Agenda 08/22/2018PELICAN BAY SERVICES DIVISION
Municipal Services Taxing and Benefit Unit
NOTICE OF PUBLIC MEETING WEDNESDAY, AUGUST 22, 2018
THE BUDGET COMMITTEE OF THE PELICAN BAY SERVICES DIVISION
WILL MEET ON WEDNESDAY, AUGUST 22" d AT 9:00 AM AT THE PBSD
OFFICE LOCATED AT 801 LAUREL OAK DRIVE, SUITE 302, NAPLES,
FL.
AGENDA
1. Pledge of Allegiance
2. Roll call
3. Agenda approval
4. Audience comments
5. Longterm needs
a. Project identification
i. Sidewalks
ii. Lake bank remediation
iii. Stormwater collection structures/piping
iv. Shop/office replacement
v. Other
b. Cost identification
c. Borrowing methods/timing
d. Recommendations
6. PBSD Funding Stream
a. Ad valorem vs. non -ad valorem
b. ERU assignments for commercial members
c. Recommendations
7. Other Business
8. New Business
9. Adjourn
ANY PERSON WISHING TO SPEAK ON AN AGENDA ITEM WILL RECEIVE UP TO THREE (3) MINUTES
PER ITEM TO ADDRESS THE BOARD. THE BOARD WILL SOLICIT PUBLIC COMMENTS ON
SUBJECTS NOT ON THIS AGENDA AND ANY PERSON WISHING TO SPEAK WILL RECEIVE UP TO
THREE (3) MINUTES. THE BOARD ENCOURAGES YOU TO SUBMIT YOUR COMMENTS IN WRITING
IN ADVANCE OF THE MEETING. ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THIS
BOARD WILL NEED A RECORD OF THE PROCEEDING PERTAINING THERETO, AND THEREFORE
MAY NEED TO ENSURE THAT A VERBATIM RECORD IS MADE, WHICH INCLUDES THE TESTIMONY
AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED. IF YOU ARE A PERSON WITH A
DISABILITY WHO NEEDS AN ACCOMMODATION IN ORDER TO PARTICIPATE IN THIS MEETING
YOU ARE ENTITLED TO THE PROVISION OF CERTAIN ASSISTANCE. PLEASE CONTACT THE
PELICAN BAY SERVICES DIVISION AT (239) 597-1749 OR VISIT
PELICAN BAYSERVICESDIVISION.NET.
Agenda item #6
Page 1 of 16
PBSD Funding Streams
Historical Persaective
The funding for operating the PBSD (and the prior PBID) has traditionally been paid by
the residents of Pelican Bay as part of their yearly tax bill from the Collier County Tax
Collector. At the outset in 1980, the total collected was comprised of two separate
funding "streams"... one portion based on property values (ad valorem) and one which
was based on property size (there were actually three streams, one dedicated to retiring
a bond issue which Westinghouse floated to fund some of the initial infrastructure... this
bond was eventually defeased, leaving only the two noted streams as ongoing
assessments).
Up to 1993, the methodology used to distribute the pain from the second stream was
based on gross acreage which each resident owned. This resulted in annual
assessments which varied greatly among the residents, primarily due to the density of a
parcel. For example, in 1993 a resident in a high-rise parcel paid anywhere from $30 to
$170 per year, whereas a single family resident paid anywhere from $260 to $790 per
year for essentially the same services.
In 1993, the Pelican Bay Advisory Committee recommended to the Board of County
Commissioners a new method for funding the PBSD operations, which was based on
the number of equivalent residential units (ERU's) within Pelican Bay. Each completed
residential unit was assigned a value of one (1) ERU. Each undeveloped residential
parcel and each commercial parcel was assigned an ERU based on the parcel size, use
and type of property. Each such member was expected to pay a flat fee, based on the
assigned ERU value.... a non -ad valorem levy (meaning the fee was not based on the
property's value).
Two Funding Streams
The PBSD has continued to operate with these two parallel streams of revenue since
1993. Traditionally, the ad valorem stream has been dedicated to funding the operation
and eventual replacement of street lights (and supplemental security patrols), while the
non -ad valorem stream has been used to fund the balance of the PBSD revenue needs.
There is nothing magical about this particular segregation of funds and there appears to
be no requirement that this distribution be maintained, other than for bookkeeping
tidiness. If fact, during the 1993 negotiations with the county, then Administrator Jim
Ward argued that an eventual "switch to an ad valorem based tax" to fund all of the
PBSD operations would be appropriate, but only after the PUD was fully developed and
all parcels had improvements eligible for meaningful taxation.
Agenda item #6
Page 2 of 16
Commercial Member ERU's
The direct benefits of the PBSD primarily accrue to the residential parcels within the
PUD. The argument for asking commercial owners to participate in the overall funding
needs was based on a number of considerations. Clearly, if a given piece of real estate
was excluded from potential residential development and instead placed in commercial
service, there would have been a net loss in potential PBSD revenue which would need
to be restored in some fashion.
The commercial members also enjoy a financial benefit from being situated within and
surrounded by a large contingent of very affluent citizens. Likewise, residential
members enjoy the convenience of the upscale shopping, dinning, and recreation which
is made possible by attracting financially capable commercial members... thus there is
a symbiotic relationship between the various components of occupancy, which
underscores the mutual benefit of keeping the overall PUD healthy and at the top of it's
game.
The assignment of ERU's to the various commercial parcels continues to be based on
gross acreage, independent of property value. One (1) ERU is assigned per acre for
unimproved property and 5.75 ERU's are assigned per acre for improved property. The
definition of "improved" seems to rely on the existence of any hardscape, no matter how
modest relative to the parcel size. Thus ten acres of paved parking lot with a single
guard house would be burdened with an ERU assignment similar to that of a five story
office building situated on a parcel of similar size. This rigid methodology results in
some perverse ERU assignments. For example, the parcel on which the Ritz is located
is clearly more valuable by any metric than the parcel on which the Inn at Pelican Bay is
situated and should reasonably carry a heavier portion of the load. Ironically, the
property the Ritz is located on actually requires substantially more than average PBSD
maintenance due to drainage issues surrounding the property. Nevertheless, the ERU
assignments for both are exactly the same (per acre). Alternatively, the Club has
somehow managed to isolate the ten acre parcel where their clubhouse "improvement"
is located and to categorize the balance of their acreage as unimproved property,
yielding an ERU assignment well below any reasonable level.
As time has passed, some the parcels have been divided and/or ceased to exist. For a
variety of reasons, some parcels have appreciated at a greater rate than others. The
total number of ERU's has also increased since the early days of the PUD's existence,
as new residential units have been added to the rolls. Even now, the imminent addition
of 67 new residential ERU's is expected as the Mystique building(s) near completion.
It is therefore reasonable for the PBSD Advisory Board to periodically revisit the ERU
assignments to reevaluate the appropriate ratio between residential vs. commercial
members, and the fairness of the distribution within the commercial sector.
It is also reasonable to revisit the proportion of funding between ad valorem and non -ad
valorem streams. For example, one might determine that a more equitable
accumulation of revenue might be achieved by increasing the ad -valorem levy (based
on taxable value) with a corresponding reduction in the non -ad valorem, flat fee.
2
Agenda item #6
Page 3 of 16
The purpose of this study is to consider the impact of these types of changes on Pelican
Bay members and to make appropriate recommendations.
Winner and Losers
From the outset, one must accept that any change in the funding method(s) will result in
"winners" and "losers". For example, a bias towards increased ad valorem funding
would penalize the Ritz because the County Appraiser has determined that it enjoys
extraordinary value, whereas the similar Naples Grande establishment would be
favored because of it's lower appraised value (per acre).
A drift towards ad valorem funding would favor institutional members (the Artis-Naples,
Ritz, St. Williams Church, etc.), as these organization are able to dodge the ad valorem
tax bullet entirely.... they would enjoy a windfall at the expense of other members
without similar tax preferences.
A drift towards ad valorem funding would also favor low value residential properties at
the expense of high value properties... some owners would enjoy a reduction in total
PBSD levies, while others would experience an increase.
ERU assignments are also not immune from revision. Clearly, the ERU assignment to
each residential unit is not, by definition, going to change... one residential unit is a
"residential unit". By contrast, however, the ERU assignments to commercial members
certainly should be pliable, with the distribution within commercial members subject to
re -allocation and/or an outright reduction of the total number of commercial ERU's.
Again, winners and losers.... a reallocation of existing commercial ERU's based on
criteria other than gross acreage would favor some parcels over others, in a zero -sum
shuffling. Similarly, a formula change might result in an outright reduction in the total
number of commercial ERU's, shifting the burden for PBSD funding from commercial
members to residential members.
Exhibits
1. Existing PBSD Funding Streams
2. Impact — PBSD Funding exclusively via ad Valorem Levy
3. Impact — PBSD Funding exclusively via non -ad Valorem Levy
4. Impact — rebalance existing commercial ERU distribution based on Gross
Acreage
5. Impact — rebalance existing commercial ERU distribution based on Property
Value
3
Agenda item #6
Page 4 of 16
6. Impact — revise total number of commercial ERU's to reflect Equivalent
Residential Density
7. Impact— adjust ad Valorem Levy (increase) to cover FY2018 "accrual" funding
8. Impact — adjust ad Valorem Levy (increase) to cover FY2019 "accrual" funding
9. Impact — specimen residential parcels subject to ad Valorem Levy adjustment
Commentary
Exhibit 1 details the current ERU assignments and the total revenues generated for
FY2018 from both ad valorem and non -ad valorem funding streams.
Exhibit 2 shows the impact on all members (commercial and residential) if we were to
rely exclusively on ad valorem funding. Note that institutional and county members are
particularly favored by this method, as they are tax exempt and would therefore dodge
any PBSD levy entirely.
Exhibit 3 shows the impact on all members if we were to rely exclusively on non -ad
valorem funding.
Theoretically, funding via ad valorem vs. non -ad valorem methods makes no difference
to the operations of PBSD.... the dollars are fungible and their spending power makes
no distinction as to sourcing. There are, however, opposing perspectives of fairness to
residential members. The argument for flat rate, non -ad valorem levy is predicated on
the notion that all members equally benefit from the services which the PBSD provides,
regardless of whether one lives in a $25M home in Bay colony or an entry level home
elsewhere in the community.... a properly functioning storm water management system
or flourishing landscaping adds equal value to all. Alternatively, funding via an ad
valorem method distributes the cost of operations to owners in proportion to their
financial strength. An owner who chooses to live in a 25M home should reasonably
expect to pay higher property taxes, along with higher operation and maintenance
costs. This is the primary rational for revenue collection supporting most governmental
services.
In practice, the balance between ad valorem and non -ad valorem funding does involve
cash flow considerations for the PBSD, beyond any issues of fairness between the
various members. Funding via a non -ad valorem levy provides a reliable and
predictable flow of funds to meet the ongoing needs of the division. Funds flowing from
ad valorem levies are not as reliable. The county has demonstrated a historical
reluctance to making changes to millage rates for ad valorem income streams, as
property values fluctuate. Thus, the total revenue provided from such a method
varies.... often upward, but sometimes downward.
In
Agenda item #6
Page 5 of 16
This is partially the rational behind a recent NCFR referendum to consider moving
towards a non -ad valorem method of raising funds. The NCFR claims that declining
Collier County taxable values during 2007 precipitated decreases in revenues ranging
from 5% - 24% during the subsequent ten years.
The annual PBSD budgeting process would also be made more complicated, as
assumptions would need to be made, in advance, about any changes in aggregate
taxable property values which might be expected for the following fiscal year and the
degree to which residents might take advantage of the discount for early payment of
property taxes. As an example, the ad valorem PBSD funding expectation for FY2018
was $564,400, but early payment discounts reduced the actual amount collected to only
$541,800 (forecast).
Most of the functions performed by the PBSD must continue, regardless of any
fluctuation in property values from year to year. One would not want to temporarily
suspend mowing grass because of a transient drop in property values. Thus, ad
Valorem funding streams should be restricted to those projects which are accrual in
nature, calling for the gradual build up of cash over several years, without the prospect
for compromising day to day operational needs. Examples would include the
accumulation of funds for street light replacements, sidewalk replacement, beach
renourishment, lake bank remediation, site improvements, etc.
The upshot is that ad valorem collections offer superior "fairness considerations" to
members, while non -ad valorem collections offer superior "cash management
considerations" for the PBSD. We currently include both streams and therefore enjoy a
compromise solution which includes advantages from both... analogous to diversifying
one's investment portfolio.
Exhibit 4 maintains the existing ad valorem flows, but attempts to rebalance the
existing commercial ERU assignments, based on the original emphasis on Gross
Acreage. This analysis lays bare the extraordinary concessions which the Club has
enjoyed over the years.... the result of classifying the bulk of their real estate holdings
as "unimproved" dirt. Clearly, the golf course is "improved" relative to the raw dirt
surrounding Ava Maria. Were ERU's to be adjusted to reflect even a middle ground
between improved and unimproved property, the Club's non -ad valorem contribution to
the PBSD would be more congruent with all other Pelican Bay properties.
Exhibit 5 maintains the existing ad valorem flows, but rebalances the existing
commercial ERU assignments based on property values, as determined by the County
Appraiser. This particular analysis precipitated the unexpected revelation that the Club
has somehow managed to keep their most significant improvement (the clubhouse
itself) segregated from the actual recreational acreage. This leaves all but ten of its
total 230.65 acres classified as unimproved land for taxation purposes. So in a PUD
where half -acre parcels suitable for home construction routinely fetch well over $1 M, the
club owns 220 acres of similar property with a tax burden calculated as if it were worth
5
Agenda item #6
Page 6 of 16
only $4.2M! As a result of this distortion, this particular analysis cannot be considered
particularly useful and is included here for reference only.
Exhibit 6 maintains the existing ad valorem flows, but recalculates the total number of
commercial ERU's based on Equivalent Residential Density. Of the 2100+ acres in
Pelican bay, 979.5284 are in use for residential occupancy.... roughly 6.5 residential
units per acre. To the extent that the St. Williams church consumes 6.26 acres, there
are roughly 41 potential residential units displaced... essentially an "opportunity cost"
comparison. This particular analysis argues that a commercial member should be
responsible for providing PBSD funding equal to that which the sacrificed residential
units would have provided. Once again, one can see the extraordinary concessions
which the Club has enjoyed over the years.
If the Pelican Bay PUD were to be planned today instead of during the 1970's, it is
unlikely that provisions for a golf course would have been included. Coastal real estate
has simply become too valuable and renders such land -intensive recreation hopelessly
unable to satisfy "highest and best use" criteria for real estate development.
Exhibits 7 & 8 provide some legitimate fodder for consideration. Both reflect a modest
drift towards ad valorem funding, with the fairness component clearly at work. Exhibit 7
assumes that the accrual type projects included in the FY2018 would be funded via ad
valorem funding and the balance of the FY2018 cash needs would be generated via
non -ad valorem funding. This is in keeping with the "cash flow" admonitions noted early
in this commentary. Exhibit 8 provides a similar analysis, but assumes the accrual and
non -accrual revenues included in the proposed FY2019 budget. In both cases, a
modest reduction in total PBSD cost (ad valorem and non -ad valorem combined) is
realized by all commercial members, except the Ritz (unfortunately, the Ritz has
"suffered" from a disportunately rapid advance in appraised value and is therefore not
positioned to capture the benefits of any rebalancing towards a "value" based
assessment). Either of these modest movements towards ad valorem funding provides
some welcome relief to most commercial members, avoids the political difficulties
and/or draconian upheavals associated with changing the existing ERU assignments,
and softens the cost to those residential members who might be financially challenged.
Exhibit 9 demonstrates the impact of Exhibit 7 changes on specimen residential
properties. For those properties with taxable values of less than $864,869, the total
expense of funding the PBSD (combined ad valorem and non -ad valorem) would
actually be reduced. The offset, of course, is a net increase for those properties of
greater taxable value, which would presumably be accompanied by more financially
capable owners.
1.1
Agenda item #6
Page 7 of 16
Preliminary Observations
At the outset of Pelican Bay's existence, land was relatively abundant. The
development of a comprehensive community which included a robust golf course was
surly a marketing advantage to Westinghouse... one that did not represent a particularly
disproportionate maintenance burden compared to the balance of the undeveloped
PUD. As the PUD became more fully developed, with an ever increasing number of
improved properties making substantial contributions to the overall maintenance costs,
the relative contribution of the Club parcel(s) began to shrink. We are now at the final
stage of development, where the 220 recreational acres which the Club owns are
essentially the only remaining ground which continues to be classified as "unimproved".
The resulting numbers are startling.... the Club now consumes nearly 17% of the total
developable land mass in Pelican Bay, but pays only 3.3% of the total cost of operating
the PBSD. Their total contribution to the operation and replacement of street lights
(account 778) amounts to only $488 per year, 0.086% of the total collected. This is
surly acceptable to the roughly 6% of the Pelican Bay residents who are members of
the Club, but it leaves the remaining 94% of our owners "carrying much of the water" for
this private organization.
The Club benefits from legacy preferences associated with both property taxes
(appraised as undeveloped land) and a suppressed ERU assignment. The "what if'
scenarios which are included in this study all highlight the financial impact these
preferences have on the remaining Pelican Bay members, including the other
commercial members.
The PBSD is not in a position to influence the County Appraiser's valuation
methodology, but we might want to consider approaching the BCC to recommend a
modest adjustment in the formula for assigning ERU's. For example, one might suppose
that authentically unimproved property (which we no longer have within Pelican Bay)
could continue to be assigned one ERU per acre, fully improved parcels could continue
to be assigned 5.75 ERU's per acre and a new classification for "improved recreational"
parcels could be assigned 2 ERU's per acre. This would move the Club's contribution
to the PBSD operating costs closer to a parity level with other commercial members.
Such a change would also adjust the contribution from the 14.88 acre County Park.
This analysis also discovered that two parcels, which are clearly improved by any
standard, continue to be classified as unimproved and therefore have anemic ERU
assignments. The 1.43 parcel which the Club uses as a maintenance center continues
to pay at the 1.43 ERU rate instead of the more appropriate 4.68 rate. The 12 acre
parcel (owned by the County) which includes reclaimed water pumping and storage
facilities, an abandoned water treatment facility the primary Summit hub and the Shop
structures which are leased to the PBSD continues to pay at the 12 ERU rate instead of
the appropriate 69 ERU rate. The Appraiser should take steps to re-classify these
parcels. The financial impact on the PBSD at FY2018 non -ad valorem assessment
rates would have been plus $39,334.82.
7
Agenda item #6
Page 8 of 16
Final Recommendations
:M
Pelican Bay Services Division - FY 2018 Assessment Analysis
Exhibit 1
FY 2018
Description Parcel ID Units (ERO Taxable Value
Commercial
Ritz Carlton
00168360006
150.77
$167,222,290
Public Library
00169000006
9.72
$0
Fire Station
00176682006
20.87
$0
Fifth Third Bank
32435500101
4.83
$1,343,596
Market Place Parcel 1
64030000252
23.58
$3,304,986
Market Place Parcel 2 (Publix)
64030000508
30.07
$5,758,550
Market Place Parcel 3
64030001002
36.69
$6,791,860
Market Place Parcel 4 (Bank United)
64030001109
5.92
$1,168,046
Market Place Parcel 5 (Ruby Tuesday's)
64030001206
6.38
$1,472,437
Market Place (Momentum Bank)
64380000355
12.59
$8,531,194
Pelican Bay Financial Center
64380000601
23.17
$12,085,036
HMA, Wachovia
66270040009
57.40
$32,414,646
SunTrust
66270120000
26.80
$12,374,082
Waterside Shops
66270160002
125.70
$43,420,936
Morgan Stanley
66270200001
17.65
$7,620,917
Morgan Stanley (additional land)
66270200108
3.62
$656,986
Artis-Naples
66270240003
37.38
$0
Comerica
66270240100
11.50
$6,076,124
Waterside Shops (Saks parcel)
66270240207
4.08
$5,334,570
Waterside Shops (Jacobson's parcel)
66270240304
0.00
Waterside Shops (US Trust parcel)
66270240401
5.75
$1,661,065
Waterside Shops (Barnes & Noble parcel)
66270240508
7.19
$2,282,000
Waterside Shops (Nordstrom's parcel)
66270240605
7.42
$7,379,415
St. Williams
66272360004
36.00
$0
Naples Grande
69209000004
161.50
$95,800,800
Inn at Peliclan Bay
51680000107
14.38
$10,078,020
Other
PBSD (water plant) 66330200022 12.00 $0
County Park 66679080505 14.88 $0
The Club at Pelican Bay various 278.15 $5,689,449
Residential (Future)
Gulf Bay (Waterpark Place C) 81210001753 41.72 $4,754,598
Gulf Bay (Waterpark Place D) 81210002257 3.34 $100
Gulf Bay (Waterpark Place C&D) 81210002309 53.24 $20,262,241
Commercial (and Future Residential)
otal Residential
1244.29 $463,483,944
6371.00 $6,122,467,611
7615.29 $6,585,951,555
Agenda item #6
Page 9 of 16
FY 2018
FY 2018
FY 2018
ad Valorem $
non -ad Valorem $
Total $
(0.0857 mil)
($652.86 / ERU)
$14,331
$98,432
$112,763
$0
$6,346
$6,346
$0
$13,625
$13,625
$115
$3,153
$3,268
$283
$15,394
$15,678
$494
$19,632
$20,125
$582
$23,953
$24,535
$100
$3,865
$3,965
$126
$4,165
$4,291
$731
$8,220
$8,951
$1,036
$15,127
$16,162
$2,778
$37,474
$40,252
$1,060
$17,497
$18,557
$3,721
$82,065
$85,786
$653
$11,523
$12,176
$56
$2,363
$2,420
$0
$24,404
$24,404
$521
$7,508
$8,029
$457
$2,664
$3,121
$0
$0
$0
$142
$3,754
$3,896
$196
$4,694
$4,890
$632
$4,844
$5,477
$0
$23,503
$23,503
$8,210
$105,437
$113,647
$864
$9,388
$10,252
$0
$7,834
$7,834
$0
$9,715
$9,715
$488
$181,593
$182,081
$407
$27,237
$27,645
$0
$2,181
$2,181
$1,736
$34,758
$36,495
$39,721
$812,347
$852,068
$524,695
$4,159,356
$4,684,051
$564,416
$4,971,703
$5,536,119
Agenda item #6
Page 10 of 16
Pelican Bay Services Division - FY 2018 Assessment Analysis
Exhibit 2
What If?
FY 2018
FY 2018
FY 2018
FY 2018
ALL $
Total $
Description
Parcel ID
Units ERUJ
Taxable Value I
ad Valorem $
non -ad Valorem $
Total $
ad Valorem
Im act
(0.0857 mil)
($652.86 / ERU)
(0.8406 mil)
Commercial
Ritz Carlton
00168360006
150.77
$167,222,290
$14,331
$98,432
$112,763
$140,567
$27,804
Public Library
00169000006
9.72
$0
$0
$6,346
$6,346
$0
($6,346)
Fire Station
00176682006
20.87
$0
$0
$13,625
$13,625
$0
($13,625)
Fifth Third Bank
32435500101
4.83
$1,343,596
$115
$3,153
$3,153
$1,129
($2,024)
Market Place Parcel 1
64030000252
23.58
$3,304,986
$283
$15,394
$15,678
$2,778
($12,900)
Market Place Parcel 2 (Publix)
64030000508
30.07
$5,758,550
$494
$19,632
$20,125
$4,841
($15,284)
Market Place Parcel 3
64030001002
36.69
$6,791,860
$582
$23,953
$24,535
$5,709
($18,826)
Market Place Parcel 4 (Bank United)
64030001109
5.92
$1,168,046
$100
$3,865
$3,965
$982
($2,983)
Market Place Parcel 5 (Ruby Tuesday's)
64030001206
6.38
$1,472,437
$126
$4,165
$4,291
$1,238
($3,054)
Market Place (Momentum Bank)
64380000355
12.59
$8,531,194
$731
$8,220
$8,951
$7,171
($1,779)
Pelican Bay Financial Center
64380000601
23.17
$12,085,036
$1,036
$15,127
$16,162
$10,159
($6,004)
HMA, Wachovia
66270040009
57.40
$32,414,646
$2,778
$37,474
$40,252
$27,248
($13,004)
SunTrust
66270120000
26.80
$12,374,082
$1,060
$17,497
$18,557
$10,402
($8,155)
Waterside Shops
66270160002
125.70
$43,420,936
$3,721
$82,065
$85,786
$36,500
($49,286)
Morgan Stanley
Morgan Stanley (additional land)
66270200001
66270200108
17.65
3.62
$7,620,917
$656,986
$653
$56
$11,523
$2,363
$12,176
$2,420
$6,406
$552
($5,770)
($1,867)
Artis-Naples
66270240003
37.38
$0
$0
$24,404
$24,404
$0
($24,404)
Comerica
66270240100
11.50
$6,076,124
$521
$7,508
$8,029
$5,108
($2,921)
Waterside Shops (Saks parcel)
66270240207
4.08
$5,334,570
$457
$2,664
$3,121
$4,484
$1,363
Waterside Shops (Jacobson's parcel)
66270240304
0.00
$0
$0
$0
$0
$0
Waterside Shops (US Trust parcel)
66270240401
5.75
$1,661,065
$142
$3,754
$3,896
$1,396
($2,500)
Waterside Shops (Barnes & Noble parcel)
66270240508
7.19
$2,282,000
$196
$4,694
$4,890
$1,918
($2,971)
Waterside Shops (Nordstrom's parcel)
66270240605
7.42
$7,379,415
$632
$4,844
$5,477
$6,203
$726
St. Williams
66272360004
36.00
$0
$0
$23,503
$23,503
$0
($23,503)
Naples Grande
Inn at Peliclan Bay
various
51680000107
161.50
14.38
$95,800,800
$10,078,020
$8,210
$864
$105,437
$9,388
$113,647
$10,252
$80,530
$8,472
($33,117)
($1,780)
Other
PBSD (water plant)
66330200022
12.00
$0
$0
$7,834
$7,834
$0
($7,834)
County Park
66679080505
14.88
$0
$0
$9,715
$9,715
$0
($9,715)
The Club at Pelican Bay
various
278.15
$5,689,449
$488
$181,593
$182,081
$4,783
($177,298)
Residential (Future)
Gulf Bay (Waterpark Place C)
81210001753
41.72
$4,754,598
$407
$27,237
$27,645
$3,997
($23,648)
Gulf Bay (Waterpark Place D)
81210002257
3.34
$100
$0
$2,181
$2,181
$0
($2,180)
Gulf Bay (Waterpark Place C&D)
81210002309
53.24
$20,262,241
$1,736
$34,758
$36,495
$17,032
($19,462)
Total Commercial (and Future Residential)
1244.29
$463,483,944
$39,721
$812,347
$852,068
$389,605
($462,463)
Total Residential
6371.00
$6,122,467,611
$524,695
$4,159,356
$4,684,051
$5,146,546
$462,495
Totals
7615.29 $6,585,951,555
$564,416
$4,971,703
$5,536,119
$5,536,151
$32
Agenda item #6
Page 11 of 16
Pelican Bay Services Division - FY 2018 Assessment Analysis
Exhibit 3
What If?
FY 2018
FY 2018
FY 2018
FY 2018
ALL $
Total $
Description
Parcel ID
Units (ERU)
Taxable Value
ad Valorem $
non -ad Valorem $
Total $
non -ad Valorem
____Impact
(0.0857 mil)
($652.86 / ERU)
($726.97 / ERU)
Commercial
Ritz Carlton
00168360006
150.77
$167,222,290
$14,331
$98,432
$112,763
$109,605
($3,157)
Public Library
00169000006
9.72
$0
$0
$6,346
$6,346
$7,066
$720
Fire Station
00176682006
20.87
$0
$0
$13,625
$13,625
$15,172
$1,547
Fifth Third Bank
32435500101
4.83
$1,343,596
$115
$3,153
$3,153
$3,511
$358
Market Place Parcel 1
64030000252
23.58
$3,304,986
$283
$15,394
$15,678
$17,142
$1,464
Market Place Parcel 2 (Publix)
64030000508
30.07
$5,758,550
$494
$19,632
$20,125
$21,860
$1,735
Market Place Parcel 3
64030001002
36.69
$6,791,860
$582
$23,953
$24,535
$26,673
$2,137
Market Place Parcel 4 (Bank United)
64030001109
5.92
$1,168,046
$100
$3,865
$3,965
$4,304
$339
Market Place Parcel 5 (Ruby Tuesday's)
64030001206
6.38
$1,472,437
$126
$4,165
$4,291
$4,638
$347
Market Place (Momentum Bank)
64380000355
12.59
$8,531,194
$731
$8,220
$8,951
$9,153
$202
Pelican Bay Financial Center
64380000601
23.17
$12,085,036
$1,036
$15,127
$16,162
$16,844
$681
HMA, Wachovia
66270040009
57.40
$32,414,646
$2,778
$37,474
$40,252
$41,728
$1,476
SunTrust
66270120000
26.80
$12,374,082
$1,060
$17,497
$18,557
$19,483
$926
Waterside Shops
66270160002
125.70
$43,420,936
$3,721
$82,065
$85,786
$91,380
$5,594
Morgan Stanley
66270200001
17.65
$7,620,917
$653
$11,523
$12,176
$12,831
$655
Morgan Stanley (additional land)
66270200108
3.62
$656,986
$56
$2,363
$2,420
$2,632
$212
Artis-Naples
66270240003
37.38
$0
$0
$24,404
$24,404
$27,174
$2,770
Comerica
66270240100
11.50
$6,076,124
$521
$7,508
$8,029
$8,360
$332
Waterside Shops (Saks parcel)
66270240207
4.08
$5,334,570
$457
$2,664
$3,121
$2,966
($155)
Waterside Shops (Jacobson's parcel)
66270240304
0.00
$0
$0
$0
$0
$0
Waterside Shops (US Trust parcel)
66270240401
5.75
$1,661,065
$142
$3,754
$3,896
$4,180
$284
Waterside Shops (Barnes & Noble parcel)
66270240508
7.19
$2,282,000
$196
$4,694
$4,890
$5,227
$337
Waterside Shops (Nordstrom's parcel)
66270240605
7.42
$7,379,415
$632
$4,844
$5,477
$5,394
($83)
St. Williams
66272360004
36.00
$0
$0
$23,503
$23,503
$26,171
$2,668
Naples Grande
various
161.50
$95,800,800
$8,210
$105,437
$113,647
$117,406
$3,759
Inn at Peliclan Bay
51680000107
14.38
$10,078,020
$864
$9,388
$10,252
$10,454
$202
Other
PBSD (water plant)
66330200022
12.00
$0
$0
$7,834
$7,834
$8,724
$889
County Park
66679080505
14.88
$0
$0
$9,715
$9,715
$10,817
$1,103
The Club at Pelican Bay
various
278.15
$5,689,449
$488
$181,593
$182,081
$202,207
$20,126
Residential (Future)
Gulf Bay (Waterpark Place C)
81210001753
41.72
$4,754,598
$407
$27,237
$27,645
$30,329
$2,684
Gulf Bay (Waterpark Place D)
81210002257
3.34
$100
$0
$2,181
$2,181
$2,428
$248
Gulf Bay (Waterpark Place C&D)
81210002309
53.24
$20,262,241
$1,736
$34,758
$36,495
$38,704
$2,209
Total Commercial (and Future Residential)
1244.29
$463,483,944
$39,721
$812,347
$852,068
$904,562
$52,494
Total Residential
6371.00
$6,122,467,611
$524,695
$4,159,356
$4,684,051
$4,631,526
($52,525)
Totals
7615.29 $6,585,951,555
$564,416
$4,971,703
$5,536,119
$5,536,087
($32)
Agenda item #6
Page 12 of 16
Pelican Bay Services Division - FY 2018 Assessment Analysis
Exhibit 4
"What If" - Commercial
ERU's revised
based on
acreage
FY2018
FY 2018
FY2018 Funding Streams
Revised
Revised
Total $
Descri tion
Parcel ID
Units RU Appraised
Value Taxable Value
ad Valorem $ non -ad Valorem $
Total $
Acreage
Units ERU
ad Valorem $ non -ad Valorem $
Total $
Im act
(0.0857 mil)
($652.86 / ERU)
(0.0857 mil)
Commercial
Ritz Carlton
00168360006
150.77
$167,222,290
$167,222,290
$14,331
$98,432
$112,763
26.22
76.11
$14,331
$49,690
$64,021
($48,742)
Public Library
00169000006
9.72
$1,979,253
$0
$0
$6,346
$6,346
1.69
4.91
$0
$3,203
$3,203
($3,143)
Fire Station
00176682006
20.87
$4,774,229
$0
$0
$13,625
$13,625
3.63
10.54
$0
$6,879
$6,879
($6,746)
Fifth Third Bank
32435500101
4.83
$1,343,596
$1,343,596
$115
$3,153
$3,153
0.84
2.44
$115
$1,592
$1,707
($1,446)
Market Place Parcel 1
64030000252
23.58
$3,304,986
$3,304,986
$283
$15,394
$15,678
4.10
11.90
$283
$7,770
$8,053
($7,624)
Market Place Parcel 2 (Pubiix)
64030000508
30.07
$5,758,550
$5,758.550
$494
$19,632
$20,125
5.23
15.18
$494
$9,911
$10,405
($9,720)
Market Place Parcel
64030001002
36.69
$6,791,860
$6,791,860
$582
$23,953
$24,535
6.38
18.52
$582
$12,091
$12,673
($11,863)
Market Place Parcel (Bank United)
64030001109
5.92
$1,168,046
$1,168,046
$100
$3,865
$3,965
1.03
2.99
$100
$1,952
$2,052
($1,913)
Market Place Parcel 5 (Ruby Tuesday's)
64030001206
6.38
$1,472,437
$1,472,437
$126
$4,165
$4,291
1.11
3.22
$126
$2,104
$2,230
($2,062)
Market Place(Momentum Bank)
64380000355
12.59
$8,531,194
$8,531,194
$731
$8,220
$8,951
2.19
6.36
$731
$4,150
$4,881
($4,069)
Pelican Bay Financial Center
64380000601
23.17
$12,085,036
$12,085,036
$1,036
$15,127
$16,162
4.03
11.70
$1,036
$7,637
$8,673
($7,489)
HMA, Wachovia
66270040009
57.40
$32,414,646
$32,414,646
$2,778
$37,474
$40,252
9.98
28.97
$2,778
$18,913
$21,691
($18,561)
SunTrust
66270120000
26.80
$12,374,082
$12,374,082
$1,060
$17,497
$18,557
4.66
13.53
$1,060
$8,831
$9,892
($8,665)
Waterside Shops
66270160002
125.70
$43,420,936
$43,420,936
$3,721
$82,065
$85,786
23.15
67.20
$3,721
$43,872
$47,593
($38,193)
Morgan Stanley
66270200001
17.65
$7,620,917
$7,620,917
$653
$11,523
$12,176
3.07
8.91
$653
$5,818
$6,471
($5,705)
Morgan Stanley (additional land)
66270200108
3.62
$656,986
$656,986
$56
$2,363
$2,420
0.63
1.83
$56
$1,194
$1,250
($1,169)
Allis -Naples
66270240003
37.38
$61,295,654
$0
$0
$24,404
$24,404
6.50
18.87
$0
$12,318
$12,318
($12,086)
Comedies
66270240100
11.50
$6,076,124
$6,076,124
$521
$7,508
$8,029
2.00
5.81
$521
$3,790
$4,311
($3,718)
Waterside Shops (Saks parcel)
66270240207
4.08
$5,334,570
$5,334,570
$457
$2,664
$3,121
0.71
2.06
$457
$1,346
$1,803
($1,318)
Waterside Shops (Jacobson's parcel)
66270240304
0.00
$0
$0
$0
0.00
0.00
$0
$0
$0
$0
Waterside Shops (US Trust parcel)
66270240401
5.75
$1,661,065
$1,661,065
$142
$3,754
$3,896
1.00
2.90
$142
$1,895
$2,037
($1,859)
Waterside Shops (Bames & Noble parcel)
66270240508
7.19
$2,282,000
$2,282,000
$196
$4,694
$4,890
1.25
3.63
$196
$2,369
$2,564
($2,325)
Waterside Shops (Nordstrom's parcel)
66270240605
7.42
$7,379,415
$7,379,415
$632
$4,844
$5,477
1.29
3.74
$632
$2,445
$3,077
($2,400)
St. Williams
66272360004
36.00
$7,114,591
$0
$0
$23,503
$23,503
6.26
18.17
$0
$11,863
$11,863
($11,640)
Naples Grande
various
161.50
$95,800,800
$95.800,800
$8,210
$105,437
$113,647
17.81
51.70
$8,210
$33,752
$41,962
($71,685)
Inn at Pelican Bay
51680000107
14.38
$10,078,020
$10,078,020
$864
$9,388
$10,252
2.50
7.26
$864
$4,738
$5,601
($4,650)
Other
PBSD (water plant)
66330200022
12.00
$3,228,315
$0
$0
$7,834
$7,834
12.00
34.83
$0
$22,741
$22,741
$14,907
County Park
66679080505
14.88
$2,115,006
$0
$0
$9,715
$9,715
14.88
43.19
$0
$28,199
$28,199
$18,485
The Club at Pelican Bay
various
278.15
$5,689,449
$5,689,449
$488
$181,593
$182,081
230.65
669.53
$488
$437,107
$437,595
$255,514
Residential (Future)
Gulf Bay (Waterpark Place C)
81210001753
41.72
$4,754,598
$4,754,598
$407
$27,237
$27,645
3.37
$407
$27,237
$27,645
$0
Gulf Bay (Waterpark Place D)
81210002257
3.34
$100
$100
$0
$2,181
$2.181
0.27
$0
$2,181
$2,181
$0
Gulf Bay (Waterpark Place C&D)
81210002309
53.24
$20,262,241
$20,262,241
$1,736
$34,758
$36,495
4.30
$1,736
$34,758
$36,495
$0
Total Commercial (and Future Residential)
1244.29
$543,990,992
$463,483,944
$39,721
$812,347
$852,068
1,244.29
$39,721
$812,347
$852,068
$0
Total Residential
6371.00
$6,041,960,563
$6,122,467,611
$524,695
$4,159,356
$4,684,051
6371.00
$524,695
$4,159,371
$4,684,067
$15
Totals
7615.29
$6,585,951,555 $6,585,951,555
1 $564,416
$4,971,703
$5,536,119
7,615.29
$564,416
$4,971,716
$5,536,134
$15
O(iginaf ERU.AMORMENNIREM
,
Agenda item #6
Page 13 of 16
Pelican Bay Services Division - FY 2018 Assessment Analysis
Exhibit 5
"What If"
- Commercial
ERU's revised to reflect
Property
Value
FY2018
FY2018
FY2018 Funding Streams
Revised
Revised
Total $
Description
Parcel ID
Units (ERUl Appraised
Value
Taxable Value
ad Valorem $
non -ad Valorem $
Total $
Units (ERU)
ad Valorem $
non -ad Valorem $
Total $
Impact
(0.0857 mil)
($652.86 / ERU)
(0.0857 mil)
Commercial
Ritz Carlton
00168360006
150.77
$167,222,290
$167,222,290
$14,331
$98,432
$112,763
369.26
$14,331
$241,073
$255,404
$142,642
Public Library
00169000006
9.72
$1,979,253
$0
$0
$6,346
$6,346
4.37
$0
$2,853
$2,853
($3,492)
Fire Station
00176682006
20.87
$4,774,229
$0
$0
$13,625
$13,625
10.54
$0
$6,883
$6,883
($6,742)
Fifth Third Bank
32435500101
4.83
$1,343,596
$1,343,596
$115
$3,153
$3,153
2.97
$115
$1,937
$2,052
($1,101)
Market Place Parcel 1
64030000252
23.58
$3,304,986
$3,304,986
$283
$15,394
$15,678
7.30
$283
$4,765
$5,048
($10,630)
Market Place Parcel 2 (Publix)
64030000508
30.07
$5,758,550
$5,758,550
$494
$19,632
$20,125
12.72
$494
$8,302
$8,795
($11,330)
Market Place Parcel 3
64030001002
36.69
$6,791,860
$6,791,860
$582
$23,953
$24,535
15.00
$582
$9,791
$10,373
($14,162)
Market Place Parcel (Bank United)
64030001109
5.92
$1,168,046
$1,168,046
$100
$3,865
$3,965
2.58
$100
$1,684
$1,784
($2,181)
Market Place Parcel (Ruby Tuesday's)
64030001206
6.38
$1,472,437
$1,472,437
$126
$4,165
$4,291
3.25
$126
$2,123
$2,249
($2,043)
Market Place (Momentum Bank)
64380000355
12.59
$8,531,194
$8,531,194
$731
$8,220
$8,951
18.84
$731
$12,299
$13,030
$4,079
Pelican Bay Financial Center
64380000601
23.17
$12,085,036
$12,085,036
$1,036
$15,127
$16,162
26.69
$1,036
$17,422
$18,458
$2,295
HMA, Wachovia
66270040009
57.40
$32,414,646
$32,414,646
$2,778
$37,474
$40,252
71.58
$2,778
$46,730
$49,508
$9,256
SunTrust
66270120000
26.80
$12,374,082
$12,374,082
$1,060
$17,497
$18,557
27.32
$1,060
$17,839
$18,899
$342
Waterside Shops
66270160002
125.70
$43,420,936
$43,420,936
$3,721
$82,065
$85,786
95.88
$3,721
$62,597
$66,318
($19,467)
Morgan Stanley
66270200001
17.65
$7,620,917
$7,620,917
$653
$11,523
$12,176
16.83
$653
$10,987
$11,640
($536)
Morgan Stanley (additional land)
66270200108
3.62
$656,986
$656,986
$56
$2,363
$2,420
1.45
$56
$947
$1,003
($1,416)
Artis-Naples
66270240003
37.38
$61,295,654
$0
$0
$24,404
$24,404
135.35
$0
$88,366
$88,366
$63,962
Comerica
66270240100
11.50
$6,076,124
$6,076,124
$521
$7,508
$8,029
13.42
$521
$8,760
$9,280
$1,252
Waterside Shops (Saks parcel)
66270240207
4.08
$5,334,670
$5,334,570
$457
$2,664
$3,121
11.78
$457
$7,691
$8,148
$5,027
Waterside Shops (Jacobson's parcel)
66270240304
0.00
$0
$0
$0
0.00
$0
$0
$0
$0
Waterside Shops (US Trust parcel)
66270240401
5.75
$1,661,065
$1,661,065
$142
$3,754
$3,896
3.67
$142
$2,395
$2,537
($1,359)
Waterside Shops (Barnes & Noble parcel)
66270240508
7.19
$2,282,000
$2,282,000
$196
$4,694
$4,890
5.04
$196
$3,290
$3,485
($1,404)
Waterside Shops (Nordstrom's parcel)
66270240605
7.42
$7,379,415
$7,379,415
$632
$4,844
$5,477
16.30
$632
$10,638
$11,271
$5,794
St. Williams
66272360004
36.00
$7,114,591
$0
$0
$23,503
$23,503
15.71
$0
$10,257
$10,257
($13,246)
Naples Grande
various
161.50
$95,800,800
$95,800,800
$8,210
$105,437
$113,647
211.55
$8,210
$138,110
$146,320
$32,673
Inn at Peliclan Bay
51680000107
14.38
$10,078,020
$10,078,020
$864
$9,388
$10,252
22.25
$864
$14,529
$15,393
$5,141
Other
PBSD (water plant)
66330200022
12.00
$3,228,315
$0
$0
$7,834
$7,834
7.13
$0
$4,654
$4,654
($3,180)
County Park
66679080505
14.88
$2,115,006
$0
$0
$9,715
$9,715
4.67
$0
$3,049
$3,049
($6,665)
The Club at Pelican Bay
various
278.15
$5,689,449
$5,689,449
$488
$181,593
$182,081
12.56
$488
$8,202
$8,690
($173,391)
Residential (Future)
Gulf Bay (Waterpark Place C)
81210001753
41.72
$4,754,598
$4,754,598
$407
$27,237
$27:645
$407
$27,237
$27,645
$0
Gulf Bay (Waterpark Place D)
Gulf Bay (Waterpark Place C&D)
81210002257
81210002309
3.34
53.24
$100
$20,262,241
$100
$20,262,241
$0
$1,736
$2,181
$34,758
$21.1
$36,495
$0
$1,736
$2,181
$34,758
$2,181
$36,495
$0
$0
Total Commercial (and Future Residential)
1244.29
$543,990,992
$463,483,944
$39,721
$812,347
$852,068
1,244.29
$39,721
$812,347
$852,068
$0
Total Residential
6371.00
$6,041,960,563
$6,122,467,611
$524,695
$4,159,356
$4,684,051
6,371.00
$524,695
$4,159,371
$4,684,067
$15
Totals
7615.29
$6,585,951,555
$6,585,951,555
$564,416
$4,971,703
$5,536,119
7,615.29
$564,416
$4,971,718
$5,536,134
$15
Agenda item #6
Page 14 of 16
Pelican Bay Services Division - FY 2018 Assessment Analysis
Exhibit 6
"What If" -
Commercial ERU's
revised based
on Equivalent
Residential Density'
FY2018
FY 2018
FY2018 Funding Streams
Revised
Revised
Total$
Description
Parcel ID
Units ERU Appraised
Value Taxable Value
ad Valorem $ non -ad Valorem $
Total $
Acreage
Units ERU
ad Valorem $ non -ad Valorem $
Total $
Im act
(0.0857 mil)
($652.86 / ERU)
(0.0857 mil)
($549.016 / ERU)
Commercial
Ritz Carlton
00168360006
150.77
$167,222,290
$167,222,290
$14,331
$98,432
$112,763
26.22
170.54
$14,331
$93,629
$107,959
($4,803)
Public Library
00169000006
9.72
$1,979,253
$0
$0
$6,346
$6,346
1.69
10.99
$0
$6,035
$6,035
($311)
Fire Station
00176682006
20.87
$4,774,229
$0
$0
$13,625
$13,625
3.63
23.61
$0
$12,962
$12,962
($663)
Fifth Third Bank
32435500101
4.83
$1,343,596
$1,343,596
$115
$3,153
$3,153
0.84
5.46
$115
$3,000
$3,115
($39)
Market Place Parcel 1
64030000252
23.58
$3,304,986
$3,304,986
$283
$15,394
$15,678
4.10
26.67
$283
$14,641
$14,924
($754)
Market Place Parcel 2 (Publix)
64030000508
30.07
$5,758,550
$5,758,550
$494
$19,632
$20,125
5.23
34.02
$494
$18,676
$19,169
($956)
Market Place Parcel
64030001002
36.69
$6,791,860
$6,791,860
$582
$23,953
$24,535
6.38
41.50
$582
$22,782
$23,364
($1,171)
Market Place Parcel 4 (Bank United)
64030001109
5.92
$1,168,046
$1,168,046
$100
$3,865
$3,965
1.03
6.70
$100
$3,678
$3,778
($187)
Market Place Parcel (Ruby Tuesday's)
64030001206
6.38
$1,472,437
$1,472,437
$126
$4,165
$4,291
1.11
7.22
$126
$3,964
$4,090
($202)
Market Place (Momentum Bank)
64380000355
12.59
$8,531,194
$8,531,194
$731
$8,220
$8,951
2.19
14.24
$731
$7,820
$8,551
($399)
Pelican Bay Financial Center
64380000601
23.17
$12,085,036
$12,085,036
$1,036
$15,127
$16,162
4.03
26.21
$1,036
$14,391
$15,426
($736)
HMA, Wachovia
66270040009
57.40
$32,414,646
$32,414,646
$2,778
$37,474
$40,252
9.98
64.91
$2,778
$35,637
$38,415
($1,837)
SunTrust
66270120000
26.80
$12,374,082
$12,374,082
$1,060
$17,497
$18,557
4.66
30.31
$1,060
$16,640
$17,701
($856)
Waterside Shops
66270160002
125.70
$43,420,936
$43,420,936
$3,721
$82,065
$85,786
23.15
150.57
$3,721
$82,666
$86,387
$601
Morgan Stanley
66270200001
17.65
$7,620,917
$7,620,917
$653
$11,523
$12,176
3.07
19.97
$653
$10,963
$11,616
($560)
Morgan Stanley (additional land)
66270200108
3.62
$656,986
$656,986
$56
$2,363
$2,420
0.63
4.10
$56
$2,250
$2,306
($114)
Anis-Naples
66270240003
37.38
$61,295,654
$0
$0
$24,404
$24,404
6.50
42.28
$0
$23,211
$23,211
($1,193)
Comerica
66270240100
11.50
$6,076,124
$6,076,124
$521
$7,508
$8,029
2.00
13.01
$521
$7,142
$7,662
($366)
Waterside Shops (Saks parcel)
66270240207
4.08
$5,334,570
$5,334,570
$457
$2,664
$3,121
0.71
4.62
S457
$2,535
$2,992
($128)
Waterside Shops (Jacobson's parcel)
66270240304
0.00
$0
$0
$0
0.00
0.00
$0
$0
$0
$0
Waterside Shops (US Trust parcel)
66270240401
5.75
$1,661,065
$1,661,065
$142
$3,754
$3,896
1.00
6.50
$142
$3,571
$3,713
($183)
Waterside Shops (Bames & Noble parcel)
66270240508
7.19
$2,282,000
$2,282,000
$196
$4,694
$4,890
1.25
8.13
$196
$4,464
$4,659
($230)
Waterside Shops (Nordstrom's parcel)
66270240605
7.42
$7,379,415
$7,379,415
$632
$4,844
$5,477
1.29
8.39
$632
$4,606
$5,239
($238)
St. Williams
66272360004
36.00
$7,114,591
$0
$0
$23,503
$23,503
6.26
40.72
$0
$22,354
$22,354
($1,149)
Naples Grande
various
161.50
$95,800,800
$95,800,800
$8,210
$105,437
$113,647
17.81
115.84
$8,210
$63,597
$71,808
($41,839)
Inn at Pelican Bay
51680000107
14.38
$10,078,020
$10,078,020
$864
$9,388
$10,252
2.50
16.26
$864
$8,927
$9,791
($461)
Other
PBSD (water plant)
66330200022
12.00
$3,228,315
$0
$0
$7,834
$7,834
12.00
78.05
$0
$42,851
$42,851
$35,016
County Park
66679080505
14.88
$2,115,006
$0
$0
$9,715
$9,715
14.88
96.78
$0
$53,135
$53,135
$43,420
The Club at Pelican Bay
various
278.15
$5,689,449
$5,689,449
$488
$181,593
$182,081
230.65
1,500.18
$488
$823,624
$824,112
$642,031
Residential (Future)
Gulf Bay (Waterpark Place C)
81210001753
41.72
$4,754,598
$4,754,598
$407
$27,237
$27,645
3.37
$407
$27,237
$27,645
$0
Gulf Bay (Waterpark Place D)
81210002257
3.34
$100
$100
$0
$2,181
$2,181
0.27
$0
$2,181
$2,181
$0
Gulf Bay (Waterpark Place C&D)
81210002309
53.24
$20,262,241
$20,262,241
$1,736
$34,758
$36,495
4.30
$1,736
$34,758
$36,495
$0
Total Commercial (and Future Residential)
1244.29
$543,990,992
$463,483,944
$39,721
$812,347
$852,068
2,666.07
$39,721
$1,473,925
$1,513,645
$661,578
Total Residential
6371.00
$6,041,960,563 $6,122,467,611
$524,695
$4,159,356
$4,684,051
6371.00
$524,695
$3,497,781
$4,022,476 ($661,575)
Totals
7615.29
$6,585,951,555 $6.585,951,555
1 $564,416
$4,971,703
$5,536,119
9,037.07
$564,416
$4,971,706
$5,536,122
$3
Existing ERUs`retained
6371 Residential Units distributed over 979.5284 acres
Parcel ID Units
Commercial
Ritz Carlton
00168360006
Public Library
00169000006
Fire Station
00176682006
Fifth Third Bank
32435500101
Market Place Parcel 1
64030000252
Market Place Parcel 2 (Publix)
64030000508
Market Place Parcel 3
64030001002
Market Place Parcel 4 (Bank United)
64030001109
Market Place Parcel 5 (Ruby Tuesday's)
64030001206
Market Place (Momentum Bank)
64380000355
Pelican Bay Financial Center
64380000601
HMA, Wachovia
66270040009
SunTrust
66270120000
Waterside Shops
66270160002
Morgan Stanley
66270200001
Morgan Stanley (additional land)
66270200108
Artis-Naples
66270240003
Comerica
66270240100
Waterside Shops (Saks parcel)
66270240207
Waterside Shops (Jacobson's parcel)
66270240304
Waterside Shops (US Trust parcel)
66270240401
Waterside Shops (Barnes & Noble parcel)
66270240508
Waterside Shops (Nordstrom's parcel)
66270240605
St. Williams
66272360004
Naples Grande
69209000004
Inn at Peliclan Bay
51680000107
Other
PBSD (water plant) 66330200022
County Park 66679080505
The Club at Pelican Bay various
Residential (Future)
Gulf Bay (Waterpark Place C) 81210001753
Gulf Bay (Waterpark Place D) 81210002257
Gulf Bay (Waterpark Place C&D) 81210002309
Commercial (and Future Residential)
Residential
Pelican Bay Services Division - FY 2018 Assessment Analysis
Exhibit 7
LERU)
FY 2018
Taxable Value
FY 2018
ad Valorem $
FY 2018
non -ad Valorem $
(0.0857 mil)
($652.86 / ERU)
150.77
$167,222,290
$14,331
$98,432
9.72
$0
$0
$6,346
20.87
$0
$0
$13,625
4.83
$1,343,596
$115
$3,153
23.58
$3,304,986
$283
$15,394
30.07
$5,758,550
$494
$19,632
36.69
$6,791,860
$582
$23,953
5.92
$1,168,046
$100
$3,865
6.38
$1,472,437
$126
$4,165
12.59
$8,531,194
$731
$8,220
23.17
$12,085,036
$1,036
$15,127
57.40
$32,414,646
$2,778
$37,474
26.80
$12,374,082
$1,060
$17,497
125.70
$43,420,936
$3,721
$82,065
17.65
$7,620,917
$653
$11,523
3.62
$656,986
$56
$2,363
37.38
$0
$0
$24,404
11.50
$6,076,124
$521
$7,508
4.08
$5,334,570
$457
$2,664
0.00
$0
$0
5.75
$1,661,065
$142
$3,754
7.19
$2,282,000
$196
$4,694
7.42
$7,379,415
$632
$4,844
36.00
$0
$0
$23,503
161.50
$95,800,800
$8,210
$105,437
14.38
$10,078,020
$864
$9,388
12.00
$0
$0
$7,834
14.88
$0
$0
$9,715
278.15
$5,689,449
$488
$181,593
41.72
$4,754,598
$407
$27,237
3.34
$100
$0
$2,181
53.24
$20,262,241
$1,736
$34,758
1244.29
$463,483,944
$39,721
$812,347
6371.00
$6,122,467,611
$524,695
$4,159,356
7615.29 $6,585,951,555 1 $564,416 $4,971,703
Total
$112,7
$6,;
$13,E
$3,2
$15,E
$20,1
$4,291
$8, 951
$16,162
$40,252
$18,557
$85,786
$12,176
$2,42C
$24,404
$8, 029
$3,121
$0
$3,896
$4,890
$5,477
$23, 503
$113,647
$10, 252
$7,834
$9,715
$182, 081
$27,645
$2,181
$36,495
$852,068
$4,684,051
$5,536,119
Agenda item #6
Page 15 of 16
vl lot 11! - au va lulul I lul all UabullI lu al:l:ludl5, cl 1 IUl Udldnce
FY 2018 FY 2018 FY 2018 Total $
ad Valorem $ non -ad Valorem $ Total $ Impact
(0.1580 mil)
($590.33 / ERU)
$26,421
$89,004
$115,425
$2,663
$0
$5,738
$5,738
($608;
$0
$12,320
$12,320
($1,305)
$212
$2,851
$3,064
($205)
$522
$13,920
$14,442
($1,236)
$910
$17,751
$18,661
($1,464)
$1,073
$21,659
$22,732
($1,803)
$185
$3,495
$3,679
($286)
$233
$3,766
$3,999
($292)
$1,348
$7,432
$8,780
($170)
$1,909
$13,678
$15,587
($575)
$5,122
$33,885
$39,006
($1,246)
$1,955
$15,821
$17,776
($781)
$6,861
$74,204
$81,065
($4,721)
$1,204
$10,419
$11,623
($553)
$104
$2,137
$2,241
($179)
$0
$22,067
$22,067
($2,337)
$960
$6,789
$7,749
($280)
$843
$2,409
$3,251
$131
$0
$0
$0
$0
$262
$3,394
$3,657
($239)
$361
$4,244
$4,605
($285)
$1,166
$4,380
$5,546
$70
$0
$21,252
$21,252
($2,251)
$15,137
$95,338
$110,475
($3,172)
$1,592
$8,489
$10,081
($171)
$0 $7,084 $7,084 ($750)
$0 $8,784 $8,784 ($930)
$899 $164,200 $165,099 ($16,981)
$751 $24,629 $25,380 ($2
$0 $1,972 $1,972 (;
$3,201 $31,429 $34,631 ($1
$73,230 $734,542 $807,772 ($44,29E
$967,350 $3,760,992 $4,728,342 $44,291
114
Pelican Bay Services Division - FY 2018 Assessment Analysis
Exhibit 9
(Adoption of revised ad/non-ad valorem split - FY2018 - Impact on specimen Residential Parcels)
Parcel ID / Owner
Market
Value
Taxable
Value
54525002160 - Doyle
$350,620
$148,379
Laurel Oaks at Pelican Bay
72217500648 - Swider
$478,560
$428,560
St. Thomas
64440000169- Dawson
$651,050
$478,062
Oak Lake Sanctuary
66430080003 - Shepherd
$955,900
$421,784
Las Brisas at Pelican Bay
66674425709 - Chicurel
$1,538,704
$967,146
Oakmont SFH
71870001006 - Ellerbrook
$1,817,500
$1,817,500
Salerno at Bay Colony
66667503803- Reece
Bay Colony SFH
$18,484,128
$11,356,010
66667503502 - Labarge
Bay Colony SFH
$27,004,049
$13,012,891
Break-even Residential Property $864,869
Agenda item #6
Page 16 of 16
Fad Valorem
Existing
non -ad Valorem
Total
11adValorern
Proposed
non -ad Valorem
Total
Proposed
Total Impact
$13
$653
$666
$23
$590
$614
($52)
$37
$653
$690
$68
$590
$658
($32)
$41
$653
$694
$76
$590
$666
($28)
$36
$653
$689
$67
$590
$657
($32)
$83
$653
$736
$153
$590
$743
$7
$156
$653
$809
$287
$590
$877
$69
$973
$653
$1,626
$1,794
$590
$2,385
$759
$1,115
$653
$1,768
$2,056
$590
$2,646
$878
$74
$653
$727
$137
$590
$727
($0)
SheaBarbara
Subject: FW: Request for Proposal
From: Tom Barber <tom.barber@abbinc.com>
Date: August 22, 2018 at 08:00:51 EDT
To: Jacobl-isa<Lisa.Jacob@colliercountyfl.gov>
Cc: Jim Carr <iim.carr@abbinc.com>
Subject: Re: Request for Proposal
Lisa, please see an estimated cost breakdown below:
This was put together without the drainage pipe GIS information and is just a rough budget
number.
Identify and provide a GIS map of all Master Surface Water Management System/stormwater
drainage pipes in Pelican Bay - Evaluate the pipes identified and provide a conditions report;
and if possible —
Report — $9,200
Mapping - $8,000
Field Inspection - $88 per 20011 = (roughly 70,000 If) = $30,800
Contractor for Camera Inspection will be separate and contracted through PBSD — >
estimate = $5 (from cost sheet from Envirowaste) x 70,000 If = $350,000
Engage the services of a contractor to make repairs to any deficiencies found in the evaluation
phase — this would be the responsibility of PBSD and would be done/bid on after the
reports have been compiled.
Rough total without GIS information:
ABB — $48,000
Envirowaste or similar company - $350,000
Thanks,
Tom Barber AICP
Director of Planning
7400 Trail Blvd., Suite 200
Naples, FL 34108
P (239) 597-3111
C (239) 825-7130
tom.barber(aD-abbinc.com
Commercial Member Comparison
Ritz -Carlton / The Club
Description Ritz -Carlton The Club
Gross Acreage 26.22 230.65
Percentage of PB Developable Land 1.9% 16.8%
Taxable Land Value $5.6M $4.21M
Contribution to PBSD Budget 2.0% 3.3%
Lakes included / buffered 2 20
(proxy for PBSD expense)
Pelican Bay Foundation
Assessments
Fiscal Year 2018 (October 1, 2017 - September 30, 2018)
Assessments 2018
Member
# of
I
Billing Operating Replace Total
Acres Units Assess Reserve Assess
Section
Class
Number
Owner
cards
Units
I Votes
Commercial
Billed at 50%
01P
72
9500000
Forbes Co (Waterside Shops)
29
289.0
289
28.90
144.50
168,198.00
36,992.00
205,1 00.0C
16P
72
9501100
Publix Super Markets, Inc.
6
52.3
52
5.23
26.15
30,438.60
6,694.40
37,133.00
16P
72
9503000
Musca Properties (Marketplace)
11
104.8
104
10.48
52.40
60,993.60
13,414.40
74,408.00
18P
72
9504000
The Club Pelican Bay, Inc. (golf course)
8
75.0
75
7,50
37.50
43,650.00
9,600.00
53,250.00
16P
72
9505100
Fifth Third Bank
2
8.4
8
0.84
4.20
4,888.80
1,075.20
5,964.00
01P
72
9506300
Steelbridge PB, LLC (HMA & Wells Fargo Blc
10
99.8
100
9.98
49.90
58,083.60
12,774.40
70,858.00
01P
72
9507200
FLP 800 LLC (M & I / BMO Bldg )
4
37.0
37
3.70
18.50
21,534.00
4,736.00
26,270.00
01P
72
9508200
S. American National (Sun Trust Bank Bldg)
5
46.6
46
4.66
23.30
27,121.20
5,964.80
33,086.00
16P
72
9509100
Ruby Tuesday's Inc.
2
11.1
11
1.11
5.55
6,460.20
1,420.80
7,881.00
01P
72
9510100
The Phil, LLC (Toni Stabile Bldg)
3
20.0
20
2.00
10.00
11,640.00
2,560.00
14,200.00
01P
72
9511100
Naples Grande
19
180.0
180
18.00
90.00
104,760.00
23,040.00
127,800.00
18P
72
9512000
Ritz Carlton
27
260.0
260
26.00
130.00
151,320.00
33,280.00
184,600.00
16P
72
9513200
MIP Naples 1, LLC (Bank United)
2
10.3
10
1.03
5.15
5,994.60
1,318.40
7,313.00
16P
72
9515100
IPB Development (Inn at Pelican Bay)
3
26.0
26
2.60
13.00
15,132.00
3,328.00
18,460.00
16P
72
9522000
PB Financial Center
5
40.3
40
4.03
20.15
23,454.60
5,158.40
28,613.00
16P
72
9523000
Artis-Naples
7
2
6.50
-
-
-
16P
72
9534200
TAC Holdings LP (Amer. Momentum Bank)
3
21.9
22
2.19
10.95
12,745.80
2,803.20
15,549.0C
72
9540000
St. William Church
7
1 62
6.26
-
-
-
153.0
1 1,282.5
1 1344
141.011
641.25
1 746,415.00
1 164,160.00
1 910,575.00
PBSD - Lake Bank Improvement Needs
I Remediation Cost I
Lake * ("A" level) ("B" level) ("C" level) ("D" level)
4-1
$1,183,595
$1,034,399.00
$622,599
$399,975
1-3
$391,827
$328,917.00
$243,732
$167,139
3-3
$613,457
$436,330.00
$429,786
$280,341
2-9
$343,721
$308,311.00
$178,005
$125,040
2-8
$365,960
$298,159.00
$232,130
$159,651
1-6
$631,219
$584,289.00
$311,044
$209,281
2-5
$560,083
$499,618.00
$297,642
$200,506
5-5
$458,293
$344,942.00
$313,213
$209,505
2-3
$238,164
$219,901.00
$142,751
$105,703
4-11
$610,420
$476,103.00
$390,873
$257,311
Total
$5,396,739.00
$4,530,969.00
$3,161,775.00
$2,114,452.00
Average
$539,673.90
$453,096.90
$316,177.50
$211,445.20
* ten worst lakes needing immediate
attention, per ABB report of 7/31/2017
Lake selected for FY2019 remediation - final recommended cost: $340,538
SPACE PLANNING FOR 6200 WATERGATE WAY
Field Operations
o Offices
• Operations Manager
• Two Field Supervisors
• Four Spray Techs (can share)
• Electrician/Mechanic
• Irrigation Crew Leader/ Irrigation computer
• Crew computers
o Break / training room to accommodate fifty people with multimedia hub
o Conference room to accommodate twelve people with multimedia hub
o Management staff rest room for five people
o Crew rest room / locker / showers for fifty people
o Janitors closet / storage
o Copier / printer / fax room
o Increased shop size (4000 sq. ft.)
o Mechanics area with work benches, sink, eye wash, parts washer, parts storage, overhead air
hoses, air compressor outside, equipment lift, equipment hoist, welder
o Mower wash/disinfectant rack
o Truck wash area with vacuum station
o Hand held equipment secure storage area
o Storage area for spare equipment
o Shop ventilation and insulation
o Elevated building pad to prevent flooding and with sufficient drainage
o Chemical storage room (600 sq. ft.) plus eyewash, chemical shower, two bay fill areas, stainless
steel basin sink and bench, solid shelving, floor drainage in chemical room and bay fill areas
o Fertilizer room (1200 sq. ft.)
o Electrical / irrigation supplies room (1200 sq. ft.) with shelving and pipe racks
o Shed for bucket truck, large equipment, and boats
o Sufficient parking for County vehicles (20), employees (50), and visitors (20)
o Fuel station for vehicles and equipment
o Plants holding area
o Bays with concrete floors for landscape materials
o Area for pine straw trailer
o Additional hydrant by mulch holding area
Administration
o Separate entrance from Field Operations
o Accommodate six people
0 2000 sq. ft.
o Reception area with three work stations with built in counters
o Storage drawers / files for office supplies
o Copier / printer / fax room
o Three separate offices
o IT closet
o Conference room for 30 people with multimedia hub
o Kitchen / break room for 6-10 people
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