Agenda 04/08/2025 Item #11A (Staff report on the status of 7 impact fee studies for Roads, EMS, Government Buildings, Correctional Facilities, Law Enforcement, Libraries, Community & Regional Parks)4/8/2025
Item # 11.A
ID# 2025-1071
Executive Summary
Recommendation to accept a staff report on the status of seven impact fee studies (Roads, Emergency Medical Services
(EMS), Government Buildings, Correctional Facilities, Law Enforcement, Libraries, Community and Regional Parks)
and approve the approach in finalizing these studies.
OBJECTIVE: To provide the Board with an update and to obtain approval on the recommended approach to finalize the seven
impact fee studies.
CONSIDERATIONS: County staff is in the final stages of updating seven key impact fee studies, which are vital for funding
capacity adding infrastructure improvements necessary for accommodating future growth. These studies will incorporate the
most recent, localized data, updated inventories, changes in construction costs and land values, and evolving community needs.
This update is essential to ensure that impact fees are both fair and reflective of current growth and development requirements.
County staff has engaged Alfred Benesch & Company (formerly Tindale-Oliver and Associates, Inc.) to assist in the
development of the technical framework, legal basis, and methodology for fee calculations. Nabors, Giblin & Nickerson, P.A.,
the County’s outside legal counsel, has played a critical role in reviewing the studies to ensure they comply with state statutes.
The firm will continue to work directly with county staff and will collaborate with the County Attorney’s Office to ensure all
legal requirements are met.
In the coming months, staff will be coordinating with the Development Services Advisory Committee (DSAC) and the Collier
Building Industry Association (CBIA) to gather input from the development community. The feedback gathered during this
process will be incorporated into the final study updates, as applicable, before they are presented to the Board for consideration.
A key challenge in updating these studies is implementing statutory requirements, including HB 337, HB 479, and HB 1. These
legislative changes impact the calculation, allocation, and application of impact fees, necessitating adjustments to the studies'
methodology and data. Below is a summary of recent updates to the Florida Impact Fee Act:
HB479:(4)(a) Ensure that the calculation of the impact fee is based on a study using the most recent and localized data available
within 4 years of the current impact fee update. The new study must be adopted by the local government within 12 months of
the initiation of the new impact fee study if the local government increases the impact fee.
HB337:(6)(c) An increase to a current impact fee rate which exceeds 25 percent but is not more than 50 percent of the current
rate must be implemented in four equal installments beginning with the date the increased fee is adopted. (6)(e) An impact fee
may not be increased more than once every 4 years.
HB 1: Amending Section 1002.394 of the Florida Statutes, expanding the Family Empowerment Scholarship Program. This
amendment broadens eligibility and enhances school choice options for Florida students.
Staff has developed a structured update schedule to ensure consistent adjustments to impact fees rather than infrequent and
potentially substantial increases or decreases. This schedule would allow for any decreases in fees to be implemented promptly,
ensuring that the financial burden on new developments is adjusted as soon as possible to reflect any cost reductions. This
approach aligns with the Board’s recent approval and direction regarding the Water and Sewer Impact Fee Update and aims to
provide developers with a more predictable financial framework.
Staff has been working closely with both Alfred Benesch & Company and Nabors, Giblin & Nickerson, P.A. to navigate
through these legislative changes ensuring that all studies will be both legally defensible and responsive to current legislative
trends and intent. Additionally, staff is currently working with the Collier County Public School District regarding the timing of
updating school impact fees since newly passed legislative educational bills, including HB 1 – School Choice, which
significantly expands access to school choice programs, including charter schools, private schools, and other alternatives to
traditional public schooling.
The following is a preliminary schedule for the next several years, outlining when each impact fee study will be updated in
accordance with the following recent legislation:
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4/8/2025
Item # 11.A
ID# 2025-1071
Impact Fee 2025 4 Year
Phasing
requirement
2029 2030 2031 2032
Emergency Medical
Services
UPDATE UPDATE
Law Enforcement UPDATE UPDATE
Government Buildings UPDATE UPDATE
Correctional Facilities UPDATE UPDATE
Regional/Community
Parks
UPDATE UPDATE
School TBD
Library UPDATE
Transportation Impact
Fees
UPDATE UPDATE UPDATE
The regularly scheduled updates will ensure that not only the technical framework, legal basis, and methodology for fee
calculations are updated but also provides for the Collier County Code of Ordinances to be updated and remain compliant with
all legal requirements. The integration of these legislative requirements will require careful review and adjustments, which may
add complexity to the process but will ultimately ensure that the impact fee structure is legally sound and up to date.
The following table compares the current adopted impact fees and the proposed impact fee rates for single-family homes under
4,000 sq ft. The total County impact fees are increasing from $23,006.29 to $23,584.96, reflecting a 2.52% overall increase
(+$578.67).
Single Family Home Under 4,000 square feet
Impact Fee Current Adopted Fee Proposed Impact Fee Rates Difference
Parks - Community $933.83 $1,071.42 +$137.59
Parks - Regional $2,694.32 $2,249.93 -$444.39
School $8,789.54 $8,789.54 $0.00
Road $8,090.00 $8,601.00 +$511.00
Jail $499.19 $578.73 +$79.54
Library $336.05 $307.85 -$28.20
EMS $142.07 $197.93 +$55.86
Government Buildings $934.34 $1,373.10 +$438.76
Law Enforcement $586.95 $415.46 -$171.49
TOTAL $23,006.29 $23,584.96 +$578.67
Overall % Increase 2.52%
The following table compares the current adopted impact fees and the proposed impact fee rates for single-family homes
4,000+ sq ft. The total County impact fees are increasing from $25,617.79 to $26,284.14, reflecting a 2.6% overall increase
(+$666.35).
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Item # 11.A
ID# 2025-1071
Single Family Home 4,000+ square feet under A/C
Impact Fee Current Adopted Fee Proposed Impact Fee Rates Difference
Parks - Community $1,067.72 $1,322.09 +$254.37
Parks - Regional $3,080.67 $2,774.62 -$306.05
School $8,789.54 $8,789.54 $0.00
Road $9,864.00 $9,980.00 +$116.00
Jail $570.90 $714.31 +$143.41
Library $376.63 $379.64 +$3.01
EMS $159.33 $238.99* +$79.66
Government Buildings $1,047.91 $1,571.86* +$523.95
Law Enforcement $661.09 $513.09 -$148.00
TOTAL $25,617.79 $26,284.14 +$666.35
Overall % Increase 2.60%
*Indicates fees that have been capped at 50% per Florida Statue 163.31801 Maximum Impact Fee
Single-family homes account for over 74% of permits assessed impact fees.
This table compares the current and proposed impact fees for multifamily units (1-2 floors, 750-1,500 sq ft units). The total
county fees are increasing from $12,676.32 to $13,089.26, reflecting a 3.26% overall increase (+$412.94/unit).
Multi-Family Units 750-1,500 square feet (1-2 Floors)
Impact Fee Current Adopted Fee Proposed Impact Fee Rates Difference
Parks - Community $455.20 $590.29 +$135.09
Parks - Regional $1,230.24 $1,164.98 -$65.26
School $2,844.19 $2,844.19 $0.00
Road $6,950.00 $7,033.00 +$83.00
Jail $228.91 $300.94 +$72.03
Library $159.78 $159.40 -$0.38
EMS $67.50 $101.25* +$33.75
Government Buildings $443.94 $665.91* +$221.97
Law Enforcement $296.56 $229.30 -$67.26
TOTAL $12,676.32 $13,089.26 +$412.94
Overall % Increase +3.26%
*Indicates fees that have been capped at 50% per Florida Statue 163.31801 Maximum Impact Fee
Multifamily units (single-family attached, low-rise, mid-rise, and high-rise units) account for over 20% of permits assessed
impact fees.
This table compares the current and proposed impact fees for a retail building (10,000 sq ft). The total County impact fees are
decreasing the current fee: $13.48/sq. ft to the proposed fee: $10.52/sq. ft., reflecting a 21.88% overall decrease.
Commercial: 10,000 sq. ft. Retail Building
Impact Fee Current Adopted Fee Proposed Impact Fee Rates Difference
Road $105,680.00 $76,160.00 -$29,520.00
Jail $6,757.10 $6,514.80 -$242.30
EMS $1,923.00 $2,228.10 $305.10
Government Buildings $12,754.70 $15,692.60 $2,937.90
Law Enforcement $7,649.99 $4,682.30 -$2,967.69
TOTAL $134,764.79 $105,277.80 -$29,486.99
Overall % Increase -21.88%
Retail is the predominant category for commercial impact fee permit activity, accounting for approximately 23% of all impact
fee commercial permit activity.
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Item # 11.A
ID# 2025-1071
FISCAL IMPACT: FY 2024 impact fee collections related to Roads, Emergency Medical Services (EMS), Government
Buildings, Correctional Facilities, Law Enforcement, Libraries, Community Parks, and Regional Parks were approximately $48
million. Fiscal impacts related to the updating of individual impact fees depends heavily on permitting activity during the time
of an impact fee change. Changes in permitting activity and trends associated with residential product mix and/or commercial
and other non-residential buildings being constructed in Collier County will directly affect the impact fee revenue stream.
As discussed above, the residential product mix as well as the intensity of the commercial and other non-residential land uses
being permitted affect the revenue generated by a proposed increase or decrease in impact fees and there is not always a direct
relationship between the change in rate and the actual dollar amount of collections. Therefore, any increase or decrease in
impact fee rates may not generate a similar increase or decrease in revenue.
GROWTH MANAGEMENT IMPACT: The proposed update and recommendations are consistent with Objective 2 of the
Capital Improvement Element (CIE) of the Collier County Growth Management Plan, which states: “Future development will
bear a proportionate cost of facility improvements necessitated by growth.”
The proposed impact fee rates are designed to provide adequate funding for the acquisition of land and the construction of
facilities and capital improvements necessitated by growth. However, impact fees may not be collected in excess of the amount
reasonably anticipated to fund such improvements. The proposed impact fee updates will represent an accurate assessment of
the cost of providing public facilities attributable to 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
RECOMMENDATIONS: To accept the staff’s update and approve the recommended approach to finalizing the seven impact
fee studies.
PREPARED BY: Gino Santabarbara, Impact Fee Manager, Corporate Financial & Management Services
ATTACHMENTS:
None
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