Agenda 07/11/2023 Item #16F7 (Reduced Roads and Parks impact fee calculations for the Town of Ava Maria)16.F.7
07/ 11 /2023
EXECUTIVE SUMMARY
Recommendation to approve an alternative impact fee demand reduction analysis rate study and the
associated reduced Roads and Parks impact fee calculations for the Town of Ave Maria, in accordance
with the provisions of Section 74-204 of the Collier County Code of Laws and Ordinances.
OBJECTIVE: To approve the use of an alternative impact fee demand reduction analysis rate study,
calculated specifically for the Town of Ave Maria, in accordance with the provisions of Section 74-204 of the
Collier County Code of Laws and Ordinances.
CONSIDERATIONS: Section 74-204 of the Collier County Code of Laws and Ordinances provides for
submittal of an alternative impact fee calculation study by the applicant if he/she believes the nature, timing or
location of the proposed development makes it likely to generate infrastructure impacts costing less than the
amount generated by application of the adopted fee schedule.
Ave Maria Development, LLLP is currently developing the Town of Ave Maria, a 5,928-acre master planned
development in Collier County's Rural Land Stewardship Area. The Town of Ave Maria SRA was recently
amended to add 901 net acres and revise the development parameters. At full build -out, the Town of Ave
Maria is entitled to a total of 11,000 residential units, consisting of 8,850 single-family units and 2,150 multi-
family units. In addition, the Town of Ave Maria is entitled to 300 hotel rooms, 1,078,943 square feet of
commercial, 184,000 square feet of civic, governmental, and institutional, 40,400 square feet of mini -
warehouse, and 711,000 square feet of industrial space. Data collection for the alternative rate study took place
in September of 2021, at which time Ave Maria Development, LLLP had constructed approximately 3700
residential units, 164,000 square feet of commercial, and 354,460 square feet of industrial space. As of the
most recent monitoring report submitted in June of 2023, Ave Maria Development, LLLP has constructed
4,141 residential units, approximately 37.5% of the maximum residential units allowable.
In addition to the residential and commercial development planned in the Town of Ave Maria, Ave Maria
Development, LLLP has committed to constructing a number of additional park facilities throughout the Town
of Ave Maria. Ave Maria Development, LLLP has programmed in excess of $25,000,000 of park
improvements and expansions in the five-year capital improvement plan. These improvements and facilities
include $14,570,957 for lakes and trail space in Trail Park; $2,954,000 for soccer fields, dog parks, and
pickleball courts in North Park; $1,155,000 on tennis courts in South Park; $1,155,000 on tennis courts in
Water Park; $3,243,100 on a flex field, tennis courts, basketball courts, a dog park, gazebos, parking spaces, a
playground, and a walking trail in a Neighborhood Park; $2,046,000 on Tennis courts, a pool, a cafe, and a
fitness center in the National Golf and Country Club.
Alfred Benesch & Company (Benesch), formerly Tindale-Oliver & Associates, has been retained by Ave Maria
Development LLLP to conduct a study to analyze the demand reduction attributable to parks and recreation
facilities provided by the Town of Ave Maria, and evaluate the internal capture rate within the Town. The
Benesch study conducted research into the community and regional parks levels of service in the County -wide
service area as compared with the current and projected levels of service in the Town of Ave Maria.
Additionally, Benesch analyzed the internal capture rates for trips associated with residential and non-
residential land uses in Ave Maria. The report also includes a potential fee schedule based on these internal
capture rates. Benesch concluded that, "Given its distance from other activity centers within the county and the
availability retail, restaurant, recreational amenities, it is likely that the development's impact is reduced on
certain infrastructure." Key findings in Benesch's report include the following suggestions with regard to
transportation impact fees:
• Residential land uses continue to travel to other office and commercial sites throughout the county,
however
• Non-residential land uses have a higher internal trip capture rate, particularly with 89% internal capture
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07/ 11 /2023
observed for smaller retail/restaurant establishments and 74% capture rate for other non-residential land
uses.
The demand reduction associated with a higher internal capture rate is only applicable to a select group of non-
residential lands uses, as defined in the Ave Maria Development Transportation Impact Fee Analysis. The full
road impact will be collected for all residential land uses.
With regard to parks impact fees, the key findings from Benesch's report were as follows:
Ave Maria provides sufficient inland park land but does not provide any beach land,
The parks located in the development are projected to provide several recreational facilities at a level
similar or higher than what is provided by Collier County on a per capita basis, and
Adjusting for the land and facilities provided within Ave Maria results in a fee schedule that is
approximately 5 percent of the full fee for community parks impact fees and 55 percent of the full fee
in the case of regional parks impact fees.
As stated previously, the Town of Ave Maria has more than $25,000,000 of park facility improvements and
expansions programmed in their five-year capital improvement plan. All operation and maintenance costs
associated with parks within Ave Maria are the sole responsibility of the Town of Ave Maria.
To be legally defensible, the dollar amount assessed must represent no more than proportional share of the cost
of the public facilities needed to accommodate a new development. In order to achieve this standard and avoid
overcharging, experts in the field recommend that jurisdictions base estimates of facility usage on the most
current and locally sensitive data available. A dual rational nexus test has evolved from Florida case law
whereby jurisdictions are required to ensure that impact fees are calculated to reflect no more than the cost of
infrastructure necessitated by new development, and impact fees collected are expended to directly benefit the
development for which the fees are paid.
FISCAL IMPACT: If the alternative impact fee rate study and reduced impact fee calculations are approved
as proposed, the resulting rate is 95% lower than the current rate for Community Parks and 45% lower than the
current rate for Regional Parks. Meanwhile, selected land uses (including restaurants, movie theaters, banks,
hotels, etc.) have been individually identified for an alternative road impact fee calculation across the
commercial rate schedule. Each rate reduction was independently formulated based on the internal capture rates
observed and noted in the Benesch study for that particular land use, with internal capture rates ranging from
89% for small retail/restaurant to 74% for office space and others, with an average of 78% overall. These
internal capture rates equate to reductions ranging from 86% for low turnover restaurants to 52% for
convenience stores with gas stations.
GROWTH MANAGEMENT IMPACT: Impact fees provide financial resources for the construction and/or
expansion of the County's capital infrastructure, as necessary to accommodate growth. Consistent with
Objective 2 of the Capital Improvement Element (CIE) of the Collier County Growth Management Plan
(GMP), development is required to contribute its fair share of the costs of providing public facilities
necessitated by growth, however impact fees may not be collected in excess of the amount reasonably
anticipated to fund such improvements. The proposed alternative road and parks impact fee calculations for the
Town of Ave Maria are based on an alternative impact fee study which represents a current, localized and
accurate assessment of the development's impact and associated cost of providing related road and parks capital
facilities attributable to the new development.
LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, is approved as to form
and legality and requires majority vote for approval. -JAK
RECOMMENDATION: To approve the use of an alternative rate schedule and impact fee demand reduction
analysis study, calculated for the Town of Ave Maria, in accordance with the provisions of Section 74-202 of
the Collier County Code of Laws and Ordinances.
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Prepared by: Ian Barnwell, Impact Fee Manager
Capital Project Planning, Impact Fees and Program Management Division
ATTACHMENT(S)
1. Ave Maria Parks Final Report 04.07.23 (3) (PDF)
2. Ave Maria Transportation Final Report 04.07.23 (i) (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 16.17.7
Doe ID: 26012
Item Summary: Recommendation to approve an alternative impact fee demand reduction analysis rate study and
the associated reduced Roads and Parks impact fee calculations for the Town of Ave Maria, in accordance with the
provisions of Section 74-204 of the Collier County Code of Laws and Ordinances.
Meeting Date: 07/11/2023
Prepared by:
Title: Senior Grants and Housing Coordinator — Capital Project Planning, Impact Fees, and Program Management
Name: Gino Santabarbara
07/05/2023 1:29 PM
Submitted by:
Title: Division Director - Capital Proj Plan, Impact Fees — Capital Project Planning, Impact Fees, and Program
Management
Name: Beth Johnssen
07/05/2023 1:29 PM
Approved By:
Review:
Capital Project Planning, Impact Fees, and Program Management Ian Barnwell
Capital Project Planning, Impact Fees, and Program Management Ian Barnwell
Transportation Management Services Department Ian Barnwell
Department
Transportation Management Services Department Trinity Scott
County Attorney's Office
Office of Management and Budget
Community & Human Services
County Manager's Office
Board of County Commissioners
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Debra Windsor Level 3 OMB Gatekeeper Review
Maggie Lopez Additional Reviewer
Amy Patterson Level 4 County Manager Review
Geoffrey Willig Meeting Pending
Additional Reviewer Completed
07/05/2023 2:20 PM
Additional Reviewer Skipped
07/05/2023 2:40 PM
Transportation Management Services
Skipped 07/05/2023 2:41 PM
Transportation Completed
07/05/2023 3:13 PM
Completed 07/05/2023 3:14 PM
Completed 07/05/2023 3:15 PM
Completed 07/05/2023 3:50 PM
Completed 07/05/2023 4:10 PM
07/11/2023 9:00 AM
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benesch
Ave Maria Development
Park Impact Fee Analysis
Final Report
April 6, 2023
Prepared for:
Ave Maria Development, LLLP
2600 Golden Gate Parkway
Ave Maria, FL 34142
ph (239) 262-2600
Prepared by:
Benesch
1000 N. Ashley Dr., Suite 400
Tampa, Florida 33602
ph (813) 224-8862
E-mail: nkamp@benesch.com
1032001-00.20
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Ave Maria Development
Impact Fee Calculations
Table of Contents
I. INTRODUCTION......................................................................................................... 1 r
II. PARKS AND RECREATIONAL FACILITIES IMPACT FEE ANALYSIS ................................... 4
r
Background...................................................................................................................... 4 R
a
Park Land Inventory and Level of Service....................................................................... 5 E
d
Recreational Facilities...................................................................................................... 6 >
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Total Cost Analysis........................................................................................................... 13
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Adjusted Parks and Recreation Impact Fee Schedule 14 R
III. SUMMARY & CONCLUSIONS 1s
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Appendices:
N
T-
Appendix A: Ave Maria Site Build Out Map
Benesch Ave Maria Development
March 2023 i Impact Fee Calcidations, --
I
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I. Introduction
Ave Maria is a 5,027-acre master planned development in Collier County's Rural Land
Stewardship Area in the eastern part of the County, approximately 50-minute drive from Naples.
The community is a mixed -use development with retail, restaurants, hotel, other convenience,
and industrial land uses located within the development in addition to residential units. In
addition, the community also has a university.
Table 1-1 shows the current development built on the site and the entitlements approved for full
build -out of the site for key land uses in the development that inform mixed -use analysis.
Benesch determined current development levels by land use from Florida Department of
Revenue data reported in 2021 and building square footage recorded in parcel records on the
Collier County Property Appraiser website, accessed in November of 2021, in conjunction with
developer maps and Google maps to determine land use type classifications. In addition to these
uses, the community's university is currently operational and planned for 6,000 students on 956
acres. In addition, there are public -school sites which are ultimately planned for 48 acres of the
development, along with other existing and planned community and civic uses.
Table 1-1
Existing Development and Full Build -Out Development Program for Key Uses in Ave Maria
Ave Maria Existing
n— nn--.- EMI o 717 —.a
*100,000 sf of retail assumed to be restaurant at build -out.
Note: "sf' indicates square footage.
Sources: Existing development based on Florida Department of Revenue data reported in 2021 and building square
footage estimates from Collier County Property Appraiser records, accessed in November of 2021, in conjunction
with developer maps and Google maps to determine land use type classifications; full build -out based on entitlement
information received from Ave Maria Development, LLLP.
Map 1-1 on page 3 presents the planned layout of land uses in the development. Retail, office,
and restaurant developments to -date are located in the Town Core, Town Center 1, and Town
Center 3; these areas are collectively referred to as the Ave Maria "Commercial Area" for the
purposes of this report. The Arthrex facility site, the current industrial use in the community, is
located in Town Center 2b. The remainder of Town Center 2b and Town Center 2a is not yet
developed. Ave Maria Development includes two larger parks with several recreational facilities,
including sports fields, swimming pool, water park, among others.
Benesch Ave Maria Development
April 2023 1 Impact Fee Calc
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Given the size, amenities, and location of the development, the residents are more likely to use
parks that are located within the development than driving longer distances for other public
pa rks.
To evaluate these variables and calculate associated impact fees, in collaboration with Collier
County, the Ave Maria Development, LLLP retained Benesch (formerly Tindale Oliver). This
technical report provides results of this analysis for the parks and recreation impact fees.
Benesch Ave Maria Development
April 2023 2 Impact Fee Calcylatiom
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II. Parks and Recreational Facilities Impact Fee Analysis
This section addresses the analysis used in developing an appropriate parks and recreation
impact fee reduction levels for Ave Maria Development. The elements addressed in this section
include:
• Background
• Park Land Inventory & Level of Service
• Recreational Facilities Inventory & Level of Service
• Total Impact Cost
• Adjusted Parks and Recreation Impact Fee Schedule
Background
Collier County has two types of parks and recreation impact fees: one for community parks and
another for regional parks. Given that the County does not have an adopted definition for each
type of parks, the following criteria was evaluated in comparing parks located in Ave Maria:
• Size of parks: The County's regional parks inventory includes parks with acreage ranging
from 0.5 acres to over 200 acres. The size of community parks range from 3 acres to 120
acres.
• Recreational facilities: While both community parks tend to provide some of the activity
based facilities, such as ballparks, basketball courts, etc., regional parks provide more
passive recreation or specialty facilities, such boating, fishing, water parks, etc.
According to information provided by Ave Maria Development, LLLP, Ave Maria has two parks
totaling nearly 84 acres. These parks, North Park and South Park, provide many similar facilities
to those of Collier County's community and regional parks. Due to their location and available
parks amenities within the immediate area, it is likely that developments within Ave Maria place
less of a burden on parks owned by the County. The following paragraphs provide the analysis
completed to document this differential. It is the intent of the Ave Maria Development to require
new residential units to pay the full community and regional parks impact fees with the fee
differential being allocated to enhance parks within the Ave Maria development. The
Development will be responsible for the collection of the differential fee.
Benesch Ave Maria Development
April 2023 4 Impact Fee Calculations
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Park Land Inventory and Level of Service
The first step in the analysis is to compare the inventory and level of service (LOS) for park land
owned Collier County and Ave Maria Development. Collier County's current parks and recreation
impact fees were calculated in the technical report titled "Collier County Parks and Recreation
Impact Fee Update Study Final Report, September25, 2015,"by Tindale Oliver. As shown in Table
III-1, the County's achieved LOS is 1.35 acres per 1,000 residents for community parks and 1.82
acres per 1,000 residents for regional parks. Collier County's adopted level of service is 1.20 acres
per 1,000 residents for community parks and 2.70 acres per 1,000 residents for regional parks.
To determine the LOS for Ave Maria, the total acreage of each park is divided by 2020 and build -
out population and multiplied by 1,000. Ave Maria's overall 2020 LOS is 13 acres per 1,000
residents, which decreases to 3.63 acres per 1,000 residents at build -out assuming no new parks
are developed. As shown in Table III-1, Ave Maria's achieved LOS for park land exceeds the LOS
used in the calculation of Collier County's parks impact fees both with the current and build -out
populations. In addition, the current achieved LOS also exceeds the County's adopted LOS
standards and achieved LOS at build -out exceeds the adopted LOS standard for community parks.
However, in the case of regional parks, a portion of the County's land inventory is associated with
beach access. Ave Maria's park land inventory lacks this component.
Benesch Ave Maria Development
April 2023 5 Impact Fee Calculations
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Table III-1
LOS Comparison of Land (Acres per 1,000 residents)
nventory Achieved Adopted
• ..
Collier County
LOS•
.
Community
503.34
1.35
1.20
1.20
Regional
759.42
1.82
2.70
1.82
Total
1,262.76
3.17
3.90
3.02
Ave Maria
Inventory
(Acres) ill
Achieved LOSI2J
Current Pop Build -out Pop
North Park
63.40
10.16
2.76
South Park
20.101
3.22
0.87
Total
83.501
13.38
3.63
Population
Collier County Community Parks Service Area Population (4)
373,211
Collier County Regional Parks Service Area Population (4)
418,048
Ave Maria Development 2020 Population (5)
6,242
Ave Maria Development Build -out Population (6)
22,977
1) Source: Collier County Parks and Recreation Impact Fee Update Study, Final Report September 25,
2015 and Ave Maria Development
2) Inventory acres (Item 1) divided by each park classification associated population (Item 4, Item 5 or
Item 6) multiplied by 1,000
3) Source: Collier County Parks and Recreation Impact Fee Update Study, Final Report, September 25,
2015
4) Source: Collier County Parks and Recreation Impact Fee Update Study, Final Report September 25,
2015
5) Source: U.S. Census Bureau 2020 Estimates
6) Source: D1 Regional Planning Model v2
Benesch Ave Maria Development
April 2023 6 Impact Fee Calculations
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1 6.F.7.a
Recreational Facilities
The second step in the analysis is assessing Collier County's recreational facility inventory and
identifying the recreational facilities also provided at Ave Maria's parks. Table III-2 presents a
parks and recreation facility comparison between Collier County and Ave Maria Development.
Green highlighted cells indicate availability of the facility. As shown in Table II-2, many of the
recreational facilities offered at Collier County community and regional parks are also available
at Ave Maria's North and South Park. For example, both Collier County and Ave Maria parks offer
a water park and swimming pools to their residents. Additionally, both communities offer a range
of sports facilities which can host regional tournaments. In 2023, Ave Maria will be hosting a
softball tournament in which most of the participants are from outside Ave Maria. These
amenities, amongst others reduce the demand for Ave Maria residents to seek parks and
recreation in the broader county.
Benesch Ave Maria Development
April 2023 7 Impact Fee Calculations
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Table II-2
Facility Comparison
Assets
Acres
Collier County
Community
3.0 - 120.0
Parks(i)
Regional
0.5 - 207.7
Ave Maria
North Park
63.40
Parks (2)
South Park
20.10
Amphitheater
Bath House
Boardwalk
Boat Ramp Lane
Bocce Ball Cover
Cabana
Concession Area/Stand/ Trailer/Bldgs
Courts
- Basketball
- Bocce/Shuffleboard
- Handball
- Racquetball
- Tennis
- Volleyball
Disc Golf
Dockmaster
Dog Park
Fields
- Baseball
- Little League Field
- Multiuse (Football/Soccer)
- Softball
Garden Cover
Gazebo / Pier
Learning Center
Maintenance Building/ Shed
Benesch Ave Maria Development
April 2023 8 Impact Fee Calculations
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Table II-2 (Continued)
Facilitv Comparison
Assets
Acres
Collier County Parks(i)
Community Regional
3.0 - 120.0 0.5 - 207.7
Ave Maria
North Park
63.40
Parks (2)
South Park
20.10
Parking Garage
Parking Space (Boat/ Trailer)
Parking Space (Car)
Paved Multiuse Pathway/ Trail
Pavilion
- Basketball Pavilion
- Picnic Pavilion
- Picnic Cover
- Picnic Shelter
Playground
Recreation Facility (Indoor)
Restroom
Roller Hockey Rink
Skate Park
Sun n Fun Lagoon
Swimming Pool
1) Source: Collier County Parks and Recreation Impact Fee Update Study, Final Report, September 25, 2015
2) Source: Ave Maria Development
Recreational Facilitv Level of Service Comparison
The next step is to determine whether recreational facilities available in Ave Maria's parks meet
the County's achieved LOS for the same types of facilities. To determine the facility LOS, the total
unit count of each facility is divided by the population and multiplied by 1,000. As shown in Table
II-3, Ave Maria's LOS for these facilities greatly exceeds the County's LOS.
This analysis suggests that the Ave Maria Development is mitigating its recreational facility needs
by providing them at levels higher on a per capita basis than those provided by Collier County
within unincorporated county or countywide. Given this, the value of these facilities is removed
from the impact cost calculated for Ave Maria residents.
Benesch Ave Maria Development
April 2023 9 Impact Fee Calculations
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Table II-3
Recreational Facility LOS Comparison
Population
•
0• residents
F
373,211
• •••
residents
418,048
•
1,000 residents
6,242
Acres
acres
1.35
1.82
13.38
Amphitheater
amphitheater
0.01
0.00
0.16
Baseball Field/Softball Field
field
0.06
0.01
0.48
Basketball Court
court
0.06
0.00
0.32
Bocce/ Shuffleboard Court
court
0.07
0.00
1.28
Concessions/Restrooms
sq. ft.
19.40
14.18
783.56
Disc Golf
course
0.00
0.00
0.16
Dog Park
pa rk
0.00
0.00
0.16
Little League Field
field
0.02
0.00
0.16
Multiuse Field (Football/ Soccer)
field
0.06
0.02
0.48
Paved Multiuse Pathway/ Trail
mile of trail
0.03
0.02
4.01
Picnic Pavilion
pavilion
0.07
0.05
0.32
Playground
playground
0.03
0.01
0.16
Recreation Facility (Indoor)
sq. ft.
292.21
100.97
801.03
Sun n Fun Lagoon
count
0.00
0.00
0.16
Swimming Pool
pool
0.01
0.00
0.16
Tennis Court
court
0.11
0.00
0.32
Volleyball Court
court
0.00
0.00
0.16
1) Source: Collier County Parks and Recreation Impact Fee Update Study, Final Report September 25, 2015
2) Source: Ave Maria Development
Recreational Facility Cost Component
Table II-4 presents the recreational facilities provided by Collier County, which are not provided
by the Ave Maria Development. This lack of availability would require Ave Maria residents to
travel to County -owned parks to benefit from these facilities. The total value of recreational
facilities that not provided by Ave Maria is approximately $27.2 million, of which $7.2 million is
for community parks and $20.0 million is for regional parks. These values divided by total
recreational facility values provided by the County results in approximately 9 percent for
community parks and 55 percent for regional parks.
Benesch Ave Maria Development
April 2023 10 Impact Fee Calculations
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16.F.7.a
Total Cost Analysis
The capital cost associated with parks and recreation facilities consists of two components:
recreational facilities and park land (both the cost of purchasing the land and the cost of site
preparation/development). As previously discussed, Ave Maria Development's LOS of inland
park land exceeds Collier County's adopted and achieved LOS of park land, which implies that
Ave Maria Development provides sufficient inland park land to mitigate its residents' needs.
However, Collier County's regional park land value includes beach land which is likely to be used
by Ave Maria residents. The value of the beach land is approximately $542 per resident.
As shown in Table II-5, the total parks and recreation value not provided by Ave Maria for
community parks is $17 per resident, which is entirely for recreational facilities. The total parks
and recreation value not provided by Ave Maria for regional parks is $590 per resident; of which
$542 per resident is for land, and $48 per resident is for facilities.
The portion of the impact fee to assess within Ave Maria Development is calculated based on the
ratio of parks land and recreational facility value not provided in Ave Maria to the total value
used to calculate the County's current adopted parks impact fees. As presented, the portion to
assess is 5 percent for community parks and 55 percent for regional parks.
Table II-5
Total Impact Cost Der Resident
Component
Community Regional
Collier County
Land Value per Resident(�)
$149.53
$986.33
Recreational Facilities Value per Resident (2)
190.84
54 .83
Parks & Recreation Total Impact Cost per Resident(3)
$340.37
$1,074.16
Ave Maria Development
Land Value per Resident (not provided by Ave Maria)(4)
$0.00
$542.48
Recreational Facilities Value per Resident (not provided by Ave Maria)(5)
17.12
547.89
Total Parks and Recreation Value per Resident (not provided by Ave Maria)(6)
$17.12
$590.37
Portion of Impact Fee to assess within Ave Maria Development(')
5%
55%
1) Source: Collier County Parks and Recreation Impact Fee Update Study, Final Report, September 25, 2015,
increased by 6.5 percent for community parks and 10.6 percent for regional parks to reflect indexing applied to
the impact fees.
2) Source: Collier County Parks and Recreation Impact Fee Update Study, Final Report, September 25, 2015,
increased by 6.5 percent for community parks and 10.6 percent for regional parks to reflect indexing applied to
the impact fees.
3) Sum of the land cost per resident (Item 1) and recreational facilities value per resident (Item 2)
4) Inland park land is mitigated. Reflects beach park land value.
Benesch Ave Maria Development
April 2023 13 Impact Fee Calculations
Packet Pg. 1156
16.F.7.a
5) Portion of recreational facilities value not provided by Ave Maria Development (Table II-4, Item 14) multiplied
by recreational facilities value per resident (Item 2)
6) Sum of land value per resident (Item 4) and recreational facilities value per resident (Item 5)
7) Ave Maria parks and recreation impact cost (Item 6) divided by Collier County total impact cost (Item 3)
Adjusted Parks and Recreation Impact Fee Schedule
Table II-6 presents the adjusted parks and recreation facilities impact fee schedule for Ave Maria
for residential land use categories based on the assessment percentages presented in Table II-5.
Also presented is Collier County's current adopted fee. As mentioned previously, the full fee
would be paid by the Ave Maria Development, with the understanding that the fees above those
shown in Table II-6 would be dedicated to parks within the Ave Maria development.
Table II-6
sted Parks and Recreation Impact Fee Schedule
Single Family:
<4,000 sf of living space $934 $2,694 $3,628 $47 $1,482 $1,529
4,000 sf or more living space $1,068 $3,081 $4,149 $53 $1,695 $1,748
Multi -Family $455 $1,230 $1,685 $23 $677 $700
Mobile Home $716 $2,145 $2,861 $36 $1,180 $1,216
1) Source: Collier County Growth Management Division, Impact Fee Schedule effective March 30, 2021
2) Source: Collier County Growth Management Division, Impact Fee Schedule effective March 30, 2021
3) Sum of Collier County's impact fees for community parks (Item 1) and regional parks (Item 2)
4) Portion of impact fee to assess within Ave Maria Development for community parks (Table II-5, Item 7)
multiplied by the Collier County's community parks impact fee (Item 1)
5) Portion of impact fee to assess within Ave Maria Development for regional parks (Table II-5, Item 7) multiplied
by the Collier County's regional parks impact fee (Item 2)
6) Sum of adjusted parks impact fee for community parks (Item 4) and regional parks (Item 5)
Benesch Ave Maria Development
April 2023 14 Impact Fee Calculations
Packet Pg. 1157
16.F.7.a
III. Summary & Conclusions
Ave Maria is an over 5,000-acre master planned development located in the eastern Collier
County, approximately 50-minute drive from Naples. In addition to residential subdivisions, the
development also includes commercial properties, parks and recreational amenities, among
others. Given its distance from other activity centers within the county and the availability of
large parks facilities, it is likely that the development's impact is reduced on the parks
infrastructure. Ave Maria Development, LLLP, in collaboration with Collier County, retained
Benesch to review park amenities available on site to determine the level of reduced demand for
parks and recreation facilities, and therefore, parks impact fees. Findings of this analysis include
the following:
o Ave Maria provides sufficient inland park land but does not provide any beach
land.
o The parks located in the development also provide several recreational facilities
at a level similar or higher level than what is provided by Collier County on a per
capita basis.
o Adjusting for the land and facilities provided within Ave Maria results in a fee
schedule that is approximately 5 percent of the full fee for community parks
impact fees and 55 percent of the full fee in the case of regional parks impact fees.
o In addition, the Ave Maria Development, LLLP proposes to continue to collect the
full parks impact fees, with revenues associated with the difference allocated to
enhancing parks in Ave Maria. The Development will be responsible for the
collection of differential fee.
Benesch Ave Maria Development
April 2023 15 Impact Fee Calculations
Packet Pg. 1158
1 6.F.7.a
Appendix A
Ave Maria Site Buildout Map
Packet Pg. 1159
16.F.7.a
Source: Ave Maria Development, LLC
Benesch Ave Maria Development
April 2023 B-17 Impact Fee Calculations
Packet Pg. 1160
N
Walkirf
Biking Paths
Welcome to the town of Ave Maria. Ave
Maria is a master -planned community
developed by Barron Collier Companies,
the founding family of Collier County.
This self -sustained town includes several
residential neighborhoods, a vibrant
Town Center with shopping and dining,
active lifestyle amenities, business parks
office space, a university and schools, ;
and thousands of acres of preserved
environmental lands.
-A significant network of parks and
recreational areas is in the master plan
of Ave Maria. About 45% of the total
town area is devoted to lakes and open
space. There are over 100 miles of
walking, biking, and nature paths within
the community of Ave Maria. These paths
are utilized by many running events
throughout the year.
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Cross-country Meets are organized for
regional high schools and also university
students bringing hundreds of runners
and their families to town for each meet.
Lipman Family Farms 5K fundraiser is
located in Ave Maria and brings local and
distant walkers, runners and community
members. Future plans include nature trails
in Ave Maria where visitors can enjoy more
of the natural environment.
NO,,
Ave Mara
A BIG KIND OF SMALL TOWN
t.�
REGIONAL PARKS IN AVE MARIA
North Park
1y\
North Park offers visitors recreational
amenities such as soccer and baseball
fields, picnic pavilions, tennis and
basketball courts, recently renovated tot
lot and playground, walking/running trail,
disc golf, restrooms, and concessions.
North Park is home to pick-up soccer,
basketball, flag football and disc golf
games. Disc golf is difficult to find in
the area and many teams meet up on a
regular basis to play this sport. A non-
resident soccer league meets on the
weekend as well as Little League games
that attract players from Ave Maria and the
surrounding areas.
North Park is home to Ave Maria University
and Donahue Academy cross-country
meets which brings athletes and families
from across the state of Florida. The Ave
Maria Master Association puts on many
popular events throughout the year
including an annual yard sale event, health
and wellness fair, Memorial Day Parade,
Easter event, Fall festival and more. There
is no "entrance fee" to these events;
anyone is welcome.
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WHAT'S TO COME
Two additional baseball fields
8-12 pickleball courts
2 additional dog parks
1 additional regulation size sports field
(football, soccer, lacrosse)
Ave Maria
A BIG KIND OF SMALL TOWN
14 REGIONAL PARKS IN AVE MARIA
Sout-h Park
South Park in Ave Maria is located towards
the main entrance off of Ave Maria Blvd.
The park features a softball Field, 8 Bocce
Ball Courts, Tennis Courts, Walking/Running
Trail, Amphitheater, Picnic Pavilions, Large
and Small Dog Park and Restrooms. The
park hosts weekly co-ed softball games,
walking groups, and large live music events.
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Fitness groups such as Ave Bootcamp
utilize this space for group exercises,
runs and other weekly workouts on the
fields, courts and running trails. A traveling
softball league practices and plays games
on the field, and the dog park is a popular
spot for residents and beyond.
AvelMaria
A BIG KIND OF SMALL TOWi
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The water park features a resort -style •.=
pool, cascading spa, water volleyball area, �• * -' ,.
water aerobics area, four 25-meter lap '�� '.'• • •' '` :} : - � i
lanes, interactive play features, open tube '-'•�
water slide, enclosed tube water slide, k -, .'
beach volleyball court, picnic pavilions, '
restrooms, and concessions. The Water ;
Park is an ideal venue to host reoccurring • 5 : ; ,; _
aqua exercise classes, poolside yoga, '
swim lessons and community events'
throughout the year. �. # ' ,; Y{ +
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AveMaria
A BIG KIND OF SMALL TOWN i
REGIONAL PARKS IN AVE MARIA �-
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-Golf
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Ave Maria offers the public two 18-hole
championship golf courses designed by
Gordon Lewis. Panther Run, located in
Del Webb Naples, and The National Golf
& Country Club is situated in The National
community by Lennar.
a4ii .5 i1 �{� 7e
Del Webb offers guests a spot to dine
and enjoy the view at the Rusty Putter
Restaurant. The amenity center also
includes two Clubhouses, The Oasis Club
and The Grand Hall,12 pickleball courts,
resort -style pool and so much more.
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TV I
In The National Golf & Country Club, the
golf course will soon be accompanied
by har-tru tennis courts, a resort pool and
cafe, and a state-of-the-art fitness center.
The National hosts golf events, including
annual fundraisers that brings the
Southwest Florida community together.
AvelMar-i1 a
A BIG KIND OF SMALL TOWN
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THE CLUB AT DEL WEBB NAPLES
Del Webb is Ave Maria's active adult (55+)
community. Amenities currently include a
recently renovated 18-hole championship golf
course, complete with practice greens and aqua
range, a Pro Shop, and PGA professionals ready
to help you with your swing. The 12,000 sq. ft.
Oasis clubhouse features a resort pool, lap pool,
12 pickleball courts, 4 Bocce ball courts, fitness
center, locker rooms, steam room and sauna, as
well as tennis courts, fire pit, library, arts & crafts
room, and catering kitchen for private events.
Grand Hall boasts 14,000 sq. ft. Grand Hall. The
Oasis Club is exclusive to Del Webb residents
and features a resort and lap pool, fitness
center and locker rooms, steam room & sauna,
bocce ball, pickleball courts, tennis courts,
fire pit, library, arts & crafts room, and catering
kitchen for private events. The Del Webb
brand is synonymous with lifestyle. The full-time
lifestyle director creates a world of things &
social activities for residents. Popular Club and
Activities in Del Webb include: fitness and dance
clubs, art & book club, technology clubs, golf
leagues, events, and excursions.
k
THE CLUB AT MAPLE RIDGE
is a luxury amenity center exclusive to its
residents. Inside you will find a fitness center
with aerobics studio, sauna, and massage
rooms, as well as elegant gathering spaces
such as billiards and card rooms and an
exhibition kitchen and children's playroom.
Outside you will find a resort style pool
with outdoor grilling and entertaining area,
playground, and outdoor fitness stations and
pickleball courts. A full-time lifestyle director
organizes fun activities for all ages in Maple Ridge.
THE NATIONAL GOLF AND COUNTRY CLUB BY LENNAR
offers a resort lifestyle. The golf course
designed by Gordon Lewis is complete with
a chipping area, driving range, putting green,
and a Pro Shop. Other outdoor amenities will
include a resort -style pool and spa, chickee bar,
pickleball, bocce ball, and tennis courts with
a tennis center and Pro Shop. The Sports Club
will offer a state -of -the art fitness center, yoga/
aerobics room, saunas, spa/massage rooms,
and a nail and beauty salon. The main Clubhouse
will have a grille room, formal dining room, and
plenty of social gathering spaces.
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Over 3,000 visitors come to each of these
signature events. Farmers Markets are every
Saturday January - end of April and offer over
30 vendors to browse from. The Sunshine State
Steak Cook -Off is another popular event and
The Ave Maria Town Center hosts over 60
serves as a fundraiser to Donahue Academy,
businesses serving Ave Maria and surrounding
the K-12 private school in town. The Fitness
communities. These businesses include dining
Center in the Town Center not only services
and shopping, services and also healthcare
residents but also services Arthrex employees,
services. The Town Center is also the location
and other town employees.
for many Ave Maria Development events such
as Taste of Ave, Blues, Brews & BBQ Festival,
Margarita & Taco Festival and the Arts & Crafts
`
Festival.
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16.F.7.a
Ave Maria
1111i
BARRON
COLLIER
C L- P H. ICI I C J
Ave Maria
Jaclyn Canerdy
13-Mar-23
Parks and Recreation Summary I
Regional Parks
Future Trail Park
$
14,570,957.00
North Park
$
12,102,884.00
South Park
$
6,331,099.90
Water Park
$
12,018,900.00
Lake Park
$
5,280,069.35
Future Neighborhood Park
$
3,243,100.10
Total $ 53,547,010.35
Champion Golf Course
Panther Run Golf Course $ 15,400,000.00
Total $ 15,400,000.00
Champion Golf Course & Community
The National Golf and County Club by
Lennar $ 22,284,740.00
Total $ 22,284,740.00
Community Parks
The Club at Del Webb Naples $ 29,523,960.00
The Club at Maple Ridge $ 8,729,000.00
Total $ 38,252,960.00
Town - General
Ave Maria Town Center $ 1,500,000.00
Fitness Facility $ 460,000.00
Total $ 1,960,000.00
Total $ 131,444,710.35
Packet Pg. 1185
1 6.F.7.a
Ave Maria BARRON
COLLIER
C) 'V' P to N I L :_
Description Amount Unit
WRA Trail Park, Total Size 528.9 AC
Regional Parks
Future Trail Park
Jaclyn Canerdy
13-Mar-23
Programmed in 5 Year CIP Amount Unit Cost -Per -Unit Total
Lakes 67.81 AC $ 96,800.00 $ 6,564,008
35' Trail 8.5 MI $ 941,994.00 $ 8,006,949
Total $ 14,570,957.00
v-
Packet Pg. 1186
16.F.7.a
I
Jaclyn Canerdy
'J j
I i h
13-Mar-23
Ave Maria BARRON
COLLIER
Regional Parks
North Park
Description
Amount
Unit
North Community Park, Total Size
40.6
AC
Currently Ezisiting
Amount
Unit
Cost -Per -Unit Total
Large Pavilion
1
EA
$ 75,000.00 $ 75,000.00
Small Pavilion
2
EA
$ 45,000.00 $ 90,000.00
9- Hole Disc Golf Course
1
EA
$ 90,000.00 $ 90,000.00
Baseball Field
2
EA
$ 1,072,500.00 $ 2,145,000.00
Team Dugout
8
EA
$ 27,500.00 $ 220,000.00
Child Playground
1
EA
$ 132,000.00 $ 132,000.00
Basketball Court
2
EA
$ 55,000.00 $ 110,000.00
Restroom Facility
2
EA
$ 495,000.00 $ 990,000.00
Soccer Field
2
EA
$ 1,250,000.00 $ 2,500,000.00
Parking Spaces
355
EA
$ 5,200.00 $ 1,846,000.00
Lake
3.87
AC
$ 96,800 $ 374,616
Concessions
1
EA
$ 82,500.00 $ 82,500
Walking Trail
2
MI
$ 246,884.00 $ 493,768
Total $ 9,148,884
Programmed In S Year CIP
Amount
Unit
Cost -Per -Unit Total
Soccer Field
2
EA
$ 1,250,000.00 $ 2,500,000.00
Dog Park
2
EA
$ 75,000.00 $ 150,000.00
Pickleball Court
8
EA
$ 38.000.00 $ 304.000.00
Total $ 2,954,000
Total Development
Amount
Unit
Cost -Per -Unit
Total
Large Pavilion
I
EA
$ 75,000.00 $
75,000.00
Small Pavilion
2
EA
$ 45,000.00 $
90,000.00
9- Hole Disc Golf Course
1
EA
$ 90,000.00 $
90,000.00
Baseball Field
2
EA
$ 1,072,500.00 $
2,145,000.00
Team Dugout
8
EA
$ 27,500.00 $
220,000.00
Soccer Field
4
EA
$ 1,250,000.00 $
5,000,000.00
Walking Trail
2
MI
$ 246,884.00 $
493,768.00
Lake
3.87
AC
$ 96,800 $
374,616.00
Parking Spaces
355
EA
$ 5,200.00 $
1,846,000.00
Restroom Facility
2
EA
$ 495,000.00 $
990,000.00
Basketball Court
2
EA
$ 55,000.00 $
110,000.00
Child Playground
1
EA
$ 132,000.00 $
132,0W.00
Concessions
I
EA
$ 82,500.00 $
82,500.00
Pickleball Court
8
EA
$ 38,000.00 $
304,000.00
Dog Park
2
EA
$ 75,000.00 $
150,000.00
Total $ 12,102,884.00
LAKE
Packet Pg. 1187
1 6.F.7.a
IIIII
Jaclyn Canerdy
AveMar a BARRON
13-Mar-23
COLLIER
Regional Parks
COMPANIES
South Park
Description
Amount
Unk
South Community Park, Total Size
18.7
AC
I
Currently EVlslting
Amount
Unk
Cost-Per-Unk Total
Softball Field
I
EA
$1,072,500.00 $1,072,500.00
Bocce Ball Court
8
EA
[[
$ 20,2$ 161,0.00 r
Tennis Court
2
EA
$ 115,540A000.00 $ 231,92000.00
Walking/Running Trail
0.35
MI
$ 570,514.00 $ 199,679.90
Ampitheater
I
EA
$1,705,0D0.00 $1,705,000.00
Picnic Pavilion
2
EA
$ 75,000.00 $ 150,000.00
Large Dog Park
1
EA
$ 165,000.00 $ 165,000.00
Small Dog Park
1
EA
$ 85,000.00 $ 85,000.00
Restroom Facility
2
EA
$ 495,000.00 $ 990,000.00
Parking Spaces
80
EA
$ 5,200.00 $ 416,000.00
Total $S,176,099.9D
Programmed In S Year CIP
Amount
Unk
Cost-Per-Unk Total
Tennis Court
10
EA
$ 115,500.00 $1,155,000.00
Total $I,1SS,000.00
Total Development
Amount
Unk
Cost-Per-Unk Total
Softball Field
1
EA
$ 1,072,500.00 $ 1,072,500.00
Bocce Ball Court
8
EA
$ 20,240.00 $ 161,920.00
Tennis Court
12
EA
$ 115,500.00 $ 1,386,000.00
Walking/Running Trail
0.35
MI
$ 570,514.00 $ 199,679.90
Ampitheater
1
EA
$ 1,705,000.00 $ 1,705,000.00
Picnic Pavilion
2
EA
$ 75,000.00 $ 150,000.00
Large Dog Park
1
EA
$ 165,000.01 $ 165,000.00
Small Dag Park
1
EA
$ 85,000.00 $ SS,000.00
Restroom Facility
2
EA
$ 495,000.00 $ 990,000.00
Parking Spaces
80
EA
$ 5,200.00 $ 416,000.00
Total $ 6,331,099.90
VP
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Packet Pg. 1188
1 6.F.7.a
1111i
Ave Maria BARRON
COLLIER
Description Amount Unit
Water Park, Total Size 24 AC
Jaclyn Canerdy
13-Mar-23
Regional Parks
Water Park
Currently Exisiting
Amount
Unit
Cost -Per -Unit
Total
Resort Style Pool
1
EA
$
1,650,000.00
$ 1,650,000.00
Cascading Spa
1
EA
$
825,000.00
$ 825,000.00
25-Meter Lap Lanes
4
EA
$
770,000.00
$ 3,080,000.00
Open Tube Waterslide
2
EA
$
350,000.00
$ 700,000.00
Enclosed Tube Waterslide
1
EA
$
350,000.00
$ 350,000.00
Beach Volleyball Court
A
$
75,000.00
$ 75,000.00
Picnic Pavilions
1
EA
$
75,000.00
$ 75,000.00
Restrooms
1
EA
$
495,000.00
$ 495,000.00
Concessions
1
EA
$
82,500.00
$ 82,500.00
Tennis Court
A
$
115,500.00
$ 115,500.00
Lockers
1
EA
$
55,000.00
$ 55,000.00
Children Pool
1
EA
$
1,072,500.00
$ 1,072,500.00
Parking Spots
267
EA
$
5,200.00
$ 1,388,400.00
Paver Cool Deck
1
EA
$
900,000.00
$ 900,000.00
Total $ 10,863,900.00
Programmed in 5 Year CIP Amount Unit Cost -Per -Unit Total
Tennis Court 10 EA $ 115,500.00 $ 1,155,000.00
Total $ 1,155,000.00
Total Development
Amount
Unit
Cost -Per -Unit
Total
Resort Style Pool
1
EA
$ 1,650,000.00
$ 1,650,000.00
Cascading Spa
1
EA
$ 825,000.00
$ 825,000.00
25-Meter Lap Lanes
4
EA
$ 770,000.00
$ 3,080,000.00
Open Tube Waterslide
2
EA
$ 350,000.00
$ 700,000.00
Enclosed Tube Waterslide
1
EA
$ 350,000.00
$ 350,000.00
Beach Volleyball Court
A
$ 75,000.00
$ 75,000.00
Picnic Pavilions
1
EA
$ 75,000.00
$ 75,000.00
Restrooms
1
EA
$ 495,000.00
$ 495,000.00
Concessions
1
EA
$ 82,500.00
$ 82,500.00
Tennis Court
11
EA
$ 115,500.00
$ 1,270,500.00
Lockers
1
EA
$ 55,000.00
$ 55,000.00
Children Pool
1
EA
$ 1,072,500.00
$ 1,072,500.00
Parking Spots
267
EA
$ 5,200.00
$ 1,388,400.00
Paver Cool Deck
1
EA
$ 900,000.00
$ 900,000.00
Total $ 12,018,900.00
Packet Pg. 1189
1 6.F.7.a
III
'I Jaclyn Canerdy
13-Mar-23
Ave Maria BARRON
COLLIER Regional Parks
Lake Park
Description Amount Unit
Lake Park, Total Size 60.7 AC
Currently Exisiting
Amount
Unit
Cost -Per -Unit
Total
Lakes
41.4
AC
$ 96,800.00
$ 4,007,520.00
12'Lighted Path
2.35
MI
$ 350,021.00
$ 822,549.35
Spa Pool
1
EA
$ 350,000.00
$ 350,000.00
Restrooms
1
EA
$ 100,000.00
$ 100,000.00
Total $ 5,280,069.35
Packet Pg. 1190
16.F.7.a
' 1 I 1 i Jaclyn Canerdy
Ave Maria B A R R o N 13-Mar-23
COLLIER Neighborhood General
Future Neighborhood Park
Description Amount Unit
Future Neighborhood Park 9.7 AC
Programmed in 5 Year CIP
Amount
Unit
Cost -Per -Unit
Total
Flex Field
1
EA
$ 1,200,000.00
$ 1,200,000.00
Tennis Court
4
EA
$
115,500.00
$ 462,000.00
Basketball Court
2
EA
$
55,000.00
$ 110,000.00
Dog Park
1
EA
$
95,000.00
$ 95,000.00
Gazebo
2
EA
$
145,000.00
$ 290,000.00
Parking Spaces
161
EA
$
5,200.00
$ 837,200.00
Children Playground
1
EA
$
132,000.00
$ 132,000.00
10' Walking/Running Trail
0.45
MI
$
259,778.00
$ 116,900.10
Total $ 3,243,100.10
1—
Packet Pg. 1191
16.F.7.a
Ave Maria
11111
BARRON
COLLIER
C_ _ . PA N I _ S
Jaclyn Canerdy
13-Mar-23
Champion Golf Courses
Panther Run Golf Course
Currently Exisiting Amount Unit Cost -Per -Unit Total
18-Hole Championship Golf Course 1 EA $ 15,400,000.00 $ 15,400,000.00
Total $ 15,400,000.00
Packet Pg. 1192
16.F.7.a
11111
Ave Maria BARRON
COLLIER
C 0 V P A N I Lz S
Jaclyn Canerdy
13-Mar-23
Championship Golf Courses &
Community Parks
The National Golf and Country Club
Lennar
Currently Exisiting
Amount
Unit
Cost -Per -Unit
Total
18-Hole Championship Golf Course
1
EA
$ 15,400,000.00
$ 15,400,000.00
Resort -Style Pool
1
EA
$
975,000.00
$
975,000.00
Spa/Massage Room
1
EA
$
800,000.00
$
800,000.00
Chickee Bar
1
EA
$
15,000.00
$
15,000.00
Pickelball
1
EA
$
38,000.00
$
38,000.00
Bocce Ball
1
EA
$
20,240.00
$
20,240.00
Tennis Court
1
EA
$
115,500.00
$
115,500.00
Fitness Center
1
EA
$
750,000.00
$
750,000.00
Yoga/Aerobics Room
1
EA
$
250,000.00
$
250,000.00
Saunas
1
EA
$
50,000.00
$
50,000.00
Nail and Beauty Salon
1
EA
$
500,000.00
$
500,000.00
Grille Room
1
EA
$
75,000.00
$
75,000.00
Formal Dining Room
1
EA
$
1,050,000.00
$
1,050,000.00
Social Gathering Spaces
1
EA
$
200,000.00
$
200,000.00
Total
$
20,238,740.00
Programmed in 5 Year CIP
Amount
Unit
Cost -Per -Unit
Total
Har-Tru Tennis Court
2
EA
$
115,500.00
$
231,000.00
Resort -Style Pool
1
EA
$
975,000.00
$
975,000.00
Cafe
1
EA
$
90,000.00
$
90,000.00
Fitness Center
1
EA
$
750,000.00
$
750,000.00
Total
$
2,046,000.00
Total Development
Amount
Unit
Cost -Per -Unit
Total
18-Hole Championship Golf Course
1
EA
$
15,400,000.00
$
15,400,000.00
Resort -Style Pool
2
EA
$
975,000.00
$
1,950,000.00
Spa/Massage Room
1
EA
$
800,000.00
$
800,000.00
Chickee Bar
1
EA
$
15,000.00
$
15,000.00
Pickelball
1
EA
$
38,000.00
$
38,000.00
Bocce Ball
1
EA
$
20,240.00
$
20,240.00
Tennis Court
3
EA
$
115,500.00
$
346,500.00
Fitness Center
2
EA
$
750,000.00
$
1,500,000.00
Yoga/Aerobics Room
1
EA
$
250,000.00
$
250,000.00
Saunas
1
EA
$
50,000.00
$
50,000.00
Nail and Beauty Salon
1
EA
$
500,000.00
$
500,000.00
Grille Room
1
EA
$
75,000.00
$
75,000.00
Formal Dining Room
1
EA
$
1,050,000.00
$
1,050,000.00
Social Gathering Spaces
1
EA
$
200,000.00
$
200,000.00
Cafe
1
EA
$
90,000.00
$
90,000.00
Total $ 22,284,740.00
Packet Pg. 1193
16.F.7.a
1111i
Ave Maria BaRRo N
COLLIER
COY PA. N I t S
Jaclyn Canerdy
13-Mar-23
Community Parks
The Club at Del Webb Naples
Currently Exisiting
Amount
Unit
Cost -Per -Unit
Total
Rusty Putter Restaurant
1
EA
$
3,000,000.00
$
3,000,000.00
The Oasis Club
1
EA
$
2,100,000.00
$
2,100,000.00
The Grand Hall
1
EA
$
1,250,000.00
$
1,250,000.00
Pickleball Courts
12
EA
$
38,000.00
$
456,000.00
Resort -Style Pool
1
EA
$
975,000.00
$
975,000.00
18-hole Championship Golf Course
1
EA
$
15,400,000.00
$
15,400,000.00
Pro Shop
1
EA
$
150,000.00
$
150,000.00
Lap Pool
2
EA
$
770,000.00
$
1,540,000.00
Bocce Ball Court
4
EA
$
20,240.00
$
80,960.00
Fitness Center
2
EA
$
750,000.00
$
1,500,000.00
Locker Rooms
2
EA
$
55,000.00
$
110,000.00
Steam Room
2
EA
$
50,000.00
$
100,000.00
Sauna
2
EA
$
50,000.00
$
100,000.00
Tennis Court
4
EA
$
115,500.00
$
462,000.00
Fire Pits
2
EA
$
50,000.00
$
100,000.00
Library
2
EA
$
500,000.00
$
1,000,000.00
Arts & Crafts Room
2
EA
$
500,000.00
$
1,000,000.00
Catering Kitchen
2
EA
$
100,000.00
$
200,000.00
Total $ 29,523,960.00
Packet Pg. 1194
16.F.7.a
Aire Maria
11111
BARRON
COLLIER
Jaclyn Canerdy
13-Mar-23
Community Parks
The Club at Maple Ridge
Currently Exisiting
Amount
Unit
Cost -Per -Unit
Total
Amenity Center
1
EA
$ 4,000,000.00
$ 4,000,000.00
Fitness Center
1
EA
$
750,000.00
$
750,000.00
Aerobics Studio
1
EA
$
250,000.00
$
250,000.00
Sauna
1
EA
$
50,000.00
$
50,000.00
Massage Rooms
1
EA
$
80,000.00
$
80,000.00
Billards Room
1
EA
$
900,000.00
$
900,000.00
Card Room
1
EA
$
600,000.00
$
600,000.00
Exhibition Kitchen
1
EA
$
100,000.00
$
100,000.00
Children's Playroom
1
EA
$
70,000.00
$
70,000.00
Resort -Style pool
1
EA
$
975,000.00
$
975,000.00
Outdoor Grilling
1
EA
$
400,000.00
$
400,000.00
Entertaining Area
1
EA
$
150,000.00
$
150,000.00
Playground
1
EA
$
132,000.00
$
132,000.00
Outdoor Fitness Stations
1
EA
$
120,000.00
$
120,000.00
Pickleball Court
4
EA
$
38,000.00
$
152,000.00
Total $ 8,729,000.00
Packet Pg. 1195
Jaclyn Canerdy
13-Mar-23
1 6.F.7.a
Ave Maria BARRON
COLLIER Town General
r_O?IPANIES
Ave Maria Town Center Park
Currently Exisiting Amount Unit Cost -Per -Unit Total
Center Park with Benches, Landscape, and 1 EA $ 1,500,000.00 $ 1,500,000.00
Total $ 1,500,000.00
M
Q
Packet Pg. 1196
1 6.F.7.a
Aire Mari a
11111
BARRON
COLLIER
P A N I E S
Jaclyn Canerdy
13-Mar-23
Town General
Ave Maria Center Fitness Facility
Currently Exisiting Amount Unit Cost -Per -Unit Total
Fitness Facility 1 EA $ 460,000.00 $ 460,000.00
Total $ 460,000.00
Packet Pg. 1197
1 6.F.7.b
benesch
Ave Maria Development
Transportation
Impact Fee Analysis
Final Report
April 6, 2023
Prepared for:
Ave Maria Development, LLLP
2600 Golden Gate Parkway
Ave Maria, FL 34142
ph (239) 262-2600
Prepared by:
Benesch
1000 N. Ashley Dr., Suite 400
Tampa, Florida 33602
ph (813) 224-8862
E-mail: nkamp@benesch.com
1032001-00.20
Packet Pg. 1198
1 6.F.7.b
Ave Maria Development
Impact Fee Calculations
Table of Contents
I. INTRODUCTION......................................................................................................... 1
r
II. TRANSPORTATION IMPACT FEE ANALYSIS.................................................................. 4
Q.
Overview of Analytical Approaches 4 E
aD
Internal Capture Rate Calculations................................................................................. 15
M
Adjusted Transportation Impact Fee Schedule 18
............................................................... L
III. SUMMARY & CONCLUSIONS 22
�L
C�
G
Appendices: >
Q
Appendix A: Ave Maria Site Build Out Map N
r
Appendix B: Survey Documentation coo
N
Benesch Ave Maria Development
April 2023 i Impact Fee Calc
Packet Pg. 1199
1 6.F.7.b
I. Introduction
Ave Maria is a 5,027-acre master planned development in Collier County's Rural Land
Stewardship Area in the eastern part of the County, approximately 50-minute drive from Naples.
The community is a mixed -use development with retail, restaurants, hotel, other convenience,
and industrial land uses located within the development in addition to residential units. The
community also has a university.
Table 1-1 shows the current development built on the site and the entitlements approved for full
build -out of the site for key land uses in the development that inform mixed -use analysis.
Benesch determined current development levels by land use from Florida Department of
Revenue data reported in 2021 and building square footage recorded in parcel records on the
Collier County Property Appraiser website, accessed in November of 2021, in conjunction with
developer maps and Google maps to determine land use type classifications. In addition to these
uses, the community's university is currently operational and planned for 6,000 students on 956
acres. In addition, there are public -school sites which are ultimately planned for 48 acres of the
development, along with other existing and planned community and civic uses.
Table 1-1
Existing Development and Full Build -Out Development Program for Key Uses in Ave Maria
Ave Maria Existing
n— nn--.- EMI o 717 —.a
*100,000 sf of retail assumed to be restaurant at build -out.
Note: "sf' indicates square footage.
Sources: Existing development based on Florida Department of Revenue data reported in 2021 and building square
footage estimates from Collier County Property Appraiser records, accessed in November of 2021, in conjunction
with developer maps and Google maps to determine land use type classifications; full build -out based on entitlement
information received from Ave Maria Development, LLLP.
Map 1-1 on page 3 presents the planned layout of land uses in the development. Retail, office,
and restaurant developments to -date are located in the Town Core, Town Center 1, and Town
Center 3; these areas are collectively referred to as the Ave Maria "Commercial Area" for the
purposes of this report. The Arthrex facility site, the current industrial use in the community, is
located in Town Center 2b. The remainder of Town Center 2b and Town Center 2a is not yet
developed.
Given the size, amenities, and location of the development, it is likely that there is a higher rate
of internal capture for trips associated with non-residential land uses.
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To evaluate these variables and calculate associated transportation impact fees, in collaboration
with Collier County, the Ave Maria Development, LLLP retained Benesch (formerly Tindale Oliver).
This technical report provides results of this analysis.
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II. Transportation Impact Fee Reduction Analysis
Benesch used four different analytical methods to study the internal capture rate of the Ave
Maria development for residential and commercial developments, with more emphasis on non-
residential land uses. This information was used to determine whether the development's
internal capture rates are higher than the countywide averages used to develop Collier County's
transportation impact fee and the resulting effect on the transportation impact fee schedule for
non-residential land uses. The following paragraphs provide a detailed explanation of the
analysis completed.
Overview of Analytical Approaches
The four internal capture analyses review different geographic boundaries and focus on
different combinations of land uses to evaluate which land uses should receive a discount.
• The NCHRP 684 approach included all developments and concluded that there was not
enough support to provide a discount to residential land uses. In other words, there are
not enough non-residential developments to support the residential developments, and
therefore, residents will still have to travel to other parts of the county for work or
services.
• The D1 Regional Model approach also considered all land uses and reached a similar
conclusion as the NCHRP model.
• The Replica model focused on where non-residential land uses are concentrated.
Therefore, the internal capture of this area is different than when all residential land
uses are included.
• Finally, the travel characteristics surveys focused on convenience retail, which is even a
smaller area and demonstrates the highest capture rate.
Trip Characteristics Surveys
Trip characteristics surveys were conducted at select commercial sites and provided an estimate
for trip capture information for a typical weekday. Surveys were conducted at a sample of four
smaller commercial sites in Ave Maria. The survey included questions on where a customer of a
commercial establishment had just come from prior to visiting the site and where they were
headed just after. A sample survey is provided in the Appendix.
A team of at least two surveyors was stationed at each of four survey sites in the Town Core or
Town Centers of the development, as shown in Map II-2. Surveyors counted the number of
people entering the establishment and collected responses to surveys during the regular business
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hours of the four establishments beginning Tuesday, September 28 through Thursday,
September 30, 2021. Survey teams were instructed not to continue to ask for information if a
person did not show interest, declined to participate, or wanted to discontinue their participation
in the survey.
Establishments were chosen to provide a mix of office and restaurant uses. Publix was planned
as a fifth site to provide representation for large retail; however, corporate approval from Publix
could not be obtained for conducting the survey.
The survey team standardized location labels and information in survey responses (e.g.,
addresses and intersections); label and provided location information, along with additional
online research in some cases, were used to verify the correct origin/destination location.
Responses were excluded when there was not enough information to determine whether origin
and/or destination was inside or outside of the development, when location information was
contradictory, or response information was highly unlikely (e.g., a primary trip to/from Miami, FL
or Pensacola, FL to visit a survey site). Additional responses were excluded for specific analytical
purposes, such as determining trip capture shares when there was not adequate detail to
determine these characteristics based on the information in the response.
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Table II-1 shows the share of survey responses by site compared to total customers counted at
each site, and in turn what share of the responses were usable in some capacity (determining
internal versus external trips, determining trip capture levels, etc.). Responses from at least a
third of the customers were captured at each site and overall; usable survey shares were 95
percent or above of total responses. An additional consideration is that most of the overall and
usable survey responses came from the Tropical Smoothie Cafe, which also had the most
customers overall of all four sites.
Table II-1
Survey Response Counts Compared to Customer Counts by Travel Characteristics Survey Site
Tropical smoothie
955
323
34%
320
99%
Faithful Friends Animal Hospital
72
37
51%
36
97%
Braden Clinic
165
79
48%
75
95%
Dog Gone Cleaners
96
59
61%
56
95%
Total
1 1,288 1
498
39%1
487
98%
Table II-2
Customer Count and Survev Response Shares by Travel Characteristics Survey Site
Survey Lacatio4j%
Tropical Smoothie
Share 011' - Sh
- ;t
74%
WSite
65%
NRespponses by WSfte
66%
Faithful Friends Animal Hospital
6%
7%
7%
Braden Clinic
13%
16%
15%
Dog Gone Cleaners
7%
12%
11%
Total
100%
IDO%
I100f
Results of this analysis suggested an internal capture rate of 89 percent for smaller retail establishments.
These results will be discussed further later in this section.
NCHRP Report 684 Mixed -Use Model
The Institute of Transportation Engineers (ITE) has developed an approach to quantify internal
capture. The initial approach focused on three land use categories:
• Residential;
• Office; and
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• Retail.
Internal capture calculations focus on trip reduction, especially between residential and retail
uses. The data is available for weekday P.M. peak hour, midday, and "daily," which is based on
data collection between noon and 6:30 PM.
Several publications by NCHRP made improvements to the original ITE approach used to calculate
internal capture, which were summarized in the NCHRP Report 684.1 This improved estimate
method was developed based on existing survey data from prior studies plus three pilot data
collection surveys conducted as part of the report study.
• Although the model developed as part of NCHRP Report 684 continued to focus on trip
reduction, three land uses were added: restaurant, hotel, and cinema/entertainment.
These resulted for a higher internal capture percentage. The authors caution users to
limit their applications to these six uses, and that the model was not tested for any
additional land uses.
• NCHRP Report 684 also added weekday A.M. peak hour and created a land use
classification structure that would permit disaggregation of the six land uses to more
detailed categories should enough data become available.
• The report included the effects of proximity (convenient walking distance) between
interacting land uses to represent both compactness and design. It stated that several
planners and architects recommend X-mile or longer walking distances. However,
developers contacted for the study reported that acceptable walking distances range
from 600 to 1,000 feet. The study found that when the major uses were within a
convenient (e.g., covered walkways, etc.) and short walking distance, the capture rate
increased.
• This method reduced the estimation error by half compared to the original ITE method,
resulting in an error rate of about one-fourth of the raw trip generation rates.
The report included limitations on the applicability of the model, indicating it should only be used
for development up to 300 acres. The model is also not recommended for use on suburban
activity centers or "new town" development due to differences in scale and reduced levels of
interconnectivity. The report also states:
"...it cannot be concluded that the methodology will be appropriate for MXDs that differ
significantly from those surveyed in this project in terms of.
1Bochner, Brian S. and additional authors (2011) Enhancing Internal Trip Capture Estimation for Mixed -Use
Development, NCHRP Report 684, Transportation Research Board: Washington, D.C.
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• Regional context, including competing opportunities outside the development, -
Access and parking,
• Scale of the development,
• Complementary land uses, including specific pairs of business types;
• Specific residence types;
• Other component characteristics within each land use category;
• Proximity and connectivity between each pair of land uses, especially the layout of the
land uses relative to each other;
• Other characteristics such as proximity to transit and pedestrian access within and
around the site; and
• Colder locations that might limit or constrain pedestrian traffic"
The criteria used to select mixed -use developments for study in the report included, for example,
that the developments include at least four land uses and be "economically successful (by
appearance) and mature (fully occupied for at least a year and in an area that is mostly
developed)."3
Consequently, there are some limitations in applying this model to the Ave Maria development,
given that it is very large (5,027 acres) relative to the mixed -use developments targeted for the
model. It is also a relatively new development in a suburban context with limited non-residential
options (aside from those within the development itself) nearby.
With these limitations in mind, trip capture was estimated using this model for both full build -
out of the development and existing development in Ave Maria, previously presented in Table I-
1. Full build -out is based on entitlements information provided by Ave Maria Development, LLLP.
Florida Department of Revenue data is a typical source for existing development units and square
footage; however, due to the collection of many buildings/businesses within single parcels of the
development and the generalized documentation of various non-residential uses in a single
"shopping center" category, Benesch developed an alternative way to calculate existing building
square footage by land uses needed for the model. The project team reviewed building square
footage reported with individual building diagrams on the Collier County Property Appraiser
website and compared the buildings with maps from Ave Maria Development, LLLP and Google
Maps to calculate building square footage by non-residential establishment; by categorizing the
Z Bochner and additional authors (2011), p 5.
3 Bochner and additional authors (2011), p 4.
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establishment by land uses in the model, the team calculated a building square footage by land
use.
Furthermore, Benesch conducted a sensitivity analysis of this model in 2018, which identified
optimized development programs to maximize trip capture based on the model from NCHRP
Report 684.4 These hypothetical scenarios are referenced in the trip capture discussion for
comparison to the Ave Maria development program. Results of NCHRP model suggested limited
internal capture due to heavy presence of residential land uses, which will be discussed further
later in this section.
Review of District 1 Regional Planning Model for Travel Demand
Benesch developed a travel demand model with existing -conditions and future buildout-
conditions model scenarios that can estimate traffic conditions and forecast the use of future
area roadways within and in proximity to Ave Maria. This model was based on the current
adopted FSUTMS regional planning model, the D1RPM v. 2.0, using the 2023 Existing plus
Committed (E+C) Network scenario and the Cost Affordable 2045 scenario as the bases for each
scenario modeled. Existing and proposed development levels (including residential, hotel,
commercial, service, industrial, school, and university uses) were converted to model socio-
economic data (SE Data) to be added to the model; existing development was based on the
calculations using building square footage reported on the Collier County Property Appraiser
website in conjunction with developer maps and Google maps to determine land use type
classifications, described in the previous section on the NCHRP Report 684 model.
To accommodate this data, two new Traffic Analysis Zones (TAZs) were added to the model
representing the water park and sports fields in the north of the Ave Maria development area,
and the future services sub -area near the middle of the development. Table II-3 and Table II-4
summarize the land uses by TAZ from documents and data provided by the County, the NCHRP
Report 684 model, and the site developer.
4 Tindale Oliver (2018) Collier County Mixed -Use Development Impact Fee Calculations.
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Table II-3
2021 Ave Maria
TAZ Area
2604 University district
SFDU
190
Land Use by TAZ for D1RPM
SF •., IVIFDU IVIF Pop Hotel DU
433 1,052 1,052 0
Travel Demand Model
Ind. Empl. Com. Empl. Svc. Empl. Tot. Empl. School Univ.
0 0 43 43 0 1122
2878
Town Core/ TC1
0
0
240 240
0
0
228
352
580
0
0
2879
NE of Town Center
290
664
0 0
0
0
6
34
40
340
0
2880
SE of Town Center
995
2,279
70 161
0
123
4
6
133
0
0
2881
SE (National G&CC area)
300
687
48 110
0
9
9
36
54
0
0
2882
SW (Panther Run GC area)
500
1,1451
251 571
01
91
91
361
541
0
0
2444
South (Arthrex area)
0
0
0 01
01
527
01
01
527
01
0
2338*
North sports fields & water park
0
01
01 01
01
21
21
211
251
01
0
Notes: MFDU includes university residence as applicable by TAZ. Employment adjustments made for ALF, school,
university, hotels, and golf courses.
TAZ 2238 added to Ave Maria development area for locational trip generation purposes. Employment converted
from s.f. @ 2/1 k.s.f. Industrial, 3/1 k.s.f. Commercial, 4/1 k.s.f. Services.
Table II-4
Ave Maria Land
TAZ Area
2604 University district
Use at Buildout
SFDU SF Pop
400 1,028
MFDU
3000
by TAZ for
IVIF Pop Hotel DU
3000 0
D1RPM Travel Demand
Ind. Empl. Corn. Empl.
0 60
Svc. Empl.
600
Model
Tot. Empl. School Univ.
660 0 6000
2878
Town Core / TC1
0
0
300
300
0
0
600
500
1,100
0
0
2879
NE of Town Center
1,800
4,608
500
1255
0
0
500
500
1,000
1162
0
2880
SE of Town Center
1,800
4,608
100
251
0
76
500
400
976
0
0
2881
SE (National G&CC area)
1,800
4,608
100
252
400
2
50
600
652
0
0
2882
SW (Panther Run GC area)
1,076
2,7551
1241
3121
01
21
501
1501
2021
01
2444
South (Arthrex area)
0
0
0
0
0
1200
108
203
1511
0
0
2338*
North sports fields & water park
0
0
0
0
0
2
2
21
25
0
0
2239*
West service area
0
0
0
0
0
0
200
606
806
0
Notes: MFDU includes university residence as applicable by TAZ. Employment adjustments made for ALF, school,
university, hotels, and golf courses.
TAZs 2238 and 2239 added to Ave Maria development area for locational trip generation purposes. Employment
converted from s.f. @ 2/1 k.s.f. Industrial, 3/1 k.s.f. Commercial, 4/1 k.s.f. Services.
Socio-economic data assigned to the TAZs in the above tables are based on data that was
provided by Ave Maria as the full Land Use Entitlements. The assignment of land uses assumes
full buildout according to these entitlements. Employment is converted from square footage to
number of employees for use in the D1RPM model using standard convention for FSUTMS models
in Florida. Additional adjustments to employment were made to accommodate employment
types associated with ALF, schools, university, hotels, golf courses, and sports/recreational
complexes.
Other modifications to the travel demand model included edits to the model roadway network.
These edits included collector roadways internal to the Ave Maria development, and TAZ
connector links to connect the land uses to the roadway network. These edits were made in a
manner that was consistent with the Ave Maria Site Buildout Map, provided by the Ave Maria
Development, LLLP (see Map 1-1). Internal roads that are gated or are local (sub -Collector) use
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only, were not added to the model and are considered to be represented by the zonal connector
links. The final model network, including modifications to the roadway network and TAZs, can
be seen in Map II-2.
Similar to the NCHRP model results, this analysis suggested limited internal capture when
residential land uses are taken into consideration. Results will be discussed further in this section.
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Map II-2
Ave Maria Road Network and Zonal Structure at Buildout for D1RPM Travel Demand Model
lmmokalee Ra
—
2238
}hem Pkvey
2$79
■
aj It Blvd
25(A
8 P
■
2880
■
C7
v
a
2239
n
2882
2881
A
■
k
m
m
m
2444
■
oil Well Rd
Legend
Ave Maria Collectors ■
Ave Maria TAZ Centroid
Ave Maria Model Network
D1 RP M v2 - 2045 Cost Feasible
Other Model Roads
Centroid Added
to Model
with Development Collector
Collectors Added to Model
Ave Maria Site
Roads Added
TAZ Centroid Connectors
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Replica
The Replica model tool is based on a synthetic nationwide population combined with travel
patterns derived from empirical data. The population component is created from the Census and
consumer market data. Travel data is based on samples of mobile device, freight delivery, and
in -dash navigation data; samples are large enough to create a statistically valid model, while not
compromising privacy. Additional data inputs include Longitudinal Household -Employment
Dynamics, credit transaction data, and land use/real estate data. The resulting model can be
used to determine movements of individuals on a typical weekday in terms of the sequence of
activities they do, where they are going, and the mode used to make trips (which also accounts
for the transportation network available); it can be applied to customized geographies but not
individual sites due to privacy protections. Model outputs are compared to aggregate control
group data (e.g., observed auto and freight volumes, transit ridership, bicycle and pedestrian
counts) for model calibration.
Replica data indicated a relatively high capture rate for non-residential trips (excluding
industrial); findings are discussed in more detail in the following sections.
Commercial vs Residential Triq Counts
To contextualize the study of the transportation impact fee reduction, the project team reviewed
the number of trips for residential and certain non-residential (retail, office, and restaurant) land
uses in the Ave Maria development. This information helps illustrate the impact of a trip capture
rate in providing the magnitude of trips to which the rate applies; it is useful in looking at trip
capture by specific uses since an impact fee reduction can be applied by specific land uses.
Table II-5 shows trip generation estimates by residential, hotel, and other commercial uses, based
on ITE trip generation rates from the 11th edition of the Trip Generation Manual. Regarding
existing development, estimated residential trips generated are 2.8 times as many as commercial
trips; regarding development at full build -out, estimated residential trips are 1.8 times as many
as estimated commercial trips. The higher volume of residential trips will have implications for
trip capture that can be obtained overall for the development and the impact of trip capture for
residential and commercial uses, as discussed in the following section.
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Table II-5
Trip Generation Estimates by Key Land Use for Ave Maria Existing Development and Full
Build -Out
Development Program
Ave Maria Existing
Residential Single-
Family
2,275 units
Residential Multi-
Family
1,453 units
Hotel
0 rooms
Retail
44,365 sf
Office
1 106,672 sf
Restaurant
13,050 sf
Total
Trips Generated (ITE 11th Ed)
17,879
1 9,389
n/a
70221
11601
1608
37,058
27,268
n/a
9,790
37,058
74%
n/a
26%
100%
Ave Maria Full Build -Out
6,876 units
4,124 units
400 rooms
590,000 sf*
1 545,000 sf
100,000 sf
Trips Generated (ITE 11th Ed)
49,460
26,510
3912
212691
64641
10934
118,549
75,970
3912
38,667
118,549
64%
3%
339/.
100%
*100,000 sq ft of retail assumed to be restaurant at build -out
Data sources: trip generation rates are from ITE's Trip Generation Manual, 11th ed.; existing development is based
on FDOR data reported in 2021 and building square footage estimates from Collier County Property Appraiser
records, accessed in November of 2021, in conjunction with developer maps and Google Maps to determine land
use type classifications; full build -out development is based on entitlement information provided by Ave Maria
Development, LLLP.
Internal Capture Rate Calculations
General Trip Capture
The NCHRP Report 684 model was used to estimate trip capture for the existing development in
Ave Maria and the full build -out of Ave Maria based on approved entitlements; the resulting
estimated average internal trip capture shares (10 percent and 18 percent, respectively) are
relatively low when compared to the maximized trip capture share (49 percent) that can be
obtained in the model via an optimized development program determined from the 2018
sensitivity study (see Table II-6).
Additionally, the results from the D1RPM v2 model (Table II-7) indicate that the internal capture
of total VMT generated by the Ave Maria development is approximately 14 percent for existing
development and 19 percent for full build -out development, comparable to shares for average
internal trip capture.
These findings suggest that the capture share is affected by the high share of residential
development relative to the non-residential development in Ave Maria's existing and full build -
out development, when compared to the optimized development program. Given this, adjusting
the transportation impact fees for residential land use categories is not recommended.
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Table II-6
NCHRP Report 634 Model Trip Capture - Ave Maria & Optimized Development Program
Residential Hotel Retail (Wice Restaurant Average
Secnario Family Ws Rooms Sq Ft Sq Ft Sq Ft Internal
Capture I
Ave Maria Existing 3,728 0 44,365 106,672 13,050 113%
Ave Maria Full Build -Out 1 11,0001 4001 590,000* 1 545,0001 100,0001 18%
Optmized Program from 5,000 50 3,000,000 3,000,000 400,000 49%
2018 Sensitivity Study
*100,000 sq ft of retail assumed to be restaurant at build -out
Data sources: existing development is based on FDOR data reported in 2021 and building square footage estimates
from Collier County Property Appraiser records, accessed in November of 2021, in conjunction with developer
maps and Google maps to determine land use type classifications; full build -out development is based on
entitlement information provided by Ave Maria Development, LLLP. The optimized development program is from
Tindale Oliver's 2018 Collier County Mixed -Use Development Impact Fee Calculations report.
Table II-7
VMT Capture in Ave Maria
Ave Maria Generated VMT
of Total Ave Maria generated
31,645.82
14.17
Ave Maria Generated VMT 109,043.73
of Total Ave Maria generated 18.76%
Note: Analysis accounts for roads in the D1RPM v2 plus added Ave Maria Collector Roads.
Internal local roads and/or gated roads are not included.
Commercial -Based Trip Capture
Trip capture share estimates become significantly higher when trip capture is assessed for
commercial -based trips alone. Using the travel characteristics surveys and Replica, the project
team analyzed trips that included a stop in the Ave Maria Commercial Area. Those trips that
started and/or ended in Ave Maria, with a stop in the Commercial Area in-between, were
considered captured trips since additional travel to reach the survey site was contained within
the Ave Maria development. Table II-8 shows that the share of these trips relative to all the trips
with a stop in the Commercial Area is 78 percent based on Replica data and 89 percent based on
survey data.
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Table II-8
Captured Commercial Area Trips that Start and/or End in Ave Maria
Total trips that include a stop in Ave Maria
3,426 100% 487 100%
Commercial Area
Trips that start and/or end in Ave Maria with
2,688 78% 432 89%
a stop in Commercial Area
Since trips that start and end outside of Ave Maria with a stop in the Commercial Area could also
potentially be captured trips (e.g., if additional travel taken to reach the Commercial Area is
essentially contained in the Ave Maria development), the project team also analyzed a further
breakdown of these trips, shown in Table II-9. The additional captured trips from trips starting
and ending outside the development did not affect the overall commercial -based trip capture
rate.
The following notes describe the components of Table II-9, with additional explanation and
illustrations of trip type categories in the Appendix:
• "Primary trips" are trips where the origin and destination of the trip are the same location.
• "Non -primary trips" are trips where the origin and destination of the trip are different
locations.
• Trips "inside Ave Maria" are those where the origin and destination are both in the Ave
Maria development.
• Trips "partially inside Ave Maria" are those where either the origin or the destination (not
both) is in Ave Maria.
• Trips "outside Ave Maria" are those where the origin and destination are both outside of
Ave Maria.
• Trips "outside Ave Maria" were considered captured if the additional travel taken to visit
the Commercial Area was essentially contained within the Ave Maria development.
• Four survey responses had origin/destination locations with enough information to
indicate that they were outside the development but were general enough that capture
could not be determined; these trips are categorized as "undetermined" in terms of
capture.
The project team also reviewed the commercial -based trip capture rate by travel characteristic
survey site to see if there were large variations in capture by establishment (Table II-10). Trip
capture rates ranged from 78 percent to 96 percent, all indicating significant capture.
Benesch Ave Maria Development
April 2023 17 Impact Fee Calculations
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1 6.F.7.b
Table II-9
Trip Capture Shares from Travel Characteristics Surveys for Commercial -Based Trips
Non -Primary Inside Ave Maria 1 1 119
Primary Inside Ave Maria
yes
258
89%
Non -Primary Partially Inside Ave Maria
55
Non -Primary Outside Ave Maria
3
Primary Outside Ave Maria
No
39
1D%
Non -Primary Outside Ave Maria
9
Non -Primary Outside Ave Maria
Undetermined
4
1%
Total
487
1DD%
Table II-10
Captured Trip Shares by Travel Characteristic Survey Site
Tropical Smoothle Braden Clinic Faithful Friends
Trip Type Captured? Trip Capture Trip Capture Trip Capture
Dog Gone
Trip
Cleaners
Capture
Non -Primary Inside Ave Maria
Counts
75
Counts
Share
22
Counts
Share
12
Counts
Share
10
Share
Primary Inside Ave Maria Yes
173
90% 36
B7% 16
78%
33
96%
Non -Primary Partially Inside Ave Maria
39
5
0
11
Non -Primary Outside Ave Maria
1
2
0
0
Primary Outside Ave Maria No
24
9% 8
13% 6
22%
1
4%
Non -Primary Outside Ave Maria
4
2
2
1
Non- Primary Outside Ave Maria Undetermined
4
1% 0
0% 0
0%
0
0%
Total
320
100% 1 751
1o0% 36
1o0%
56
100%
Adjusted Transportation Impact Fee Schedule
As shown in Table II-8, the small retail/restaurant surveys indicated internal capture of
approximately 89 percent, while the Replica data indicated internal capture of approximately 78
percent for all non-residential land uses in the Ave Maria commercial area. Using these results
and the square footage of developments within the commercial area, the internal capture for
office/other land uses was estimated at 74 percent. Table II-11 shows this calculation.
Benesch Ave Maria Development
April 2023 18 Impact Fee Calculations
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1 6.F.7.b
Table II-11
Internal Capture Estimates
1) Source: Ave Maria Development, LLLP and Collier County Property Appraiser
2) Source: On -site surveys for small retail/restaurants; Replica analysis for total. Capture rate
for office/other is calculated as weighted square footage for office/other divided by total
square footage for office/other.
3) Square footage (Item 1) multiplied by capture rate (Item 2) for small retail/office and total.
Figure for office/other is calculated by subtracting small retail/restaurant from total square
footage.
These percentage are used to calculate potential transportation impact fees that could be used
for non-residential developments in Ave Maria for Collier County's consideration. Table II-12
presents the resulting potential fee rates compared to the full rates.
Table II-12
Transportation Impact Fee Rates for Non -Residential Development
Transportation Impact Fee Rates
Land Use Unit Full Transp. IF Ave Maria Ave Maria Percent (Ave
0/20
Non -Residential
Auto Sales - Luxury
1,000 sf
$12,380.00
11%
$1,599.00
13%
Auto Sales - New/Used
1,000 sf
$16,622.00
11%
$2,314.00
14%
Bank/Savings: Drive -In
1,000 sf
$21,254.00
11%
$5,085.00
24%
Bank Savings: Walk -In
1,000 sf
$12,300.00
11%
$2,941.00
24%
Business Park
1,000 sf
$11,301.00
26%
$3,299.00
29%
Car Wash - Automatic
1,000 sf
$38,303.00
11%
$6,196.00
16%
Car Wash - Self -Service
service bay
$11,848.00
11%
$1,921.00
16%
Church
seat
$286.00
26%
$80.00
28%
College/Univ. <7,501 Students
student
$1,973.00
269/o
$578.00
29%
College/Univ. >7,500 Students
student
$1,483.00
26%
$430.00
29%
Conv. Store (24 hours)
1,000 sf
$82,170.00
11%
$22,049.00
27%
Conv. Store w/Gas Pumps <2,000 sq ft
fuel position
$6,910.00
11%
$3,307.00
48%
Conv. Store w/Gas Pumps 2,000-2,999 sq ft
fuel position
$8,252.00
11%
$3,949.00
48%
Conv. Store w/Gas Pumps 3,000+ sq ft
fuel position
$9,262.00
11%
$4,426.00
48%
Dance Studios/Gymnastics
1,000 sf
$9,325.00
26%
$3,022.00
32%
Day Care
student
$1,097.00
26%
$385.00
35%
Furniture Store
1,000 sf
$3,674.00
11%
$522.00
14%
General Light Industrial
1,000 sf
$4,584.00
26%
$1,287.00
28%
Golf Course
18 holes
$199,146.00
26%
$57,536.00
29%
Golf Course - Bundled
18 holes
$59,741.00
26%
$17,253.00
29%
Home Improvement Store
1,000 sf
$8,514.00
11%
$1,447.00
17%
Hospital
1,000 sf
$9,168.00
26%
$3,061.00
33%
Hotel
room
$3,702.00
26%
$1,461.00
39%
Hotel - All Suites
room
$2,974.00
26%
$1,178.00
40%
Manufacturing
1,000 sf
$3,629.00
26%
$1,024.00
28%
Benesch Ave Maria Development
April 2023 19 Impact Fee Calculations
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1 6.F.7.b
Table II-12 (continued)
Transportation Impact Fee Rates for Non -Residential Development
Non -Residential
Marina
berth (dry/wet)
$2,376.00
26%
$681.00
29%
Mine/Commercial Excavation
1,000 cy
$14.00
26%
$0.00
0%
Mini -Warehouse
1,000 sf
$891.00
26%
$245.00
27%
Motel
room
$2,074.00
26%
$702.00
34%
Movie Theater
screen
$40,887.00
26%
$12,076.00
30%
Nursing Home
bed
$1,276.00
26%
$375.00
29%
Office 6,000 sq ft or less
1,000 sf
$8,605.00
26%
$2,428.00
28%
Office 6,001-100,000 sq ft
1,000 sf
$8,605.00
26%
$2,428.00
28%
Office 100,001-200,000 sq ft
1,000 sf
$8,605.00
26%
$20428.00
28%
Office 200,001-400,000 sq ft
1,000 sf
$8,605.00
26%
$2,428.00
28%
Office >400,000 sq ft
1,000 sf
$8,605.00
26%
$2,428.00
28%
MedicaIOffice >10,000sgft
1,000 sf
$31,444.00
26%
$9,179.00
29%
Medical Office 10,000 sq ft or less
1,000 sf
$21,955.00
26%
$6,412.00
29%
Pharmacy/Drug Store
1,000 sf
$12,618.00
11%
$4,341.00
34%
Quick Lube
service bay
$12,198.00
11%
$1,867.00
15%
Restaurant - Fast Food w/Drive-Thru
1,000 sf
$104,272.00
11%
$19,776.00
19%
Restaurant - High Turnover
seat
$1,814.00
11%
$280.00
15%
Restaurant - Low Turnover
seat
$1,163.00
11%
$162.00
14%
Restaurant - Fast Casual
1,000 sq ft
$68,107.00
11%
$12,915.00
19%
Restaurant - Fast Food (2 meals)
1,000 sq ft
$95,762.00
11%
$17,849.00
19%
Retail 6,000 sq ft or less
1,000 sf
$5,737.00
11%
$1,622.00
28%
Retail 6,001- 25,000 sq ft
1,000 sf
$10,568.00
11%
$2,327.00
22%
Retail 25,001- 50,000 sq ft
1,000 sf
$13,774.00
11%
$2,039.00
15%
Retail 50,001- 100,000 sq ft
1,000 sf
$13,774.00
11%
$2,039.00
15%
Retail 100,001- 150,000 sq ft
1,000 sf
$13,774.00
11%
$2,039.00
15%
Retail 150,001- 200,000 sq ft
1,000 sf
$13,774.00
11%
$2,039.00
15%
Retail 200,001- 400,000 sq ft
1,000 sf
$13,774.00
11%
$2,039.00
15%
Retail 400,001- 600,000 sq ft
1,000 sf
$13,774.00
11%
$2,039.00
15%
Retail 600,001- 1,000,000 sq ft
1,000 sf
$13,774.00
11%
$2,039.00
15%
Retail >1,000,000 sq ft
1,000 sf
$13,774.00
11%
$2,039.00
15%
RV Park
site
$1,383.00
26%
$354.00
26%
School - Elementary
student
$815.00
26%
$264.00
32%
School - Middle
student
$921.00
26%
$303.00
33%
School - High
student
$983.00
26%
$287.00
29%
Supermarket
1 1,000 sf
1 $22,569.00
11%
$4,437.00
20%
Tire store
I service bay
1 $9,318.001
11%1
$1,427.00
15%
Warehouse
1 1,000 sf
1 $1,599.00
26%
$461.00
29%
1) Source: Collier County Growth Management Department. Rates effective March 30, 2022
2) Source: Adjusted percent new trips based on the calculated Ave Maria internal capture rates
3) Source: Full rates for Collier County (Item 1) with the internal capture reductions applied
4) Ave Maria rates (Item 3) divided by the full rates (Item 1)
= Collier County and Ave Maria Development, LLLP have agreed that these uses should not receive a fee
reduction.
Benesch Ave Maria Development
April 2023 20 Impact Fee Calculations
Packet Pg. 1219
1 6.F.7.b
To clarify the calculations presented in Table II-12, a comparison of the impact fee rate calculation for
the Collier County full rate and the Ave Maria adjusted rate are shown below for small retail category.
Total Impact Cost = ([Trip Rate x Trip Length x % New Trips] /2) x (1— Interstate/Toll Facility Adjustment
Factor) x (Cost per Vehicle -Mile of Capacity)
Annual Capital Improvement Credit = ([Trip Rate x Total Trip Length x % New Trips] /2) x (Effective Days
per Year x $/Gallon to Capital) / Fuel Efficiency
Capital Improvement Credit = Present Value (Annual Capital Improvement Credit), given 4.00% interest
rate & a 25-year facility life
Full Transportation Impact Fee:
Total Impact Cost = ([75.05 * 0.80 * 0.39] /2) * (1 — 0.144) * ($706.47) = $7,080
Annual Cap. Improv. Credit = ([75.05 * 1.30 * 0.39] /2) * 365 * (0.231 /18.74) = $86
Capital Improvement Credit = $86 * 15.6220 = $1,343
Net Impact Fee = $7,080 - $1,343 = 5 737
Ave Maria Transportation Impact Fee:
Total Impact Cost = ([75.05 * 0.80 * 0.11] /2) * (1— 0.144) * ($706.47) = $1,997
Annual Cap. Improv. Credit = ([75.05 * 1.30 * 0.11] /2) * 365 * (0.231 /18.74) = $24
Capital Improvement Credit = $24 * 15.6220 = $375
Net Impact Fee = $1,997 - $375 = $1,622
Benesch Ave Maria Development
April 2023 21 Impact Fee Calculations
Packet Pg. 1220
1 6.F.7.b
III. Summary & Conclusions
Ave Maria is a over 5,000-acre master planned development located in the eastern Collier
County, approximately 50-minute drive from Naples. In addition to residential subdivisions, the
development also includes commercial properties, parks and recreational amenities, among
others. Given its distance from other activity centers within the county and the availability retail,
restaurant, recreational amenities, it is likely that the development's impact is reduced on certain
infrastructure. Ave Maria Development, LLLP, in collaboration with Collier County, retained
Benesch to review internal capture achieved due to these characteristics which may then reduce
the impact fees for transportation. Findings of this analysis include the following:
• Benesch used four different methods to measure internal capture, which suggested the
following:
o Dominance of residential units in relation to non-residential square footage
suggest that the fee reductions are appropriate only for non-residential land uses.
Residential land uses continue to travel to other office and commercial sites
throughout the county.
o In the case of non-residential land uses, trip characteristics surveys conducted
suggested an internal capture rate of 89 percent for smaller retail/restaurant
establishments and 74 percent capture rate for other non-residential land uses.
This indicates that these establishments are being used primarily by Ave Maria
residents.
o The report includes a potential fee schedule based on these internal capture rates
for discussion purposes.
Benesch Ave Maria Development
April 2023 22 Impact Fee Calculations
Packet Pg. 1221
1 6.F.7.b
Appendix A
Ave Maria Site Buildout Map
Packet Pg. 1222
1 6.F.7.b
Source: Ave Maria Development, LLLP
Benesch Ave Maria Development
April 2023 A-1 Impact Fee Calclilations --
I
Packet Pg. 1223
1 6.F.7.b
Appendix 6
Survey Documentation
El
r
a
Packet Pg. 1224
1 6.F.7.b
Appendix B: Survey Documentation
Survey Form
Survey responses were collected in an electronic form; the final question on manually mapping
locations was optional and used as a reference to determine more accurate location information
to record for preceding questions.
Date and Time
1 1/30/2021 03-03 PM
Starting Location*
-Please Select -
What is the name of the place you just came from? If home, just say
home.*
1000
Did you stop anywhere between here and where you said you came
from? (If yes, then adjust the previous response to the last place they
came from.)
What is the address or nearest 'intersection ( major and minor street) of
this location? (For a home location, just use the nearest intersection.)*
10 0C
Benesch Ave Maria Development
April 2023 B-1 Impact Fee Calculations
Packet Pg. 1225
1 6.F.7.b
What is the name of where you are going directly after this? if home,
just say home.*
1000 /X°
Do you plan to stop anywhere between here and where you said you
are going? (If yes, then adjust the previous response to the place they
are going next.)
What is the address or nearest intersection (major and minor street) of
this location? (For a home location, just use the nearest intersection.)*
We'll now mark the location you just came from and the location you're
going next on the map. Again, if a home location, just use the nearest
intersection.
Benesch Ave Maria Development
April 2023 B-2 Impact Fee Calculations
Packet Pg. 1226
1 6.F.7.b
Captured Trips
Primary Trips - Start and End Inside Ave Maria
These trips had the same origin and destination point, which was in Ave Maria. Consequently, all
travel occurred in Ave Maria. The route is shown in red.
Non -Primary Trips -Start and End Inside Ave Maria
The origin for these trips was different from the destination, but both were in Ave Maria.
Consequently, all travel occurred in Ave Maria. The route that includes the survey site stop is
shown in red. The route in yellow shows the route that likely would have been taken if no stop
at the survey site was made.
Benesch Ave Maria Development
April 2023 B-3 Impact Fee Calculations
Packet Pg. 1227
1 6.F.7.b
Non -Primary Trips - Start or End in Ave Maria
The origin for these trips was different from the destination, and either the origin or destination
(not both) was in Ave Maria. Consequently, additional travel to reach the survey site was
contained within the Ave Maria development. The route that includes the survey site stop is
shown in red. The route in yellow shows the route that likely would have been taken if no stop
at the survey site was made.
Non -Primary Trips - Start and End Outside Ave Maria
The origin for these trips was different from the destination, and both were outside of the Ave
Maria development. However, the additional travel to reach the survey site was mostly contained
within the Ave Maria development. The route that includes the survey site stop is shown in red.
The route in yellow shows the route that likely would have been taken if no stop at the survey
site was made.
Benesch Ave Maria Development
April 2023 B-4 Impact Fee Calculations
Packet Pg. 1228
1 6.F.7.b
Non -Captured Trips
Primary Trips — Start and End Outside Ave Maria
The origin and destination of these trips were the same and were outside the development. The
route is shown in red.
Non -Primary Trips — Start and End Outside Ave Maria
The origin for these trips was different from the destination and both were outside Ave Maria.
The additional travel to reach the survey site was mostly not contained within Ave Maria. The
route that includes the survey site stop is shown in red. The route in yellow shows the route that
likely would have been taken if no stop at the survey site was made.
Benesch Ave Maria Development
April 2023 B-5 Impact Fee Calculations
Packet Pg. 1229
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