Clearwater Affordable Housing Advisory Committee Meeting - August 11, 2026
Clearwater Affordable Housing Advisory Committee Meeting - August 11, 2026
The Affordable Housing Advisory Committee (AHAC) met on August 11, 2026, at 9:00 AM in the City of Clearwater Main Library Council Chambers. The meeting focused on updating the 2026 Local Housing Incentive Strategy (LHIS), reviewing current affordable housing programs, and identifying barriers and potential incentives. The committee heard presentations from Wade Trim, the Housing Manager, and the Assistant Director of Planning and Development, followed by a discussion among members.
Discussion Items
- Welcome and Introductions: Chair Robin Feel called the meeting to order at 9:00 AM. Committee members introduced themselves and the sectors they represent: City Council Member Mike Manino, Chrissy Bond (low-income/homeless), Frank Cornier (labor in affordable housing development), Sherissa Dory (affordable housing), Kelly (homeless advocacy), Sherry De Blair (essential services personnel at St. Petersburg College), Todd St. John Fulton (real estate/affordable housing), and Robin Feel (residential lending).
- 2026 LHIS Update Presentation: Connor Baird from Wade Trim explained that the AHAC, established in 2007 with annual updates required since 2021, is tasked with reviewing policies and recommending incentives to facilitate affordable housing. Key definitions: affordable housing for households at or below 120% of area median income (AMI); for Pinellas County, the median family income is $104,700, and 120% is $125,640. The cost burden threshold is 30% of income, equaling $37,700 annually or ~$3,100 monthly. The LHIS includes 11 mandated incentive strategies (e.g., expedited review, density bonuses, ADUs) and 5 additional AHAC-initiated strategies (adaptive reuse, land development code, communication/marketing, financing, partnerships).
- Current Programs and Incentives:
- Dylan Mayo (Housing Manager) reported that SHIP funds support homeowner repairs (0% interest loans), ADA rehabilitation grants (up to $15,000), home buyer education, and matching federal funds for multifamily projects (e.g., Indigo Apartments with $1M subsidy: 60% CDBG, 40% SHIP). A new program to reduce code liens for properties entering affordable housing development is under development with the legal department.
- Rebecca Mulder (Assistant Director for Planning and Development) highlighted expedited reviews for affordable housing projects, pre-approved plan submissions (unused to date), pre-application meetings, the 2024 accessory dwelling unit (ADU) ordinance (max 750 sq ft, primary residence required, no short-term rentals), and a density bonus of up to 50% if 25% of units are affordable (25%+ affordable yields 20% density bonus). She noted that since June 2024, approximately 5-6 ADU applications have been processed. The city also offers code lien reductions through stipulated agreements for parcels converted to affordable housing.
- Committee Discussion on Barriers and Incentives:
- Cost: Members noted that even "affordable" rents (e.g., $1,600/month) are unattainable for minimum-wage single-income households, especially single women with children.
- Regulatory Barriers: A developer (Frank Cornier) identified a two-to-three-month flexible design application process for corner lots in MDR zoning, which increases costs. Another member noted that many projects depend on 9% LIHTC tax credits, which are competitive (referred to as a "lottery"), tying up properties for years with low odds.
- Housing for Seniors and Staff: Members reported that 60% of homeless served are chronic seniors relying on Social Security, and waitlists for vouchers can last four years. St. Petersburg College staff earning $19/hour cannot afford housing near the campus; the rental market includes hidden fees beyond $1,600.
- Missing Middle Housing: A member advocated for duplexes and triplexes to fill the gap between single-family homes and large apartments, noting that average family size has decreased but home sizes have increased.
- Land Use: Minimum lot sizes in the densest county in Florida prevent development on small vacant lots; an overlay district allowing ADUs or tiny homes on such lots was suggested.
Public Comments
- No members of the public spoke on items not on the agenda or on agenda items.
Key Outcomes
- Homework Assignment: Committee members are to evaluate existing incentives from the 2025 LHIS (decide whether to continue, modify, or remove) and identify any new affordable housing incentives not previously covered. Input will be used to update the 2026 LHIS.
- Next Meeting: The next AHAC meeting is scheduled for Tuesday, September 8, 2026, at 9:00 AM in the same location. Dylan Mayo will email committee members a link to planning documents and the previous LHIS.
- No Votes Taken: The meeting was informational and discussion-based; no formal motions or votes occurred.
Meeting Transcript
Thank you. So when you're running your first marathon. Good morning, everybody. Good morning. Good morning. You guys did an amazing job this morning. Uh-huh. Oh, yeah. We're walking seven miles in the morning. Sharing the channel. It's like we've got these long periods about signature. This is just from running. I gave it to her. Hi, good morning. Nice team. Oh no, I guess I would say P collar. Yes, you do actually. I know. Script always has a problem. How long has she been in request services? He hasn't changed it from the previous one at 930 years. I'm thinking it was a perfect because it was other videos. I'm sad like a stepped down. So we should run it in a few years. Because I thought that should be quite a lot of sort of she's just gonna work for this thing. So after she was hired, so she should be more information. I thought she did, and we just have to know she worked for people are should being their water housing. This is like a one of those. I learned some of the news and stuff. Today's meeting excuse me of the affordable housing advisory committee is called to order on this day, August 11th, 2026. Welcome everyone. Agendas of today's meeting are at the entrance to the meeting room. Please remember to turn off your cell phones. To ensure a complete record of the committee's actions, we ask that each individual wishing to speak clearly state your name and spell your last name for the clerk. We ask that you limit your comments to three minutes. This committee is appointed by City Council annually. Most of us served on this committee last year, but we do have a couple new faces. This committee is tasked with some very important work. Because of the professional work each of the committee members do, we are all very aware of the issue of housing affordability. Plain and simple, we need more housing that is affordable to our citizens, and unfortunately, there are a lot of reasons why capable developers choose not to build it. The job of this committee is to identify strategies that reduce barriers to development of affordable housing and strategies that incentivize development of affordable housing. I will ask each of the committee members to introduce themselves and the industry they represent. And I will start all the way to my left, Mr. Manino. Thank you, Madam Chair. Clearwater City Council Member Mike Manino. Pleasure to be here. Thank you. Chrissy Bond, representing low income and the homeless. Frank Cornier, labor involved in the development of affordable housing.
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