Item B1BOARD OF COUNTY COMMISSIONERS
County of Monroe A
Mayor George Neugent, District 2
The Florida. Keys w) Mayor Pro Tern David Rice, District 4
y �r Danny L. Kolhage, District 1
Heather Carruthers, District 3
Sylvia J. Murphy, District 5
County Commission Meeting
December 6, 2016
Agenda Item Number: B.1
Agenda Item Summary #2423
BULK ITEM: No DEPARTMENT: Planning/Environmental Resources
TIME APPROXIMATE: STAFF CONTACT: Mayte Santamaria (305) 289-2500
n/a
AGENDA ITEM WORDING: Clarion Associates (county consultant) to provide an update to the
BOCC and the public about the inclusionary housing project, the project schedule, project goals and
to receive input and feedback.
ITEM BACKGROUND:
The Monroe County Land Development Code defines Inclusionary Housing as "the resulting
affordable and/or employee housing created or preserved with the development and/or
redevelopment of a parcel where provisions of approved development agreements or orders
implement and promote affordable and/or employee housing goals, objectives and policies contained
in the plan by requiring set -asides for affordable and/or employee housing units."
Current County regulations provide for an inclusionary housing requirement for residential
developments that result in the development or redevelopment of three (3) or more dwelling units [or
ten or more mobile homes] to develop or redevelop at least 30 percent of the units as affordable
housing units to implement Goal 601 of the Monroe County Comprehensive Plan and to ensure that
the need for affordable housing is not exacerbated by new residential development and
redevelopment of existing affordable housing stock.
The County does not have an inclusionary housing requirement for the development or
redevelopment of nonresidential uses (office, retail, hotels, etc). To develop and adopt inclusionary
housing requirements for the nonresidential sector to build workforce housing, appropriate data and
analysis is necessary to establish the workforce need generation and a rational nexus of need
generation and affordable mitigation needs to be developed to support the ordinance.
On April 13, 2016, the BOCC adopted the 2030 Comprehensive Plan which includes Policy
601.1.13 in the Housing Element which states, "Monroe County shall maintain land development
regulations on inclusionary housing and shall evaluate expanding the inclusionary housing
requirements to include or address nonresidential and transient development and redevelopment
based on specific data and analysis." Additionally, Section 125.01055, F. S., states: "Affordable
housing. —Notwithstanding any other provision of law, a county may adopt and maintain in effect
any law, ordinance, rule, or other measure that is adopted for the purpose of increasing the supply of
affordable housing using land use mechanisms such as inclusionary housing ordinances."
In January 2015, the AHAC adopted Resolution 03-2015 recommending that the Board of County
Commissioners support the County funding and completing a workforce housing study to support
development of inclusionary housing requirements for the hospitality and commercial sector to build
workforce housing.
In July 2016, the AHAC adopted Resolution 01-2016 providing 33 recommendations to the Board of
County Commissioners to facilitate the provision of workforce housing, including that the BOCC
support and fund a nexus study as the first step in the expansion of the current County residential
inclusionary housing program to cover transient and commercial development in the County.
In August 2016, the BOCC approved contract with RRC Associates to (1) conduct a data -based
survey of employers located in the unincorporated and incorporated parts of Monroe County to
verify the employment patterns and the building floor area used for nonresidential development, and
to (2) prepare the prototypical workforce/affordable housing unit(s), including size ranges, building
materials and costs of construction, to be utilized by the County for the adoption of inclusionary
housing requirements to address nonresidential and transient development.
In August 2016, the BOCC approved a contract with Clarion Associates to prepare a Support Study
providing the technical support (data & methodology to determine need) for a workforce/ affordable
housing mitigation program for nonresidential development and redevelopment (expansions and
remodels), to be utilized by the County for the adoption of inclusionary housing requirements to
address nonresidential and transient development.
PREVIOUS RELEVANT BOCC ACTION:
August 17, 2016 - BOCC approved a contract with RRC Associates to (1) conduct a data -based
survey of employers located in the unincorporated and incorporated parts of Monroe County to
verify the employment patterns and the building floor area used for nonresidential development, and
to (2) prepare the prototypical workforce/affordable housing unit(s), including size ranges, building
materials and costs of construction, to be utilized by the County for the adoption of inclusionary
housing requirements to address nonresidential and transient development; for a fixed price, not -to -
exceed contract of $49,171.00.
August 17, 2016 - BOCC approved a contract with Clarion Associates to prepare a Support Study
providing the technical support (data & methodology to determine need) for a workforce/ affordable
housing mitigation program for nonresidential development and redevelopment (expansions and
remodels), to be utilized by the County for the adoption of inclusionary housing requirements to
address nonresidential and transient development; for a fixed price, not -to -exceed contract of
$49,365.00.
CONTRACT/AGREEMENT CHANGES:
n/a
STAFF RECOMMENDATION: n/a
DOCUMENTATION:
Clarion_MonroeCounty Presentation
FINANCIAL IMPACT:
Effective Date:
Expiration Date:
Total Dollar Value of Contract:
Total Cost to County:
Current Year Portion:
Budgeted:
Source of Funds:
CPI:
Indirect Costs:
Estimated Ongoing Costs Not Included in above dollar amounts:
Revenue Producing:
Grant:
County Match:
Insurance Required:
Additional Details:
h]XTA1IH11."
If yes, amount:
Mayte Santamaria
Completed
Assistant County Administrator Christine
Hurley
11/23/2016 1:20 PM
Steve Williams
Completed
Jaclyn Carnago
Skipped
Budget and Finance
Skipped
Maria Slavik
Skipped
Kathy Peters
Completed
Board of County Commissioners
Pending
11/23/2016 12:47 PM
Completed
11/28/2016 9:02 AM
11/23/2016 12:44 PM
11/23/2016 12:44 PM
11/23/2016 12:44 PM
11/28/2016 12:20 PM
12/06/2016 10:00 AM
PRO
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Monroe County, FL
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Who We Ares. Clarion
Getting the Job Done: Approach
Method for Calculating Nexus
Project Goals
Questions/Comments
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CLARIICI Packet Pg. 7
• Medium-sized planning and growth
management firm
Extensive experience assisting local
governments on plan and implementation
issues in Florida and throughout the nation
— Comprehensive and special area plans
— Development codes ...�
— All forms of exactions
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Key Professionals:
Craig Richardson, Esq., Project Director and Manager
Leigh Anne King, AICP, LEED AP, Principal
David Henning, Esq., Associate
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SUPPORT STUDY
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Workforce Housing Nexus Study
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CLARICr Packet Pg. 9
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• Problem: Workforce housing has become unaffordable to
most workers in the Keys
• Inclusionary Requirement: County has inclusionary affordable
workforce housing requirements for residential development,
but no similar requirement for nonresidential development
• Focus of Study: Determine need for affordable workforce
housing created by nonresidential development and
mitigation necessary to address
Why Study Needed? If government imposes mitigation on
development, Federal/Florida law requires demonstration
" rational nexus--' between mitigation imposed and impact
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WORK
PRODUCTS
MEETINUS
• Review
documents/data
• Meetings with staff
• Interviews
• Reconnaissance
• Kick-off meeting with
• Prepare proposed
methodology used to
establish nexus between
new nonresidential
development and need
for affordable workforce
housing
• Prepare Support Study to
determine need for
affordable workforce
housing created by
nonresidential
development
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• Present Support Study
to Board of County
Commissioners
• Revisions to Support
Study, if necessary
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Study
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Method for Calculating Nexus
The type and
number of
workers that
construct or
work at different
types of
nonresidential
development,
plus critical
workers
The need for
housing to house
these workers
The income
levels of these
workers
The cost of
housing in
Monroe County
The cost of
housing that
these workers
can reasonably
afford
The mitigation
needed to
ensure housing
is affordable for
these workers
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• To ensure compliance with nexus principles, focus on
source of need for affordable workforce housing
created by nonresidential development., by land use
• Consistently apply methods to each land use
• Determine need for affordable workforce housing
created by land use
• Determine mitigation needed to ensure affordability,
along with options for mitigation
• Result in program that requires limited additional
analysis hx/;4nnIi(;4nt or staff, except in unusual
circumstances
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CLAR- I rl Packet Pg. 13
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