AHAC Minutes 11/18/2025MEETING MINUTES OF THE COLLIER COI]NTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
Naples, Florida
November 18.-2025
LET IT BE REMEMBERED, the Collier County Affordable Housing Advisory
Committee, in and for the County of Collieq having conducted business herein, met on this date
al 9 a.m. in REGULAR SESSION at the Collier County Growth Management Department
building, Conference Room #609/610, 2800 North Horseshoe Drive, Naples, Florida, 34104 with
the foilowing members present:
Chairman: Stephen Hruby
Vice chairman: Jennifer Faron
Mary Waller
Gary Hains
Hannah Roberts
Andrew Terhune
Arol Buntzman
Todd Lyon
Paul Shea
Catherine Myers
Dan Kowal, BCC
Bob Mulhere (Excused Absence)
Counlv Staff Members Present:
Cormac Giblin, Director, Housing Policy & Economic Development
Sarah Harrington, Manager- Planning, Housing Policy & Economic Development
Priscilla Doria, Ops Support Specialist II, Housing Policy & Economic Development
Kristi Sonntag, Director, Community & Human Services Division
Mike Bosi, Director, Planning & Zoning Division
Jaime Cook, Director, Development Review Division
Heidi Aston-Cicko, Managing Assistant County Attomey, Offrce of the County Attomey
Any persons in need of a verbalim record of the meeting may ruquest a copy of the audio
recordingfrom lhe Collier County Groteth Management DepartmenL
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November L8,2025, AHAC Meeting Minutes
MEETING MINUTES OT THE COLLIER COT]NTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
1. CALL TO ORDER & PLEDGE OF ALLEGIANCE
Meeting called to order at 9 a.m.
2. ROLL CALL OF COMMITTEE MEMBERS AND STAFF
o Bob Mulhere - Excused absence
Roll called and a quorum established.
3. APPROVAL OFAGENDAAND MINUTES
A. Approval of today's agenda
o Chairman Hruby made a motion to approve the agenda.
o Committee approved agenda with no changes. Motion passed unanimously.
B. Approval of September 1612025,, meeting minutes
Chairman Hruby made a motion to approve the September 16, 2025, meeting
minutes. Minutes approved as presented and motion passed unanimously.
4. INFORMATIONAL ITEMS AND PRESENTATIONS
A. Immokalee Fair Housing Alliance development update
Arol Buntzman, Chairman, of the Immokalee Fair Housing Alliance, provided
an update on the Multi-Family Residential Rental Development on Lake
Trafford Rd & North 19th St, Immokalee FL34142.
o 9.5 acres, 128 affordable housing rental units, 70%o set aside for families
making under 600/o of area medium income with rents limited to 30% of
their household income.
o 8 apartment buildings with 16 units in each building; 2-3-bedroom units
o Includes a community center, soccer field and playground
o First building was completed in December 2024 and fully occupied by
January 2025
o Buildings engineered to withstand hurricane force winds up to 155 mph
and energy effrcient
o Final inspection of the second building scheduled for llll9l2025. Full
occupancy is expected by the following month.
o First and Second buildings are financed with 100% donations and grants.
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November t8,2025, AHAC Meeting Minutes
MEETING MINUTES OT THE COLLIER COTJNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
o Third building is almost complete with inspections anticipated for the
beginning of December. Financed by donations and grants, SHIP grant
of $ 1,000,000 and Federal Home Loan bank grant.
o Community Center expected to be completed in February 2026.
o Site cleared for fourth building.
o A new contract signed to acquire another 8 acres adjacent to it on Lake
Traf[ord.
[Mr Buntzman took questions and comments by the committeeJ
B. B2R2O Project Update
Michael Puchalla, Executive Director, Collier County Community Land Trust
and Matthew Smith, Founder, Build to Rent to Own LLC, provided an update
on the B2R2O Pilot program and "Project Gateway" development.
o Moving forward with Build to Rent to Own (B2R2O) Pilot program.
o Community Land Trust will act as owner and operator of the program.
o Ground Lease and/or Deed Restriction will be placed on the sold units
to include aflordability and resale restrictions that will allow the unit
to remain affordable with a shared appreciation formula.
o Working with Florida Housing Coalition to design and develop intake
and leasing process.
o 3-Year rental period to allow individuals to become mortgage ready.
o Working with partner banks, institutions and creating employer
partnerships for referrals and employer funded down payment
assistance.
. ApplicationCriteria:
o Must be employed full-time in Collier County
o Must meet income and credit score minimums
o Preference for essential service personnel and County
employees.
o Rent charged tied to AMI cap with percentage of rent charged going
towards funding a reserve account for individual down payment.
o Project Gateway is a 36-unit project townhome development.
o 4.17 Acre Land Site off Golden Gate Parkway
o 3 Bedroom,2.5bath, one car garage
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November L8,2025, AHAC Meeting Minutes
MEETING MINUTES OT THE COLLIER COT]I\TY
AFFORDABLE HOUSING ADVISORY COMMITTEE
o t}}%Affordable (19 units <&}ohAMI; 17 units < l20o AMI)
o $1,000 per month credit towards down payment reserve
account
o Anticipated Planning Commission Hearing: Q4'25 - Ql-26
. Anticipated BCC Hearing: Q1-26
[Questions and comments by the committee followed]
C. Ekos on Creekside (McDowell Partners)
Jonathan Sternbach, Development Manager, McDowell Housing Partners
provided an update on the Ekos on Creekside rental development.
o Project Location: 6360 Collier Blvd, Naples, FL34ll4
o Proposed 7-story building, 160 units, 1-2-3-bedroom units
o 16 units at 30% AMI
o 80 units at 50% AMI
o 64 units at 80% AMI
o Standalone clubhouse, fitness center, computer room, and pool
o Total Development cost: 563,023,794
o Funding:4o/o LIHTC + SAIL + Tax Exempt MMRB + Collier County
Surtax
o Finance Closing: 09126125; NTP: l0/6/25
o Installation of the Silt Fence and Clearing and Grubbing complete
o February 2026: Residential Building Vertical Construction
o Anticipated Final Completion: Iuly 2027
[Questions and comments by the committee continuedJ
D. KaiCasa (Habitat for Humanity)
Lisa Lefkow, CEO, and Darrick Hatch, Director of Land Development, with
Habitat for Humanity provided an update on their multi-family
homeownership developments.
o Currently building 90-100 units per year
o Habitat relies on three primary sources of funding: Philanthropy;
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November L8,2025, AHAC Meeting Minutes
MEETING MINUTES OF THE COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
Mortgage Payments; County grants.
Majestic Place (Regal Acres PUD)
o Currently completing Majestic Place (Greenway Rd / 4l East)
o Total of 109 homes for homeownership
o 65 homes completed and closed to date
Kaicasa
o Under construction, largest project, 100-acre site
o Total of 281 homes for home ownership
o To be built out in 3 phases
o Two-story town home, tri-plex/quad-plex (3 bed/ 2.5-bath)
o 50 homes completed and closed to date
o Phase I has a total of 123 homes
o Las Palmas
o 17 -acres (north 951 across from NCH Emergency Hospital)
o Total of 210 homes for home ownership
o First and Second building will be completed by June 2026 with24
homeowners
[Questions and comments by the committee followedJ
E. The Teale (Ryan Hyler)
[This item was not heard and will be moved to the following AHAC meetingJ
5. PUBLIC COMMENT
o Commissioner Chris Hall
[Speaker heard after Item 4.B]
o Noted that 12,000 units were approved since 2020
o Noted that 9,600 units approved since 2023 with only 2,700 of them
affordable
o Concemed about the increased density and constituents concerned about
increased traffic and project location.
o Wants discussion about balance and what to do when the market rates
have fallen and the rents become affordable.
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November L8,2025, AHAC Meeting Minutes
MEETING MINUTES OF THE COLLIER COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
6. DISCUSSION ITEMS
A. Update on Annual Compliance Monitoring of Developer PUD
Commitments
Kristi Sonntag, Director of Community and Human Services Division,
reviewed the202412025 PUD Monitoring report with the commiffee.
o Monitoring is done in arrears.
o Monitoring reports are located on CollierCountyHousing.com webpage
. 8 new PUD developments have been added since the report was
created.
o Developments are monitored according to the affordability compliance
restrictions outlined in the PUD.
o During the monitoring process, staff issues 1't and 2nd notices to
developer and if no response is made after the 3'd notice, a fine of $50
per day is imposed.
o A developer can request a 60-day extension request
o Common areas are inspected for PUD's
o PUD's that received grant funds will involve monitoring individual
client files
o Each PUD may have different monitoring commitments and
requirements.
[Questions and comments by the committee followedJ
B. County Surplus Land
o Collier County Inventory List ofAffordable Housing, Executive
Summary, and Resolution to be presented for Board approval at the
December Board meeting included in the agenda packet.
o The inventory list complies with state statues which require the County
to, every three years, prepare a list oflands that are available and
deemed appropriate for affordable housing.
o The list must be uploaded to County website.
o List is prepared with assistance from the County's Real Property
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November L8,2025, AHAC Meeting Minutes
MEETING MINUTES OF THE COLLM,R COUNTY
AFFORDABLE HOUSING ADVISORY COMMITTEE
Management Division and narrowed down to exclude sites already
identified for future use or not suitable for affordable housing.
C. 2025 SHIP Incentive Strategies Report
Report was advertised as required by State statute and approved by the Board
at the November 1Oth BCC meeting and is being brought back to the committee
for final motion to submit the report to the Florida Housing Finance
Corporation.
Motion to approve the submittal of the 2025 State Housing Initiatives
Partnership Program Incentive Strategies Report to the State approved by the
committee unanimously.
7. STAFF AND COMMITTEE GENERAL COMMUNICATIONS
A. Board updates
Recently approved Board items:
o 8928 Collier Boulevard, 92- unit rental development_3joh (28 units)
affordable (14 units at\1%;oAMI and 14 units at l}}YoAMI)
o Ekos on Santa Barbara II, 84-unit rental development _l00yo affordable
(71 units atS}ohAMI and 13 units at50o AMI)
Staff informed AHAC of discussion at the most recent Board meeting about
whether the AHAC should discuss and recommend either adjusting the target to
lower income or require more of the total percentage of the development towards
affordable housing, noting the inclusion of affordable units by a market rate
developer in exchange for more density is not a requirement and the units the
County requires by the developer are less than market rate and come with a 30-year
restriction on the income restricted units. A developer's ability to meet the very
low-income targets and give up more than30oh or even 50% of their development
towards affordable housing is difficult and may not allow them to remain viable.
AHAC will be careful and thoughtful about making policy decisions while there is
a correction in the market happening, the focus directed to the evaluation of existing
housing supply to fulf,rll the market need. Staff is preparing a report with housing
data set at the request of Commissioner LaCastro and will share that report with the
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November 1,8,2025, AHAC Meeting Minutes
MEETING MINUTES OF THE COLLIER COTNTY
AFFORDABLE HOUSING ADWSORY COMMITTEE
committee for further discussion at the next AHAC meeting. AHAC discussed
concem the workforce housing needs are being addressed and does not want a false
impression that affordable housing needs are being solved through developments
that are affordable, But at higherAMIs.
The AHAC will add this topic to its January agenda for more discussion.
[Further discussion on the matter will be addressed at the next AHAC meetingJ
NEW BUSINESS
ADJOURN
Meeting adjourned at 11 :10 a.m.
10. NEXT MEETING DATE AND LOCATION:
January 20,2026, at 9:00 A.M in Conference Room 6091610- Growth Management
Community Development Department
8.
9.
These minutes were opproved by the committee on
as presented -+--or as amended
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November L8,2025, AHAC Meeting Minutes
ABLE HOUSING ADVISORY COMMITTEE
Stephen Hruby, C