Item H3
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BOARD OF COUNTY COMMISSIONERS
C ounty of M onroe
Mayor David Rice, District 4
Mayor Pro Tem Craig Cates, District 1
The Florida Keys
Michelle Coldiron, District 2
Vacant, District 3
Holly Merrill Raschein, District 5
County Commission Meeting
May 18, 2022
Agenda Item Number: H.3
Agenda Item Summary #10516
BULK ITEM: Yes DEPARTMENT: County Land Acquisition and Land
Management
TIME APPROXIMATE: STAFF CONTACT: Christine Hurley (305) 295-5180
9:15 AM
AGENDA ITEM WORDING: Approval of a Resolution authorizing Monroe County Housing
Authority (MCHA) to utilize Community Development Block Grant Disaster Recovery (CDBG-
DR) acquisition grant funds for construction/development costs for Howard's Haven and Conch Key
Trailer Park Affordable Housing Projects consistent with Lease Agreements.
ITEM BACKGROUND: Following Hurricane Irma, the State of Florida Department of Economic
Opportunity (DEO), through the Florida Housing Finance Corporation (FHFC) offered Community
Development Block Grant Disaster Recovery (CDBG-DR) grant funding for acquisition and
construction of affordable housing units.
The County partnered with the Monroe County Housing Authority (MCHA) and the MCHA applied
for funding for acquisition of the land, as well as construction funding.
Howards Haven:
The Monroe County Land Authority (MCLA) funded the purchase of Block 22, Lots 1 through 4,
Sands, Big Pine Key, (Formerly Parcel ID#s 00302670-000000 and 00302680-000000 now Parcel
ID# 00302670-000000) with a condition that the County enter into a Land Use Restriction
Agreement (LURA) indicating the land will be used as affordable housing to assure compliance with
F.S. 380.0666 (3)(a). At the time, the trailer park included 16 trailer pads. Most of the structures
were destroyed and the site was being used as a temporary post storm shelter.
The County purchased the site for $850,000 plus closing costs and then leased the property to the
MCHA on July 17, 2019. The MCHA has been the property manager since that time. They have
expended MCHA funds on clean up and operations to date, not covered by the grant funding.
Conch Key Trailer Park:
The County purchased 31 S. Conch Avenue, Conch Key (Parcel ID# 00385780-000400) and 2 N.
Conch Avenue, Conch Key (Parcel ID# 00385780-000000) for redevelopment as affordable
housing. Most of the structures on the existing trailer park were destroyed from Hurricane Irma.
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The County purchased the site for approximately $1,025,000 and then leased the property to the
MCHA on July 17, 2019. The MCHA has been the property manager since that time. They have
expended MCHA funds on clean up and operations to date, not covered by the grant funding.
nd
The following provision in the 2 Amendment to both leases (Howards Haven and Conch Key)
anticipated the fact that the grant funds for construction may not be enough to complete the project
and the County added a provision to the lease that allowed acquisition grant funds to be utilized for
construction, if the MCHA demonstrates the need for additional funding.
County staff have continually worked with MCHA and FHFC to assure the project moves forward.
There have been several additional requirements for the project by the granting agency, including a
requirement to fully design, bid, and ready for construction, prior to closing on the grant funds.
On April 18, 2022, MCHA Executive Director Randy Sterling outlined the fact that the Howards
Haven Project (A.K.A. 31535 Avenue C, Big Pine Key) and Conch Key Trailer Park (A.K.A. 2 N.
Conch Avenue), considered one project in the FHFC grant application, are over the total amount of
construction funding by $1,860,934. The acquisition grant amount is $2,000,000.
The MCHA is requesting the acquisition grant funds be used to cover the additional construction
costs. There is an excess of acquisition grant funds of $139,066; however, the County staff
recognize during construction, unknown costs may evolve and therefore, are recommending the
BOCC authorize the full amount of the acquisition funds be authorized for use on construction costs.
The resolution attached includes a provision requesting the MCHA utilize rental income from the
projects toward development of additional affordable housing units.
Attached is the proforma following the FHFC guidelines that demonstrates the current Development
Costs, Land Costs, and funding shortfall, without using the land acquisition grant funding.
PREVIOUS RELEVANT BOCC ACTION: N/A
CONTRACT/AGREEMENT CHANGES:
Yes
STAFF RECOMMENDATION: Approval.
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DOCUMENTATION:
BOCC Resolution authorizing use of acquisiton funds by MCHA for construction
Letter to BOCC-MCSS (003)
2022 4_11 MC Dev Proforma
HowardsHaven28LeaseFullyExecutedAndRecorded
HowardsHaven28Lease1stAmendmentFullyExecutedAndRecorded
HowardsHaven28Lease2ndAmendmentFullyExecutedAndRecorded
Howards Haven Site Plan 4-2022
JDLCConchKeyTP21LeaseFullyExecutedAndRecorded
JDLCConchKeyTP21Lease1stAmendmentFullyExecutedAndRecorded
JDLCConchKeyTP21Lease2ndAmendmentFullyExecutedAndRecorded
Conch Key Site Plan 4-2022
FINANCIAL IMPACT:
Effective Date:
Expiration Date:
Total Dollar Value of Contract:
Total Cost to County: Acquisition already made. This action would eliminate a future pay
back of funding.
Current Year Portion: N/A
Budgeted: No
Source of Funds: 316
CPI:
Indirect Costs:
Estimated Ongoing Costs Not Included in above dollar amounts:
Revenue Producing: Yes for Monroe County Housing Authority If yes, amount:
Grant: The grant will still be received; but funding would then be used for construction.
County Match: No.
Insurance Required:
Additional Details:
REVIEWED BY:
Christine Hurley Completed 04/22/2022 4:20 PM
Dina Gambuzza Completed 04/25/2022 11:22 AM
Kevin Wilson Completed 04/25/2022 2:19 PM
Bob Shillinger Completed 05/02/2022 1:42 PM
Purchasing Completed 05/02/2022 2:26 PM
Budget and Finance Completed 05/03/2022 9:18 AM
Risk Management Completed 05/03/2022 9:58 AM
Lindsey Ballard Completed 05/03/2022 11:29 AM
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Board of County Commissioners Pending 05/18/2022 9:00 AM
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RESOLUTION NO. ________
A RESOLUTION OF THE MONROE COUNTY BOARD OF
COUNTY COMMISSION AUTHORIZING MONROE COUNTY
HOUSING AUTHORITY TO UTILIZE COMMUNITY
DEVELOPMENT BLOCK GRANT DISASTER RECOVERY
ACQUISITION GRANT FUNDS FOR
CONSTRUCTION/DEVELOPMENT COSTS FOR HOWARDS
HAVEN: BLOCK 22, LOTS 1 THROUGH 4, SANDS
SUBDIVISION, BIG PINE KEY, (Formerly Parcel ID#s 00302670-
000000 and 00302680-000000 now Parcel ID# 00302670-
000000) AND CONCH KEY: 31 S. CONCH AVENUE, CONCH
KEY (Parcel ID# 00385780-000400) AND 2 N. CONCH AVENUE,
CONCH KEY (Parcel ID# 00385780-000000) AFFORDABLE
HOUSING PROJECTS CONSISTENT WITH LEASE
AGREEMENTS.
______________________________________________
WHEREAS, Monroe County Board of County Commissioners (BOCC) purchased two trailer
parks known as Howards Haven: Block 22, Lots 1 through 4, Sands Subdivision, Big Pine Key,
(Formerly Parcel ID#s 00302670-000000 and 00302680-000000 now Parcel ID# 00302670-
000000) for approximately $850,000 (acquisition funds from the Monroe County Land Authority)
and Conch Key: 31 S. Conch Avenue, Conch Key (Parcel ID# 00385780-000400) and 2 N.
Conch Avenue, Conch Key (Parcel ID# 00385780-000000) for approximately $1,025,000 after
Hurricane Irma struck the Florida Keys for redevelopment potential as affordable housing; and
WHEREAS, the BOCC partnered with the Monroe County Housing Authority (MCHA) and
applied for and received Community development Block Grant Disaster Relief (CDBG-DR)
funding for acquisition of the land, as well as construction funding; and
WHEREAS, the BOCC leased the land to the MCHA for redevelopment with a provision in the
lease that indicated acquisition funding could be used for construction costs if construction costs
exceed the grant funding available for construction; and
WHEREAS, MCHA has completed design of the projects and bid them for construction; and the
bids for construction were above the grant funding available for construction by $1,860,934; and
WHEREAS, the Executive Director of the MCHA has provided design plans, bid documentation,
updated grant proformas, and a letter indicating the need for additional construction funding.
NOW, THEREFORE,BE IT RESOLVED BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSION , FLORIDA, THAT:
Section 1. The above recitals are true and correct and incorporated herein.
Section 2. The BOCC hereby authorizes the MCHA to utilize the acquisition grant funds toward
construction of the project and affordable housing units.
Section 3. The BOCC requests the MCHA utilize rental income from the projects toward
development of additional affordable housing units within unincorporated Monroe County.
Page 1 of 2
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PASSED AND ADOPTED by the Monroe County Board of County Commission at a regular
meeting on this ______ day of _________________, 2022.
Mayor David Rice _______
Mayor Pro Tem Craig Cates _______
Commissioner Michelle Coldiron _______
Commissioner Jim Scholl _______
Commissioner Holly Merrill Raschein _______
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
BY: _________________________________
Mayor David Rice
(SEAL)
ATTEST: KEVIN MADOK, CLERK
By: _________________________________
As Deputy Clerk
_____________________________________
Approved as to form and legal sufficiency
Robert B. Shillinger, Monroe County Attorney!
Page 2 of 2
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NOTES:(1)Developer fee may not exceed the limits established in Rule Chapter 67-48, F.A.C., or this RFA Any portion of the fee that
has been deferred must be included in Total Development Cost. When the
(2)General Contractor's fee is limited to 14% of actual construction cost (for Application purposes, this is represented by
A1.1. Column 3), rounded down to nearest dollar. The General Contractor's fee must be disclosed. The General Contractor's
fee includes General Conditions, Overhead, and Profit.
(3)For Application purposes, the maximum hard cost contingency allowed cannot exceed 5% of the amount provided in
column 3 for A1.3. TOTAL ACTUAL CONSTRUCTION COSTS for Developments where 50 percent or more of the units are
new construction. Otherwise the maximum is 15%. The maximum soft cost contintengy allowed cannot exceed
5% of the amount provided in column 3 for A2.1 TOTAL GENERAL DEVELOPMENT COST. Limitations on these contingency
line items post-Application are provided in Rule Chapter 67-48, F.A.C.
(4)Operating Deficit Reserves (ODR) of any kind are not to be included in C. DEVELOPMENT COST and cannot be used in
determining the maximum Developer fee. In addition, an ODR is not permitted in this Application at all. If one has been
included, it will be removed by the scorer, reducing total costs. However, one may be included during the credit underwriting
process where it will be sized. The final cost certification may include an ODR, but it cannot exceed the amount sized during
credit underwriting.
(5)Although the Corporation acknowledges that the costs listed on the Development Cost Pro Forma, Detail/Explanation Sheet,
Construction Analysis and Permanent Analysis are subject to change during credit underwriting, such costs are
subject to the Total Development Cost Per Unit Limitation as provided in the RFA, as well as the other cost limitations provided
in Rule Chapter 67-48, F.A.C., as applicable.
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JOGPSNBUJPO!PO!UIF!BEEFOEB!MPDBUFE!BU!UIF!FOE!PG!UIF!BQQMJDBUJPO/!
New Construction (w/ or w/o Acquisition)
What was the Development Category of the Proposed Development:
Indicate the number of total units in the proposed Development:20 Units
24
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Actual Construction Costs
Accessory Buildings
Demolition
New Rental Units5,557,000 6-668-111
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Recreational Amenities
Site Work
.
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24
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General Development Costs
Accounting Fees20,000 31-111
Appraisal7,500 8-611
Architect's Fee - Site/Building Design75,000 86-111
Architect's Fee - Supervision
Builder's Risk Insurance52,000 63-111
Building Permit
Capital Needs Assessment
Engineering Fees25,000 36-111
Environmental Report25,000 36-111
See Note (2)
FHFC Administrative Fee
See Note (2)
FHFC Application Fee
1,500 2-611
See Note (2)
FHFC Compliance Fee
See Note (2)
FHFC PRL/Credit Underwriting Fees
14,082 25-193
Green Building Certification/
HERS Inspection Costs 30,000 41-111
+Jnqbdu!Gfft!)mjtu!jo!efubjm*
Inspection Fees10,000 21-111
Insurance25,000 36-111
Legal Fees40,000 51-111
Market Study6,500 7-611
Marketing/Advertising
Property Taxes
Soil Test Report5,000 6-111
Survey20,000 31-111
Tenant Relocation Costs100,000 211-111
Title Insurance & Recording Fees50,000 61-111
Utility Connection Fee90,000:1-111
+Puifs!)fyqmbjo!jo!efubjm*2,400 3-511
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24
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Financial Costs
Construction Loan Origination/
Commitment Fee(s)
Construction Loan Credit
Enhancement Fee(s)
Construction Loan Interest
Non-Permanent Loan(s) Closing
Costs
Permanent Loan Origination/
Commitment Fee(s)
Permanent Loan Credit
Enhancement Fee(s)
Permanent Loan Closing Costs
Bridge Loan Origination/
Commitment Fee(s)
Bridge Loan Interest
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ACQUISITION COST OF EXISTING
DEVELOPMENT (excluding land)
Existing Building(s)
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(A1.3+A1.4+A2.1+A2.2+A3+B)
See Note (1)
Developer Fee
Developer Fee on Acquisition Costs
Developer Fee on Non-Acquisition Costs 611-111611-111
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(C+D+E+F)
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Actual Construction Cost
(as listed at Item A1.)
Off-Site Work:
Other:
General Development Costs
(as listed at Item A2.)
Impact Fees:
Other:
Plan & Cost Review - $2400
Financial Costs
(as listed at Item A3.)
Other:
Acquisition Cost of Existing Developments
(as listed at Item B2. )
Other:
NOTES: Neither brokerage fees nor syndication fees can be included in eligible basis. Consulting fees, if any, and any financial or other guarantees
required for the financing must be paid out of the Developer fee. Consulting fees include, but are not limited to, payments for Application
consultants, construction management or supervision consultants, or local government consultants.
<Enter a whole #>
<select from menu>
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1.First Mortgage Financing$7,084,048.00FHFC - CDBG-DR
2.Second Mortgage Financing$<select from menu>
3.Third Mortgage Financing$<select from menu>
4.Fourth Mortgage Financing$<select from menu>
5.Fifth Mortgage Financing$<select from menu>
6.Sixth Mortgage Financing$<select from menu>
7.Seventh Mortgage Financing$<select from menu>
8.Eighth Mortgage Financing$<select from menu>
9.Ninth Mortgage Financing$<select from menu>
10.Tenth Mortgage Financing$<select from menu>
11.Other:$
12.Other:$
13.Deferred Developer Fee$
25/Upubm!Dpotusvdujpo!Tpvsdft$8-195-159/11
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1.First Mortgage Financing$7,084,048.00FHFC - CDBG-DR
2.Second Mortgage Financing$<select from menu>
3.Third Mortgage Financing$<select from menu>
4.Fourth Mortgage Financing$<select from menu>
<select from menu>
5.Fifth Mortgage Financing$
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6.Sixth Mortgage Financing$
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7.Seventh Mortgage Financing$
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8.Eighth Mortgage Financing$
<select from menu>
9.Ninth Mortgage Financing$
<select from menu>
10.Tenth Mortgage Financing$
11.Other:$
12.Other:$
13.Deferred Developer Fee$
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The intent of this page is to assist the Applicant in determining a TDC PU Limitation for the proposed Development and comparing it to the appropriate
RFA's TDC PU Limitation. The accuracy of the comparison is dependent upon the accuracy of the inputs and Florida Housing takes no responsibility in
any programing errors. FHFC will not use this page to score TDC PU Limitation criteria. If FHFC makes any adjustments to the Applicant's data or
assumptions, FHFC's TDC PU for Limitation purposes of the proposed Development or the TDC PU Limitation determined by FHFC may be different than the
amounts provided below. Please read the RFA for qualifying responses and definition of terms. This table is optional and its use is at the sole discretion
of the Applicant. Applicant is responsible to verify and be in compliance with all aspects of the Application to meet RFA criteria.
UED!QV!MJNJUBUJPO!BOBMZTJT Not in South Florida, New Construction, Garden, ESSC.
In which county is the proposed Development to be located?Monroe(Small County)
You have indicated above on row 32 that the Development
Category of the Proposed Development is…………………………………New Construction (w/ or w/o Acquisition)
What is the proposed Development's Development Type?Garden
Does the proposed Development qualify as Enhanced Structural
Systems Construction (ESSC)?Yes
The TDC PU Base Limitation for the above defined Development is…………$248,000
Does the proposed Development qualify for any of the following TDC PU Add-Ons or Multipliers? Choose all that apply.
1.(a) PHA is a Principal/Affiliate Add-On…………………………………Yes
(Select one or no
(b) Requesting HOME funds from FHFC Add-On………………………
option, as applicable)
(c) Requesting CDBG-DR funds from FHFC Add-On…………………Yes
(Select if applicable)
2.Tax-Exempt Bond Add-On………………………………………………
(Select one option if
3.(a) North Florida Keys Area Multiplier……………………………………Yes
applicable)
(b) South Florida Keys Area Multiplier……………………………………No
4.(a) Persons with Developmental Disabilities Multiplier…………………
(Select one or no
(b) Persons with a Disabling Condition Multiplier………………………
option, as applicable)
(c) Persons with Special Needs Multiplier………………………………
(d) Homelss Demographic Multiplier……………………………………
(Select if applicable)
5.Elderly ALF Multiplier………………………………………………………
(Select one option if
6.(a) Less than 51 units Multiplier*…………………………………………
applicable)
(b) More than 50 units, but less than 81 units Multiplier*………………
*For 9% HC Permanent Supportive Housing RFAs only. The proposed Development must be new construction to
qualify as well as not being located in Monroe County.
The final overall TDC PU Limitation for the above defined Development is…$389,230.77
Efsjwbujpo!pg!uif!UED!QV!pg!uif!qspqptfe!Efwfmpqnfou!gps!Mjnjubujpo!qvsqptft;
Total Development Costs (Line G., column 3)$8,944,982.00
Less Land Costs (Line F., column 3)$2,000,000.00
Less Operating Deficit Reserves (Line E., column 3)$0.00
Less Demolition and Relocation Costs, if applicable$100,000.00
TDC of the proposed Development for Limitation Purposes:$6,844,982.00
TDC PU of the proposed Development for Limitation Purposes:$342,249.10
Is the proposed Development's TDC PU for Limitation purposes equal
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to or less than the TDC PU Limitation provided in the RFA?..................Yes
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