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Apopka Election 2026

Moore and Nelson debate affordable housing development in Apopka on social media

Should affordable housing pay impact fees?

Posted
 
Later that day, Orange County Commissioner Christine Moore posted about it on her Facebook page.
 
“Affordable housing is on the way in District 2 Orange County on Plymouth Sorrento Road,” she wrote. “Mayor Demings and I were at the groundbreaking for The Mira and Stillwaters. This Stillwaters will provide 180 units for seniors 62 years and older. The Mira offers 300 units for families.
Funding for the project is a joint effort providing workforce housing and homes for seniors who earn 60 percent or less of the area median income.”
 
The post received 69 likes, six shares and 51 comments… and among those comments were two posts by Apopka Mayor Bryan Nelson.
 
“I hope the transportation impact fees will help with the Plymouth-Sorrento/441 intersection improvements,” Nelson wrote on the day Moore posted.
 
“Affordable housing abates impact fees,” Moore responded. “That was mentioned by Mayor (Jerry) Demings.”
 
Then on Tuesday, four days after his first comment, Nelson posted another question in the thread to Moore.
 
“Commissioner Moore why did you waive the over TWO Million dollars in Transportation Impact fees that would helped fix Plymouth Sorrento Road???” Nelson asked.
 
“I didn’t. It is state law and county policy to reduce these expenses to keep the housing more affordable,” Moore wrote in response. “At least (Seminole County) Commissioner (Lee) Constantine got us in the Wekiwa Basin exempted from the Live Local Act. This means developers cannot build in our area and all be exempted from impacted fees.
Where are all the impact fees from Wyld Oaks? Your developers are saying the road delivery is over a year behind. I would think you would be worrying about your own jurisdiction rather than the county.”
 

This is the first social media skirmish between Nelson and Moore since both announced their campaigns, but it probably won't be the last. It does, however, bring up an interesting issue at a time when Apopka is struggling with infrastructure, and a lack of affordable housing.

Do affordable housing developments get discounts on impact fees?

According to the Florida House of Representatives website, Florida Statutes 125.01055 (for counties) and 166.04151 (for municipalities), local governments are permitted to adopt ordinances aimed at increasing the supply of affordable housing. These ordinances may include mechanisms like inclusionary zoning or linkage fees. However, when such requirements are imposed, the statutes mandate that local governments provide incentives to fully offset all costs to developers associated with their affordable housing contributions. These incentives can include:

  • Density or intensity bonuses
  • Reduced or waived fees, such as impact fees or water and sewer charges
  • Other incentives 

In 2025, the Florida Legislature introduced House Bill 943, which proposes amendments to existing statutes related to impact fees. The bill aims to provide counties, municipalities, and special districts with the authority to offer exceptions or waivers for impact fees specifically for affordable housing developments. Notably, the bill stipulates that if a local government opts to waive these fees, it is not required to use any revenues to offset the impact of the development, thereby allowing for greater flexibility in funding and resource allocation. Key provisions of the bill include a specific waiver of 20 percent of impact fees for qualified developments that meet the criteria for affordable housing as defined in Florida Statutes. 

According to its website, Orange County also has specific ordinances that provide for the reduction or exemption of impact fees for affordable housing developments.

Under Orange County Code Chapter 23, certain impact fees can be exempted for projects that meet the definition of “affordable housing” as outlined in Section 163.31801(11) of the Florida Statutes. To qualify, developers must provide documentation demonstrating the affordability level and duration of the housing units to the satisfaction of the County prior to the granting of any impact fee exemption.

There is also a plan for Orange County to make improvements to Plymouth Sorrento Road.

According to Orange County’s Public Works Department’s 10-Year Roadway Program, there are two planned projects for Plymouth Sorrento Road:

  • Segment 1: From US 441 to Ponkan Road
  • Segment 2: From Ponkan Road to the Orange County Line 

Both segments are scheduled for:

  • Final Design
  • Right-of-Way Acquisition
  • Construction

The addition of 480 affordable housing units through The Mira and The Stillwaters is expected to increase traffic and demand on local infrastructure. The planned road improvements aim to accommodate this growth and improve safety and accessibility for residents.

While the projects are listed in the county’s plan, specific timelines and funding details may be subject to change. For the most current information, residents and interested parties can visit the Orange County Public Works website.

Election Day in Apopka is scheduled for March 2026.

When is election day in Apopka?, When will the Mira and Stillwater be finished?, Who is running for Mayor of Apopka?, Do affordable housing developments deserve discounts I impact fees?

Comments

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  • Richard

    This is what Nelson does. He tries to deflect attention from the serious issues that plague the City. He already knew the answer to his question. Then again maybe he doesn’t know that much. This project will provide seniors who cannot afford the skyrocketing cost of today’s housing market an opportunity to live in a home. I believe the City and his Administration gave similar impact fee breaks to the Wendover project at the downtown center. They also cost taxpayers a huge amount of money with a lawsuit Wendover brought against the City over discrimination and incompetence. We’ve had eight years of the Nelson show. Time to turn the channel.

    Thursday, May 29 Report this

  • NadJams

    Sounds like Nelson is scared he will lose the election. Hopefully more City residents will get off their butt & go vote to make it happen. He's another grifter getting rich off of taxpayers & his developer buddies.

    Thursday, May 29 Report this