Agenda 05/24/2011 Item # 8B5/24/2011 Item 83.
EXECUTIVE SUMMARY
Recommendation to adopt an Ordinance amending Chapter 74 of the Collier County Code
of Laws and Ordinances (The Collier County Consolidated Impact Fee Ordinance) by
providing for the incorporation, by reference, of the trip generation rate analysis entitled
"Transportation Impact Fee Calculations for Select Land Uses," conducted related to the
Church, Convenience Store with Gas Pumps, Manufacturing, Small Medical Office and
Warehouse land uses; amending Schedule One of Appendix A to provide for the new and
amended land use categories and impact fee rates; providing for definitions for the new
land use categories; updating the provisions related to the use of impact fee credits and
providing for a delayed effective date of September 1, 2011, in accordance with the notice
period requirements of Section 163.31801, Florida Statutes.
OBJECTIVE: Recommendation that the Board of County Commissioners (Board) adopts an
Ordinance amending Chapter 74 of the Collier County Code of Laws and Ordinances (Code) by
providing for the incorporation, by reference, of the trip generation rate analysis entitled
"Transportation Impact Fee Calculations for Select Land Uses," conducted related to the Church,
Convenience Store with Gas Pumps, Manufacturing, Small Medical Office and Warehouse land
uses; amending Schedule One of Appendix A to provide for the new and amended land use
categories and impact fee rates; providing for definitions for the new land use categories;
updating the provisions related to the use of impact fee credits and providing for a delayed
effective date of September 1, 2011, in accordance with the 90 -day notice requirements of
Section 163.3180 1, Florida Statutes.
CONSIDERATIONS: On February 26, 2008, the Board, based on the recommendation of the
Collier County Productivity Committee, directed that additional rate categories, particularly for
small businesses be developed, when appropriate, to address land uses not contemplated on the
impact fee schedule. Since this guidance was provided, additional rate categories have been
developed (Dance Studio /Gymnastics) or modified (Restaurant, College /University) to address
the impacts of specified developments.
Further, on May 25, 2010, in accordance with recommendations from the building industry,
Development Services Advisory Committee, Productivity Committee and Economic
Development Council of Collier County, the Board directed that the County Manager, or his
designee, explore additional or alternative impact fee rates for different types of medical offices
with lesser impacts then traditional large medical office buildings.
Based on the above direction, staff has identified three new categories to be added to the rate
schedule to address land uses that are the subject of frequent inquiries and are not currently
included as part of the Road Impact Fee schedule. These categories are as follows:
Manufacturing
Small Medical Office (10,000 square feet or less)
Warehouse
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5/24/2011 Item 8.13.
Additionally, two existing land uses have been identified, based on the review of additional data
available, for changes in the measure or application of the existing rates in order to more
equitably account for demand created. These categories are as follows:
Church — change from a "per 1,000 square- foot" calculation to a "per seat calculation."
The change to a per seat calculation provides a clear and understandable method for
assessing the fees. Expansions to churches that do not contemplate additional seating
would not be required to pay additional Road Impact Fees.
Convenience Store with Gas Pumps — change to a tiered system for assessment rather
than a flat per pump charge. The basis for this revision is the change in demand based on
the number of pumps.
Tindale- Oliver and Associates, Inc. prepared the trip generation rate analysis for each of the
above land uses. The proposed changes were developed consistent with the adopted impact fee
methodology and have been reviewed and approved by the Collier County's outside legal
counsel, Nabors, Giblin and Nickerson, P.A. Provided as an attachment to this Executive
Summary is the subject analysis entitled "Transportation Impact Fee Calculations for Select
Land Uses — March 23, 2011."
One additional change is incorporated in the proposed amendment, which provides for an update
to language related to developer contribution agreements. This change to Section 74- 205(n)
provides developers further authorization to assign or transfer available impact fee credits and
provides a consistent approach to administer impact fee credits to that used in other types of
developer agreements.
FISCAL IMPACT: Impact fees provide financial resources for the construction and/or
expansion of the County's capital infrastructure, as necessary to accommodate growth.
Development is required to contribute its fair share of the cost of providing public facilities
necessitated by growth, however impact fees may not be collected in excess of the amount
reasonably anticipated to fund such improvements. The inclusion of the new categories,
Manufacturing, Small Medical Office and Warehouse, on the Road Impact Fee rate schedule
provide rates for the specified land uses that are not currently considered on the schedule. The
recommended changes to the Church and Convenience Store with Gas Pumps rates provide for a
more equitable application of the rates by changing the measure (square footage to seats) or
application (tiered rate schedule) of the existing rates. The 90 -day notice is required due to the
imposition of a new impact fee category. Therefore, these rates will be utilized for permits
applied for on or after September 1, 2011.
GROWTH MANAGEMENT IMPACT: This change is consistent with Objective 1.2 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."
LEGAL CONSIDERATIONS: The proposed changes were reviewed by both outside counsel
and the County Attorney. The County Attorney participated in the drafting of this Ordinance
which is legally sufficient for Board action and requires a majority vote. -JAK
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5/24/2011 Item 8.13.
RECOMMENDATION: Recommendation that the Board of County Commissioners adopts an
Ordinance amending Chapter 74 of the Collier County Code of Laws and Ordinances by
providing for the incorporation, by reference, of the trip generation rate analysis entitled
"Transportation Impact Fee Calculations for Select Land Uses," conducted related to the Church,
Convenience Store with Gas Pumps, Manufacturing, Small Medical Office and Warehouse land
uses; amending Schedule One of Appendix A to provide for the new and amended land use
categories and impact fee rates; providing for definitions for the new land use categories;
updating the provisions related to the use of impact fee credits and providing for a delayed
effective date of September 1, 2011, in accordance with the 90 -day notice requirements of
Section 163.31801, Florida Statutes.
Prepared by: Amy Patterson, Impact Fee and Economic Development Manager,
Growth Management Division — Planning and Regulation
Attachments:
1) Proposed Ordinance
2) Trip Generation Rate Analysis
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COLLIER COUNTY
Board of County Commissioners
Item Number: 8.13.
5/24/2011 Item 8.13.
Item Summary: Recommendation to adopt an Ordinance amending Chapter 74 of the
Collier County Code of Laws and Ordinances (The Collier County Consolidated Impact Fee
Ordinance) by providing for the incorporation, by reference, of the trip generation rate analysis
entitled "Transportation Impact Fee Calculations for Select Land Uses," conducted related to
the Church, Convenience Store with Gas Pumps, Manufacturing, Small Medical Office and
Warehouse land uses; amending Schedule One of Appendix A to provide for the new and
amended land use categories and impact fee rates; providing for definitions for the new land
use categories; updating the provisions related to the use of impact fee credits and providing
for a delayed effective date of September 1, 2011, in accordance with the notice period
requirements of Section 163.31801, Florida Statutes.
Meeting Date: 5/24/2011
Prepared By
Name: PattersonAmy
Title: Manager - Impact Fees & EDC,Business Management &
5/2/20114:33:34 PM
Approved By
Name: PuigJudy
Title: Operations Analyst, CDES
Date: 5/10/2011 8:29:01 AM
Name: MarcellaJeanne
Title: Executive Secretary,Transportation Planning
Date: 5/10/20118:56:21 AM
Name: FederNorman
Title: Administrator - Growth Management Div,Transportati
Date: 5/10/2011 10:59:12 AM
Name: KlatzkowJeff
Title: County Attorney,
Date: 5/12/20112:44:33 PM
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Name: IsacksonMark
5/24/2011 Item 8.B.
Title: Director -Corp Financial and Mgmt Svs,CMO
Date: 5/17/2011 12:27:48 PM
Name: IsacksonMark
Title: Director -Corp Financial and Mgmt Svs,CMO
Date: 5/17/2011 12:30:53 PM
Packet Page -101-
5/24/2011 Item 8.13.
ORDINANCE NO. 2011-
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 TRIP GENERATION
RATE ANALYSIS, ENTITLED "TRANSPORTATION IMPACT FEE
CALCULATIONS FOR SELECT LAND USES — MARCH 23, 2011,"
CONDUCTED RELATED TO THE CHURCH, CONVENIENCE STORE
WITH GAS PUMPS, MANUFACTURING, SMALL MEDICAL OFFICE
AND WAREHOUSE LAND USES; AMENDING THE ROAD IMPACT
FEE RATE SCHEDULE, WHICH IS SCHEDULE ONE OF APPENDIX A,
TO PROVIDE FOR THE NEW MANUFACTURING, SMALL MEDICAL
OFFICE AND WAREHOUSE LAND USE CATEGORY AND IMPACT
FEE RATE AND AMENDING THE CONVENIENCE STORE WITH GAS
PUMPS RATE TO PROVIDE FOR TIERED RATES AND THE CHURCH
RATE TO PROVIDE FOR A PER SEAT CALCULATION, IN ORDER
TO MORE EQUITABLY ACCOUNT FOR DEMAND CREATED;
UPDATING THE GENERAL DEFINITIONS SECTION; UPDATING
PROVISIONS RELATED TO USE OF IMPACT FEE CREDITS;
PROVIDING FOR CONFLICT AND SEVERABILITY; PROVIDING FOR
INCLUSION IN THE CODE OF LAWS AND ORDINANCES; AND
PROVIDING FOR A DELAYED EFFECTIVE DATE OF SEPTEMBER 1,
2011, IN ACCORDANCE WITH THE 90 -DAY NOTICE REQUIREMENTS
OF SECTION 163.31801, FLORIDA STATUTES, WHICH IS THE
FLORIDA IMPACT FEE ACT.
WHEREAS, Collier County (the "County') has used impact fees as a funding source for
growth- related capital improvements for transportation since 1985; 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 February 22, 2011, the Board adopted Ordinance No. 2011 -05, thereby
amending Schedule One of Appendix A of Chapter 74 of the Code and establishing the Road
Impact Fee rates that are currently in effect; and
WHEREAS, on February 26, 2008, the Board, based on the recommendation of the
Productivity Committee, directed that additional rate categories, particularly for small
Underlined text is added; Stmok &Otigk text is deleted
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5/24/2011 Item 8.13.
businesses, be developed, when appropriate, to address land uses that are not currently
contemplated on the impact fee schedules; and
WHEREAS, on May 25, 2010, the Board, in accordance with recommendations from the
building industry, the Productivity Committee, the Development Services Advisory Committee
and the Economic Development Council of Collier County, further directed that the County
Manager, or his designee, explore additional or alternative impact fee rates for specialty medical
offices, small medical offices and /or other medical uses with lesser impacts than a traditional
medical office; and
WHEREAS, the current rate schedule for Road Impact Fees does not include a
"Manufacturing," "Small Medical Office" or "Warehouse" land use category or impact fee rate;
and
WHEREAS, staff has received numerous inquiries related to potential projects that
would be appropriately classified under these land use categories; and
WHEREAS, based on data available and reviews conducted, staff and Tindale- Oliver
and Associates recommend that changes to the "Church" and "Convenience Store with Gas
Pumps" rates be incorporated to more equitably account for demand created; and
WHEREAS, the "Church" rate will be measured by number of seats rather than square
footage and the "Convenience Store with Gas Pumps" will now incorporate a tiered system
rather than a flat rate per fueling position; and
WHEREAS, Tindale- Oliver and Associates, Inc., has prepared trip generation rate
analysis for theses land uses in order to develop, or modify, the impact fee rates, and
WHEREAS, this analysis, is being incorporated by reference as "Transportation Impact
Fee Calculations for Select Land Uses — March 23, 2011;" and
WHEREAS, the Consultant has prepared the fee calculation methodology that will be
imposed in an equitable and non- discriminatory manner; and
WHEREAS, the proposed changes were developed consistent with the adopted impact
fee methodology; and
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 analysis
complies with that requirement; and
Underlined text is added; Strurk O reug# text is deleted
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5/24/2011 Item 8.13.
WHEREAS, the study methodology has been reviewed and approved by Collier
County's outside legal counsel, Nabors, Giblin and Nickerson, P.A.; and
WHEREAS, staff has thoroughly reviewed the calculations and findings, concurs with
the recommended changes to the Road Impact Fee rate schedule, and recommends that the Board
of County Commissioners adopts this Ordinance to implement the recommended changes; and
WHEREAS, staff has identified provision within Section 74 -205 related to the use and
assignment of impact fee credits related to developer contribution agreements that should be
updated in order for developers to effectively utilize their impact fee credits.
WHEREAS, this amended language is consistent with other types of developer
agreements used to administer impact fee credits.
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.
(1) Transportation facilities: "Collier County Transportation Impact Fee Update Study,"
prepared by Tindale- Oliver and Associates, Incorporated (February 19, 2009) and Collier County
Trip Characteristics Study - Mine Land Use (September 3, 2009) as amended by the "Collier
County Transportation Impact Fee Cost and Credit Update Study" (September 8, 2010) and the
"Transportation Impact Fee Calculations for Select Land Uses" (March 23, 2011);
SECTION TWO. Article I, General, Section 74 -108, General definitions, of the Collier County
Code of Laws and Ordinances is hereby amended to read as follows:
Section 74 -108. General definitions.
When used in this chapter, the following terms shall have the following meanings, unless
the context clearly indicates otherwise. Terms contained in article III or the rate schedules
supercede these general definitions to the extent of any conflict(s).
Underlined text is added; &FHrl threugh text is deleted
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5/24/2011 Item 8.13.
Manufacturinir shall mean facilities wheie the primary activity is the conversion of raw
materials or parts into finished products
Small medical office shall mean medical offices with 10,000 square feet or less that are
occupied by medical doctors.
Warehouse shall mean facilities that are primarily devoted to the storage of materials
They may also include office and maintenance areas Retail use may not exceed 20
percent of the building or facility.
SECTION THREE. Article II, Impact Fees, Section 74 -205, Developer contribution credit, of
the Collier County Code of Laws and Ordinances is hereby amended to read as follows:
(n) Impact fee credits shall not be assigned or otherwise transferred from one development
to another development except by written agreement executed by the county, and then,
shall only be transferable from one development to another development ewnedby -the
same developer- within the same or ad; at cent impact fee district for the same type of
public facility impact fee. This assignment or transfer may be to commercial and /or
residential developments. No sue ent trensfef of impaet v er-edits shall be
allowed until the original `acv'eleprrr °c" *ri has been eempletvc Impact fee credits will be
accomplished only through the operation of a credit agreement. Should an assignment
of credit be approved by the county through execution of such an agreement, the
assignee shall take the agreement as is and shall be bound by all of the terms and
conditions of the agreement as originally executed by the assignor and other parties. No
assignee (or transferee) of any such agreement shall have the right to any review
procedure under this chapter except to the extent expressly granted in the agreement.
Underlined text is added; Stmak through text is deleted
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5/24/2011 Item 8.B.
The provisions of this paragraph shall apply to subsequent purchasers or successors in
title to the owner.
SECTION FOUR. Schedule One, Road 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 FIVE. 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 SIX. 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 cross - references amended throughout to accomplish such, and the word
"ordinance" may be changed to "section," "article," or any other appropriate word.
SECTION SEVEN. EFFECTIVE DATE.
This Ordinance shall be considered adopted on the date written below. However, the
effective date of the Road Impact Fee Schedule shall be delayed to September 1, 2011, in
accordance with the 90 -day notice requirements of Section 163.31801, Florida Statutes, which is
the Florida Impact Fee Act.
Underlined text is added; Struok t#fengh text is deleted
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5/24/2011 Item 8.13.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida on this the
ATTEST
Dwight E. Brock, Clerk
Approved as to form
day of , 2011.
BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA
, Deputy Clerk FRED W. COYLE, CHAIRMAN
Underlined text is added; Strusk tgfeug text is deleted
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APPENDIX A -SCHEDULE ONE
ROAD IMPACT FEE RATE SCHEDULE
Phase —R - Effective 114apeh September 1, 2011
Impact Fee Land Use Category
Residential
Assisted Living Facility (ALF)
Condo/Townhouse (1 -2 Stories)
High -Rise Condominium (3+ Stories)
Mobile Home
Multi - Family (Apartments) 1 -10 Stories
Multi- Family (Apartments) >10 Stories
Retirement Community
Single Family Detached House
Less than 1,500 sq. ft.
1,500 to 2,499 sq. ft.
2,500 sq. ft. or larger
Non - Residential
Auto Sales - Luxury
Auto Sales - New/Used
Bank/Savings: Drive -In
Bank/Savings: Walk -In
Business Park
Car Wash - Automatic
Car Wash - Self - Service
Church
Rate
$906.00
Per Dwelling Unit
$4,537.00
Per Dwelling Unit
$3,292.00
Per Dwelling Unit
$2,553.00
Per Dwelling Unit
$4,599.00
Per Dwelling Unit
$2,923.00
Per Dwelling Unit
$2,266.00
Per Dwelling Unit
$4,510.00 Per Dwelling Unit
$6,133.00 Per Dwelling Unit
$6,934.00 Per Dwelling Unit
$8,874.00
Per 1,000 sq. ft.
$14,451.00
Per 1,000 sq. ft.
$23,405.00
Per 1,000 sq. ft.
$22,984.00
Per 1,000 sq. ft.
$8,317.00
Per 1,000 sq. ft.
$22,663.00
Per 1,000 sq. ft.
$21,026.00
Per Service Bay
��0
$339.0 0 Per seat
Underlined text is added; Stwek through text is deleted
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5/24/2011 Item 8.13.
5/24/2011 Item 8. B.
Impact Fee Land Use Category Rate
College/University (Private)
<7,501 Students
$1,413.00
>7,500 Students
$1,067.00
Convenience Store (24 hours)
$56,128.00
Convenience Store w /Gas Pumps
S24- x'4:0^0
4 or less Fuel Positions
5 - 6 Fuel Positions
7 - 8 Fuel Positions
9 - 10 Fuel Positions
11 - 12 Fuel Positions
13 or mote Fuel Positions
Dance Studios /Gymnastics
$6.712.00
Day Care
$856.00
Furniture Store
$2,189.00
Gasoline /Service Station
$4,666.00
General Light Industrial
$4,619.00
Golf Course
$456,527.00
Home Improvement Store
$5,849.00
Hospital
$10,015.00
Hotel
$3,915.00
Hotel -All Suites
$2,350.00
Manufacturine
$2,553.00
Marina
$2,098.00
Mine /Commercial Excavation
$6.00
Mini - Warehouse
$941.00
Motel
$2,503.00
Movie Theater
$26,868.00
Nursing Home
$738.00
Office 50,000 sq. ft. or less
$9,905.00
Office 50,001 - 100,000 sq. ft.
$8,443.00
Office 100,001- 200,000 sq. ft.
$7,205.00
Office 200,001400,000 sq. ft.
$6,142.00
Office Greater than 400,000 sq. ft.
$5,596.00
Office - Medical Greater than 10.000 sq. ft
$23,776.00
Office - Medical 10.000 sq. ft or less
$15,757.0 0
Pharmacy/Drug Store
$8,186.00
Quick Lube
$8,444.00
Restaurant - Drive -In
$79,737.00
Restaurant - High Turnover
$1,435.00
$21,534.00
458.0
$14,887.00
$12,665.00
$11,509.00
$10,472.00
Per Student
Per Student
Per 1,000 sq. ft.
Per rte. r w �v�i'cioA
Per Fuel Position
Per Fuel Position
Per Fuel Position
Per Fuel Position
Per Fuel Position
Per Fuel Position
Per 1,000 sq. ft.
Per Student
Per 1,000 sq. ft.
Per Fuel Position
Per 1,000 sq. ft.
Per 18 Holes
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per Room
Per Room
Per 1.000 so. ft.
Per Berth (Dry/Wet)
Per 1,000 cubic yards
Per 1,000 sq. ft.
Per Room
Per Screen
Per Bed
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1.000 so. ft.
Per 1,000 sq. ft.
Per Servuee Bay
Per 1,000 sq. ft.
Per Seat
Underlined text is added, 8#uek-threngb-text is deleted
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5/24/2011 Item 8.B.
Impact Fee Land Use Category
Rate
Restaurant - Quality
$904.00
Per Seat
Retail 50,000 Sq. Ft. or Less
$11,555.00
Per 1,000 sq. ft.
Retail 50,001- 100,000 Sq. Ft.
$11,706.00
Per 1,000 sq. ft.
Retail 100,001- 150,000 Sq. Ft.
$10,924.00
Per 1,000 sq. ft.
Retail 150,001- 200,000 Sq. Ft.
$10,465.00
Per 1,000 sq. ft.
Retail 200,001- 400,000 Sq. Ft.
$9,909.00
Per 1,000 sq. ft.
Retail 400,001- 600,000 Sq. Ft.
$9,896.00
Per 1,000 sq. ft.
Retail 600,001- 1,000,000 Sq. Ft.
$10,740.00
Per 1,000 sq. ft.
Retail >1,000,000 Sq. Ft.
$11,296.00
Per 1,000 sq. ft.
Retail - Specialty
$15,728.00
Per 1,000 sq. ft.
RV Park
$1,363.00
Per Site
School - Elementary (Private)
$623.00
Per Student
School - Middle (Private)
$870.00
Per Student
School - High School (Private)
$920.00
Per Student
Supermarket
$15,466.00
Per 1,000 sq. ft.
Tire Store
$6,457.00
Per Service Bay
WaTehous
$2,352.00
Per 1.000 sq. ft.
Underlined text is added; Swmek text is deleted
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5/24/2011 Item 8.13.
TRANSPORTATION IMPACT FEE
CALCULATIONS FOR SELECT LAND USES
March 23, 2011
Prepared for:
Collier County
3299 Tamiami Trail East, St 303
Naples., Florida. 3411
ph (239) 252-8097
fax (23 )9) 252-3602
Prepared by:
Tindale-Oliver & Associates, Inc.
1000 N. A shleY Dr.. #100
Tampa, Florida.. 33602
ph (813) 224-88621
fax (8 ]3) 226-2106
E-mail: nkamp,(a4indaleoliver.com
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Tindale- Oliver & 'Associates, In.c.
. .. I��rillillil X1.11(;;: � ,11„�l lit't't "111;
March 23, 2011
Ms. Amy Patterson
Impact Fee Manager
Collier County Growth Management Division
2800 North Horseshoe Drive
Naples, Florida 34104
RE: Impact Fee Calculations
Dear Ms. Patterson:
5/24/2011 Item 8.B.
Enclosed are separate memoranda that address the transportation impact fee calculations for the following land uses:
• Medical office;
• Convenience store with gas pumps;
• Warehousing;
• Manufacturing; and
• Churches.
If you should have any questions conceming this document, please do not hesitate to contact me or Nilgiin Kamp. It
has been our pleasure to have worked with the County staff on these studies.
Sincerely,
Tindale- Oliver & Associates, Inc.
17
Steven A. T€ndale, P.=., AICP
President
1000 North Ashiey Drive, Suite 100, Tampa: Florida 33602 • Phone (813) 224 -8862 • Fax: (813) 226 -2106
1595 South Semoran Boulevard, building', Suite 1540, Winter Parr, Florida 32792 • Phone: (407) 657-9210 • Fax (4Q7, 65' -9106
195 South Central Avenue, Barlow, Florida 33830 e Phone: 1863) 533-8454 • Fax: (863) 533 -8481
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5/24/2011 Item 8.B.
Tindale - Oliver & Associates, Inc.
Memo
To: Amy Patterson, Collier County Impact Fee Manager
From: Steve Tindale, President, and Nilgun Kamp, Associate Principal
Date: March 1, 2011
Re: Trip Generation Rate Analysis for Small Medical Offices
Collier County retained TOA to evaluate trip generation rate for small medical offices. More
specifically, TOA was retained to evaluate whether trip generation rate for smaller medical
offices is different than that included for the medical office land use in the County's
adopted fee schedule. To evaluate whether there is a difference, trip generation data was
collected at six sites in Collier County during a three -day period in January 2011. The sites
included the offices of two different dentists, one obstetrician & gynecologist, one family
practitioner, one weight loss clinic, and one dermatologist.
Results of the trip generation study suggest a trip generation rate of 24 trips per 1,000
square feet, which represents a reduction of 34 percent in the trip generation rate of the
medical land use included in the County's adopted fee schedule (35.95 trips per 1,000
square feet). The following table provides a summary of trip generation analysis by site.
Tindale - Oliver & Associates, Inc.
March 2011
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Collier County
Small Medical Offices
5/24/2011 Item 8.13.
Table 1
Small Medical Offices
Total Trip Generation Rate
Site 1
1 2.100
35
1 351
22
22
1 13
131
70
701
23.33
23.33
::. J J
':2111
,_ ,`:,22.22
Site 2
3.000
40
{i
52
i2l
53
53
145
145
48.33
48.33
16.i1
^..:2&.11.
'32:22
She 3
2,000
28
28
19
21
24
26
71
75
2" .67
25.00
l m
.`' 42251:
24.33
Sae
1.000
30
30
52
52
57
57
139
130
463 ,3,
46.3
"; "" "4& 33
'`' 4"3
. 02AW
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As presented, Site 4, which is a weight loss clinic, is clearly an outlier, and generates more
trips per 1,000 square feet than that included in the County's current fee schedule. The trip
generation rate of all other sites ranges from 19 trips to 32 trips per 1,000 square feet, with
an average of 24 trips per 1,000 square feet. This figure is used to calculate a separate
transportation impact fee for the small medical office land use as shown in Tables 2 and 3.
As indicated by the results, the small medical office land use category should be used in the
case of medical offices with 10,000 square feet or less and that are occupied by medical
doctors. This land use is not appropriate in the case of laboratories or clinics that do not
house medical doctors and are more retail oriented in nature, as seen in the case of the
weight loss clinic.
Tindale- Oliver & Associates, inc.
March 2011
2
Packet Page -114-
Collier County
Small Medical Offices
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Packet Page -115-
5/24/2011 Item 8.13.
iE
5/24/2011 Item 8.13.
To: Amy Patterson, Collier County Impact Fee Manager.
From: Steve Tindale, President, and Nilgun Kamp, Associate Principal
Date: March 23, 2011
Re: Trip Generation Rate Analysis for Convenience Stores w /Gas Pumps
Collier County retained TOA to evaluate trip generation rate for the convenience store with
gas pumps land use. More specifically, TOA was retained to evaluate whether trip
generation rate per fuel position increases at a reduced rate as the number of pumps
increases. TOA conducted an analysis based on available data including:
• Trip generation rates shown in the ITE Trip Generation Handbook;
• TOA's trip characteristics database; and
• Information provided by the County regarding the number of fuel positions and
square footage of the gas stations that were permitted recently.
The following paragraphs provide a summary of this analysis and the resulting
recommendations.
Trip Generation Rate
The currently adopted Collier County transportation impact fee rate for the Convenience
Store with Gas Pumps land use (ITE Land Use Code 853) is based on the daily weekday trip
generation rate (TGR) of 542.6 trip ends per vehicle fueling position. This rate is derived
from studies of 10 sites, each having four fueling positions. In other words, the data that
relates to daily weekday trip generation does not provide any information on the variation
of trip generation by the number of fueling positions.
Tindale - Oliver & Associates, Inc.
March 2011
1
Packet Page -116-
Collier County
TGR Analysis for Conv. Stores w /Gas Pumps
5/24/2011 Item 8.13.
In order to analyze the relationships between stations of various sizes (based on number of
fueling positions) peak hour trip generation data was used. From the peak hour data, it was
determined that the average vehicle trip ends per fueling position decreases as the number
of pumps increases, before leveling off. Based on this analysis, it is recommended that the
County use a tiered fee schedule for this land use as shown in Table 1.
It is important to note the following:
• This analysis assumes that the relation of peak hour activity at sites with different
number of fueling positions is consistent with daily activity.
• The available data included sites that have up to 14 fueling positions. In addition,
there was a limited data for sites with 15 or 16 fueling positions, which indicated an
increase in trip generation rate compared to the sites with fewer fueling positions.
Given the small sample size, this increase is not reflected in the proposed fee
schedule. Finally, there was no data available for convenience stores with gas
stations that have more than 16 fueling positions.
• As such, this analysis provides a calculation based on the available data. It is
recommended that available data, including related local studies (if any), should be
further reviewed during the next update of the County's transportation impact fee
study.
Table 1
Convenience Store with Gas Pumps
Total Impact Fee per Fueling Position (Phases I and II)
Number of
1F ueling
',Positions
Less than 5
"Transportation
per TuelinR ftsition
$24,845
,.
$21,534
5 -6
$20,142
$17,458
7 -8
$17,1.76
$14,887
9 -10
$14,613
$12,665
11 -12
$13,2781
$11,509
13 orgreater 1
$12,0831
$10,472
Source: Tables 3 and 4
Tindale- Oliver & Associates, Inc. Collier County
March 2011 2 TGR Analysis for Conv. Stores w /Gas Pumps
Packet Page -117-
5/24/2011 Item 8.B.
Table 2 illustrates the impact fee totals that would be charged if a convenience store with
gas pumps were to pull a permit under the new rate and the old rate.
Table 2
Total Impact Fee per Fueling Position (Phase I)
Number of
Fueling
Positions
2
Total Impact
'Fee (adopted)
$49,690
. Impact
Fee (proposed)
$49,690
Difference
$0
4
$99,380
$99,380
$0
6
$149,070
$120,852
$28,218
8
$198,760
$137,408
$61,352
10
$248,450
$146,130
$102,320
12
$298,140
$159,336
$138,804
14
$347,830
$169,162
$178,668
16
$397,520
$193,328
$204,192
18
$447,210
$217,494
$229,716
20
$496,900
$241,660
$255,240
22
$546,590
$265,826
$280,764
24
$596,280
$289,992
$306,288
Tables 3 and 4 show the detailed impact fee calculations per fueling position for Phases I
and ll, respectively.
Tindale- Oliver & Associates, Inc. Collier County
March 2011 3 TGR Analysis for Conv. Stores w /Gas Pumps
Packet Page -118-
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5/24/2011 Item 8.13.
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5/24/2011 Item 8.13.
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5/24/2011 Item 8.B.
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5/24/2011 Item 8.B.
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5/24/2011 Item 8.B.
Tindale- Oliver & Associates, Inc.
. A MAMS I -J I
To: Amy Patterson, Collier County impact Fee Manager
From: Steve Tindale, President, and Nilgun Kamp, Associate Principal
Date: March 23, 2011
Re: Transportation Impact Fee for Warehousing Land Use
Collier County retained TOA to calculate a transportation impact fee for the warehousing
land use. The County's current impact fee schedule does not include the warehousing land
use; however, given the recent permitting activity in Collier County, the County is
considering adding this land use to the fee schedule,
The development of the impact fee for the warehousing category involved the following
analysis:
• A review of the information available regarding the trip generation rate for the
warehousing land use (ITE Land Use Code 150) was conducted to determine
whether it is appropriate to use the average trip generation rate or if there is a need
to tier the fee by building size; and
• Determination of the appropriate trip length and percent new trip figures.
The following paragraphs provide a summary of this analysis and the resulting
recommendations.
Trip Generation Rate (TGR)
The ITE Trip Generation Handbook (81h Edition) recommends an average trip rate of 3.56
trips per 1,000 square feet for the warehousing land use. This trip rate is based on 18 sites
for relatively large warehouses, with the majority of the facilities having between 30,000
Tindaie- Oliver & Associates, Inc. Collier County
March 2011 1 Transportation Impact Fee for Warehousing
Packet Page -121-
5/24/2011 Item 8.B.
square feet and 350,000 square feet of space. A review of this data showed no consistent
increasing or decreasing trend in the trip generation rate as the warehouse facility size
increases. A review of the peak period activity also supported this conclusion.
As such, based on the available data, TOA recommends that a trip generation rate of 3.56
trips per 1,000 sf should be used for the warehousing land use and that the data does not
indicate a need for tiering.
It is important to note that this analysis presents a calculation based on the available data,
which includes larger facilities (approximately 30,000 square feet or more ). This data and
any available local data will be reviewed further during the next update of the
transportation impact fee.
Trip Length and Percent New Trips
Upon an evaluation of information on trip length and percent new trips for other land uses,
it is found reasonable to use the trip length and percent new trips associated with the
general light industrial land use. As such, a trip length of 5.38 miles and a percent new trips
factor of 92 percent are used in the impact fee calculation.
Transportation Impact Fee Calculation
Trip generation, trip length and percent new trips figures obtained above are incorporated
into the County's fee schedules. Tables 1 and 2 show the detailed impact fee calculations
per 1,000 square feet for Phases I and II, respectively.
Tindale- Oliver & Associates, Inc. Collier County
March 2011 2 Transportation Impact Fee for Warehousing
Packet Page -122-
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5/24/2011 Item 8.13.
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5/24/2011 Item 8.13.
To: Amy Patterson, Collier County Impact Fee Manager
From: Steve Tindale, President, and Nilgi.in Kamp, Associate Principal
Date: March 23, 2011
Re: Transportation Impact Fee for Manufacturing Land Use
Collier County retained TOA to calculate a transportation impact fee for the manufacturing
land use. The County's current impact fee schedule does not include the manufacturing
land use; however, given the recent permitting activity in Collier County, the County is
considering adding this land use to the fee schedule.
The development of the impact fee for the manufacturing category involved the following
analysis:
• A review of the information available regarding the trip generation rate for the
manufacturing land use (ITE Land Use Code 140) was conducted to determine
whether it is appropriate to use the average trip generation rate or if there is a need
to tier the fee by building size; and
• Determination of the appropriate trip length and percent new trip figures.
The following paragraphs provide a summary of this analysis and the resulting
recommendations.
Trip Generation Rate (TGR)
The ITE Trip Generation Handbook (8`" Edition) recommends an average trip rate of 3.82
trips per 1,000 square feet for the manufacturing land use. This trip rate is based on 62
Tinda le-Oliver & Associates, Inc. Collier County
March 2011 1 Transportation impact Fee for Manufacturing
Packet Page -124-
5/24/2011 Item 8.13.
sites and indicates a linear relation between trip generation rate and building size. As such,
there is not a need to tier the trip generation rate for this land use.
Trip Length and Percent New Trips
Upon an evaluation of information on trip length and percent new trips for other land uses,
it is found reasonable to use the trip length and percent new trips associated with the
general light industrial land use. As such, a trip length of 5.38 miles and a percent new trips
factor of 92 percent are used in the impact fee calculation.
Transportation Impact Fee Calculation
Trip generation, trip length and percent new trips figures obtained above are incorporated
into the County's fee schedules. Tables 1 and 2 show the detailed impact fee calculations
per 1,000 square feet for Phases I and ll, respectively.
Tindale- Oliver & Associates, Inc.
March 2011
Collier County
Transportation Impact Fee for Manufacturing
Packet Page -125-
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Packet Page -126-
5/24/2011 Item 8.13.
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5/24/2011 Item 8.13.
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5/24/2011 Item 8.B.
Tindale- Oliver & Associates, Inc.
M10 71rei
To: Amy Patterson, Collier County Impact Fee Manager
From; Steve Tindale, President, and Nilgun Kamp, Associate Principal
Date: March 23, 2011
Re: Transportation Impact Fee for Church Land Use
Collier County retained TOA to calculate a transportation impact fee for churches on a per
seat basis. The County's current impact fee schedule includes the church land use;
however, the unit of demand is 1,000 square feet. The County is considering changing the
unit to seats.
The ITE Trip Generation Handbook ($`h Edition) recommends an average trip rate of 0.61
trips per seat for the church land use. This trip rate is based on 4 sites. It is recommended
that during the next update of the County's transportation impact fee study, the trip
generation rate for this land should be further reviewed and supplemented by any available
local data.
Trip length and percent new trip figures for the church land use remained the same. The
resulting fee schedules are included in Tables 1 and 2 for Phases I and Il, respectively.
Tindale- Oliver & Associates, Inc.
March 2011
Packet Page -127-
Collier County
Transportation Impact Fee for Churches
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5/24/2011 Item 8.B.
18D 9 FrldAW'May 1312011'w"Naoles`Dadly Nears
1101 A 1111 k, 111�
NOTICE OF INTENT TO CONSIDER ORDINANCE
Notice is hereby given that on Tuesday, May 24, 2011 -in the Boardroom, 3rd Floor,
Administration Building, Collier County Government Center, 329.9 East Tamiami
Trail, Naples, Florida, the Board of County Commissioners will consider the enact-
ment of a County Ordinance. The meeting will commence at 9:00 A.M. The title of
the proposed Ordinance is as follows:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COU-
NTY, FLORIDA, AMENDING CHAPTER 74 OF THE COLLIER COUNTY CODE OF LAWS
AND OCES, THAT DATED RDIN
ACT FEE ORDINANCE, ASCAMENDED,TPROV D NGRFOR THE INCORPOR-
ATION, BY REFERENCE, OF THE TRIP GENERATION RATE ANALYSIS, ENTITLED
"TRANSPORTATION IMPACT FEE CALCULATIONS FOR SELECT LAND USES - MARCH
2
3, 2011," CONDUCTED RELATED TO THE CHURCH, CONVENIENCE STORE WITH
GAS PUMPS, MANUFACTURING, SMALL MEDICAL OFFICE AND WAREHOUSE .LAND
USES; AMENDING THE ROAD IMPACT FEE RATE SCHEDULE, WHICH IS SCHEDULE
ONE OF A, TO MED-
ICAL OFF CEPAND WAREHOUSOEVILAND FOR USEHCATEG RYAANDAIMPACTGFEEMRATE A D
AMENDING THE CONVENIENCE STORE WITH GAS PUMPS RATE TO PROVIDE FOR
TIERED RATES AND THE CHURCH RATE TO PROVIDE FOR A PER SEAT .CALCULA-
TION, IN ORDER TO MORE EQUITABLY ACCOUNT FOR DEMAND CREATED; UPDAT-
ING THE GENERAL DEFINITIONS SECTION; UPDATING PROVISIONS RELATED TO
USE OF IMPACT FEE CREDITS; PROVIDING FOR CONFLICT AND SEVERABILMY; PR-
OVIDING NFOR A DELAYED EFFECTIVE DADTE OF SEPTEMBER O11,,D2011�,CIN ACCORDANCE
WITH ES, WHICH IS THE AE NOTICE REQUIRE EE TS OF SECTION. 163.31801, FLORIDA STAT
Copies of the proposed Ordinance are on file with the Clerk to the Board and are
available for inspection. All interested parties are invited to attend and be heard.
NOTE: All persons wishing to speak on any agenda item must register with the
County administrator prior to presentation of the agenda item to be addressed.
Individual speakers will be limited to 3 minutes on any item. In any case, written
materials intended to be considered by the Board shall be submitted to the appro-
priate County staff a minimum of seven days prior to the public hearing.
If you are a person with a disability who needs any accommodation in order to par-
tic this proceeding, you are entitled, at no cost to you, to the provision of
certain assistance. Please contact the Collier County Facilities Management Depart
ment, located at 3335 Tamiami Trail East, Building W, Naples, Florida 34112, (239)
252 -8380. Assisted listening devices for the hearing impaired are available in the
County Commissioners' Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
FRED COYLE, CHAIRMAN
DWIGHT E. BROCK, CLERK
By: Martha Vergara, Deputy Clerk
(SEAL) .
No19p1gg7
R�av
112011
Packet Page -129-