Backup Documents 10/22/2019 Item #11ICollier CountyBoard of County Commissioners
Bembridge Developer Agreement
Approve a developer agreement with McDowell Housing
Partners, LLC, for Invitation to Negotiate No. 19-7556,
“Bembridge PUD Affordable Housing Land Development”
Cormac Giblin, AICP
Housing, Grant Development & Operations Manager
Collier County Community and Human Services Division
October 22, 2019
ULI and Community Housing Plan Policy
Recommendation
Use Publicly Owned Land
Implemented through Resolution
No.2018-39, Approved February 27, 2018
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Property
Location
Map
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Bembridge PUD
5.11 Acres adjacent to EMS station
Fronts Calusa Park Elementary school
Can develop up to 16 units/ac
Public Utilities Interested in Pump Station
Re -Location on southeren1.27 acres
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Prior Board Direction
On July 9, 2019, each of the three (3) finalist firms made a
presentation to the Board of County Commissioners
Board directed staff to begin negotiations with the top-ranked
firm (McDowell Housing Partners, LLC), in order to bring back a
developer agreement for Board approval.
On September 10, 2019 the Board ratified approval of a Long-
Term Ground Lease of the Bembridge property with McDowell
Housing Partners, LLC.
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McDowell Housing Partners, LLC
Has developed, owned and operated over 45,000 apartment units
across the Country and 2,000 units in Florida since 2004; the majority
are workforce and affordable housing.
Proposes an 82-unit rental development serving clients with incomes
between 30%-80% AMI ($25,750-$62,650 for a family of four (4)).
The apartment buildings will be three (3) stories and contain amenities
such as a pool, clubhouse, shuffleboard, and playground.
McDowell has additionally agreed to a minimum 10% set aside for seniors,
veterans, and/or special needs population.
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Conceptual Bubble Plan-Bembridge
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Residential
Development
Area –3.84 acres
Utilities Pump
Station
Area –1.27 acres
McDowell Housing Partners Proposal
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Conceptual Design
Recommendation
Approve a developer agreement with
McDowell Housing Partners, LLC, for Invitation
to Negotiate No. 19-7556,“Bembridge PUD
Affordable Housing Land Development”
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Collier CountyBoard of County Commissioners
Local Housing Trust Fund
Approve the guidelines, criteria, annual work plan, associated
policy, and Resolution for the local affordable housing trust
fund and authorize implementation of the program.
Cormac Giblin, AICP
Housing, Grant Development & Operations Manager
Collier County Community and Human Services Division
October 22, 2019
Prior Board Direction
ULI and Community Housing Plan Policy
Recommendation
Create a Local Housing Trust Fund
Implemented through Resolution No.2018-82,
Approved April 24, 2018
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Purpose of Local Housing Trust Fund
Per Resolution 2018-82
Implement the goals, objectives and policies of the Community Wide Housing Plan, and
the Collier County Comprehensive Plan
Specifically meet the housing needs of those earning less than 140% of AMI, to include
seniors, persons with disabilities, and any other identified underserved market
Provide for a range of rental and homeownership opportunities for those who presently
cannot afford to rent or purchase a home, or who are cost burdened in so doing
Provide incentives to developers to create additional rental and for sale units, and to
consumers so they may be able to afford rental or purchase opportunities
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Purpose of Local Housing Trust Fund
Per Resolution 2018-82
Awards from the Fund shall be made at the discretion of the BCC
The Community and Human Services Division will act as the
administrators of the fund and associated projects for the BCC
The AHAC will work with CHS staff to develop oversight protocols
and specific eligibility criteria for BCC approval
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Local Housing Trust Fund: Development of Criteria
Per Resolution 2018-82
AHAC, along with CHS staff shall develop criteria for evaluating the mix of very -low -
income, low-income, moderate-income, gap-income housing in a project to qualify
for award
Criteria based on the Community Housing Plan and the Housing Element of the GMP
Established by policy of the Board of County Commissioners, and may be amended
from time to time by the BCC
Provide for a covenant running with the land to ensure the continued affordable
affordability
No less than 10% of the fund balance is to be set aside for projects benefitting seniors
and/or persons or families with special needs 14
Local Housing Trust Fund: Uses of Funding
Per Resolution 2018-82
Programs for which funds may be used include the following:
1)Down Payment Assistance
2)Impact Fee Relief
3)Land Acquisition
4)Construction Loans
5)Community Land Trust
6)Preserve Existing Affordable Housing Supply
7)Rental Assistance
8)Local Contribution for Tax Credit or SAIL applications
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The County Commission may add or remove alternative affordable housing programs. Ten
percent (10%) of all funds are set aside to benefit seniors and/or persons or families with
special needs.
Local Housing Trust Fund: Funding Approval
and Annual Workplan
Per Resolution 2018-82
Projects funded through the Local Housing Trust Fund will include
an application process, underwriting standards, and loan or grant
documents guaranteeing affordability periods
An annual workplan will be developed for BCC approval with an
estimated balance of funds to award along with categories and
programs recommended
Awards will be presented for approval to the Affordable Housing
Advisory Committee and then to the BCC for approval 16
Local Housing Trust Fund: Funding Streams
and Current Balance
Per Resolution 2018-82
Proceeds from the sale of County surplus property
Repayments of Affordable Housing Density Bonus units
Donations
And any other defined revenue streams
AHAC recommends that the Board continue to explore long-term
recurring and reliable revenue sources for the Local Housing Trust Fund
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Current Local Housing Trust Fund Balance = $164,800.86
Local Housing Trust Fund Annual Work Plan
ACTION STEPS WHAT-Deliverable/Content WHEN -Frequency
Housing Trust Fund Work Plan Present HTF Work Plan & funding
allocation to BCC for approval
Annually (October-
November)
Application cycle advertised Public Notice Annually (December)
Advertised application cycle Formal, competitive application Annually (Jan –Feb)
Applications reviewed, evaluated,
ranked
Review submitted applications against
published criteria Annually -Spring (March)
AHAC presentation Review Cmte Recommendations Annually Spring
(April –May)
BCC presentation HTF Award Recommendations Annually Spring-Summer
(May-July)
Enter into contractual agreement
with awardees
Formal agreement between County and
awardee
Annually (September-
October)
Implementation-Compliance
Monitoring
Review for progress, accomplishments,
compliance
On-going
monthly/quarterly
Financial Compliance Review for fiscal compliance On-going
monthly/quarterly
Annual HTF Progress Report Deliver annual report to the BCC on
expenditures & accomplishments
Annually (October-
November)
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Recommendation:
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Approve the guidelines, criteria,
annual work plan, associated policy,
and Resolution for the local affordable
housing trust fund and authorize
implementation of the program.
Collier CountyBoard of County Commissioners
Community Land Trust
Recommendation to award Request For Proposal No. 19 -7577,
“Establishment of a Non-Profit Community Land Trust,” to Housing
Development Corporation of SW Florida, Inc., d/b/a H.E.L.P.
(“H.E.L.P”)
Cormac Giblin, AICP
Housing, Grant Development & Operations Manager
Collier County Community and Human Services Division
October 22, 2019
ULI and Community Housing Plan Policy
Recommendation
Create a Community Land Trust
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Direct staff to create a Community Land Trust in
Collier as a legal mechanism for pursuing a partnership
with a local nonprofit with the mission of ensuring
housing opportunities remain affordable for
perpetuity.
Prior Board Direction
On April 24, 2018 the Board directed staff to move forward with the creation of a
community land trust pursuant to the Community Housing Plan, and approved a
funding allocation of $100,000 over two (2) years to cover start-up costs
Funding was made available with the approval of the 2019-2020 County Budget
Request for Proposal (RFP) No. 19-7577 released on April 5, 2019
12,862 vendors viewed
Deadline extended from May 7, 2019 to May 21, 2019
Fifty-three (53) interested vendors downloaded solicitation package
One (1) proposal from H.E.L.P. received by the May 21, 2019 deadline
Selection committee convened August 19, 2019
Committee recommends awarding H.E.L.P. the contract for the establishment of a
non-profit community land trust.22
Community Land Trust
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Legal Structure/
Policy
Buy, donate, use trust
fund/grant funding
Not-for-profit
partner
Build Homes/Apartments
Hold in Perpetuity
Community Land Trust Overview
Permanent nonprofit ownership of the land, or land lease
Units sold or rented to income qualified households with the
land remaining in CLT ownership under 99-year land lease
Nonprofit retains ownership of the land reducing the housing
costs and the unit remains permanently affordable
By excluding the price of the land, the overall purchase price
and the monthly mortgage (PITI) or rental payments are made
affordable
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Community Land Trust: Scope of Services
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Organization will be responsible for the establishment of a Collier County
Community Land Trust (CLT) including:
File initial articles of incorporation
Adopt by-laws
Recruit of initial Board
Establish financial accounts
Research grant and funding opportunities for land acquisition and
development,
Recruit building partners to assist with development
Oversee preliminary Board meetings designed for the program creation
All operating and administrative activities related to this Agreement
Community Land Trust: Deliverables
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Quarterly Deliverables:
Quarterly report outlining the activities performed during the quarter period
Copies of official Board meeting minute
Quarterly invoice requesting payment
Final Deliverables:
Final report on the CLT outcomes to-date, status, sustainability, and next steps
Evidence of received 501(c)3 status for the CLT
Evidence of separate Financial Accounts
Management of at least 1 parcel in the CLT
Recommendation
Award Request for Proposal No. 19-7577,
“Establishment of a Non-Profit Land Trust,” to
Housing Development Corporation of SW
Florida, Inc. d/b/a H.E.L.P and to authorize
the Chairman to sign the attached agreement.
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