Agenda 09/28/2010 Item #16A 9
Agenda Item No. 16A9
September 28, 2010
Page 1 of 19
EXECUTIVE SUMMARY
Recommendation to accept and approve the completed alternative road impact fee
calculation, the review conducted by Tindale-Oliver and Associates, Inc., serving as the
impact fee consultant for Collier County, and the resulting Road Impact Fee rate of
$10,937.00 per 1,000 square feet for the Naples Daily News building located at 1100
Immokalee Road; also approve a reimbursement of Road Impact Fees in the amount of
$384,010 as a result of the revised impact fee calculation
OBJECTIVE: Recommendation that the Board of County Commissioners (Board) accept and
approve the completed alternative road impact fee calculation, the review conducted by Tindale-
Oliver and Associates, Inc. (Tindale-Oliver), serving as the impact fee consultant for Collier
County (County), and the resulting Road Impact Fee rate of$10,937.00 per 1,000 square feet for
the Naples Daily News building located at 1100 Immokalee Road; also approve a reimbursement
of Road Impact Fees in the amount of $384,010 as a result of the findings of the revised impact
fee calculation.
CONSIDERATIONS: In January 2008, the petitioner's consultant, Mr. Reed Jarvi, P.E, met
with Collier County (County) staff to discuss methodology and finalize the study approach for
the alternative fee study for the Naples Daily News Building at 1100 Immokalee Road. The
petitioner also paid a $2,500 review fee as required by Section 74-204(a)(1) of the Collier
County Code of Laws and Ordinances (Codc).
~
The petitioner's consultant submitted an initial report to the County on June 24, 2008. Staff and
the County's impact fee consultant. Tindale-Oliver and Associates, Inc, reviewed the information
submitted and provided feedback to the petitioner's consultant related to components of the
study to be corrected or clarified and re-submitted.
Section 74-204(a)(4) of the Code provides the following with respect to the timeframe for
submitting an alternative fee calculation:
(4) The applicant submits to the county manager a completed alternative fee calculation
study as described in this section within 12 months of the issuance of the building permit
for the development. Prior to expiration of the foregoing 12-month period. the applicant
may request in writing to the county manager up to a .\'ix-month extension of time to
submit the completed alternative fee calculation study. Such extension request may be
granted by the county manager for good cause sho'wn for extending the time period in
which the study is to be completed. Other extensions of time timely requested by the
applicant in writing may be granted.
The building permit for the Naples Daily News building was issued on May 27, 2008 and the 12-
month timeframe to complete the study ended on May 27,2009. However, having been advised
of the timing requirements, the petitioner's consultant has requested timely extensions in
accordance with the language above, which has kept the project active.
-
On June 24, 2009, the petitioner's consultant met with staff to discuss the first re-submittal ofthe
report in order to address the comments from stafT and Tindale-Oliver. The revised report was
submitted to the County on July 29, 2009.
Staff and Tindale-Oliver reviewed the revised report as well as the methodology and raw data
used by the petitioner's consultant in order to verify the calculations and ensure that the data
Agenda Item No. 16A9
September 28, 2010
Page 2 of 19
collection and analysis met or exceeded all requirements of the Code. Based on that review,
Tindale-Oliver provided additional feedback to the petitioner's consultant on issues that
remained or items that required further clarification,
On March 31, 2010, the petitioner's consultant submitted the further revised study. The
alternative road impact fee calculation study was conducted by collecting trip generation
characteristic data from three similar sites in Collier County. The sites used were approved as
part of the study approach and consist of the current Naples Daily News site, the Fort Myers
News Press, and the Stuart News and Treasure Coast Printing (Stuart and Port St. Lucie). The
analysis indicates a trip generation rate of 12.15 vehicle trips per 1,000 square feet, per day, an
average trip length of 5.20 miles, and 80.33% of those being new trips on the road network. In
comparison, the rate assessed by the County for a Business Park, which is the rate used to assess
the Road Impact Fees for the new Naples Daily News Building, is based on 12.98 trips per 1,000
square feet, per day, an average trip length of 5.9 miles, and 89% of those being new trips on the
road network. The consultant's trip generation rate resulted from machine counts taken at the
above three sites, and the average trip length and percentage of new trips are the results of
origin/destination (OlD) surveys of motorists at those locations.
In the first two submittals, the petitioner's consultant calculated an applicable rate of $10,787.00
per 1,000 square feet for the facility, representing a downward adjustment of $2,109 from the
2007 adopted rate of $12,996 per 1,000 square feet, which was used in the original calculation of
the Road Impact Fees for the project. However, in the March 31,2010 submittal, the petitioner's
consultant revised the calculation to a rate of $9,450 per] ,000 square feet, which represents a
downward adjustment of $3,546 from the 2007 adopted rate. This revision was due in part to the
use of a shorter trip length and decreased Vehicle Miles Traveled (VMT) used in the updated
calculation. The new Naples Daily News facility consists of 186,503 square feet. For that size
facility the resulting road impact fee assessment would be $1,762,453,35 as opposed to
$2,423,793 that was assessed for the project, representing a downward adjustment of
$661,339.65 or 27%.
Upon submittal of the final revised report, staff fOlwarded the study to Tindale-Oliver for their
review. On April 29, 2010, Tindale-Oliver provided the County their comments related to the
report. In summary, Tindale-Oliver concluded that the petitioner's consultant addressed the
issues previously identified by Tindale-Oliver. Further, Tindale-Oliver reviewed the trip
generation rate, trip length and percent new trips data and found the calculations to be accurate,
However, two issues were identified with the trip characteristics variables and the final impact
fee formula. Based on the correction of these issues, Tindale-Oliver proposed the following
which is shown side-by-side with the petitioner's proposal:
Variable Petitioner's Proposal Tindale-Oliver Proposal
Trip Rate (1,000 sf) 12.15 12.15
Trip Length (miles) 5.?0 5.33
Percent New Trips 80.33% 81.44%
Vehicle Miles Traveled (VMT) 50,75 52.74
Rate Per 1,000 sf $9,450 $10,937
Percentage Reduction 27% ]5.8%
Agenda Item No. 16A9
September 28,2010
Page 3 of 19
On May 18, 2010, after discussion between Tindale-Oliver and the petitioner's consultant, the
petitioner agreed with the findings in the April 29, 20] 0 Tindale-Oliver correspondence,
Therefore, the applicable rate for Road Impact Fees for the Naples Daily News project at 1100
Imrnokalee Road is proposed in the amount of$10,937 per 1,000 square feet. Total Road Impact
Fees for the project would therefore be reduced from the $2,423,793 originally paid to
$2,039,783, a downward adjustment of $384,010 or 15.8%, if the Board elects to accept the
findings of the alternative road impact fee calculations and the Tindale-Oliver review.
At the request of the County, the petitioner's consultant collected additional data related to trip
generation at the new Naples Daily News site, which received a Certificate of Occupancy (CO)
and is now operating. This data was compared to the trip generation produced by the proposed
alternative road impact fee calculation and was found to be consistent.
A copy of the final cover letter provided by the petitioner's consultant, the memo providing the
supplemental data, as well as the response letter by Tindale-Oliver have been included as back-
up to this item, The full study, which is more than 2,000 pages in length, is on file in the Impact
Fee Office of the Growth Management Division at 2800 North Horseshoe Drive.
FISCAL IMPACT: If the Board accepts and approves the alternative road impact fee
calculation and the Tindale-Oliver review a reimbursement in the amount of $384,010 will also
be required. This amount represents the difference between the Road Impact Fees paid prior to
the issuance of the Building Permit for the proposed development and the re-calculated amount
using rate based on the findings of the alternative study and Tindale-Oliver review. While this
adjustment and corresponding reimbursement will reduce the availability of funding for capital
improvements to the county's transportation facilities system the use of the alternative rate
accurately reflects the proposed facility's proportional share of the cost of public transportation
facilities needed to accommodate the proposed devclopment.
This reimbursement will be paid from Fund 331 - Road Impact Fee District l. A budget
amendment in the amount of $35,000 will be required from Fund 331 Reserves in order to
process this reimbursement.
GROWTH MANAGEMENT IMPACT: Impact fees provide finaneial 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
exeess of the amount reasonably anticipated to fund such improvements, The fee based on the
alternative road impact fee calculationlTindale-Oliver review for Naples Daily News represents a
current, localized and accurate assessment of the facility's impact and associated cost of
providing transportation-related capital facilities attributable to the new development.
LEGAL CONSIDERA nONS: In order to be legally sufficient, an impact fee must represent a
proportional share of the cost of the new facility needed to serve the new development. To meet
this requirement, the Collier County Consolidated Impact Fee Ordinance, which utilizes industry
averages in determining overall impact fees, authorizes an alternative impact fee calculation
when the developer of a project believes that the new facility's actual impact on a given County
infrastructure is less than this industry average, After extensive studies, which included the
actual impact of this new facility, the applicant and our outside consultant have agreed upon a
reduction in the Road Impact Fees in the sum of $384,01 0, representing a 15.8% reduction from
Agenda Item No. 16A9
September 28,2010
Page 4 of 19
the $2,423,793 which was paid. The Ordinance rcquires the Board approve any reduction. This
item is legally sufficient for Board action. -JAK
RECOMMENDATION: That the Board of County Commissioners accept and approve the
completed alternative road impact fee calculation, the review conducted by TindaJe-Oliver and
Associates, Inc., serving as the impact fee consultant for Collier County, and the resulting Road
Impact Fee rate of$10,937.00 per 1,000 square feet for the Naples Daily News building located
at 1100 Immokalee Road; also approve a reimbursement of Road Impact Fees in the amount of
$384,010 as a result of the findings of the revised impact fee calculation and authorize the
required budget amendments related to the reimbursement.
Prepared by: Amy Patterson, Impact Fee and Economic Development Manager, Impact Fee
Administration, Growth Management Division, Planning and Regulation
Attachments: J). Cover letter for Alternative Fee Study
2) Response Memo from Tindale Oliver and Associates, Inc.
3) Memo submitting additional data
Item Number:
Item Summary:
Meeting Date:
Agenda Item No, 16A9
September 28,2010
Page 5 of 19
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
16A9
Recommendation to accept and approve the completed alternative road impact fee
calculation, the review conducted by Tindale-Oliver and Associates, Inc., serving as the
impact fee consultant for Collier County, and the resulting Road Impact Fee rate of $1 0,937
per 1,000 square feet for the Naples Daily News building located at 1100 Immokalee Road.
Also authorize a reimbursement of Road Impact Fees in the amount of $384,010 as a result
of the revised impact fee calculation.
9/28/20109:00:00 AM
Prepared By
Amy Patterson
Community Development &
Environmental Services
Manager - Impact Fees & EOC
Date
Approved By
Business Management & Budget Office
8/31/201010:36:58 AM
Jeff Klatzkow
County Attorney
Date
Approved By
8/31/20101:44 PM
Norm E. Feder, AICP
Transportation Division
Administrator ~ Transportation
Date
Approved By
Transportation Administration
9/1/20109:34 AM
Nick Casalanguida
Transportation Division
Director ~ Transportation Planning
Date
Approved By
Transportation Planning
9/1/201010:31 AM
Judy Puig
Community Development &
Environmental Services
Operations Analyst
Community Development &
Environmental Services
Date
Approved By
9/2/20102:59 PM
Lisa Taylor
Transportation Division
Management/Budget Analyst
Date
Approved By
Transportation Administration
9/3/20109:13 AM
OMS Coordinator
County Manager's Office
Date
Office of Management & Budget
9/7/201011:16 AM
Approved By
Susan Usher
Office of Management &
Budget
ManagemenUBudget Analyst, Senior
Date
Office of Management & Budget
9/7/201012:06 PM
Approved By
Agenda Item No. 16A9
September 28,2010
Page 6 of 19
Mark Isackson
Management/Budget Analyst, Senior
Date
Office of Management &
Budget
Office of Management & Budget
9/7/20101:37 PM
~..
Agenda Item No. 16A9
September 28, 2010
nmeg~age70f19
Consulting Group
March 31, 2010
Mr. Nick Casalanguida
Interim Administrator
Collier County Community Development and Environmental Division
2800 N. Horseshoe Dr.
Naples, FL 34104
Re: Naples Daily News Independent Alternative Transportation Impact Fee Study
Dear Mr. Casalanguida:
In response to the Tindale-Oliver & Associates, Inc. letter dated September 10, 2009, we have
reviewed the trip characteristic survey data, revised the analysis methodology and updated the
study report accordingly. The primary issues in question centered on the numbering system and
data reduction analysis of the traffic characteristic surveys. To address these comments, we
contacted Ms. Amanda Haas at Tindale-Oliver & Associates, Inc. She was able to provide
direction in regards to how she would like the trip length data analyzed. Additionally, she
provided an Excel spreadsheet template that automatically calculates the adjusted avemge trip
length and percent new trips from the raw data trip lengths. With her direction, we renumbered
the mw data of the traffic characteristic surveys and reran the trip length and percent new trip
calculations.
The copies of the original hand completed traffic characteristic surveys were numbered using the
month and day of the survey followed by the initials of the person completing the survey and the
number of the survey for that person on the day it was completed, For example if the survey data
was compiled by Susan Foster on March 25 and it was her 10th survey that day is would be
numbered: 3_25 SF-IO. Her next survey that day would be 3_25 SF-II and so on. We have
used this numbering system throughout the analyses by using it in the spreadsheet summary of
the trip origin before and destination afterward. This numbering system was also used in
preparing the pdfs of the mapquest.com info on trip lengths for each survey. Lastly, this
numbering system was used to input the trip length and type data to the "Trip Lengths Raw
Data" spreadsheet. It should be noted that traffic characteristic surveys that were not useable due
to incomplete information were still numbered but not inputted into the "Trip Lengths Raw
Data" spreadsheet. We don't believe this is a problem due to there being nearly 1,000 useable
surveys for the study.
The study has been somewhat revised in regards to presentation. The report and entire appendix
has been placed on a CD. Rather than reprint all the data, the traffic counts and trip characteristic
raw data and route maps are only available on the CD. This is purely to save paper in that the
data is in the neighborhood of2,000 pages in length. To make review of this data somewhat
easier, we have not revised the trip generation data since the past review has noted "the trip
genemtion data calculations were correct."
3365 Woods Edge Circle' Unit 101 . Bonita Springs, Fiorida 34134
~'_"_'_""~'_""'ft~___~-"'~'."~_"."_""_~ ..__..~...,~._-~-,--,-"",,,,,,,,,,,<,"--",,._,",
. ...
,
.-
Mr. Nick Casa/anguida
Naples Daily News Alternative Impact Fee Study
March 31. 20/0
Page 2
Agenda Item No. 16A9
September 28,2010
Page 8 of 19
n
We believe that the data that has been analyzed support an alternative road impact fee for the
Naples Daily News. The summary that follows is similar in presentation to that which was
included in the recent Tindale-Oliver letter, but has been revised with the results of the
completed study.
Trip Rate (1,000 sf)
Trip Length (miles)
Percent New Trips
VMT
(1)
Collier County
Current Impact Fee
(Business Park)
12.98
5,90
89.00%
68.16
(2)
(3)
Percent
Difference
(1) to (2)
6%
12%
10%
26%
Alternative Study
(VanasseDavlor/Omega)
12.15
5.20
80,33%
50.75
As can be seen, the VMT calculated by the study is approximately 26% below that ofthe
currently calculated VMT for the Business Park impact fee category and an appropriate impact
fee refund of $661 ,340 should be processed by Collier County.
Please forward the revised study to your consultant for review and comment. If you or they have
any questions or comments, please feel free to contact me.
Thank you in advance for your help in this matter.
Sincerely,
Omega Consulting Group, LLC
Reed K. J
Principal
C:\Docs\Projccts\2009\R.9013-Naples Daily News\Correspondence\R9013 Resubmitt.al Lrr 03.31.10.docx
Agenda Item No. 16A9
September 28, 2010
Page 9 of 19
~
I.
Tindale-Oliver & Associates, Inc.
Planning and Engineering
April 29, 2010
Mr. Nick Casalanguida
Collier County Transportation Planning Department
2885 South Horseshow Drive
Naples, FL 34104
Re: Review of Proposed Naples Daily News Independent Impact Fee Study
Dear Mr. Casalanguida:
We have completed a review of the revised Independent Impact Fee Study dated March 31, 2010 for the .
proposed Naples Daily News (NDN) site on the corner of Imrnokalee Road and Creekside Way,
submitted by VanasseDaylor, LLP, VanasseDaylor addressed. the issues summarized by TOA in the
September 10, 2009 memo, which cited the lack of a survey referencing system.
TOA reviewed the trip generation rate, trip length, and percent new trips data and found the calculations
to be correct; however, two issues were identified with the final trip characteristics variables and the final
impact fee equation:
. VanasseDaylor does not weight the trip characteristics by study site size (based on 1,000 square
feet) and instead uses a straight average.
. Although the individual site trip lengths were calculated correctly, the resulting trip length was
used incorrectly in the final transportation impact fee calculation. Specifically, the resulting trip
length was used as the "assessable trip length" in the impact fee equation as opposed to the
"recommended trip length," which, in effect, reduced the "recommended trip length" by 0.5 miles
as opposed to increasing the "assessable trip length" by 0.5 miles per the adopted impact fee
formula.
As presented, Column (l) includes the trip variables nsed in the 2006 impact fee schedule. Column (2)
shows the results of the alternative study prepared by VanasseDaylor, as revised in March 2010, and
Column (3) presents the results of the TOA review, weighting the variables by study site size, The last
column calculates the difference between Columns (2) and (3) and shows that the TOA calculation
resulted in 4 percent higher vehicle miles of travel (VMT).
Trip Rate (1,000 sf)
Trip Length (miles)
Percent New Trips
VMT
(1)
Collier County
2006 Impact Fee
(Business Park)
12.98
5.40
89.00%
62.38
(2)
(3)
TOA Review of
Alternative Study
(Weighted Variables)
12.15
5.33
81.44%
52.74
(4)
Percent
Difference
(2) to (3)
0%
3%
1%
4%
Alternative Study
(VanasseDavlor)
12.15
5.20
80.33%
50.75
1000 North Ashley Drive, Suite 100, Tampa, Florida 33602 . Phone: (813) 224-8862 . Fax: (813) 226~2106
1595 South Semoran Boulevard, Building 7, Suite 1540, Winter Park, Florida 32792. Phone: (407) 657-9210. Fax: (407) 657.9106
'95 South Central AvenUe, Bartow, Florida 33830 . Phone: (863) 533.8454. Fax: (863) 533~8481
"~~,...~~----._._..--...-._._,_..._..."""".._.,,.".~~
.
Tindale-Oliver & Associates, Inc.
lllanning aJld Engineering
Mr. Nick Cas.languid.
Apri/29, 2010
Page 2 of 2
Agenda Item No. 16A9
September 28, 2010
Page 10 of 19
Please note that because VanasseDaylor treated 5,2-mile trip length as the "assessable trip length," and
used 4.7 miles as the "recommended trip length," the fee in the alternative study was calculated based on
a VMT of 45.87, which is approximately 15 percent lower than the VMT calculated by TOA.
The impact fee rates per the 2009 Transportation Impact Fee schedule, 2006 Transportation Impact Fee
schedule, the impact fee as proposed by VanasseDaylor in the March 31, 20 I 0 revised alternative study
for Naples Daily News, and the recommended impact fee as calculated by TOA are provided below, The
total fee calculation is based on the proposed 186, 503 square feet of building space.
2009 TIF (Business Park)
2005 TIF (Business Park)
NDN Independent Study (3/31/20 I 0)
TOA Recommended Fee
Rate
Per KSF
$14,021
$12,996
$9,450
$10,937
Total
Imoact Fee
$2,614,959
$2,423,793
$1,762,453
$2,039,783
Percent Difference
fRecommended vs. 2005 TIF)
-15.8%
Please let us know if you have any questions. We appreciate this opportunity to serve the County.
Very Truly Yours,
Tindale-Oliver and Associates, Inc.
~ /7 K~~
Steve A. Tind.le
1000 North Ashley Drive, Suite 100, Tampa, Florida 33602 . Phone: (B13) 224~a862 . Fax: (813) 226-2106
1595 South Semoran Boulevard, Building 7, Suite 1540, Winter Park., Florida 32792 . Phone; (407) 657~9210 . Fax' (407) 657-9106
195 South Central Avenue, Bartow, Florida 33830 . Phone: (863) 533-8454 Fax: (863) 533-8481
Agenda Item No. 16A9
September 28, 2010
Page 11 of 19
Omega
Consulting Group
Technical Memorandum
To:
Nick Casalanguida
From:
Reed Jarvi, P.E.
Tom Sewall
Copy:
Date:
Re:
8/25/2010
Naples Daily News Traffic County Study
This Technical Memorandum has been completed in accordance with a request from the Collier
County Growth Management Division to compare traffic counts at the existing Naples Daily
News building with those that were projected by the Alternative Road Impact Fee Study for the
Naples Daily News. To accomplish this, a 24-hour traffic count was completed on Tuesday, July
27, 2010 for both accesses to the Naples Daily News building site (see attachment). In
accordance with the previously completed Alternative Transportation Impact Fee Study, a
manual count of both accesses during the AM (7,9) and PM (4-6) Peak Hour periods of the same
day were completed to ground truth the 24-hour tube counts,
Table 1 shows the manual traffic counts for the AM and PM Peak Hours:
Table1-Manual Count Summary
:!jEt{t'~' < -Time"
Manual Count 7:45,8:45 AM
Manual Count 4:30-5:30 PM
9
40
19
2
59
Table 2 shows the same peak hours as completed in the 24-hour tube counts:
3365 Woods Edge Circle 0 Unit 1010 Bonita Springs, Florida 34134
Table 2-Summary of Peak Hour of 24-hour tube count
Agenda Item No. 16A9
September 28, 2010
Page 12 of 19
n
'j~~il:t7fjmEl.i'~
08:00 AM
08:15 AM
08:30 AM
08:45 AM
Total
4:45 PM
05:00 PM
05:15 PM
05:30 PM
Total
o
8
7
!2
20
18
46
13
!2
82
5
3
12
~
23
2
24
11
2
43
See the attached for tratlic count data provided by Florida Transportation Engineers (FTE). To
correct the tube count the total for the two peak hour periods for both the manual counts and the
24-hour tube count were added together. Table 3 shows the calculated correction factor for the
tube counts (total peak hour manual count/total peak hour tube count).
Table 3-Correction Factor for tube counts
Total Manual Count.
233
Total Tube Count Correction Factor
299 78%
Table 4 shows the total 24-hour count adjusted by the correction factor:
Table 5 shows the trip rate per 1,000 sf of building using the Adjusted Daily Traffic and the total
Naples Daily News building square footage of ] 85,503 sf.
Docs\Projects\2009\R9013_Naples Daily News\Transportation"'.20!O July Traffic Counl~\R9013_Tratlic Cowlt Tech Memo 08-25-10
2
Agenda Item No. 16A9
September 28, 2010
Page 13 of 19
n
However, since the Naples Daily News building is not currently fully occupied, there needs to be
an adjustment for percentage of occupancy. In accordance with Naples Daily News staff, the
Full Time Employee (FTE) allotment at full occupancy is 515 FTE's. Currently, there are 272
FTE's at the building. Table 6 shows the adjustment for occupancy.
Table 6-Adjustment for Occupancy
I !l.fuIlEinplO\(rrienl FTE"lt!"~"'fCilrrel1t~€'S1il%!?xl'1l!j% OccupaI'lCY,$ j
515 272 53%
Table 7 shows the final adjusted estimated trips per 1,000 sf for the Naples Daily News building
(total 24-hrtraffic ,count X tube count correction factor X occupancy adjustment) as compared to
the rate calculated in the Alternate Transportation Impact Fee Study for the Naples Daily News.
Table 7-Trip Generation Rate Comparison
~~I~ulj!t~~ ,T!ip,s '1atE!~djusted Trill Rate
er Alternative Stud' er Traffic Counts
12.15 11.18
As can be seen in Table 7, the previously calculated trip rate of 12.15 trips per 1,000 sf of
building compares favorably (within 10%) with the trip rate of IUS trips per 1,000 sf of
building as determined during the traffic count study completed on July 27, 2010.
End of Memorandum
Docs\Projects\1009\R9013.Naples Daily News\Transportation\2010 July Traffic Counts\R9013 _Traffic Count Tech Memo 08-25-10
3
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