Agenda (PDF)

Affordable Housing Advisory Committee · 2026-07-15 · agenda

[12085 Research Dr., Alachua, FL 32615] Affordable Housing Advisory Committee meeting agenda for July 15, 2026. Topics include Call to Order, Approval of Agenda and Minutes, New Business covering 2026 Legislative Wrap Up (Affordable Housing Funding, SHIP Distribution, YIGBY Laws, Live Local 4.0, Senate Bill 594, House Bill 803), Infrastructure Surtax Update, Incentives and Recommendations Report Project Timeline, and Old Business (Legacy Community Development Update, Environmental Review, Community Resource Centers Update). The Florida Housing Coalition provides a policy briefing on the 2026 Legislative Wrap Up concerning Affordable Housing. It details legislative actions, funding updates, and new policies impacting affordable housing in Florida. The Florida Housing Coalition's Policy Team includes Kody Glazer (Chief Legal & Policy Officer), Ali Ankudowich (Director, Land Use Innovation), Ryan McKinless (Policy Analyst), Wis Benoit (Research Associate), and Lowell Atkinson (Policy Analyst). The Florida Housing Coalition's Housing Action Lab offers policy updates, advocacy tools, data on housing trends, field reports, housing solutions, and best practices. They encourage subscriptions to their Substack for policy updates. The 2026 Florida Legislative Session focused on Housing Policies including SHIP and SAIL Funding, Live Local SAIL Funding, Live Local 4.0, Yes-in-God's-Backyard (YIGBY), Accessory Dwelling Units, Florida Starter Homes Act, Factory Built Housing, Land Use and Permitting Reform, Transit-Oriented Development (TOD), Rural Housing Policy, and Property Taxes. Affordable Housing Funding: SHIP and SAIL were fully funded for the sixth consecutive year. The budget for FY 26-27 (before vetoes) totals $458 million, compared to $873,486,823 for FY 25-26. The Live Local SAIL program is unfunded. Hometown Heroes funding is technically an additional appropriation for FY 25-26 with unexpended balance reappropriated for FY 26-27. Affordable Housing Funding: Funding is down nearly 50% from last year. The Legislature fully funded SHIP and SAIL each year since 2021. From 2001-2021, over $2 billion was swept from these programs. The exclusion of the Live Local SAIL Program returns funding to 2022 levels. State Housing Initiatives Partnership (SHIP) Program Estimates for Fiscal Year 2026-27: Total appropriation is $165,670,000. There will be no changes to the SHIP distribution formula for local governments as the Rural Renaissance bill did not pass. The $350,000 minimum allocation for SHIP counties will remain in effect. Live Local 4.0: The Live Local Act was enacted in 2023 (SB 102). Land use mandates were amended in 2024 (SB 328) and 2025 (SB 1730). In 2026, land use mandates were further amended by HB 1389, and the Multifamily Middle Market (MMM) Opt-Out was amended by HB 1389. Live Local 4.0 Background on the LLA Land Use Mandate: Qualifying multifamily and mixed-use affordable housing developments are allowed by right in areas zoned for commercial, industrial, or mixed-use. To qualify, developments must be in an eligible zone, reserve at least 40% of units for households earning up to 120% AMI for 30 years, and be multifamily or mixed-use with at least 65% of the building used for residential purposes. Qualified projects receive favorable entitlements for density, height, floor area ratio, use, parking, and administrative approval. Live Local 4.0 Additional amendments to the Live Local Land Use Mandate (HB 1389) include: Expanded Eligibility (property owned by counties, municipalities, or school districts), YIGBY Expansion (qualifying religious institution property), Height Protection (localities cannot restrict eligible height), Farm Exemption (farms excluded from commercial/industrial classifications), and Open Space & Conservation Exemptions. Tracking the Live Local Land Use Mandate: As of 5/1/26, there are at least 19 LLA projects under construction. Total proposed projects: 204 (62.6k units). Projects under construction: 19 (7.4k units). Projects by Zoning Category: Commercial (65.69%), Mixed-Use (13.73%), Planned Development (6.86%), Other (13.73%). Projects by County: Miami-Dade (40.2%), Hillsborough (9.8%), Broward (9.31%), Lee (6.37%), Palm Beach (5.88%), Pinellas (5.39%), Orange (4.9%). Updates to Florida's YIGBY (Yes-in-God's-Backyard) Laws: Two overlapping tools exist: Local Option (SB 1730, 2025) gave local governments the option to allow affordable housing on religious institution land. State Mandate (HB 1389, 2026) requires localities to approve multifamily and mixed-use affordable housing on qualifying land through the LLA's land use mandate. Optional YIGBY (Yes-in-God's-Backyard): Empowering localities to unlock faith-based land. Passed via Senate Bill 1730 (2025). Allows local governments to approve housing on certain parcels owned by religious institutions if at least 10% of homes are affordable. Eligibility: land owned by a religious institution with or contiguous to a house of worship. First adopters: Melbourne, St. Petersburg, Orange County. Optional YIGBY (Yes-in-God's-Backyard) Policy Key Points: Eligible Land is owned by religious institutions with or next to a house of worship. Local Control is decided by local governments. Affordable Units minimum 10% (higher percentage allowed). Housing Types + Tenures are rental or ownership, single-family or multi-family. Income Levels up to 120% AMI. Affordability Term is local discretion. Development Standards are fully determined by local governments. Approval Process is case-by-case or via local policy/ordinance. [case HB 1389] Mandatory YIGBY (House Bill 1389, 2026): Expands the Live Local Act's land use mandate to include qualifying land owned by religious institutions. Qualifying land must be owned by a religious institution with a house of worship for 10+ years, be larger than 3 acres, and the house of worship must stay active. At least 40% of homes must be affordable rentals to households up to 120% AMI. Entitlements include multifamily and mixed-use housing by-right and Live Local Act standards. YIGBY At a Glance: Compares Optional YIGBY (SB 1730, 2025) and Mandatory YIGBY (HB 1389, 2026). Optional YIGBY is not required by the state, allows any housing type, has at least 10% affordability, and local government has full discretion. Mandatory YIGBY is a state mandate, allows only multifamily apartments or mixed-use buildings, requires at least 40% affordable rentals for at least 30 years, and state overrides local control on use, height, density, etc. Keep Up Your Local YIGBY Work!!! The local option covers parcels 3 acres or smaller, land contiguous to the house of worship, land with a house of worship active for less than 10 years, single-family housing, and situations where religious institutions want to convey property. Early estimate: 4x more qualifying land statewide under the local option than the state mandate. Which Law Applies to Your Land? The state mandate applies if all conditions are met: parcel contains a house of worship (not just contiguous), parcel is larger than 3 acres, house of worship active for at least 10 years, religious institution plans to keep house of worship active indefinitely, intended housing is multifamily or mixed-use, and at least 40% of homes are affordable rentals. If any box is unchecked, it's local option territory. The Local Option Covers More Ground: Miami-Dade County (Local Option: 10x more qualifying parcels; nearly 5x more acreage), St. Petersburg (Local Option: 6x more qualifying parcels; 60% more acres), Broward County (Local Option: 6x more qualifying parcels; 57% more acreage), Escambia County (Local Option: 5x more qualifying parcels; 400+ more acres), Alachua County (Local Option: 4x more qualifying parcels; 200+ more acres). [case HB 1389] Live Local 4.0 Amendments to the Florida Fair Housing Act (HB 1389): Prohibits discrimination against affordable housing in land use and permitting decisions. Defines affordable housing as any development rented or sold at an affordable rate to households up to 120% AMI. Waives sovereign immunity for governmental entities that violate the Florida Fair Housing Act. Live Local 4.0 Examples of Violations of the FL Fair Housing Act's Affordable Housing Protections: Includes denying or delaying affordable housing projects based on sentiment, requiring additional public hearings, prohibiting affordable housing outright in certain areas, or reducing density/units compared to market-rate projects. Section 760.26 can be triggered if local government treats affordable housing more restrictively. Changes to the Multifamily Middle Market (MMM) Opt-Out: The Live Local Act created the MMM Property Tax Exemption for newly constructed multifamily rental developments with 71+ affordable units (or 10+ in Areas of Critical State Concern) serving households <120% AMI. Exemption levels: 75% for 80-120% AMI, 100% for <80% AMI. Only affordable units qualify. Multifamily Middle Market (MMM) Property Tax Exemption: How is the exemption being used? MMM Certified Units data from 2024-2026 shows increasing numbers of units receiving certification for the exemption, with a significant portion applied for at 120% AMI and 80% AMI. Changes to the Multifamily Middle Market (MMM) Opt-Out: In 2024, qualifying taxing authorities can opt-out of the 75% property tax exemption for units affordable to 80-120% AMI. The 100% exemption for units serving 80% AMI and below remains mandatory. Opt-out eligibility is based on county surplus of 0-120% AMI units per Shimberg Center Annual Report. [case HB 1389] Changes to the Multifamily Middle Market (MMM) Opt-Out (HB 1389, 2026): Stricter opt-out threshold requires a county surplus of 0-120% AMI units for each of the previous 3 years. Earlier exemption trigger: Properties with a building permit issued on or after 7/1/2026 are exempt from opt-out ordinances enacted within the next 4 years. Changes to the Multifamily Middle Market (MMM) Opt-Out: Lists places that could opt-out in 2026. Strikethrough indicates places that wouldn't have been able to under new rules. [case SB 594] Senate Bill 594: Local Housing Assistance Plans. Allowing more SHIP funds to be used for manufactured homes. Repeals the 20% cap on using SHIP allocation on manufactured housing. Allows SHIP for up to 6 months of lot rental assistance for mobile home owners. Requires SHIP jurisdictions to add two new strategies in their LHAPs: 1. Addressing needs of persons deprived of housing due to mobile home park closure. 2. Providing program funds to mobile home owners, including lot rental assistance. [case HB 803, HB 399] HB 803 & HB 399: Zoning for Factory Built Homes. Both bills create s. 553.385 of the Florida Statutes. HB 803 is effective July 1, 2026. HB 399 is effective January 1, 2027. The bottom line is to follow HB 803 from July 1, 2026, until HB 399 takes over. [case HB 803] House Bill 803: Building Permits and Inspections. Allowing factory-built homes where SF detached homes are allowed. Local governments must allow 'off-site constructed residential dwellings' by-right in any zoning district where SF detached homes are allowed. Key elements: definition of off-site constructed dwelling, meaning of 'as of right', and affected zoning districts. Prohibited: local laws treating factory-built homes differently. Allowed: generally applicable architectural, aesthetic, design, setback, height, or bulk standards applied uniformly. [case HB 803] House Bill 803: Building Permits and Inspections. Local governments may adopt compatibility standards addressing roof pitch, minimum square footage, exterior finishing materials, foundation enclosure, attached structures, building setbacks, lot dimensions, and orientation. Local governments need to review zoning laws and comply. [case HB 803] House Bill 803: Building Permits and Inspections - Next steps for local governments: 1. Audit zoning code. 2. Amend as needed to allow modular & manufactured homes as of right. 3. Apply standards uniformly. 4. Limit compatibility standards to those listed in §553.385(2)(c). 5. Collaborate with factory-built housing companies. [case HB 803] House Bill 803: Building Permits and Inspections - More stuff! Prohibited building permits for work valued at less than $7,500 (non-structural) outside flood hazard areas. Local governments may not require permits for temporary hurricane/flood protection walls. Expanded role of private providers in plan review and inspection services. [case HB 399] House Bill 399: Land Use and Development Regulations - More stuff! Standards for Reviewing Development Applications on Compatibility Grounds require comprehensive plans to include factors for assessing compatibility. Land development regulations must incorporate mitigation measures. Before recommending denial on compatibility grounds, staff must identify specific areas of incompatibility. References to 'community character' or 'neighborhood feel' are insufficient for denial. Application fee calculations must be based on processing costs, not project value. [Miami-Dade, Palm Beach, and Broward counties; case SB 1434] Senate Bill 1434: Infill Redevelopment. Administrative approval for Brownfield development in Miami-Dade, Palm Beach, and Broward counties. Allows administrative approval of housing on brownfields if at least 5 acres and adjacent to a residential parcel. Development standards include density limits (average of adjacent zoning or 25 units/acre, whichever is lower), 20-foot buffers, and standards for recreational areas. [case HB 1217] House Bill 1217: Prohibited Governmental Policies Regulating Greenhouse Gas Emissions. Prohibits governmental entities from enacting or enforcing a 'net zero policy' or using public funds to support, implement, or advance such policies. FHC interpretation: does not affect typical green building initiatives. Other Housing Bills that Passed: SB 1602 (veteran homelessness pilot program in Broward, Escambia, Hillsborough, Santa Rosa counties), HB 927 (qualified contractors conducting pre-application reviews), SB 824 (school districts submitting unimproved real property inventory), SB 1134 (prohibiting certain local actions related to diversity, equity, and inclusion), SB 686 (agricultural enclaves). Closely Followed Housing Bills that Died: SB 948/HB 1143 (Florida Starter Homes Act), HB 1183/SB 1342 (TOD Bill), SB 48/HB 313 (ADU Bill), SB 1672/HB 311 (Tax Credits for Contributions to Assist Homebuyers), HB 299/SB 354 (Blue Ribbon Projects), SB 840 (pulling back last year's SB 180). [case House Joint Resolution 1-F] House Joint Resolution 1-F, Amendment 3: Needs 60% voter approval to become part of Florida's Constitution. Proposed changes: Increase homestead exemption for non-school ad valorem taxes ($25k to $150k in 2027, $250k in 2028, then inflation adjusted). Phase in increase for new FL residents. Lower non-homestead assessment cap from 10% to 5%. Direct Legislature to create uniform procedure for additional homestead exemptions. Set how local governments may spend ad valorem revenue. The Proposed Homestead Exemption Increase (Amendment 3): Will lower property taxes for homeowners, including low-income, cost-burdened homeowners, seniors on fixed incomes, and first-time homebuyers. The increased exemption applies to all homestead properties regardless of income or need, potentially reducing local budgets. Top Questions We Have on the Amendment's Potential Impact (Amendment 3): Questions concern renters, local funding for affordable housing programs, impact on home prices, fees local governments might charge, and staffing for SHIP and other programs. Housing Highlights: Takeaways from the 2026 Legislative Session. 1. Sadowski Programs (SHIP and SAIL) fully funded for the sixth consecutive year. 2. More Housing Supply Bills filed. 3. YIGBY Now Mandatory in certain cases. 4. Florida Fair Housing Act strengthened. 5. Factory-Built Homes treated as real property, permitted by-right. 6. SHIP Statute updated for manufactured homes. 7. ADU Bill failed for a second straight year. What's Next? Looking ahead to 2027: New Governor, House Speaker, Senate President could be an inflection point for Florida housing policy. Potential topics for 2027 include: 1. Fully Funding SHIP and SAIL. 2. Florida Starter Homes Act. 3. ADU Bill. 4. Transit-Oriented Development (TOD). 2027 may be a significant opportunity for state-level housing reform unless property tax issues dominate. Making Housing Front and Center in the 2026 Election Cycle: Housing advocates can help candidates understand housing needs and policy tools. Resources available from the Housing Action Lab include information on Sadowski Trust Fund programs, policy priorities, questions for candidates, advocacy tips, framing housing affordability, and local housing data. For Assistance Contact Kody Glazer, Chief Legal and Policy Officer, Florida Housing Coalition. Glazer@FLHousing.org. Alachua County Special Meeting Minutes, June 11, 2026, 4:00 PM. Present: Commissioners Mary Alford, Charles S. Chestnut IV, Ken Cornell (Chair), Anna Prizzia (Vice Chair), Marihelen Wheeler. Agenda items included Call to Order, Welcome, Introduction, Adoption of the Agenda (motion carried 4-0), Consent Agenda (Property Tax/Truth in Millage Presentation), and Items for Discussion (Alachua County Reads Initiative Monthly Update). Public comments were received. Alachua County Special Meeting Minutes continued. Items for Discussion included Family Eviction and Housing Stability Convening and Continuum of Care. Commissioner Prizzia moved several items: matching funding for case manager positions, joining requests for Family Resource Centers, referring presentation to Affordable Housing Advisory Committee for rental assistance flexibility (recognizing $300,000 county allocation), referring transportation issues to MTPO, working with Career Source for accessible services, coordinating with Community Action Agency, and beginning conversations about facilities for housing homeless families. Public comments were received. Alachua County Special Meeting Minutes continued. Items for Discussion included Emergency Assistance and Family Resource Centers Update, and Nonprofit Lifecycle Pilot Program. Public comments were received. County Commission Comment: Commissioner Wheeler inquired about not issuing RFPs for the budget year. Director Kiner stated the decision was made to fund core programs for maximum benefit and not fund enrichment programs due to potential funding cuts. Alachua County Special Meeting Minutes continued. Discussion included Forward Focus Program (mobile OBGYN clinic facing grant cuts, proposing partnership), Tax Initiative (citizens urged to study measure, potential harm to programs and people, need to establish industry), and Health Department Program (vaccinations in school-aged children). Emergency Purchase Order approved for $413,890.00 for damaged equipment from a fire at the transfer station. Children's Trust Comment. Adjournment at 6:32 p.m. [case 2026 CoC NOFO] 2026 Continuum of Care (CoC) Notice of Funding Opportunity (NOFO): Homelessness has increased 27% since 2013, while funding has doubled. Focus on recovery and self-sufficiency, not warehousing. NOFO makes $4.04 billion available, with $1.3 billion set aside for new projects (Transitional Housing and Supportive Service Only). Reforms to prevent fraud, waste, and abuse. Welcomes faith-based organizations. HUD is Funding Results, focusing on recovery, public safety, and funding based on merit and outcomes. [case 2026 CoC NOFO] Reforming the Status Quo: Compares Biden Administration NOFOs with Trump Administration 2026 CoC NOFO. Biden's approach was 90-95% 'automatic renewal', with little funding for new projects. Trump's approach is 40% competitive, tied to merit score, with $1.3 billion set aside for new projects, prioritizing treatment and recovery, and ensuring accountable use of taxpayer dollars.