Agenda 11/10/2015 Item #17C 11/10/2015 17.C.
EXECUTIVE SUMMARY
Recommendation to adopt an Ordinance amending Chapter 74 of the Collier County Code of Laws
and Ordinances, which is the Collier County Consolidated Impact Fee Ordinance, to provide for
the incorporation by reference of the Parks and Recreation Impact Fee Update Study; amending
the Parks and Recreation Impact Fee Rate Schedule, which is Schedule Three of Appendix A;
providing for an effective date of November 16, 2015, for the Community Parks Impact Fee rates
which are decreasing; and a delayed effective date of February 8, 2016, for the Regional Park
Impact Fee rate increases, in accordance with the notice period requirements of Section
163.31801(3)(d)Florida Statutes.
OBJECTIVE: That the Board of County Commissioners (Board) adopts an ordinance
amending Chapter 74 of the Collier County Code of Laws and Ordinances (Code) to provide for
the incorporation of the Park and Recreation Impact Fee Update Study and associated impact fee
rates, consistent with Board direction.
CONSIDERATIONS: The requirement for the update of impact fees "at least every three
years" is set forth by Section 74-502 of the Collier County Code of Laws and Ordinances
(Code). In keeping with the formal update requirement, the County retained Tindale-Oliver to
complete the Parks and Recreation Impact Fee Update Study. The attached report describes the
technical and legal framework and the methodology used to update the impact fees. Impact fees
require development to contribute its fair share to the cost of improvements and additions to
infrastructure, but may not be charged in excess of the amount anticipated to offset the demand
on the respective facility.
An overview of the major study components and specifics related to changes being incorporated
as a result of the impact fee study is included in the October 27, 2015, Executive Summary,
which is provided as back-up to this item (Attachment A).
On October 27, 2015 (Item 11B) the Board directed the County Attorney to advertise for future
consideration an ordinance amending Chapter 74 of the Code in order to adopt the impact fee
study and associated changes to the impact fee rates and to amend pertinent sections of the
ordinance for consistency with the study.
FISCAL IMPACT: Revenue projections related to the individual impact fees depend heavily
on the permitting trends during the corresponding time period. Changes in permitting activity
will directly affect these impact fee revenue streams. The fiscal impacts of the proposed changes
by category are as follows:
Based upon current permitting activity, the projected change in the Regional Park Impact Fee
revenue, associated to the study and corresponding fee schedule changes, is anticipated to be an
approximate 21% increase in annual collections.
The fees generated by the increased rate, using the same permitting activity seen in this past
fiscal year, would be approximately $6.1 million. However, this is an aggressive approach and
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does not consider changes to residential activity and potential offsetting increases in commercial
activity, as this is a residential-only fee. Using a more conservative approach, the approximate
21% increase based upon a three-year average of $3.5 million in revenue would generate total
annual collections of approximately $4.3 million.
The projected change in the Community Park Impact Fee revenue, associated to the study and
corresponding fee schedule changes, is anticipated to be an approximate 30% decrease in annual
collections. The fees generated by the decreased rate, using the same permitting activity seen in
this past fiscal year, would be approximately $1.9 million.
The revised Regional Park Impact Fee rates will apply only to residential permits applied for on
or after February 8, 2016. All permits submitted prior to that are currently "in progress" via a
complete building permit application and are not subject to imposition of the revised impact fee.
The statutory 90-day notice requirement does not apply to the Community Park Impact Fee rates,
as they are decreasing and therefore will become effective on November 16, 2015.
GROWTH MANAGEMENT IMPACT: The adoption of the proposed impact fee is
consistent with Objective 2 of the Capital Improvement Element (CIE) of the Collier County
Growth Management Plan (GMP), which states: "Future development will bear a proportionate
cost of facility improvements necessitated by growth."
The proposed impact fee rates are designed to provide adequate funding for the acquisition of
land and the construction of Park facilities and capital improvements necessitated by growth,
however, impact fees may not be collected in excess of the amount reasonably anticipated to
fund such improvements. The proposed impact fee rates represent accurate assessment of the
cost of providing capital facilities attributable to new development.
Additionally, the studies comply with Section 163.31801, Florida Statutes, which is the Florida
Impact Fee Act 2006, requiring the most recent and localized data be used in impact fee
calculations.
LEGAL CONSIDERATIONS: This item is has been reviewed by the County Attorney, is
approved as to form and legality, and requires majority vote for approval. -JAK
RECOMMENDATION: To adopt an ordinance amending Chapter 74 of the Collier County
Code of Laws and Ordinances, which is the Collier County Consolidated Impact Fee Ordinance,
to provide for the incorporation by reference of the Parks and Recreation Impact Fee Update
Study; amending the Parks and Recreation Impact Fee Rate Schedule; providing for an effective
date of November 16, 2015 for the Community Park Impact Fee rates which are decreasing; and
a delayed effective date of February 8, 2016, for the Regional Park Impact Fee rate increases, in
accordance with the notice period requirements of Section 163.31801(3)(d),Florida Statutes.
Prepared by: Paula Fleishman, Senior Operations Analyst and Amy Patterson, Director
Capital Project Planning, Impact Fees and Program Management Division
Growth Management Department
Attachments:
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1) Attachment A - Parks and Recreation Impact Fee Executive Summary (October 27, 2015
—Item 11 B).
2) Proposed Ordinance Amendment
3) Parks and Recreation Impact Fee Update Study
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.17.C.
Item Summary: Recommendation to adopt an Ordinance amending Chapter 74 of the
Collier County Code of Laws and Ordinances, which is the Collier County Consolidated Impact
Fee Ordinance, to provide for the incorporation by reference of the Parks and Recreation
Impact Fee Update Study; amending the Parks and Recreation Impact Fee Rate Schedule, which
is Schedule Three of Appendix A; providing for an effective date of November 16, 2015, for the
Community Parks Impact Fee rates which are decreasing; and a delayed effective date of
February 8, 2016,for the Regional Park Impact Fee rate increases, in accordance with the notice
period requirements of Section 163.31801(3)(d) Florida Statutes.
Meeting Date: 11/10/2015
Prepared By
Name: FleishmanPaula
Title: Operations Analyst, Senior, Capital Project Planning, Impact Fees and Program Management
10/29/2015 8:47:50 AM
Submitted by
Title: Operations Analyst, Senior, Capital Project Planning,Impact Fees and Program Management
Name: FleishmanPaula
10/29/2015 8:47:51 AM
Approved By
Name: PattersonAmy
Title: Division Director-IF, CPP&PM, Capital Project Planning,Impact Fees and Program
Management
Date: 10/29/2015 2:51:41 PM
Name: MarcellaJeanne
Title: Executive Secretary,Transportation Administration
Date: 10/29/2015 3:30:30 PM
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Name: WilliamsBarry
Title: Division Director-Parks &Recreation, Parks &Recreation
Date: 10/30/2015 10:31:17 AM
Name: KlatzkowJeff
Title: County Attorney,
Date: 10/30/2015 11:36:01 AM
Name: UsherSusan
Title: Management/Budget Analyst, Senior, Office of Management&Budget
Date: 11/2/2015 11:02:36 AM
Name: OchsLeo
Title: County Manager, County Managers Office
Date: 11/2/2015 2:49:15 PM
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EXECUTIVE SUMMARY
Recommendation to authorize the County Attorney to advertise for future consideration an
Ordinance amending Chapter 74 of the Collier County Code of Laws and Ordinances,which is the
Collier County Consolidated Impact Fee Ordinance, to provide for the incorporation by reference
of the impact fee study entitled, "Collier County Parks and Recreation Impact Fee Update Study,"
dated September 25, 2015, amending Schedule Three of Appendix A to reflect the revised rates set
forth in the impact fee study and providing for an effective date of November 16, 2015, for the
Community Parks Impact Fee rates and a delayed effective date of February 8, 2016, for the
Regional Parks Impact Fee rates in accordance with the notice period requirements of Section
163.31801(3)(d)Florida Statutes.
OBJECTIVE: To revise the Park Impact Fees.
CONSIDERATIONS: Impact fees are collected in order to provide a source of revenue to
fund the construction or improvement of public facilities necessitated by growth. As such,
Collier County has used impact fees as a funding source for growth-related capital improvements
related to Parks and Recreation since 1988.
Impact fees require development to contribute its fair share to the cost of improvements and
additions to infrastructure, but may not be charged in excess of the amount anticipated to offset
the demand on the respective facility.
On December 13, 2011, the Board of County Commissioners (Board) adopted Ordinance No.
2011-44 through which Community and Regional Park Impact Fees were indexed in accordance
with the prescribed methodology, thereby establishing the rates that are currently in effect.
In keeping with the formal update requirement, set forth by Section 74-502 of the Code, the
County retained Tindale-Oliver (the Consultant) to complete the Parks and Recreation Impact
Fee Update Study. This update utilizes the same basic approach and methodology used in the last
full update study that was completed in 2009. The attached report describes the technical and
legal framework and the methodology used to complete the study. Additionally, the update
study has been reviewed by the County's outside legal counsel,Nabors, Giblin &Nickerson, PA.
The updated study was completed on September 25, 2015 and the following is a brief summary
of the major components of the update study:
• Land values — Because of recent fluctuations in land values statewide, and in particular
the large increases in land values in Collier County that were being experienced during
the last technical study, followed by significant decreases and recent recovery, a detailed
analysis of land values for each type of park was conducted. The analysis takes into
consideration current land values of existing parks as reported by the Collier County
Property Appraiser as well as an analysis of recent sales of vacant land similar in size and
location to Collier County's parks.
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• Cost and credit components have been updated to reflect current figures.
• Inventory — The inventories of the regional and community parks were reviewed and
updated. This includes the addition of parks that have been developed or are being
developed since the 2009 study inventory was completed. The classification of each of
the parks was also reviewed, and facility inventories were reviewed and updated.
In review of the land uses, it was determined that the Hotel/Motel category is a commercial use
and creates no measurable demand on the Park system, therefore, that category is being removed
from the fee schedule.
Changes to the tiers used for the assessment of impact fees for single-family homes that were
recently adopted for both Road and Correctional Facilities Impact Fees are also proposed for the
Park Impact Fees. Tiers are used for the assessment of impact fees for single-family homes to
ensure equity amongst the fee payers, by updating travel characteristics and housing survey data
for such dwellings. The result is a change in the number of tiers, from 3 to 2 and a corresponding
change in the square footage ranges, which are proposed as: Less than 4,000 square feet and
4,000 square feet or larger. The benefit to this change is that most incremental impact fee
assessments, generally caused by customers increasing the size of their homes by small additions
or enclosing garages,porches, etc. will be eliminated with this change.
The proposed fee schedule is considered by the Consultant to be the most accurate and legally
defensible option for the imposition of these impact fees.
Below is a comparison of the current and proposed impact fee rates, by land use, for Community
and Regional Parks:
COMMUNITY PARKS:
CHARTI
USE CURRENT PROPOSED $
RATE RATE DECREASE DECREASE
Single Family
(<1500 Sq.Ft.) $1,084.39 $876.84 ($207.55) -19%
Single Family $1,190.08 $876.84 ($313.24) -26%
(1500-2499 Sq.Ft.)
Single Family
(2500-4000 Sq.Ft.) $1,307.53 $876.84 ($430.69) -33%
Single Family
(4000+Sq.Ft.) $1,307.53 $1,002.55 ($304.98) -23%
Multi-Family $643.43 $427.42 ($216.01) -34%
Mobile Home $855.29 $672.56 ($182.73) -21%
REGIONAL PARKS:
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CHART 2
USE CURRENT PROPOSED $ %
RATE RATE INCREASE INCREASE
Single Family $1,765.45 $2,436.09 $670.64 +38%
(<1500 Sq.Ft.)
Single Family $1,942.68 $2,436.09 $493.41 +25%
(1500-2499 Sq.Ft.)
Single Family $2,140.34 $2,436.09 $295.75 +14%
(2500-4000 Sq.Ft.)
Single Family $2,140.34 $2,785.42 $645.08 +30%
(4000+Sq.Ft.)
Multi-Family $1,041.97 $1,112.33 $70.36 +7%
Mobile Home $1,537.80 $1,939.68 $401.88 +26%
The chart below shows the "Combined" fees for both Community and Regional Parks Impact
Fees. The result, as displayed in the last two columns, is a proposed overall increase for Single-
Family ranging from 6-16%, and a proposed overall decrease for Multi-Family of 9%. Although
the Regional Parks Impact Fees are increasing for the Single-Family Land Use, the increase is
largely offset by the decrease in Community Parks Impact Fees. Properties in the three
municipalities (Naples, Marco, Everglades) do not pay Collier County Community Parks Impact
Fees, so new permits issued in the municipalities after February 8, 2016 will not receive the
offset of the Community Parks rate reduction.
COMMUNITY AND REGIONAL PARKS COMBINED:
CHART 3
USE CURRENT PROPOSED $ CHANGE %CHANGE
RATE RATE
Single Family $2,849.84 $3,312.93 $463.09 +16%
(<1500 Sq.Ft.)
Single Family $3.132.76 $3,312.93 $180.17 +6%
(1500-2499 Sq.Ft.)
Single Family $3,447.87 $3,312.93 $134.94 -4%
(2500-4000 Sq.Ft.)
Single Family $3,447.87 $3,787.97 $340.10 +10%
(4000+Sq.Ft.)
Multi-Family $1,685.40 $1,539.75 ($145.65) -9%
Mobile Home $2,393.09 $2,612.24 $219.15 +9%
In accordance with the notice period requirements of Section 163.31801(3)(d) Florida Statute
(The Florida Impact Fee Act) upon adoption by the Board the proposed Parks Impact Fees will
be implemented on two dates. Based on changes to the statute passed in the 2009 Legislative
Session, decreases to or elimination of impact fees are not subject to the 90-day notice
requirement. Therefore, the proposed Community Parks Impact Fee rates, which set forth a
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decrease in each land use category, will become effective on November 16, 2015. This date
provides a few days to allow the Ordinance to be filed with the Florida Department of State and
provide notice to the Municipalities that collect impact fees on behalf of Collier County. The
proposed Regional Parks Impact Fee rates set forth increases and, therefore, are subject to the
90-day notice requirements. The Community Parks Impact Fees will become effective on
February 8, 2016 in observance of that notice requirement.
COMMITTEE RECOMMENDATONS: On October 7, 2015, the proposed Park Impact Fee
rate schedule and the updated study were presented to the Development Services Advisory
Committee (DSAC). The study was approved with two recommendations: 1)that the Board
reviews and considers reducing the level of service, if appropriate, during the next AUIR process
by taking into consideration private recreational facilities, additional leased school facilities,
State and Federal lands, and preserves; and 2)that the Parks and Recreation Master Plan be
updated and used in the AUIR process and in the next impact fee update.
FISCAL IMPACT: Based upon current permitting activity, the projected change in the
Regional Park Impact Fee revenue, associated to the study and corresponding fee schedule
changes, is anticipated to be an approximate 21% increase in annual collections.
The fees generated by the increased rate, using the same permitting activity seen in this past
fiscal year, would be approximately $6.1 million. However, this is an aggressive approach and
does not consider changes to residential activity and potential offsetting increases in commercial
activity, as this is a residential-only fee. Using a more conservative approach, the approximate
21% increase based upon a three-year average of $3.5 million in revenue would generate total
annual collections of approximately $4.3 million.
The projected change in the Community Park Impact Fee revenue, associated to the study and
corresponding fee schedule changes, is anticipated to be an approximate 30% decrease in annual
collections. The fees generated by the decreased rate, using the same permitting activity seen in
this past fiscal year, would be approximately $1.9 million.
However, as stated above, changes to the volume of building permits, as well as the size and type
of units being constructed, will directly affect this incoming revenue stream.
The projected change in revenue will not be realized in the first, and possibly the second, year
after implementation due to the payment of impact fees occurring at issuance of a Certificate of
Occupancy. Historically there has been a large influx of building permit submittals prior to the
effective date of a fee increase and the revised Parks and Recreation Impact Fee rate will apply
only to residential permits applied for on or after February 8, 2016. All permits submitted prior
to that are currently "in progress" via a complete building permit application are not subject to
imposition of the revised impact fee.
GROWTH MANAGEMENT IMPACT: The adoption of the proposed Park Impact Fee
update is consistent with Objective 2 of the Capital Improvement Element (CIE) of the Collier
County Growth Management Plan (GMP), which states: "Future development will bear a
proportionate cost of facility improvements necessitated by growth."
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The proposed impact fee rates are designed to provide adequate funding for the acquisition of
land and the construction of Park facilities and capital improvements necessitated by growth,
however impact fees may not be collected in excess of the amount reasonably anticipated to fund
such improvements. The proposed impact fee rates represent accurate assessment of the cost of
providing capital park facilities attributable to new development.
Additionally, this approach is consistent with Section 163.31801, Florida Statutes, which is the
Florida Impact Fee Act 2006, requiring the most recent and localized data be used in impact fee
calculations.
LEGAL CONSIDERATIONS: This item is has been reviewed by the County attorney, is
approved as to form and legality, and requires majority vote for approval. -JAK
RECOMMENDATION: That the Board authorizes the County Attorney to advertise for future
consideration an Ordinance amending Chapter 74 of the Collier County Code of Laws and
Ordinances, which is the Collier County Consolidated Impact Fee Ordinance, to provide for the
incorporation by reference of the impact fee study entitled, "Collier County Parks and Recreation
Impact Fee Update Study," dated September 25, 2015, in accordance with the recent and
localized data requirements of Section 163.31801, Florida Statutes, which is the Florida Impact
Fee Act, and providing for an effective date of November 16, 2015 for the Community Parks
Impact Fee rates and a delayed effective date of February 8, 2016 for the Regional Parks Impact
Fee rates.
Prepared by: Paula Fleishman, Senior Operations Analyst and Amy Patterson, Director
Capital Project Planning, Impact Fees and Program Management Division, Growth
Management Department
Attachments:
1)Proposed Ordinance Amendment
2)Parks and Recreation Impact Fee Update Study
3) Single Family Home Comparison
4)Tindale Oliver Presentation
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ORDINANCE NO.2015-
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA,AMENDING CHAPTER 74 OF THE COLLIER
COUNTY CODE OF LAWS AND ORDINANCES, THAT ORDINANCE BEING
THE COLLIER COUNTY CONSOLIDATED IMPACT FEE ORDINANCE, AS
AMENDED, PROVIDING FOR THE INCORPORATION, BY REFERENCE, OF
THE IMPACT FEE STUDY ENTITLED °COLLIER COUNTY PARKS AND
RECREATION IMPACT FEE UPDATE STUDY"; AMENDING THE PARKS
AND RECREATION IMPACT FEE RATE SCHEDULE,WHICH IS SCHEDULE
THREE OF APPENDIX A, AS SET FORTH IN THE IMPACT FEE UPDATE
STUDY; PROVIDING FOR CONFLICT AND SEVERABILITY; PROVIDING
FOR INCLUSION IN THE CODE OF LAWS AND ORDINANCES; AND
PROVIDING FOR AN EFFECTIVE DATE OF NOVEMBER 16, 2015, FOR THE
COMMUNITY PARKS IMPACT FEE RATE SCHEDULE AND FEBRUARY 8,
2016,FOR THE REGIONAL PARKS IMPACT FEE RATE SCHEDULE.
WHEREAS, Collier County has used impact fees as a funding source for growth-related capital
improvements for parks and recreational facilities since 1988; and
WHEREAS, on March 13, 2001, the Board of County Commissioners (Board) adopted
Ordinance No. 2001-13, the Collier County Consolidated Impact Fee Ordinance, repealing and
superseding all of the County's then existing impact fee regulations, and consolidating all of the County's
impact fee regulations into that one Ordinance, codified in Chapter 74 of the Collier County Code of
Laws and Ordinances(the"Code"); and
WHEREAS, on December 13, 2011, the Board of County Commissioners adopted Ordinance
No. 2011-44, thereby amending Schedule Three of Appendix A of Chapter 74 of the Code, and
establishing the County's then current Parks and Recreation Impact Fee rates;and
WHEREAS, Tindale-Oliver(the"Consultant")has prepared an impact fee study entitled"Collier
County Parks and Recreation Impact Fee Update Study,"dated September 25,2015 (the"Study"); and
WHEREAS, Collier County uses impact fees to supplement the funding of necessary capital
improvements required to provide public facilities to serve new population and related development that
is necessitated by growth in Collier County;and
WHEREAS, the Study recommends changes to the Parks and Recreation Impact Fee rate
schedule, as set forth in Schedule Three of Appendix "A" of Chapter 74 of the Collier County Code of
Laws and Ordinances; and
WHEREAS, the Study also recommends establishing the proposed impact fee rates in order to
equitably distribute the costs of acquiring and constructing public facilities based upon a rational nexus
relating costs incurred by fee payers to infrastructure impacts created by specified land uses;and
WHEREAS, the Consultant has reviewed and updated the fee calculation methodologies that
will be imposed in an equitable and non-discriminatory manner;and
Underlined'°""°-a-'°a is deleted
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WHEREAS, Section 163.31801, Florida Statutes, which is the Florida Impact Fee Act, requires
the most recent and localized data be used in impact fee calculations and this study complies with that
requirement; and
WHEREAS, staff has thoroughly reviewed the calculations and findings, concurs with the
recommended changes to the Parks and Recreation Impact Fee rate schedule, and recommends that the
Board of County Commissioners adopt this Ordinance to implement the recommended changes.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY,FLORIDA,that:
SECTION ONE. Article I, General, Section 74-106, Adoption of impact fee studies, of the Collier
County Code of Laws and Ordinances is hereby amended to read as follows:
Section 74-106. Adoption of impact fee studies.
***
(3) Parks and recreational facilities: "Collier County Parks and Recreation Impact Fee
Update Study," prepared by Tindale-Oliver -- . - , • - . '=' ;
(September 25, 2015);and
***
SECTION TWO. Schedule Three, Parks and Recreation Impact Fee Rate Schedule, of Appendix A
of Chapter 74 of the Collier County Code of Laws and Ordinances is hereby amended as set forth in the
attachment to this Ordinance.
SECTION THREE. CONFLICT AND SEVERABILITY.
In the event this Ordinance conflicts with any other Ordinance of Collier County or other
applicable law,the more restrictive shall apply. If any phrase or portion of this Ordinance is held invalid
or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate,
distinct, and independent provision and such holding shall not affect the validity of the remaining
portions.
SECTION FOUR INCLUSION IN CODE OF LAWS AND ORDINANCES.
The provisions of this Ordinance shall be made a part of the Code of Laws and Ordinances of
Collier County, Florida. The sections of the Ordinance may be renumbered or re-lettered and internal
Underlined text is added,Seek threugh text is deleted
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cross-references amended throughout to accomplish such, and the word "ordinance" may be changed to
"section,""article," or any other appropriate word.
SECTION FIVE. EFFECTIVE DATE.
This Ordinance shall be considered adopted upon filing with the Florida Department of State;
however,the effective date of the Community Park Impact Fee rate schedule shall be November 16, 2015
and the effective date of the Regional Parks Impact Fee rate schedule shall be delayed to February 8,
2016.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,
Florida this day of ,2015.
ATTEST BOARD OF COUNTY COMMISSIONERS
Dwight E. Brock, Clerk OF COLLIER COUNTY, FLORIDA
By: By:
, Deputy Clerk Tim Nance, Chairman
Approve as fa o j. o -•- ' ncy:
i
-41111111 if
(lV,lil J
Jeffrey A. atz''.w,County Attorney
'I
1
Underlined text is added;Struck thigh text is deleted
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APPENDIX A
SCHEDULE THREE: - PARKS AND RECREATION IMPACT FEE RATE SCHEDULE
Effective December 20, 2011
Community Parks—Effective November 16, 2015
Impact Fee Land Use Category Rate
I4otel/Motel $455.11 Per Room
Mobile Home/RV Park $855.29 $672.56 Per Unit/Site
Multi-Family 1 $643:43$427.42 Per Dwelling Unit
Single-Family Detached House
Less than 1,500 1,000 sq. ft. $1,081.39 $876.84 Per Dwelling Unit
1,500 to 2,199 sq. ft. $1,190.08 Per Dwelling Unit
2,500 4,000-sq. ft. or larger $1,307.53 $1.002.55 Per Dwelling Unit
Regional Parks—Effective February 8, 2016
Impact Fee Land Use Category Rate
Hotel/Motel $833.58 Per Room
Mobile Home/RV Park $1,537.80$1,939.68 Per Unit/Site
Multi-Family $1,041.97 $1,112.33 Per Dwelling Unit
Single-Family Detached House
Less than 1,500 4,000 sq. ft. $1,765.45$2,436.09 Per Dwelling Unit
1,500 to 2,199 sq. ft. $1,912.68 Per Dwelling Unit
2,500 4.000 sq. ft. or larger $2,140.31 $2,785.42 Per Dwelling Unit
Underlined text is added.St+ek-threugh text is deleted
n..--A..c
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Collier County
Parks and Recreation
Impact Fee Update Study
Final Report
CO er county
Prepared for:
Collier County
2800 North Horseshoe Drive
Naples, FL 34104
ph (239)252-2924
September 25, 2015
Tindale Oliver
1000 Ashley Drive, Suite 400
Tampa, FL 33602
ph (813)224-8862,fax(813)226-2106
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Collier County I Parks & Recreation IF Update Study
Collier County
Parks & Recreation Impact Fee Update Study
Table of Contents
INTRODUCTION 1
INVENTORY 3
POPULATION AND SERVICE AREA 6
LEVEL OF SERVICE 7
COST COMPONENT 10
Facility and Equipment Cost 10
Land Cost 12
Total Impact Cost per Resident 13
CREDIT COMPONENT 14
Capital Expansion Expenditures Credit 14
Debt Service Credit 15
NET PARKS& RECREATION IMPACT COST 17
CALCULATED PARKS & RECREATION IMPACT FEE SCEHDULE 19
IMPACT FEE SCHEDULE COMPARISON 20
APPENDICES
APPENDIX A: Land Value Analysis Supplemental Information
APPENDIX B: Population Analysis Supplemental Information
APPENDIX C: Distribution of Parks & Recreation Inventory Value for Indexing Calculations
Tindale Oliver Collier County
September 2015 i Parks& Recreation Impact Fee Study
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Collier County I Parks& Recreation IF Update Study
Introduction
Collier County's impact fee program includes two types of parks and recreational facility
impact fees: community and regional. Both of these impact fees were last updated in 2009.
In accordance with the County's impact fee ordinance requirements and to reflect most
recent and localized data, the County retained Tindale Oliver to update the technical study
that will be the basis for the updated fee schedule.
An impact fee is a one-time capital charge levied against new development and is designed
to cover the cost of the capital infrastructure consumed by new development. The principal
purpose of an impact fee is to maintain the current level-of-service(LOS)standard established
by the County, as well as to assist in funding the implementation of projects that have been
or will be identified in Collier County's Annual Update and Inventory Report (AUIR) for parks
and recreational facilities.
Consistent with the County's current fee methodology, this study utilizes a standards-driven
impact fee methodology in which new development is charged based on the value of the
current infrastructure that they will consume, less any applicable impact fee credits. Under
the standards-driven approach, new development is not charged for capital expansion to the
system for reasons other than those necessitated by new growth.
The purpose of this study is to create a technically supportable set of impact fees for the parks
and recreation impact fee program. It is important to note that,whenever possible,the most
current and localized data available at the time of the study was utilized, pursuant to State
legislature.
The remainder of this report is organized in the following sections:
• Inventory
• Population
• Level of Service
• Cost Component
• Credit Component
• Net Parks & Recreation Impact Fee Cost
• Calculated Parks & Recreation Impact Fee Schedule
• Impact Fee Schedule Comparison
Tindale Oliver Collier County
September 2015 1 Parks& Recreation Impact Fee Study
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Collier County I Parks& Recreation IF Update Study
These various elements are summarized in the remainder of this report,with the result being
the calculated parks and recreation impact fee schedule for community and regional parks.
Tindale Oliver Collier County
September 2015 2 Parks& Recreation Impact Fee Study
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Collier County I Parks& Recreation IF Update Study
Inventory
Collier County parks and recreation facilities are classified into three different types of parks:
neighborhood, community, and regional parks, based on the information provided in the
County's AUIR. Of these, only the community and regional parks are included in the impact
fee calculations. The following paragraphs include the County's definition for these parks.
• Community Parks provide open spaces as well as informal and programmed
recreational activities and playgrounds. These parks are conveniently located
generally within a 4-mile radius of developed residential areas and can accommodate
organized sports (baseball, softball, etc.).
• Regional Parks are destination oriented. These parks commonly offer a key
recreational value(scenic,environmental,cultural,or leisure-amusement). Amenities
may include but are not limited to beach, water activities, boat ramps, picnic areas,
playgrounds, and sports complexes (competitive venue). A sub-category of regional
parks is Special Use Parks/Facilities, which are oriented toward single-purpose use to
serve a specific area or region as a whole, and are generally located in diverse areas
where people can access by car or other transportation mode. Facility space
requirements are the primary determinants of site size for passive recreational
activities. Typical facilities include natural areas/trails, historic resources,
campgrounds, playgrounds, multi-purpose courts, picnic pavilions/shelters, gazebos,
community pools, beaches, boat ramps, piers and civic centers. Additional facilities
may include a zoo, a golf course or a botanical garden. Special use parks/facilities
usually serve the population within a typical 30-to 40-minute drive service radius of
these sites.
Table 1 provides an inventory of community and regional parks and recreation facilities that
are owned by Collier County and included in the impact fee analysis, along with the facilities
that are available at each park location, based on information provided in the County's AUIR
as well as by the County staff. The parks and recreation inventory used as the basis for the
impact fee analysis includes 48 parks (23 regional parks and 25 community parks) located in
eight regions throughout Collier County.
Of the County owned parks, Naples Zoo was not included in the inventory used for impact
fee calculations. Although the County owns the land, the zoo leases land from the County
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Collier County I Parks& Recreation IF Update Study
and charges a fee to the public to enter the facility. As such,this park is not open to the public
without an entrance fee and generates revenue from the lease. In addition, in the case of
parks that are located on properties that are owned by the School District or other entities,
only the recreation facilities are included in the inventory since the land is not owned by the
County.
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Collier County ( Parks& Recreation IF Update Study
Population and Service Area
Collier County provides parks services and recreation facilities to all Collier County residents
and visitors. However, regional parks are larger and typically have more facilities targeting
residents throughout Collier County. On the other hand, community parks are smaller in size
and typically draw visitors from the unincorporated County,as municipalities in Collier County
have similar types of community and neighborhood parks targeting residents within their
immediate geographic area. To ensure that new growth is receiving direct benefit from the
parks and recreation impact fee and consistent with the methodology used to develop the
current adopted impact fee,the impact fee for regional parks is developed on a countywide
basis and is charged to all new development throughout Collier County while the impact fee
for community parks is charged only to development within the unincorporated county.
To accurately determine the demand for parks and recreation services, this impact fee study
considers not only the resident or permanent populations of the county, but also the number
of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis,
the peak seasonal population is used and subsequent references to population in this report
pertain to the peak seasonal population of Collier County, unless otherwise noted. Peak
seasonal population figures for both countywide and unincorporated Collier County are
prepared by the Collier County Comprehensive Planning Department (dated June 2014).
These estimates and calculations of persons per housing unit by land use are included in
Appendix B.
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Level of Service
The current level of service (LOS) for all county-owned and maintained community and
regional parks is a combined 3.17 acres per 1,000 residents. Table 2 presents the calculation
of the current LOS for each park type included in the inventory, as well as Collier County's
adopted LOS standards according to the most recent AUIR. As presented, in terms of
community parks, Collier County's current LOS is 1.35 acres per 1,000 residents compared to
the adopted LOS standard of 1.20 acres per 1,000 residents. Similarly, for regional parks,
Collier County's current LOS is 1.82 acres per 1,000 residents compared to the adopted LOS
standard of 2.70 acres per 1,000 residents. As mentioned previously, for impact fee
calculation purposes, Naples Zoo, land owned by the School District and the State are
excluded from the inventory. When these parks are taken into consideration, Collier County
meets its adopted level of service standard.
The impact fee cannot charge new growth at a rate to correct existing deficiencies for those
parks included in the inventory. In addition, there needs to be a commitment to continue
providing the LOS used in the impact fee calculation, which is typically documented through
the adopted LOS standard. For impact fee calculation purposes, this study uses the lower of
the two figures to provide a conservative approach. With this approach, the adopted LOS
standard is used in the calculation of the parks and recreation impact fee for community parks
and the achieved LOS in the case of regional parks.
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Table 2
Current Level-of-Service (2013)
Current Adopter! Used in the
2015 Peak Park Achieved 'LDS Impactfee
Location
P�pulatinnj1i Acreage' LOS—ts1 Standards`- ' calculations'-
Unincorporated Collier County 373,211
r~ r 4" in k�-a"f' � X x^y Mr'•^Xa s :;x .';..iz.: 'A
Countywide 418,048 .�.�
Parks&Recreation Level-of-Service jncres peri3OCD resizients)
Community Park 503.34 1.35 1.20 1.20
Regional Park 759.42 1.82 2.70 1.82
Total (All Parks) f 1,262.76 3.17 3.90 3.02
(1) Source:Collier County Comprehensive Planning Department
(2) Source:Table 1
(3) Total parks acreage (Item 2) divided by the respective population figure (Item 1) multiplied by 1,000
residents for each park type
(4) Source: 2014 AUIR—Parks and Facilities
(5) Lower of the achieved LOS(Item 3)and adopted LOS standard(Item 4)is used for each park category
Table 3 presents a comparison of the parks and recreation adopted LOS standards of other
Florida counties to Collier County's adopted LOS standards. Based on this comparison, Collier
County's adopted LOS standards are in the range of the required acreage per 1,000 residents
in other communities.
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Table 3
Level-of-Service Comparison
lDSStandard
Jurisdiction (Acres pe r 1,000
-Residents) . -
Collier County-Community Park(2) 1.20
Collier County- Regional Park(3) 2.70
Collier Couny-Total 3.90
Hendry County(4) 25.00
Charlotte County(5) 10.00
Lee County(6) 10.00
St. Lucie County(7) 7.50
Palm Beach County(8) 7.32
Osceola County(g) 7.00
Sarasota County10> 7.00
Broward County>"> 6.00
Lake County��1 4.00
Escambia County13> 4.00
Monroe County(14) 3.00
Miami-Dade County15i 2.75
Marion County16> 2.00
Average(excluding Collier) 7.35
(1) Adopted LOS standards provided include only community,
regional, and other similar types of parks and exclude
neighborhood and local parks
(2) Source:Table 2(Adopted)
(3) Source:Table 2(Adopted)
(4) Source: Hendry County Comprehensive Plan
(5) Source: Smart Charlotte 2050 Comprehensive Plan
(6) Source:The Lee Plan(amended November 2012)
(7) Source:St. Lucie County Comprehensive Plan
(8) Source: Palm Beach County Comprehensive Plan
(9) Source: Osceola County Comprehensive Plan
(10)Source: Sarasota Comprehensive Plan
(11)Source: Broward County Comprehensive Plan
(12)Source: Lake County Comprehensive Plan, Planning Horizon
2030
(13)Source: Escambia County Comprehensive Plan
(14)Source: Monroe County Comprehensive Plan
(15)Source: Miami-Dade County Comprehensive Development
Master Plan
(16)Source: Marion County Comprehensive Plan
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Cost Component
The total cost per resident for parks and recreation facilities consists of two components:the
cost of purchasing and developing land for each park and the cost of facilities and equipment
located at each park.
Facility and Equipment Cost
The first step in calculating the total cost for parks and recreation services in Collier County
involves estimating the current value of recreational facilities. When available,the value for
the parks facilities and equipment is estimated based on recent bids or purchases made by
the County for its park facilities. When recent bid/purchase information was not available,
unit costs from the County's insurance reports and recent costs for similar facilities from
other jurisdictions were used.
As presented in Table 4, the total park facility value is $75 million for community parks and
$59 million for regional parks, for a combined total of $134 million, including facilities,
equipment, and architecture and engineering (A&E) costs.
It should be noted that the improvements to the North Collier Regional Park were funded
with a bond issue, which is being repaid with impact fee revenue. Therefore, to ensure that
new development is not being overcharged for these future payments, the portion of the
remaining principal for these improvements that is to be repaid with impact fee revenue ($26
million) is removed from the total value of the facilities in Table 4. This adjustment results in
owned facility value of$33 million (down from $59 million)for regional parks and a combined
total value of$108 million, or$86,000 per acre.
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Table 4
Parks&Recreation Facilities and Equipment Cost
acilite tommun-ityl4arks Rpgkon-a-PP rks
Unit Valuet2l Total Value l-,
1',)eznption Unit £ount131 `Total Valuel41 tountfsl Total Value16 I.
Ampitheater ampitheater $295,000 2 5590,000 1 $295,000 $885,000
Baseball Field field 5490,300 5 $2,451,500 0
$0 $2,451,500
Basketball Court court $47,600 24 $1,142,400 1
$47,600 $1,190,000
Basketball Pavilion pavilion $428,800 1 $428,800 0
$0 $428,800
Bath House sq ft $210 0 $0 3,446 $723,660 $723,660
Boardwalk boardwalk $136,800 0 $0 1 $136,800 5136,800
Boat Ramp Lane ramp lane 5325,400 2 $650,800 16 $5,206,400 $5,857,200
Bocce/Shuffleboard Court court $10,300 25 $257,500 1 $10,300 $267,800
Bocce Ball Cover cover $12,600 1 $12,600 0
$0 $12,600
Cabana cabana $13,400 0 $0 3 $40,200 $40,200
Concession Area/Stand/Trailer sq ft 5200 1,685 $337,000 3,483 $696,600 $1,033,600
Dockmaster dockmaster $304,000 0 $0 2 $608,000 $608,000
Dog Park Shelter shelter $4,100 1 $4,100 0 $0 $4,100
Garden Cover cover $21,500 0 $0 1 $21,500 $21,500
Gazebo gazebo $8,900 4 $35,600 0 50 $35,600
Gazebo/Pier gazebo/pier $127,200 0 $0 1 $127,200 $127,200
Handball Court court $19,100 4 $76,400 0
$0 $76,400
Learning Center center $76,200 0 $0 1 $76,200 $76,200
Little League Field field $477,300 8 $3,818,400 0 $0 $3,818,400
Maintenance Building/Shed sq ft $110 15,070 $1,657,700 8,786 $966,460 $2,624,160
Multi-Use Field(Football/Soccer) field $325,500 22 $7,161,000 9 $2,929,500 $10,090,500
Parking Garage garage $7,215,000 0 $0 1 $7,215,000 $7,215,000
Parking Space(Boat/Trailer) parking space $4,100 0 $0 318 $1,303,800 $1,303,800
Parking Space(Car) parking space $2,100 3,019 $6,339,900 3,102 $6,514,200 $12,854,100
Paved Multi-Use Pathway/Trail mile $67,000 13.00 $871,000 7.12 $477,040 $1,348,040
Picnic Cover cover $1,800 0 $0 13 $23,400 $23,400
Picnic Pavilion pavilion $29,300 25 $732,500 20 $586,000 $1,318,500
Picnic Shelter shelter $12,400 3 $37,200 11 $136,400 $173,600
Playground playground $122,700 12 $1,472,400 4 $490,800 $1,963,200
Raquetball Court court $45,000 24 $1,080,000 0
$0 $1,080,000
Recreation Facility(Indoor) sq ft $200 109,056 $21,811,200 42,211 $8,442,200 $30,253,400
Restroom sq ft $170 5,557 $944,690 2,444 $415,480 $1,360,170
Roller Hockey Rink rink 5360,000 2 $720,000 0
50 $720,000
Skate Park park $490,600 3 $1,471,800 0
$0 $1,471,800
Softball Field field $477,300 16 $7,636,800 5
$2,386,500 $10,023,300
Sun n'Fun Lagoon water play area $13,905,000 0 $0 1 $13,905,000 $13,905,000
Swimming Pool pool $2,453,700 2 $4,907,400 0 50 $4,907,400
Tennis Court court $40,000 42 $1,680,000 0 $1,680,000
Voleyball Court court $1,000 1 $1,000 0 $1) $1,000
Facilities and Equipment Value $68,329,690 $53,781,240 $122,110,930
Architecture,Engineering,and Inspection @ 10%181 '--: '' ':,''' $6,832,969 $5,378,124 $12,211,093
Total Facilities and Equipment Value) $75,162,659 $59,159,364 $134,322,023
Less:Portion Not Owned1w1
$0 $26,022,850 $26,022,850
Owned Facilities and Equipment Value1111 $75,162,659 $33,136,514 $108,299,173
Total Number of Acres1121 503.34 759.42 1,262.76
Owned Facilities and Equipment Value per Acre1131 $149,328 $43,634 $85,764
(1) Source:Table 1
(2) Source:Insurance values,information provided by the Collier County Parks&Recreation Department and recent costs from other jurisdictions
(3) Source:Table 1
(4) Unit value(Item 2)multiplied by the number of units per facility(Item 3)
(5) Source:l able1
(6) Unit value(Item 2)multiplied by the number of units per facility(Item 5)
(7) Sum of total value for community parks(Item 4)and the total value of regional parks(Item 6)
(8) Facility and equipment value multiplied by 10%based on discussions with the Collier County Parks&Recreation Department for each park type
(9) Sum of the facility and equipment value and the architecture,engineering and inspection cost(Item 8)for each park type
(10)Source:Collier County Office of Management and Budget
(11)Total facilities and equipment cost(Item 9)less the portion not owned(Item 10)
(12)Source:Table 1
(13)Owned facilities and equipment value(Item 11)divided by the total number of acres(Item 12)for each park type
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Collier County I Parks & Recreation IF Update Study
Land Cost
Because of recent fluctuations in land values statewide, and in particular the large increases
in land values in Collier County that was being experienced during the last technical study,
followed by significant decreases and recent recovery, a detailed analysis of land values for
each type of park (and the geographic subareas within the county) was conducted. This
analysis takes into consideration current land value of the existing parks as reported by the
Collier County Property Appraiser as well as an analysis of recent sales of vacant land similar
in size and location to Collier County's parks. More specifically, the following analysis was
conducted:
• A review of vacant land sales in subareas of the county for 2012 through 2014 was
conducted to understand current land value by geographic area. In addition, the
vacant land analysis was conducted for different acreage levels. Finally, because
regional parks include boat access/coastal and beach front property, a land value
analysis of these types of properties were conducted separately from inland
properties. Resulting land values were used for parks located in each geographic area.
• A review of just market value of inland, coastal and waterfront properties in each
geographic area as well as for different parcel-size groups from the Property Appraiser
database was conducted and results were compared to the sales data and data
compiled during the previous study to understand level of decrease in land values
since 2007.
Appendix A provides the data used for this analysis.
The cost of land for parks and recreation facilities includes more than just the purchase cost
of the land. Landscaping/site improvement and utilities/paving costs are also considered.
These costs can vary greatly, depending on the type of services offered at each park. Based
on information provided by the County, as well as information from similarly sized
jurisdictions and park types, basic landscaping, site preparation, and irrigation costs were
estimated and are presented in Table 5.
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Total Impact Cost per Resident
Table 5 presents the total impact cost per resident for parks and recreation facilities in Collier
County. Using the adopted LOS standard for community parks and the current LOS for
regional parks, as previously presented in Table 2, the total cost for community parks in
Collier County is $320 per resident and the total cost for regional parks is $971 per resident.
Table 5
Total Impact Cost per Resident
Park Type s
Component
Community Regional '
Land Purchase Cost per Acre111 $107,000 $450,000
Landscaping,Site Preparation,and Irrigation Costs
(peracre)121 $10,000 $40,000
Total Land Cost per Acre131 $117,000 $490,000
Facility& Equipment Cost per Acre(4) $149,328 $43,634
Total Land&Facility Cost per Acre(5) $266,328 $533,634
Parks LOS/LOS Standard (acres per 1,000 Residents)(6) 1.20 1.82
Parks& Recreation Total Impact Cost per Resident(7) $319.59 $971.21
(1) Source: Appendix A,Table A-1 for community parks and Tables A-21 and A-22 for regional
parks, rounded to the nearest hundred
(2) Source: Based on discussions with County staff as well as information from other Florida
jurisdictions
(3) Sum of the land cost per acre (Item 1)and the landscaping, site preparation, and irrigation
cost per acre(Item 2)
(4) Source:Table 4
(5) Sum of the total land cost per mile(Item 3) and the facility cost per acre(Item 4)
(6) Source:Table 2
(7) Total land & facility cost per acre (Item 5) multiplied by the current parks LOS (Item 6)
divided by 1,000
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Collier County ( Parks& Recreation IF Update Study
Credit Component
To avoid overcharging new development for the capital cost of providing parks and recreation
services, a review of the capital financing program for the parks and recreation program was
completed. The purpose of this review was to determine any potential revenues generated
by new development,other than impact fees,which have been used within the last five years
or planned to be used over the next five years to fund the expansion of capital facilities, land,
and equipment related to Collier County's parks and recreation program. Based on this
review, Collier County's historical parks and recreation facility capital expansion
improvements have been funded with grants and general fund revenue.
Capital Expansion Expenditures Credit
Separate capital expenditure credits per resident were calculated for community and regional
parks, based on non-impact fee revenue expended for capital expansion projects for each
type of park over the past five years and programmed for next five years. To calculate the
capital expenditure per resident,the average annual capital expansion expenditures for each
type of park are divided by the average residents for the same period.
Between 2009 and 2018, Collier County spent or planned to spend a total of$1.3 million for
capital expansion of community parks, resulting in an average annual capital expansion
expenditure of $125,000. Since the review of these expenditures spanned 2009 through
2018,the average annual capital expansion cost is divided by the average population for this
same period. As presented in Table 6,the average capital expansion expenditure per resident
for community parks, based on this historical five-year period is less than $1 per resident.
Similarly, over the same ten-year period, Collier County spent/will spend a total of $11.3
million of grants and general fund revenues for capital expansion of regional parks, resulting
in an average annual capital expansion expenditure of$1.1 million. As presented in Table 6,
the average capital expansion expenditure per resident for regional parks during this period
is less than $3 per resident.
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Table 6
Capital Expansion Expenditures Credit
Park 'Total
Description Type (FY2009-2018)
Grants g r t kxA s x 's ro- s ,s
Immokalee South Park Community Center C $1,073,995
East Naples Community Park C $62,744
Golden Gate Community Park/Immokalee Sports Complex C $113,579
Fund 306/General Fund
Gordon River Greenway R $11,319,797
Communityi/Regional Parks;
Total Capital Expansion Expenditures(1) - $12,570,115
Average Annual Capacity Expansion Expenditures--Community Parks(2) - $125,032
Average Annual Population-Unincorporated County(3) - 366,293
Average Annual Cap.Exp.Expenditures per Resident--Community Parks(4) - $0.34
Average Annual Capacity Expansion Expenditures--Regional Parks(2) $1,131,980
Average Annual Population-Countywide(3) 411,156
Average Annual Cap.Exp.Expenditures per Resident--Regional Parks(4) - $2.75
(1) Source: Collier County Parks and Recreation Department
(2) Source: Total expenditures for community or regional parks divided by 10
(3) Source: Appendix B,Table B-1
(4) Average annual capacity expansion expenditures divided by average annual population
Debt Service Credit
Any outstanding bond issues related to the parks and recreation facilities also will result in a
credit to the impact fee. As discussed previously, portion of debt service that will be paid
with impact fee revenues was addressed through a reduction in the inventory value since this
portion would be paid solely from contributions from new development. In the case of debt
service that is being paid with non-impact fee revenues, a credit for the new development's
contributions is also provided. Collier County funded the purchase of Goodland Boating Park
and Lely Barefoot Beach land through bonding. The bond issue is being repaid with revenues
from the General Fund. As presented in Table 7, the resulting credit for the parks and
recreation-related debt is $9 per resident.
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Collier County I Parks& Recreation IF Update Study
Net Parks & Recreation impact Cost
The net parks and recreation impact fee per resident is the difference between the cost
component and the credit component. Table 8 summarizes the calculation of the net parks
and recreation cost per resident for both community and regional parks.
The first section of Table 8 identifies the total impact cost as$320 per resident for community
parks and $971 per resident for regional parks. The second section of the table identifies the
revenue credits for the parks and recreation impact fee. The credit calculation includes
credits totaling approximately$5 for community parks and $52 for regional parks.
The net impact cost per resident is the different between the total impact cost and the total
revenue credit per resident. This results in a net impact cost of $314 per resident for
community parks and a net impact cost of approximately$919 per resident for regional parks.
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Table 8
Net Impact Cost per Resident
impact Cost 'Revenue Credits
Calculation Step Community Regional Community Regional
Parks Parks Parks Parks
Impact Cost
Total Impact Cost per Resident(1) $319.59 $971.21
Impact Credit:
Capital Expansion Expenditure Credit
Avg Annual Capital Expansion Credit per
Resident(�) $0.34 $2.75
Capitalization Rate ) 4.0% 4.0%
Capitalization Period (in years) _ 25 25
Capital Expansion Credit per Resident(3) $5.31 $42.96
Debt Service Credit
Debt Service Credit per Residential $0.00 $8.97
Total Credit per Resident _--
Total Credit per Resident(5) $5.31 $51.93
Net Impact Cost
Net Impact Cost per Resident(6) $314.28 $919.28
(1) Source:Table 5
(2) Source:Table 6
(3) Source:The present value of the capital improvement credit per resident(Item 2)at a discount rate of 4%
with a capitalization period of 25 years. The discount rate is estimated based on the debt service on the
most recent bond issue.
(4) Source:Table 7
(5) Sum of the capital expansion credit per resident(Item 3)and debt service credit per resident(Item 5)
(6) Total impact cost per resident(Item 1) less the total revenue credit per resident(Item 5)
Tindale Oliver Collier County
September 2015 18 Parks& Recreation Impact Fee Study
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Collier County I Parks& Recreation IF Update Study
Calculated Parks & Recreation Impact Fee Schedule
Table 9 presents the calculated community parks and recreation impact fee schedule
developed for residential land uses. As previously mentioned, due to the limited service area
of community parks, only residential development within unincorporated Collier County is
assessed a community parks and recreation impact fee. As presented, the calculated fee is
approximately 20 percent to 35 percent lower than the adopted fee, primarily due to the
decrease in land values.
Table 9
Calculated Parks& Recreation Impact Fee Schedule-Community Parks
Bnincorporated Community Parks
land Use impact County Residents 'Net.Cost per Total impact Adopted Percent
Unit Impact
per.Unittll Resident121 Fee(3) Fe e(4) Difference
tsl
Single Family Detached
Less than 4,000 sf du 2.79 $314.28 $876.84 $1,190.08 -26%
4,000 sf or greater du 3.19 $314.28 $1,002.55 $1,307.53 -23%
Multi-Family du 1.36 $314.28 $427.42 $643.43 -34%
Mobile Home/RV(tied down) du 2.14 $314.28 $672.56 $855.29 -21%
(1) Source:Appendix B,Table B-3
(2) Source:Table 8
(3) Residents per unit(Item 1)for each land use category multiplied by the net cost per resident(Item 2)
(4) Collier County Impact Fee Administration Department
(5) Percent change between the adopted impact fee(Item 4)and the calculation total impact fee(Item 4)
Table 10 presents the calculated regional parks and recreation impact fee schedule
developed for Collier County. As previously mentioned, due to the large geographical service
area of regional parks, all new residential development within Collier County is assessed a
regional parks and recreation impact fee. The calculated impact fee is up to 30 percent higher
than the adopted fee.
Tindale Oliver Collier County
September 2015 19 Parks& Recreation Impact Fee Study
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Collier County I Parks& Recreation IF Update Study
Table 10
Calculated Parks& Recreation Impact Fee Schedule- Regional Parks
Regional Parks
Countywide
Land Use Impact Residentsper Net Cost per Total Impact Adopted Percent
_Unit Iii Iz) Is) Impact 5,4
_Unit Resider# Tee (4) Difference'
Tee
Single Family Detached
Less than 4,000 sf du 2.65 $919.28 $2,436.09 $1,942.68 25%
4,000 sf or greater du 3.03 $919.28 $2,785.42 $2,140.34 30%
Multi-Family du 1.21 $919.28 $1,112.33 $1,041.97 7%
Mobile Home/RV(tied down) du 2.11 $919.28 $1,939.68 $1,537.80 26%
(1) Source:Appendix B,Table B-2
(2) Source:Table 8
(3) Residents per unit(Item 1)for each land use category multiplied by the net cost per resident(Item 2)
(4) Collier County Impact Fee Administration Department
(5) Percent change between the adopted impact fee(Item 4)and the calculation total impact fee(Item 4)
Impact Fee Schedule Comparison
As part of the work effort in updating Collier County's parks and recreation impact fee
program, a comparison of parks and recreation impact fee schedules was completed for
surrounding counties and for counties of similar population throughout Florida. Table 11
presents this comparison. As presented, Collier County's fee is on the high end of fees
imposed by these jurisdictions, primarily due to the value of beach and boat access land.
Tindale Oliver Collier County
September 2015 20 Parks& Recreation Impact Fee Study
Packet Page-1880-
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Packet Page -1881-
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Collier County I Parks& Recreation IF Update Study
Appendix A
Land Value Analysis
Supplemental Information
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Collier County I Parks & Recreation IF Update Study
Appendix A
This appendix provides the back-up data and information on land values. As explained in the
report, several steps were undertaken to determine that land values for the impact fee
calculations. These include:
• A review of vacant land sales in subareas of the county for 2012 through 2014 was
conducted to understand current land value by geographic area. In addition, the
vacant land analysis was conducted for different acreage levels. Resulting land values
were used for parks located in each geographic area.
• A review of just market value of inland properties in each geographic area as well as
for different parcel-size groups from the Property Appraiser database was conducted
and results were compared to the sales data and data compiled during the previous
study to understand changes in land values since 2009.
• A separate analysis was conducted for coastal and beach front park acreage. This
analysis included a review of recent sale prices of coastal and beach front parcels as
well as market value of these properties based on the estimates provided by the
Property Appraiser.
Inland Land Values
Table A-1 provides the estimated land values per acre for each region, which are based on
the analysis shown in Tables A-2 through A-16.
Tindale Oliver Collier County
September 2015 A-1 Parks& Recreation Impact Fee Study
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Collier County I Parks& Recreation IF Update Study
Table A-1
Collier County Inland Land Values
`, -inland Valueper ?otalland x
Distdtt Park =Park. Acres Acre Value `
Caxambas Park R 0.00 $250,000 $0
Collier Boulevard Boating Park R 0.00 5250,000 $0
Tigertail Beach Park R 21.10 $250,000 $5,275,000
Marco South Marco Beach Access R 0.00 $250,000 $0
Goodland Boating Park R 0.00 5250,000 $0
Mar-Good Harbor Park R 0.00 $250,000 $0
Isles of Capri Paddlecraft Park R 0.00 $250,000 $0
Marco--Subtotal 21.10 $5,275,000
Veterans Community Park C 43.64 5225,000 $9,819,000
Conner Park R 0.00 5250,000 $0
Pelican Bay Community Park C 15.00 5225,000 53,375,000
Cocohatchee River Park R 0.00 $225,000 $0
Barefoot Beach Access R 0.00 $250,000 $0
North Naples Barefoot Beach Preserve Community Park R 141.80 $225,000 $31,905,000
Clam Pass Park R 26.25 $225,000 $5,906,250
North Gulfshore Beach Access R 0.00 5250,000 50
Vanderbilt Beach R 0.00 $250,000 $0
North Collier Regional Park R 207.70 $225,000 $46,732,500
Vineyards Community Park C 35.50 $225,000 $7,987,500
North Naples--Subtotal 469.89 $105,725,250
Golden Gate Community Park C 35.00 $105,000 $3,675,000
Golden Gate Golden Gate Community Center C 21.00 $105,000 52,205,000
Golden Gate Greenway C 3.00 $35,000 $105,000
Golden Gate--Subtotal 59.00 $5,985,000
East Naples Community Park C 47.00 570,000 $3,290,000
Sugden Regional Park R 120.00 570,000 $8,400,000
East Naples Cindy Mysels Community Park C 5.00 5135,000 $675,000
Bay Area Parcels R 1.34 $135,000 5180,900
Bayview Park R 0.00 5135,000 LO
East Naples--Subtotal 173.34 $12,545,900
Eagle Lakes Community Park C 32.00 $70,000 $2,240,000
South Naples Manatee Community Park C 60,00 $70,000 $4,200,000
Port of the Islands R 0.00 $70,000 L
SouthNaples--Subtotal 92.00 56,440,000
Freedom Park R 25.16 $70,000 51,761,200
Central Naples
Gordon River Greenway R 79.00 $70,000 $5,530,000
Central Naples--Subtotal 104.16 $7,291,200
Immokalee Community Park C 23.00 $25,000 5575,000
Immokalee Sports Complex C 14.00 $25,000 $350,000
Airport Park C 19.00 $25,000 $475,000
Immokalee
Ann Oleski Park(Lake Trafford) R 0.00 515,000 $0
Immokalee South Park C 3.20 $15,000 $48,000
Tony Rosbough Community park C 7.00 $25,000 $175,000
Immokalee--Subtotal 66.20 $1,623,000
Max A.Hasse Community Park C 20.00 $105,000 $2,100,000
Urban Estates Vanderbilt Extension Community Park C 120.00 $105,000 $12,600,000
Rich King Greenway R 37.50 $70,000 $2,625,000
Urban Estates--Subtotal 177.50 $17,325,000
All Parks-Inland Acreage 1,163.19 $139,453 $162,210,350
Community Parks--Inland Acreage 503.34 $107,074 $53,894,500
Regional Parks-Inland Acreage 659.85 $164,152 $108,315,850
Source:Tables A-2 through A-16
Note: Rich King Greenway Park is located in both the Urban Estates and East Naples District.Given
that Urban Estates values are based on estimates for Golden Gate District, to provide a
conservative estimate,the lower East Naples District estimate is used for the per acre value.
Tindale Oliver Collier County
September 2015 A-2 Parks& Recreation Impact Fee Study
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Collier County I Parks& Recreation IF Update Study
The following paragraphs and tables provide an explanation of land value estimates for each
region. Regions follow the fire district boundaries due to the availability of parcel data in this
format both during the last study and the current study. For each region, the following
variables are provided:
• A comparison of vacant land values as reported by the Collier County Property
Appraiser for three zoning categories (residential, commercial and industrial) in 2007
and 2014. This information provides an overall understanding of the level of change
in land values in Collier County.
• Land value for vacant residential properties in 2014 since the County is more likely to
purchase this category of properties for future park land.
• Land value based on vacant land sales over the past three years as well as only in 2014.
This information provides an understanding of actual sales value information;
however, it also tends to be limited in terms of the sample size.
• All these analysis were conducted for three groups of acreage to identify value
differentiation between smaller and larger parcels. In cases, when there were no
vacant parcels or a very limited number of parcels,this lack of information is indicated
as "N/A."
• Current value of land where existing parks are located in each region as estimated by
the previous study in comparison to current value as obtained from the Property
Appraiser's database. This information again provides an understanding regarding
the level of change in land values since the last study.
• A comparison of land values for inland properties that was used in the 2009 study and
the updated estimate.
• Consistent with the last technical study, land value estimates for the East Naples area
are also used for South and Central Naples areas. Similarly, estimates for the Golden
Gate area are used for the Urban Estates area.
Tindale Oliver Collier County
September 2015 A-3 Parks& Recreation Impact Fee Study
Packet Page -1885-
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Collier County I Parks& Recreation IF Update Study
Table A-3
Marco Island - Land Value of Existing Parks
2009 2014VAJV
Marco Island Area Parks Estimate %Difference
. _ ,n ]er-A�cre�z) der Atre���
-Caxambas Park $1,400,000 $871,200 -38%
-Tigertail Beach Park $1,293,180 $653,400 -49%
-South Marco Beach Access $3,500,000 $317,450 -91%
- Goodland Boating Park $1,400,000 $490,050 -65%
- Mar-Good Harbor Park $1,400,000 $400,082 -71%
- Isles of Capri Paddlecraft Park n/a $75,045 n/a
Average -63%
(1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report,June 26,2009
(2) Current land value of indicated parks as reported by the Collier County Property Appraiser
Table A-4
Marco Island - Land Value Estimate
Marco Island-Area Parks 2009(1) 13(2) °1 Difference
Estimate for Inland Properties(per Acre) $550,000 $250,000 -55%
(1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report,June 26, 2009
(2) Estimated based on the information provided in Tables A-2 and A-3
Tindale Oliver Collier County
September 2015 A-5 Parks& Recreation Impact Fee Study
Packet Page-1887-
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Packet Page-1888-
11/10/2015 17.C.
Collier County I Parks& Recreation IF Update Study
Table A-6
North Naples- Land Value of Existing Parks
2009
2014`PA,JV
North Naples Area Parks Acres Estimate per %Difference
(1) er Acre'''
Acre
-Veterans Community Park 43.6 $450,000 $100,000 -78%
-Vineyards Community Park 35.5 $450,000 $100,000 -78%
- Pelican Bay Community Park 15.0 $450,000 $100,000 -78%
-Connors Park 5.0 $3,500,000 $2,370,535 -32%
-Cocohatchee River Park 7.2 $1,400,000 $871,768 -38%
- Barefoot Beach Access 5.0 $3,500,000 $1,524,004 -56%
- Barefoot Beach Preserve Park 159.6 $563,603 $250,000 -56%
-Clam Pass Park 35.0 $1,212,500 $38,727 -97%
-Vanderbilt Beach Park 5.0 $3,500,000 $1,470,147 -58%
- N. Collier Regional Park 207.7 $195,000 $100,000 -49%
Average -62%
Average(0.5 to 5 acres) -49%
Average(greater than 5 acres) -67%
(1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report,June 26,2009
(2) Current land value of indicated parks as reported by the Collier County Property Appraiser
Table A-7
North Naples- Land Value Estimate
North Naples=AreaP.arks 200911) 20)'5'2J
_ _ , iffier ac
Estimate for Inland Properties(per Acre):
-0.5-5 acres $550,000 $250,000 -55%
-Greater than 5 acres $450,000 $225,000 -50%
(1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report,
June 26, 2009
(2) Estimated based on the information provided in Tables A-5 and A-6
Tindale Oliver Collier County
September 2015 A-7 Parks& Recreation Impact Fee Study
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Collier County I Parks & Recreation IF Update Study
Table A-9
Golden Gate - Land Value of Existing Parks
009 2014PA JV
Golden Gate Area Parks -Acres Estimate %Difference „
erpere11 perAcre'zl
GG Community Park&Center 56.0 $230,000 $58,123 -75%
Golden Gate Greenway 3.0 $75,000 $60,000 -20%
Average -47%
(1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report,June 26,2009
(2) Current land value of indicated parks as reported by the Collier County Property Appraiser
Table A-10
Golden Gate- Land Value Estimate
Golden Gate Area Parks 20O01) 2013(1 Difference
Estimate for Inland Properties(per Acre):
-0.5-5 acres $75,000 $35,000 -53%
-Greater than 5 acres $230,000 $105,000 -54%
(1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report,
June 26, 2009
(2) Estimated based on the information provided in Tables A-8 and A-9
Tindale Oliver Collier County
September 2015 A-9 Parks& Recreation Impact Fee Study
Packet Page-1891-
11/10/2015_17.C.
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Packet Page -1892-
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Collier County I Parks& Recreation IF Update Study
Table A-12
East Naples- Land Value of Existing Parks
2009fstimate 2014 PAJV
East Naples Area Parks Acres (1) (2) %Difference
perAtre per Acre
Sugden Regional Park 120.0 $120,000 $23,647 -80%
Bayview Park 6.3 $1,400,000 $1,393,925 0%
East Naples Community Park 47.0 $120,000 $75,000 -38%
Cindy Mysels Community Park 5.0 $500,000 $19,500 -96%
Average -54%
(1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report,June 26,2009
(2) Current land value of indicated parks as reported by the Collier County Property Appraiser
Table A-13
East Naples- Land Value Estimate
East Naples Area Parks 2009(1) 2015(2) °l
Difference
Estimate for Inland Properties(per Acre):
-0.5-5 acres $500,000 $135,000 -73%
-Greater than 5 acres $120,000 $70,000 -42%
(1) Source: Collier County Parks and Recreation Impact Fee Study,Final Report,June
26,2009
(2) Estimated based on the information provided in Tables A-11 and A-12
Tindale Oliver Collier County
September 2015 A-11 Parks & Recreation Impact Fee Study
Packet Page-1893-
11/10/2015 17.C.
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Collier County Parks& Recreation IF Update Study
Table A-15
Immokalee/Big Corkscrew- Land Value of Existing Parks
immt kalee%Big Corkscrew 2009Cstimate 2014PAJV 4 :
Acres ,„ %Difference
Area Parks per Acre' erAcre l
Ann Olesi Park 2.3 $1,400,000 $32,670 -98%
Immokalee Community Park 23.0 $50,000 $4,000 -92%
Immokalee Sports Complex 14.0 $50,000 $5,500 -89%
Airport Park 19.0 $50,000 $26,885 -46%
Tony Rosbough Community Park 7.0 $50,000 $3,993 -92%
Immokalee South Park 3.2 n/a $5,500 n/a
Average -83%
Average(0.5 to 5 acres) -98%
Average(greater than 5 acres) -80%
(1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report,June 26, 2009
(2) Current land value of indicated parks as reported by the Collier County Property Appraiser
Table A-16
Immokalee/Big Corkscrew- Land Value Estimate
Immokalee/Big Corkscrew 111 (?) /
,Area Parks 2009 2015
.. .. ..a.;Difference
Estimate for Inland Properties (per Acre):
-0.5-5 acres $50,000 $15,000 -70%
-Greater than 5 acres $50,000 $25,000 -50%
(1) Source: Collier County Parks and Recreation Impact Fee Study,Final Report,June 26,
2009
(2) Estimated based on the information provided in Tables A-14 and A-15
Beach and Coastal Land Values
Table A-17 provides a summary of information obtained from the Collier County Property
Appraiser database regarding the vacant land sales and just market value for beach front and
coastal properties.
Previously, Collier County retained an appraiser to determine the value of waterfront
property. The study's findings were used to value park land with beach access. These figures
were updated during the 2009 impact fee study using information from the Property
Appraiser database. Table A-18 presents the updated 2014 values for the same set of
properties based on Collier County Property Appraiser database.
Tindale Oliver Collier County
September 2015 A-13 Parks& Recreation Impact Fee Study
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Collier County I Parks & Recreation IF Update Study
Table A-17
Beach and Coastal Properties - Land Value Estimate(1)
PAJustLand Value Vacant tand Sal es
2014Data 2014
Residential Properties
Weighted Weighted
Average lexlian ge Median
Beach $3,606,501 $7,325,697 N/A N/A
-Coastal $1,518,804 $1,223,200 $2,387,634 $1,631,466
(1) Source: Collier County Property Appraiser
Table A-18
Collier County Land Value Study Parcels—Updated Values111
JD SaleDate Size ' Sale Price 1?rice/Acre 81 end Value/Acre, Size �Q end Value/Acre t
Value Value
12780640008 4/25/2005 0.50 $2,500,000 $5,000,000 $1,738,108 $3,476,216 0.50 $1,567,101 $3,134,202
27581640001 12/20/2004 0.21 $1,000,000 $4,761,905 $759,000 $3,614,286 0.21 $469,200 $2,234,286
27637320000 7/5/2004 0.22 $699,900 $3,181,364 $728,640 $3,312,000 0.22 $450,432 $2,047,418
27582880006 7/2/2004 0.25 $675,000 $2,700,000 $819,720 $3,278,880 0.25 $563,040 $2,252,160
27637240009 7/15/2003 0.22 $540,000 $2,454,545 $809,600 $3,680,000 0.22 $500,480 $2,274,909
17360560008 4/18/2005 0.94 $6,100,000 $6,489,362 $5,728,061 $6,093,682 1.04 $5,632,824 $5,416,177
08930200008 9/22/2004 1.20 $4,000,000 $3,333,333 $3,371,560 $2,809,633 0.72 $4,242,492 $5,892,350
08930240000
Weighted Average 3.54 $15,514,900 $4,382,740 $13,954,689 $3,942,003 3.16 $13,425,569 $4,248,598
(1) Source: Collier County Property Appraiser
Tables A-19 and A-20 present the just value obtained from the Property Appraiser database
for those parks that include only the beach land or boat access/coastal land.
Table A-19
Collier County Parks with Beach Land Only 111
2009 201.4PA o r
Park Acres 2i31p4 otal K.
'Estimate ,,Jvj_acre Difference , ..� ,,. , _ VValue. ,
-Connors Park $3,500,000 $2,370,535 -32% 5.0 $11,852,675
-Barefoot Beach Access $3,500,000 $1;524,004 -56% 5.0 $7,620,020
-Vanderbuilt Beach Park $3,500,000 $1,470,147 -58% 5.0 $7,350,735
Weighted Average $1,788,229
(1) Source: Collier County Property Appraiser
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Table A-20
Collier County Parks with Boat Access/Coastal Land On ly(1)
Park 2009 2014P► - " 2014T 1
$stirnate .JVJJcre Difference Acres value
-Caxambas Park $1,400,000 $871,200 -38% 4.2 $3,659,040
-Collier Blvd Boating Park $1,400,000 $2,000 N/A 0.5 N/A
-Goodland Boating Park $1,400,000 $490,050 -65% 5.0 $2,450,250
-Mar-Good Harbor Park $1,400,000 $400,082 -71% 2.5 $1,000,205
-Cocohatchee River Park $1,400,000 $871,768 -38% 7.2 $6,276,730
Bayview Park $1,400,000 $1,393,925 0% 6.3 $8,739,910
--Ann Olesi Park $1,400,000 $32,670 -98% 2.3 $75,141
Weighted Average(excl Collier Boating Park) $808,201 . "
Weighted Average(excl Collier Boating&Ann Olesi Park) $879,068
(1) Source: Collier County Property Appraiser
Given the information provided in Tables A-17 through A-20 as well as additional analysis, an
average value of $3.25 million per acre for beach land and $1.1 million per acre for coastal
property were found to be reasonable estimates. Using these values as well as inland values
previously presented in Table A-1, the average land value per acre is estimated at $450,000
for regional parks. This calculation is shown in Table A-21.
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Table A-21
Collier County Regional Park Land Value Estimates
Inland 4?.
Total beach Boat Access inland land 'Total Inland
Mistrict Park/Facility Name hl Ixl 13) „, Valueper {614
Acreage Acreage «Acreage Acreage Land Value
Acrelsl
Marco Island
Caxambas Park 4.20 4.20 $250,000 $0
Tigertail Beach Park 31.60 10.50 21.10 $5,275,000
South Marco Beach Access 5.00 5.00 - $0
Goodland Boating Park 5.00 5.00-- $0
Mar-Good Harbor Park 2.50 2.50
Isles of Capri Paddlecraft Park 9.00 9.00 $0
North Naples
Conner Park 5.00 5.00 $250,000 $0
Cocohatchee River Park 7.20 7.20 $225,000 $0
Barefoot Beach Access 5.00 5.00-- $225,000 SO
Barefoot Beach Preserve Community Park 159.60 17.80 141.80 $225,000 $31,905,000
Clam Pass Park 35.00 8.75 26.25 $225,000 $5,906,250
North Gulfshore Beach Access 0.50 0.50 $250,000 $0
Vanderbilt Beach 5.00 5.00 $250,000 $0
North Collier Regional Park 207.70 207.70 $225,000 $46,732,500
East Na.les
Sugden Regional Park 120.00 $70,000 $8,400,000
Bay Street Parcels 1.34 1.34 $135,000 $180,900
Bayview Park 6.27 6.27 $70000 $0
Port of the Islands 5.55 5.55 $70,000 $0
Central Naples
Freedom Park 25.16 $70 000 $1,761,200
Gordon River Greenway 79.00 $5,530,000
Immokalee
Ann Olesi Park 2.30 2.30 $15,000 $0
Urban Estates
Rich King Greenway(7) 37.50 $70,000 $2,625,000
Total Acres 759.42 57.55 42.02 659.85
Inland1el $108,315,850
Beach $187,037,500
Boat Access/Coastali'ol $46,222,000
Total $341,575,350
Total Value per Acre r") $449,785
Beach Value per Acre1121 $3,250,000
Boat Access/Coastal Land Value Der Acre'''' $1,100,000
(1), (2), (3),(4)Source: Collier County Parks and Recreation Department
(5)Source:Table A-1
(6) Inland acreage multiplied by inland value per acre(Item 5)
(7) Rich King Greenway Park is located in both the Urban Estates and East Naples District. Given that Urban
Estates values are based on estimates for Golden Gate District, to provide a conservative estimate, the lower
East Naples District estimate is used for the per acre value.
(8)Sum of inland value
(9)Total beach acreage multiplied by beach value per acre(Item 11)
(10)Total boat access/coastal acreage multiplied by boat access land value per acre(Item 12)
(11)Total land value of regional parks divided by total acres(759.42)
(12), (13) Based on a review of vacant land sales, vacant land values, current values of parks with beach and
boat access land, and other analysis
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Appendix B
Population Analysis
Supplemental Information
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Appendix B
Consistent with the previous study and County's Annual Update and Inventory Report (AUIR),
this analysis uses peak seasonal population. Because regional parks tend to have a
countywide service area, countywide population figures are used in the calculation of
regional parks impact fee. Similarly, because community parks serve primarily the
unincorporated county, unincorporated county population is used in the calculation of
community parks impact fee. As presented in Table B-1, between 2000 and 2015, the
County's peak population increased by 35 percent countywide and 40 percent in
unincorporated county. In terms of annual growth rates, between 2000 and 2015, the
countywide population increased by 2.1 percent per year while unincorporated county
population increased by 2.3 percent per year. Future projections suggest an increase of 35
percent through 2034 or an annual growth rate of 1.6 percent.
Residential land uses to be used in the Collier County parks and recreation impact fee
calculations include the following:
• Single Family Detached
• Multi-Family
• Mobile Home
Table B-2 presents the number of residents per housing unit for the residential categories
identified above for all of Collier County, while Table B-3 presents similar information for the
unincorporated county. Different from the last study, 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
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 countywide and
unincorporated Collier County. This analysis utilized data from the 2011 American Housing
Survey (AHS) and data from the 2000 and 2010 Census as well as 2008-2012 American
Community Survey (ACS) 5-Year estimates to examine this relationship.
It should be noted that 2010 Census population data by land use are not available. However,
a comparison of the residents per housing units for all land uses combined published by
Census 2010 indicates a six (6) percent decrease compared to the 2000 Census figures. This
factor is consistent with the estimates provides by the ACS, which also provides estimates by
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land use. As such, data from the ACS was used for people per housing unit figures in Tables
B-2 and B-3.
Table B-1
Peak Season Population
Year
Peak Season Population
toontywide Unincorporated
2000 309,511 265,366
2001 325,159 280,152
2002 341,954 296,365
2003 359,191 313,137
2004 374,384 328,058
2005 386,668 339,940
2006 396,310 349,039
2007 400,027 352,333
2008 399,532 352,104
2009 399,979 352,983
2010 387,183 343,593
2011 392,180 348,497
2012 398,107 354,268
2013 403,435 359,378
2014 410,297 365,869
2015 418,048 373,211
2016 425,979 380,695
2017 434,060 388,326
2018 442,295 396,105
2019 450,685 404,037
2020 458,670 411,563
2021 466,233 418,668
2022 473,920 425,893
2023 481,734 433,240
2024 489,677 440,711
2025 497,236 447,799
2026 504,399 454,491
2027 511,666 461,281
2028 519,037 468,170
2029 526,514 475,162
2030 533,638 481,766
2031 540,396 487,970
2032 547,239 494,255
2033 554,170 500,622
2034 561,188 507,071
Source: Collier County Comprehensive Planning Department
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Table B-2
Residents per Housing Unit—Countywide
Ratio'tothe Avg Residents/
°Housing
HousingType Population''' tZl Population per Housing
Units
(2)
/in ik')
Single Family Detached 243,644 90,769 2.68
- Less than 4,000 sf 99% 2.65
-4,000 sf or greater —_ 113% 3.03
Multi Family 116,082 95,570 1.21
Mobile Home/RV(Tied Down) 23,122 10,958 2.11
Weighted Average 382,848 197,297 1.94
(1) Source: 2008-2012 American Community Survey 5-Year Estimates, Table B25033, adjusted for peak
seasonal population
(2) Source: 2008-2012 American Community Survey 5-Year Estimates,Table DP04
(3) Ratios developed based on national PPH data derived from the 2011 American Housing Survey
(4) Population (Item 1)divided by housing units(Item 2)
Table B-3
Residents per Housing Unit—Unincorporated County
Ratioto#he.Avg"' 'Residents/;s
Housing
i- Type Popuiatian 1> tz) 4'npulationper lousing
Units Housing Umt31 Units
Single Family Detached 217,164 76,907 2.82
- Less than 4,000 sf 99% 2.79
-4,000 sf or greater 113% 3.19
Multi Family 99,230 72,952 1.36
Mobile Home/RV(Tied Down) 22,739 10,612 2.14
Weighted Average 339,133 160,471 2.11
(1) Source: 2008-2012 American Community Survey 5-Year Estimates, Table B25033, adjusted for peak
seasonal population
(2) Source: 2008-2012 American Community Survey 5-Year Estimates,Table DP04
(3) Ratios developed based on national PPH data derived from the 2011 American Housing Survey
(4) Population(Item 1)divided by housing units(Item 2)
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Appendix C
Distribution of Parks & Recreation Inventory Value
for Indexing Calculations
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Appendix C
This appendix presents the distribution of regional and community park asset values included
in the impact fee calculations. This distribution will be used for indexing calculations.
Table C-1 presents the distribution of the asset value for regional parks and Table C-2 presents
it for community parks.
Table C-1
Parks& Recreation Asset Value Distribution—Regional Parks
lnventorytomponent Asset Value Distribution k
Land Valuer�1 $341,739,000 84.3%
Site Improvements(2) $30,376,800 7.5%
Facility Value(3) $33,136,514 8.2%
Total Asset Valuel4l $405,252,314 100.0%
(1) Regional park acreage from Table 1 multiplied by the land
purchase cost per acre for regional parks from Table 5
(2) Regional park acreage from Table 1 multiplied by landscaping,
site preparation, and irrigation cost per acre for regional parks
from Table 5
(3) Regional parks facilities value from Table 4(owned)
(4) Sum of land value(Item 1),site improvements cost(Item 2),and
facility value(Item 3)
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Table C-2
Parks & Recreation Asset Value Distribution—Community Parks
Inventorytomponent Asset Value Distribution
Land Value(1)
$53,857,380 40.2%
Site Improvements(2) $5,033,400 3.8%
Facility Value(3) $75,162,659 56.0%
Total Asset Value(4) $134,053,439 100.0%
(1) Community park acreage from Table 1 multiplied by the land
purchase cost per acre for community parks from Table 5
(2) Community park acreage from Table 1 multiplied by
landscaping, site preparation, and irrigation cost per acre for
community parks from Table 5
(3) Community parks facilities value from Table 4
(4) Sum of land value(Item 1),site improvements cost(Item 2),and
facility value(Item 3)
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NOTICE OF INTENT TO CONSIDER ORDINANCES 1 1/1 0/201 5 17.C.
Notice is hereby given that on Tuesday,November 10 2015,in the
Boardroom, 3rd Floor, Administration Building, Collier County
Government Center,3299 Tamiami Trail East,Naples,Florida,the
Board of County Commissioners will consider the enactment of
County Ordinances. The meeting will commence at 9:00 A.M.
The titles of the proposed Ordinances are as follows:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA,AMENDING CHAPTER 74 OF
THE COLLIER COUNTY CODE OF LAWS AND ORDINANCES,
THAT ORDINANCE BEING THE COLLIER COUNTY
CONSOLIDATED IMPACT FEE ORDINANCE, AS AMENDED,
PROVIDING FOR THE INCORPORATION, BY REFERENCE, OF
F THE IMPACT FEESTUDY ENTITLED"COLLIER COUNTY PARKS
AND RECREATION IMPACT FEE UPDATE STUDY";AMENDING
THE PARKS AND RECREATION IMPACT FEE RATE SCHEDULE,
WHICH IS SCHEDULE THREE OF APPENDIX A, AS SET
FORTH IN THE IMPACT FEE UPDATE STUDY;PROVIDING FOR
CONFLICT AND SEVERABILITY; PROVIDING FOR INCLUSION
IN THE CODE OF LAWS AND ORDINANCES;AND PROVIDING
FOR AN EFFECTIVE DATE OF NOVEMBER 16, 2015, FOR THE
COMMUNITY PARKS IMPACT FEE RATE SCHEDULE AND
FEBRUARY 8,2016, FOR THE REGIONAL PARKS IMPACT FEE
RATE SCHEDULE.
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA,AMENDING CHAPTER 74 OF
THE COLLIER COUNTY CODE OF LAWS AND ORDINANCES(THE
COLLIER COUNTY CONSOLIDATED IMPACT FEE ORDINANCE)
BY INCORPORATING, BY REFERENCE, THE IMPACT FEE
STUDY ENTITLED "COLLIER COUNTY SCHOOL IMPACT FEE
UPDATE STUDY," DATED JUNE 23, 2015; AMENDING THE
EDUCATIONAL IMPACT FEE WHICH IS SCHEDULE FIVE OF
APPENDIX A, AS SET FORTH IN THE IMPACT FEE UPDATE
STUDY; PROVIDING FOR CONFLICT AND SEVERABIITY; o
PROVIDING FOR INCLUSION IN THE COLLIER COUNTY • N
CODE OF LAWS AND ORDINANCES;AND PROVIDING FOR A cr
PHASED EFFECTIVE DATE BEGINNING ON FEBRUARY.8,2016 N
IN ACCORDANCE WITH THE 90-DAY NOTICE REQUIREMENTS a`-
SET FORTH IN SECTION 163.31801(3)(d)FLORIDA STATUTES.
0
Copies of the proposed Ordinances are on file with the Clerk
to the Board, and are available for inspection. All interested 0
parties are invited to attend and be heard.
NOTE: All persons wishing to speak on any agenda item must -o
register with the County administrator prior to presentation of i
the agenda item to be addressed. Individual speakers will be
limited to 3 minutes on any item. The selection of an individual
to speak on behalf of an organization or group is encouraged.
If recognized by the Chairman, a spokesperson for a group or
organization may be allotted 10 minutes to speak on an item.
Persons wishing to have written or graphic materials included in
the Board agenda packets must submit said material a minimum r
of 3 weeks prior to the respective public hearing. In any case,
written materials intended to be considered by the Board shall o
be submitted to the appropriate County staff a minimum of v,
seven days prior to the public hearing. All material used in
presentations before the Board will become a permanent part Q
of the record.
Any person who decides to appeal a decision of the Board
will need a record of the proceedings pertaining thereto and
therefore, may need to ensure that a verbatim record of the
proceedings is made, which record includes the testimony and
evidence upon which the appeai is based.
If you area person with a disability who needs any accommodation
in order to participate in this proceeding,you are entitled,at no
cost to you to the provision of certain assistance.Please contact
the Collier County Facilities Management Division, located at
3335 Tamiami Trail East, Suite 101, Naples, Florida, (239) 252-
8380,at least two days prior to the meeting. Assisted listening
devices for the hearing impaired are available in the aoard of
County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY,FLORIDA
TIM NANCE,CHAIRMAN
DWIGHT E. BROCK,CLERK
By: Martha Vergara,Deputy Clerk
(SEAL)
Ortnhar No.761988
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