniformity
Impact fees for IIclosed-ended" facilities operated under a County's proprietary powers can
be classified as user fees rather than regulatory fees. Collier County charges impact fees for
such facilities, including water and sewer. User fees are often subject to a distinct uniformity
6 Of course, such limitations could create constitutional and statutory legal issues of their own.
7 In a normal probability distribution, 95% of the means resulting from an infinite number of repeated
random samples fall between 1.96 standard errors above and below the midpoint of the distribution,
which represents the true population mean. Only 5% will fall beyond the midpoint, or 2.5% in each tail
of the distribution). See http://www.acastat.com/Handbook/9.html.
. Page 8
requirement that does not apply to pure regulatory fees. Courts have recognized that
differential user charges may be established when they are "just and equitable," Contractors
& Builders Ass'n v. City of Dunedin. 329 So. 2d 314,320 (Fla. 1976), cert. denied, 444 U.S. 867
(1979). Generally, classifications between users must be based on their relative burdens on
the system and on the benefits received. Exemptions Article, at 36 n. 52.
User classifications are accorded a great deal of deference and are stricken only when
patently arbitrary or discriminatory. Exemptions Article, at 36 n. 50. A governing body may
apply different methods of calculation to different customers, such as a flat rate for some
customers and consumption-based methods or charges, based on the number of
connections, to others. Exemptions Article, at 36 n. 51 (citing Dunedin supra). Courts have
had no trouble upholding differential rates or outright exemptions for low income or elderly
residents. Exemptions Article, at 37 nn. 52-55.
Conclusion
The Collier County impact fee deferral program is legally sound. The program:
· Is authorized by law. Not only are impact fee exemptions authorized by the Florida
Statutes, but they are actively encouraged as a way to facilitate the development of
affordable housing.
· Meets equal protection standards. The program is related to the production of affordable
housing. Affordable housing is a legi1imate government interest, and the program
removes a potential impediment to the production of housing.
· Is consistent with constitutional and judicial limits on impact fees. The program results in
no fee increase to other classifications of development that are subject to impact fees.
While affordable housing benefits from the payment of impact fees, it is not a significant
popula1ion of fee payers. Further, payment is typically deferred rather than waived or
exempted. This removes any objection that capital facility programs that rely on impact
fees will be jeopardized by a reduction in available fee revenues.
The Collier County impact fee program is a legally valid approach to the regula1ion of land
use and the production of affordable housing.
. Page 9
'----,.,...,..
._~-,.~<._,
Içact Fee Deferral Program
Collier County, Florida
Contents
Sec. 74-401. Impact fee ,.'.:¡iyer or deferral. ...........................4
(a) Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 4
(b) Qualifying Owner-Occupied Dwelling...... ..... .................5
(CÐ) Qualifying Rental Dwellings............................ . . . . . .. 6
(de) Repayment on Sale to Non-Qualified Purchasers................. 7
(eè) Repayment for Rental Dwelling Units........................... 7
(f) Repayment Obligations......................................... 9
(1) Generally. .................................................. 9
(2§') Rentals and O".Jrler occupied ct.lelling unite. .................. 9
(3~) Owner-Occupied Dwelling Units.......... .....................9
(gà) Deferral Agreements..................... . . . . . . . . . . . . . . . . . . . .. 10
(hi) Ceiling on Deferrals... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 13
( i:j- ) Amendmen t s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 14
(j*) Eligible Dwelling Unit Categories............ ................14
(k~) Apartment Complexes/Multi-Family Dwelling Units.............. 15
(1) Single Family, Detached Residences and Duplexes.............. 15
(m) Timing of Payment............................................ 16
(n) Certificates of Adequate Public Facilities. ..................16
(Qi?) Violations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 17
(p) Transitional Provisions...................................... 17
Sec. 74-402. Affordable housing definitions, benefit standards and
1 imi ta t i ens. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1 7
(a)ir.-
"Very, very low income families".... ...... ...............17
(b) iT.-
"Very low income families" . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 18
(c)€7
"Low income families".................................... 18
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Ordinance 2005-
AN ORDXNANCE OF COLLXER COUNTY, FLORXDA,
AMENDXNG CHAPTER 74 OF THE CODE OF LAW AND
ORDXNANCES, AS AMENDED BY ORDXNANCE NO. 2001-13
(THE COLLXER COUNTY CONSOLXDATED XMPACT FEE
ORDXNANCE, AS AMENDED), BY AMENDXNG THE
AFFORDABLE BOOSXNG PROVXSXONS BY ELXMXNATXNG THE
PROVXSXONS FOR WAXVER OF XMPACT FEES;
ESTABLXSBXNG A CEXLXNG ON THE AMOUNT OF XMPACT
FEE DEFERRALS; REORGANXZXNG PROVXSXONS RELAT:ING
TO AFFORDABLE BOOSXNG FOR CLARXTY; PROVXDXNG FOR
CON'FLXCT AND SEVERABXLXTY; PROVXDXNG FOR
XNCLUSXON XN THE CODE OF LAWS AND ORDXNANCES;
AND PROVXDXNG FOR AN EFFECTXVE DATE.
WHEREAS, on March 13, 2001, the Board of County Commissioners
adopted Ordinance No. 01-13, the "Consolidated Impact Fee Ordinance, ",
which is Chapter 74 of the County's Code of Laws and Ordinances¡ and
WHEREAS, Ordinance No. 01-13 established an Affordable Housing
Impact Fee Waiver and Deferral Program (hereinafter the "Program")¡ and
WHEREAS, the Program is designed to encourage the production of
housing for low and moderate income persons in Collier County¡ and
WHEREAS, the Program implements goals established in the County
Comprehensive Plan to encourage the production of affordable housing and
to minimize housing costs where possible¡ and
WHEREAS, until July 1, 2004, the cost of impact fee deferrals and
waivers under the Program were subsidized by the Florida State Housing
Initiatives Partnership (SHIP) program established by §§ 420.907-
420.9079, Florida Statutes¡ and
WHEREAS, increases in impact fees have outpaced increases in grant
funding received the County, to the extent that the County can no longer
afford to fund the Program through SHIP monies¡ and
WHEREAS, impact fee waivers and deferrals have historically
comprised a very small, de minimus proportion of the County's total
impact fee revenue collections¡ and
WHEREAS, the County has projected that impact fee deferrals under
the Program in future years will not rise above historic levels¡ and
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WHEREAS, the County desires to establish a cap on impact fee
deferrals in order to ensure that they do not rise above de minimus
levels¡ and
WHEREAS, the County Department of Financial Administration and
Housing provides periodic reporting to ensure that the de minimus caps
are not exceeded¡ and
WHEREAS, the County desires to discontinue the impact fee waiver
program because SHIP funding is insufficient to ensure the repayment of
impact fees that are deferred¡ and
WHEREAS, the impact fee deferrals provided under the Program do
not result in the expenditure of fees for public facilities that benefit
parties that do not pay impact fees¡ and
WHEREAS, impact fees deferred under the Program are not subsidized
by persons who pay impact fees when they are normally assessed and
collected¡ and
WHEREAS, a professional consultant team has conducted a survey of
impact fee caselaw in Florida and nationally, and has determined that
impact fee deferrals for affordable housing are constitutionally valid
and do not violate any standards for nexus and proportionality¡ and
WHEREAS, impact fee adjustments for affordable housing are
required by state law as a means to encourage affordable housing,
including "alternative methods of fee payment for affordable housing"
((Florida Statutes § 420.9076) ¡ and
WHEREAS, the Local Government Comprehensive Planning and Land
Development Regulation Act (Fla. Stat. § 163.3161 et seq.) requires that
counties adopt and implement a comprehensive plan that addresses
multiple objectives, including public facilities and housing (Florida
Statutes § 163.3177; and
WHEREAS, when a comprehensive plan is adopted, Florida law
requires that land development regulations must be adopted that
implement the plan (Florida Statutes §§ 163.3202(1); see also
16 3 . 316 7 ( 1) (c); 163. 31 7 4 (4) (c); 163. 319 4 (1) (b) ); and
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WHEREAS, and impact fees are a form of "innovative" land
development regulation expressly authorized by Florida law (Florida
Statutes § 163.3202(3»; and
WHEREAS, impact fee deferrals are expressly required and
authorized by the Collier County Growth Management Plan, Housing Element
Policy 1.4, which provides in pertinent part: "[a]ffordable housing will
be distributed equitably throughout the County using strategies which
include, but are not limited to ... impact fee waivers or deferrals..."; and
WHEREAS, the proposed amendments were reviewed by the Collier
County Affordable Housing Commission;
NOW, THEREFORE, BE :IT ORDA:INED BY THE BOARD OF COUNTY
COMM:ISS:IONERS OF COLL:IER COUNTY, FLORIDA, that:
SECT:ION ONE. Article II, Subsection E in Section 74-201 of the
Collier County Code of Laws and Ordinances is hereby repealed.
SECT:ION TWO. Article IV of Chapter 74 of the Collier County Code
of Laws and Ordinances is hereby amended to read as follows:
ARTICLE IV. AFFORDABLE HOUSING IMPACT FEE WAIVER OR DEFERRAL
Sec. 74-401. Impact fee wai70r or deferral.
(a) APplicabilitv
(1) Pursuant to the reauirements established in this
section and article IV. the countv shall defer the payment of the impact
fee for anv new owner-occupied or rental development which aualifies as
affordable housinq under this Article.
(2) Anv person seekinq an affordable housinq deferral for
proposed development shall file with the countv manaqer an application
for deferral, prior to receivinq a buildinq permit for the proposed
development. The application for deferral shall contain the followinq:
a. The name and address of the owner:
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b. An UP to date. complete leaal description of
the site upon which the development is proposed to be located;
c. The maximum income level of the owner. or if
the owner is a developer or builder. the income level of the household
to which the dwellina unit it to be sold or provided for occupancy;
d. The number of bedrooms in each dwellina unit of
the development.
(3) If the proposed development meets the reauirements
for an affordable housina deferral as set forth in this Article, the
county manaaer should enter into an impact fee deferral aareement and
is authorized to execute such deferral aareements alona with any
correspondina tri-partv aareement intended to further define re-pavrnent
obliaations. as may be applicable. with the owner or applicant. The
impact fee deferral aareement shall be accepted by the county in lieu
of prompt pavrnent of the impact fee that would otherwise then be due and
payable but for the aareement.
(b) Oualifyina Ow.Der-OccuDied Dwellina
To qualify for an affordable housing impact fee ·..·ai vcr or
deferral, an owner-occupied dwelling unit must meet all of the following
criteria:
(1) The owner(s) or anticipated owner(s) of dwelling unit
must have a very low, or moderate income level, at the time of final
execution by the county of ª ,wi ',Tcr or deferral agreement as those
income level terms are defined in section 74-402~
(2) ,and tThe monthly payment to purchase the unit must
be ;¡ithin the affordable houoing guidclinco cotabliohed in ocction 7q
~not exceed the rental limits established by the Florida Housina
Finance Corporation for rents adlusted to bedroom size in prolects
assisted under the, Florida Housina Finance Corporation or any other
local. state, or federal aaencv. based on unit size.
(3) A dwelling unit shall qualify as "owner-occupied" if..:..
a. a written affirmation from the developer to the
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county guarantees that the requisite affordable housing units will be
constructed, and
b. the affirmation is in effect at the date of
execution of the impact fee ~~ai7cr or deferral agreement by the county~
and
c. within 24 months from the date of issuance of
the certificate of occupancy or the execution of the affirmation~
whichever is later, any option to purchase is exercised and the
purchaser takes ownership of the Dwelling Unit.
(4) If the purchaser fails to purchase the dwelling unit
within the 24-month period, then the ~;aivcd or deferred impact fee must
be immediately paid unless the dwelling unit is sold to another
qualifying owner.
(á~) The owner, or if there is more than one owner, both of
the owners, must be a first-time home buyer. To qualify as a first-time
home buyer, the owner must not have had an ownership interest in his/her
primary residence in the past three years.
(Q~) The dwelling unit must be the homestead of the
owner (s) .
(14) The dwelling unit must remain affordable housing for
15 years from the date a certificate of occupancy is issued for the
dwelling unit, unless the impact fee is paid in full to the county.
(Rb) Oualiryina Rental Dwellinas
To qualify for an impact fee deferral, a dwelling unit offered for
rent must meet all of the following criteria:
(1) The household renting the dwelling unit, including any
multi-family dwelling unit, must have a very low or low income level, at
the commencement of the leasehold and during the duration thereof, as
those terms are defined in section 74-402 and the amount of rent must be
within the affordable housing guidelines established in section 74-402.
(2) The dwelling unit must be the household's permanent
residence.
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"--
(3) In no instance shall rental limits exceed the rental
limits established by the Florida Housinq Finance Corporation for rents
adlusted to bedroom size in prolects assisted under the, Florida Housinq
Finance Corporation or any other local. state. or federal aqency, based
on unit size.
(~) ReDav.me.nt em Sale to Non-Qualified Purchasers
All impact fees deferred for owner-occupied dwelling unit at the
time the building permit was issued shall become due and payable and
shall be immediately paid in full to the county upon the sale of the
dwelling unit to a non-qualified purchaser, provided, ho~¡e~er, if the
impact fee deferral ·...0.0 paid '..ìi th Ctate IIouoing Ini tiati '.'eo I"artnerohip
(CIIII") I"rograf!\ funds, paYf!\ent ',dll be made to the county affordable
houoing truDt fund. For purposes of this article, a non-qualified
purchaser is a person who does not satisfy the affordable housing
criteria set forth in subsection lQla above or a person who does not
agree to the terms of the ~mi~er or deferral of impact fees agreement.
(§fJ) ReDaY2Dent for Rental Dwellina units
Deferred impact fees for rental dwelling units, including any
multi-family dwelling units, single-family detached houses, modular
homes (also known as residential manufactured buildings) and mobile
homes (also known as manufactured homes) as defined in section 74-108 of
this chapter, shall in all events be due and payable not later than six
years and nine months after the execution of the impact fee deferral
agreement by the county. Such fees shall be accelerated and
automatically be due and payable prior to that time period if there is
any breach of the subject impact fee deferral agreement by the non-
county party.
(1) To be eligible for impact fee deferral, a rental
modular home ohall meet, as Q f!\iniffiUffi, the then current otandarda of
Chapter 553, Florida Ctatutea for hOf!\eo~fflership or rental, and DhQll
bear the department of community affairo inoignia Deal certifyin§ that
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thc structurc is in compliance '.lÌ th the Florida U::mufactured Buildingo
~ct of 1979, aD amended or ouperoeded,
(2) To be eli~ible for impact fee deferral, a rental
mobile home shall be eonotructed to then applicable otandardo
promulgated by the United £tateo Department of IIousin~ and Urban
De7elop:œcnt (mID) and ohall bear a t'.lO inch by four inch metal,
rectangular red and oilver certification label on each oection of the
home certifying that the home haa been inopected in accordance IIUD
require:œcnto and haa been conatructed in conformance ,:ith federal
manufactured hOffie conatruction and oafety otandardo in effect on the
date of manufacture,
(e) Any impact feeD .:aived for an miner occupied œ.lClling unit
at the time a buildin~ permit ,¡aD iaoued ohall become due and payable
and ahall be immediately paid to the county if the d;~elling unit io aold
or tranaferred to a non qualified purchaoer during the 15 year period
after the certificate of occupancy ..'ao iooued for the d-,lelling unit. If
the impact fee ",:ai7er ",JUO paid ì.dth State IIouoing Initiati';eo
I'artnerohip (£IIII') I'ro!1Jram funda, paj:'ffient '.Jill be made to the county
affordable houoing truot fund. If the dì.lelling unit io uoed aD
affordable houoin~ in compliance ;¡ith thia article for 15 yearo after
the date the certificate of occupancy ',laD iooued for the œ,lCllin~ unit,
the impact feeD arc no lon!1Jer due and the lien on the aubject property
ohall be releaoed.
(f) The percentage of the total impact fee ;:hich ohall be ì.roived
or deferred purouant to thia oection for an o,mer occupied or rental
affordable houoing &#elling unit, including any multi family d;;elling
unit, ahall be the percentage oct forth be 1 0-.: ,
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(f) ReDavment Obl:J..aat:J..ons
(1) Generallv.
The impact fees ,roived or deferred shall be a lien on the
property until all requirements under this article and the agreement
have been satisfied.
{.étr> Rentals &ft. 8\l'&e.. eee'llp!.. .well!BII' 'IIBise.
~+±+ Annually, the owner (i.e., lessor) of a rental
dwelling unit, including any multi-family dwelling unit, shall provide
to the county manager an affidavit of compliance with the criteria set
forth in this section. The affidavit must be filed within 30 days of the
anniversary date of the issuance of a certificate of occupancy. If the
affidavit is not filed on time the affiant shall pay to the county a
$50.00 late fee.
b. If the income of any unit renter which
originally qualified as very low or low income level as defined in
section 74-402 below exceeds the affordable houoing benefit standards
set forth in subsection l£l74 402 by more than 40 percent, then the
deferred impact fee shall become immediately due and payable by the
owner or, in the alternative, the owner shall have 90 days to comply
with the affordable housing standards set forth in this section 7~ 402
belo\;. Developments which are then monitored by the Florida Housing
Finance Corporation, or any other state or federal agency, will not be
required to file this separate affidavit of compliance with the county
manager.
(3_> Owner-OccuÐied Dwelling Units
If the household income of the qualified owner-occupied
dwelling unit rises above the benefit standards for ,Jai~ero and
deferrals set forth in subsection 7~ 402 belo.¡(b) of this Section, the
owner shall maintain the ,¡aiver and/or deferral. Notwithstanding the
foregoing, all outstanding impact fees .;ai~ed or deferred shall be paid
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in full upon sale or transfer of the dwelling unit to a non-qualified
purchaser, eneept for "...aived iHlpact feeD ",;here the O".Hler haD complied
,lith the ,miver or deferral a.greeæent and the affordable houoing
criteria set forth in thio article for IS yearo after ioouance of the
certificate of occupancy.
(gå) Deferral Aareements
The owner receiving an impact fee 'la.i·:er or deferral shall enter
into a ,¡aiver or deferral agreement of impact fee agreement with the
county which agreement shall provide for, at a minimum, the following
and shall further include such provisions deemed necessary by the board
to effectuate the provisions of this article:
(1) The legal description of the dwelling unit.
(2) Where an impact fee ,miver or deferral is given to an
owner who will be selling or renting the dwelling unit to a subsequent
purchaser or renter, the development must be sold or rented to
households meeting the criteria set forth in this article in order to
maintain the waiver or deferral. IHlpact fee \mi ':ero or deferralo paid
for ".lith 8tate IIouoing Initiativco I'artnerohip umII') I'rograffi funéls l.Jill
only be granted directly to buyero mooting oection 74 402'0
qualifieationo and approval prior to building peræit ioouance. h
d".lelling unit ohall qualify aD "owner occupied" if a ".;ritten affiræation
by the developer to the county guaranteeD the requioite affordable
houoing unito l.lill be conotructed, and the affirmation io in effect at
the date of eJrecution by the county of the iffipact fee ".;ai ver or éleferral
ag-ree'fflent and ".lithin 24 æontho from the date of ioouanco of the
certificate of occupancy or the execution of the affirffiation, ".michever
io later, any option to purchaso io m[Crcioed and the purchaoer takeo
o,~erohip of the d,;elling unit. If the purchaoer failo to purchaDe the
œ.ielling unit l.lithin the 24 ffionth period, then the l.mi·:ed or deferred
impact fee ffiUot be paid iffiffiediately unleoD the Dubjoct property io oold
to another qualifying O'.ffier.
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(3) For each such owner-occupied dwelling unit, the amount
of impact fees deferred shall be paid to the county in full upon the
sale or transfer to a non-qualified purchaser. If impact feeD .lere paid
',lith Ctate HouDing Initiati"Jeo part:aerohip (CHIP) Program fu:ado, paYffient
in full ,:ill be made to the county affordable houoing truot fund. For
rental units, including any multi-family dwelling unit, the impact fees
deferred shall in all events be due and payable no later than six years
and nine months after the execution by the county of the impact fee
deferral agreement. Such fees shall be accelerated and thereby be
automatically due and payable prior to that time period if there is any
breach in the subject impact fee deferral agreement by the non-county
party.
( 4) For o·.mer occupied Et.;elli:ag uni to ,mere i:æpaet feeD
hœ..e been ,lai ved, the d·.:elling unito muot be utilized ay the original
qualifying O'í.ffier, or Duboequent qualifyi:ag purchaser, as 3ffordable
houDing in compliance ,lith thio article for a 15 year period after the
certificate of occupanc)' io iooued and if the Œlelling unit io oold to a
non qualifying purchaoer, the impact feeD ohall be paid in full to the
county before the clooing becoffieB final. If not so paid, the obli~atian
ohall be a lien on the œ..'elling unit under the follo·.ling ouboectian. If
impact feeD ·.:ere paid '.:ith Ct3te IIouoing Initiativeo Partnerohip (CHIP)
Program fundo, repaYffient ,;ill be made to the county affordable houoing
truot fund.
(~~) The deferred and/or 'í.mi·v·ed impact fees shall be a lien
on the property, The .mich lien may be foreclosed upon in the event of
non-compliance with the requirements of the agreement. The agreement
described herein shall operate as a lien against the dwelling unit. The
lien shall terminate upon the recording of a release or satisfaction of
lien in the public records of the county. In the case of a ,:aiver, Buch
releaoe or oatiofaetion ohall be filed 1§ yearo after the iODuance of
the certificate of occì:li3ancy provided o·.mcr acteà in eoml"liancc ',:ith the
agrecfficnt or upon payment in full, In the 030C of a deferral, B~uch
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--~-
release shall be recorded upon payment in full. Neither the deferred
and/or ',¡ai-:ed impact fees nor the agreement providing for the ·.¡ai-Jer
and/or deferral of impact fees shall be transferred, assigned, credited
or otherwise conveyed from the dwelling unit. The deferrals ~nd/or
.¡aivers of impact fees and the agreement thereto shall run with the
land.
(6) .'\nnually, the O',ffier of a rental d·..·ellin!i!" unit,
includin~ any multi family œ,:elling unit, ohall provide to the county
manager an affidavit of coæpliance .:ith the criteria oet forth in thio
articlc. ~he affidavit muot be filed ;:ithin 30 dayo of the anniveroary
date of the ioouance of a certificatc of occupancy. If the affid~vit io
not filed on timc the affiant ohall pay to the county a $50.00 late fee.
If the income of any home renter or duplex unit renter ',,"hich ori~inally
qualificd aD 7ery 1m; or 10',: income level aD defined in ocction 74 402
belo',¡ cJrceedo thc affordable houoin~ benefit otandardo oct forth in
oection 74 402 by more than 40 percent, then the deferred iæpact fee
ohall become immediately due and payable by the o;mer or, in the
alternati-:e, the mmer ohall have 90 dayo to coæply ',;ith the affordable
IIouoing otanàardo oct forth in oeetion 74 402 belm;. DeveloPffientB ·.mieh
are monitored by the Florida nouoing Finance Corporation or oimilarly
monitored by any other otate, or federal agency .¡ill not be required to
file thio oeparate affida7it of compli~nce ;¡ith the county Ft1.~nager.
(7)
(5 )
Upon satisfactory completion of the agreement's
requirements, the county shall record any necessary documentation
evidencing same, including, but not limited to, a release of lien.
(Q~) In the event the owner is in default under the
agreement, and the default is not cured within 30 days after written
notice is provided to the owner, the board may at it§ sole option
collect the impact fee amounts in default as set forth by article V,
section 74-501, or bring a civil action to enforce the agreement or
declare that the ;;aived or deferred impact fees are then immediately due
and payable. The board shall be entitled to recover all fees and costs,
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including attorney's fees and costs, incurred by the county in enforcing
the agreement, plus interest at the then maximum statutory rate for
judgments calculated on a calendar day basis until paid.
(2~) The agreement shall be binding upon the owner's
successors and assigns.
(~~) The agreement shall be recorded in the official
records of the county at no cost to the county.
(h-iJ Ceilina 0J2 Deferrals
(1) The aaareaate amount of impact fee ·.J1li vers and
deferrals granted pursuant to this article shall be limited, in total,
to an~ amount appropriated by the board at ita final public hearing
regarding tho adoption of the annual county budget and the affiount
allocated to iæpact fee ·.Ii'ai vers or deferralo in the county houoing
aooiotance plan, aD eota.bliohed by chapter 114, article III of this
Code. Feeo '.Jai '.ed or deferred ohall be paid by the board into the
appropriate iHlpact fee truot account ·.Jithin oiJC yearo a.nd nine Hlontho
from the date of the CI.".Jard of a waiver and/or deferra.l aD provided
herein, but in no cvent, later than that tiHle ;ffien that amount io needed
for a project funded by those impact feeo ;Jai~ed or deferred. ~he board
ohall pay into the appropriate impact fee truot account ouch amounto
equal to any impact feeo pre'..iouoly ·..'ai'..ed or deferred by the board,
',;i thin oiJ[ yearo and nine Hlontho from the date of ouch '.;ai '..er , or
deferral, but in no even t , later than the tiHle \men that amount io
needed for a project funded by thooe impact fees \Jai~ed or deferred. The
boa.rd ohall pay into the appropriate impact fee trust account ouch
aHlounto equal to any impact feeo previouoly ;~aived or deferred by the
board, ·.¡ithin oiJ[ ycaro and nine months from the date of ouch ·.;aivcr, or
deferral, but in no event, later than the tiHle ouch amounts are needed
for a project funded by thooe iæpact feeo ;mived or deferred. Waivero
and deferralo ohall be iooued in the order that completed qualifying
a.pplica.tiono are recei~ed by the county manager. ~t leaot ~o percent of
the affiount budgeted for i~act fee ;mivero and/or deferralo ffiUOt be
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1:ltilized to fund impact fee \.'é1i·...ere and/or deferralo for Dingle f()ffiily
O'.H1ar ecc1:lpiad &.'elling unite Garvin§" tho very lou and 10·... income
levelo. not exceedinq the followinq:
a. one percent (1%) of the estimated impact fee
collections for the current fiscal Year, as estimated by the County
Manaqer; or
b. if the County Manaqer does not prepare an
estimate as provided in subsection (1), one percent (1%) of the previous
years' total impact fee collections.
(2) Deferrals shall be available on a first-come. first-
served basis.
(3) The County Manaqer shall maintain a trackinq system to
ensure that the aqqreqate amount of impact fee deferrals do not exceed
the deferral ceilinqs established in this subsection.
(1:.-5) Amendments
Any changes or amendments to this article or the minimum funding
requirements adopted in this article must occur as an ordinance
amendment at a public hearing of the board of county commissioners.
(ik) Eligible Dwelling unit Categories
Agreements for the \.uiver or deferral of impact fees for
affordable housing may only be approved for the following types of
dwelling units:
(1) Single family residences that are fully detached, and
either owner-occupied or rental dwelling units, or
(2) Owner-occupied or rental dwelling units in a
residential condominium, townhouse or duplex structure, or
(3) Rental (leased) multi-family dwelling units.
(4) Rental modular homes that meet, as a minimum, the then
current standards of Chapter 553, Florida Statutes for homeownership or
rental, and that bear the department of community affairs insiqnia seal
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certifyinq that the structure is in compliance with the Florida
Manufactured Buildinqs Act of 1979. as amended or superseded.
(5) Rental mobile homes that are constructed to then
applicable standards promulqated by the United States Department of
Housinq and Urban Development (HUD) and that bear a two inch by four
inch metal. rectanqular red and silver certification label on each
section of the home certifyinq that the home has been inspected in
accordance HUD requirements. and that have been constructed in
conformance with federal manufactured home construction and safety
standards in effect on the date of manufacture.
(~~) ADartment Complexes/MUlti-Family Dwelling units
Notwithstanding any provisions elsewhere in this chapter to the
contrary, any owner that develops an affordable housing rental apartment
complex consisting in whole or part of multi-family dwelling units
serving very low and/or low income levels and meeting all requirements,
and subject to all conditions, of this article shall be entitled to
defer 100 percent of the impact fees applicable only to such rental
multi-family dwelling units serving very low and/or low income levels
if: (i) all such deferred impact Fees are paid on or before the end of
six years and nine months from the date such impact fees are deferred;
and (ii) the rental apartment development shall remain affordable
housing qualified (under this article) for a minimum of 15 years.
(1) Single Familv, Detached Residences and DuDlexes
Impact fee .~aivcro or deferrals for only single family, detached
residences, or duplexes, as owner occupied dwelling units, will
automatically be subordinate to the owner's first mortgage and/or any
government funded affordable housing loan such as SAIL or HOME loan.
Impact fee .:aivcro or deferrals may also be similarly subordinated in
the case of rental dwelling units, including any multi-family dwelling
units, but only if the owner provides additional security satisfactory
to the county such as additional or substitute collateral in the form of
- 15 -
Words underlined are added; words otruc], through are deleted.
cash or cash equivalent financial instruments which will yield the full
amount of the deferred impact fees when they may become due and payable.
(m) 'l'imiz1Cl of PaYDIØZ1t
Any units meeting the requirements of this subsection that are
sold below the maximum home sales price in Collier County for Florida
Housing Finance Corporation Programs, or qualify for and enter into an
approved .mi~er or deferral agreement shall not be required to pay the
impact fees applicable for the unit or building any sooner than issuance
of the building permit for construction or as may otherwise be set forth
in such ·,J.Ü'Jer or deferral agreement.
(n) Certificates of Adeauate Public 7acilities
(l) In order to obtain a certificate of adequate public
facilities concurrently with the issuance of the final site development
plan or plat.L. the applicant shall first enter into an approved ·..'ai·.·cr or
deferral agreement with Collier County or provide a notarized affidavit
to the county manager, which must include the following:
~~ Name of project, legal description and number
assigned by Collier County to the development order;
~~ Name of applicant and owner, if different;
~~ Number of dwelling units;
~+4+ Statement of intent that the subject dwelling
unit sales price will meet the affordability guidelines of the Florida
¡Ioueing Finance Corporation for Collier County established in this
Article.
~ J..il
Certificate of Occupancy Reauirements on Filinq
of Affidavit
Prior to the issuance of a certificate of occupancy for individual
dwelling units which have provided the foregoing affidavit instead of
entering into a ,;aiver or deferral agreement with Collier County, the
applicant must also provide a copy of the executed sales contract to the
county manager demonstrating a qualifying sales price. A copy of the
- 16 -
Words underlined are added; words etruc]( through are deleted.
closing statement demonstrating a qualifying sales price will be
provided to the county manager within ten days of the closing of the
sale of each qualifying dwelling unit.
(gp) violations
Failure to adhere to the requirements set forth by this section
may result in the impact fees becoming immediately due and payable and
payment being considered delinquent from the date of the notarized
affidavit and then becoming subject to the collection provisions
provided for in article V, section 74-501, including payment of
delinquency fees and interest.
(D) Transitional provisions
The followina provisions apply to anv impact fee deferrals or
reimbursements that were aranted prior to
. 2005:
(1) Anv deferral aareement that was executed prior to
2005. shall continue in effect in accordance with its terms consistent
with the reQUirements in effect at the time that the deferral aareement
was executed.
(2) If reimbursement is reQUired pursuant to an impact fee
deferral or waiver that was paid with State Housina Initiatives
Partnership (SHIP) Proaram funds. payment will be made to the countv
affordable housina trust fund.
Sec. 74-402. Affordable housing definitions, BOBefi~
s~andardB and limitations.
(a) The following sets forth the applicable definitions afiè
benefit otandardB for affordable housing dwelling units for the purpooe
of detcræining eligibility for impact feeo ,.~ivero and deferralo (herein
referred to ao "bcnefito").
(1) Definitions of affordable housing income groupo.
1Al6T ·Very, very low income families· means families whose
incomes do not exceed ~35+ percent of the median income for the area
- 17 -
Words underlined are added¡ words otrucJt through are deleted.
as determined by the Secretary of the U.S. Department of Housing and
Urban Development.
~bT "Very low income families" means families whose incomes do
not exceed 50 percent of the median income for the area as determined by
the Secretary of the U.S. Department of Housing and Urban Development.
l2lØT "Low income families" means families whose incomes are more
than 50 percent but do not exceed 80 percent of the median income for
the area as determined by the Secretary of the U.S. Department of
Housing and Urban Development.
In no inotance ohall rental limito exceed the rental limito eotabliohed
by the Florida Rouoing Finance Corporation for rento adjuoted to bedroom
oiBe in projecto aooioted under the, Florida nouoing Finance Corporation
or any other local, otatc, or federal a§ency, baoed on unit oize.
(2) Benefit standardo.
a. .".ffordable houoing mmer occupied d',li'Clling unito ·.mich
excluoi';ely ocrve very, very 1m. and very 1m; income familieo and ·.mich
arc the o~mer'o homeotead ohall have 100 percent of the applicable
impact fee '..ai ved purouant to the termo hereof.
b. .".ffordable houoing rental d·..·elling unito \lhich
excluoively oer.re ':cry, very 1m., very 1m; or 1m; income familieo ohall
have 100 perccnt of the applicable impact fee deferred purouant to the
termo hereof,
e. .".ffordable hoticing o·.mer occupied d·.,ellin!3 uni to '.¡hich
excluoively oerve 1m. income familieo and ',¡hich are the o'.ffl.er' 0
homestead ohall have 100 percent of the applicable impact fee deferred
purouant to the termo hereof.
d. Developmcnt ..~ich meeto the criteria oct forth in
oubsectiono 7~ ~Ol(a) and (b) conotructed by an agency of Collier County
or by an independent governmental agency purouant to an interlocal
agreeHlent ·.;ith Collier County and '..~ich conotruction io 100 percent
government funded ohall have 100 percent of the impact feeD for that
conotruction '.¡ai·.rcd, pursuant to the termo hereof.
- 18 -
Words underlined are added¡ words otrucJc through are deleted.
SECT¿ON THREE: CONPL¿CT AND SEVERAB¿L¿TY.
In the event this ordinance conflicts with any other ordinance of
Collier County or other applicable law, the more restrictive shall
apply. If any phrase or portion of this ordinance is held invalid or
unconstitutional by any court of competent jurisdiction, such portion
shall be deemed a separate, distinct, and independent provision and such
holding shall not affect the validity of the remaining portion.
SECT¿ON FOUR: ¿NCLUS¿ON ¿N THE CODE OF LAWS AND ORD¿NANCES.
The provisions of this Ordinance shall become and be made a part
of the Code of Laws and Ordinances of Collier County, Florida. The
sections of the Ordinance may be renumbered or relettered to accomplish
such, and the word "ordinance" may be changed to "section", "article",
or any other appropriate word.
SECT¿ON F¿VE: EFFECT¿VE DATE.
This Ordinance shall become effective upon filing with the Florida
Department of State.
PASSED AND DULY ADOPTED by a vote of a majority plus one of
the Board of County Commissioners of Collier County, Florida, this
day of _____, 2005.
ATTEST:
DWIGHT E. BROCK, CLERK
BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA
By:
Deputy Clerk
FRED W. COYLE, Chairman
Approved as to form and
Heidi F. Ashton
Assistant County Attorney
- 19 -
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COLLIER COUNTY AFFORDABLE HOUSING INVENTORY
* approved in the past three years
Name District Tenure Number of Affordable Units
College Park Apt. I Rental 210
Heron Park Apts. I Rental 248
Victoria Falls I Owner Occupied 110
Whistler's Cove Apts. I Rental 240
Wild Pines Apts. I Rental 200
Total District I 1008
Arbor View Apts. Rental 168
Arbor Walk Apts. Rental 404
Bear Creek Apts. Rental 120
* Bosley Apts. Rental 303
* Buckley Mixed Use Owner Occupied 22
* Cypress Glen Owner Occupied 10
Summer Lakes Apts. Rental 368
Turtle Creek Apts. Rental 268
Windsong Club Apts. Rental 120
Total District II 1783
Brittany Bay Apts. III Rental 478
Laurel Ridge Apts. III Rental 78
Leawood Lakes III Owner Occupied 60
Osprey's Landing Apts. III Rental 176
Saddlebrook Village Apts. III Rental 140
Saxon Manor Isles Apts. III Rental 252
* Tuscan Isle Apts. III Rental 298
Villas of Capri Apts. III Rental 235
Whistler's Green Apts. III Rental 168
Total District III 1885
Bay Point South IV Rental 161
* Botanical Place IV Owner Occupied 64
Cricket Lake IV Rental 188
George Washington Carver Apts. IV Rental 70
Goodlette Arms Apts. IV Rental 250
Jasmine Cay Apts. IV Rental 72
Total District IV 805
Revised 2/18/05
Name
* Arrowhead PUD
* Artesia Point
* Bristol Pines
Buck's Run
Bullard
Carson Lakes
* Charlee Estates
Coral Pines Apts.
Farmworker Village
Garden Lake Apts.
* Heritage Bay DRI
Heritage Villas Apts
Hope Circle
Immokalee Apts.
Immokalee Habitat
* Immokalee Senior Housing
* Independence PUD
Jubilation
King David Apts.
Little League
* Mainstreet Village Apts.
Oakhaven Apts.
* Regal
Sander Pines Apts.
Southern Villas
Summer Glenn Apts.
Timber Ridge
Timber Ridge Apts.
Trafford Pines Apts.
Willowbrook Place Apts.
* W oodcrest
District
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
Total District V
Tenure
Rental
Owner Occupied
Owner Occupied
Rental
Owner Occupied
Owner Occupied
Owner Occupied
Rental
Rental
Rental
Owner Occupied
Rental
Owner Occupied
Rental
Owner Occupied
Rental
Owner Occupied
Owner Occupied
Rental
Owner Occupied
Rental
Rental
Owner Occupied
Rental
Rental
Rental
Owner Occupied
Rental
Rental
Rental
Owner Occupied
Number of Affordable Units
186
280
16
348
40
84
124
28
541
65
168
41
50
100
40
119
155
110
10
10
78
160
110
40
35
46
16
34
20
42
66
3162
Total Affordable Housing Units in Collier County
Total Number of Residential Units in Collier County
Percentage
8,643
173,807
5%
Total Affordable Housing Units Approved in 2004
Total Number of Residential Units Approved in 2004
Percentage
403
6,406
6.3%
Total Affordable Housing Units Approved in Past 3 Years
Total Number of Residential Units Approved in Past 3 Years
Percentage
1,999
19,761
10%
Total Collier County Households in Need of Affordable Housing (2005)
30,949
Revised 2/18/05
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Affordable Housing in Rural Villages
There a four areas in Collier County currently eligible for development as Rural
Villages.
Immokalee Rd and Wilson Blvd. = 300 acres
Immokalee Rd. North of Golden Gate Estates = 900 acres
North Belle Mead = 900 acres
North of US41 East = 1 ,400 acres
Total Lands Eligible for Rural Villages =
3,500 acres
Rural Villages must be developed at a density of between 2 and 3 units per acre.
A minimum of 0.2 units per acre in a Rural Village must be developed as
affordable housing, of which at least 0.1 unit per acres must be workforce
housing.
The following table details the potential build out of each village along with the
required number of affordable units in each.
Number of Residential Units Built at Allowable Densities
Wilson Blvd
Estates
Belle Mead
US41 East
Affordable Units
60
180
180
280
2u/a (% affordable)
600 (10%)
1800 (10%)
1800 (10%)
2,800 (10%)
2.5u/a (% affordable)
750 (8%)
2,250 (8%)
2,250 (8%)
3500 (8%)
3u/a (% affordable)
900 (6.6%)
2,700 (6.6%)
2,700 (6.6%)
4,200 (6.6%)
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Exhibit H.
Collier County
Local Housing Assistance Plan
FY 2005, 2006, and 2007
INTERLOCAL AGREEMENT
THIS INTERLOCAL AGREEMENT made and entered into this ~ JS'" day of
April, 2004 by and between Collier County, a political subdivision of the State of Florida,
acting by and through its Board of County Commissioners (the "County") and the City of
-Naples, a municipal corporation created and existing under the laws of the State of
Florida, acting by and through its City Council ("City"):
WITNESSETH:
WHEREAS, Section 420.9072 (4), Florida Statutes, (the "State Housing
Initiatives Partnership Act" "SHIP"), authorizes monies in the Local Government
Housing Trust Fund (the "Fund") to be distributed to the County and eligible
municipalities within the County pursuant to an interlocal agreement; and
WHEREAS, Collier County is an approved County and the City of Naples is an
eligible municipality within the County; and
WHEREAS, the County and City desire to distribute SHIP allocations pursuant
to this Interlocal Agreement; and
WHEREAS, the County and the City have determined the SHIP funds can be
more effectively and efficiently utilized and managed when the County and City work
cooperatively to address the community's affordable housing needs.
NOW, THEREFORE, FOR AND IN CONSIDERATION of the mutual
covenants and agreements hereinafter set forth, the parties hereto agree as follows:
1. The City and the County do hereby agree that the monies in the Fund
which are to be distributed to the County as provided in 420.9073, Florida Statutes, shall
be allocated between the County and City as follows:
City
County
9.28%
90.72%
For Fiscal Year, 2004-05 the State allocated 9.28% of the SHIP funds to the City and
90.72% to the County. Therefore, no less than 9.28% of the total allocation will be
earmarked for the City of Naples in any given fiscal year. These percentages are based
upon the March 2004 SHIP program allocation distribution schedule. The City of Naples
may distribute a portion of its allocation to housing activities within the Urban Housing
Assistance Area as defined in the July 1994 Interlocal Agreement adopted by Collier
County and the City of Naples.
2. Unless earlier terminated pursuant to other provisions of this Interlocal
Agreement, the term of this Agreement shall run concurrent with the distribution of
monies in the Fund which are to be allocated between the County and the City. This
Interlocal Agreement entered into this ~ 1st" day of April, 2004 shall expire on the 30th
day of June, 2007, unless at such time the City and the County mutually agree to extend
this Agreement or terminate said Agreement under the provisions of Section 8.
2
3. The City and the County direct the Florida Housing Finance Corporation
(the "Corporation") to distribute and allocate the monies in the Fund in accordance with
this Inter10cal Agreement and authorize the Corporation to rely on their stated intent and
their authority to execute this Interlocal Agreement.
4. Provided this Interlocal Agreement remain effective between the City and
the County, both partfesagree that they will not do anything to jeopardize~the other
party's right to receive its allocation from the Fund.
5. The parties to this Agreement understand that the statute requires an
incentive plan for providing affordable housing and they agree to cooperate in ensuring
that the requirements and spirit of the statute are satisfied.
6. The parties to this Agreement recognize the contributions of the joint City/
County Affordable Housing Commission (ABC) and agree to appoint ABC members to
the Affordable Housing Advisory Committee. The County's Financial Administration
and Housing office will be responsible for the overall administration of the programs
assisted with SHIP funds and shall receive administration monies from the SHIP
allocation. Said administration allocation shall not exceed 10% of the total SHIP
allocation in accordance with 420.9075 (6) and County Resolution 2004-
. The
County will establish, administer, and audit a Local Housing Assistance Trust Fund in
accordance with Ordinance No. 93-19, as amended and SHIP requirements. In addition,
the County will submit the required annual report on behalf of the interlocal entities.
3
7. If at any time during the term of this Inter10cal Agreement, the City or the
County which are parties to this Inter10cal Agreement believe that the intent of the parties
as set forth herein is not being accomplished, or that the terms of the Inter10cal
Agreement are not fair, such entity may, upon the giving of ninety days written notice,
renegotiate the terms and provisions of this Inter10cal Agreement to be effective on the
first dilyd of the next fiscal year. If the parties are unable to-so renegotiate the terms and
provisions of this Interlocal Agreement prior to the commencement of the next fiscal
year, the noticing party shall cease to be party to this Interlocal Agreement and this
Interlocal Agreement shall terminate and be of no further force or effect as to such party
and the funds shall be allocated according to population pursuant to Section 420.9072 (9)
and Section 420.9073, Florida Statues.
8. If either party shall cease to be eligible for allocation and distribution,
such party's allocation of the funds shall remain in the Fund to be used by the
Corporation.
9. For all purposes of this Interlocal Agreement, the term "Interlocal
Agreement" shall mean this Interlocal Agreement.
10. Both parties acknowledge the SHIP enabling legislation, the rules
promulgated to implement same, and that the Statute and the rules are incorporated herein
as if they were reprinted.
4
IN WITNESS THEREOF, the parties hereto have caused this Agreement to be
executed by their duly authorized officials.
DATE~::~~J9'D4
. ." ..(,t'\~ \4;1.,. "",,, to e.... ,zF..¿'iJ.') 'I
Æ:T~in:: '>"~... Q" "I
.:- ~i"o' . ;..~~; ;~':;"~:,.~~'" ~ '~'7 \,
:.~ t..::; : .~.; \ I '1 ~ f !_' :,':i;!~ .. ~_ pi
, ,ð <Õ": "\' ":"(:~~ ~ f: 'f
~D~J'~::D1;rGHl"~ \'i:,<. .' ~LERK .L ~
" m~i a' '!." :-': 'S
~!. R-. ... ~ -
s 1 gW'at Jt,e::oo 1J..;
."APPRO.V.. E. 'bcfJYc AS, TO. FORM AND LEGAL
\SÙFHCIA1'.kc : ".
\t~.. ¡ ..p \ (7~/ I}JI J, <. "
ìì '>',-,Y' ¡ vÚJJ>
'If v ... 1 ~ 'I!
PATRICK G. WHITE
ASSISTANT COUNTY A TrORNEY
DATED: '1-.;]3 -ðJ.¡.
A TrEST:
~:!:1~
APPROVED AS TO FORM AND LEGAL
SUFFICIENCY:
'ilir Ç) ,.?~
ROBERT D. PRITT, CITY ATTORNEY
.-"---
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY FLORIDA
~y: ¡¿~ d~~
DONNA FI~ A, CHAIRMAN
CITY OF NAPLES, a municipal
corporation
By
BILL BARNETT, MAYOR
5
Retn:
CLBRK TO THB BOARD
INTBROFFICB 4TH FLOOR
BIT 7240
2655402 OR: 2692 PG: 0211
RBCORDBD in the OFFICIAL RBCORDS of COLLIBR COUNTY, FL
06/28/2000 at 12:18PM DWIGHT B. BROCK, CLERK
16A 1
RBC PBB 28.50
COPIBS 6.00
INTERLOCAL AGREEMENT
THIS INTERLOCAL AGREEMENT (the" Agreement") is entered into this
~ day of ~' 2000, by and between THE CITY OF MARCO
ISLAND, FLO DA, hereinafter called the "City", and the BOARD OF
COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, hereinafter
called the "County". The City and the County are sometimes collectively
referred to herein as the "parties" or individually as the "party".
WITNESSETH:
WHEREAS, the City was incorporated by special act of the Florida
Legislature that was approved on August 28, 1997 and by referendum; and
WHEREAS, Chapter 163, Florida Statutes, requires all municipal
governments to prepare and adopt a Comprehensive Plan, including a
Housing Element, within three years of incorporation; and
WHEREAS, the City is located within Collier County, Florida; and
WHEREAS, the County has successfully implemented a Housing
Program pursuant to the Housing Element contained in the County's Growth
Management Plan to address affordable housing needs and issues; and
WHEREAS, Section 163.01 (2), Florida Statutes, permits local
governmental units to make the most efficient use of their resources by
enabling them to cooperate with each other to provide services in a manner
that will accord best with geographic, economic, population and other
factors influencing the needs and development of local communities; and
WHEREAS, the parties recognize that affordable housing is not only a
county-wide concern but also a regional concern and that a consolidated
approach presents a rational means to effectively address affordable housing
needs both on Marco Island and throughout unincorporated Collier County;
and
WHEREAS, the County desires to assist the City and serve all of the
citizens of Collier County by expanding the County's Housing Program,
including but not limited to all operational, managerial and programmatic
services, to encompass the City; and
._.~_._-
OR: 2692 PG: 0212
16 A J
WHEREAS, by inclusion of the City in the County's Housing Program,
such program shall serve as the primary source for affordable housing
programs and services to address moderate, low and very low income
household needs and opportunities both on and off Marco Island; and
WHEREAS, the City has requested that the County provide assistance
to the City by including the City in the County's Housing Program to address
affordable housing issues both on and off Marco Island.
NOW, THEREFORE, in consideration of the mutual covenants
contained herein, the parties hereby agree as follows:
1 . The County will provide the services of the County Housing and
Urban Improvement staff ("County Staff") to incorporate the
City into the County's Housing Program, and to provide the
citizens of Marco Island all the services, programs, and other
benefits available to all other persons served by the Housing
Program.
2. The City will provide adequate space for the public display of
housing information and materials, and further will devote
nominal staff time to assist in the dissemination of information
related to the Housing Program.
3. The geographical boundaries of the City of Marco Island shall be
included as part of the County's Urban Area Boundary (map
attached) I and such housing programs and activities
contemplated by this agreement shall occur within such Urban
Area Boundary.
4. That upon incorporation of the City into the County's Housing
Program, all current and future estimates of affordable housing
needs shall be calculated utilizing population data and economic
conditions/factors that encompass the Urban Area Boundary
covered by the Housing Program. Any future affordable
housing needs or obligations that may be attributable to the City
shall not be calculated independently, but rather shall be
included in overall Housing Program area calculations.
5. The City shall defer to the County all decisions regarding the
allocation and use of all sources of Housing Program funding.
In return the County shall provide the City with monthly reports
in a format mutually agreed upon.
OR: 2692 PG: 0213A
Ib
1
6. That the County shall be able to utilize and include demographic
figures for the City of Marco Island for any future funding or
grant proposals prepared by County staff or designee to
advance programs and/or services under the Housing Program.
7. That the expansion of the County's Housing Program to
incorporate the City shall make the County's program the
primary source for housing programs and opportunities,
including affordable housing, on and off Marco Island.
8. TERMS OF AGREEMENT. This Agreement shall be for an initial
term of thirty-six (36) months beginning October 1, 2000, and
ending September 30, 2003. This initial term shall be
automatically renewed for additional three-year terms
commencing October 1 of the applicable year and terminating
September 30 three years thereafter unless one party delivers a
written notice of termination to the other party prior to April 1
of the applicable termination year.
The parties further agree that this Agreement may be
terminated upon a finding by the Florida Department of
Community Affairs, in writing, of one or more of the following:
(i) that the Agreement is contrary to the intent of Chapter 163,
Florida. Statutes, (ii) that the agreement is contrary to policies
contained in the Southwest Regional Policy Plan, (iii) the
agreement is not in the best interest of the County, City, and
affected residents of Collier County.
9. NOTICES. All notices that are required hereunder, or which
either party may desire to serve upon the other party, including
but not limited to a change of address for either party, shall be
in writing and shall be presumed served when delivered
personally, or when deposited in the United States mail,
postage prepaid, addressed in accordance with each party's
current address of record. The initial address of record for each
party is:
Chairman, Marco Island City Council
950 N. Collier Boulevard, Suite 308
Marco Island, FL 34145
Chairman, Board of County Commissions
3301 East Tamiami Trail
Naples, FL 34112
OR: 2692 PG: 0214
16 A ]
10. COMPENSATION. For the services rendered by the County
pursuant to this Agreement the City shall provide compensation
which the County must allocate to affordable housing activities.
The compensation paid by the City will equal 10% of annual
building permit fees collected by the City, or $50,000.00,
whichever is greater. Calculation of annual City building permit
fees collected shall nÇ>t include any required impact fees or state
mandated fees. Further, for any qualified project within the City
which is eligible for building fee reduction or waiver, the amount
of building fee reduction, waiver or deferment shall be deducted
from the total amount of annual compensation. Said payments
from the City to the County shall be made to the Board of
County Commissioners. The payments by the City shall be paid
in quarterly installments beginning January 1, 2001 or as
governed by Chapter 21 8, Florida Statutes (The Florida Prompt
Payment Act).
11. INSURANCE. The County's liability coverages will extend to
both the County and County's staff for this Agreement subject
to normal exclusions.
12. RECORDING. This Agreement shall be recorded in the Official
Recor~s of Collier County, Florida.
CITY OF MARCO ISLAND,
FLORIDA
BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY
By: I'¡'~
Harry Co In, Chairman
By:
, Cht:ï:;ïø
Ti
Attest:
A-AJ~
A. William Moss,
City Manager
-, .
'. '
. . t ,: ~:) : J:.·-~¥j:~í-.:f~:~;'.' '-: ~ \
wig E. Brock, Att ¡'t - : ~~::'6.;;;:";.',' '~~:"':,:';'::";"':,: II. :
e. ;gs. ~ "",Mí} . ;..... i ' ,- .
Clerk of Courts Si9AitJÚ",:·ori']'\~~:··,,~hs...>; 'f
, . .1 "'. ...
'.. ~ \' ¡.. .........'O ,,' ~ , .. .. '. ~..~,.'
-'" :"1 \~. ,.'
", ~,lÙ...~\· ..,'
·"I"..,llt,.",,\'
Approved as to form and legal
Sufficiency for the City of Marco
Island, Florida:
~..,;f ð.-ft/ ~
Kenneth B. Cuyler, q.
City Attorney
---,-.,-~..-..
OR: 2692 PG: 0215
16A 1
Approved as to form and legal
sufficiency for Collier County:
tic~.J~
DA v to WttCsJ £L, Esq.
~tL County Attorney
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