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Agenda 12/14/2010 Item # 8D Agenda Item No. SD December 14. 2010 Page 1 of SO EXECUTIVE SUMMARY Recommendation to adopt an Ordinanee amending Chapter 74 of the Collier County Code of Laws and Ordinances (Thc Collier County Consolidated Impact Fee Ordinance) providing for the incorporation by reference of the impact fee studies entitled the "Collier County General Government Buildings Impact Fee Update Study" and the "Collier County Library Facilities and Items/Equipment Impact Fee Update;" amending the Library Impact Fee rate schedule, which is Schedule Eight of Appendix A, in accordance with the findings of the update study, which provides for a reduetion in rates; amending the General Government Building Impact Fce rate schedule, which is Sehedule Nine of Appendix A, as set forth in the update study, which provides for a reduction in rates; and providing for an effeetive date of December 20, 2010. OBJECTIVE: That the Board of County Commissioners (Board). adopts an Ordinance implementing downward adjustments to the General Government Buildings Impact Fee rates, based on the findings of the "Collier County Gcncral Government Buildings Impact Fee Update Study" and implementing downward adjustments to the Library Impact Fee rates in accordanee with the tindings of the "Collier County Library Facilities and Items/Equipment Impact Fee Update." CONSIDERATIONS: On April 25, 2006, the Board adopted Ordinance No. 2006-18, providing for the adoption of the 2006 "Collier County Library Facilities and Items/Equipment Impact Fee Update" and on July 25, 2006, the Board adoptcd Ordinance No. 2006-40, providing - for the adoption of the 2006 "General Governmcnt Buildings Impact Fee Update Study." On April 28, 2009, the Board adopted Ordinance 2009-17, implementing a revised indexing methodology and thereby establishing the current Library Impact Fee rates and General Government Building Impact Fee rates. 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 Tindalc-Oliver and Associates, Inc. (the Consultant) to complete the Library and General Govemment Buildings Impact Fee update studies. The attached reports describe the teclmical and legal framework and the methodology used to complete the reports. Additionally, the update studies have becn reviewed by the County's outside legal counsel, Nabors, Giblin & Nickerson, P.A. The following is a brief overview of the major study components. Library: This update utilized the same approach and methodology used in the 2006 update. The major study components are: - . Inventory of Facilities, Items and Equipment . Population . Level of Service . Cost Component . Credit Component . Calculatcd Fee Schedule Agenda Item No. SD December 14, 2010 Page 2 of SO The Library Impact Fees, which are assessed only on residential construction, are decreasing between 44% and 62%, depcnding on the land use category. The primary reasons for the steep decreases are I) declining land costs; 2) decreasing construction costs; and 3) the fact that current and future library construction will involve buildings with a more simplified design and without many of the embellishments that wcre included in the past, This trend is being documented both locally and throughout the State. . With respect to the items and equipment inventory, the value has increased. This increase is based mainly on the purchase of additional capital items since the last study as well as an increase in the value of SOll1C inventory items. This is consistent with findings from reviews of other impact fees as well as research done in other jurisdictions throughout the State. As stated above, this is an impact fee that is assessed f(lr only residential construction. The results of the study provide decreases that range between 44% and 62'!lo depending on the land use category. The following are examples of proposed decreases for common land uses: Library Land Use Current F ce Proposed Fee DifJerence Single-Family $583.19 $316.95 ($266.24) 1,500 - 2,499 sq. ft. per dwclling unit per dwelling unit per dwelling unit (living area) Multi-Family $424.14 $161.25 ($262.89) per dwelling unit per dwelling unit per dwelling unit Mobile Home $523.80 $237.99 ($285.81 ) per dwelling unit per 1,000 sq. ft. per dwelling unit General Government Buildings: This study also uses the same approach and methodology as the 2006 update. The major study components are: . Inventory of Facilities . Population and Level of Service . Cost Component . Credit Component . Calculated Fee Schedule Consistent with the 2006 update, the impact fee calculation uses the value of land and buildings but does not include the values of furniture and equipment. This decision was a policy decision made when the impact fee was adopted in 2004 and has continued through the current update. The Government Buildings inventory consists primarily of buildings related to general government and court functions. It does not include buildings included in the inventory of other impact fees, such as Parks or Law Enforcement, and does not include buildings that were funded 2 Agenda Item No. 8D December 14, 2010 Page 3 of SO with user fees. Since the 2006 study, land and construction costs have declined significantly related to the construction of General Government facilities. The General Govenunent Building Impact Fees, which are assessed for both residential and commercial construction, are dccreasing, on average, 17% for rcsidentialland uses and 25% for commcrcialland uscs. The rate schedule encompasses ovcr 60 individual land uses. Thc exaet percentage of decreasc varies because updated inl,mllation related to demand was combined with the decrease rclated to rcductions in cost. For examplc, the Nursing Home rate decreased 41 % based on the cost decreases and updatcd occupancy levcls based on data from the Florida Department of Elderly Affairs, Collier County profile. As stated above, the results of the study provide an average decreasc of 17% for residential land uses and 25% for commercial/non-residential land uses. The following are examplcs of dccreases for common land uses: Government Ul lTIgs Land Use Cunent Fee Proposed Fee Di fference Single -Family $949.89 $777.00 ($172.89) 1,500 - 2,499 sq. ft. pcr dwelling unit per dwelling unit per dwelling unit (living area) Office $848.66 $566.00 ($282.66) <50,000 sq. ft. per 1,000 sq. ft. per 1,000 sq. ft. per 1,000 sq. ft. Retail $1,458.36 $976.00 ($482.36) < 50,000 sq. ft. pcr 1,000 sq. n. per 1,000 sq. n. per 1,000 sq. n. Church $289.56 $227.00 ($62.56) per 1,000 sq. n. per 1,000 Sq. ft. Del' 1,000 Sq. n. Gcneral Lt. Industrial $350.76 $275.00 ($75.76) per 1,000 sq. n. Per 1,000 sa. n. per 1,000 sq. n. B'ld' -- The update of the General Government Buildings Impact Fce also includcd an additional task related to Level of Service. Based on the recommendation given by the Planning Commission and the direction provided by the Board of County Commissioners during the 2009 Annual Update and Inventory Report (AUlR), the consultant completed a Level of Service rcview. The purpose of this review was to I) determine if thc uS(~ of square footage per capita was an appropriate measure of Lcvcl of Service; and 2) determine if any changes to the General Government Buildings Level of Service were warranted. Based on the review of information on population, Level of Service, square footage of government buildings provided, etc., for twelve (12) Florida counties, it was determined that the Level of Scrvice, measured as square footage per capita, is an appropriate mcasure. Further, with respect to square footage of primary government buildings provided, Collier County is on the low side ofthe average when compared to the surveyed counties. Based on this infonnation, the recommendation is to continue with the cunent method of calculating the General Govcnunent Buildings Lcvel of Service based on square footage per capita and maintain the adopted Level of Service of 1.7 square feet per capita, which is slightly higher than the impact fee Level of Service of 1.64, which includes only those primary buildings, or portions of buildings that do not have debt. There are currently no projects 3 Agenda Item No. SD December 14. 2010 Page 4 of 80 planned in the five-year plan, however, this issue will continue to be monitored annually by way of the AUIR. On September 15, 2010, the Collier County Productivity Committee reviewed the "Collier County Library Facilities and Items/Equipment Impact Fee Update" and associated impact fee rate changes. The Committee recommended that the Board accept the findings of the study and associated impact fee ratcs and implement the study as proposed. On November 17, 2010, the Collier County Productivity Committee reviewed the "Collier County General Govemment Buildings Impact Fcc Update Study" and associated impact fee rate changes. The Committee recommendcd that the Board accept the findings of the study and associated impact fee rates and implement the study as proposed. The "Collier County Library Facilities and Items/Equipment Impact Fee Update and the "Collier County General Governmcnt Buildings Impact Fee Update Study" and associated impact fee rate changes were presented to the Developmcnt Scrvices Advisory Committee (DSAC) on November 3, 2010. The DSAC recommended that the Board accept the findings of the study and implement the proposed rates for both Library and Government Building Impact Fees. FISCAL IMP ACT: Revenue projections relatcd to th(: individual impact fees depend heavily on the pennitting trends during the corresponding time period. Changes in pennitting activity will directly affect this impact fee revenue stream. The specified reductions tor Library and General Govcrnment Buildings are proposed to go into effect on December 20, 20 10; therefore, any pennits applied tor on or after that date will receive the lower rates. The statutory minimum 90-day notice is not required for impact fee reductions. Because of the decline in construction activity, impact fee revenue has also been significantly reduced. Based upon actual impact fee collections and CWTent permitting activity and forecasts, the following is the projected change in impact fee revenue associated to the updated rates, assuming that development activity remains constant. Any furthcr decline in activity will also directly affect the impact fees collections. Impact Fee Potential Change in Annual Collections Based on Cnrrent Activitv General Govenunent Buildings ($166,000) Library ($319,000) GROWTH MANAGEMENT IMPACT: The impact fee update requirements are 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." 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. 4 Agenda Item No. SO December 14, 2010 Page 5 of 80 LEGAL CONSIDERATIONS: This item is Icgally sufficient for Board action. - JAK RECOMMENDATION: That the Board of County Commissioners adopts an Ordinance amending Chapter 74 of the Collier County Code of Laws and Ordinances (The Collier County Consolidatcd Impact Fee Ordinancc) providing for the incorporation by reference of the impact fee studies entitled the "Collier County Gcncral Government Buildings Impact Fee Update Study" and the "Collier County Library Facilitics and Items/Equipment Impact Fee Update;" amending the Library Impact Fee rate schedule, which is Schedule Eight of Appendix A, in accordance with the findings of the update study, which provides for a reduction in rates; amending the General Government Building Impact Fee rate schedule, which is Schedule Nine of Appendix A, as set forth in the update study, which provides for a reduction in rates; and providing for an effective date of December 20, 20 I O. Prepared by: Amy Patterson, Impact Fee and Economic Development Manager Growth Management Division - Planning and Regulation Attachments: 1) Proposed Ordinance Amendment; 2) General Government Buildings Study; 3) Library Study 5 Item Number: Item Summary: Meeting Date: Agenda Item No. SD December 14. 2010 Page 6 of SO COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS 80 Recommendation to adopt an Ordinance amending Chapter 74 of the Collier County Code of Laws and Ordinances (The Collier County Consolidated Impact Fee Ordinance) providing for the incorpOlation by reference of the impact fee studies entitled the Collier County General Government Buildings Impact Fee Update Study and the Collier County Library Facilities and Items/Equiprnenllmpact Fee Update amending the Library Impact Fee rate schedule, which is Schedule Eight of Appendix A, in accordance with the tindings of the update study, which provides for a reduction in rates; amending tile General Government Building Impact Fee rate sclledule, which is Schedule Nine of Appendix A. as set forth in the update study, which provides for a reduction in rates; and providing for an effective date of December 20,2010. 12/14/20109:0000 AM Prepared By Amy Patterson Community Development & Environmental Services Manager Impact Fees & EDe Date Business Management & Budget Office 111291201011:11:39 AM Approved By Marilyn Matthes Public Services Division Director - Library Date Library 111291201011:31 AM Approved By Judy Pulg Community Development & Environmental Services Operations Analyst Community Development & Environmental Services Date 111291201011:57 AM Approved By Marla Ramsey Public Services Division Administrator M Public Services Date Public Services Division 111301201010:21 AM Approved By Norm E. Feder, Ale? Transportation Division Administrator ~ Transportation Date Trallsportation Administration '11130120105:00 PM Approved By Nick Casalanguida Transportation Division Director M Transpoltation Planning Date Approved By Transportation Planning 1211120i,0 8:32 AM Jeff Klatzkow County Attorney Date Approved By 12111201010:19 AM .,,~--"'_.,. Agenda Ilem No. SD December 14. 2010 Page 7 of 80 Len Golden Price Administrator - Administrative Services Date Administrative Services Division Admillistrative Services Division 12/1/20101:46 PM Approved By OMS Coordinator Date County Manaf,1er's Office Office of Management & Budget 12/1/20103:36 PM Allproved By Susan Usher Management/Budget Analyst. Senior Date Office of Management & Budget Office of Management & Budget 12/3/201012:54 PM Approved By Leo E. GellS. Jr. County Manager Date County Managers Office County Manaqers Office 12/5/20103:06 PM Agenda Item No SD December 14, 2010 Page S of SO ORDINANCE NO, 2010- 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 "COLLIER COUNTY GENERAL GOVERNMENT BUILDINGS IMPACT FEE UPDATE STUDY" AND THE "COLLIER COUNTY LIBRARY FACILITIES AND ITEMSIEQUlPMENT IMPACT FEE UPDATE;" AMENDING THE LIBRARY IMPACT FEE RATE SCHEDULE, WHICH IS SCHEDULE EIGHT OF APPENDIX A, IN ACCORDANCE WITH THE FINDINGS OF THE UPDATE STUDY, WHICH PROVIDES FOR A REDUCTION IN RATES; AMENDING THE GENERAL GOVERNMENT BUILDING IMPACT FEE RATE SCHEDULE, WHICH IS SCHEDULE NINE OF APPENDIX A, AS SET FORTH IN UPDATE STUDY, WHICH PROVIDES FOR A REDUCTION IN RATES; PROVIDING FOR CONFLICT AND SEVERABILITY; PROVIDING FOR INCLUSION IN THE COLLIER COUNTY CODE OF LAWS AND ORDINANCES; AND PROVIDING FOR AN EFFECTIVE DATE OF DECEMBER 20, 2010. 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, Collier County has used impact fees as a funding SO\.ll'ce for growth-related capital improyements for various facilities since 1978; and WHEREAS, on March 13, 2001, the Board of County Commissioners adopted Ordinance No. 2001-13, the Collier County Consolidated Impact Fee Ordinance, repeaJing and superseding aJI 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 (Code); and WHERAS, on April 25, 2006, the Board of County Corrunissioners adopted Ordinance No. 2006-18, providing for the adoption of the 2006 "Collier County Library Facilities and Items/Equipment Impact Fee Update"; and WHERAS, on July 25, 2006, the Board of County Corrunissioners adopted Ordinance No. 2006-40, providing for the adoption of the 2006 "Collier County GeneraJ Government Buildings Impact Fee Update Study"; and Underlined text is added; Ewell; tlwaHp text is deleted Agenda Item No SD December 14. 2010 Page 9 of 80 WHEREAS, on April 28, 2009, the Board of County Commissioners adopted Ordinance No. 2009-17, amending the Code by implementing a revised indexing methodology and thereby establishing the current Library Impact Fee rates and Government Buildings Impact Fee rates; and WHEREAS, Section 74-502 of the Code provides that impact fee studies should be reviewed at least every three years; and WHEREAS, Collier County retained Tindale-Oliver & Associates, Inc., to complete the update studies; and WHEREAS, Tindale-Oliver and Associates, Inc., has prepared two impact fee studies entitled the "Collier County General Government Buildings Impact Fee Update Study," dated November 12,2010, and the "Collier County Library Facilities and Items/Equipment Impact Fee Update," dated November 12, 2010; and WHEREAS, the "Collier County General Government Buildings Impact Fee Update Study" recommends changes to the Government Building Impact Fee rate schedule, that provide for rate reductions in both the residential and commercial land use eategories; and WHEREAS, the average percentage of decrease for residential land uses is 17% and the average percentage of decrease for corrunercialland uses is 25%; and WHEREAS, the "Collier County Library Facilities and ltems/Equipment Impact Fee Update" recommends changes to the Library Impact Fee rate schedule, that provide for rate reductions; and WHEREAS, the Library Impact Fee is assessed only on residential construction and the percentage of decrease ranges between 44% and 62%; and WHEREAS, the proposed changes to the General Government Building Impact Fee rates and the Library Impact Fee rates equitably distribute the costs of acquiring publie facilities based upon a rational nexus relating costs incurred by fee payers to infrastructure impacts created by residential and non-residential land uses; and WHEREAS, staff has thoroughly reviewed the calculations and findings and concurs with the results of the calculations and the study; and Underlined text is added; ~tfU8k threlilgh text is deleted Page 2 of8 Agenda Item No. SD December 14. 2010 Page 10 of 80 WHEREAS, staff recommends that the Board of County Commissioners adopts this Ordinance to implement the recommended changes; and WHEREAS, Section 163.31801, Florida Statutes, which is the Florida Impact Fee Act, requires that the most recent and localized data be used in impact fee calculations and these studies comply with that requirement. Additionally, the minimum 90-day notice is not required as the proposed impact fees provide for rate reductions. 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: Sedion 74-106. Adoption of impact fee studies. The board hereby adopts and incorporates by reference the following studies with regard to the respective public facilities: ... (4) Library facilities: "Collier County Library Facilities and ltemslEquipment Impact Fee Update," prepared by Tindale-Oliver and Associates, Inc, CAIla1 4, 2996 November 12, 2010); ... (9) General government facilities: "Collier County General Government Buildings Impact Fee Update Study " dated Ma)' 8, 29g6, prepared by Tindale-Oliver and Associates, Inc. (November 12.2010); ... Underlined text is added; Ewalt dU811gk text is deleted Page 3 or8 Agenda Item No. SO December 14, 2010 Page 11 of SO SECTION TWO. 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 CoIIier 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 THE CODE OF LAWS AND ORDINANCES. The provisions of this Ordinance shall be made a part of the Code of Laws and Ordinances of CoIIier County, Florida. The sections of the Ordinance may be renwnbered 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 FIVE. EFFECTIVE DATE. This Ordinance shall be considered adopted upon the date written below and subject to filing with the Florida Department of State; however, for administrative purposes the effective date of the Government Building Impact Fee rate schedule and the Library Impact Fee rate schedule shall be delayed to December 20,2010. Underlined text is added; StIlIel. tt'FEIl11R text is deleted Page 4 of8 Agenda Item No. SD December 14. 2010 Page 12 of SO PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida, this _ day of ,2010. A TIEST Dwight E. Brock, Clerk BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA By: By: , Deputy Clerk FRED W. COYLE, CHAIRMAN Appr ved as to form and I aI s ciency: J effre ow County ey Underlined text is added; 81rueb: l8rellgh text is deleted Page S of8 Agenda Item No. SO December 14,2010 Page 13 of SO APPENDIX A - SCHEDULE EIGHT LIBRARY IMPACT FEE RATE SCHEDULE Effective Julr l1,lOO9 December 20. 2010 Impact Fee Land Use Category Rate Mobile HomefRY Park ~323.8G $237.99 Per Unit/Site Multi-Family $12U1 $161.25 Per Dwelling Unit Single Family Detached House Less than 1,500 sq. ft. $HG.17 $29U7 Per Dwelling Unit 1,500 to 2,499 sq. ft. $383.19 $316.95 Per Dwelling Unit 2,500 sq. ft. or larger $631.97 $351.42 Per Dwelling Unit Underlined text is added; 8lfUok thre~gIt text is deleted Page 6 of8 Agenda Item No. SD December 14, 2010 Page 14 of SO APPENDIX A - SCHEDULE NINE GENERAL GOVER:-iMENT BUILDING IMPACT FEE RATE SCHEDULE Impact Fee Land Vse Category Residential Assisted [.iVlllg Facility Mobile Home Multi-Family Single Family Less than 1,500 sq It 1,500 to 2,499 sq. ft. 2,500 sq. Jl or larger Non-Residential Auto Sales ~ Luxurv Auto Sales = f~ew/Usedj Bank/Savings: Drive-In Bank/Savings: Walk-In Business Park C'W.Wash. Automated Car Wash - Self.Service Church Cellege JliflierlCemmHflil) C011ege l_'Hi CI.'lity College/Universitv 7.500 students or fewer Greater than 7 500 students Convenience Store (24 hours) Convenience Store wiGas Pumps Day Care Furniture Store Gasoline/Service Station Go] f Course Home Improvement Store Hospital IlotellMetel Effective July 2;, 2099 December 20, 2010 Rate $327.00 Per Dwellioll Unit $6~ $2IlJ)Q Per Dwelling Unit/Site $4&bSll $394.00 Per Dwelling Unit ~ $713.00 Per Dwelling Unil ~ $]77.00 Per Dwelling Unit $l,1+36>>9 $860.00 Per Dwelling Unit $442.00 Per 1 000 SQ. ft. ~ $681.00 Per 1,000 sq fl. 11.05229 $908.00 Per 1,000 sq. fl. $80S~ $lJL2400 Per 1,000 sq fl. ~ $394.00 Pcr 1,000 sq fl. $641.0Q Per I 000 Sq. ft. ~ $243.00 Per Service Ray m<M6 H27.00 Per 1,000 sq. fl. $31lM Pet-Slttdeft' - Per Stuaeflt $40.00 Per Student $RIlli Per Student $2,151Gl $1J51.00 Pcr 1,000 sq fl. ~+ ill33.00 Per Fuel Position $31lM $20.00 Per Student $96.00 PerJ...Qlli2.ML.fL $1,00'1-4. $789.00 Per Fuel Position $9,- $7743.00 Per I SHoles $9{l3"1+ $7!l.2cllli Per 1,000 sq. ft. $8:lS,W $6IIQQ Per 1,000 sq fl. ~ H9500 Per Room Underlined text is added; Stnlel. tlue_II;!:l text is deleted Page 7 of8 ~.._._-..,---_...- Industrial - General Ligh! Marina Mini-Warehouse Motel Movie Theater Nursing Home Office 50,000 sq. fL or less Office 50,001-100,000 sq_ n. Office 100,001-200,000 sq. n Office 200,001-400,000 sq n. Office Greater than 400,000 sq n. Office - Medical Pharmacy/Drug Store QUIck Luoe Restaurant - Fast Food w/Dnve-ln Restaurant - High Tumover Restaurant - Quality Retail 50,000 Sq. FL or Less Relail50,OOI-IOO,OOO Sq ft ReI".1 100,001-150,000 Sq Ft Rela.1150,001-200.000Sq 1'1 Retail 200,001-400,000 Sq. Ft Reta.1400,001-600,000 Sq 1'1. Relail600,OUI-t.OOO,1I00 Sq 1'1. Retail > 1 ,000,000 Sq. Ft. Retail- Specialty RV Park School- Elementary (Private) School- Middle (Private) School-High School (Private) Supermarket Tire Store Agenda Item No. SO December 14, 2010 Page 15 of 80 !klM8~ $275,00 Per J ,000 sq ft wn~ $76.00 Per Berth HHI .mQQ Per [,000 sq. n. $275..,00 E..clRoom ~611,l4 $23R2,Qil Per Screen $~G H~700 PCI Red ~.6" $566,00 Per 1 ,000 sq. fl. $~~ liIl2 OU Per 1,000 sq. fi W;t;,m WUOQ Per 1,000 sq ft J;4nS9 $35000 Per 1,000 sq 1\ $41JMJS E!9UO Pl'f 1,000 sq ft. $S+9,l'I. ~,,_~1,lI) Per 1,OOOsq. Ii. $JIg'I, S7(1~LOO Per 1,(100 sq It l81lQ7l $.j62.00 Per Service Hay ~>J4 iI.282,OO Pcr 1,000 sq. ft $;-;60+-,--';1-1) H0B.J1Q Per I;OGG----s-tt-J-ic- S.CAI. &l,+39clf $~RlJO Per ~)-Stt-,--ft~ ~eat $~.36 ~219,UO Per] ,000 sq. tL $L:~~,(:€l $980.110 Pcr l.(JOO sq ft $1,18~3 S~96,()O Pcr 1,000 sq. n $J,44HS lL02i 00 Per 1,000 sq n 'H,~'I()(14 193200 Per 1,000 54 n. $l,'l~\:,(} 1 2.211.QQ Per [,0(1) sq II :$1;295,94 $96+Q9 Per 1,000 sq. n $ ~gi>h+) :S.S32,()O Pcr 1,000 sq ll. $-1e-l-,-56 $6HlliJ Per 1,000 sq. fl. $2J2JlQ p(~J_t)J(c. j;;{f6+ $2jJLQ Pel Student $;l~4 $}liJi,t) Pcr Student $412g $32 ()() Per Student $+,HI_M $l'_L9,Oj,l Pcr 1,000 s4 n. $+9H, $;13400 Per Service Bay Underlined text is added: S-t-fl-IGh-t-hfOllgh text is deleted Page S of8 COLLIER COUNTY GENERAL GOVERNMENT BUILDINGS IMPACT FEE UPDATE STUDY FINAL REPORT Prepared By: Tindale-Oliver & Associates, Inc. Tampa, Florida November 12,2010 073060~U2.1 0 Agenda Item No. SD December 14, 2010 Page 16 of SO ~ "",J _ ~~~ Tilldalc-( )liver & Associates, Ille. l'bllllillo and bwilll'tTino ,., h.. ,.., Agenda Item No. SD December 14, 2010 Page 17 of 80 Novemher 12,2010 Ms. Amy Patterson Impact Fee Manager Collier County Growth Management Division 2800 NOlih Horseshoe Drive Naples, Florida 34104 RE: Govemment Buildings Impact Fce Update Study Dear Ms. Patterson: Enclosed is the Final Technical Report for the Collier County Governmcnt Buildings Impact Fee Update Study. If you should have any questions concerning this report, please do not hesitate to contact me or Nilgiin Kamp. It has been our pleasure to havc worked with the County staff on this important project. Sinccrely, Tilldale-Oliver & Associates, Illc. ~v rI Kd~ Steven A. Tindale, P.E., AICP Presidcnt 1000 North Ashley Drive, Suite 100, Tampa, Florida 33602 . PllOne: (813) 224-8862 . Fax: (813) 226-2106 1595 South Semaran Boulevare], Building 7, Suite 1540. Winter Park, Florida 32792 . Phone: (407) 657-9210 . Fax: (407) 657-9106 195 Soulh Central Avenue, Bclftow, r:loricL'l :33830 . Phone: (R63) 53~-R454 . Fax: (863) 533-8481 Agenda Item No. SD December 14, 2010 Page 18 of SO Table of Contents Introduction ............................................................................................................ Facility Inventory....................................................................................................... Service Area and Population...................................................................................... 3 Level of Service ......................................................................................................... 19 Cost Component......................................................................................................... 19 Credit Component...................................................................................................... 21 Net Government Buildings Impact Cost..............................................,..................... 23 Calculated Government Buildings Impact Fee Schedule ......................\................... 24 Appendix A - Collier County Government Buildings Inventory Appendix B - Building and Land Values - Supplemental Information Tindale-Oliver & Associatcs, Inc. November 2010 Collier County Government Building Impact Fee Study Agenda Item No. SD December 14.20'10 Page 19 of 80 Introduction Government buildings impact fces arc used to fund the capital construction and expansion of government scrviccs relatcd to land, facilitics and capital equipment required to support the additional govcrnment servicc demand created by growth. Tindale-Oliver & Associatcs, Inc. (TOA) was retained by Collicr County in 2003 to prepare the technical study f(ll' the development of the govemment buildings impact fee program. The ordinance to implemcnt the government buildings impact fee program was adopted in 2004. TOA was subsequently retained by Collier County in 2005 to update thc gencral government building impact fee, with the updated fee schepule adopted in 2006. To comply with the technical study update requirements of the impact fee ordinance and to ensure that the government buildings impact fee is calculated based on the most recent ancllocal data available, the County retained TOA to conduct a comprehcnsive update of the County's govcmment buildings impact fee program. This report presents thc rcsults of the General Govemment Building Impact Fee Update Study for thc County and will serve as thc technical support document for the updated calculated government buildings impact fec. There are sevcral major elements associated with the development of the government buildings impact fee. Thcsc includc: . Facility Inventory . Scrvice Area and Population . Lcvel of Service . Cost Component · Credit Component · Nct Government Buildings Impact Cost · Calculated Government Buildings Impact Fee Schedule Facility Inventory The government buildings inventory includes facilities that are primarily for the provision of essential court and county services and do not include any of the buildings included in the calculation of other impact fecs or buildings that were funded with user fees. Tindale-Oliver & Associates, Inc. November 20 I 0 Collier County Government Building Impact Fee Study Agenda Item No. SD December 14, 2010 Page 20 of 80 Aecording to infonnation provided by the Collier County Facilities Department, Collier County has 1.27 million square feet of general govenunent building space. This includes the square footage of both primary and support buildings. Support facilities are defined as facilities without air-conditioning, or facilities that are unlikely to be occupied by personnel. In addition, the County also leases approximately 27,000 square feet of space for general government services. For the purposes of impact fee calculations, the leased space is not included in the inventory and new development is not charged for it in the impact fee. Table I shows a summary of the govenunent buildings inventory and the current value of buildings and land. As presented, the inventory includes a total of 822,776 square feet of primary building space and 443,152 square feet of support space. A detailed summary of the County's entire general government building inventory can be found in Appendix A, Table A-I. Table 1 Summary of Building Inventory Building Value per Square Total Building & Building Tvne Land Sqnare Feet(l) Foot(2) Land V..I~e(3). Primal)' Buildings 822,776 $270 $222,149,520 Sunnort Buildin"s 443,152 $73 $32,350,096 Total 1,265,928 $254,499,616 Total Acreage'4' 93.08 Land Value pel' Acre(5) $160,000 $14,892,800 Total Building and Land Value(6) $269,392,416 (I) Source: Appcndix A, Tables A-I (2) Building values are determined primarily by insurance values, discussions with architects, and other available information. Appendix B provides a detailed explanation of unit costs. (3) Square feet and/or acreage multiplied by unit costs (4) Source: Appendix A, Table A-2 (5) Land value per acre is detenllined through an evaluation of the land values where existing facilities are located as well as future facility locations. Appendix B provides a more detailed explanation of value per acre. (6) Sum of building and land value An important part of the impact fee calculates involves estimating the current value of the capital assets. In terms of building value, due to the recent fluctuations in construction costs, buildings that were bid more than 12 to 18 months ago do not reflect the current cost of building new buildings. The last three government buildings built by the County were bid in 2006/2007 and completed in 2008/2009. Given the changcs in cost since Tindale-OIiver & Associates, Inc. November 2010 2 Collier County Government Building Impact Fee Study Agenda Item No. SD December 14,2010 Page 21 of 80 these buildings were bid, the estimated value of existing general government buildings is based on the current insurance values and discussions with architects. Based on this analysis, an average unit valuc of$270 per square foot was used for primary buildings. Based on the ratio of thc primary to supp0l1 facility values used in the previous studies, an average unit value of $73 per square foot was calculated for support buildings. These figures represent a decreasc of approximately 25 perccnt from the current adopted building values. Appendix B provides a more detailed explanation of the building costs. In ordcr to determine the value of land component of government buildings, land values of the existing inventory and the land values in areas where future planned facilities are likcly to be located were reviewed. Both the reccnt sales and the value of vacant land as rcported by the Collier County Property Appraiser were cvaluated to determine the differentiation in land values in different parts of the county. This analysis resulted in average land value of $160,000 per acrc, and is explained further in Appendix B. This figure represcnts approximatcly 60 pcrcent reduction in land value from the current adopted figure. Service Area and Population Government buildings and services are provided by Collier County in all areas of the county. Therefore, the propcr benefit district for government buildings is the entire county. Thc government building impact fce program requircs thc use of population data in calculating currcnt levels of servicc and pcrli.)I111anCC standards. To accurately determine demand for gencral government buildings and to bc consistent with the population utilized in the County's comprehcnsive planning and Annual Update and Inventory Report (AUIR) process, this impact fec study considcrs not only the resident or pennanent population of the County, but also the number of seasonal residents and visitors as well. Therefore,forpul]JOses ofthi,~ technical analysis, the peak seasonal population will be used in all population estimates and pmjectio/lS unless otherwise noted. Peak seasonal population projections used in the impact fee analysis reflect figures provided by Collier County's Comprehcnsive Planning Dcpartmcnt and are calculated by increasing thc County's annual permanent population by 20 perccnt. Table 2 presents thc population trends fi.,r Collier County. As presented, the population of Collier County is projectcd to incrcase by morc than 40 percent between 20 I 0 and 2029. Tindale-Oliver & Associates, Inc. November 201 0 3 Collier County Govemment Building Impact Fee Study Agenda Item No. SD December 14. 2010 Page 22 of SO Table 2 Countywide Peak Seasonal Population Peak Season Year Population Figure Percent Change 2000 309,5] 1 200] 325,159 5.06% 2002 341,954 5.17% 2003 359,191 5.04% 2004 374,384 4.23% 2005 386,668 3.28% 2006 396,310 2.49% 2007 400,027 0.94% 2008 399,532 -0.12% 2009 399,979 0.11% 2010 404,032 1.01% ~Oll 411,524 1.85% 2012 419,155 1.85% 2013 426,928 1.85% 2014 434,845 1.85% 2015 443,531 2.00% 2016 453,013 2.14% 2017 462,698 2.14% 2018 472,590 2.14% 2019 482,694 2.14% 2020 492.410 2.01% 2021 501,718 1.89% 2022 511202 1.89% 2023 520,866 1.89% 2024 530,711 1.89% 2025 540,002 1.75% 2026 548,716 1.6]% 2027 557,571 1.61% 2028 566,568 1.61% 2029 575,712 1.61% Source: Collier County Comprehensive P]alming Department (June 11, 20 lO) Tindale-Oliver & Associates, Inc. November 20 lO 4 Collier County Govemment Building Impact Fee Study Aqenda Item No. SD December 14. 2010 Page 23 of 80 Apportionment of Demand bv Residential Unit Tvpe and Size The residential land uses to be used for the govcrnment buildings impact fee calculations include the following: · Single Family Detached . Multi-Family · Mobile Home/RV (Tied Down) Table 3 presents the number of residents per housing unit for the residential categories idcntified above in Collicr County. This analysis includes all housing units, both occupied and vacant. To address fairness and equity issues between land uses, as well as to address affordable housing issucs, the single family land use is ticred based on three categories of square footage: less than 1,500 square fcct, 1,500 to 2,499 square feet, and greater than 2,500 squarc feet. To accommodate the tiering of impact fee assessments for the single family residcntialland use catcgory, an analysis was complcted based on housing unit size and persons per housing unit, comparing nationwide avcrages to those of Collier County. This analysis utilizcd national data from thc 2007 American Housing Survey (AHS) and data from the 2000 Census data for Collier County to cxamine this relationship. To calculate the tiering for the three different categories, national residents per unit ratios for each housing unit category wcre applied to the total rcsidents pcr housing unit ratio for single family detached land usc. Tiudale-Oliver & Associates, Illc. November 20 I 0 5 Collier County Government Building Impact Fee Study Agenda Item No. SD December 14, 2010 Page 24 of 80 Table 3 Residents per Housing Unit Residents I Housing:.;" Housing Type Population(1) Housing Units(l) Ratio(3) Unitl') Sin"le Family Detached t 62,266 56.869 2.85 - Less than 1,500 sf 92% 2.62 - 1,500 (0 2,499 sf 100% 2.85 ~ 2,500 sf or greater 111% 3.t6 Multi Family 110,142 75.775 1.45 Mobile Home/RV (Tied Down) 23,052 10.772 2.14 (1) Source: 2000 Census, Table 11-33, adjusted for peak seasonal population, based on the ratio of penn anent to peak seasonal population (20%) (2) Source: 2000 Census, Table H-30 (3) Ratios devcloped based on national persons per household data derived from the 2007 American Housing Survey (4) Figures for Single Family Detached, Multi Family, and Mobile lIome are calculated by dividing population (Item 1) by housing units (Item 2). Figures for different tiers of the Single Family Detached land use are calculated by multiplying residents per housing unit figure of 2.85 by the associated ratio (Item 3). Functional Population Because govemment buildings serve all residents, workers, and visitors, more than the peak seasonal resident population needs to be considered. Traditionally, population was used as the basis of current and future demand for certain facilities. In the case of government buildings, thc higher the nonresidcnt daytime population is, the greater the need for service relative to the resident population. Moreover, it is not enough to simply add resident population to the number of employees, since the service-demand characteristics of employees can vary considerably by type of industry. Using unweighted population and employment data to estimate facility needs may result in substantial en'or. Functional population is the equivalent number of people occupying space within a community on a 24-hours-per-day, 7-days-per-week basis (Nelson and Nicholas 1992). A person living and working in the cOlmnunity will have a functional population coefficient of 1.0. A person living in the community but working elsewhere may spend only 16 hours per day in the eommunity on weekdays and 24 hours per day on weekends for a functional population coefficient of 0.76 (l28-hour presence divided by 168 hours in one week). A person commuting into the community to work five days per week would have a functional population coefficient of 0.30 (50-hour presellce divided by 168 hours in one week). Similarly, a person traveling into the community to shop at stores, Tindale-Oliver & Associates, Inc. November 2010 6 Collier County Government Building Impact Fee Study Agenda Item No. SD December 14, 2010 Page 25 of SO perhaps averaging 8 hours per week, would have a functional population coefficient of 0.05. Functional population thus tries to capture the prescnce of all people within the community, whether residents, workers, or visitors, to atTive at a total estimate of effective population needing to be scrved. By estimating the functional and peak seasonal population per unit ofland use across all major land uses in a community, an estimate of the demand for ccrtain facilities and services in the present and in a future year can be calculated. Thc following paragraphs explain how functional population is calculated for residential and nonresidential land uses. Residential Functiolzal PO/Julation Developing the rcsidential component of functional population is simpler than developing the nonresidcntial component. It is generally estimated that people spend one-half to three-fourths of their time at homc and the rest of each 24-hour day away from their place of residencc. In dcveloping the residential component of Collier County functional population, an analysis of the County's population and employment characteristics was conducted. Based on this analysis, it was estimated that people, on average, spend 16.4 hours, or approximately 68 perccnt, of cach 24-hour day at their place of residence and the other 32 pcrcent away fi'01ll home. This analysis is prescnted in Tables 4 and 5. Tindale-Oliver & Associates, Inc. November 2010 7 Collier County Govc111111ent Building Impact Fee Study Agenda Item No. SD December 14. 2010 Page 26 of SO Table 4 Collier County Population and Employment Characteristics Item/Calculation Step Figure Workers who live and work in Collier Countl) 95,020 Workers who live in Collier County but work elsewhere(2) 8,048 Total workers living in Collier Coullty(l) 103,068 Collier County Census 2000 Population(4) 251,377 Total workers as a percent of population(5) 41.0% School age population (5-17 years)(ri) 36,507 School age population as a perccnt of populationi7) 14.5% Population nct of workers and school age population(8) 111,802 Other population as a pcrcent of total population(9) 44.5% (I), (2) Source: Bureau of Transportatioll Statistics, Census Transportation Planning Package (CTPP) 2000 Part 3 (fIgures for Year 20(0) (3) Sum oflhe workcrs who livc and work in Collier County (Itcm I) and workers who live in Collicr County but work elsewhere (Hem 2) (4), (6) Source: US Census Bureau, 2000 Census (5) Total workers living in Collier County (Item 3) divided by total population (Item 4) (7) School age population (Item 6) divided by total population (Item 4) (8) Total population (Item 4) Jess total workers living in Collier County (Item 3) and school age population (Item 6) (9) Population net of workers and school age population (Item 8) divided by total population (Item 4) Tindale-Oliver & Associates, Inc. November 20 I 0 8 Collier County Govemment Building Impact Fee Study Agenda Item No. SO December 14, 2010 Page 27 of 80 Table 5 Residential Coefficient for Functional Population Population Hours at Percent of Effective . Group Residence(l) Population(2) Hours(J) W orkcrs 13 410% 5.3 Studcnts 15 14.5% 2.2 Other 20 44.5% 8.9 Total Hours at Residencc'4) 16.4 Residential Functional Population Coefficient(S) 68.3% (I) EstImated (2) Source: Table 4 (3) I lours at rcsidence (Item I) multiplied by percent of population (Item 2) (4) Sum of the effcctive hours (5) Sum of effective hours (Item 4) divided by 24 The resulting percentage from Table 5 is used in the calculation of residential coefficient for the 24-hour functional population. Thcse calculations are presented in Table 6. Nonresidential Functiollall'olJulatioll Given the varying characteristics of nonresidential land uses, developing estimates of functional rcsidents f()r nonresidential land uses is more complicated than developing estimates of functional rcsidents for residcntialland uses. Nelson and Nicholas originally introduced a method f(lr estimating functional resident population, now used internationally. I This method uses trip gcneration data fi'om thc Institute of Transportation Engineers' (lTE) Trip Gencration Manual and TONs Trip Characteristics Databasc, inf(mnation on passengcrs pcr vehicle, workcrs per vehicle, length of time spent at the land use, and other variablcs. Specific calculations include: . Total one-way trips per employee (lTE trips multiplied by 50 percent to avoid double counting entering and exiting trips as two trips). · Visitors pcr impact unit based on occupants per vehicle (trips multiplied by occupants per vehicle less employces). · Worker hours per wcek pcr impact unit (such as nine worker hours per day multiplied by five days in a work week). 1 Arthur C. Nelson and James C. Nicholas, "Estimating Functional Population [or Facility Planning," Journal of Urhan Planning and Development 118(2): 45-58 (1992). Tindale-Oliver & Associates, Inc. November 2010 9 Collier County (;ovemmcn( Building Impact Fcc Study Agenda Item No. SD December 14, 2010 Page 2S of SO . Visitor hours per week per impact unit (visitors multiplied by number of hours per day times relevant days in week such as five for offices and seven for retail shopping). . Functional population coefficients per employee developed by estimating time spent by cmployces and visitors at each land use. Table 6 also shows the functional population coefficients for nonresidential uses/categories in Collier County. The functional population coefficients in Table 6 were used to estimate the County's functional population in Table 7. Tindale-Oliver & Associates, Inc. November 2010 10 Collier County Government Building Impact Fee Study :;:; Cll <0 ::::l <Il a. -0 -go.. 1-- Cll c o :;:; o C ::::l LL Cll ... <Il C <Il Cl .. = c=-! :; ~.;! 'u = a e = 0 _ ~.c. a t... 0." . _ ~ _ .!! i< ~€ o 0. " 'C u .. S u .- _ .~ c. > III - C <Il o :e <Il o U c o ti 0. t " ~ o .. :B : > ... ~- B! .~ . = .. Q _ u u _ o 0. s &t ~ ~ o ~ ~ t 5t i<o.~ ~ a.,g = '!: 0. O!- ~ t -t 0. ~ o 0.- .- 0. U . .. ... _ , _ = ~-- .9 I:l e 0. = . E = s:: ...= ...u .." -.. to to ='iii .S u ~- .! = = _ 0.. t. S ;;, . ... t 0. ~ = -0. . .- 0. 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E c- :;, ~ ..c :l ~ ~ ~,~ ...~]6~ . .... &i ~ '" ., ~ '~ ~ &- Oi 'U ~.:g g :: ~ ~ %.: ~ ~ ii ~ ~.E ~ 0> ~~ o~c~ c' ~ _ ~ ~."l "w 5- ~ ~ ~'E ~ ~ ~=,.~ ~ OJ "-' ~ ~ ~ 0. ;3 0." ~~ o w " - 0._ , - d " Z t: C , ~, ~ u " E € ~ g, " g .: OJ '- ~ ;;j r ~ ~ 0. = G .3 ;:; - .'S~ € , t " o U .... ~ '0 u c/i 0) 0) ~ u '" '" S ~ Of> OJ) c: ~ '::J o:l " 0) s e 0) > o r.;J ~ o o N u c: ~ '" 0) '" G o Of> Of> "'" o<lo .... "0 .:: N (3 ~ 0)7 ro "0 c: E=:z Agenda Item No. SD December 14, 2010 Page 30 of SO Table 7 Functional Population - Year 2010 . ,",OX, Collier County Functional Resident .' FUDctionaI~": Ponulation Cate~orv Baseline Data(l) Coefficient(2) Population(3) 20 I 0 Peak Season Population 404,032 0.683 275,954 Non-Residential PODulatioll (Emolovees and Visitors) Natural Resources 9,120 0.379 3,456 Construction 14,840 0.271 4,022 ~1al1ufacturitw 3,810 0.270 1,029 TransDortaliol1, Warehousing, and Utilitie 3,350 0.271 908 Wholesale Trade 4,540 0.271 1,230 Rctai I Trade 19,520 1.374 26,820 Finance, Insurance, and Real Estate 30,550 0.292 8.921 Services 83.410 0.561 46,793 Government Services 15,190 0.497 7,549 Total Non-Residential Population by Categorl4) 100,728 I 2010 Total Functional Population(;) 376,682 Ratio of Functional PODulatinn to Residential Pooulation 93.2% (1) Source: Table 2 for the 2010 population figure and Woods & Poole for 2010 employment data (2) Source: Table 6 (3) Functional population is calculated by multiplying Collier County 20 I 0 baseline data (Item I) by the functional resident coefficient (Item 2). (4) The total non-residential population by category is the sum of the employment and visitor figures from the nine categorics (e.g., construction, manufacturing, etc.) (5) The total functional population is the sum of the residential functional population (275,954) and nonresidential functional population (100,728) Table 8 presents the County's annual functional population figures from 2000 through 2029, based on the 2010 functional population figure from Table 7 and the annual population growth rates from the population figures previously presented in Table 2. Tindale-Oliver & Associates. Inc. November 2010 12 Collier County Government Building Impact Fee Study Agenda Item No. SD December 14. 2010 Page 31 of SO Table 8 Collier County Functional Population (2000-2029) Collie r County Functional Year Population Projections :2000 288,578 2001 303,295 2002 319,066 2003 335.019 2004 349,090 2005 360,610 2006 369.625 2007 372,952 2008 372,579 2009 372,952 2010 376,682 20] I 383,839 2012 39] ,]32 2013 398,564 2014 406-' 37 2015 414.260 2016 422,959 2017 431,841 2018 440,910 2019 450,169 2020 459,172 2021 467,896 2022 476.786 2023 485,845 2024 495.076 2025 503,987 2026 5]2.05] 2027 520,244 2028 528,568 2029 537Jl25 Source: Tablc 7 for the 20 10 population figure. Figures for other years are based on the respective annual growth rates peak population figures provided in Table 2. Tindale-Oliver & Associates. Inc. November 20 I 0 13 Collier County Govemment Building Impact Fee Study Agenda Item No SD December 14. 2010 Page 32 of 80 Functional Residents hv Soecific Land Use Caterzorv When a wide range of land uses impact services, an estimate of that impact is needed for each land use. This section presents functional population estimates by residential and non-residential land uses. Residential and Transient Land Uses As previously mentioned, the average number of persons per housing unit in Collier County was calculated for the single family, multi family, and mobile home/RV (tied down) land uses, based on information obtained from the 2000 Census. Besides the residential land uses, the table also includes transient land uses such as hotels, motels, nursing homes, and adult living facilities (ALF). Secondary sources, such as the local Convention and Visitors Bureau (CVB) and the Florida Department of Elderly Affairs, are used to detennine the occupancy rate for hotels, motels, and nursing homes land uses. As mentioned before, differcnt functional population coeflicients must be developed for cach of the impact fee areas to be analyzed. For rcsidential and transient land uses, these coefficients are displayed in Table 9. Nonresidential Land Uses A similar approach is used to estimate functional residents for nonresidential land uses. Table 10 rcports basic assumptions and calculations, such as trips per unit, trips per employee, employees per impact unit, one-way trips per impact wlit, worker hours, occupants per vehicle trip, visitors (patrons, etc.) per impact unit, visitor hours per trip, and days per week for nonresidential land uses. The final column in the tables shows the estimated functional resident coeflicients by land use. 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',.: '" g ::~ "'! :--:oo,;:gggggggo ~~~~." ~E~~&~~~~~~~~. c ~ t ~ 1i g ~ " "" ~ 'r) ;;; ~ " ..... :;; ;;; _ l.'~.g~~j~_' ~~~.~;~~;:~;2 - ~~~~~~,!L~~ ~ ~ : : ~ s i ~ ~ ~~~~,~,~,~ .~~ ,~ ~~~=e:; ~~~:~~~~:~~ ~~~~~~ oo~ ~ u 0: - '" " '" 'G o '" '" -< 060 <.- "0 .:::N o !G ~"S '" " '0 > .9 0 f-<Z Agenda Item No. SD December 14, 2010 Page 37 of 80 level of Service Based on the infomlation provided by the County, Collier County's 2010 level of service (LOS) is 2.04 square teet of primary government buildings per peak resident. Table II presents the calculation ofthc existing LOS. It should be noted that the County is still paying off debt service on scveral recently constructed buildings. The existing LOS based on buildings that arc paid f()I' is approximately 1.64 square feet per peak resident, which is slightly lower than thc LOS standard of 1.7 square feet shown in the County's 2009 Annual Updatc and Inventory Report (AUIR). To provide a conservative estimate, the cxisting LOS is used in thc impact fee calculations. While the 2010 LOS for all owned buildings is 2.04 square feet per resident, in order to calculate the government buildings facilities impact fee, the LOS, or square feet per functional resident must be calculated. Tablc 11 also illustrates the calculation of the current LOS using the total functional rcsidents within the county. The current LOS of primary govcTI1ment building spacc is 2.18 square tect per functional resident. Table 11 Current Level of Service (Per Peak Seasonal and Functional Resident) Component 2010 Total Square Feet of Primary Buildings(11 822,776 k I I' 12) 404,032 Pea Seasona Popu atlon LOS (Square Feet per Peak Residcnt) 2,()4 Functional Population") 376,682 LOS (Square Fcet pCI' Functional Resident) 2,18 (I) Sourcc: Tablc I (2) Source: Table 2 (3) Source: Table 7 Cost Component The cost component of the study evaluates the cost of capital items, including buildings and land. The equipment value is excluded to provide a more conservative approach. Tindale-Oliver & Associatcs, Inc. Novcmber 20 I 0 19 Collicr County Govemment Building Impact Fee Study Agenda Item No. 8D December 14, 2010 Page 38 of 80 Table 12 provides a summary of all capital costs, which amounts to $228 per square foot of government buildings. This figure is approximately 25 percent lower than the previous study. Table 12 Total Capital Asset Value L . Perce.lltQr. Item Figure · T otlll(8!j!' Total Land Valuell) $14,892,800 8% Total Building Value(2) $254,499,616 92% Total Capital Asset Value") $269,392,4 16 Less: Portion Not Paid for(4) $82,060,052 Net Ruildings and l.and Value(S) $187,332.364 Total Building Square Footage (Primary Buildings)161 822,776 Total Capital Value per Square Foot(7) $227.68 (I) Source: Table I (2) Source: Table 1 (3) Sum of land and building values (4) Source: Office of Management and Budget (5) Total capital asset value less portion not paid for. (6) Source: Table I (7) Net capital value (Item 5) divided by square footage (Item 6) (8) Percent of total capital costs to be used for future indexing calculations. Percentages are based on net buildings and land value (e.g., land percentage is calculated as ($14,892,800 I $187,332,364 = 8%), and building percentage is calculated as (($254,499,616 - $82,060.052) I $]87,332,364 = 92%)). Total Impaet Cost per Functional Rcsident Table 13 prcsents the unit cost for the impact fce analysis. This unit cost was calculated as the total capital cost of $228 per square foot multiplied by the LOS of 2.18 square fect per functional resident. As shown in the following table, the total impact cost per rcsident is $496 for general govcrnment buildings. This figure is approximately the same with the prcvious study due to the addition of new buildings to the inventory. Tindale-Oliver & Associates, Inc. November 2010 20 Collier County Government Building Impact Fee Study Agenda Item No 8D December 14. 2010 Page 39 of 80 Table 13 Total Impact Cost per Functional Resident Component Figure Total Capital Asset Value per Squarc Footll) $227.68 LOS (Square Feet per Functional Resident)121 2.18 Total Capital Asset Value per Functional Resident(3) $496.34 (I) Source: Table 12 (2) Source: 'fable II (3) Total capital asset value pcr square foot (ltcm I) multiplied by the LOS (Item 2) Credit Component To avoid overcharging development lor the government buildings impact fee, a review of thc capital financing program for gove111ment buildings was conducted. The purpose of this rcview was to detenninc any potential revcnue credits that should be considered for revenucs gencrated by new devclopment that could be used tor capital facilitics, land, and equipment expansion !()r governmcnt buildings. Credit for Capital Expansion Expenditures A rcview of funding sources for capital projects over the past five years was conducted. Based on this revicw, it appears that the primary funding sources for government buildings, other than impact tees, included gencral fund. Table 14 presents total and averagc capital improvcment cxpenditurcs over thc past five years as wcll as thc associated credit per functional resident. As prescnted in Table 14, overthc past five ycars, the County used an average of$2.3 million per year from thc gcncral fund !(lr capital expansion expenditures. A review of programmed government building projccts in the 2009 AUIR suggests that this rcpresents a gencrous credit, and that thc future non-impact fee funding for capacity expansion projects is likely to be lower. This annual cxpenditure level of $2.3 million is dividcd by the average annual functional population over thc same period, which rcsults in average annual capital cxpansion expcnditures of $6 pcr functional residcnt. Prcscnt value of this amount over a 25-year period is a total credit of$85 per functional rcsidcnt, which is approximately 130 percent higher than thc credit included in the prcvious study. This highcr credit is also due to higher levels of non-impact fee funding for the construction ofncw facilities. Tindale-Olivcr & Associates, Inc. November 2010 21 Collier County Government l3uilding Impact Fee Study Agenda Item No. SD December 14, 2010 Page 40 of SO Table 14 Capital Expansion Expenditures FY 2005 - FY 2009(1) Building/EquilJment FY 2005-FY 2009 FUlld 301 Courthouse Annex $9,867,595 North Naples Government Center $1,035,351 Annex Parking Garage $607,771 Total $11,510,717 Annual Average $2,302,143 Functional Populationl2) 369,744 Annual Capital Expansion Expenditures per Functional Resident $6 Capitalization Period (in years/J) 25 C . r . R 141 5% aplta Izatlon ate Credit per Functional Residentl51 $84.56 (1) Source: Office of Management and Budget (2) Source: Table 8 (avcrage population for 2005 through 2009) (3) Capitalization period is assumed to be 25 years since this is the timeframe when buildings tend to need major renovations/rcpairs. (4) Estimated based on the interest rate the County is paying on bonds and/or commercial paper (5) Present value of annual expenditures per functional resident over a 25-period (Item 3) with a discount rate of 5 percent (Item 4). Credit for Debt Service on Capital Expansion Expenditures Any outstanding bond issues related to government buildings expansion will also result in a credit to the impact fee. Collier County funded the Transportation Building and Domestic Animal Control Building through debt service. The debt service is being paid back with revenues from the general fund. Outstanding bond issues related to government buildings expansion expcnditures are presented in Table 15. The impact fee credit is calculated by determining the present value of the total payments related to the remaining portion of the bond issues and then dividing it by the average annual functional population estimated over the remaining lifc ofthe bond issue. The resulting credit for govennnent buildings dcbt is $14 per functional resident, which is approximately 40 percent lower than the previous study. This is because the debt service credit in the previous study was based on the same bond issues and a portion of the debt service has been paid since then. Tinda1e-Oliver & Associates, Inc. November 2010 22 Collier County Govemmcnt Building Impact Fee Study Agenda Item No. SD December 14, 2010 Page 41 of SO Table 15 Bond Debt Credit Analysis Average Annual Functional Remaining , ,'......',' Present Population Veal's Government Value of During Credit per Number Remaining ln1erest Buildings Remaining Remaining Bond Functional Bond Issue ofYears(lj 1'1 Rate(JJ Funding(41 Payments Issue Period(S) Resident(6) Transportation Building 30 25 Variable $9.115.370 $5.324.027 485,358 $10.97 Domestic Animal Control Building '0 II Variable S\A]7,58~ $1.075.346 424.262 $2.53 Total Debt Service Credit $13.50 " (1), (2), (3), & (4) Source: Office ot Management and Budget, CollIer County (5) Source: Table 8. Population for 2030 through 2035 is calculated using thc average annual growth rate for 2025 Ihrough 2029. (6) Present value ofremaining payments divided by average functional population (Item 5) Net Government Buildings Impact Cost The net impact fee per functional resident is the difference between the Cost Component and the Credit Component. Table 16 prcsents the calculation of the net goven1ment buildings impact cost per functional rcsidcnt. The first scction of Table 16 shows the total impact cost per tunctional resident as $496. The second scction shows a revenuc credits for the government buildings impact fee of $98 pcr functional residcnt. The net impact cost per functional resident (third scction of the table) is the difference between the total impact cost per functional resident of $496 and thc total revenue credit of$98 per functional rcsident. The result is a net impact cost of$398 per functional resident, which is approximately 8 pcrcent lower than the previous study. Tindale-Oliver & Associates, Inc. November 201 0 23 Collier County (iovemment Building Impact Fee Study Agenda Item No. SD December 14, 2010 Page 42 of 80 Table 16 Net Impact Cost Revenue Impact Cost / Credit Element Impact Cost Credit lmpact Cost Capital Cost per Functional Resident(l) $496.34 . lmpact Credit Capital Improvement CredifJ ($84.56) Debt Service Credit(]) ($13.50) Total Revenue Credit(4) ($98.06) Net Impact Cost Net Impact Cost per Functional Resident(5) $398.28 (1) Source: Table 13 (2) Source: Table 14 (3) Source: Table 15 (4) Sum of capital improvement credit (Item 2) and debt service credit (Item 3) (5) Capital cost per functional resident (Item 1) less total revenue credit (Item 4) Calculated Government Buildings Impact Fee Schedule An updated government buildings impact fee schedule was developed for residential and nonresidential land uses and is illustrated in Table 17. Throughout the report a comparison of updated figures to those included in the 2006 was provided. Although the net cost per functional resident decreased by approximately 8 percent, due to interim indexing, the total fee decreased by approximately 20 percent. The level of decrease varies for some ofthe land uses because of the changes to the demand component. Table 17 also presents the difference between the current and calculated fees and an explanation of the effect of changes to the demand component. Tindale-Oliver & Associates, Inc. November 2010 24 Collier County Govemment Building Impact Fee Study Q) ::J "'C Q) .l: 0 CI) Q) ,... Q) ..... u. - Q) 0 .0 ra ra c.. l- E "'C Q) - ra ::J 0 ra U ~' v v 3 -5 "9 23 " 5 E " 0 0: .~ ~ w 0 2- ~ '" " "" c. .~ ~ :c 0 ~ ~ -'" '3 " 0 E ;;; " "" w v -" v U 0 ~ "" 0. .. ~ v 0 v ~ = 0 -5 "" = v v '- -= ~ w 0 U '^ is ~ ~ .D V ~ -E ,"" ~ t' j 2 ~ ^ "0 v :a .J! 0 Ci > ':t: = '5 v ~ -,; 0 <0 ~ ..,; " 0 " ~ "" " " ." " = " ~ v " v " E v " ~ 0 -;:: ~ " " ~ v .5 v 0 .D 0. 0. :2 "" v ~ ~ '" ~ - .3 " " v 0. 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(!) ~;Q ~ r---,..D ;>::3::: ~ ""d'"CI '''''; () 1) ~ iiJ .~ t) '" '0 'B ....... ~ u 11) ro ~.8< ~ '"d -5 I-. ~'8 ~~2 ~ ]::: '""5 ~:i5 0 ..:21:: -g~0lJ OJ) -< (!) ...r:::::s ~ E ,,_ 'u u u.J:: ro !-H U)VU'I:.) 5g ~~6i~ "'9 u ~ t:: c: ~ ~::: u ~.9: ~ '"d l-o.9: ro ~ E VJ] 1-;...... 0........ c: ~ J3-3 a,.g..:g ~ ~ 0\ 0. ~ v a.+:: ~ Il) 0 a.) ....... 00 ~ Q) ro ::nP..o.S~c:grn ro~ .0 o...r:: ro 'BJ OJ r--- ::: Il) U U en '"'d ~ (U.9: if] l-; B..g OJ.;::; u....... ::3 ~ ilJ...... e.n"'d ~~--o;::::::<oe6a.s o ;:; II ".... -" I ",~_uo.o.u~ ~~ ~~~ -.... ~~ Q:!'-~ Z '" '" ,- ~ " -B 00 N o " - '" " " 'u o ~ ~ ~ "'60 ....- "0 .=::N <5 1> ~"S " " '0 ,. .5 0 i-Z APPENDIX A Collier County Government Buildings Inventory Agenda Item No SD December 14. 2010 Page 47 of 80 Agenda Item No SD December 14, 2010 Page 48 of SO Table A-1 Government Buildings Inventory and Insurance Value . < 2010 Insurance 20tO Building Value per sf Insurance .. Name of Structure ~ Primary Buildings Square Feet(l) (bldgs only)(') Value(3) Golden Gale Government Services Center 6.1J9U $178.21J $1.U85,215 lmlllokalcc Government Center 10,495 $t84.1J7 $1.931.823 ImlTIokalee Ilealth Denartmcnl (CHSI) 14.778 $2U3.65 $3.IJU9.581 ImlTIokalee Barn (Floors 1&2) 14.53U $21.54 $312,979 Illllllokalee Transnortation Building 3.358 $87.14 $292,616 Medical Examiners OfTice 13.238 $184.ll7 $2,436,729 Buildinp "B" Human Resources 7,161J $180.t5 $1.289,906 Building "D" PWED 8.388 $147.84 $t.240.116 Buildi~'('.1 "-"(.2" Tax Collector and Suocrvisor of'Elections 31J.753 $146.16 $4,494.949 Building "F" (Floors 1-8) 89.966 $184.ll7 $16.560,114 Buildi;,o "G" Purchasin~- 5.569 $176.24 $981.469 Ruilding "H" Health (noors 1-3) 54.16U $179.18 $9.704,134 Buildinp "L" Courthouse (Floors 1-6,Mczz.) 148,533 $234.98 $34.902,284 RuildillP "L.I" Courthouse Annex 137.984 $33533 $46,269,494 BuildillP "W" General Services (Floors 1-2) 31.1J54 $234.98 $7.297.t93 Animal Control Administration 8.933 $t8U.15 $1,609,319 Animal Control Sa~ P011 6.727 $180.15 $1.211.899 Iml110kalcc Animal Control OITice 164 $91.U6 $14,933 Marco Tax Collector 2.699 $137.07 $369.963 Tratlsnortatiotl Headoual1ers 33.542 $171.34 $5,747.170 CAT Oncratiolls 32,t44 $50.34 $!,618.t30 lmmokalce Code Enforcement Buildi~ 1,994 $18U.15 $359.228 ACC Fleet Management 41.316 $285.90 $11.812,129 North Collier County Ciovcrnmcnt Services Center 14.0UO $t83.U9 $2,563,284 Emerocncv Services Center 57.274 $337.37 $ t 9.322,508 Agriculture Buildino 13.361 $t84.07 $2,459.359 Supervisor of Elcctions 7.U1J0 $t 15.53 $808.710 Proncl1y Ap1)raiscr/Elks Lodre 27.566 $t 71.34 $4.723.227 TOTAL (Primary Buildings) 822,776 184,428,461 We-;bted Averape Cost per Souare Feet of Bllildinp $224.15 Tindale-Oliver & Associates, Inc. November 2010 A-I Collier County Govemment Bnilding Impact Fee Study Agenda Item No 8D December 14, 2010 Page 49 of 80 Table A-1 (continued) Government Buildings Inventory and Insurance Value 20JO Insurance 2010 Building Value per sf Insurance: Support Buildings - Name of Structure Square Feet(l) (bldg. onlyi') , V~lue(3)' 800 MHz Generator Ruilding 238 N/A N/A Animal Control Kennel 1-3 11.847 $120.43 $1,426,726 Animal Control Stable 3. t59 $22.52 $71,138 Immokalcc Animal Control Kellnel 1.572 $97.9t $153,915 Illllllokalee Radio Tower Shed 16 $91.06 $1.457 Road & Bridge Shed 102 $27.4t $2.796 Road & Bridge Fuel Islrlnd 818 $68.54 $56,063 Building "K" Chiller Building .\520 $291.77 $1,610.580 800 MGI-IZ Generator 368 N/A N/A Electric Substation "At! 824 $139.03 $114.563 Electric Substation "8" 1.088 $139.03 $151,267 Parking Gara.gc #2 (Courthouse Annex) 410.1()2 $83.28 $14,170,758 Fuel Island/Canopy 1.6110 $66.58 $239,688 Generator/Fuel Tank 127 $76.37 $9.699 Fuel Tanks and Slab 1.557 N/A N/A County Barn 800 MGHZ Repeater Building 64 N/A N/A Bee Fleet Wash Rack 1.450 N/A N/A TOTAL (Support Buildings) 443,152 38,008,650 Wei~hted Average Cost per Square Feet of Building $86.58 (1) Sourcc: Growth Managemenl Division and Facilities Management Department, Collier Counly (2) Source: Facilitics Mallagemcnt Depm1ment, Collier County (3) Sqnare feet (Item I) multiplied by insurance valuc per sqnare foot (Item 2) N/ A - Not available Tinda1e-Oliver & Associates, Inc. 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Cl.., '" _..., .::; II) ... 1;: ~ iJ ';' ~ H & ~ '3 ~ ~ ~ 3 :;; ':r::ro'~UcO V)lIlU']'<l:-<l:(/JU oj .s " .~ g " " "" "0 .:::<"'1 6 :;; , D '" 0 .g ~ f=~ ~,"",~~----.--- ~t:!-'2:::~:SC A~enda Item No. SD December 14.2010 Page 53 of 80 APPENDIX B Building and Land Values Supplemental Information Agenda Item No SD December 14, 2010 Page 54 of SO Building Value Estimates In determining the appropriate unit value for buildings, the following analysis was conducted: . A review of recently built government buildings in Collier County; . Insurance value of the existing inventory; and . Discussions with architects. The most recent construction of government buildings involved two buildings: . Courthouse Annex, which was bid in 2006, and completed in 2009 for a construction cost of approximately $315 per square foot and a total cost of $390 per square foot; and . BCC Fleet Maintenance Facility, which was bid in 2006, and completed in 2008 for a construction cost of approximately $170 per square foot, and a total cost of $299 per square foot. Given that these buildings wcre bid approximately four years ago, they do not reflect the cost decreases experienced over the past year or two. In addition, theBCC Fleet Management Facility may not be rcprcsentative of future primary buildings since it is more of a maintenance facility. Discussions with architects suggested a 10 to 20 percent decrease from 2006 bids for COUlihouse Annex-type buildings, which provided a range of$250 to $285 per square foot. As presented in Appendix A, Table A-I, TOA evaluated the 2010 insuranee values of government buildings, which provided an average weighted construction cost of$224 per square foot for primary buildings and $84 per square foot for support buildings. When a straight (unweighted) average was calculated, the unit cost became $175 per square foot for primary buildings and $100 per square foot for support buildings. It should be noted that insurance values are considered to be a conservative estimate because insurance companies exclude the value of the foundation and other more permanent parts of the structure since they would not have to be rebuilt if the structure is damaged or lost. Using the unit figures for primary buildings, the total building value was calculated and presented in Table B-1. Tindale-Oliver & Associates, Inc. November 2010 B-1 Collier County Govemment Building Impact Fee Study Agenda Item No 3D December 14, 2010 Page 55 of 30 As shown in Table B-1, additional costs such as the site preparation, permitting, professional services, ctc. wcre added based on the ratio of thesc costs to construction costs in the case of recently built facilities. This analysis provided a total building value range of $235 to $305 per square foot. For the impact fce calculations, the mid-point of this range, or $270 per square foot, is used for primary buildings. For support facilities, the ratio of primary to suppOli facility values uscd in the previous studies is applied, which resulted in a value of $73 pcr square foot. This figure is found to be conservative given that thc insurancc valucs of support facilities averaged a range of$84 (weighted avcrage) to $ I 00 (straight average) pcr square foot. Table B-1 Government Buildings Total Building Value per Square Foot Building Cost Cost per Square Cost per Square Component Foot (Weighted Foot (Straigth Percent Added Ins Value) Avg Ins Value) (4) Construction Costll) $225 $175 S' . 17) $34 $26 15% Ite preparatIon - Othcr'J) $45 $35 20% Total $304 $236 (I) Source: Insurance values of existing buildings (2) The ratio of site preparation cost to the constmction cost is determined based on recently built government buildings. Cosl per square foot is calculated by applying the ratio to the constmction (e.g., $225 x .15 ~ $34 for primary buildings). (3) The ratio other costs to thc construction cost is deternlined based on reccntly built govcrnment buildings. Cosl per square foot is calculated by applying the ratio to the constmction (c. g., $225 x .20 ~ $45 j(lr primary buildings). (4) Additional percentage I()r indicatcd costs based on recently built buildings land Value Estimates In order to detennine land value associated with government buildings, the following infonnation was evaluated; · Current value of land where govenunent buildings are located; and . Land value in areas whcrc future government buildings are planned to be located. Tindale-Oliver & Associates, Inc. November 201 0 B-2 Collier County Government Building Impact Fee Study Agenda Item No SD December 14, 2010 Page 56 of SO Based on the Collier County Property Appraiser database, the current average value of land where existing government buildings are located is approximately $224,000, which is shown in Appendix A, Table A-2. There are two government buildings that are planned for the future. One is these will be located in the North Naples Fire District and the other in East Naples Fire District. An evaluation of the vacant land values for I to I O-acre parcels in these two districts resulted in an average land value of $158,000 per acre. Given that this figure is more conservative than the value of existing land, $160,000 per acre is used, in the impact fee calculations. Tinda1e-Oliver & Associates, Inc. November 2010 B-3 Collier County Government Building Impact Fee Study COLLIER COUNTY LIBRARY FACILITIES AND ITEMS/EQUIPMENT IMPACT FEE UPDATE Prepared for: COLLIER COUNTY November 12, 2010 Prepared by: Tindale-Oliver & Associates, Inc, 1000 N. Ashley Or., #100 Tampa, Florida 33602 ph (813) 224-8862, fax (813) 226-2106 Agenda Item No. SO December 14. 2010 Page 57 of SO rn,/ '. Tindalc-Oliver & Associates, Inc. .. ~1_ PI;lIlllillg alld EIIgillClTillg Agenda Item No. 8D December 14,2010 Page 58 of 80 November] 2, 20 I 0 Ms. Amy Patterson Impact Fee Manager Collier County Growth Management Division 2800 North Horseshoe Drive Naples, Florida 34104 RE: Library Facilities Impact Fee Update Study Dear Ms. Patterson: Enclosed is the Final Technical Report for the Collier County Library Facilities and Items/Equipment Impact Fee Update Study. If you should have any questions concerning this report, please do not hesitate to contact me or Nilgiin Kamp. It has been our pleasure to have worked with the County staff on this important project. Sincerely, Tindale-Oliver & Associates, Inc. ~~ rI K~~ Steven A. Tindale, P.E., AICP President 1000 North Ashley Drive, Suite 100, Tampa, Florida 33602. Phone. (813) 224-BB62 . Fax: (B13) 226-2106 1595 South Semoran Boulevard, Building 7, Suile 1540, Winter Park, Florida 32792 . Phone: (407) 657-9210 . Fax: (407) 657-9106 195 South Central Avenue, Bartow, Florida 33830 . Pllone: (863) 533-8454 . Fax: (863) 533-8481 Agenda Item No SD December 14, 2010 Page 59 of 80 COLLIER COUNTY LIBRARY FACILITIES AND ITEMS/EQUIPMENT IMPACT FEE UPDATE STUDY Table of Contents Introduction ............................................................................................................ ] F acili ty Inventory....................................................................................................... I Service Area and Population.. ...... ...... .................... .................................................... 3 Level of Service......................................................................................................... 5 Cost Component......................................................................................................... 6 Credit Component...................................................................................................... 9 Net LibraIY Impact Cost ............................................................................................ 10 Calculated LibraIY Impact Fee Schedule ................................................................... ] I Appendix A - Supplemental Cost Data Appendix B - Inventory Value Distribution for Indexing Tindale-Oliver & Associates. Inc. November 20 I 0 Collier County Library Impact Fee Update Agenda Item No SD December 14, 2010 Page 60 of 80 Introduction Library impact fees are used to fund the capital construction and expansion oflibrary services related buildings, land, and materials/equipment required to support the additional library facilities demand created by new growth. Collier County's Library Facilities Impact Fee was last updated in 2006. Per requirements of the County's impact fee ordinance and given the high level of fluctuations in the cost component, Tindale- Oliver & Associates, Inc. (TOA) was retained by Collier County to conduct an update study. This report presents the results of the Library Facilities Impact Fee Update Study for the County and will serve as the technical support document in updating the library impact fee ordinance. There are several major elements associated with the development of the library facilities impact fee. These include: . Facility Inventory . Service Area . Population . Level of Scrvice . Cost Component . Credit Component . Calculated Library Facilities Impact Fee Schedule The following sections address each of these elements. Facility Inventory Table I provides a summary of existing library facilities. Currently, Collier County provides 164,000 square feet oflibrary facilities. Ofthis, approximately 124,000 square feet are fully paid for, while the remaining portion is being paid through debt service. Because debt service on the remaining portions of three libraries is being paid back with impact fees, this portion (40,000 square feet) is not included in the inventory used to calculate the impact fee to ensure the new development will not be charged twice for the same facility. The current building cost of $265 per square foot was detennined based on eonstruction cost figures and bids for more recently built or bid libraries across the State as well as discussions with architects. 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IJ.) ~ C; ~ -=' 0 ro u "'d ~ :-::.: ....c: B~ C; 00 c 5 t::: >.~.5~.E ~ -- ro u.s I- H~, -a ~ ("f) a ~ !lJ ~ ro ..... v "-' 1)..g ro 6 B 4.0 ~ ;5 j ~ ~ ~ ~ ~:~ ~ ~ ~ ~ ~ ~ ~ ~ ~J 5t ~J ~~g i ~ S ~ ~ ~ ::D t) ro ro ro ':;:l ...... o~ ro ro 0 u ro ;:::ll-.ooo4-<c:-......-a c:::......X 0.. v o~ Ov OO~ t:::=2,2~ v'::: titS ti u-o-o c:: OJ ~ ~ ~ ~ ~I) ';' ;; ~ .2., ~ ~ ~ ~ ~ rororoVViUro""dOroroO, g~&&g.t;t;tl&-<CJ')CCa:l< f/lt-f/lf/lf/l<r:<r:<r:f/l -- -- -- .- -----.______0 - ('"'~ ~ .....-N("f).,..I.()\Or---oo~.........................,........ ------------------- '" " s ;;; " 53 ~ 08 "" E ~ =,'0 o 0. u;:J ~ '" '" '" ~~ at) u '" 0. .s Q 8 .D :.::J N " " - '" '" ;;; ';] o '" '" <r: "do ~ "'0 .:::01 o tl , .D ~ ~ '0 > .S 0 t-Z Agenda Item No. SD December 14. 2010 Page 62 of 80 furniture/fixture/equipment, fees, and other expenses were added to the base construction cost based on a review of cost distribution of most recently built libraries and other buildings. The final building cost reflects both the recent decrease in construction eosts and the tendency to construct buildings with simpler designs and/or finishes in order to reduce overall cost. Trends in the construction costs and further information on total building cost are presented in Appendix A. In addition to building value, land values were estimated for future land purchases. Discussions with the Public Library Department representatives suggested that future librarics are more likely to be built in the eastern part of county, and more specifically within the Golden Gate, lmmokalee, and Big Corkscrew Fire District areas. Land value was determined through a review of land use characteristics of existing libraries and land values in three primary segments of the county (west of 1-75, between 1-75 and CR 951, and east ofCR 951). This analysis resulted in an average land value of$75,OOO per acre. Further details on land value estimates are prcsented in Appendix A. Service Area and Population Thc Collier County Library System provides library services to the cntire Collier County, and as such, the library service area is determined to be countywide. To accurately detennine demand for library facility services and to be consistent with the population utilized in the County's comprehensive planning and Annual Updatc and Inventory Report (AUIR) process, this impact fee study considers not only the resident or pennanent population ofthe County, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak seasonal population was uscd in all population estimates and projections. Peak seasonal population projcctions used in the impact fce analysis reflect figures provided by Collier County's Comprehensive Planning Department and were calculated by increasing the County's annual pennancnt population by 20 percent. The estimates provided by the County suggest an average mmual increase of two percent in population through 2029. Residential land uses to be used in the Collier County librmy impact fee calculations include the following: . Single Family Detached . Multi-Family . Mobile Home/RV (Tied down) Tinda1e-Oliver & Associates, Inc. November 2010 3 Collier County Library Impact Fee Update Agenda Item No. SD December 14. 2010 Page 63 of SO Table 2 presents the number of residents per housing unit countywide for the residential categories included in the County's fee schedule. Different from the previous study, this analysis uses peak seasonal population and includes all housing units, both occupied and vacant. To address fairness and equity issues between land uses, as well as to address affordable housing issues, the single family land use is continucd to be tiered based on three categories of square footage: less than 1,500 square feet, 1,500 to 2,499 square feet, and 2,500 square feet or more. 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 pcr housing unit, comparing nationwide averages to those of Collier County. This analysis utilizcd national data from the 2007 American Housing Survey (AHS) and data from the 2000 Ccnsus data for Collier County to examine this relationship. To calculate the tiering lor the threc ditlerent categories, national rcsidents per unit ratios for each housing unit category were applied to the total residents per housing unit ratio for single family detachcd land use. Table 2 Persons per Housing Unit Housing Residents / Housing Type Population(!) Ratio(3) Housing .... Units(2) (4)' . Units. Single Family Detached 162,266 56.869 2.85 - Less than 1,500 square fcct 92% 2.62 - 1,500 to 2,499 square fcet 100% 2.85 - 2,500 square feet or morc 111% 3.16 Multi Family 110,142 75,775 1.45 Mobile Home/RV (Tied Down) 23,052 10,772 2.14 (1) Sourcc: 2000 Census, Table 11-33. adjusted lor seasonal population based on the ratIo of peak seasonal to permancnt population 1(" the year 2000 using population figures provided by the Collier County Comprehensive Planning Department (dated June 11,2(10) (2) Source: 2000 Census, Tablc 11-30 (3) Ratios developed based on national persons per houschold data derived from thc 2007 American Housing Survey (4) Figures for Single Family Detachcd, Multi Family, and Mobile Home are calculated by dividing population (Item 1) by housing units (Item 2). Figures for different tiers of the Single Family Detached land use are calculated by multiplying residents per housing unit figure of 2.85 by the associated ratio (Item 3). Tindale-Oliver & Associatcs, Inc. November 20 10 4 Collier County Library Impact Fee Update Agenda Item No. SD December 14. 2010 Page 64 of 80 Level of Service The following table provides a summary of the current level of service (LOS) for library buildings, books, other library materials, and computers in Collier County. The peak population is obtained from the County's Comprehensive Planning estimates. Table 3 Collier County Library System - 2010 level of Service 2010 " . Category Square Footage! Peak Current Level AdoptedI..~vel Count' Population% of Service] of Senrice4 Library Buildings (owned) 5 \23.799 404,032 0.3\ N/A Librarv Buildi~ (all) \64.210 404,1J32 0.41 0.33 Library Books , 686.753 404.032 , 1.70 1.87 Other Librarv Collection 60,796 404,032 0.\5 Comnulers , \59 404,032 0.00039 N/A (I) Source: Table 1 forthe buildings and Public Library Department, Collier County for other items (2) Source: Comprehensive Planning Division, Collier County (3) Square footage/count (Item I) divided by population (Item 2) (4) Source: Public Library Department, Collier County (5) Includes only the facilities that are paid for (6) Includes 34,433 audio books and 4,500 electronic books (7) Includes only the computers available for public use It should be noted that two different calculations of the current LOS for buildings were provided in the table. One of these calculations includes only the buildings owned by the County. The other includes all existing buildings, which better reflects the service County residents are cun'ently receiving. As presented in the table, the County's current LOS is below the adopted LOS standard when only the owned buildings are included. However, whcn all buildings are included (which is a better measure of the service provided to County residents), the provided LOS is above the standard. For impact fee calculations, not to overcharge new development, the level of service that is based only on the buildings that are fully paid for is used. In terms of books and other library materials, the current LOS of 1.85 items per person (sum of the LOS for library books and other library collection) is almost at the adopted LOS standard. The County does not have adopted standards for computers. A comparison of the current Collier County LOS, the LOS standard (LOSS), LOS of the other Florida counties, and the State Standards are presented in Table 4. The comparison Tindale-Oliver & Associates, Inc. November 2010 5 Collier County Library Impact Fee Update Agenda Item No 8D December 14. 2010 Page 65 of SO includes countics with a population of 100,000 to 750,000, and is based on the infonnation obtained fi'om the Library Directory with Statistics, published by the Depmiment of State, Division of Library and Infonnation Scrvices. It should be noted that the current LOS fIgures includcd in the table for Collier County represent figures provided by the Division of Library and lnf{lllnation Serviccs and reflect FY 2007 data with the use of permanent population. To be able to providc an "apples-to-apples" comparison, 2007 data is used for Collicr Counly and its pecr group. Table 4 Current Level of Service and Level of Service Standards (Fiscal Year 2007) Collier Counly 1 Other FL FLA Public Library Standards .l Categor:r Current Adopted LOS Counties 2 Essential Enhanced Exemplary LOS Standard Library Buildings (all) -- srpcr capita (L:;9 O.3J 0.39 0.60 0.70 1.00 Librarv Rooks -. book~J)(.:r c~ita 1.77 N/A 154 N/A N/A N/A All I.ibrary Collections n items per capita :!,()7 1.87 179 2.00 3.00 4.00 Computers h computers per 1 ,(JOO people OAI N/A 0.51 033 0.50 1.00 (1) Source: Department of State, Division of Library & Information Services, 2008 Library Directory with Statistics (rctlecls FY 07 figures) j,,, the current l.OS, and Table 2 for the adopted l.OS standard (2) Source: Departmcnt of State Division of Library & Information Services - 2008 Library Directory with Statistics (rctlects FY 07 figures) includes counties with population of t 00,001 to 750.000. excluding Collicr County. (3) Source: Florida Library Association, Standards I,)r Florida Public L.ibraries, 2006 Cost Component Costs are calculated separately for facilities and items/cquipment. Facility costs are bascd on the estimatcd cost to add the ncxt library building, and the cost of librmy items and equipment is based on thc average value pcr unit. Library Buildings and Land Value per Person Table 5 summarizes thc calculation of library facility and land values. The total impact cost or total value per resident for library buildings and land in Collier County is $79. Tindale-Oliver & Associates, Inc. November 2010 6 Collier County l.ibrary Impact Fee Update Agenda Item No. SD December 14, 2010 Page 66 of SO Table 5 Library Building and Land Value Element I FigJre ... Building Value' $43,5 I 5,650 Land Value I $1,755,750 Total Building and Land Value $45,271,400 Less: Portion Not Owned 1 $13,872,121 Net Building and Land Value $31,399,279 Total Owned Library Square Footage I 123,799 Total Owned Building and Land Value per Square Foot $253.63 LOS -- Owned Square Foot per Resident 2 0.31 Total Owned Building and Land Value per Resident 3 $78.63 (1) Source: Table 1 (2) Source: Table 3 (3) Total owned building and land value per square foot multiplied by LOS - Owned square foot per rcsident Library Items/Equipment Value per Person The library items/equipment value was estimated using the average value per unit provided by the County. Table 6 illustrates these figures. The total value per person for library items and equipment in Collier County is $48. Tindale-Oliver & Associates, Inc. November 2010 7 Collier County Library Impact Fee Update Agenda Item No. 8D December 14, 2010 Page 67 of SO Table 6 Library Items/Equipment Value Library Item/Equipment Count I Unit Value ] Total Value Books: Books 647,820 $25.00 $16,195,500 Electronic Books 4,500 $37.00 $166,500 Audio Books 34.433 $45.00 $1.549.485 686,753 $17,911.485 Average Value $26.08 V olumes per Residcnt ) 1.70 Impact Cost per Residcnt -- Books $44.34 Otller Library Items: Compact Disks 7.300 $15.00 $ [09,500 Adult Kits 327 $90.00 $29.430 Juvenile Kits ] .302 $25.00 $32,550 CD-roms 300 $25.00 $7,500 DVDs 51.567 $20.00 $] ,031340 Total 60.796 $1,210,320 A verage Value $]9.91 Volumes per Resident 2 0.15 lmpact Cost per Rcsident -- Other Library ltcms $2.99 Library Eqllipme11l: Publ ic Computers ] 159 $850.00 $135,150 Items pCI' Resident 2 0.00039 Impact Cost per Resident -- Computers $0.33 Total Libral'Y Items/Equipment Value per Resident $47.66 (1) Source: Public Library Department, Collier County (2) Source: Table 3 (3) Includes only thc computers available to the public Tindale-Oliver & Associates, [nc. November 2010 8 Collier County Library Impact Fee Update Agenda Item No. 8D December 14. 2010 Page 68 of 80 Summary of Library Asset Values per Person Table 7 presents the total library capital asset values, which amounts to $126 per person. Table 7 Summary of Capital Asset Value Element Asset Value per Canita Buildings and Land 1 $78.63 Library Materials/Equipment 2 $47.66 Total Capital Cost $126.29 (1) Source: Table 5 (2) Source: Table 6 Credit Component To avoid overcharging new development, a review of IibraJY capital expenditures from 2006 to 2010 that were fundcd with non-impact fee revenue sources was completed. The purpose of this review was to determine any potential revenues generated by new development, other than impact fees, that are being used or will be used to fund the expansion of capital facilitics, land, and materials for the County's libraries program. This review suggests that historically the County used donations and grants to fund a portion of capacity expaJlsion. As such, it is appropriate to provide a credit. Capital Improvement Credit Table 8 summarizes the library related capital expansion projects that are funded by donations or state grants. The table includes recent historic expenditures for the years 2006 through 2010. The average annual capital expansion expenditure during this five- year period is $1.07 per resident, which amounts to $15 over a 25-year period (shown in Table 9). This figure is calculated by dividing the average annual total capital expenditure amount for the five-year period by the County's average population during the same time period. A review of the 2009 AUIR information on libraries indicated that over the ncxt five years the County will fund all additional library material with impact fees and there are no other capacity expansion projects. As such, the credit based on the data for the past five years represents a generous credit, resulting in a conservative impaet fee. Tindale-Oliver & Associates, Inc. November 2010 9 Collier County Library Impact Fee Update Agenda Item No. SD December 14. 2010 Page 69 of SO Table 8 Capital Improvement Credit(1) Capital Investment 2006-2010 Source . Marco Island Branch $1,131,000 Donations Golden Gate Branch $500,000 State Construction Grant South Regional Library $500.000 State Construction Grant Total Capital Expansion Expenditures $2, ] 31 ,000 Annual Capital Expansion Expenditures $426,200 A vcrage Population (2006-20 I 0) , 399,976 Annual Capital Expansion Expenditures per Person $1.07 (J) Source: Pubhc LIbrary Dcpartment. Colher County (2) Source: Comprehensive Planning Division, Collier County Net Library Facilities Impact Cost The net impact fce per rcsidcnce is thc difrerence between the Cost Component and the Credit Component. Table 9 summarizcs the calculation of the nct library impact cost per resident. Table 9 Net Library Facilities Impact Cost Calculation Step Impact Revenue Cost Credits Impact Cost Totalll11pact Cost pcr Resident I $126.29 Impact c.'cdit A verage Annual Capital Improvement Credit 2 $1.07 Capitaliz.ation Rate 5% Capitalization Period (in ycars) 25 Capitalll11provemcnl Crcdit per Rcsident 3 ($]5.08) Nct Impact Cost Net Impact Cost per Functional Resident 4 $111.21 (I) Sourcc: Table 7 (2) Source: Tablc 8 (3) The present value of the capital improvcment credit per functional resident (Item 2) at a discount rate of 5 percent with a capitalization period of 25 years. The discount rate is determined based OIl the CUITent debt serviec schedules. (4) Total impact cost pcr resident (Item I) less capital improvement credit per resident (Item 3) Tindale-Oliver & Associates. Inc. November 20 I 0 10 Collier County Library Impact Pee Update Agenda Item No SD December 14, 2010 Page 70 of SO Calculated Library Impact Fee Schedule The calculated library impact fee for each residential land use is presented in Table 10. The net impact cost per resident calculated in the previous section is applied to the average persons per unit by land use. The resulting total impact fees per dwelling unit range from $161 for the multi-family residential land use to $351 for single family land use with 2,500 square feet or more space. Table 10 Library Impact Fee Schedule Residents Net Cost Total Current Percent Impact Impact Residential Land Use Unit per Unit 1 per Fee~ <:~~~g~~ Resident 2 Feel . .. Single Family Detached: Less than 1,500 square feet du 2.62 $111.21 $291.37 $530.17 -45% 1,500 to 2,499 square feet du 2.85 $111.21 $316.95 $583.19 -46% 2,500 square feet or more du 3.16 $111.21 $351.42 $63 I. 97 -44% Multi-Family du 1.45 $111.21 $161.25 $424.14 -62% Mobile Homes du 2.14 $111.21 $237.99 $523.80 -55% (1) Source: Table 2 (2) Source: Table 9 (3) Source: People per houschold (Item I) multiplied by net cost per resident (Item 2) (4) Source: Collicr County Impact Fee Schedule (Effective February 14,2010) (5) Diffcrence between the current fec (Item 4) and the calculated fee (total impact cost, Item 3) The variation in the percent change among land uses is due to the adjustment to demand component, which now includes all occupied and vacant units and peak population as opposed including only the occupied units. This approach is consistent with the AUIR and reflects the impact of all residents (seasonal and permanent). Tindale-Oliver & Associates, Inc. November 2010 11 Collier County Library Impact Fee Update Agenda Item No 3D December 14. 2010 Page 71 of SO APPENDIX A Supplemental Cost Data Agenda Item No. SD December 14, 2010 Page 72 of 80 Construction Cost Estimate In detennining the appropriate unit cost for building construction, the following analyses were conducted: . A review of recently built libraries and other buildings in Collier County; . A review of recently built libraries throughout Florida; and . Discussions with architects regarding recent fluctuations in construction costs. The last three library expansion projects in Collier County included one new library built in 2007, and two expansion projects constructed in 2007 and 2009. As such, construction costs associated with these libraries, which ranged from $240 to $310 per square foot (excluding costs associated with site preparation, furniture/fixture/equipment, permits, etc.), are unlikely to reflect the recent decrease in building costs. TOA collected building construction cost infonnation from libraries located in the following counties: . Broward . Citrus . Escambia . Hillsborough . Indian River . Lake . Lee . Martin . Miami- Dade . Palm Beach . Union . Volusia The data obtained was organized by bid date (as available) and construction cost trends between 2005 and 2009 were calculated, which are presented in Tables A-l and A-2 as well as Figure A-I. Unit costs for each year were calculated using two approaches: a weighted average using the square footage of each library and a straight average of unit costs. Tindale-Oliver & Associates, Inc. November 2010 A-I Collier County Library Impact Pee Update Table A-1 Recently Built Florida Libraries Construction Cost 1 Agenda Item No SD December 14. 2010 Page 73 of 80 Leeshur Public Lake June 05 2007 Homosassa Public Citrus Nov 2005 2007 SOllth Broward 2005 2007 South COLlnt ' Hillsborou h 2005 2007 Miramar Branch Hroward 2006 2008 West Gate Hillshorou h 2006 2008 ea an Crossin s Lake July 06 2008 Peter and Julie Martin 2007 2009 West Boca Branch Palm Reach Jul" 2007 2009 Lantana Road Palm Beach Sc)\ 200? 2009 Lauderdale Lakes Rroward 200? 2009 Floral Cit 'Public Citrus Dee 2007 2009 I.ucia M. Tryon Escamhia 200S 2009 Coo ('r Memorial Lake lOOS 2009 Dcltona Rc iOllal Volusia lOOS 2009 Emil Tnbcr Union Feh 2009 2009 Tm\'ll of Lad v Lake Sl' 12009 2011 (I) Source: Individual Library Rcprescntatives Note: Because bid ycar datc was not available for Indian River. Lee, and Miami-Dade County librarics, these were not included in this calculation. ConstlUclion costs for libraries in these three counties ranged from $250 to $570 per square f(lOt. $6.962.237 $3.994.433 $11,457.192 $6.098.43 t $15.625.675 $5.639.961 $6.934.706 $3.965.t29 $8,496.433 $10.036.908 $3.100,000 $1,279.981 $1.400.000 $11 .814.699 $7.700.000 $563.696 $5.798.889 New New New Ne\v New Ne\v Nc\v Ex ansioll Ne~ New New Nc\v New New Ex ansion Ex ansion Ex ansiol1 Table A-2 Summary of Construction Cost By Bid Year 1 (I) Source: Tablc A- I (2) Sum of total construction cost from Table A- I divided by sum of squarc footage for each bid year (3) Avcragc ofcnnstruction cost per square foot from Table A- I for each bid ycar 42.000 15.000 70.000 40.000 72.000 19.687 30.000 lO.504 20.000 29.000 l8.900 4,000 12.500 50.000 25.000 2.tOO 45.323 $t66 $266 $t64 $t52 $2t7 $l90 $23t $377 $425 $346 $164 $320 $l92 $236 $308 $268 $128 Tindale-Oliver & Associates. Inc. November 20J 0 A-2 Collier County l.ibrary Impact Fee Update Agenda Item No. SD December 14, 2010 Page 74 of 80 Figure A-1 Construction Cost per Square Foot -I $350 $300 $250 $200 $150 $100 $50 $0 [~:~:-~~~r~~~:~~l ~ 2005 2006 2007 Bid Year 200B 2009 Source: Table A-2 Given this information and discussions with architects, a construction unit cost of $170 per square foot was found to be reasonable. This construction cost does not include costs associated with site preparation, professional services, pem1itting, furniture/fixture/ equipment, etc. Based on rccently built librarics and other buildings within Collier County, these additional costs are estimatcd to amount to 55 percent of the construction cost, for a total building cost of $265 per square foot. Table A-3 provides the calculation ofthe final building cost per square foot. Table A-3 Total Building Cost per Square Foot Building Cost Cost per Component Sauare Foot Construction Cost I $170 Site preparation 2 $51 Other J $43 Total $264 (I) Source: Information from Table A-2 as well as discussions with architccts (2) Based on historical data, site preparation cost is estimated at 30% of the construction cost. (3) Includes costs such as furniture/fixture/equipment, pCl1llits, etc., and is cstimated to amount 25% of the construction cost based on historical data. Tindale-Oliver & Associates, Inc. November 2010 A-3 Collier County Library Impact Fee Update Agenda lIem No. SD December 14, 2010 Page 75 of 80 Land Value Estimate In order to detennine land value for future library land purchases, the value of the parcels where existing libraries are located as well as land value in areas where future libraries are expected to be built were evaluated. Table A-4 provides a summai;y ofland value of the existing libraries. Table A-4 2010 Land Value of Current Inventory(1) 2010 Land Total Land Library Description Location Acres Value per Value Acre ... Iml110kalee Branch 417 1 st Street North 2.77 $7,500 $20,775 Naples Branch 650 Central A venue 2.66 $375,000 $997,500 East Naples Branch 8787 Tal11ial11i Trail East 0.87 $435.598 $378,970 Estates Branch 12116 Golden Gate Blvd West 2.08 $18,000 $37,440 Marco Island Branch 210 South Healhwood Drive 1.51 $87,500 $132,125 Headquarters Branch 2385 Orange Blossom Drive 5.72 $175,000 $1,001,000 Vanderbilt Branch 788 Vanderbilt Beach Road 1.69 $740,516 $1,251,472 South Regional Library 8065 Lcly Cultural Parkway 3.23 $47,602 $153,754 Golden Gate Branch 2432 Lucerne Road 2.88 $435.600 $1,254,528 Total 23.41 $5,22 7,564 Weighted Average $223,305 Average $258,035 (I) Source: Propeliy Appraiser, Collier County The land value included in the previous impact fee study was $237,000 per acre. This value was detennined based on vacant land sales in 2004 and 2005. As presented in Table A-5, this value is adjusted based on changes to property values since 2005 as published by the Collier County Property Appraiser, which results in a current estimated value of$226,000. Tindalc-Oliver & Associates, Inc. Novembcr 2010 AA Collier County Library Impact Fee Update Agenda Item No. SD December 14, 2010 Page 76 of SO Table A-5 Adjusted land Values Property Value Time Frame Land Value(l) Change(2) $237,000 - 2005 to 2006 $310,020 30.81% - 2006 to 2007 $326,916 5.45% - 2007 to 2008 $308,216 -5.72% - 2008 to 2009 $264,603 -14.15% -2009 to 2010 $226,236 -14.50% (1) 2005 land value reflects the average land value per acre included in the 2006 Library Impact Fee Report, which was based primarily on 2005 data. (2) Source: Property Appraiser, Collier County Based on discussions with Public Libraries Department representatives, it is our understanding that the most of the future libraries will be located in the eastern part of the County, more specifically within the lmmokalee, Big Corkscrew, and Golden Gate Fire District boundaries. It is important to note that libraries tend to be built in more urbanized areas. Given the location of existing and future planned libraries, land values were evaluated in three geographic areas of the county: west ofI-75, between 1-75 and County Road (CR) 951, and east of CR 951. In addition, parcels with one to ten acres were separated to better reflect the acrcage range needed for libraries. Table A-6 2010 Just Value per Acre All Vacant Parcels (1 to 10 acres) Area Residential Commercial All East of 951 $20,181 $2 19,219 $24,605 Between 1-75 & 951 $47,670 $386,560 $58,914 West ofl-75 $137,521 $374,105 $205,833 Urban A rca $43,486 $319,985 $81,131 Countywide $42,182 $302,180 $34,243 As presented in Table A-6, the value of parcels differs significantly in residential versus commercial areas. In addition, the values decrease toward the eastern part of the county. The analysis suggested that the land values west ofI-75 are representative of current Tindale-Oliver & Associates, Inc. November 2010 A-5 Collier County Library Impact Fee Update Agenda Item No SD December 14, 20'10 Page 77 of 80 inventory while the area between 1-75 and CR 951 is likcly to represent the value of future library land. Although the values east of CR 951 are lower, this is primarily due to lack of urbanization. It is cxpected that future libraries in this arca will be built only after the area bccomes more urbanized. Given these analyscs, thc average value per acre for the area west of 1-75 is estimated at $205,000, and thc average land value per acre for the area between 1-75 and CR-951 is estimatcd at $60,000. Further, it is assumed that 10 percent (lout 10) of the futurc libraries will bc built in more expcnsivc areas, and thc rest will be built onlowcr cost land. Table A-7 provides this analysis. Given this analysis, $75,000 per acre is found to be a reasonable land value cstimate for impact fee calculation purposes. Table A-7 Weighted land Value Geograhic Area Distrihution(l) Land Valne per Acre(2) Wcst 01'1-75 10% $205,000 Between 1-75 and CR 951 90% $60,000 Weighted Average Land Value(JI $74,500 (1) Estimated (2) Estimated bascd on Ihe analyses summarized shown in Tables A-4 through A-6 (3) Distribution (Item I) multiplied by land value per acre (Item 2) [or each land use and added Tindale-Oliver & Associates, Inc. November 2010 A-6 Collier County Library Impact Fee Update Agenda Item No. SD December 14. 2010 Page 7S of SO APPENDIX B Inventory Value Distribution for Indexing Agenda Item No. SD December 14, 20'10 Page 79 of SO Classification of Inventory Value for Future Indexing Calculations CUlTently, Collier County indexes its library impact fees on an annual basis. This reduces the likelihood of a situation wherc major adjustments become likely during updates due to thc time between the adjustments. Table B-1 presents the classification of the inventory for futurc indexing purposes. This distribution will be us cd until the technical study is updated next time. Table B-1 Classification of Inventory Value Land Replacement Value $1,755,750 Building Replacemcnt Value $29,643,529 Contents/Equipment Replacement Value $19,256,955 Total Cost $50,656,234 (1) Source: Table 5 for land and building values, Table 6 for contents value (2) Value of each component (Item I) divided by total cost Tindale-Oliver & Associates, Inc. November 20 I 0 B-1 Collier County Library Impact Fee Update Agenda Item No SD December 14, 2010 Page SO of SO 20D · Friday, December 3, 2010 . Naples Daily Ne~s . t'JOTICE OF INTENT TO CONSIDER ORDINANCE Notice is hereby given that on Tuesday, December 14, 2010, in the Boardroom, 3rd Floor, Administration Building, Collier County Government Center, 3299 East la- miami Trail, Naples, Florida. the Board of County Commissioners will consider the enactment 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 COUN- TY, FLORIDA, AMENDING CHAPTER 74 OF THE COLLIER COUNTY CODE OF LAWS AND ORDINANCES (THE COLLIER COUNTY CONSOLIDATED IMPACT FEE OR DINAN- (ElBY INCORPORATING' BY REFERENCE THE uCOlLlER COUNTY GENERAL GOVERN- MENT BUILDINGS IMPACT FEE UPDATE StUDY," AND THE, "COLLIER COUNTY L1- "SRARY FACILITIES AND ITEMSIEQUIPMENT IMPACT FEE UPDATE;" AMENDING THE LIBRARY IMPACT FEE RATE 'CHEDULE. WHICH IS SCHEDULE EIGHT OF APPENDIX A. IN ACCORQANCE WITH THE FJNDINGS OF THE UPDATE STUDY, WHICH PROVIDES FOR A REDUCTION IN RATES; AMENDING THE GENERAL GOVERNMENT BUilDING IMPACT FEE RATE SCHEDULE, WHICH IS SCHEDULE NINE OF APPENDIX A, AS SET FORTH IN UPDATE STUDY, WHICH PROVIDES FOR A REDUCTION IN RATES; PROVID- ING FOR CONFUCT AND SEVERABILITY; PROVIDING FOR INCLUSION IN THE COLLIER COUNTY CODE OF LAWS AND ORDINANCES; AND PROVIDING FOR AN EFFECTIVE DATE OF DECEMBER 20, 2010 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: AI! 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. The selection of an in~ dividual to speak on behalf of an organization or .group is encouraged. If recog- nized 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 of 3 weeks prior to the respective public hearing. In any case, written materials intended to be considered by the Board shall be submitted to the appropriate County ~taH a minimum of seven days prior to the public hearing. All material used in presentations before the Board will become a 'Permanent part of the record. Any person who decides to appeal a decision pf the Board will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a ver~ batim record of the proceedings is made; which record includes the testimony and evidence upon which the appeal is bd~ed. If you are a person with a disability who needs any accommodation in order to par- tiClpate 'in this proceeding; you are entitled, at no cost to you, to the provision of certain assistance. Please contact. the Collier County Facilities Management Def'lart- ment, located at 3335 Tamiami Trail East, Building W, Naples, Florlaa 34112, (239) 252-8380. Assisted listening devices for the hearing impaired are available in the County Commissio_ners' Office. ' BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA FRED COYLE, CHAIRMAN DWIGHT E. BROCK, CLERK By: Martha Vergara, Deputy Clerk (SEAL) npcpmhf'r 1 )010 No 1 R7R460