Affordable Housing Advisory Committee

AFFORDABLE HOUSING ADVISORY COMMITTEE CITY HALL, COUNCIL CHAMBERS 400 NW 73RD AVE PLANTATION, FLORIDA 33317 THURSDAY, APRIL 3, 2025 CALL TO ORDER/ROLL CALL The meeting was called to order by Chair Michael Dutko Jr. at 4:36 p.m. Roll call was conducted by the clerk. A quorum was present. Present: Robbi Auerbach, Carl Buehler, Edwin Cordova, Chair Michael Dutko Jr., Mayor Nick Sortal, and Vice Chair Maggie Zalamea Absent: Jon Auerbach, Toshia R. Drummond, and Mitchell Rosenstein Also Present: Planning, Zoning, and Economic Development (PZED) Assistant Director Michael Alpert via ZOOM; Assistant City Attorney Paul Hernandez; PZED Grants Coordinator Edlyn Griffith; Councilmember Timothy Fadgen; and Councilmember Denise Horland APPROVAL OF MEETING MINUTES March 6, 2025 Meeting Minutes Robbi Auerbach moved to approve the March 6, 2025, minutes as presented, seconded by Maggie Zalamea. Motion passed: 6-0.

NEW BUSINESS 1. ADUs Attainable/Healthy Housing- Shawna Meyer (Atelier Mey) PZED Assistant Director Alpert updated the Committee on his recent attendance at the National Planning Conference in Denver. Topics included affordable housing the number one issue nationally, climate change, parking reform, and zoning reform. Mr. Alpert emphasized that many seminars provided valuable insights on these issues. A notable session focused on Accessory Dwelling Units (ADUs). Where a study conducted in San Jose, California, found that for every person building an ADU with a permit, two or three others were constructed without one. Mr. Alpert mentioned that a guest speaker who is an architect and a professor at the University of Miami will be attending the meeting. She intends to discuss how she can assist cities in implementing procedures to help ADU applicants navigate the process more easily. Since she has not yet arrived, Mr. Alpert suggested moving on to other business in the interim. OLD BUSINESS 1. Chair’s Quarterly Report Summary AHAC Quarterly Report to City Council Chair Dutko presented Chair's quarterly report based on discussion from the last meeting. A draft of the discussion was included in the backup materials which Chair Dutko read aloud for the Committee members. As Councilmember Denise Horland was present at the meeting, it was suggested that she speak about the Silver Tsunami town hall meeting. Councilmember Horland expressed her appreciation for the Committee’s hard work, particularly thanking PZED Grants Coordinator Griffith and PZED Assistant Director Alpert. She shared that a potential date has been set for the Silver Tsunami event explaining that it originated from the South Florida Regional Planning Council’s focus on the aging population. She highlighted the significant projected increase in seniors in Broward County by 2050, stressing the need for planning due to insufficient retirement savings and rising housing costs. She encouraged the Committee to discuss creating a walkable community with affordable senior housing, referencing the upcoming Green Mills project with 75 affordable senior units. She concluded by thanking everyone again for their efforts and expressing her anticipation for the Committee’s recommendations. In response to Mr. Buehler's question about updates on the bills related to affordable housing, particularly regarding plans for school and church properties, the Committee was informed that there are two competing bills currently being discussed; one in the House and one in the Senate. The Committee has been pushing back on the House bill due to concerns about its potential impact on single-family residential neighborhoods,

particularly in areas like the Acres. The bill would allow church properties to build affordable housing at any density without public hearings, comments, or Council approval, which could lead to affordable housing units being placed in residential areas without community input or zoning control. The goal is to work with the bill's sponsor to make improvements to this aspect. Additionally, there has been discussion about Accessory Dwelling Units (ADUs), with a push to reduce restrictions and encourage their use. However, there’s concern about new legislation allowing ADUs to be used as short-term rentals, which the Committee opposes, as they want ADUs to serve as permanent housing solutions rather than transient rentals The Committee was informed that as a few Council members were in attendance, the ongoing discussion could potentially be brought before the Council in the future. Therefore, it was advised to refrain from speaking on the matter at this time. Chair Dutko refocused the meeting on the agenda item and inquired if there was any additional discussion on the draft letter. Discussion took place regarding the draft letter, with suggestions that future updates should be more detailed rather than just general overviews. Chair Dutko explained that the current draft served as an introduction due to his absence from the first two meetings of the year. Carl Buehler moved to approve the Chair’s quarterly report to Council, seconded by Maggie Zalamea. Motion passed: 6-0 OTHER BUSINESS/DISCUSSIONS The Committee entered into discussion centered on the challenge of addressing affordable housing and whether simply increasing the number of units would resolve the issue. It was noted that despite developers initially struggling to meet the "Live Local" and Sadowski requirements for affordable housing, many projects are now underway, which is encouraging. However, it was questioned if continuing to build more housing would truly solve the problem, drawing a parallel to how road expansions would not necessarily ease traffic congestion. The response emphasized that increasing the number of affordable housing units is a key part of the solution due to the supply and demand dynamic, where more supply generally leads to lower prices. However, concerns were raised about the strain on infrastructure, such as traffic and the need for a comprehensive master plan. There was recognition that infrastructure improvements, such as walkable cities and expanded public transit, are crucial for supporting growth and addressing the needs of an aging population.

The discussion also touched on the broader concept of "affordable living," which encompasses not only housing but also transportation and daily life expenses. A point was made that restricting development could make housing more expensive, thereby undermining affordability goals. The need to balance the availability of land for development with sustainable infrastructure was also highlighted. Additionally, it was noted that the City's role in supporting affordable housing is limited by the scarcity of available land, much of which is privately owned. The Committee then discussed the importance of considering infrastructure capacity for different income levels and revisiting certain statutory requirements to address issues more relevant to the City's current circumstances. A proposal was made to tackle these topics in upcoming meetings, focusing on those areas that are most applicable to the City's current challenges. Mr. Alpert highlighted the importance of infrastructure capacity, particularly regarding utilities, for new developments. He explained that while roadways are generally adequate, the key issue is ensuring sufficient capacity in the utility systems, such as water and sewer lines. He further pointed out that when existing commercial properties are converted into residential projects, they often require higher utility capacities. As a result, many of the ongoing projects are being developed on a case-by-case basis, working closely with the Utilities Department to ensure infrastructure needs are met. The Committee discussion centered around several key issues regarding development and affordable housing, the infrastructure needed for a large mixed-use, development, water and sewer capacity, and concerns about the transmission systems, all of which would be evaluated during the site plan review process. The Committee also discussed ways they could help facilitate affordable housing, suggesting that they could recommend changes to the City Council. The discussion emphasized the need for future planning, particularly in terms of coordinating infrastructure to support affordable housing. Mr. Alpert mentioned an upcoming Planning and Zoning Board meeting discussing a new ordinance that includes measures such as parking reductions and the creation of a Transit-Oriented Development (TOD) district. Committee members were encouraged to attend and advocate for policies that would benefit affordable housing. The issue of short-term rentals and parking regulations was also addressed. While regulations are in place, enforcement is challenging due to the transient nature of short- term rental guests, which complicates efforts to manage parking issues effectively. The need for more homeownership opportunities was also mentioned. Mr. Alpert highlighted that organizations like Habitat for Humanity are working on homeownership projects, and there are ongoing discussions with developers about building townhomes for sale, although it appears that the current market is more focused on rental properties.

The discussion concluded with an emphasis on including both ownership and rental options in future developments, particularly in the Broward Mall area. Chair Dutko acknowledged the arrival of Ms. Shawna Meyer, then redirected the discussion back to new business and introduced a presentation on Accessory Dwelling Units and attainable, healthy housing. NEW BUSINESS CONTINUED 1. ADUs Attainable/Healthy Housing- Shawna Meyer (Atelie Mey) PZED Grants Coordinator Edlyn Griffith introduced Ms. Shawna Meyer, who would speak about the Accessory Dwelling Units topic. Before handing over to Ms. Meyer, Ms. Griffith provided an update on homeownership progress sharing a recent success where a person closed on a property with the help of a $70,000 subsidy from the program, in addition to a $200,000 bank loan, for a property priced at $300,000. Ms. Griffith also highlighted a new initiative called Knowledge of Financial Education, funded through SHIP funds, which will help residents improve their credit and prepare for homeownership. This program is running for 12 months, and a breakfast event will be held with Consolidated Credit to thank the Mayor and promote the initiative. Ms. Griffith mentioned that the program is actively advertised through the City's website, social media, and regular workshops, which are often fully booked with waiting lists. This demonstrates ongoing efforts to reach and support residents in their path to homeownership. Ms. Meyer, an architect and faculty member at the University of Miami School of Architecture, presented on the topic of Accessory Dwelling Units and attainable healthy housing. She began by explaining her firm’s approach to working with cities, municipalities, and zoning codes, focusing on helping communities visualize and implement their development goals. She shared that their work integrates knowledge from both practice and academic research, with an emphasis on urban design and affordable housing. Ms. Meyer highlighted several examples of their work, including a study on activating underutilized lots in Denver through innovative designs which maximize space while adhering to zoning requirements. She also discussed their work on creating healthy living environments, particularly using mass timber construction, which promotes both sustainable building practices and healthier living spaces. Mass timber, a building method that uses solid wood, is gaining popularity in the Southeast US, and Ms. Meyer’s firm has completed the first mass timber structure in Miami-Dade County. Ms. Meyer also spoke about affordable housing solutions, using examples from Bozeman, Montana, and Miami, focusing on how to foster walkable communities and “missing middle housing” that can be affordable for more residents. She discussed how

zoning changes, such as setbacks and floor plan adaptations, can help facilitate these types of housing. The importance of creating adaptable and affordable housing solutions were emphasized within communities by addressing zoning typologies and identifying locations suitable for implementation. She proposed a study conducted in Miami, identifying areas with similar characteristics that could be ideal for ADU development. The design would accommodate site-specific adjustments like lot orientation and tree placement, while maintaining a healthy living environment. Ms. Meyer concluded by explaining the advantages of mass timber, including its environmental and health benefits, noting its prefabrication process, which makes construction faster and more efficient, further stressing that these strategies not only improve living conditions but also contribute to sustainable urban growth. Ms. Meyer addressed several questions about the structural integrity and practicality of mass timber construction explaining that the structure meets Florida's high-velocity hurricane standards, including impact and blast resistance. The panels used in construction are prefabricated off-site and can be transported in smaller sections, which minimizes disruption when being erected behind existing homes. A crane is typically required to place the panels, but the design can be adapted for smaller sizes to fit specific lot constraints. Ms. Meyer noted that new structures built to Code in Florida are eligible for insurance discounts due to their compliance with current standards. Mass timber structures, like the recent Apple building in Miami, have also been successfully insured, indicating that insurance companies are willing to cover these types of buildings. Ms. Meyer assured that these structures are designed to last at least 100 years, with proper maintenance. She also noted that termite mitigation measures, such as treating foundations and avoiding plantings near the structure, are implemented to prevent damage, similar to other residential buildings. Finally, in response to a question about the consistency of her designs with Plantation's ADU ordinance, Ms. Meyer acknowledged that she has not reviewed the specific code, but emphasized the importance of ensuring that designs align with the ordinance, especially in terms of maintaining consistency with existing structures. She suggested that this would be a point of further discussion with the planning and zoning team. The pathway to implementing ADUs was discussed, emphasizing the importance of addressing zoning and setbacks to ensure that designs are adaptable and work within the identified residential district typologies. Ms. Meyer pointed out the need to assess factors including open space and how to adjust designs to fit the parameters of those districts.

Further clarification was provided on the designs, noting that the simple bar structure presented is both affordable and adaptable, and uses mass timber, which offers benefits such as larger ceiling heights and more flexibility in structural design. Ms. Meyer mentioned that the designs were based on a typical 50x100 lot in Miami, with a structure around 350 square feet. However, this size can be adjusted based on specific site requirements. She also acknowledged the need for additional study of Plantation's zoning typologies to ensure the designs fit within the available lot sizes, further discussing the possibility of having small, medium, and large ADU options to accommodate varying needs. The Committee’s discussion focused on the challenges and potential solutions for implementing Accessory Dwelling Units in a specific city. A key issue highlighted was the difficulty in finding architects willing to approve pre-designed ADU plans, which may not align with their usual style. To address this, one solution proposed was for the City to either hire an architect or create a list of firms willing to prepare these plans for a reduced fee. Additionally, the City could collaborate with planning and zoning departments to develop pre-approved designs that comply with regulations, and maintain a list of qualified architects to facilitate the approval process for mass-produced or prefabricated ADUs. Financial considerations were also a major point of discussion with costs depending on factors such as square footage and construction methods, and financing often requiring construction loans with higher interest rates and stricter terms. Further research into available assistance programs is needed to identify potential financial support options. ADUs are seen as a potential solution to the affordable housing crisis, but concerns about costs, homeowner association (HOA) restrictions, and the risk of ADUs being used for short-term rentals instead of long-term housing remain. A regulatory framework is needed to ensure ADUs are used for their intended purpose. Additionally, the discussion highlighted that other cities, including Orlando and St. Petersburg, are facing similar challenges, and that state-level resources or funding opportunities in Florida may exist to support ADU development. There were also concerns that ADUs impact property values and insurance coverage. To improve public awareness and acceptance, it was suggested that the City could use visual tools, design proposals, and conduct a zoning analysis to determine the best districts for ADU implementation. PUBLIC COMMENTS Gretchen Rovira, Plantation resident, shared her experience as a single woman with one income. She mentioned that in 2021, she was paying $2,300 for a three-bedroom home, and now she's facing the challenge of securing an interview for a two-bedroom. She expressed gratitude for the presentation and hoped to be one of the first people selected for an interview. She highlighted the issue of ownership, explaining that while she was approved for a property in Plantation, the average house price there is $750,000, which

is unaffordable. She pointed out that to purchase a home, a significant amount of cash is needed, which many families, including hers, may not have access to. She also shared her desire for a tiny house and mentioned that she had found a container house on Amazon for $60,000, giving the Committee a sense of the kind of affordable housing options she is considering. In response, it was acknowledged that the housing crisis is a national issue, with more apartments being built than homes, reflecting a broader trend. While the condo market in South Florida faces challenges, efforts like Habitat for Humanity have made significant progress in providing homeownership opportunities, focusing more on townhomes due to rising costs. Plantation is engaging with Habitat for Humanity; however, it was noted that a path to homeownership and generational wealth is crucial and relying solely on organizations like Habitat for Humanity is insufficient. The importance of finding more developers willing to create affordable housing was stressed, and mention was made of the Housing Foundation of Florida, which focuses on "infill" projects—building small homes on available lots. ADJOURNMENT: 6:10 p.m.