Ocala Affordable Housing Advisory Committee Meeting - March 18, 2026

The Affordable Housing Advisory Committee (AHAC) met on Wednesday, March 18, 2026, at 9:03 AM in the Ocala City Hall Council Chambers. The meeting included state legislative updates, a Point-in-Time (PIT) count update, and a kickoff of the AHAC Technical Support initiative from the Florida Housing Coalition. The committee discussed the 11 statutory affordable housing incentive strategies, identified priorities, and planned next steps.

Consent Calendar

• Approval of Minutes: The minutes from the November 19, 2025 meeting were approved unanimously.

Discussion Items

Community Development Services Update (James Haynes, Director)

• State Funding: Statewide SHIP funding was just short of $166 million; SAIL was nearly $71 million. The City of Ocala’s estimated SHIP allocation for the upcoming year (starting July 1) is about $494,000, down from $717,000 three years ago. The waiting list for rehabs was closed due to funding concerns, and rebuilds take 3–5 years.
• Legislative Changes:
  • YIGBY Expansion: The “Yes in God’s Backyard” (YIGBY) provision was expanded and made a mandate under the Live Local Act (HB 1389). Religious organizations that have owned land for 10+ years and have a house of worship for 10+ years on parcels greater than three acres must be allowed to develop affordable housing. Previously, it was optional and allowed for smaller churches. Now 40% of units must be affordable rentals (≤120% AMI).
  • Live Local Act Opt-Out: Local governments can opt out only if they have a demonstrated surplus of affordable housing for each of the previous three years.
  • LHAp Changes: SHIP can now be used for up to 6 months of lot rental assistance for mobile homeowners. Jurisdictions must add two new strategies to their Local Housing Assistance Plans (LHAP): one addressing displacement due to mobile home park closures, and one providing program funds to mobile homeowners including lot rental assistance. The previous 20% cap on mobile home assistance was removed.
  • Property Tax Reform: Did not pass in this session but may be revisited.

Point-in-Time (PIT) Count Update (Robin Ford, Deputy Director)

• The count occurred on January 21, 2026, over a week. The unsheltered count increased by about 40 compared to last year, attributed to warmer weather (75°F vs. 26°F the prior year). The sheltered count is pending one agency’s data. Overall numbers are not expected to change significantly. Results will be released after HUD acceptance, likely in two weeks.
• Annual Meeting: The Coalition for the Homeless of Marion County’s annual meeting is scheduled for April 16, 2026, at Mary Sue Rich Community Center to discuss all housing issues in Marion County.

AHAC Technical Support – Florida Housing Coalition Kickoff

• Natalia Cox announced Ocala was selected among four communities (Manatee County, Fort Lauderdale, Kissimmee) to receive free, in-depth support through the state’s Affordable Housing Catalyst Program.
• Lowell Atkinson and Michael Cheney presented an overview of the 11 required incentive strategies that the AHAC must review annually:
  1. Expedited permitting
  2. Fee waivers (including impact fees, deferrals, modifications)
  3. Flexibility in densities (density bonuses)
  4. Reservation of infrastructure
  5. Accessory dwelling units (ADUs)
  6. Reduction of parking and setback requirements
  7. Flexible lot configurations (zero lot lines)
  8. Modification of street requirements
  9. Ongoing review (housing impact statements)
  10. Inventory of publicly owned land suitable for affordable housing
  11. Support for housing near transportation hubs and employment centers
• Recommendations: Focus AHAC work on these 11 strategies; involve planning staff; consider a concentrated meeting schedule (3–4 meetings within a 3-month period) rather than every other month to maintain momentum. The annual AHAC report must be completed by December 31 for the city to remain eligible for SHIP funds.
• Survey Results: Barriers identified included lack of financing, rising construction costs, population growth, rising land costs, and lack of education about available funding. Strategies perceived as effectively implemented: expedited permitting, fee waivers, ADUs, public lands, transit-oriented development. Strategies not implemented effectively included most others except ADUs.

Round Table Discussion

• Insurance and Property Taxes: Members noted escalating insurance costs and property tax increases as major consumer-side barriers. Michael Cheney mentioned Community Land Trusts (CLTs) as a tool that can exempt property taxes (per state statute) and reduce costs. Two SHIP communities are experimenting with strategies to help with rising property taxes.
• State Sales Tax Rebate for Rural Areas: A program exists through the Department of Commerce for rural counties (e.g., Levy County) but Ocala does not qualify. The Florida Housing Finance Corporation website lists financing opportunities.
• City’s Current Practices: The city uses an Affordable Housing Incentive Fund to reimburse fees for affordable housing developments rather than waiving fees outright. Fees have decreased but every bit helps.
• Meeting Schedule: The committee agreed to meet more frequently to focus on the 11 strategies, with staff presentations on what the city currently does for each. The next regular meeting is May 20, 2026.
• Community Land Trust (CLT) Discussion: James Haynes expressed a change of heart on CLTs, noting their value for first-time homebuyers and seniors. The city plans to have a presentation on CLTs at a future meeting.
• Advocacy: Members suggested inviting state senators and representatives to meetings to discuss affordable housing needs. Staff noted they already meet with the delegation and invite them to events.
• County Down Payment Assistance: The Marion County SHIP program is offering $100,000 down payment assistance for households at or below 80% AMI and $75,000 for those at 120% AMI. The county lifted restrictions: lenders no longer must attend a mandatory meeting to participate, and the program is open to all lenders (not just Habitat for Humanity). The down payment assistance is available for city residents as they pay county taxes. The city is referring all applicants to the county program while the funds last.
• HUD Rental Assistance: The city is awaiting HUD approval on an amended plan to provide about $200,000 in rental assistance in the next month.

Key Outcomes

• AHAC Report Preparation: The committee will focus on the 11 incentive strategies. Staff will circulate a document detailing which strategies the city currently implements. Committee members will provide feedback by the first week of April to the Florida Housing Coalition on which 2–3 strategies they want prioritized for technical support.
• Next Meeting: May 20, 2026, at 9:00 AM (location to be confirmed). The Florida Housing Coalition will return for a second working session in June to discuss recommendations.
• Annual Meeting Invitation: Committee members were invited to the Coalition for the Homeless of Marion County’s annual meeting on April 16, 2026, at Mary Sue Rich Community Center (time TBD).
• Photograph: The committee posed for a group photo to help improve public communications about the committee’s work.