DEPARTMENT MAKING REQUEST
Human Services
Title
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Charlotte HOME Review Committee and Affordable Housing Advisory Committee (AHAC) Recommendation - Verification of Impact Fee Waiver for Proposed Affordable Housing Development: Arbours at Punta Gorda Phase 1
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REQUESTED MOTION/ACTION
recommendation
Recommended Action:
a) Approve the recommendation for the waiver of impact fees on ninety-six (96) units of affordable housing; and
b) Authorize the Chairman to execute the Verification of Contribution (VOC) form.
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budget
Budgeted Action:
No action needed. A budget amendment will be brought to the Board for approval, if awarded. There is a required County contribution of $388,704.00. Funding will be provided by the Affordable Housing Trust Fund. Funding in the amount of $388,704.00 will be provided from Fund 1053.
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BACKGROUND (Why is this Action Necessary, and What Action will be accomplished)
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Background:
Arbour Valley Development, LLC has applied for Charlotte HOME incentives toward the development of The Arbours at Punta Gorda, a 180-unit affordable housing development proposed at 6527 Florida St., Punta Gorda. This development is planned in 2 phases. Phase 1, consisting of 94 units reserved for persons at or below 60% Area Median Income (AMI) on average, is subject to meeting Live Local Act criteria (zoned Commercial), and is contingent upon the award of Florida Housing Finance Corporation (FHFC) Request for Application (RFA) 2026-205 SAIL Financing Of Affordable Multifamily Housing Developments To Be Used In Conjunction With Tax-Exempt Bond Financing And 4% Housing Credits. The leveraged fund source for phase 2 is not yet fully determined (see pg.3 of the application). FHFC RFA 2026-205 requires local government contribution in the form of a grant, loan, fee deferral, or fee waiver. The contribution amount for Charlotte County must meet the minimum value of $20,000. FHFC RFA 2026-205 contains full details (starting on pg.98).
On 08.10.2026, the Charlotte HOME Review Committee reviewed and scored the application at a publicly noticed, open meeting. With a cumulative score of 87/100, the Arbours at Punta Gorda qualifies for: designation as Affordable Housing; Expedited Permitting; Impact Fee Waiver on affordable units; and 75% of requested fee subsidies. Clarification was made by the developer that “no cash contribution” is being requested, only fee waiver, despite checking permit fees and utility connection fees on page 1 of the application.
Impact fee waiver is a Tier I incentive, typically not requiring AHAC or BCC approval (ref. Charlotte HOME policy pg.3), however, because the applicant is seeking the waiver in conjunction with a FHFC RFA and a signed Verification of Contribution (VOC) form is required for execution by the Chairman, the matter was taken to AHAC. On 08.17.2026, the AHAC adopted the recommendation for BCC approval and verification of contribution.
The recommendation is for waiver of impact fees on 94 affordable units in phase 1 (value = $ 388,704), contingent upon award of FHFC RFA 2026-205. The RFA requires that the local government contribution is effective as of the Application Deadline, is in effect at least through June 30, 2027, and has a value whose dollar amount is equal to or greater than the amount required by County (pg.103 of RFA). Further recommend the Chairman execute the VOC.
The recommendation for phase 2 impact fee waiver and/or other incentives/subsidies/contribution will be brought to AHAC/BCC for verification once the related FHFC RFA is identified and required minimum contribution known.
Provided for review and consideration are the: Charlotte HOME application for Arbours at Punta Gorda; cumulative scoring matrix with recommendation; impact fee schedule; link to full RFA <https://www.floridahousing.org/docs/default-source/programs/competitive/2026/2026-205/8-5-26-draft-2026-205-sail-f-e-with-word-ex-a-clean-bookmarked-posted-8-5-26.pdf?sfvrsn=ce473081_1> (link provided due to file size); Charlotte HOME policy; and Verification of Contribution form for Chairman execution upon approval.
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