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DSAC Agenda 10/05/2016 DSAC Meeting October 5, 2016 3:00 PM 2800 N. Horseshoe Drive Growth Management Department DEVELOPMENT SERVICES ADVISORY COMMITTEE AGENDA October 5, 2016 3:00 p.m. Conference Room 610 NOTICE: Persons wishing to speak on any Agenda item will receive up to three (3) minutes unless the Chairman adjusts the time. Speakers are required to fill out a "Speaker Request Form," list the topic they wish to address, and hand it to the Staff member seated at the table before the meeting begins. Please wait to be recognized by the Chairman, and speak into a microphone. State your name and affiliation before commenting. During discussion,Committee Members may direct questions to the speaker. Please silence cell phones and digital devices. There may not be a break in this meeting. Please leave the room to conduct any personal business. Ali parties participating in the public meeting are to observe Roberts Rules of Order,and wait to be recognized by the Chairman. Please speak one at a time and into the microphone so the Hearing Reporter can record all statements being made. I. Call to Order-Chairman II. Approval of Agenda III. Approval of Minutes from September 7,2016 IV. Public Speakers V. Staff Announcements/Updates A. Code Enforcement Division update--[Mike Ossorio] B. Public Utilities Department update—[Tom Chmelik or designee] C. Growth Management Department Transportation Engineering Division &Planning Division updates--[Jay Ahmad or designee] D. Collier County Fire Review update—[Shawn Hanson and/or Shar Hingson] E. North Collier Fire Review update—[Dale Fey] F. Operations&Regulatory Mgmt. Division update—[Ken Kovensky] G. Development Review Division update--[Matt McLean] VI. New Business A. Impact Fee Update Study Reviews: [Amy Patterson] • EMS • Library • Government Buildings • Law Enforcement VII. Old Business VIII. Committee Member Comments IX. Adjourn Next Meeting Dates November 2,2016 GMD Conference Room 610--3:00 pm December 7,2016 GMD Conference Room 610—3:00 pm 2017: January 4, 2017 GMD Conference Room 610—3:00 pm Page 1 of 1 September 7,2016 MINUTES OF THE MEETING OF THE COLLIER COUNTY DEVELOPMENT SERVICES ADVISORY COMMITTEE Naples, Florida, September 7, 2016 LET IT BE REMEMBERED,the Collier County Development Services Advisory Committee in and for the County of Collier, having conducted business herein, met on this date at 3:00 P.M. in REGULAR SESSION at the Collier County Growth Management Department Building, Conference Room#609/610, 2800 N. Horseshoe Drive, Naples, Florida, with the following members present: Chairman: William J. Varian Vice Chairman: Blair Foley David Dunnavant James E. Boughton(Excused) Clay Brooker Dalas Disney Chris Mitchell Robert Mulhere (Excused) Mario Valle (Excused) Stan Chrzanowski Norman Gentry Marco Espinar Ron Waldrop Laura Spurgeon DeJohn Jeremy Sterk ALSO PRESENT: Judy Puig, Operations Analyst, Staff Liaison Lorraine Lantz, Transportation Planning Matt McLean, Director, Development Review Mike Ossorio, Director, Code Enforcement Division Ken Kovensky, Director, Operations and Regulatory Management Jeremy Frantz, Senior Planner Eric Fey, Public Utilities 1 September 7,2016 Any persons in need of the verbatim record of the meeting may request a copy of the audio recording from the Collier County Growth Management Department—Contact Mr. Evy Ybaceta at 239-252-2400. I. Call to Order-Chairman Chairman Varian called the meeting to order at 3:00pm II. Approval of Agenda Mr. Dunnavant moved to approve the Agenda. Second by Mr. Foley. Carried unanimously 10-0. III. Approval of Minutes from August 3,2016 Meeting Mr. Disney moved to approve the minutes of the August 3, 2016 meeting as presented. Second by Mr. Chrzanowski. Carried unanimously 10-0. IV. Public Speakers None V. Staff Announcements/Updates A. Code Enforcement Division update— [Mike Ossorio] Mr. Ossorio provided the report"Collier County Code Enforcement Division Blight Prevention Program- Cumulative Code Enforcement statistics- 7/2009— 7/7/16" for information purposes. He noted: • The Department conducted 817 lien searches last month. • Political signs by those candidates no longer running for election are required to be removed by 9/6/16. • The new Code Enforcement training room is operational. • Staff is working on a Standard Operating Procedure manual and when approved he will notify the Committee. Mr. Mitchell arrived at 3:07pm B. Public Utilities Division update—[Tom Chmelik or designee] Mr.Fey noted his monthly reports to the Committee will include: • Updates on the volume of development activity encountered by the Division. • Status of Florida Department of Environmental Protection applications,deviation requests, vacating of easements requests, etc. • Changes in policies or codes proposed or implemented by the Division. • Updates on Subcommittee activities. Mr. Gentry arrived at 3:10pm C. Growth Management Department/Transportation Engineering and/or Planning— [Jay Ahmad or designee] Lorraine Lantz reported on the following activities: • Triangle Blvd. —Operational analysis to be conducted and completed by December 2016. • Pine Ridge Rd.—Operational analysis,Livingston Rd.to Napa Woods Way including Whippoorwill Lane. 2 September 7,2016 D. County Fire Review update— [Shar Hingson and/or Shawn Hanson] None E. North Naples Fire Review update—[Dale Fey] None F. Operations &Regulatory Mgmt.Division update [Ken Kovensky] Mr.Kovensky submitted the"Collier County August 2016 Monthly Statistics"which outlined the building plan and land development review activities. The following was noted during his report: • Issued permits increased by 10 percent month over month for August,20 percent year over year. • Inspections reached an all time high of more than 20,000 in August with a year over year increase of 20 percent. • The Purchase Order for the fee study was approved and is expected to initiate in a few weeks. Staff is in the process of assembling a team to assist in the study. • The ratio of electronic plans submitted has increased from 16 percent at initiation to 27 percent at this point in time. • The Division's satellite office at Orange Blossom Blvd. is now open and the public may submit applications and pay fees by credit card at the facility. • The County is investigating means to improve service in the"records room"including increasing the number of licenses issued for access to the software. G. Development Review Division update [Matt McLean] Mr.McLean reported • The Division began providing data to the Committee on Site Utility inspection with six inspectors dedicated to the area and assistance executed through the NOVA contract when required. • Electronic submittal of land use development applications increased to a ratio of 50 percent in August. • New phone support for land inspections has been initiated. • Continue to address staffing needs given personnel changes. • Those filing hybrid applications, (previously paper, converted to electronic)should resubmit all documents electronically as Staff cannot issue dual approvals(paper and electronic)when processing applications. VI. New Business A. Architectural and Site Design Standards Handbook [Jeremy Frantz] Mr.Frantz provided an update on the 2015 Land Development Code amendment cycles noting: • The Cycle 1 amendments including the changes to Section 5.05.08 were approved by the Board of County Commissioners(BCC)in July. • The Cycle 2 amendments are anticipated to be heard by the BCC at the September 13,2016 meeting. • A new set of amendments is scheduled for review including those for"lot coverage." • Staff is developing an Executive Summary to be heard by the BCC which will request a Committee be convened to review the standards related to redevelopment of commercial sites. 3 September 7, 2016 • The Collier County Planning Commission requested the standards for street light plans be reviewed and anyone interested in serving on a work group to address the request should contact Staff. Mr. Frantz reported Staff developed an "Architectural and Site Design Standards Handbook" which was made available to the public on July 18,2016. The publication provides an explanation of the code,answers to Frequently Asked Questions, a copy of the standards, links to related information inside and outside the document. It is available electronically on the County website. VII. Old Business None VIII. Committee Member Comments None IX. Adjourn Next Meeting Dates October 5,2016 GMD Conference Room 610—3:00 pm November 2,2016 GMD Conference Room 610—3:00 pm December 7,2016 GMD Conference Room 610—3:00 pm There being no further business for the good of the County,the meeting was adjourned by the order of the Chair at 3:33PM. COLLIER COUNTY DEVELOPMENT SERVICES ADVISORY COMMITTEE Chairman,William Varian These Minutes were approved by the Board/Chairman on , as presented , or as amended 4 Collier County Code Enforcement Division Blight Prevention Program Cumulative Code Enforcement statistics 7/2009—8/14/2016: Amount of Fines Waived (BCC, CEB,OSM)since July 2009 $37,061,221.87 Department Performance Statistics 1 Week 4 Week Cumulative FY16 7/17/16-7/24/16 7/17/16-8/14/16 Number of Code Cases Opened 162 632 7076 Number of Code Case Property Inspections 442 2314 23937 Number of Cases Closed with Voluntary Compliance 63 235 2056 Number of Community Meet and Greet events 1 6 82 Number of Community Clean-up Events 0 0 15 Number of Abandoned Home Sweeps 0 0 12 Number of Other Sweeps 2 5 28 Code Enforcement Board and Special Magistrate 0 30 231 Orders Number of Liens Filed 0 38 466 Number of Nuisance Abatements Processed 1 68 685 Amount of Fines Waived (BCC,CEB,OSM) 0 $6,150.00 $8,989,234.79 New Bankruptcy Filing Notifications 0 0 0 Number of Bankruptcy Documents Received 1 6 55 Number of Cases Affected by Bankruptcy 3 Aver.3 32 Number of Requests for Property Payoff Requests 9 24 303 Number of Requests for Property Lien Searches 154 691 8308 Number of open code cases included in Lien Search 79 234 Results 24 Number of Cases Open due to Lien Search 0 0 0 Number of Permits Issued:Garage Sale, Recreational 36 117 1713 Vehicle Number of Citations processed from DAS, PU, PR,S0, 65 255 3950 &CE Average Time from Complaint to Completion of Initial 1.8 1.7 1.58 Inspection Average Number of Code Cases Per Investigator 40 40 40 For period of:7/17/16—7/24/16 Open Cases by District Central—243 South—190 Rural Area—252 North &West—242 Total Open Cases—927 Report by Case Type Animal—0 Accessory Use—2 Commercial-0 Land Use-14 Noise—0 Nuisance Abatement—27 Occupational License (BTR)—1 Parking Enforcement-0 Property Maintenance—9 Protected Species-0 Right of Way-7 Sign—4 Site Development—17 Snipe Sign-68 Temporary Land Use-0 Vehicle—8 Vegetation Removal—5 Total-162 Complaint Reported by: 1 Week Since BCC policy 3/12/13 7/18/16-7/24/16 Elected Official 3 414 Anonymous accepted 2 9 Anonymous not accepted pursuant to BCC policy 0 857 Code Enforcement Division Monthly Report August 2016 Highlights • Cases opened: 887 • Cases closed due to voluntary compliance: 290 • Property inspections: 2869 • Lien searches requested: 807 Trends Cases opened per Month 1000 CV h CA Cf) CO t0 pip 900 00 °O._ __ a- w oo oo Ol to to 800 4 ^ n ._m.__ ,� N N N f� e-1 r .--I CO Po Fp, Vo CO h_. m l^O �__ �. _...-�_.. n 19 . ..... ... n.__CO� 700 to o to Ol 600 1 1 J ! :JJi 000 - - - o d < ,Q cn O Z 0 LL 2 Q q in O Z a --, LL 2 Q 2 Code Inspections per Month crl oo 3000 Hr- o revN o rn v N DIw ! ! ! IW ! ! ! ! ! W ! I Ln U NN l�D. ryN N .1-41 - .....2500 � °' �0 1 InJrIlD1Dl,p lD t.0 w-1 rir-1r 1r-1r-1r-1 r-1 r-1 ,1u n a U 0 u c 0 > c do 4 O Z LL Q f6 < cn O o O u 1° < ro Total Code Cases by FY 12000 10000 10573 9026 8000 MI 6000 5839 4000 Eill 2000 Q FY12 FY13 FY14 FY15 FY16 7000 1 6391 6417 6000 / 5044 Origin of Case _. . . 4713 5000 - a Code Div. Initiated 156 4220 ——__ 182 a Complaint Initiated 4000 3558 3000 - 192 2000 - / 112 1000 J— FY12 FY13 FY14 FY15 FY16 Community Caretaking List Properties Added and Removed 120 100 — - 80 40 L I 20 ® LI 1 LailitiLimm_a______,,..._Lat cr Cr Cr Cr Cr in Ln Ln Ilt 111 ul Ln In Ul In N In 1.0 CD ID CO CO CD CD CD ri ri ri ri e--I ri 71 71 71 71 e-1 ci r-1 11 71 c-1 71 71 c-1 ri ri 1--1 r-1 71 ri 110 SZ -16 > U C S7 ,- s' T C -5 t10 O. +-. ? V C _O I- L ? C 5 Co In p 0 z f 0 u- g < In— Q O z 8 a Q , Q No Ma Ma No Ma Ma AuSep Oct Dec Jan Feb •. Jun Jul-Aug Sep Oct De«Jan Feb Apr Jun Jul-Aug -14 -14 -14 14 -14-15 -15 15 15 -15 15 -15 -15 -15 15 -15 -16 -16 16 -16 16 -16 16 -16 Series1 110 16 46138 48 39 19 25 14 22 15 6 18 26 23 4 12 6 1 611111 20 19 Series2 11 6 4 8 2 1 4 1 14 50 7 2 1 3 1 0 12 3 1 0 4 0 0 0 0 Case Type Common issues associated with Case Type Accessory Use —Fence permits, fence maintenance,canopies, shades,guesthouse renting etc. Animals —Prohibited animals,too many animals,etc. Commercial -Shopping carts Land Use —Prohibited land use, roadside stands, outdoor storage,synthetic drugs, zoning issues,etc. Noise -Construction,early morning landscaping,bar or club,outdoor bands, etc. Nuisance Abatement —Litter, grass overgrowth,waste container pits,exotics, etc. Occupational Licensing—Home occupation violations, no business tax receipts, kenneling. etc. Parking Enforcement - Parking within public right-of-way,handicap parking,etc. Property Maintenance -Unsanitary conditions, no running water,green pools,structure in disrepair,etc. Protected Species -Gopher Tortoise,sea turtles lighting, bald eagles, etc. Right of Way -Construction in the public right-of-way,damaged culverts,obstruction to public right-of-way, etc. Signs - No sign permits, illegal banners,illegal signs on private property,etc. Site Development -Building permits, building alterations, land alterations,etc. Temporary Land Use -Special events,garage sales, promotional events, sidewalk sales,etc. Vegetation Requirements—Tree maintenance,sight distance triangle,tree pruning, land clearing, landfill, preserves, etc. Vehicles - License plates invalid, inoperable vehicles,grass parking, RV parking, other vehicle parking etc. June Code Cases by Category Snipe signs omitted Vehicle for Hire Vehicles 0% . 15% AccessoryAl� als Vegetation 2% OBD I Land Use Requirements j 1 ,5%. i 17% Noise D Temporary L .e L r F p 5. ____________---7-: ',',','?:;...4413flifo:ii.Aitivir4,*20,,a:,..w 4_____-- . ,,,,„,,,,..,..,:,,,,,,„„,„,„.„..„4„3„..„,,,,,,,,c,„-„,,,,,i„:„ ,, , ,,,-4,0*V-01**k.11:1014e .P.'''',.,,,- I/ 1 111 Site Developm nt 12% 1 Right of Way 3% Occupational Licensing Nuisance Abatement Signs Property Maintenance Parking Enforcement 30% 2% 9% 2% Case Type Common issues associated with Case Type Accessory Use —Fence permits,fence maintenance,canopies, shades,guesthouse renting etc. Animals —Prohibited animals,too many animals,etc. Commercial -Shopping carts Land Use --Prohibited land use, roadside stands,outdoor storage,synthetic drugs,zoning issues,etc. Noise -Construction,early morning landscaping, bar or club,outdoor bands,etc. Nuisance Abatement —Litter,grass overgrowth,waste container pits,exotics,etc. Occupational Licensing—Home occupation violations, no business tax receipts, kenneling.etc. Parking Enforcement - Parking within public right-of-way, handicap parking,etc. Property Maintenance -Unsanitary conditions, no running water,green pools,structure in disrepair, etc. Protected Species -Gopher Tortoise, sea turtles lighting, bald eagles, etc. Right of Way -Construction in the public right-of-way,damaged culverts,obstruction to public right-of-way, etc. Signs - No sign permits, illegal banners, Illegal signs on private property,etc. Site Development -Building permits, building alterations, land alterations, etc. Temporary Land Use -Special events,garage sales, promotional events,sidewalk sales,etc. Vegetation Requirements—Tree maintenance, sight distance triangle,tree pruning, land clearing, landfill, preserves, etc. Vehicles -License plates invalid,inoperable vehicles,grass parking, RV parking,other vehicle parking etc. July Code Cases by Category Snipe signs anitled Vehicle for Hire Vehicles 0% 13% Accessory Kais Land Use Vegetation Requirements 1r 2%j 1°6 11% Noise 4% /' 2% Temporary Lan. 0% Site Dev: \ 1. f � I Signs 3% Right of Way 4% Nuisance Abatement Property Maintenance Occupational Licensing 36% 9% 1% Parking Enforcement: 2% Case Type Common issues associated with Case Type Accessory Use —Fence permits,fence maintenance,canopies,shades,guesthouse renting etc. Animals —Prohibited animals,too many animals, etc. Commercial -Shopping carts Land Use —Prohibited land use, roadside stands,outdoor storage,synthetic drugs,zoning issues, etc. Noise -Construction,early morning landscaping, bar or club,outdoor bands,etc. Nuisance Abatement —Litter,grass overgrowth,waste container pits,exotics,etc. Occupational Licensing—Home occupation violations, no business tax receipts, kenneling.etc. Parking Enforcement - Parking within public right-of-way, handicap parking,etc. Property Maintenance -Unsanitary conditions, no running water, green pools, structure in disrepair,etc. Protected Species -Gopher Tortoise, sea turtles lighting,bald eagles, etc. Right of Way -Construction in the public right-of-way,damaged culverts,obstruction to public right-of-way, etc. Signs - No sign permits, illegal banners, illegal signs on private property,etc. Site Development -Building permits, building alterations, land alterations, etc. Temporary Land Use - Special events, garage sales, promotional events, sidewalk sales,etc. Vegetation Requirements—Tree maintenance,sight distance triangle,tree pruning, land clearing, landfill, preserves,etc. Vehicles -License plates invalid, inoperable vehicles,grass parking, RV parking, other vehicle parking etc. August Code Cases by Category Snipe signs omitted Vehicles Accessory Use . 22% 1%.. Animals / 1% Land Use / f 13% Noise Vegetation 1% Requirements / 4%_{ j. i ------- --- /I/ / I 1 f Temporary Land I Use 0% I Si ns Right of Way I \ Nuisance Abatement g 4% 2% • Occupational Licensing 34% � 2% Site Development ParkingEnforcement 6% Property Maintenance 9% 1% Case Type Common issues associated with Case Type Accessory Use —Fence permits,fence maintenance,canopies, shades,guesthouse renting etc. Animals —Prohibited animals,too many animals,etc. Commercial -Shopping carts Land Use —Prohibited land use, roadside stands,outdoor storage,synthetic drugs,zoning issues,etc. Noise -Construction, early morning landscaping, bar or club,outdoor bands, etc. Nuisance Abatement —Litter,grass overgrowth,waste container pits, exotics,etc. Occupational Licensing—Home occupation violations, no business tax receipts, kenneling.etc. Parking Enforcement - Parking within public right-of-way,handicap parking,etc. Property Maintenance -Unsanitary conditions, no running water,green pools,structure in disrepair, etc. Protected Species -Gopher Tortoise,sea turtles lighting, bald eagles,etc. Right of Way -Construction in the public right-of-way,damaged culverts,obstruction to public right-of-way, etc. Signs - No sign permits, illegal banners,illegal signs on private property,etc. Site Development -Building permits, building alterations, land alterations,etc. Temporary Land Use -Special events,garage sales, promotional events,sidewalk sales,etc. Vegetation Requirements—Tree maintenance, sight distance triangle,tree pruning, land clearing, landfill, preserves, etc. Vehicles - License plates invalid, inoperable vehicles,grass parking, RV parking,other vehicle parking etc. Collier County Emergency Medical Services Impact Fee Update Study DRAFT Report Collier County ;., oma,,,: „„ -. ”- 'I' x Prepared for: Collier County 2800 Horseshoe Drive N. Naples, FL 34104 ph. (239)252-8192 September 6,2016 Tindale Oliver 1000 Ashley Drive, Suite 400 Tampa, FL 33602 ph. (813)224-8862,fax(813)226-2106 Tingle OIiver planning i design I engineering September 6,2016 Ms. Paula Fleishman, Senior Operations Analyst Collier County Government 2685 Horseshoe Drive South, Unit 103 Naples, Florida 34104 Re:Collier County Emergency Medical Services Impact Fee Update Study Dear Ms. Fleishman: Enclosed is the Draft Technical Report of the Collier County Emergency Medical Services Impact Fee Update Study for your review. We will finalize the report upon receipt of County's comments. Meanwhile,if you have any questions or comments concerning this report,please do not hesitate to contact me or Nilgun Kamp. Sincerely, Steven A.Tindale, P.E.,AICP President fAP1PB www-lindalvc liver.(<rni leatlipiarteis 10011 N Ashley Gr .une alh I lainpa,I L`IJ6CCs W13122444862 62 I Fax W13)226-2106 Collier County I Emergency Medical Services IF Update Study Collier County Emergency Medical Services Impact Fee Update Study Table of Contents INTRODUCTION 1 FACILITY INVENTORY 2 SERVICE AREA AND POPULATION 7 LEVEL OF SERVICE 8 COST COMPONENT 9 CREDIT COMPONENT 10 NET EMS IMPACT COST 12 CALCULATED EMS IMPACT FEE SCHEDULE 13 IMPACT FEE SCHEDULE COMPARISON 15 APPENDIX A: Building and Land Value Analysis-Supplemental Information APPENDIX B: Population-Supplemental Information Tindale Oliver Collier County September 2016 i EMS Impact Fee Study Collier County t Emergency Medical Services IF Update Study Introduction Emergency Medical Services (EMS) impact fees are used to fund capital expansion projects for emergency medical service related facilities, land, vehicles and equipment required to support the additional emergency response demand created by new growth. Collier County's EMS Impact Fee was last updated in 2010. To comply with the technical study update requirements of the impact fee ordinance and to ensure that the EMS impact fee is calculated based on the most recent and local data, the County retained Tindale Oliver (TO) to conduct an update study. This report presents results of the Collier County EMS Impact Fee Update Study and will serve as the technical support document in updating the EMS impact fee ordinance. There are several major elements associated with the update of the EMS impact fee. These include: • Facility Inventory • Population • Service Area • level of Service • Cost Component • Credit Component • Calculated EMS Impact Fee Schedule • Impact Fee Schedule Comparison These various elements are summarized in the remainder of this report,with the result being the calculated EMS impact fee schedule. Tindale Oliver Collier County September 2016 1 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Facility Inventory According to information provided by the Collier County Emergency Medical Services (CCEMS) Division, Collier County owns 12 stations used to provide emergency medical services. In addition,the County operates ten additional stations out of leased buildings. For impact fee calculation purposes, only the owned facilities are included in this study. In addition,Station 76 that opened recently is excluded from the calculations because the debt service on this station will be paid with future impact fee revenues. This adjustment is to ensure that new development is not overcharged. Table 1 shows a summary of the CCEMS building inventory included in the impact fee calculations. As presented, the inventory used to calculate impact fees includes a total of 72,000 square feet of building space and 20 acres of land dedicated to EMS related services. An important part of the impact fee calculations involves determining the current value of the capital assets. Station 76 was built in 2016 for $325 per square foot. The most recent construction prior to this was completed in 2006, which does not represent the current building construction costs. To supplement this information,Tindale Oliver contacted several jurisdictions to obtain more recent cost information. The bids and estimates received since 2010 ranged from $200 per square foot to$325.per square foot. In addition to reviewing bids and estimates,discussions with architects who are active in Collier County suggested that building construction cost of $250 per square foot to$300 per square foot is a reasonable estimate. As such, an estimate of$300 per square foot is used for the building value. Land value was determined based on a review of the following: • The market(or just)value of parcels where current EMS stations are located based on information provided by the Collier County Property Appraiser; • Vacant land sales and market/just values of all vacant land in areas where future EMS stations will be built; and • Land use characteristics of the areas where current EMS stations are located. It is important to note that in general, EMS facilities need to be located at or close to major intersections and primarily in commercial areas. The land value analysis considered land use characteristics as well as other information and resulted in an average land value of$160,000 Tindale Oliver Collier County September 2016 2 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study per acre. Appendix A provides more detailed information on the land value analysis conducted. 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E u 9 8 n it 8 - 0 m Y 3 v -g• It °. y y EmMoSZ m m a2 $o a `w m a o E . o f u m .2= E- 'L"d q •o - v .mn E E :n >. c c m >m E o .,.=,. oa . � 3 v t W n m �- y a m c=��a m mE u in 12 ® U° o `" E .y r ¢ m .n o 3 m 0 E ..1-5 p v 6' =Y u .« E- `-° o r .n > .-� s6 H o .n m•, tn `-, 04 p`�' " "2 m- 6�m a� w m - m r, 'mO `M h o 74 Z-1i P. .3i m n e a M S 4 2 9j ` p 2 b. li'o m w i-z 9 ..° L F m LL m c yao a3u.�t m01''i.'a �mr d '-q„ z-, c e m °t S n 1 m 9 W▪ N w r.°c _' y °'m' m ° ro.ta •^ c,cirw MEm a 0 o _i° . c E°vcutr�wnZ , y s, ;5'?�� n a °- a aI LLli m a. e s c i m g9 H~oXa 3 mVo0 d A u H a r. a TI O° o S n a c ®, w ii r o w 2 t rd -y c b • m m-Q o v _ a " v > ._ u Z o o ° ry n Q d rmo 44ioo o ° ,m, o�°, "'ii = C�` C yi. a. A —° r m S i^ a a > r 0 6 u° Y' ° v >.i E o r a_a o a g $ ! W = o :-,Tv v v, ip ri c c a 9 V - g..1- °'3 « ° m r. Wn N a -9n N rry n n c 9 n a 3 en u § e.,. ` nvu .• omouzp.-0.1s, O c c c c c c c c c c c c m ti n m c_ 8 > > v .+ v .a H •c � 1° ^ m o 0 0 0 o v_ g ° o 0 0 o y 1/ 5 S 3 ° 9 02,,$,.°'¢aa12,waiF-2iF°Fc°.2PFr?-ri — in m o Vl m .n In v, V1 Vl N Vl > > r r r 3i3..N M.i./1,O n N-9 -rl..r/ .. N .a c jo 3 o,. m E 4 2 Collier County I Emergency Medical Services IF Update Study In addition to the facilities included in Table 1, the County also leases 23,000 square feet of building space for ten additional stations. These leased facilities, which are not included in the impact fee calculations but provide services to County residents, are presented in Table 2. Table 2 Leased EMS Stations 111 Total Square Facility{'} Addresst11 I�1 Feet Station 1 835 8th Ave.South,Naples 34102 2,580 Station 50 1280 San Marco Rd., Marco Island 34145 2,500 Station 40 1441 Pine Ridge Rd., Naples 34109 2,500 Station 60 201 Buckner Ave., Everglades City 34139 2,700 Station 23 6055 Collier Blvd., Naples, 34114 2,500 Station 2 977 26th Ave. North,34103 1,500 Station 43 16325 Vanderbilt Dr.,34110 2,500 Station 90 175 Capri Blvd., Naples 34113 2,500 Station 46 3410 Pine Ridge Rd.,34109 2,500 Station 32 4819 Ave Maria Blvd.,Ave Maria,34142 1,380 Total 23,160 (1) Source: Collier County Emergency Medical Services Division In addition to the land and buildings inventory and the leased stations, the CCEMS also has the necessary equipment and vehicles to perform its emergency medical services duties. Table 3 summarizes the equipment and vehicle inventory. The CCEMS has a total of$13.2 million worth of equipment and response vehicles. Tindale Oliver Collier County September 2016 5 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Table 3 Equipment Inventory Description Units(i) Unit Cost tz] Total Value 131 EMS Equipment Portable Radios 73 $2,500 $182,500 Laptops 29 $3,500 $101,500 Mobile Radios 98 $4,500 $441,000 UHF Ambulance Radio 40 $2,800 $112,000 Cascade System 3 $2,623 $7,869 Zimek Decontamination Machine 1 $42,184 $42,184 EMS Share of BES Mobile Command Vehicle 1 $40,000 $40,000 Air Compressor 1 $5,886 $5,886 Sim Baby Training Mannequin 1 $40,403 $40,403 Opticom Emitters 49 $1,639 $80,315 Mini Lite Rescue System 4 $5,916 $23,663 Cardiac Science AEDs 8 $1,295 $10,360 Philips Healthcare AEDs 9 $1,259 $11,329 Satellite Phones 2 $5,550 $11,100 Security Cameras 2 $1,475 $2,950 Sim Man Patient Simulator 1 $37,165 $37,165 Treadmills 5 $4,000 $20,000 Ellipticals 5 $3,295 $16,475 Recumbent Bikes 6 $1,995 $11,970 Night Vision Goggles 1 $5,950 $5,950 Yale Forklift 1 $20,999 $20,999 Marine GPS Search and Rescue Combo 1 $2,379 $2,379 Mezzanine System and Stairway for Warehouse 1 $38,313 $38,313 Spineboard Decontamination Unit 1 $31,450 $31,450 Power Lift for Bariatric Unit 1 $10,395 $10,395 Total Equipment Cost $1,308,155 Vehicles ALS Ambulance; 33 $251,900 $8,312,700 Supervisory First Response Vehicle(Expedition) 1 $44,000 $44,000 Supervisory First Response Vehicle(Explorer) 5 $36,000 $180,000 Supervisory First Response Vehicle(Crown Victoria) 5 $30,000 $150,000 Econo Van 1 $23,600 $23,600 Hazmat Trailer 1 $29,534 $29,534 Boat and Boat Trailer 1 $84,000 $84,000 Supervisory First Response Vehicle(Chevrolet C4500) 1 $63,500 $63,500 Haul mark 1 $5,500 $5,500 Helicopter 1 $3,000,000 $3,000,000 Total Vehicle Cost $11,892,834 Total Vehicle and Equipment Value f $13,200,989 (1),(2)Source: Collier County Emergency Medical Services Division (3) Number of units(Item 1)multiplied by unit cost(Item 2) Tindale Oliver Collier County September 2016 6 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Service Area and Population Emergency medical services are provided by Collier County in all areas of the county. Therefore,the proper benefit district for the provision of emergency response services is the entire County. The EMS impact fee program requires the use of population data in calculating current levels of service and to be consistent with the population utilized in the County's comprehensive planning and Annual Update and Inventory Report (AUIR) process, this impact fee study considers not only the resident or permanent population of the County,but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak season population will be used in all population estimates and projections. Peak season population projections were provided by Collier County's Comprehensive Planning Division. Appendix B provides further information regarding population figures. Tindate Oliver Collier County September 2016 7 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Level of Service For impact fee calculation purposes, the current level of service (LOS) is calculated based on stations per weighted and functional resident, as presented in Table 4. It should be noted that two different calculations of the current LOS were provided in the table. One of these calculations includes only the stations owned by the County and is used in the calculation of the impact fee. The other includes stations that are owned, leased, and the recently constructed Station 76 which better reflects the service County residents are receiving. However, because impact fees need to be based on what the existing population already paid for,the LOS calculations are based on the 11 stations owned and paid for by the County. Table 4 Current Level-of-Service Year 2015 Calculation Step Peak Functional Population. Population Population(l) 418,048 390,674 Number of Stations(�) 11 11 Number of Stations incl.Station 76 and Leased Stations(3) 22 22 Population per Station141 19,002 17,758 Current LOS(All Stations per Resident)(5). 0.000053 0.000056 Current LOS(Owned Stations per Resident)t6i 0.000026 0.000028 (1) Source:Appendix B,Table B-1 for peak population and Table B-7 for functional population (2) Table 1.Station 76 is excluded from the number of stations count as the facility will be repaid for with impact fee revenues. (3) Number of stations(Item 2)plus Station 76 and the 10 leased stations from Table 2 (4) Population(Item 1)divided by number of stations including leased stations(Item 3) (5) Number of stations including leased stations(Item 3)divided by population(Item 1) (6) Number of stations(Item 2)divided by population(Item 1) Tindale Oliver Collier County September 2016 8 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Cost Component The cost component of the study evaluates the cost of all capital items, including buildings, land and equipment/vehicles. Table 5 provides a summary of all capital costs,which amounts to approximately $2.9 million per station. It is important to note that the $2.9 million per station represents only the owned portion of the capital asset value. Given that some of the buildings and land were funded through bonds, the remaining principal associated with outstanding debt service that is being paid with impact fee revenues is subtracted from the total asset value. This is to ensure the new development will not be charged twice for the same facility. Table 5 also provides the distribution of asset value by asset type for future indexing calculations in accordance with the indexing methodology adopted by the County. Table 5 Total Capital Cost per Station iaercint Description Capital Asset Value, �1,, Total Total BuildingValuel1j $21,532,800 57% Total Land Value123 $3,168,000 8% Total Vehicle and Equipment Value(3) $13,200,989 35% Total EMS Related Capital Asset Value141 $37,901,789 100% Less: Portion Not Owned(5) 6 331403 Owned EMS Capital Asset Value(6) $31,570,386 Number of Stationsl71 11 Owned EMS Capital Asset Value per Station(8) $2,870,035 (1) Source:Table 1 (2) Source:Table 1 (3) Source:Table 3 (4) Sum of building,land,vehicle and equipment values(Items 1,2,and 3) (5) Source:Office of Management and Budget (6) Total EMS related capital asset value(Item 4)less the portion not owned(Item 5) (7) Source:Table 1 (8) Owned EMS capital asset value(Item 6)divided by the number of stations(Item 7) (9) Distribution of total EMS related capital asset value(Item 4) Tindale Oliver Collier County September 2016 9 EMS Impact Fee Study Collier County Emergency Medical Services IF Update Study Table 6 presents the unit cost for the impact fee analysis. This unit cost was calculated as the total capital cost of $2.9 million per station multiplied by the LOS standard of 0.000028 stations per functional resident, which results in a cost per functional resident of$81. Table 6 Total Impact Cost per Functional Resident Description OSlr' Total Cost per Station(1) $2,870,035 LOS(Stations/Functional Resident)IZI 0.000028 Total Impact Cost per Functional Resident(3) $80.36 (1) Source; Table S (2) Source: Table 4 (3) Total cost per station(Item 1)multiplied by LOS(Item 2) Credit Component To avoid overcharging new development for the EMS impact fee, a review of the capital financing program for emergency medical services was completed. The purpose of this review was to determine any non-impact fee revenue sources generated by new development that is being used for capital facility(buildings, land, vehicles, and equipment) expansion of the emergency medical services program. Revenue credits would then apply against the cost per resident so that new development is not charged twice for capital revenue contributions. Capital Expansion Expenditures Credit An analysis of the historical EMS expenditures for the five year period from 2011 through 2015 was completed. Based on the information provided by the CCEMS, main funding sources,other than impact fees, included grants and operating funds. Table 7 summarizes capital expenditures for the last five fiscal years. The capital improvement credit per functional resident was calculated using the average capital expansion expenditures during the last five years. As presented in Table 7, the result is an annual average expansion cost of$0.12 per functional resident. Tindale Oliver Collier County September 2016 10 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study A review of the 2015 AU I R information on EMS facilities indicated that over the next five years the County will fund all additional EMS facilities with impact fees or through loans from the General Fund that would be paid back from future impact fee revenues. However, a credit is provided based on historical funding sources of capacity expansion projects. Table 7 Historical Capital Expenditures(2011—2015) Capital Investment Source Total(20112613) County EMS Grants/EMS Operatin t�! Night Vision Goggles EMS Grant $5,950 Yale Forklift EMS Grant $20,999 Marine GPS Search and Rescue Combo EMS Grant $2,379 Mezzanine System and Stairway for Warehouse EMS Grant $38,313 Spine board Decontamination Unit EMS Grant $31,450 Philips Healthcare AEDs EMS Operating $11,329 Satellite Phones EMS Operating $11,100 Security Cameras EMS Operating $2,950 Sim Man Patient Simulator Matching EMS Grant $37,165 Treadmills Matching EMS Grant $20,000 El l i pti cats Matching EMS Grant $16,475 Recumbent Bikes Matching EMS Grant $11,970 Power Lift for Bariatric Unit Matching EMS Grant $10,395 Total Capital Expansion Expenditures $220,475 Annual Capital Expansion Expenditures(2) $44,095 Average Functional Population(2011-2015)0) 377,966 Annual Capital Expansion Expenditures per Person(4) $0,12 (1) Source:Collier County Emergency Medical Services Division (2) Annualized capital expansion expenditures over the 5-year period (3) Source:Appendix B,Table B-7 (4) Annual capital expansion expenditures(Item 2)divided by the average functional popu.ation(Item 3) Tindale Oliver Collier County September 2016 11 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Net EMS Impact Cost Table 8 summarizes the calculation of the net EMS impact cost per functional resident which is the difference between the total impact cost and the total revenue credit. The resulting net impact cost is $78 per functional resident. Table 8 EMS Net Impact Cost Functional Resident Calculation Step Revenue Impact Cost Credits Im tact Cost Total Impact Costi1► $80.36 Im.act Credit Average Annual Capital Improvement Credit(�) $0.12 Capitalization Rate 4% Capitalization Period (in years) 25 Capital Improvement Credit(3) $1.87 Net Impact Cost Net Impact Cost(4) $78.49 (1) Source:Table 6 (2) Source:Table 7 (3) The present value of the average annual capital improvement credit per resident using an interest rate of 4 percent over a capitalization period of 25 years. (4) Difference between the impact cost per resident (Item 1) and the capital improvement credit per resident(Item 3) Tindale Oliver Collier County September 2016 12 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Calculated EMS Impact Fee Schedule Based on the analysis presented in this report, an emergency medical services impact fee schedule was developed for residential and nonresidential land uses and is illustrated in Table 9. In addition, the table presents the current fee and the percent difference between the current and calculated fees. Changes in cost and credit components since the last study result in a fee increase of approximately 15 percent. The remaining increase/decrease in fees is due to changes in the demand component since 2010 and/or changes in fee categories/units. Table 9 Calculated EMS Impact Fee Schedule Functional Net Impact I Current Fee per i Pereett. WC land Use Impact Unit PopulationAdopted w Change� Coai#icientiat, . f 1 Fee Residential: Sin:le Family Detached 210 -Less than 4,000 sf du 1.81 $142.07 $94.37 51% -4,000 sf or:reater du 2.03 $159.33 $104.41 53% 220/222/ 230/232 Multi-Family du 0.86 $67.50 $94.37 -28% 240 Mobile Home/RV(Tied Down) du 1.45 $113.81 $87.01 31% 251 Retirement Communit /A:e-Restricted Sin:le Famil du 0.79 $62.01 594.37 -34% Transient,Assisted,Grou•: 310/311 Hotel room 0.81 $63.58 $49.52 28% 320 Motel room 0.76 $59.65 $46.17 29% 253 Assisted Living Facilit ALF) du 1.01 $79.27 $54.88 44% 620 Nursin:Home bed 1.05 $82.41 $48.18 71% 416 site 0.50 $39.25 $36.14 9% 420 Marina berth 0.19 $14.91 $12.71 17% 430 Golf Course 18 holes 19.44 $1,301.22 17% n/a Bundled Golf Course 18 holes 5.83 $457.60 $1 301.22 -65% 444 Movie Theater screen 5.98 $469.37 $40125 17% n/a Dance Stud los/Gyms 1000sf 2.22 $174.25 $163.98 6% Institutions: 520 Elementary School Private) student 0.06 $4.71 $4.01 17% 522 Middle School Private) student 0.07 $5.49 $4.68 17% 530 Hi:h School(Private student 0.08 $6.28 $5.35 17% 540 University/JuniorColle:e with 7,500 or fewer students student 0.10 $7.85 $6.69 17% 550 University/Junior Colle:e with more than 7,500 students student 0.07 $5.49 $4.68 17% $38.14 per 560 Church seat 0.03 $2.35 1,000sf� 565 Da Care student 0.05 $3.92 $3.34 17% 610 Hos.ital 1,000sf 1.37 $107.53 5103.74 4% 0 ice: Office 6,000sf or less 1,000sf 1.00 578.49 $95.04 -17% Office 6,001-100,000 sf 1,000sf 119 $93.40 588.01 6% 710 Office 100,001-200,000 sf 1,000sf 1.01 $79.27 $68.93 15% Office 200,001-400,000 sf 1,000sf 0.85 $66.72 $58.90 13% Office greater than 400,000 sf 1,000sf 0.77 $60.44 $53.54 13% 720 Medical Office/Clinic 10,000 sf or less 1,000sf 1.14 $89.48 $115.11 -22% Medical Office Clinic:reaterthan 10,000sf 1,000$f 1.66 $130.29 $115.11 13% 770 Business Park(Flex Space) 1,000sf 0.96 $75.35 $66.26 14% Tindale Oliver Collier County September 2016 13 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Table 9(continued) Calculated EMS Impact Fee Schedule Net Impact Functional Current Fee per Percent . LUC Land Use Impact Unit Population Adopted ,, u: Functional r31 change,• Fee Resident"' Retail: 814 Specialty Retail 1,000sf 1.69 $132.65 $113.11 17% Retail 6,000 gsf or less 1,000gsf 2.45 $192.30 $163.98 17% Retail 6,001-25,000 gsf 1,000 gef 2.45 $192.30 $163.98 17% Retail 25,001-50,000 gsf 1,000gsf 2.45 $192.30 $163.98 17% Retail 50,000-100,000 gel 1,000gsf 2.45 $192.30 $164.65 17% 820 Retail 100,101-150,000gsf 1,000 gsf 2.45 $192.30 $150.60 28% Retail 150,001-200,000 gsf 1,000gsf 2.39 $187.59 $184.06 2% Retail 200,001-400,000 gsf 1,000gsf 2.34 $183.67 $156.62 17% Retail 400,001-600,000 get 1,Ca)gsf 2.32 $182.10 $163.31 12% Retail 600,001-1,000,000 gsf 1,000gsf 2.17 $170.32 $161.97 5% Retail greater than 1,000,000 gsf 1,000 gsf 2.09 $164.04 $139.88 17% 841 New/Used Auto Sales 1,000sf 1.47 $115.38 $114.44 1% 849 Tire Superstore bay 1.34 $105.18 $89.69 17% 850 Supermarket 1,000sf 2.05 $160.90 $137.20 17% 851 Convenience Market(24 hour) 1,000sf 5.47 $429.34 $366.11 17% Convenience Store w/Gas Pumps 4or less fuel positions fuel pos. 4.35 $341.43 $291.15 17% 5-6 fuel positions fuel pos. 3.70 $290.41 $291.15 0% 853 7-8 fuel positions fuel pos. 3.29 $258.23 $291.15 -11% 9-10 fuel positions fuel pos. 2.94 $230.76 $291.15 -21% 11-12fuel positions fuel pos. 2.75 $215.85 $291.15 -26% Thor more fuel positions fuel pos. 2.59 $203.29 $291.15 -30% 862 Home Improvement Superstore 1,000sf 1.81 $142.07 $119.14 19%i 881 Pharmacy/Drug Store with and wo/Drive-Thru 1,000 sf 1.96 $153.84 $129.17 19% 890 Furniture Store ' 1,000sf 0.24 $18.84 $16.05 17% 911 Bank/Savings Walk-In 1,000sf 2.23 $175.03 $172.01 2% 912 Bank/Savings Drive-In 1,000sf 2.28 $178.96 $152.60 17% 931 Low-Turnover Restaurant seat 0.22 $17.27 $14.72 17% 932 High-Turnover Restaurant seat 0.27 $21.19 $18.07 17% 934 Fast food Rest.w/Drive-Thru 1,000sf 8.90 $698.56 $603.05 16% 941 Quick Lube service bay 1.16 $91.05 $77.63 17% 944" 'Gasoline/Service Station fuel pos. , 1.91 $149.92 $132.52 13% 947 Self-Service Car Wash . . service bay 0.87 $68.29 $40.82 67% 948 Automated Car Wash 1,000sf 1.76 $138.14 5107.75 28% n/a Luxury Auto Sales 1,000sf 1.03 $80.84 $74.29 9% Industrial: 110 Light industrial` :. 1,000sf 0.69 $54.16 $46.17 17% • 140 Manufacturing 1,000sf 0.50 $39.25 $45.17 -15% 150 Warehousing 1,000sf 0.28 $21.98 $46.17 -52% 151 Mini-Warehouse 1,000sf 0.06 $4.71 $4.68 1% (1) Source:Table B-8 for residential land uses and Table B-9 for non-residential land uses (2) Source: Net impact cost per functional resident from Table 8 is multiplied by the functional population coefficient for each land use (3) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division. The current impact fee rate shown for the 6,001 to 100,000 office category is the average of the 6,001 to 50,000 sf and 50,001 sf to 100,000 sf groupings($95.04 and$80.98) (4) Percent change from the net impact fee per functional resident(Item 2)and the current adopted fee(Item 3) Note:N/A indicates a different unit ll Tindale Oliver Collier County September 2016 14 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Impact Fee Schedule Comparison As part of the work effort in updating Collier County's EMS impact fee program,a comparison of EMS impact fee schedules was completed for other Florida counties. Table 10 presents this comparison. As presented, Collier County's calculated fee is within the range of fees adopted by other Counties. 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E > > a a 4Ci 3a ° 0 (9 ba C E i'..,' cu Q -5-4- .� 3 U 7 C C m u C C CEJ +?+ a C O 3 E Q-.C ••" O a c U U C O > U U C O a _ C O ri 3 a Y N 0 U 'O a 30— U to 3 hp a s ° ° co ° U , UC ns s_i O U C to C C 0 _. t0 a (Ca L J d — 0 6 >'6 co C a a) ) a--i C ° a H U t�J n a d a m` a O a C ,_ O V+ oo3 a) cuCJ d) 0.) 0 a) u ai W ai CU 0 (1)3 -a E L L E L v E 0 V L fu- E L L E O L 0.. 211 3 3 7 3 3 3 3 ,C 3 7 7 3 3 3 3 yra E 47 x 3 0 0 0 0 0 0 0 v) 0 0 0 0 0 0 0 IY 4-, `O V) V) V) V) V) V) Vi 3 V) V) V) V) t/1 V) V) 0a V a1 N M .1- lD tr. W O) 4 c-i a--1 a-)-1 a I e--i I- !/1 Collier County I Emergency Medical Services IF Update Study Appendix A Building and Land Value Analysis Supplemental Information Collier County I Emergency Medical Services IF Update Study Appendix A This appendix provides the additional data and information on building and land value estimates. Building Values In determining the appropriate unit cost for building construction, the following analyses were conducted: • A review of cost associated with recently built or bid EMS stations in Collier County; • A review of cost associated with recently built or bid fire/EMS stations in other Florida jurisdictions; • Collier County EMS station insurance values; and • Discussions with architects regarding their estimate of EMS station construction costs. Collier County recently completed the construction of EMS Station 76. The construction cost for this station was$1.73 million or$325 per square foot. The most recent construction prior to Station 76 was completed in 2006, and therefore, does not reflect the current building costs. Tindale Oliver contacted several jurisdictions to obtain more recent cost information. The bids and estimates received since 2010 ranged from$200 per square foot to$325 per square foot. The following chart presents the building construction cost trends based on bids, estimates,and other information obtained during the previous impact fee studies completed by TO. As presented, the variation in station costs is relatively minor, especially since 2005. Tindale Oliver Collier County September 2016 A-1 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Figure A-1 Average Fire/EMS Station Construction Cost per Square Foot $300 $250 - $200 $150 $100 $50 $0 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 Source: Other Florida jurisdictions. It should be noted that although the figures in the chart represent the building construction cost in general, there may be situations where site preparation or other similar costs were included. The chart is included to provide a general understanding of construction cost trends for fire/EMS stations. Discussion with architects who are active in Collier County suggested a building construction cost of$250 per square foot to$300 per square foot is a reasonable estimate. The average insurance value of EMS stations in Collier County is $21.5 per square foot, excluding site preparation cost, permits, fees and other similar expenses. It should be noted that insurance values are considered to be a conservative estimate because the value of the foundation and other more permanent parts of the structure tends to be excluded since they would not have to be rebuilt if the structure was damaged or lost. Given this information, an average building value of $300 per square foot is used for the current station value. This figure is consistent with value used in recent fire/EMS impact fee studies and provides a relatively conservative estimate given the recent construction cost of Station 76. Table A-1 provides a summary of information considered in determining this figure. Tindale Oliver Collier County September 2016 A-2 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Table A-1 Total Building Cost per Square Foot(2016) Source Year Cost"per Square foot Station 76 2016 $325 Other Florida Jurisdictions 2011-2015 $200-$300 Insurance Values 2015 $215 Estimates from Architects/Contractor 2015 $250-$300 Used in the Study 2016 $300 Land Values In order to determine land value for future EMS station land purchases, the following data/information was evaluated: • The market(or just)value of parcels where current EMS stations are located based on information provided by the Collier County Property Appraiser; • Vacant land sales and market/just values of all vacant land in areas where future EMS stations will be built; and • Land use characteristics of the areas where current EMS stations are located. It should be noted that EMS stations typically are located in commercial areas and it is our understanding that the future EMS station land purchases are likely to be made in areas east of County Road 951. The following table provides vacant land sales over the past three years as well as the Property Appraiser's estimates of vacant land values in this area for parcels that are of similar size to parcels where current EMS stations are located, In addition, estimates are provided for residential versus commercial parcels. Tindale Oliver Collier County September 2016 A-3 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Table A-2 Land Value Estimates East of CR 951 (1 to 3 acre parcels) Cost per Acre Location Year Land Use Average Count Vacant Land Sales: - East of CR 951 2012-2015 Residential $27,151 569 Commercial $375,028 7 Vacant Land Values: - East of CR 951 2015 Residential $14,641 3,981 Commercial, $273,133 73 Used in the Study: -East of CR 951 2015 Residential $20,000 N/A Commercial $300,000 N/A Source: Collier County Property Appraiser Currently,approximately 33 percent of EMS stations are,located in residential areas while the remaining 67 percent are located in commercial areas. For the purposes of impact fee calculations, a more conservative ratio of 50 percent is used for commercial location. As presented in Table A-3,applying these percentages to the estimated land values in residential versus commercial areas results in a combined land value of approximately $160,000 per acre, which is found to be a reasonable estimate for impact fee calculation purposes. This estimate is also within the range of value of properties where existing stations are located ($25,000 per acre to $653,000 per acre), based on the information provided in the Property Appraiser's database. Table A-3 Weighted Land Value Land Value Weighted Land, Land Use Distribution`-', (2) Value per per Acre Acre ) Residential 50% $20,000 $10,000 Commercial 50% $300,000 150 000 Land Value Used in the Study $160,000 (1) Reflects a conservative estimate of future land purchases by land use compared to the current distribution of 33% residential and 67% commercial (2)Source: Table A-2 (3)Distribution(Item 1)multiplied by land value per acre(Item 2)for each land use and added Tindale Oliver Collier County September 2016 A-4 EMS Impact Fee Study Collier County ( Emergency Medical Services IF Update Study Appendix B Population - Supplemental Information Collier County I Emergency Medical Services IF Update Study The EMS impact fee program requires the use of population data in calculating current levels of service and to be consistent with the population utilized in the County's comprehensive planning and Annual Update and Inventory Report (AUIR) process. This impact fee study considers not only the resident or permanent population of the County, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak season population will be used in all population estimates and projections. Peak season population projections were provided by Collier County's Comprehensive Planning Division. Table B-1 presents the population trends for Collier County.The projections indicate that the population of Collier County is projected to increase by 34 percent between 2015 and 2034. Tindale Oliver Collier County September 2016 B-1 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Table B-1 Collier County Peak Season Population Estimates&Projections Peak Season Population Year Percent Countywide Change 2000 309,511 - 2001 325,159 5.06% 2002 341,954 5.17% 2003 359,191 5.04% 2004 374,384 4.23% 2005 386,668 3.28% 2006 396,310 2.49% 2007 400,027 0.94% 2008 399,532 -0.12% 2009 399,979 0.11% 2010 387,184 -3.20% 2011 392,180 1.29% 2012 398,107 1.51% 2013 403,435 1.34% 2014 410,297 1.70% 2015 418,048 1.89% 2016 425,979 1.90% 2017 434,060 1.90% 2018 442,295 1.90% 2019 450,685 1.90% 2020 458,670 1.77% 2021 466,233 1.65% 2022 473,920 1.65% 2023 481,734 1.65% 2024 489,677 1.65% 2025 497,236 1.54% 2026 504,399 1.44% 2027 511,666 1.44% 2028 519,037 1.44% 2029 526,514 1.44% 2030 533,638 1.35% 2031 540,396 1.27% 2032 547,239 1.27% 2033 554,170 1.27% 2034 561,188 1.27% Source:Collier County Comprehensive Planning Division Tindale Oliver Collier County September 2016 B-2 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Apportionment of Demand by Residential Unit Type and Size The residential land uses to be used for the EMS impact fee calculations include the following: • Single Family (Detached) • Multi-Family • Mobile Home/RV(Tied Down) Table B-2 presents the number of residents per housing unit for the residential categories identified above in Collier County. This analysis includes all housing units, both occupied and vacant. To address fairness and equity issues between land uses, the single family land use is tiered based on two categories of square footage: less than 4,000 square feet, 4,000 square feet and greater. To accommodate the tiering of impact fee assessments for the single family residential land use category, an analysis was completed based on housing unit size and persons per housing unit, comparing nationwide averages to those of Collier County. This analysis utilized national data from the 2011 American Housing Survey (AHS) and data from the 2013 American Community Survey(ACS)to examine this relationship. Table B-2 Residents per Housing Unit Housing Ratio to the Avg"} Residents/ Housing Type Populationi'i tzl Population per Housing Units Housing Unit Units al Single Family Detached 244,190 91,056 2.68 -Less than 4,000sf 99% 2.65 -4,000 sf or greater 111% 2.97 Multi Famil 121,440 96,353 1.26 Mobile Home/RV(Tied Down) 22,868 10,725 2.13 Weighted Average 388,498 198,134 1.96 (1) Source:2013 American Community Survey(ACS),Table B25033(adjusted for peak season population) (2) Source:2013 American Community Survey(ACS),Table DP04 (3) Ratios developed based on persons per housing unit data derived from the 2011 American Housing Survey (4) Population(Item 1)divided by housing units(Item 2) Tindale Oliver Collier County September 2016 8-3 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Functional Population For EMS infrastructure, this study uses functional population as the demand component, which distributes the cost associated with the availability of EMS infrastructure among various land uses based on the density of people at each land use throughout the day. Functional population, as used in the impact fee analysis, is a generally accepted methodology for several impact fee areas and is based on the assumption that demand for certain facilities is generally proportional to the presence of people at a land use, including residents, employees, and visitors. It is not enough to simply add resident population to the number of employees,since the service-demand characteristics can vary considerably by type of industry. Functional population is the equivalent number of people occupying space within a community on a 24-hour-day, 7-days-a-week basis. A person living and working in the community will have the functional population coefficient of 1.0. A person living in the community but working elsewhere may spend only 16 hours per day in the community on weekdays and 24 hours per day on weekends for a functional population coefficient of 0.76 (128-hour presence divided by 168 hours in one week). A person commuting into the county to work five days per week would have a functional population coefficient of 0.30 (50-hour presence divided by 168 hours in one week). Similarly,a person traveling into the community to shop at stores, perhaps averaging 8 hours per week, would have a functional population coefficient of 0.05. Functional population thus tries to capture the presence of all people within the community, whether residents, workers, or visitors, to arrive at a total estimate of effective population need to be served. This form of adjusting population to help measure real facility needs replaces the population approach of merely weighting residents two-thirds and workers one-third (Nelson and Nicholas 1992). By estimating the functional and weighted population per unit of land use across all major land uses in a community, an estimate of the demand for certain facilities and services in the present and future year can be calculated. The following paragraphs explain how functional population is calculated for residential and non-residential land uses. Tindale Oliver Collier County September 2016 B-4 EMS Impact Fee Study Collier County ( Emergency Medical Services IF Update Study Residential Functional Population Developing the residential component of functional population is simpler than developing the non-residential component. It is generally estimated that people spend one-half to three- fourths of their time at home and the rest of each 24-hour day away from their place of residence. In developing the residential component of Collier County functional population, an analysis of the County's population and employment characteristics was conducted. Based on this analysis, it was estimated that people, on average, spend 16.4 hours, or approximately 68 percent, of each 24-hour day at their place of residence and the other 32 percent away from home. This analysis is presented in Tables B-3 and B-4. Table B-3 Collier County Population& Employment Characteristics Item/Calculation Step Figure Workers who live and work in Collier County(2010)t' 121,530. Workers who live in Collier County but work elsewhere (2010)h} 10,293 Total workers living in CollierCounty(z) 131,823 Collier County Census Population (2010)(3) 321,520 Total workers as a percent of population(4) 41.0% School age population(5-17 years) (2010){5} 45,811 School age population as a .ercent of population(6) 14.2% Population net of workers and school age population171 143,886 Other population as a percent of total population(8) 44.8% (1) Source: Estimated based on data from the 2010 U.S. Census and the Bureau of Transportation Statistics,Census Transportation Planning Package(CTPP)Pt.3 (2) Sum of workers who live/work in Collier County and workers who work elsewhere but live in Collier County (3) Source:2010 U.S.Census (4) Total workers living in Collier County(Item 2)divided by population(Item 3) (5) Source:2010 U.S.Census (6) School age population(Item 5)divided by population(Item 3) (7) Population (Item 3) less total workers living in Collier County(Item 2) and school age population (Item 5) (8) Population net of workers and school age population(Item 7)divided by Census population (Item 3) Tindale Oliver Collier County September 2016 B-5 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Table B-4 Residential Coefficient for Functional Population Hours at Percent of Effective Pop.Group Residence Population{zl Hours i�l Workers 13 41.0% 5.3 Students 15 14.2% 2.1 Other 20 44.8% 9.0 Total Hours at Residencel4l 16.4 Residential Functional Population Coefficient(5) 68.3% (1) Source: Estimated (2) Source:Table B-3 (3) Hours at residence(Item 1)multiplied by percent of population(Item 2) (4) Sum of effective hours(Item 3) (5) Total hours at residence(Item 4)divided by 24 The resulting percentage from Table B-4 is used in the calculation of the residential coefficient for the 24-hour functional population. These actual calculations are presented in Table B-6. Non-Residential Functional Population Given the varying characteristics of non-residential land uses, developing the estimates of functional residents for non-residential land uses is more complicated than developing the estimates of functional residents for residential land uses. Nelson and Nicholas originally introduced a method for estimating functional resident population, now used internationally'. This method uses trip generation data from the Institute of Transportation Engineers' (ITE) Trip Generation Manual and Tindale Oliver's Trip Characteristics Database, information on passengers per vehicle, workers per vehicle, length of time spent at the land use,and other variables. Specific calculations include: • Total one-way trips per employee (ITE trips multiplied by 50 percent to avoid double counting entering and exiting trips as two trips). • Visitors per impact unit based on occupants per vehicle (trips multiplied by occupants per vehicle less employees). • Worker hours per week per impact unit(such as nine worker-hours per day multiplied by five days in a work week). 'Arthur C.Nelson and James C.Nicholas,"Estimating Functional Population for Facility Planning,"Journal of Urban Planning and Development 118(2):45-58(1992). Tindale Oliver Collier County September 2016 B-6 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study • Visitor hours per week per impact unit(visitors multiplied by number of hours per day times relevant days in a week,such as five for offices and seven for retail shopping). • Functional population coefficients per employee developed by estimating time spent by employees and visitors at each land use. Table B-5 shows the functional population coefficients for residential and non-residential uses in Collier County. The functional population coefficients in Table B-S were used to estimate the County's functional population in Table B-6. Tindale Oliver Collier County September 2016 B-7 EMS Impact Fee Study 4.13'. 0 `) CU v .W144 mp 40, ! V a b re N N N N , N vet O ru a`El d 0 6 0 0 0 .4 O d o t c Yc .., a E G a.. � .x o W a,a ! €a 44 8 8 8 8 8 8 8 8 8 8 d a4 i� n of NIA N n N b n a. ,,Aja G " Z O a 8 88888888 Fq iTi; c a_ .4 .s .t Mi E 2 • ga a A m3 a' `a -m t9v a 8888 8 N-r o N ' y o.8 W P 9 ° m t,,„ O O O O ti d ..2 . 15. ry 3 `6 ry [74i . a t Vv v c a r o 2 � E F3 N H n 3 a '7-; Q n > w a a a PI °° m PP' n o : figgg —e a s a °° E _ .4 .a .. ., r+ a eo o mo o d E 3 a v- o V� a o f - — = .,, 2°, 8.f.,aa ..5} . .g a ^� 1-- 1,, 75 . 0 , a„, E ,-; m o }r d . v d < m `m m ry n N n - E X o w $ N n > -2 ,,A n a Q sa.a 'C F n a ., . a .• r u iF, A n u "° it £4 o o u a o — -£w a E crt 3 0. 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F- N1 Collier County I Emergency Medical Services IF Update Study Table B-6 Functional Population—Year 2015 Collier County Functional Resident Functional ` Population Category Baseline Data Coefficient Coeffiicienthl Population ta�" 2015 Peak Season Posulation 418,048 0.683 285,527 Employment Catego Natural Resources 7,848 0.379 2,974 Construction 14,244 0,271 3,860 Manufacturing 3,579 0.270 966 Trans.ortation,Communication,and Utilities 5,184 0.271 1,405 Wholesale Trade 4,305 0.271 1,167 Retail Trade 22,620 1.173 26,533 Finance,Insurance,and Real Estate 33,794 0.292 9,868 Services 90,723 0.568 51,531 Government Services 13,768 0.497 6,843 Total Employment b Category Population44) 105,147 2015 Total Functional Populationts1 390,674 (1) Source:Table B-1 for population and 2015 Woods&Poole for employment data (2) Source:Table B-5 (3) The functional population is Collier County baseline data(Item 1) multiplied by the functional resident coefficient(Item 2) (4) The total employment population by category is the sum of the employment figures from the nine employment categories(e.g.,natural resources,construction,etc.) (5) The total functional population is the sum of the residential functional population (285,527) and employment functional population(105,147) Table B-7 presents the County's annual functional population figures from 2000 through 2034, based on the 2015 functional population figure from Table B-6 and the annual population growth rates from the population figures previously presented in Table B-1. Tindale Oliver Collier County September 2016 B-9 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Table B-7 Collier County Functional Population (2000-2034) Functional Year Population Pkijectiafis 2000 289,313 2001 304,068 2002 319,880 2003 335,874 2004 349,981 2005 361,530 2006 370,568 2007 373,903 2008 373,529 2009 373,903 2010 361,938 2011 366,643 2012 372,143 2013 376,981 2014 383,390 2015 390,674 2016 398,097 2017 405,661 2018 413,369 2019 421,223 2020 428,805 2021 435,666 2022 442,637 2023 449,719 2024 456,915 2025 463,769 2026 470,262 2027 476,846 2028 483,522 2029 490,291 2030 497,155 2031 503,618 2032 510,165 2033 516,797 2034 523,515 Source: Table 8-6 for 2015 functional population figure and Table B-1 for annual growth rates Tindale Oliver Collier County September 2016 B-10 EMS Impact Fee Study Collier County I Emergency Medical Services IF Update Study Functional Residents by Specific Land Use Category When a wide range of land uses impact services, an estimate of that impact is needed for each land use. This section presents functional population estimates by residential and non- residential land uses. Residential and Transient Land Uses As previously mentioned, the average number of persons per housing unit in Collier County was calculated for the single family, multi-family, and mobile home/RV land uses, based on information obtained from the American Community Survey (ACS). Besides the residential land uses, the table also includes transient land uses, such as hotels, motels, nursing homes, and adult living facilities (ALF). Secondary sources, such as the local Convention and Visitors Bureau (CVB) and the Florida Department of Elderly Affairs, are used to determine the occupancy rate for hotel, motel,and nursing home land uses. As mentioned before,different functional population coefficients must be developed for each of the impact fee areas to be analyzed. For residential and transient land uses,these coefficients are displayed in Table B- 8. Non-Residential Land Uses A similar approach is used to estimate functional residents for non-residential land uses. Table B-9 reports basic assumptions and calculations, such as trips per unit, trips per employee, employees per impact unit, one-way trips per impact unit, worker hours, occupants per vehicle trip, visitors (patrons, etc.) per impact unit, visitor hours per trip, and days per week for non-residential land uses. The final column in the tables shows the estimated functional resident coefficients by land use. These coefficients by land use create the demand component for the EMS impact fee program and will be used in the calculation of the cost per unit for each land use category in the EMS impact fee schedule. 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(813)224-8862,fax(813)226-2106 Tindale >40liver planning { design ; engineering September 6,2016 Ms. Paula Fleishman, Senior Operations Analyst Collier County Government 2685 Horseshoe Drive South, Unit 103 Naples, Florida 34104 Re:Collier County Library Facilities and Items/Equipment Impact Fee Update Study Dear Ms. Fleishman: Enclosed is the Draft Technical Report of the Collier County Library Facilities and Items/Equipment Impact Fee Update Study for your review. We will finalize the report upon receipt of County's comments. Meanwhile, if you have any questions or comments concerning this report, please do not hesitate to contact me or Nilgun Kamp. Sincerely, Steven A.Tindale, P.E.,AICP President ratv1PA= VvVf+t� lFr'Lf1 'It'fnlC.°t'P'rgarT! I1 nl,InarIt'i, 11111tN.Ashley Dr Suite 41111 T;nrnpa,FL.t s,,uZ I 1$1;1124,:r? Fax It/1317,y6-2 106 Collier County I Library IF Update Study Collier County Library Facilities and Items/Equipment Impact Fee Update Study Table of Contents INTRODUCTION 1 FACILITIES INVENTORY 2 SERVICE AREA AND POPULATION 5 LEVEL OF SERVICE 6 COST COMPONENT 8 CREDIT COMPONENT 10 NET LIBRARY FACILITIES IMPACT COST 11 CALCULATED LIBRARY FACILITIES IMPACT FEE SCHEDULE 12 IMPACT FEE SCHEDULE COMPARISON 12 APPENDIX A: Building and Land Value Analysis-Supplemental Information APPENDIX B: Population—Supplemental Information Tindale Oliver Collier County September 2016 i Library Impact Fee Study Collier County I Library IF Update Study Introduction Library impact fees are used to fund capital construction and expansion of library services related buildings, land, and materials/equipment required to support the additional library facilities demand created by new growth. Collier County's Library Facilities Impact Fee was last updated in 2010. To comply with the technical study update requirements of the impact fee ordinance and to ensure that the library facilities impact fee is calculated based on the most recent and local data, the County retained Tindale Oliver (TO) to conduct an update study. This report presents the results of the Library Facilities Impact Fee Update Study for the County and will serve as the technical support document in updating the library impact fee ordinance. There are several major elements associated with the update of the library facilities impact fee. These include: • Facilities Inventory • Service Area and Population • Level of Service • Cost Component • Credit Component • Net Library Facilities Impact Cost • Calculated Library Facilities Impact Fee Schedule • Impact Fee Schedule Comparison These various elements are summarized in the remainder of this report,with the result being the calculated library facilities impact fee schedule. Tindale Oliver Collier County September 2016 1 Library Impact Fee Study Collier County f Library IF Update Study Facilities Inventory Table 1 provides a summary of existing library facilities within Collier County. Currently, the County provides 180,000 square feet of library facilities located on approximately 25 acres of land dedicated to library facilities. A building cost of$300 per square foot is used based on a review of recent bids or estimates in Collier County, recently built libraries in other Florida jurisdictions, insurance values of existing libraries, and discussions with architects regarding construction costs in Collier County. Appendix A provides a more detailed explanation of building value estimates, In terms of estimating current land values, an analysis was conducted to determine the value of land where existing library facilities are located and land values in subareas of the county where future facilities are being planned. In addition, land use characteristics of the areas where existing facilities are located were also evaluated. Libraries tend to be located predominantly in residential areas, which results in a lower land cost compared to some of the other County infrastructure, such as law enforcement, EMS, etc. Both vacant land sales and the current value of vacant parcels as reported by the Collier County Property Appraiser were evaluated to determine the differentiation in land values in different parts of the county and for different land uses. This analysis resulted in an average value of$64,000 per acre, and is explained further in Appendix A. In addition to the library facilities presented in Table 1, the County's library system also provides books, DVDs, CDs, computers, etc. for the public, As such, it is necessary to include the library items/equipment value into the impact fee calculation. Table 2 presents the library items/equipment value which amounts to a total of$17.5 million (total value of books, other library items,and library equipment) or approximately$42 per resident. Tindale Oliver Collier County September 2016 2 Library Impact Fee Study 73 O O o O80Op ONN W MO ++ O rA O C 00' 1 m p) O pcf.' O OO 0 r ui 'n' 1- ONQnOp � mQ: Cr N CDOQ0 O tD CO N Q N N M [�' N N 01IA- e-1 tri ' its%T i!} to in IA -41). VI tn N, 0) L.L. O U V to p o O a r • tOo o 0000 00 Ln n COCa) N O +U' E Y N N N ci O N ,-1 to e-1 mI U1 o O y, - $4G1+� M ..-i 0 ro Q +� .O 0) c Ln to O1 c-1 O1 CO U) ,-i O R pa �7 N. tD N CO 00 m Cr m ,S E C m O rr ,-1 r-1 O '-, N ,--i O rj C6 L 00000 (3000 no t.. . ay m c ctma a. ro Ill 4 om.4 >. +-I L L 8 `D 1 n -i CO00 00 . 0 11) u 3 U I ID O1 00 O u) SD (JD O CO (0 u+ no 4 N.;rs O N O N ,--1 N H O 0 40 O1 tr a o -0 C .5 a) •- A 111 •-i 00 00 q rl s-4 0 00 N .O p� 77) O m'G ct O V01' 00 �fM1 V O c M� Pte. o O 7 C C toon N rrn N M1 .�-1 .-1 u-1if)M1 if) 01 O 4O U vv) .4 . CU (0. M •--I m 0 al Q 1" co c i O (0 N -0 N ; o ,Q 3 a E t ,1) to F L N a v °; v in -1 to 00 CD ti o N C -r- Q a q) CDS as Ion SA. A 00 tf, V n ,--1 tri N M1 Op C O N L GI E to m N ,-1 V m a. O a — w O _ � , 12 010 0J hG > >- L ,, . p� p p pQ N 3 -o o N O1 O CO 01 O 8 C7 C ,n Q aJ v U t) 'O @ 00 . . O ' 01 aJ - Q .- CO 5..- U m N ,--1 N .--1 .-1 N N ei N O N Q y s L. 4,,, L S u�i Opo CO'` v E 4... 0 $ a C c CD ti .-, ,O1-, ,O1-, r..I (0 E v E Oma - oo OX) O E to I` O ,_ O U C C tD a .0 u a ? Collier County I Library IF Update Study Table 2 Collier County Library Items/Equipment Library Item/Equipment Count( 1` Unit Value a) Total Value Books: Books 529,213 $25 $13,230,325 Electronic Books 12,164 $37 $450,068 Downloadable Audio Books 6,129 $28 $171,612 Audio Books 31,155 $45 $1,401,975 Subtotal-Books 578,661 $15,253,980 Average Value $26.36 Books per Res ident1Zl 1.38 Impact Cost per Resident--Books(3) $36.38 Other Library Items: Compact Disks 16,120 $15 $241,800 Adult Kits 305 $90 $27,450 Juvenile Kits 576 $25 $14,400 DVDs 87,832 $20 $1,756,640 Subtotal -Other Library Items 104,833 $2,040,290 Average Value $19.46 Other Library Items per Resident(2) 0.25 Impact Cost per Resident--Other Library Items(3) $4.87 Library Equipment: Public Computers 223 $850 $189,550 Public Computers per Residentt�1 0.00053 Impact Cost per Resident--Computers(3) $0.45 Total Library Items/Equipment Value per Resident(4) $41.70 (1) Source:Collier County Public Library Division (2) Source:Table 3.Calculated as the item/equipment count divided by the total number of peak seasonal residents. (3) Item/Equipment per resident(Item 2)multiplied by the average value per item/equipment for each category (4) Sum of each category's impact cost per resident(Item 3) Tindale Oliver Collier County September 2016 4 Library Impact Fee Study Collier County I Library IF Update Study Service Area and Population The Collier County Library System provides library services to the entire County, thus, the appropriate service area is determined to be countywide. The library facilities impact fee program requires the use of population data in calculating current levels of service and to be consistent with the population utilized in the County's comprehensive planning and Annual Update and Inventory Report (AUIR) process. This impact fee study considers not only the resident or permanent population of the County, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak season population will be used in all population estimates and projections. Peak season population projections were provided by Collier County's Comprehensive Planning Division. Appendix B provides further detail on population estimates. Tindale Oliver Collier County September 2016 5 Library Impact Fee Study Collier County I Library IF Update Study Level of Service Table 3 provides a summary of the current level of service (LOS)for library buildings, books, other library materials,and computers in Collier County. To calculate the level of service,the total number of units (building square footage, books, computers, etc.) are divided by the 2015 peak population. Due to a portion of the library buildings being funded through bond/commercial paper, an additional calculation of owned library square footage is provided. As shown, the current level of service calculated based on owned Collier County library buildings is approximately 3 percent higher than the adopted level of service standard. However, the better measure of library services provided to Collier County residents is including all library buildings. As presented, the current level of service for owned library buildings is 0.43 square feet per person compared to the adopted level of service standard of 0.33 square feet per person. In terms of books and other library materials,the current LOS of 1.63 items per person (sum of the LOS for library books (1.38) and other library collection (0.25)) is slightly below the adopted LOS standard of 1.87 items per person. The County does not have adopted standards for computers. Table 3 Current Level of Service 201$ Square Category Peak Season Current Level Adopted Level FIN:nage/ ,r._ Count 01 Population' of Service 131 of Servicel41 Library Buildings(all) 180,062 418,048 0.43 0.33 Library Buildings(owned) 141,727 418,048 0.34 0.33 Library Books(5) 578,661 418,048 1.38 187 Other Library Collection 104,833 418,048 0.25 Computers(6) 223 418,048 0.00053 N/A (1) Source for buildings is Table 1. Source for books and other collection is Table 2. Owned building square footage is calculated based on the ratio of owned total asset value to the total asset value. (2) Source: Appendix B,Table B-1 (3) Square footage/count(Item 1)divided by peak season population(Item 2) (4) Source: Collier County 2015 Annual Update and Inventory Report(AUIR),library books and materials included in the LOS standard refer to printed books,electronic books,audio books,video materials,and music on CDs. (5) Includes audio and electronic books,see Table 2 for more detail (6) Includes only the computers available for public use Tindale Oliver Collier County September 2016 6 Library Impact Fee Study Collier County I Library IF Update Study The current achieved LOS figures represent the community's investment into library infrastructure while the adopted LOS standards that are also shown in Table 3, represent the service level intended going forward. Because the achieved LOS is approximately 3 percent higher than adopted LOS standard for buildings, the adopted standard is used for buildings. Given that the achieved LOS is slightly lower than the adopted LOS standards for non-building assets, the achieved LOS is used for impact fee calculation purposes, which results in a more conservative impact fee. A comparison of the current Collier County LOS, the LOS standard (LOSS), LOS of the other Florida counties, and the State Standards is presented in Table 4. The comparison includes counties with a population of 100,000 to 750,000, and is based on the information obtained from the Library Directory with Statistics, published by the Department of State, Division of Library and Information Services. It should be noted that the current LOS figures included in the table for Collier County represent figures provided by the Division of Library and Information Services and reflect FY 2012 data with the use of permanent population. To provide an "apples-to-apples" comparison, 2012 data is used for Collier County and its peer group. Table 4 Level of Service Comparison Collier-tam ti} Other FL FLAPidifielitneryStandards Category Current LOS Adapted Standard 5 Counties—i Essential Enhanced Exemplary Library Buildings(all)--sfpercapita 0.54 0.33 0.42 0.60 0.70 1.00 Library Books--books per capita 1.62 N/A 1.47 N/A N/A N/A Other Library Collection--items per capita 0.41 N/A N/A N/A N/A N/A All Library Collections--items per capita 2.03 1.87 1.79 2.00 3.00 4.00 Computers--computers per 1,000 people 0.57 N/A 0.73 0.33 0.50 1.00 (1) Source:Department of State, Division of Library& Information Services, 2012-2013 Library Directory with Statistics(Reflects FY 2012 figures)for the current LOS,and Table 3 for the adopted LOS standard. (2) Source: Department of State, Division of Library& Information Services, 2012-2013 Library Directory with Statistics (Reflects FY 2012 figures) - includes counties with population of 100,001 to 750,000, excluding Collier County (3) Source:Florida Library Association,Standards for Florida Public Libraries,2004;2006 Revision Tindale Oliver Collier County September 2016 7 Library Impact Fee Study Collier County I Library IF Update Study Cost Component The cost component of the study evaluates the cost of capital items including:buildings, land, and items/equipment. It should be noted that a portion of the library buildings was funded through bond/commercial paper issues. The debt service on some of these issues is being paid with impact fee revenues. As such, the outstanding principal associated with debt service that will be paid with impact fee revenues is subtracted from the total inventory value to ensure that the new development is not charged twice for the same facility. As shown in Table 5, the total owned library asset value amounts to $61 million for Collier County. Also shown is the total capital asset value per resident, which amounts to approximately $144. The total capital asset value per resident is calculated by combining the capital asset value per resident for building and land and library items/equipment. Table 5 also provides the distribution of asset value by asset type for future indexing calculations in accordance with the indexing methodology adopted by the County. Tindale Oliver Collier County September 2016 8 Library Impact Fee Study Collier County I Library IF Update Study Table 5 Total Capital Asset Value per Resident Element Figure Percent of Total Building Valuei�1 $54,018,600 73.9% Land Valuelil $1,617,280 2.2% Items/Equipment Valuemmm $17,483,820 23.9% Total Capital Asset Value $73,119,700 100.0% Building and Land: Total Building and Land Value(3) $55,635,880 Less: Portion Not Owned(4) 11 844 806 Net Building and Land Value(5) $43,791,074 Total Library Square Footageill 180,062 Total Owned Building and Land Value per Square Foot(6) $243.20 LOS Standard--Square Foot per Resident(7) 0.42 Total Owned Building and Land Value per Resident(8) $102.14 Library Items/Equipment Total Book Value per Residentl9) $36.38 Total Other Library Items per Resident(g) $4.87 Total Library Equipment Value per Resident(9) 0.45 Total Capital Asset Value per Residentll°i $143.84 (1) Source:Table 1 (2) Source:Table 2.Sum of the value of books,other library items,and library equipment. (3) Sum of building and land value (4) Source:Collier County Office of Management and Budget (5) Total building and land value(Item 3)less portion not owned(Item 4) (6) Net building and land value(Item 5)divided by total library square footage (7) Source: Table 3, with a 3% decrease applied to account for the difference between achieved LOS and adopted LOS standard (8) Owned building and land value per square foot(Item 6)multiplied by the LOS(Item 7) (9) Source:Table 2 (10)Sum of total owned building and land value per resident,book value per resident,other library items value per resident,and library equipment value per resident(Items 8 and 9) (11)Distribution of buildings,land,and items/equipment(Items 1 and 2) Tindale Oliver Collier County September 2016 9 Library Impact Fee Study Collier County I Library IF Update Study Credit Component To avoid overcharging new development,a review of the library capital expenditures from FY 2011 through FY 2015 that were funded with non-impact fee revenue sources was completed. The purpose of this review was to determine any potential revenues generated by new development,other than impact fees,that are being used or will be used to fund the expansion of capital facilities, land, and materials for the County's libraries program. This review suggests that historically Collier County used the General Fund and Grants/Trust Fund revenues to fund a portion of capacity expansion. As such, it is appropriate to provide a credit. Capital Expansion Expenditures Credit Table 6 summarizes the library related capital expansion projects between FY 2011 and FY 2015. The average annual capital expansion expenditure during this five-year period is$1.09 per resident(shown in Table 6). This figure is calculated by dividing the average annual total capital expenditure amount for the five-year period by the County's average population during the same time period. Table 6 Capital Improvement Credit Capital investmenel FY 201/ FY 2012 FY 2013 FY 2014 FY 2015 Total Grants/Trust Fund New Materials/Collection $251,870 $385,079 $498,033 $301,167 $296,942 $1,733,091 General Fund New Materials/Collection - $94,771 $118,999 $183,342 $74,645 $471,757 Total Capital Expansion Expenditures $2,204,848 Annual Capital Ex.ansion Expenditures $440,970 Average Po.ulation(2011-2015)(2) 404,413 Annual Capital Expansion Expenditures per Person $1.09 (1) Source: Collier County Public Library Division and 2015 Annual Update&Inventory Report(AUIR) (2) Source:Appendix B,Table B-1.Average population over the 2011 to 2015 time period. Tindale Oliver Collier County September 2016 10 Library Impact Fee Study Collier County j Library IF Update Study Net Library Facilities Impact Cost The net impact fee per resident is the difference between the Cost Component and the Credit Component. Table 7 summarizes the calculation of the net library facilities impact cost per resident. As shown, the net impact cost per resident amount to$127. Table 7 Net Impact Cost per Functional Resident Calculation Step Impact Cost t Credits Impact Cost Total Impact Cost per Resident(1) $143.84 Impact Credit Average Annual Capital Improvement Credit(2) $1.09 Capitalization Rate 4% Capitalization Period(in years) 25 Capital Improvement Credit per Resident(3) $17.03 Net Impact Cost Net Impact Cost per Resident(4) $126.81 (1) Source:Table 5 (2) Source:Table 6 (3) The present value of the capital improvement credit per resident(Item 2)at a discount rate of 4 percent with a capitalization period of 25 years. (4) Total impact cost per resident (Item 1) less capital improvement crecit per resident(Item 3) Tindale Oliver Collier County September 2016 11 Library Impact Fee Study Collier County I Library IF Update Study Calculated Library Facilities Impact Fee Schedule The calculated library impact fee for each residential land use is presented in Table 8. The net impact cost per resident calculated in the previous section is applied to the average residents per unit by land use. The resulting total impact fee per dwelling unit ranges from $146 for retirement community/age-restricted homes to$377 for the single family homes of 4,000 square feet or greater. Table 8 Library Impact Fee Schedule Residential Land Use impact Residents Net Cost per Total Impact Current Percent Unit per Unit- Resident-' Feetai Adopted Fee'i Change• Single Family Detached: -Less than 4,000 square feet du 2.65 $126.81 $336.85 $315.04 7% -4,000 square feet or greater du 2.97 $126.81 $376.63 $349.31 8% Multi-Family du 126 $126.81 $159.78 $160.28 0% Mobile Home/RV(lied Down) du 2.13 $126.81 $270.11 $236.56 14% Retirement Community/Age-Restricted Single Family du 1.15 $126.81 $145.83 $349.31 -58% (1) Source:Appendix B,Table B-2 (2) Source:Table 7 (3) Source:Residents per unit(Item 1)multiplied by the net cost per resident(Item 2) (4) Source:Collier County Capital Project Planning, Impact Fees and Program Management Division (5) Percent change between the total impact fee(Item 3)and the current adopted fee(Item 4) Impact Fee Schedule Comparison As part of the work effort in updating Collier County's library facilities impact fee program, a comparison of the County's current and calculated library facilities impact fee schedules to fees schedules of other Florida jurisdictions was completed. Table 9 presents this comparison. As presented,Collier County's calculated fee is within the range of fees adopted by other Counties. Tindale Oliver Collier County September 2016 12 Library Impact Fee Study N f=":,' 1. ? } N O C ., pnJ : � � CO v td) O Ln b .., ` U U QJ u a N t1 a = +� :c_ rya wO (-) a g i _ m „ L i 1 c ii a c r 1 �_ ii mL y� R _c 8 > as Y kg 0 } O m 4 N 8it g N • - a ut u; V c c �_ ^^ v n o i' C a `� m z oN g 5 a O m o :a p u a) va- vr £ pry c U a �L m V RE> ,-I co m a fu a ;; v C ON a O en c o '71a u 14 « m p N �, - p O 7 :13cu 2 0 8r V 1 m O 0 d' O To O U_ a j0 triill 3 tJ Y C C CO Ya) ro 'C c • U01 T C O. E a -6 "c 8 25no o a 01 1.0 O « a 3 N c v a x !V • m c U: > I ro n3 a mco II 13 o m a a s in '0.1 _ x C:. til a C m ry C D E- ill a a c j W in _ i,7,,,liii aMc r E+113 :- -cs O l0 Umin L?. Vco g U ; O gO L. Ntr Qi 3 - o v ,1 If am .cil . m +,u `J _ - ' J o a a iII 111 C C > Cp UUHIII o ao Ec illE aaA III X � 1 cE t0c mc .a E o cco a c > v a oo c fO CL a •o a E 2 a c a o6 CI- -Cm c c c o m c *L n • o s m c ` �S c C C ti. a c p U 4g >. _ a2S c Y O « m _m a 0 yal - c U Y O > c.- a (9 m or'. o_ is m " v -ma s c v o 'x v- co U c c m U « u 4-• 4-, c XS C. V a O w _ O • (� Y.0 O tX ,> C j N 30 O= O _ p! LIU J c wv^i • Y a in C m a C 7 00 U +�+ O a +m+ p U U a d — G w 0 a C O 8 N a y ? b0 a N O U m 0 U in U O C C to OL co 'Lf �;' o • § > o o u > cc — - a E m Y u m > c c 3 a s ry a a ¢ c = �a o Y ra n + o m ° a v o m L O m -o ›. ami m `a > > a c t as r- u u `� a vs �n a a_ S c ; c_ _ L O O N - E , o y E v� c 3 CU ai ai ai ai ai ai ai ai ai ai di ai ai a u ,, E o 0 E E o a c -0 u u u u u u u u u u u u u u p L a • 2 a m LL = a 0 II 7 7 7 0 7 `3 7 7 E ` 7 'i 7 a E a a v y , °' a .c = 0 0 0 0 0 0 0 0 0 0 0 o 0 0 E Q a Q '.,�, .O d' Y 'O cn cn v1 vs cn v7 cn in N (A Li) !n N N co Y t o C 3 Oa u in 2 in 2 2 ,1 N m cr v� to r` co al o ,--i N .-i H `,-- H cn Collier County I Library IF Update Study Appendix A Building and Land Value Analysis - Supplemental Information Collier County j Library IF Update Study Appendix A This appendix provides the data and information on building and land value estimates. Building Values In determining the appropriate unit cost for building construction, the following analyses were conducted: • A review of any recent bids or estimates in Collier County; • A review of recently built libraries in other Florida jurisdictions; • Insurance values of existing libraries; and • Discussions with architects regarding library construction costs in Collier County. Collier County is planning to expand and renovate the Headquarters' Library. Although expansion time frame is not yet determined at this time,the estimated cost for the expansion portion is$275 per square foot. The current insurance values of the existing libraries is$210 per square foot for buildings only and $325 for buildings and contents. When material and equipment value estimated in this study($40 per square foot as shown in Table 4)is excluded,the net insurance value amounts to$280 per square foot. Insurance values are considered to be conservative estimates since not all components of a building need to be insured. The library costs observed in other jurisdictions ranged from $230 per square foot to $300 per square foot. Discussions with architects indicated that a range of$250 per square foot to$300 per square foot is a reasonable estimate. Given that the insurance values tend to be conservative and does not include costs associated with foundation, site preparation, and permitting fees, etc., a unit cost of$300 per square foot is found to be a reasonable estimate. Table A-1 provides a summary of this analysis. Tindale Oliver Collier County September 2016 A-1 Library impact Fee Study Collier County I Library IF Update Study Table A-1 Summary of Construction Cost Estimate Cost per Source Date Square Foot Headquarters Library Expansion Cost Estimate 2015 $274 Insurance Values: -Bldgs Only 2014 $210 -Bldgs and Contents 2014 $323 - Bldgs and Contents Less Library Material and Equipment 2014 $282 Library Cost in Other Florida Jurisdictions 2014-2015 $230-$300 Architects Estimates 2015 $250-$300 Used in the Study $300 Land Values In order to determine land value for future library land purchases, the value of the parcels where existing libraries are located as well as land value in areas where future libraries are expected to be built were evaluated. Libraries are typically built in residential areas, although a smaller portion tends to be in commercial areas. It is likely that future libraries will be located in the eastern and southern parts of the county. An evaluation of the vacant residential versus commercial land values for 1-to 10-acre parcels in areas east versus west of County Road 951 resulted in an average land value of $20,000 per acre to $80,000 per acre for residential land uses, and $300,000 per acre to $400,000 per acre for commercial land uses. This information is presented in Table A-2. Tindale Oliver Collier County September 2016 A-2 Library Impact Fee Study Collier County I Library IF Update Study Table A-2 Land Value Estimates (1 to 10-acre parcels) Location Year Land Use Cost per Acre Average Count Vacant Land Sales: -East of CR 951 2012-2015 Residential $27,594 621 -West of CR 952 $119,320 142 - East of CR 951 — 2012-2015 Commercial $336,890 9 -West of CR 952 $480,218 27 Vacant Land Values: - East of CR 951 $15,060 4,599 West of CR 952 2015 Residential $77,669 555 - East of CR 951 2015 Commercial $193,894 109 -West of CR 952 $294,329 118 Used in the Study: -East of CR 951 2015 Residential $20,000 N/A -West of CR 952 $80,000 N/A -East of CR 951 2015 Commercial $300,000 N/A -West of CR 952 $400,000 N/A Source: Collier County Property Appraiser For the purposes of impact fee calculations, a conservative ratio of 10 percent is used for commercial location and 25 percent for west of County Road 951. As presented in Table A- 3, applying these percentages to the estimated land values presented in Table A-2 results in a combined land value of approximately$64,000 per acre,which is found to be a reasonable estimate for the impact fee calculation purposes. This estimate is also within the range of value of properties where existing facilities are located ($4,000 per acre to $655,000 per acre), based on the information included in the Property Appraiser's database. Tindale Oliver Collier County September 2016 A-3 Library Impact Fee Study Collier County I Library IF Update Study Table A-3 Weighted Land Value Weighted by Distribution by Weighted Residential«' Commercial('' Land Value e{Zi Land UsArea''' (ai per Acre East of CR 951 $20,000 $300,000 $48,000 $36,000 West of CR 951 $80,000 $400,000 $112,000 $28 000 Distribution by Land Use(5) 90% 10% Land Value Used in the Study $64,000 (1) Source: Table A-1 (2) For each area,residential versus commercial values are weighted by distribution by land use(Item 7) (3) Estimated (4) Land value weighted by land use(Item 2)weighted by distribution by area(Item 3) (5) Estimated Tindale Oliver Collier County September 2016 A-4 Library Impact Fee Study Collier County I Library IF Update Study Appendix B Population - Supplemental Information Collier County I Library IF Update Study The library facilities impact fee program requires the use of population data in calculating current levels of service and to be consistent with the population utilized in the County's comprehensive planning and Annual Update and Inventory Report (AUIR) process. This impact fee study considers not only the resident or permanent population of the County,but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak season population will be used in all population estimates and projections. Peak season population projections were provided by Collier County's Comprehensive Planning Division. Table B-1 presents the population trends for Collier County. The projections indicate that the population of Collier County is projected to increase by 34 percent between 2015 and 2034. Tindale Oliver Collier County September 2016 13-1 Library Impact Fee Study Collier County I Library IF Update Study Table B-1 Collier County Peak Season Population Estimates&Projections Peak Season Population Year Percent Countywide Change 2000 309,511 - 2001 325,159 5.06% 2002 341,954 5.17% 2003 359,191 5.04% 2004 374,384 4.23% 2005 386,668 3.28% 2006 396,310 2.49% 2007 400,027 0.94% 2008 399,532 -0.12% 2009 399,979 0.11% 2010 387,184 -3.20% 2011 392,180 _ 1.29% 2012 398,107 1.51% 2013 403,435 1.34% 2014 410,297 1,70% 2015 418,048 1.89% 2016 425,979 1.90% 2017 434,060 1.90% 2018 442,295 1.90% 2019 450,685 1.90% 2020 458,670 1.77% 2021 466,233 1.65% 2022 473,920 1.65% 2023 481,734 1.65% 2024 489,677 1.65% 2025 497,236 1.54% 2026 504,399 1.44% 2027 511,666 1.44% 2028 519,037 1.44% 2029 526,514 1.44% 2030 533,638 1.35% 2031 540,396 1.27% 2032 547,239 1.27% 2033 554,170 1.27% 2034 561,188 1.27% Source:Collier County Comprehensive Planning Division Tindale Oliver Collier County September 2016 B-2 Library Impact Fee Study Collier County ( Library IF Update Study Apportionment of Demand by Residential Unit Type and Size The residential land uses to be used in the library facilities impact fee calculations include the following: • Single Family(Detached) • Multi-Family • Mobile Home/RV (Tied Down) Table B-2 presents the number of residents per housing unit for the residential categories identified above in Collier County. This analysis includes all housing units,both occupied and vacant. To address fairness and equity issues between land uses, the single family land use is tiered based on two categories of square footage: less than 4,000 square feet and 4,000 square feet or greater. To accommodate the tiering of impact fee assessments for the single family residential land use category, an analysis was completed based on housing unit size and persons per housing unit, comparing nationwide averages to those of Collier County. This analysis utilized national data from the 2013 American Housing Survey (AHS) and data from the 2013 American Community Survey(ACS) to examine this relationship. Table B-2 Residents per Housing Unit Ratio to the Avg Residents/ Housing Housing Type Population; Population per Housing Unitsll p Housing Unit- Units' t Single Family Detached 244,190 91,056 2.68 -Less than 4,000 sf 11% 297 -4,000sforgreater 111% 2.97 Multi Family 121,440 96,353 1.26 Mobile Home/RV(Tied Down) 22,868 10,725— 2.13 Retirement Community/Age-Restricted Single Familyisi N/A N/A 1.15 Weighted Ave rage 388,498 198,134 1.96 (1) Source:2013 American Community Survey(ACS),Table B25033(adjusted for peak seasonal population) (2) Source:2013 American Community Survey(ACS),Table DP04 (3) Ratios developed based on persons per housing unit data derived from the 2013 American Housing Survey (4) Population(Item 1)divided by housing units(Item 2) (5) Calculated as the weighted average residents per housing unit of single family detached and multi-family homes,multiplied by the ratio of people per housing unit of units occupied by those age 55 and above to all homes based on information provided by the National Household Travel Survey(59%) Tindale Oliver Collier County September 2016 8-3 Library Impact Fee Study Collier County General Government Buildings Impact Fee Update Study DRAFT Report • cdrcer County Prepared for: Collier County 2800 Horseshoe Drive N. Naples, FL 34104 ph(239)252-8192 July 8,2016 Tindale Oliver 1000 Ashley Drive, Suite 400 Tampa, FL 33602 ph (813).224-8862,fax(813)226-2106 Tindale Oliver planning I ile,;gp enCinaerinq July 8, 2016 Ms. Paula Fleishman Capital Project Planning, Impact Fees and Program Mgmt. Division Collier County 2800 Horseshoe Drive N. Naples, FL 34104 Re: Collier County Government Buildings Impact Fee Draft Report Dear Ms. Fleishman: Enclosed is the Draft Technical Report of the Collier County Government Buildings Impact Fee Update Study, for your review. We will finalize our report upon receipt of County's comments. Meanwhile,if you have any questions or comments concerning this report,please do not hesitate to contact me or Nilgun Kamp. Sincerely, Steven A.Tindale, P.E., AICP President AMP www.IindateutIver.(UM L_.4111,111,f. IUUti I•I 1fIt 01q,�. I_:,.it.11_ f t I ' �,r.62 1 lt;f ;I lni, Collier County I Government Buildings IF Update Study Collier County Government Buildings Impact Fee Update Study Table of Contents INTRODUCTION 1 FACILITY INVENTORY 2 SERVICE AREA AND POPULATION 3 LEVEL OF SERVICE 4 COST COMPONENT 5 CREDIT COMPONENT 6 NET GOVERNMENT BUILDINGS FACILITIES IMPACT COST 9 CALCULATED GOVERNMENT FACILITIES IMPACT FEE SCHEDULE 10 IMPACT FEE SCHEDULE COMPARISON 12 APPENDIX A: Collier County Government Buildings Inventory APPENDIX B: Population—Supplemental Information APPENDIX C: Building and Land Value Analysis-Supplemental Information Tindale Oliver Collier County July 2016 i Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Introduction Government buildings impact fees are used to fund capital construction and expansion of government services related land and facilities required to support the additional government service demand created by new growth. Collier County's government buildings impact fee was last updated in 2010. To comply with the technical study update requirements of the impact fee ordinance and to ensure that the government buildings impact fee is calculated based on the most recent and local data,the County retained Tindale Oliver (TO) to conduct an update study. This report presents the results of the Government Buildings Impact Fee Update Study for the County and will serve as the technical support document in updating the government buildings impact fee ordinance. There are several major elements associated with the update of the government buildings impact fee. These include: • Facility Inventory • Service Area and Population • Level of Service • Cost Component • Credit Component • Net Government Buildings Impact Fee Cost • Calculated Government Buildings Impact Fee Schedule • Impact Fee Schedule Comparison These various elements are summarized in the remainder of this report. Tindale Oliver Collier County July 2016 1 Government Buildings Impact Fee Study Collier County J Government Buildings IF Update Study Facility Inventory The government buildings inventory includes facilities that are primarily for the provision of essential court and county services and do not include any of the buildings included in the calculation of other impact fees or buildings that were funded with user fees. According to information provided by the Collier County Facilities Management Division, Collier County has 1.3 million square feet of general government building space. This includes the square footage of both primary and support buildings. Support facilities are defined as facilities without air-conditioning, or facilities that are unlikely to be occupied by personnel. In addition, the County also leases approximately 32,000 square feet of space for general government services. For the purposes of impact fee calculations, the leased space is not included in the inventory and new development is not charged for it in the impact fee. Table 1 shows a summary of the government buildings inventory and the current value of buildings and land. As presented, the inventory includes a total of 854,000 square feet of primary building space and 443,000 square feet of support space. A detailed summary of the County's entire general government building inventory can be found in Appendix A,Table A- 1. Table 1 Summary of Building Inventory Building Value Total Building Building Type Land Square Feettit per Square Foott�1 &land Value ; Primary Buildings 853,756 $275 $234,782,900 Support Buildings 443,152 $80 $35,452,160 Total 1,296,908 $270,235,060 Allocated Acreage(4) 94.92 Land Value per Acre(5) $160,000 $15,187,200 Total Building and Land Valu&6l $285,422,260 (1) Source:Appendix A,Table A-1 (2) Building values are determined primarily by insurance values,discussions with architects,and other available information. Appendix C provides a detailed explanation of unit costs. (3) Square feet(Item 1)multiplied by the building value per square foot(Item 2) (4) Source:Appendix A,Table A-2 (5) Land value per acre is determined through an evaluation of the land values where existing facilities are located as well as future facility locations. Appendix C provides a more detailed explanation of the land value per acre. (6) Sum of building and land value Tindale Oliver Collier County July 2016 2 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study An important part of the impact fee calculates involves estimating the current value of the capital assets. As shown in Table 1, primary buildings are estimated to cost$275 per square foot while support buildings are estimated to cost $80 per square foot. The building value estimates are based on a review of recently built or planned government buildings in Collier County, insurance values of the existing inventory, and discussions with architects currently working within Collier County. A more detailed explanation of building value estimates can be found in Appendix C. In order to determine the value of land component of government buildings, land values of the existing inventory and the land values in areas where future planned facilities are likely to be located were reviewed. Both the recent sales and the value of vacant land as reported by the Collier County Property Appraiser were evaluated to determine the differentiation in land values in different parts of the county. In addition, land use characteristics of existing government buildings were evaluated. This analysis resulted in average land value of $160,000 per acre, and is explained further in Appendix C. Service Area and Population Government buildings and services are provided by Collier County in all areas of the county. Therefore,the proper benefit district for government buildings is the entire county. The government buildings impact fee program requires the use of population data in calculating current levels of service and performance standards. To accurately determine demand for public building facility services and to be consistent with the population utilized in the County's comprehensive planning and Annual Update and Inventory Report (AUIR) process,this impact fee study considers not only the resident or permanent population of the County, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak season population will be used in all population estimates and projections, unless otherwise noted. Peak season population projections were provided by Collier County's Comprehensive Planning Division. For more information regarding population figures, see Appendix B. Tindale Oliver Collier County July 2016 3 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Level of Service Table 2 presents the calculation of the existing LOS for government buildings within Collier County. It should be noted that the County is still paying off debt service on several recently constructed buildings. The existing LOS based on buildings that are paid for is approximately 1.49 square feet per peak resident, which is slightly lower than the adopted LOS standard of 1.70 square feet shown in the County's 2015 Annual Update and Inventory Report (AUIR). The achieved LOS figure represents the existing community's investment into government buildings while the adopted LOS standard that are also shown in Table 2, represents the service level intended going forward. Given that the achieved LOS based on owned buildings is slightly lower than the adopted LOS standard, the achieved LOS is used for impact fee calculation purposes, which results in a more conservative impact fee. While the 2015 LOS for all owned buildings is 2.04 square feet per peak resident, in order to calculate the government buildings facilities impact fee,the LOS,or square feet per functional resident must be calculated. Table 2 also illustrates the calculation of the current LOS using the total functional residents within Collier County. The current LOS of primary government building space is 2.19 square feet per functional resident. Table 2 Current Level of Service (Per Peak Season and Functional Resident) Year`2015 Calculation Step Peak Functional Y r _ 9.r00a331 9r' S�' eco Population(�) 418,048 390,674 Total Square Footage of Primary Buildings(�) 853,756 853,756 LOS(Square Feet per Resident)131 2.04 2.19 Owned Square Footage of Primary Buildings(4) 623,242 623,242 LOS(Owned Square Feet per Resident)Isl 1.49 1.60 Adopted LOS Standard (Square feet per Resident)(6) 1.70 1.82 (1) Source:Appendix B,Tables B-1 and B-7 (2) Source:Table 1 (3) Total square footage of primary buildings(Item 2)divided by population(Item 1) (4) Owned building square footage is calculated as the portion of the owned total asset value to the total asset value times the total square feet of all primary buildings. (5) Total square footage of owned primary buildings(Item 4)divided by population(Item 1) (6) Source: Collier County 2015 Annual Update and Inventory Report (AUIR) for peak population. Figure in terms of functional population is calculated by adjusting the adopted standard(1.7)based on the ratio of peak to functional population(Item 1) Tindale Oliver Collier County July 2016 4 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Cost Component The cost component of the study evaluates the cost of capital items, including buildings and land. As mentioned previously, a portion of the government buildings was funded through bond/commercial paper issues. The debt service on some of these issues is being paid with impact fee revenues. As such,the outstanding principal associated with debt service that will be paid with impact fee revenues is subtracted from the total inventory value to ensure that the new development is not charged twice for the same facility. Table 3 provides a summary of all capital costs, which amounts to $244 per square foot of government building space. The cost per square foot figure is calculated by taking the net buildings and land value divided by the total building square footage of primary building space. Table 3 also provides the distribution of asset value by asset type for future indexing calculations in accordance with the indexing methodology adopted by the County. Table 3 Total Capital Asset Value Percent A Item Figure TOtatl(s) Total Land Value(1) $15,187,200 5% Total Building Value(2) 270 235 060 95% Total Capital Asset Value13l $285,422,260 100% Less: Portion Not Paid for{4) $77,349,469 Net Buildings and Land Value(5) $208,072,791 Total Building Square Footage(Primary Buildings)I6I 853,756 Total Capital Value per Square Foot(7) $243.71 (1) Source:Table 1 (2) Source:Table 1 (3) Sum of land and building values(Items 1 and 2) (4) Source:Office of Management and Budget (5) Total capital asset value(Item 3)less portion not paid for(Item 4) (6) Source:Table 1 (7) Net buildings and land value(Item 5)divided by total building square footage(Item 6) (8) Distribution of land and building values(Items 1 and 2) Tindale Oliver Collier County July 2016 5 Government Buildings Impact Fee Study Collier County Government Buildings IF Update Study Total Impact Cost per Functional Resident Table 4 presents the unit cost for the impact fee analysis. This unit cost was calculated as the total capital cost of $244 per square foot multiplied by the LOS of 2.19 square feet per functional resident. As shown in the following table,the total impact cost per resident is$534 for general government buildings. Table 4 Total Impact Cost per Functional Resident Component Figure Total Capital Asset Value per Square Foott�1 $243.71 LOS(Square Feet per Functional Resident)12> 2.19 Total Capital Asset Value per Functional Resident(3) $533.72 (1) Source:Table 3 (2) Source:Table 2 (3) Total capital asset value per square foot(Item 1) multiplied by the LOS (Item 2) Credit Component To avoid overcharging development for the government buildings impact fee, a review of the capital funding of government buildings was conducted. The purpose of this review was to determine any potential revenue credits that should be considered for revenues generated by new development that could be used for capital facility expansion or land purchase for government buildings. This review suggested that the County has issued bonds for some of the capacity expansion projects. Debt Service Credit Any outstanding bond issues related to government buildings expansion will result in a credit to the impact fee. Collier County funded the Transportation Building and Domestic Animal Control Building through bonds. The Domestic Animal Control building is being paid with strictly General Fund dollars while the Transportation Building is being paid with funds from the Road and Bridge Operating Fund, which receives funds mostly from the General Fund (approximately 82 percent). Outstanding bond issues related to government buildings expansion expenditures are presented in Table 5. Tindale Oliver Collier County July 2016 6 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study The debt service credit is calculated by determining the present value of the total payments related to the remaining portion of the bond issues and then dividing it by the average annual functional population estimated over the remaining life of the bond issue. The resulting credit for government buildings debt is $13 per functional resident. Because the General Fund includes ad valorem tax revenues, a credit adjustment is made to account for the fact that new homes tend to pay higher property taxes per dwelling unit. This adjustment factor was estimated based on a comparison of the average taxable value of homes built over the past five years to that of all homes. As shown, the adjusted debt service credit is $18 per resident, which is used in the calculation of residential impact fees. 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C 't 't -0 LL LL 6) a -O LL V V a O O N Q _° p ,n .�, 1J1 •- 3 't y E , O� 400 v' O. 0 D CU C C +� 34 a' C ) 0 0 3 _ 'O 0 0 ) r, O Ec c is p ° 3 7 v) in a s a Q a I- n t -0 >- o 0 F`- H Io- a° a .. < a a H ,--I N rn er In � 00 C P F- Collier County I Government Buildings IF Update Study Net Government Buildings Impact Cost The net impact fee per functional resident is the difference between the Cost Component and the Credit Component. Table 6 presents the calculation of the net government buildings impact cost per functional resident. The first section of Table 6 shows the total impact cost per functional resident of$534. The second section shows revenue credits for the government buildings impact fee of approximately$18 per resident in the case of residential land uses and $13 per resident for non-residential land uses. The net impact cost per functional resident (third section of the table) is the difference between the total impact cost per resident and the total revenue credit per resident. The result is a net impact cost of$516 per resident in the case of residential land uses and $521 per resident for non-residential land uses. Table 6 Net Impact Cost per Functional Resident Impact Cost/Credit Element Per Functional Resident Impact Cost Total Impact Costil) $533.72 Revenue Credit Debt Service Creditl2i - Residential Land Uses $17.51 -Non-residential Land Uses $13.12 Net Impact Cost(3) -Residential Land Uses $516.21 -Non-residential Land Uses $520.60 (1) Source:Table 4 (2) Source:Table 5 (3) Total impact cost (Item 1) less total debt service credit (Item 2) Tindale Oliver Collier County July 2016 9 Government Buildings Impact Fee Study Collier County ( Government Buildings IF Update Study Calculated Government Buildings Impact Fee Schedule An updated government buildings impact fee schedule was developed for residential and nonresidential land uses and is illustrated in Table 7. The calculated fee is approximately 30 percent higher than adopted fee due to the changes in the cost and credit variables. The remaining difference in fees is due to the changes to the demand component since 2010. Table 7 Calculated Government Buildings Impact Fee Schedule Net Impact Functional Current Fee per Percent LUC Land Use Impact Unit Population Adopted Functional Chan ei4l Coefficienti'i Resident,,, Feehi g Residential: Single Family Detached 210 -Less than 4,000 sf du 1.81 5934.34 $766.12 22% -4,000 sf or greater du 2.03 $1,047.91 $847.96 24% 220/222/ Multi-Family 230/232 du 0.86 $443.94 $3:•:.48 14% 240 Mobile Home J RV(Tied Down) du 1.45 $748.50 $572.86 31% 251 Retirement Community/Age-Restricted Single Family du 0.79 $407.81 $766.12 -47% Transient.Assisted,Group: 310/311 Hotel room 0.81 $421.69 $290.87 45% 320 Motel room 0.76 $395.66 $271.15 46% 253 Assisted Living Facility(ALF) _ du 1.01 $525.81 5322.42 63% 620 Nursing Home bed 1.05 $546.63 $282.98 93% Recreational: 416 RV Park site 0.50 $260.30 $211.99 23% 420 Marina berth 0.19 $9a91 $74.93 32% 430 Golf Course 18 holes 19.44 $10,120.46 $7,634.52 33% n/a Bundled Golf Course 18 holes 5.83 $3,035.10 $7,634.52 -60% 444 Movie Theater screen 5.98 $3,113.19 $2,348.65 33% n/a Dance Studios/Gyms 1,000sf 2.22 $1,155.73 $962.33 20% Institutions: 520 Elementary School(Private) student 0.06.. $31.24 $23.66 32% 522 Middle School(Private) student 0.07 536.44 $27.60 32% 530 High School(Private) student 0.08 $41.65 $31.55 32% 540 University/Junior College with 7,500 or fewer students student 0.10 $52.06 $39.44 32% 550 University/JuniorColiege with more than 7,500 students student 0.07 536.44 $27.60 32% $223.82 per 560 Church seat 0.03 515.62 1,000sf N/A 565 Day Care student 0.05 $26.03 $19.72 32% 610 Hospital 1,000sf 1.37 $713.22 5608.36 17% Office: Office 6,000sf or less 1,000sf 1.00 $520.60 $558.07 -7% Office 6,001-100,000sf 1,000sf 1.19 $619.51 $516.65 20% 710 Office 100,001-200,000sf 1,000sf 1.01 $525.81 5404.26 30% Office200,001-400,000sf 1,000sf 0.85 $442.51 $345.10 28% Office greater than 400,0004 1,000sf 0.77 5400.86 $314.53 27% 720 Medical Office/Clinic 10,000sf or less 1,000sf 1.14 $593.48 5675.41 -12% Medical Office/Clinic greater than 10,000 sf 1,000sf 1.66 $864.20 $675.41 28% 770 BusinessPark(FlexSpace) 1,000sf 0.96 5499.78 $388.48 29% Tindale Oliver Collier County July 2016 10 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Table 7 (continued) Calculated Government Buildings Impact Fee Schedule Net Impact Functional , Current LUC Land Use Impact Unit Population Fee per Adopted Percent Functional Chan eitl Coeffictentfu Resident"' feeg Retail: 814 Specialty Retail 1,000sf 1.69 $879.81 $663.57 33% Retail 6,000 gsf or less 1,000gsf 2.45 $1,275.47 $962.33 33% Retail 6,001-25,000:sf 1,000 gsf 31,275.47 $962.33 33% Retail 25,001-50,000 gsf 1,000gsf $1,275.47 $962.33 33% Retail 50,000-100,000 gsf 1,000 gsf 2.45 31,275.47 $966.28 32% 820 Retail 100,001-150,000 gsf 1,000gsf 2.45 $1,275.47 $883.45 44% Retail 150,001-200,000:sf 1,000:sf 2.39 $1,244.23 $1,079.67 15% Retail 200,001-400,000gsf 1,000gsf 2.34 $1,218.20 $918.95 33% Retail 400,001-600,000:sf 1,000: f 2.32 $1,207.79 $958.39 26% Retail 600,001-1,000,000 gsf 1,000gsf 2.17 $1,129.70 $950.50 19% Retail greater than 1,000,000 gsf 1,000gsf 2.09 $1,088.05 $820.35 33% 841 New/Used Auto Sales 1,000sf 1.47 $765.28 $671.46 14% 849 Tire Su.erstore ba 1.34 $697.60 $526.52 32% 850 Supermarket 1,000sf 2.05 $1,067.23 $804.57 33% 851 Convenience Market(24 hour 1,000sf 5.47 $2,847.68 $2,120.88 34% Convenience Store w/Gas Pumps 4or less fuel positions fuel pos. 4.35 $2,264.61 $1,708.73 33% 5.6 fuel positions fuel pos. 3.70 $1,926.22 $1,708.73 13% 853 7-8 fuel positions fuel pos. 3.29 $1,712.77 $1,708.73 0% 9-10 fuel positions fuel pos. 2.94 $1,530.56 $1,708.73 -10% 11-12 fuel positions fuel pos. 2.75 $1,431.65 $1,708.73 -16% 13 or more fuel positions fuel pos. 2.59 $1,348.35 $1,708.73 -21% 862 Home Improvement Su•erstore 1,000sf 1.81 $942.29 $699.07 35% 681 Pharmacy/Drug Store with and wo/Drive-Thru 1,000sf 1.96 $1,020.38 $758.23 890 Furniture Store 1,000sf 0.24 $124.94 $94.65 32% 911 Bank/Savings Walk-In 1,000sf 2,23 51,160.94 $1,009.66 15% 912 Bank/Savings Drive-In 1,000sf 2.28 $895.28 33% 931 Low-Turnover Restaurant seat 0.22 $86.76 32% 932 High-Turnover Restaurant seat 0.27 $140.56 $106.48 32•% 934 Fast Food Rest.w/Drive-Thru 1,000sf 8.90 $4,633.34 $3,538.75 31% 941 Quick Lube service bay 1.16 $603.90 $455.53 33% 944 Gasoline/Service Station fuel pos. 1.91 $994.35 $777.95 28% 947 Self-Service Car Wash service bay 0.87 $452.92 $239.59 89% 948 Automated Car Wash 1,000sf 1.76 1111110E $632.02 45% n/a Luxury Auto Sales 1,000sf 1.03 $536.22 $435.81. 23% Industrial: 110 Light Industrial 1,000sf 0.69 $359.21 $271.15 32% 140 Manufacturing 1,000sf 0.50 $260.30 $271.15 -4% 150 Warehousing 1,000sf 0.28 $145.77 $271.15 -46% 151 Mini-Warehouse 1,000sf 0.06 $31.24 $27.60 13% (1) Source:Table B-8 for residential land uses and Table B-9 for non-residential land uses (2) Source: Net impact cost per functional resident from Table 6 is multiplied by the functional population coefficient for each land use (3) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division. The current impact fee rate shown for the 6,001-to 100,000-square feet office category is the average of the 6,001 to 50,000 sf and 50,001 sf to 100,000 sf groupings($558.07 and$475.25) (4) Percent change from the net impact fee per functional resident(Item 2)and the current adopted fee(Item 3) Note: N/A indicates a different unit Tindale Oliver Collier County July 2016 11 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Impact Fee Schedule Comparison As part of the work effort in updating Collier County's government buildings impact fee program, a comparison of government buildings impact fee schedules was completed for other Florida counties. Table 8 presents this comparison. Tindale Oliver Collier County July 2016 12 Government Buildings Impact Fee Study .. - O l.0 .n 0 .o .-i -0 to 4 j > 10 r � M 00 N in. ,-1 N CO .- N 'a o a- v-1 v? c O VI 03 oN o\' c a m U a C u on a aur E i Ii --u, a .L 0 CO .-1 V1 (t) (I)a 131) a 0 clU .•-1 m In 4 3 c u C 4-4 O •7 (6 C Q ON S pCA >' In OD G U a3 co ? C_ 7 01 N N 10 En > C 03 C 3 .6) 42 � � aa _ t '_ apo I.O. i!? if} ? v C . o N S CO C . a v ..- o c a) L to 01 10 Ne-1 .-•-1 .--1 tl a) N > os eu = 0 N o vmi � w l7 C o 0 00` U0) a) •L Q. O 9 u as c L CO u ^ C 0. ui > C u N n m 4-1 N ONO ro 7 4-1 O L a -. 44 C U N QJ ON N Nv. H .O o\° Oe. Ou O. c O `l O o .� 7 Cd'.R1 co '6 t N Y i.... .-1 .aC w m �n m ` a ac (O o 5 m m n In > III Ma) 14 v vV)i V) °D• c a M to CO 41. c▪ p N a)a u u >> ar u m .Q f0 u a) bp L N c-1 CO Q. lD .•-I CO 1n CO a aL t c N a m n CI m c CbD 3 -C N C O o tn/} VN4 tin vO1i +°n° in- S d L.L. mEciJ o CO y o g u O } Q v ti ba ›" ▪ C YC CO a". c C C v a) Tf Ti 3 W C to Q C -f? 4''tit �= _ d m O ui n m '� o a) c v1 E . 03 qu - a.+CU d- o v} vt 1f r-i c-i v 4- .� tS a not Ct. CO co TS y U �a o g th crs vF v c a CY on In CI ,n C C .., 1n N L' N CON N a) C C a) 4'' ••C .. M. CU u vo ooam E ? � us . -_, _ _ �,.� c T, , O 1n cu C a C Lg 0 0 0 0 0 E yo > c w ora ;. . Qp pp po Qp pp D O a 0 c N a) p Q G b O O O O 1 u+ a.' >. 0) O E Y C .. Z .--i .-•i .-i .--i' m p a) c E o2f a aci o CO _, T O 7 ro aD `^ u c E 0-.c_ > al >- a) o a) C a do O _ ' ys.. Q i6 OE 0 ICD O ro pO vi _ c C a) N d o 0 O. U .1,., d. Io •C 7 mao co c bD > -n m CD c o u 0 c 3 a t° CUo u C u° `° o N L O. L C co O. D 7 o v= C J' O v- ,-- 1. a y 7 14 O) a) O v, c Y U 4•••• 1 c a L > C c E (O 7 c G o O N •f0 o v c Ia v FIO U U 4 cn U O > o a V O u O E b o g o -o N j-0 u u u U 43.1 c •` C a Q l0 {- N Il i� v .Ln vi 0O `O 7 7 '3 7 7 (O '•c O) W a N .c O 0 0 0 0 .•-; CO 10 •1 u u — ,C LL 30 ' 'O CO V) V) V1 N V) c C En CO N •0 C .L11 C O m w y m O c - V a in Z 0ctCO It v Ni m u1 0 n CO CO .-i I— Collier County I Government Buildings IF Update Study Appendix A Collier County Government Buildings Inventory Table A-1 Government Buildings Inventory(Primary) Name of Structure-Primary Buildings Square Feet1t1 Golden Gate Government Services Center 6,090 Immokalee Government Center 10,495 Immokalee Health Department(CHSI) 14,778 Immokalee Barn(Floors 1&2) 14,530 Immokalee Transportation Building 3,358 Medical Examiners Office 13,238 Building"B" Human Resources 7,160 Building"D" PWED 8,388 Building"C-1"-"C-2"Tax Collector and Supervisor of Elections 30,753 Building"F"(Floors 1-8) 89,966 Building"G" Purchasing 5,569 Building"H"Health (Floors 1-3) 54,160 Building"L"Courthouse(Floors 1-6,Mezz.) 148,533 Building"L-1" Courthouse Annex 137,984 Building"W"General Services(Floors 1-2) 31,054 Animal Control Administration 8,933 Animal Control Sally Port 6,727 Immokalee Animal Control Office 164 Marco Tax Collector 2,699 Transportation Headquarters 33,542 CAT Operations 32,144 Immokalee Code Enforcement Building 1,994 BCC Fleet Management 41,316 North Collier County Government Services Center 14,000 Emergency Services Center 57,274 Agriculture Building 13,361 Supervisor of Elections 7,000 Property Appraiser/Elks Lodge 27,566 New Supervisor of Elections Building 30,980 TOTAL(Primary Buildings) 853,756 Tindale Oliver Collier County July 2016 A-1 Government Buildings Impact Fee Study Table A-1(continued) Government Buildings Inventory(Support) Name of Structure-Support Buildings Square Feet 800 MHz Generator Building 238 Animal Control Kennel 1-3 11,847 Animal Control Stable 3,159 Immokalee Animal Control Kennel 1,572 Immokalee Radio Tower Shed 16 Road&Bridge Shed 102 Road& Bridge Fuel Island 818 Building"K"Chiller Building 5,520 800 MGHZ Generator 368 Electric Substation"A" 824 Electric Substation"B" 1,088 Parking Garage#2(Courthouse Annex) 410,302 Fuel Island/Canopy 3,600 Generator/Fuel Tank 127 Fuel Tanks and Slab 1,557 County Barn 800 MGHZ Repeater Building 64 BCC Fleet Wash Rack 1,950 TOTAL(Support Buildings) 443,152 (1) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division Tindale Oliver Collier County July 2016 A-2 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Table A-2 Collier County Government Buildings Inventory(Acreage) Square Total Square Total Acres par1+000SI.of land. Name of Structure Address (Allocated Feetf1i - Footage onSitem Acres SldgSpatgr�i`. ACM) isJ Golden Gate Government Services Center 4715 Golden Gate Parkway 6,099 76,498 12.91 0.169 1.029 Immokalee Government Center 1065.1st Street 10,495 23,042 7.42 0.322 3.379 Immokalee Health Department(CH51) 419 N.1st Street 14,778 29,513 10.00 0.339 5.010 Immokalee Barn(Floors 1&2) 425 Sgt.Joe Jones Road 14,530 8.791 Immokalee Transportation Building 550 Stockade Road 3,358 2.032 800 MGHZ Generator Bldg. 312 Stockade Road 238 0.144 Immokalee Animal Control Kennel 405 Sgt.Joe Jones Road 1,572 0.951 69,135 41.81 0.605 Immokalee Animal Control Office 405 5gt.Joe Jones Road 164 0.099 Immokalee Radio Tower Shed 312 Stockade Road 16 0.010 Road&Bridge Shed 402 Stockade Road 102 0.062 Road&Bridge Fuel Island 402 Stockade Road 818 0.495 Medical Examiners Office 3838 Domestic Avenue 13,238 13,238 2.00 0.151 2.000 Building"B"Human Resources 3301 E.Tamiami Trail 7,160 0.215 Building"C-1,""C-1 Addition","C-2,""C-2 Addition"Tax Collector&Supervisor of Elections 3301 E.Tamiami Trail 30,753 0.923 'Building"0"PWED 3301 E.Tamiami Trail 8,388 0.252 Building"F"Administration(Floors 1-8) 3301 E.Tamiami Trail 89,966 2.699 Building"0"Purchasing 3301 E.Tamiami Trail 5,569 0.167 Building"H"Health(Floors 1-3) 3301 E.Tamiami Trail 54,160 1,491,521 45.28 0.030 1.625 Building"L"Courthouse(Floors 1-6,Mezz.) 3301 E.Tamiami Trail 148,533 4.456 Building'W"General Services(Floors 1-2) 3301 E.Tamiami Trail 31,054 0.932 Building"K"Chiller Building 3301 E.Tamiami Trail 5,520 0.166 Electric Substation"A" 3301 E.Tamiami Trail 824 0.025 Electric Substation"8" 3301 E.Tamiami Trail 1,088 0.033 Building"1-1"Courthouse Annex '3301 E.Tamiami Trail 137,984 4.140 Parking Garage#2(Courthouse Annex) 3301 E.Tamiami Trail 410,302 410,302 9.51 0.023 9.510 i Fuel Island/Canopy 2897 County Ram Road 3,600 0.418 Generator/Fuel Tank 2897 County Barn Road 127 0.015 Fuel Tanks and Slab 2897 County Barn Road 1,557 0.181 800 MGHZ Generator 2901 County Barn Road 368 82,847 9,63 0.116 0.043 BCC Fleet Management 2901 County Barn Road 41,315 4.793 County Barn 800 MGHZ Repeater Building 2901 County Barn Road 64 0.007 BCC Fleet Wash Rack 2901 County Barn Road 1,950 0.226 Animal Control Administration 7610 Davis Boulevard 8,933 2.617 Animal Control Sally Port '7610 Davis Boulevard 6,727 32,178 44 0.293 1.971 9. Animal Control Kennel 1-3 7610 Davis Boulevard 11,847 3.471 Animal Control Stable 7610 Davis Boulevard 3,159 0.926 Marco Tax Collector 1040 Winterberry 2,699 2,699 0.49 0.182 0.490 Transportation Headquarters 2885 Horseshoe Dr 5 33,542 33,542 2.46 0.073 2.460 CAT Operations lex-Mon randeDealership) 8300 Radio Road 32,144 32,144 10.04 0.312 10.040 Immokalee Code Enforcement Building 310Alachua Street 1,994 1,994 0.20 0.100 0.200 North Collier County Government Services Center 2335 Orange Blossom Drive 14.000 56,401 7.63 0.135 1.890 Emergency Services Center 8075 Lely Cultural Pkwy 57,274 154,388 20.00 0.130 7.446 Agriculture Building 147001mmokalee Road 13,361 N/A N/A N/A N/A Supervisor of Elections 3300 Santa Barbara Blvd. 7,000 N/A N/A N/A N/A Property Appraiser/Elks Lodge 3950 Radio Road 27,566 27,566 6.74 0.245 6.740 New Supervisor of Elections Building ,3750 Enterprise Ave. 30,980 30,980 1.84 0.059 1.840 TOTAL I I 1,296,908) 94.919 (1) Square footage of the indicated facility. Source: Collier County Capital Project Planning, Impact Fees and Program Management Division (2) Square footage of all buildings on the parcel. Source: Collier County Capital Project Planning, Impact Fees and Program Management Division and Collier County Property Appraiser (3) Source: Collier County Property Appraiser (4) Acres(Item 3)divided by total square footage on site(Item 2)multiplied by 1,000. (5) Acres per 1,000 sf of building space (Item 4) multiplied by square footage of the building (Item 1)divided by 1,000. Tindale Oliver Collier County July 2016 A-3 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Appendix B Population - Supplemental Information Collier County I Government Buildings IF Update Study The government buildings impact fee program requires the use of population data in calculating current levels of service and to be consistent with the population utilized in the County's comprehensive planning and Annual Update and Inventory Report (AUIR) process. This impact fee study considers not only the resident or permanent population of the County, but also the number of seasonal residents and visitors as well. Therefore,for purposes of this technical analysis, the peak season population will be used in all population estimates and projections. Peak season population projections were provided by Collier County's Comprehensive Planning Division. Table B-1 presents the population trends for Collier County. The projections indicate that the population of Collier County is projected to increase by 34 percent between 2015 and 2034. Tindale Oliver Collier County July 2016 B-1 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Table B-1 Collier County Peak Season Population Estimates&Projections Peak Season Population Year Percent Countywide Change 2000 309,511 - 2001 325,159 5.06% 2002 341,954 5.17% 2003 359,191 5.04% 2004 374,384 4.23% 2005 386,668 3.28% 2006 396,310 2.49% 2007 400,027 0.94% 2008 399,532 -0.12% 2009 399,979 0.11% 2010 387,184 -3.20% 2011 392,180 1.29% 2012 398,107 1.51% I 2013 403,435 1.34% 2014 410,297 1.70% 2015 418,048 1.89% 2016 425,979 1.90% 2017 434,060 1.90% 2018 442,295 1.90% 2019 450,685 1.90% 2020 458,670 1.77% 2021 466,233 1.65% 2022 473,920 1.65% 2023 481,734 1.65% • 2024 489,677 1.65% 2025 497,236 1.54% 2026 504,399 1.44% 2027 511,666 1.44% 2028 519,037 1.44% 1 2029 526,514 1.44% 1 2030 533,638 1.35% 2031 540,396 1.27% 2032 547,239 1.27% 2033 554,170 1.27% 2034 561,188 1.27% Source:Collier County Comprehensive Planning Division Tindale Oliver Collier County July 2016 B-2 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Apportionment of Demand by Residential Unit Type and Size The residential land uses to be used for the government buildings impact fee calculations include the following: • Single Family(Detached) • Multi-Family • Mobile Home/RV(Tied Down) Table B-2 presents the number of residents per housing unit for the residential categories identified above in Collier County. This analysis includes all housing units, both occupied and vacant. To address fairness and equity issues between land uses,the single family land use is tiered based on two categories of square footage: less than 4,000 square feet and 4,000 square feet or greater. To accommodate the tiering of impact fee assessments for the single family residential land use category, an analysis was completed based on housing unit size and persons per housing unit, comparing nationwide averages to those of Collier County. This analysis utilized national data from the 2013 American Housing Survey (AHS) and data from the 2013 American Community Survey(ACS)to examine this relationship. Table B-2 Residents per Housing Unit Housing . Ratio to the Ave Residents/ HousingTypePopulationl" , Population per Housing Units") reg ■. Single Family Detached 244,190 91,056 2.68 -Less than 4,000 sf 99% 2.65 -4,000 sf or greater 111% 2.97 Multi Family 121,440 96,353 1.26 Mobile Home/RV(Tied Down) 22,868 10,725 2.13 Weighted Average 388,498 198,134 1.96 (1) Source:2013 American Community Survey(ACS),Table B25033(adjusted for peak season population) (2) Source:2013 American Community Survey(ACS),Table DP04 (3) Ratios developed based on persons per housing unit data derived from the 2013 American Housing Survey (4) Population(Item 1)divided by housing units(Item 2) Tindale Oliver Collier County July 2016 B-3 Government Buildings Impact Fee Study Collier County Government Buildings IF Update Study Functional Population For government building facilities, this study uses functional population as the demand component,which distributes the cost associated with the availability of government building facilities among various land uses based on the density of people at each land use throughout the day. Functional population, as used in the impact fee analysis, is a generally accepted methodology for several impact fee areas and is based on the assumption that demand for certain facilities is generally proportional to the presence of people at a land use, including residents, employees, and visitors. It is not enough to simply add resident population to the number of employees,since the service-demand characteristics can vary considerably by type of industry. Functional population is the equivalent number of people occupying space within a community on a 24-hour-day, 7-days-a-week basis. A person living and working in the community will have the functional population coefficient of 1.0. A person living in the community but working elsewhere may spend only 16 hours per day in the community on weekdays and 24 hours per day on weekends for a functional population coefficient of 0.76 (128-hour presence divided by 168 hours in one week). A person commuting into the county to work five days per week would have a functional population coefficient of 0.30 (50-hour presence divided by 168 hours in one week). Similarly,a person traveling into the community to shop at stores, perhaps averaging 8 hours per week, would have a functional population coefficient of 0.05. Functional population thus tries to capture the presence of all people within the community, whether residents, workers, or visitors, to arrive at a total estimate of effective population needed to be served. This form of adjusting population to help measure real facility needs replaces the population approach of merely weighting residents two-thirds and workers one-third (Nelson and Nicholas 1992). By estimating the functional and weighted population per unit of land use across all major land uses in a community, an estimate of the demand for certain facilities and services in the present and future years can be calculated. The following paragraphs explain how functional population is calculated for residential and non-residential land uses. Tindale Oliver Collier County July 2016 B-4 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Residential Functional Population Developing the residential component of functional population is simpler than developing the non-residential component. It is generally estimated that people spend one-half to three- fourths of their time at home and the rest of each 24-hour day away from their place of residence. In developing the residential component of Collier County's functional population, an analysis of the County's population and employment characteristics was conducted. Based on this analysis, it was estimated that people, on average, spend 16.4 hours, or approximately 68 percent, of each 24-hour day at their place of residence and the other 32 percent away from home. This analysis is presented in Tables B-3 and B-4. Table B-3 Collier County Population& Employment Characteristics Item/Calculation Step Figure Workers who live and work in Collier County(2010)(�) 121,530 Workers who live in Collier County but work elsewhere(2010)(I) 10,293 Total workers living in Collier County(2) 131,823 Collier County Census Population(2010)131 321,520 Total workers as a percent of population141 41.0% School age population(5-17 years) (2010)151 45,811 School age population as a percent of population(6) 14.2% Population net of workers and school age population(7) 143,886 Other population as a percent of total population(8) 44.8% (1) Source:CTPP 5-Year Data Set(2006 to 2010) (2) Sum of workers who live and work in Collier County and workers who work elsewhere but live in Collier County (3) Source:2010 U.S.Census (4) Total workers(Item 2)divided by population(Item 3) (5) Source:2010 U.S.Census (6) Total school age population(Item 5)divided by 2010 population(Item 3) (7) Population(Item 3)less total workers(Item 2)and school age population(Item 5) (8) Population net of workers and school age population(Item 7)divided by 2010 population(Item 3) Tindale Oliver Collier County July 2016 B-5 Government Buildings Impact Fee Study Collier County 1 Government Buildings IF Update Study Table B-4 Residential Coefficient for Functional Population Hours at Percent of Effective Pop.Group Residence`-'1 Population"-1 Hoursj31 Workers 13 41.0% 5.3 Students 15 14.2% 2.1 Other 20 44.8% 9.0 Total Hours at Residence'41 16.4 Residential Functional Population Coefficientlsl 68.3% (1) Source:Estimated (2) Source:Table B-3 (3) Hours at residence(Item 1)multiplied by percent of population(Item 2) (4) Sum of effective hours(Item 3) (5) Total hours at residence(Item 4)divided by 24 The resulting percentage from Table B-4 is used in the calculation of the residential coefficient for the 24-hour functional population. These actual calculations are presented in Table B-6. Non-Residential Functional Population Given the varying characteristics of non-residential land uses, developing the estimates of functional residents for non-residential land uses is more complicated than developing the estimates of functional residents for residential land uses. Nelson and Nicholas originally introduced a method for estimating functional resident population, now used internationallyt. This method uses trip generation data from the Institute of Transportation Engineers' (ITE) Trip Generation Manual and Tindale Oliver's Trip Characteristics Database, information on passengers per vehicle, workers per vehicle, length of time spent at the land use, and other variables. Specific calculations include: • Total one-way trips per employee(ITE trips multiplied by 50 percent to avoid double counting entering and exiting trips as two trips). • Visitors per impact unit based on occupants per vehicle(trips multiplied by occupants per vehicle less employees). • Worker hours per week per impact unit(such as nine worker-hours per day multiplied by five days in a work week). Arthur C.Nelson and James C.Nicholas,"Estimating Functional Population for Facility Planning,"Journal of Urban Planning and Development 118(2):45-58(1992). Tindale Oliver Collier County July 2016 B-6 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study • Visitor hours per week per impact unit(visitors multiplied by number of hours per day times relevant days in a week, such as five for offices and seven for retail shopping). • Functional population coefficients per employee developed by estimating time spent by employees and visitors at each land use. Table B-5 shows the functional population coefficients for residential and non-residential land uses in Collier County. The functional population coefficients in Table B-5 were used to estimate the County's functional population in Table B-6. Tindale Oliver Collier County July 2016 B-7 Government Buildings Impact Fee Study C 0 Y U N •.. G1 i (U LL r = N 4' 0 t6 2c L d d d d d d .y d d d w O 4 W E yf" C a2 u E v 8 8 8 8 8 5 8 8 8 8 a n N N N V\ ,C n vi W N = ../ d m p r a 4 ° C w C o n O O p n •' y-; 41 E E a g E E 8 8 8 8 8 8 8 8 8 e A' 3 r v a o ei ci o d ri d ad ri ° ..cg N ;"-if g 'i N ° m tai m 3 « e y 0 a s n _ w £ E w 2 W d LT. u N C m m m v CU u ft-9. m. w .g., o `Qo 0 0 o v a Y .a m E Z ✓ ti .. .. P. .J . h d m r E, 3 a• Y U c y.. a F nr ,u, o 0 c N 'c _ o 5r0 m' u u V• `" m m m m r' ;4 ".4 ;', 7-,i' ..7: ti ffi u a ry n r X P n_u u C .k n Co_ r .. .4 .4 .a .i .I .1 .{1 w o e `� n w A . f. e w :• ,12 a s r _ 4 F .; = °� E $ ` 111 tO ' 65 a •o` .`NR o - w = v o E m 3 3 c CO w w .`°m 1.• °E m .- c u • 0. ti n N' w a u a c. ,n c • Z w CI) 0 = n � � .: .4o .4 � � 0. o gmSG8G ^ " EL. x mm9i = E " m 71 d a, g rya 0 3 = P E C p E a u I _ T ° a a ° a o V o U w n w ro m a i'- a.w s o0 8 ."'. 8 2 9 8 ^ m a 3 :: `9i, rmi, 8 m w• 8 _4,, ';. .-;-o 4 N £ m E T E 4.1 M ori H ni w; N ri A .4 ._ o ° Z N E J, • w m o - e a• ° vri .o • w v m .4i `7' 3 „c i, Q v E 5 v. ° _ r °, 3 '.. o = LL E. °' _'11 �>e a ", a > n- cck N cc ^L^,, 4 c� 8 8 8 8 8 8 8 8 v I w 9 d § § 1 ' E g a ' 2 n E•'w c E cuW }C o\ of of of of of a; 0 e h .4 v N 1 4.O •. a N w, O c d wj rV O O N O O ._ _ O. •. 4 .. O 12 (a,. .27._._u„ E ri $ " d'rya arg ' `Sc 9 aNt ` mi mt7 a. o i. r a d 'A RP Z N a v ° y . U uaa .. aP . — J ¢ o R o 2 o o a 2 2 > u ZF « iFm r «iun rr in Z mnZn E a > D. 0 ° nB v; g 9 •E 2 m i Z o=a W ,ff. N cyuu 'us EEEEu ° toA ano i '3 v-. _` o a o. n n m a F r s Er.. w .8 a u m 3 m E. a. nn'Y %F a, a 8 cLL ^ d LL N 9 •E d m Z' el .. .. 'F. . v E .1= E c 01 E o v E u s > i' �.+ 0. o w > > > >av o E n u 3 p N o .. u0 C i u�Y y Y Y y _u aNc ` --` f ` u r= W A r. u � aavu3cu ,� Q.«�, a� oc � o }•' aY €EWim > dE ¢ vmro 0, 1--4 n ,4 a F ., p V w aV s c,_ 4 c m L $ , p o r m r u iJ o a o o a n n n c $ °' E E `a n el g ° u ' 9. u a 17 p m b '" a n u u a c r0 .113, 0“ .. % d v • 'n a � r c l° E . $8 N R oN d a 9 s t E o m c a g n E o E w c„ d w :2 ' G G o nI = £ S a a 3 a 8 8 �- E o =1 my 3 a E `°' o o d ' a n ° w v a 2 3 N = f' ‘7.11 c N n V V U V V V p a £ C K o p m _'m .n y p_ E a H n « P c o m , 4 I-__-•` r= r r r r r m E m u N .i .-4 a .. o t` a C a z u E 3 g1 LL A t°.S =N z u° l' ,-, =o .o n m m t u G Q u to SW 113 ral o v T o U i' iz: = Collier County I Government Buildings IF Update Study Table B-6 Functional Population—Year 2015 Population,Category Collier County Functional Resident Functional Baseline Data''' Coefficient‘" Population' 2015 Peak Season Population 418,048 0.683 285,527 Employment Category Natural Resources 7,848 0.379 2,974 Construction 14,244 0.271 3,860 Manufacturing 3,579 0.270 966 Transportation,Communication,and Utilities 5,184 0.271 1,405 Wholesale Trade 4,305 0.271 1,167 Retail Trade 22,620 1.173 26,533 Finance,Insurance,and Real Estate 33,794 0.292 9,868 Services 90,723 0.568 51,531 Government Services 13,768 0.497 6,843 Total Employment by Category Population(4) 105,147 2015 Total Functional Population(s) 390,674 (1) Source:Table B-1 for population and 2015 Woods&Poole for employment data (2) Source:Table B-5 (3) The functional population is Collier County baseline data (Item 1) multiplied by the functional resident coefficient(Item 2) (4) The total employment population by category is the sum of the employment figures from the nine employment categories(e.g., natural resources,construction,etc.) (5) The total functional population is the sum of the residential functional population (285,527) and employment functional population(105,147) Table B-7 presents the County's annual functional population figures from 2000 through 2034, based on the 2015 functional population figure from Table B-6 and the annual population growth rates from the population figures previously presented in Table B-i, Tindale Oliver Collier County July 2016 B-9 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Table B-7 Collier County Functional Population (2000-2034) Functional Year Population Projections 2000 289,313 2001 304,068 2002 319,880 2003 335,874 2004 349,981 2005 361,530 2006 370,568 2007 373,903 2008 373,529 2009 373,903 2010 361,938 2011 366,643 2012 372,143 2013 376,981 2014 383,390 2015 390,674 2016 398,097 2017 405,661 2018 413,369 2019 421,223 2020 428,805 2021 435,666 2022 442,637 2023 449,719 2024 456,915 2025 463,769 2026 470,262 2027 476,846 2028 483,522 2029 490,291 2030 497,155 2031 503,618 2032 510,165 2033 516,797 2034 523,515 Source: Table B-6 for 2015 functional population figure and Table B-1 for annual growth rates Tindale Oliver Collier County July 2016 B-10 Government Buildings Impact Fee Study Collier County Government Buildings IF Update Study Functional Residents by Specific Land Use Category When a wide range of land uses impact services, an estimate of that impact is needed for each land use. This section presents functional population estimates by residential and non- residential land uses. Residential and Transient Land Uses As previously mentioned, the average number of persons per housing unit in Collier County was calculated for the single family, multi-family, and mobile home/RV land uses, based on information obtained from the American Community Survey (ACS). Besides the residential land uses,the table also includes transient land uses, such as hotels, motels, nursing homes, and adult living facilities (ALF). Secondary sources, such as the local Convention and Visitors Bureau (CVB) and the Florida Department of Elderly Affairs, are used to determine the occupancy rate for hotels, motels, and nursing homes land uses. As mentioned before, different functional population coefficients must be developed for each of the impact fee areas to be analyzed. For residential and transient land uses,these coefficients are displayed in Table B-8. Non-Residential Land Uses A similar approach is used to estimate functional residents for non-residential land uses. Table B-9 reports basic assumptions and calculations, such as trips per unit, trips per employee, employees per impact unit, one-way trips per impact unit, worker hours, occupants per vehicle trip, visitors (patrons, etc.) per impact unit, visitor hours per trip, and days per week for non-residential land uses. The final column in the tables shows the estimated functional resident coefficients by land use. These coefficients by land use create the demand component for the government buildings impact fee program and will be used in the calculation of the cost per unit for each land use category in the government buildings impact fee schedule. 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Building Values In determining the appropriate unit value for buildings,the following analysis was conducted: • A review of recently built or planned government buildings in Collier County; • Insurance value of the existing inventory; and • Discussions with architects. Over the past five years, the County purchased a building for the Supervisor of Elections at a cost of$480 per square foot, including land and building value. The County's Annual Update and Inventory Report (AUIR) estimated the unit cost for government buildings at $346 per square foot in 2015. During the 2010 study,the value of primary buildings was estimated at$270 per square foot. Applying Engineering News Records Building Cost Index for the cost changes between 2010 and 2015 resulted in a unit cost of$298 per square foot. The insurance values of existing primary buildings ranged from $208 per square foot for building only to$224 per square foot for buildings and contents. It is important to note that insurance values are considered to be a conservative estimate because the value of the foundation and other more permanent parts of the structure tends to be excluded since they would not have to be rebuilt if the structure is damaged or lost. Industry architects estimated the cost of building general government buildings at a range of $250 per square foot to$300 per square foot. Given this data and information, building cost for primary buildings was estimated at $275 per square foot. The value of support facilities was estimated at $80 per square foot, based primarily on insurance values. These costs reflect all costs related to constructing buildings (such as design,construction,site preparation,etc.)with the exception of land purchase. This information is summarized in Table C-1. Tindale Oliver Collier County July 2016 C-i Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Table C-1 Government Buildings Total Building Value per Square Foot Facility Source Year Cost per Square Foot County Estimate for Future Buildings AUIR 2015 $346 Adjusted 2010 Building Cost ENR Building Index 2015 $298 Current Value of Primary Buildings Insurance Reports 2015 $208-$224 Current Value of Support Buildings Insurance Reports 2015 $80 General Government Buildings Industry Architects 2015 $250-$300 Used in the Study: -Primary Buildings $275 -Support Buildings $80 Land Values In order to determine land value associated with government buildings, the following information was evaluated: • Current value of land where government buildings are located; • Land value in areas where future government buildings are likely to be located; • Vacant land sales analysis; and • Land use characteristics of areas where government buildings are located. It is likely that future government buildings will be located in the eastern parts of the county. An evaluation of the vacant residential versus commercial land values for 1 to 10-acre parcels in the area east of County Road 951 resulted in an average land value of$20,000 per acre for residential land uses, and $300,000 per acre for commercial land uses. This information is presented in Table C-2. Tindale Oliver Collier County July 2016 C-2 Government Buildings Impact Fee Study Collier County I Government Buildings IF Update Study Table C-2 Land Value Estimates East of CR 951(1 to 10-acre parcels) Location Year Land Use 5per Acre Average Count Vacant Land Sales: - East of CR 951 2012-2015 Residential $27,594 621 Commercial $336,890 9 Vacant Land Values: East of CR 951 2015 Residential $15,060 4,599 Commercial $193,894 109 Used in the Study: -East of CR 951 2015 Residential $20,000 N/A Commercial $300,000 N/A Source: Collier County Property Appraiser Currently, approximately 30 percent of government buildings are located in residential areas while the remaining 70 percent are located in commercial areas. For the purposes of impact fee calculations, a more conservative ratio of 50 percent is used for commercial location. As presented in Table C-3,applying these percentages to the estimated land value in residential versus commercial areas results in a combined land value of approximately$160,000,which is found to be a reasonable estimate for the impact fee calculation purposes. This estimate is also within the range of value of properties where existing facilities are located ($4,000 per acre to $655,000 per acre), based on the information included in the Property Appraiser's database. Table C-3 Weighted Land Value Weighted is, Land Value Land_ , Land Use Distribution,- pi Value e perAcre; P r Act Residential 50% $20,000 $10,000 Commercial 50% $300,000 150 000 Land Value Used in the Study __— $160,000 (1) Reflects a conservative estimate of future land purchases by land use compared to the current distribution of 30%residential and 70%commercial (2) Source: Table C-2 (3) Distribution(item 1)multiplied by land value per acre(Item 2)for each land use and added Tindale Oliver Collier County July 2016 C-3 Government Buildings Impact Fee Study CO rl 111 N N V O O 0 Pi r C15 at 1,1 Z Co M (o N. o W N T M P M N w Pi W 61 69 N LL O LL N.w 0 0 0 0 M 0 a1 O O a a01 l CO N CO N .0 `Md' V' o M y N M a;N(O h (o M N < I" O $ d ' T CO CO N h V' V' 0 0 Ca 0 r0 CO 69 4:0 s. 69wEH (O niji ce 69 w 0 r 0 T a < < < 0 0 0 0 0 0 0 0 0 f� W C. Cq 1 '1 9 o V; 1... 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CI) CO (n N 'r r O M N h d' (ES V CO co (O a; O (b N Z T NF- CA CO 0) (p V 0 r M W CO M V' N w V Cl) N V CO m R M w C O 1...: w www N N V IX 69 Vi w 69 69 N 7 U CO C7 C ,_,'a '3 C)) m E UJ 11.1 (J C v u. .c d C a6 I- o C c G ZW Ca W A p 'C0 w CF r W ; oU aJ (nw liitCD -1 co 1- Collier County Law Enforcement Impact Fee Update Study DRAFT Report Col4ntyCoter ,,,,,,votk..„„erg, , , ,..... , __ Prepared for: Collier County 2800 Horseshoe Drive N. Naples, FL 34104 ph (239)252-8192 July 8,2016 Tindale Oliver 1000 Ashley Drive,Suite 400 Tampa, FL 33602 ph(813)224-8862,fax(813)226-2106 Tindale > OIiver 4,. ,t.. ,,,„„, 41101 July 8, 2016 Ms. Paula Fleishman Capital Project Planning, Impact Fees and Program Mgmt. Division Collier County 2800 Horseshoe Drive N. Naples, FL 34104 Re: Collier County Law Enforcement Facilities Impact Fee Draft Report Dear Ms. Fleishman: Enclosed is the Draft Technical Report of the Collier County Law Enforcement Facilities Impact Fee Update Study, for your review. We will finalize our report upon receipt of County's comments. Meanwhile, if you have any questions or comments concerning this report, please do not hesitate to contact me or Nilgun Kamp. Sincerely, 0-A4 77 Steven A.Tindale, P.E.,AICP President IIes;J+fin n ,r ! woo o lih ,.:,i ��u: 'dai L��,: � t! .�:ir' 1. , ! Collier County I Law Enforcement IF Update Study Collier County Law Enforcement Impact Fee Update Study Table of Contents INTRODUCTION 1 FACILITY INVENTORY 2 SERVICE AREA AND POPULATION 6 LEVEL OF SERVICE 7 COST COMPONENT 8 CREDIT COMPONENT 9 NET LAW ENFORCEMENT IMPACT COST 13 CALCULATED LAW ENFORCEMENT IMPACT FEE SCHEDULE 14 IMPACT FEE SCHEDULE COMPARISON 17 APPENDIX A: Inventory Details APPENDIX B: Population—Supplemental Information APPENDIX C: Building and Land Value Analysis-Supplemental Information Tindale Oliver Collier County July 2016 i Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Introduction Law enforcement impact fees are used to fund capital expansion projects for law enforcement service related facilities, land, vehicles and equipment required to support the additional law enforcement service demand created by new growth. Collier County's law enforcement impact fee was last updated in 2010. To comply with the technical study update requirements of the impact fee ordinance and to ensure that the law enforcement impact fee is calculated based on the most recent and local data, the County retained Tindale Oliver (TO) to conduct an update study. This report presents results of the Collier County Law Enforcement Impact Fee Update Study and will serve as the technical support document in updating the law enforcement impact fee ordinance. There are several major elements associated with the update of the law enforcement impact fee. These include: • Capital Asset Inventory • Service Area and Population • Level of Service • Cost Component • Credit Component • Net Law Enforcement Impact Fee Cost • Calculated Law Enforcement Impact Fee Schedule • Impact Fee Schedule Comparison These various elements are summarized in the remainder of this report,with the result being the calculated law enforcement impact fee schedule. Tindale Oliver Collier County July 2016 1 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Facility Inventory According to information provided by the Collier County Facilities Management Division,the County has approximately 265,000 square feet of building space used to provide law enforcement services. As presented in Table 1, this figure includes 263,000 square feet of primary buildings and approximately 2,000 square feet of support space. Support facilities are defined as facilities without air-conditioning or space that is unlikely to be occupied by personnel. Inventory details are presented in Appendix A, Table A-1. An important part of the impact fee calculations involves estimating the current value of the capital assets. As shown in Table 1,the value of primary buildings are estimated at$300 per square foot while support buildings are estimated to cost$80 per square foot.The building value estimates are based on a review of recently built or planned law enforcement buildings, insurance values of existing facilities,and discussions with architects currently working within Collier County. A more detailed explanation of building value estimates can be found in Appendix C. In terms of estimating current land values, a review of the value of land where existing law enforcement facilities are located and land values in subareas of the county where future facilities are being planned was completed. In addition, land use characteristics of the areas where existing facilities are located were evaluated. Both vacant land sales and the current value of vacant parcels as reported by the Collier County Property Appraiser were evaluated to determine the differentiation in land values in different parts of the county and for different land uses. This analysis resulted in an average value of$160,000 per acre, and is explained further in Appendix C. Tindale Oliver Collier County July 2016 2 Law Enforcement Impact Fee Study Collier County Law Enforcement IF Update Study Table 1 Land and Building Inventory Building Value Total Building$e Building Type land Square Feet" per Square Land Value{3) Footttl Primary Buildings 263,171 $300 $78,951,300 Support Buildings 1,994 $80 $159,520 Total 265,165 $79,110,820 Allocated Acreage(4) 27.39 Land Value per Acre(5) $160,000 $4,382,400 Total Building and Land Valuei6l $83,493,220 (1) Source:Appendix A,Table A-1 (2) Building values are determined primarily by recent bids/estimates, insurance values, discussions with architects,and other available information. Appendix C provides a detailed explanation of unit costs. (3) Building value per square foot(Item 2)multiplied by square feet(Item 1) (4) Source:Appendix A,Table A-1 (5) Based on vacant land sales and other analyses,explained in detail in Appendix C. (6) Sum of total building value and land value In addition to the land and buildings inventory,the Collier County Sheriff's Office (CCSO) also has the vehicles and equipment to perform its law enforcement duties. Table 2 summarizes the equipment inventory. Equipment included in this list follows the State's definition of capital assets for all equipment except for weapons and tasers. Florida Statue 274 defines capital assets as items that have a minimum value of $1,000 and one year of useful life. Although weapons and tasers have an average value of less$1,000, the CCSO qualifies them as capital assets since they are considered sensitive material/equipment. As shown,the total equipment and vehicle asset inventory of Collier County amounts to$70 million. Tindale Oliver Collier County July 2016 3 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Table 2 Law Enforcement Equipment and Vehicle Inventory Equipment Item(1) Unitsl'I Unit Cost121 Total Cost(3) Aircraft 2 $390,933 $781,865 Aircraft Equipment 42 $29,952 $1,257,966 All Classes of Weapons 1,368 $156 $213,182 Boat Equipment 41 $6,641 $272,274 Boats 15 $34,098 $511,464 Books 1 $1,453 $1,453 Camcorder 4 $1,126 $4,502 Camera 140 $1,490 $208,588 Camera Equipment 52 $5,815 $302,371 Communication Equipment 71 $10,021 $711,526 Computer Software 121 $19,029 $2,302,553 Desktop Computers 70 $5,069 $354,830 Digital Camcorder 19 $1,959 $37,229 Digital Camera 37 $1,684 $62,302 Diving Equipment 24 $1,874 $44,985 Evidence Gathering 168 $5,652 $949,540 Furniture 102 $8,004 $816,447 Hand Tools 4 $1,808 $7,233 In-Car Video 454 $5,200 $2,360,800 Intangible Property 62 $12,428 $770,514 ITD 30 $1,866 $55,975 K-9 Dog 10 $7,751 $77,507 K-9 Dog Equipment 11 $1,562 $17,179 Lab Equipment 11 $6,558 $72,141 Laptop Computers 1,034 $4,100 $4,239,400 Lasers 79 $3,600 $284,400 Major Computer Equipment 236 $31,143 $7,349,806 Medical Equipment 657 $1,478 $971,101 Minor Appliances 8 $2,601 $20,808 Minor Communication Equipment 175 $8,473 $1,482,739 Minor Computerjrquipment 567 $3,383 $1,918,264 Minor Recording Equipment 29 $6,430 $186,473 Minor Recreation and Training Equipment 15 $6,219 $93,282 Mobile and Portable Radios 2,204 $4,137 $9,118,456 Night Vision 160 $2,303 $368,431 Office Equipment 98 $3,008 $294,828 Other Detection 64 $6,746 $431,713 Other ITD 3 $3,503 $10,508 Tindale Oliver Collier County July 2016 4 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Table 2(continued) Equipment Inventory Equipment ltemm Units(1) Unit Cost(21 Total Cost(3) OtherVehicles 45 $7,193 $323,683 Photo 5 $4,265 $21,326 Polygraph Equipment 4 $3,725 $14,900 Projector 16 $2,745 $43,923 Protection 89 $2,859 $254,490 Radars 552 $3,000 $1,656,000 Range Equipment 4 $6,776 $27,102 Recording Equipment 9 $1,830 $16,471 Recreation and Training Equipment 15 $6,393 $95,900 Security 37 $4,468 $165,333 Shop Machinery and Equipment 120 $5,092 $610,986 Special Operations/Specialty Equipment/ Miscellaneous Equipment 230 $4,296 $988,078 Specialty Vehicles 84 $21,358 $1,794,042 Tasers 460 $23 $10,425 Traffic Control 14 $19,954 $279,355 Traffic Equipment 17 $8,002 $136,036 Training Simulator 7 $5,856 $40,990 Utilities 3 $20,316 $60,947 Vehicles 924 $26,500 $24,486,000 Train/Weapons Simulator 24 $1,246 $29,902 Total 10,847-- $70,020,524 (1) Source: Collier County Sheriff's Office (2) Number of units(Item 1)divided by total cost(Item 3) (3) Source: Collier County Sheriff's Office Tindale Oliver Collier County July 2016 5 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Service Area and Population Although the CCSO has countywide jurisdiction and provides services countywide, law enforcement services are provided primarily in unincorporated areas of the county and in Everglades City. Other municipalities within Collier County have separate law enforcement agencies that have the primary responsibility of providing law enforcement services in these areas. Therefore, for impact fee calculation purposes, the primary benefit district for law enforcement is the unincorporated county and Everglades City, and the population figures are calculated for this area. The law enforcement impact fee program requires the use of population data in calculating current levels of service and performance standards. To accurately determine demand for law enforcement services and to be consistent with the population utilized in the County's comprehensive planning and Annual Update and Inventory Report(AUIR)process,this impact fee study considers not only the resident or permanent population of the County, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak season population will be used in all population estimates and projections, unless otherwise noted. Peak season population projections were provided by Collier County's Comprehensive Planning Division. For more information regarding population figures, see Appendix B. Tindale Oliver Collier County July 2016 6 Law Enforcement Impact Fee Study Collier County ( Law Enforcement IF Update Study Level of Service Based on the information provided by the County,Collier County's 2015 level of service(LOS) is 1.77 certified law enforcement officers per 1,000 peak residents. Table 3 presents the calculation of the existing LOS. While the 2015 LOS for is 1.77 officers per 1,000 peak residents, in order to calculate the law enforcement facilities impact fee, the LOS needs to be calculated in terms of officers per 1,000 functional residents. Table 3 also illustrates the calculation of the current LOS using the total functional residents within the service area. The current LOS of law enforcement facilities is 1.88 officers per 1,000 functional residents. These achieved LOS figures represent the community's investment into law enforcement infrastructure while the adopted LOS standards that are also shown in Table 3, represent the service level intended going forward. Given that the achieved LOS is slightly lower than the adopted LOS standard, the achieved LOS is used for impact fee calculation purposes, which results in a more conservative impact fee. Table 3 Current Level of Service (Per 1,000 Peak Season and Functional Residents) Year 2015 Calculation Step Peak Functional Population Population Population)�) 373,709 350,927 Number of Certified Officers(2) 660 660 LOS(Officers per 1,000 Residents)131 1.77 1.88 Adopted LOS Standard(Officers per 1,000 Resi dents)(4) 1.84 1.96 (1) Source: Appendix B,Tables B-1 and B-7 (2) Source: Collier County 2015 Annual Update and Inventory Report (3) Source: Officers(Item 2)divided by the population(Item 1)multiplied by 1,000 (4) Source: Collier County 2015 Annual Update and Inventory Report. LOS standard per peak population is converted to LOS standard per functional resident using the ratio of peak to functional population. Tindale Oliver Collier County July 2016 7 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Cost Component The cost component of the study evaluates the cost of capital items, including buildings, land, vehicles, and equipment. It should be noted that a portion of the law enforcement buildings was funded through bond/commercial paper issues. The debt service on some of these issues is being paid with impact fee revenues. As such, the outstanding principal associated with debt service that will be paid with impact fee revenues is subtracted from the total inventory value to ensure that the new development is not charged twice for the same facility. Table 4 provides a summary of all capital costs,which amounts to approximately$194,000 per law enforcement officer and $365 per functional resident. Table 4 also provides the distribution of asset value by asset type for future indexing calculations in accordance with the indexing methodology adopted by the County. Table 4 Total Capital Cost Percent of Item Figure 31) Total. Total Land Value(1) $4,382,400 2.9% Total Building Value{�) $79,110,820 51.5% Total Equipment Val ue(3) $70,020,524 45.6% Total Capital Asset Valuel4l $153,513,744 100.0% Less: Portion Not Paid for151 $25,431,176 Net Buildings, Land and Equipment Value161 $128,082,568 Number of Certified Police Officers17l 660 Total Capital Value per Officerl81 $194,064 LOS(Officers per 1,000 Residents)(9) 1.88 Total Capital Value per Resident1101 $364.84 (1) Source:Table 1 (2) Source:Table 1 (3) Source:Table 2 (4) Sum of land,building,and equipment values(Items 1,2,and 3) (5) Source:Collier County Office of Management and Budget (6) Total capital asset value(Item 4)less portion not paid for(Item 5) (7) Source:Table 3 (8) Net buildings, land and equipment value (Item 6) divided by the number of certified police officers(Item 7) (9) Source:Table 3 (10)Total capital value per officer(Item 8)multiplied by the LOS(Item 9)divided by 1,000 (11)Distribution of land,building,and equipment asset values(Items 1,2,and 3) Tindale Oliver Collier County July 2016 8 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Credit Component To avoid overcharging development for the law enforcement impact fee, a review of the capital financing program for law enforcement services was completed. The purpose of this review was to determine any potential revenue credits that should be considered for revenues generated by new development that could be used for capital facilities, land, and vehicle/equipment expansion for the law enforcement program. Capital Expansion Expenditures Credit The review of the capital expansion expenditures for FY 2010 to FY 2014 was completed based on information provided by the CCSO. Table 5 summarizes the capital expansion expenditures over the five-year period previously mentioned. The annual capital expansion expenditures for law enforcement services was divided by the average annual population during the same time period. As shown, the total annual capital expansion credit amounts to approximately$3 per functional resident. Tindale Oliver Collier County July 2016 9 Law Enforcement Impact Fee Study o v H in m i u1 N to a N mto r {>. to m N ,-1 m N. in m N . CO . t1 u. c m 73 O1 ,-1 m N C11 m CO Cr, n M^ r-1 • 3 ci cr Ol n re !di 00 00' .4 O .-1 M 1. 0 N m t/9• N N ,9 O 00 m Q ,-i to O ' N 41 th t�/1- N VI 4J} 4.4 in, NI in, 0in1��}} l M O u 0 e6 E F33 i u1 O O oO M 00 O <i 00 00.1 tin 00 N N i/? 000 00 L W N C C I e".{ M In. CO in t.0 N NN epi .30p EE N In tn• tn. th VI- i11- 'I.4 LC) O y U U. 4-- C W 0 0 0 0 10to 0 0'0 0 0 0 e-N m In tn• th In r, h 4.4 'VI-in. tn. tif)- 0 r. Ln po in cr t 4.n.N } LL O O [f Ln 00O O Cr, ,1 •7 n LU 4.0 VI Tr 4.0 u1 0NO O .�-1 N N CR 143M .--i 00 co- N N rei tri O' .. O 00 d 0 � epi In 01 ON iN/1. t? 03 tJ• IMn• CFI E • N th th tl} th In 44, I. LL 7 C ++ O Lo IP C o m ,-N W O u1 O O N O t0 01 Q. CO mCO CT) tnrn `ntnmtn o� o U1 W e`�.i i.4 1N/) M LU In N .-1 N a dJ u1 in if). h in. o CO 0 a O N V} 4.4 .1.4N O ai CO C '14,4H ,C u- c 0. xm W O p 00 Ln et § 000100 0 In = p— 01 COC ej. VI CU CO N th th In "Cl v to 0 > CU -43 Cl 3 > > row zs at L 4, 0. y LL C Y CD M 0) 0'0 001 c Q 0y v -15 40 C d w 0 3 w `- 0 E 01 C C01 0.1 y +�. 0 O >. r ': c U. Q) 4-- to r-- 4-- N C Q +, E I c c o a u a m O a c +' +, •5 E w Q a x cu - d 3 C a aci C w ° x x 0 W ,n >. ;� -0_ a 3 �. E . E c a' Lu W O C +y �o L. v CD p'l CL O W Q y t 'C C7 s. 0 m fri fl' ' to rL0 to +' ` t N c al R U uCO _ x i 13 �O 0 j m 0) v C C y a _ 0 u ,0 t0 _ v iv l0 0. c E o t✓ E z o Q ` uxJ > > NYa o fl o Q `w 3 a U m c n •t- a o� v °' io c c S v �; Q 06 .�' °� E c C>_ > Q u o CO u O to m ai V ro E w '� ° o v) ar R m op -1 E - C v CU `"i N C p v E 6 CU U � ,c u 'u c V ,- � LI Ini to U u < RI N O = N O W '-_ 4- tom+ O co CI ".. 'cG3 0 > > c I C ?' ✓ ly a U 0 L. 0 0 = 0. Vt to it > r a a s T't N M -t to r 1- Collier County I Law Enforcement IF Update Study Debt Service Credit Any outstanding bond issues related to law enforcement facilities expansion will also result in a credit to the impact fee. Collier County funded both the Sheriff's CID Building and Sheriff's Administration Office expansion through debt service. The debt service is being paid with revenues from the General Fund. Outstanding bond issues related to law enforcement facility expansion expenditures are presented in Table 6. The impact fee credit is calculated by determining the present value of the total payments related to the bond issue that remain and then dividing it by the average annual population estimated over the life of the bond issue. The resulting credit for law enforcement facilities- related debt is$8 per functional resident. Because the General Fund includes ad valorem tax revenues, a credit adjustment is made to account for the fact that new homes tend to pay higher property taxes per dwelling unit. This adjustment factor was estimated based on a comparison of the average taxable value of homes built over the past five years to that of all homes. As shown, the adjusted debt service credit is$12 per resident, which is used in the calculation of residential impact fees. Tindale Oliver Collier County July 2016 11 Law Enforcement Impact Fee Study 44. cc M coo c "1:o 4.4 1 ti 0 (f)3 a h L a) C ++ a) LL LY G CO .....13 U L O. ;n U a. Oy Y c El v ai U E c t a") >v CO ;O „4 ,r 0 rc 3 m -a o a w M a c c aC - O• U. Q c a m 2 a E v Q O 0j 0 m VQj a E 4- 9. CC II oo Q W O -' ++ _ 0 C N rr1 O .E L r` ,J' .0 c m O o a C co a m a 0.. '' -75 ; a E Z3 4 c v +. .4-,4, o a) N E an U Ua p *' utr) C co d C v- F ima + Ln A) Q0 ? 0 ..0 '-73 a) O N .O i -- , LL 7 L E C ,- .c - U C v aN al r0 4.) LL O C a U)) E O Jo N C N 0 L -ca a G v > 3 ro E > m e c m a a. x �. aoa C C C ra -fa +- ro c a , " � > > c -13 E .0 n a m .n E I'D E c to an -D -a v a r. O Z. a s a CO' a o CU `t _ t - - Cr.. a s '> > X a Q v '0 111 " 0fp IA o 10 mc..- a C ! aO N �' N C C cll x4.0 n c co L m o u Q E- oCC .N Ecua) o E s Q "a C O O a ..-4-' V) L a) +.4 van N io CO w a Ul ON ra 7) v m 0 O a) n a -0 v 3 131 a °2i °} a v " H E a o U Q .- a O •a co 3 cw v ° X CL o 0co 3 3 cu 2 d v ?1H 6 ._ a N d > o a1 . YO ) V c a a= ccE c ° V a)LLEaLL a ` i a .O O O .> LO w <n CO E r' V, 701- 6 " a) 4Y ao o 0 00 I c • p3 3 ov.) v) a _ < a1- rn 03 N � ' • a .c ` o - O csj n o Q Q a H �Nm�n��m H -, Collier County F Law Enforcement IF Update Study Net Law Enforcement Impact Cost The net impact fee per functional resident is the difference between the cost component and the credit component. Table 7 presents the calculation of the net law enforcement impact cost per functional resident. Table 7 Net Impact Cost per Functional Resident Per Functional Impact Cost/Credit Element Resident Impact Cost Total Impact Cost111 $364.84 Revenue Credit Capital Improvement Credit(2) $2.83 Capitalization Rate 4% Capitalization Period(in years) 25 Total Capital Improvement Credit(3) $44.21 Debt Service Credit(4) - Residential Land Uses $11.71 -Non-residential Land Uses $8.39 Total Revenue Credit151 -Residential Land Uses $55.92 -Non-residential Land Uses $52.60 Net Impact Cost(6) -Residential Land Uses $308.92 -Non-residential Land Uses $312.24 (1) Source:Table 4 (2) Source:Table 5 {3) Average annual capital improvement credit (Item 2) for a capitalization rate of 4%over 25 years (4) Source:Table 6 (5) Sum of total capital improvement credit (Item 3) and debt service credit(Item 4) (6) Total impact cost(Item 1)less total revenue credit(Item 5) The first section of Table 7 shows the total impact cost per functional resident of$365. The second section shows a revenue credit for the law enforcement impact fee of $56 per resident for residential land uses and$53 per resident for non-residential land uses. The net impact cost per functional resident (third section of the table) is the difference between the total impact cost and the total revenue credit per resident. These figures result Tindale Oliver Collier County July 2016 13 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study in a net impact cost per resident of$309 for residential land uses and$312 for non-residential land uses. Calculated Law Enforcement Impact Fee Schedule The law enforcement impact fee schedule developed for residential and nonresidential land uses is presented in Table 8. The calculated fee is approximately 45 percent higher than the current adopted fee due to the changes to the inventory, cost and credit components. The remaining differences reflect the changes in the demand component since 2010 as well as new land use categories or units. Tindale Oliver Collier County July 2016 14 Law Enforcement Impact Fee Study Collier County 1 Law Enforcement IF Update Study Table 8 Calculated Law Enforcement Impact Fee Schedule Net lmpaCt Functional Current 'UC land Use Impact Unit Population Fee per, Adopted Percent Functiol Changeia) taefficienttt1 Resident-(-21 eeitl Residential: Single Family Detached 210 -Less than 4,000 sf du 190 $586.95 $449.16 31% -4,000 sf or greater du 2.14 $661.09 $496.66 33% 220/222/ 230/232 Multl-Family du 0.96 $296.56 $241.85 23% 240 Mobile Home/RV(Tied Down) du 1.48 $457.20 $319.59 43% 251 Retirement Community/Age-Restricted Single Family du 0.86 $265.671 $449.16 -41% Transient Assisted,Group: 310/311 Hotel room 0.81 $252.91 $159.80 58% 320 Motel room 0.76 $237.30 $149.00 59% 253 Assisted Living facility(ALF) du 1.09 $340.34 $192.19 77% 620 Nursing Home bed 1.05 $327.85 $155.48 111% Recreational: 416 IRV Park site 0.50 $156.12 $116.61 34% 420 Marina berth 0.19 $59.33 $41.03 45% 430 Golf Course 18 holes 19.44 $6,069.95 $4,197.96 45% n/a Bundled Golf Course 18 holes 5.83 $1,820.36 $4,197.96 -57% 444 Movie Theater _ screen 5.98 51,867.20 $1,291.32 45% n/a 'Dance Studios/Gyms 1,000 sf 2.22 $693.17 $529.05 31% Institutions: 520 Elementary School(Private) student 0.06 $18.73 $12.96 45% 522 Middle School(Private) student 0.07 $21.86 $15.12 45% 530 High School(Private) student 0.08 $24,98 $17.28 45% 540 University/Junior College with 7,500 or fewer students student 0.10 $31,22 $21.59 45% 550 University/Junior College with more than 7,500 students student 0.07 $21.86 $15.12 45% $123.09 per 560 Church seat 0.03 $9.37 1,000sf N/A 565 Day Care student 0.05 $15.61 $10.80 45% 610 Hospital 1,000sf 1.37 $427.77 $334.71 28% Office: Office 6,000sf or less 1,000sf 1.00 $312.24 $306.631 2% Office 6,001-100,000sf 1,000sf 1.19 _$371.57 $283.96 31% 710 Office 100,001-200,000 sf 1,000sf 1.01 $315.361 $222.42 42% Office 200,001-400,000 sf 1,000 sf 0.85 $165.40 $190.03 40% Office greater than400,000sf 1,000sf 0.77 5240.42 $172.75 39% 720 Medical Office/Clinic 10,000 sf or less 1,000sf 1.14 $355.95 $371.42 -4% Medical Office/Clinic greater than 10,000sf 1,000sf 1.66 $518.32 $371.42 40% 770 Business Park(Flex Space) 1,000 sf 0.96 $299.75 $213.78 40% Retail: 814 Specialty Retail I 1,000sf 1.69 $527.69 $364.94 45% Retail6,000gsforless i 1,000gsf 2.45 $764.99 $529.05 45% Retail 6,001-25,000 gsf 1,000 gsf 2.45 $764.99 $529.05 45% Retail 25,001-50,000 gsf 1,000 gsf 2.45 $764.99 $529.05 45% Retail 50,000-100,000 gsf 1,000gsf 2.45 $764.99 $531.21 44% 820 Retail 100,001-150,000gsf 1,000gsf 2.45 $764.99 $485.87 57% Retail 150,001-200,000 gsf 1,000 gsf 2.39 5746.25 $593.84 26% Retail 200,001-400,000gsf 1,000 gsf 2.34 $730.64 $505.30 45% Retail 400,001-600,000 gsf 1,000gsf 2.32 $724.40 $526.89 37% Retail 600,001-1,000,000 gsf 1,000 gsf 2.17 $677.56 $522.57 30% Retail greater than 1,000,000 gsf 1,000 gsf 2.09 $652.58 $451.31 45% Tindale Oliver Collier County July 2016 15 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Table 8 (continued) Calculated Correctional Facilities Impact Fee Schedule Net Impact Functional Current Fee perPercent LUC Land Use Impact Unit Population Adopted , li Functional Q, {;I . Change,. Coefficient' Residents', Feel Retail: 841 New/Used Auto Sales 1,000sf 1.47 $458.99 $369.26 24% 849 Tire Superstore bay 1.34 $418.40 $289.36 45% 850 Supermarket 1,000sf 2.05 $640.09 $442.68 45% 851 Convenience Market(24 hour) 1,000sf 5.47 $1,707.95 $1,181.19 45% Convenience Store w/Gas Pumps 4 or less fuel positions fuel pos. 4.35 $1,358.24 $939.34 45% 5-6 fuel positions fuel pos. 3.70 $1,155.29 $939.34 23% 853 7-8 fuel positions fuel pos. 3,29 $1,027.27 $939.34 9% 9-10 fuel positions ! fuel pos. 2.94 $917.99 $939.34 -2% 11-12 fuel positions fuel pos. 2.75 $858.66 $939.34 -9% 13 or more fuel positions fuel pos. 2.59 $808.70 $939.34 -14% 862 Home Improvement Superstore 1,000sf 1.81 $565.15 $384.37 47% 881 Pharmacy/Drug Store with and wo/Drive-Thru 1,000 sf 1.96 $611.99 $416.76 47% 890 Furniture Store 1,000 sf 0.24 $74.94 $51.83 45% 911 Bank/Savings Walk-In 1,000sf 2.23 $696.30 $554.97 25% 912 Bank/Savings Drive-In 1,000sf 2.28 $711.91 5492.34 45% 931 Low-Turnover Restaurant seat 0.22 $68.69 $47.51 45% 932 High-Turnover Restaurant seat 0.27 $84.30 $58.30 45% 934 Fast Food Rest.w/Drive-Thru 1,000sf 8.90 $2,778.94 $1,945.62 43% 941 Quick Lube service bay 1.16 $362.20 5250.49 45% 944 Gasoline/Service Station fuel pos. 1.91 $596.38 $427.56 39% 947 Self-Service Car Wash service bay 0.87 $271.65 $131.72 106% 948 Automated Car Wash 1,000sf 1.76 $549.54 $347.66 58% n/a Luxury Auto Sales 1,000 sf 1.03 $321.61 $239.69 34% Industrial: 110 Light Industrial 1,000sf 0.69 $215.45 $149.00 45% 140 Manufacturing 1,000sf 0.50 $156.12 $149.00 5% 150 Warehousing 1,000sf 0.28 $87.43 $149.00 -41% 151 Mini-Warehouse 1,000sf 0.06 $18.73 515.12 24% (1) Source:Appendix B,Table B-8 for residential land uses and Table B-9 for non-residential land uses (2) Source: Net impact cost per functional resident from Table 7 is multiplied by the functional population coefficient for each land use (3) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division. The current impact fee rate shown for the 6,001 sf to 100,000 sf of office category is the average of the 6,001 to 50,000 sf and 50,001 sf to 100,000 sf groupings($306.63 and$261.29) (4) Percent change from the net impact fee per functional resident(Item 2)and the current adopted fee(Item 3) Note: N/A indicates a different unit _ Tindale Oliver Collier County July 2016 16 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Impact Fee Schedule Comparison As part of the work effort in updating Collier County's law enforcement impact fee program, a comparison of law enforcement impact fee schedules was completed for other Florida counties, Table 9 presents this comparison. Tindale Oliver Collier County July 2016 17 Law Enforcement Impact Fee Study Y } a :aliii v1.n N y (6 nto 0 4...' M 7 tc aL.l - c O In aa V V c r a) t1 ai ›••• iss to m �L;in�L^i N �` O U O JT d 0c - gC A v 00 O. 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L_ 1 Z m m m m 0 O 5 n w : ( N Ia 0 0 9 v 5, h O C y ° uo to ., ago a (0 N • ° C 1i- Collier County 1 Law Enforcement IF Update Study Appendix B Population Supplemental Information Collier County I Law Enforcement IF Update Study Appendix B The law enforcement impact fee program requires the use of population data in calculating current levels of service and to be consistent with the population utilized in the County's comprehensive planning and Annual Update and Inventory Report (AUIR) process. This impact fee study considers not only the resident or permanent population of the unincorporated Collier County and Everglades City, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak season population will be used in all population estimates and projections. Peak season population projections were provided by Collier County's Comprehensive Planning Division. Table B-1 presents the population trends for the law enforcement service area. The projections indicate that the population is projected to increase by 36 percent between 2015 and 2034. Tindale Oliver Collier County July 2016 B-1 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Table B-1 Unincorporated County and Everglades City Peak Season Population Estimates&Projections Peak Season Population Figure Year Unincorporated& Percent Everglades City Change 2000 265,941 - 2001 280,750 5.57% 2002 296,983 5.78% 2003 313,766 5.65% 2004 328,690 4.76% 2005 340,572 3.61% 2006 349,741 2.69% 2007 353,108 0.96% 2008 352,886 -0.06% 2009 353,773 0.25% 2010 344,077 -2.74% 2011 348,984 1.43% 2012 354,749 1.65% 2013 359,869 1.44% 2014 366,363 1.80% 2015 373,709 2.01% 2016 381,197 2.00% 2017 388,832 2.00% 2018 396,614 2.00% 2019 404,550 2.00% 2020 412,080 1.86% 2021 419,189 1.73% 2022 426,418 1.72% 2023 433,769 1.72% 2024 441,244 1.72% 2025 448,336 1.61% 2026 455,032 1.49% 2027 461,826 1.49% 2028 468,719 1.49% 2029 475,715 1.49% 2030 482,323 1.39% 2031 488,531 1.29% 2032 494,820 1.29% 2033 501,191 1.29% 2034 507,644 1.29% Source:Collier County Comprehensive Planning Division Tindale Oliver Collier County July 2016 B-2 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Apportionment of Demand by Residential Unit Type and Size The residential land uses to be used for the law enforcement impact fee calculations include the following: • Single Family(Detached) • Multi-Family • Mobile Home/RV(Tied Down) Table B-2 presents the number of residents per housing unit for the residential categories identified above in the law enforcement service area. This analysis includes all housing units, both occupied and vacant. To address fairness and equity issues between land uses, the single family land use is tiered based on two categories of square footage: less than 4,000 square feet and 4,000 square feet or greater. To accommodate the tiering of impact fee assessments for the single family residential land use category, an analysis was completed based on housing unit size and persons per housing unit, comparing nationwide averages to those of Collier County. This analysis utilized national data from the 2013 American Housing Survey (AHS) and data from the 2013 American Community Survey(ACS)to examine this relationship. Table B-2 Residents per Housing Unit Housing Ratio to the Avg Residents/ Housing Type Population''', Housing per Housing Ilait..- ,.__ Housing-Unit' Units' Single Family Detached 218,399 77,600 2.81 -Less than 4,000 sf - 99% 2.78 4,000 sf or greater 111% 3.13 Multi Family 103,855 73,498 1.41 Mobile Home/RV(Tied Down) 22,616 10,459 2.16 Weighted Average 344,870 161,557 2.13 (1) Source:2013 American Community Survey(ACS),Table 825033(adjusted for peak season population) (2) Source:2013 American Community Survey(ACS),Table DP04 (3) Ratios developed based on persons per housing unit data derived from the 2013 American Housing Survey (4) Population(Item 1)divided by housing units(Item 2) Tindale Oliver Collier County July 2016 8-3 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Functional Population For law enforcement,this study uses functional population as the demand component,which distributes the cost associated with the availability of law enforcement services among various land uses based on the density of people at each land use throughout the day. Functional population, as used in the impact fee analysis, is a generally accepted methodology for several impact fee areas and is based on the assumption that demand for certain facilities is generally proportional to the presence of people at a land use, including residents, employees, and visitors. It is not enough to simply add resident population to the number of employees,since the service-demand characteristics can vary considerably by type of industry. Functional population is the equivalent number of people occupying space within a community on a 24-hour-day, 7-days-a-week basis. A person living and working in the community will have the functional population coefficient of 1.0. A person living in the community but working elsewhere may spend only 16 hours per day in the community on weekdays and 24 hours per day on weekends for a functional population coefficient of 0.76 (128-hour presence divided by 168 hours in one week). A person commuting into the county to work five days per week would have a functional population coefficient of 0.30 (50-hour presence divided by 168 hours in one week). Similarly,a person traveling into the community to shop at stores, perhaps averaging 8 hours per week, would have a functional population coefficient of 0.05. Functional population thus tries to capture the presence of all people within the community, whether residents, workers, or visitors, to arrive at a total estimate of effective population needed to be served. This form of adjusting population to help measure real facility needs replaces the population approach of merely weighting residents two-thirds and workers one-third (Nelson and Nicholas 1992). By estimating the functional and weighted population per unit of land use across all major land uses in a community, an estimate of the demand for certain facilities and services in the present and future years can be calculated. The following paragraphs explain how functional population is calculated for residential and non-residential land uses. Tindale Oliver Collier County July 2016 B-4 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Residential Functional Population Developing the residential component of functional population is simpler than developing the non-residential component. It is generally estimated that people spend one-half to three- fourths of their time at home and the rest of each 24-hour day away from their place of residence. In developing the residential component of the law enforcement impact fee, an analysis of the unincorporated county and Everglades City population and employment characteristics was conducted. Based on this analysis, it was estimated that people, on average, spend 16.4 hours, or approximately 68 percent, of each 24-hour day at their place of residence and the other 32 percent away from home. This analysis is presented in Tables B-3 and B-4. Table B-3 Collier County Population & Employment Characteristics Item/Calculation Step Figure Workers who live and work in Everglades City and unincorporated Collier County(2010)(1) 109,720 Workers who live in Everglades City and unincorporated Collier County but work elsewhere(2010)(1 8,255 Total workers living in Everglades City and unincorporated CollierCountylzl 117,975 Everglades City and unincorporated Collier County Census Population(2010)(3) 285,570 Total workers as a percent of population(4) 41.3% School age population(5-17 years)(2010)151 41,986 School age population as a percent of population(6) 14.7% Population net of workers and school age populational 125,609 Other population as a percent of total populationlsl 44.0% (1) Source:CTPP 5-Year Data Set(2006 to 2010) (2) Sum of workers who live and work in Everglades City and unincorporated Collier County and workers who work elsewhere but live in Everglades City and unincorporated Collier County (3) Source:2010 U.S.Census (4) Total workers(Item 2)divided by population(Item 3) (5) Source:2010 U.S.Census (6) Total school age population(Item 5)divided by 2010 population(Item 3) (7) Population(Item 3)less total workers(Item 2)and school age population(Item 5) (8) Population net of workers and school age population(Item 7)divided by 2010 population(Item 3) Tindale Oliver Collier County July 2016 B-5 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Table B-4 Residential Coefficient for Functional Population Hours at ; Percent of EffectiVC Pop,Group Population",t .. , Residence"' f1a Workers 13 41.3% 5.4 Students 15 14.7% 2.2 Other 20 44.0% 8.8 Total Hours at Residencel4l 16.4 Residential Functional Population Coefficient 68.3% (1) Source:Estimated (2) Source:Table B-3 (3) Hours at residence (Item 1) multiplied by percent of population (Item 2) (4) Sum of effective hours(Item 3) (5) Total hours at residence(Item 4)divided by 24 The resulting percentage from Table B-4 is used in the calculation of the residential coefficient for the 24-hour functional population. These actual calculations are presented in Table B-6. Non-Residential Functional Population Given the varying characteristics of non-residential land uses, developing the estimates of functional residents for non-residential land uses is more complicated than developing the estimates of functional residents for residential land uses. Nelson and Nicholas originally introduced a method for estimating functional resident population, now used internationallyl. This method uses trip generation data from the Institute of Transportation Engineers' (ITE) Trip Generation Manual and Tindale Oliver's Trip Characteristics Database, information on passengers per vehicle, workers per vehicle, length of time spent at the land use, and other variables. Specific calculations include: • Total one-way trips per employee (ITE trips multiplied by 50 percent to avoid double counting entering and exiting trips as two trips). • Visitors per impact unit based on occupants per vehicle(trips multiplied by occupants per vehicle less employees). • Worker hours per week per impact unit(such as nine worker-hours per day multiplied by five days in a work week). 1 Arthur C.Nelson and James C.Nicholas,"Estimating Functional Population for Facility Planning,"Journal of Urban Planning and Development 118(2):45-58(1992). Tindale Oliver Collier County July 2016 8-6 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study • Visitor hours per week per impact unit(visitors multiplied by number of hours per day times relevant days in a week, such as five for offices and seven for retail shopping). • Functional population coefficients per employee developed by estimating time spent by employees and visitors at each land use. Table B-5 shows the functional population coefficients for residential and non-residential land uses in the law enforcement service area. The functional population coefficients in Table B-5 were used to estimate the functional population in Table B-6. To calculate the employment figures for the law enforcement service area, a review of the 2013 American Community Survey (ACS) 5-Year Estimates, Employment Status for Population Sixteen and over was conducted. This review concluded that approximately 91 percent of the total countywide labor force is within the law enforcement service area. As such,the employment figures shown are 91 percent of the total employment of Collier County. Tindale Oliver Collier County July 2016 B-7 Law Enforcement impact Fee Study T C O• 0 LI Q, L Q) a LL U pp m g o r. m �py� ro n •O` m. 1� M N N N N N Irk ? u Q. 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C N CO c Y LL •N j ¢ H 1- 1- F F F- h •F v EE .i a ; F o t.1 ,4 8 nn . o FT t FW R C N C z 2 4`- 3 z '- uQ =_ z -m a E .aRm ,T, 15 t'�S 3 > a - u p ko a) m o (O N U c T Collier County I Law Enforcement IF Update Study Table B-6 Functional Population—Year 2015 Unincorporated County and Functional Resident Functional Population Category Everglades City Coefficient{�I Population Baseline Datat11 2015 Peak Season Population 373,709 0.683 255,243 Employment Category Natural Resources 7,142 0.379 2,707 Construction 12,962 0.271 3,513 Manufacturing 3,257 0.270 879 Transportation,Communication,and Utilities 4,717 0.271 1,278 Wholesale Trade 3,918 0.271 1,062 Retail Trade 20,584 1.173 24,145 Finance,Insurance,and Real Estate 30,753 0.292 8,980 Services 82,558 0.568 46,893 Government Services 0.497 6,227 Total Employment by Category Population(4) 95,684 2015 Total Functional Population(5) 350,927 (1) Source:Table B-1 for population and 2015 Woods&Poole for employment data (2) Source:Table B-5 (3) The functional population is unincorporated county and Everglades City baseline data (Item 1) multiplied by the functional resident coefficient(Item 2) (4) The total employment population by category is the sum of the employment figures from the nine employment categories(e.g., natural resources,construction,etc.) (5) The total functional population is the sum of the residential functional population (95,684) and employment functional population(350,927) Table B-7 presents the law enforcement service area annual functional population figures from 2000 through 2034, based on the 2015 functional population figure from Table B-6 and the annual population growth rates from the population figures previously presented in Table B-1. Tindale Oliver Collier County July 2016 B-9 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Table B-7 Unincorporated County and Everglades City Functional Population (2000-2034) Functional Population Projections Year Unincorporated County and Everglades City 2000 249,728 2001 263,634 2002 278,877 2003 294,637 2004 308,651 2005 319,809 2006 328,419 2007 331,581 2008 331,373 2009 332,206 2010 323,101 2011 327,709 2012 333,123 2013 337,931 2014 344,029 2015 350,927 2016 357,959 2017 365,129 2018 372,437 2019 379,889 2020 386,960 2021 393,636 2022 400,424 2023 407,327 2024 414,346 2025 421,006 2026 427,294 2027 433,674 2028 440,147 2029 446,717 2030 452,922 2031 458,752 2032 464,658 2033 470,641 2034 476,701 Source: Table B-6 for the 2015 functional population figure and Table B-1 for annual growth rates Tindale Oliver Collier County July 2016 B-10 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Functional Residents by Specific Land Use Category When a wide range of land uses impact services, an estimate of that impact is needed for each land use. This section presents functional population estimates by residential and non- residential land uses. Residential and Transient Land Uses As previously mentioned, the average number of persons per housing unit in the law enforcement service area was calculated for the single family, multi-family, and mobile home/RV land uses, based on information obtained from the American Community Survey (ACS). Besides the residential land uses, the table also includes transient land uses, such as hotels, motels, nursing homes, and adult living facilities (ALF). Secondary sources, such as the local Convention and Visitors Bureau (CVB)and the Florida Department of Elderly Affairs, are used to determine the occupancy rate for hotels, motels, and nursing homes land uses. As mentioned before,different functional population coefficients must be developed for each of the impact fee areas to be analyzed. For residential and transient land uses, these coefficients are displayed in Table B-8. Non-Residential Land Uses A similar approach is used to estimate functional residents for non-residential land uses. Table B-9 reports basic assumptions and calculations, such as trips per unit, trips per employee, employees per impact unit, one-way trips per impact unit, worker hours, occupants per vehicle trip, visitors (patrons, etc.) per impact unit, visitor hours per trip, and days per week for non-residential land uses. The final column in the tables shows the estimated functional resident coefficients by land use. These coefficients by land use create the demand component for the law enforcement impact fee program and will be used in the calculation of the cost per unit for each land use category in the law enforcement impact fee schedule. 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E , a > x N ,n N w N " H , O LO ES u o ,- .- ° A m m .- N d i' Y '' " ¢' p •. i t 3 9 "0 a a a 5 o c o n n n n a t a a ¢ o. f0 NO V V '5 m a a br m ° t`v a ' - - ' r= r rn = O 3 ~ ~ .`- LA . r CO n rev N 1 x C 0 1' a _+ 2 i'o N IN .n o N .o r. w .1 ,=i % r i— -3 Collier County l Law Enforcement IF Update Study APPENDIX C Building and Land Values Analysis Supplemental Information Collier County I Law Enforcement IF Update Study This appendix provides the additional data and information on building and land value estimates. Building Value Estimates In determining the appropriate unit value for buildings,the following analysis was conducted: • A review of recently built or planned law enforcement buildings in Collier County; • Insurance value of the existing inventory; and • Discussions with architects. The County has not built any new law enforcement facilities over the past five years;however, a new substation, Orange Tree Substation, was bid in the spring of 2016. The cost for design, permitting, and construction was at$3.2 million or$349 per square foot. The County's Annual Update and Inventory Report (AUIR) estimated the unit cost for law enforcement buildings at$362 per square foot in 2015. During the 2010 impact fee study, the value of primary buildings was estimated at$270 per square foot. Applying Engineering News Records Building Cost Index for the cost changes between 2010 and 2015 resulted in a unit cost of$298 per square foot. The insurance values of existing primary buildings averaged $190 per square foot. It is important to note that insurance values are considered to be a conservative estimate because the value of the foundation and other more permanent parts of the structure tends to be excluded since they would not have to be rebuilt if the structure is damaged or lost. Given this data and information, building cost for primary buildings was estimated at $300 per square foot. The value of support facilities was estimated at$80 per square foot, based primarily on insurance values. These costs reflect all costs related to constructing buildings (such as design, construction, site preparation, permitting, etc.) with the exception of land purchase. This information is summarized in Table C-1. Tindale Oliver Collier County July 2016 C-1 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Table C-1 Law Enforcement Buildings Total Building Value per Square Foot Facility Source Year Cost per. Square Foot Orange Tree Substation Cost Estimate Bid 2016 $349 County Estimate for Future Buildings AUIR 2015 $362 Adjusted 2010 Building Cost ENR Building Index 2015 $298 Current Value of Primary Buildings Insurance Reports 2015 $190 Current Value of Support Buildings Insurance Reports 2015 $70 to$87 Used in the Study: -Primary Buildings $300 -Support Buildings $80 Land Values In order to determine land value associated with law enforcement buildings, the following information was evaluated: • Current value of land where law enforcement buildings are located; • Land value in areas where future law enforcement buildings are planned to be located; • Vacant land sales analysis; and • Land use characteristics of areas where law enforcement facilities are located. It is likely that future law enforcement facilities will be built in the eastern parts of the county. An evaluation of the vacant residential versus commercial land values for 1 to 10-acre parcels in the area east of County Road 951 resulted in an average land value of$20,000 per acre for residential land uses, and $300,000 per acre for commercial land uses. This information is presented in Table C-2. Tindale Oliver Collier County July 2016 C-2 Law Enforcement Impact Fee Study Collier County I Law Enforcement IF Update Study Table C-2 Land Value Estimates East of CR 951(1 to 10-acre parcels) Location Year Land Use Cost per Acre Average Count Vacant Land Sales: -East of CR 951 2012-2015 Residential $27,594 621 Commercial $336,890 9 Vacant Land Values: East of CR 951 2015 Residential $15,060 4,599 Commercial $193,894 109 Used in the Study: -East of CR 951 2015 Residential $20,000 N/A Commercial $300,000 N/A Source: Collier County Property Appraiser Currently, approximately 25 percent of law enforcement facilities are located in residential areas while the remaining 75 percent are located in commercial areas. For the purposes of impact fee calculations, a more conservative ratio of 50 percent is used for commercial location. As presented in Table C-3, applying these percentages to the estimated land value in residential versus commercial areas results in a combined land value of approximately $160,000,which is found to be a reasonable estimate for the impact fee calculation purposes. This estimate is also within the range of value of properties where existing facilities are located ($4,000 per acre to $875,000 per acre), based on the information included in the Property Appraiser's database. Table C-3 Weighted Land Value Land Value Weighted Land Use Distribution"' Land Value per Acreper Acre Residential 50% $20,000 $10,000 Commercial 50% $300,000 $150,000 Land Value Used in the Study $160,000 (1) Reflects a conservative estimate of future land purchases by land use compared to the current distribution of 25%residential and 75%commercial (2) Source: Table C-2 (3) Distribution (Item 1) multiplied by land value per acre(Item 2)for each land use and added Tindale Oliver Collier County July 2016 C-3 Law Enforcement Impact Fee Study