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DSACIFR Agenda 06/19/2025Please contact Heather Cartwright-Yilmaz at (239) 252-8389 if you have any questions or wish to meet with staff. Growth Management Community Development Development Services Advisory Committee Impact Fee Review Subcommittee Thursday, June 19, 2025 3:00 pm 2800 N. Horseshoe Dr. Naples, FL 34104 Growth Management Community Development Department Conference Room 609/610 For more information, please contact Heather Yilmaz at (239) 252-8389 or at Heather.Yilmaz@colliercountyfl.gov DSAC – Impact Fee Review Subcommittee Agenda Thursday, June 19, 2025 3:00 pm 2800 N. Horseshoe Dr., Naples, FL 34104 Growth Management Community Development, Conference Rooms 609/610 NOTICE: Persons wishing to speak on any Agenda item will receive up to three (3) minutes unless the Chairman adjusts the time. Speakers are required to fill out a “Speaker Registration Form”, list the topic they wish to address, and hand it to the Staff member before the meeting begins. Please w ait to be recognized by the Chairman and speak into a microphone. State your name and affiliation before commenting. During the discussion, Committee Members may direct questions to the speaker. Please silence cell phones and digital devices. There may not be a break in this meeting. Please leave the room to conduct any personal business. All parties participating in the public meeting are to observe Roberts Rules of Order and wait to be recognized by the Chairman. Please speak one at a time and into the microphone so the Hearing Reporter can record all statements being made. 1. Call to Order a. Selection of Committee Chairman and Vice Chairman 2. Approval of Agenda 3. Old Business 4. New Business a. Collier School Impact Fee Update Study – DRAFT Report 04-25-2025 b. Collier County Correctional Facilities Impact Fee Study – DRAFT Report 10-31-2024 c. Collier County Emergency Medical Services Impact Fee Update Study – DRAFT Report 10-31-2024 d. Collier County General Government Buildings Impact Fee Update Study – DRAFT Report 10-31-2024 e. Collier County Law Enforcement Impact Fee Update Study – DRAFT Report 10-31-2024 f. Collier County Library Facilities Impact Fee Update Study – DRAFT Report 10-31-2024 g. Collier County Parks and Recreation Impact Fee Update Study – DRAFT Report 10-31- 2024 h. Collier County Road Impact Fee Update Study – DRAFT Report 10-31-2024 5. Public Speakers For more information, please contact Heather Yilmaz at (239) 252-8389 or at Heather.Yilmaz@colliercountyfl.gov 6. Reminders of Upcoming DSAC-IFR Subcommittee Meeting Dates Discussion: a. Wednesday, July 16, 2025 b. Wednesday, August 20, 2025 c. Wednesday, September 17, 2025 7. Adjourn Collier County School Impact Fee Update Study DRAFT Report April 25, 2025 Prepared for: Collier County Capital Projects Planning, Impact Fees and Program Management Division 2685 Horseshoe Drive South Naples, Florida 34104 ph (239) 252-2925 Prepared by: Benesch 1000 N. Ashley Dr., #400 Tampa, Florida 33602 ph (813) 224-8862 E-mail: nkamp@benesch.com DRAFT Benesch Collier County April 2025 i School Impact Fee Update Study Collier County School Impact Fee Update Study Table of Contents INTRODUCTION ............................................................................................................... 1 INVENTORY ...................................................................................................................... 5 SERVICE AREA AND ENROLLMENT..................................................................................... 6 FACILITY SERVICE DELIVERY .............................................................................................. 8 COST COMPONENT ........................................................................................................... 9 CREDIT COMPONENT ........................................................................................................ 14 NET IMPACT COST PER STUDENT ...................................................................................... 17 STUDENT GENERATION RATES .......................................................................................... 19 CALCULATED SCHOOL IMPACT FEE SCHEDULE ................................................................... 21 SCHOOL IMPACT FEE COMPARISON .................................................................................. 22 Appendices: Appendix A: School District Inventory Appendix B: Supplemental Unit Cost Information DRAFT Benesch Collier County April 2025 1 School Impact Fee Update Study Introduction With a population of over 400,000, Collier County ranks as the 19th most populous county in Florida. The county is continuing to grow and is estimated to add approximately 110,000 new residents through 2050. In terms of residential permitting, Collier County ranks 19th out of Florida counties with an average of 5,300 new units per year over the past three years. To address additional facilities needed due to growth, Collier County implemented a school impact fee, which was last updated in 2015. To comply with the technical study update requirements of the impact fee ordinance and given the recent changes in variables affecting the impact fee, Collier County retained Benesch to update the school impact fee schedule. This report serves as the technical study to support the calculation of the updated school impact fee. Data presented in this report represents the most recent and localized data available at the time of this update study. All data and support material used in this analysis are incorporated by reference as set forth in this document. The figures calculated in this study represent the technically defensible level of impact fee that the County could charge; however, the Board of County Commissioners may choose to discount the fee as a policy decision. Methodology The methodology used to update the school impact fee is a consumption-based impact fee methodology, which is also the County’s adopted methodology and has been used to calculate several school impact fees throughout Florida, including, but not limited to fees in Broward, Miami-Dade, Orange, Osceola, Palm Beach, and Lake Counties. A consumption-based impact fee is intended to charge new growth the proportionate share of the cost of providing a new student station available for use by new growth, based upon the student generation rate (demand), or the number of students a dwelling unit is expected to generate over the life of the home. A consumption-based methodology has been used for this study. DRAFT Benesch Collier County April 2025 2 School Impact Fee Update Study Legal Overview In Florida, legal requirements related to impact fees have primarily been established through case law since the 1980’s. Impact fees must comply with the “dual rational nexus” test, which requires that they: • Be supported by a study demonstrating that the fees are proportionate in amount to the need created by new development paying the fee; and • Be spent in a manner that directs a proportionate benefit to new development, typically accomplished through a list of capacity-adding projects included in the School District’s Work Plan, Capital Improvement Plan, or another planning document/Master Plan. In 2006, the Florida legislature passed the “Florida Impact Fee Act,” which recognized impact fees as “an outgrowth of home rule power of a local government to provide certain services within its jurisdiction.” § 163.31801(2), Fla. Stat. The statute – concerned with mostly procedural and methodological limitations – did not expressly allow or disallow any particular public facility type from being funded with impact fees. In fact, which it was initially adopted, the Act largely codified requirements and standards common to the practice already. However, the Legislature has amended the Impact Fee Act numerous times since 2006, significantly affecting the impact fee practice in Florida. For this reason, a summary of the key legislative changes since 2006 is provided: • HB 227 in 2009: The Florida legislation statutorily clarified that in any action challenging an impact fee, the government has the burden of proving by a preponderance of the evidence that the imposition or amount of the fee meets the requirements of state legal precedent or the Impact Fee Act and that the court may not use a deferential standard. • SB 360 in 2009: Allowed fees to be decreased without the 90-day notice period required to increase the fees and purported to change the standard of legal review associated with impact fees. SB 360 also required the Florida Department of Community Affairs (now the Department of Commerce) and Florida Department of Transportation (FDOT) to conduct studies on “mobility fees,” which were completed in 2010. • HB 7207 in 2011: Required a dollar-for-dollar credit, for purposes of concurrency compliance, for impact fees paid and other concurrency mitigation required. • HB 319 in 2013: Applied mostly to concurrency management authorities, but also encouraged local governments to adopt alternative mobility systems using a series of tools identified in section 163.3180(5)(f), Florida Statutes. DRAFT Benesch Collier County April 2025 3 School Impact Fee Update Study • HB 207 in 2019: Included the following changes to the Impact Fee Act along with additional clarifying language: o Impact fees cannot be collected prior to building permit issuance; and o Impact fee revenues cannot be used to pay debt service for previously approved projects unless the expenditure is reasonably connected to, or has a rational nexus with, the increased impact generated by the new residential and commercial construction. • HB 7103 in 2019: Addressed multiple issues related to affordable housing/linkage fees, impact fees, and building services fees. In terms of impact fees, the bill required that when local governments increase their impact fees, the outstanding impact fee credits for developer contributions should also be increased. This requirement was to operate prospectively; however, HB 337 that was signed in 2021 deleted that clause and making all outstanding credits eligible for this adjustment. This bill also allowed local governments to waive/reduce impact fees for affordable housing projects without having to offset the associated revenue loss. • SB 1066 in 2020: Added language allowing impact fee credits to be assignable and transferable at any time after establishment from one development or parcel to another that is within the same impact fee zone or impact fee district or that is within an adjoining impact fee zone or district within the same local government jurisdiction, and which receives benefit from the improvement or contribution that generated the credits. Added language indicating any new/increased impact fee not being applicable to cu rrent or pending permit applications submitted prior to the effective date of an ordinance or resolution imposing new/increased fees. • HB 1339 in 2020: Required reporting of various impact fee related data items within the annual financial audit report submitted to the Department of Financial Services. • HB 337 in 2021: Placed limits on the amount and frequency of fee increases, but also included a clause to exceed these restrictions if the local governments can demonstrate extraordinary circumstances, hold two public workshops discussing these circumstances and the increases are approved by two-thirds of the governing body. • HB 479 in: Required interlocal agreements between counties and municipalities when both entities collect a transportation impact fee. Placed limits on timing of impact fee study completion and adoption and data used in the studies. The following paragraphs provide further detail on the generally applicable legal standards. DRAFT Benesch Collier County April 2025 4 School Impact Fee Update Study Impact Fee Definition • An impact fee is a one-time capital charge levied against new development. • An impact fee is designed to cover the portion of the capital costs of infrastructure capacity consumed by new development. • The principal purpose of an impact fee is to assist in funding the implementation of projects identified in the Five-Year Work Plan, District Educational Facilities Plan and other capital improvement programs for the respective facility/service categories. Impact Fee vs. Tax • An impact fee is generally regarded as a regulatory function established based upon the specific benefit to the user related to a given infrastructure type and is not established for the primary purpose of generating revenue for the general benefit of the community, as are taxes. • Impact fee expenditures must convey a proportional benefit to the fee payer. This is accomplished through the establishment of benefit districts as needed, where fees collected in a benefit district are spent in the same benefit district. • An impact fee must be tied to a proportional need for new infrastructure capacity created by new development. This technical report has been prepared to support legal compliance with existing case law and statutory requirements and documents the methodology used for the school impact fee calculations, including an evaluation of the inventory, service area and enrollment, facility service delivery, cost, credit, and demand components. Information supporting this analysis was obtained from Collier County Public Schools (“the District”) and other sources, as indicated. DRAFT Benesch Collier County April 2025 5 School Impact Fee Update Study Inventory Collier County Public Schools provides public education facilities that are available to all school- age residents of Collier County. As such, this analysis considers all traditional elementary, middle, and high school level facilities and the students attending these facilities located throughout and living within Collier County. The District currently operates 51 traditional public schools that serve the students of Collier County and its municipalities, including 31 elementary schools, 10 middle schools, 9 high schools, and 1 multi-level school. The District also operates a number of other programs, including alternative learning programs, technical schools, and adult learning centers in the county. To ensure that the impact fee reflects only classroom space for traditional schools, adult, technical, and alternative learning schools are not included in the inventory and impact fee calculations. Examples of these include Immokalee Technical College and Leila B. Canant Professional Development Center. The District’s current school inventory that is included in the impact fee calculations is provided in Appendix A, Table A-1. Collier County Public Schools operates 51 traditional schools as well as other types of schools. DRAFT Benesch Collier County April 2025 6 School Impact Fee Update Study Service Area and Enrollment Collier County Public Schools provides public education facilities that are available to all pre- kindergarten through 12th grade (PK-12) students throughout the entire county. Attendance boundaries can be redrawn to balance school enrollment with available school capacity and therefore can serve different geographic areas over time. In addition, the Florida Department of Education (FDOE) has been increasing its support of Choice programs where students can attend schools outside of their designated boundaries . As such, the appropriate impact fee benefit district for public schools is countywide. Table 1 presents the historical student enrollment since 2000-2001 for pre-kindergarten through 12th grade students, as well as projected enrollment through 2028-2029. Historical enrollment figures are based on the 5th Month Membership Counts and projections for future years are based on information provided by Collier County Public Schools. In order to be consistent with the inventory used in the impact fee analysis, the enrollment figures presented in this table only include those students attending (or projected to attend) the schools listed in Appendix A, Table A-1. The annual percent change for the enrollment is presented, as well as a three-year average to account for random fluctuations. DRAFT Benesch Collier County April 2025 7 School Impact Fee Update Study Table 1 Enrollment Summary 1) Source: Collier County Public Schools, includes only the students attending traditional schools. Years 2000- 2001 through 2023-2024 are based on 5th month count. Future years are based on information provided by Collier County Public Schools. 2) Percent change from one year to the next 3) Average percent change over the past three years School Year Enrollment(1) Annual Percent Change (2) Three-Year Average(3) 2000-01 34,157 N/A N/A 2001-02 36,240 6.1%N/A 2002-03 37,635 3.8%N/A 2003-04 39,441 4.8%4.9% 2004-05 40,942 3.8%4.1% 2005-06 41,870 2.3%3.6% 2006-07 41,612 -0.6%1.8% 2007-08 41,056 -1.3%0.1% 2008-09 41,178 0.3%-0.5% 2009-10 41,672 1.2%0.1% 2010-11 41,820 0.4%0.6% 2011-12 42,020 0.5%0.7% 2012-13 42,566 1.3%0.7% 2013-14 42,934 0.9%0.9% 2014-15 42,878 -0.1%0.7% 2015-16 43,387 1.2%0.7% 2016-17 43,891 1.2%0.8% 2017-18 43,761 -0.3%0.7% 2018-19 43,843 0.2%0.4% 2019-20 43,981 0.3%0.1% 2020-21 42,015 -4.5%-1.3% 2021-22 42,196 0.4%-1.3% 2022-23 42,787 1.4%-0.9% 2023-24 43,005 0.5%0.8% 2024-25 43,548 1.3%1.1% 2025-26 43,418 -0.3%0.5% 2026-27 43,607 0.4%0.5% 2027-28 44,055 1.0%0.4% 2028-29 44,250 0.4%0.6% DRAFT Benesch Collier County April 2025 8 School Impact Fee Update Study Facility Service Delivery Schools that were recently constructed or planned to be constructed by the District over the next 20 years are similarly designed in terms of square footage and student stations. These “prototype” schools have been or will be constructed to different standards than the older existing schools and are used to measure service delivery levels. The prototype facility service delivery in Collier County is 139.1 Florida Inventory of School Houses (FISH) net square feet per permanent student station for elementary schools, 144.9 FISH net square feet per permanent student station for middle schools, and 1 50.2 FISH net square feet per permanent student station for high schools. The District’s prototype facilities are used to measure the service delivery levels. DRAFT Benesch Collier County April 2025 9 School Impact Fee Update Study Cost Component The capital costs of providing school facilities includes several components, such as the school building and land cost, transportation cost, and ancillary facility costs. This section addresses each of these components. Facility Cost per Student Station The first step in determining the cost of providing public schools to Collier County residents is to calculate the facility cost per student station. Several cost components must be considered when calculating the total cost of constructing a school, including architect/site improvement costs , construction costs, and the cost to purchase land. Each component of the school facility cost is described in more detail in the following subsections. Architect/Site Improvement and Construction Costs To determine the architectural/design, site improvement, and construction costs associated with building a new school in Collier County, the following information was evaluated: • Construction cost associated with the recently built high school; • Construction cost trends documented by the Engineering News Records since the last technical study; • Insurance values of existing schools, which provide a conservative estimate since more permanent parts of the structures, such as the foundation, etc. are typically not insured; • Information obtained from other jurisdictions regarding recently built schools; • Discussions with architects/contractors that are active in school construction; and • Discussions with the District. Detailed information on cost estimates is included in Appendix B. Table 2 presents the estimated cost per net square foot for facility planning, construction, and land cost components for each school type. For illustration purposes, Table 2 also presents the weighted average figure for each cost component, based on all schools that are planned to be built over the next 20 years. The cost of a school includes various components, such as facility cost (buildings and land), transportation costs, and ancillary facility costs. DRAFT Benesch Collier County April 2025 10 School Impact Fee Update Study Land Cost For each school type, the land cost per square foot is based on a value of $75,000 per acre. This cost per acre accounts for future land purchases over the next few years are likely to be in the eastern parts of the county, where land cost is relatively low. Additional information on the land value analysis is included in Appendix B. The land cost per square foot of building by school level was developed based on the acres per 1,000 permanent net building square feet for the existing schools. The resulting land value figures used for each school level are presented in Table 2. Total Facilities Cost Overall, the total school facility cost estimates range from $48,100 per permanent station for elementary schools to $62,800 per permanent station for high schools. Table 2 Facility Cost per Student Station 1) Source: Based on the District's prototype schools which will be utilized for future construction of school facilities 2) Source: Collier County Public Schools 2023-2024 Work Plan 3) Estimated at 15% of construction cost based on estimates obtained from Collier County Public Schools and recent costs obtained from other Florida School Districts. See Appendix B for further detail . 4) Source: Appendix B 5) The land cost per square foot for each school type is based on the acreage per 1,000 permanent square feet for the existing schools at a cost of $75,000 per acre. Further information on land value estimate is included in Appendix B. 6) Sum of school facility cost per net square foot (Items 3 through 5) 7) The net square feet per permanent student station (Item 1) multiplied by the total school facility cost per net square foot (Item 6) for each respective school type. Weighted average is based on the number of stations that are plannned for each school type (Item 2). Net Square Feet per Student Station (LOS)(1)139.1 144.9 150.2 N/A Additional Planned Stations for the Next 20 Years (2)1,651 1,333 4,092 7,076 School Facility Cost Components: Facility Planning Cost per Net Square Foot (3)$43.50 $48.00 $52.50 $49.67 Construction Cost per Net Square Foot(4)$290.00 $320.00 $350.00 $331.13 Land Cost per Net Square Foot(5)$12.53 $17.40 $15.75 $15.34 Total Facility Cost per Net Square Foot (6)$346.03 $385.40 $418.25 $396.14 Facility Cost per Student Station(7)$48,133 $55,844 $62,821 $58,080 Cost Component Elementary School Middle School High School Total / Weighted Average DRAFT Benesch Collier County April 2025 11 School Impact Fee Update Study Total Facility Cost per Student by School Type The total facility impact cost per student by school level is based on the facility cost per student station figures derived in Table 2 and is typically calculated by dividing the cost per student station by the ratio of current student enrollment to available capacity. The adjustment of dividing the cost per student station by the ratio of current student enrollment to available capacity converts the cost per student station to a cost per student. In addition, this calculation accounts for the current availability or shortage in permanent capacity and adjusts t he costs accordingly. If there is available capacity (e.g., currently more permanent student stations than enrolled students), then the total facility cost per student increases because the achieved level of service suggests more than one station per student to accommodate fun ctional or program capacity needs. Similarly, if there are currently more students enrolled than available capacity, the cost per student is adjusted downward. In the case of Collier County Public Schools, there is currently 20 percent permanent capacity available in elementary schools, 19 percent permanent capacity available in middle schools, and 13 percent permanent capacity available in high schools. Although there is available capacity, the District’s adopted level of service standard calls for an enrollment-to-FISH capacity ratio of 95 percent for elementary and middle schools, and a ratio of 100 percent for high schools. The weighted average cost per student is calculated under achieved LOS and adopted LOS standards, and the lower cost is used for impact fee calculation purposes. This is because while inventory availability represents the community’s investment in public school facilities, adopted level of service standards represent the future LOS the School District intends to provide. As presented in Table 3, the resulting weighted average cost per student based on the adopted LOS standards is approximately $62,200 per student. Using the total facility impact cost per student based on achieved LOS (total available capacity), this figure would increase to approximately $68,700 per student. DRAFT Benesch Collier County April 2025 12 School Impact Fee Update Study Table 3 Total Facility Impact Cost per Student by School Type 1) Source: Table 2 2) Source: Collier County Public Schools, based on 5th month count, excludes alternative schools 3) Source: Appendix A, Table A-1 4) Student enrollment (Item 2) divided by existing permanent capacity (Item 3) 5) Source: Florida Department of Education 6) Source: Collier County Public Schools 7) Source: Collier County Public Schools 8) Facility cost per student station (Item 1) divided by the ratio of existing enrollment to existing permanent capacity (Item 4 ) 9) Facility cost per student station (Item 1) divided by the FISH capacity adjustment (Item 5) and adopted level of service standard (Item 6) Total Cost per Student In addition to the facility cost per student calculated in Table 3, the total facility cost per student includes two additional components: the capital costs associated with providing transportation services and ancillary facilities. Both cost components are calculated on a per-student basis and are not dependent on school type. These additional cost components are discussed in further detail below. Transportation Costs The first additional capital cost component is the cost of providing transportation services to students. The District currently owns 378 buses used for student transportation at an average cost of approximately $148,400 per bus. In addition to its bus fleet, the District owns 291 support vehicles. The cost of the support vehicles varies depending on the type of vehicle, with an average cost of approximately $41,800 per vehicle. The result is a total value of approximately $68 million for transportation services. The total value of the transportation fleet is divided by Calculation Step Elementary School Middle School High School Weighted Average/Total Facility Impact Cost per Student Facility Cost per Permanent Student Station (1)$48,133 $55,844 $62,821 $58,080 Existing (2023/24) Student Enrollment(2)19,368 9,471 14,166 43,005 Existing (2023/24) Permanent Capacity(3)24,199 11,745 16,246 52,190 Ratio of Existing Enrollment to Permanent Capacity (4)80%81%87%82% FISH Capacity Adjustment(5)100%90%95%N/A Adopted LOS Standard(6)95%95%100%N/A Additional Planned Capacity for the Next 20 Years (7)1,651 1,200 3,887 6,738 Facility Impact Cost per Student - Achieved LOS(8)$60,166 $68,943 $72,208 $68,676 Facility Impact Cost per Student - Adopted LOS Standard (9)$50,666 $65,315 $66,127 $62,194 DRAFT Benesch Collier County April 2025 13 School Impact Fee Update Study the District’s enrollment for schools which results in a cost of $1,587 per student for transportation services, as presented in Table 4. Ancillary Facility Costs The other capital cost component is for the ancillary facilities that are necessary for the District to provide support services for students, schools, transportation services, and administrative personnel. The District currently has approximately 247,700 square feet of ancillary facilities for maintenance, warehouse, and administrative functions. Current values of each existing ancillary facility depend on the type of facility and were based on the insurance values, with the weighted average value equaling approximately $200 per square foot. The cost of land for ancillary facilities is also included in the ancillary facility values. The land value for ancillary facilities is the same as that used for schools ($75,000 per acre). The ancillary facility cost per student is based on the existing inventory, which is valued at $57.2 million, including $49.5 million for buildings and $7.7 million for land. Based on the current enrollment, ancillary facility cost is estimated at $1,332 per student, as presented in Table 4. Table 4 Transportation and Ancillary Facility Cost per Student 1) Source: Collier County Public Schools 2) Source: Table 1 3) Total value of transportation services (Item 1) divided by the enrollment for the 2023-24 school year (Item 2) 4) Square footage obtained from Collier County Public Schools multiplied by $200 per square foot. 5) Acres obtained from Collier County Public Schools multiplied by $75,000 per acre 6) Sum of the building value and land value for ancillary facilities (Items 4 and 5) 7) Total ancillary facility value (Item 6) divided by the enrollment for the 202 3-24 school year (Item 2) Description Figure Transportation Services Cost per Student Total Value of Transportation Services (1)$68,252,000 Enrollment for 2023-24 School Year(2)43,005 Total Transportation Services Cost per Student(3)$1,587 Ancillary Cost per Student Building Value for Ancillary Facilities(4)$49,545,000 Land Value for Ancillary Facilities (5)$7,717,500 Total Ancillary Facility Value (6)$57,262,500 Total Ancillary Facility Value per Student(7)$1,332 DRAFT Benesch Collier County April 2025 14 School Impact Fee Update Study Credit Component To ensure that new development is not being overcharged for construction of future student stations, any non-impact fee revenue that will be generated by new development and that will be used towards the capital expansion of school facilities must be inclu ded as a credit to reduce the total cost per student. It is important to note that a credit for school impact fees is not given for revenue that is used for capital renovation of existing school facilities or for maintenance or operational costs. Based on a review of the District’s funding of capacity addition projects over the past five years and planned projects over the next five years, it has been determined that the District uses Capital Improvement Tax revenues for expansion projects paid with cash. In addition, capacity projects were funded with Certification of Participation (COPs), and therefore, a credit for remaining debt service payments is given. Capital Expansion “Cash” Credit The Collier County School Board has the authority to levy ad valorem tax to generate revenue for capital, up to 1.5 mills. Referred to as Capital Improvement Tax (CIT), this revenue is used for both capital renovation and expansion projects, as well as technology, vehicles, buses, and maintenance. The capital improvement tax revenue credit per student is calculated by dividing the annual amount of capital revenue allocated to capacity projects between FY 2019 and FY 2028 by the average enrollment during the same period. As presented in Table 5, the resulting capital expansion “cash” credit is $205 per student per year. Once the capital expansion “cash” credit per student is calculated, a credit adjustment is made to account for the fact that new homes tend to pay higher property taxes per dwelling unit. This adjustment factor was estimated based on a comparison of the average taxable value of recently built homes built to that of all homes. As shown in Table 5, this adjusted credit amounts to $257 per student per year. Finally, the total credit over a 25-year period, which is considered to be the time frame when major repairs or replacement is needed for structures built, is estimated at $3,769 per student. DRAFT Benesch Collier County April 2025 15 School Impact Fee Update Study Table 5 Capital Expansion “Cash” Credit 1) Source: Collier County Public Schools 2) Total capital expansion “cash” expenditures divided by 10 years 3) Source: Collier County Public Schools 4) Average annual capital expansion "cash" expenditures (Item 2) divided by the average student enrollment (Item 3) for the same period 5) Adjustment factor to reflect higher ad valorem taxes paid by new homes 6) Annual capital expansion “cash” credit per student (Item 4) multiplied by the credit adjustment factor (Item 5) 7) Source: Collier County Public Schools. Represents the interest rate the District is likely to pay for future bonds. 8) Time period after which major repairs are needed. 9) Present value of adjusted annual capital expansion “cash” credit per student (Item 6) at 4.6% interest rate (Item 7) over a 25-year capitalization period (Item 8) Description FY 2019 FY 2020 FY 2021 FY 2022 FY 2023 FY 2024 FY 2025 FY 2026 FY 2027 FY 2028 Total Capital Improvement Tax (1) Immokalee High School Addition/Renovations -$132,863 $1,507,168 $12,093,592 $2,567,865 - - - - - $16,301,488 Bear Creek Elementary - - - - - - $24,042,983 - - - $24,042,983 Site Acquisition --$395,463 $38,322 $395,355 - $840,000 - - - $1,669,140 Site Development --$395,463 -- - - - - - $395,463 Site Preparation $1,400,526 $8,986 $11,269 --$1,428,862 - - - - $2,849,643 Project Management $107,931 $5,350 $19,819 $80 - - $21,000 $21,000 $22,050 $22,050 $219,280 Transportation Facilities $97,428 $325,432 $769,895 $617,555 $617,910 $937,987 - $2,000,000 $38,000,000 - $43,366,207 Total Capital Expansion "Cash" Expenditures $1,605,885 $472,631 $3,099,077 $12,749,549 $3,581,130 $2,366,849 $24,903,983 $2,021,000 $38,022,050 $22,050 $88,844,204 Average Annual Capital Expansion "Cash" Expenditures(2)$8,884,420 Average Annual Student Enrollment (FY 2019-FY 2028)(3)43,246 Annual Capital Expansion "Cash" Credit per Student (4)$205.44 1.25 $256.80 4.60% 25 $3,769 Capitalization Period, Years (8) Capital Expansion "Cash" Credit per Student (9) Credit Adjustment Factor(5) Adjusted Annual Capital Expansion "Cash" Credit per Student (6) Capitalization Rate(7) DRAFT Benesch Collier County April 2025 16 School Impact Fee Update Study Capital Expansion “Debt Service” Credit Any bond/COPs issues with outstanding debt service payments related to the school capacity expansion projects will result in a credit to the impact fee. Table 6 summarizes the outstanding debt service related to school capital expansion projects. The debt service payments are divided by the student enrollment during the same period to determine the debt service credit per student. As shown in Table 6, the resulting debt service credit is approximately $593 per student. Similar to the capital expansion “cash” credit per student, because the debt service is being retired using ad valorem tax revenues, an adjustment of the credit per student is incorporated to account for higher level of property taxes paid by new homes. As shown, the adjusted debt service credit amounts to $741 per student. Table 6 Capital Expansion “Debt Service” Credit 1) Source: Collier County Public Schools 2) Source: Collier County Public Schools 3) Present value of the total remaining payments due, based on the interest rate of each payment and the number of years of remaining payments 4) Source: Collier County Public Schools, represents the estimated average annual enrollment over the life of remaining payments 5) Present value of total remaining payments (Item 3) divided by the average annual enrollment over the life of remaining payments (Item 4) 6) Adjustment factor to reflect higher ad valorem taxes paid by new homes 7) Total debt service credit per student (Item 5) multiplied by the credit adjustment factor (Item 6) Description Number of Years of Remaining Payments(1) Payments Remaining (Capacity Expansion)(2) Present Value of Payments Remaining (Capacity Expansion)(3) Average Annual Enrollment During Remaining Bond Issue Period(4) Debt Service Credit per Student(5) Certificates of Participation 2014A COPS Issue 1 $26,536,344 $25,750,940 43,418 $593 Total Debt Service Credit Per Student $593 Credit Adjustment Factor(6)1.25 Adjusted Debt Service Credit Per Student(7)$741 DRAFT Benesch Collier County April 2025 17 School Impact Fee Update Study Net Impact Cost per Student The net impact cost per student is the difference between the cost component and the credit component. Table 7 summarizes the three-step process used to calculate the net impact cost per student for public schools in Collier County by residential land use . First, the total impact cost per student is determined, which is the sum of the weighted average facility impact cost per student from Table 3 and the transportation and ancillary facility cost components per student from Table 4. As previously mentioned, the transportation and ancillary cost components are calculated on a per-student basis and do not differ by type of school or by type of residential land use. Total cost per student increased by 40 percent since the 2015 study. Second, the total capital expansion credit per student is determined. This is the sum of the capital expansion “cash” credit per student and the capital expansion “debt service” credit per student presented in Tables 5 and 6. Total credit per student decreased by 59 percent compared to the last study since the School District has been paying off debt on COPs, which reduced the debt service credit. Third, the net impact cost per student is determined, which is the difference between the total impact cost per student and total revenue credit per student and is calculated at $60,500 per student. Compared to the 2015 study, the net cost per student increased by 85 percent. DRAFT Benesch Collier County April 2025 18 School Impact Fee Update Study Table 7 Net Impact Cost per Student 1) Source: Table 3 2) Source: Table 4 3) Source: Table 4 4) Sum of facility, transportation, and ancillary facility cost per student (Items 1 through 3) 5) Source: Table 5 6) Source: Table 6 7) Sum of capital expansion “cash” credit per student (Item 5) and the capital expansion “debt service” credit per student (Item 6) 8) Total impact cost per student (Item 4) less the total capital expansion credit per student (Item 7) Variable Per Student Impact Cost Facility Cost(1)$62,194 Transportation Cost(2)$1,587 Ancillary Facility Cost(3)$1,332 Total Impact Cost(4)$65,113 Revenue Credit Capital Expansion “Cash” Credit(5)$3,769 Capital Expansion "Debt Service" Credit (6)$741 Total Capital Expansion Credit (7)$4,510 Net Impact Cost Net Impact Cost per Student (8)$60,603 DRAFT Benesch Collier County April 2025 19 School Impact Fee Update Study Student Generation Rates The number of students living in a household typically varies depending on the type of residential housing. Therefore, school impact fees are typically assessed based on the specific student generation rates for different types of residential land uses. This impact fee study employs a methodology using Collier County Property Appraiser (CCPA) information and Geographic Information Systems (GIS) to develop the student generation rate for Collier County. Specifically, an address lookup and GIS were used to link student addresses to parcels in the CCPA parcel database to generate the number of students per unit by school type and residential category based on the latest tax roll. This process is described in more detail in the following sections. Determination of Total Housing Units by Type of Land Use The CCPA database is used to identify the number of housing units for student generation rate calculations for the single family, multi-family, and mobile home units. For all land uses, the total number of units countywide through early 2023 year were extracted from the parcel database based on the appropriate use code. Determination of Students by School Type and Land Use Code The determination of the number of students per land use by type of school (e.g., elementary, middle, and high school) for traditional schools was completed using the following process. First, Collier County Public Schools provided a GIS shapefile containing geocoded student addresses. Then, the student addresses were linked to their respective parcel in the Property Appraiser database using address point data. The student generation rates used as the demand component for the impact fee only include those students for which the impact fee is based on, or students attending those schools listed in Appendix A, Table A-1. Therefore, the school code associated with each student record was used to exclude students attending charter schools or other facilities not included in the impact fee inventory. DRAFT Benesch Collier County April 2025 20 School Impact Fee Update Study As previously mentioned, once the GIS shapefile with the geocoded student addresses was provided, the second step in the analysis was to link each student address to data from the parcel database. This allows for determining the residential category that is assigned to a given parcel (or address) where a student lives. This was accomplished by spatially joining the student address to the respective parcel in the database using GIS. Approximately 98 percent of the students were successfully linked to a residential parcel in Collier County. The remaining two percent were linked to parcels out of the county, a non- residential or vacant property, land uses that are not included in the impact fee schedule. The following assumptions were used to identify the appropriate land use for these records: • Students at mobile home parks were added to the student counts for mobile homes • Residential structures on agricultural land uses were added to the corresponding residential category • Students located at parcels with a vacant residential classification were added to the single family residential category This approach resulted in just over one percent of student addresses being linked to a non- residential land use (such as orphanage, offices, hotel/motel, etc.) or residing outside of the county. Students residing at non-residential land uses and those residing outside of Collier County are excluded from the calculations to provide a more conservative estimate. The results of this analysis are presented in Table 8, which includes the student generation rates calculated for each residential category, based on the methodology described above. Table 8 also provides a comparison to the student generation rate estimates used in the 2015 study. As shown, student generation rates for single family and mobile home units decreased 2 4 percent to 25 percent, which reduces the impact fee amount. Table 8 Student Generation Rates 1) Source: Collier County Public Schools (adjusted) 2) Source: Collier County Property Appraiser database 3) Number of students (Item 1) divided by the number of units (item 2) 4) Source: Collier County School Impact Fee Update Study Final Report, June 23, 2015 5) Percent change from students per unit – 2015 (Item 4) to students per unit -2024 (Item 3) Residential Category Number of Students(1) Number of Units(2) Students per Unit - 2024(3) Students per Unit - 2015(4) Percent Difference(5) Single Family 27,293 106,917 0.26 0.34 -24% Multi Family 12,424 112,726 0.11 0.11 0% Mobile Home 2,664 12,765 0.21 0.28 -25% Total 42,381 232,408 0.18 0.21 -14% DRAFT Benesch Collier County April 2025 21 School Impact Fee Update Study Calculated School Impact Fee Schedule To determine the calculated school impact fee for each residential category, the net impact cost per student is multiplied by the student generation rate. The resulting net impact fees are presented in Table 9. The table also presents a comparison to the current adopted impact fee levels, which were adopted at reduced rate and phased. The current fee levels are at 79 percent of the calculated rates in the 2015 impact fee study. Lastly, the table presents the maximum allowable impact fees per Florida Statue 163.31801. As mentioned previously, compared to the 2015 study, net impact cost per student increased by 85 percent. All other fluctuations compared to the calculated rates in the 2015 study are due to the changes in student generation rates by residential category and adoption of the fee at a reduced rate. Table 9 Calculated School Impact Fee Schedule 1) Source: Table 7 2) Source: Table 8 3) Net impact cost per student (Item 1) multiplied by the students per unit (Item 2) 4) Source: Collier County Capital Projects Planning, Impact Fees and Program Management Division 5) Percent change between the calculated impact fee (Item 3) and the current adopted impact fee (Item 4) 6) Maximum impact fee in compliance with the 50 percent increase per F.S. 163.31801. The fee increase is to be phased over four installments. 7) Percent change from the current adopted impact fee (Item 4) to the F.S. 163.31801 maximum impact fee (Item 6) Residential Category Impact Unit Net Impact Cost per Student(1) Students per Unit(2) Calculated Impact Fee(3) Current Adopted Impact Fee(4) Percent Change(5) F.S. 163.31801 Maximum Impact Fee(6) Percent Change(7) Single Family Detached du $60,603 0.26 $15,757 $8,789.54 79%$13,184 50% Multi Family du $60,603 0.11 $6,666 $2,844.19 134%$4,266 50% Mobile Home/RV Park (Tied Down)du $60,603 0.21 $12,727 $7,238.45 76%$10,857 50% DRAFT Benesch Collier County April 2025 22 School Impact Fee Update Study School Impact Fee Comparison As part of the work effort in updating Collier County’s school impact fee program, a comparison of the calculated single family school impact fees for Collier County to the school impact fees adopted by other counties throughout Florida has been prepared. Table 10 presents this comparison. The impact fee study date, adoption percentage and the full rate are also shown. Approximately 40 percent of Florida counties implemented a school impact fee. DRAFT Benesch Collier County April 2025 23 School Impact Fee Update Study Table 10 School Impact Fee Schedule Comparison, Single Family (2,000 Square Feet) Note: Counties adjacent to Collier County are highlighted. 1) Source: Published impact fee schedules and discussions with the jurisdictions 2) Represents the full calculated fee from each respective technical study 3) Fees shown effective January 1, 2026. 4) The impact fee shown shall be increased ($500 for single family, $125 for multi-family and $850 for mobile home) – on July 1, 2023, and annually on July 1 each year thereafter, each time the total number of students enrolled in Flagler County Public Schools, grades kindergarten through twelfth (excluding charter school students), increases by five hundred students as of the preceding year’s October FTE reporting date. 5) Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown effective January 1, 2026. 6) Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801; fees shown reflect fully phased-in fees effective July 30, 2025. 7) School impact fee reflects single family homes with three or fewer bedrooms. Adopted Fee(1)Fee @ 100%(2) Miami-Dade County 1995 100%$2,448 $2,448 Citrus County 2021 50%$2,059 $4,117 Indian River County 2020 28%$1,310 $4,680 St. Johns County 2018 100%$5,940 $4,725 Baker County 2005 52%$2,592 $5,000 Nassau County 2017 100%$5,431 $5,431 St. Lucie County 2005 100%$6,786 $5,447 Lee County 2018 53%$2,879 $5,484 Martin County 2007 100%$5,567 $5,567 Sarasota County(3)2022 Varies-SF @48%$3,048 $6,306 Flagler County(4)2021 Varies-SF @83%$5,950 $7,175 Hillsborough County 2020 100%$8,227 $8,227 Volusia County 2022 85%$7,023 $8,262 Palm Beach County(5)2022 Varies-SF 2,000 sf @95%$7,906 $8,322 Hernando County(6)2022 70%$6,135 $8,764 Broward County(7)2019 Varies-SF @97%$8,809 $9,049 Manatee County(8)2023 Varies-2,000 sf @96%$9,190 $9,524 Orange County 2020 Varies-SF @100%$9,513 $9,560 Brevard County 2015 50%$5,097 $10,193 Marion County 2023 40%$4,307 $10,768 Collier County -- Adopted(9)2015 79%$8,790 $11,164 Hendry County(10)2023 40%$4,531 $11,328 Lake County(11)2023 100%$12,021 $12,021 Seminole County 2017 73%$9,000 $12,322 Clay County(12)2022 Varies-SF @83%$10,551 $12,680 Osceola County 2021 100%$12,923 $12,923 Pasco County(13)2024 Varies-SF @94%$12,328 $13,163 Collier County -- Maximum Calculated (14)2024 N/A N/A $13,184 Polk County(15)2024 85%$12,187 $14,338 Collier County -- Calculated (16)2024 N/A N/A $15,757 County Date of Last Update(1)Adoption Percent(1)Single Family (per du) DRAFT Benesch Collier County April 2025 24 School Impact Fee Update Study 8) Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees effective September 9, 2027. 9) Source: Collier County Growth Management Division, Project Planning, Impact Fees, and Program Management Division 10) Fees shown effective February 10, 2025 11) Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. School impact fee shown effective October 1, 2026. 12) Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased-in fees effective June 1, 2026. 13) Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased-in fees effective January 1, 2028. 14) Source: Table 9 15) Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully-phased impact fees. School impact fee shown effective January 1, 2027. 16) Source: Table 9 DRAFT Appendix A - School District Inventory DRAFT Benesch Collier County April 2025 A-1 School Impact Fee Update Study Appendix A - School District Inventory Table A-1 provides an inventory of traditional schools included in the impact fee calculations. Non-traditional schools, such as charter schools, adult education schools, etc. are excluded. Table A-1 Collier County Public Schools Existing School Inventory(1) Count School Grade Level Year Acquired Acres Net Square Feet Permanent Stations Permanent Capacity Elementary Schools 1 Avalon Elementary PK 05 1966 15.0 85,795 481 481 2 Big Cypress Elementary PK 05 1985 20.0 138,487 940 940 3 Calusa Park Elementary PK 05 2000 24.6 153,988 900 900 4 Corkscrew Elementary PK 05 1992 22.0 161,053 836 836 5 Eden Park Elementary PK 05 2006 25.0 119,564 824 824 6 Estates Elementary PK 05 2001 35.0 156,316 719 719 7 Golden Gate Elementary PK 05 1973 16.0 103,898 802 802 8 Golden Terrace Elementary PK 05 1987 15.0 95,943 735 735 9 Herbert Cambridge Elementary PK 05 2003 4.0 70,309 389 389 10 Highlands Elementary PK 05 1964 13.0 132,702 812 812 11 Lake Park Elementary PK 05 1955 11.0 89,197 570 570 12 Lake Trafford Elementary PK 05 1967 15.0 136,719 881 881 13 Laurel Oak Elementary PK 05 1992 30.0 110,602 700 700 14 Lavern Gaynor Elementary PK 05 2003 8.0 84,139 523 523 15 Lely Elementary PK 05 1987 22.0 131,577 821 821 16 Manatee Elementary PK 05 1972 46.0 110,049 706 706 17 Mike Davis Elementary PK 05 2002 17.0 126,345 919 919 18 Naples Park Elementary PK 05 1973 21.0 110,082 750 750 19 Osceola Elementary PK 05 1970 16.0 152,129 784 784 20 Palmetto Elementary PK 05 2002 39.0 123,954 971 971 21 Parkside Elementary PK 05 2002 28.0 132,679 919 919 22 Pelican Marsh Elementary PK 05 1994 20.0 162,968 854 854 23 Pinecrest Elementary PK 05 1959 20.0 125,430 854 854 24 Poinciana Elementary PK 05 1973 19.0 112,795 781 781 25 Sabal Palm Elementary PK 05 2002 31.0 159,796 761 761 26 Sea Gate Elementary PK 05 1963 15.0 125,263 854 854 27 Shadowlawn Elementary PK 05 1958 12.0 92,527 660 660 28 Tommie Barfield Elementary PK 05 1956 11.0 111,921 600 600 29 Veterans Memorial Elementary PK 05 2004 30.0 169,076 929 929 30 Village Oaks Elementary PK 05 1986 20.0 116,347 839 839 31 Vineyards Elementary PK 05 1989 18.0 132,532 883 883 Subtotal - Elementary 638.6 3,834,182 23,997 23,997 DRAFT Benesch Collier County April 2025 A-2 School Impact Fee Update Study Table A-1 (Continued) Collier County Public Schools Existing School Inventory(1) 1) Source: Collier County Public Schools; Florida Inventory of School Houses (FISH) Report 2) Includes the Technical High portion of the school only. Acreage adjusted to reflect the portion of the square footage added. Count School Grade Level Year Acquired Acres Net Square Feet Permanent Stations Permanent Capacity Middle Schools 1 Corkscrew Middle 06 08 1992 32.0 175,407 1,118 1,006 2 Cypress Palm Middle 06 08 2003 87.0 174,947 1,325 1,193 3 East Naples Middle 06 08 1966 19.8 146,274 1,139 1,025 4 Golden Gate Middle 06 08 1974 27.0 163,361 1,375 1,238 5 Gulfview Middle 06 08 1937 10.0 96,792 759 683 6 Immokalee Middle 06 08 1990 24.0 178,174 1,906 1,715 7 Manatee Middle 06 08 1972 46.0 160,939 1,451 1,306 8 North Naples Middle 06 08 1990 43.0 153,270 1,116 1,004 9 Oakridge Middle 06 08 1990 39.0 178,681 1,461 1,315 10 Pine Ridge Middle 06 08 1973 37.0 143,766 1,261 1,135 Subtotal - Middle 364.8 1,571,611 12,911 11,620 Multi-level Schools 1 Everglades City School PK 12 1954 4.0 96,761 537 483 Subtotal - Multi-level Schools 4.0 96,761 537 483 High Schools 1 Aubrey Rogers High School 09 12 2001 60.0 298,797 1,908 1,813 2 Barron Collier High 09 12 1970 98.0 306,391 1,943 1,846 3 Golden Gate High 09 12 2002 65.9 334,049 2,086 1,982 4 Gulf Coast High 09 12 1992 42.0 345,609 1,891 1,796 5 Immokalee High 09 12 1973 43.0 295,243 2,338 2,221 6 Lely High 09 12 1973 50.0 264,930 2,103 1,998 7 Lorenzo Walker Technical (2)09 12 1972 6.0 59,142 609 579 8 Naples High 09 12 1958 33.0 302,880 2,019 1,918 9 Palmetto Ridge High 09 12 2001 135.0 356,874 2,039 1,937 Subtotal - High 532.9 2,563,915 16,936 16,090 Grand Total 1,540.3 8,066,469 54,381 52,190 DRAFT Appendix B - Building and Land Cost Estimates - Supplemental Information DRAFT Benesch Collier County April 2025 B-1 School Impact Fee Update Study Appendix B - Supplemental Unit Cost Information This Appendix provides additional information on the data and methodology used to estimate building and land values for the school impact fee. Building Costs To determine the administration, architect/site improvement, and construction cost associated with building a new school in Collier County, the following information was evaluated: • Recently built or planned/programmed schools in Collier County; • Insurance values of the existing schools; • School cost information from other Florida counties; • Construction cost increases observed by industry sources; and • Discussions with the District. The following paragraphs provide further detail on this research and analysis. Construction Cost Collier County Public Schools recently completed the construction of a new high school. Construction cost for this school was approximately $346 per net square foot. A review of construction cost index suggests that costs increased by 50 percent since 2015. Applying this percentage to the estimated unit costs during the previous study resulted in construction cost estimates of $270 per net square foot for elementary schools to $330 per net square foot for high schools. The insurance values of the existing schools average approximately $180 per net square foot for buildings only and $210 per square foot for buildings and contents. It is important to note insurance values do not include the full cost of constructing a school since certain components of a building, such as the foundation, are excluded from these values. As such, insurance values are considered to be conservative estimates. DRAFT Benesch Collier County April 2025 B-2 School Impact Fee Update Study Table B-2 provides a summary of data obtained from the Florida Department of Education for schools built in 2015 through 2023. As shown, during 2020 through 2023, the construction costs ranged from $122 per net square foot to $437 per net square foot. Finally, the discussions with industry architects suggested a range of $233 per square foot to $526 per square foot for construction costs. The low end of this range reflects prices in 2021/2022 while the high end reflects 2023 estimates. Table B-1 provides a summary of this information. Given this data and information, average construction costs of $290 per net square foot for elementary schools, $320 per net square foot for middle schools, and $350 per net square foot for high schools are used in this study for impact fee calculation purposes and reflect the local cost factors of Collier County schools. DRAFT Benesch Collier County April 2025 B-3 School Impact Fee Update Study Table B-1 Construction Cost Analysis - Collier County 1) Source: Collier County Public Schools 2) Source: Engineering News Record (ENR), Building Cost Index 3) Source: Collier County School Impact Fee Update, Draft Report, September 25, 201 5 4) Source: Estimates from the 2015 study (Item 3) indexed according to the Engineering News Record (Item 2) 5) Source: Collier County Public Schools, Statement of Property Values, April 21, 2023 6) Source: Table B-2 7) Source: Industry architects Year Built Facility Name Construction Cost Net Permanent Square Feet Cost per Net Square Foot New School Construction (1) 2022-23 Aubrey Rogers High $97,996,019 283,392 $346 ENR (2015-2024)(2)2015 Estimates per Square Foot(3) Indexed Values per Square Foot(4) 2015 Study Estimated Indexed - Elementary Schools $180 $272 - Middle Schools $200 $302 - High Schools $220 $333 Building Value per Square Foot Building & Contents Value per Square Foot Insurance Values of Existing School Buildings (5) - Elementary Schools $175 $201 - Middle Schools $177 $201 - High Schools $193 $224 - Multi-Level Schools $178 $203 - All Traditional Schools $181 $208 $122 - $437 School Level Year Cost per Square Foot Cost of Projects with Similar Construction Specifications (7) Dade County Middle School 2021/2022 $233 Broward County Middle School 2023 $450 Construction cost percent increase between the two projects 93% Collier County High School 2019 $298 Sarasota County High School 2023 $526 Construction cost percent increase between the two projects 77% Estimates Used in the Study: - Elementary Schools $290 - Middle Schools $320 - High Schools $350 County 51.23% Construction Cost Range Obtained From Other Florida Jurisdictions (2020-2023)(6) School Level School Level DRAFT Benesch Collier County April 2025 B-4 School Impact Fee Update Study Table B-2 Construction Cost Analysis – Other Florida Jurisdictions Year Opened District Type Facility Name Construction Cost per NSF Elementary Schools: 2015 Orange Elem Eagle Creek Elementary $116 2015 Orange Elem Independence Elementary $116 2015 Orange Elem Ocoee ES (Replacement)$112 2015 Orange Elem Clay Springs Elementary $148 2015 Orange Elem Lake Weston Elementary $117 2015 Orange Elem Lovell Elementary $130 2015 Palm Beach Elem Glade View Elementary $177 2015 Palm Beach Elem Rosenwald Elementary $189 2015 Pasco Elem Sanders Memorial Elementary $160 2016 Orange Elem Millennia Gardens Elementary $126 2016 Orange Elem Tangelo Park ES $139 2016 Pasco Elem Wiregrass Elementary School (Elem "W")$167 2016 Washington Elem Kate Smith Elementary School $140 2017 Orange Elem Bay Lake Elementary $138 2017 Orange Elem Engelwood Elementary $149 2017 Orange Elem Ivy Lane Elementary $159 2017 Orange Elem Laureate Park Elementary $143 2017 Orange Elem Meadow Woods Elementary $148 2017 Orange Elem Mollie Ray ES $153 2017 Orange Elem Oak Hill ES $156 2017 Orange Elem Rock Lake ES $166 2017 Orange Elem Ventura ES $147 2017 Orange Elem Westpointe ES $224 2017 St Johns Elem Picolata Crossing Elementary $176 2017 Pasco Elem Bexley Elementary $164 2017 Nassau Elem Wildlight Elementary School $156 2017 Broward Elem Riverglades Elementary $154 2017 Hamilton Elem Hamilton County Elementary School $119 2018 Escambia Elem Kingsfield Elementary School $226 2018 Hillsborough Elem Dawson Elementary School $172 2018 Orange Elem William Frangus Elementary $167 2018 Orange Elem Hidden Oaks Elementary $164 2018 Orange Elem Hungerford Elementary School $190 DRAFT Benesch Collier County April 2025 B-5 School Impact Fee Update Study Table B-2 (Continued) Construction Cost Analysis – Other Florida Jurisdictions Year Opened District Type Facility Name Construction Cost per NSF Elementary Schools: 2018 Orange Elem Maxey Elementary School $158 2018 Orange Elem Pine Hills Elementary School $159 2018 Volusia Elem Pierson Elementary School $185 2018 Clay Elem Discovery Oaks Elementary School $178 2019 Manatee Elem Barbara Harvey Elementary School $149 2019 Monroe Elem Gerald Adams Elementary School $290 2019 Orange Elem Deerwood Elementary School $191 2019 Orange Elem Water Spring Elementary School $175 2019 Orange Elem Castleview Elementary School $159 2019 Taylor Elem Taylor County Primary School $146 2019 Volusia Elem Chisholm Elementary School $260 2020 Monroe Elem Stanley Switlik Elementary School $437 2020 Orange Elem Summerlake Elementary School $176 2020 Orange Elem Sunshine Elementary School $177 2020 Orange Elem Vista Pointe Elementary School $196 2020 Pinellas Elem Melrose Elementary School $154 2020 Seminole Elem Pine Crest School of Innovation $130 2020 Walton Elem Dune Lakes Elementary School $194 2021 Alachua Elem Metcalf Elementary $172 2021 Alachua Elem New Myra Terwilliger Elementary $194 2021 Brevard Elem Viera Elementary School $151 2021 Dade Elem Andrea Castillo Preparatory $232 2021 Hillsborough Elem Belmont Elementary $163 2021 Hillsborough Elem Tampa Heights Elementary $434 2021 Orange Elem Village Park Elementary $202 2021 Osceola Elem Michigan Avenue Elementary $122 2021 Palm Beach Elem Washington Elementary $233 2021 Polk Elem Bella Citta Elementary $218 2021 Polk Elem Willow Oak School $240 2022 Bay Elem A. Gary Walsingham Academy $243 2022 Orange Elem Hamlin ES $190 2022 Orange Elem Panther Lake ES $204 2022 Orange Elem Stonewyck ES $198 DRAFT Benesch Collier County April 2025 B-6 School Impact Fee Update Study Table B-2 (Continued) Construction Cost Analysis – Other Florida Jurisdictions Year Opened District Type Facility Name Construction Cost per NSF Elementary Schools: 2022 Palm Beach Elem Blue Lake ES 05-C $210 2022 St Johns Elem Pine Island Academy ("MM")$173 2022 Volusia Elem George Marks Elementary $260 2023 Bradford Elem Bradford Elementary $355 2023 Lake Elem Lake Pointe Academy $207 2023 Baker Elem Legacy Elementary $262 2023 Osceola Elem Celebration Elementary $297 Total/Weighted Average -- Elementary Schools $188 Total/Weighted Average -- Elementary Schools (2015 - 2023)$188 Total/Weighted Average -- Elementary Schools (2020 - 2023)$213 Middle Schools: 2015 St Johns Middle Patriot Oaks Academy $143 2015 St Johns Middle Valley Ridge Academy $143 2016 Orange Middle Wedgefield K-8 School $154 2016 Polk Middle Citrus Ridge: A Civics Academy $164 2017 Orange Middle OCPS Academic Center for Excellence $129 2017 Orange Middle Innovation $135 2017 Orange Middle Timber Springs Middle $134 2017 Orange Middle Carver Middle $126 2017 Calhoun Middle Atha Public School $155 2017 Hillsborough Middle Sulphur Springs K-8 $293 2017 Holmes Middle Bonifay PK-8 $155 2018 Escambia Middle Beulah Middle School $168 2018 Orange Middle Audubon Park School K-8 $157 2018 Orange Middle Lake Como School K-8 $154 2018 Seminole Middle New Millenium Middle School $191 2018 St Johns Middle Freedom Crossing Academy ("LL") K-8 $173 2018 St Johns Middle Palm Valley Academy ("KK") K-8 $185 2019 Manatee Middle Mona Jain Middle School $161 2019 Orange Middle Horizon West Middle School $138 2019 Orange Middle Pershing School K-8 $159 2019 Osceola Middle Harmony Middle School $178 2020 Jackson Middle Marianna K-8 School $165 DRAFT Benesch Collier County April 2025 B-7 School Impact Fee Update Study Table B-2 (Continued) Construction Cost Analysis – Other Florida Jurisdictions Year Opened District Type Facility Name Construction Cost per NSF Middle Schools: 2020 Monroe Middle Plantation Key School $363 2020 Palm Beach Middle Verde K-8 School $200 2020 Pasco Middle Cypress Middle School "HH"$184 2021 Alachua Middle Howard Bishop Middle School $196 2021 Lee Middle MM Middle School $207 2021 Osceola Middle St. Cloud Middle School $151 2021 Palm Beach Middle Addison Mizner K-8 $192 2022 Orange Middle Hamlin MS $165 2022 Orange Middle Kelly Park School $164 2022 Pasco Middle Starkey Ranch K-8 $195 2022 Santa Rosa Middle East Bay K-8 $154 2023 Orange Middle Water Spring Middle $196 Total/Weighted Average -- Middle Schools $168 Total/Weighted Average -- Middle Schools (2015-2023)$168 Total/Weighted Average -- Middle Schools (2020-2023)$189 High Schools: 2016 Charlotte High Lemon Bay High School $154 2017 Dade High Miami Carol City Senior High $182 2017 Levy High Williston Middle High School $175 2017 Pasco High Cypress Creek High $165 2017 Osceola High Poinciana High $182 2017 Pinellas High Palm Harbor University High $206 2017 St Johns High Nease High $173 2017 Orange High Windermere HS $155 2018 Dixie High Dixie County High School $126 2018 Osceola High Tohopekaliga High School $186 2018 Pinellas High Largo High School $153 2019 Dade High Maritime & Science Technology Academy $322 2019 Lee High Bonita Springs High School $209 2019 Manatee High Parrish Community High School $207 2019 Osceola High NeoCity Academy $277 2020 Orange High Magnolia School $259 2021 Lee High Gateway High School $215 DRAFT Benesch Collier County April 2025 B-8 School Impact Fee Update Study Table B-2 (Continued) Construction Cost Analysis – Other Florida Jurisdictions Source: Florida Department of Education and information from Florida school districts, when available Year Opened District Type Facility Name Construction Cost per NSF High Schools: 2021 Orange High Horizon High School $214 2021 Orange High Lake Buena Vista High School $237 2021 Orange High Silver Pines Academy K-12 Learning Center $190 2021 Polk High Davenport High $235 2022 Hillsborough High Sumner High School $269 2023 Levy High Chiefland Middle High School $226 2023 Pasco High Kirkland Ranch Academy of Innovation $271 Total/Weighted Average -- High Schools $199 Total/Weighted Average -- High Schools (2015-2023)$199 Total/Weighted Average -- High Schools (2020-2023)$235 Total/Weighted Average -- All Schools $185 Total/Weighted Average -- All Schools (2015-2023)$185 Total/Weighted Average -- All Schools (2020-2023)$212 DRAFT Benesch Collier County April 2025 B-9 School Impact Fee Update Study Architectural, Design, and Site Preparation Costs The architectural, design, and site preparation costs (including on-site improvement and traffic control costs) are calculated based on the ratio of these costs to the construction costs observed in Collier County and other jurisdictions. The estimated architectural/design cost for the planned new high school is 5 percent of the construction cost, consistent with the estimates used in prior studies. The estimate used in the previous study for site preparation (10 percent) is maintained. Tables B-4 and B-5 summarize the data obtained from other Florida jurisdictions, which is consistent with the study’s estimates. Table B-3 Non-Construction Cost Components - Collier County 1) Source: Collier County School Impact Fee Update Study Final Report, June 23, 2015 2) Source: Tables B-4 and B-5 Cost Component Collier County 2015 Estimates(1) Collier County 2024 Estimates Other Florida School Districts (2020-2023)(2) Architectural/Design 5%5%6% Site Preparation 10%10%11% Total 15%15%17% DRAFT Benesch Collier County April 2025 B-10 School Impact Fee Update Study Table B-4 Architectural/Civil Design Cost Analysis -Other Florida Jurisdictions Year Opened District Type Facility Name Architect & Eng. Fees Ratio of Architect & Eng. Fees to Construction Cost 2015 Hillsborough Elem Thompson Elementary $1,117,623 8% 2015 Orange Elem Eagle Creek Elementary $503,008 5% 2015 Orange Elem Independence Elementary $454,954 5% 2015 Orange Elem Ocoee ES (Replacement)$669,660 7% 2015 Orange Middle Clay Springs Elementary $619,675 5% 2015 Orange High Lake Weston Elementary $557,676 6% 2015 Orange Elem Lovell Elementary $532,470 5% 2015 Palm Beach Middle Glade View Elementary $1,142,611 8% 2015 Palm Beach High Rosenwald Elementary $942,748 8% 2015 Pasco Elem Sanders Memorial Elementary $1,442,401 8% 2015 St Johns Middle Patriot Oaks Academy $1,492,491 7% 2015 St Johns Middle Valley Ridge Academy $856,884 4% 2016 Charlotte High Lemon Bay High School $6,486,215 13% 2016 Hillsborough Elem Lamb Elementary $1,159,221 8% 2016 Orange Elem Bay Lake Elementary $715,680 6% 2016 Orange Elem Tangelo Park Elementary $766,295 7% 2016 Pasco Elem Wiregrass Elementary School (Elem "W")$993,089 7% 2016 Polk Middle Citrus Ridge: A Civics Academy $1,235,864 4% 2016 Washington Elem Kate Smith Elementary School $1,799,321 9% 2017 Orange Elem Millenia Gardens Elementary $660,780 6% 2017 Orange K8 Wedgefield $2,153,131 11% 2017 Orange Elem Laureate Park Elementary $636,009 5% 2017 Orange Elem Engelwood ES $659,183 5% 2017 Orange Elem Ivey Lane ES $599,596 5% 2017 Orange Elem Meadow Woods ES $782,369 6% 2017 Orange Elem Mollie Ray ES $693,404 6% 2017 Orange Elem Oak Hill ES $581,863 5% 2017 Orange Elem Rock Lake ES $672,601 5% 2017 Orange Elem Ventura ES $780,745 6% 2017 Orange K8 OCPS Academic Center for Excellence $2,342,381 8% 2017 Orange Middle Innovation Middle $1,954,764 9% 2017 Orange Middle Timber Springs Middle $2,460,335 10% 2017 Orange Middle Carver Middle $1,519,638 7% 2017 St Johns Elem Picolata Crossing Elementary $711,881 4% 2017 Pasco Elem Bexley Elementary $1,176,816 7% 2017 Nassau Elem Wildlight Elementary School $1,649,044 10% 2017 Broward Elem Riverglades Elementary $303,332 6% 2017 Hamilton Elem Hamilton County Elementary School $1,677,527 10% 2017 Calhoun Middle Atha Public School $1,436,603 8% 2017 Hillsborough Middle Sulphur Springs K-8 $417,315 8% 2017 Holmes Middle Bonifay PK-8 $2,870,562 9% DRAFT Benesch Collier County April 2025 B-11 School Impact Fee Update Study Table B-4 (Continued) Architectural/Civil Design Cost Analysis -Other Florida Jurisdictions Year Opened District Type Facility Name Architect & Eng. Fees Ratio of Architect & Eng. Fees to Construction Cost 2017 Dade High Miami Carol City Senior High $5,273,339 8% 2017 Levy High Williston Middle High School $1,849,055 6% 2017 Pasco High Cypress Creek High $2,712,972 7% 2017 Dade High Maritime & Science Technology Academy $1,052,669 8% 2017 Osceola High Poinciana High $267,393 6% 2017 Pinellas High Palm Harbor University High $1,034,481 10% 2017 St Johns High Nease High $828,000 8% 2017 Orange High Windermere HS $4,993,625 9% 2017 Orange Elem Westpointe Elementary $860,457 9% 2018 Escambia Elem Kingsfield Elementary School $2,421,087 8% 2018 Hillsborough Elem Dawson Elementary School $712,947 4% 2018 Orange Elem William Frangus Elementary $642,656 4% 2018 Orange Elem Hidden Oaks Elementary $640,642 5% 2018 Orange Elem Hungerford Elementary School $650,486 5% 2018 Orange Elem Maxey Elementary School $626,928 5% 2018 Orange Elem Pine Hills Elementary School $693,105 5% 2018 Volusia Elem Pierson Elementary School $1,459,238 12% 2018 Clay Elem Discovery Oaks Elementary School $869,100 4% 2018 Escambia Middle Beulah Middle School $3,394,057 10% 2018 Orange Middle Audubon Park School K-8 $2,972,528 11% 2018 Orange Middle Lake Como School K-8 $2,050,230 8% 2018 Seminole Middle New Millenium Middle School $2,892,045 7% 2018 St Johns Middle Freedom Crossing Academy ("LL") K-8 $1,247,321 4% 2018 St Johns Middle Palm Valley Academy ("KK") K-8 $1,342,410 4% 2018 Dixie High Dixie County High School $2,055,000 8% 2018 Osceola High Tohopekaliga High School $3,360,740 5% 2018 Pinellas High Largo High School $3,606,122 9% 2019 Manatee Elem Barbara Harvey Elementary School $1,104,274 7% 2019 Monroe Elem Gerald Adams Elementary School $2,151,000 7% 2019 Orange Elem Deerwood Elementary School $679,669 5% 2019 Orange Elem Water Spring Elementary School $673,077 4% 2019 Orange Elem Castleview Elementary School $781,914 5% 2019 Taylor Elem Taylor County Primary School $1,216,820 8% 2019 Volusia Elem Chisholm Elementary School $206,670 2% 2019 Manatee Middle Mona Jain Middle School $1,580,528 6% 2019 Orange Middle Horizon West Middle School $1,357,152 6% 2019 Orange Middle Pershing School K-8 $2,114,313 8% 2019 Osceola Middle Harmony Middle School $1,552,230 5% 2019 Lee High Bonita Springs High School $2,178,000 5% 2019 Manatee High Parrish Community High School $2,436,800 4% 2019 Osceola High NeoCity Academy $1,436,484 12% DRAFT Benesch Collier County April 2025 B-12 School Impact Fee Update Study Table B-4 (Continued) Architectural/Civil Design Cost Analysis -Other Florida Jurisdictions Year Opened District Type Facility Name Architect & Eng. Fees Ratio of Architect & Eng. Fees to Construction Cost 2020 Jackson Middle Marianna K-8 School $4,686,265 9% 2020 Monroe Middle Plantation Key School $276,122 1% 2020 Monroe Elem Stanley Switlik Elementary School $1,762,172 7% 2020 Orange High Magnolia School $1,468,970 8% 2020 Orange Elem Summerlake Elementary School $717,175 5% 2020 Orange Elem Sunshine Elementary School $748,162 5% 2020 Orange Elem Vista Pointe Elementary School $600,440 4% 2020 Palm Beach Middle Verde K-8 School $2,411,658 9% 2020 Pasco Middle Cypress Middle School "HH"$2,073,215 6% 2020 Pinellas Elem Melrose Elementary School $1,129,923 10% 2020 Seminole Elem Pine Crest School of Innovation $1,718,290 9% 2020 Walton Elem Dune Lakes Elementary School $3,049,104 11% 2021 Alachua Elem Metcalf Elementary $1,240,634 9% 2021 Alachua Elem New Myra Terwilliger Elementary $1,334,132 7% 2021 Brevard Elem Viera Elementary School $331,710 2% 2021 Dade Elem Andrea Castillo Preparatory $599,726 6% 2021 Hillsborough Elem Belmont Elementary $1,335,221 7% 2021 Hillsborough Elem Tampa Heights Elementary $1,550,777 8% 2021 Orange Elem Village Park Elementary $727,857 4% 2021 Osceola Elem Michigan Avenue Elementary $2,068,487 13% 2021 Palm Beach Elem Washington Elementary $765,589 8% 2021 Polk Elem Bella Citta Elementary $1,266,728 5% 2021 Polk Elem Willow Oak Scchool $1,397,894 5% 2021 Alachua Middle Howard Bishop Middle School $2,212,315 9% 2021 Lee Middle MM Middle School $2,300,000 7% 2021 Osceola Middle St. Cloud Middle School $2,255,570 11% 2021 Palm Beach Middle Addison Mizner K-8 $1,619,786 7% 2021 Lee High Gateway High School $2,035,500 4% 2021 Orange High Horizon High School $3,140,805 5% 2021 Orange High Lake Buena Vista High School $2,477,598 3% 2021 Orange High Silver Pines Academy K-12 Learning Center $1,056,160 8% 2021 Polk High Davenport High $3,755,737 5% 2022 Bay Elem A. Gary Walsingham Academy $2,255,888 8% 2022 Orange Elem Hamlin ES $861,339 5% 2022 Orange Elem Panther Lake ES $956,540 5% 2022 Orange Elem Stonewyck ES $1,046,001 6% 2022 Palm Beach Elem Blue Lake ES 05-C $1,365,440 7% 2022 St Johns Elem Pine Island Academy ("MM")$1,369,334 4% 2022 Volusia Elem George Marks Elementary $1,907,025 7% 2022 Orange Middle Hamlin MS $1,508,823 5% 2022 Orange Middle Kelly Park School $1,458,184 6% DRAFT Benesch Collier County April 2025 B-13 School Impact Fee Update Study Table B-4 (Continued) Architectural/Civil Design Cost Analysis -Other Florida Jurisdictions Source: Florida Department of Education and information from Florida school districts, when available Year Opened District Type Facility Name Architect & Eng. Fees Ratio of Architect & Eng. Fees to Construction Cost 2022 Pasco Middle Starkey Ranch K-8 $2,067,542 6% 2022 Santa Rosa Middle East Bay K-8 $1,645,878 8% 2022 Hillsborough High Sumner High School $4,017,926 7% 2023 Levy High Chiefland Middle High School $2,467,200 9% 2023 Orange Middle Water Spring Midle $1,479,836 4% 2023 Bradford Elem Bradford Elementary $3,578,849 7% 2023 Pasco High Kirkland Ranch Academy of Innovation $3,334,589 7% 2023 Lake Elem Lake Pointe Academy $1,785,110 6% 2023 Baker Elem Leagacy Elementary $2,611,286 9% 2023 Osceola Elem Celebration Elementary $725,905 3% Total/Weighted Average $210,761,746 7% Total/Weighted Average (2015-2023)$210,761,746 7% Total/Weighted Average (2020-2023)$90,556,417 6% DRAFT Benesch Collier County April 2025 B-14 School Impact Fee Update Study Table B-5 Site Development Cost Analysis - Other Florida Jurisdictions Year Opened District Type Facility Name Site Development Ratio of Site Development to Construction Cost 2015 Hillsborough Elem Thompson Elementary $1,020,579 8% 2015 Orange Elem Clay Springs Elementary $2,096,813 18% 2015 Orange High Lake Weston Elementary $1,719,879 17% 2015 Orange Elem Lovell Elementary $851,121 8% 2015 Orange Elem Eagle Creek Elementary $1,934,060 21% 2015 Orange Elem Independence Elementary $1,649,461 18% 2015 Orange Elem Ocoee ES (Replacement)$1,470,388 16% 2015 Palm Beach Middle Glade View Elementary $1,652,065 11% 2015 Palm Beach High Rosenwald Elementary $1,853,846 16% 2015 Pasco Elem Sanders Memorial Elementary $1,478,220 9% 2015 St Johns Middle Patriot Oaks Academy $0 0% 2015 St Johns Middle Valley Ridge Academy $0 0% 2016 Charlotte High Lemon Bay High School $7,169,846 14% 2016 Hillsborough Elem Lamb Elementary $3,980 0% 2016 Orange Elem Bay Lake Elementary $2,371,208 19% 2016 Orange Elem Tangelo Park Elementary $1,682,616 15% 2016 Pasco Elem Wiregrass Elementary School (Elem "W")$1,213,282 8% 2016 Polk Middle Citrus Ridge: A Civics Academy $0 0% 2016 Washington High Kate Smith Elementary School $2,568,867 12% 2017 Orange Elem Millenia Gardens Elementary $1,802,063 17% 2017 Orange K8 Wedgefield School K-8 $3,151,392 16% 2017 Orange Elem Laureate Park Elementary $1,229,287 10% 2017 Orange Elem Engelwood ES $1,389,126 11% 2017 Orange Elem Ivey Lane ES $1,526,111 13% 2017 Orange Elem Meadow Woods ES $1,358,748 10% 2017 Orange Elem Mollie Ray ES $1,525,138 13% 2017 Orange Elem Oak Hill ES $1,629,450 13% 2017 Orange Elem Rock Lake ES $2,685,941 20% 2017 Orange Elem Ventura ES $2,458,354 18% 2017 Orange K8 OCPS Academic Center for Excellence $1,503,611 5% 2017 Orange Middle Innovation Middle $1,856,965 8% 2017 Orange Middle Timber Springs Middle $3,047,594 13% 2017 Orange Middle Carver Middle $3,648,736 16% 2017 Orange High Windermere HS $8,003,699 15% 2017 Pasco Elem Bexley Elementary $1,481,772 9% 2017 Nassau Elem Wildlight Elementary School $4,423,526 27% 2017 Broward Elem Riverglades Elementary $671,049 14% 2017 Hamilton Elem Hamilton County Elementary School $1,241,320 7% 2017 Calhoun Middle Atha Public School $1,389,719 7% 2017 Hillsborough Middle Sulphur Springs K-8 $0 0% 2017 Holmes Middle Bonifay PK-8 $1,489 0% 2017 Dade High Miami Carol City Senior High $7,753,194 12% 2017 Levy High Williston Middle High School $1,773,603 5% 2017 Pasco High Cypress Creek High $8,217,342 20% 2017 Dade High Maritime & Science Technology Academy $335,946 2% 2017 Osceola High Poinciana High $414,907 9% DRAFT Benesch Collier County April 2025 B-15 School Impact Fee Update Study Table B-5 (Continued) Site Development Cost Analysis - Other Florida Jurisdictions Year Opened District Type Facility Name Site Development Ratio of Site Development to Construction Cost 2017 Pinellas High Palm Harbor University High $2,306,147 23% 2017 St Johns High Nease High $0 0% 2017 Orange Elem Westpointe Elementary $1,422,408 15% 2018 Hillsborough Elem Hope Dawson Elementary $0 0% 2018 Escambia Elem Kingsfield Elementary School $1,835,262 6% 2018 Orange Elem William Frangus Elementary $2,529,474 17% 2018 Orange Elem Hidden Oaks Elementary $1,686,521 14% 2018 Orange Elem Hungerford Elementary School $1,490,730 12% 2018 Orange Elem Maxey Elementary School $1,103,308 9% 2018 Orange Elem Pine Hills Elementary School $1,026,205 7% 2018 Volusia Elem Pierson Elementary School $2,081,652 18% 2018 Clay Elem Discovery Oaks Elementary School $1,668,705 8% 2018 Escambia Middle Beulah Middle School $7,401,440 23% 2018 Orange Middle Audubon Park School K-8 $1,787,707 7% 2018 Orange Middle Lake Como School K-8 $1,747,202 7% 2018 Seminole Middle New Millenium Middle School $1,714,394 4% 2018 St Johns Middle Freedom Crossing Academy ("LL") K-8 $0 0% 2018 St Johns Middle Palm Valley Academy ("KK") K-8 $0 0% 2018 Dixie High Dixie County High School $1,500,000 6% 2018 Osceola High Tohopekaliga High School $9,186,709 14% 2018 Pinellas High Largo High School $10,741,728 27% 2019 Manatee Elem Barbara Harvey Elementary School $1,055,565 7% 2019 Monroe Elem Gerald Adams Elementary School $0 0% 2019 Orange Elem Deerwood Elementary School $2,253,796 15% 2019 Orange Elem Water Spring Elementary School $1,844,486 12% 2019 Orange Elem Castleview Elementary School $1,587,126 10% 2019 Taylor Elem Taylor County Primary School $2,266,867 15% 2019 Volusia Elem Chisholm Elementary School $0 0% 2019 Manatee Middle Mona Jain Middle School $3,674,825 15% 2019 Orange Middle Horizon West Middle School $2,924,349 12% 2019 Orange Middle Pershing School K-8 $1,866,230 7% 2019 Osceola Middle Harmony Middle School $4,005,510 13% 2019 Lee High Bonita Springs High School $11,339,000 26% 2019 Manatee High Parrish Community High School $8,097,183 15% 2019 Osceola High NeoCity Academy $2,227,396 19% 2020 Jackson Middle Marianna K-8 School $0 0% 2020 Monroe Middle Plantation Key School $208,401 1% 2020 Monroe Elem Stanley Switlik Elementary School $0 0% 2020 Orange High Magnolia School $2,328,178 12% 2020 Orange Elem Summerlake Elementary School $1,713,260 11% 2020 Orange Elem Sunshine Elementary School $3,074,502 20% 2020 Orange Elem Vista Pointe Elementary School $4,458,820 27% 2020 Palm Beach Middle Verde K-8 School $3,336,287 12% 2020 Pasco Middle Cypress Middle School "HH"$6,161,935 18% 2020 Pinellas Elem Melrose Elementary School $1,108,393 10% 2020 Seminole Elem Pine Crest School of Innovation $1,770,059 9% DRAFT Benesch Collier County April 2025 B-16 School Impact Fee Update Study Table B-5 (Continued) Site Development Cost Analysis - Other Florida Jurisdictions Source: Florida Department of Education and information from Florida school districts, when available Year Opened District Type Facility Name Site Development Ratio of Site Development to Construction Cost 2020 Walton Elem Dune Lakes Elementary School $1,914,262 7% 2021 Alachua Elem Metcalf Elementary $917,445 7% 2021 Alachua Elem New Myra Terwilliger Elementary $1,834,051 10% 2021 Brevard Elem Viera Elementary School $2,415,000 13% 2021 Dade Elem Andrea Castillo Preparatory $1,584,975 15% 2021 Hillsborough Elem Belmont Elementary $2,948,482 16% 2021 Hillsborough Elem Tampa Heights Elementary $1,346,184 7% 2021 Orange Elem Village Park Elementary $2,404,612 14% 2021 Osceola Elem Michigan Avenue Elementary $3,610,703 23% 2021 Palm Beach Elem Washington Elementary $2,957,816 29% 2021 Polk Elem Bella Citta Elementary $0 0% 2021 Polk Elem Willow Oak Scchool $0 0% 2021 Alachua Middle Howard Bishop Middle School $1,218,000 5% 2021 Lee Middle MM Middle School $2,208,756 7% 2021 Osceola Middle St. Cloud Middle School $3,661,064 19% 2021 Palm Beach Middle Addison Mizner K-8 $4,964,092 22% 2021 Lee High Gateway High School $13,116,809 23% 2021 Orange High Horizon High School $12,948,899 19% 2021 Orange High Lake Buena Vista High School $12,970,995 17% 2021 Orange High Silver Pines Academy K-12 Learning Center $1,760,883 13% 2021 Polk High Davenport High $0 0% 2022 Bay Elem A. Gary Walsingham Academy $2,690,591 9% 2022 Orange Elem Hamlin ES $1,403,033 8% 2022 Orange Elem Panther Lake ES $2,678,792 15% 2022 Orange Elem Stonewyck ES $2,333,282 13% 2022 Palm Beach Elem Blue Lake ES 05-C $3,078,264 17% 2022 St Johns Elem Pine Island Academy ("MM")$2,379,053 8% 2022 Volusia Elem George Marks Elementary $0 0% 2022 Orange Middle Hamlin MS $2,869,169 10% 2022 Orange Middle Kelly Park School $1,622,658 7% 2022 Pasco Middle Starkey Ranch K-8 $3,881,006 11% 2022 Santa Rosa Middle East Bay K-8 $4,376,460 20% 2022 Hillsborough High Sumner High School $15,765,935 28% 2023 Levy High Chiefland Middle High School $3,405,923 13% 2023 Orange Middle Water Spring Midle $3,083,326 9% 2023 Bradford Elem Bradford Elementary $258,453 0% 2023 Pasco High Kirkland Ranch Academy of Innovation $6,299,962 13% 2023 Lake Elem Lake Pointe Academy $158,060 1% 2023 Baker Elem Leagacy Elementary $2,092,000 8% 2023 Osceola Elem Celebration Elementary $3,415,862 13% Total/Weighted Average $350,362,930 11% Total/Weighted Average (2015-2023)$350,362,930 11% Total/Weighted Average (2020-2023)$160,734,692 11% DRAFT Benesch Collier County April 2025 B-17 School Impact Fee Update Study Land Value Analysis To estimate the current land value the following analysis is conducted: • Recent land purchases; • Land value increases since the previous study as reported by the Florida Department of Revenue (FDOR), Florida Property Valuations and Tax Databook; • A review of current market value of land from the Property Appraiser database where the existing schools are located; • An analysis of vacant land sales in Collier County over the past five years for parcels of necessary size; • An analysis of market value of all vacant land from the Property Appraiser database for parcels of necessary size and similar location; and • Discussions with the District. The District’s recent land purchases were smaller parcels for support facilities and one had structures on it. These parcels did not necessarily reflect the cost of purchasing land for school facilities. The cost of the two most recent purchases ranged from $127,500 per acre to $1.5 million per acre. The value of parcels where the existing schools are located, as estimated by the Property Appraiser, indicates an average land value of $154,000 per acre. Property Appraiser estimates for public entities are not regularly updated and tend to not represent the market value of land. Vacant land values of similarly sized parcels (20 acres to 70 acres) averaged $123,000 per acre with a median value of $102,000 per acre for all vacant land use types. Discussions with the District suggested that future land purchases are more likely to occur in the eastern parts of the county. Land values of parcels with 20 acres to 70 acres and located east of CR 951 averaged $115,000 per acre with a median cost of $75,000. Given that generally land values are lower in this area and the cost of agricultural land also being lower, a unit of cost of $75,000 per acre is considered a reasonable, and if not a conservative estimate for impact fee calculation purposes. Collier County Correctional Facilities Impact Fee Study DRAFT Report October 31, 2024 Prepared for: Collier County Capital Projects Planning, Impact Fees and Program Management Division 2685 Horseshoe Drive South Naples, Florida 34104 ph (239) 252-8192 Prepared by: Benesch 1000 N. Ashley Dr., #400 Tampa, Florida 33602 ph (813) 224-8862 E-mail: nkamp@benesch.com DRAFT Benesch Collier County October 2024 i Correctional Facilities Impact Fee Study Collier County Correctional Facilities Impact Fee Study Table of Contents INTRODUCTION ............................................................................................................... 1 INVENTORY…….. ............................................................................................................... 5 SERVICE AREA AND DEMAND COMPONENT ...................................................................... 8 LEVEL OF SERVICE ............................................................................................................. 9 COST COMPONENT ........................................................................................................... 11 CREDIT COMPONENT ........................................................................................................ 13 NET CORRECTIONAL FACILITIES IMPACT COST ................................................................... 15 CALCULATED CORRECTIONAL FACILITIES IMPACT FEE SCHEDULE ....................................... 16 CORRECTIONAL FACILITIES IMPACT FEE SCHEDULE COMPARISON ..................................... 20 Appendices: Appendix A: Building and Land Value Analysis - Supplemental Information Appendix B: Population Estimates – Supplemental Information DRAFT Benesch Collier County October 2024 1 Correctional Facilities Impact Fee Study Introduction With a population of over 400,000, Collier County ranks as the 19th most populous county in Florida. The county is continuing to grow and is estimated to add approximately 110,000 new residents through 2050. In terms of residential permitting, Collier County ranks 19th out of Florida counties with an average of 5,300 new units per year over the past three years. To address additional infrastructure needs, Collier County implemented an impact fee program for correctional facilities, which was last updated in 201 5. To reflect most recent data, the County retained Benesch to prepare an update study. This report serves as the technical study to support the calculation of the updated correctional facility impact fee. Data presented in this report represents the most recent and localized data available at the time of this update study. All data and support material used in this analysis are incorporated by reference as set forth in this document. The figures calculated in this study represent the technically defensible level of impact fee that the County could charge; however, the Board of County Commissioners may choose to discount the fee as a policy decision. Methodology In developing the County’s correctional facilities impact fee, a consumption -based impact fee methodology is utilized, which is commonly used throughout Florida. A consumption -based impact fee charges new development based upon the burden placed on services from each land use (demand). The demand component is measured in terms of population per unit. A consumption-based impact fee charges new growth the proportionate share of the cost of providing additional infrastructure for use by new growth. Unlike a “needs -based” approach, consumption-based approach ensures that the impact fee is set at a rate that generates revenues sufficient only for new capacity needs and does not generate revenues at a level to correct existing deficiencies. Given this, the County does not need to go through the process of estimating the portion of each capacity expansion project that may be related to existing deficiencies. In addition, per legal requirements, a credit is subtracted from the total cost to account for the value of future non-impact fee funding contributions of new development toward any capacity expansion projects. In other words, case law requires that the new development should not be charged twice for the same infrastructure. DRAFT Benesch Collier County October 2024 2 Correctional Facilities Impact Fee Study Legal Overview In Florida, legal requirements related to impact fees have primarily been established through case law since the 1980’s. Impact fees must comply with the “dual rational nexus” test, which requires that they: • Be supported by a study demonstrating that the fees are proportionate in amount to the need created by new development paying the fee; and • Be spent in a manner that directs a proportionate benefit to new development, typically accomplished through establishment of benefit districts (if needed) and a list of capacity- adding projects included in the County’s Capital Improvement Plan, Capital Improvement Element, or another planning document/Master Plan. In 2006, the Florida legislature passed the “Florida Impact Fee Act,” which recognized impact fees as “an outgrowth of home rule power of a local government to provide certain services within its jurisdiction.” § 163.31801(2), Fla. Stat. The statute – concerned with mostly procedural and methodological limitations – did not expressly allow or disallow any particular public facility type from being funded with impact fees. In fact, which it was initially adopted, the Act largely codified requirements and standards common to the practice already. However, the Legislature has amended the Impact Fee Act numerous times since 2006, significantly affecting the impact fee practice in Florida. For this reason, a summary of the key legislative changes since 2006 is provided: • HB 227 in 2009: The Florida legislation statutorily clarified that in any action challenging an impact fee, the government has the burden of proving by a preponderance of the evidence that the imposition or amount of the fee meets the requirements of state legal precedent or the Impact Fee Act and that the court may not use a deferential standard. • SB 360 in 2009: Allowed fees to be decreased without the 90-day notice period required to increase the fees and purported to change the standard of legal review associated with impact fees. SB 360 also required the Florida Department of Community Affairs (now the Department of Commerce) and Florida Department of Transportation (FDOT) to conduct studies on “mobility fees,” which were completed in 2010. • HB 7207 in 2011: Required a dollar-for-dollar credit, for purposes of concurrency compliance, for impact fees paid and other concurrency mitigation required. • HB 319 in 2013: Applied mostly to concurrency management authorities, but also encouraged local governments to adopt alternative mobility systems using a series of tools identified in section 163.3180(5)(f), Florida Statutes. DRAFT Benesch Collier County October 2024 3 Correctional Facilities Impact Fee Study • HB 207 in 2019: Included the following changes to the Impact Fee Act along with additional clarifying language: o Impact fees cannot be collected prior to building permit issuance; and o Impact fee revenues cannot be used to pay debt service for previously approved projects unless the expenditure is reasonably connected to, or has a rational nexus with, the increased impact generated by the new residential and commercial construction. • HB 7103 in 2019: Addressed multiple issues related to affordable housing/linkage fees, impact fees, and building services fees. In terms of impact fees, the bill required that when local governments increase their impact fees, the outstanding impact fee credits for developer contributions should also be increased. This requirement was to operate prospectively; however, HB 337 that was signed in 2021 deleted that clause and making all outstanding credits eligible for this adjustment. This bill also allowed local governments to waive/reduce impact fees for affordable housing projects without having to offset the associated revenue loss. • SB 1066 in 2020: Added language allowing impact fee credits to be assignable and transferable at any time after establishment from one development or parcel to another that is within the same impact fee zone or impact fee district or that is within an adjoining impact fee zone or district within the same local government jurisdiction, and which receives benefit from the improvement or contribution that generated the credits. Added language indicating any new/increased impact fee not being applicable to current or pending permit applications submitted prior to the effective date of an ordinance or resolution imposing new/increased fees. • HB 1339 in 2020: Required reporting of various impact fee related data items within the annual financial audit report submitted to the Department of Financial Services. • HB 337 in 2021: Placed limits on the amount and frequency of fee increases, but also included a clause to exceed these restrictions if the local governments can demonstrate extraordinary circumstances, hold two public workshops discussing these circumstances and the increases are approved by two-thirds of the governing body. • HB 479 in 2024 (Effective October 1, 2024): Required interlocal agreements between counties and municipalities when both entities collect a transportation impact fee. Placed limits on timing of impact fee study completion and adoption and data used in the studies. The following paragraphs provide further detail on the generally applicable legal standards. DRAFT Benesch Collier County October 2024 4 Correctional Facilities Impact Fee Study Impact Fee Definition • An impact fee is a one-time capital charge levied against new development. • An impact fee is designed to cover the portion of the capital costs of infrastructure capacity consumed by new development. • The principal purpose of an impact fee is to assist in funding the implementation of projects identified in the Capital Improvements Element (CIE) and other capital improvement programs for the respective facility/service categories. Impact Fee vs. Tax • An impact fee is generally regarded as a regulatory function established based upon the specific benefit to the user related to a given infrastructure type and is not established for the primary purpose of generating revenue for the general benefit of the community, as are taxes. • Impact fee expenditures must convey a proportional benefit to the fee payer. This is accomplished through the establishment of benefit districts as needed, where fees collected in a benefit district are spent in the same benefit district. • An impact fee must be tied to a proportional need for new infrastructure capacity created by new development. This technical report has been prepared to support legal compliance with existing case law and statutory requirements and documents the methodology used for the correctional facilities impact fee calculations, including an evaluation of the inventory, service area and demand component, level of service (LOS), cost, credit, and demand components. Information supporting this analysis was obtained from the County and other sources, as indicated. DRAFT Benesch Collier County October 2024 5 Correctional Facilities Impact Fee Study Inventory The correctional facilities inventory includes the County’s jails and other related facilities that are primarily for the provision of correctional services and does not include any of the buildings or portions thereof included in the calculation of other impact fees. According to information provided by the County, Collier County has a total of 417,200 square feet of correctional facility-related space. This includes the square footage of the Naples Jail (original and new), the square footage of the accompanying parking garage associated with the Naples Jail, and the Immokalee Jail. Table 1 presents a summary of the correctional facilities building and land inventory, including a total building value of approximately $140.3 million and a total land value of $510,400. As mentioned previously, these values do not include building space or land associated with other County departments. The building value is estimated based on cost increases observed since 2016, the insurance values of the existing correctional facilities, and estimates provided by Collier County, resulting in $430 per square foot for correctional facilities and $150 per square foot for the parking garage. Appendix A provides further detail on the building cost estimates. Because the County is likely to purchase future jail sites in the Immokalee/Big Corkscrew area, the land value is based on an analysis of vacant land values and parcels sold in this area over the past five years, resulting in an estimate of $40,000 per acre (see Appendix A). In addition to building and land value, because correctional facilities typically require large scale investments, and therefore are funded with bond issues, an interest cost is added to the inventory value. Collier County funded both the Immokalee and Naples Jails with bond issues, which are being paid back with impact fee and General Fund revenues. To determine the appropriate cost factor, the interest cost for the expansion-portion of the Naples Jail debt schedule is brought back to present value and divided by the square footage of the jail expansion. This resulted in an interest cost of $106 per square foot. As presented in Table 1, this value is applied to the square footage of existing jail facilities. DRAFT Benesch Collier County October 2024 6 Correctional Facilities Impact Fee Study Table 1 Building and Land Inventory Summary 1) Source: Collier County 2) Source: Collier County 3) Source: Collier County. Square feet of all buildings on a given parcel. 4) Source: Collier County 5) Source: Allocated acreage for the Naples Jail (2.50 acres) and Immokalee Jail (5.92 acres) were provided by Collier County. The acreage for th e Naples Jail parking garage and Building J represent for the portion serving correctional facilities. 6) Jail square feet (Item 2) multiplied by the building value per square foot, which is estimated at $430 per square foot for correctional facilities an d $150 per square foot for the parking garage. Appendix A provides further detail. 7) Source: Allocated acres (Item 5) multiplied by the land value per acre (Item 12) 8) Source: Sum of building value (Item 6) and land value (Item 7) 9) Interest cost associated with debt service on the bond issued to fund new jail facilities in Collier County. The interest co st is calculated by multiplying the square footage of each facility (Item 2) by $106, estimated interest cost per square foot. 10) The total square footage of the parking garage (187,730 sf) is adjusted to account for the area used as evidence compound and the 46 out of 432 total parking spaces used by the Health Department, which are unrelated to the jail facilities. 11) Source: Total building value (Item 6) divided by jail square feet (Item 2) 12) Source: Appendix A Facility Description Location Year Acquired/ Built Number of Beds(1) Square Feet(2) Total Square Feet on Site(3) Total Acres(4) Allocated Acres(5) Building Value(6) Land Value(7) Total Building and Land Value(8) Interest Cost(9) Naples Jail Parking Garage(10)2004 N/A 139,594 1.50 $20,939,100 $60,000 $20,999,100 n/a Naples Jail (2006 Expansion)2006 132,412 2.50 $56,937,160 $100,000 $57,037,160 $14,035,672 Building "J" Sheriff 1st Floor (Original Naples Jail)1986 101,962 2.84 $43,843,660 $113,600 $43,957,260 $10,807,972 Immokalee Jail Center 302 Stockade Road 2003 192 43,237 60,941 41.81 5.92 $18,591,910 $236,800 $18,828,710 $4,583,122 Total 1,304 417,205 12.76 $140,311,830 $510,400 $140,822,230 $29,426,766 Building Value per Square Foot(11)$336 Land Value per Acre(12)$40,000 1,112 3301 E. Tamiami Trail 45.28707,200 DRAFT Benesch Collier County October 2024 7 Correctional Facilities Impact Fee Study In addition to buildings, land, and interest costs, the correctional facility services also require the use of necessary vehicles and equipment. Table 2 summarizes the vehicle and equipment inventory. Equipment included in this list follows the County’s definition of capital assets, which includes items that have a minimum value of $5,000 and five years of useful life. As presented in Table 2, the total vehicle and equipment value is estimated at $3.35 million. Table 2 Correctional Facilities Vehicle and Equipment Inventory 1) Source: Collier County 2) Source: Collier County 3) Total value (Item 1) divided by units (Item 2) 4) Total cost is calculated as the number of units (Item 2) multiplied by the cost per unit (Item 3) based on acquisition costs. Description Total Cost(1)Units(2)Cost per Unit(3) Detection Intox / Breathalizer(4)$55,080 9 $6,120 Jail Equipment $56,271 6 $9,379 Maintenance Equipment $17,119 2 $8,560 Major Computer Equipment $206,815 3 $68,938 Medical Equipment $46,835 6 $7,806 Minor Comm Equip $26,021 2 $13,011 Minor Recording Equipment $98,454 9 $10,939 Minor Shop Equipment $22,847 1 $22,847 Misc Security Equipment $108,828 11 $9,893 Mobile Radio After FY 2010 $10,365 2 $5,183 Other Detection Devices $340,572 3 $113,524 Servers $15,797 2 $7,899 Specialty Vehicles $133,612 6 $22,269 TV With Network $61,045 10 $6,105 Vehicles $2,147,417 74 $29,019 Total Value $3,347,078 DRAFT Benesch Collier County October 2024 8 Correctional Facilities Impact Fee Study Service Area and Demand Component Correctional facilities and related services are provided by Collier County in all areas of the county. Therefore, the proper benefit district for the correctional facilities impact fee is countywide. The correctional facilities impact fee program requires the use of population data in calculating current levels of service and to be consistent with the population utilized in the County’s comprehensive planning and Annual Update and Inventory Report (AUI R) process, this impact fee study considers not only the resident or permanent population of the County, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak season population is used in all population estimates and projections. Peak season population projections were provided by Collier County’s Comprehensive Planning Division. To measure effective population that benefits from correctional services, this study also developed functional population figures. Functional population, as used in the impact fee analysis, is a generally accepted methodology for several impact fee areas and is based on the assumption that demand for certain facilities is generally proportional to the presence of people at a land use, including residents, employees, and visitors. Appendix B provides additional details on population estimates. DRAFT Benesch Collier County October 2024 9 Correctional Facilities Impact Fee Study Level of Service Table 3 presents the calculation of the current LOS included in the inventory as well as Collier County’s adopted LOS standards according to the most recent AUIR. As presented, Collier County’s current level of service is 2.65 beds per 1,000 peak seasonal population. While the current LOS for is 2.65 beds per 1,000 peak population, in order to calculate the correctional facilities impact fee, the LOS needs to be calculated in terms of beds per 1,000 functional residents. As shown in Table 3, the current achieved LOS is 2.75 beds per 1,000 functional residents. Table 3 also presents the adopted LOS standard, which is 2.79 beds per 1,000 peak residents and 2.89 beds per 1,000 functional residents. While the achieved LOS indicates the investment made by the community, the adopted LOS standard provides the intended/goal LOS. For impact fee calculations, the lower of the two measures is used to ensure new development is not overcharged. Table 3 Current Achieved & Adopted Level of Service Standard 1) Source: Appendix B, Table B-1 and Table B-7 2) Source: Table 1 3) Number of beds (Item 2) divided by the population (Item 1), multiplied by 1,000 4) Source: Collier County 2023 Annual Update and Inventory Report. LOS standard per peak population is converted to LOS standard per functional resident using the ratio of peak to functional population. Table 4 provides a LOS comparison between Collier County and counties that have implemented correctional facility impact fees throughout the State of Florida. The LOS is displayed in terms of permanent population for 2023 for all entities because functional population data analysis has not been completed for these jurisdictions. As presented, Collier County’s LOS is within the range of these counties. Peak Seasonal Population Functional Population Population(1)491,779 475,042 Number of Beds(2)1,304 1,304 Population per Bed 377 364 Achieved LOS (beds per 1,000 residents)(3)2.65 2.75 Adopted LOS Standard (beds per 1,000 residents)(4)2.79 2.89 Variable Year 2024 DRAFT Benesch Collier County October 2024 10 Correctional Facilities Impact Fee Study Table 4 Level of Service Comparison 1) Source: Discussions with each county's Sheriff's/Corrections Office and/or county websites 2) Source: Bureau of Economic and Business Research (BEBR), April 1, 2023 3) Permanent population (Item 2) divided by the total available beds (Item 1) Jurisdiction Total Available Beds(1) 2023 Permanent Population(2) LOS (Beds per 1,000 Residents)(3) Palm Beach County 2,456 1,532,718 1.60 Osceola County 919 439,225 2.09 Lake County 893 414,749 2.15 Sarasota County 1,026 464,223 2.21 Lee County 2,009 800,989 2.51 Escambia County 840 333,452 2.52 Broward County 5,144 1,973,579 2.61 Brevard County 1,849 640,773 2.89 Collier County 1,304 399,480 3.26 St. Lucie County 1,370 368,628 3.72 Indian River County 668 167,781 3.98 Manatee County 1,780 439,566 4.05 Marion County 1,924 403,966 4.76 Highlands County 512 104,385 4.90 Charlotte County 1,074 204,126 5.26 Okeechobee County 232 39,591 5.86 Hendry County 266 40,895 6.50 Monroe County 704 84,511 8.33 Wakulla County 350 36,168 9.68 DRAFT Benesch Collier County October 2024 11 Correctional Facilities Impact Fee Study Cost Component Table 5 provides a summary of correctional facility related capital assets owned by the County. As shown, total capital asset value associated with correctional facilities amounts to $173.6 million. However, the County is still paying debt service on a portion of these assets. In addition, it is Collier County’s policy to use impact fee revenues to pay debt service associated with capacity expansion projects. To ensure that new development is not being overcharged for these future payments, the portion of the remaining principal for the Naples Jail addit ion that is to be repaid with impact fee revenues is subtracted from the total asset value in Table 5. The resulting owned capital asset value is approximately $159.3 million or approximately $122,100 per bed. Table 5 also presents the cost per functional resident for the impact fee analysis. This cost is calculated by multiplying the owned capital asset value per bed by the current LOS of 2.75 beds per 1,000 functional residents and then dividing by 1,000. As shown, these calculations result in $336 per functional resident for all correctional facilities assets considered in the impact fee calculations. Table 5 Total Impact Cost per Functional Resident 1) Source: Table 1 2) Source: Table 1 3) Source: Table 1 4) Source: Table 2 5) Sum of building value, land value, interest cost, and vehicle and equipment value (Items 1, 2, 3, 4) 6) Source: Collier County Office of Management and Budget 7) Total capital asset value (Item 5) less the portion not owned (Item 6) Description Figure Percent of Total Cost(12) Building Value(1)$140,311,830 80.8% Land Value(2)$510,400 0.3% Interest Cost(3)$29,426,766 17.0% Vehicle and Equipment Value(4)$3,347,078 1.9% Total Capital Asset Value(5)$173,596,074 100.0% Less: Portion Not Owned (6)$14,320,697 Owned Capital Asset Value(7)$159,275,377 Number of Beds (8)1,304 Owned Capital Asset Value per Bed (9)$122,144 LOS (beds per 1,000 residents)(10)2.75 Total Impact Cost per Functional Resident (11)$335.90 DRAFT Benesch Collier County October 2024 12 Correctional Facilities Impact Fee Study 8) Source: Table 1 9) Owned capital asset value (Item 7) divided by the number of beds (Item 8) 10) Source: Table 3 11) Owned capital asset value per bed (Item 9) multiplied by the LOS (Item 10) divided by 1,000 12) Distribution of total capital asset value DRAFT Benesch Collier County October 2024 13 Correctional Facilities Impact Fee Study Credit Component To avoid overcharging new development for the correctional facility impact fee, a review of the capital financing program for correctional services was completed. The purpose of this review was to determine any potential revenue credits generated by new development that are being used for expansion of capital facilities, land, and equipment included in the inventory. Based on a review of the County’s funding of capacity addition projects over the past five years, it has been determined that the County uses impact fees and the one-percent local government infrastructure surtax for expansion projects paid with cash. The local government infrastructure surtax was repealed on December 31, 2023, and the County does not intend to renew this funding mechanism. Given this, the surtax is excluded from credit calculations. Capital Expansion “Debt Service” Credit Any outstanding bond issues related to the correctional facilities also will result in a credit to the impact fee. As mentioned previously, Collier County funded the Naples Jail replacement and expansion expenditures with a bond issue. The capital expans ion portion of the improvements to the Immokalee Jail was paid in cash using impact fee revenue, while the remaining payments of debt service on the bond issued for the capital expansion of the Naples Jail are to be repaid using impact fee revenues. As previously presented in Table 5, this study excluded the portion of the remaining principal for the Naples Jail expansion and parking garage from the capital asset value not to overcharge new development. Although the expansion portion of the debt service is being paid with impact fee revenues, the remaining portion is being paid with the General Fund revenues. Because the non -expansion portion of the Naples Jail included replacing the old structures entir ely, as opposed to renovating existing structures as in the case of Immokalee Jail, a credit is calculated for debt service payments related to the replacement portion of the Naples Jail. As presented in Table 6, the resulting credit for the correctional facility-related debt is approximately $5 per functional resident. DRAFT Benesch Collier County October 2024 14 Correctional Facilities Impact Fee Study Table 6 Capital Expansion “Debt Service” Credit 1) Source: Collier County Office of Management and Budget 2) Total remaining debt service for the replacement portion of the Naples Jail 3) Total value of remaining payments in 2024 dollars 4) Source: Appendix B, Table B-7. Represents the average annual functional population over the remaining issue period . 5) Present value of payment remaining (Item 3) divided by the average annual functional population over the remaining issue perio d (Item 4) Description Number of Remaining FY Payments(1) Total Remaining Debt Service(2) Present Value of Payments Remaining(3) Average Annual Functional Population(4) Debt Service Credit per Functional Resident(5) New Jail 2022A Special Obligation Refunding Revenue Bond 5 $964,514 $928,448 496,103 $1.87 2022B Special Obligation Refunding Revenue Bond 9 $1,928,903 $1,692,657 508,524 $3.33 Total Captial Expansion "Debt Service" Credit per Functional Resident $5.20 DRAFT Benesch Collier County October 2024 15 Correctional Facilities Impact Fee Study Net Correctional Facilities Impact Cost Table 7 summarizes the net impact cost per functional resident, which is the difference between the cost component and the credit component. The resulting net impact cost is $3 31 per functional resident. Table 7 Net Impact Cost per Functional Resident 1) Source: Table 5 2) Source: Table 6 3) Total impact cost per functional resident (Item 1) less capital expansion “debt service” credit per functional resident (Item 2) Variable Per Functional Resident Impact Cost Total Impact Cost(1)$335.90 Impact Credit Capital Expansion "Debt Service" Credit (2)$5.20 Net Impact Cost Net Impact Cost(3)$330.70 DRAFT Benesch Collier County October 2024 16 Correctional Facilities Impact Fee Study Calculated Correctional Facilities Impact Fee Schedule Table 8 presents the calculated correctional facilities impact fee schedule for residential and non- residential land uses, based on the net impact fee cost per functional resident figures presented in Table 7. Net impact cost per functional resident increased by approximately 25 percent since the 2015 study due to changes to cost and credit components. The remaining differences reflect the changes in the demand component since 2015 as well as new land use categories or units. Table 8 also shows the maximum allowable impact fees consistent with F.S. 163.3180 and the corresponding percent change from the current adopted impact fee. DRAFT Benesch Collier County October 2024 17 Correctional Facilities Impact Fee Study Table 8 Calculated Correctional Facilities Impact Fee Schedule LUC Land Use Impact Unit Functional Residents per Unit(1) Calculated Impact Fee (2) Current Adopted Impact Fee(3) Percent Change(4) FS 163.31801 Maximum Impact Fee(5) Percent Change (6) Residential: Single Family Detached - Less than 4,000 sf du 1.75 $578.73 $499.19 16%$578.73 16% - 4,000 sf or greater du 2.16 $714.31 $570.90 25%$714.31 25%220/222/ 230/232 Multi-Family du 0.91 $300.94 $228.91 31%$300.94 31% 240 Mobile Home du 1.33 $439.83 $397.15 11%$439.83 11% 251 Retirement Community - Detached (Single Family)du 1.07 $353.85 $215.12 64%$322.68 50% 252 Retirement Community - Attached (Multi-Family)du 0.55 $181.89 $215.12 -15%$181.89 -15% Transient, Assisted, Group: 310/311 Hotel/All Suites Hotel room 1.23 $406.76 $220.63 84%$330.94 50% 320 Motel room 1.07 $353.85 $209.60 69%$314.40 50% 254 Assisted Living Facility du 0.89 $294.32 $231.67 27%$294.32 27% 620 Nursing Home 1,000 sf 2.37 $783.76 $248.22/bed N/A N/A N/A Recreation: 416 Campground/RV Park site 0.46 $152.12 $137.90 10%$152.12 10% 420 Marina boat berth 0.12 $39.68 $52.41 -24%$39.68 -24% 430 Golf Course hole 0.80 $264.56 $297.86 -11%$264.56 -11% n/a Bundled Golf Course hole 0.24 $79.37 $89.33 -11%$79.37 -11% 445 Movie Theater 1,000 sf 3.33 $1,101.23 $1,649.27/screen N/A N/A N/A n/a Dance Studio/Gymnastics 1,000 sf 1.72 $568.80 $612.28 -7%$568.80 -7% Institutions: 520 Elementary School (Private)student 0.10 $33.07 $16.55 100%$24.82 50% 522 Middle/Junior High School (Private)student 0.09 $29.76 $19.31 54%$28.96 50% 525 High School (Private)student 0.08 $26.46 $22.07 20%$26.46 20% University/Junior College (7,500 or fewer students) (Private)student 0.10 $33.07 $27.58 20%$33.07 20% University/Junior College (more than 7,500 students) (Private)student 0.08 $26.46 $19.31 37%$26.46 37% 560 Church 1,000 sf 0.47 $155.43 $8.27/seat N/A N/A N/A 565 Day Care Center 1,000 sf 0.85 $281.10 $13.79/student N/A N/A N/A Medical: 610 Hospital 1,000 sf 1.28 $423.30 $377.84 12%$423.30 12% Office: 710 General Office 1,000 sf 0.95 $314.17 $212.36 48%$314.17 48% 210 540/550 DRAFT Benesch Collier County October 2024 18 Correctional Facilities Impact Fee Study Table 8 (Continued) Calculated Correctional Facilities Impact Fee Schedule LUC Land Use Impact Unit Functional Residents per Unit(1) Calculated Impact Fee (2) Current Adopted Impact Fee(3) Percent Change(4) FS 163.31801 Maximum Impact Fee(5) Percent Change (6) Office: Medical Office/Clinic 10,000 sq ft or less 1,000 sf 1.16 $383.61 $314.41 22%$383.61 22% Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 1.67 $552.27 $457.83 21%$552.27 21% 770 Business Park (Flex-Space)1,000 sf 0.92 $304.24 $264.77 15%$304.24 15% Retail: 822 Retail 6,000 sfgla or less 1,000 sfgla 1.97 $651.48 $675.71 -4%$651.48 -4% 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 1.97 $651.48 $675.71 -4%$651.48 -4% 821 Retail 40,001 to 150,000 sfgla 1,000 sfgla 2.74 $906.12 $620.55 46%$906.12 46% 820 Retail greater than 150,000 sfglA 1,000 sfgla 1.88 $621.72 $576.42 8%$621.72 8% 840/841 New/Used Auto Sales 1,000 sf 1.47 $486.13 $405.42 20%$486.13 20% 849 Tire Superstore 1,000 sf 1.20 $396.84 $369.57/bay N/A N/A N/A 850 Supermarket 1,000 sf 2.26 $747.38 $565.39 32%$747.38 32% 851 Convenience Market (24 hour)1,000 sf 5.80 $1,918.06 $1,508.62 27%$1,918.06 27% 862 Home Improvement Superstore 1,000 sf 1.81 $598.57 $499.19 20%$598.57 20% 880/881 Pharmacy with & without Drive-Thru 1,000 sf 1.69 $558.88 $540.56 3%$558.88 3% 890 Furniture Store 1,000 sf 0.30 $99.21 $66.20 50%$99.21 50% Services: 911 Bank/Savings w/out Drive-Thru 1,000 sf 1.10 $363.77 $615.04 -41%$363.77 -41% 912 Bank/Savings w/Drive-Thru 1,000 sf 1.42 $469.59 $628.82 -25%$469.59 -25% 930 Fast Casual Restaurant 1,000 sf 3.28 $1,084.70 $2,454.60 -56%$1,084.70 -56% 931 Low-Turnover Restaurant 1,000 sf 5.73 $1,894.91 $60.68/seat N/A N/A N/A 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 5.39 $1,782.47 $74.46/seat N/A N/A N/A 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 9.66 $3,194.56 $2,454.60 30%$3,194.56 30% 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 8.25 $2,728.28 $2,454.60 11%$2,728.28 11% 941 Quick Lube service bay 1.52 $502.66 $319.93 57%$479.89 50% 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.1.32 $436.52 $714.32 -39%$436.52 -39% Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.2.08 $687.86 $714.32 -4%$687.86 -4% Gas Station w/Convenience Market 5,500+ sq ft fuel pos.2.71 $896.20 $714.32 25%$896.20 25% 947 Self-Service Car Wash service bay 0.87 $287.71 $239.94 20%$287.71 20% 948 Automated Car Wash 1,000 sf 1.76 $582.03 $485.40 20%$582.03 20% n/a Luxury Auto Sales 1,000 sf 1.21 $400.15 $284.07 41%$400.15 41% Industrial: 110 General Light Industrial 1,000 sf 0.45 $148.82 $190.30 -22%$148.82 -22% 140 Manufacturing 1,000 sf 0.53 $175.27 $137.90 27%$175.27 27% 720 944 DRAFT Benesch Collier County October 2024 19 Correctional Facilities Impact Fee Study Table 8 (Continued) Calculated Correctional Facilities Impact Fee Schedule 1) Source: Table B-8 for residential land uses and Table B-9 for non-residential land uses 2) Source: Net impact cost per functional resident from Table 7 is multiplied by the functional residents per unit (Item 1) for each land use 3) Source: Collier County Capital Project Planning, Impact Fees, and Program Management Division. 4) Percent change from the calculated fee (Item 2) to the current adopted impact fee (Item 3) 5) Maximum allowable impact fees in compliance with 50 percent increase cap per F.S. 163.31801 6) Percent change from the current adopted impact fee (Item 3) to the F.S. 163.31801 maximum allowable impact fee (Item 6) LUC Land Use Impact Unit Functional Residents per Unit(1) Calculated Impact Fee(2) Current Adopted Impact Fee(3) Percent Change(4) FS 163.31801 Maximum Impact Fee(5) Percent Change(6) Industrial: 150 Warehousing 1,000 sf 0.10 $33.07 $77.22 -57%$33.07 -57% 151 Mini-Warehouse 1,000 sf 0.03 $9.92 $16.55 -40%$9.92 -40% DRAFT Benesch Collier County October 2024 20 Correctional Facilities Impact Fee Study Impact Fee Schedule Comparison As part of the work effort in updating Collier County’s correctional facilities impact fee program, a comparison of correctional facilities impact fee schedules was completed for several other Florida counties. Table 9 presents this comparison. Table 9 Correctional Facilities Impact Fee Schedule Comparison 1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fees may have been lowered/raised through indexing or policy discounts. Does not account for moratoriums/suspensions 2) du = dwelling unit 3) Source: Table 8 4) Source: Collier County Capital Project Planning, Impact Fees, and Program Management Division 5) Source: Brevard County Planning & Development Department 6) Source: Charlotte County Community Development Department, Planning & Zoning Division 7) Source: Polk County Building & Construction Department. Fees shown effective January 1, 2027 following a three-year phasing. 8) Source: Sarasota County Planning & Development Services; fee shown is for "Justice Facilities” Calculated(3)Current Adopted(4) Date of Last Update 2024 2015 2000 2021 2024 2016 Adoption Percentage (1)N/A 100%100%100%100%100% Residential: Single Family (2,000 sf)du $579 $499 $72 $284 $662 $1,009 Non-Residential: Light Industrial 1,000 sf $149 $190 N/A $73 $205 $205 Office (50,000 sf)1,000 sf $314 $328 $34 $211 $367 $756 Retail (125,000 sf)1,000 sf $906 $621 $100 $442 $727 $1,319 Polk County(7) Sarasota County(8)Land Use Unit(2) Collier County Brevard County(5) Charlotte County(6) DRAFT Appendix A Building and Land Value Analysis - Supplemental Information DRAFT Benesch Collier County October 2024 A-1 Correctional Facilities Impact Fee Study Appendix A - Building and Land Value Analysis This appendix provides the additional data and information on building and land value estimates. Building Values In determining the appropriate unit value for buildings, the following analysis was conducted: • Cost trends since the most recent technical study; • Insurance value of the existing inventory; and • Estimates provided by the County. During the 2015 study, the value of jails was estimated at $300 per square foot. Applying Engineering News Records Building Cost Index for the cost changes between 201 5 and 2024 resulted in a unit cost of approximately $450 per square foot. The insured value of the Naples Jail is approximately $202 per square foot and the Immokalee Jail is approximately $264 per square foot. The insured value of the parking garage is approximately $78 per square foot. It is important to note insurance value s are considered to provide conservative estimates and do not take into consideration certain building components, such as foundation, architectural/design cost, furniture/fixture/equipment, security features, etc. Given this data and based on estimates provided by the County, building cost for jails was estimated at $430 per square foot. The value of support facilities was estimated at $150 per square foot. Land Values To estimate the current land value the following analysis is conducted: • Land value trends in Collier County; • Current value of land where the jail buildings are located; • Analysis of vacant land sales and values of similarly sized parcels; and • Discussions with the County. DRAFT Benesch Collier County October 2024 A-2 Correctional Facilities Impact Fee Study Value of vacant land increased by 146 percent since the last update study based on estimates published by the Florida Department of Revenue. Applying this increase to the average cost of $25,000 per acre used in the previous study results in land value of approximately $61,500 per acre. According to the Collier County Property Appraiser, the value of the land where the Naples Jail is located is approximately $871,000 per acre. The value of the land where the Immokalee Jail is located is much lower at $20,000 per acre. Based on discussions with the County, future land purchases for correctional facilities are likely to be in the Immokalee and Big Corkscrew areas. Therefore, the land value analysis considered sales over the past five years in these areas. Vacant land sales in this area over the last five years suggested a weighted average of $57,600 per acre and a median value of $31,900 per acre for parcels greater than 0.5 acres and less than 5 acres. Vacant land values within this area indicated an average value of $35,700 per acre for parcels greater than 0.5 acres and less than 5 acres. Given these figures, an average land value of $40,000 per acre is considered to be a reasonable estimate for the impact fee calculations. DRAFT Appendix B Population Estimates - Supplemental Information DRAFT Benesch Collier County October 2024 B-1 Correctional Facilities Impact Fee Study Appendix B - Population Estimates The correctional facilities impact fee program requires the use of population data in calculating current levels of service. To be consistent with the population utilized in the County’s comprehensive planning and Annual Update and Inventory Report (AUIR) process, this impact fee study considers not only the resident or permanent population, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak seasonal population estimates provided by Collier County’s Comprehensive Planning Department are used for all population estimates and projections. Table B-1 presents the peak seasonal population trends for Collier County. The projections indicate that the current peak seasonal population of the county is approximately 491,800 and is expected to increase to 582,700 (increase of 90,900) by 2040. The estimated average growth rate is approximately 1 percent per year. DRAFT Benesch Collier County October 2024 B-2 Correctional Facilities Impact Fee Study Table B-1 Collier County Population Estimates (Countywide) Source: Collier County Comprehensive Planning Department (population projections dated May, 2024) Peak Seasonal Population Percent Change 2010 387,183 - 2011 392,180 1.3% 2012 398,107 1.5% 2013 402,268 1.0% 2014 408,351 1.5% 2015 416,402 2.0% 2016 424,603 2.0% 2017 433,359 2.1% 2018 442,240 2.0% 2019 451,303 2.0% 2020 455,059 0.8% 2021 464,155 2.0% 2022 474,235 2.2% 2023 483,487 2.0% 2024 491,779 1.7% 2025 499,426 1.6% 2026 506,406 1.4% 2027 513,483 1.4% 2028 520,660 1.4% 2029 527,936 1.4% 2030 534,305 1.2% 2031 539,741 1.0% 2032 545,233 1.0% 2033 550,781 1.0% 2034 556,384 1.0% 2035 561,339 0.9% 2036 565,633 0.8% 2037 569,960 0.8% 2038 574,320 0.8% 2039 578,714 0.8% 2040 582,721 0.7% Year Countywide DRAFT Benesch Collier County October 2024 B-3 Correctional Facilities Impact Fee Study Apportionment of Demand by Residential Unit Type and Size The residential land uses to be used for the correctional facilities impact fee calculations include the following: • Single Family (Detached) • Multi-Family • Mobile Home/ RV Park (tied down) • Retirement Community (detached and attached) Table B-2 presents the number of residents per housing unit for the residential categories identified above in Collier County. This analysis includes all housing units, both occupied and vacant. To address fairness and equity issues between land uses, the single family land use is tiered based on two categories of square footage: less than 4,000 square feet and 4,000 square feet and greater. To accommodate the tiering of impact fee assessments for the single family residential land use category, an analysis was completed based on housing unit size and persons per housing unit, comparing nationwide averages to those of Collier County. This analysis utilized national data from the 2021 American Housing Survey (AHS) and data from the 2022 American Community Survey (ACS) to examine this relationship. Table B-2 Residents per Housing Unit 1) Source: 2022 ACS 5-Yr Estimates, Table B25033 (owner occupied and renter occupied), adjusted for peak seasonal population. 2) Source: 2022 ACS 5-Yr Estimates, Table DP04 3) Ratios developed based on national PPH data derived from the 2021 American Housing Survey. 4) Population (Item 1) divided by housing units (Item 2). For single family detached tiers, the residents per housing unit is determined by multiplying the weighted average value (2.58) by the ratio developed from the AHS data (Item 3) Housing Type Population(1) Housing Units(2)Ratio(3) Residents / Housing Units(4) Single Family Detached 289,564 112,378 2.58 - Less than 4,000 sf 98%2.53 - 4,000 sf or greater 121%3.12 Multi Family 139,405 106,016 1.31 Mobile Home/RV Park (Tied Down)21,446 11,189 1.92 Retirement Community - Detached (Single Family)(5)173,738 112,378 1.55 Retirement Community - Attached (Multi-Family)(6)83,643 106,016 0.79 DRAFT Benesch Collier County October 2024 B-4 Correctional Facilities Impact Fee Study 5) Estimate for retirement community (detached) is based on people per household figures for single family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. 6) Estimate for retirement community (attached) is based on people per household figures for multi -family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. Functional Population For correctional facilities, this study uses functional population as the demand component, which distributes the cost associated with the availability of correctional facilities among various land uses based on the density of people at each land use throu ghout the day. Functional population, as used in the impact fee analysis, is a generally accepted methodology and is based on the assumption that demand for certain facilities is generally proportional to the presence of people at a land use, including residents, employees, and visitors. It is not enough to simply add resident population to the number of employee s, since the service- demand characteristics can vary considerably by type of industry. Functional population is the equivalent number of people occupying space within a community on a 24-hour-day, 7-days-a-week basis. A person living and working in the community will have the functional population coefficient of 1.0. A person living in the community but working elsewhere may spend only 16 hours per day in the community on weekdays and 24 hours per day on weekends for a functional population coefficient of 0.76 (128-hour presence divided by 168 hours in one week). A person commuting into th e county to work five days per week would have a functional population coefficient of 0.30 (50 -hour presence divided by 168 hours in one week). Similarly, a person traveling into the community to shop at stores, perhaps averaging 8 hours per week, would have a functional population coefficient of 0.05. Functional population thus tries to capture the presence of all people within the community, whether residents, workers, or visitors, to arrive at an estimate of effective population that needs to be served. This form of adjusting population to help measure real facility needs replaces the population approach of merely weighting residents two-thirds and workers one-third (Nelson and Nicholas 1992). By estimating the functional and weighted population per unit of land use across all major land uses in a community, an estimate of the demand for certain facilities and services in the present and future year can be calculated. The following paragraphs explain how functional population is calculated for residential and non-residential land uses. DRAFT Benesch Collier County October 2024 B-5 Correctional Facilities Impact Fee Study Residential Functional Population Developing the residential component of functional population is simpler than developing the non-residential component. It is generally estimated that people spend one-half to three-fourths of their time at home and the rest of each 24 -hour day away from their place of residence. In developing the residential component of Collier County functional population, an analysis of the County’s population and employment characteristics was conducted. Based on this analysis, it was estimated that people, on average, spend 16.6 hours, or approximately 69 percent, of each 24-hour day at their place of residence and the other 3 1 percent away from home. This analysis is presented in Tables B-3 and B-4. Table B-3 Population & Employment Characteristics 1) Source: Census OnTheMap 2021 2) Source: ACS 2021 5-Yr Estimates, Table S0101 3) Total workers (Item 1) divided by countywide population (Item 2) 4) Source: ACS 2021 5-Yr Estimates, Table S0101 5) Total school age population (Item 4) divided by total population (Item 2) 6) Total population (Item 2) less total workers (Item 1) and school age population (Item 4) 7) Population net of workers and school age population (Item 6) divided by total population (Item 2) Item/Calculation Step Year 2021 Total workers living in Collier County (1)150,529 Collier County Population (2)372,797 Total workers as a percent of population (3)40.4% School age population (5-17 years)(4)47,900 School age population as a percent of population (5)12.8% Population net of workers and school age population (6)174,368 Other population as a percent of total population (7)46.8% DRAFT Benesch Collier County October 2024 B-6 Correctional Facilities Impact Fee Study Table B-4 Residential Coefficient for Functional Population 1) Estimated 2) Source: Table B-3 3) Hours at residence (Item 1) multiplied by percent of population (Item 2) 4) Sum of effective hours 5) Sum of effective hours (Item 4) divided by 24 The resulting percentage from Table B-4 is used in the calculation of the residential coefficient for the 24-hour functional population. These actual calculations are presented in Table B-6. Non-Residential Functional Population Given the varying characteristics of non-residential land uses, developing the estimates of functional residents for non-residential land uses is more complicated than developing estimated of functional residents for residential land uses. Nelson and Nicholas originally introduced a method for estimating functional resident population, now used widely1. This method uses trip generation data from the Institute of Transportation Engineers’ (ITE) Trip Generation Manual and Benesch’s Trip Characteristics Database, information on passengers per vehicle, workers per vehicle, length of time spent at the land use, and other variables. Specific calculations include: • Total one-way trips per employee (ITE trips multiplied by 50 percent to avoid double counting entering and exiting trips as two trips). • Visitors per impact unit based on occupants per vehicle (trips multiplied by occupants per vehicle less employees). • Worker hours per week per impact unit (such as nine worker-hours per day multiplied by five days in a work week). • Visitor hours per week per impact unit (visitors multiplied by number of hours per day times relevant days in a week, such as five for offices and seven for retail shopping). 1 Arthur C. Nelson and James C. Nicholas, “Estimating Functional Population for Facility Planning,” Journal of Urban Planning and Development 118(2): 45-58 (1992). Pop. Group Hours at Residence(1) Percent of Population(2) Effective Hours(3) Workers 13 40.4%5.3 Students 15 12.8%1.9 Other 20 46.8%9.4 Total Hours at Residence(4)16.6 Residential Functional Population Coefficient (5)69.2% DRAFT Benesch Collier County October 2024 B-7 Correctional Facilities Impact Fee Study • Functional population coefficients per employee developed by estimating time spent by employees and visitors at each land use. Table B-5 shows the functional population coefficients for residential and non -residential uses in Collier County. The functional population coefficients in Table B-5 were used to estimate the County’s functional population in Table B-6. DRAFT Benesch Collier County October 2024 B-8 Correctional Facilities Impact Fee Study Table B-5 General Functional Population Coefficients Population/ Employment Category ITE LUC Employee Hours In-Place(1) Trips per Employee(2) One-Way Trips per Employee(3) Journey-to-Work Occupants per Trip(4) Daily Occupants per Trip(5) Visitors per Employee(6) Visitor Hours per Trip(1)Days per Week(7) Functional Population Coefficient(8) Population 7.00 0.692 Natural Resources N/A 9.00 3.10 1.55 1.32 1.38 0.09 1.00 7.00 0.379 Construction 110 9.00 3.10 1.55 1.32 1.38 0.09 1.00 5.00 0.271 Manufacturing 140 9.00 2.51 1.26 1.32 1.38 0.08 1.00 5.00 0.270 Transportation, Communication, Utilities 110 9.00 3.10 1.55 1.32 1.38 0.09 1.00 5.00 0.271 Wholesale Trade 150 9.00 5.05 2.53 1.32 1.38 0.15 1.00 5.00 0.272 Retail Trade 820 9.00 57.30 28.65 1.24 1.73 14.04 1.50 7.00 1.252 Finance, Insurance, Real Estate 710 9.00 3.33 1.67 1.24 1.73 0.82 1.00 5.00 0.292 Services(9)N/A 9.00 20.32 10.16 1.24 1.73 4.98 1.00 6.00 0.499 Government(10)730 9.00 7.45 3.73 1.24 1.73 1.83 1.00 7.00 0.451 (1) Estimated (2) Trips per employee represents all trips divided by the number of employees and is based on Trip Generation 11th Edition (Institute of Transportation Engineers 2021) as follows: ITE Code 110 at 3.10 weekday trips per employee, Volume 2 - Industrial Land Uses, page 39 ITE Code 140 at 2.51 weekday trips per employee, Volume 2 - Industrial Land Uses, page 76 ITE Code 150 at 5.05 weekday trips per employee, Volume 2 - Industrial Land Uses, page 104 ITE Code 710 at 3.33 weekday trips per employee, Volume 2 Office Land Uses, page 716 ITE Code 730 at 7.45 weekday trips per employee, Volume 2 Office Land Uses, page 795 ITE Code 820 (page 186) based on blended average of trips by retail center size calculated below. Sq Ft per Trips per Weighted Retail Scale Trip Rate Employee (11)Employee Share Trips Retail (Less than 40k sq. ft.)54.45 890 48 50.0%24.00 Retail (40k to 150k sq. ft.)67.52 1,152 78 35.0%27.30 Retail (greater than 150k sq. ft.37.01 1,070 40 15.0%6.00 Sum of Weighted Trips/1k sq.ft.57.30 (3) Trip per employee (Item 2) multiplied by 0.5. (4) Journey-to-Work Occupants per Trip from 2001 National Household Travel Survey (FHWA 2001) as follows: 1.32 occupants per Construction, Manufacturing, TCU, and Wholesale trip 1.24 occupants per Retail Trade, FIRE, and Services trip (5) Daily Occupants per Trip from 2001 National Household Travel Survey (FHWA 2001) as follows: 1.38 occupants per Construction, Manufacturing, TCU, and Wholesale trip 1.73 occupants per Retail Trade, FIRE, and Services trip (6) [Daily occupants per trip (Item 5) multiplied by one-way trips per employee (Item 3)] - [(Journey-to-Work occupants per trip (Item 4) multiplied by one-way trips per employee (Item 3)] (7) Typical number of days per week that indicated industries provide services and relevant government services are available. (8) Table A-7 for residential and the equation below to determine the Functional Population Coefficient per Employee for all land-use categories except residential includes the following: (10) Includes Federal Civilian Government, Federal Military Government, and State and Local Government categories. (11) Square feet per retail employee from the Energy Information Administration from Table B-1 of the Commercial Energy Building Survey, 2018 ((Days per Week x Employee Hours in Place) + (Visitors per Employee x Visitor Hours per Trip x Days per Week) (24 Hours per Day x 7 Days per Week) (9) Trips per employee for the services category is the average trips per employee for the following service related land use categories: quality restaurant, high-turnover restaurant, supermarket, hotel, motel, elementary school, middle school, high school, hospital, medical office, and church. Source for the trips per employee figure from ITE, 11th ed., when available. DRAFT Benesch Collier County October 2024 B-9 Correctional Facilities Impact Fee Study Table B-6 Functional Population (Countywide) 1) Source: Table B-1 for population and 2024 Woods & Poole for employment data 2) Source: Tables B-4 and B-5 3) The functional population is Collier baseline data (Item 1) multiplied by the functional resident coefficient (Item 2) 4) The total employment population by category is the sum of the employment figures from the nine employment categories (e.g., natural resources, construction, etc.) 5) The total functional population is the sum of the residential functional population and the employment functional population Table B-7 presents the County’s annual functional population figures from 2010 through 2040, based on the 2024 functional population figure from Table B-6 and the annual population growth rates from the population figures previously presented in Table B-1. Population Category Collier County Baseline Data(1) Functional Resident Coefficient (2) Functional Population(3) 2024 Peak Season Population 491,779 0.692 340,311 Natural Resources 4,961 0.379 1,880 Construction 24,935 0.271 6,757 Manufacturing 6,231 0.270 1,682 Transportation, Communication, and Utilities 11,268 0.271 3,054 Wholesale Trade 6,495 0.272 1,767 Retail Trade 26,632 1.252 33,343 Finance, Insurance, and Real Estate 56,185 0.292 16,406 Services 127,033 0.499 63,389 Government Services 14,309 0.451 6,453 134,731 475,042 Employment Category Total Employment by Category Population (4) 2024 Total Functional Population (5) DRAFT Benesch Collier County October 2024 B-10 Correctional Facilities Impact Fee Study Table B-7 Countywide Functional Population (2010-2040) Source: Table B-6 for the 2024 functional population figure and Table B-1 for annual growth rates Year Functional Population 2010 374,006 2011 378,833 2012 384,558 2013 388,577 2014 394,453 2015 402,230 2016 410,152 2017 418,610 2018 427,189 2019 435,944 2020 439,572 2021 448,358 2022 458,095 2023 467,032 2024 475,042 2025 482,429 2026 489,171 2027 496,007 2028 502,940 2029 509,968 2030 516,120 2031 521,371 2032 526,676 2033 532,035 2034 537,447 2035 542,233 2036 546,381 2037 550,561 2038 554,773 2039 559,017 2040 562,888 DRAFT Benesch Collier County October 2024 B-11 Correctional Facilities Impact Fee Study Functional Residents by Land Use Category When a wide range of land uses impact services, an estimate of that impact is needed for each land use. This section presents functional population estimates by residential and non-residential land uses. Residential and Transient Land Uses For residential and transient land uses, the functional population coefficients are displayed in Table B-8. The transient land uses include hotel/all suites hotel, motel, assisted living facility and nursing home. Secondary sources, such as Smith Travel Research (STR), Collier County Convention and Visitors Bureau, and the Florida Department of Elderly Affair s, are used to determine the occupancy rate for these land uses. Non-Residential Land Uses A similar approach is used to estimate functional residents for non-residential land uses. Table B-9 reports basic assumptions and calculations, such as trips per unit, trips per employee, employees per impact unit, one-way trips per impact unit, worker hours, occupants per vehicle trip, visitors (patrons, etc.) per impact unit, visitor hours per trip, and days per week for non- residential land uses. The final column in the tables shows the estimated functional resident per unit by land use. These figures represent the demand component for the correctional facility impact fee program and are used in the calculation of the correctional facilities impact fee schedule. DRAFT Benesch Collier County October 2024 B-12 Correctional Facilities Impact Fee Study Table B-8 Functional Residents for Residential and Transient Land Uses Residential Land Use Impact Unit ITE LUC(1) Residents/ Visitors Per Unit(2) Occupancy Rate(3) Adjusted Residents Per Unit(4) Visitor Hours at Place(5) Workers Per Unit(6) Work Day Hours(7) Days Per Week(8) Functional Residents Per Unit(9) Residential Single Family Detached - Less than 4,000 sf du 210 2.53 - - - - - - 1.75 - 4,000 sf or greater du 210 3.12 - - - - - - 2.16 Multi-Family du 220-232 1.31 - - - - - - 0.91 Mobile Home du 240 1.92 - - - - - - 1.33 Retirement Community - Detached (Single Family)du 251 1.55 - - - - - - 1.07 Retirement Community - Attached (Multi-Family)du 252 0.79 - - - - - - 0.55 Transient/Assisted, Group Hotel/All Suites Hotel room 310/311 2.80 73%2.04 12 0.56 9 7 1.23 Motel room 320 2.80 73%2.04 12 0.13 9 7 1.07 Assisted Living Facility du 254 1.18 70%0.82 20 0.56 9 7 0.89 Nursing Home 1,000 sf 620 2.76 70%1.93 20 2.04 9 7 2.37 (1) Land use code from the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 11th Edition (2) Estimates for the residential land uses, retirement community (detached), retirement community (attached) fro m Table B-2; estimate for hotel/motel from Collier County Overnight Visitor Economic Impact Report 2021. Estimate for assisted living facility is based on people per household figures for single family and multi-family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. Estimate used for nursing home is based on 1 person per bed and an average square footage of 363 per bed in a nursing home, based on information provided in the ITE Trip Generation Handbook, 11th Edition. ( 24 Hours per Day X 7 Days per Week) (3) Source for hotel/motel occupancy: Collier County Convention and Visitors Bureau Annual Reports and Smith Travel Research (STR). Average occupancy rate for 2016 through 2021, excluding 2020. Source for nursing home/ALF occupancy rate is the Florida Department of Elderly Affairs Collier County Profile and the Agency for Health Care Administration. Average occupancy rate for 2021 through 2022. (4) Residents/visitors per unit (Item 2) times occupancy rate (Item 3) (5), (7), (8) Estimated (6) Adapted from ITE Trip Generation Handbook, 11th Edition (9) For residential land uses, calculated as residents per unit times the functional population coefficient (0.692 from Table B-5). For transient, assisted, and group land uses, calculated as [(Adjusted Residents per Unit X Hours at Place X Days per Week) + (Workers Per Unit X Work Hours Per Day X Days per Week)] DRAFT Benesch Collier County October 2024 B-13 Correctional Facilities Impact Fee Study Table B-9 Functional Residents for Non-Residential Land Uses ITE LUC(1) Land Use Impact Unit Trips Per Unit(2) Trips Per Employee(3) Employees Per Unit(4) One-Way Factor @ 50%(5) Worker Hours(6) Occupants Per Trip(7)Visitors(8)Visitor Hours Per Trip(9) Days Per Week(10) Functional Residents per Unit(11) RECREATION: 416 Campground/RV Park(12)site 1.62 n/a 1.20 0.81 9 1.64 0.13 1.50 7 0.46 420 Marina boat berth 2.41 20.52 0.12 1.21 9 1.64 1.86 1.00 7 0.12 430 Golf Course hole 30.38 20.52 1.48 15.19 9 1.64 23.43 0.25 7 0.80 n/a Bundled Golf Course(13)hole 9.11 20.52 0.44 4.56 9 1.64 7.04 0.25 7 0.24 445 Movie Theater 1,000 sf 82.30 53.12 1.55 41.15 9 1.64 65.94 1.00 7 3.33 n/a Dance Studio/Gymnastics 1,000 sf 21.33 n/a 2.00 10.67 9 1.64 15.50 1.50 7 1.72 INSTITUTIONS: 520 Elementary School (Private)student 2.27 22.50 0.10 1.14 9 1.11 1.17 2.00 5 0.10 522 Middle/Junior High School (Private)student 2.10 23.41 0.09 1.05 9 1.11 1.08 2.00 5 0.09 525 High School (Private)student 1.94 21.95 0.09 0.97 9 1.11 0.99 2.00 5 0.08 University/Junior College (7,500 or fewer students) (Private)student 2.00 11.75 0.17 1.00 9 1.11 0.94 2.00 5 0.10 University/Junior College (more than 7,500 students) (Private)student 1.50 11.75 0.13 0.75 9 1.11 0.70 2.00 5 0.08 560 Church 1,000 sf 7.60 20.64 0.37 3.80 9 2.16 7.84 1.00 7 0.47 565 Day Care Center 1,000 sf 49.63 21.38 2.32 24.82 9 2.16 51.29 0.15 5 0.85 MEDICAL: 610 Hospital 1,000 sf 10.77 3.77 2.86 5.39 9 1.44 4.90 1.00 7 1.28 OFFICE: 710 General Office 1,000 sf 10.84 3.33 3.26 5.42 9 1.09 2.65 1.00 5 0.95 Medical Office/Clinic 10,000 sq ft or less 1,000 sf 23.83 8.71 2.74 11.92 9 1.44 14.42 1.00 5 1.16 Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 34.21 8.71 3.93 17.11 9 1.44 20.71 1.00 5 1.67 770 Business Park (Flex-Space)1,000 sf 12.65 4.04 3.13 6.33 9 1.09 3.77 0.75 5 0.92 RETAIL: 822 Retail 6,000 sfgla or less 1,000 sfgla 54.45 17.42 3.13 27.23 9 1.52 38.26 0.50 7 1.97 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 54.45 17.42 3.13 27.23 9 1.52 38.26 0.50 7 1.97 821 Retail 40,001 to 150,000 sfgla 1,000 sfgla 67.52 17.42 3.88 33.76 9 1.52 47.44 0.65 7 2.74 820 Retail greater than 150,000 sfglA 1,000 sfgla 37.01 17.42 2.12 18.51 9 1.52 26.02 1.00 7 1.88 840/841 New/Used Auto Sales 1,000 sf 24.58 11.84 2.08 12.29 9 1.52 16.60 1.00 7 1.47 849 Tire Superstore 1,000 sf 20.37 n/a 1.65 10.19 9 1.52 13.84 1.00 7 1.20 850 Supermarket 1,000 sf 94.48 43.86 2.15 47.24 9 1.52 69.65 0.50 7 2.26 851 Convenience Market (24 hour)1,000 sf 739.50 243.38 3.04 369.75 9 1.52 558.98 0.20 7 5.80 862 Home Improvement Superstore 1,000 sf 30.74 n/a 2.50 15.37 9 1.52 20.86 1.00 7 1.81 880/881 Pharmacy with & without Drive-Thru 1,000 sf 103.86 69.17 1.50 51.93 9 1.52 77.43 0.35 7 1.69 890 Furniture Store 1,000 sf 6.26 10.93 0.57 3.13 9 1.52 4.19 0.50 7 0.30 SERVICES: 911 Bank/Savings w/out Drive-Thru 1,000 sf 57.94 32.73 1.77 28.97 9 1.52 42.26 0.35 6 1.10 912 Bank/Savings w/Drive-Thru 1,000 sf 103.73 32.73 3.17 51.87 9 1.52 75.67 0.15 6 1.42 930 Fast Casual Restaurant 1,000 sf 97.14 21.26 4.57 48.57 9 2.30 107.14 0.35 7 3.28 931 Low-Turnover Restaurant 1,000 sf 86.03 17.90 4.81 43.02 9 2.30 94.14 1.00 7 5.73 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 103.46 21.26 4.87 51.73 9 2.30 114.11 0.75 7 5.39 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 479.17 44.52 10.76 239.59 9 2.30 540.30 0.25 7 9.66 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 409.25 44.52 9.19 204.63 9 2.30 461.46 0.25 7 8.25 720 540/550 DRAFT Benesch Collier County October 2024 B-14 Correctional Facilities Impact Fee Study Table B-9 (continued) Functional Residents for Non-Residential Land Uses ITE LUC(1) Land Use Impact Unit Trips Per Unit(2) Trips Per Employee(3) Employees Per Unit(4) One-Way Factor @ 50%(5) Worker Hours(6) Occupants Per Trip(7)Visitors(8)Visitor Hours Per Trip(9) Days Per Week(10) Functional Residents per Unit(11) SERVICES: 941 Quick Lube service bay 40.00 16.00 2.50 20.00 9 1.52 27.90 0.50 7 1.52 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.172.01 275.78 0.62 86.01 9 1.52 130.12 0.20 7 1.32 944 Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.264.38 241.21 1.10 132.19 9 1.52 199.83 0.20 7 2.08 945 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.345.75 241.21 1.43 172.88 9 1.52 261.35 0.20 7 2.71 947 Self-Service Car Wash service bay 43.94 n/a 0.50 21.97 9 1.52 32.89 0.50 7 0.87 948 Automated Car Wash 1,000 sf 142.00 n/a 1.75 71.00 9 1.52 106.17 0.25 7 1.76 n/a Luxury Auto Sales 1,000 sf 16.30 n/a 2.08 8.15 9 1.52 10.31 1.00 7 1.21 INDUSTRIAL: 110 General Light Industrial 1,000 sf 4.87 3.10 1.57 2.44 9 1.08 1.07 1.00 5 0.45 140 Manufacturing 1,000 sf 4.75 2.51 1.89 2.38 9 1.08 0.68 1.00 5 0.53 150 Warehousing 1,000 sf 1.71 5.05 0.34 0.86 9 1.08 0.59 0.75 5 0.10 151 Mini-Warehouse 1,000 sf 1.46 61.90 0.02 0.73 9 1.08 0.77 0.75 7 0.03 Sources: 1) Land use code found in the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 11th Edition 2) Land uses and trip generation rates consistent with those included in the 2024 Transportation Impact Fee Update Study 3) Trips per employee from ITE Trip Generation Handbook, 11th Edition, when available 4) Trips per unit (Item 2) divided by trips per person (usually employee). When trips per person are not available, the employees per unit is estimated 5) Trips per unit (Item 2) multiplied by 50 percent 6) Estimated 7) Source: 2022 National Household Travel Survey (FHWA 2022) 8) [(One-way Trips/Unit X Occupants/Trip) - Employees] 9) Estimated 10) Estimated 11) [(Workers X Hours/Day X Days/Week) + (Visitors X Hours/Visit X Days/Week)]/(24 Hours x 7 Days) 12) The ITE 11th Edition trip generation rate was adjusted to reflect the average occupancy rate of 60 percent based on data provided by the Florida Association of RV Parks and Campgrounds 13) The trip generation rate for "bundled golf course" is assessed at 30 percent of the trip generation rate for the "golf course" land use (LUC 430) Collier County Emergency Medical Services Impact Fee Update Study DRAFT Report October 31, 2024 Prepared for: Collier County Capital Projects Planning, Impact Fees and Program Management Division 2685 Horseshoe Drive South Naples, Florida 34104 ph (239) 252-8192 Prepared by: Benesch 1000 N. Ashley Dr., #400 Tampa, Florida 33602 ph (813) 224-8862 E-mail: nkamp@benesch.com DRAFT Benesch Collier County October 2024 i EMS Impact Fee Study Collier County Emergency Medical Services Impact Fee Update Study Table of Contents INTRODUCTION ................................................................................................... 1 INVENTORY .......................................................................................................... 5 SERVICE AREA AND DEMAND COMPONENT .......................................................... 10 LEVEL OF SERVICE ................................................................................................. 11 COST COMPONENT ............................................................................................... 12 CREDIT COMPONENT ............................................................................................ 13 NET EMS IMPACT COST ......................................................................................... 15 CALCULATED EMS IMPACT FEE SCHEDULE ............................................................. 16 EMS IMPACT FEE SCHEDULE COMPARISON ........................................................... 20 Appendices: Appendix A: Building and Land Value Analysis - Supplemental Information Appendix B: Population Estimates – Supplemental Information DRAFT Benesch Collier County October 2024 1 EMS Impact Fee Study Introduction With a population of over 400,000, Collier County ranks as the 19th most populous county in Florida. The county is continuing to grow and is estimated to add approximately 110,000 new residents through 2050. In terms of residential permitting, Collier County ranks 19th out of Florida counties with an average of 5,300 new units per year over the past three years. To address additional infrastructure needs, Collier County implemented an impact fee program for emergency medical services (EMS), which was last updated in 2016. To reflect most recent data, the County retained Benesch to prepare an update study. This report serves as the technical study to support the calculation of the updated EMS impact fee. Data presented in this report represents the most recent and localized data available at the time of this update study. All data and support materials used in this analysis are incorporated by reference as set forth in this document. The figures calculated in this study represent the technically defensible level of impact fee that the County could charge; however, the Board of County Commissioners may choose to discount the fee as a policy decision. Methodology In developing the County’s EMS impact fee, a consumption-based impact fee methodology is utilized, which is commonly used throughout Florida. A consumption -based impact fee charges new development based upon the burden placed on services from each land us e (demand). The demand component is measured in terms of population per unit. A consumption-based impact fee charges new growth the proportionate share of the cost of providing additional infrastructure for use by new growth. Unlike a “needs -based” approach, consumption-based approach ensures that the impact fee is set at a rate that generates revenues sufficient only for new capacity needs and does not generate revenues at a level to correct existing deficiencies. Given this, the County does not need to go through the process of estimating the portion of each capacity expansion pr oject that may be related to existing deficiencies. In addition, per legal requirements, a credit is subtracted from the total cost to account for the value of future non-impact fee funding contributions of new development toward any capacity expansion projects. In other words, case law requires that the new development should not be charged twice for the same infrastructure. DRAFT Benesch Collier County October 2024 2 EMS Impact Fee Study Legal Overview In Florida, legal requirements related to impact fees have primarily been established through case law since the 1980’s. Impact fees must comply with the “dual rational nexus” test, which requires that they: • Be supported by a study demonstrating that the fees are proportionate in amount to the need created by new development paying the fee; and • Be spent in a manner that directs a proportionate benefit to new development, typically accomplished through establishment of benefit districts (if needed) and a list of capacity- adding projects included in the County’s Capital Improvement Plan, Capital Improvement Element, or another planning document/Master Plan. In 2006, the Florida legislature passed the “Florida Impact Fee Act,” which recognized impact fees as “an outgrowth of home rule power of a local government to provide certain services within its jurisdiction.” § 163.31801(2), Fla. Stat. The statute – concerned with mostly procedural and methodological limitations – did not expressly allow or disallow any particular public facility type from being funded with impact fees. In fact, which it was initially adopted, the Act largely codified requirements and standards common to the practice already. However, the Legislature has amended the Impact Fee Act numerous times since 2006, significantly affecting the impact fee practice in Florida. For this reason, a summary of the key legislative changes since 2006 is provided: • HB 227 in 2009: The Florida legislation statutorily clarified that in any action challenging an impact fee, the government has the burden of proving by a preponderance of the evidence that the imposition or amount of the fee meets the requirements of state legal precedent or the Impact Fee Act and that the court may not use a deferential standard. • SB 360 in 2009: Allowed fees to be decreased without the 90-day notice period required to increase the fees and purported to change the standard of legal review associated with impact fees. SB 360 also required the Florida Department of Community Affairs (now the Department of Commerce) and Florida Department of Transportation (FDOT) to conduct studies on “mobility fees,” which were completed in 2010. • HB 7207 in 2011: Required a dollar-for-dollar credit, for purposes of concurrency compliance, for impact fees paid and other concurrency mitigation required. • HB 319 in 2013: Applied mostly to concurrency management authorities, but also encouraged local governments to adopt alternative mobility systems using a series of tools identified in section 163.3180(5)(f), Florida Statutes. DRAFT Benesch Collier County October 2024 3 EMS Impact Fee Study • HB 207 in 2019: Included the following changes to the Impact Fee Act along with additional clarifying language: o Impact fees cannot be collected prior to building permit issuance; and o Impact fee revenues cannot be used to pay debt service for previously approved projects unless the expenditure is reasonably connected to, or has a rational nexus with, the increased impact generated by the new residential and commercial construction. • HB 7103 in 2019: Addressed multiple issues related to affordable housing/linkage fees, impact fees, and building services fees. In terms of impact fees, the bill required that when local governments increase their impact fees, the outstanding impact fee credits for developer contributions should also be increased. This requirement was to operate prospectively; however, HB 337 that was signed in 2021 deleted that clause and making all outstanding credits eligible for this adjustment. This bill also allow ed local governments to waive/reduce impact fees for affordable housing projects without having to offset the associated revenue loss. • SB 1066 in 2020: Added language allowing impact fee credits to be assignable and transferable at any time after establishment from one development or parcel to another that is within the same impact fee zone or impact fee district or that is within an adjoining impact fee zone or district within the same local government jurisdiction, and which receives benefit from the improvement or contribution that generated the credits. Added language indicating any new/increased impact fee not being applicable to cu rrent or pending permit applications submitted prior to the effective date of an ordinance or resolution imposing new/increased fees. • HB 1339 in 2020: Required reporting of various impact fee related data items within the annual financial audit report submitted to the Department of Financial Services. • HB 337 in 2021: Placed limits on the amount and frequency of fee increases, but also included a clause to exceed these restrictions if the local governments can demonstrate extraordinary circumstances, hold two public workshops discussing these circumstances and the increases are approved by two-thirds of the governing body. • HB 479 in 2024 (Effective October 1, 2024): Required interlocal agreements between counties and municipalities when both entities collect a transportation impact fee. Placed limits on timing of impact fee study completion and adoption and data used in the studies. The following paragraphs provide further detail on the generally applicable legal standards. DRAFT Benesch Collier County October 2024 4 EMS Impact Fee Study Impact Fee Definition • An impact fee is a one-time capital charge levied against new development. • An impact fee is designed to cover the portion of the capital costs of infrastructure capacity consumed by new development. • The principal purpose of an impact fee is to assist in funding the implementation of projects identified in the Capital Improvements Element (CIE) and other capital improvement programs for the respective facility/service categories. Impact Fee vs. Tax • An impact fee is generally regarded as a regulatory function established based upon the specific benefit to the user related to a given infrastructure type and is not established for the primary purpose of generating revenue for the general benefit of the community, as are taxes. • Impact fee expenditures must convey a proportional benefit to the fee payer. This is accomplished through the establishment of benefit districts as needed, where fees collected in a benefit district are spent in the same benefit district. • An impact fee must be tied to a proportional need for new infrastructure capacity created by new development. This technical report has been prepared to support legal compliance with existing case law and statutory requirements and documents the methodology used for the EMS impact fee calculations, including an evaluation of the inventory, service area and demand component, level of service (LOS), cost, credit, and demand components. Information supporting this analysis was obtained from the County and other sources, as indicated. DRAFT Benesch Collier County October 2024 5 EMS Impact Fee Study Inventory According to information provided by the Collier County Emergency Medical Services Division (CCEMS), the County owns 13 stations used to provide emergency medical services. In addition, the County operates 13 additional stations out of leased buildings. For impact fee calculation purposes, only the owned facilities are included in this study. Table 1 shows a summary of the CCEMS building inventory included in the impact fee calculations. As presented, the inventory used to calculate impact fees includes a total of 82,600 square feet of building space and 30 acres of land dedicated to EMS related services. The total building and land value is approximately $43.4 million including $38.0 million for buildings and $5.4 million for land. The building value per square foot is estimated based on recent construction costs, estimates for upcoming construction, insurance values of the existing EMS stations, and discussions with the County. The building value is estimated at $460 per square foot. Appendix A provides further detail on the building cost estimates. The land value is estimated at $180,000 per acre based on an analysis of vacant land value trends since the last study, recent land purchases, and an analysis of vacant land sales and values based on information from the Collier County Property Appraiser. DRAFT Benesch Collier County October 2024 6 EMS Impact Fee Study Table 1 Building and Land Inventory 1) Source: Collier County 2) Source: Collier County. Square feet includes total area under the roof. 3) Source: Collier County. Square feet of buildings on a given parcel. 4) Acreage of the parcel where the facility is located. In some cases, this acreage includes other buildings. 5) Acres (Item 4) divided by the total square footage on site (Item 3) multiplied by 1,000. 6) Acres per 1,000 square feet of building space (Item 5) is multiplied by square feet of the facility (Item 2) divided by 1,000. 7) Square footage (Item 2) multiplied by building value per square foot (Item 1 8). 8) Source: Allocated acres (Item 6) multiplied by the land value per acre (Item 19) 9) Sum of building value (Item 7) and land value (Item 8). Station 3/Helicopter Operations(10)2375 Tower Drive 1994 4,962 N/A 617.44 N/A 2.00 $2,282,520 $360,000 $2,642,520 Station 44 776 Vanderbilt Beach Road 1994 3,260 16,477 3.63 0.220 0.72 $1,499,600 $129,600 $1,629,200 Station 70 4741 Golden Gate Parkway 1994 5,361 76,498 12.91 0.169 0.91 $2,466,060 $163,800 $2,629,860 Station 30 112 South 1st Street 1993 3,500 21,156 7.42 0.351 1.23 $1,610,000 $221,400 $1,831,400 Station 21(11)11121 East Tamiami Trail 1991 1,195 11,490 1.07 0.093 0.09 $549,700 $16,200 $565,900 Station 42(12)7010 Immokalee Road 1989 2,500 N/A N/A N/A N/A $1,150,000 N/A $1,150,000 Station 10(13)14756 Immokalee Road 1996 3,571 19,113 85.96 N/A 1.50 $1,642,660 $270,000 $1,912,660 Station 71 95 13th Street SW 2001 4,447 4,447 2.00 0.450 2.00 $2,045,620 $360,000 $2,405,620 Station 24(14)2795 Airport Road North 2004 3,177 9,531 1.50 0.157 0.50 $1,461,420 $90,000 $1,551,420 Station 22(15)4375 Bayshore Drive 2005 3,579 9,672 0.63 0.065 N/A $1,646,340 N/A $1,646,340 Station 25 3675 Hacienda Lakes Boulevard 2021 5,500 5,500 1.33 0.242 1.33 $2,530,000 $239,400 $2,769,400 Station 75 4590 Santa Barbara Boulevard 2006 4,985 4,985 1.89 0.379 1.89 $2,293,100 $340,200 $2,633,300 Station 76 790 Logan Boulevard 2016 5,321 5,321 2.41 0.453 2.41 $2,447,660 $433,800 $2,881,460 Emergency Services Complex(16)8075 Lely Cultural Pkwy 2009 31,239 154,388 20.00 0.130 4.06 $14,369,940 $730,800 $15,100,740 Vacant Land for Station 49(17)Heritage Bay Property 2003 N/A N/A 7.73 N/A 1.50 N/A $270,000 $270,000 Vacant Land for Station 410 16140/16144 Performance Way 2007 N/A N/A 0.99 N/A 0.99 N/A $178,200 $178,200 Vacant Land for Station 74 Desoto/Golden Gate Boulevard 2019 N/A N/A 5.46 N/A 5.46 N/A $982,800 $982,800 Vacant Land for future EMS Station 8156 Fiddlers Creek Parkway 2022 N/A N/A 8.36 N/A 3.43 N/A $617,400 $617,400 Total 82,597 30.02 $37,994,620 $5,403,600 $43,398,220 Building Value per Square Foot(18)$460 Land Value per Acre(19)$180,000 Building Value(7)Facility Description Year Acquired /Built(1) Square Feet(2) Total Acres(4) Acres per 1,000 sf of Building Space(5) Allocated Acres(6) Total Square Feet on Site(3) Land Value(8) Total Building and Land Value(9) Location DRAFT Benesch Collier County October 2024 7 EMS Impact Fee Study 10) Portion of acreage used for EMS facilities provided by Collier County . 11) Approximately 65% of this property is owned by Greater Naples Fire District. The portion owned by the County (35%) is used f or EMS and law enforcement facilities. 12) The land is owned by the North Collier Fire District and is not included in the inventory. The County is leasing the building from the North Collier Fire District and paid for the structure. Given the lease term will continue until 2024 and the County is in the process of renewing the lease, the building value is included in the inventory. 13) Portion of acreage used for EMS facilities provided by Collier County 14) This station is a joint facility shared by the North Collier and Greater Naples Fire Districts and Collier County EMS. The square footage, acreage, and value shown reflect Collier County EMS' share (1/3) 15) Greater Naples Fire District owns 63% of the building and the entire acreage. The County owns 37% of the building 16) Joint facility shared by County EMS, law enforcement, and emergency management services. 17) Portion of acreage that will be used for EMS facilities provided by Collier County 18) Source: Appendix A 19) Source: Appendix A DRAFT Benesch Collier County October 2024 8 EMS Impact Fee Study In addition to the facilities included in Table 1, the County also leases 2 6,100 square feet of building space for thirteen additional stations. These leased facilities, which are not included in the impact fee calculations but provide services to County residents, are presented in Table 2. Table 2 Leased EMS Stations 1) Source: Collier County 2) Station 50 was demolished and was rebuilt by Marco Island Fire. County. In the interim, the County leased a temporary space at the hospital which was 1,200 square feet. In addition to the land and buildings inventory, the CCEMS also has the necessary vehicles and equipment to perform its emergency medical services duties. Table 3 summarizes the vehicle and equipment inventory. Equipment included in this list follows the County’s definition of capital assets, which includes items that have a minimum value of $5,000 and five years of useful life. As shown, the total CCEMS vehicle and equipment inventory amounts to approximately $19.4 million. Station 1 835 8th Ave. South, Naples 34102 2,200 Station 50(2)1280 San Marco Rd., Marco Island 34145 1,200 Station 40 1441 Pine Ridge Rd., Naples 34109 2,500 Station 60 201 Buckner Ave., Everglades City 34139 2,700 Station 23 6055 Collier Blvd., Naples, 34114 2,500 Station 2 977 26th Ave. North, 34103 1,500 Station 43 16325 Vanderbilt Dr., 34110 2,500 Station 90 175 Capri Blvd., Naples 34113 2,500 Station 46 3410 Pine Ridge Rd., 34109 2,500 Station 32 5368 Useppa Drive, Ave Maria 34142 1,148 Station 48 16280 Livingston Road, Naples, Fl 34110 895 Station 20 4798 Davis Blvd, Naples, FL 34104 2,000 Station 31 502 East New Market Rd, Immokalee, Fl 34142 2,000 Total 26,143 Facility Address Total Square Feet(1) DRAFT Benesch Collier County October 2024 9 EMS Impact Fee Study Table 3 Vehicle and Equipment Inventory 1) Source: Collier County 2) Source: Collier County 3) Units (Item 1) multiplied by unit value (Item 2) Description Units (1)Unit Value(2)Total Value(3) Vehicles ALS Ambulance 42 $432,200 $18,152,400 Ford Explorer 12 $60,000 $720,000 Ford Escape 2 $24,000 $48,000 Econo Van 1 $30,000 $30,000 Hazmat Trailer 1 $29,500 $29,500 Chevrolet C4500 1 $63,500 $63,500 Ford F350 1 $44,200 $44,200 Haulmark 1 $5,500 $5,500 Subtotal -- Vehicles $19,093,100 Equipment Mobile MHz Radios 1 2 $5,300 $10,600 Mobile MHz Radios 2 6 $5,100 $30,600 UHF/VHF/800 MHz Radio Ambulance 45 $5,400 $243,000 Subtotal -- Equipment $284,200 Total $19,377,300 DRAFT Benesch Collier County October 2024 10 EMS Impact Fee Study Service Area and Demand Component Emergency medical services are provided by Collier County in all areas of the county. Therefore, the proper benefit district for the provision of emergency response services is countywide. The EMS impact fee program requires the use of population data in calculating current levels of service and to be consistent with the population utilized in the County’s comprehensive planning and Annual Update and Inventory Report (AUIR) process, this impact fee study considers not only the resident or permanent population of the County, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak season population is used in all population estimates and projections. Peak season al population projections were provided by Collier County’s Comprehensive Planning Division. To measure effective population that benefits from emergency medical services, this study also developed functional population figures. Functional population, as used in the impact fee analysis, is a generally accepted methodology for several impact fee areas and is based on the assumption that demand for certain facilities is generally proportional to the presence of people at a land use, including residents, employees, and visitors. Appendix B provides additional details on population estimates. DRAFT Benesch Collier County October 2024 11 EMS Impact Fee Study Level of Service For impact fee calculation purposes, the current level of service (LOS) is calculated based on stations per peak seasonal and functional resident, as presented in Table 4. It should be noted that two different calculations of the current LOS were provided in the table. One of these calculations includes only the stations owned by the County and is used in the calculation of the impact fee. The other includes stations that are owned and leased, which better reflects the service County residents are receiving. However, because impact fees need to be based on capital investment made by the existing population, the LOS calculations exclude leased stations, which are considered operational expenses. The achieved LOS based on owned stations is 0.000027 per functional resident and is utilized in the calculation of the EMS impact fee. Table 4 Current Achieved Level of Service 1) Source: Appendix B, Table B-1 for peak population and Table B-7 for functional population 2) Table 1 3) Number of owned stations (Item 2) plus the 13 leased stations from Table 2 and Station 76 4) Population (Item 1) divided by number of owned stations and leased stations include Station 76 (Item 3) 5) Number of owned stations and leased stations including Station 76 (Item 3) divided by population (Item 1) 6) Number of owned stations (Item 2) divided by population (Item 1) Peak Population Functional Population Population(1)491,779 475,042 Number of Owned Stations(2) 13 13 Number of Owned and Leased Stations (3) 26 26 Population per Station(4)18,915 18,271 Current LOS (All Stations per Resident)(5)0.000053 0.000055 Current LOS (Owned Stations per Resident)(6)0.000026 0.000027 Variable Year 2024 DRAFT Benesch Collier County October 2024 12 EMS Impact Fee Study Cost Component Table 5 provides a summary of EMS related capital assets owned by the County. As shown, the total capital asset value associated with EMS amounts to $62.8 million. However, the County is still paying debt service on a portion of these assets. In addition, it is Collier County’s policy to use impact fee revenues to pay debt service associated with capacity expansion projects. To ensure that new development is not being overcharged for these future payments, the portion of the remaining principal of bonds used to fund EMS capacity expansion projects is subtracted from the total asset value in Table 5. The resulting owned capital asset value is approximately $58.6 million or $4.5 million per station. Table 5 also presents the cost per functional resident for the impact fee analysis. This cost is calculated by multiplying the owned capital asset value per station by the current LOS of 0.00027 stations per functional resident. As shown, these calculations result in $122 per functional resident for all EMS assets considered in the impact fee calculations. Table 5 Total Impact Cost per Functional Resident 1) Source: Table 1 2) Source: Table 1 3) Source: Table 3 4) Sum of building, land, vehicle and equipment values (Items 1, 2, and 3) 5) Source: Colier County Office of Management and Budget 6) Total capital asset value (Item 4) less the portion not owned (Item 5) 7) Source: Table 1 8) Owned capital asset value (Item 6) divided by the number of owned stations (Item 7) 9) Source: Table 4 10) Owned capital asset value per station (Item 8) multiplied by current LOS (Item 9) 11) Distribution of total capital asset value (Item 4) Description Figure Percent of Total(11) Total Building Value(1)$37,994,620 60.5% Total Land Value(2)$5,403,600 8.6% Total Vehicle and Equipment Value (3)$19,377,300 30.9% Total Capital Asset Value(4)$62,775,520 100.0% Less: Portion Not Owned (5)$4,126,165 Owned Capital Asset Value(6)$58,649,355 Number of Owned Stations (7)13 Owned Capital Asset Value per Station (8)$4,511,489 Current LOS (Owned Stations per Functional Resident)(9)0.000027 Total Impact Cost per Functional Resident (10)$121.81 DRAFT Benesch Collier County October 2024 13 EMS Impact Fee Study Credit Component To avoid overcharging new development for the EMS impact fee, a review of the capital financing program for EMS was completed. The purpose of this review was to determine any potential revenue credits that should be considered for revenues generated by new development that could be used for capital facility expansion, land purchase, or vehicle/equipment expansion for the EMS program. Capital Expansion “Cash” Credit To calculate the capital expansion credit per functional resident, funding sources used for the past five years and programmed for the next five years were reviewed. Between FY 2018 and FY 2027, the County has allocated an average non-impact fee funding of $250,500 per year towards EMS capital facilities utilizing grants and land sales proceeds. The annual capital expansion “cash” expenditures were divided by the average annual functional residents for the same period to calculate the average annual capital expansion “cash” credit per functional resident. As presented in Table 6, the result is $0.54 per functional resident annually. Collier County has also allocated revenues from the one-percent local government infrastructure surtax for capacity expansion projects. The infrastructure surtax was repealed on December 31, 2023, and the County does not intend to reimplement this funding mechanism. Therefore, this funding source is excluded from the credit calculations. DRAFT Benesch Collier County October 2024 14 EMS Impact Fee Study Table 6 Capital Expansion “Cash” Credit 1) Source: Collier County 2) Total capital expansion "cash" expenditures divided by 10 to calculate the average annual expenditures 3) Source: Appendix B, Table B-7. Average functional population over the same time period. 4) Average annual capital expansion "cash" expenditures (Item 2) divided by the average annual functional population (Item 3) Note: Excludes projects funded with Infrastructure Sales Tax since this tax was repealed in December 2023. Description FY 2018 to FY 2022(1) FY 2023 to FY 2027(1)Total American Rescue Plan Ambulances & SUVs - $1,700,000 $1,700,000 Subtotal -- American Rescue Plan - $1,700,000 $1,700,000 GAC Land Sales Trust Fund EMS Station 74 - Golden Gate Estates $105,000 - $105,000 EMS Station 74 - Golden Gate Estates, Ambulance - $700,438 $700,438 Subtotal -- GAC Land Sales Trust Fund $105,000 $700,438 $805,438 Total Capital Expansion "Cash" Expenditures $2,505,438 Average Annual Capital Expansion "Cash" Expenditures(2)$250,544 Average Annual Functional Population(3)461,884 Annual Capital Expansion "Cash" Expenditures per Functional Resident (4)$0.54 DRAFT Benesch Collier County October 2024 15 EMS Impact Fee Study Net EMS Impact Cost Table 7 summarizes the calculation of the net EMS impact cost per functional resident which is the difference between the total impact cost and the capital expansion “cash” credit per functional resident. The resulting net impact cost is $113 per functional resident. Table 7 Net Impact Cost per Functional Resident 1) Source: Table 5 2) Source: Table 6 3) The present value of the average annual capital expansion “cash” credit per functional resident using an interest rate of 3.7 percent over a capitalization period of 25 years. The capitalization rate estimate was provided by Collier County. 4) Total impact cost per functional resident (Item 1) less capital expansion "cash" credit per functional resident (Item 3) Variable Per Functional Resident Impact Cost Total Impact Cost per Functional Resident (1)$121.81 Impact Credit Average Annual Capital Expansion "Cash" Credit per Functional Resident (2)$0.54 Capitalization Rate 3.70% Capitalization Period (years)25 Capital Expansion "Cash" Credit per Functional Resident (3)$8.71 Net Impact Cost Net Impact Cost per Functional Resident(4)$113.10 DRAFT Benesch Collier County October 2024 16 EMS Impact Fee Study Calculated EMS Impact Fee Schedule Table 8 presents the calculated EMS impact fee schedule for both residential and non-residential land uses, based on the net impact cost per functional resident figure presented in Table 7. Net impact cost per functional resident increased by approximately 45 percent since the 2015 study due to changes to cost and credit components. The remaining differences reflect the changes in the demand component since 2015 as well as new land use categories or units. Table 8 also shows the maximum allowable impact fees consistent with F.S. 163.3180 and the percent change from the current adopted impact fee. DRAFT Benesch Collier County October 2024 17 EMS Impact Fee Study Table 8 Calculated EMS Impact Fee Schedule LUC Land Use Impact Unit Functional Residents per Unit(1) Calculated Impact Fee(2) Current Adopted Impact Fee(3) Percent Change(4) F.S. 163.31801 Maximum Impact Fee(5) Percent Change(6) Residential: Single Family Detached - Less than 4,000 sf du 1.75 $197.93 $142.07 39%$197.93 39% - 4,000 sf or greater du 2.16 $244.30 $159.33 53%$238.99 50% 220-232 Multi-Family du 0.91 $102.92 $67.50 52%$101.25 50% 240 Mobile Home du 1.33 $150.42 $113.81 32%$150.42 32% 251 Retirement Community - Detached (Single Family)du 1.07 $121.02 $62.01 95%$93.01 50% 252 Retirement Community - Attached (Multi-Family)du 0.55 $62.21 $62.01 0%$62.21 0% Transient, Assisted, Group: 310/311 Hotel/All Suites Hotel room 1.23 $139.11 $63.58 119%$95.37 50% 320 Motel room 1.07 $121.02 $59.65 103%$89.47 50% 254 Assisted Living Facility du 0.89 $100.66 $79.27 27%$100.66 27% 620 Nursing Home 1,000 sf 2.37 $268.05 $82.41/bed N/A N/A N/A Recreation: 416 Campground/RV Park site 0.46 $52.03 $39.25 33%$52.03 33% 420 Marina boat berth 0.12 $13.57 $14.91 -9%$13.57 -9% 430 Golf Course hole 0.80 $90.48 $84.77 7%$90.48 7% n/a Bundled Golf Course hole 0.24 $27.14 $25.42 7%$27.14 7% 445 Movie Theater 1,000 sf 3.33 $376.62 $469.37/screen N/A N/A N/A n/a Dance Studio/Gymnastics 1,000 sf 1.72 $194.53 $174.25 12%$194.53 12% Institutions: 520 Elementary School (Private)student 0.10 $11.31 $4.71 140%$7.06 50% 522 Middle/Junior High School (Private)student 0.09 $10.18 $5.49 85%$8.23 50% 525 High School (Private)student 0.08 $9.05 $6.28 44%$9.05 44% University/Junior College (7,500 or fewer students) (Private)student 0.10 $11.31 $7.85 44%$11.31 44% University/Junior College (more than 7,500 students) (Private)student 0.08 $9.05 $5.49 65%$8.23 50% 560 Church 1,000 sf 0.47 $53.16 $2.35/seat N/A N/A N/A 565 Day Care Center 1,000 sf 0.85 $96.14 $3.92/student N/A N/A N/A Medical: 610 Hospital 1,000 sf 1.28 $144.77 $107.53 35%$144.77 35% 540/550 210 DRAFT Benesch Collier County October 2024 18 EMS Impact Fee Study Table 8 (continued) Calculated EMS Impact Fee Schedule LUC Land Use Impact Unit Functional Residents per Unit(1) Calculated Impact Fee(2) Current Adopted Impact Fee(3) Percent Change(4) F.S. 163.31801 Maximum Impact Fee(5) Percent Change(6) Office: 710 General Office 1,000 sf 0.95 $107.45 $60.44 78%$90.66 50% Medical Office/Clinic 10,000 sq ft or less 1,000 sf 1.16 $131.20 $89.48 47%$131.20 47% Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 1.67 $188.88 $130.29 45%$188.88 45% 770 Business Park (Flex-Space)1,000 sf 0.92 $104.05 $75.35 38%$104.05 38% Retail: 822 Retail 6,000 sfgla or less 1,000 sfgla 1.97 $222.81 $192.30 16%$222.81 16% 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 1.97 $222.81 $192.30 16%$222.81 16% 821 Retail 40,001 to 150,000 sfgla 1,000 sfgla 2.74 $309.89 $192.30 61%$288.45 50% 820 Retail greater than 150,000 sfgla 1,000 sfgla 1.88 $212.63 $164.04 30%$212.63 30% 840/841 New/Used Auto Sales 1,000 sf 1.47 $166.26 $115.38 44%$166.26 44% 849 Tire Superstore 1,000 sf 1.20 $135.72 $105.18/bay N/A N/A N/A 850 Supermarket 1,000 sf 2.26 $255.61 $160.90 59%$241.35 50% 851 Convenience Market (24 hour)1,000 sf 5.80 $655.98 $429.34 53%$644.01 50% 862 Home Improvement Superstore 1,000 sf 1.81 $204.71 $142.07 44%$204.71 44% 880/881 Pharmacy with & without Drive-Thru 1,000 sf 1.69 $191.14 $153.84 24%$191.14 24% 890 Furniture Store 1,000 sf 0.30 $33.93 $18.84 80%$28.26 50% Services: 911 Bank/Savings w/out Drive-Thru 1,000 sf 1.10 $124.41 $175.03 -29%$124.41 -29% 912 Bank/Savings w/Drive-Thru 1,000 sf 1.42 $160.60 $178.96 -10%$160.60 -10% 930 Fast Casual Restaurant 1,000 sf 3.28 $370.97 $698.56 -47%$370.97 -47% 931 Low-Turnover Restaurant 1,000 sf 5.73 $648.06 $17.27/seat N/A N/A N/A 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 5.39 $609.61 $21.19/seat N/A N/A N/A 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 9.66 $1,092.55 $698.56 56%$1,047.84 50% 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 8.25 $933.08 $698.56 34%$933.08 34% 941 Quick Lube service bay 1.52 $171.91 $91.05 89%$136.57 50% 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.1.32 $149.29 $203.29 -27%$149.29 -27% 944 Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.2.08 $235.25 $203.29 16%$235.25 16% 945 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.2.71 $306.50 $203.29 51%$304.93 50% 947 Self-Service Car Wash service bay 0.87 $98.40 $68.29 44%$98.40 44% 948 Automated Car Wash 1,000 sf 1.76 $199.06 $138.14 44%$199.06 44% n/a Luxury Auto Sales 1,000 sf 1.21 $136.85 $80.84 69%$121.26 50% 720 DRAFT Benesch Collier County October 2024 19 EMS Impact Fee Study Table 8 (continued) Calculated EMS Impact Fee Schedule 1) Source: Table B-8 for residential land uses and Table B-9 for non-residential land uses 2) Source: Net impact cost per functional resident from Table 7 is multiplied by the functional residents per unit (Item 1) for each land use 3) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division 4) Percent change from the calculated impact fee (Item 2) to the current adopted impact fee (Item 3) 5) Maximum allowable impact fees in compliance with 50 percent increase cap per F.S. 163.31801 6) Percent change from the current adopted impact fee (Item 3) to the F.S. 163.31801 maximum allowable impact fee (Item 5) LUC Land Use Impact Unit Functional Residents per Unit(1) Calculated Impact Fee(2) Current Adopted Impact Fee(3) Percent Change(4) F.S. 163.31801 Maximum Impact Fee(5) Percent Change(6) Industrial: 110 General Light Industrial 1,000 sf 0.45 $50.90 $54.16 -6%$50.90 -6% 140 Manufacturing 1,000 sf 0.53 $59.94 $39.25 53%$58.87 50% 150 Warehousing 1,000 sf 0.10 $11.31 $21.98 -49%$11.31 -49% 151 Mini-Warehouse 1,000 sf 0.03 $3.39 $4.71 -28%$3.39 -28% DRAFT Benesch Collier County October 2024 20 EMS Impact Fee Study Impact Fee Schedule Comparison As part of the work effort in updating Collier County’s EMS impact fee program, a comparison of EMS impact fee schedules was completed for several other Florida counties. Table 9 presents this comparison. Table 9 Emergency Medical Services IF Schedule Comparison 1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fee may have been l owered/increased through annual indexing or policy discounts. Does not account for moratorium/suspensions. 2) du = dwelling unit 3) Source: Table 8 4) Maximum allowable impact fee in compliance with 50 percent increase per F.S. 163.31801 5) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division 6) Source: Brevard County Planning & Development Department 7) Source: Charlotte County Community Development Department, Planning & Zoning. All fees include a 2.55% administrative fee 8) Source: Sarasota County Planning & Development Services Department. 9) Source: Lee County Community Development Department, Building & Permitting Services 10) Source: Manatee County, Development Services. Fees shown are the "public safety" impact fees. Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased -in fees effective January 1, 2028. 11) Source: Osceola County Impact and Mobility Fees Office. Fee shown is the EMS portion of the Fire/EMS fee. 12) Source: Polk County Building Division. Fees shown reflect fully phased-in fees effective January 1, 2025. 13) Source: Pasco County Central Permitting Department Calculated(3)Maximum(4)Current Adopted(5) Date of Last Update 2024 2024 2016 2000 2021 2016 2018 2024 2017 2019 2003 Assessed Portion of Calculated (1)N/A N/A 100%100%100%100%100%100%100%100%100% Residential: Single Family (2,000 sf)du $198 $198 $142 $39 $77 $171 $55 $327 $115 $76 $172 Non-Residential: Light Industrial 1,000 sf $51 $51 $54 N/A $19 $35 $10 $94 $5 $21 $224 Office (50,000 sq ft)1,000 sf $107 $107 $93 $18 $57 $129 $29 $181 $50 $49 $224 Retail (125,000 sq ft)1,000 sf $310 $288 $192 $54 $119 $224 $59 $201 $123 $78 $224 Land Use Unit(2) Collier County Charlotte County(7) Manatee County(10) Brevard County(6) Sarasota County(8) Lee County(9) Pasco County(13) Polk County(12) Osceola County(11) DRAFT Appendix A Building and Land Value Analysis - Supplemental Information DRAFT Benesch Collier County October 2024 A-1 EMS Impact Fee Study Appendix A – Building and Land Value Analysis This appendix provides additional data and information on building and land value estimates. Building Values In determining the appropriate unit cost for building construction, the following analyses were conducted: • A review of recently built or planned EMS stations in Collier County; • Cost trends since the most recent technical study; • Insurance value of the existing inventory; and • Discussions with the County. Collier County built EMS Station 76 in 2017 for a cost of $326 per square foot. EMS Station 25, built in 2021, had a building cost of $531 per square foot. The County is planning to build two new EMS stations and one new Fire/EMS station. The cost estimates for these planned stations range from $353 per square foot to $628 per square foot. The average cost of the recently constructed stations and planned stations is $4 60 per square foot. During the 2016 impact fee study, the value of stations was estimated at $300 per square foot. Applying Engineering News Records Building Cost Index for the cost changes between 201 6 and 2024 resulted in a unit cost of approximately $436 per square foot. The average insurance value of EMS stations in Collier County is $302 per square foot. It should be noted that insurance values are considered to be a conservative estimate because the value of the foundation and other more permanent parts of the structure tends to be excluded since they would not have to be rebuilt if the structure was damaged or lost. Given this information, an average building value of $460 per square foot is used for the current station value. DRAFT Benesch Collier County October 2024 A-2 EMS Impact Fee Study Table A-1 Building Cost Estimates 1) Source: Collier County Emergency Medical Services Impact Fee Update Study, October 10, 2016 2) Source: 2016 cost estimate (Item 1) indexed according to the Engineering News Record (ENR) (Item 3) 3) Source: Engineering News Record, Building Cost Index 4) Source: Collier County 5) Source: Collier County Land Values To determine land value for future EMS station land purchases, the following data/information was evaluated: • Cost trends since the most recent technical study; • Current value of land where EMS stations are located; • Vacant land sales analysis; • Vacant land values as reported by the Property Appraiser; and • Discussions with the County. Description 2016 Cost Estimate(1) 2016 Cost Estimate Indexed(2) 2016 Study Cost Estimates Indexed Cost Estimate Used in 2016 Study $300 $442 ENR Index (2016-2024)(3)47.46% Project Year Construction Cost per SF Insurance Values (4) Average Building Value per Square Foot 2022 $302 Recent/Upcoming Construction(5) Station 76 2017 $326 Station 25 - Hacienda Lakes 2021 $531 Fire and EMS Station 74 2024 $628 Heritage Bay EMS Station Upcoming $353 Old US 41/North Naples EMS station Upcoming $460 Average $460 Used in the Study 2024 $460 DRAFT Benesch Collier County October 2024 A-3 EMS Impact Fee Study The 2016 study estimated land value at $160,000 per acre. Since then, land values increased by approximately 118 percent, which results in an indexed value of approximately $3 49,000 per acre. The value of parcels where existing EMS stations are located ranges from $29,000 per acre to $1.3 million per acre with an average of $280,000 per acre. Vacant land sales of parcels between 0.5 to 5 acres countywide between 2018 and 2022 averaged $80,000 per acre. This value was over $460,000 per acre when commercial vacant land was considered. Similarly, the value of all vacant land of 0.5-acre to 5-acre parcels as estimated by Collier County Property Appraiser averaged $56,000 per acre. This figure was $370,000 per acre for commercial vacant land. It is likely that future EMS stations will be built in the eastern parts of the county. An evaluation of the vacant residential land sales between 2018 and 2022 and commercial land sales for 0.5 to 5-acre parcels in the area east of County Road 951 resulted in an average land value of $60,000 per acre for residential land uses, and $370,000 per acre for commercial land uses. Median values for these sales were $35,000 per acre for residential vacant land and $365,000 per acre for commercial vacant land. Finally, sales of agricultural parcels resulted in an average value of $37,000 per acre and a median value of $16,000 per acre. Currently, approximately 20 percent of EMS stations are in rural/agricultural areas, 30 percent in residential areas while the remaining 50 percent are in commercial areas. As presented in Table A-2, using a conservative assumption that more of the future purchases will be in residential areas and applying these percentages to the estimated land values by land use results in a combined land value of approximately $180,000 per acre, which is considered to be a reasonable estimate for impact fee calculation purposes. Table A-2 Weighted Land Value 1) Based on the current distribution, with the assumption that future purchases will be more heavily in residential areas 2) Distribution (Item 1) multiplied by land value per acre (Item 2) for each land use 3) Based on the weighted land value per acre Land Use Distribution(1)Land Value per Acre(2) Weighted Land Value per Acre(3) Rural/Agricultural 10%$35,000 $3,500 Residential 50%$60,000 $30,000 Commercial 40%$370,000 $148,000 Total $181,500 Land Value Used in the Study $180,000 DRAFT Appendix B Population Estimates – Supplemental Information DRAFT Benesch Collier County October 2024 B-1 EMS Impact Fee Study Appendix B – Population Estimates The EMS impact fee program requires the use of population data in calculating current levels of service and to be consistent with the population utilized in the County’s comprehensive planning and Annual Update and Inventory Report (AUIR) process. This impact fee study considers not only the resident or permanent population of the County, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak season al population is used in all population estimates and projections. Peak seasonal population projections were provided by Collier County’s Comprehensive Planning Division. Table B-1 presents the seasonal population trends for Collier County. The projections indicate that the current peak seasonal population of the county is approximately 491,800 and is expected to increase to 582,700 (increase of 90,900) by 2040. The estimated average growth rate is approximately 1 percent per year DRAFT Benesch Collier County October 2024 B-2 EMS Impact Fee Study Table B-1 Collier County Population Estimates (Countywide) Source: Collier County Comprehensive Planning Section (population projections dated May 2024) Peak Seasonal Population Percent Change 2010 387,183 - 2011 392,180 1.3% 2012 398,107 1.5% 2013 402,268 1.0% 2014 408,351 1.5% 2015 416,402 2.0% 2016 424,603 2.0% 2017 433,359 2.1% 2018 442,240 2.0% 2019 451,303 2.0% 2020 455,059 0.8% 2021 464,155 2.0% 2022 474,235 2.2% 2023 483,487 2.0% 2024 491,779 1.7% 2025 499,426 1.6% 2026 506,406 1.4% 2027 513,483 1.4% 2028 520,660 1.4% 2029 527,936 1.4% 2030 534,305 1.2% 2031 539,741 1.0% 2032 545,233 1.0% 2033 550,781 1.0% 2034 556,384 1.0% 2035 561,339 0.9% 2036 565,633 0.8% 2037 569,960 0.8% 2038 574,320 0.8% 2039 578,714 0.8% 2040 582,721 0.7% Year Countywide DRAFT Benesch Collier County October 2024 B-3 EMS Impact Fee Study Apportionment of Demand by Residential Unit Type and Size The residential land uses to be used for the EMS impact fee calculations include the following: • Single Family (Detached) • Multi-Family • Mobile Home/ RV Park (tied down) • Retirement Community (detached and attached) Table B-2 presents the number of residents per housing unit for the residential categories identified above in Collier County. This analysis includes all housing units, both occupied and vacant. To address fairness and equity issues between land uses, the single family land use is tiered based on two categories of square footage: less than 4,000 square feet and 4,000 square feet and greater. To accommodate the tiering of impact fee assessments for the single family residential land use category, an analysis was completed based on housing unit size and persons per housing unit, comparing nationwide averages to those of Collier County. This analysis utilized national data from the 2021 American Housing Survey (AHS) and data from the 2022 American Community Survey (ACS) to examine this relationship. Table B-2 Residents per Housing Unit 1) Source: 2022 ACS 5-Yr Estimates, Table B25033 (owner occupied and renter occupied), adjusted for peak seasonal population. 2) Source: 2022 ACS 5-Yr Estimates, Table DP04 3) Ratios developed based on national PPH data derived from the 2021 American Housing Survey. 4) Population (Item 1) divided by housing units (Item 2). For single family detached tiers, the residents per housing unit is determined by multiplying the weighted average value (2.58) by the ratio developed from the AHS data (Item 3). Housing Type Population(1) Housing Units(2)Ratio(3) Residents / Housing Units(4) Single Family Detached 289,564 112,378 2.58 - Less than 4,000 sf 98%2.53 - 4,000 sf or greater 121%3.12 Multi Family 139,405 106,016 1.31 Mobile Home/RV Park (Tied Down)21,446 11,189 1.92 Retirement Community - Detached (Single Family)(5)173,738 112,378 1.55 Retirement Community - Attached (Multi-Family)(6)83,643 106,016 0.79 DRAFT Benesch Collier County October 2024 B-4 EMS Impact Fee Study 5) Estimate for retirement community (detached) is based on people per household figures for single family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. 6) Estimate for retirement community (attached) is based on people per household figures for multi-family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. Functional Population This study uses functional population as the demand component, which distributes the cost associated with the availability of EMS facilities among various land uses based on the density of people at each land use throughout the day. Functional population, as used in the impact fee analysis, is a generally accepted methodology and is based on the assumption that demand for certain facilities is generally proportional to the presence of people at a land use, including residents, employees, and visitors. It is not enough to simply add resident population to the number of employees, since the service-demand characteristics can vary considerably by type of industry. Functional population is the equivalent number of people occupying space within a community on a 24-hour-day, 7-days-a-week basis. A person living and working in the community would have the functional population coefficient of 1.0. A person living in the community but working elsewhere may spend only 16 hours per day in the community on weekdays and 24 hours per day on weekends for a functional population coefficient of 0.76 (128-hour presence divided by 168 hours in one week). A person commuting into the county to work five days per week would have a functional population coefficient of 0.30 (50 -hour presence divided by 168 hours in one week). Similarly, a person traveling into the community to shop at stores, perhaps averaging 8 hours per week, would have a functional population coefficient of 0.05. Functional population thus tries to capture the presence of all people within the community, whether residents, workers, or visitors, to arrive at an estimate of effective population that needs to be served. This form of adjusting population to help measure real facility needs replaces the population approach of merely weighting residents two-thirds and workers one-third (Nelson and Nicholas 1992). By estimating the functional and weighted population per unit of land use across all major land uses in a community, an estimate of the demand for certain facilities and services in the present and future year can be calculated. The following paragraphs explain how functional population is calculated for residential and non-residential land uses. DRAFT Benesch Collier County October 2024 B-5 EMS Impact Fee Study Residential Functional Population Developing the residential component of functional population is simpler than developing the non-residential component. It is generally estimated that people spend one-half to three-fourths of their time at home and the rest of each 24 -hour day away from their place of residence. In developing the residential component of Collier County functional population, an analysis of the County’s population and employment characteristics was conducted. Based on this analysis, it was estimated that people, on average, spend 16.6 hours, or approximately 69 percent, of each 24-hour day at their place of residence and the other 3 1 percent away from home. This analysis is presented in Tables B-3 and B-4. Table B-3 Population & Employment Characteristics 1) Source: Census OnTheMap 2021 2) Source: ACS 2021 5-Yr Estimates, Table S01001 3) Total workers (Item 1) divided by population (Item 2) 4) Source: ACS 2021 5-Yr Estimates, Table S01001 5) Total school age population (Item 4) divided by total population (Item 2) 6) Total population (Item 2) less total workers (Item 1) and school age population (Item 4) 7) Population net of workers and school age population (Item 6) divided by total population (Item 2) Item/Calculation Step Year 2021 Total workers living in Collier County(1)150,529 Collier County Population(2)372,797 Total workers as a percent of population(3)40.4% School age population (5-17 years)(4)47,900 School age population as a percent of population(5)12.8% Population net of workers and school age population(6)174,368 Other population as a percent of total population(7)46.8% DRAFT Benesch Collier County October 2024 B-6 EMS Impact Fee Study Table B-4 Residential Coefficient for Functional Population 1) Estimated 2) Source: Table B-3 3) Hours at residence (Item 1) multiplied by percent of population (Item 2) 4) Sum of effective hours. 5) Sum of effective hours (Item 4) divided by 24. The resulting percentage from Table B-4 is used in the calculation of the residential coefficient for the 24-hour functional population. These actual calculations are presented in Table B-6. Non-Residential Functional Population Given the varying characteristics of non-residential land uses, developing the estimates of functional residents for non-residential land uses is more complicated than developing the estimates of functional residents for residential land uses. Nelson and Nicholas originally introduced a method for estimating functional resident population, now used widely1. This method uses trip generation data from the Institute of Transportation Engineers’ (ITE) Trip Generation Manual and Benesch’s Trip Characteristics Database, information on passengers per vehicle, workers per vehicle, length of time spent at the land use, and other variables. Specific calculations include: • Total one-way trips per employee (ITE trips multiplied by 50 percent to avoid double counting entering and exiting trips as two trips). • Visitors per impact unit based on occupants per vehicle (trips multiplied by occupants per vehicle less employees). • Worker hours per week per impact unit (such as nine worker-hours per day multiplied by five days in a work week). 1 Arthur C. Nelson and James C. Nicholas, “Estimating Functional Population for Facility Planning,” Journal of Urban Planning and Development 118(2): 45-58 (1992). Pop. Group Hours at Residence(1) Percent of Population(2) Effective Hours(3) Workers 13 40.4%5.3 Students 15 12.8%1.9 Other 20 46.8%9.4 Total Hours at Residence(4)16.6 Residential Functional Population Coefficient (5)69.2% DRAFT Benesch Collier County October 2024 B-7 EMS Impact Fee Study • Visitor hours per week per impact unit (visitors multiplied by number of hours per day times relevant days in a week, such as five for offices and seven for retail shopping). • Functional population coefficients per employee developed by estimating time spent by employees and visitors at each land use. Table B-5 shows the functional population coefficients for residential and non -residential uses in Collier County. The functional population coefficients in Table B-5 were used to estimate the County’s functional population in Table B-6. DRAFT Benesch Collier County October 2024 B-8 EMS Impact Fee Study Table B-5 General Functional Population Coefficients Population/ Employment Category ITE LUC Employee Hours In-Place(1) Trips per Employee(2) One-Way Trips per Employee(3) Journey-to-Work Occupants per Trip(4) Daily Occupants per Trip(5) Visitors per Employee(6) Visitor Hours per Trip(1)Days per Week(7) Functional Population Coefficient(8) Population 7.00 0.692 Natural Resources N/A 9.00 3.10 1.55 1.32 1.38 0.09 1.00 7.00 0.379 Construction 110 9.00 3.10 1.55 1.32 1.38 0.09 1.00 5.00 0.271 Manufacturing 140 9.00 2.51 1.26 1.32 1.38 0.08 1.00 5.00 0.270 Transportation, Communication, Utilities 110 9.00 3.10 1.55 1.32 1.38 0.09 1.00 5.00 0.271 Wholesale Trade 150 9.00 5.05 2.53 1.32 1.38 0.15 1.00 5.00 0.272 Retail Trade 820 9.00 57.30 28.65 1.24 1.73 14.04 1.50 7.00 1.252 Finance, Insurance, Real Estate 710 9.00 3.33 1.67 1.24 1.73 0.82 1.00 5.00 0.292 Services(9)N/A 9.00 20.32 10.16 1.24 1.73 4.98 1.00 6.00 0.499 Government(10)730 9.00 7.45 3.73 1.24 1.73 1.83 1.00 7.00 0.451 (1) Estimated (2) Trips per employee represents all trips divided by the number of employees and is based on Trip Generation 11th Edition (Institute of Transportation Engineers 2021) as follows: ITE Code 110 at 3.10 weekday trips per employee, Volume 2 - Industrial Land Uses, page 39 ITE Code 140 at 2.51 weekday trips per employee, Volume 2 - Industrial Land Uses, page 76 ITE Code 150 at 5.05 weekday trips per employee, Volume 2 - Industrial Land Uses, page 104 ITE Code 710 at 3.33 weekday trips per employee, Volume 2 Office Land Uses, page 716 ITE Code 730 at 7.45 weekday trips per employee, Volume 2 Office Land Uses, page 795 ITE Code 820 (page 186) based on blended average of trips by retail center size calculated below. Sq Ft per Trips per Weighted Retail Scale Trip Rate Employee (11)Employee Share Trips Retail (Less than 40k sq. ft.)54.45 890 48 50.0%24.00 Retail (40k to 150k sq. ft.)67.52 1,152 78 35.0%27.30 Retail (greater than 150k sq. ft.37.01 1,070 40 15.0%6.00 Sum of Weighted Trips/1k sq.ft.57.30 (3) Trip per employee (Item 2) multiplied by 0.5. (4) Journey-to-Work Occupants per Trip from 2001 National Household Travel Survey (FHWA 2001) as follows: 1.32 occupants per Construction, Manufacturing, TCU, and Wholesale trip 1.24 occupants per Retail Trade, FIRE, and Services trip (5) Daily Occupants per Trip from 2001 National Household Travel Survey (FHWA 2001) as follows: 1.38 occupants per Construction, Manufacturing, TCU, and Wholesale trip 1.73 occupants per Retail Trade, FIRE, and Services trip (6) [Daily occupants per trip (Item 5) multiplied by one-way trips per employee (Item 3)] - [(Journey-to-Work occupants per trip (Item 4) multiplied by one-way trips per employee (Item 3)] (7) Typical number of days per week that indicated industries provide services and relevant government services are available. (8) Table A-7 for residential and the equation below to determine the Functional Population Coefficient per Employee for all land-use categories except residential includes the following: (10) Includes Federal Civilian Government, Federal Military Government, and State and Local Government categories. (11) Square feet per retail employee from the Energy Information Administration from Table B-1 of the Commercial Energy Building Survey, 2018 ((Days per Week x Employee Hours in Place) + (Visitors per Employee x Visitor Hours per Trip x Days per Week) (24 Hours per Day x 7 Days per Week) (9) Trips per employee for the services category is the average trips per employee for the following service related land use categories: quality restaurant, high-turnover restaurant, supermarket, hotel, motel, elementary school, middle school, high school, hospital, medical office, and church. Source for the trips per employee figure from ITE, 11th ed., when available. DRAFT Benesch Collier County October 2024 B-9 EMS Impact Fee Study Table B-6 Functional Population (Countywide) 1) Source: Table B-1 for population and 2024 Woods & Poole for employment data 2) Source: Table B-4 3) The functional population is Collier baseline data (Item 1) multiplied by the functional resident coefficient (Item 2) 4) The total employment population by category is the sum of the employment figures from the nine employment categories (e.g., natural resources, construction, etc.) 5) The total functional population is the sum of the residential functional population and the employment functional population. Table B-7 presents the County’s annual functional population figures from 20 10 through 2040, based on the 2024 functional population figure from Table B-6 and the annual population growth rates from the population figures previously presented in Table B-1. Population Category Collier County Baseline Data(1) Functional Resident Coefficient(2) Functional Population(3) 2024 Peak Season Population 491,779 0.692 340,311 Natural Resources 4,961 0.379 1,880 Construction 24,935 0.271 6,757 Manufacturing 6,231 0.270 1,682 Transportation, Communication, and Utilities 11,268 0.271 3,054 Wholesale Trade 6,495 0.272 1,767 Retail Trade 26,632 1.252 33,343 Finance, Insurance, and Real Estate 56,185 0.292 16,406 Services 127,033 0.499 63,389 Government Services 14,309 0.451 6,453 134,731 475,042 Employment Category Total Employment by Category Population(4) 2024 Total Functional Population (5) DRAFT Benesch Collier County October 2024 B-10 EMS Impact Fee Study Table B-7 Collier County Functional Population (2010-2040) Source: Table B-6 for the 2024 functional population figure and Table B-1 for annual growth rates Year Functional Population 2010 374,006 2011 378,833 2012 384,558 2013 388,577 2014 394,453 2015 402,230 2016 410,152 2017 418,610 2018 427,189 2019 435,944 2020 439,572 2021 448,358 2022 458,095 2023 467,032 2024 475,042 2025 482,429 2026 489,171 2027 496,007 2028 502,940 2029 509,968 2030 516,120 2031 521,371 2032 526,676 2033 532,035 2034 537,447 2035 542,233 2036 546,381 2037 550,561 2038 554,773 2039 559,017 2040 562,888 DRAFT Benesch Collier County October 2024 B-11 EMS Impact Fee Study Functional Residents by Specific Land Use Category When a wide range of land uses impact services, an estimate of that impact is needed for each land use. This section presents functional population estimates by residential and non-residential land uses. Residential and Transient Land Uses As mentioned previously, functional population estimates by land use need to be developed for each impact fee service area to be analyzed. For residential and transient land uses, these coefficients are displayed in Table B-8. The transient land uses include hotel/all suites hotel, motel, assisted living facility and nursing home. Secondary sources, such as Smith Travel Research (STR), Collier County Convention and Visitors Bureau, and the Florida Department of Elderly Affairs, are used to determine the occupancy rate for these land uses. Non-Residential Land Uses A similar approach is used to estimate functional residents for non-residential land uses. Table B-9 reports basic assumptions and calculations, such as trips per unit, trips per employee, employees per impact unit, one-way trips per impact unit, worker hours, occupants per vehicle trip, visitors (patrons, etc.) per impact unit, visitor hours per trip, and days per week for non- residential land uses. The final column in the tables shows the estimated functional resident s per unit by land use. These coefficients by land use serve as the demand component for the EMS impact fee program and are used in the calculation of the EMS impact fee schedule. DRAFT Benesch Collier County October 2024 B-12 EMS Impact Fee Study Table B-8 Functional Residents for Residential and Transient Land Uses Residential Land Use Impact Unit ITE LUC(1) Residents/ Visitors Per Unit(2) Occupancy Rate(3) Adjusted Residents Per Unit(4) Visitor Hours at Place(5) Workers Per Unit(6) Work Day Hours(7) Days Per Week(8) Functional Residents Per Unit(9) Residential Single Family Detached - Less than 4,000 sf du 210 2.53 - - - - - - 1.75 - 4,000 sf or greater du 210 3.12 - - - - - - 2.16 Multi-Family du 220-232 1.31 - - - - - - 0.91 Mobile Home du 240 1.92 - - - - - - 1.33 Retirement Community - Detached (Single Family)du 251 1.55 - - - - - - 1.07 Retirement Community - Attached (Multi-Family)du 252 0.79 - - - - - - 0.55 Transient/Assisted, Group Hotel/All Suites Hotel room 310/311 2.80 73%2.04 12 0.56 9 7 1.23 Motel room 320 2.80 73%2.04 12 0.13 9 7 1.07 Assisted Living Facility du 254 1.18 70%0.82 20 0.56 9 7 0.89 Nursing Home 1,000 sf 620 2.76 70%1.93 20 2.04 9 7 2.37 (1) Land use code from the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 11th Edition (2) Estimates for the residential land uses, retirement community (detached), retirement community (attached) fro m Table B-2; estimate for hotel/motel from Collier County Overnight Visitor Economic Impact Report 2021. Estimate for assisted living facility is based on people per household figures for single family and multi-family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. Estimate used for nursing home is based on 1 person per bed and an average square footage of 363 per bed in a nursing home, based on information provided in the ITE Trip Generation Handbook, 11th Edition. ( 24 Hours per Day X 7 Days per Week) (3) Source for hotel/motel occupancy: Collier County Convention and Visitors Bureau Annual Reports and Smith Travel Research (STR). Average occupancy rate for 2016 through 2021, excluding 2020. Source for nursing home/ALF occupancy rate is the Florida Department of Elderly Affairs Collier County Profile and the Agency for Health Care Administration. Average occupancy rate for 2021 through 2022. (4) Residents/Visitors per unit (Item 2) times occupancy rate (Item 3) (5), (7), (8) Estimated (6) Adapted from ITE Trip Generation Handbook, 11th Edition (9) For residential land uses, calculated as residents per unit times the functional population coefficient (0.692 from Table B-5). For transient, assisted, and group land uses, calculated as [(Adjusted Residents per Unit X Hours at Place X Days per Week) + (Workers Per Unit X Work Hours Per Day X Days per Week)] DRAFT Benesch Collier County October 2024 B-13 EMS Impact Fee Study Table B-9 Functional Residents for Non-Residential Land Uses ITE LUC(1) Land Use Impact Unit Trips Per Unit(2) Trips Per Employee(3) Employees Per Unit(4) One-Way Factor @ 50%(5) Worker Hours(6) Occupants Per Trip(7)Visitors(8)Visitor Hours Per Trip(9) Days Per Week(10) Functional Residents per Unit(11) RECREATION: 416 Campground/RV Park(12)site 1.62 n/a 1.20 0.81 9 1.64 0.13 1.50 7 0.46 420 Marina boat berth 2.41 20.52 0.12 1.21 9 1.64 1.86 1.00 7 0.12 430 Golf Course hole 30.38 20.52 1.48 15.19 9 1.64 23.43 0.25 7 0.80 n/a Bundled Golf Course(13)hole 9.11 20.52 0.44 4.56 9 1.64 7.04 0.25 7 0.24 445 Movie Theater 1,000 sf 82.30 53.12 1.55 41.15 9 1.64 65.94 1.00 7 3.33 n/a Dance Studio/Gymnastics 1,000 sf 21.33 n/a 2.00 10.67 9 1.64 15.50 1.50 7 1.72 INSTITUTIONS: 520 Elementary School (Private)student 2.27 22.50 0.10 1.14 9 1.11 1.17 2.00 5 0.10 522 Middle/Junior High School (Private)student 2.10 23.41 0.09 1.05 9 1.11 1.08 2.00 5 0.09 525 High School (Private)student 1.94 21.95 0.09 0.97 9 1.11 0.99 2.00 5 0.08 University/Junior College (7,500 or fewer students) (Private)student 2.00 11.75 0.17 1.00 9 1.11 0.94 2.00 5 0.10 University/Junior College (more than 7,500 students) (Private)student 1.50 11.75 0.13 0.75 9 1.11 0.70 2.00 5 0.08 560 Church 1,000 sf 7.60 20.64 0.37 3.80 9 2.16 7.84 1.00 7 0.47 565 Day Care Center 1,000 sf 49.63 21.38 2.32 24.82 9 2.16 51.29 0.15 5 0.85 MEDICAL: 610 Hospital 1,000 sf 10.77 3.77 2.86 5.39 9 1.44 4.90 1.00 7 1.28 OFFICE: 710 General Office 1,000 sf 10.84 3.33 3.26 5.42 9 1.09 2.65 1.00 5 0.95 Medical Office/Clinic 10,000 sq ft or less 1,000 sf 23.83 8.71 2.74 11.92 9 1.44 14.42 1.00 5 1.16 Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 34.21 8.71 3.93 17.11 9 1.44 20.71 1.00 5 1.67 770 Business Park (Flex-Space)1,000 sf 12.65 4.04 3.13 6.33 9 1.09 3.77 0.75 5 0.92 RETAIL: 822 Retail 6,000 sfgla or less 1,000 sfgla 54.45 17.42 3.13 27.23 9 1.52 38.26 0.50 7 1.97 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 54.45 17.42 3.13 27.23 9 1.52 38.26 0.50 7 1.97 821 Retail 40,001 to 150,000 sfgla 1,000 sfgla 67.52 17.42 3.88 33.76 9 1.52 47.44 0.65 7 2.74 820 Retail greater than 150,000 sfglA 1,000 sfgla 37.01 17.42 2.12 18.51 9 1.52 26.02 1.00 7 1.88 840/841 New/Used Auto Sales 1,000 sf 24.58 11.84 2.08 12.29 9 1.52 16.60 1.00 7 1.47 849 Tire Superstore 1,000 sf 20.37 n/a 1.65 10.19 9 1.52 13.84 1.00 7 1.20 850 Supermarket 1,000 sf 94.48 43.86 2.15 47.24 9 1.52 69.65 0.50 7 2.26 851 Convenience Market (24 hour)1,000 sf 739.50 243.38 3.04 369.75 9 1.52 558.98 0.20 7 5.80 862 Home Improvement Superstore 1,000 sf 30.74 n/a 2.50 15.37 9 1.52 20.86 1.00 7 1.81 880/881 Pharmacy with & without Drive-Thru 1,000 sf 103.86 69.17 1.50 51.93 9 1.52 77.43 0.35 7 1.69 890 Furniture Store 1,000 sf 6.26 10.93 0.57 3.13 9 1.52 4.19 0.50 7 0.30 SERVICES: 911 Bank/Savings w/out Drive-Thru 1,000 sf 57.94 32.73 1.77 28.97 9 1.52 42.26 0.35 6 1.10 912 Bank/Savings w/Drive-Thru 1,000 sf 103.73 32.73 3.17 51.87 9 1.52 75.67 0.15 6 1.42 930 Fast Casual Restaurant 1,000 sf 97.14 21.26 4.57 48.57 9 2.30 107.14 0.35 7 3.28 931 Low-Turnover Restaurant 1,000 sf 86.03 17.90 4.81 43.02 9 2.30 94.14 1.00 7 5.73 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 103.46 21.26 4.87 51.73 9 2.30 114.11 0.75 7 5.39 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 479.17 44.52 10.76 239.59 9 2.30 540.30 0.25 7 9.66 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 409.25 44.52 9.19 204.63 9 2.30 461.46 0.25 7 8.25 720 540/550 DRAFT Benesch Collier County October 2024 B-14 EMS Impact Fee Study Table B-9 (continued) Functional Residents for Non-Residential Land Uses ITE LUC(1) Land Use Impact Unit Trips Per Unit(2) Trips Per Employee(3) Employees Per Unit(4) One-Way Factor @ 50%(5) Worker Hours(6) Occupants Per Trip(7)Visitors(8)Visitor Hours Per Trip(9) Days Per Week(10) Functional Residents per Unit(11) SERVICES: 941 Quick Lube service bay 40.00 16.00 2.50 20.00 9 1.52 27.90 0.50 7 1.52 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.172.01 275.78 0.62 86.01 9 1.52 130.12 0.20 7 1.32 944 Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.264.38 241.21 1.10 132.19 9 1.52 199.83 0.20 7 2.08 945 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.345.75 241.21 1.43 172.88 9 1.52 261.35 0.20 7 2.71 947 Self-Service Car Wash service bay 43.94 n/a 0.50 21.97 9 1.52 32.89 0.50 7 0.87 948 Automated Car Wash 1,000 sf 142.00 n/a 1.75 71.00 9 1.52 106.17 0.25 7 1.76 n/a Luxury Auto Sales 1,000 sf 16.30 n/a 2.08 8.15 9 1.52 10.31 1.00 7 1.21 INDUSTRIAL: 110 General Light Industrial 1,000 sf 4.87 3.10 1.57 2.44 9 1.08 1.07 1.00 5 0.45 140 Manufacturing 1,000 sf 4.75 2.51 1.89 2.38 9 1.08 0.68 1.00 5 0.53 150 Warehousing 1,000 sf 1.71 5.05 0.34 0.86 9 1.08 0.59 0.75 5 0.10 151 Mini-Warehouse 1,000 sf 1.46 61.90 0.02 0.73 9 1.08 0.77 0.75 7 0.03 Sources: 1) Land use code found in the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 11th Edition 2) Land uses and trip generation rates consistent with those included in the 2024 Transportation Impact Fee Update Study 3) Trips per employee from ITE Trip Generation Handbook, 11th Edition, when available 4) Trips per unit (Item 2) divided by trips per person (usually employee). When trips per person are not available, the employees per unit is estimated 5) Trips per unit (Item 2) multiplied by 50 percent 6) Estimated 7) Source: 2022 National Household Travel Survey (FHWA 2022) 8) [(One-way Trips/Unit X Occupants/Trip) - Employees] 9) Estimated 10) Estimated 11) [(Workers X Hours/Day X Days/Week) + (Visitors X Hours/Visit X Days/Week)]/(24 Hours x 7 Days) 12) The ITE 11th Edition trip generation rate was adjusted to reflect the average occupancy rate of 60 percent based on data provided by the Florida Association of RV Parks and Campgrounds 13) The trip generation rate for "bundled golf course" is assessed at 30 percent of the trip generation rate for the "golf course" land use (LUC 430) Collier County General Government Buildings Impact Fee Update Study DRAFT Report October 31, 2024 Prepared for: Collier County Capital Projects Planning, Impact Fees and Program Management Division 2685 Horseshoe Drive South Naples, Florida 34104 ph (239) 252-8192 Prepared by: Benesch 1000 N. Ashley Dr., #400 Tampa, Florida 33602 ph (813) 224-8862 E-mail: nkamp@benesch.com DRAFT Benesch Collier County October 2024 i Government Buildings Impact Fee Study Collier County Government Buildings Impact Fee Update Study Table of Contents INTRODUCTION ................................................................................................. 1 INVENTORY........................................................................................................ 5 SERVICE AREA AND DEMAND COMPONENT ....................................................... 7 LEVEL OF SERVICE .............................................................................................. 8 COST COMPONENT ............................................................................................ 9 CREDIT COMPONENT ......................................................................................... 10 NET GOVERNMENT BUILDINGS IMPACT COST .................................................... 13 CALCULATED GOVERNMENT IMPACT FEE SCHEDULE .......................................... 14 GOVERNMENT BUILDINGS IMPACT FEE SCHEDULE COMPARISON ....................... 18 Appendices: Appendix A: Government Buildings Inventory Appendix B: Population Estimates – Supplemental Information Appendix C: Building and Land Value Analysis - Supplemental Information DRAFT Benesch Collier County October 2024 1 Government Buildings Impact Fee Study Introduction With a population of over 400,000, Collier County ranks as the 19th most populous county in Florida. The county is continuing to grow and is estimated to add approximately 110,000 new residents through 2050. In terms of residential permitting, Collier County ranks 19th out of Florida counties with an average of 5,300 new units per year over the past three years. To address additional infrastructure needs, Collier County implemented an impact fee program for government buildings, which was last updated in 2016. To reflect most recent data, the County retained Benesch to prepare an update study. This report serves as the technical study to support the calculation of the updated government buildings impact fee. The data presented in this report represents the most recent and localized data available at the time of this update study. All data and support material used in this analysis are incorporated by reference as set forth in this document. The figures calculated in this study represent the technically defensible level of impact fee that the County could charge; however, the Board of County Commissioners may choose to discount the fees as a policy decision. Methodology In developing the County’s government buildings impact fee, a consumption-based impact fee methodology is utilized, which is commonly used throughout Florida. A consumption -based impact fee charges new development based upon the burden placed on services from each land use (demand). The demand component is measured in terms of population per unit. A consumption-based impact fee charges new growth the proportionate share of the cost of providing additional infrastructure for use by new growth. Unlike a “needs -based” approach, consumption-based approach ensures that the impact fee is set at a rate that generates revenues sufficient only for new capacity needs and does not generate revenues at a level to correct existing deficiencies. Given this, the County does not need to go through the process of estimating the portion of each capacity expansion pr oject that may be related to existing deficiencies. In addition, per legal requirements, a credit is subtracted from the total cost to account for the value of future non-impact fee funding contributions of new development toward any capacity expansion projects. In other words, case law requires that the new development should not be charged twice for the same infrastructure. DRAFT Benesch Collier County October 2024 2 Government Buildings Impact Fee Study Legal Overview In Florida, legal requirements related to impact fees have primarily been established through case law since the 1980’s. Impact fees must comply with the “dual rational nexus” test, which requires that they: • Be supported by a study demonstrating that the fees are proportionate in amount to the need created by new development paying the fee; and • Be spent in a manner that directs a proportionate benefit to new development, typically accomplished through establishment of benefit districts (if needed) and a list of capacity- adding projects included in the County’s Capital Improvement Plan, Capital Improvement Element, or another planning document/Master Plan. In 2006, the Florida legislature passed the “Florida Impact Fee Act,” which recognized impact fees as “an outgrowth of home rule power of a local government to provide certain services within its jurisdiction.” § 163.31801(2), Fla. Stat. The statute – concerned with mostly procedural and methodological limitations – did not expressly allow or disallow any particular public facility type from being funded with impact fees. In fact, which it was initially adopted, the Act largely codified requirements and standards common to the practice already. However, the Legislature has amended the Impact Fee Act numerous times since 2006, significantly affecting the impact fee practice in Florida. For this reason, a summary of the key legislative changes since 2006 is provided: • HB 227 in 2009: The Florida legislation statutorily clarified that in any action challenging an impact fee, the government has the burden of proving by a preponderance of the evidence that the imposition or amount of the fee meets the requirements of state legal precedent or the Impact Fee Act and that the court may not use a deferential standard. • SB 360 in 2009: Allowed fees to be decreased without the 90-day notice period required to increase the fees and purported to change the standard of legal review associated with impact fees. SB 360 also required the Florida Department of Community Affairs (now the Department of Commerce) and Florida Department of Transportation (FDOT) to conduct studies on “mobility fees,” which were completed in 2010. • HB 7207 in 2011: Required a dollar-for-dollar credit, for purposes of concurrency compliance, for impact fees paid and other concurrency mitigation required. • HB 319 in 2013: Applied mostly to concurrency management authorities, but also encouraged local governments to adopt alternative mobility systems using a series of tools identified in section 163.3180(5)(f), Florida Statutes. DRAFT Benesch Collier County October 2024 3 Government Buildings Impact Fee Study • HB 207 in 2019: Included the following changes to the Impact Fee Act along with additional clarifying language: o Impact fees cannot be collected prior to building permit issuance; and o Impact fee revenues cannot be used to pay debt service for previously approved projects unless the expenditure is reasonably connected to, or has a rational nexus with, the increased impact generated by the new residential and commercial construction. • HB 7103 in 2019: Addressed multiple issues related to affordable housing/linkage fees, impact fees, and building services fees. In terms of impact fees, the bill required that when local governments increase their impact fees, the outstanding impact fee credits for developer contributions should also be increased. This requirement was to operate prospectively; however, HB 337 that was signed in 2021 deleted that clause and making all outstanding credits eligible for this adjustment. This bill also allow ed local governments to waive/reduce impact fees for affordable housing projects without having to offset the associated revenue loss. • SB 1066 in 2020: Added language allowing impact fee credits to be assignable and transferable at any time after establishment from one development or parcel to another that is within the same impact fee zone or impact fee district or that is within an adjoining impact fee zone or district within the same local government jurisdiction, and which receives benefit from the improvement or contribution that generated the credits. Added language indicating any new/increased impact fee not being applicable to cu rrent or pending permit applications submitted prior to the effective date of an ordinance or resolution imposing new/increased fees. • HB 1339 in 2020: Required reporting of various impact fee related data items within the annual financial audit report submitted to the Department of Financial Services. • HB 337 in 2021: Placed limits on the amount and frequency of fee increases, but also included a clause to exceed these restrictions if the local governments can demonstrate extraordinary circumstances, hold two public workshops discussing these circumstances and the increases are approved by two-thirds of the governing body. • HB 479 in 2024 (Effective October 1, 2024): Required interlocal agreements between counties and municipalities when both entities collect a transportation impact fee. Placed limits on timing of impact fee study completion and adoption and data used in the studies. The following paragraphs provide further detail on the generally applicable legal standards. DRAFT Benesch Collier County October 2024 4 Government Buildings Impact Fee Study Impact Fee Definition • An impact fee is a one-time capital charge levied against new development. • An impact fee is designed to cover the portion of the capital costs of infrastructure capacity consumed by new development. • The principal purpose of an impact fee is to assist in funding the implementation of projects identified in the Capital Improvements Element (CIE) and other capital improvement programs for the respective facility/service categories. Impact Fee vs. Tax • An impact fee is generally regarded as a regulatory function established based upon the specific benefit to the user related to a given infrastructure type and is not established for the primary purpose of generating revenue for the general benefit of the community, as are taxes. • Impact fee expenditures must convey a proportional benefit to the fee payer. This is accomplished through the establishment of benefit districts as needed, where fees collected in a benefit district are spent in the same benefit district. • An impact fee must be tied to a proportional need for new infrastructure capacity created by new development. This technical report has been prepared to support legal compliance with existing case law and statutory requirements and documents the methodology used for the government buildings impact fee calculations, including an evaluation of the inventory, service area and demand component, level of service (LOS), cost, credit, and demand components. Information supporting this analysis was obtained from the County and other sources, as indicated. DRAFT Benesch Collier County October 2024 5 Government Buildings Impact Fee Study Inventory The government buildings inventory includes facilities that are primarily for the provision of essential court and county services and do not include any of the buildings included in the calculation of other impact fees or buildings that were funded with user fees. According to information provided by the County, Collier County has 1.3 million square feet of general government building space. This includes the square footage of both primary and support buildings. Support facilities are defined as facilities without air conditioning, or facilities that are unlikely to be occupied by personnel. For the purposes of impact fee calculations, leased space is not included in the inventory and new development is not charged for it through the impact fee. Table 1 shows a summary of the government buildings inventory and the current value of buildings and land. As presented, the inventory includes a total of 876,500 square feet of primary building space and 443,200 square feet of support space. A list of the County’s general government buildings can be found in Appendix A, Table A-1. Table 1 Building and Land Inventory 1) Source: Appendix A, Table A-1 2) Source: Appendix C 3) Square feet (Item 1) multiplied by the building value per square foot (Item 2) and allocated acreage (Item 4) multiplied by land value per acre (Item 5) 4) Source: Appendix A, Table A-2 5) Source: Appendix C 6) Sum of building and land value An important part of the impact fee calculat ions involves estimating the current value of the capital assets. As shown in Table 1, primary buildings are estimated to cost $450 per square foot Building Type Land Square Feet (1) Building Value per Square Foot(2) Total Building & Land Value(3) Primary Buildings 876,501 $450 $394,425,450 Support Buildings 443,152 $90 $39,883,680 Total 1,319,653 - $434,309,130 Allocated Acreage(4)95.44 Land Value per Acre(5)$180,000 $17,179,200 Total Building and Land Value (6)$451,488,330 DRAFT Benesch Collier County October 2024 6 Government Buildings Impact Fee Study while support buildings are estimated to cost $90 per square foot. The building value estimates are based on a review of recently built government buildings in Collier County, insurance values of the existing inventory, and discussions with the County. A more detailed explanation of building value estimates can be found in Appendix C. To estimate the value of land component of government buildings, recent land purchases by the County, land values of the existing inventory, recent sales and the value of vacant land as reported by the Collier County Property Appraiser were evaluated. This analysis resulted in an average land value of $180,000 per acre, and is explained further in Appendix C. DRAFT Benesch Collier County October 2024 7 Government Buildings Impact Fee Study Service Area and Demand Component Government buildings and services are provided by Collier County in all areas of the county. Therefore, the proper benefit district for government buildings is the entire county. The government buildings impact fee program requires the use of population data in calculating current levels of service and performance standards. To accurately determine demand for government building facility services and to be consistent with the population utilized in the County’s comprehensive planning and Annual Update and Inventory Report (AUIR) process, this impact fee study considers not only the resident or permanent population of the County, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak season population is used in all population estimates and projections, unless otherwise noted. Peak season population projections were provided by Collier County’s Comprehensive Planning Division. To measure effective population that benefits from the government buildings services, this study also developed functional population figures. Functional population, as used in the impact fee analysis, is a generally accepted methodology for several impact fee areas and is based on the assumption that demand for certain facilities is generally proportional to the presence of people at a land use, including residents, employees, and visitors. Appendix B provides additional details on population estimates. DRAFT Benesch Collier County October 2024 8 Government Buildings Impact Fee Study Level of Service Table 2 presents the calculation of the existing LOS for government buildings within Collier County. It should be noted that the County is still paying off debt service on several recently constructed buildings. The existing LOS based on buildings that are paid for is approximately 1.58 square feet per peak seasonal resident, which is lower than the adopted LOS standard of 1.70 square feet shown in the County’s 2023 Annual Update and Inventory Report (AUIR). The achieved LOS figure represents the existing community’s investment into government buildings while the adopted LOS standard that is also shown in Table 2, represents the service level intended going forward. Given that the achieved LOS based on owned buildings is lower than the adopted LOS standard, the achieved LOS is used for impact fee calculation purposes, which results in a more conservative impact fee. While the 2024 LOS for all buildings is 1.78 square feet per peak seasonal resident, in order to calculate the government buildings facilities impact fee, the LOS, or square feet per functional resident needs to be calculated. Table 2 also illustrates the calculation of the current LOS using the total functional residents within Collier County. The current LOS of primary government building space is 1.85 square feet per functional resident, which converts to 1.64 square feet per functional resident when only the paid facilities are considered. Table 2 Current Achieved & Adopted Level of Service Standard 1) Source: Appendix B, Tables B-1 and B-7 2) Source: Appendix A, Table A-1 3) Total square feet of primary buildings (Item 2) divided by population (Item 1) 4) Owned building square feet is calculated as the portion of the owned total asset value to the total asset value times the total square feet of all primary buildings. 5) Total square feet of owned primary buildings (Item 4) divided by population (Item 1) 6) Source: Collier County 2023 Annual Update of Inventory Report (AUIR) Peak Seasonal Population Functional Population Population(1)491,779 475,042 Total Square Feet of Primary Buildings (2)876,501 876,501 Achieved LOS (Square Feet per Resident)(3)1.78 1.85 Owned Square Feet of Primary Buildings (4)779,177 779,177 Achieved LOS (Owned Square Feet per Resident)(5)1.58 1.64 Adopted LOS Standard (Square feet per Resident)(6)1.70 1.76 Variable Year 2024 DRAFT Benesch Collier County October 2024 9 Government Buildings Impact Fee Study Cost Component Table 3 provides a summary of government buildings facility related capital assets owned by the County. As shown, total capital asset value associated with government buildings amounts to $451.5 million. However, the County is still paying debt service on a portion of these assets. In addition, it is Collier County’s policy to use impact fee revenues to pay debt service associated with capacity expansion projects. To ensure that new developmen t is not being overcharged for these future payments, the portion of the remaining principal for government buildings capacity projects that is to be repaid with impact fee revenues is subtracted from the total asset value in Table 3. The resulting owned capital asset value is approximately $401.4 million or approximately $458 per square foot. Table 3 also presents the cost per functional resident for the impact fee analysis. This cost is calculated by multiplying the owned capital asset value per square foot by the achieved LOS of 1.85 square feet per functional resident. As shown, these calculations result in $8 47 per functional resident for all government buildings assets considered in the impact fee calculations. Table 3 Total Impact Cost per Functional Resident 1) Source: Table 1 2) Source: Table 1 3) Sum of land and building values (Items 1 and 2) 4) Source: Collier County Office of Management and Budget 5) Total capital asset value (Item 3) less portion not paid for (Item 4) 6) Source: Table A-1 7) Owned buildings and land value (Item 5) divided by total building square footage (Item 6) 8) Source: Table 2 9) Owned capital asset value per square foot (Item 7) multiplied by the LOS (Item 8) 10) Distribution of land and building values (Items 1 and 2) Item Figure Percent of Total(10) Total Land Value(1)$17,179,200 3.8% Total Building Value(2)$434,309,130 96.2% Total Capital Asset Value(3)$451,488,330 100.0% Less: Portion Not Paid for(4)$50,131,816 Owned Building and Land Value (5)$401,356,514 Total Building Square Footage (Primary Buildings)(6)876,501 Owned Capital Asset Value per Square Foot (7)$457.91 Achieved LOS (Square Feet per Functional Resident)(8)1.85 Total Capital Asset Value per Functional Resident (9)$847.13 DRAFT Benesch Collier County October 2024 10 Government Buildings Impact Fee Study Credit Component To avoid overcharging development for the government buildings impact fee, a review of the capital funding of government buildings was conducted. The purpose of this review was to determine any potential credits that should be considered for revenues generated by new development that could be used for capital facility expansion or land purchase for government buildings. Based on a review of the County’s funding of capacity addition projects over the past five years and planned projects over the next five years, it has been determined that the County uses ad valorem tax revenues for expansion projects paid with cash. In addition, capacity expansion projects were partially funded with bonds, and therefore, a credit for remaining debt service payments is incorporated. Capital Expansion “Cash” Credit To calculate the capital expansion credit per functional resident, funding sources used for the past five years as well as those programmed for the next five years are reviewed. Between FY 2018 and FY 2027, the County has allocated an average non-impact fee funding of $1.25 million per year toward government buildings capital facilities utilizing ad valorem revenues. The annual capital expansion “cash” expenditures were divided by the average annual functional residents for the same period to calculate the average annual capital expansion “cash” credit per functional resident. As presented in Table 4, the result is $2.71 per functional resident per year. Once the capital expansion “cash” credit per functional resident is calculated, a credit adjustment is made to account for the fact that new homes tend to pay higher property taxes per dwelling unit. This adjustment factor was estimated based on a compari son of the average taxable value of recently built homes built to that of all homes. As shown in Table 4, this adjusted credit amounts to $3.39 per functional resident per year. DRAFT Benesch Collier County October 2024 11 Government Buildings Impact Fee Study Table 4 Capital Expansion "Cash" Credit 1) Source: Collier County 2) Total capital expansion expenditures divided by 10 to calculate the average annual expenditures 3) Source: Appendix A, Table B-7 4) Average annual capital expansion "cash" expenditures (Item 2) divided by the average annual functional population (Item 3) 5) Adjustment factor to reflect higher ad valorem taxes paid by new homes 6) Annual capital expansion "cash" expenditures per functional resident (Item 4) multiplied by the credit adjustment factor (Item 5) Capital Expansion “Debt Service” Credit Any bond issues with outstanding debt service payments related to government buildings capacity expansion projects will result in a credit to the impact fee. Table 5 summarizes the outstanding debt service related to the transportation building . The debt service payments for the transportation building are being paid with funds from the Road and Bridge Operating Fund, which receives funds mostly from the General Fund (approximately 70 percent). As shown in Table 5, the resulting debt service credit is approximately $7 per functional resident. Similar to the capital expansion “cash” credit per functional resident, because the debt service is being retired using ad valorem tax revenues, an adjustment of the credit per functional resident is incorporated to account for higher level of property taxes paid by new homes. As shown, the adjusted debt service credit amounts to approximately $8 per functional resident. Description(1)FY 2018 to FY 2022 FY 2023 to FY 2027 Total Ad Valorem Heritage Bay Government Center $12,515,500 - $12,515,500 Total Capital Expansion "Cash" Expenditures $12,515,500 -$12,515,500 Average Annual Capital Expansion "Cash" Expenditures (2)$1,251,550 Average Annual Functional Population (3)461,884 Annual Capital Expansion "Cash" Credit per Functional Resident (4)$2.71 Credit Adjustment Factor (5)1.25 Adjusted Annual Capital Expansion "Cash" Credit per Functional Resident (6)$3.39 DRAFT Benesch Collier County October 2024 12 Government Buildings Impact Fee Study Table 5 Capital Expansion "Debt Service" Credit 1) Source: Collier County Office of Management and Budget 2) Source: Collier County Office of Management and Budget 3) Present value of the total remaining payments due, based on the interest rate of each payment and the number of years of rema ining payments 4) Source: Appendix B, Table B-7 5) Present value of total remaining payments (Item 3) divided by the average annual functional population during remaining bond issue (Item 4) 6) Portion of the total debt service credit per functional resident funded with revenues from ad valorem. Road and Bridge Operat ing Fund receives 82 percent of its funding from the General Fund which is funded primarily (70 percent) through ad valorem revenue . 7) Portion of the total debt service credit per functional resident funded with revenues from other sources 8) Adjustment factor to reflect higher ad valorem taxes paid by new homes 9) Portion funded with ad valorem tax revenues (Item 6) multiplied by the credit adjustment factor (Item 8) plus the portion fun ded with other revenue sources (Item 7) Description Number of Years of Remaining Payments(1) Payments Remaining (Capacity Expansion)(2) Present Value of Payments Remaining (Capacity Expansion)(3) Average Annual Functional Population During Remaining Bond Issue Period)(4) Debt Service Credit per Functional Resident(5) Transportation Building (Series 2022A)1 $213,167 $211,664 482,429 $0.44 Transportation Building (Series 2022B)12 $3,720,601 $3,306,251 516,898 $6.40 Total Captial Expansion "Debt Service" Credit per Functional Resident $6.84 - Portion Funded with Ad Valorem Tax Revenue (6)$3.93 - Portion Funded with Other Sources (7)$2.91 Credit Adjustment Factor (8)1.25 Adjusted Capital Expansion "Debt Service" Credit per Functional Resident (9)$7.82 DRAFT Benesch Collier County October 2024 13 Government Buildings Impact Fee Study Net Government Buildings Impact Cost Table 6 summarizes the net impact cost per functional resident, which is the difference between the cost component and the credit component. The resulting net impact cost is $7 85 per functional resident for residential land uses and $797 per functional resident for non-residential land uses. Table 6 Net Impact Cost per Functional Resident 1) Source: Table 3 2) Source: Table 4 3) Source: Annual capital expansion expenditures per functional resident (Item 2) with a capitalization rate of 3.7% for 25 years. The capitalization rate estimate was provided by Collier County. 4) Source: Table 5 5) Sum of the capital expansion "cash" credit (Item 3) and the capital expansion "debt service" credit (Item 4) 6) Total impact cost per functional resident (Item 1) less total capital expansion credit per functional resident (Item 5) Variable Per Functional Resident Impact Cost Total Impact Cost per Functional Resident (1)$847.13 Revenue Credit Annual Capital Expansion "Cash" Credit per Functional Resident (2) - Residential Land Uses $3.39 - Non-Residential Land Uses $2.71 Capitalization Rate 25 Capitalization Period (years)3.70% Capital Expansion "Cash" Credit per Functional Resident (3) - Residential Land Uses $54.68 - Non-Residential Land Uses $43.71 Capital Expansion "Debt Service" Credit per Functional Resident (4): - Residential Land Uses $7.82 - Non-Residential Land Uses $6.84 Total Capital Expansion Credit(5): - Residential Land Uses $62.50 - Non-Residential Land Uses $50.55 Net Impact Cost Net Impact Cost per Functional Resident(6) - Residential Land Uses $784.63 - Non-residential Land Uses $796.58 DRAFT Benesch Collier County October 2024 14 Government Buildings Impact Fee Study Calculated Government Buildings Impact Fee Schedule Table 7 presents the calculated government buildings impact fee schedule for Collier County for both residential and non-residential land uses, based on the net impact cost per functional resident previously presented in Table 6. The calculated fee is approximately 50 percent higher than the adopted fee due to the changes in the cost and credit variables. The remaining differences in fees are due to the changes in the demand component since 2016. Table 7 also shows the maximum allowable impact fees consistent with F.S. 163.3180 and the corresponding percent change from the current adopted impact fee. DRAFT Benesch Collier County October 2024 15 Government Buildings Impact Fee Study Table 7 Calculated Government Buildings Impact Fee Schedule LUC Land Use Impact Unit Functional Residents per Unit(1) Calculated Impact Fee(2) Current Adopted Impact Fee(3) Percent Change(4) FS 163.31801 Maximum Impact Fee(5) Percent Change(6) Residential: Single Family Detached - Less than 4,000 sf du 1.75 $1,373.10 $934.34 47%$1,373.10 47% - 4,000 sf or greater du 2.16 $1,694.80 $1,047.91 62%$1,571.86 50% 220-232 Multi-Family du 0.91 $714.01 $443.94 61%$665.91 50% 240 Mobile Home du 1.33 $1,043.56 $748.50 39%$1,043.56 39% 251 Retirement Community - Detached (Single Family)du 1.07 $839.55 $407.81 106%$611.71 50% 252 Retirement Community - Attached (Multi-Family)du 0.55 $431.55 $407.81 6%$431.55 6% Transient, Assisted, Group: 310/311 Hotel/All Suites Hotel room 1.23 $979.79 $421.69 132%$632.53 50% 320 Motel room 1.07 $852.34 $395.66 115%$593.49 50% 254 Assisted Living Facility du 0.89 $708.96 $525.81 35%$708.96 35% 620 Nursing Home 1,000 sf 2.37 $1,887.89 $546.63/bed N/A N/A N/A Recreation: 416 Campground/RV Park site 0.46 $366.43 $260.30 41%$366.43 41% 420 Marina boat berth 0.12 $95.59 $98.91 -3%$95.59 -3% 430 Golf Course hole 0.80 $637.26 $562.25 13%$637.26 13% n/a Bundled Golf Course hole 0.24 $191.18 $168.62 13%$191.18 13% 445 Movie Theater 1,000 sf 3.33 $2,652.61 $3,113.19/screen N/A N/A N/A n/a Dance Studio/Gymnastics 1,000 sf 1.72 $1,370.12 $1,155.73 19%$1,370.12 19% Institutions: 520 Elementary School (Private)student 0.10 $79.66 $31.24 155%$46.86 50% 522 Middle/Junior High School (Private)student 0.09 $71.69 $36.44 97%$54.66 50% 525 High School (Private)student 0.08 $63.73 $41.65 53%$62.47 50% University/Junior College (7,500 or fewer students) (Private)student 0.10 $79.66 $52.06 53%$78.09 50% University/Junior College (more than 7,500 students) (Private)student 0.08 $63.73 $36.44 75%$54.66 50% 560 Church 1,000 sf 0.47 $374.39 $15.62/seat N/A N/A N/A 565 Day Care Center 1,000 sf 0.85 $677.09 $26.03/student N/A N/A N/A Medical: 610 Hospital 1,000 sf 1.28 $1,019.62 $713.22 43%$1,019.62 43% Office: 710 General Office 1,000 sf 0.95 $756.75 $400.86 89%$601.29 50% Medical Office/Clinic 10,000 sq ft or less 1,000 sf 1.16 $924.03 $593.48 56%$890.22 50% Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 1.67 $1,330.29 $864.20 54%$1,296.30 50% 770 Business Park (Flex-Space)1,000 sf 0.92 $732.85 $499.78 47%$732.85 47% 720 540/550 210 DRAFT Benesch Collier County October 2024 16 Government Buildings Impact Fee Study Table 7 (continued) Calculated Government Buildings Impact Fee Schedule 1) Source: Table B-8 for residential land uses and Table B-9 for non-residential land uses 2) Source: Net impact cost per functional resident from Table 6 is multiplied by the functional residents per unit for each land use 3) Source: Collier County Capital Projects Planning, Impact Fees, and Program Management Division. LUC Land Use Impact Unit Functional Residents per Unit(1) Calculated Impact Fee(2) Current Adopted Impact Fee(3) Percent Change(4) FS 163.31801 Maximum Impact Fee(5) Percent Change(6) Retail: 822 Retail 6,000 sfgla or less 1,000 sfgla 1.97 $1,569.26 $1,275.47 23%$1,569.26 23% 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 1.97 $1,569.26 $1,275.47 23%$1,569.26 23% 821 Retail 40,001 to 150,000 sfgla 1,000 sfgla 2.74 $2,182.63 $1,275.47 71%$1,913.20 50% 820 Retail greater than 150,000 sfgla 1,000 sfgla 1.88 $1,497.57 $1,088.05 38%$1,497.57 38% 840/841 New/Used Auto Sales 1,000 sf 1.47 $1,170.97 $765.28 53%$1,147.92 50% 849 Tire Superstore 1,000 sf 1.20 $955.90 $697.60/bay N/A N/A N/A 850 Supermarket 1,000 sf 2.26 $1,800.27 $1,067.23 69%$1,600.84 50% 851 Convenience Market (24 hour)1,000 sf 5.80 $4,620.16 $2,847.68 62%$4,271.52 50% 862 Home Improvement Superstore 1,000 sf 1.81 $1,441.81 $942.29 53%$1,413.43 50% 880/881 Pharmacy with & without Drive-Thru 1,000 sf 1.69 $1,346.22 $1,020.38 32%$1,346.22 32% 890 Furniture Store 1,000 sf 0.30 $238.97 $124.94 91%$187.41 50% Services: 911 Bank/Savings w/out Drive-Thru 1,000 sf 1.10 $876.24 $1,160.94 -25%$876.24 -25% 912 Bank/Savings w/Drive-Thru 1,000 sf 1.42 $1,131.14 $1,186.97 -5%$1,131.14 -5% 930 Fast Casual Restaurant 1,000 sf 3.28 $2,612.78 $4,633.34 -44%$2,612.78 -44% 931 Low-Turnover Restaurant 1,000 sf 5.73 $4,564.40 $114.53/seat N/A N/A N/A 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 5.39 $4,293.57 $140.56/seat N/A N/A N/A 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 9.66 $7,694.96 $4,633.34 66%$6,950.01 50% 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 8.25 $6,571.79 $4,633.34 42%$6,571.79 42% 941 Quick Lube service bay 1.52 $1,210.80 $603.90 100%$905.85 50% 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.1.32 $1,051.49 $1,348.35 -22%$1,051.49 -22% 944 Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.2.08 $1,656.89 $1,348.35 23%$1,656.89 23% 945 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.2.71 $2,158.73 $1,348.35 60%$2,022.52 50% 947 Self-Service Car Wash service bay 0.87 $693.02 $452.92 53%$679.38 50% 948 Automated Car Wash 1,000 sf 1.76 $1,401.98 $916.26 53%$1,374.39 50% n/a Luxury Auto Sales 1,000 sf 1.21 $963.86 $536.22 80%$804.33 50% Industrial: 110 General Light Industrial 1,000 sf 0.45 $358.46 $359.21 0%$358.46 0% 140 Manufacturing 1,000 sf 0.53 $422.19 $260.30 62%$390.45 50% 150 Warehousing 1,000 sf 0.10 $79.66 $145.77 -45%$79.66 -45% 151 Mini-Warehouse 1,000 sf 0.03 $23.90 $31.24 -23%$23.90 -23% DRAFT Benesch Collier County October 2024 17 Government Buildings Impact Fee Study 4) Percent change from the calculated fee (Item 2) to the adopted fee (Item 3) 5) Maximum allowable impact fee in compliance with 50 percent increase cap per F.S. 163.31801 6) Percent change from the adopted impact fee (Item 4) to the F.S. 163.31801 maximum allowable impact fee (Item 6) DRAFT Benesch Collier County October 2024 18 Government Buildings Impact Fee Study Impact Fee Schedule Comparison As part of the work effort in developing Collier County impact fee schedule, the County’s calculated impact fee schedule is compared to the current adopted fee schedules of other select Florida counties. Table 8 presents this comparison. Table 8 Government Buildings Impact Fee Schedule Comparison 1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fee may have been l owered/increased through annual indexing or policy discounts. Does not account for moratorium/suspensions. 2) du = dwelling unit 3) Source: Table 8 4) Maximum allowable impact fee in compliance with 50 percent increase per F.S. 163.31801 5) Source: Collier County Growth Management Division, Project Planning, Impact Fees, and Program Management 6) Source: Charlotte County Community Development Department. All fees include a 2.55% administrative fee. 7) Source: Indian River County Community Development. Adopted the "affordable growth" scenario which discounted non -res to 26%. Additionally, staff recommended a 50% discount to all land uses 8) Source: Martin County Impact Fee Update Study Draft Report, February 28, 2023. Fees adopted in compliance with the 50% limit and phasing requirements per F.S. 163.31801. Fees shown reflect fully phased-in fees effective January 1, 2028. 9) Source: Palm Beach County Planning, Zoning, and Building Department. Fees adopted in compliance with the 50% limit per F.S. 1 63.31801. Fees shown reflect fully phased-in fees effective January 1, 2026. 10) Source: Sarasota County Planning & Development Services Department 11) Source: St. Lucie County Planning & Development Services Department. Fees adopted in compliance with the 50% limit per F.S. 163.31801. Fees shown effective October 1, 2025. Calculated(3)Maximum(4)Current Adopted(5) Date of Last Update 2024 2024 2016 2021 2020 2023 2022 2016 2022 Assessed Portion of Calculated (1)N/A N/A 100%25%50%/26%100%Varies - SF @20%100%Varies - SF @26% Residential: Single Family (2,000 sf)du $1,373 $1,373 $934 $268 $415 $547 $317 $623 $548 Non-Residential: Light Industrial 1,000 sf $358 $358 $359 $69 $68 $175 $105 $126 $111 Office (50,000 sq ft)1,000 sf $757 $757 $620 $199 $121 $339 $186 $467 $485 Retail (125,000 sq ft)1,000 sf $2,183 $1,912 $1,275 $417 $205 $826 $466 $815 $821 Martin County(8) Palm Beach County(9) Sarasota County(10) St. Lucie County(11)Land Use Unit(2) Collier County Charlotte County(6) Indian River County(7) DRAFT Appendix A - Government Buildings Inventory DRAFT Benesch Collier County October 2024 A-1 Government Buildings Impact Fee Study Table A-1 Government Buildings Inventory (Primary) Name of Structure Square Feet(1) Primary Buildings Golden Gate Government Services Center 6,090 Immokalee Government Center 10,495 Immokalee Health Department (CHSI)14,778 Immokalee Barn (Floors 1 & 2)14,530 Immokalee Transportation Building 3,358 Medical Examiners Office 13,238 Building "B" Human Resources 7,160 Building "D" PWED 8,388Building "C-1," "C-1 Addition", "C-2," "C-2 Addition" Tax Collector & Supervisor of Elections 30,753 Building "F" Administration (Floors 1-8)89,966 Building "G" Purchasing 5,569 Building "H" Health (Floors 1-3)54,160 Building "L" Courthouse (Floors 1-6,Mezz.)148,533 Building "L-1" Courthouse Annex 137,984 Building "W" General Services (Floors 1-2)31,054 Animal Control Administration 8,933 Animal Control Sally Port 6,727 Immokalee Animal Control Office 164 Marco Tax Collector 2,699 Transportation Headquarters 33,542 CAT Operations (ex-Monrande Dealership)32,144 Immokalee Code Enforcement Building 1,994 BCC Fleet Management 41,316 North Collier County Government Services Center 14,000 Emergency Services Center 57,274 Agriculture Building 13,361 Supervisor of Elections 7,000 Property Appraiser/Elks Lodge 27,566 New Supervisor of Elections Building 30,980 Heritage Bay Government Services Center 22,745 Subtotal -- Primary Buildings 876,501 DRAFT Benesch Collier County October 2024 A-2 Government Buildings Impact Fee Study Table A-1 (continued) Government Buildings Inventory (Support) 1) Source: Collier County Name of Structure Square Feet(1) Support Buildings 800 MHz Generator Building 238 Animal Control Kennel 1-3 11,847 Animal Control Stable 3,159 Immokalee Animal Control Kennel 1,572 Immokalee Radio Tower Shed 16 Road & Bridge Shed 102 Road & Bridge Fuel Island 818 Building "K" Chiller Building 5,520 800 MGHZ Generator 368 Electric Substation "A"824 Electric Substation "B"1,088 Parking Garage #2 (Courthouse Annex)410,302 Fuel Island/Canopy 3,600 Generator/Fuel Tank 127 Fuel Tanks and Slab 1,557 County Barn 800 MGHZ Repeater Building 64 BCC Fleet Wash Rack 1,950 Subtotal -- Support Buildings 443,152 Total -- All Buildings 1,319,653 DRAFT Benesch Collier County October 2024 A-3 Government Buildings Impact Fee Study Table A-2 Government Buildings Inventory (Acreage) 1) Source: Collier County. Square feet of the indicated facility. 2) Source: Collier County. Square feet of all buildings on the parcel. 3) Source: Collier County Property Appraiser 4) Acres (Item 3) divided by the total square footage on site (Item 2) multiplied by 1,000 5) Square feet (Item 1) divided by 1,000 and multiplied by acres per 1,000 sf of building space (Item 4 ) Name of Structure Address Square Feet(1) Total Square Footage on Site(2) Total Acres(3) Acres per 1,000 sf of Bldg Space(4) Land (Allocated Acres)(5) Golden Gate Government Services Center 4715 Golden Gate Parkway 6,090 76,498 12.91 0.169 1.029 Immokalee Government Center 106 S. 1st Street 10,495 23,042 7.42 0.322 3.379 Immokalee Health Department (CHSI)419 N. 1st Street 14,778 29,513 10.00 0.339 5.010 Immokalee Barn (Floors 1 & 2)425 Sgt. Joe Jones Road 14,530 8.791 Immokalee Transportation Building 550 Stockade Road 3,358 2.032 800 MGHZ Generator Bldg.312 Stockade Road 238 0.144 Immokalee Animal Control Kennel 405 Sgt. Joe Jones Road 1,572 0.951 Immokalee Animal Control Office 405 Sgt. Joe Jones Road 164 0.099 Immokalee Radio Tower Shed 312 Stockade Road 16 0.010 Road & Bridge Shed 402 Stockade Road 102 0.062 Road & Bridge Fuel Island 402 Stockade Road 818 0.495 Medical Examiners Office 3838 Domestic Avenue 13,238 13,238 2.00 0.151 2.000 Building "B" Human Resources 3301 E. Tamiami Trail 7,160 0.215Building "C-1," "C-1 Addition", "C-2," "C-2 Addition" Tax Collector & Supervisor of Elections 3301 E. Tamiami Trail 30,753 0.923 Building "D" PWED 3301 E. Tamiami Trail 8,388 0.252 Building "F" Administration (Floors 1-8)3301 E. Tamiami Trail 89,966 2.699 Building "G" Purchasing 3301 E. Tamiami Trail 5,569 0.167 Building "H" Health (Floors 1-3)3301 E. Tamiami Trail 54,160 1.625 Building "L" Courthouse (Floors 1-6,Mezz.)3301 E. Tamiami Trail 148,533 4.456 Building "W" General Services (Floors 1-2)3301 E. Tamiami Trail 31,054 0.932 Building "K" Chiller Building 3301 E. Tamiami Trail 5,520 0.166 Electric Substation "A"3301 E. Tamiami Trail 824 0.025 Electric Substation "B"3301 E. Tamiami Trail 1,088 0.033 Building "L-1" Courthouse Annex 3301 E. Tamiami Trail 137,984 4.140 Parking Garage #2 (Courthouse Annex)3355 E. Tamiami Trail 410,302 410,302 9.51 0.023 9.510 Fuel Island/Canopy 2897 County Barn Road 3,600 0.418 Generator/Fuel Tank 2897 County Barn Road 127 0.015 Fuel Tanks and Slab 2897 County Barn Road 1,557 0.181 800 MGHZ Generator 2901 County Barn Road 368 0.043 BCC Fleet Management 2901 County Barn Road 41,316 4.793 County Barn 800 MGHZ Repeater Building 2901 County Barn Road 64 0.007 BCC Fleet Wash Rack 2901 County Barn Road 1,950 0.226 Animal Control Administration 7610 Davis Boulevard 8,933 2.617 Animal Control Sally Port 7610 Davis Boulevard 6,727 1.971 Animal Control Kennel 1-3 7610 Davis Boulevard 11,847 3.471 Animal Control Stable 7610 Davis Boulevard 3,159 0.926 Marco Tax Collector 1040 Winterberry 2,699 2,699 0.49 0.182 0.490 Transportation Headquarters 2885 Horseshoe Dr S 33,542 33,542 2.46 0.073 2.460 CAT Operations (ex-Monrande Dealership)8300 Radio Road 32,144 32,144 10.04 0.312 10.040 Immokalee Code Enforcement Building 310 Alachua Street 1,994 1,994 0.20 0.100 0.200 North Collier County Government Services Center 2335 Orange Blossom Drive 14,000 56,401 7.63 0.135 1.890 Emergency Services Center 8075 Lely Cultural Pkwy 57,274 154,388 20.00 0.130 7.446 Agriculture Building 14700 Immokalee Road 13,361 N/A N/A N/A N/A Supervisor of Elections 3300 Santa Barbara Blvd.7,000 N/A N/A N/A N/A Property Appraiser/Elks Lodge 3950 Radio Road 27,566 27,566 6.74 0.245 6.740 New Supervisor of Elections Building 3750 Enterprise Ave. 30,980 30,980 1.84 0.059 1.840 Heritage Bay Government Services Center 15450 Collier Blvd.22,745 336,718 7.73 0.023 0.523 Total 1,319,653 95.442 Weighted Average Acreage per 1,000 Square Feet of Building 0.072 32,178 9.44 0.293 0.116 82,847 9.63 0.030 41.81 0.605 1,491,521 69,135 45.28 DRAFT Appendix B - Population Estimates – Supplemental Information DRAFT Benesch Collier County October 2024 B-1 Government Buildings Impact Fee Study Appendix B – Population Estimates The government buildings impact fee program requires the use of population data in calculating current levels of service. To be consistent with the population utilized in the County’s comprehensive planning and Annual Update and Inventory Report (AUIR) process, this impact fee study considers not only the resident or permanent population, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak seasonal population estimates provided by Collier County’s Comprehensive Planning Department are used for all population estimates and projections. Table B-1 presents the peak seasonal population trends for Collier County. The projections indicate that the current peak seasonal population of the county is approximately 491,800 and is expected to increase to 582,700 (increase of 90,900) by 2040. The estimated average growth rate is approximately 1 percent per year. DRAFT Benesch Collier County October 2024 B-2 Government Buildings Impact Fee Study Table B-1 Collier County Population Estimates (Countywide) Source: Collier County Comprehensive Planning Section (population projections dated May 2024) Peak Seasonal Population Percent Change 2010 387,183 - 2011 392,180 1.3% 2012 398,107 1.5% 2013 402,268 1.0% 2014 408,351 1.5% 2015 416,402 2.0% 2016 424,603 2.0% 2017 433,359 2.1% 2018 442,240 2.0% 2019 451,303 2.0% 2020 455,059 0.8% 2021 464,155 2.0% 2022 474,235 2.2% 2023 483,487 2.0% 2024 491,779 1.7% 2025 499,426 1.6% 2026 506,406 1.4% 2027 513,483 1.4% 2028 520,660 1.4% 2029 527,936 1.4% 2030 534,305 1.2% 2031 539,741 1.0% 2032 545,233 1.0% 2033 550,781 1.0% 2034 556,384 1.0% 2035 561,339 0.9% 2036 565,633 0.8% 2037 569,960 0.8% 2038 574,320 0.8% 2039 578,714 0.8% 2040 582,721 0.7% Year Countywide DRAFT Benesch Collier County October 2024 B-3 Government Buildings Impact Fee Study Apportionment of Demand by Residential Unit Type and Size The residential land uses to be used for the government buildings impact fee calculations include the following: • Single Family (Detached) • Multi-Family • Mobile Home/RV (Tied Down) • Retirement Community (detached and attached) Table B-2 presents the number of residents per housing unit for the residential categories identified above in Collier County. This analysis includes all housing units, both occupied and vacant. To address fairness and equity issues between land uses, the single family land use is tiered based on two categories of square footage: less than 4,000 square feet and 4,000 square feet or greater. To accommodate the tiering of impact fee assessments for the single family residential land use category, an analysis was completed based on housing unit size and persons per housing unit, comparing nationwide averages to those of Collier County. This analysis utilized national data from the 2021 American Housing Survey (AHS) and data from the 2022 American Community Survey (ACS) to examine this relationship. Table B-2 Residents per Housing Unit 1) Source: 2022 ACS 5-Yr Estimates, Table B25033 (owner occupied and renter occupied), adjusted for peak seasonal population. 2) Source: 2022 ACS 5-Yr Estimates, Table DP04 3) Ratios developed based on national PPH data derived from the 2021 American Housing Survey. 4) Population (Item 1) divided by housing units (Item 2). For single family detached tiers, the residents per housing unit is determined by multiplying the weighted average value (2.58) by the ratio developed from the AHS data (Item 3). Housing Type Population(1) Housing Units(2)Ratio(3) Residents / Housing Units(4) Single Family Detached 289,564 112,378 2.58 - Less than 4,000 sf 98%2.53 - 4,000 sf or greater 121%3.12 Multi Family 139,405 106,016 1.31 Mobile Home/RV Park (Tied Down)21,446 11,189 1.92 Retirement Community - Detached (Single Family)(5)173,738 112,378 1.55 Retirement Community - Attached (Multi-Family)(6)83,643 106,016 0.79 DRAFT Benesch Collier County October 2024 B-4 Government Buildings Impact Fee Study 5) Estimate for retirement community (detached) is based on people per household figures for single family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. 6) Estimate for retirement community (attached) is based on people per household figures for multi-family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. Functional Population For government buildings, this study uses functional population as the demand component, which distributes the cost associated with the availability of government buildings among various land uses based on the density of people at each land use throughout the day. Functional population, as used in the impact fee analysis, is a generally accepted methodology and is based on the assumption that demand for certain facilities is generally proportional to the presence of people at a land use, including residents, employees, and visitors. It is not enough to simply add resident population to the number of employees, since the service - demand characteristics can vary considerably by type of industry. Functional population is the equivalent number of people occupying space within a community on a 24-hour-day, 7-days-a-week basis. A person living and working in the community will have the functional population coefficient of 1.0. A person living in the community but working elsewhere may spend only 16 hours per day in the community on weekdays and 24 hours per day on weekends for a functional population coefficient of 0.76 (128-hour presence divided by 168 hours in one week). A person commuting into the county to work five days per week would have a functional population coefficient of 0.30 (50 -hour presence divided by 168 hours in one week). Similarly, a person traveling into the community to shop at stores, perhaps averaging 8 hours per week, would have a functional population coefficient of 0.05. Functional population thus tries to capture the presence of all people within the community, whether residents, workers, or visitors, to arrive at an estimate of effective population that needs to be served. This form of adjusting population to help measure real facility needs replaces the population approach of merely weighting residents two-thirds and workers one-third (Nelson and Nicholas 1992). By estimating the functional and weighted population per unit of land use across all major land uses in a community, an estimate of the demand for certain facilities and services in the present and future years can be calculated. The following paragraphs explain how functional population is calculated for residential and non-residential land uses. DRAFT Benesch Collier County October 2024 B-5 Government Buildings Impact Fee Study Residential Functional Population Developing the residential component of functional population is simpler than developing the non-residential component. It is generally estimated that people spend one-half to three-fourths of their time at home and the rest of each 24 -hour day away from their place of residence. In developing the residential component of Collier County functional population, an analysis of the County’s population and employment characteristics was conducted. Based on this analysis, it was estimated that people, on average, spend 16.6 hours, or approximately 69 percent, of each 24-hour day at their place of residence and the other 31 percent away from home. This analysis is presented in Tables B-3 and B-4. Table B-3 Population & Employment Characteristics 1) Source: Census OnTheMap 2021 2) Source: 2021 ACS 5-Yr Estimates, Table S0101 3) Total workers (Item 1) divided by total population (Item 2) 4) Source: 2021 ACS 5-Year Estimates, Table S0101 5) Total school age population (Item 4) divided by total population (Item 2) 6) Total population (Item 2) less total workers (Item 1) and school age population (Item 4) 7) Population net of workers and school age population (Item 6) divided by total population (Item 2) Item/Calculation Step Year 2021 Total workers living in Collier County (1)150,529 Collier County Population (2)372,797 Total workers as a percent of population (3)40.4% School age population (5-17 years)(4)47,900 School age population as a percent of population (5)12.8% Population net of workers and school age population (6)174,368 Other population as a percent of total population (7)46.8% DRAFT Benesch Collier County October 2024 B-6 Government Buildings Impact Fee Study Table B-4 Residential Coefficient for Functional Population 1) Estimated 2) Source: Table B-3 3) Hours at residence (Item 1) multiplied by percent of population (Item 2) 4) Sum of effective hours. 5) Sum of effective hours (Item 4) divided by 24. The resulting percentage from Table B-4 is used in the calculation of the residential coefficient for the 24-hour functional population. These actual calculations are presented in Table B-6. Non-Residential Functional Population Given the varying characteristics of non-residential land uses, developing the estimates of functional residents for non-residential land uses is more complicated than developing the estimates of functional residents for residential land uses. Nelson and Nicholas originally introduced a method for estimating functional resident population, now used widely1. This method uses trip generation data from the Institute of Transportation Engineers’ (ITE) Trip Generation Manual and Benesch’s Trip Characteristics Database, information on passengers per vehicle, workers per vehicle, length of time spent at the land use, and other variables. Specific calculations include: • Total one-way trips per employee (ITE trips multiplied by 50 percent to avoid double counting entering and exiting trips as two trips). • Visitors per impact unit based on occupants per vehicle (trips multiplied by occupants per vehicle less employees). • Worker hours per week per impact unit (such as nine worker-hours per day multiplied by five days in a work week). 1 Arthur C. Nelson and James C. Nicholas, “Estimating Functional Population for Facility Planning,” Journal of Urban Planning and Development 118(2): 45-58 (1992). Pop. Group Hours at Residence(1) Percent of Population(2) Effective Hours(3) Workers 13 40.4%5.3 Students 15 12.8%1.9 Other 20 46.8%9.4 Total Hours at Residence(4)16.6 Residential Functional Population Coefficient (5)69.2% DRAFT Benesch Collier County October 2024 B-7 Government Buildings Impact Fee Study • Visitor hours per week per impact unit (visitors multiplied by number of hours per day times relevant days in a week, such as five for offices and seven for retail shopping). • Functional population coefficients per employee developed by estimating time spent by employees and visitors at each land use. Table B-5 shows the functional population coefficients for residential and non-residential land uses in Collier County, which are used to estimate the 2024 functional population in Table B-6. DRAFT Benesch Collier County October 2024 B-8 Government Buildings Impact Fee Study Table B-5 General Functional Population Coefficients Population/ Employment Category ITE LUC Employee Hours In-Place(1) Trips per Employee(2) One-Way Trips per Employee(3) Journey-to-Work Occupants per Trip(4) Daily Occupants per Trip(5) Visitors per Employee(6) Visitor Hours per Trip(1)Days per Week(7) Functional Population Coefficient(8) Population 7.00 0.692 Natural Resources N/A 9.00 3.10 1.55 1.32 1.38 0.09 1.00 7.00 0.379 Construction 110 9.00 3.10 1.55 1.32 1.38 0.09 1.00 5.00 0.271 Manufacturing 140 9.00 2.51 1.26 1.32 1.38 0.08 1.00 5.00 0.270 Transportation, Communication, Utilities 110 9.00 3.10 1.55 1.32 1.38 0.09 1.00 5.00 0.271 Wholesale Trade 150 9.00 5.05 2.53 1.32 1.38 0.15 1.00 5.00 0.272 Retail Trade 820 9.00 57.30 28.65 1.24 1.73 14.04 1.50 7.00 1.252 Finance, Insurance, Real Estate 710 9.00 3.33 1.67 1.24 1.73 0.82 1.00 5.00 0.292 Services(9)N/A 9.00 20.32 10.16 1.24 1.73 4.98 1.00 6.00 0.499 Government(10)730 9.00 7.45 3.73 1.24 1.73 1.83 1.00 7.00 0.451 (1) Estimated (2) Trips per employee represents all trips divided by the number of employees and is based on Trip Generation 11th Edition (Institute of Transportation Engineers 2021) as follows: ITE Code 110 at 3.10 weekday trips per employee, Volume 2 - Industrial Land Uses, page 39 ITE Code 140 at 2.51 weekday trips per employee, Volume 2 - Industrial Land Uses, page 76 ITE Code 150 at 5.05 weekday trips per employee, Volume 2 - Industrial Land Uses, page 104 ITE Code 710 at 3.33 weekday trips per employee, Volume 2 Office Land Uses, page 716 ITE Code 730 at 7.45 weekday trips per employee, Volume 2 Office Land Uses, page 795 ITE Code 820 (page 186) based on blended average of trips by retail center size calculated below. Sq Ft per Trips per Weighted Retail Scale Trip Rate Employee (11)Employee Share Trips Retail (Less than 40k sq. ft.)54.45 890 48 50.0%24.00 Retail (40k to 150k sq. ft.)67.52 1,152 78 35.0%27.30 Retail (greater than 150k sq. ft.37.01 1,070 40 15.0%6.00 Sum of Weighted Trips/1k sq.ft.57.30 (3) Trip per employee (Item 2) multiplied by 0.5. (4) Journey-to-Work Occupants per Trip from 2001 National Household Travel Survey (FHWA 2001) as follows: 1.32 occupants per Construction, Manufacturing, TCU, and Wholesale trip 1.24 occupants per Retail Trade, FIRE, and Services trip (5) Daily Occupants per Trip from 2001 National Household Travel Survey (FHWA 2001) as follows: 1.38 occupants per Construction, Manufacturing, TCU, and Wholesale trip 1.73 occupants per Retail Trade, FIRE, and Services trip (6) [Daily occupants per trip (Item 5) multiplied by one-way trips per employee (Item 3)] - [(Journey-to-Work occupants per trip (Item 4) multiplied by one-way trips per employee (Item 3)] (7) Typical number of days per week that indicated industries provide services and relevant government services are available. (8) Table A-7 for residential and the equation below to determine the Functional Population Coefficient per Employee for all land-use categories except residential includes the following: (10) Includes Federal Civilian Government, Federal Military Government, and State and Local Government categories. (11) Square feet per retail employee from the Energy Information Administration from Table B-1 of the Commercial Energy Building Survey, 2018 ((Days per Week x Employee Hours in Place) + (Visitors per Employee x Visitor Hours per Trip x Days per Week) (24 Hours per Day x 7 Days per Week) (9) Trips per employee for the services category is the average trips per employee for the following service related land use categories: quality restaurant, high-turnover restaurant, supermarket, hotel, motel, elementary school, middle school, high school, hospital, medical office, and church. Source for the trips per employee figure from ITE, 11th ed., when available. DRAFT Benesch Collier County October 2024 B-9 Government Buildings Impact Fee Study Table B-6 Functional Population (Countywide) 1) Source: Table B-1 for population and 2024 Woods & Poole for employment data 2) Source: Table B-4 3) The functional population is Collier baseline data (Item 1) multiplied by the functional resident coefficient (Item 2) 4) The total employment population by category is the sum of the employment figures from the nine employment categories (e.g., natural resources, construction, etc.) 5) The total functional population is the sum of the residential functional population and the employment functional population. Table B-7 presents the County’s annual functional population figures from 20 10 through 2040, based on the 2024 functional population figure from Table B-6 and the annual population growth rates from the population figures previously presented in Table B-1. Population Category Collier County Baseline Data(1) Functional Resident Coefficient (2) Functional Population(3) 2024 Peak Season Population 491,779 0.692 340,311 Natural Resources 4,961 0.379 1,880 Construction 24,935 0.271 6,757 Manufacturing 6,231 0.270 1,682 Transportation, Communication, and Utilities 11,268 0.271 3,054 Wholesale Trade 6,495 0.272 1,767 Retail Trade 26,632 1.252 33,343 Finance, Insurance, and Real Estate 56,185 0.292 16,406 Services 127,033 0.499 63,389 Government Services 14,309 0.451 6,453 134,731 475,042 Employment Category Total Employment by Category Population (4) 2024 Total Functional Population (5) DRAFT Benesch Collier County October 2024 B-10 Government Buildings Impact Fee Study Table B-7 Countywide Functional Population (2010-2040) Source: Table B-6 for the 2024 functional population figure and Table B-1 for annual growth rates Year Functional Population 2010 374,006 2011 378,833 2012 384,558 2013 388,577 2014 394,453 2015 402,230 2016 410,152 2017 418,610 2018 427,189 2019 435,944 2020 439,572 2021 448,358 2022 458,095 2023 467,032 2024 475,042 2025 482,429 2026 489,171 2027 496,007 2028 502,940 2029 509,968 2030 516,120 2031 521,371 2032 526,676 2033 532,035 2034 537,447 2035 542,233 2036 546,381 2037 550,561 2038 554,773 2039 559,017 2040 562,888 DRAFT Benesch Collier County October 2024 B-11 Government Buildings Impact Fee Study Functional Residents by Specific Land Use Category When a wide range of land uses impact services, an estimate of that impact is needed for each land use. This section presents functional population estimates by residential and non-residential land uses. Residential and Transient Land Uses As mentioned previously, functional population estimates by land use need to be developed for each impact fee service area to be analyzed. For residential and transient land uses, these coefficients are displayed in Table B-8. The transient land uses include hotel/all suites hotel, motel, assisted living facility and nursing home. Secondary sources, such as Smith Travel Research (STR), Collier County Convention and Visitors Bureau, and the Florida Department of Elderly Affairs, are used to determine the occupancy rate for hotel/motel and nursing home. Non-Residential Land Uses A similar approach is used to estimate functional residents for non-residential land uses. Table B-9 reports basic assumptions and calculations, such as trips per unit, trips per employee, employees per impact unit, one-way trips per impact unit, worker hours, occupants per vehicle trip, visitors (patrons, etc.) per impact unit, visitor hours per trip, and days per week for non- residential land uses. The final column in the tables shows the estimated functional resident coefficients by land use. These coefficients by land use create the demand component for the government buildings impact fee program and are used in the calculation of the cost per unit for each land use category in the government buildings impact fee schedule. DRAFT Benesch Collier County October 2024 B-12 Government Buildings Impact Fee Study Table B-8 Functional Residents for Residential and Transient Land Uses Residential Land Use Impact Unit ITE LUC(1) Residents/ Visitors Per Unit(2) Occupancy Rate(3) Adjusted Residents Per Unit(4) Visitor Hours at Place(5) Workers Per Unit(6) Work Day Hours(7) Days Per Week(8) Functional Residents Per Unit(9) Residential Single Family Detached - Less than 4,000 sf du 210 2.53 - - - - - - 1.75 - 4,000 sf or greater du 210 3.12 - - - - - - 2.16 Multi-Family du 220-232 1.31 - - - - - - 0.91 Mobile Home du 240 1.92 - - - - - - 1.33 Retirement Community - Detached (Single Family)du 251 1.55 - - - - - - 1.07 Retirement Community - Attached (Multi-Family)du 252 0.79 - - - - - - 0.55 Transient/Assisted, Group Hotel/All Suites Hotel room 310/311 2.80 73%2.04 12 0.56 9 7 1.23 Motel room 320 2.80 73%2.04 12 0.13 9 7 1.07 Assisted Living Facility du 254 1.18 70%0.82 20 0.56 9 7 0.89 Nursing Home 1,000 sf 620 2.76 70%1.93 20 2.04 9 7 2.37 (1) Land use code from the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 11th Edition (2) Estimates for the residential land uses, retirement community (detached), retirement community (attached) fro m Table B-2; estimate for hotel/motel from Collier County Overnight Visitor Economic Impact Report 2021. Estimate for assisted living facility is based on people per household figures for single family and multi-family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. Estimate used for nursing home is based on 1 person per bed and an average square footage of 363 per bed in a nursing home, based on information provided in the ITE Trip Generation Handbook, 11th Edition. ( 24 Hours per Day X 7 Days per Week) (3) Source for hotel/motel occupancy: Collier County Convention and Visitors Bureau Annual Reports and Smith Travel Research (STR). Average occupancy rate for 2016 through 2021, excluding 2020. Source for nursing home/ALF occupancy rate is the Florida Department of Elderly Affairs Collier County Profile and the Agency for Health Care Administration. Average occupancy rate for 2021 through 2022. (4) Residents/visitors per unit (Item 2) times occupancy rate (Item 3) (5), (7), (8) Estimated (6) Adapted from ITE Trip Generation Handbook, 11th Edition (9) For residential land uses, calculated as residents per unit times the functional population coefficient (0.692 from Table B-5). For transient, assisted, and group land uses, calculated as [(Adjusted Residents per Unit X Hours at Place X Days per Week) + (Workers Per Unit X Work Hours Per Day X Days per Week)] DRAFT Benesch Collier County October 2024 B-13 Government Buildings Impact Fee Study Table B-9 Functional Residents for Non-Residential Land Uses ITE LUC(1) Land Use Impact Unit Trips Per Unit(2) Trips Per Employee(3) Employees Per Unit(4) One-Way Factor @ 50%(5) Worker Hours(6) Occupants Per Trip(7)Visitors(8)Visitor Hours Per Trip(9) Days Per Week(10) Functional Residents per Unit(11) RECREATION: 416 Campground/RV Park(12)site 1.62 n/a 1.20 0.81 9 1.64 0.13 1.50 7 0.46 420 Marina boat berth 2.41 20.52 0.12 1.21 9 1.64 1.86 1.00 7 0.12 430 Golf Course hole 30.38 20.52 1.48 15.19 9 1.64 23.43 0.25 7 0.80 n/a Bundled Golf Course(13)hole 9.11 20.52 0.44 4.56 9 1.64 7.04 0.25 7 0.24 445 Movie Theater 1,000 sf 82.30 53.12 1.55 41.15 9 1.64 65.94 1.00 7 3.33 n/a Dance Studio/Gymnastics 1,000 sf 21.33 n/a 2.00 10.67 9 1.64 15.50 1.50 7 1.72 INSTITUTIONS: 520 Elementary School (Private)student 2.27 22.50 0.10 1.14 9 1.11 1.17 2.00 5 0.10 522 Middle/Junior High School (Private)student 2.10 23.41 0.09 1.05 9 1.11 1.08 2.00 5 0.09 525 High School (Private)student 1.94 21.95 0.09 0.97 9 1.11 0.99 2.00 5 0.08 University/Junior College (7,500 or fewer students) (Private)student 2.00 11.75 0.17 1.00 9 1.11 0.94 2.00 5 0.10 University/Junior College (more than 7,500 students) (Private)student 1.50 11.75 0.13 0.75 9 1.11 0.70 2.00 5 0.08 560 Church 1,000 sf 7.60 20.64 0.37 3.80 9 2.16 7.84 1.00 7 0.47 565 Day Care Center 1,000 sf 49.63 21.38 2.32 24.82 9 2.16 51.29 0.15 5 0.85 MEDICAL: 610 Hospital 1,000 sf 10.77 3.77 2.86 5.39 9 1.44 4.90 1.00 7 1.28 OFFICE: 710 General Office 1,000 sf 10.84 3.33 3.26 5.42 9 1.09 2.65 1.00 5 0.95 Medical Office/Clinic 10,000 sq ft or less 1,000 sf 23.83 8.71 2.74 11.92 9 1.44 14.42 1.00 5 1.16 Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 34.21 8.71 3.93 17.11 9 1.44 20.71 1.00 5 1.67 770 Business Park (Flex-Space)1,000 sf 12.65 4.04 3.13 6.33 9 1.09 3.77 0.75 5 0.92 RETAIL: 822 Retail 6,000 sfgla or less 1,000 sfgla 54.45 17.42 3.13 27.23 9 1.52 38.26 0.50 7 1.97 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 54.45 17.42 3.13 27.23 9 1.52 38.26 0.50 7 1.97 821 Retail 40,001 to 150,000 sfgla 1,000 sfgla 67.52 17.42 3.88 33.76 9 1.52 47.44 0.65 7 2.74 820 Retail greater than 150,000 sfglA 1,000 sfgla 37.01 17.42 2.12 18.51 9 1.52 26.02 1.00 7 1.88 840/841 New/Used Auto Sales 1,000 sf 24.58 11.84 2.08 12.29 9 1.52 16.60 1.00 7 1.47 849 Tire Superstore 1,000 sf 20.37 n/a 1.65 10.19 9 1.52 13.84 1.00 7 1.20 850 Supermarket 1,000 sf 94.48 43.86 2.15 47.24 9 1.52 69.65 0.50 7 2.26 851 Convenience Market (24 hour)1,000 sf 739.50 243.38 3.04 369.75 9 1.52 558.98 0.20 7 5.80 862 Home Improvement Superstore 1,000 sf 30.74 n/a 2.50 15.37 9 1.52 20.86 1.00 7 1.81 880/881 Pharmacy with & without Drive-Thru 1,000 sf 103.86 69.17 1.50 51.93 9 1.52 77.43 0.35 7 1.69 890 Furniture Store 1,000 sf 6.26 10.93 0.57 3.13 9 1.52 4.19 0.50 7 0.30 SERVICES: 911 Bank/Savings w/out Drive-Thru 1,000 sf 57.94 32.73 1.77 28.97 9 1.52 42.26 0.35 6 1.10 912 Bank/Savings w/Drive-Thru 1,000 sf 103.73 32.73 3.17 51.87 9 1.52 75.67 0.15 6 1.42 930 Fast Casual Restaurant 1,000 sf 97.14 21.26 4.57 48.57 9 2.30 107.14 0.35 7 3.28 931 Low-Turnover Restaurant 1,000 sf 86.03 17.90 4.81 43.02 9 2.30 94.14 1.00 7 5.73 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 103.46 21.26 4.87 51.73 9 2.30 114.11 0.75 7 5.39 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 479.17 44.52 10.76 239.59 9 2.30 540.30 0.25 7 9.66 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 409.25 44.52 9.19 204.63 9 2.30 461.46 0.25 7 8.25 720 540/550 DRAFT Benesch Collier County October 2024 B-14 Government Buildings Impact Fee Study Table B-9 (continued) Functional Residents for Non-Residential Land Uses ITE LUC(1) Land Use Impact Unit Trips Per Unit(2) Trips Per Employee(3) Employees Per Unit(4) One-Way Factor @ 50%(5) Worker Hours(6) Occupants Per Trip(7)Visitors(8)Visitor Hours Per Trip(9) Days Per Week(10) Functional Residents per Unit(11) SERVICES: 941 Quick Lube service bay 40.00 16.00 2.50 20.00 9 1.52 27.90 0.50 7 1.52 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.172.01 275.78 0.62 86.01 9 1.52 130.12 0.20 7 1.32 944 Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.264.38 241.21 1.10 132.19 9 1.52 199.83 0.20 7 2.08 945 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.345.75 241.21 1.43 172.88 9 1.52 261.35 0.20 7 2.71 947 Self-Service Car Wash service bay 43.94 n/a 0.50 21.97 9 1.52 32.89 0.50 7 0.87 948 Automated Car Wash 1,000 sf 142.00 n/a 1.75 71.00 9 1.52 106.17 0.25 7 1.76 n/a Luxury Auto Sales 1,000 sf 16.30 n/a 2.08 8.15 9 1.52 10.31 1.00 7 1.21 INDUSTRIAL: 110 General Light Industrial 1,000 sf 4.87 3.10 1.57 2.44 9 1.08 1.07 1.00 5 0.45 140 Manufacturing 1,000 sf 4.75 2.51 1.89 2.38 9 1.08 0.68 1.00 5 0.53 150 Warehousing 1,000 sf 1.71 5.05 0.34 0.86 9 1.08 0.59 0.75 5 0.10 151 Mini-Warehouse 1,000 sf 1.46 61.90 0.02 0.73 9 1.08 0.77 0.75 7 0.03 Sources: 1) Land use code found in the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 11th Edition 2) Land uses and trip generation rates consistent with those included in the 2024 Transportation Impact Fee Update Study 3) Trips per employee from ITE Trip Generation Handbook, 11th Edition, when available 4) Trips per unit (Item 2) divided by trips per person (usually employee). When trips per person are not available, the employees per unit is estimated 5) Trips per unit (Item 2) multiplied by 50 percent 6) Estimated 7) Source: 2022 National Household Travel Survey (FHWA 2022) 8) [(One-way Trips/Unit X Occupants/Trip) - Employees] 9) Estimated 10) Estimated 11) [(Workers X Hours/Day X Days/Week) + (Visitors X Hours/Visit X Days/Week)]/(24 Hours x 7 Days) 12) The ITE 11th Edition trip generation rate was adjusted to reflect the average occupancy rate of 60 percent based on data provided by the Florida Association of RV Parks and Campgrounds 13) The trip generation rate for "bundled golf course" is assessed at 30 percent of the trip generation rate for the "golf course" land use (LUC 430) DRAFT Appendix C - Building and Land Value Analysis - Supplemental Information DRAFT Benesch Collier County October 2024 C-1 Government Buildings Impact Fee Study Appendix C – Building and Land Value Analysis This appendix provides the additional data and information on building and land value estimates. Building Values In determining the appropriate unit value for buildings, the following analysis was conducted: • A review of recently built or planned government buildings in Collier County; • Insurance value of the existing inventory; and • Discussions with architects. Over the past five years, the County constructed a building for the Heritage Bay Government Center at a cost of $550 per square foot, including land and building value. The County’s Annual Update and Inventory Report (AUIR) estimated the unit cost for government buildings at $470 per square foot in 2023. During the 2016 study, the value of primary buildings was estimated at $300 per square foot. Applying Engineering News Records Building Cost Index for the cost changes between 201 6 and 2024 resulted in a unit cost of approximately $406 per square foot. The insurance values of existing primary buildings ranged from $252 per square foot for building only to $267 per square foot for buildings and contents. It is important to note that insurance values are considered to be a conservative estimate because the value of the foundation and other more permanent parts of the structure tends to be excluded since these would not have to be rebuilt if the structure is damaged or lost. Given this data and information, building cost for primary buildings was estimated at $450 per square foot. The value of support facilities was estimated at $90 per square foot, based primarily on insurance values. These costs reflect all costs related to constructing buildings (such as design, construction, site preparation, etc.) with the exception of land purchase. This information is summarized in Table C-1. DRAFT Benesch Collier County October 2024 C-2 Government Buildings Impact Fee Study Table C-1 Building Cost Estimates 1) Primary building cost estimate from Collier County Government Buildings Impact Fee Study, October 10, 2016, indexed according to Engineering News Record (2016-2024) 2) Source: Collier County 3) Source: Collier County Annual Update and Inventory Report 2023 4) Source: Collier County 5) Source: Collier County Land Values To estimate land value associated with government buildings, the following information was evaluated: • Recent land purchases; • Land value trends since the last study; • Current value of land where government buildings are located; • Vacant land sales analysis; • Vacant land values as reported by the Property Appraiser; and • Discussions with the County Collier County purchases a 5-acre parcel in 2023 for Fleet Facility expansion for a cost of $120,000 per acre. The 2016 study estimated land value at $160,000 per acre. Since then, land values increased by approximately 118 percent, which results in an indexed value of approximately $350,000 per acre. Facility Cost per Square Foot Building Cost Estimates 2016 Study Building Value Indexed (1)$406 Recent Construction - Heritage Bay Government Center (2)$550 County Estimate for Future Buildings (3)$470 Average Insurance Value of Primary Buildings (4)$252 Average Insurance Value of Support Buildings (5)$45 Used in the Study: - Primary Buildings $450 - Support Buildings $90 DRAFT Benesch Collier County October 2024 C-3 Government Buildings Impact Fee Study The value of parcels where existing government buildings are located has an average value of $450,000 per acre. Vacant land sales of parcels between one acre and 10 acres countywide averaged $72,000 per acre over the past five years. This value was almost $400,000 per acre when commercial vacant land was considered. Similarly, the value of all vacant land of one to 10-acre parcels as estimated by Collier County Property Appraiser averaged $51,000 per acre. This figure was $316,000 per acre for commercial vacant land. Given these figures, an average land value of $180,000 per acre is considered to be a reasonable estimate for the impact fee calculations. Collier County Law Enforcement Impact Fee Update Study DRAFT Report October 31, 2024 Prepared for: Collier County Capital Projects Planning, Impact Fees and Program Management Division 2685 Horseshoe Drive South Naples, Florida 34104 ph (239) 252-8192 Prepared by: Benesch 1000 N. Ashley Dr., #400 Tampa, Florida 33602 ph (813) 224-8862 E-mail: nkamp@benesch.com DRAFT Benesch Collier County October 2024 i Law Enforcement Impact Fee Study Collier County Law Enforcement Impact Fee Update Study Table of Contents INTRODUCTION ...................................................................................................... 1 INVENTORY ............................................................................................................. 5 SERVICE AREA AND DEMAND COMPONENT ............................................................. 8 LEVEL OF SERVICE .................................................................................................... 9 COST COMPONENT .................................................................................................. 10 CREDIT COMPONENT ............................................................................................... 12 NET LAW ENFORCEMENT IMPACT COST ................................................................... 14 CALCULATED LAW ENFORCEMENT IMPACT FEE SCHEDULE ....................................... 15 LAW ENFORCEMENT IMPACT FEE SCHEDULE COMPARISON ..................................... 17 Appendices: Appendix A: Law Enforcement Facilities Inventory Appendix B: Population Estimates -- Supplemental Information Appendix C: Building and Land Value Analysis - Supplemental Information DRAFT Benesch Collier County October 2024 1 Law Enforcement Impact Fee Study Introduction With a population of over 400,000, Collier County ranks as the 19th most populous county in Florida. The county is continuing to grow and is estimated to add approximately 110,000 new residents through 2050. In terms of residential permitting, Collier County ranks 19th out of Florida counties with an average of 5,300 new units per year over the past three years. To address additional infrastructure needs, Collier County implemented an impact fee program for law enforcement services, which was last updated in 2016. To reflect most recent data, the County retained Benesch to prepare an update study. This report serves as the technical study to support the calculation of the updated law enforcement impact fee. The data presented in this report represents the most recent and localized data available at the time of this update study. All data and support material s used in this analysis are incorporated by reference as set forth in this document. The figures calculated in this study represent the technically calculated level of impact fee that the County could charge; however, the Board of County Commissioners may choose to discount the fee as a policy decision. Methodology In developing the County’s law enforcement impact fee, a consumption -based impact fee methodology is utilized, which is commonly used throughout Florida. A consumption -based impact fee charges new development based upon the burden placed on services from each land use (demand). The demand component is measured in terms of population per unit. A consumption-based impact fee charges new growth the proportionate share of the cost of providing additional infrastructure for use by new growth. Unlike a “needs -based” approach, consumption-based approach ensures that the impact fee is set at a rate that generates revenues sufficient only for new capacity needs and does not generate revenues at a level to correct existing deficiencies. Given this, the County does not need to go through the process of estimating the portion of each capacity expansion pr oject that may be related to existing deficiencies. In addition, per legal requirements, a credit is subtracted from the total cost to account for the value of future non-impact fee funding contributions of new development toward any capacity expansion projects. In other words, case law requires that the new development should not be charged twice for the same infrastructure. DRAFT Benesch Collier County October 2024 2 Law Enforcement Impact Fee Study Legal Overview In Florida, legal requirements related to impact fees have primarily been established through case law since the 1980’s. Impact fees must comply with the “dual rational nexus” test, which requires that they: • Be supported by a study demonstrating that the fees are proportionate in amount to the need created by new development paying the fee; and • Be spent in a manner that directs a proportionate benefit to new development, typically accomplished through establishment of benefit districts (if needed) and a list of capacity- adding projects included in the County’s Capital Improvement Plan, Capital Improvement Element, or another planning document/Master Plan. In 2006, the Florida legislature passed the “Florida Impact Fee Act,” which recognized impact fees as “an outgrowth of home rule power of a local government to provide certain services within its jurisdiction.” § 163.31801(2), Fla. Stat. The statute – concerned with mostly procedural and methodological limitations – did not expressly allow or disallow any particular public facility type from being funded with impact fees. In fact, which it was initially adopted, the Act largely codified requirements and standards common to the practice already. However, the Legislature has amended the Impact Fee Act numerous times since 2006, significantly affecting the impact fee practice in Florida. For this reason, a summary of the key legislative changes since 2006 is provided: • HB 227 in 2009: The Florida legislation statutorily clarified that in any action challenging an impact fee, the government has the burden of proving by a preponderance of the evidence that the imposition or amount of the fee meets the requirements of state legal precedent or the Impact Fee Act and that the court may not use a deferential standard. • SB 360 in 2009: Allowed fees to be decreased without the 90-day notice period required to increase the fees and purported to change the standard of legal review associated with impact fees. SB 360 also required the Florida Department of Community Affairs (now the Department of Commerce) and Florida Department of Transportation (FDOT) to conduct studies on “mobility fees,” which were completed in 2010. • HB 7207 in 2011: Required a dollar-for-dollar credit, for purposes of concurrency compliance, for impact fees paid and other concurrency mitigation required. • HB 319 in 2013: Applied mostly to concurrency management authorities, but also encouraged local governments to adopt alternative mobility systems using a series of tools identified in section 163.3180(5)(f), Florida Statutes. DRAFT Benesch Collier County October 2024 3 Law Enforcement Impact Fee Study • HB 207 in 2019: Included the following changes to the Impact Fee Act along with additional clarifying language: o Impact fees cannot be collected prior to building permit issuance; and o Impact fee revenues cannot be used to pay debt service for previously approved projects unless the expenditure is reasonably connected to, or has a rational nexus with, the increased impact generated by the new residential and commercial construction. • HB 7103 in 2019: Addressed multiple issues related to affordable housing/linkage fees, impact fees, and building services fees. In terms of impact fees, the bill required that when local governments increase their impact fees, the outstanding impact fee credits for developer contributions should also be increased. This requirement was to operate prospectively; however, HB 337 that was signed in 2021 deleted that clause and making all outstanding credits eligible for this adjustment. This bill also allow ed local governments to waive/reduce impact fees for affordable housing projects without having to offset the associated revenue loss. • SB 1066 in 2020: Added language allowing impact fee credits to be assignable and transferable at any time after establishment from one development or parcel to another that is within the same impact fee zone or impact fee district or that is within an adjoining impact fee zone or district within the same local government jurisdiction, and which receives benefit from the improvement or contribution that generated the credits. Added language indicating any new/increased impact fee not being applicable to cu rrent or pending permit applications submitted prior to the effective date of an ordinance or resolution imposing new/increased fees. • HB 1339 in 2020: Required reporting of various impact fee related data items within the annual financial audit report submitted to the Department of Financial Services. • HB 337 in 2021: Placed limits on the amount and frequency of fee increases, but also included a clause to exceed these restrictions if the local governments can demonstrate extraordinary circumstances, hold two public workshops discussing these circumstances and the increases are approved by two-thirds of the governing body. • HB 479 in 2024 (Effective October 1, 2024): Required interlocal agreements between counties and municipalities when both entities collect a transportation impact fee. Placed limits on timing of impact fee study completion and adoption and data used in the studies. The following paragraphs provide further detail on the generally applicable legal standards. DRAFT Benesch Collier County October 2024 4 Law Enforcement Impact Fee Study Impact Fee Definition • An impact fee is a one-time capital charge levied against new development. • An impact fee is designed to cover the portion of the capital costs of infrastructure capacity consumed by new development. • The principal purpose of an impact fee is to assist in funding the implementation of projects identified in the Capital Improvements Element (CIE) and other capital improvement programs for the respective facility/service categories. Impact Fee vs. Tax • An impact fee is generally regarded as a regulatory function established based upon the specific benefit to the user related to a given infrastructure type and is not established for the primary purpose of generating revenue for the general benefit of the community, as are taxes. • Impact fee expenditures must convey a proportional benefit to the fee payer. This is accomplished through the establishment of benefit districts as needed, where fees collected in a benefit district are spent in the same benefit district. • An impact fee must be tied to a proportional need for new infrastructure capacity created by new development. This technical report has been prepared to support legal compliance with existing case law and statutory requirements and documents the methodology used for the law enforcement impact fee calculations, including an evaluation of the inventory, service area and demand component, level of service (LOS), cost, credit, and demand components. Information supporting this analysis was obtained from the County and other sources, as indicated. DRAFT Benesch Collier County October 2024 5 Law Enforcement Impact Fee Study Inventory According to information provided by the County, Collier County has approximately 265,000 square feet of building space used to provide law enforcement services. As presented in Table 1, this figure includes 263,000 square feet of primary buildings and approximately 2,000 square feet of support space. Support facilities are defined as facilities without air-conditioning or space that is unlikely to be occupied by personnel. Inventory details are presented in Appendix A, Table A-1. An important part of the impact fee calculations involves estimating the value of the capital assets. As shown in Table 1, the value of primary buildings are estimated at $350 per square foot while support buildings are estimated to cost $90 per square foot. The building value estimates are based on a review of cost estimates for planned law enforcement buildings, cost trends since the last technical study, insurance values of existing facilities, and discussions with the County. A more detailed explanation of building value estimates is included in Appendix C. In terms of estimating current land values, a review of the value of land where existing law enforcement facilities are located and land values in subareas of the county where future facilities are being planned was completed. Both vacant land sales and the current value of vacant parcels as reported by the Collier County Property Appraiser were evaluated for similar size parcels by land use and location. This analysis resulted in an average value of $180,000 per acre, and is explained further in Appendix C. DRAFT Benesch Collier County October 2024 6 Law Enforcement Impact Fee Study Table 1 Building and Land Inventory 1) Source: Appendix A, Table A-1 2) Source: Appendix C 3) Building value per square foot (Item 2) multiplied by square feet (Item 1) 4) Source: Appendix A, Table A-1 5) Source: Appendix C 6) Sum of total building value and land value In addition to the land and buildings inventory, the Collier County Sheriff’s Office (CCSO) also has the vehicles and equipment to perform its law enforcement duties. Table 2 summarizes the vehicle and equipment inventory. Equipment included in this list follows the County’s definition of capital assets, which includes items that have a minimum value of $5,000 and five years of useful life. As presented in Table 2, the total vehicle and equipment inventory amounts to approximately $77 million. Building Type Land Square Feet(1) Building Value per Square Foot(2) Total Building & Land Value(3) Primary Buildings 263,171 $350 $92,109,850 Support Buildings 1,994 $90 $179,460 Total 265,165 - $92,289,310 Allocated Acreage(4)27.39 Land Value per Acre(5)$180,000 $4,930,200 Total Building and Land Value(6)$97,219,510 DRAFT Benesch Collier County October 2024 7 Law Enforcement Impact Fee Study Table 2 Law Enforcement Vehicle and Equipment Inventory 1) Source: Collier County Sheriff’s Office 2) Source: Collier County Sheriff’s Office 3) Total value (Item 1) divided by units (Item 2) Description Total Value (1)Units(2)Unit Value (3) Air Conditioning Unit $5,790 1 $5,790 Aircraft $9,589,675 5 $1,917,935 Aircraft Equipment $4,222,518 64 $65,977 Alarm System $7,575 1 $7,575 Auto Accessories $470,787 165 $2,853 Boats $1,099,461 13 $84,574 Breathalizer $94,979 6 $15,830 ID Access System $222,311 23 $9,666 In Car Video $3,681,964 725 $5,079 Maintenance Equipment $193,566 5 $38,713 Major Comm Equip $1,260,155 73 $17,262 Major Computer Equipment $4,129,875 131 $31,526 Minor Comm Equip $3,802,357 165 $23,045 Minor Recording Equip $135,069 10 $13,507 Minor Shop Equipment $459,458 42 $10,939 Misc Security Equipment $589,318 47 $12,539 Mobile Radio After 2010 $4,283,725 763 $5,614 Servers $3,002,056 97 $30,949 Shop Machinery $219,085 11 $19,917 Special Operations $693,564 28 $24,770 Specialty Vehicles $2,951,020 88 $33,534 Storage and Sheds $114,949 10 $11,495 Trailers $1,457,958 76 $19,184 Utilities $60,000 2 $30,000 Vehicles $34,230,511 1,037 $33,009 TOTAL VALUE $76,977,726 DRAFT Benesch Collier County October 2024 8 Law Enforcement Impact Fee Study Service Area and Demand Component Although the CCSO has countywide jurisdiction and provides services countywide, law enforcement services are provided primarily in unincorporated areas of the county and in Everglades City. Other municipalities within Collier County have separate law enfo rcement agencies that have the primary responsibility of providing law enforcement services in these areas. Therefore, for impact fee calculation purposes, the primary benefit district for law enforcement is the unincorporated county and Everglades City, and the population figures are calculated for this area. The law enforcement impact fee program requires the use of population data in calculating current levels of service and performance standards. To accurately determine demand for law enforcement services and to be consistent with the County’s comprehensive planning and Annual Update and Inventory Report (AUIR) process, this impact fee study considers not only the resident or permanent population of the County, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak seasonal population is used in all population estimates and projections, unless otherwise noted. Peak seasonal population projections were provided by Collier County’s Comprehensive Planning Division. To measure effective population that benefits from the law enforcement services, this study also developed functional population figures. Functional population, as used in the impact fee analysis, is a generally accepted methodology for several impact fee areas and is based on the assumption that demand for certain facilities is generally proportional to the presence of people at a land use, including residents, employees, and visitors. Appendix B provides additional details on population estimates. DRAFT Benesch Collier County October 2024 9 Law Enforcement Impact Fee Study Level of Service Table 3 presents the calculation of the current LOS included in the inventory as well as Collier County’s adopted LOS standards according to the most recent AUIR. As presented, Collier County’s current level of service is 0.59 square feet per peak seasonal resident. While the current LOS for is 0.59 square feet per peak seasonal resident, in order to calculate the law enforcement facilities impact fee, the LOS needs to be calculated in terms of square feet per functional resident. As shown in Table 3, the current achieved LOS is 0.64 square feet per functional resident. Collier County’s adopted LOS standard for law enforcement facilities is 0.91 square feet per peak population or 0.99 per functional resident. While the achieved LOS indicates the investment made by the community, the adopted LOS standard provides the intended/goal LOS. For impact fee calculation purposes, the lower of the two measures is utilized to not overcharge new development. Given this, the achieved LOS of 0.64 square feet per functional resident is utilized in the calculation of the law enforcement impact fee. Table 3 Current Achieved & Adopted Level of Service Standard 1) Source: Appendix B, Tables B-1 and B-7 2) Source: Table 1 3) Total square feet of primary buildings (Item 2) divided by population (Item 1) 4) Source: Collier County 2023 Annual Update and Inventory Report. LOS standard per peak population is converted to LOS standard per functional resident using the ratio of peak to functional population. Peak Seasonal Population Functional Population Population(1)448,099 411,470 Total Square Feet of Primary Buildings (2)263,171 263,171 Achieved LOS (Square Feet per Resident)(3)0.59 0.64 Adopted LOS Standard (Square Feet per Resident)(4)0.91 0.99 Variable Year 2024 DRAFT Benesch Collier County October 2024 10 Law Enforcement Impact Fee Study Cost Component Table 4 provides a summary of law enforcement facility related capital assets owned by the County. As shown, total capital asset value associated with law enforcement facilities amounts to $174.2 million. However, the County is still paying debt service on a portion of these assets. In addition, it is Collier County’s policy to use impact fee revenues to pay debt service associated with capacity expansion projects. To ensure that new developmen t is not being overcharged for these future payments, the portion of the remaining principal for law enforcement capacity expansion projects that is to be repaid with impact fee revenues is subtracted from the total asset value in Table 4. The resulting owned capital asset value is approximately $157.8 million or $599 per square foot. Table 4 also presents the cost per functional resident for the impact fee analysis. This cost is calculated by multiplying the owned capital asset value per bed by the achieved LOS of 0.64 square feet per functional resident. As shown, these calculations result in $384 per functional resident for all law enforcement facilities assets considered in the impact fee calculations. Table 4 Total Impact Cost per Functional Resident 1) Source: Table 1 2) Source: Table 1 3) Source: Table 2 4) Sum of land, building, and equipment values (Items 1, 2, and 3) 5) Source: Collier County Office of Management and Budget 6) Total capital asset value (Item 4) less portion not owned by the County (Item 5) 7) Source: Table 1 8) Owned buildings, land and vehicle/equipment value (Item 6) divided by total square feet (Item 7) Description Figure Percent of Total(11) Total Building Value (1)$92,289,310 53.0% Total Land Value (2)$4,930,200 2.8% Total Vehicle & Equipment Value (3)$76,977,726 44.2% Total Capital Asset Value (4)$174,197,236 100.0% Less: Portion Not Owned(5)$16,435,751 Owned Capital Asset Value (6)$157,761,485 Primary Buildings Square Feet(7)263,171 Owned Capital Asset Value per Square Foot(8)$599.46 LOS (Square Feet per Functional Resident)(9)0.64 Owned Capital Value per Functional Resident(10)$383.65 DRAFT Benesch Collier County October 2024 11 Law Enforcement Impact Fee Study 9) Source: Table 3 10) Owned capital asset value (Item 6) multiplied by the LOS (Item 9) 11) Distribution of land, building, and vehicle/equipment asset values (Items 1,2, and 3) DRAFT Benesch Collier County October 2024 12 Law Enforcement Impact Fee Study Credit Component To avoid overcharging development for the law enforcement impact fee, a review of the capital funding program for law enforcement services was conducted. The purpose of this review was to determine any potential revenue credits that should be considered for revenues generated by new development that are likely to be used for capital facility expansion, land purchase, or vehicle/equipment expansion for the law enforcement program. Based on a review of the County’s funding of capacity addition projects over the past five years, it has been determined that the County uses ad valorem tax revenues and grants for expansion projects paid with cash. Capital Expansion “Cash” Credit To calculate the capital expansion credit per functional resident, funding sources used for the past five years were reviewed. Between FY 2018 and FY 2022, the County allocated an average non-impact fee funding of $3.44 million per year toward law enforcem ent capital facilities utilizing ad valorem revenues and grants. The annual capital expansion “cash” expenditures were divided by the average annual functional residents for the same period to calculate the average annual capital expansion “cash” credit per functional resident. As presented in Table 5, the result is $9 per functional resident annually. Once the capital expansion “cash” credit per functional resident is calculated, a credit adjustment is made to account for the fact that new homes tend to pay higher property taxes per dwelling unit. This adjustment factor was estimated based on a compari son of the average taxable value of recently built homes built to that of all homes. As shown in Table 5, this adjusted credit amounts to approximately $10 per functional resident per year. DRAFT Benesch Collier County October 2024 13 Law Enforcement Impact Fee Study Table 5 Capital Expansion “Cash” Credit 1) Source: Collier County 2) Total capital expansion “cash” expenditures divided by five to calculate the average annual expenditures 3) Source: Appendix B, Table B-7 4) Average annual capital expansion "cash" expenditures (Item 2) divided by the average annual functional population (Item 3) 5) Capital expansion "cash" expenditures per functional resident (Item 4) multiplied by the ad valorem portion of total expenditures (29%) 6) Capital expansion "cash" expenditures per functional resident (Item 4) less the portion funded with ad valorem tax revenues (Item 5) 7) Adjustment factor to reflect higher ad valorem taxes paid by new homes 8) Portion funded with ad valorem revenue sources (Item 5) multiplied by the credit adjustment factor (Item 7) plus the portion funded with other revenue sources (Item 6 ) Description(1)FY 2018 FY 2019 FY 2020 FY 2021 FY 2022 Total General Fund Intangible Property --$923,827 --$923,827 IT Equipment -$1,404,011 $3,189 --$1,407,200 Special Operations & Equipment ---$4,847,546 -$4,847,546 Subtotal -- General Fund -$1,404,011 $927,016 $4,847,546 -$7,178,573 Grants Auto Accessories --$205,627 --$205,627 Camera & Camera Equipment $16,018 $9,472 -$5,000 -$30,490 Communications Equipment $56,296 $16,849 $306,355 $190,716 -$570,216 Intangible Property --$923,827 --$923,827 IT Equipment $43,996 $1,473,853 $525,445 $43,263 -$2,086,557 Office Furniture/Equipment -$8,522 $12,225 --$20,747 Other Equipment $69,620 $65,435 $235,563 $86,308 $35,596 $492,522 Protection Ballistics $71,622 $35,427 --$33,407 $140,456 Special Operations & Equipment $36,783 $46,197 $154,273 $4,847,546 $16,334 $5,101,133 Specialty Vehicles --$202,894 --$202,894 Trailers --$27,094 --$27,094 Vehicles --$106,236 $103,523 -$209,759 Subtotal -- Grants $294,335 $1,655,755 $2,699,539 $5,276,356 $85,337 $10,011,322 Total Capital Expansion "Cash" Expenditures $294,335 $3,059,766 $3,626,555 $10,123,902 $85,337 $17,189,895 Average Annual Capital Expansion "Cash" Expenditures (2)$3,437,979 Average Annual Functional Population (3)379,936 Annual Capital Expansion "Cash" Credit per Functional Resident (4)$9.05 - Portion Funded with Ad Valorem Tax Revenue(5)$2.62 - Portion Funded with Other Sources(6)$6.43 Credit Adjustment Factor (7)1.25 Adjusted Annual Capital Expansion "Cash" Credit per Functional Resident (8)$9.71 DRAFT Benesch Collier County October 2024 14 Law Enforcement Impact Fee Study Net Law Enforcement Impact Cost Table 6 summarizes the net impact cost per functional resident, which is the difference between the cost component and the credit component. The resulting net impact cost is $2 27 per functional resident for residential land uses and $2 38 per functional resident for non-residential land uses. Table 6 Net Impact Cost per Functional Resident 1) Source: Table 4 2) Source: Table 5 3) Annual capital expansion "cash" credit per functional resident (Item 2) with a capitalization rate of 3.7% for 25 years. The capitalization rate estimate was provided by Collier County. 4) Total impact cost per functional resident (Item 1) less capital expansion “cash” credit per functional resident (Item 5) Variable Per Functional Resident Impact Cost Total Impact Cost per Functional Resident (1)$383.65 Revenue Credit Annual Capital Expansion "Cash" Credit per Functional Resident (2) - Residential Land Uses $9.71 - Non-residential Land Uses $9.05 Capitalization Rate 3.70% Capitalization Period (years)25 Capital Expansion "Cash" Credit per Functional Resident (3) - Residential Land Uses $156.62 - Non-residential Land Uses $145.97 Net Impact Cost Net Impact Cost per Functional Resident(4) - Residential Land Uses $227.03 - Non-residential Land Uses $237.68 DRAFT Benesch Collier County October 2024 15 Law Enforcement Impact Fee Study Calculated Law Enforcement Impact Fee Schedule Table 7 presents the law enforcement facilities impact fee schedule for residential and non- residential land uses, based on the net impact fee per cost per functional resident figures presented in Table 6. Net impact cost per functional resident decreased by approximately 25 percent since the 2015 study due to changes to cost and credit components. The remaining differences reflect the changes in the demand component since 2016 as well as new land use categories or units. Table 7 Calculated Law Enforcement Impact Fee Schedule LUC Land Use Impact Unit Functional Residents per Unit(1) Calculated Impact Fee(2) Current Adopted Impact Fee(3) Percent Change(4) Residential: 210 - Less than 4,000 sf du 1.83 $415.46 $586.95 -29% 210 - 4,000 sf or greater du 2.26 $513.09 $661.09 -22% 220-232 Multi-Family du 1.01 $229.30 $296.56 -23% 240 Mobile Home du 1.35 $306.49 $457.20 -33% 251 Retirement Community - Detached (Single Family)du 1.12 $254.27 $265.67 -4% 252 Retirement Community - Attached (Multi-Family)du 0.61 $138.49 $265.67 -48% Transient, Assisted, Group: 310/311 Hotel/All Suites Hotel room 1.23 $292.35 $252.91 16% 320 Motel room 1.07 $254.32 $237.30 7% 254 Assisted Living Facility du 0.95 $225.80 $340.34 -34% 620 Nursing Home 1,000 sf 2.37 $563.30 $327.85/bed N/A Recreation: 416 Campground/RV Park site 0.46 $109.33 $156.12 -30% 420 Marina boat berth 0.12 $28.52 $59.33 -52% 430 Golf Course hole 0.80 $190.14 $337.22 -44% n/a Bundled Golf Course hole 0.24 $57.04 $101.13 -44% 445 Movie Theater 1,000 sf 3.33 $791.47 $1,867.20/screen N/A n/a Dance Studio/Gymnastics 1,000 sf 1.72 $408.81 $693.17 -41% Institutions: 520 Elementary School (Private)student 0.10 $23.77 $18.73 27% 522 Middle/Junior High School (Private)student 0.09 $21.39 $21.86 -2% 525 High School (Private)student 0.08 $19.01 $24.98 -24% University/Junior College (7,500 or fewer students) (Private)student 0.10 $23.77 $31.22 -24% University/Junior College (more than 7,500 students) (Private)student 0.08 $19.01 $21.86 -13% 560 Church 1,000 sf 0.47 $111.71 $9.37/seat N/A 565 Day Care Center 1,000 sf 0.85 $202.03 $15.61/student N/A Medical: 610 Hospital 1,000 sf 1.28 $304.23 $427.77 -29% Office: 710 General Office 1,000 sf 0.95 $225.80 $240.42 -6% Medical Office/Clinic 10,000 sq ft or less 1,000 sf 1.16 $275.71 $355.95 -23% Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 1.67 $396.93 $518.32 -23% 770 Business Park (Flex-Space)1,000 sf 0.92 $218.67 $299.75 -27% Retail: 822 Retail 6,000 sfgla or less 1,000 sfgla 1.97 $468.23 $764.99 -39% 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 1.97 $468.23 $764.99 -39% 821 Retail 40,001 to 150,000 sfgla 1,000 sfgla 2.74 $651.24 $764.99 -15% 820 Retail greater than 150,000 sfgla 1,000 sfgla 1.88 $446.84 $652.58 -32% 840/841 New/Used Auto Sales 1,000 sf 1.47 $349.39 $458.99 -24% 720 540/550 Single Family Detached DRAFT Benesch Collier County October 2024 16 Law Enforcement Impact Fee Study Table 7 (continued) Calculated Law Enforcement Impact Fee Schedule 1) Source: Table B-8 for residential land uses and Table B-9 for non-residential land uses 2) Source: Net impact cost per functional resident from Table 6 is multiplied by the functional residents per unit (Item 1) 3) Source: Collier County Capital Project Planning, Impact Fees, and Program Management Division 4) Percent change from the calculated impact fee (Item 2) and the current adopted impact fee (Item 3) LUC Land Use Impact Unit Functional Residents per Unit(1) Calculated Impact Fee(2) Current Adopted Impact Fee(3) Percent Change(4) Retail: 849 Tire Superstore 1,000 sf 1.20 $285.22 $418.40/bay N/A 850 Supermarket 1,000 sf 2.26 $537.16 $640.09 -16% 851 Convenience Market (24 hour)1,000 sf 5.80 $1,378.54 $1,707.85 -19% 862 Home Improvement Superstore 1,000 sf 1.81 $430.20 $565.15 -24% 880/881 Pharmacy with & without Drive-Thru 1,000 sf 1.69 $401.68 $611.90 -34% 890 Furniture Store 1,000 sf 0.30 $71.30 $74.94 -5% Services: 911 Bank/Savings w/out Drive-Thru 1,000 sf 1.10 $261.45 $696.30 -62% 912 Bank/Savings w/Drive-Thru 1,000 sf 1.42 $337.51 $711.91 -53% 930 Fast Casual Restaurant 1,000 sf 3.28 $779.59 $2,778.94 -72% 931 Low-Turnover Restaurant 1,000 sf 5.73 $1,361.91 $68.69/seat N/A 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 5.39 $1,281.10 $84.30/seat N/A 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 9.66 $2,295.99 $2,778.94 -17% 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 8.25 $1,960.86 $2,778.94 -29% 941 Quick Lube service bay 1.52 $361.27 $362.20 0% 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.1.32 $313.74 $808.70 -61% 944 Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.2.08 $494.37 $808.70 -39% 945 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.2.71 $644.11 $808.70 -20% 947 Self-Service Car Wash service bay 0.87 $206.78 $271.65 -24% 948 Automated Car Wash 1,000 sf 1.76 $418.32 $549.54 -24% n/a Luxury Auto Sales 1,000 sf 1.21 $287.59 $321.61 -11% Industrial: 110 General Light Industrial 1,000 sf 0.45 $106.96 $215.45 -50% 140 Manufacturing 1,000 sf 0.53 $125.97 $156.12 -19% 150 Warehousing 1,000 sf 0.10 $23.77 $87.43 -73% 151 Mini-Warehouse 1,000 sf 0.03 $7.13 $18.73 -62% DRAFT Benesch Collier County October 2024 17 Law Enforcement Impact Fee Study Impact Fee Schedule Comparison As part of the work effort in updating Collier County’s law enforcement impact fee program, a comparison of law enforcement impact fee schedules was completed for other Florida counties. Table 8 presents this comparison. Table 8 Law Enforcement Impact Fee Schedule Comparison 1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fee may have been l owered/increased through annual indexing or policy discounts. Does not account for moratorium/suspensions. 2) du = dwelling unit 3) Source: Table 7 4) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division 5) Source: Charlotte County Community Development Department. Fees shown are for the Law impact fee . All fees include a 2.55% administrative fee. 6) Source: Indian River County Community Development 7) Source: Manatee County, Development Services. Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased-in fees effective January 1, 2028. 8) Source: Martin County. Fee shown is for only law enforcement facilities, excludes the portion for correctional facilities. Fees adopt ed in compliance with the 50% limit and phasing requirements per F.S. 163.31801. Fees shown reflect fully phased-in fees effective January 1, 2028. Fee shown excludes 1.5% administration fee. 9) Source: Miami-Dade County Zoning 10) Source: Palm Beach County Planning, Zoning and Building Department. Fee only includes law enforcement vehicles and equipment. Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown effective January 1, 2026. 11) Source: Polk County Building & Construction Department. Fees shown effective January 1, 2026 following a two-year phasing. 12) Source: Sarasota County Planning & Development Services Department 13) Source: St. Lucie County Planning & Development Services Department. Fees are effective October 1, 2025 and adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Calculated(3)Current Adopted(4) Date of Last Update 2024 2016 2021 2020 2024 2023 N/A 2022 2023 2016 2022 Assessed Portion of Calculated(1)N/A 100%100%40%100%Varies - SF @ 100%N/A Varies - SF @92%100%100%100% Residential: Single Family (2,000 sf)du $415 $587 $289 $196 $803 $501 $636 $183 $578 $281 $369 Non-Residential: Light Industrial 1,000 sf $107 $215 $74 $61 $196 $107 $441 $11 $182 $57 $81 Office (50,000 sq ft)1,000 sf $226 $371 $216 $108 $312 $169 $441 $15 $326 $211 $173 Retail (125,000 sq ft)1,000 sf $651 $765 $450 $184 $798 $364 $441 $82 $645 $368 $488 Sarasota County(12) Palm Beach County(10)Polk County(11)St. Lucie County(13)Land Use Unit(2) Collier County Charlotte County(5) Miami-Dade County(9) Indian River County(6) Manatee County(7)Martin County(8) Appendix A - Law Enforcement Facilities Inventory DRAFT Benesch Collier County October 2024 A-1 Law Enforcement and Recreation Impact Fee Study Table A-1 Law Enforcement Facilities Inventory 1) Source: Collier County 2) Source: Collier County 3) Source: Collier County 4) Acres (Item 3) divided by total square feet on site (Item 2) multiplied by 1,000. 5) Square feet (Item 1) divided by 1,000 and multiplied by acres per 1,000 square feet of building space (Item 4). 6) Land is not owned by the County and thus is excluded from the impact fee inventory. 7) Land is not owned by the County and thus is excluded from the impact fee inventory. Name of Structure Address Square Feet(1) Total Square Footage on Site(2) Acres(3) Acres per 1,000 sf of Bldg Space(4) Allocated Land (Acres)(5) Primary Buildings: Building "J" Addition - 1st floor 3301 E. Tamiami Trail, Naples 16,445 0.49 Building "J" Addition - 2nd floor 3301 E. Tamiami Trail, Naples 16,458 0.49 Building "J" Sheriff 2nd Floor (Old bldg)3301 E. Tamiami Trail, Naples 29,159 0.87 Building "J" Sheriff 1st Floor (Old bldg)3301 E. Tamiami Trail, Naples 8,592 0.26 GG Sheriff's Substation 4707 Golden Gate Parkway, Naples 5,067 76,498 12.91 0.169 0.86 Marco Sheriff's Substation 990 N Barfield Drive, Marco 3,647 3,647 0.88 0.241 0.88 SO Range Trailer 4441 70th Avenue NE 1,440 2,427 6.77 2.789 4.02 Immokalee SO Substation 112 S. 1st Street, Naples 8,249 23,042 7.42 0.322 2.66 Sheriff Control Investigation Division (CID) Building 2373 S. Horseshoe, Naples 35,050 35,050 3.89 0.111 3.89 N. Naples Substation 776 Vanderbilt Beach Road 3,326 53,650 3.63 0.068 0.23 Special Operations Building(6)160 Aviation Drive 56,380 N/A N/A N/A N/A Emergency Services Complex 8075 Lely Cultural Blvd.44,133 154,388 20.00 0.130 5.74 Fleet and Purchasing 2885 County Barn Road 33,865 82,847 9.63 0.116 3.93 Golden Gate Estates Temporary Substation(7)1169 Oil Well Road 1,360 N/A N/A N/A N/A Subtotal -- Main Buildings 263,171 24.32 Support Buildings: SO Vo-Tech Trailer 4441 70th Avenue NE 777 2.17 SO Range Control Bldg. #1 4441 70th Avenue NE 105 0.29 SO Range Control Bldg. #2 4441 70th Avenue NE 105 0.29 Sheriff's Forensic Shed 1 112 S. 1st Street, Naples 285 0.09 Immokalee Sheriff's Fuel Island 112 S. 1st Street, Naples 305 0.10 Sheriff's Forensic Shed 2 112 S. 1st Street, Naples 417 0.13 Subtotal -- Support Buildings 1,994 3.07 Total -- All Buildings 265,165 27.39 Weighted Average Acreage per 1,000 Square Feet of Building 0.10 7.42 0.32223,042 1,491,521 45.28 0.030 2,427 6.77 2.789 DRAFT Appendix B - Population Estimates - Supplemental Information DRAFT Benesch Collier County October 2024 B-1 Law Enforcement Impact Fee Study Appendix B - Population Estimates The law enforcement impact fee program requires the use of population data in calculating current levels of service and to be consistent with the population utilized in the County’s comprehensive planning and Annual Update and Inventory Report (AUIR) process. This impact fee study considers not only the resident or permanent population of the County, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak season population is used in all population estimates and projections. Peak season population projections were provided by Collier County’s Comprehensive Planning Division. As previously mentioned, the law enforcement service area consists of unincorporated county and the City of Everglades. Table B-1 presents the population trends for the law enforcement service area. The projections indicate that the current peak seasonal population is 448,100 and is expected to increase to 526,000 (increase of 79,900) by 2040. The estimated average annual growth rate is approximately one percent. DRAFT Benesch Collier County October 2024 B-2 Law Enforcement Impact Fee Study Table B-1 Population Estimates (Law Enforcement Service Area) Source: Collier County Comprehensive Planning Section (population projections dated May, 2024) Peak Seasonal Population Percent Change 2010 344,077 - 2011 348,982 1.43% 2012 354,754 1.65% 2013 358,895 1.17% 2014 364,916 1.68% 2015 372,650 2.12% 2016 380,266 2.04% 2017 388,455 2.15% 2018 396,880 2.17% 2019 405,486 2.17% 2020 412,972 1.85% 2021 421,755 2.13% 2022 431,696 2.36% 2023 440,527 2.05% 2024 448,099 1.72% 2025 455,014 1.54% 2026 461,248 1.37% 2027 467,566 1.37% 2028 473,970 1.37% 2029 480,458 1.37% 2030 486,024 1.16% 2031 490,644 0.95% 2032 495,303 0.95% 2033 500,003 0.95% 2034 504,744 0.95% 2035 508,818 0.81% 2036 512,216 0.67% 2037 515,631 0.67% 2038 519,060 0.67% 2039 522,508 0.66% 2040 526,039 0.68% Year Law Enforcement Service Area DRAFT Benesch Collier County October 2024 B-3 Law Enforcement Impact Fee Study Apportionment of Demand by Residential Unit Type and Size The residential land uses to be used for the law enforcement impact fee calculations include the following: • Single Family (Detached) • Multi-Family • Mobile Home/RV (Tied Down) • Retirement Community (detached and attached) Table B-2 presents the number of residents per housing unit for the residential categories identified above in the law enforcement service area. This analysis includes all housing units, both occupied and vacant. To address fairness and equity issues between land uses, the single family land use is tiered based on two categories of square footage: less than 4,000 square feet and 4,000 square feet or greater. To accommodate the tiering of impact fee assessments for the single family residential land use category, an analysis was completed based on housing unit size and persons per housing unit, comparing nationwide averages to those of Collier County. This analysis utilized national data from the 2021 American Housing Survey (AHS) and data from the 2022 American Community Survey (ACS) to examine this relationship. Table B-2 Residents per Housing Unit (Law Enforcement Service Area) 1) Source: 2022 ACS 5-Yr Estimates, Table B25033 (owner occupied and renter occupied), adjusted for peak seasonal population. 2) Source: 2022 ACS 5-Yr Estimates, Table DP04 3) Ratios developed based on national PPH data derived from the 2021 American Housing Survey. 4) Population (Item 1) divided by housing units (Item 2). For single family detached tiers, the residents per housing unit is determined by multiplying the weighted average value (2.69) by the ratio developed from the AHS data (Item 3) Housing Type Population(1) Housing Units(2)Ratio(3) Residents / Housing Units(4) Single Family Detached 265,409 98,564 2.69 - Less than 4,000 sf 98%2.64 - 4,000 sf or greater 121%3.25 Multi Family 121,999 83,437 1.46 Mobile Home/RV Park (Tied Down)21,240 10,946 1.94 Retirement Community - Detached (Single Family)(5)159,245 98,564 1.62 Retirement Community - Attached (Multi-Family)(6)73,199 83,437 0.88 DRAFT Benesch Collier County October 2024 B-4 Law Enforcement Impact Fee Study 5) Estimate for retirement community (detached) is based on people per household figures for single family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. 6) Estimate for retirement community (attached) is based on people per household figures for multi-family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. Functional Population This study uses functional population as the demand component, which distributes the cost associated with the availability of law enforcement among various land uses based on the density of people at each land use throughout the day. Functional population, as used in the impact fee analysis, is a generally accepted methodology and is based on the assumption that demand for certain facilities is generally proportional to the presence of people at a land use, including residents, employees, and visitors. It is not enough to simply add resident population to the number of employees, since the service-demand characteristics can vary considerably by type of industry. Functional population is the equivalent number of people occupying space within a community on a 24-hour-day, 7-days-a-week basis. A person living and working in the community would have the functional population coefficient of 1.0. A person living in the community but working elsewhere may spend only 16 hours per day in the community on weekdays and 24 hours per day on weekends for a functional population coefficient of 0.76 (128-hour presence divided by 168 hours in one week). A person commuting into the county to work five days per week would have a functional population coefficient of 0.30 (50 -hour presence divided by 168 hours in one week). Similarly, a person traveling into the community to shop at stores, perhaps averaging 8 hours per week, would have a functional population coefficient of 0.05. Functional population thus tries to capture the presence of all people within the community, whether residents, workers, or visitors, to arrive at an estimate of effective population that needs to be served. This form of adjusting population to help measure real facility needs replaces the population approach of merely weighting residents two-thirds and workers one-third (Nelson and Nicholas 1992). By estimating the functional and weighted population per unit of land use across all major land uses in a community, an estimate of the demand for certain facilities and services in the present and future years can be calculated. The following paragraphs explain how functional population is calculated for residential and non-residential land uses. DRAFT Benesch Collier County October 2024 B-5 Law Enforcement Impact Fee Study Residential Functional Population Developing the residential component of functional population is simpler than developing the non-residential component. It is generally estimated that people spend one-half to three-fourths of their time at home and the rest of each 24 -hour day away from their place of residence. In developing the residential component of Collier County’s functional population, an analysis of the county’s population and employment characteristics was conducted. Based on this analysis, it was estimated that people, on average, spend 16.6 hours, or approximately 69 percent, of each 24-hour day at their place of residence and the other 3 1 percent away from home. This analysis is presented in Tables B-3 and B-4. It is important to note that these calculations were reviewed on a countywide basis as well as for the law enforcement service area. There was not a significant difference between the estimated residential functional population coefficient. Therefore, the countywide figure is also utilized for the law enforcement service area. Table B-3 Collier County Population & Employment Characteristics 1) Source: Census OnTheMap 2021 2) Source: 2021 ACS 5-Year Estimates, Table S0101 3) Total workers (Item 1) divided by population (Item 2) 4) Source: 2021 ACS 5-Year Estimates, Table S0101 5) Total school age population (Item 4) divided by total population (Item 2) 6) Total population (Item 2) less total workers (Item 1) and school age population (Item 4) 7) Population net of workers and school age population (Item 6) divided by total population (Item 2) Item/Calculation Step Year 2021 Total workers living in Collier County (1)150,529 Collier County Population (2)372,797 Total workers as a percent of population (3)40.4% School age population (5-17 years)(4)47,900 School age population as a percent of population (5)12.8% Population net of workers and school age population (6)174,368 Other population as a percent of total population (7)46.8% DRAFT Benesch Collier County October 2024 B-6 Law Enforcement Impact Fee Study Table B-4 Residential Coefficient for Functional Population 1) Estimated 2) Source: Table B-3 3) Hours at residence (Item 1) multiplied by percent of population (Item 2). 4) Sum of effective hours. 5) Sum of effective hours (Item 4) divided by 24. The resulting percentage from Table B-4 is used in the calculation of the residential coefficient for the 24-hour functional population. These actual calculations are presented in Table B-6. Non-Residential Functional Population Given the varying characteristics of non-residential land uses, developing the estimates of functional residents for non-residential land uses is more complicated than developing the estimates of functional residents for residential land uses. Nelson and Nicholas originally introduced a method for estimating functional resident population, now used widely1. This method uses trip generation data from the Institute of Transportation Engineers’ (ITE) Trip Generation Manual and Benesch’s Trip Characteristics Database, information on passengers per vehicle, workers per vehicle, length of time spent at the land use, and other variables. Specific calculations include: • Total one-way trips per employee (ITE trips multiplied by 50 percent to avoid double counting entering and exiting trips as two trips). • Visitors per impact unit based on occupants per vehicle (trips multiplied by occupants per vehicle less employees). • Worker hours per week per impact unit (such as nine worker-hours per day multiplied by five days in a work week). 1 Arthur C. Nelson and James C. Nicholas, “Estimating Functional Population for Facility Planning,” Journal of Urban Planning and Development 118(2): 45-58 (1992). Pop. Group Hours at Residence(1) Percent of Population(2) Effective Hours(3) Workers 13 40.4%5.3 Students 15 12.8%1.9 Other 20 46.8%9.4 Total Hours at Residence(4)16.6 Residential Functional Population Coefficient (5)69.2% DRAFT Benesch Collier County October 2024 B-7 Law Enforcement Impact Fee Study • Visitor hours per week per impact unit (visitors multiplied by number of hours per day times relevant days in a week, such as five for offices and seven for retail shopping). • Functional population coefficients per employee developed by estimating time spent by employees and visitors at each land use. Table B-5 shows the functional population coefficients for residential and non-residential land uses in Collier County, which are used to estimate the 2024 functional population in Table B-6. DRAFT Benesch Collier County October 2024 B-8 Law Enforcement Impact Fee Study Table B-5 General Functional Population Coefficients Population/ Employment Category ITE LUC Employee Hours In-Place(1) Trips per Employee(2) One-Way Trips per Employee(3) Journey-to-Work Occupants per Trip(4) Daily Occupants per Trip(5) Visitors per Employee(6) Visitor Hours per Trip(1)Days per Week(7) Functional Population Coefficient(8) Population 7.00 0.692 Natural Resources N/A 9.00 3.10 1.55 1.32 1.38 0.09 1.00 7.00 0.379 Construction 110 9.00 3.10 1.55 1.32 1.38 0.09 1.00 5.00 0.271 Manufacturing 140 9.00 2.51 1.26 1.32 1.38 0.08 1.00 5.00 0.270 Transportation, Communication, Utilities 110 9.00 3.10 1.55 1.32 1.38 0.09 1.00 5.00 0.271 Wholesale Trade 150 9.00 5.05 2.53 1.32 1.38 0.15 1.00 5.00 0.272 Retail Trade 820 9.00 57.30 28.65 1.24 1.73 14.04 1.50 7.00 1.252 Finance, Insurance, Real Estate 710 9.00 3.33 1.67 1.24 1.73 0.82 1.00 5.00 0.292 Services(9)N/A 9.00 20.32 10.16 1.24 1.73 4.98 1.00 6.00 0.499 Government(10)730 9.00 7.45 3.73 1.24 1.73 1.83 1.00 7.00 0.451 (1) Estimated (2) Trips per employee represents all trips divided by the number of employees and is based on Trip Generation 11th Edition (Institute of Transportation Engineers 2021) as follows: ITE Code 110 at 3.10 weekday trips per employee, Volume 2 - Industrial Land Uses, page 39 ITE Code 140 at 2.51 weekday trips per employee, Volume 2 - Industrial Land Uses, page 76 ITE Code 150 at 5.05 weekday trips per employee, Volume 2 - Industrial Land Uses, page 104 ITE Code 710 at 3.33 weekday trips per employee, Volume 2 Office Land Uses, page 716 ITE Code 730 at 7.45 weekday trips per employee, Volume 2 Office Land Uses, page 795 ITE Code 820 (page 186) based on blended average of trips by retail center size calculated below. Sq Ft per Trips per Weighted Retail Scale Trip Rate Employee (11)Employee Share Trips Retail (Less than 40k sq. ft.)54.45 890 48 50.0%24.00 Retail (40k to 150k sq. ft.)67.52 1,152 78 35.0%27.30 Retail (greater than 150k sq. ft.37.01 1,070 40 15.0%6.00 Sum of Weighted Trips/1k sq.ft.57.30 (3) Trip per employee (Item 2) multiplied by 0.5. (4) Journey-to-Work Occupants per Trip from 2001 National Household Travel Survey (FHWA 2001) as follows: 1.32 occupants per Construction, Manufacturing, TCU, and Wholesale trip 1.24 occupants per Retail Trade, FIRE, and Services trip (5) Daily Occupants per Trip from 2001 National Household Travel Survey (FHWA 2001) as follows: 1.38 occupants per Construction, Manufacturing, TCU, and Wholesale trip 1.73 occupants per Retail Trade, FIRE, and Services trip (6) [Daily occupants per trip (Item 5) multiplied by one-way trips per employee (Item 3)] - [(Journey-to-Work occupants per trip (Item 4) multiplied by one-way trips per employee (Item 3)] (7) Typical number of days per week that indicated industries provide services and relevant government services are available. (8) Table A-7 for residential and the equation below to determine the Functional Population Coefficient per Employee for all land-use categories except residential includes the following: (10) Includes Federal Civilian Government, Federal Military Government, and State and Local Government categories. (11) Square feet per retail employee from the Energy Information Administration from Table B-1 of the Commercial Energy Building Survey, 2018 ((Days per Week x Employee Hours in Place) + (Visitors per Employee x Visitor Hours per Trip x Days per Week) (24 Hours per Day x 7 Days per Week) (9) Trips per employee for the services category is the average trips per employee for the following service related land use categories: quality restaurant, high-turnover restaurant, supermarket, hotel, motel, elementary school, middle school, high school, hospital, medical office, and church. Source for the trips per employee figure from ITE, 11th ed., when available. DRAFT Benesch Collier County October 2024 B-9 Law Enforcement Impact Fee Study Table B-6 Functional Population (Law Enforcement Service Area) 1) Source: Table B-1 for population and 2024 Woods & Poole for employment data for countywide estimates adjusted by the industry distribution in the service area from Census OnTheMap 2021 2) Source: Table B-4 3) The functional population is Collier baseline data (Item 1) multiplied by the functional resident coefficient (Item 2) 4) The total employment population by category is the sum of the employment figures from the nine employment categories (e.g., natural resources, construction, etc.) 5) The total functional population is the sum of the residential functional population and the employment functional population Table B-7 presents the law enforcement service area annual functional population figures from 2010 through 2040, based on the 2024 functional population figure from Table B-6 and the annual population growth rates from the population figures previously presented in Table B -1. Population Category Collier County Baseline Data(1) Functional Resident Coefficient (2) Functional Population(3) 2024 Peak Season Population 448,099 0.692 310,085 Natural Resources 4,921 0.379 1,865 Construction 22,292 0.271 6,041 Manufacturing 5,826 0.270 1,573 Transportation, Communication, and Utilities 7,674 0.271 2,080 Wholesale Trade 6,196 0.272 1,685 Retail Trade 20,720 1.252 25,941 Finance, Insurance, and Real Estate 37,194 0.292 10,861 Services 92,099 0.499 45,957 Government Services 11,934 0.451 5,382 101,385 411,470 Employment Category Total Employment by Category Population (4) 2024 Total Functional Population (5) DRAFT Benesch Collier County October 2024 B-10 Law Enforcement Impact Fee Study Table B-7 Functional Population (Law Enforcement Service Area) Source: Table B-6 for the 2024 functional population figure and Table B-1 for annual growth rates Year Functional Population 2010 315,951 2011 320,455 2012 325,755 2013 329,558 2014 335,087 2015 342,189 2016 349,182 2017 356,702 2018 364,438 2019 372,341 2020 379,215 2021 387,280 2022 396,408 2023 404,517 2024 411,470 2025 417,820 2026 423,544 2027 429,346 2028 435,227 2029 441,185 2030 446,296 2031 450,538 2032 454,816 2033 459,132 2034 463,485 2035 467,226 2036 470,346 2037 473,482 2038 476,631 2039 479,797 2040 483,039 DRAFT Benesch Collier County October 2024 B-11 Law Enforcement Impact Fee Study Functional Residents by Specific Land Use Category When a wide range of land uses impact services, an estimate of that impact is needed for each land use. This section presents functional population estimates by residential and non-residential land uses. Residential and Transient Land Uses As mentioned previously, functional population estimates by land use need to be developed for each impact fee service area to be analyzed. For residential and transient land uses, these coefficients are displayed in Table B-8. The transient land uses include hotel/all suites hotel, motel, assisted living facility and nursing home. Secondary sources, such as Smith Travel Research (STR), Collier County Convention and Visitors Bureau, and the Florida Department of Elderly Affairs, are used to determine the occupancy rate for these land uses. Non-Residential Land Uses A similar approach is used to estimate functional residents for non-residential land uses. Table B-9 reports basic assumptions and calculations, such as trips per unit, trips per employee, employees per impact unit, one-way trips per impact unit, worker hours, occupants per vehicle trip, visitors (patrons, etc.) per impact unit, visitor hours per trip, and days per week for non- residential land uses. The final column in the tables shows the estimated functional resident s per unit by land use. These figures represent the demand component for the law enforcement impact fee program and are used in the calculation of the cost per unit for each land use category in the law enforcement impact fee schedule. DRAFT Benesch Collier County October 2024 B-12 Law Enforcement Impact Fee Study Table B-8 Functional Residents for Residential and Transient Land Uses (Law Enforcement Service Area) Residential Land Use Impact Unit ITE LUC(1) Residents/ Visitors Per Unit(2) Occupancy Rate(3) Adjusted Residents Per Unit(4) Peak Visitor Hours at Place(5) Workers Per Unit(6) Work Day Hours(7) Days Per Week(8) Functional Residents Per Unit(9) Residential Single Family Detached - Less than 4,000 sf du 210 2.64 - - - - - - 1.83 - 4,000 sf or greater du 210 3.25 - - - - - - 2.25 Multi-Family du 220-232 1.46 - - - - - - 1.01 Mobile Home du 240 1.94 - - - - - - 1.34 Retirement Community - Detached (Single Family)du 251 1.62 - - - - - - 1.12 Retirement Community - Attached (Multi-Family)du 252 0.88 - - - - - - 0.61 Transient/Assisted, Group Hotel/All Suites Hotel room 310/311 2.80 73%2.04 12 0.56 9 7 1.23 Motel room 320 2.80 73%2.04 12 0.13 9 7 1.07 Assisted Living Facility du 254 1.28 70%0.89 20 0.56 9 7 0.95 Nursing Home 1,000 sf 620 2.76 70%1.93 20 2.04 9 7 2.37 (9) For residential this is Residents Per Unit times 0.692. For Transient, Assisted, and Group it is: [(Adjusted Residents per Unit X Hours at Place X Days per Week) + (Workers Per Unit X Work Hours Per Day X Days per Week)] ( 24 Hours per Day X 7 Days per Week) (2) Estimates for the residential land uses, retirement community (detached), retirement community (attached) fro m Table B-2; estimate for hotel/motel from Collier County Overnight Visitor Economic Impact Report 2021. Estimate for assisted living facility is based on people per household figures for single family and multi-family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. Estimate used for nursing home is based on 1 person per bed and an average square footage of 363 per bed in a nursing home, based on information provided in the ITE Trip Generation Handbook, 11th Edition. (3) Source for hotel/motel occupancy: Collier County Convention and Visitors Bureau Annual Reports and Smith Travel Research (STR). Average occupancy rate for 2016 through 2021, excluding 2020. Source for nursing home/ALF occupancy rate is the Florida Department of Elderly Affairs Collier County Profile and the Agency for Health Care Administration. Average occupancy rate for 2021 through 2022. (4) Residents per unit times occupancy rate (5), (7), (8) Estimated (6) Adapted from ITE Trip Generation Handbook, 11th Edition (1) Land use code from the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 11th Edition DRAFT Benesch Collier County October 2024 B-13 Law Enforcement Impact Fee Study Table B-9 Functional Residents for Non-Residential Land Uses ITE LUC(1) Land Use Impact Unit Trips Per Unit(2) Trips Per Employee(3) Employees Per Unit(4) One-Way Factor @ 50%(5) Worker Hours(6) Occupants Per Trip(7)Visitors(8)Visitor Hours Per Trip(9) Days Per Week(10) Functional Residents per Unit(11) RECREATION: 416 Campground/RV Park(12)site 1.62 n/a 1.20 0.81 9 1.64 0.13 1.50 7 0.46 420 Marina boat berth 2.41 20.52 0.12 1.21 9 1.64 1.86 1.00 7 0.12 430 Golf Course hole 30.38 20.52 1.48 15.19 9 1.64 23.43 0.25 7 0.80 n/a Bundled Golf Course(13)hole 9.11 20.52 0.44 4.56 9 1.64 7.04 0.25 7 0.24 445 Movie Theater 1,000 sf 82.30 53.12 1.55 41.15 9 1.64 65.94 1.00 7 3.33 n/a Dance Studio/Gymnastics 1,000 sf 21.33 n/a 2.00 10.67 9 1.64 15.50 1.50 7 1.72 INSTITUTIONS: 520 Elementary School (Private)student 2.27 22.50 0.10 1.14 9 1.11 1.17 2.00 5 0.10 522 Middle/Junior High School (Private)student 2.10 23.41 0.09 1.05 9 1.11 1.08 2.00 5 0.09 525 High School (Private)student 1.94 21.95 0.09 0.97 9 1.11 0.99 2.00 5 0.08 University/Junior College (7,500 or fewer students) (Private)student 2.00 11.75 0.17 1.00 9 1.11 0.94 2.00 5 0.10 University/Junior College (more than 7,500 students) (Private)student 1.50 11.75 0.13 0.75 9 1.11 0.70 2.00 5 0.08 560 Church 1,000 sf 7.60 20.64 0.37 3.80 9 2.16 7.84 1.00 7 0.47 565 Day Care Center 1,000 sf 49.63 21.38 2.32 24.82 9 2.16 51.29 0.15 5 0.85 MEDICAL: 610 Hospital 1,000 sf 10.77 3.77 2.86 5.39 9 1.44 4.90 1.00 7 1.28 OFFICE: 710 General Office 1,000 sf 10.84 3.33 3.26 5.42 9 1.09 2.65 1.00 5 0.95 Medical Office/Clinic 10,000 sq ft or less 1,000 sf 23.83 8.71 2.74 11.92 9 1.44 14.42 1.00 5 1.16 Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 34.21 8.71 3.93 17.11 9 1.44 20.71 1.00 5 1.67 770 Business Park (Flex-Space)1,000 sf 12.65 4.04 3.13 6.33 9 1.09 3.77 0.75 5 0.92 RETAIL: 822 Retail 6,000 sfgla or less 1,000 sfgla 54.45 17.42 3.13 27.23 9 1.52 38.26 0.50 7 1.97 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 54.45 17.42 3.13 27.23 9 1.52 38.26 0.50 7 1.97 821 Retail 40,001 to 150,000 sfgla 1,000 sfgla 67.52 17.42 3.88 33.76 9 1.52 47.44 0.65 7 2.74 820 Retail greater than 150,000 sfglA 1,000 sfgla 37.01 17.42 2.12 18.51 9 1.52 26.02 1.00 7 1.88 840/841 New/Used Auto Sales 1,000 sf 24.58 11.84 2.08 12.29 9 1.52 16.60 1.00 7 1.47 849 Tire Superstore 1,000 sf 20.37 n/a 1.65 10.19 9 1.52 13.84 1.00 7 1.20 850 Supermarket 1,000 sf 94.48 43.86 2.15 47.24 9 1.52 69.65 0.50 7 2.26 851 Convenience Market (24 hour)1,000 sf 739.50 243.38 3.04 369.75 9 1.52 558.98 0.20 7 5.80 862 Home Improvement Superstore 1,000 sf 30.74 n/a 2.50 15.37 9 1.52 20.86 1.00 7 1.81 880/881 Pharmacy with & without Drive-Thru 1,000 sf 103.86 69.17 1.50 51.93 9 1.52 77.43 0.35 7 1.69 890 Furniture Store 1,000 sf 6.26 10.93 0.57 3.13 9 1.52 4.19 0.50 7 0.30 SERVICES: 911 Bank/Savings w/out Drive-Thru 1,000 sf 57.94 32.73 1.77 28.97 9 1.52 42.26 0.35 6 1.10 912 Bank/Savings w/Drive-Thru 1,000 sf 103.73 32.73 3.17 51.87 9 1.52 75.67 0.15 6 1.42 930 Fast Casual Restaurant 1,000 sf 97.14 21.26 4.57 48.57 9 2.30 107.14 0.35 7 3.28 931 Low-Turnover Restaurant 1,000 sf 86.03 17.90 4.81 43.02 9 2.30 94.14 1.00 7 5.73 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 103.46 21.26 4.87 51.73 9 2.30 114.11 0.75 7 5.39 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 479.17 44.52 10.76 239.59 9 2.30 540.30 0.25 7 9.66 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 409.25 44.52 9.19 204.63 9 2.30 461.46 0.25 7 8.25 720 540/550 DRAFT Benesch Collier County October 2024 B-14 Law Enforcement Impact Fee Study Table B-9 (continued) Functional Residents for Non-Residential Land Uses ITE LUC(1) Land Use Impact Unit Trips Per Unit(2) Trips Per Employee(3) Employees Per Unit(4) One-Way Factor @ 50%(5) Worker Hours(6) Occupants Per Trip(7)Visitors(8)Visitor Hours Per Trip(9) Days Per Week(10) Functional Residents per Unit(11) SERVICES: 941 Quick Lube service bay 40.00 16.00 2.50 20.00 9 1.52 27.90 0.50 7 1.52 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.172.01 275.78 0.62 86.01 9 1.52 130.12 0.20 7 1.32 944 Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.264.38 241.21 1.10 132.19 9 1.52 199.83 0.20 7 2.08 945 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.345.75 241.21 1.43 172.88 9 1.52 261.35 0.20 7 2.71 947 Self-Service Car Wash service bay 43.94 n/a 0.50 21.97 9 1.52 32.89 0.50 7 0.87 948 Automated Car Wash 1,000 sf 142.00 n/a 1.75 71.00 9 1.52 106.17 0.25 7 1.76 n/a Luxury Auto Sales 1,000 sf 16.30 n/a 2.08 8.15 9 1.52 10.31 1.00 7 1.21 INDUSTRIAL: 110 General Light Industrial 1,000 sf 4.87 3.10 1.57 2.44 9 1.08 1.07 1.00 5 0.45 140 Manufacturing 1,000 sf 4.75 2.51 1.89 2.38 9 1.08 0.68 1.00 5 0.53 150 Warehousing 1,000 sf 1.71 5.05 0.34 0.86 9 1.08 0.59 0.75 5 0.10 151 Mini-Warehouse 1,000 sf 1.46 61.90 0.02 0.73 9 1.08 0.77 0.75 7 0.03 Sources: 1) Land use code found in the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 11th Edition 2) Land uses and trip generation rates consistent with those included in the 2024 Transportation Impact Fee Update Study 3) Trips per employee from ITE Trip Generation Handbook, 11th Edition, when available 4) Trips per unit (Item 2) divided by trips per person (usually employee). When trips per person are not available, the employees per unit is estimated 5) Trips per unit (Item 2) multiplied by 50 percent 6) Estimated 7) Source: 2022 National Household Travel Survey (FHWA 2022) 8) [(One-way Trips/Unit X Occupants/Trip) - Employees] 9) Estimated 10) Estimated 11) [(Workers X Hours/Day X Days/Week) + (Visitors X Hours/Visit X Days/Week)]/(24 Hours x 7 Days) 12) The ITE 11th Edition trip generation rate was adjusted to reflect the average occupancy rate of 60 percent based on data provided by the Florida Association of RV Parks and Campgrounds 13) The trip generation rate for "bundled golf course" is assessed at 30 percent of the trip generation rate for the "golf course" land use (LUC 430) Appendix C - Building and Land Values Analysis - Supplemental Information DRAFT Benesch Collier County October 2024 C-1 Law Enforcement Impact Fee Study This appendix provides the additional data and information on building and land value estimates. Building Value Estimates In determining the appropriate unit value for buildings, the following analysis was conducted: • Cost trends since the last study; • Cost estimates for planned law enforcement buildings in Collier County; • Insurance value of the existing inventory; and • Discussions with the County. The County plans to build a new Forensic Evidence building at a cost of $347 per square foot. This cost estimate excludes the portion of the project for the storage building. During the 2016 impact fee study, the value of primary buildings was estimated at $300 per square foot. Applying Engineering News Records Building Cost Index for the cost changes between 2016 and 2024 resulted in a unit cost of $440 per square foot. The insurance values of existing buildings averaged $223 per square foot for primary buildings and $77 per square foot for support buildings . It is important to note that insurance values represent conservative estimates due to certain parts of structures, such as the foundation, not being insured. Given this data and information, the construction cost for primary buildings was estimated at $350 per square foot. The value of support facilities was estimated at $90 per square foot, based primarily on insurance values. These costs reflect all costs related to constructing buildings (such as design, construction, site preparation, permitting, etc.) with the exception of land purchase. This information is summarized in Table C-1. DRAFT Benesch Collier County October 2024 C-2 Law Enforcement Impact Fee Study Table C-1 Law Enforcement Buildings Total Building Value per Square Foot 1) Source: Collier County 2) Building cost estimates from Collier County Law Impact Fee Study, October 10, 2016, indexed according to Engineering News Record (2016-2024) 3) Source: Collier County Land Values To estimate land value associated with law enforcement, the following information was evaluated: • Land value trends since the last study; • Current value of land where law enforcement buildings are located; • Vacant land sales analysis; • Vacant land values as reported by the Property Appraiser; and • Discussions with the County. Facility Cost per Square Foot Future Construction Estimates (1) Forensic/Evidence Building $347 Cost Estimates from 2016 Study Indexed (2) 2016 Study Cost Estimates - Primary Buildings $300 - Support Buildings $80 Cost Estimates Indexed - Primary Buildings $443 - Support Buildings $118 Engineering News Record (2016-2024)47.5% Insurance Values (3) Averaged Insured Values - Primary Buildings $223 - Support Buildings $77 Used in the Study: - Primary Buildings $350 - Support Buildings $90 DRAFT Benesch Collier County October 2024 C-3 Law Enforcement Impact Fee Study The 2016 study estimated land value at $160,000 per acre. Since then, land values increased by approximately 118 percent, which results in an indexed value of approximately $349,000 per acre. The value of parcels where existing law enforcement buildings are located ranges from $29,000 per acre to $1.3 million per acre with an average of $570,000 per acre. Vacant land sales of parcels between one acre and 10 acres countywide between 2018 and 2022 averaged $72,000 per acre over the past five years. This value was almost $400,000 per acre when commercial vacant land was considered. Similarly, the value of all vacant land of one to 10- acre parcels as estimated by Collier County Property Appraiser averaged $51,000 per acre. This figure was $316,000 per acre for commercial vacant land. It is likely that future law enforcement facilities will be built in the eastern parts of the county. An evaluation of the vacant residential sales between 2018 and 2022 versus commercial land sales for 1- to 10-acre parcels in the area east of County Road 951 resulted in an average land value of $55,000 per acre for residential land uses, and $300,000 per acre for commercial land uses. Currently, approximately 25 percent of law enforcement facilities are in residential areas while the remaining 75 percent are located in commercial areas. For the purposes of impact fee calculations, a more conservative ratio of 50 percent is used for commercial and residential locations. As presented in Table C-2, applying these percentages to the estimated land value in residential versus commercial areas results in a combined land value of approximately $1 80,000 which is considered to be a reasonable estimate for impact fee calculation purposes. DRAFT Benesch Collier County October 2024 C-4 Law Enforcement Impact Fee Study Table C-2 Weighted Average Land Value 1) Reflects a conservative estimate of future land purchases by land use compared to the current distribution of 50% residential and 50% commercial. 2) Land value per acre estimates based on vacant land sales between 2018 to 2022 3) Distribution (Item 1) multiplied by land value per acre (Item 2) for each land use and added. Land Use Distribution(1)Land Value per Acre(2) Weighted Land Value per Acre(3) Residential 50%$55,000 $27,500 Commercial 50%$300,000 $150,000 Land Value Used in the Study $180,000 Collier County Library Facilities Impact Fee Update Study DRAFT Report October 31, 2024 Prepared for: Collier County Capital Projects Planning, Impact Fees and Program Management Division 2685 Horseshoe Drive South Naples, Florida 34104 ph (239) 252-8192 Prepared by: Benesch 1000 N. Ashley Dr., #400 Tampa, Florida 33602 ph (813) 224-8862 E-mail: nkamp@benesch.com DRAFT Benesch Collier County October 2024 i Library Facilities Impact Fee Study Collier County Library Facilities Impact Fee Update Study Table of Contents INTRODUCTION .................................................................................................... 1 INVENTORY ........................................................................................................... 5 SERVICE AREA AND DEMAND COMPONENT ........................................................... 7 LEVEL OF SERVICE .................................................................................................. 8 COST COMPONENT ................................................................................................ 10 CREDIT COMPONENT & NET IMPACT COST ............................................................ 11 CALCULATED LIBRARY FACILITIES IMPACT FEE SCHEDULE ....................................... 12 IMPACT FEE SCHEDULE COMPARISON .................................................................... 13 Appendices: Appendix A: Building and Land Value Analysis - Supplemental Information Appendix B: Population Estimates – Supplemental Information DRAFT Benesch Collier County October 2024 1 Library Facilities Impact Fee Study Introduction With a population of over 400,000, Collier County ranks as the 19th most populous county in Florida. The county is continuing to grow and is estimated to add approximately 110,000 new residents through 2050. In terms of residential permitting, Collier County ranks 19th out of Florida counties with an average of 5,300 new units per year over the past three years. To address additional infrastructure needs, Collier County implemented an impact fee program for library facilities, which was last updated in 2016. To reflect most recent data, the County retained Benesch to prepare an update study. This report serves as the technical study to support the calculation of the updated library facilities impact fee. Data presented in this report represents the most recent and localized data available at the time of this update study. All data and support material used in this analysis are incorporated by reference as set forth in this document. The figures calculated in this study represent the technically defensible level of impact fee that the County could charge; however, the Board of County Commissioners may choose to discount the fee as a policy decision. Methodology In developing the County’s library facilities impact fee, a consumption-based impact fee methodology is utilized, which is commonly used throughout Florida. A consumption -based impact fee charges new development based upon the burden placed on services from each land use (demand). The demand component is measured in terms of population per unit. A consumption-based impact fee charges new growth the proportionate share of the cost of providing additional infrastructure for use by new growth. Unlike a “needs -based” approach, consumption-based approach ensures that the impact fee is set at a rate that generates revenues sufficient only for new capacity needs and does not generate revenues at a level to correct existing deficiencies. Given this, the County does not need to go through the process of estimating the portion of each capacity expansion pr oject that may be related to existing deficiencies. In addition, per legal requirements, a credit is subtracted from the total cost to account for the value of future non-impact fee funding contributions of new development toward any capacity expansion projects. In other words, case law requires that the new development should not be charged twice for the same infrastructure. DRAFT Benesch Collier County October 2024 2 Library Facilities Impact Fee Study Legal Overview In Florida, legal requirements related to impact fees have primarily been established through case law since the 1980’s. Impact fees must comply with the “dual rational nexus” test, which requires that they: • Be supported by a study demonstrating that the fees are proportionate in amount to the need created by new development paying the fee; and • Be spent in a manner that directs a proportionate benefit to new development, typically accomplished through establishment of benefit districts (if needed) and a list of capacity- adding projects included in the County’s Capital Improvement Plan, Capital Improvement Element, or another planning document/Master Plan. In 2006, the Florida legislature passed the “Florida Impact Fee Act,” which recognized impact fees as “an outgrowth of home rule power of a local government to provide certain services within its jurisdiction.” § 163.31801(2), Fla. Stat. The statute – concerned with mostly procedural and methodological limitations – did not expressly allow or disallow any particular public facility type from being funded with impact fees. In fact, which it was initially adopted, the Act largely codified requirements and standards common to the practice already. However, the Legislature has amended the Impact Fee Act numerous times since 2006, significantly affecting the impact fee practice in Florida. For this reason, a summary of the key legislative changes since 2006 is provided: • HB 227 in 2009: The Florida legislation statutorily clarified that in any action challenging an impact fee, the government has the burden of proving by a preponderance of the evidence that the imposition or amount of the fee meets the requirements of state legal precedent or the Impact Fee Act and that the court may not use a deferential standard. • SB 360 in 2009: Allowed fees to be decreased without the 90-day notice period required to increase the fees and purported to change the standard of legal review associated with impact fees. SB 360 also required the Florida Department of Community Affairs (now the Department of Commerce) and Florida Department of Transportation (FDOT) to conduct studies on “mobility fees,” which were completed in 2010. • HB 7207 in 2011: Required a dollar-for-dollar credit, for purposes of concurrency compliance, for impact fees paid and other concurrency mitigation required. • HB 319 in 2013: Applied mostly to concurrency management authorities, but also encouraged local governments to adopt alternative mobility systems using a series of tools identified in section 163.3180(5)(f), Florida Statutes. DRAFT Benesch Collier County October 2024 3 Library Facilities Impact Fee Study • HB 207 in 2019: Included the following changes to the Impact Fee Act along with additional clarifying language: o Impact fees cannot be collected prior to building permit issuance; and o Impact fee revenues cannot be used to pay debt service for previously approved projects unless the expenditure is reasonably connected to, or has a rational nexus with, the increased impact generated by the new residential and commercial construction. • HB 7103 in 2019: Addressed multiple issues related to affordable housing/linkage fees, impact fees, and building services fees. In terms of impact fees, the bill required that when local governments increase their impact fees, the outstanding impact fee credits for developer contributions should also be increased. This requirement was to operate prospectively; however, HB 337 that was signed in 2021 deleted that clause and making all outstanding credits eligible for this adjustment. This bill also allowed local governments to waive/reduce impact fees for affordable housing projects without having to offset the associated revenue loss. • SB 1066 in 2020: Added language allowing impact fee credits to be assignable and transferable at any time after establishment from one development or parcel to another that is within the same impact fee zone or impact fee district or that is within an adjoining impact fee zone or district within the same local government jurisdiction, and which receives benefit from the improvement or contribution that generated the credits. Added language indicating any new/increased impact fee not being applicable to cu rrent or pending permit applications submitted prior to the effective date of an ordinance or resolution imposing new/increased fees. • HB 1339 in 2020: Required reporting of various impact fee related data items within the annual financial audit report submitted to the Department of Financial Services. • HB 337 in 2021: Placed limits on the amount and frequency of fee increases, but also included a clause to exceed these restrictions if the local governments can demonstrate extraordinary circumstances, hold two public workshops discussing these circumstances and the increases are approved by two-thirds of the governing body. • HB 479 in 2024 (Effective October 1, 2024): Required interlocal agreements between counties and municipalities when both entities collect a transportation impact fee. Placed limits on timing of impact fee study completion and adoption and data used in the studies. The following paragraphs provide further detail on the generally applicable legal standards. DRAFT Benesch Collier County October 2024 4 Library Facilities Impact Fee Study Impact Fee Definition • An impact fee is a one-time capital charge levied against new development. • An impact fee is designed to cover the portion of the capital costs of infrastructure capacity consumed by new development. • The principal purpose of an impact fee is to assist in funding the implementation of projects identified in the Capital Improvements Element (CIE) and other capital improvement programs for the respective facility/service categories. Impact Fee vs. Tax • An impact fee is generally regarded as a regulatory function established based upon the specific benefit to the user related to a given infrastructure type and is not established for the primary purpose of generating revenue for the general benefit of the community, as are taxes. • Impact fee expenditures must convey a proportional benefit to the fee payer. This is accomplished through the establishment of benefit districts as needed, where fees collected in a benefit district are spent in the same benefit district. • An impact fee must be tied to a proportional need for new infrastructure capacity created by new development. This technical report has been prepared to support legal compliance with existing case law and statutory requirements and documents the methodology used for the library facilities impact fee calculations, including an evaluation of the inventory, service area and demand component, level of service (LOS), cost, credit, and demand components. Information supporting this analysis was obtained from the County and other sources, as indicated . DRAFT Benesch Collier County October 2024 5 Library Facilities Impact Fee Study Inventory Table 1 provides a summary of existing library facilities within Collier County. Currently, the County provides 173,000 square feet of library facilities located on approximately 27 acres of land dedicated to library facilities. An important part of the impact fee calculations involves estimating the current value of the capital assets. A building cost of $350 per square foot is used based on cost trends since the most recent technical study, cost estimates from the 2023 Annual Update and Inventory Report, insurance values of existing libraries, and discussions with the County. Appendix A provides a more detailed explanation of building value estimates. To estimate the value of land component of library buildings, recent land acquisitions by the County, land values of the existing inventory, recent vacant land sales and the value of vacant land as reported by the Collier County Property Appraiser were evaluated. This analysis resulted in an average land value of $180,000 per acre, and is explained further in Appendix A. These cost estimates result in a total building and land value of $6 5.4 million, of which $60.6 million is for buildings and $4.8 million is for land. DRAFT Benesch Collier County October 2024 6 Library Facilities Impact Fee Study Table 1 Building and Land Inventory 1) Source: Collier County. Square feet of the library facility. 2) Source: Collier County. Total square feet of all buildings on a given parcel. 3) Source: Collier County 4) Total acres (Item 3) divided by total square feet on site (Item 2) multiplied by 1,000. 5) Library square feet (Item 1) divided by 1,000 and multiplied by acres per 1,000 square feet of building space (Item 4) 6) Library square feet (Item 1) multiplied by building value per square foot (Item 10) 7) Allocated acres (Item 5) multiplied by land value per acre (Item 11) 8) Sum of building value (Item 6) and land value (Item 7) 9) Excludes the square feet of the old Golden Gate Library, which was repurposed to a Senior Citizen. 10) Source: Appendix A 11) Source: Appendix A Immokalee Branch 417 1st Street North 1978/2004 8,035 28,945 10.00 0.345 2.77 $2,812,250 $498,600 $3,310,850 Naples Branch 650 Central Avenue 1965/1992 35,011 35,011 2.66 0.076 2.66 $12,253,850 $478,800 $12,732,650 Golden Gate Branch(9)2432 Lucerne Road 1978/2007 17,066 76,498 12.91 0.169 2.88 $5,973,100 $518,400 $6,491,500 East Naples Branch 8787 Tamiami Trail East 1989 7,168 7,168 0.87 0.121 0.87 $2,508,800 $156,600 $2,665,400 Estates Branch 1266 Golden Gate Blvd West 1994 11,000 11,000 2.08 0.189 2.08 $3,850,000 $374,400 $4,224,400 Marco Island Branch 210 South Heathwood Drive 1988/2009 15,381 15,381 1.51 0.098 1.51 $5,383,350 $271,800 $5,655,150 Headquarters Branch 2385 Orange Blossom Drive 2002 42,401 56,401 7.63 0.135 5.72 $14,840,350 $1,029,600 $15,869,950 Vanderbilt Branch 788 Vanderbilt Beach Road 1981 7,000 7,000 1.69 0.241 1.69 $2,450,000 $304,200 $2,754,200 South Regional Library 8065 Lely Cultural Parkway 2007 30,000 154,388 20.00 0.130 3.90 $10,500,000 $702,000 $11,202,000 Vacant Land for Future Library Fiddlers Creek Lot CF 20 2022 N/A N/A 2.72 N/A 2.72 N/A $489,600 $489,600 Total 173,062 26.80 $60,571,700 $4,824,000 $65,395,700 Building Value per Square Foot(10)$350 Land Value per Acre(11)$180,000 Land Value(7) Total Building and Land Value(8) Facility Description Year Built Acres per 1,000 sf of Building Space(4) Allocated Acres(5) Building Value(6) Total Acres(3) Library Square Feet(1) Total Square Feet on Site(2) Address DRAFT Benesch Collier County October 2024 7 Library Facilities Impact Fee Study Service Area and Demand Component The Collier County Public Library System provides library services to the entire County, thus, the appropriate service area is countywide. The library facilities impact fee program requires the use of population data in calculating current levels of service and impact fee levels. To be consistent with the population utilized in the County’s comprehensive planning and Annual Update and Inventory Report (AUIR) process, this impact fee study considers not only the resident or permanent population of the County, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak seasonal population is used in all population estimates and projections. Peak seasonal population projections were provided by Collier County’s Comprehensive Planning Division. Appendix B provides further detail on population estimates. DRAFT Benesch Collier County October 2024 8 Library Facilities Impact Fee Study Level of Service Table 2 provides a summary of the current level of service (LOS) for library buildings, in Collier County. To calculate the level of service, the library buildings square feet is divided by the 2024 seasonal peak population. Because some of the library buildings were funded through bonds that are being paid back with impact fee revenues, an additional calculation of owned library square feet is provided. As presented, the achieved level of service calculated based on owned Collier County library buildings is less than the adopted level of service standard. However, the better measure of library services provided to Collier County residents is including all library buildings. As presented, the achieved level of service for all library buildings is 0.35 square feet per resident compared to the adopted level of service standard of 0.33 square feet per resident. The current achieved LOS figures represent the community’s investment into library infrastructure while the adopted LOS standards represent the service level intended going forward. For impact fee calculation purposes, the lower of the two measures is utilized to not overcharge new development. The achieved LOS of owned buildings is lower than the adopted LOS. Since the portion not owned is excluded from the total capital asset value later in this report, the LOS of all library buildings is used in the impact fee calculations. Table 2 Current Achieved Level of Service 1) Source: Table 1 2) Source: Appendix B, Table B-1 3) Square feet (Item 1) divided by peak seasonal population (Item 2) 4) Source: Collier County 2023 Annual Update and Inventory Report (AUIR) 5) For impact fee calculation purposes, the lower of the adopted LOS standard vs the achieved LOS is used in the impact fee calculations. The achieved LOS of owned buildings is lower than the adopted LOS. Since the portion not owned is excluded from the total capital asset value later in this report, the LOS based on all buildings is used in the impact fee calculations. Square Feet(1) Peak Seasonal Population(2) Achieved Level of Service(3) Adopted Level of Service Standard(4) LOS Used in Study(5) Library Buildings (all) 173,062 491,779 0.35 Library Buildings (owned) 159,217 491,779 0.32 0.33 0.35 Description Year 2024 DRAFT Benesch Collier County October 2024 9 Library Facilities Impact Fee Study A comparison of the current Collier County LOS, the LOS standard (LOSS), LOS of the other Florida counties, and the State Standards is presented in Table 3. The comparison includes counties with a population of 100,001 to 400,000 and is based on the information obtained from the Library Directory with Statistics, published by the Department of State, Division of Library and Information Services. It should be noted that the current LOS figures included in the table for Collier County represent figures provided by the Division of Library and Information Services and reflect 2022-2023 data with the use of permanent population. Table 3 Level of Service Comparison 1) Source: Department of State, Division of Library & Information Services, 202 2-2023 Library Directory with Statistics 2) Source: Collier County 2023 Annual Update and Inventory Report (AUIR) 3) Source: Department of State, Division of Library & Information Services, 202 2-2023 Library Directory with Statistics - includes counties with population of 100,001 to 400,000, excluding Collier County 4) Source: Florida Library Association Standards for Florida Public Libraries 2004, 2006 Revision. Standards show Standard 77 and Standard 90 for jurisdictions with a service area population of 100,001 - 750,000. Achieved LOS(1) Adopted LOS Standard(2)Essential Enhanced Exemplary Library Buildings (all) -- sf per capita 0.44 0.33 0.40 0.60 0.70 1.00 Category Collier County Other FL Counties(3) FLA Public Library Standards(4) DRAFT Benesch Collier County October 2024 10 Library Facilities Impact Fee Study Cost Component Table 4 provides a summary of library facilities capital assets owned by the County. As shown, total capital asset value associated with library facilities amounts to $65.4 million. However, the County is still paying debt service on a portion of these assets. In addition, it is the Collier County’s policy to use impact fee revenues to pay debt service associated with capacity expansion projects. To ensure that new development is not being overcharged for these future payments, the portion of the remaining principal for the expansion portion of South Regional Library and Golden Gate Library that is to be repaid with impact fee revenues is subtracted from the total asset value in Table 4. The resulting owned capital asset value is approximately $60.2 million or approximately $348 per square foot. Table 4 also presents the cost per resident for the impact fee analysis. This cost is calculated by multiplying the owned capital asset value per square foot by the current LOS of 0.35 square feet per resident. As shown, these calculations result in $122 per resident for all library facilities assets considered in the impact fee calculations. Table 4 Total Impact Cost per Resident 1) Source: Table 1 2) Source: Table 1 3) Sum of building and land value (Items 1 and 2) 4) Source: Collier County Office of Management and Budget 5) Total building and land value (Item 3) less portion not owned (Item 4) 6) Source: Table 1 7) Owned building and land value (Item 5) divided by total library square feet (Item 6) 8) Source: Table 2 9) Owned building and land value per square foot (Item 7) multiplied by the LOS (Item 8) 10) Distribution of building and land value Description Figure Percent of Total(10) Building Value(1)$60,571,700 92.6% Land Value(2)$4,824,000 7.4% Total Building and Land Value(3)$65,395,700 100.0% Less: Portion Not Owned(4)$5,231,074 Owned Building and Land Value(5)$60,164,626 Total Library Square Feet(6)173,062 Owned Building and Land Value per Square Foot (7)$347.65 LOS (Square Feet per Resident)(8)0.35 Total Impact Cost per Resident(9)$121.68 DRAFT Benesch Collier County October 2024 11 Library Facilities Impact Fee Study Credit Component & Net Impact Cost The net library facilities impact cost per resident is the difference between the cost component and the credit component. The County has not allocated any non-impact fee funding for library capacity projects and intends to continue building library capacities with impact fee revenues. As previously presented in Table 4, future debt payments that will be made with impact fees are subtracted from the value of the inventory, which serves as the credit for impact fee calculations. Given that there are no other revenue sources for capacity projects , the total impact cost is equivalent to the net impact cost. If, in the future, the County allocates non-impact fee revenue sources for capacity expansion projects, these calculations should be revised to reflect the new development’s contribution from these funding sources. Table 5 Net Impact Cost per Resident 1) Source: Table 4 2) Collier County has been paying all capacity projects with impact fee revenues. Therefore, there is no revenue credit required. 3) Total impact cost per resident (Item 1) less the total revenue credit per resident Description Per Resident Total Impact Cost per Resident(1)$121.68 Total Revenue Credit per Resident(2)$0.00 Net Impact Cost per Resident(3)$121.68 DRAFT Benesch Collier County October 2024 12 Library Facilities Impact Fee Study Calculated Library Facilities Impact Fee Schedule Table 6 presents the calculated library facilities impact fee schedule for residential and non- residential land uses, based on the net impact fee cost per resident figures presented in Table 5 . Net impact cost per resident decreased by approximately five percent since the 2016 study due to the changes in inventory, cost, and credit components. The remaining differences reflect changes in the demand component since 2016 . Table 6 Calculated Library Impact Fee Schedule 1) Source: Appendix B, Table B-2 2) Source: Table 5 3) Source: Residents per unit (Item 1) multiplied by the net impact cost per resident (Item 2) 4) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division 5) Percent change between the calculated impact fee (Item 3) and the current adopted impact fee (Item 4) Residential Land Use Impact Unit Residents per Unit(1) Net Impact Cost per Resident(2) Calculated Impact Fee(3) Current Adopted Impact Fee(4) Percent Change(5) Single Family Detached - Less than 4,000 sf du 2.53 $121.68 $307.85 $336.05 -8% - 4,000 sf or greater du 3.12 $121.68 $379.64 $376.63 1% Multi-Family du 1.31 $121.68 $159.40 $159.78 0% Mobile Home du 1.92 $121.68 $233.63 $270.11 -14% Retirement Community - Detached (Single Family)du 1.55 $121.68 $188.60 $145.83 29% Retirement Community - Attached (Multi-Family)du 0.79 $121.68 $96.13 $145.83 -34% DRAFT Benesch Collier County October 2024 13 Library Facilities Impact Fee Study Impact Fee Schedule Comparison As part of the work effort in updating Collier County’s library facilities impact fee, a comparison of library facilities impact fee schedules was completed for other Florida counties. Table 7 presents this comparison. Table 7 Library Facilities Impact Fee Schedule Comparison 1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fee may have been l owered/increased through annual indexing or policy discounts. Does not account for moratorium/suspensions. 2) du = dwelling unit 3) Source: Table 6 4) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division 5) Source: Brevard County Planning & Development Department 6) Lake County Planning and Zoning, Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased- in fees effective January 2, 2027. 7) Source: Manatee County, Development Services. Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased-in fees effective January 1, 2028. 8) Source: Martin County, Resources, Impact Fees. Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased-in fees effective January 1, 2028. 9) Source: Palm Beach County Planning, Zoning and Building Department. Fees adopted in compliance with the 50% limit phasing requirement s per F.S. 163.31801. Fees shown reflect fully phased-in fees effective January 1, 2026. 10) Source: Pasco County Central Permitting Department 11) Source: Polk County Building & Construction Department. Fees shown effective January 1, 2025. 12) Source: Sarasota County Planning & Development Services 13) Source: St. Lucie County Planning & Development Services Department. Multi -family fee shown reflects fee for 3+ stories. Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased -in fees effective October 1, 2025. Calculated(3)Current Adopted(4) Date of Last Update 2024 2016 2000 2022 2024 2023 2022 2002 2024 2016 2022 Assessed Portion of Calculated(1)N/A 100%29%Varies-SF @59%100%N/A Varies-SF @95%100%100%100%Varies-SF @100% Residential: Single Family (2,000 sf)du $308 $336 $64 $287 $363 $520 $295 $145 $188 $683 $396 Multi-Family (1,300 sf)du $159 $160 $38 $219 $207 $322 $237 $97 $141 $554 $296 Mobile Home du $234 $270 $46 $228 $160 $520 $237 $97 $129 $472 $254 Land Use Unit(2) Collier County Brevard County(5)Lake County(6)Sarasota County(12) St. Lucie County(13) Manatee County(7) Martin County(8) Palm Beach County(9) Pasco County(10)Polk County(11) Appendix A - Building and Land Value Analysis - Supplemental Information DRAFT Benesch Collier County October 2024 A-1 Library Facilities Impact Fee Study Appendix A – Building and Land Value Analysis This appendix provides the data and information on building and land value estimates. Building Values In determining the appropriate unit cost for building construction, the following analyses were conducted: • Cost trends since the most recent technical study; • Cost estimates from the 2023 Annual Update Inventory Report; • Insurance values of existing libraries; and • Discussions with the County. During the 2016 impact fee study, the value of primary buildings was estimated at $300 per square foot. Applying Engineering News Records Building Cost Index for the cost changes between 2016 and 2024 resulted in a unit cost of $440 per square foot. According to the Collier County 2023 Annual Update Inventory Report, the cost of library buildings is $263 per square foot. The current insurance values of the existing libraries is $228 per square foot for buildings only and $288 for buildings and contents. Insurance values are considered to be conservative estimates since not all components of a building need to be insured. Since 2020, library construction costs observed in other jurisdictions ranged from $300 per square foot to $450 per square foot, with an average of $355 per square foot. Given this data and information, building cost for libraries was estimated at $350 per square foot for impact fee calculation purposes. Land Values To estimate land value associated with library facilities, the following information was evaluated: • Land value trends since the most recent technical study; DRAFT Benesch Collier County October 2024 A-2 Library Facilities Impact Fee Study • Recent land acquisitions; • Current value of land where libraries are located; • Vacant land sales analysis; • Vacant land values as reported by the Property Appraiser; and • Discussions with the County. The 2016 study estimated land value at $64,000 per acre. Since then, vacant residential land values increased by approximately 120 percent, which results in an indexed value of approximately $140,000 per acre. In 2022, Collier County received a donation of a site on Fiddler Creek Parkway and the County allocated 2.72 acres of this site to be utilized for future libraries. According to the Collier County Property Appraiser, the land value of this site is approximately $125,000 per acre. The value of parcels where existing library buildings are located ranges from $50,000 per acre to $1.3 million per acre with an average of $341,000 per acre. Vacant land sales of parcels between one acre and 10 acres countywide averaged $72,000 per acre over the past five years. This value was almost $400,000 per acre when commercial vacant land was considered. Similarly, the value of all vacant land of one to 10-acre parcels as estimated by Collier County Property Appraiser averaged $51,000 per acre. This figure was $316,000 per acre for commercial vacant land. Given these figures, an average land value of $180,000 per acre is considered to be a reasonable estimate for the impact fee calculations. Appendix B Population Estimates – Supplemental Information DRAFT Benesch Collier County October 2024 B-1 Library Facilities Impact Fee Study Appendix B - Population Estimates The library facilities impact fee program requires the use of population data in calculating current levels of service and for the demand component. To be consistent with the population utilized in the County’s comprehensive planning and Annual Update and Inventory Report (AUIR) process, this impact fee study considers not only the resident or permanent population, but also the number of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis, the peak seasonal population is used in all population estimates and projections. Peak seasonal population projections were provided by Collier County’s Comprehensive Planning Division. Table B-1 presents the peak seasonal population trends for Collier County. The projections indicate that the current peak seasonal population of the county is approximately 491,800 and is expected to increase to 582,700 (increase of 90,900) by 2040. The estimated average growth rate is approximately 1 percent per year. DRAFT Benesch Collier County October 2024 B-2 Library Facilities Impact Fee Study Table B-1 Collier County Population Estimates (Countywide) Source: Collier County Comprehensive Planning Section (population projections dated May 2024) Peak Seasonal Population Percent Change 2010 387,183 - 2011 392,180 1.3% 2012 398,107 1.5% 2013 402,268 1.0% 2014 408,351 1.5% 2015 416,402 2.0% 2016 424,603 2.0% 2017 433,359 2.1% 2018 442,240 2.0% 2019 451,303 2.0% 2020 455,059 0.8% 2021 464,155 2.0% 2022 474,235 2.2% 2023 483,487 2.0% 2024 491,779 1.7% 2025 499,426 1.6% 2026 506,406 1.4% 2027 513,483 1.4% 2028 520,660 1.4% 2029 527,936 1.4% 2030 534,305 1.2% 2031 539,741 1.0% 2032 545,233 1.0% 2033 550,781 1.0% 2034 556,384 1.0% 2035 561,339 0.9% 2036 565,633 0.8% 2037 569,960 0.8% 2038 574,320 0.8% 2039 578,714 0.8% 2040 582,721 0.7% Year Countywide DRAFT Benesch Collier County October 2024 B-3 Library Facilities Impact Fee Study Apportionment of Demand by Residential Unit Type and Size The residential land uses to be used in the library facilities impact fee calculations include the following: • Single Family (Detached) • Multi-Family • Mobile Home/RV (Tied Down) • Retirement Community (detached and attached) Table B-2 presents the number of residents per housing unit for the residential categories identified above in Collier County. This analysis includes all housing units, both occupied and vacant. To address fairness and equity issues between land uses, the single family land use is tiered based on two categories of square footage: less than 4,000 square feet and 4,000 square feet or greater. To accommodate the tiering of impact fee assessments for the single family residential land use category, an analysis was completed based on housing unit size and persons per housing unit. This analysis utilized national data from the 2021 American Housing Survey (AHS) and data from the 2022 American Community Survey (ACS) to examine this relationship. Table B-2 Residents per Housing Unit 1) Source: 2022 ACS 5-Yr Estimates, Table B25033 (owner occupied and renter occupied), adjusted for peak seasonal population. 2) Source: 2022 ACS 5-Yr Estimates, Table DP04 3) Ratios developed based on national PPH data derived from the 2021 American Housing Survey. 4) Population (Item 1) divided by housing units (Item 2). For single family detached tiers, the residents per housing unit is determined by multiplying the weighted average value (2.58) by the ratio developed from the AHS data (Item 3). 5) Estimate for senior adult housing - detached (single family) is based on people per household figures for single family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. Housing Type Population(1) Housing Units(2)Ratio(3) Residents / Housing Units(4) Single Family Detached 289,564 112,378 2.58 - Less than 4,000 sf 98%2.53 - 4,000 sf or greater 121%3.12 Multi Family 139,405 106,016 1.31 Mobile Home/RV Park (Tied Down)21,446 11,189 1.92 Retirement Community - Detached (Single Family)(5)173,738 112,378 1.55 Retirement Community - Attached (Multi-Family)(6)83,643 106,016 0.79 DRAFT Benesch Collier County October 2024 B-4 Library Facilities Impact Fee Study 6) Estimate for senior adult housing - attached (multi-family) is based on people per household figures for multi-family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. Collier County Parks and Recreation Impact Fee Update Study DRAFT Report October 31, 2024 Prepared for: Collier County Capital Projects Planning, Impact Fees and Program Management Division 2685 Horseshoe Drive South Naples, Florida 34104 ph (239) 252-8192 Prepared by: Benesch 1000 N. Ashley Dr., #400 Tampa, Florida 33602 ph (813) 224-8862 E-mail: nkamp@benesch.com DRAFT Benesch Collier County October 2024 i Parks and Recreation Impact Fee Study Collier County Parks and Recreation Impact Fee Study Table of Contents INTRODUCTION ................................................................................................................ 1 INVENTORY ...................................................................................................................... 5 SERVICE AREA AND DEMAND COMPONENT ...................................................................... 8 LEVEL OF SERVICE ............................................................................................................. 9 COST COMPONENT ........................................................................................................... 12 CREDIT COMPONENT & NET IMPACT COST ....................................................................... 16 CALCULATED PARKS AND RECREATION IMPACT FEE .......................................................... 17 IMPACT FEE SCHEDULE COMPARISON ............................................................................... 19 Appendices: Appendix A: Land Value Analysis -- Supplemental Information Appendix B: Population Estimates -- Supplemental Information DRAFT Benesch Collier County October 2024 1 Parks and Recreation Impact Fee Study Introduction With a population of over 400,000, Collier County ranks as the 19th most populous county in Florida. The county is continuing to grow and is estimated to add approximately 110,000 new residents through 2050. In terms of residential permitting, Collier County ranks 19th out of Florida counties with an average of 5,300 new units per year over the past three years. To address additional infrastructure needs, Collier County implemented an impact fee program for parks and recreational facilities, which was last updated in 2015. To reflect most recent data, the County retained Benesch to prepare an update study. This report serves as the technical study to support the calculation of the updated parks and recreation impact fee. The data presented in this report represents the most recent and localized data available at the time of this update study. All data and support material used in this analysis are incorporated by reference as set forth in this document. The figures calculated in this study represent the technically calculated level of impact fee that the County could charge; however, the Board of County Commissioners may choose to discount the fees as a policy decision. Methodology In developing the County’s parks and recreation impact fee, a consumption -based impact fee methodology is utilized, which is commonly used throughout Florida. A consumption -based impact fee charges new development based upon the burden placed on services from each land use (demand). The demand component is measured in terms of population per unit. A consumption-based impact fee charges new growth the proportionate share of the cost of providing additional infrastructure for use by new growth. Unlike a “needs -based” approach, consumption-based approach ensures that the impact fee is set at a rate that generates revenues sufficient only for new capacity needs and does not generate revenues at a level to correct existing deficiencies. Given this, the County does not need to go through the process of estimating the portion of each capacity expansion pr oject that may be related to existing deficiencies. In addition, per legal requirements, a credit is subtracted from the total cost to account for the value of future non-impact fee funding contributions of new development toward any capacity expansion projects. In other words, case law requires that the new development should not be charged twice for the same infrastructure. DRAFT Benesch Collier County October 2024 2 Parks and Recreation Impact Fee Study Legal Overview In Florida, legal requirements related to impact fees have primarily been established through case law since the 1980’s. Impact fees must comply with the “dual rational nexus” test, which requires that they: • Be supported by a study demonstrating that the fees are proportionate in amount to the need created by new development paying the fee; and • Be spent in a manner that directs a proportionate benefit to new development, typically accomplished through establishment of benefit districts (if needed) and a list of capacity- adding projects included in the County’s Capital Improvement Plan, Capital Improvement Element, or another planning document/Master Plan. In 2006, the Florida legislature passed the “Florida Impact Fee Act,” which recognized impact fees as “an outgrowth of home rule power of a local government to provide certain services within its jurisdiction.” § 163.31801(2), Fla. Stat. The statute – concerned with mostly procedural and methodological limitations – did not expressly allow or disallow any particular public facility type from being funded with impact fees. In fact, which it was initially adopted, the Act largely codified requirements and standards common to the practice already. However, the Legislature has amended the Impact Fee Act numerous times since 2006, significantly affecting the impact fee practice in Florida. For this reason, a summary of the key legislative changes since 2006 is provided: • HB 227 in 2009: The Florida legislation statutorily clarified that in any action challenging an impact fee, the government has the burden of proving by a preponderance of the evidence that the imposition or amount of the fee meets the requirements of state legal precedent or the Impact Fee Act and that the court may not use a deferential standard. • SB 360 in 2009: Allowed fees to be decreased without the 90-day notice period required to increase the fees and purported to change the standard of legal review associated with impact fees. SB 360 also required the Florida Department of Community Affairs (now the Department of Commerce) and Florida Department of Transportation (FDOT) to conduct studies on “mobility fees,” which were completed in 2010. • HB 7207 in 2011: Required a dollar-for-dollar credit, for purposes of concurrency compliance, for impact fees paid and other concurrency mitigation required. • HB 319 in 2013: Applied mostly to concurrency management authorities, but also encouraged local governments to adopt alternative mobility systems using a series of tools identified in section 163.3180(5)(f), Florida Statutes. DRAFT Benesch Collier County October 2024 3 Parks and Recreation Impact Fee Study • HB 207 in 2019: Included the following changes to the Impact Fee Act along with additional clarifying language: o Impact fees cannot be collected prior to building permit issuance; and o Impact fee revenues cannot be used to pay debt service for previously approved projects unless the expenditure is reasonably connected to, or has a rational nexus with, the increased impact generated by the new residential and commercial construction. • HB 7103 in 2019: Addressed multiple issues related to affordable housing/linkage fees, impact fees, and building services fees. In terms of impact fees, the bill required that when local governments increase their impact fees, the outstanding impact fee credits for developer contributions should also be increased. This requirement was to operate prospectively; however, HB 337 that was signed in 2021 deleted that clause and making all outstanding credits eligible for this adjustment. This bill also allowed local governments to waive/reduce impact fees for affordable housing projects without having to offset the associated revenue loss. • SB 1066 in 2020: Added language allowing impact fee credits to be assignable and transferable at any time after establishment from one development or parcel to another that is within the same impact fee zone or impact fee district or that is within an adjoining impact fee zone or district within the same local government jurisdiction, and which receives benefit from the improvement or contribution that generated the credits. Added language indicating any new/increased impact fee not being applicable to current or pending permit applications submitted prior to the effective date of an ordinance or resolution imposing new/increased fees. • HB 1339 in 2020: Required reporting of various impact fee related data items within the annual financial audit report submitted to the Department of Financial Services. • HB 337 in 2021: Placed limits on the amount and frequency of fee increases, but also included a clause to exceed these restrictions if the local governments can demonstrate extraordinary circumstances, hold two public workshops discussing these circumstances and the increases are approved by two-thirds of the governing body. • HB 479 in 2024 (Effective October 1, 2024): Required interlocal agreements between counties and municipalities when both entities collect a transportation impact fee. Placed limits on timing of impact fee study completion and adoption and data used in the studies. The following paragraphs provide further detail on the generally applicable legal standards. DRAFT Benesch Collier County October 2024 4 Parks and Recreation Impact Fee Study Impact Fee Definition • An impact fee is a one-time capital charge levied against new development. • An impact fee is designed to cover the portion of the capital costs of infrastructure capacity consumed by new development. • The principal purpose of an impact fee is to assist in funding the implementation of projects identified in the Capital Improvements Element (CIE) and other capital improvement programs for the respective facility/service categories. Impact Fee vs. Tax • An impact fee is generally regarded as a regulatory function established based upon the specific benefit to the user related to a given infrastructure type and is not established for the primary purpose of generating revenue for the general benefit of the community, as are taxes. • Impact fee expenditures must convey a proportional benefit to the fee payer. This is accomplished through the establishment of benefit districts as needed, where fees collected in a benefit district are spent in the same benefit district. • An impact fee must be tied to a proportional need for new infrastructure capacity created by new development. This technical report has been prepared to support legal compliance with existing case law and statutory requirements and documents the methodology used for the parks and recreation impact fee calculations, including an evaluation of the inventory, service area and demand component, level of service (LOS), cost, credit, and demand components. Information supporting this analysis was obtained from the County and other sources, as indicated. DRAFT Benesch Collier County October 2024 5 Parks and Recreation Impact Fee Study Inventory Collier County parks and recreation facilities are classified into three different types of parks: neighborhood, community, and regional parks, based on the information provided in the County’s Annual Update & Inventory Report (AUIR) and Parks & Recreation Master Plan (PRMP). Of these, only the community and regional parks are included in the impact fee calculations. Neighborhood parks are excluded since they primarily serve only the immediate neighborhood and offer a limited number and type of facilities. Table 1 provides an inventory of community and regional parks and recreation facilities along with the facilities that are available at each park location, based on information provided in the Collier County PRMP and AUIR as well as by the County staff. The parks and recreation inventory used for the impact fee analysis includes 54 parks (29 regional parks and 25 community parks) located throughout Collier County. Of the County owned parks, Naples Zoo is not included in the inventory used for impact fee calculations. Although the County owns the land, the Zoo leases land from the County and charges a fee to the public to enter the facility. Given that this park is not open to the public without a fee and generates revenue for the County, it is appropriate to not charge new development for this park. In addition, in the case of parks that are located on properties owned by the School District, only the recreation facilities are included in the inventory. DRAFT Benesch Collier County October 2024 6 Parks and Recreation Impact Fee Study Table 1 Collier County Parks and Recreation Facilities Inventory (1) Park/Facility Name Park Class Total Acreage Ampi- theather Baseball Field Basketball Court Basketball Pavilion Bath House (sq ft) Boardwalk Boat Ramp Lane Bocce/ Shuffle- board Court Bocce Ball Cover Cabana Camp- grounds Canoe/Kayak Launch Concession Area/Stand/ Trailer/Bldgs Dock-master Fishing/Dock/Pier Dog Park Dog Park Shelter Garden Cover Gazebo Gazebo/Pier Handball Court Horseshoes (pits) Learning Center Little League Field Maintenance Building/ Shed (Sq Ft) Marco Caxambas Park R 4.20 2 1 1 Collier Boulevard Boating Park R 0.50 2 Tigertail Beach Park R 31.60 682 380 280 South Marco Beach Access R 5.00 Goodland Boating Park R 5.00 2 1,725 1 Mar-Good Harbor Park R 2.50 1 1 1 Isles of Capri Paddlecraft Park R 9.00 1 1 North Naples Conner Park R 5.00 Cocohatchee River Park R 7.56 4 1 1 Barefoot Beach Access R 5.00 686 1 Barefoot Beach Preserve R 159.60 1 Barefoot Beach State Land R 186.00 Clam Pass Park R 35.00 330 1 1 1,125 North Gulfshore Beach Access R 0.50 Vanderbilt Beach R 5.00 269 81 Vanderbilt Beach Access (7 locations)R 0.45 North Collier Regional Park R 207.70 2 3 12,758 6,044 Pelican Bay Community Park C 15.00 1 3 816 4 315 Osceola Elementary School(2)C N/A 2 Naples Park Elementary/ Starcher Petty(2)C N/A 560 1 Veterans Memorial Elementary(2)C N/A Veterans Community Park C 43.64 1 2 4 1 2,062 1 1 2,799 Vineyards Community Park C 35.50 2 6 235 2 1,009 Golden Gate Golden Gate Community Park C 35.00 1 2 2 5 610 1 1 3,000 Golden Gate Community Center C 21.00 1 3 Golden Gate Greenway C 3.00 Paradise Coast Sports Park R 195.98 Golden Gate Golf Course R 112.00 East Naples East Naples Community Park C 47.00 4 6 292 2 1 2,016 Sugden Regional Park R 120.00 1 1,451 1 170 1 1 2,506 Cindy Mysels Community Park C 5.00 2 Bay Street Parcels R 1.34 Bayview Park R 6.27 3 1 South Naples Manatee Community Park C 60.00 Port of the Islands R 5.55 2 1,725 Eagle Lakes Community Park C 32.00 1 1 402 Central Naples Freedom Park R 25.16 602 Gordon River Greenway R 79.00 1 Immokalee Immokalee High School(2)C N/A 1 Immokalee Community Park C 23.00 1 3 178 2,742 Immokalee South Park C 3.45 1 Airport Park C 19.00 Ann Oleski Park (Lake Trafford)R 2.30 1 1 1 Immokalee Sports Complex C 14.00 1 Eden Park Elementary(2)C N/A Pepper Ranch R 50.00 10 Tony Rosbough Community Park C 7.00 3 Urban Estates Big Corkscrew Island Regional Park R 152.00 1 2 1 Vanderbilt Extension Community Park C 125.10 Palmetto Elementary(2)C N/A Rich King Greenway R 37.50 Sabal Palm Elementary(2)C N/A 2 Corkscrew Elementary/Middle(2)C N/A 1 2 Max A. Hasse Community Park C 20.00 1 1 1,953 878 Summary: - Community Parks 508.69 1 5 26 1 0 0 2 24 1 0 0 0 7,108 0 0 2 1 0 4 0 4 1 0 9 12,759 - Regional Parks 1,456.71 2 0 4 0 3,418 1 16 2 0 3 10 6 17,964 2 6 1 0 1 0 1 0 1 1 0 9,432 - Total 1,965.40 3 5 30 1 3,418 1 18 26 1 3 10 6 25,072 2 6 3 1 1 4 1 4 2 1 9 22,191 DRAFT Benesch Collier County October 2024 7 Parks and Recreation Impact Fee Study Table 1 – (continued) Collier County Parks and Recreation Facilities Inventory (1) 1) Source: Collier County Parks and Recreation Division 2) Land is not owned by Collier County and is excluded from the impact fee calculation. Park/Facility Name Park Class Maintenance Building/ Shed (Sq Ft) Multipurpose Facility Multiuse Field (Football/ Soccer) Nature/ Cultural/ Historical Centers Parking Garage Parking Space (Boat/Trailer) Parking Space (Car) Paved Multiuse Pathway/ Trail (mile) Pickleball Courts Picnic Cover Picnic Pavilion Picnic Shelter Playground Racquetball Court Recreation Center (sq ft) Restroom (sq ft) Roller Hockey Rink Skate Park Softball Field Sun n' Fun Lagoon Splash Park Swimming Pool Tennis Court Tennis / Pickleball Combo Courts Track Volleyball Court Marco Caxambas Park R 1,098 31 16 Collier Boulevard Boating Park R 74 10 Tigertail Beach Park R 280 226 1 South Marco Beach Access R 67 Goodland Boating Park R 76 15 0.5 1 Mar-Good Harbor Park R 3,038 20 0.4 1 Isles of Capri Paddlecraft Park R 4 57 North Naples Conner Park R 1 156 0.7 Cocohatchee River Park R 2,040 55 88 3 1 672 Barefoot Beach Access R 96 Barefoot Beach Preserve R 770 402 Barefoot Beach State Land R Clam Pass Park R 198 1.0 North Gulfshore Beach Access R 38 Vanderbilt Beach R 1 361 Vanderbilt Beach Access (7 locations)R North Collier Regional Park R 6,044 28,927 4 14,974 1,182 2.5 9 4 1 5 1 Pelican Bay Community Park C 315 1 60 1.0 1 1 4 8 1 Osceola Elementary School(2)C Naples Park Elementary/ Starcher Petty(2)C 40 2 Veterans Memorial Elementary(2)C Veterans Community Park C 2,799 1 339 1.0 8 1 1 1 4 6,966 664 1 3 8 4 1 Vineyards Community Park C 1,009 4 289 1.0 7 1 4 9,644 479 2 1 4 Golden Gate Golden Gate Community Park C 3,000 1 10 408 2.0 3 1 4 340 2 1 3 7 Golden Gate Community Center C 7,813 1 282 1.0 1 1 27,295 1 Golden Gate Greenway C Paradise Coast Sports Park R Golden Gate Golf Course R East Naples East Naples Community Park C 2,016 3 252 2.0 65 4 1 4 10,887 1,811 1 2 1 Sugden Regional Park R 2,506 2,331 1 199 1.0 7 1 476 1 Cindy Mysels Community Park C 42 Bay Street Parcels R Bayview Park R 57 15 6 1 1,296 South Naples Manatee Community Park C Port of the Islands R 71 24 Eagle Lakes Community Park C 2 328 2.0 4 2 837 1 1 2 Central Naples Freedom Park R 602 2,657 40 1.0 3 731 Gordon River Greenway R 49 1.0 2 1 Immokalee Immokalee High School(2)C 2 Immokalee Community Park C 2,742 2 150 1.0 1 1 2 6,966 997 1 1 2 1 Immokalee South Park C 1 1 4,117 1 Airport Park C 1 1.0 1 1 Ann Oleski Park (Lake Trafford)R 7 8 4 1 Immokalee Sports Complex C 16,543 3 528 1 Eden Park Elementary(2)C 1 Pepper Ranch R 1.0 Tony Rosbough Community Park C 69 Urban Estates Big Corkscrew Island Regional Park R 4 6 9 1 2 2 Vanderbilt Extension Community Park C Palmetto Elementary(2)C 1 Rich King Greenway R Sabal Palm Elementary(2)C 2 2 Corkscrew Elementary/Middle(2)C 1 2 1 4 1 Max A. Hasse Community Park C 878 213 2 1 9,483 429 2 2 Summary: - Community Parks 12,759 24,356 25 0 0 10 3,000 12.00 73 0 24 2 12 24 75,358 5,557 1 2 15 0 1 3 37 13 1 5 - Regional Parks 9,432 34,396 10 21,439 1 375 3,267 9.10 6 4 38 7 8 0 0 3,175 0 0 7 1 0 0 2 0 0 1 - Total 22,191 58,752 35 21,439 1 385 6,267 21.10 79 4 62 9 20 24 75,358 8,732 1 2 22 1 1 3 39 13 1 6 DRAFT Benesch Collier County October 2024 8 Parks and Recreation Impact Fee Study Service Area and Demand Component Collier County provides park services and recreation facilities to all Collier County residents and visitors. Regional parks are typically larger and/or offer types of facilities targeting residents throughout Collier County, such as beach and boat access. On the other hand, community parks tend to be relatively smaller in size and typically draw visitors from the unincorporated County, as municipalities in Collier County have similar types of community and neighborhood parks targeting residents within their immediate geographic area. To ensure that new growth i s receiving direct benefit from the parks and recreation impact fee and consistent with the methodology used to develop the current adopted impact fee, the impact fee for regional parks is calculated on a countywide basis and is charged to all new development throughout Collier County while the impact fee for community parks is charged only to development within the unincorporated county. To accurately determine the demand for parks and recreation services, this impact fee study considers not only the resident or permanent populations of the county, but also the seasonal residents and visitors. Therefore, for purposes of this technical analysis, the peak seasonal population is used and subsequent references to population in this report pertain to the peak seasonal population of Collier County, unless otherwise noted. Peak seasonal population figures for both countywide and unincorporated Collier County are prepared by the County’s Comprehensive Planning Section (dated May 2024). Appendix B provides additional details on population estimates. DRAFT Benesch Collier County October 2024 9 Parks and Recreation Impact Fee Study Level of Service Table 2 presents the calculation of the current LOS for each park type included in the inventory, as well as Collier County’s adopted LOS standards according to the most recent AUIR. As presented, in terms of community parks, Collier County’s current achieved LOS is 1.14 acres per 1,000 residents compared to the adopted LOS standard of 1.20 acres per 1,000 residents. For regional parks, Collier County’s current achieved LOS is 2.96 acres per 1,000 residents compared to the adopted LOS standard of 2.70 acres per 1,000 residents. While the achieved LOS indicates the investment made by the community, the adopted LOS standard provides the intended/goal LOS. For impact fee calculation purposes, the lower of the two measures is utilized to not overcharge new development. Given this, the achieved LOS standard of 1.14 acres per 1,000 residents is utilized in the calculation of the community park impact fee and the adopted LOS standard of 2.70 acres per 1,000 residents is utilized in the calculation of the regional park impact fee. Table 2 Current Level of Service & Adopted Level of Service Standard 1) Source: Table 1 2) Inventory acres (Item 1) divided by each park classification associated population (Item 5) multiplied by 1,000. 3) Source: Collier County 2023 Annual Update & Inventory Report (AUIR); Parks and Recreation Facilities 4) Level of service utilized in the parks and recreation impact fee calculations. 5) Source: Appendix B, Table B-1 Table 3 presents a comparison of the parks and recreation adopted LOS standards of Collier County to those adopted by other Florida counties. As presented, Collier County’s adopted LOS standard is in the range of standards adopted by other communities. Park Type Classification Inventory (Acres)(1) Achieved LOS(2) Adopted LOS(3) LOS Used in Calculations (4) Parks and Recreation Level of Service (Acres per 1,000 Residents) Community 509 1.14 1.20 1.14 Regional 1,457 2.96 2.70 2.70 Total 1,966 4.10 3.90 3.84 2024 Service Area Population (5) Community Parks (Unincorporated County)447,642 Regional Parks (Countywide)491,779 DRAFT Benesch Collier County October 2024 10 Parks and Recreation Impact Fee Study Table 3 Adopted Level of Service Comparison 1) Source: Marion County 2035 Comprehensive Plan, Recreation and Open Space Element - 2.00 parks and recreation facility acres per 1,000 persons 2) Source: Miami-Dade County Comprehensive Development Master Plan, Recreation and Open Space Element - 2.75 acres of local recreation and open space per 1,000 permanent residents in unincorporated areas 3) Source: Monroe County Comprehensive Plan, Recreation and Open Space Element - 1.5 acres per 1,000 functional population of passive, resource-based neighborhood and community parks and 1.5 acres per 1,000 functional population of activity-based neighborhood and community parks within each of the Upper Keys, Middle Keys, and Lower Keys subareas. 4) Source: Collier County 2023 Annual Update & Inventory Report (AUIR); Parks and Recreation Facilities 5) Source: Lake County Comprehensive Plan, 2030 Planning Horizon, Concurrency Management Element - 4.00 acres per 1,000 residents 6) Source: Palm Beach County Comprehensive Plan; Recreation and Open Space Element - 3.31 regional park acres per 1,000 residents and 1.22 district park acres per 1,000 residents and 0.29 acres per 1,000 for beach 7) Source: Broward County Comprehensive Plan Land Use Plan, Parks/Conservation Policy 2.5.1 and 2.5.2 - 3.00 community park acres per 1,000 permanent residents and 3.00 regional park acres per 1,000 permanent residents 8) Source: Lee County Comprehensive Plan as amended Nov 2021 Capital Improvements Element - Regional Parks - 6 acres of developed regional park land open for public use per 1,000 total seasonal County population for all of Lee County. Community Parks - 0.8 acres of developed community park land open for public use per 1,000 unincorporated Lee County permanent population. 9) Source: Osceola County Comprehensive Plan 2040, Parks and Recreation Element, Policy 8 -1.2 2 Parks and Resource Indicators. One community park per 15,000 population, provision of regional parks at ten acres per 1,000 population, and provision of recreational trails at one mile per 1,500 population. 10) Source: Charlotte County 2050 Comprehensive Plan, Recreation and Open Space Data and Analysis - 6.00 acres per 1,000 residents of active/multi-purpose park land and 4.00 acres per 1,000 residents of passive park land 11) Source: Sarasota County Comprehensive Plan, Chapter 2 - Parks, Preserves, and Recreation - 12.00 acres per 1,000 residents of developable park land Jurisdiction LOS Standard (Acres per 1,000 Residents) Marion County(1)2.00 Miami-Dade County(2)2.75 Monroe County(3)3.00 Collier County(4)3.90 Lake County(5)4.00 Palm Beach County(6)4.82 Broward County(7)6.00 Lee County(8)6.80 Osceola County(9)10.00 Charlotte County(10)10.00 Sarasota County(11)12.00 Hendry County(12)22.00 St. Lucie County(13)28.70 DRAFT Benesch Collier County October 2024 11 Parks and Recreation Impact Fee Study 12) Source: Hendry County Comprehensive Plan; Concurrency Management Element - 20.00 regional park acres per 1,000 population and 2.00 community park acres per 1,000 population 13) Source: St. Lucie County Comprehensive Plan, Recreation and Open Space Element - 5.00 community park acres per 1,000 unincorporated residents, 2.50 community park acres per 1,000 countywide residents, and 21.2 acres per 1,000 population countywide DRAFT Benesch Collier County October 2024 12 Parks and Recreation Impact Fee Study Cost Component The total cost per resident for parks and recreation facilities consists of two components: the cost of purchasing and developing land for each park and the cost of facilities and equipment located at each park. Recreational Facility Cost The first step in calculating the total cost for parks and recreation services in Collier County involves estimating the current value of recreational facilities. When available, the value for the parks facilities is estimated based on recent bids or recent facilities built by the County. When recent bid/purchase information was not available, unit costs from the County’s insurance reports and recent costs for similar facilities from other jurisdictions as well as estimates provided by the County were used. As presented in Table 4, the total park facility value is $100 million for community parks and $89 million for regional parks, for a combined total of $189 million, including construction and architectural design and engineering (A&E) costs. It should be noted that the improvements to the North Collier Regional Park were funded with a bond issue, which is being repaid with impact fee revenue. To ensure that new development is not being overcharged for these future payments, the portion of the remaining principal for these improvements that is to be repaid with impact fee revenue ($18 million) is removed from the total value of the facilities of regional parks, as shown in Table 4. This adjustment results in an owned facility value of $71 million (down from $89 million) for regional parks. These figures result in recreational facility value of $224 per resident for community parks, and $144 per resident for regional parks. DRAFT Benesch Collier County October 2024 13 Parks and Recreation Impact Fee Study Table 4 Parks and Recreation Facilities and Equipment Cost per Resident 1) Source: Table 1 2) Based primarily on estimates provided by Collier County, costs from 201 9 Collier County Parks and Recreation Impact Fee Update Study indexed according to Engineering News Record, and recent cost information obtained from other jurisdictions 3) Source: Table 1 4) Unit value (Item 2) multiplied by the number of units per facility (Item 3) 5) Sum of the value of recreational facilities at community and regional parks 6) Sum of recreational facility values 7) Facility value multiplied by 10 percent, based on information provided by Collier County 8) Sum of the recreational facility value (Item 6) and the architecture, engineering, and inspection cost (Item 7) 9) Source: Collier County Office of Management and Budget 10) Total recreational facility value (Item 8) less the portion not owned (Item 9) 11) Source: Appendix B, Table B-1 12) Owned recreational facility value (Item 10) divided by total population (Item 11) Count(3)Total Value (4)Count(3)Total Value (4) Amphitheater amphitheater $360,000 1 $360,000 2 $720,000 $1,080,000 Baseball Field field $550,000 5 $2,750,000 0 $0 $2,750,000 Basketball Court court $51,600 26 $1,341,600 4 $206,400 $1,548,000 Basketball Pavilion pavilion $474,400 1 $474,400 0 $0 $474,400 Bath House sq. ft.$221 0 $0 3,418 $755,378 $755,378 Boardwalk boardwalk $133,000 0 $0 1 $133,000 $133,000 Boat Ramp Lane ramp lane $525,000 2 $1,050,000 16 $8,400,000 $9,450,000 Bocce/Shuffleboard Court court $6,600 24 $158,400 2 $13,200 $171,600 Bocce Ball Cover cover $16,600 1 $16,600 0 $0 $16,600 Cabana cabana $15,650 0 $0 3 $46,950 $46,950 Campgrounds campground $16,000 0 $0 10 $160,000 $160,000 Canoe/Kayak Launch launch $22,400 0 $0 6 $134,400 $134,400 Concession Area/Stand/Trailer/Building sq. ft.$199 7,108 $1,414,492 17,964 $3,574,836 $4,989,328 Dockmaster dockmaster $504,000 0 $0 2 $1,008,000 $1,008,000 Fishing/Dock/Pier dock $92,000 0 $0 6 $552,000 $552,000 Dog Park park $11,000 2 $22,000 1 $11,000 $33,000 Dog Park Shelter shelter $5,000 1 $5,000 0 $0 $5,000 Garden Cover cover $21,000 0 $0 1 $21,000 $21,000 Gazebo gazebo $14,300 4 $57,200 0 $0 $57,200 Gazebo/Pier gazebo / pier $207,500 0 $0 1 $207,500 $207,500 Handball Court court $25,000 4 $100,000 0 $0 $100,000 Horseshoes pit $1,860 1 $1,860 1 $1,860 $3,720 Learning Center center $111,600 0 $0 1 $111,600 $111,600 Little League Field field $490,000 9 $4,410,000 0 $0 $4,410,000 Maintenance Building/Shed sq. ft.$121 12,759 $1,543,839 9,432 $1,141,272 $2,685,111 Multipurpose Facility sq. ft.$223 24,356 $5,431,388 34,396 $7,670,308 $13,101,696 Multiuse Field (Football/Soccer)field $550,000 25 $13,750,000 10 $5,500,000 $19,250,000 Nature/Cultural/Historical Centers sq. ft.$322 0 $0 21,439 $6,903,358 $6,903,358 Parking Garage garage $8,280,000 0 $0 1 $8,280,000 $8,280,000 Parking Space (Boat/Trailer)parking space $5,320 10 $53,200 375 $1,995,000 $2,048,200 Parking Space (Car)parking space $2,660 3,000 $7,980,000 3,267 $8,690,220 $16,670,220 Paved Multiuse Pathway/Trail mile of trail $158,400 12.00 $1,900,800 9.10 $1,441,440 $3,342,240 Pickleball Courts court $22,830 73 $1,666,590 6 $136,980 $1,803,570 Picnic Cover cover $6,600 0 $0 4 $26,400 $26,400 Picnic Pavilion pavilion $46,000 24 $1,104,000 38 $1,748,000 $2,852,000 Picnic Shelter shelter $17,600 2 $35,200 7 $123,200 $158,400 Playground playground $163,800 12 $1,965,600 8 $1,310,400 $3,276,000 Racquetball Court court $58,750 24 $1,410,000 0 $0 $1,410,000 Recreation Facility (Indoor)sq. ft.$231 75,358 $17,407,698 0 $0 $17,407,698 Restroom sq. ft.$204 5,557 $1,133,628 3,175 $647,700 $1,781,328 Roller Hockey Rink rink $562,500 1 $562,500 0 $0 $562,500 Skate Park skate park $550,000 2 $1,100,000 0 $0 $1,100,000 Softball Field field $535,000 15 $8,025,000 7 $3,745,000 $11,770,000 Sun n' Fun Lagoon play area $15,000,000 0 $0 1 $15,000,000 $15,000,000 Splash Park park $822,000 1 $822,000 0 $0 $822,000 Swimming Pool pool $2,939,600 3 $8,818,800 0 $0 $8,818,800 Tennis Court court $68,500 37 $2,534,500 2 $137,000 $2,671,500 Tennis/Pickleball Combo Courts court $68,500 13 $890,500 0 $0 $890,500 Track track $922,000 1 $922,000 0 $0 $922,000 Volleyball Court court $3,000 5 $15,000 1 $3,000 $18,000 Recreational Facility Value (6)$91,233,795 $80,556,402 $171,790,197 Architecture, Engineering, and Inspection @ 10%(7)$9,123,380 $8,055,640 $17,179,020 Total Recreational Facility Value (8)$100,357,175 $88,612,042 $188,969,217 Less: Portion Not Owned (9)$0 $17,745,823 $17,745,823 Owned Recreational Facility Value (10)$100,357,175 $70,866,219 $171,223,394 Total Population (11)447,642 491,779 Total Recreational Facility Value per Resident(12)$224.19 $144.10 $368.29 Total Value (5)Facility(1)Unit(1)Unit Value (2)Community Parks Regional Parks DRAFT Benesch Collier County October 2024 14 Parks and Recreation Impact Fee Study Land Cost Because of recent fluctuations in land values statewide and given that a large portion of park infrastructure consists of land, a detailed analysis of land values for each type of park (and the geographic subareas within the county) was conducted. This analysis takes into consideration recent vacant land sales of similar size parcels by geographic area, current land value of the existing parks and other vacant parcels, as reported by the Collier County Property Appraiser as well as trends in vacant land values since the last study. Although the County’s inventory includes beach and coastal parcels with high land values, because the County is not intending to purchase additional beach/coastal land in the near future, these parcels were valued at the same cost as inland properties. More specifically, the following analysis was conducted: • A review of countywide vacant land value increase since the last technical study, as reported by Collier County Property Appraiser. • A review of vacant land sales in subareas of the county for 2018 through 2022 was conducted to understand current land value by geographic area. In addition, the vacant land analysis was conducted for different acreage levels. Resulting land values were used for parks located in each geographic area. • A review of just market value inland properties in each geographic area as well as for different parcel-size groups from the Property Appraiser database was conducted and results were compared to the sales data and data compiled during the previous interim analysis. Appendix A provides the data used for this analysis. The cost of land for parks and recreation facilities includes more than just the purchase cost of the land. Landscaping/site improvement and utilities/paving costs are also considered. These costs can vary greatly, depending on the type of services offer ed at each park. Based on information provided by the County, as well as information from similarly sized jurisdictions and park types, basic landscaping, site preparation, and irrigation costs were estimated at $10,000 per acre for community parks, and $40,000 per acre for regional parks, as presented in Table 5. These land costs are converted to land value per resident using the LOS presented previously, which results in a land cost of $180 per resident for community parks and $745 per resident for regional parks. DRAFT Benesch Collier County October 2024 15 Parks and Recreation Impact Fee Study Table 5 Land Cost per Resident 1) Source: Table A-2, rounded to the nearest hundred 2) Source: Based on discussion with County staff and information from other Florida jurisdictions 3) Sum of land purchase cost per acre and landscaping, site preparation, and irrigation cost per acre (Items 1 and 2) 4) Source: Table 2 5) Land cost per acre (Item 3) multiplied by the LOS (Item 4), divided by 1,000 Total Impact Cost per Resident Table 6 presents the total impact cost per resident for parks and recreation facilities in Collier County. The total cost is $404 per resident for community parks and $889 per resident for regional parks. Table 6 Total Impact Cost per Resident 1) Source: Table 4 2) Source: Table 5 3) Sum of recreational facility cost per resident (Item 1) and land cost per resident (Item 2) 4) Distribution of total impact cost per resident (between facilit y and land cost) Community Regional Land Purchase Cost per Acre(1)$148,000 $236,000 Landscaping, Site Prep., and Irrigation Cost per Acre (2)$10,000 $40,000 Total Land Cost per Acre(3)$158,000 $276,000 LOS (Acres per 1,000 Residents)(4)1.14 2.70 Total Land Cost per Resident(5)$180.12 $745.20 Variable Park Class Cost Percent of Total Cost(4)Cost Percent of Total Cost(4) Recreational Facility Cost per Resident (1)$224.19 55.5%$144.10 16.2% Land Cost per Resident(2)$180.12 44.5%$745.20 83.8% Total Impact Cost per Resident(3)$404.31 100.0%$889.30 100.0% Variable Community Parks Regional Parks DRAFT Benesch Collier County October 2024 16 Parks and Recreation Impact Fee Study Credit Component & Net Impact Cost The net parks and recreation impact cost per resident is the difference between the cost component and the credit component. In recent years, the County has funded capacity expansion projects with impact fees and the one percent local government infrastructure surtax. The one percent local government infrastructure surtax was repealed on December 31, 2023, and the County does not intend to reimplement this funding mechanism. This funding source is not included in the credit calculations since it is unlikely to be used in future years. Given that the County plans to use impact fee revenues for future parks and recreation facilities expansion, there is no revenue credit needed for other funding sources. Future debt payments that will be made with impact fees are subtracted from the value of the inventory (see Table 4). As presented in Table 7, the total impact cost is equivalent to the net impact cost. If, in the future, the County allocates non-impact fee revenue sources for capacity expansion projects, these calculations should be revised to reflect the new development’s contribution from these funding sources. Table 7 Net Impact Cost per Resident 1) Source: Table 6 2) County plans to use impact fee revenues for future parks and recreation capacity expansion projects; no credit is needed. 3) Total impact cost per resident (Item 1) less the total revenue credit per resident Variable Community Parks Regional Parks Total Impact Cost per Resident(1)$404.31 $889.30 Total Revenue Credit per Resident(2)$0.00 $0.00 Net Impact Cost per Resident(3)$404.31 $889.30 DRAFT Benesch Collier County October 2024 17 Parks and Recreation Impact Fee Study Calculated Parks and Recreation Impact Fee Table 8 presents the calculated community parks and recreation impact fee schedule developed for residential land uses while Table 9 presents the calculated regional parks and recreation impact fee schedule . As previously mentioned, due to the service area of community parks, community parks impact fees are collected only within unincorporated Collier County. Changes to the cost an d credit components account for a 35-percent increase in the case of community parks and a 5-percent decrease in the case of regional parks. Changes in the final fee amounts that differ from this percentage are due to the changes in the demand component since the 2015 study. Finally, because the increases in fees are less than 50 percent for both community parks and regional parks, there will not be a need to cap the fees. Table 8 Calculated Parks and Recreation Impact Fee Schedule (Community Parks) 1) Source: Appendix B, Table B-3 2) Source: Table 7 3) Residents per unit (Item 1) multiplied by the net cost per resident (Item 2) 4) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division 5) Percent change from the current adopted impact fee (Item 4) to the calculated impact fee (Item 3) Net Impact Cost per Resident(2) Calculated Impact Fee (3) Current Adopted Impact Fee (4) Percent Change(5) Single Family Detached - Less than 4,000 sf du 2.65 $404.31 $1,071.42 $933.83 15% - 4,000 sf or greater du 3.27 $404.31 $1,322.09 $1,067.72 24% Multi-Family du 1.46 $404.31 $590.29 $455.20 30% Mobile Home / RV Park (Tied Down)du 1.95 $404.31 $788.40 $716.28 10% Retirement Community - Detached (Single Family)du 1.62 $404.31 $654.98 $933.83 -30% Retirement Community - Attached (Multi-Family)du 0.88 $404.31 $355.79 $455.20 -22% Land Use Impact Unit Uninc. County Residents per Unit(1) Community Parks DRAFT Benesch Collier County October 2024 18 Parks and Recreation Impact Fee Study Table 9 Calculated Parks and Recreation Impact Fee Schedule (Regional Parks) 1) Source: Appendix B, Table B-2 2) Source: Table 7 3) Residents per unit (Item 1) multiplied by the net cost per resident (Item 2) 4) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division 5) Percent change from the current adopted impact fee (Item 4) to the calculated impact fee (Item 3) Net Impact Cost per Resident(2) Calculated Impact Fee(3) Current Adopted Impact Fee (4) Percent Change(5) Single Family Detached: - Less than 4,000 sq. ft.du 2.53 $889.30 $2,249.93 $2,694.32 -16% - 4,000 sq. ft. or greater du 3.12 $889.30 $2,774.62 $3,080.67 -10% Multi-Family du 1.31 $889.30 $1,164.98 $1,230.24 -5% Mobile Home / RV Park (Tied Down)du 1.92 $889.30 $1,707.46 $2,145.29 -20% Retirement Community - Detached (Single Family)du 1.55 $889.30 $1,378.42 $2,694.32 -49% Retirement Community - Attached (Multi-Family)du 0.79 $889.30 $702.55 $1,230.24 -43% Land Use Impact Unit Countywide Residents per Unit(1) Regional Parks DRAFT Benesch Collier County October 2024 19 Parks and Recreation Impact Fee Study Impact Fee Schedule Comparison As part of the work effort in updating Collier County’s parks and recreation impact fee program, a comparison of parks and recreation impact fee schedules was completed for other Florida jurisdictions. Table 10 presents this comparison. As presented, Collier County’s fee is on the high end of fees imposed by these jurisdictions. DRAFT Benesch Collier County October 2024 20 Parks and Recreation Impact Fee Study Table 10 Parks and Recreation Impact Fee Comparison 1) Represents the date of the most recent study and portion of the maximum calculated fee for each respective county that is actually charged. Fees may have been lowered/raised through indexing or policy discounts. Does not account for moratoriums/suspensions. 2) Represents the full calculated single family fee from each respective technical study 3) Source: Source: Lake County, Planning and Zoning. Impact fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown effective January 2, 2027. 4) Source: Charlotte County Planning & Zoning. Fee shown is community park impact fee. The regional/specialty parks impact fee was adopted at 0%. Fee shown for multi -family reflects fee for multi-family (1-2 stories). All fees include 2.55% administrative fee. 5) Source: Hernando County Planning Division. Fees adopted in compliance with the 50% limit per F.S. 163.31801. Fees shown are fully phased rates effective July 7, 2025. 6) Source: Bay County Planning and Zoning. 7) Source: Citrus County Land Development Division 8) Source: Alachua County Ordinances 23-18, 23-19, and 23-20. Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased-in fees effective March 1, 2027. 9) Source: Flagler County Planning and Zoning Department. Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased-in fees effective March 15, 2025. 10) Source: Volusia County Growth and Resource Management Department. Fee shown is the sum of local and district/coastal park impact fees. 11) Source: Source: St. Johns County County Date of Last Update(1) Adoption Percent(1) Single Family (2,000 sf, per du)(1) Multi-Family (1,300 sf, per du)(1) Mobile Home (1,300) (du)(1) Single Family Fee @ 100%(2) Lake County(3)2022 Varies $276 $228 $171 $291 Charlotte County(4)2021 100%$312 $246 $249 $312 Hernando County(5)2021 100%$491 $358 $375 $491 Bay County(6)2005 50%$330 $261 $336 $660 Citrus County(7)2021 100%$661 $509 $628 $661 Alachua County(8)2023 100%$836 $543 $543 $836 Flagler County(9)2021 42%$399 $160 $372 $950 Volusia County(10)2022 100%$1,028 $968 $968 $1,028 St. Johns County(11)2018 100%$1,692 $1,359 $1,359 $1,346 Lee County(12)2018 52.5%$806 $610 $591 $1,535 Martin County(13)2023 100%$1,674 $1,674 $1,674 $1,674 Polk County(14)2024 100%$1,864 $1,396 $1,276 $1,864 Indian River County(15)2020 40%$819 $468 $471 $2,048 Nassau County(16)2019 100%$2,049 $1,330 $2,219 $2,049 Orange County(17)2022 Varies $2,246 $1,492 $1,694 $2,246 Osceola County(18)2019 100%$2,305 $1,118 $1,699 $2,305 Palm Beach County(19)2022 Varies $1,225 $1,123 $1,123 $2,332 Sarasota County(20)2016 100%$2,719 $2,204 $1,880 $2,719 St. Lucie County(21)2022 Varies $2,560 $2,285 $1,677 $2,728 Hillsborough County(22)2020 65%$2,145 $1,710 $1,710 $3,300 Collier County-Calculated(23)2024 N/A $3,321 $1,755 $2,496 $3,321 Collier County-Current Adopted(24)2015 100%$3,628 $1,685 $2,862 $3,313 Manatee County(25)2024 Varies $1,947 $1,128 $726 $3,342 Pasco County(26)2022 100%$3,450 $3,450 $3,450 $3,450 Miami-Dade County(27)N/A N/A $2,849-$4,529 $1,765-$2,658 $2,849-$4,529 N/A DRAFT Benesch Collier County October 2024 21 Parks and Recreation Impact Fee Study 12) Source: Lee County Department of Community Development. Fee shown reflects sum of community and regional park fees. 13) Source: Martin County Services, Impact Fees. Fees adopted in compliance with the 50% limit per F.S. 163.31801. Fees shown effective January 1, 2028. 14) Source: Polk County Building & Construction Department. Fees shown effective January 1, 20 27 following a three-year phasing. 15) Source: Indian River County Community Development. 16) Source: Nassau County Building Department 17) Source: Orange County Impact Fee Administration; Community, Environmental & Development Services Department. Fees adopted in compliance with the phasing requirements and 50% limit per F.S. 163.31801. Fees shown reflect Phase 4 fees effective January 1, 2025. 18) Source: Osceola County Impact and Mobility Fees Office 19) Source: Palm Beach County Planning, Zoning and Building Department. Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown effective January 1, 2026. 20) Source: Sarasota County Planning and Development Services 21) Source: St. Lucie County Planning & Development Services Department. Fees adopted in compliance with the phasing requirements and 50% limit per F.S. 163.31801. Fees shown effective October 1, 2025 . 22) Source: Hillsborough County Development Services Department. Mobile home fee reflects residential 1,250 - 1,499 sq. ft. tier. 23) Source: Table 8,9 24) Source: Collier County Capital Project Planning, Impact Fees, and Program Management Division. Fee shown is the sum of Community and Regional Park fees. 25) Source: Manatee County, Development Services. Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased -in fees effective January 1, 2028. 26) Source: Pasco County Central Permitting Department 27) Source: Miami-Dade County Development Services Division. Fees vary based on district and unit type. DRAFT Appendix A - Land Value Analysis - Supplemental Information DRAFT Benesch Collier County October 2024 A-1 Parks and Recreation Impact Fee Study Appendix A - Land Value Analysis This appendix provides the back-up data and information on land value estimates. Because Collier County does not intend to purchase high value beach and coastal properties, land value estimates represent inland land values. As explained previously, several steps were undertaken to determine the land values for the impact fee calculations. These include: • A review of vacant land just value trends in Collier County over time. • A review of vacant land sales in subareas of the county for 2018 through 2022 to understand current land values by geographic area. In addition, the vacant land analysis was conducted for different acreage levels. Resulting land values were compared to sales used in the last study to understand level of increase. The resulting estimates are used for parks located in each geographic area. • A review of just market value of inland properties in each geographic area as well as for different parcel-size groups from the Property Appraiser database. Figure A-1 presents the residential vacant land value changes estimated by the Collier County Property Appraiser since 1980s. Land values are estimated to increase by 113% since 2019, when the data for the interim analysis was obtained. Table A-1 presents the estimated land value per acre by region used in the 2019 interim technical study, as well as the indexed value per acre. DRAFT Benesch Collier County October 2024 A-2 Parks and Recreation Impact Fee Study Figure A-1 Collier County Vacant Residential Land Values 3-year Average Change Source: Florida Department of Revenue, Florida Property Valuations and Tax Databook Table A-1 Indexed Land Value Estimates 1) Source: Collier County Parks and Recreation Impact Fee Study, Draft Report, August 20, 2019 2) The 2019 estimates (Item 1) indexed according to the residential vacant land value increase (Item 3) 3) Source: Florida Department of Revenue, Florida Property Valuations and Tax Databook -40.00% -20.00% 0.00% 20.00% 40.00% 60.00% 80.00%1979198019811982198319841985198619871988198919901991199219931994199519961997199819992000200120022003200420052006200720082009201020112012201320142015201620172018201920202021202220232019 Estimate(1)2019 Indexed(2) Marco Island $325,000 $692,250 North Naples - 0.5 - 5 acres $325,000 $692,250 - Greater than 5 acres $300,000 $639,000 Golden Gate - 0.5 - 5 acres $40,000 $85,200 - Greater than 5 acres $110,000 $234,300 East Naples - 0.5 - 5 acres $155,000 $330,150 - Greater than 5 acres $80,000 $170,400 Immokalee/Big Corkscrew - 0.5 - 5 acres $20,000 $42,600 - Greater than 5 acres $30,000 $63,900 Residential Vacant Land Value Increase (2019-2023)(3)113% SubArea Land Value per Acre DRAFT Benesch Collier County October 2024 A-3 Parks and Recreation Impact Fee Study Inland Land Values Table A-2 provides the estimated land values per acre for each region, which are based on the analysis shown in Tables A-3 through A-12. For each region, recent sales of vacant parcels were reviewed and compared to the sale prices of vacant property in the same region during the last technical study. Estimated value per acre in each region is also compared to the estimates used in the last two technical studies to provide a trend analysis. Consistent with the last two technical studies, land value estimates for the East Naples area are also used for the Central Naples areas. Similarly, estimates for other areas are used for the parks within the Urban Estates area as appropriate. DRAFT Benesch Collier County October 2024 A-4 Parks and Recreation Impact Fee Study Table A-2 Collier County Inland Land Values District Park Park Class Total Acres Value per Acre Total Land Value Caxambas Park R 4.20 $500,000 $2,100,000 Collier Boulevard Boating Park R 0.50 $500,000 $250,000 Tigertail Beach Park R 31.60 $500,000 $15,800,000 South Marco Beach Access R 5.00 $500,000 $2,500,000 Goodland Boating Park R 5.00 $500,000 $2,500,000 Mar-Good Harbor Park R 2.50 $500,000 $1,250,000 Isles of Capri Paddlecraft Park R 9.00 $500,000 $4,500,000 Marco -- Subtotal 57.80 $28,900,000 Conner Park R 5.00 $450,000 $2,250,000 Cocohatchee River Park R 7.56 $415,000 $3,137,400 Barefoot Beach Access R 5.00 $450,000 $2,250,000 Barefoot Beach Preserve R 159.60 $415,000 $66,234,000 Barefoot Beach State Land R 186.00 $415,000 $77,190,000 Clam Pass Park R 35.00 $415,000 $14,525,000 North Gulfshore Beach Access R 0.50 $450,000 $225,000 Vanderbilt Beach R 5.00 $450,000 $2,250,000 Vanderbilt Beach Access (7 Locations)R 0.45 $450,000 $202,500 North Collier Regional Park R 207.70 $415,000 $86,195,500 Pelican Bay Community Park C 15.00 $415,000 $6,225,000 Veterans Community Park C 43.64 $415,000 $18,110,600 Vineyards Community Park C 35.50 $415,000 $14,732,500 North Naples -- Subtotal 705.95 $293,527,500 Golden Gate Community Park C 35.00 $70,000 $2,450,000 Golden Gate Community Center C 21.00 $70,000 $1,470,000 Paradise Coast Sports Park R 195.98 $70,000 $13,718,600 Golden Gate Golf Course R 112.00 $70,000 $7,840,000 Golden Gate Greenway C 3.00 $50,000 $150,000 Golden Gate -- Subtotal 366.98 $25,628,600 East Naples Community Park C 47.00 $105,000 $4,935,000 Cindy Mysels Community Park C 5.00 $225,000 $1,125,000 Sugden Regional Park R 120.00 $105,000 $12,600,000 Bay Street Parcels R 1.34 $225,000 $301,500 Bayview Park R 6.27 $125,000 $783,750 East Naples -- Subtotal 179.61 $19,745,250 Eagle Lakes Community Park C 32.00 $150,000 $4,800,000 Manatee Community Park C 60.00 $150,000 $9,000,000 Port of the Islands R 5.55 $150,000 $832,500 South Naples -- Subtotal 97.55 $14,632,500 Freedom Park R 25.16 $105,000 $2,641,800 Gordon River Greenway R 79.00 $105,000 $8,295,000 Central Naples -- Subtotal 104.16 $10,936,800 Golden Gate South Naples Marco North Naples East Naples Central Naples DRAFT Benesch Collier County October 2024 A-5 Parks and Recreation Impact Fee Study Table A-2 (Continued) Collier County Inland Land Values Note: See Tables A-3 through A-12 for estimated cost per acre in each region District Park Park Class Total Acres Value per Acre Total Land Value Immokalee Community Park C 23.00 $35,000 $805,000 Immokalee Sports Complex C 14.00 $35,000 $490,000 Airport Park C 19.00 $35,000 $665,000 Immokalee South Park C 3.45 $30,000 $103,500 Tony Rosbough Community park C 7.00 $35,000 $245,000 Ann Oleski Park (Lake Trafford)R 2.30 $30,000 $69,000 Pepper Ranch R 50.00 $35,000 $1,750,000 Immokalee -- Subtotal 118.75 $4,127,500 Max A. Hasse Community Park C 20.00 $70,000 $1,400,000 Vanderbilt Extension Community Park C 125.10 $70,000 $8,757,000 Big Corkscrew Island Regional Park R 152.00 $50,000 $7,600,000 Rich King Greenway R 37.50 $105,000 $3,937,500 Urban Estates -- Subtotal 334.60 $21,694,500 All Parks - Inland Acreage 1,965.40 $213,286 $419,192,650 Community Parks -- Inland Acreage 508.69 $148,349 $75,463,600 Regional Parks - Inland Acreage 1,456.71 $235,963 $343,729,050 Urban Estates Immokalee DRAFT Benesch Collier County October 2024 A-6 Parks and Recreation Impact Fee Study Table A-3 Marco Island - Land Value Analysis (Inland) Source: Collier County Property Appraiser *Figures include partial year of information for 2022 Table A-4 Marco Island - Land Value Estimate 1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report, June 26, 2009 2) Source: Collier County Parks and Recreation Impact Fee Study, Final Report, September 25, 2015 3) Source: Collier County Parks and Recreation Impact Fee Study, Interim Analysis, August 20, 2019 4) Estimated based on previous study's estimates and information on the residential vacant land value increase from the Florida Department of Revenue, Florida Property Valuations and Tax Databook W. Avg.Median Count W. Avg.Median Count W. Avg.Median W. Avg.Median Count W. Avg.Median 0.5 - 5 acres $317,232 $257,695 40 $432,216 $468,182 31 36%82%$578,582 $540,000 23 34%15% 5.01 - 20 acres N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 20.01 - 50 acres N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Acreage Property Appraiser -- Vacant Land Sales Avg. of 2012-14 Avg. of 2015-18*%-∆ (2012-14 to 2015-18)Avg. of 2018-22 %-∆ (2015-18 to 2018-22) 2009(1)2015(2)2018(3)2023(4) Estimate for In-Land Properties $550,000 $250,000 $325,000 $500,000 %-Change --55%30%54% Marco Island Area Parks Value per Acre DRAFT Benesch Collier County October 2024 A-7 Parks and Recreation Impact Fee Study Table A-5 North Naples - Land Value Analysis (Inland) Source: Collier County Property Appraiser *Figures include partial year of information for 2022 Table A-6 North Naples - Land Value Estimates 1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report, June 26, 2009 2) Source: Collier County Parks and Recreation Impact Fee Study, Final Report, September 25, 2015 3) Source: Collier County Parks and Recreation Impact Fee Study, Interim Analysis, August 20, 2019 4) Estimated based on information presented in Table A-5 W. Avg.Median Count W. Avg.Median Count W. Avg.Median W. Avg.Median Count W. Avg.Median 0.5 - 5 acres $228,350 $221,917 122 $339,281 $382,353 92 49%72%$454,803 $456,548 76 34%19% 5.01 - 20 acres $240,832 $184,306 4 $520,538 $520,538 1 116%182%N/A N/A N/A N/A N/A 20.01 - 50 acres $344,828 $344,828 1 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Acreage Property Appraiser -- Vacant Land Sales Avg. of 2012-14 Avg. of 2015-18*%-∆ (2012-14 to 2015-18)Avg. of 2018-22 %-∆ (2015-18 to 2018-22) 2009(1)2015(2)2018(3)2023(4) Estimate for In-Land Properties: 0.5 - 5 acres $550,000 $250,000 $325,000 $450,000 Greater than 5 acres $450,000 $225,000 $300,000 $415,000 %-Change 0.5 - 5 acres --55%30%38% Greater than 5 acres --50%33%38% North Naples Area Parks Value per Acre DRAFT Benesch Collier County October 2024 A-8 Parks and Recreation Impact Fee Study Table A-7 Golden Gate – Land Value Analysis (Inland) Source: Collier County Property Appraiser *Figures include partial year of information for 2022 Table A-8 Golden Gate - Land Value Estimates 1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report, June 26, 2009 2) Source: Collier County Parks and Recreation Impact Fee Study, Final Report, September 25, 2015 3) Source: Collier County Parks and Recreation Impact Fee Study, Interim Analysis, August 20, 2019 4) Estimated based on information presented in Table A-7 W. Avg.Median Count W. Avg.Median Count W. Avg.Median W. Avg.Median Count W. Avg.Median 0.5 - 5 acres $31,175 $22,745 222 $56,120 $24,793 690 80%9%$65,167 $40,881 1,027 16%65% 5.01 - 20 acres $32,956 $24,263 4 $79,882 $14,525 29 142%-40%$67,153 $28,641 45 -16%97% 20.01 - 50 acres N/A N/A N/A $120,719 $120,719 1 N/A N/A N/A N/A N/A N/A N/A Acreage Property Appraiser -- Vacant Land Sales Avg. of 2012-14 Avg. of 2015-18*%-∆ (2012-14 to 2015-18)Avg. of 2018-22 %-∆ (2015-18 to 2018-22) 2009(1)2015(2)2018(3)2023(4) Estimate for In-Land Properties: 0.5 - 5 acres $75,000 $35,000 $40,000 $50,000 Greater than 5 acres $230,000 $105,000 $110,000 $70,000 %-Change 0.5 - 5 acres --53%14%25% Greater than 5 acres --54%5%-36% Golden Gate Area Parks Value per Acre DRAFT Benesch Collier County October 2024 A-9 Parks and Recreation Impact Fee Study Table A-9 East Naples – Land Value Analysis (Inland) Source: Collier County Property Appraiser *Figures include partial year of information for 2022 Table A-10 East Naples – Land Value Estimates 1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report, June 26, 2009 2) Source: Collier County Parks and Recreation Impact Fee Study, Final Report, September 25, 2015 3) Source: Collier County Parks and Recreation Impact Fee Study, Interim Analysis, August 20, 2019 4) Estimated based on information presented in Table A-9 W. Avg.Median Count W. Avg.Median Count W. Avg.Median W. Avg.Median Count W. Avg.Median 0.5 - 5 acres $218,074 $117,551 36 $249,073 $96,916 49 14%-18%$317,257 $267,388 50 27%176% 5.01 - 20 acres $123,680 $157,317 5 $145,360 $86,217 3 18%-45%$287,663 $258,621 5 98%200% 20.01 - 50 acres $200,351 $200,351 1 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Acreage Property Appraiser -- Vacant Land Sales Avg. of 2012-14 Avg. of 2015-18*%-∆ (2012-14 to 2015-18)Avg. of 2018-22 %-∆ (2015-18 to 2018-22) 2009(1)2015(2)2018(3)2023(4) Estimate for In-Land Properties: 0.5 - 5 acres $500,000 $135,000 $155,000 $225,000 Greater than 5 acres $120,000 $70,000 $80,000 $105,000 %-Change 0.5 - 5 acres --73%15%45% Greater than 5 acres --42%14%31% East Naples Area Parks Value per Acre DRAFT Benesch Collier County October 2024 A-10 Parks and Recreation Impact Fee Study Table A-11 Immokalee/Big Corkscrew – Land Value Analysis (Inland) Source: Collier County Property Appraiser *Figures include partial year of information for 2022 Table A-12 Immokalee/Big Corkscrew – Land Value Estimates 1) Source: Collier County Parks and Recreation Impact Fee Study, Final Report, June 26, 2009 2) Source: Collier County Parks and Recreation Impact Fee Study, Final Report, September 25, 2015 3) Source: Collier County Parks and Recreation Impact Fee Study, Interim Analysis, August 20, 2019 4) Estimated based on information presented in Table A-11 W. Avg.Median Count W. Avg.Median Count W. Avg.Median W. Avg.Median Count W. Avg.Median 0.5 - 5 acres $18,292 $13,954 130 $39,976 $19,414 988 119%39%$57,577 $31,903 1,242 44%64% 5.01 - 20 acres $17,861 $15,187 6 $36,674 $18,868 15 105%24%$31,753 $24,272 34 -13%29% 20.01 - 50 acres N/A N/A N/A N/A N/A N/A N/A N/A $48,232 $48,232 1 N/A N/A Acreage Property Appraiser -- Vacant Land Sales Avg. of 2012-14 Avg. of 2015-18*%-∆ (2012-14 to 2015-18)Avg. of 2018-22 %-∆ (2015-18 to 2018-22) 2009(1)2015(2)2018(3)2023(4) Estimate for In-Land Properties: 0.5 - 5 acres $50,000 $15,000 $20,000 $30,000 Greater than 5 acres $50,000 $25,000 $30,000 $35,000 %-Change 0.5 - 5 acres --70%33%50% Greater than 5 acres --50%20%17% Immokalee/Big Corkscrew Area Parks Value per Acre DRAFT Appendix B - Population Estimates - Supplemental Information DRAFT Benesch Collier County October 2024 B-1 Parks and Recreation Impact Fee Study Appendix B - Population Estimates Consistent with the previous studies and the County's Annual Update and Inventory Report (AUIR), this analysis uses peak seasonal population. Because regional parks tend to have a countywide service area, countywide population figures are used in the calculation of regional parks impact fee. Similarly, because community parks serve primarily the unincorporated county, unincorporated county population is used in the calculation of community parks impact fee. As presented in Table B-1, the current countywide peak population is 491,800 while the unincorporated county peak population is estimated at 447,600. Based on population projections provided by the County, the peak seasonal population estimates is projected to reach 582,700 countywide and 525,500 in the unincorporated county by 2040. Residential land uses to be used in the Collier County parks and recreation impact fee calculations include the following: • Single Family (Detached) • Multi-Family • Mobile Home/ RV Park (tied down) • Retirement Community (detached and attached) Table B-2 presents the number of residents per housing unit for the residential categories identified above for all of Collier County, while Table B-3 presents similar information for the unincorporated county. To address fairness and equity issues, the single family land use is tiered based on two categories of square footage: less than 4,000 square feet and 4,000 square feet and greater. To accommodate the tiering of impact fee assessments for the single family residential land use category, an analysis was completed based on housing unit size and persons per housing unit. This analysis utilized data from the 2021 American Housing Survey (AHS) and data from the 2020 Census as well as 2022 American Community Survey (ACS) 5-Year estimates to examine this relationship. In addition, as part of this study, a separate category is developed for retirement community/age restricted housing to reflect fewer people residing in these types of housing. DRAFT Benesch Collier County October 2024 B-2 Parks and Recreation Impact Fee Study Table B-1 Collier County Peak Season Population Source: Collier County Comprehensive Planning Section (population projections dated May, 2024) Peak Seasonal Population Percent Change Peak Seasonal Population Percent Change 2010 387,183 -343,593 - 2011 392,180 1.3%348,497 1.4% 2012 398,107 1.5%354,268 1.7% 2013 402,268 1.0%358,404 1.2% 2014 408,351 1.5%364,414 1.7% 2015 416,402 2.0%372,134 2.1% 2016 424,603 2.0%379,740 2.0% 2017 433,359 2.1%387,921 2.2% 2018 442,240 2.0%396,342 2.2% 2019 451,303 2.0%404,945 2.2% 2020 455,059 0.8%412,542 1.9% 2021 464,155 2.0%421,307 2.1% 2022 474,235 2.2%431,240 2.4% 2023 483,487 2.0%440,073 2.0% 2024 491,779 1.7%447,642 1.7% 2025 499,426 1.6%454,553 1.5% 2026 506,406 1.4%460,784 1.4% 2027 513,483 1.4%467,098 1.4% 2028 520,660 1.4%473,498 1.4% 2029 527,936 1.4%479,983 1.4% 2030 534,305 1.2%485,545 1.2% 2031 539,741 1.0%490,160 1.0% 2032 545,233 1.0%494,816 0.9% 2033 550,781 1.0%499,512 0.9% 2034 556,384 1.0%504,248 0.9% 2035 561,339 0.9%508,319 0.8% 2036 565,633 0.8%511,713 0.7% 2037 569,960 0.8%515,123 0.7% 2038 574,320 0.8%518,549 0.7% 2039 578,714 0.8%521,992 0.7% 2040 582,721 0.7%525,516 0.7% Year Countywide Unincorporated County DRAFT Benesch Collier County October 2024 B-3 Parks and Recreation Impact Fee Study Table B-2 Residents per Housing Unit (Countywide) 1) Source: 2022 ACS 5-Yr Estimates, Table B25033 (owner occupied and renter occupied), adjusted for peak seasonal population. 2) Source: 2022 ACS 5-Yr Estimates, Table DP04 3) Ratios developed based on national PPH data derived from the 2021 American Housing Survey. 4) Population (Item 1) divided by housing units (Item 2). For single family detached tiers, the residents per housing unit is determined by multiplying the weighted average value (2.58) by the ratio developed from the AHS data (Item 3). 5) Estimate for senior adult housing - detached (single family) is based on people per household figures for single family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. 6) Estimate for senior adult housing - attached (multi-family) is based on people per household figures for multi-family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. Table B-3 Residents per Housing Unit (Unincorporated County) 1) Source: 2022 ACS 5-Yr Estimates, Table B25033 (owner occupied and renter occupied), adjusted for peak seasonal population. 2) Source: 2022 ACS 5-Yr Estimates, Table DP04 3) Ratios developed based on national PPH data derived from the 2021 American Housing Survey. 4) Population (Item 1) divided by housing units (Item 2). For single family detached tiers, the residents per housing unit is determined by multiplying the weighted average value (2.70) by the ratio developed from the AHS data (Item 3). Housing Type Population(1) Housing Units(2)Ratio(3) Residents / Housing Units(4) Single Family Detached 289,564 112,378 2.58 - Less than 4,000 sf 98%2.53 - 4,000 sf or greater 121%3.12 Multi Family 139,405 106,016 1.31 Mobile Home/RV Park (Tied Down)21,446 11,189 1.92 Retirement Community - Detached (Single Family)(5)173,738 112,378 1.55 Retirement Community - Attached (Multi-Family)(6)83,643 106,016 0.79 Housing Type Population(1) Housing Units(2)Ratio(3) Residents / Housing Units(4) Single Family Detached 265,289 98,418 2.70 - Less than 4,000 sf 98%2.65 - 4,000 sf or greater 121%3.27 Multi Family 121,961 83,316 1.46 Mobile Home/RV Park (Tied Down)21,227 10,899 1.95 Retirement Community - Detached (Single Family)(5)159,173 98,418 1.62 Retirement Community - Attached (Multi-Family)(6)73,177 83,316 0.88 DRAFT Benesch Collier County October 2024 B-4 Parks and Recreation Impact Fee Study 5) Estimate for retirement community (detached) is based on people per household figures for single family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. 6) Estimate for retirement community (attached) is based on people per household figures for multi-family homes, adjusted for the residents over 55 years of age based on information obtained from the 2017 National Household Travel Survey, prepared by the US Department of Transportation. Collier County Road Impact Fee Update Study DRAFT Report October 31, 2024 Prepared for: Collier County Capital Projects Planning, Impact Fees and Program Management Division 2685 Horseshoe Drive South Naples, Florida 34104 ph (239) 252-8192 Prepared by: Benesch 1000 N. Ashley Dr., #400 Tampa, Florida 33602 ph (813) 224-8862 E-mail: nkamp@benesch.com DRAFT Benesch Collier County October 2024 i Road Impact Fee Update Study Collier County Road Impact Fee Update Study Table of Contents INTRODUCTION ............................................................................................................... 1 Methodology ........................................................................................................................ 1 Legal Overview ..................................................................................................................... 3 DEMAND COMPONENT .................................................................................................... 7 Travel Demand ..................................................................................................................... 7 Interstate & Toll Facility Adjustment Factor ........................................................................ 7 State Road Adjustment Factor ............................................................................................. 8 Land Use Updates ................................................................................................................ 8 COST COMPONENT ........................................................................................................... 10 County Roadway Cost .......................................................................................................... 10 Vehicle-Miles of Capacity Added per Lane Mile .................................................................. 13 Cost per Vehicle-Mile of Capacity ........................................................................................ 14 CREDIT COMPONENT ........................................................................................................ 15 Capital Improvement Credit ................................................................................................ 15 Present Worth Variables ...................................................................................................... 16 CALCULATED ROAD IMPACT FEE SCHEDULE ...................................................................... 18 Road Impact Fee Calculation ............................................................................................... 20 Road Impact Fee Comparison .............................................................................................. 20 ROAD IMPACT FEE BENEFIT DISTRICTS .............................................................................. 22 District Boundaries ............................................................................................................... 22 Impact Fee Revenue Use Across Districts ............................................................................ 23 Regional Roads ..................................................................................................................... 23 Benefit Districts Recommendations .................................................................................... 25 Appendices: Appendix A: Demand Component Appendix B: Cost Component Appendix C: Credit Component Appendix D: Calculated Road Impact Fee Schedule DRAFT Benesch Collier County October 2024 1 Road Impact Fee Update Study Introduction With a population of approximately 400,000, Collier County is continuing to experience growth. The County ranks 19th out of 67 Florida counties with a projected increase of 110,000 persons by 2050. In terms of residential permitting, Collier County ranks 19th out of Florida counties with an average of 5,300 new units per year over the past three years. This continuing growth requires additional capital facilities. Collier County’s Road Impact Fee Ordinance was originally adopted in January 1985 to assist the County in providing adequate transportation facilities for expected growth. The fee was last updated in 2019. In accordance with the County’s impact fee ordinance requirements and to reflect most recent and localized data, Collier County retained Benesch to update the technical study that will be the basis for the updated fee schedule. This report serves as the technical study to support the calculation of the updated impact fees. Data presented in this report represent the most recent and localized data available at the time of this update study. All data and support material used in this analysis are incorporated by reference as set forth in this document. The figures calculated in this study represent the technically defensible level of impact fees that the County could charge; however, the Board of County Commissioners may choose to discount the fees as a policy decision. Methodology The methodology used for the road impact fee study continues to follow a consumption-based impact fee approach in which new development is charged based upon the proportion of vehicle - miles of travel (VMT) that each unit of new development is expected to consume of a lane mile of roadway network. Under this methodology, the fees assess a proportionate share cost for a portion of the transportation network in the county, including classified City and County roadways, excluding state roads, local/neighborhood roads and interstate highways/toll facilities. Generally, neighborhood roads are the obligation of the developer and are part of the site/subdivision approvals. Toll facilities are funded by toll revenues through Florida Turnpike Enterprise or local toll authorities and interstate highways are funded with earmarked federal and statewide strategic intermodal systems funds and planned for at the state level with minimal local input and limited or no local funding. DRAFT Benesch Collier County October 2024 2 Road Impact Fee Update Study Included in this document is the necessary support material used in the calculation of the road impact fee. The general equation used to compute the impact fee for a given land use is: [Demand x Cost] – Credit = Fee The “demand” for travel placed on a transportation system is expressed in units of Vehicle-Miles of Travel (daily vehicle-trip generation rate x the trip length x the percent new trips [of total trips]) for each land use contained in the impact fee schedule. Trip generation represents the average daily rates since new development consumes trips on a daily basis. The “cost” of building new capacity typically is expressed in units of dollars per vehicle-mile of roadway capacity. The “credit” is an estimate of future non -impact fee revenues generated by new development that are allocated to provide roadway capacity expansion. The impact fee is considered to be an “up front” payment for a portion of the cost of building a vehicle-mile of capacity that is directly related to the amount of capacity consumed by each unit of land use contained in the impact fee schedule, that is not paid for by future tax revenues generated by the new development activity. These credits are required under the supporting case law for the calculation of impact fees where a new development activity must be reasonably assured that they are not being charged twice for the same level of service. More specifically, the input variables used in the fee equation are as follows: Demand Variables: • Trip generation rate • Trip length • Trip length adjustment factors • Percent new trips Cost Variables: • Roadway cost per lane-mile • Roadway capacity added per lane mile constructed Credit Variables: • Equivalent gas tax credit (pennies) • Present worth DRAFT Benesch Collier County October 2024 3 Road Impact Fee Update Study • Fuel efficiency • Effective days per year Legal Overview In Florida, legal requirements related to impact fees have primarily been established through case law since the 1980’s. Impact fees must comply with the “dual rational nexus” test, which requires that they: • Be supported by a study demonstrating that the fees are proportionate in amount to the need created by new development paying the fee; and • Be spent in a manner that directs a proportionate benefit to new development, typically accomplished through establishment of benefit districts and a list of capacity-adding projects included in the County’s Annual Update of Inventory Report (AUIR) and Capital Improvement Element, or another planning document/Master Plan. In 2006, the Florida legislature passed the “Florida Impact Fee Act,” which recognized impact fees as “an outgrowth of home rule power of a local government to provide certain services within its jurisdiction.” § 163.31801(2), Fla. Stat. The statute – concerned with mostly procedural and methodological limitations – did not expressly allow or disallow any particular public facility type from being funded with impact fees. In fact, which it was initially adopted, the Act largely codified requirements and standards common to the practice already. However, the Legislature has amended the Impact Fee Act numerous times since 2006, significantly affecting the impact fee practice in Florida. For this reason, a summary of the key legislative changes since 2006 is provided: • HB 227 in 2009: The Florida legislation statutorily clarified that in any action challenging an impact fee, the government has the burden of proving by a preponderance of the evidence that the imposition or amount of the fee meets the requirements of state legal precedent or the Impact Fee Act and that the court may not use a deferential standard. • SB 360 in 2009: Allowed fees to be decreased without the 90-day notice period required to increase the fees and purported to change the standard of legal review associated with impact fees. SB 360 also required the Florida Department of Community Affairs (now the Department of Commerce) and Florida Department of Transportation (FDOT) to conduct studies on “mobility fees,” which were completed in 2010. • HB 7207 in 2011: Required a dollar-for-dollar credit, for purposes of concurrency compliance, for impact fees paid and other concurrency mitigation required. DRAFT Benesch Collier County October 2024 4 Road Impact Fee Update Study • HB 319 in 2013: Applied mostly to concurrency management authorities, but also encouraged local governments to adopt alternative mobility systems using a series of tools identified in section 163.3180(5)(f), Florida Statutes, including: o Adoption of long-term strategies to facilitate development patterns that support multi-modal solutions, including urban design, and appropriate land use mixes, including intensity and density. o Adoption of an area-wide level of service not dependent on any single road segment function. o Exempting or discounting impacts of locally desired development, such as development in urban areas, redevelopment, job creation, and mixed use on the transportation system. o Assigning secondary priority to vehicle mobility and primary priority to ensuring a safe, comfortable, and attractive pedestrian environment, with convenient interconnection to transit. o Establishing multi-modal level of service standards that rely primarily on non- vehicular modes of transportation where existing or planned community design will provide adequate level of mobility. o Reducing impact fees or local access fees to promote development within urban areas, multi-modal transportation districts, and a balance of mixed-use development in certain areas or districts, or for affordable or workforce housing. Also, under HB 319, a mobility fee funding system expressly must comply with the dual rational nexus test applicable to traditional impact fees. Furthermore, any mobility fee revenues collected must be used to implement the local government’s plan, which serves as the basis to demonstrate the need for the fee. Finally, under HB 319, an alternative mobility system, that is not mobility fee‐based, must not impose upon new development any responsibility for funding an existing transportation deficiency. • HB 207 in 2019: Included the following changes to the Impact Fee Act along with additional clarifying language: o Impact fees cannot be collected prior to building permit issuance; and o Impact fee revenues cannot be used to pay debt service for previously approved projects unless the expenditure is reasonably connected to, or has a rational nexus with, the increased impact generated by the new residential and commercial construction. DRAFT Benesch Collier County October 2024 5 Road Impact Fee Update Study • HB 7103 in 2019: Addressed multiple issues related to affordable housing/linkage fees, impact fees, and building services fees. In terms of impact fees, the bill required that when local governments increase their impact fees, the outstanding impact fee credits for developer contributions should also be increased. This requirement was to operate prospectively; however, HB 337 that was signed in 2021 deleted this clause and making all outstanding credits eligible for this adjustment. This bill also allowed local governments to waive/reduce impact fees for affordable housing projects without having to offset the associated revenue loss. • SB 1066 in 2020: Added language allowing impact fee credits to be assignable and transferable at any time after establishment from one development or parcel to another that is within the same impact fee zone or impact fee district or that is within an adjoining impact fee zone or district within the same local government jurisdiction, and which receives benefit from the improvement or contribution that generated the credits . In addition, added language indicating any new/increased impact fee not being app licable to current or pending permit applications submitted prior to the effective date of an ordinance or resolution imposing new/increased fees. • HB 1339 in 2020: Required reporting of various impact fee related data items within the annual financial audit report submitted to the Department of Financial Services. • HB 337 in 2021: Placed limits on the amount and frequency of fee increases, but also included a clause to exceed these restrictions if the local governments can demonstrate extraordinary circumstances, hold two public workshops discussing these circumstances and the increases are approved by two-thirds of the governing body. • HB 479 in 2024 (Effective October 1, 2024): Required interlocal agreements between counties and municipalities when both entities collect a transportation impact fee. Placed limits on timing of impact fee study completion and adoption and data used in the studies. The following paragraphs provide further detail on the generally applicable legal standards applicable here. Impact Fee Definition • An impact fee is a one-time capital charge levied against new development. • An impact fee is designed to cover the portion of the capital costs of infrastructure capacity consumed by new development. • The principle purpose of an impact fee is to assist in funding the implementation of projects identified in the Capital Improvements Element (CIE) and other capital improvement programs for the respective facility/service categories. DRAFT Benesch Collier County October 2024 6 Road Impact Fee Update Study • Examples of impact fee eligible projects include new road construction, lane addition projects, turn lane additions and intersection improvements. Impact Fee vs. Tax • An impact fee is generally regarded as a regulatory function established based upon the specific benefit to the user related to a given infrastructure type and is not established for the primary purpose of generating revenue for the general benefit of the community, as are taxes. • Impact fee expenditures must convey a proportional benefit to the fee payer. This is accomplished through the establishment of benefit districts, where fees collected in a benefit district are spent in the same benefit district. • An impact fee must be tied to a proportional need for new infrastructure capacity created by new development. This technical report has been prepared to support legal compliance with existing case law and statutory requirements. DRAFT Benesch Collier County October 2024 7 Road Impact Fee Update Study Demand Component Travel Demand The amount of transportation system consumed by a unit of new development is calculated using the following variables and is a measure of the vehicle-miles of new travel a unit of development places on the existing roadway system: • Number of daily trips generated; • Average length of those trips; and • Proportion of travel that is new travel, rather than travel that is already on the transportation system. The trip characteristics variables were primarily obtained from two sources: • Trip characteristics surveys conducted throughout Florida (Florida Studies Database), including studies conducted in Collier County. This database was used to determine trip length, percent new trips, and the trip generation rate for several land uses. • Institute of Transportation Engineers’ (ITE) Trip Generation reference report (1 1th Edition), which is used primarily for trip generation rates. Interstate & Toll Facility Adjustment Factor This variable was used to recognize that interstate highway and toll facility improvements are funded by the State (specifically, the Florida Department of Transportation) using earmarked State and Federal funds or through toll revenues. As mentioned previously, generally, impact fees are not used to pay for these improvements and the portion of travel occurring on the interstate/toll facility system is subtracted from the total travel for each use. To calculate the interstate and toll (I/T) facility adjustment factor, the 2045 loaded highway network1 file was generated for the District 1 Regional Planning Model (D1RPM v2). A select zone analysis was run for all traffic analysis zones located within the Collier County in order to differentiate trips with an origin and/or destination within the county versus trips that simply passed through the county. 1 The “loaded highway network” refers to the final travel demand model roadway network with all traffic volumes assigned (or loaded) to each model roadway link DRAFT Benesch Collier County October 2024 8 Road Impact Fee Update Study The analysis reviewed trips on all interstate and toll facilities within Collier County, including, Interstate 75. The limited access vehicle-miles of travel (Limited Access VMT) for county- generated trips with an origin and/or destination within county was calculated for the identified limited access facilities. Next, the total VMT was calculated for all county-generated trips with an origin and/or destination within Collier County for all roads, including limited access facilities. The I/T adjustment factor of 20.8 percent was determined by dividing the total limited access VMT by the total County VMT. Total County VMT reduced by this factor is representative of only the roadways that are eligible to be funded with road impact fee revenues. Appendix A, Table A- 1 provides further detail on this calculation. State Road Adjustment Factor This variable was used to exclude the portion of the travel that occurs on state roadway facilities. To calculate this adjustment factor, the 2045 VMT distribution was calculated using D1RPM v2 projections, which estimated that 26 percent of the travel in Collier County is handled by State roads. Appendix A, Table A-2 provides further detail on this calculation. Land Use Updates As part of this update study, the following land uses were revised/added to the County’s fee schedule to better reflect types of new development projects being permitted in Collier County. Single Family (Attached) & Multi-Family Tiering The ITE 11th Edition Trip Generation reference report made adjustments to certain residential categories. Based on these adjustments, a single family (attached) land use was added to the schedule and the multi-family tiering (by floor) was condensed. The updated configurations are as follows: • Single Family (Attached); per dwelling unit. Includes any single-family housing unit that shares a wall with an adjoining dwelling unit, whether the walls are for living space, a vehicle garage, or storage space • Multi-Family (Low-Rise, 1-3 floors); per dwelling unit • Multi-Family (Mid/High-Rise, 4+ floors); per dwelling unit In addition to the land use re-alignments, the unit of measure for the following uses have been updated: DRAFT Benesch Collier County October 2024 9 Road Impact Fee Update Study • Movie Theater; from per “screen” to per “1,000 sf” • Church; from per “seat” to per “1,000 sf” • Day Care Center; from per “student” to per “1,000 sf” • Nursing Home; from per “bed” to per “1,000 sf” • Tire Superstore; from per “service bay” to per “1,000 sf” • Low-Turnover Restaurant; from per “seat” to per “1,000 sf” • High-Turnover (Sit-Down) Restaurant; from per “seat” to per “1,000 sf” DRAFT Benesch Collier County October 2024 10 Road Impact Fee Update Study Cost Component Cost information from Collier County and other counties in Florida was reviewed to develop a unit cost for all phases involved in the construction of one lane-mile of roadway capacity. Appendix B provides the data and other support information utilized in these analyses. County Roadway Cost This section examines the right-of-way (ROW), construction, and other cost components associated with county roads with respect to transportation capacity expansion improvements in Collier County. In addition to local data, bid data for recently completed/on-going projects and recent construction bid data from roadway projects throughout Florida were used to supplement the cost data for county roadway improvements. The cost for each roadway capacity project was separated into six components: design, right-of-way (ROW), construction, construction engineering/inspection (CEI), mitigation, and urban overpass/major intersection costs. Design and CEI The design and CEI cost factors for county roads are estimated as a percentage of the construction cost per lane mile. These factors were determined based on a review of cost ratios from local projects (Design≈10 percent in Collier County) and data from other jurisdictions throughout Florida (Design ≈11 percent; CEI ≈9 percent). For purposes of this study, the design cost for county roads is estimated at 10 percent of the construction cost per lane mile and CEI cost is estimated at nine (9) percent of the construction cost per lane mile. Additional details are provided in Appendix B, Tables B-1 and B-2 for design cost and Table B-7 for CEI cost. Right-of-Way The ROW cost reflects the total cost of the acquisitions along a corridor that were necessary to have sufficient cross-section width to widen an existing road or, in the case of new construction, to build a new road. As part of this analysis, the most recent ROW acquisition data for Vanderbilt Beach Road Extension project (Phase I from Weber Blvd to 16th St NE) was reviewed. The ROW for this improvement was acquired over several years, as far back as 2006. Each acquisition was then indexed to current dollars resulting in a 71 -percent ROW-to-construction cost ratio. Given the dated nature of those early acquisitions, a second analysis was prepared, which considered only recent acquisition costs (2020+) for this ratio. ROW acquired since 2020 was separated from the total ROW costs and indexed to present day dollars using recent trends DRAFT Benesch Collier County October 2024 11 Road Impact Fee Update Study in just value per acre for vacant land in Collier County. With these adjustments applied, the ROW- to-construction factor for the Vanderbilt Beach Road Extension was calculated at 47 percent. Additional details are provided in Appendix B, Table B-3. In addition to local data, the ROW-to-construction cost ratios from other jurisdictions throughout Florida were reviewed. The ROW factors ranged from 10 percent to 60 percent. Additional details are provided in Appendix B, Table B-4. Based on this data and input from Collier County, the ROW cost for county roads is estimated at 45 percent of the construction cost per lane mile. Construction Cost The construction cost for county roads was based on recently completed projects and future estimates in Collier County and in other jurisdictions in Florida. A review of recent transportation projects in Collier County identified four capacity expansion projects: • Veteran’s Memorial Blvd from E. of Livingston Rd to New High School • Whippoorwill Ln from Pine Ridge Rd to Livingston Rd • Vanderbilt Beach Rd Ph. II from US 41 to E. of Goodlette-Frank Rd • Wilson Blvd from Golden Gate Blvd to Immokalee Rd The costs for these improvements ranged from approximately $1.4 million per lane mile to $6.4 million per lane mile. The construction cost for new roadway projects averaged $1.5 million per lane mile while cost of lane addition improvements averaged $6.3 million per lane mile. Given this cost differential, a weighted average cost was calculated based on the percentage of new construction versus lane addition projects in the 2045 LRTP Needs Plan, which resulted in $3.8 million per lane mile. Additional details are provided in Appendix B, Table B-5. In addition to local projects, recent improvements from other counties throughout Florida were reviewed to increase the sample size. This review included over 185 lane miles of lane addition and new road construction improvements completed between 2014 and 2023 with a weighted average cost of approximately $3.5 million per lane mile. Additional details are provided in Appendix B, Table B-6. Based on local projects, a construction cost estimate of $3.8 million per lane mile is used in the impact fee calculation for urban design (curb & gutter) improvements. Based on discussions with Collier County, it is anticipated that all future roadways are likely to have urban design DRAFT Benesch Collier County October 2024 12 Road Impact Fee Update Study characteristics. Mitigation Mitigation cost estimates were developed based on cost data received for two recent projects in Collier County: • Goodland Drive from San Marco Road to Harbor Place • Vanderbilt Beach Road Extension from Collier Blvd to 16th St NE The costs for these projects ranged from $34,000 per lane mile to $133,000 per lane mile with a weighted average cost of approximately $38,000 per lane mile, which is used in the road impact fee calculation. Additional details are provided in Appendix B, Table B-8. Urban Overpass/Major Intersections Urban overpass/major intersection cost estimates were developed based on cost data received for eight on-going/planned improvements in Collier County: • US 41 (SR 90) Tamiami Trail East @ Goodlette-Frank Road • Immokalee Road @ Livingston Road • Immokalee Road @ I-75 • Immokalee Road @ Logan Blvd • Golden Gate Pkwy @ Livingston Road • US 41 @ Collier Blvd • Pine Ridge Road @ Livingston Road • Pine Ridge Road @ I-75 The total cost of these improvements was then divided by the total lan e miles of county road needs projects in the 2045 Long Range Transportation Plan, resulting in a cost of approximately $544,000 per lane mile. Additional details are provided in Appendix B, Table B-9. Table 1 summarizes the county road cost estimates for county roads while Table 2 provides a comparison to the cost estimates used to calculate the current Collier County road impact fee rates. As shown, the county road cost estimate is approximately 11 percent higher than last study. DRAFT Benesch Collier County October 2024 13 Road Impact Fee Update Study Table 1 Estimated Total Cost per Lane Mile for County Roads 1) Design is estimated at 10% of construction costs 2) ROW is estimated at 45% of construction costs 3) Source: Appendix B, Table B-5 4) CEI is estimated at 9% of construction costs 5) Source: Appendix B, Table B-8 6) Source: Appendix B, Table B-9 Note: All figures rounded to nearest $000 Table 2 Total Cost per Lane Mile Comparison for County Roads 1) Source: Collier County Road Impact Fee Update Study, October 2019 2) Source: Table 1 Vehicle-Miles of Capacity per Lane Mile An additional component of the roadway impact fee equation is the capacity added per lane-mile of roadway constructed. The vehicle-miles of capacity (VMC) is an estimate of capacity added per lane mile for county roadway improvements in the Collier County 2045 LRTP. As shown in Table 3, each lane mile will add approximately 9,300 VMC. Additional details are provided in Appendix B, Table B-10. Cost Phase Cost per Lane Mile Design(1)$380,000 Right-of-Way(2)$1,710,000 Construction(3)$3,800,000 CEI(4)$342,000 Mitigation(5)$38,000 Urban Overpass/Major Intersection (6)$544,000 Total Cost $6,814,000 Cost Phase Cost per Lane Mile (2019)(1) Cost per Lane Mile (2024)(2) % Change (2019-2024) Design $385,000 $380,000 -1% Right-of-Way $1,208,000 $1,710,000 42% Construction $3,500,000 $3,800,000 9% CEI $315,000 $342,000 9% Mitigation $74,000 $38,000 -49% Urban Overpass/Major Intersection $523,000 $544,000 4% Total Cost $6,005,000 $6,814,000 13% DRAFT Benesch Collier County October 2024 14 Road Impact Fee Update Study Table 3 Weighted Average Vehicle-Miles of Capacity per Lane Mile 1) Source: Appendix B, Table B-10 2) Source: Appendix B, Table B-10 3) Vehicle-miles of capacity added (Item 2) divided by lane miles added (Item 1), rounded to nearest 00 Cost per Vehicle-Mile of Capacity The roadway cost per unit of development is assessed based on the cost per vehicle-mile of capacity. As shown in Table 4, based on information presented in Tables 1 and 3, the cost per VMC for travel within the county is approximately $733. The cost per VMC figure is used in the road impact fee calculation to determine the total cost per unit of development based on vehicle-miles of travel consumed. For each vehicle-mile of travel that is added to the county roadway system, approximately $718 of capacity is consumed. Table 4 Average Cost per Vehicle-Mile of Capacity Added 1) Source: Table 1 2) Source: Table 3 3) Average VMC added per lane mile (Item 2) divided by cost per lane mile (Item 1) Road Type Lane Miles Added(1) Vehicle-Miles of Capacity Added(2) VMC Added per Lane Mile(3) County Roads 247.38 2,297,839 9,300 Source Cost per Lane Mile(1) Average VMC Added per Lane Mile(2) Cost per VMC(3) County Roads $6,814,000 9,300 $732.69 DRAFT Benesch Collier County October 2024 15 Road Impact Fee Update Study Credit Component Capital Improvement Credit The credit component of the impact fee accounts for the existing County funding sources that are allocated to roadway capacity expansion projects (excluding impact fee funds). This section summarizes the credit calculations for non-impact fee contributions. Additional details are provided in Appendix C. The present value of the portion of non-impact fee revenues generated by new development over a 25-year period that is expected to fund capacity expansion projects was credited against the cost of the system consumed by travel associated with new development. In order to provide a connection to the demand component, which is measured in terms of travel, the non -impact fee dollars were converted to a fuel tax equivalency. County Credit A review of the County’s historical expenditures and FY 2024-2028 Annual Update and Inventory Report (AUIR) Transportation Work Program indicated that a combination of impact fees, fuel tax revenues, sales tax revenues, and grants are used to fund roadway capacity expansion. Although Collier County allocated some funding from the local government infrastructure surtax, this tax was repealed on December 31, 2023 and there are no plans to re-instate. Given this, no credit is provided for the surtax. The review of other available revenue sources indicated that Collier County allocates an equivalent of 4.3 pennies for the portion of fuel tax and grant revenues toward roadway capacity expansion improvements. Additionally, the County is using gas tax revenues to retire debt service used to fund roadway capacity expansion improvements. The fuel tax revenues allocated for Series 2014 bond totals approximately an equivalent of 7.2 pennies of additional county credit. As shown in Table 5, a total fuel tax equivalent revenue credit of 11.5 pennies is incorporated into impact fee calculations for County expenditures. DRAFT Benesch Collier County October 2024 16 Road Impact Fee Update Study Table 5 Equivalent Pennies of Gas Tax Revenue 1) Source: Appendix C, Table C-2 2) Source: Appendix C, Table C-3 3) Source: Appendix C, Table C-1 4) Average annual expenditures divided by the value per penny (Item 4) divided by 100 Present Worth Variables • Facility Life: The roadway facility life used in the impact fee analysis is 25 years, which represents the reasonable life of a roadway. • Interest Rate: This is the discount rate at which gasoline tax revenues might be bonded. It is used to compute the present value of the gasoline taxes generated by new development. The discount rate of 3.7 percent was used in the impact fee calculation based on information provided by Collier County. Fuel Efficiency The fuel efficiency (i.e., the average miles traveled per gallon of fuel consumed) of the fleet of motor vehicles was estimated using the quantity of gasoline consumed by travel associated with a particular land use. Appendix C, Table C-7 documents the calculation of fuel efficiency value based on the following equation, where “VMT” is vehicle miles of travel and “MPG” is fuel efficiency in terms of miles per gallon.      = TypeRoadwayTypeVehicle TypeVehicle TypeRoadway MPG VMTVMTEfficiencyFuel The methodology uses non-interstate VMT and average fuel efficiency data for passenger vehicles (i.e., passenger cars and other 2-axle, 4-tire vehicles, such as vans, pickups, and SUVs) Credit Average Annual Expenditures Value per Penny(3) Equivalent Pennies per Gallon(4) County Revenues(1)$8,209,080 $1,889,072 $0.043 County Debt Service(2)$13,646,208 $1,889,072 $0.072 Total $21,855,288 $0.115 DRAFT Benesch Collier County October 2024 17 Road Impact Fee Update Study and large trucks (i.e., single-unit, 2-axle, 6-tire or more trucks and combination trucks) to calculate the total gallons of fuel used by each of these vehicle types. The combined total VMT for the vehicle types is then divided by the combined total gallons of fuel consumed to calculate, in effect, a “weighted” fuel efficiency value that reflects the existing fleet mix of traffic on non-interstate roadways. The VMT and average fuel efficiency data were obtained from the most recent Federal Highway Administration’s Highway Statistics 2022 (updated February 2024). Based on the calculation completed in Appendix C, Table C-7, the fuel efficiency rate to be used in the updated impact fee equation is 19.47 miles per gallon. Effective Days per Year An effective 365 days per year of operation was assumed for all land uses in the proposed fee. However, this will not be the case for all land use categories since some uses operate only on weekdays (e.g., office buildings) and/or only seasonally (e.g., schools). The use of 365 days per year, therefore, provides a conservative estimate, ensuring that non-impact fee contributions are adequately credited against the fee. DRAFT Benesch Collier County October 2024 18 Road Impact Fee Update Study Calculated Road Impact Fee Schedule Detailed impact fee calculations for each land use are presented in Appendix D, which includes the major land use categories and the impact fees for the individual land uses. For each land use, Appendix D illustrates the following: • Demand component variables (trip rate, trip length, and percent of new trips); • Total impact fee cost; • Annual capital improvement credit; • Present value of the capital improvement credit; and • Net road impact fee. It should be noted that the net impact fee illustrated in Appendix D is not necessarily a recommended fee, but instead represents the technically calculated impact fee per unit of land use that could be charged in Collier County. For clarification purposes, the following presents the calculation steps of the net impact fee for the single-family residential detached land use category (ITE LUC 210) using information from the impact fee schedules included in Appendix D. For each land use category, the following equations are utilized to calculate the net impact fee: Net Impact Fee = Total Road Impact Cost – Capital Improvement Credit Where: Total Road Impact Cost = ([Trip Rate × Trip Length × % New Trips] / 2) × (1 – Interstate/Toll Facility Adjustment Factor) x (Cost per Vehicle-Mile of Capacity) Capital Improvement Credit = Present Value (Annual Capital Improvement Credit), given 3.7% interest rate & a 25-year facility life Annual Capital Improvement Credit = ([Trip Rate × Total Trip Length × % New Trips] / 2) × (Effective Days per Year × $/Gallon to Capital) / Fuel Efficiency DRAFT Benesch Collier County October 2024 19 Road Impact Fee Update Study Each of the inputs has been discussed previously in this document; however, for purposes of this example, brief definitions for each input are provided in the following paragraphs, along with the actual inputs used in the calculation of the fee for the single-family detached residential land use category (<4,000 sq. ft.): • Trip Rate = the average daily trip generation rate, in vehicle-trips/day (7.30) • Assessable Trip Length = the average trip length on collector roads or above, for the category, in vehicle-miles (5.88) (excluding local neighborhood roads) • Trip Length Adjustment Factor = used to adjust the trip length for travel occurring on non- state roads (74%) • Adjusted Trip Length = the assessable trip length multiplied by the trip length adjustment factor (5.88 * 74% = 4.35) • Total Trip Length = the assessable trip length plus an adjustment factor of half a mile, which is added to the trip length to account for the fact that gas taxes are collected for travel on all roads including local roads (4.35 + 0.50 = 4.85) • % New Trips = adjustment factor to account for trips that are already on the roadway (100%) • Divide by 2 = the total daily miles of travel generated by a particular category (i.e., rate*length*% new trips) is divided by two to prevent the double-counting of travel generated between two land use codes since every trip has an origin and a destination • Interstate/Toll Facility Adjustment Factor = discount factor to account for travel demand occurring on interstate highways and/or toll facilities (20.8%) • Cost per Lane Mile = unit cost to construct one lane mile of roadway, in $/lane-mile ($6,814,000) • Average Capacity Added per Lane Mile = represents the average daily traffic on one travel lane at capacity for one lane mile of roadway, in vehicles/lane-mile/day (9,300) • Cost per Vehicle-Mile of Capacity = unit of vehicle-miles of capacity consumed per unit of development ($6,814,000/ 9,300 = $732.69) • Present Value = calculation of the present value of a uniform series of cash flows, gas tax payments in this case, given an interest rate, “i,” and a number of periods, “n;” for 3.70% interest and a 25-year facility life, the uniform series present worth factor is 16.1295 • Effective Days per Year = 365 days • $/Gallon to Capital = the amount of equivalent gas tax revenue per gallon of fuel that is used for capital improvements, in $/gallon ($0.115) • Fuel Efficiency = average fuel efficiency of vehicles, in vehicle-miles/gallon (19.47) DRAFT Benesch Collier County October 2024 20 Road Impact Fee Update Study Road Impact Fee Calculation Using these inputs, a net impact fee can be calculated for the single-family residential detached (<4,000 sf) land use category as follows: Road Impact Fee: Total Impact Cost = ([7.30 * 4.35 * 1.0] /2) * (1 - 0.208) * ($732.69) = $9,214 Annual Cap. Improv. Credit = ([7.30 * 4.85 * 1.0] /2) * 365 * ($0.115 /19.47) = $38 Capital Improvement Credit = $38 * 16.1295 = $613 Net Impact Fee = $9,214 – $613 = $8,601 Road Impact Fee Comparison As part of the work effort in developing Collier County’s road impact fee program, a comparison of calculated fees to road/transportation impact fee schedules adopted in other jurisdictions was completed, as shown in Table 6. Note that differences in fee levels for a given land use can be caused by several factors, including the year of the technical study, adoption percentage, study methodology including variation in costs, credits, and travel demand, land use categories included in the fee schedule, etc. DRAFT Benesch Collier County October 2024 21 Road Impact Fee Update Study Table 6 Road/Transportation Impact Fee Comparison 1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fees may have been lowered/raised through indexing or policy discounts. Does not account for moratoriums/suspensions 2) Du = dwelling unit 3) Source: Appendix D, Table D-1 4) Source: Collier County Capital Project Planning, Impact Fees, and Program Management Division 5) Source: Lee County Community Development Department 6) Source: Palm Beach County Administration Division. Fees were adopted in compliance with the 50% fee increase limit per F.S. 163.31801 .Fees shown are effective January 1, 2026. 7) Source: Polk County Land Development Department. Fees shown effective January 1, 2025. 8) Source: Pasco County Planning and Development Department. Fee shown is effective January 1, 2025. 9) Source: Lake County Office of Planning and Zoning. Fees were adopted in compliance with the 50% fee increase limit per F.S. 1 63.31801.Fees shown are effective October 1, 2026. 10) Source: Charlotte County Community Development Department 11) Source: Manatee County, Development Services. Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163 .31801. Fees shown reflect fully phased-in fees effective January 1, 2028. 12) Source: Sarasota County Planning & Development Services Department. Fees shown effective January 1, 2025. 13) Source: Miami-Dade County Zoning Department Calculated(3)Current Adopted(4)District A District B District C Urban Suburban Rural NE/Wekiva/ South/North /Cental West 2024 2019 2015 2022 2024 2024 2024 2021 2021 2021 2022 2022 2021 100%100%52.5%Varies - SFR @95%100%100%100%100%100%100%95%26%100% Residential: Single Family (2,000 sf)du $9,980 $8,090 $5,248 $5,597 $4,103 $4,000 $3,185 $6,567 $9,646 $11,030 $4,905 $1,342 $6,289 Non-Residential: Light Industrial 1,000 sf $4,819 $4,584 $1,775 $2,170 $639 $624 $497 $0 $0 $0 $1,972 $540 $2,783 Office (50,000 sq ft)1,000 sf $10,282 $8,605 $3,997 $4,871 $4,069 $3,969 $3,160 $0 $0 $0 $4,481 $1,226 $5,228 Retail (125,000 sq ft)1,000 sf $14,790 $13,774 $6,025 $7,907 $6,157 $6,002 $4,778 $8,462 $10,577 $13,220 $5,238 $1,434 $7,509 Adoption Percentage(1) Date of Last Update Pasco County(8)Lake County(9) Charlotte County(10)Land Use Unit(2) Collier County Lee County(5) Palm Beach County(6) Polk County(7) Calculated(3)Current Adopted(4)Southwest Southeast Northwest Northeast Urban Infill West of I-75 East of I-75 Zone 1 Zone 2 Zone 3 Zone 4 2024 2019 2023 2023 2023 2023 2022 2022 2022 2023 2023 2023 2023 100%100%49%62%80%84%100%100%100%100%100%100%100% Residential: Single Family (2,000 sf)du $9,980 $8,090 $6,007 $7,608 $9,861 $10,336 $2,074 $3,372 $4,636 $9,633 $9,275 $10,179 $10,625 Non-Residential: Light Industrial 1,000 sf $4,819 $4,584 $3,114 $3,205 $4,152 $4,354 $701 $1,162 $1,737 $4,944 $4,760 $5,225 $5,453 Office (50,000 sq ft)1,000 sf $10,282 $8,605 $4,929 $5,071 $6,573 $6,891 $1,955 $3,240 $4,845 $17,610 $16,954 $18,607 $19,422 Retail (125,000 sq ft)1,000 sf $14,790 $13,774 $12,595 $12,960 $16,332 $16,332 $4,466 $6,972 $8,941 $11,982 $11,537 $12,661 $13,216 Adoption Percentage (1) Manatee County(11) Date of Last Update Sarasota County(12)Miami-Dade County(13) Land Use Unit(2) Collier County DRAFT Benesch Collier County October 2024 22 Road Impact Fee Update Study Road Impact Fee Benefit Districts As part of the update of the road impact fee program, the existing impact fee benefit districts (illustrated in Map 1) were reviewed. One of the dual rational nexus test requirements is the proof of benefit to fee-paying development by ensuring that funds collected are spent on eligible capital improvements projects that benefit the fee payers. Establishing benefit districts enhances this proof, showing a close connection to the fee-payer and their resulting benefit, by restricting revenues to specific areas of the county where the fee is collected. Benefit district boundaries are typically influenced by geographic (i.e., lakes and rivers) or man-made boundaries/barriers (i.e., roads, highways, municipal limits) that in some way restrict traffic. District Boundaries Currently, Collier County has eight road impact fee districts. Within these districts, Collier County charges the same roadway impact fee rate, except for Districts 7 and 8, where no fee is charged. Revenues collected in each district are placed into separate funds and can only be used to fund improvements within the corresponding benefit district. For example, revenues collected in District 2 are placed into an individual account and are only eligible to fund roadway c apacity improvements within District 2. However, exceptions are made for projects that span multiple adjacent districts2. In those cases, funds from the two adjacent districts can both be used for the improvement. The establishment of benefit districts restricts the impact fee funds to a smaller area with the intent of providing a direct benefit (via new road construction, lane additions, intersection improvements, etc.) to the fee payer. In regard to the geographic boundaries of the districts, no changes are recommended to the existing districts. As shown in Table 7, impact fee revenues collected in Districts 1, 2, 4, and 6 are all close-to or above 20 percent of total road impact fee revenues. Development in District 5 is picking with the on-going development of the Immokalee area while District 3 (City of Naples) is built-out with little room for new development, explaining the low revenue generation. However, because this District’s boundaries correspond to the city limits, no boundary changes are recommended. If the City annexes additional land in the future, the District 3 boundary should be expanded to capture this additional area. Based on a review of the revenue collection levels and municipal and geographical boundaries, it is recommended that the current boundaries are maintained. 2 Collier County Code of Ordinances, Section 74-203 (a) DRAFT Benesch Collier County October 2024 23 Road Impact Fee Update Study Table 7 Road Impact Fee Revenues by District Source: Collier County Transportation Engineering Department Impact Fee Revenue Use Across Districts As previously mentioned, for certain projects, revenues from adjacent districts can be pooled together. Although this approach creates some flexibility, it requires an evaluation of each project on a case-by-case basis and does not recognize regional roads that benefit multiple districts. Given this, Benesch identified regional roads in the county, which is discussed further in the following subsection. Regional Roads For purposes of the benefit districts analysis, “regional roads” refer to corridors which serve a significant portion of the county and are essential to moving traffic across or through the county, rather than serving as connectors to larger roads. From an impact fee perspective, improvements to these corridors provide benefit to all districts, whether they are located within or adjacent to every transportation district because they are major connectors across the county (east -west or north-south, etc.). As such, it is appropriate that future capacity improvements to the corrid ors classified as “regional” would be eligible for funding from all the impact fee districts in Collier County. The process for classifying regional roads is based primarily on the data obtained from the travel demand model on trip lengths and traffic volumes along major roadways. Corridors with long lengths and high volumes suggest that these roads as significant regional roads. Year District 1 N. Naples District 2 GG City District 3 Naples District 4 S. Naples/Marco District 5 Immokalee District 6 GG Estates Total FY 2013 $1,240,684 $588,898 $92,357 $3,903,897 $412,290 $220,830 $6,458,956 FY 2014 $2,169,998 $1,047,911 $245,144 $4,901,467 $1,092,370 $605,410 $10,062,300 FY 2015 $3,906,462 $923,682 $810,145 $2,524,126 $1,164,597 $1,685,489 $11,014,501 FY 2016 $5,671,025 $3,290,503 $257,659 $5,449,590 $1,048,531 $2,915,399 $18,632,707 FY 2017 $6,024,515 $2,208,132 $556,345 $4,270,044 $1,532,470 $4,682,168 $19,273,674 FY 2018 $8,752,533 $3,802,869 $241,412 $7,571,809 $1,289,761 $4,920,881 $26,579,265 FY 2019 $6,577,304 $5,879,639 $690,940 $5,169,181 $1,826,503 $8,162,193 $28,305,760 FY 2020 $5,093,752 $5,126,954 $513,291 $3,010,955 $1,522,187 $6,564,057 $21,831,196 FY 2021 $4,312,986 $6,080,816 $233,123 $5,714,446 $2,191,347 $7,828,394 $26,361,112 FY 2022 $5,784,183 $3,046,766 $115,629 $6,202,411 $4,441,645 $11,379,598 $30,970,232 Total $49,533,442 $31,996,170 $3,756,045 $48,717,926 $16,521,701 $48,964,419 $199,489,703 %24.8%16.1%1.9%24.4%8.3%24.5%100.0% DRAFT Benesch Collier County October 2024 24 Road Impact Fee Update Study Model Trip Length Validation The initial regional roads analysis was included as part of the 2015 impact fee update study3. As previously mentioned, this list was determined through a review of model trip lengths, traffic volumes, and discussions with Collier County. The initial list of regional roads included: • US 41 (Tamiami Trail) • Collier Boulevard • Oil Well Road • Camp Keais Road • Immokalee Road Since the time of the previous impact fee report, several other segments have been examined for potential re-classification as a “regional road” for impact fee purposes. The following segments were deemed to serve the entire county and have been added to the regional roads network: • Logan/Santa Barbara Boulevard from County Line to Rattlesnake Hammock Road o Contingent upon the completion of the extension north to Bonita Beach Road in Lee County4 • Vanderbilt Beach Road from US 41 (Tamiami Trail) to Everglades Boulevard o Contingent upon the completion of the planned extension east to Everglades Blvd5 Table 8 presents the full list of designated “regional roads.” Table 8 Regional Roads in Collier County 3 Collier County Transportation Impact Fee Update Study, January 2015 4 Classification of Logan/Santa Barbara Boulevard, May 2016 5 Classification of Vanderbilt Beach Road, May 2023 Description From To US 41 (Tamiami Trail)Lee County Line Miami-Dade County Line Collier Boulevard Immokalee Road Marco Island Bridge Oil Well Road Immokalee Road Camp Keais Road Camp Keais Road Immokalee Road Oil Well Road Immokalee Road US 41 (Tamiami Trail)Camp Keais Road Logan/Santa Barbara Boulevard Lee County Line Rattlesnake Hammock Rd Vanderbilt Beach Road US 41 (Tamiami Trail)Everglades Boulevard DRAFT Benesch Collier County October 2024 25 Road Impact Fee Update Study As part of this update study the model trip lengths of all regional roads were re-examined to verify that they still meet the criteria for the “regional” classification. For travel demand, the FDOT District 1 Regional Planning Model (D1RPM v2) was used. Major arterial roadways within the county were divided into multiple segments. A “select-link” analysis was conducted on each of these segments using the existing 2045 scenario of the D1RPM. A select-link analysis determines the characteristics of the travel demand of a particular link in the model network. It allows the origin and destination of the traffic traveling on the analyzed link to be identified. For example, it measures the trip length of every car that passes by a specific point on a specific road. The select link analysis was used in order to determine the amount and route of traffic traveling on the county’s major arterial roadways. The multiple select-link analysis allowed the studied roadways to be evaluated to determine the total projected volume and trip length along the corridor. As shown on Map 1, all regional corridors (with the exception of the northern portion of US 41) have higher than average trip lengths, determined through the select link analysis. The average trip length countywide is approximately 9.2 miles, while the corridors identified on Map 1 range from 7.2 miles to 61.2 miles, with trip lengths increasing as the select links move further away from the City of Naples and the urban core. These relatively longer trip lengths indicate that drivers are utilizing these specific corridors for long distance trips across Collier County. Collier Boulevard is the County’s primary north-south connector, while Immokalee Road and Oil Well Road provide east-west connections for the northern part of the county. Benefit Districts Recommendations Based on a review of geographic barriers, historical impact fee revenue, travel, and traffic volume, it is recommended that Collier County continues forward with the existing benefit district alignments. Additionally, identified “regional roads” should be eligible for impact fee funding from any benefit district, even if the improvement is not located within or adjacent to a funding district. The travel demand and traffic characteristics of these corridors highlight their importance in moving traffic and connecting neighborhoods throughout the entire county. It is recommended that in future updates Collier County continue to monitor travel and traffic along major corridors to confirm this list of regional roads as well as to identify any additional regional -type roadways that may emerge. DRAFT Benesch Collier County October 2024 26 Road Impact Fee Update Study Map 1: Collier County “Regional Roads” Collier County Average Trip Length: 9.2 miles DRAFT Appendix A Demand Component DRAFT Benesch Collier County October 2024 A-1 Road Impact Fee Update Study Appendix A: Demand Component This appendix presents the detailed calculations for the demand component of the road impact fee study. Interstate & Toll Facility Adjustment Factor Table A-1 presents the interstate and toll facility adjustment factor used in the calculation of the road impact fee. This variable is based on data from the District 1 Regional Planning Model v2), specifically the 2045 projected vehicle-miles of travel of all county-generated trips on all in- county roadways. It should be noted that the adjustment factor excludes all external-to-external trips, which represent traffic that goes through Collier County, but does not necessarily stop in the county. This traffic is excluded from the analysis since it does not come from development within the county. The I/T adjustment factor is used to reduce the VMT that the impact fee charges for each land use. Table A-1 Interstate/Toll Facility Adjustment Factor Source: D1RPM v2, 2045 Trip Length Adjustment Factor Table A-2 presents the trip length adjustment factor for non-state roads used in the calculation of the road impact fee. This variable is based on data from the District 1 Regional Planning Model v2), specifically the 2045 projected vehicle-miles of travel of all county-generated trips on all in- county roadways. Table A-2 Trip Length Adjustment Factor Source: D1RPM v2, 2045 VMT % Interstate/Toll 2,190,723 20.8% Other Roads 8,324,965 79.2% Total 10,515,688 100.0% Facility Type Total VMT % Non-State Roads 6,134,439 74% State Roads 2,190,526 26% Total 8,324,965 100% TotalFacility Type DRAFT Benesch Collier County October 2024 A-2 Road Impact Fee Update Study Florida Studies Trip Characteristics Database The Florida Studies Trip Characteristics Database includes approximately 345 studies on 40 different residential and non-residential land uses collected over the last 30 years. Data from these studies include trip generation, trip length, and percent new trips for each land use. This information has been used in the development of impact/multi-modal/mobility fees and the creation of land use plan category trip characteristics for communities throughout Florida and the U.S. Benesch estimates trip generation rates for all land uses in an impact fee schedule using data from studies in the Florida Studies Database and the Institute of Transportation Engineers’ (ITE) Trip Generation reference report (11th edition). In instances, when both ITE Trip Generation reference report (11th edition) and Florida Studies trip generation rate (TGR) data are available for a particular land use, the data is typically blended together to increase the sample size and provide a more valid estimate of the average number of trips generated per unit of development. If no Florida Studies data is available, only TGR data from the ITE reference report is used in the fee calculation. The trip generation rate for each respective land use is calculated using machine counts that record daily traffic into and out of the site studied. The traffic count hoses or video cameras are set at entrances to residential subdivisions for the residential land uses and at all access points for non-residential land uses. The trip length information is obtained through origin-destination surveys that ask respondents where they came from prior to arriving at the site and where they intended to go after leaving the site. The results of these surveys were used to estimate average trip length by land use. The percent new trip variable is based on assigning each trip collected through the origin- destination survey process a trip type (primary, secondary, diverted, and captured). The percent new trip variable is then calculated as 1 minus the percentage of trips that are captured. Benesch has published an article entitled, Measuring Travel Characteristics for Transportation Impact Fees, ITE Journal, April 1991, on the data collection methodology for trip characteristics studies. DRAFT Benesch Collier County October 2024 A-3 Road Impact Fee Update Study Table A-3 Table A-4 Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Orange Co, FL 89.6 2006 --1.23 ----Orange County Orange Co, FL 84.7 2006 --1.39 ----Orange County Orange Co, FL 93.0 2006 --1.51 ----Orange County Orange Co, FL 107.0 2007 --1.45 ----Orange County Orange Co, FL 77.0 2009 --2.18 ----Tindale Oliver Orange Co, FL 93.7 2012 --1.15 ----Tindale Oliver Total Size 545.0 6 Average Trip Length:n/a ITE 880.0 16 Weighted Average Trip Length:n/a Blended total 1,425.0 Weighted Percent New Trip Average:- Weighted Average Trip Generation Rate:1.47 ITE Average Trip Generation Rate:1.45 Blend of FL Studies and ITE Average Trip Generation Rate:1.46 Land Use 151: Mini-Warehouse Location Size / Units Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Sarasota Co, FL 76 Jun-93 70 70 10.03 -6.00 -60.18 Sarasota County Sarasota Co, FL 79 Jun-93 86 86 9.77 -4.40 -42.99 Sarasota County Sarasota Co, FL 135 Jun-93 75 75 8.05 -5.90 -47.50 Sarasota County Sarasota Co, FL 152 Jun-93 63 63 8.55 -7.30 -62.42 Sarasota County Sarasota Co, FL 193 Jun-93 123 123 6.85 -4.60 -31.51 Sarasota County Sarasota Co, FL 97 Jun-93 33 33 13.20 -3.00 -39.60 Sarasota County Sarasota Co, FL 282 Jun-93 146 146 6.61 -8.40 -55.52 Sarasota County Sarasota Co, FL 393 Jun-93 207 207 7.76 -5.40 -41.90 Sarasota County Hernando Co, FL 76 May-96 148 148 10.01 9a-6p 4.85 -48.55 Tindale Oliver Hernando Co, FL 128 May-96 205 205 8.17 9a-6p 6.03 -49.27 Tindale Oliver Hernando Co, FL 232 May-96 182 182 7.24 9a-6p 5.04 -36.49 Tindale Oliver Hernando Co, FL 301 May-96 264 264 8.93 9a-6p 3.28 -29.29 Tindale Oliver Charlotte Co, FL 135 Oct-97 230 -5.30 9a-5p 7.90 -41.87 Tindale Oliver Charlotte Co, FL 142 Oct-97 245 -5.20 9a-5p 4.10 -21.32 Tindale Oliver Charlotte Co, FL 150 Oct-97 160 -5.00 9a-5p 10.80 -54.00 Tindale Oliver Charlotte Co, FL 215 Oct-97 158 -7.60 9a-5p 4.60 -34.96 Tindale Oliver Charlotte Co, FL 257 Oct-97 225 -7.60 9a-5p 7.40 -56.24 Tindale Oliver Charlotte Co, FL 345 Oct-97 161 -7.00 9a-5p 6.60 -46.20 Tindale Oliver Charlotte Co, FL 368 Oct-97 152 -6.60 9a-5p 5.70 -37.62 Tindale Oliver Charlotte Co, FL 383 Oct-97 516 -8.40 9a-5p 5.00 -42.00 Tindale Oliver Charlotte Co, FL 441 Oct-97 195 -8.20 9a-5p 4.70 -38.54 Tindale Oliver Charlotte Co, FL 1,169 Oct-97 348 -6.10 9a-5p 8.00 -48.80 Tindale Oliver Collier Co, FL 90 Dec-99 91 -12.80 8a-6p 11.40 -145.92 Tindale Oliver Collier Co, FL 400 Dec-99 389 -7.80 8a-6p 6.40 -49.92 Tindale Oliver Lake Co, FL 49 Apr-02 170 -6.70 7a-6p 10.20 -68.34 Tindale Oliver Lake Co, FL 52 Apr-02 212 -10.00 7a-6p 7.60 -76.00 Tindale Oliver Lake Co, FL 126 Apr-02 217 -8.50 7a-6p 8.30 -70.55 Tindale Oliver Pasco Co, FL 55 Apr-02 133 -6.80 8a-6p 8.12 -55.22 Tindale Oliver Pasco Co, FL 60 Apr-02 106 -7.73 8a-6p 8.75 -67.64 Tindale Oliver Pasco Co, FL 70 Apr-02 188 -7.80 8a-6p 6.03 -47.03 Tindale Oliver Pasco Co, FL 74 Apr-02 188 -8.18 8a-6p 5.95 -48.67 Tindale Oliver Pasco Co, FL 189 Apr-02 261 -7.46 8a-6p 8.99 -67.07 Tindale Oliver Marion Co, FL 102 Apr-02 167 -8.02 7a-6p 5.10 -40.90 Kimley-Horn & Associates Marion Co, FL 105 Apr-02 169 -7.23 7a-6p 7.22 -52.20 Kimley-Horn & Associates Marion Co, FL 124 Apr-02 170 -6.04 7a-6p 7.29 -44.03 Kimley-Horn & Associates Marion Co, FL 132 Apr-02 171 -7.87 7a-6p 7.00 -55.09 Kimley-Horn & Associates Marion Co, FL 133 Apr-02 209 -8.04 7a-6p 4.92 -39.56 Kimley-Horn & Associates Citrus Co, FL 111 Oct-03 273 -8.66 7a-6p 7.70 -66.68 Tindale Oliver Citrus Co, FL 231 Oct-03 155 -5.71 7a-6p 4.82 -27.52 Tindale Oliver Citrus Co, FL 306 Oct-03 146 -8.40 7a-6p 3.94 -33.10 Tindale Oliver Citrus Co, FL 364 Oct-03 345 -7.20 7a-6p 9.14 -65.81 Tindale Oliver Citrus Co, FL 374 Oct-03 248 -12.30 7a-6p 6.88 -84.62 Tindale Oliver Lake Co, FL 42 Dec-06 122 -11.26 -5.56 -62.61 Tindale Oliver Lake Co, FL 51 Dec-06 346 -18.22 -9.46 -172.36 Tindale Oliver Lake Co, FL 59 Dec-06 144 -12.07 -10.79 -130.24 Tindale Oliver Lake Co, FL 90 Dec-06 194 -9.12 -5.78 -52.71 Tindale Oliver Lake Co, FL 239 Dec-06 385 -7.58 -8.93 -67.69 Tindale Oliver Hernando Co, FL 232 Apr-07 516 -8.02 7a-6p 8.16 -65.44 Tindale Oliver Hernando Co, FL 95 Apr-07 256 -8.08 7a-6p 5.88 -47.51 Tindale Oliver Hernando Co, FL 90 Apr-07 338 -7.13 7a-6p 5.86 -41.78 Tindale Oliver Hernando Co, FL 58 Apr-07 153 -6.16 7a-6p 8.39 -51.68 Tindale Oliver Collier Co, FL 74 Mar-08 503 -12.81 7a-6p 3.05 -39.07 Tindale Oliver Collier Co, FL 97 Mar-08 512 -8.78 7a-6p 11.29 -99.13 Tindale Oliver Collier Co, FL 315 Mar-08 1,347 -6.97 7a-6p 6.55 -45.65 Tindale Oliver Collier Co, FL 42 Mar-08 314 -9.55 7a-6p 10.98 -104.86 Tindale Oliver Weighted Average Trip Generation Rate:7.81 Single Family Trip Length Analysis - Collier County Location Size / Units Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Collier Co, FL 770 Dec-99 175 --8a-6p 4.96 --Tindale Oliver Collier Co, FL 90 Dec-99 91 -12.80 8a-6p 11.40 -145.92 Tindale Oliver Collier Co, FL 400 Dec-99 389 -7.80 8a-6p 6.40 -49.92 Tindale Oliver Total Size 1,260 55 655 Average Trip Length:7.59 Weighted Average Trip Length:5.88 Land Use 210: Single Family - Detached DRAFT Benesch Collier County October 2024 A-4 Road Impact Fee Update Study Table A-5 Table A-6 Table A-7 Table A-8 Table A-9 Location Size / Units Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Hernando Co, FL 31 May-96 31 31 6.12 9a-6p 4.98 -30.48 Tindale Oliver Hernando Co, FL 128 May-96 198 198 6.47 9a-6p 5.18 -33.51 Tindale Oliver Pasco Co, FL 229 Apr-02 198 198 4.77 9a-6p 12.09 -57.67 Tindale Oliver Pasco Co, FL 248 Apr-02 353 353 4.24 9a-6p 3.53 -14.97 Tindale Oliver Total Size 636 4 780 Average Trip Length:- ITE 2,640 22 Weighted Average Trip Length:- Blended total 3,276 Weighted Average Trip Generation Rate:4.97 ITE Average Trip Generation Rate:7.20 Blend of FL Studies and ITE Average Trip Generation Rate:6.77 LUC 215: Single Family Attached Housing Location Size / Units Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Sarasota Co, FL 212 Jun-93 42 42 5.78 -5.20 -30.06 Sarasota County Sarasota Co, FL 243 Jun-93 36 36 5.84 ----Sarasota County Marion Co, FL 214 Apr-02 175 175 6.84 -4.61 -31.53 Kimley-Horn & Associates Marion Co, FL 240 Apr-02 174 174 6.96 -3.43 -23.87 Kimley-Horn & Associates Marion Co, FL 288 Apr-02 175 175 5.66 -5.55 -31.41 Kimley-Horn & Associates Marion Co, FL 480 Apr-02 175 175 5.73 -6.88 -39.42 Kimley-Horn & Associates Marion Co, FL 500 Apr-02 170 170 5.46 -5.94 -32.43 Kimley-Horn & Associates Lake Co, FL 250 Dec-06 135 135 6.71 -5.33 -35.76 Tindale Oliver Lake Co, FL 157 Dec-06 265 265 13.97 -2.62 -36.60 Tindale Oliver Lake Co, FL 169 Dec-06 212 -8.09 -6.00 -48.54 Tindale Oliver Lake Co, FL 226 Dec-06 301 -6.74 -2.17 -14.63 Tindale Oliver Hernando Co, FL 312 Apr-07 456 -4.09 -5.95 -24.34 Tindale Oliver Hernando Co, FL 176 Apr-07 332 -5.38 -5.24 -28.19 Tindale Oliver Total Size 3,467 13 2,648 Average Trip Length:4.91 ITE (LUC 220)5,038 22 Weighted Average Trip Length:5.21 LUC 220/221/222: Multi-Family/Apartment Location Size / Units Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Marion Co, FL 67 Jul-91 22 22 5.40 48hrs.2.29 -12.37 Tindale Oliver Marion Co, FL 82 Jul-91 58 58 10.80 24hr.3.72 -40.18 Tindale Oliver Marion Co, FL 137 Jul-91 22 22 3.10 24hr.4.88 -15.13 Tindale Oliver Sarasota Co, FL 996 Jun-93 181 181 4.19 -4.40 -18.44 Sarasota County Sarasota Co, FL 235 Jun-93 100 100 3.51 -5.10 -17.90 Sarasota County Marion Co, FL 188 Apr-02 147 -3.51 24hr.5.48 -19.23 Kimley-Horn & Associates Marion Co, FL 227 Apr-02 173 -2.76 24hr.8.80 -24.29 Kimley-Horn & Associates Marion Co, FL 297 Apr-02 175 -4.78 24hr.4.76 -22.75 Kimley-Horn & Associates Hernando Co, FL 1,892 May-96 425 425 4.13 9a-6p 4.13 -17.06 Tindale Oliver Total Size 4,121 9 1,303 Average Trip Length:4.84 Weighted Average Trip Length:4.60 Weighted Average Trip Generation Rate:4.17 Land Use 240: Mobile Home Park Location Size / Units Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Lakeland, FL 67 3/28-4/2/90 26 24 3.50 9am-4pm 2.44 -8.54 Tindale Oliver Marion Co, FL 778 Apr-02 175 -2.96 24hr.3.49 -10.33 Kimley-Horn & Associates Marion Co, FL 877 Apr-02 209 -2.91 24hr.5.90 -17.17 Kimley-Horn & Associates Marion Co, FL 1,054 Apr-02 173 -3.65 24hr.6.00 -21.90 Kimley-Horn & Associates Marion Co, FL 3,076 Apr-02 198 -2.63 24hr.5.16 -13.57 Kimley-Horn & Associates Marion Co, FL 3,625 Apr-02 164 -2.50 24hr.5.83 -14.58 Kimley-Horn & Associates Total Size 9,477 6 945 Average Trip Length:4.80 ITE 9,690 15 Weighted Average Trip Length:5.42 Blended total 19,167 Weighted Average Trip Generation Rate:2.75 ITE Average Trip Generation Rate:4.31 Blend of FL Studies and ITE Average Trip Generation Rate:3.54 Land Use 251: Retirement Community - Detached (Single Family) Location Size / Units Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Sun City Center, FL 208 Oct-91 726 726 2.46 24hr.3.28 -8.07 Tindale Oliver Total Size 208 1 Average Trip Length:3.28 ITE 432 6 Weighted Average Trip Length:3.28 Blended total 640 Weighted Average Trip Generation Rate:2.46 ITE Average Trip Generation Rate:3.24 Blend of FL Studies and ITE Average Trip Generation Rate:2.99 Land Use 252: Retirement Community - Attached (Multi-Family) DRAFT Benesch Collier County October 2024 A-5 Road Impact Fee Update Study Table A-10 Table A-11 Table A-12 Table A-13 Location Size / Units Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Pinellas Park, FL 72 Aug-89 25 19 3.50 9am-5pm 2.20 79.0 7.70 Tindale Oliver Palm Harbor, FL 200 Oct-89 58 40 -9am-5pm 3.40 69.0 -Tindale Oliver Total Size 272 2 83 Average Trip Length:2.80 ITE 720 4 Weighted Average Trip Length:3.08 Blended total 992 Weighted Percent New Trip Average:71.6 Land Use 253: Assisted Living/Congregate Care Facility Location Size (Rooms)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Pinellas Co, FL 174 Aug-89 134 106 12.50 7-11a/3-7p 6.30 79.0 62.21 Tindale Oliver Pinellas Co, FL 114 Oct-89 30 14 7.30 12-7p 6.20 47.0 21.27 Tindale Oliver Orange Co, FL 123 1997 --6.32 ----Orange County Orange Co, FL 120 1997 --5.27 ----Orange County Orange Co, FL 146 1997 --7.61 ----Orange County Orange Co, FL 252 1997 --5.63 ----Orange County Orange Co, FL 172 1997 --6.36 ----Orange County Orange Co, FL 170 1997 --6.06 ----Orange County Orange Co, FL 128 1997 --6.10 ----Orange County Orange Co, FL 200 1997 --4.56 ----Orange County Orange Co, FL 112 1998 --2.78 ----Orange County Orange Co, FL 130 1998 --9.12 ----Orange County Orange Co, FL 106 1998 --7.34 ----Orange County Orange Co, FL 98 1998 --7.32 ----Orange County Orange Co, FL 120 1998 --5.57 ----Orange County Orange Co, FL 70 1999 --1.85 ----Orange County Orange Co, FL 123 1999 --4.81 ----Orange County Orange Co, FL 123 1999 --3.70 ----Orange County Orange Co, FL 211 2000 --2.23 ----Orange County Orange Co, FL 144 2000 --7.32 ----Orange County Orange Co, FL 105 2001 --5.25 ----Orange County Orange Co, FL 891 2005 --5.69 ----Orange County Orange Co, FL 1,584 2005 --5.88 ----Orange County Orange Co, FL 210 2006 --4.88 ----Orange County Orange Co, FL 1,499 2006 --4.69 ----Orange County Orange Co, FL 144 ---4.74 ----Orange County Orange Co, FL 148 ---7.61 ----Orange County Orange Co, FL 160 ---6.19 ----Orange County Orange Co, FL 130 ---4.29 ----Orange County Orange Co, FL 130 ---3.40 ----Orange County Orange Co, FL 144 ---7.66 ----Orange County Orange Co, FL 100 ---7.37 ----Orange County Orange Co, FL 190 ---4.71 ----Orange County Orange Co, FL 1,501 2011 --3.50 ----Tindale Oliver Orange Co, FL 174 2011 --7.03 ----Tindale Oliver Orange Co, FL 238 2014 --4.05 ----Tindale Oliver Total Size 10,184 36 164 Average Trip Length:- ITE 1,036 7 Weighted Average Trip Length:- Blended total 11,220 Weighted Percent New Trip Average:66.3 Weighted Average Trip Generation Rate:5.31 ITE Average Trip Generation Rate:7.99 Blend of FL Studies and ITE Average Trip Generation Rate:5.56 Land Use 310: Hotel Location Size (Rooms)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Pinellas Co, FL 48 Oct-89 46 24 -10a-2p 2.80 65.0 -Tindale Oliver Pinellas Co, FL 54 Oct-89 32 22 -12p-7p 3.80 69.0 -Tindale Oliver Pinellas Co, FL 120 Oct-89 26 22 -2p-7p 5.20 84.6 -Tindale Oliver Total Size 222 3 104 Average Trip Length:3.93 ITE 654 6 Weighted Average Trip Length:4.34 Weighted Percent New Trip Average:76.6 Land Use 320: Motel Location Size (Rooms)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Pinellas Co, FL 174 Aug-89 134 106 12.50 7-11a/3-7p 6.30 79.0 62.21 Tindale Oliver Pinellas Co, FL 114 Oct-89 30 14 7.30 12-7p 6.20 47.0 21.27 Tindale Oliver Pinellas Co, FL 48 Oct-89 46 24 -10a-2p 2.80 65.0 -Tindale Oliver Pinellas Co, FL 54 Oct-89 32 22 -12p-7p 3.80 69.0 -Tindale Oliver Pinellas Co, FL 120 Oct-89 26 22 -2p-7p 5.20 84.6 -Tindale Oliver Total Size 510 Average Trip Length:4.86 Weighted Average Trip Length:5.42 Land Use 310/320: Hotel/Motel DRAFT Benesch Collier County October 2024 A-6 Road Impact Fee Update Study Table A-14 Table A-15 Table A-16 Table A-17 Table A-18 Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Pinellas Co, FL 24.7 Oct-89 151 116 113.10 2p-8p 2.70 77.0 235.13 Tindale Oliver Pinellas Co, FL 34.0 Sep-89 122 116 63.40 2p-8p 1.90 95.0 114.44 Tindale Oliver Total Size 58.7 2 273 Average Trip Length:2.30 ITE 28.0 1 Weighted Average Trip Length:2.24 Blended total 86.7 Weighted Percent New Trip Average:87.4 Weighted Average Trip Generation Rate:84.31 ITE Average Trip Generation Rate:78.09 Blend of FL Studies and ITE Average Trip Generation Rate:82.30 Land Use 445: Movie Theater Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Pinellas Co, FL 5.6 Aug-89 94 66 66.99 7a-6p 1.90 70.0 89.10 Tindale Oliver Pinellas Co, FL 10.0 Sep-89 179 134 66.99 7a-6p 2.10 75.0 105.51 Tindale Oliver Tampa, FL -Mar-86 28 25 --2.60 89.0 -Kimley-Horn & Associates Total Size 15.6 3 301 Average Trip Length:2.20 ITE 135.0 27 Weighted Average Trip Length:2.03 Blended total 150.6 Weighted Percent New Trip Average:73.2 Weighted Average Trip Generation Rate:66.99 ITE Average Trip Generation Rate:47.62 Blend of FL Studies and ITE Average Trip Generation Rate:49.63 Land Use 565: Day Care Center Location Size (Beds)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Lakeland, FL 120 Mar-90 74 66 2.86 11a-4p 2.59 89.0 6.59 Tindale Oliver Total Size 120 1 74 Average Trip Length:2.59 ITE 480 3 Weighted Average Trip Length:2.59 Blended total 600 Weighted Percent New Trip Average:89.0 Weighted Average Trip Generation Rate:2.86 ITE Average Trip Generation Rate:3.06 Blend of FL Studies and ITE Average Trip Generation Rate:3.02 Land Use 620: Nursing Home Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Sarasota Co, FL 14.3 Jun-93 14 14 46.85 -11.30 -529.41 Sarasota County Gwinnett Co, GA 98.0 Dec-92 --4.30 -5.40 - -Street Smarts Gwinnett Co, GA 180.0 Dec-92 --3.60 -5.90 - -Street Smarts Pinellas Co, FL 187.0 Oct-89 431 388 18.49 7a-5p 6.30 90.0 104.84 Tindale Oliver St. Petersburg, FL 262.8 Sep-89 291 274 -7a-5p 3.40 94.0 -Tindale Oliver Total Size 742.1 5 736 Average Trip Length:6.46 ITE 9,617.0 59 Weighted Average Trip Length:5.15 Weighted Percent New Trip Average:92.3 Land Use 710: General Office Building IN OUT IN OUT IN OUT IN OUT IN OUT IN OUT TOTAL Site 1 2.100 35 35 22 22 13 13 70 70 23.33 23.33 11.11 11.11 22.22 Site 2 3.000 40 40 52 52 53 53 145 145 48.33 48.33 16.11 16.11 32.22 Site 3 2.000 28 28 19 21 24 26 71 75 23.67 25.00 11.84 12.50 24.34 Site 4 1.000 30 30 52 52 57 57 139 139 46.33 46.33 46.33 46.33 92.66 Site 5 3.024 31 32 43 43 24 24 98 99 32.67 33.00 10.80 10.91 21.71 Site 6 1.860 22 24 19 17 11 11 52 52 17.33 17.33 9.32 9.32 18.64 Average 17.59 17.71 35.30 Average (excluding Site 4)11.84 11.99 23.83 LUC 720: Small Medical/Dental Office Building: 10,000 sf or Less Site Size (1,000 sf)Tues., Jan 11 Wedn., Jan 12 Thur., Jan 13 TOTAL AVERAGE AVERAGE (per 1,000 sf) DRAFT Benesch Collier County October 2024 A-7 Road Impact Fee Update Study Table A-19 Table A-20 Table A-21 Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Tampa, FL -Mar-86 33 26 --6.00 79.0 -Kimley-Horn & Associates Palm Harbor, FL 14.6 Oct-89 104 76 33.98 9a-5p 6.30 73.0 156.27 Tindale Oliver St. Petersburg, FL -Nov-89 34 30 57.20 9a-4p 1.20 88.0 -Tindale Oliver Hernando Co, FL 58.4 May-96 390 349 28.52 9a-6p 6.47 89.5 165.09 Tindale Oliver Hernando Co, FL 28.0 May-96 202 189 49.75 9a-6p 6.06 93.8 282.64 Tindale Oliver Charlotte Co, FL 11.0 Oct-97 -186 49.50 9a-5p 4.60 92.1 209.67 Tindale Oliver Charlotte Co, FL 28.0 Oct-97 -186 31.00 9a-5p 3.60 81.6 91.04 Tindale Oliver Charlotte Co, FL 30.4 Oct-97 -324 39.80 9a-5p 3.30 83.5 109.68 Tindale Oliver Citrus Co, FL 38.9 Oct-03 -168 32.26 8-6p 6.80 97.1 213.03 Tindale Oliver Citrus Co, FL 10.0 Nov-03 -340 40.56 8-630p 6.20 92.4 232.33 Tindale Oliver Citrus Co, FL 5.3 Dec-03 -20 29.36 8-5p 5.25 95.2 146.78 Tindale Oliver Orange Co, FL 50.6 2009 --26.72 ----Orange County Orange Co, FL 23.5 2010 --16.58 ----Tindale Oliver Total Size 298.6 13 763 Average Trip Length:5.07 ITE 270.0 18 Weighted Average Trip Length:5.55 Blended total 568.6 Weighted Percent New Trip Average:88.9 Average Trip Generation Rate:32.59 ITE Average Trip Generation Rate:36.00 Blend of FL Studies and ITE Average Trip Generation Rate:34.21 Land Use 720: Medical-Dental Office Building Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Collier Co, FL 14.1 May-99 -55 33.48 8a-6p 3.60 72.7 87.62 Tindale Oliver Collier Co, FL 66.0 May-99 -43 11.53 8a-6p 5.70 79.0 51.92 Tindale Oliver Collier Co, FL 211.1 May-99 -284 17.91 8a-6p 5.40 93.0 89.94 Tindale Oliver Total Size 291.2 3 Average Trip Length:4.90 ITE 6,288.0 16 Weighted Average Trip Length:5.38 Blended total 6,579.2 Weighted Percent New Trip Average:88.8 Weighted Average Trip Generation Rate:17.22 ITE Average Trip Generation Rate:12.44 Blend of FL Studies and ITE Average Trip Generation Rate:12.65 Land Use 770: Business Park Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Tampa, FL -Mar-86 527 348 ---66.0 -Kimley-Horn & Associates Tampa, FL -Mar-86 170 ---1.70 --Kimley-Horn & Associates Tampa, FL -Mar-86 354 269 ---76.0 -Kimley-Horn & Associates Tampa, FL -Mar-86 144 ---2.50 --Kimley-Horn & Associates St. Petersburg, FL 1,192.0 Aug-89 384 298 -11a-7p 3.60 78.0 -Tindale Oliver St. Petersburg, FL 132.3 Sep-89 400 368 77.00 10a-7p 1.80 92.0 127.51 Tindale Oliver Largo, FL 425.0 Aug-89 160 120 26.73 10a-6p 2.30 75.0 46.11 Tindale Oliver Dunedin, FL 80.5 Sep-89 276 210 81.48 9a-5p 1.40 76.0 86.69 Tindale Oliver Pinellas Park, FL 696.0 Sep-89 485 388 -9a-6p 3.20 80.0 -Tindale Oliver Seminole, FL 425.0 Oct-89 674 586 ---87.0 -Tindale Oliver Hillsborough Co, FL 134.0 Jul-91 ----1.30 74.0 -Tindale Oliver Hillsborough Co, FL 151.0 Jul-91 ----1.30 73.0 -Tindale Oliver Collier Co, FL -Aug-91 68 64 --3.33 94.1 -Tindale Oliver Collier Co, FL -Aug-91 208 154 --2.64 74.0 -Tindale Oliver Sarasota/Bradenton, FL 109.0 Sep-92 300 185 -12a-6p -61.6 -King Engineering Associates, Inc. Ocala, FL 133.4 Sep-92 300 192 -12a-6p -64.0 -King Engineering Associates, Inc. Sarasota Co, FL 110.0 Jun-93 58 58 122.14 -3.20 --Sarasota County Sarasota Co, FL 146.1 Jun-93 65 65 51.53 -2.80 --Sarasota County Sarasota Co, FL 157.5 Jun-93 57 57 79.79 -3.40 --Sarasota County Sarasota Co, FL 191.0 Jun-93 62 62 66.79 -5.90 --Sarasota County Hernando Co, FL 107.8 May-96 608 331 77.60 9a-6p 4.68 54.5 197.85 Tindale Oliver Charlotte Co, FL 88.0 Oct-97 --73.50 9a-5p 1.80 57.1 75.56 Tindale Oliver Charlotte Co, FL 191.9 Oct-97 --72.00 9a-5p 2.40 50.9 87.97 Tindale Oliver Charlotte Co, FL 51.3 Oct-97 --43.00 9a-5p 2.70 51.8 60.08 Tindale Oliver Lake Co, FL 67.8 Apr-01 246 177 102.60 -3.40 71.2 248.37 Tindale Oliver Lake Co, FL 72.3 Apr-01 444 376 65.30 -4.50 59.0 173.37 Tindale Oliver Pasco Co, FL 65.6 Apr-02 222 -145.64 9a-5p 1.46 46.9 99.62 Tindale Oliver Pasco Co, FL 75.8 Apr-02 134 -38.23 9a-5p 2.36 58.2 52.52 Tindale Oliver Citrus Co, FL 185.0 Oct-03 -784 55.84 8a-6p 2.40 88.1 118.05 Tindale Oliver Citrus Co, FL 91.3 Nov-03 -390 54.50 8a-6p 1.60 88.0 76.77 Tindale Oliver Total Size 5,757.5 30 6,346 Average Trip Length:2.71 Land Use 820/821/822: Retail/Shopping Center DRAFT Benesch Collier County October 2024 A-8 Road Impact Fee Update Study Figure A-1 LUC 820-822: Retail/Shopping Center – Florida Curve Trip Length Regression Source: Regression analysis based on FL Studies data for LUC 820. This curve, along with the average development size presented in the ITE 11th Edition Handbook, was used to estimate the trip length for retail uses Figure A-2 LUC 820-822: Retail/Shopping Center – Florida Curve Percent New Trips Regression Source: Regression analysis based on FL Studies data for LUC 820 . This curve, along with the average development size presented in the ITE 11th Edition Handbook, was used to estimate the percent new trips for retail uses 0.00 0.50 1.00 1.50 2.00 2.50 3.00 3.50 4.00 0 200 400 600 800 1000 1200 1400 1600Trip Length (Miles)Square Footage 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 0 200 400 600 800 1000 1200 1400 1600Percent New TripsSquare Footage Regression Equations: <100,000 sq ft: y = 0.7284x^0.2405 100,000+ sq ft: y = 0.0012x + 2.1686 Regression Equation: y = 0.0814ln(x) + 0.243 DRAFT Benesch Collier County October 2024 A-9 Road Impact Fee Update Study Table A-22 Table A-23 Table A-24 Table A-25 Table A-26 Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source St.Petersburg, FL 43.0 Oct-89 152 120 -9a-5p 4.70 79.0 -Tindale Oliver Clearwater, FL 43.0 Oct-89 136 106 29.40 9a-5p 4.50 78.0 103.19 Tindale Oliver Orange Co, FL 13.8 1997 --35.75 ----Orange County Orange Co, FL 34.4 1998 --23.45 ----Orange County Orange Co, FL 66.3 2001 --28.50 ----Orange County Orange Co, FL 39.1 2002 --10.48 ----Orange County Orange Co, FL 116.7 2003 --22.18 ----Orange County Orange Co, FL 51.7 2007 --40.34 ----L-TEC Orange Co, FL 36.6 ---15.17 ----Orange County Orange Co, FL 216.4 2008 --13.45 ----Orange County Total Size 618.0 10 288 Average Trip Length:4.60 ITE (840)648.0 18 Weighted Average Trip Length:4.60 ITE (841)28.0 14 Weighted Percent New Trip Average:78.5 Blended total 1,294.0 Weighted Average Trip Generation Rate:21.04 ITE Average Trip Generation Rate (LUC 840):27.84 ITE Average Trip Generation Rate (LUC 841):27.06 Blend of FL Studies and ITE Average Trip Generation Rate:24.58 Land Use 840/841: New/Used Automobile Sales Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Palm Harbor, FL 62.0 Aug-89 163 62 106.26 9a-4p 2.08 56.0 123.77 Tindale Oliver Total Size 62.0 1 163 Average Trip Length:2.08 ITE 1,144.0 22 Weighted Average Trip Length:2.08 Blended total 1,206.0 Weighted Percent New Trip Average:56.0 Weighted Average Trip Generation Rate:106.26 ITE Average Trip Generation Rate:93.84 Blend of FL Studies and ITE Average Trip Generation Rate:94.48 Land Use 850: Supermarket Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Tampa, FL -Mar-86 80 -- -1.10 --Kimley-Horn & Associates Largo, FL 2.5 8/15,25/89 171 116 634.80 -1.20 68.0 518.00 Tindale Oliver Clearwater, FL 2.5 Aug-89 237 64 690.80 -1.60 27.0 298.43 Tindale Oliver Clearwater, FL 2.1 Nov-89 143 50 635.24 24hr.1.60 35.0 355.73 Tindale Oliver Marion Co, FL 2.5 Jun-91 94 43 787.20 48hrs.1.52 46.2 552.80 Tindale Oliver Marion Co, FL 2.5 Jun-91 74 20 714.00 48hrs.0.75 27.0 144.59 Tindale Oliver Collier Co, FL -Aug-91 146 36 - -2.53 24.7 -Tindale Oliver Collier Co, FL -Aug-91 148 38 - -1.08 25.7 -Tindale Oliver Collier Co, FL -Aug-91 148 84 - -1.11 56.8 -Tindale Oliver Total Size 12.1 9 1,241 Average Trip Length:1.39 ITE 24.0 8 Weighted Average Trip Length:1.07 Blended total 36.1 Weighted Percent New Trip Average:40.8 36.1 Weighted Average Trip Generation Rate:694.30 ITE Average Trip Generation Rate:762.28 Blend of FL Studies and ITE Average Trip Generation Rate:739.50 Land Use 851: Convenience Store Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Pasco Co, FL 11.1 Apr-02 138 38 88.97 -2.05 27.5 50.23 Tindale Oliver Pasco Co, FL 12.0 Apr-02 212 90 122.16 -2.04 42.5 105.79 Tindale Oliver Pasco Co, FL 15.1 Apr-02 1192 54 97.96 -2.13 28.1 58.69 Tindale Oliver Total Size 38.2 3 1,542 Average Trip Length:2.07 ITE (LUC 880)66.0 6 Weighted Average Trip Length:2.08 ITE (LUC 881)208.0 16 Weighted Percent New Trip Average:32.4 Blended total 312.2 Average Trip Generation Rate:103.03 ITE Average Trip Generation Rate (LUC 880):90.08 ITE Average Trip Generation Rate (LUC 881):108.40 Blend of FL Studies and ITE Average Trip Generation Rate:103.86 Land Use 880/881: Pharmacy with and without Drive-Through Window Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Largo, FL 15.0 7/28-30/92 64 34 --4.63 52.5 -Tindale Oliver Tampa, FL 16.9 Jul-92 68 39 --7.38 55.7 -Tindale Oliver Pompano Beach, FL 58.5 Jun-06 31 140 3.70 9a-6p 4.38 89.2 16.21 Nunner Group - Collier County Stuart, FL 100.0 Jun-06 198 154 6.50 9a-6p 3.14 79.4 20.41 Nunner Group - Collier County Boca Raton, FL 19.1 Jun-06 198 108 11.00 9a-6p 4.36 74.5 47.96 Nunner Group - Collier County Total Size 209.5 5 132 Average Trip Length:4.78 177.6 Weighted Average Trip Length:4.05 ITE 779.0 19 Weighted Percent New Trip Average:77.8 Blended total 956.60 Average Trip Generation Rate:6.06 ITE Average Trip Generation Rate:6.30 Blend of FL Studies and ITE Average Trip Generation Rate:6.26 Land Use 890: Furniture Store DRAFT Benesch Collier County October 2024 A-10 Road Impact Fee Update Study Table A-27 Table A-28 Table A-29 Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Tampa, FL -Mar-86 77 ---2.40 - -Kimley-Horn & Associates Tampa, FL -Mar-86 211 ----54.0 -Kimley-Horn & Associates Clearwater, FL 0.4 Aug-89 113 52 -9a-6p 5.20 46.0 -Tindale Oliver Largo, FL 2.0 Sep-89 129 94 --1.60 73.0 -Tindale Oliver Seminole, FL 4.5 Oct-89 - ----- -Tindale Oliver Marion Co, FL 2.3 Jun-91 69 29 -24hr.1.33 42.0 -Tindale Oliver Marion Co, FL 3.1 Jun-91 47 32 -24hr.1.75 68.1 -Tindale Oliver Marion Co, FL 2.5 Jul-91 57 26 -48hrs.2.70 45.6 -Tindale Oliver Collier Co, FL -Aug-91 162 96 -24hr.0.88 59.3 -Tindale Oliver Collier Co, FL -Aug-91 116 54 --1.58 46.6 -Tindale Oliver Collier Co, FL -Aug-91 142 68 --2.08 47.9 -Tindale Oliver Hernando Co, FL 5.4 May-96 164 41 -9a-6p 2.77 24.7 -Tindale Oliver Marion Co, FL 2.4 Apr-02 70 --24hr.3.55 54.6 -Kimley-Horn & Associates Marion Co, FL 2.7 May-02 50 -246.66 24hr.2.66 40.5 265.44 Kimley-Horn & Associates Total Size 25.2 14 1,407 Average Trip Length:2.38 ITE 114.0 19 Weighted Average Trip Length:2.46 Blended total 139.2 Weighted Percent New Trip Average:46.2 116.7 Weighted Average Trip Generation Rate:246.66 ITE Average Trip Generation Rate:100.35 Blend of FL Studies and ITE Average Trip Generation Rate:103.73 Land Use 912: Bank/Savings w/Drive-Thru Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Tampa, FL -Mar-86 76 62 --2.10 82.0 -Kimley-Horn & Associates St. Petersburg, FL 7.5 Oct-89 177 154 -11a-2p/4-8p 3.50 87.0 -Tindale Oliver Clearwater, FL 8.0 Oct-89 60 40 110.63 10a-2p/5-9p 2.80 67.0 207.54 Tindale Oliver Total Size 15.5 3 313 Average Trip Length:2.80 ITE 90.0 10 Weighted Average Trip Length:3.14 Blended total 105.5 Weighted Percent New Trip Average:76.7 98.0 Weighted Average Trip Generation Rate:110.63 ITE Average Trip Generation Rate:83.84 Blend of FL Studies and ITE Average Trip Generation Rate:86.03 Land Use 931: Low-Turnover Restaurant Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Hernando Co, FL 6.2 1996 242 175 187.51 9a-6p 2.76 72.5 375.00 Tindale Oliver Hernando Co, FL 8.2 1996 154 93 102.71 9a-6p 4.15 60.2 256.43 Tindale Oliver St. Petersburg, FL 5.0 1989 74 68 132.60 1130-7p 2.00 92.0 243.98 Tindale Oliver Kenneth City, FL 5.2 1989 236 176 127.88 4p-730p 2.30 75.0 220.59 Tindale Oliver Pasco Co, FL 5.2 2002 114 88 82.47 9a-6p 3.72 77.2 236.81 Tindale Oliver Pasco Co, FL 5.8 2002 182 102 116.97 9a-6p 3.49 56.0 228.77 Tindale Oliver Orange Co, FL 5.0 1996 --135.68 ----Orange County Orange Co, FL 9.7 1996 --132.32 ----Orange County Orange Co, FL 11.2 1998 --18.76 ----Orange County Orange Co, FL 7.0 1998 --126.40 ----Orange County Orange Co, FL 4.6 1998 --129.23 ----Orange County Orange Co, FL 7.4 1998 --147.44 ----Orange County Orange Co, FL 6.7 1998 --82.58 ----Orange County Orange Co, FL 11.3 2000 --95.33 ----Orange County Orange Co, FL 7.2 2000 --98.06 ----Orange County Orange Co, FL 11.4 2001 --91.67 ----Orange County Orange Co, FL 5.6 2001 --145.59 ----Orange County Orange Co, FL 5.5 ---100.18 ----Orange County Orange Co, FL 11.3 ---62.12 ----Orange County Orange Co, FL 10.4 ---31.77 ----Orange County Orange Co, FL 5.9 ---147.74 ----Orange County Orange Co, FL 8.9 2008 --52.69 ----Orange County Orange Co, FL 9.7 2010 --105.84 ----Orange County Orange Co, FL 9.5 2013 --40.46 ----Orange County Orange Co, FL 11.0 2015 --138.39 ----Orange County Total Size 194.9 25 1,102 Average Trip Length:3.07 ITE 250.0 50 Weighted Average Trip Length:3.17 Blended total 444.9 Weighted Percent New Trip Average:70.8 Weighted Average Trip Generation Rate:98.67 ITE Average Trip Generation Rate:107.20 Blend of FL Studies and ITE Average Trip Generation Rate:103.46 Land Use 932: High-Turnover (Sit-Down) Restaurant DRAFT Benesch Collier County October 2024 A-11 Road Impact Fee Update Study Table A-30 Table A-31 Table A-32 Table A-33 Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Tampa, FL -Mar-86 61 ---2.70 --Kimley-Horn & Associates Tampa, FL -Mar-86 306 ----65.0 -Kimley-Horn & Associates Pinellas Co, FL 2.20 Aug-89 81 48 502.80 11a-2p 1.70 59.0 504.31 Tindale Oliver Pinellas Co, FL 4.30 Oct-89 456 260 660.40 1 day 2.30 57.0 865.78 Tindale Oliver Tarpon Springs, FL -Oct-89 233 114 -7a-7p 3.60 49.0 -Tindale Oliver Marion Co, FL 1.60 Jun-91 60 32 962.50 48hrs.0.91 53.3 466.84 Tindale Oliver Marion Co, FL 4.00 Jun-91 75 46 625.00 48hrs.1.54 61.3 590.01 Tindale Oliver Collier Co, FL -Aug-91 66 44 --1.91 66.7 -Tindale Oliver Collier Co, FL -Aug-91 118 40 --1.17 33.9 -Tindale Oliver Hernando Co, FL 5.43 May-96 136 82 311.83 9a-6p 1.68 60.2 315.27 Tindale Oliver Hernando Co, FL 3.13 May-96 168 82 547.34 9a-6p 1.59 48.8 425.04 Tindale Oliver Orange Co, FL 8.93 1996 --377.00 ----Orange County Lake Co, FL 2.20 Apr-01 376 252 934.30 -2.50 74.6 1742.47 Tindale Oliver Lake Co, FL 3.20 Apr-01 171 182 654.90 --47.8 -Tindale Oliver Lake Co, FL 3.80 Apr-01 188 137 353.70 -3.30 70.8 826.38 Tindale Oliver Pasco Co, FL 2.66 Apr-02 100 46 283.12 9a-6p -46.0 -Tindale Oliver Pasco Co, FL 2.96 Apr-02 486 164 515.32 9a-6p 2.72 33.7 472.92 Tindale Oliver Pasco Co, FL 4.42 Apr-02 168 120 759.24 9a-6p 1.89 71.4 1024.99 Tindale Oliver Total Size 48.8 18 4,463 Average Trip Length:2.11 ITE 213.0 71 Weighted Average Trip Length:2.05 Blended total 261.8 Weighted Percent New Trip Average:57.9 34.0 Weighted Average Trip Generation Rate:530.19 ITE Average Trip Generation Rate:467.48 Blend of FL Studies and ITE Average Trip Generation Rate:479.17 Land Use 934: Fast Food Restaurant with Drive-Through Window Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Largo, FL 5.5 Sep-89 34 30 37.64 9a-5p 2.40 88.0 79.50 Tindale Oliver Jacksonville, FL 2.3 2/3-4/90 124 94 -9a-5p 3.07 76.0 -Tindale Oliver Jacksonville, FL 2.3 2/3-4/90 110 74 -9a-5p 2.96 67.0 -Tindale Oliver Jacksonville, FL 2.4 2/3-4/90 132 87 -9a-5p 2.32 66.0 -Tindale Oliver Lakeland, FL 5.2 Mar-90 24 14 -9a-4p 1.36 59.0 -Tindale Oliver Lakeland, FL -Mar-90 54 42 -9a-4p 2.44 78.0 -Tindale Oliver Orange Co, FL 25.0 Nov-92 41 39 -2-6p 4.60 --LCE, Inc. Orange Co, FL 36.6 ---15.17 ----Orange County Orange Co, FL 7.0 ---46.43 ----Orange County Total Size 86.2 9 519 Average Trip Length:2.74 ITE 102.0 6 Weighted Average Trip Length:3.62 Blended total 188.2 Weighted Percent New Trip Average:72.2 Land Use 942: Automobile Care Center Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Largo, FL 0.6 Nov-89 70 14 -8am-5pm -23.0 -Tindale Oliver Collier Co, FL -Aug-91 168 40 - -1.01 23.8 -Tindale Oliver Total Size 0.6 2 238 Average Trip Length:1.01 Weighted Percent New Trip Average:23.0 Convenience Store/Gas Station (ITE LUC 945) - Mid-Size Blend ITE 48 Conv. Store 2,000 to 3,999 sf:265.12 ITE 5 Conv. Store 4,000 to 5,499 sf:257.13 53 Blend of ITE Average Trip Generation Rates for Convenience Store/Gas Station 2,000 to 5,499 sf:264.38 Land Use 944/945: Convenience Store/Gas Station Location Size (Bays)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Largo, FL 10 Nov-89 111 84 -8am-5pm 2.00 76.0 -Tindale Oliver Clearwater, FL -Nov-89 177 108 -10am-5pm 1.30 61.0 -Tindale Oliver Collier Co, FL 11 Dec-09 304 -30.24 -2.50 57.0 -Tindale Oliver Collier Co, FL 8 Jan-09 186 -22.75 -1.96 72.0 -Tindale Oliver Total Size 29 4 778 Average Trip Length:1.94 Total Size (TGR)19 2 Weighted Average Trip Length:2.18 ITE 5 1 Weighted Percent New Trip Average:67.7 Blended total 24 Weighted Average Trip Generation Rate:27.09 ITE Average Trip Generation Rate:108.00 Blend of FL Studies and ITE Average Trip Generation Rate:43.94 Land Use 947: Self-Service Car Wash DRAFT Benesch Collier County October 2024 A-12 Road Impact Fee Update Study Table A-34 Table A-35 Single Family Residential Trip Generation Rate Tiering As part of this study, the single family residential trip generation rate tiering was included to reflect a tiering analysis to ensure equity by the size of a home. To facilitate this, an analysis was completed on the comparative relationship between housing size and household travel behavior. This analysis utilized data from the 2022 National Household Travel Survey (NHTS) and the 2021 American Housing Survey (AHS) to examine overall trip-making characteristics of households in the United States. Table A-36 presents that trip characteristics being utilized in the calculated road impact fee schedule for the single family (detached) land use. The 2022 NHTS database was used to assess average annual household vehicle miles of travel (VMT) for various annual household income levels. In addition, the 2021 AHS database was used to compare median annual family/household incomes with housing unit size. It is important to recognize that the use of the income variable in each of these databases is simply to provide a convenient linking mechanism between household VMT from the NHTS and housing unit size from the AHS. Table A-36 Calculated Single Family Trip Characteristics Source: Appendix A, Table A-4 *Does not include the trip length adjustment factor Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Collier Co, FL 12.0 May-99 -13 19.70 8a-6p 3.70 75.0 54.67 Tindale Oliver Collier Co, FL 12.0 May-99 -146 127.50 8a-6p 2.24 84.3 240.76 Tindale Oliver Total Size 24.0 3 Average Trip Length:2.97 ITE 100.0 4 Weighted Average Trip Length:2.97 Blended total 100.0 Weighted Percent New Trip Average:79.7 Land Use N/A: Specialty Retail Center Location Size (1,000 sf)Date Total # Interviews # Trip Length Interviews Trip Gen Rate Time Period Trip Length Percent New Trips VMT Source Collier Co, FL 7.000 Jul-08 --30.29 ----Tindale Oliver Collier Co, FL 20.48 Jul-08 --17.19 ----Tindale Oliver Collier Co, FL 8.705 Jul-08 --23.89 ----Tindale Oliver Total Size 36.2 3 Average Trip Length:n/a Weighted Average Trip Length:n/a Weighted Average Trip Generation Rate:21.33 Land Use N/A: Dance Studio Calculated Values Excluding Tiering Trip Rate Assessable Trip Length* Daily VMT Single Family (Detached)7.81 5.88 45.92 DRAFT Benesch Collier County October 2024 A-13 Road Impact Fee Update Study The results of the NHTS and AHS analyses are included in Tables A-37 and A-38. First, the data shown in Table A-37 indicates that the average income in the U.S. for families/households living in housing units smaller than 4,000 square feet in size ($65,290) is lower than the overall average income for the U.S. ($66,289). In Table A-38, annual average household VMT was calculated from the NHTS database for several different income levels and ranges related to the resulting AHS income data in Table A-37. Table A-37 Annual Income by Housing Size Source: American Housing Survey for the United States in 2021 1) Weighted average of annual income for each tier Table A-38 NHTS VMT Annual VMT by Income Category Source: 2022 National Household Travel Survey Database, Federal Highway Administration To calculate a corresponding trip rate for the new tiers it was necessary to rely on comparative ratios. As an example, consider the $65,290 annual income category. First, it was determined that the average annual household VMT for this income level is 15,428 miles. This figure was then compared to the overall average annual VMT per household in the U.S. and normalized to the average of the $74,416 (16,496 miles) category to derive a ratio of 0.992. It should be noted that the $74,416 (1,500-2,499 square feet) category is not an impact fee tier, but rather the average home size that corresponds with the Florida Studies data shown in Table A-36. Next, the normalized ratio was applied to the daily VMT for the average single family housing unit size (less than 4,000 square feet) to generate a daily VMT of 42.94 for the tier, as shown in 2021 AHS Average Income Data by Housing Size Annual Income(1) Less than 4,000 sf $65,290 1,500 to 2,499 sf $74,416 4,000 sf or more $93,443 Average of All Houses $66,289 2022 NHTS Travel Data by Annual HH Income Annual VMT/HH Days Daily VMT Ratio to Mean Normalized to 1.061 Total (All Homes)15,545 365 42.59 1.000 - Average of $65,290 15,428 365 42.27 0.992 0.935 Average of $74,416 16,496 365 45.19 1.061 1.000 Average of $93,443 17,885 365 49.00 1.151 1.085 DRAFT Benesch Collier County October 2024 A-14 Road Impact Fee Update Study Table A-39. This daily VMT figure was then divided by the assessable trip length of 5.88 miles to obtain a trip generation rate of 7.30 trips per day. Table A-39 Trip Generation Rate by Single Family Land Use Tier 1) Daily VMT (Item 3) divided by assessable trip length (Item 2) for each tier 2) Source: Table A-36 3) Ratio to the mean (Item 4) multiplied by the total daily VMT for the 1,500 to 2,499 sq tier 4) Source: Table A-38 Table A-40 illustrates the impact that the trip generation rate tiers for the single family (detached) land use have on the County’s calculated roadway impact fee rate. Table A-40 Net Impact Fee by Single Family Land Use Tier 1) Source: Table A-39, Item 1 2) Source: Table A-36 3) Source: Appendix D, Table D-1 Demand Variable Changes Since the last demand component update in 2019, the trip generation rate (TGR), trip length (TL), and percent new trips (PNT) has changed for several land uses. Tables A-41 through A-44 present the change in each variable for each land use for the 2024 update. Estimation of Trip Rate by Tier Trip Rate(1)Assessable Trip Length(2) Daily VMT(3) Ratio to Mean(4) Single Family (Detached) Less than 4,000 sf 7.30 5.88 42.94 0.935 1,500 to 2,499 sf 7.81 5.88 45.92 1.000 4,000 sf or larger 8.47 5.88 49.82 1.085 Impact of Tiering on Fee Schedule Trip Rate(1)Assessable Trip Length(2)Daily VMT Net Fee(3) Single Family (Detached) Less than 4,000 sf 7.30 5.88 42.94 $8,601 4,000 sf or larger 8.47 5.88 49.82 $9,980 DRAFT Benesch Collier County October 2024 A-15 Road Impact Fee Update Study Table A-41 Percent Change in Gross VMT of Impact Fee Land Uses - Gross VMT = TGR * TL * PNT / 2 - Individual variables are shown in Tables A-42 through A-44 ITE LUC Land Use Unit GVMT 2019 GVMT 2023 % Explanation RESIDENTIAL: Single Family (Detached) - Less than 4,000 sf du 21.67 21.46 -1.0%TGR update, see Table A-42 Single Family (Detached) - 4,000 sf and greater du 26.46 24.90 -5.9%TGR update, see Table A-42 215 Single Family (Attached)du -19.90 -New land use 220 Multi-Family Housing (Low-Rise, 1-3 floors)du 18.67 17.56 -5.9%Primarily due to TGR update, see Table A-42 221/222 Multi-Family Housing (Mid/High-Rise, 4+ floors)du 13.87 11.83 -14.7%Primarily due to TGR update, see Table A-42 231 Mid-Rise Residential w/Ground-Floor Commercial du 8.77 4.43 -49.5%Primarily due to TGR update, see Table A-42 232 High-Rise Residential w/Ground-Floor Commercial du 5.13 5.47 6.6%Primarily due to TGR update, see Table A-42 240 Mobile Home Park du 9.59 9.59 0.0%No change 251 Retirement Community - Detached (Single Family)du 9.49 9.59 1.1%TGR update, see Table A-42 252 Retirement Community - Attached (Multi-Family)du 5.46 4.90 -10.3%TGR update, see Table A-42 254 Assisted Living bed 2.42 2.42 0.0%No change LODGING: 310 Hotel room 9.93 9.94 0.1%TGR update, see Table A-42 311 All Suites Hotel room 7.98 7.87 -1.4%TGR update, see Table A-42 320 Motel room 5.60 5.60 0.0%No change RECREATION: 416 Campground/RV Park site 3.73 3.73 0.0%No change 420 Marina berth 6.38 6.38 0.0%No change 430 Golf Course hole 30.35 30.62 0.9%No change n/a Bundled Golf Course hole 9.10 9.18 0.9%No change 445 Movie Theater 1,000 sf 112.17 80.19 -Unit of measure change n/a Dance Studio/Gymnastics 1,000 sf 25.34 25.34 0.0%No change INSTITUTIONS: 520 Elementary School (Private)student 2.22 2.67 20.3%TGR update, see Table A-42 522 Middle/Junior High School (Private)student 2.50 2.47 -1.2%TGR update, see Table A-42 525 High School (Private)student 2.69 2.57 -4.5%TGR update, see Table A-42 540 University/Junior College (7,500 or fewer students) (Private)student 5.29 5.29 0.0%No change 550 University/Junior College (more than 7,500 students) (Private)student 3.97 3.97 0.0%No change 560 Church 1,000 sf 0.77 13.44 -Unit of measure change 565 Day Care Center 1,000 sf 3.03 36.77 -Unit of measure change MEDICAL: 610 Hospital 1,000 sf 24.58 24.70 0.5%TGR update, see Table A-42 620 Nursing Home 1,000 sf 3.48 7.78 -Unit of measure change OFFICE: 710 General Office 1,000 sf 23.07 25.68 11.3%TGR update, see Table A-42 Medical Office/Clinic 10,000 sq ft or less 1,000 sf 58.85 58.85 0.0%No change Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 84.27 84.49 0.3%TGR update, see Table A-42 770 Business Park (Flex-Space)1,000 sf 30.29 30.29 0.0%No change RETAIL: 822 Retail 6,000 sfgla or less 1,000 sfgla 16.39 11.89 -27.5%TGR update, see Table A-42 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 29.64 19.34 -34.8%TGR, TL & PNT update, see Tables A-42, A-43, and A-44 821 Retail 40,001to 150,000 sfgla 1,000 sfgla 37.57 37.33 -0.6%TGR, TL & PNT update, see Tables A-42, A-43, and A-44 820 Retail greater than 150,000 sfgla 1,000 sfgla 37.57 38.86 3.4%TGR, TL & PNT update, see Tables A-42, A-43, and A-44 840/841 New/Used Auto Sales 1,000 sf 44.66 44.66 0.0%No change 849 Tire Superstore 1,000 sf 25.52 17.01 -Unit of measure change 850 Supermarket 1,000 sf 62.11 55.03 -11.4%TGR update, see Table A-42 851 Convenience Market, 24 hrs 1,000 sf 230.43 162.21 -29.6%TGR & TL update, see Tables A-42 and A-43 862 Home Improvement Superstore 1,000 sf 23.38 23.38 0.0%No change 880/881 Pharmacy with & w/o Drive-Thru 1,000 sf 34.73 34.56 -0.5%TGR update, see Table A-42 890 Furniture Store 1,000 sf 9.89 9.89 0.0%No change SERVICES: 911 Bank/Savings w/out Drive-Thru 1,000 sf 33.60 32.78 -2.4%TGR update, see Table A-42 912 Bank/Savings w/Drive-Thru 1,000 sf 58.09 58.69 1.0%TGR update, see Table A-42 930 Fast Casual Restaurant 1,000 sf 187.37 57.75 -69.2%TGR update, see Table A-42 931 Low-Turnover Restaurant 1,000 sf 3.14 104.00 -Unit of measure change 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 4.92 116.43 -Unit of measure change 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 286.86 284.87 -0.7%TGR update, see Table A-42 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 264.40 264.40 0.0%No change 941 Quick Lube service bay 33.41 33.41 0.0%No change 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.19.98 19.98 0.0%No change 944 Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.23.85 30.71 28.8%TGR update, see Table A-42 945 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.26.77 40.16 50.0%TGR update, see Table A-42 947 Self-Service Car Wash service bay 32.57 32.57 0.0%No change 948 Automated Car Wash 1,000 sf 105.25 105.25 0.0%No change n/a Luxury Auto Sales 1,000 sf 33.25 33.25 0.0%No change INDUSTRIAL: 110 General Light Industrial 1,000 sf 12.28 12.05 -1.9%TGR update, see Table A-42 140 Manufacturing 1,000 sf 9.73 11.76 20.9%TGR update, see Table A-42 150 Warehousing 1,000 sf 4.31 4.23 -1.9%TGR update, see Table A-42 151 Mini-Warehouse 1,000 sf 2.41 2.36 -2.1%TGR update, see Table A-42 n/a Mine/Commercial Excavation 1,000 cy 0.07 0.07 0.0%No change 210 720 DRAFT Benesch Collier County October 2024 A-16 Road Impact Fee Update Study Table A-42 Percent Change in Trip Generation Rate of Impact Fee Land Uses - See Appendix D for additional information ITE LUC Land Use Unit TGR 2019 TGR 2024 % Explanation RESIDENTIAL: Single Family (Detached) - Less than 4,000 sf du 7.37 7.30 -0.9%Updated tiering to AHS 2021 & NHTS 2022 Single Family (Detached) - 4,000 sf and greater du 9.00 8.47 -5.9%Updated tiering to AHS 2021 & NHTS 2022 215 Single Family (Attached)du -6.77 -New land use 220 Multi-Family Housing (Low-Rise, 1-3 floors)du 7.32 6.74 -7.9%Re-alignment of multi-family land uses in ITE 11th Edition 221/222 Multi-Family Housing (Mid/High-Rise, 4+ floors)du 5.44 4.54 -16.5%Re-alignment of multi-family land uses in ITE 11th Edition 231 Mid-Rise Residential w/Ground-Floor Commercial du 3.44 1.70 -50.6%Updated TGR in ITE 11th Edition 232 High-Rise Residential w/Ground-Floor Commercial du 2.01 2.10 4.5%Updated TGR in ITE 11th Edition 240 Mobile Home Park du 4.17 4.17 0.0%No change 251 Retirement Community - Detached (Single Family)du 3.50 3.54 1.1%Updated TGR in ITE 11th Edition 252 Retirement Community - Attached (Multi-Family)du 3.33 2.99 -10.2%Updated TGR in ITE 11th Edition 254 Assisted Living bed 2.60 2.60 0.0%No change LODGING: 310 Hotel room 5.55 5.56 0.2%Updated TGR in ITE 11th Edition 311 All Suites Hotel room 4.46 4.40 -1.3%Updated TGR in ITE 11th Edition 320 Motel room 3.35 3.35 0.0%No change RECREATION: 416 Campground/RV Park site 1.62 1.62 0.0%No change 420 Marina berth 2.41 2.41 0.0%No change 430 Golf Course hole 30.38 30.38 0.0%No change n/a Bundled Golf Course hole 9.11 9.11 0.0%No change 445 Movie Theater 1,000 sf 114.83 82.30 -Unit of measure change from "screen" to "1,000 sf" n/a Dance Studio/Gymnastics 1,000 sf 21.33 21.33 0.0%No change INSTITUTIONS: 520 Elementary School (Private)student 1.89 2.27 20.1%Updated TGR in ITE 11th Edition 522 Middle/Junior High School (Private)student 2.13 2.10 -1.4%Updated TGR in ITE 11th Edition 525 High School (Private)student 2.03 1.94 -4.4%Updated TGR in ITE 11th Edition 540 University/Junior College (7,500 or fewer students) (Private)student 2.00 2.00 0.0%No change 550 University/Junior College (more than 7,500 students) (Private)student 1.50 1.50 0.0%No change 560 Church 1,000 sf 0.44 7.60 -Unit of measure change from "seat" to "1,000 sf" 565 Day Care Center 1,000 sf 4.09 49.63 -Unit of measure change from "student" to "1,000 sf" MEDICAL: 610 Hospital 1,000 sf 10.72 10.77 0.5%Updated TGR in ITE 10th Edition 620 Nursing Home 1,000 sf 3.02 6.75 -Unit of measure change from "bed" to "1,000 sf" OFFICE: 710 General Office 1,000 sf 9.74 10.84 11.3%Updated TGR in ITE 11th Edition Medical Office/Clinic 10,000 sq ft or less 1,000 sf 23.83 23.83 0.0%No change Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 34.12 34.21 0.3%Updated TGR in ITE 11th Edition 770 Business Park (Flex-Space)1,000 sf 12.65 12.65 0.0%No change RETAIL: 822 Retail 6,000 sfgla or less 1,000 sfgla 75.05 54.45 -27.4%Re-alignment of retail/shopping land uses in ITE 11th Edition 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 75.05 54.45 -27.4%Re-alignment of retail/shopping land uses in ITE 11th Edition 821 Retail 40,001to 150,000 sfgla 1,000 sfgla 37.75 67.52 78.9%Re-alignment of retail/shopping land uses in ITE 11th Edition 820 Retail greater than 150,000 sfgla 1,000 sfgla 37.75 37.01 -2.0%Re-alignment of retail/shopping land uses in ITE 11th Edition 840/841 New/Used Auto Sales 1,000 sf 24.58 24.58 0.0%No change 849 Tire Superstore 1,000 sf 30.55 20.37 -Unit of measure change from "service bay" to "1,000 sf" 850 Supermarket 1,000 sf 106.64 94.48 -11.4%Updated TGR in ITE 11th Edition 851 Convenience Market, 24 hrs 1,000 sf 739.50 739.50 0.0%No change 862 Home Improvement Superstore 1,000 sf 30.74 30.74 0.0%No change 880/881 Pharmacy with & w/o Drive-Thru 1,000 sf 104.37 103.86 -0.5%Updated TGR in ITE 11th Edition for LUC 881 890 Furniture Store 1,000 sf 6.26 6.26 0.0%No change SERVICES: 911 Bank/Savings w/out Drive-Thru 1,000 sf 59.39 57.94 -2.4%Updated TGR in ITE 11th Edition 912 Bank/Savings w/Drive-Thru 1,000 sf 102.66 103.73 1.0%Updated TGR in ITE 11th Edition 930 Fast Casual Restaurant 1,000 sf 315.17 97.14 -69.2%Updated TGR in ITE 11th Edition (ITE data revision) 931 Low-Turnover Restaurant 1,000 sf 2.60 86.03 -Unit of measure change from "seat" to "1,000 sf" 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 4.37 103.46 -Unit of measure change from "seat" to "1,000 sf" 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 482.53 479.17 -0.7%Updated TGR in ITE 11th Edition 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 409.25 409.25 0.0%No change 941 Quick Lube service bay 40.00 40.00 0.0%No change 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.172.01 172.01 0.0%No change 944 Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.205.36 264.38 28.7%Re-alignment of gas station w/ conv. land uses in ITE 11th Edition 945 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.230.52 345.75 50.0%Re-alignment of gas station w/ conv. land uses in ITE 11th Edition 947 Self-Service Car Wash service bay 43.94 43.94 0.0%No change 948 Automated Car Wash 1,000 sf 142.00 142.00 0.0%No change n/a Luxury Auto Sales 1,000 sf 16.30 16.30 0.0%No change INDUSTRIAL: 110 General Light Industrial 1,000 sf 4.96 4.87 -1.8%Updated TGR in ITE 11th Edition 140 Manufacturing 1,000 sf 3.93 4.75 20.9%Updated TGR in ITE 11th Edition 150 Warehousing 1,000 sf 1.74 1.71 -1.7%Updated TGR in ITE 11th Edition 151 Mini-Warehouse 1,000 sf 1.49 1.46 -2.0%Updated TGR in ITE 11th Edition n/a Mine/Commercial Excavation 1,000 cy 0.01 0.01 0.0%No change 210 720 DRAFT Benesch Collier County October 2024 A-17 Road Impact Fee Update Study Table A-43 Percent Change in Assessable Trip Length of Impact Fee Land Uses - See Appendix D for additional information - Trip length values do not include the trip length adjustment factor ITE LUC Land Use Unit TL 2019 TL 2024 % Explanation RESIDENTIAL: Single Family (Detached) - Less than 4,000 sf du 5.88 5.88 0.0%No change Single Family (Detached) - 4,000 sf and greater du 5.88 5.88 0.0%No change 215 Single Family (Attached)du -5.88 -New land use 220 Multi-Family Housing (Low-Rise, 1-3 floors)du 5.10 5.21 2.2%Re-alignment of FL Studies Database (SFA studies separated) 221/222 Multi-Family Housing (Mid/High-Rise, 4+ floors)du 5.10 5.21 2.2%Re-alignment of FL Studies Database (SFA studies separated) 231 Mid-Rise Residential w/Ground-Floor Commercial du 5.10 5.21 2.2%Re-alignment of FL Studies Database (SFA studies separated) 232 High-Rise Residential w/Ground-Floor Commercial du 5.10 5.21 2.2%Re-alignment of FL Studies Database (SFA studies separated) 240 Mobile Home Park du 4.60 4.60 0.0%No change 251 Retirement Community - Detached (Single Family)du 5.42 5.42 0.0%No change 252 Retirement Community - Attached (Multi-Family)du 3.28 3.28 0.0%No change 254 Assisted Living bed 2.59 2.59 0.0%No change LODGING: 310 Hotel room 5.42 5.42 0.0%No change 311 All Suites Hotel room 5.42 5.42 0.0%No change 320 Motel room 4.34 4.34 0.0%No change RECREATION: 416 Campground/RV Park site 4.60 4.60 0.0%No change 420 Marina berth 5.88 5.88 0.0%No change 430 Golf Course hole 2.22 2.24 0.9%Slight increase due to LUC 445 (proxy use) update n/a Bundled Golf Course hole 2.22 2.24 0.9%Slight increase due to LUC 445 (proxy use) update 445 Movie Theater 1,000 sf 2.22 2.24 0.9%Updated unit of measure, slight variation in TL weighted average n/a Dance Studio/Gymnastics 1,000 sf 2.97 2.97 0.0%No change INSTITUTIONS: 520 Elementary School (Private)student 2.94 2.94 0.0%No change 522 Middle/Junior High School (Private)student 2.94 2.94 0.0%No change 525 High School (Private)student 2.94 2.94 0.0%No change 540 University/Junior College (7,500 or fewer students) (Private)student 5.88 5.88 0.0%No change 550 University/Junior College (more than 7,500 students) (Private)student 5.88 5.88 0.0%No change 560 Church 1,000 sf 3.91 3.93 0.5%Update to the FL Studies Database for LUC 820 565 Day Care Center 1,000 sf 2.03 2.03 0.0%No change MEDICAL: 610 Hospital 1,000 sf 5.88 5.88 0.0%No change 620 Nursing Home 1,000 sf 2.59 2.59 0.0%No change OFFICE: 710 General Office 1,000 sf 5.15 5.15 0.0%No change Medical Office/Clinic 10,000 sq ft or less 1,000 sf 5.55 5.55 0.0%No change Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 5.55 5.55 0.0%No change 770 Business Park (Flex-Space)1,000 sf 5.38 5.38 0.0%No change RETAIL: 822 Retail 6,000 sfgla or less 1,000 sfgla 1.12 1.12 0.0%No change 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 1.58 1.48 -6.3%Re-alignment of retail/shopping tiers in ITE 11th Edition 821 Retail 40,001to 150,000 sfgla 1,000 sfgla 2.69 1.94 -27.9%Re-alignment of retail/shopping tiers in ITE 11th Edition 820 Retail greater than 150,000 sfgla 1,000 sfgla 2.69 2.80 4.1%Re-alignment of retail/shopping tiers in ITE 11th Edition 840/841 New/Used Auto Sales 1,000 sf 4.60 4.60 0.0%No change 849 Tire Superstore 1,000 sf 2.32 2.32 0.0%No change 850 Supermarket 1,000 sf 2.08 2.08 0.0%No change 851 Convenience Market, 24 hrs 1,000 sf 1.52 1.07 -29.6%Update to the FL Studies Database 862 Home Improvement Superstore 1,000 sf 2.34 2.34 0.0%No change 880/881 Pharmacy with & w/o Drive-Thru 1,000 sf 2.08 2.08 0.0%No change 890 Furniture Store 1,000 sf 4.05 4.05 0.0%No change SERVICES: 911 Bank/Savings w/out Drive-Thru 1,000 sf 2.46 2.46 0.0%No change 912 Bank/Savings w/Drive-Thru 1,000 sf 2.46 2.46 0.0%No change 930 Fast Casual Restaurant 1,000 sf 2.05 2.05 0.0%No change 931 Low-Turnover Restaurant 1,000 sf 3.14 3.14 0.0%No change 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 3.17 3.17 0.0%No change 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 2.05 2.05 0.0%No change 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 2.19 2.19 0.0%No change 941 Quick Lube service bay 2.32 2.32 0.0%No change 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.1.01 1.01 0.0%No change 944 Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.1.01 1.01 0.0%No change 945 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.1.01 1.01 0.0%No change 947 Self-Service Car Wash service bay 2.18 2.18 0.0%No change 948 Automated Car Wash 1,000 sf 2.18 2.18 0.0%No change n/a Luxury Auto Sales 1,000 sf 4.80 4.80 0.0%No change INDUSTRIAL: 110 General Light Industrial 1,000 sf 5.38 5.38 0.0%No change 140 Manufacturing 1,000 sf 5.38 5.38 0.0%No change 150 Warehousing 1,000 sf 5.38 5.38 0.0%No change 151 Mini-Warehouse 1,000 sf 3.51 3.51 0.0%No change n/a Mine/Commercial Excavation 1,000 cy 14.82 14.82 0.0%No change 210 720 DRAFT Benesch Collier County October 2024 A-18 Road Impact Fee Update Study Table A-44 Percent Change in Percent New Trips of Impact Fee Land Uses - See Appendix D for additional information ITE LUC Land Use Unit PNT 2019 PNT 2024 % Explanation RESIDENTIAL: Single Family (Detached) - Less than 4,000 sf du 100%100%0.0%No change Single Family (Detached) - 4,000 sf and greater du 100%100%0.0%No change 215 Single Family (Attached)du -100%-New land use 220 Multi-Family Housing (Low-Rise, 1-3 floors)du 100%100%0.0%No change 221/222 Multi-Family Housing (Mid/High-Rise, 4+ floors)du 100%100%0.0%No change 231 Mid-Rise Residential w/Ground-Floor Commercial du 100%100%0.0%No change 232 High-Rise Residential w/Ground-Floor Commercial du 100%100%0.0%No change 240 Mobile Home Park du 100%100%0.0%No change 251 Retirement Community - Detached (Single Family)du 100%100%0.0%No change 252 Retirement Community - Attached (Multi-Family)du 100%100%0.0%No change 254 Assisted Living bed 72%72%0.0%No change LODGING: 310 Hotel room 66%66%0.0%No change 311 All Suites Hotel room 66%66%0.0%No change 320 Motel room 77%77%0.0%No change RECREATION: 416 Campground/RV Park site 100%100%0.0%No change 420 Marina berth 90%90%0.0%No change 430 Golf Course hole 90%90%0.0%No change n/a Bundled Golf Course hole 90%90%0.0%No change 445 Movie Theater 1,000 sf 88%87%-1.1%Updated TGR unit of measure, slight variation in PNT weighted average n/a Dance Studio/Gymnastics 1,000 sf 80%80%0.0%No change INSTITUTIONS: 520 Elementary School (Private)student 80%80%0.0%No change 522 Middle/Junior High School (Private)student 80%80%0.0%No change 525 High School (Private)student 90%90%0.0%No change 540 University/Junior College (7,500 or fewer students) (Private)student 90%90%0.0%No change 550 University/Junior College (more than 7,500 students) (Private)student 90%90%0.0%No change 560 Church 1,000 sf 90%90%0.0%No change 565 Day Care Center 1,000 sf 73%73%0.0%No change MEDICAL: 610 Hospital 1,000 sf 78%78%0.0%No change 620 Nursing Home 1,000 sf 89%89%0.0%No change OFFICE: 710 General Office 1,000 sf 92%92%0.0%No change Medical Office/Clinic 10,000 sq ft or less 1,000 sf 89%89%0.0%No change Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 89%89%0.0%No change 770 Business Park (Flex-Space)1,000 sf 89%89%0.0%No change RETAIL: 822 Retail 6,000 sfgla or less 1,000 sfgla 39%39%0.0%No change 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 50%48%-4.0%Re-alignment of retail/shopping tiers in ITE 11th Edition 821 Retail 40,001to 150,000 sfgla 1,000 sfgla 74%57%-23.0%Re-alignment of retail/shopping tiers in ITE 11th Edition 820 Retail greater than 150,000 sfgla 1,000 sfgla 74%75%1.4%Re-alignment of retail/shopping tiers in ITE 11th Edition 840/841 New/Used Auto Sales 1,000 sf 79%79%0.0%No change 849 Tire Superstore 1,000 sf 72%72%0.0%No change 850 Supermarket 1,000 sf 56%56%0.0%No change 851 Convenience Market, 24 hrs 1,000 sf 41%41%0.0%No change 862 Home Improvement Superstore 1,000 sf 65%65%0.0%No change 880/881 Pharmacy with & w/o Drive-Thru 1,000 sf 32%32%0.0%No change 890 Furniture Store 1,000 sf 78%78%0.0%No change SERVICES: 911 Bank/Savings w/out Drive-Thru 1,000 sf 46%46%0.0%No change 912 Bank/Savings w/Drive-Thru 1,000 sf 46%46%0.0%No change 930 Fast Casual Restaurant 1,000 sf 58%58%0.0%No change 931 Low-Turnover Restaurant 1,000 sf 77%77%0.0%No change 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 71%71%0.0%No change 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 58%58%0.0%No change 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 59%59%0.0%No change 941 Quick Lube service bay 72%72%0.0%No change 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.23%23%0.0%No change 944 Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.23%23%0.0%No change 945 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.23%23%0.0%No change 947 Self-Service Car Wash service bay 68%68%0.0%No change 948 Automated Car Wash 1,000 sf 68%68%0.0%No change n/a Luxury Auto Sales 1,000 sf 85%85%0.0%No change INDUSTRIAL: 110 General Light Industrial 1,000 sf 92%92%0.0%No change 140 Manufacturing 1,000 sf 92%92%0.0%No change 150 Warehousing 1,000 sf 92%92%0.0%No change 151 Mini-Warehouse 1,000 sf 92%92%0.0%No change n/a Mine/Commercial Excavation 1,000 cy 97%97%0.0%No change 210 720 DRAFT Appendix B Cost Component DRAFT Benesch Collier County October 2024 B-1 Road Impact Fee Update Study Appendix B: Cost Component This appendix presents the detailed calculations for the cost component of the road impact fee update. Supporting data and estimates are provided for all cost variables, including: • Design • Right-of-Way • Construction • CEI • Mitigation • Urban Overpass/Major Intersections • Roadway Capacity Design The design cost factor for county roads is estimated as a percentage of the construction cost per lane mile. This factor was determined based on a review of design -to-construction cost ratios from local improvements and from other jurisdictions throughout Florida. As shown in Table B- 1, local factors ranged from seven (7) percent to 17 percent with a weighted average of 10 percent. As shown in Table B-2, design cost percentage experienced by jurisdictions throughout Florida ranges from six (6) percent to 14 percent with a weighted average of 11 percent. For purposes of this study, the design cost for county roads is estimated at 10 percent of the construction cost per lane mile. Table B-1 Design Cost Factor for County Roads – Collier County Source: Collier County Description From To Design Cost Construction Cost Design % Veteran's Memorial Blvd E. of Livingston Rd New High School $695,000 $9,531,999 7.0% Whippoorwill Ln Pine Ridge Rd Livingston Rd $697,361 $4,023,089 17.0% Total $1,392,361 $13,555,088 10.0% DRAFT Benesch Collier County October 2024 B-2 Road Impact Fee Update Study Table B-2 Design Cost Factor for County Roads – Other Florida Jurisdictions Source: Each respective jurisdiction Right-of-Way The ROW cost reflects the total cost of the acquisitions along a corridor that are necessary to have sufficient cross-section width to widen an existing road or, in the case of new construction, build a new road. Collier County has been purchasing ROW for the extension of Vanderbilt Beach Road (from Collier Blvd to 16th Street NE). The ROW purchases for this improvement have been on-going for several years. Therefore, past acquisition costs were indexed to present day dollars using the recent trends in just value per acre increases for vacant land in Collier County. As shown in Table B-3, the total indexed ROW cost is approximately 71 percent of the construction cost for the improvement. However, a portion of these acquisition costs occurred several years back and are dated compared to the construction cost figure. To determine a more Design Constr.Design Ratio 2013 Hernando $198,000 $1,980,000 10% 2013 Charlotte $220,000 $2,200,000 10% 2014 Indian River $159,000 $1,598,000 10% 2015 Collier $270,000 $2,700,000 10% 2015 Brevard $242,000 $2,023,000 12% 2015 Sumter $210,000 $2,100,000 10% 2015 Marion $167,000 $2,668,000 6% 2015 Palm Beach $224,000 $1,759,000 13% 2017 St. Lucie $220,000 $2,200,000 10% 2017 Clay $239,000 $2,385,000 10% 2019 Collier $385,000 $3,500,000 11% 2019 Sumter $315,000 $2,862,000 11% 2020 Indian River $291,000 $2,647,000 11% 2020 Hillsborough $484,000 $4,036,000 12% 2020 Hernando $232,000 $2,108,000 11% 2021 Manatee $308,000 $2,800,000 11% 2021 Flagler $258,000 $2,582,000 10% 2022 Lake $215,000 $2,145,000 10% 2022 Volusia $188,000 $2,350,000 8% 2023 Manatee $546,000 $3,900,000 14% $269,000 $2,527,000 11% Year County County Roadways (Cost per Lane Mile) Average DRAFT Benesch Collier County October 2024 B-3 Road Impact Fee Update Study accurate representation of the ROW-to-construction ratio, the recent portion of the acquisition costs (anything acquired since 2020) were separated from the total ROW costs and indexed to present day dollars. With these adjustments applied, the ROW -to-construction factor for the Vanderbilt Beach Rd Ext. was calculated at approximately 47 percent. In addition to local data, the ROW-to-construction cost ratios from other jurisdictions throughout Florida were reviewed. As shown in Table B-4, the ROW factors ranged from 10 percent to 60 percent with a weighted average of 36 percent. For purposes of this study, the ROW cost for county roads is estimated at 45 percent of the construction cost per lane mile. This estimate was based on the adjusted factor calculated for the Vanderbilt Beach Road Extension and discussions with Collier County. Table B-3 Right-of-Way Cost Factor for County Roads – Collier County Source: Collier County 1) Present day cost of $41.9 million of ROW acquisitions. ROW figure rounded to nearest $000 2) Present day cost of ROW acquisitions made since 2020. ROW figure rounded to nearest $000 Description From To Right-of-Way Cost Construction Cost ROW-to- Construction Ratio New Construction Vanderbilt Beach Rd Ext. Ph I Weber Blvd 16th St NE $41,877,878 $135,657,917 31% $96,960,000 $135,657,917 71% $64,212,000 $135,657,917 47%Alternate ROW Cost (2020+ acquisitions, indexed to current $)(2): Alternate ROW Cost (all acquisitions, indexed to current $)(1): DRAFT Benesch Collier County October 2024 B-4 Road Impact Fee Update Study Table B-4 Right-of-Way Cost Factor for County Roads – Other Florida Jurisdictions Source: Each respective jurisdiction Construction The construction cost for county roads (curb & gutter, urban section design) was based on local projects in Collier. A review of local construction cost data from recent years identified two new construction projects and two lane addition projects: • Veteran’s Memorial Blvd from E. of Livingston Road to New High School (0 to 4 lanes) • Whippoorwill Lane from Pine Ridge Road to Livingston Road (0 to 2 lanes) • Vanderbilt Beach Road Phase II from US 41 to E. of Goodlette-Frank Road (4 to 6 lanes) • Wilson Blvd from Golden Gate Blvd to Immokalee Road (2 to 4 lanes) As shown in Table B-5, the construction costs for the new road construction improvements were lower than those for lane addition improvements. To calculate a weighted average cost per lane mile, the average cost per lane mile for new construction ($1.5 million) and lane additions ($6.3 ROW Constr.ROW Ratio 2013 Hernando $811,800 $1,980,000 41% 2013 Charlotte $1,034,000 $2,200,000 47% 2014 Indian River $656,000 $1,598,000 41% 2015 Collier $863,000 $2,700,000 32% 2015 Brevard $708,000 $2,023,000 35% 2015 Sumter $945,000 $2,100,000 45% 2015 Marion $1,001,000 $1,668,000 60% 2015 Palm Beach $721,000 $1,759,000 41% 2017 St. Lucie $990,000 $2,200,000 45% 2017 Clay $954,000 $2,385,000 40% 2018 Collier $1,208,000 $3,500,000 35% 2019 Sumter $1,202,000 $2,862,000 42% 2020 Indian River $529,000 $2,647,000 20% 2020 Hillsborough $1,448,000 $2,897,000 50% 2020 Hernando $844,000 $2,108,000 40% 2021 Manatee $1,120,000 $2,800,000 40% 2021 Flagler $258,000 $2,582,000 10% 2022 Lake $1,073,000 $2,145,000 50% 2022 Volusia $470,000 $2,350,000 20% 2023 Manatee $741,000 $3,900,000 19% $879,000 $2,420,000 36% Year County County Roadways (Cost per Lane Mile) Average DRAFT Benesch Collier County October 2024 B-5 Road Impact Fee Update Study million) were weighted by the distribution of new construction and lane addition improvements in the 2045 LRTP (county roads only). In addition to local improvements, recent bids/completed projects from other communities throughout Florida were reviewed to increase the sample size of data. This review included approximately 185 lane miles of improvements across 15 different counties, averaging $3.5 million per lane mile (all improvements have curb & gutter design characteristics). Additional details are provided in Table B-6. Based primarily on a review of the local projects, a construction of $3.8 million per lane mile for county roads (curb & gutter) was utilized for the road impact fee calculation. DRAFT Benesch Collier County October 2024 B-6 Road Impact Fee Update Study Table B-5 Local Roadway Construction Costs – County Roads Source: Collier County 1) Source: Table B-11, Item (c) 2) Source: Table B-11, Item (d) Table B-6 Construction Cost – County Road Improvements from Other Florida Jurisdictions Description From To Year Feature Design Length Lanes Added Lane Miles Added Construction Cost Construction Cost per Lane Mile New Construction Veteran's Memorial Blvd E. of Livingston Rd New High School 2023 0 to 4 C&G 1.75 4 7.00 $9,531,999 $1,361,714 Whippoorwill Ln Pine Ridge Rd Livingston Rd 2023 0 to 2 C&G 1.15 2 2.30 $4,023,089 $1,749,169 9.30 $13,555,088 $1,457,536 Lane Addition Vanderbilt Beach Rd Ph. II US 41 E. of Goodlette-Frank Rd 2025 4 to 6 C&G 1.02 2 2.04 $12,515,878 $6,135,234 Wilson Blvd Corridor Study Golden Gate Blvd Immokalee Rd 2021 2 to 4 C&G 3.20 2 6.40 $40,789,720 $6,373,394 8.44 $53,305,598 $6,315,829 51% 49% $3,838,000 Total, New Construction Total, Lane Addition Lane Mile Distribution from LRTP, new construction (1) Lane Mile Distribution from LRTP, lane addition (2) Weighted Average County County Classification District Description From To Year Feature Design Length Lanes Added Lane Miles Added Construction Cost Construction Cost per Lane Mile URBAN Counties; Curb & Gutter Orange Urban 5 CR 535 Seg. F Overstreet Rd Fossick Rd 2014 2 to 4 Curb & Gutter 0.60 2 1.20 $3,263,746 $2,719,788 Hillsborough Urban 7 Boyette Rd, Ph. III Donneymoor Dr Bell Shoals Rd 2014 2 to 4 Curb & Gutter 1.84 2 3.68 $25,720,068 $6,989,149 Orange Urban 5 International Dr Westwood Blvd Westwood Blvd 2015 4 to 6 Curb & Gutter 2.20 2 4.40 $16,775,875 $3,812,699 Orange Urban 5 Reams Rd Delmar Ave Taborfield Ave 2017 2 to 4 Curb & Gutter 0.36 2 0.72 $3,409,584 $4,735,533 Orange Urban 5 Destination Pkwy 1B/2A Tradeshow Blvd Lake Cay 2017 2 to 4 Curb & Gutter 0.78 2 1.56 $6,110,403 $3,916,925 Hillsborough Urban 7 Bruce B. Downs Blvd, Seg. A Bearss Ave Palm Springs Blvd 2017 4 to 8 Curb & Gutter 3.56 4 14.24 $37,155,153 $2,609,210 Hillsborough Urban 7 Bruce B. Downs Blvd, Seg. D Pebble Creek Dr Pasco Co. Line 2018 4 to 8 Curb & Gutter 1.36 4 5.44 $17,755,778 $3,263,930 Hillsborough Urban 7 CR 580 (Sam Allen Rd)SR 39A (Paul Buchman Hwy)Park Rd 2018 2 to 4 Curb & Gutter 2.00 2 4.00 $23,200,000 $5,800,000 Palm Beach Urban 4 Roebuck Rd Jog Rd Haverhill Rd 2018 2 to 5 Curb & Gutter 1.03 3 3.10 $5,154,028 $1,662,590 Palm Beach Urban 4 Lyons Rd Clint Moore Rd N of LWDD L-39 Canal 2018 2 to 4 Curb & Gutter 0.70 2 1.40 $3,163,022 $2,259,301 Orange Urban 5 Holden Ave John Young Pkwy Orange Blossom Tr 2019 0/2 to 4 Curb & Gutter 1.24 2/4 3.50 $18,798,771 $5,371,077 Orange Urban 5 Boggy Creek Rd N South Access Rd Wetherbee Rd 2019 2 to 4 Curb & Gutter 1.29 2 2.58 $8,585,774 $3,327,819 Palm Beach Urban 4 Hood Rd E. of FL Turnpike W. of Central Blvd 2019 2 to 4 Curb & Gutter 0.95 2 1.90 $12,686,954 $6,677,344 Palm Beach Urban 4 Silver Beach Rd E. of Congress Ave Old Dixie/Pre. Barack Obama Hwy 2019 2 to 3 Curb & Gutter 0.90 1 0.90 $4,478,355 $4,975,950 Hillsborough Urban 7 2019 Curb & Gutter 6.08 2 12.16 $67,919,173 $5,585,458 Hillsborough Urban 7 2019 Curb & Gutter 1.75 2 3.50 $48,417,488 $13,833,568 Count:16 64.28 $302,594,172 $4,707,000 SUBURBAN/RURAL Counties; Curb & Gutter Collier Suburban/Rural 1 Golden Gate Blvd Wilson Blvd Desoto Blvd 2014 2 to 4 Curb & Gutter 2.40 2 4.80 $16,003,504 $3,334,063 Brevard Suburban/Rural 5 St. Johns Heritage Pkwy SE of I-95 Intersection US 192 (Space Coast Pkwy)2014 0 to 2 Curb & Gutter 3.11 2 6.22 $16,763,567 $2,695,107 Sarasota Suburban/Rural 1 Bee Ridge Rd Mauna Loa Blvd Iona Rd 2014 2 to 4 Curb & Gutter 2.68 2 5.36 $14,066,523 $2,624,351 St. Lucie Suburban/Rural 4 W Midway Rd (CR 712)Selvitz Rd 25th St 2014 2 to 4 Curb & Gutter 1.00 2 2.00 $15,359,926 $7,679,963 Total (2014-2023); Urban Counties ONLY DRAFT Benesch Collier County October 2024 B-7 Road Impact Fee Update Study Table B-6 (continued) Construction Cost – County Road Improvements from Other Florida Jurisdictions Source: Data obtained from each respective county County County Classification District Description From To Year Feature Design Length Lanes Added Lane Miles Added Construction Cost Construction Cost per Lane Mile SUBURBAN/RURAL Counties; Curb & Gutter Lake Suburban/Rural 5 N. Hancock Rd Ext.Old 50 Gatewood Dr 2014 0/2 to 4 Curb & Gutter 1.50 2/4 5.00 $8,185,574 $1,637,115 Polk Suburban/Rural 1 CR 655 & CR 559A Pace Rd & N of CR 559A N. of CR 559A & SR 599 2014 2 to 4 Curb & Gutter 2.60 2 5.20 $10,793,552 $2,075,683 Volusia Suburban/Rural 5 Howland Blvd Courtland Blvd N. of SR 415 2014 2 to 4 Curb & Gutter 2.08 2 4.16 $11,110,480 $2,670,788 Polk Suburban/Rural 1 Ernie Caldwell Blvd Pine Tree Tr US 17/92 2015 0 to 4 Curb & Gutter 2.41 4 9.64 $19,535,391 $2,026,493 Flagler Suburban/Rural 5 Old Kings Rd Ext.Forest Grove Dr Matanzas Woods Pkwy 2015 0 to 4 Curb & Gutter 0.52 4 2.08 $4,831,579 $2,322,875 Manatee Suburban/Rural 1 44th Ave E 15th St E 19th St Ct E 2015 2 to 4 Curb & Gutter 0.45 2 0.90 $5,454,438 $6,060,487 Hendry Suburban/Rural 1 Helms Rd Ext.SR 29 SR 80 2015 0 to 4 Curb & Gutter 2.60 4 10.40 $14,678,000 $1,411,346 Volusia Suburban/Rural 5 LPGA Blvd Jimmy Ann Dr/Grand Reserve Derbyshire Rd 2016 2 to 4 Curb & Gutter 0.68 2 1.36 $3,758,279 $2,763,440 St. Lucie Suburban/Rural 4 W Midway Rd (CR 712)25th St US 1 2016 2 to 4 Curb & Gutter 1.60 2 3.20 $31,483,319 $9,838,537 Lake Suburban/Rural 5 CR 466A, Ph. I US 27/441 Sunny Ct 2016 2 to 4 Curb & Gutter 0.44 2 0.88 $3,237,561 $3,679,047 Manatee Suburban/Rural 1 44th Ave E 19th St Ct E 30th St E 2016 0 to 4 Curb & Gutter 0.90 4 3.60 $11,763,178 $3,267,549 Lake Suburban/Rural 5 CR 466A, Ph. IIIA Poinsettia Ave Century Ave 2018 2 to 4 Curb & Gutter 0.42 2 0.84 $3,368,889 $4,010,582 Volusia Suburban/Rural 5 Williamson Blvd LPGA Blvd Strickland Range Rd 2019 2 to 4 Curb & Gutter 0.93 2 1.86 $4,951,165 $2,661,917 Lake Suburban/Rural 5 North Hancock Rd CR 561A Minneola Interchange 2018 0 to 2 Curb & Gutter 1.20 2 2.40 $2,902,256 $1,209,273 Lee Suburban/Rural 1 Alico Rd Ben Hill Griffin Pkwy E. of Airport Haul Rd 2018 2 to 4 Curb & Gutter 1.78 2 3.56 $18,062,562 $5,073,753 Lee Suburban/Rural 1 Homestead Rd S. of Sunrise Blvd N. of Alabama Rd 2018 2 to 4 Curb & Gutter 2.25 2 4.50 $14,041,919 $3,120,426 Lake Suburban/Rural 5 Citrus Grove Rd, Ph. I W. of Grassy Lake Rd Hancock Rd 2019 0 to 4 Curb & Gutter 0.87 4 3.48 $5,751,614 $1,652,763 Lake Suburban/Rural 5 Education Ave Grassy Lake Rd US 27 2019 0 to 2 Curb & Gutter 1.22 2 2.44 $3,324,769 $1,362,610 Hernando Suburban/Rural 7 2020 0 to 2 Curb & Gutter 0.62 2 1.24 $2,064,688 $1,665,071 Volusia Suburban/Rural 5 Howland Blvd Providence Blvd Elkcam Blvd 2020 2 to 4 Curb & Gutter 2.38 2 4.76 $11,290,456 $2,371,945 Volusia Suburban/Rural 5 Orange Camp Rd MLK Blvd I-4 2020 2 to 4 Curb & Gutter 2.23 2 4.46 $8,741,920 $1,960,072 Volusia Suburban/Rural 5 10th St Myrtle Ave US-1 2020 0/2 to 4 Curb & Gutter 0.47 2/4 1.42 $9,456,399 $6,659,436 Lake Suburban/Rural 5 Citrus Grove Rd, Ph. III US 27 Scrub Jay Ln 2020 2 to 4 Curb & Gutter 0.81 2 1.62 $6,434,819 $3,972,110 Marion Suburban/Rural 5 SW 49th Ave, South Segment E 0.7 mi S. of CR 484 CR 484 2020 0 to 4 Curb & Gutter 0.70 4 2.80 $2,839,889 $1,014,246 Marion Suburban/Rural 5 FL Crossroads Commerce Park RdSouth Terminus Hwy 484 2020 0 to 2 Curb & Gutter 1.10 2 2.20 $3,229,878 $1,468,126 Marion Suburban/Rural 5 CR 484 Marion Oaks Pass Marion Oaks Course 2020 2 to 4 Curb & Gutter 1.50 2 3.00 $6,348,828 $2,116,276 Manatee Suburban/Rural 1 Ft Hamer Rd US 301 69th St E 2021 0 to 4 Curb & Gutter 0.75 4 3.00 $11,637,711 $3,879,237 Manatee Suburban/Rural 1 44th Ave E 44th Ave Plaza E Lakewood Ranch Blvd 2023 0 to 4 Curb & Gutter 2.50 4 10.00 $29,809,786 $2,980,979 Manatee Suburban/Rural 1 Moccasin Wallow Rd W of 115th Ave E US 301 2023 2 to 4 Curb & Gutter 1.30 2 2.60 $16,647,973 $6,403,067 Count:33 120.98 $347,930,392 $2,876,000 Count:11 37.10 $108,502,347 $2,925,000 URBAN & SUBURBAN/RURAL Counties; Curb & Gutter Count:49 185.26 $650,524,564 $3,511,000 Total (2014-2023); Urban & Suburban/Rural Counties Cortez Blvd Frontage Rd @ I-75 Total (2014-2023); Suburban/Rural Counties ONLY Total (2020-2023); Suburban/Rural Counties ONLY DRAFT Benesch Collier County October 2024 B-8 Road Impact Fee Update Study Construction Engineering/Inspection The CEI cost factor for county roads was estimated as a percentage of the construction cost per lane mile. This factor was determined based on a review of CEI-to-construction cost ratios from other jurisdictions throughout Florida. As shown in Table B-7, recent CEI factors for county roads ranged from 3 percent to 17 percent with a weighted average of nine (9) percent. For purposes of this study, the CEI cost for county roads was calculated at nine (9) percent of the construction cost per lane mile. Table B-7 CEI Cost Factor for County Roads – Other Florida Jurisdictions Source: Each respective jurisdiction CEI Constr.CEI Ratio 2013 Hernando $178,200 $1,980,000 9% 2013 Charlotte $220,000 $2,200,000 10% 2014 Indian River $143,000 $1,598,000 9% 2015 Collier $270,000 $2,700,000 10% 2015 Brevard $344,000 $2,023,000 17% 2015 Sumter $147,000 $2,100,000 7% 2015 Marion $50,000 $1,668,000 3% 2015 Palm Beach $108,000 $1,759,000 6% 2017 St. Lucie $198,000 $2,200,000 9% 2017 Clay $191,000 $2,385,000 8% 2019 Collier $315,000 $3,500,000 9% 2019 Sumter $258,000 $2,862,000 9% 2020 Indian River $238,000 $2,647,000 9% 2020 Hillsborough $363,000 $4,036,000 9% 2020 Hernando $189,000 $2,108,000 9% 2021 Manatee $252,000 $2,800,000 9% 2021 Flagler $232,000 $2,582,000 9% 2022 Lake $172,000 $2,145,000 8% 2022 Volusia $259,000 $2,350,000 11% 2023 Manatee $429,000 $3,900,000 11% $228,000 $2,477,000 9% Year County County Roadways (Cost per Lane Mile) Average DRAFT Benesch Collier County October 2024 B-9 Road Impact Fee Update Study Mitigation County Roads Mitigation cost estimates were developed based on cost data received for two recent projects in Collier County: • Goodland Dr from San Marco Rd to Harbor Pl • Vanderbilt Beach Rd Ext. from Collier Blvd to 16th St NE As shown in Table B-8, the weighted average cost per lane mile for the two county roads projects is approximately $38,000 per lane mile. DRAFT Benesch Collier County October 2024 B-10 Road Impact Fee Update Study Table B-8 Mitigation Costs – County Roads Source: Collier County Mitigation Type Proj. #Description From To Feature Lanes Added Mitigation Cost Project Length (Miles) Lane Miles Added Mitigation Cost per Lane Mile Forested Saltwater 60200.3 Goodland Dr San Marco Rd Harbor Pl 0 to 2 2 $212,400 0.80 1.60 $132,750 Panther Habitat/Wetlands 60168.5 Vanderbilt Beach Rd Ext.Collier Blvd 16th St NE 0 to 6 6 $1,431,452 7.00 42.00 $34,082 $1,643,852 -43.60 $38,000Total DRAFT Benesch Collier County October 2024 B-11 Road Impact Fee Update Study Urban Overpass/Major Intersection The urban overpass cost estimate was based on eight on-going/planned improvements along county and state roads in Collier County. These projects are estimated to have a total cost of approximately $135 million, as shown in Table B-9. This total was then divided by the total lane miles of road capacity improvements in the Needs Plan from the 2045 Long Range Transportation Plan (Table B-10) to develop an urban overpass cost per lane mile. The resulting cost of approximately $544,000 per lane mile is used in the road impact fee calculation. Table B-9 Urban Overpass/Major Intersection Costs – County & State Roads 1) Source: Collier County 2) Source: Table B-10 3) Total urban overpass cost divided by the total lane miles that are projected to be constructed in the Needs Plan of the 2045 Long Range Transportation Plan (Item 2), rounded to thousands Roadway Capacity As shown in Table B-10, the average capacity per lane miles was based on the projects in the Collier County 2045 Long Range Transportation Plan’s cost feasible and unfunded roadway projects lists. The listing of projects reflects the mix of improvements that will yield the vehicle - miles of capacity (VMC) that will be built in Collier County. The resulting weighted average capacity per lane mile of approximately 9,300 and several other variables from the table were used in the road impact fee calculations. Major Intersection and Overpass Projects Status Cost(1) US 41 (SR 90)(Tamiami Tr E) @ Goodlette-Frank Rd 2045 CFP (2026-2030)$13,000,000 Immokalee Rd @ Livingston Rd 2045 CFP (2026-2030)$38,000,000 Immokalee Rd @ I-75 (DDI)Study $9,000,000 Immokalee Rd @ Logan Blvd (CFI)2045 CFP (2036-2045)$17,500,000 Golden Gate Pkwy @ Livingston Rd 2045 CFP (2026-2030)$24,500,000 US 41 @ Collier Blvd 2045 CFP (2031-2035)$17,250,000 Pine Ridge Rd @ Livingston Rd (CFI)n/a $6,600,000 Pine Ridge Rd @ I-75 (DDI)Moving into design $8,800,000 $134,650,000 247.38 $544,000 Total Urban Overpass/Major Intersection Cost Total 2045 Needs Plan (Cost Feasible/Unfunded) Lane Miles Added (2) Total Urban Overpass/Major Intersection Cost per Lane Mile (3) DRAFT Benesch Collier County October 2024 B-12 Road Impact Fee Update Study Table B-10 Collier County 2045 Long Range Transportation Plan – Cost Feasible and Unfunded Needs Plan Projects Source: Collier County 2045 Long Range Transportation Plan Figures rounded to nearest 00 Map ID County/ State Facility From To Project Type Project Length # of Existing Lanes # of Future Lanes Lane Miles Added Initial Capacity Future Capacity Added Capacity Vehicle-Miles of Capacity Added VMC Added per Lane Mile 1 County Benfield Rd Ext.The Lords Way City Gate Blvd N New 2-Lane Rd 2.26 0 2 4.52 0 21,300 21,300 48,138 10,650 2 County Benfield Rd US 41 (SR 90) Tamiami Tr E)Rattlesnake-Hammock Ext.New 2-Lane Rd 4.50 0 2 9.00 0 21,300 21,300 95,850 10,650 3 County Big Cypress Pkwy North of I-75 Golden Gate Blvd New 2-Lane Rd 2.00 0 2 4.00 0 21,300 21,300 42,600 10,650 4 County Big Cypress Pkwy Golden Gate Blvd Vanderbilt Beach Rd Ext.New 2-Lane Rd 1.27 0 2 2.54 0 21,300 21,300 27,051 10,650 5 County Big Cypress Pkwy Vanderbilt Beach Rd Ext.Oil Well Rd New 2-Lane Rd 3.00 0 2 6.00 0 21,300 21,300 63,900 10,650 6 County Big Cypress Pkwy Oil Well Rd Immokalee Rd New 2-Lane Rd 5.00 0 2 10.00 0 21,300 21,300 106,500 10,650 7 County Camp Keais Rd Pope John Paul Blvd Oil Well Rd Widen from 2 to 4-Lanes 3.00 2 4 6.00 21,300 54,000 32,700 98,100 16,350 8 County Camp Keais Rd Immokalee Rd Pope John Paul Blvd Widen from 2 to 4-Lanes 2.65 2 4 5.30 21,300 54,000 32,700 86,655 16,350 9 County Collier Blvd (CR 951)Golden Gate Main Canal Green Blvd Widen from 4 to 6-Lanes 2.00 4 6 4.00 35,820 53,910 18,090 36,180 9,045 10 County CR 951 Ext.Collier Blvd (CR 951) (N. terminus)Lee/Collier County Line New 2-Lane Rd 3.36 0 2 6.72 0 14,580 14,580 48,989 7,290 11 County Everglades Blvd Randall Blvd S. of Oil Well Rd Widen from 2 to 4-Lanes 0.63 2 4 1.26 14,580 31,950 17,370 10,943 8,685 12 County Everglades Blvd Vanderbilt Beach Rd Ext.Randall Blvd Widen from 2 to 4-Lanes 2.12 2 4 4.24 14,580 31,950 17,370 36,824 8,685 13 County Everglades Blvd Golden Gate Blvd Vanderbilt Beach Rd Ext.Widen from 2 to 4-Lanes 1.14 2 4 2.28 14,580 31,950 17,370 19,802 8,685 14 County Everglades Blvd I-75 (SR 93)Golden Gate Blvd Widen from 2 to 4-Lanes 5.33 2 4 10.66 14,580 31,950 17,370 92,582 8,685 15 County Golden Gate Blvd Everglades Blvd Desoto Blvd Widen from 2 to 4-Lanes 1.83 2 4 3.66 12,780 27,360 14,580 26,681 7,290 16 County Golden Gate Blvd Ext.Desoto Blvd Big Cypress Pkwy New 4-Lane Rd 0.94 0 4 3.76 0 27,360 27,360 25,718 6,840 17 County Goodlette-Frank Rd Vanderbilt Beach Rd Immokalee Rd Widen from 2 to 4-Lanes 1.80 2 4 3.60 15,930 35,820 19,890 35,802 9,945 18 County Green Blvd Santa Barbara/Logan Blvd Sunshine Blvd Widen from 2 to 4-Lanes 1.00 2 4 2.00 15,930 35,820 19,890 19,890 9,945 19 County Green Blvd Ext. (16th Ave SW)23rd St SW Wilson Blvd Ext. (Corridor Study)New 2-Lane Rd (Future Study Area)2.90 0 2 5.80 0 15,930 15,930 46,197 7,965 20 County Green Blvd Ext. (16th Ave SW)CR 951 23rd St SW (Corridor Study)New 4-Lane Rd (Future Study Area)2.10 0 4 8.40 0 35,820 35,820 75,222 8,955 21 County Green Blvd Ext. (16th Ave SW)Wilson Blvd Ext.Everglades Blvd (Corridor Study)New 2-Lane Rd 3.90 0 2 7.80 0 15,930 15,930 62,127 7,965 30 County Immokalee Rd (CR 846)Camp Keais Rd Carver St Widen from 2 to 4-Lanes 2.40 2 4 4.80 21,300 54,000 32,700 78,480 16,350 31 County Immokalee Rd (CR 846)SR 29 Airpark Blvd Widen from 2 to 4-Lanes 0.42 2 4 0.84 21,300 54,000 32,700 13,734 16,350 32 County Keane Ave Inez Rd Wilson Blvd Ext.New 2-Lane Rd (Future Study Area)2.10 0 2 4.20 0 15,930 15,930 33,453 7,965 33 County Little League Rd Ext.SR 82 Westclox St New 2-Lane Rd 3.77 0 2 7.54 0 15,930 15,930 60,056 7,965 34 County Logan Blvd Green Blvd Pine Ridge Rd Widen from 4 to 6-Lanes 0.90 4 6 1.80 35,820 53,910 18,090 16,281 9,045 35 County Logan Blvd Vanderbilt Beach Rd Immokalee Rd Widen from 2 to 4-Lanes 2.00 2 4 4.00 15,930 35,820 19,890 39,780 9,945 36 County Logan Blvd Pine Ridge Rd Vanderbilt Beach Rd Widen from 2 to 4-Lanes 2.21 2 4 4.42 15,930 35,820 19,890 43,957 9,945 37 County Oil Well Rd/CR 858 Everglades Blvd Oil Well Grade Rd Widen from 2 to 6-Lanes 3.89 2 6 15.56 14,580 48,150 33,570 130,587 8,392 38 County Oil Well Rd/CR 858 Ave Maria Entrance Camp Keais Rd Widen from 2 to 6-Lanes 1.00 2 6 4.00 14,580 48,150 33,570 33,570 8,393 40 County Orange Blossom Dr Airport Pulling Rd Livingston Rd Widen from 2 to 4-Lanes 1.00 2 4 2.00 14,580 31,950 17,370 17,370 8,685 41B County Randall Blvd Immokalee Rd 8th St NE Widen from 2 to 6-Lanes 0.52 2 6 2.08 14,580 48,150 33,570 17,456 8,392 42 County Randall Blvd 8th St NE Everglades Blvd Widen from 2 to 6-Lanes 2.84 2 6 11.36 14,580 48,150 33,570 95,339 8,393 43 County Randall Blvd Everglades Blvd Desoto Blvd Widen from 2 to 4-Lanes 1.84 2 4 3.68 14,580 31,950 17,370 31,961 8,685 44 County Randall Blvd Desoto Blvd Big Cypress Pkwy New 4-Lane Rd 0.93 0 4 3.72 0 31,950 31,950 29,714 7,988 45 County Santa Barbara Blvd Painted Leaf Ln Green Blvd Widen from 4 to 6-Lanes 1.46 4 6 2.92 35,820 53,910 18,090 26,411 9,045 62A County Vanderbilt Beach Rd Ext.16th St Everglades Blvd New 2-Lane Rd 1.84 0 2 3.68 0 16,200 16,200 29,808 8,100 62B County Vanderbilt Beach Rd Ext.Everglades Blvd Big Cypress Pkwy New 2-Lane Rd 2.62 0 2 5.24 0 16,200 16,200 42,444 8,100 63 County Westclox St Ext.Little League Rd West of Carson Rd New 2-Lane Rd 0.29 0 2 0.58 0 15,930 15,930 4,620 7,966 64 County Wilson Blvd Golden Gate Blvd Immokalee Rd Widen from 2 to 4-Lanes 3.21 2 4 6.42 13,320 29,160 15,840 50,846 7,920 65 County Wilson Blvd Keane Ave Golden Gate Blvd New 2-Lane Rd 3.23 0 2 6.46 0 15,930 15,930 51,454 7,965 67 County Veterans Memorial Blvd Ext.Strand Blvd I-75 New 4-Lane Rd 0.37 0 4 1.48 0 35,820 35,820 13,253 8,955 70 County Green Blvd Ext.Everglades Blvd Big Cypress Pkwy New 2-Lane Rd 3.40 0 2 6.80 0 15,930 15,930 54,162 7,965 76 County Vanderbilt Dr Immokalee Rd Woods Edge Pkwy Widen from 2 to 4-Lanes 3.00 2 4 6.00 15,930 35,820 19,890 59,670 9,945 80 County Vanderbilt Beach Rd Goodlette-Frank Rd Airport Pulling Rd Widen from 4 to 6-Lanes 1.20 4 6 2.40 35,820 53,910 18,090 21,708 9,045 90 County Pine Ridge Rd Logan Blvd Collier Blvd Widen from 4 to 6-Lanes 1.89 4 6 3.78 35,820 53,910 18,090 34,190 9,045 93 County Immokalee Rd Shady Hollow Blvd E Rural Village Rd Widen from 2 to 4-Lanes 1.00 2 4 2.00 14,580 31,950 17,370 17,370 8,685 94 County Rural Village Rd Immokalee Rd Immokalee Rd New 4-Lane Rd 4.52 0 4 18.08 0 31,950 31,950 144,414 7,988 Total:247.38 2,297,839 9,300 DRAFT Appendix C Credit Component DRAFT Benesch Collier County October 2024 C-1 Road Impact Fee Update Study Appendix C: Credit Component This appendix presents the detailed calculations for the credit component. County fuel taxes that are collected in Collier County are listed below, along with a few pertinent characteristics of each. 1. Constitutional Fuel Tax (2¢/gallon) • Tax applies to every net gallon of motor and diesel fuel sold within a county. Collected in accordance with Article XII, Section 9 (c) of the Florida Constitution. • The State allocated 80 percent of this tax to Counties after first withholding amounts pledged for debt service on bonds issued pursuant to provisions of the State Constitution for road and bridge purposes. • The 20 percent surplus can be used to support the road construction program within the county. • Counties are not required to share the proceeds of this tax with their municipalities. 2. County Fuel Tax (1¢/gallon) • Tax applies to every net gallon of motor and diesel fuel sold within a county. • Primary purpose of these funds is to help reduce a County’s reliance on ad valorem taxes. • Proceeds are to be used for transportation-related expenses, including the reduction of bond indebtedness incurred for transportation purposes. Authorized uses include acquisition of rights-of-way; the construction, reconstruction, operation, maintenance, and repair of transportation facilities, roads, bridges, bicycle paths, and pedestrian pathways; or the reduction of bond indebtedness incurred for transportation purposes. • Counties are not required to share the proceeds of this tax with their municipalities. 3. Ninth-Cent Fuel Tax (1¢/gallon) • Tax applies to every net gallon of motor and diesel fuel sold within a county. • Proceeds may be used to fund transportation expenditures. • To accommodate statewide equalization, this tax is automatically levied on diesel fuel in every county, regardless of whether a County is levying the tax on motor fuel at all. • Counties are not required to share the proceeds of this tax with their municipalities. 4. 1st Local Option Tax (up to 6¢/gallon) • Tax applies to every net gallon of motor and diesel fuel sold within a county. • Proceeds may be used to fund transportation expenditures. DRAFT Benesch Collier County October 2024 C-2 Road Impact Fee Update Study • To accommodate statewide equalization, all six cents are automatically levied on diesel fuel in every county, regardless of whether a county is levying the tax on motor fuel at all or at the maximum rate. • Proceeds are distributed to a county and its municipalities according to a mutually agreed upon distribution ratio, or by using a formula contained in the Florida Statutes. 5. 2nd Local Option Tax (up to 5¢/gallon) • Tax applies to every net gallon of motor and diesel fuel sold within a county. • Proceeds may be used to fund transportation expenditures needed to meet requirements of the capital improvements element of an adopted Local Government Comprehensive Plan. • Proceeds are distributed to a county and its municipalities according to a mutually agreed upon distribution scheme, or by using a formula contained in the Florida Statutes. Each year, the Florida Legislature’s Office of Economic and Demographic Research (EDR) produces the Local Government Financial Information Handbook, which details the estimated local government revenues for the upcoming fiscal year. Included in this document are the estimated distributions of the various fuel tax revenues for each county in the state. The 2023- 24 data represent projected fuel tax distributions to Collier County for the current fiscal year. Table C-1 shows the distribution per penny for each of the fuel levies, and then the calculation of the weighted average for the value of a penny of fuel tax. The weighting procedure takes into account the differing amount of revenues generated for the various types of fuel taxes. It is estimated that approximately $1.89 million of annual revenue will be generated for the County from one penny of fuel tax in Collier County. DRAFT Benesch Collier County October 2024 C-3 Road Impact Fee Update Study Table C-1 Estimated Fuel Tax Distribution Allocated to Capital Programs for Collier County & Municipalities, FY 2023-24(1) 1) Source: Florida Legislature’s Office of Economic and Demographic Research, http://edr.state.fl.us/content/local-government/reports/ -- 2) The weighted average distribution per penny is calculated by taking the sum of the total distribution and dividing that value by the sum of the total levies per gallon (multiplied by 100). Capital Improvement Credit For the calculated impact fee, the capital improvement credit includes capacity-expansion expenditures for roadway improvements in Collier County. County Capital Project Funding A review of the County’s historical expenditures and the FY 2024-2028 Annual Update and Inventory Report (AUIR) Transportation Work Program indicates that a combination of fuel tax revenues, impact fees, sales tax, and grants are used to fund transportation capacity expansion improvements. Due to repeal of the sales tax (effective Dec. 31, 2023), the tax credit does not include sales tax revenues. As shown in Table C-2, Collier County allocates approximately an equivalent of 4.3 pennies for non-impact fee revenues dedicated to capacity expansion projects that are paid on an annual basis (excluding debt service), such as new road construction, lane additions, and intersection improvements. Tax Amount of Levy per Gallon Total Distribution Distribution per Penny Constitutional Fuel Tax $0.02 $4,895,814 $2,447,907 County Fuel Tax $0.01 $2,164,967 $2,164,967 9th Cent Fuel Tax $0.01 $1,976,101 $1,976,101 1st Local Option (1-6 cents)$0.06 $10,992,939 $1,832,157 2nd Local Option (1-5 cents)$0.05 $8,306,266 $1,661,253 Total $0.15 $28,336,087 $1,889,072Weighted Average per Penny(2) DRAFT Benesch Collier County October 2024 C-4 Road Impact Fee Update Study Table C-2 County Fuel Tax Equivalent Pennies 1) Source: Table C-4 2) Source: Table C-4 3) Source: Table C-5 4) Source: Table C-1 5) Cost of projects divided by number of years divided by revenue from 1 penny (Item 3) divided by 100 Collier County is currently using fuel tax revenues to retire debt of the Series 2014 Fuel Tax Bond Issue where the proceeds are used to fund capacity expansion improvements. As shown in Table C-3, a credit of 7.2 pennies is allocated toward outstanding debt service related to capacity addition projects. Table C-3 County Debt Service Fuel Tax Equivalent Pennies 1) Source: Table C-6 2) Source: Table C-1 3) Cost of projects divided by number of years divided by revenue from 1 penny (Item 3) divided by 100 Source Cost of Projects Number of Years Revenue from 1 Penny(4) Equivalent Pennies(5) Historical; 2018-2023 Grant Revenues(1)$22,113,504 6 $1,889,072 $0.020 Fuel Tax Revenues (2)$33,608,377 6 $1,889,072 $0.030 Total $55,721,881 6 $1,889,072 $0.049 Future; 2024-2028 AUIR_Grant Revenues (3)$34,578,000 5 $1,889,072 $0.037 Total $34,578,000 5 $1,889,072 $0.037 TOTAL Total $90,299,881 11 $1,889,072 $0.043 Source Cost of Projects Number of Years Revenue from 1 Penny(2) Equivalent Pennies(3) Fuel Tax Bond Issue, Series 2014(1)$27,292,416 2 $1,889,072 $0.072 Total $27,292,416 $0.072 DRAFT Benesch Collier County October 2024 C-5 Road Impact Fee Update Study Table C-4 Collier County – Historical Transportation Expenditures Source: Collier County EXPENSE Sub Total 2018 2019 2020 2021 2022 2023 Total Gas Tax Funded 33431 LAP 433177 - Golden Gate Pkwy $2,649 $0 $0 $0 $0 $0 $2,649 33475 LAP 430871 Adaptive Traffic Control Equip $156,901 $0 $0 $0 $0 $0 $156,901 33524 Turn lane locations on Pine Ridge Rd $0 $89,280 $0 $0 $0 $0 $89,280 60016 Minor Turn Lane Intersection Improvement $551,707 $335,715 $891,603 $8,950 $241,654 $168,134 $2,197,763 60040 Golden Gate Blvd/Wilson-Everglades $1,212,830 $45,369 $0 $0 $0 $0 $1,258,199 60065 Randall Blvd Imm to Oil Well Rd $133,089 $72,968 $13,821 $350 $0 $3,369 $223,597 60066 Congestion Mgt Fare Share Intersection $0 $14,255 $0 $0 $68,950 $1,882,436 $1,965,641 60073 Davis Boulevard Road Widening $0 $0 $0 $490,400 $0 $0 $490,400 60085 TIS Review $140,422 $77,093 $367,583 $120,854 $448,593 $492,948 $1,647,493 60132 Imm Rd @ CR 951 (Broken Back Rd)$972,855 $0 $0 $0 $0 $0 $972,855 60145 Golden Gate Blvd (20th to Everglades)$78,439 $563,232 $5,268,854 $168,299 $259,390 $155,785 $6,493,999 60148 Airport Rd & Davis Intersection $7 $2 $0 $0 $0 $0 $9 60163 Traffic Study/Advanced Planning $60,355 $101,204 $302,180 $99,195 $171,021 $1,070,752 $1,804,707 60168 Vand Beach/CR 951-8th (338)$0 $7 $232 $0 $0 $222,202 $222,441 60171 Multi Project Right of Way - Transportation $244 $27 $27 -$69 $667 $19,402 $20,298 60172 Traffic Signals $517,753 $565,111 $779,112 $195,455 $281,321 $2,336,309 $4,675,061 60178 Vanderbilt Drive Improvements $4,155 $0 $0 $0 $0 $0 $4,155 60190 Airport Rd North of Vanderbilt Road $555,103 $0 $0 $0 $0 $0 $555,103 60192 Lake Trafford Rd @ N 19th St Improv $517,555 $1,000 $0 $0 $0 $0 $518,555 60198 Veterans Memorial Rd $0 $0 $0 $0 $0 $100,000 $100,000 60200 Goodland CRA 92A Roadway Improvements $0 $3,300 $212,602 $511,907 $1,958,468 $373,006 $3,059,283 60214 Immokalee-Woodcrest Way Intersection $0 $0 $389,178 $839,798 $0 $0 $1,228,976 60215 Triangle Blvd-Price Street $0 $0 $14,338 $138 $0 $185,524 $200,000 60230 Randall Blvd @ 8th St Int Impr $0 $0 $0 $0 $681,692 $125,272 $806,964 60233 Corkscrew Rd @ Wildcat Run Imp $0 $0 $0 $21,267 $0 $825,121 $846,388 60242 Randall Blvd @ Everglades Blvd Int $0 $0 $0 $206 $811,965 $297,330 $1,109,501 60243 Livingston Rd at Vanderbilt Beach Rd $0 $0 $0 $542,439 $0 $0 $542,439 60244 Livingston Rd at Immokalee Rd $0 $0 $0 $342,940 $0 $0 $342,940 60245 Logan Boulevard N. of Immokalee Rd $0 $0 $0 $203,877 $36,500 $66,420 $306,797 60252 VBR at Logan Blvd Intersection Improvements $0 $0 $0 $0 $184,695 $105,305 $290,000 61001 Tree Farm-Woodcrest $747,682 $580,038 $0 $0 $0 $0 $1,327,720 65061 CR 951-R/W $0 $0 $139,035 $0 $0 $0 $139,035 68056 Collier Blvd Golden Gate to Green $7,413 $0 $0 $0 $0 $1,815 $9,228 Total $5,659,159 $2,448,601 $8,378,565 $3,546,006 $5,144,916 $8,431,130 $33,608,377 Grant Funded 33464 Logan Blvd Ext ------$1,314,704 60129 Wilson/Benfield Ext (Lord's Way to City Gate N)------$7,942,600 60190 Airport Rd North of Vanderbilt Road ------$12,856,200 Total ------$22,113,504 DRAFT Benesch Collier County October 2024 C-6 Road Impact Fee Update Study Table C-5 Collier County – AUIR Summary Source: Collier County Table C-6 Collier County – Gas Tax Bond Issue, Series 2014 Source: Collier County AUIR Total Total Estimated for Capacity Work Program Expenditures Total - Capacity Expansion Projects (1)$197,270,000 - Revenues Available to Fund Capacity Expansion (New Projects) - Sales Tax $29,800,000 $14,996,000 - Impact Fees (including interest & fund balance)$147,696,000 $147,696,000 - Grant Funds $39,293,000 $34,578,000 - Fuel Tax (including interest & fund balance)$112,874,000 $0 Total $329,663,000 $197,270,000 Year Principal Interest Total Debt Service FY 2023 $8,455,000 $466,513 $8,921,513 FY 2024 $12,965,000 $705,587 $13,670,587 FY 2025 $13,265,000 $356,829 $13,621,829 Total $26,230,000 $1,062,416 $27,292,416 2 $13,646,208 Payments Remaining Annual Average Payment DRAFT Benesch Collier County October 2024 C-7 Road Impact Fee Update Study Table C-7 Average Motor Vehicle Fuel Efficiency – Excluding Interstate Travel 22.8 7.3 @ 22.8 mpg @ 7.3 mpg Other Arterial Rural 329,742,000,000 52,696,000,000 382,438,000,000 86%14% Other Rural 325,232,000,000 32,997,000,000 358,229,000,000 91%9% Other Urban 1,485,169,000,000 102,144,000,000 1,587,313,000,000 94%6% Total 2,140,143,000,000 187,837,000,000 2,327,980,000,000 92%8% Gallons @ 22.8 mpg Gallons @ 7.3 mpg 2,327,980 miles (millions) Other Arterial Rural 14,462,368,421 7,218,630,137 21,680,998,558 119,597 gallons (millions) Other Rural 14,264,561,404 4,520,136,986 18,784,698,390 19.47 mpg Other Urban 65,138,991,228 13,992,328,767 79,131,319,995 Total 93,865,921,053 25,731,095,890 119,597,016,943 Source: U.S. Department of Transportation, Federal Highway Administration, Highway Statistics 2022 , Section V, Table VM-1 Annual Vehicle Distance Traveled in Miles and Related Data - 2022 by Highway Category and Vehicle Type http://www.fhwa.dot.gov/policyinformation/statistics.cfm Travel Vehicle Miles of Travel (VMT) @ Percent VMT Fuel Consumed Total Mileage and Fuel DRAFT Benesch Collier County October 2024 C-8 Road Impact Fee Update Study Table C-8 Annual Vehicle Distance Travelled in Miles and Related Data – 2022(1) By Highway Category and Vehicle Type Updated: February 2024 TABLE VM-1 ALL LIGHT VEHICLES(2) SINGLE-UNIT 2-AXLE 6-TIRE OR MORE AND COMBINATION TRUCKS Motor-Vehicle Travel (millions of vehicle-miles): 2022 Interstate Rural 148,757 1,164 1,601 50,143 11,677 61,652 198,900 73,328 274,993 2022 Other Arterial Rural 229,877 2,233 2,231 99,865 19,332 33,364 329,742 52,696 386,901 2022 Other Rural 221,526 3,294 2,293 103,707 19,890 13,106 325,232 32,997 363,816 2022 All Rural 600,160 6,691 6,125 253,714 50,899 108,122 853,874 159,021 1,025,711 2022 Interstate Urban 378,935 2,842 2,624 104,686 20,397 49,710 483,621 70,108 559,194 2022 Other Urban 1,158,710 14,232 9,741 326,459 64,928 37,216 1,485,169 102,144 1,611,287 2022 All Urban 1,537,646 17,074 12,365 431,144 85,325 86,927 1,968,790 172,252 2,170,481 2022 Total Rural and Urban(5)2,137,805 23,765 18,490 684,859 136,224 195,049 2,822,664 331,272 3,196,191 2022 Number of motor vehicles registered(2)197,080,414 9,567,664 954,119 61,464,968 11,083,997 3,249,824 258,545,382 14,333,821 283,400,986 2022 Average miles traveled per vehicle 10,847 2,484 19,379 11,142 12,290 60,018 10,917 23,111 11,278 2022 Person-miles of travel (millions)(4)3,284,669 24,369 391,991 1,007,240 136,224 195,049 4,291,909 331,272 5,039,542 2022 Fuel consumed (thousand gallons)86,040,199 540,572 2,497,605 37,939,063 17,180,850 28,218,175 123,979,262 45,399,024 172,416,463 2022 Average fuel consumption per vehicle (gallons)437 56 2,618 617 1,550 8,683 480 3,167 608 2022 Average miles traveled per gallon of fuel consumed 24.8 44.0 7.4 18.1 7.9 6.9 22.8 7.3 18.5 (3) Single-Unit - single frame trucks that have 2-Axles and at least 6 tires or a gross vehicle weight rating exceeding 10,000 lbs. (4) For 2021 and 2020, the vehicle occupancy is estimated by the FHWA from the 2017 National Household Travel Survey (NHTS) and the annual R.L. Polk Vehicle registration data; For single unit truck and heavy trucks, 1 motor vehicle mile traveled = 1 person-mile traveled. (5) VMT data are based on the latest HPMS data available; it may not match previous published results. SINGLE-UNIT TRUCKS(3) COMBINATION TRUCKS SUBTOTALS ALL MOTOR VEHICLES (1) The FHWA estimates national trends by using State reported Highway Performance and Monitoring System (HPMS) data, fuel consumption data (MF-21), vehicle registration data (MV-1), other data such as the R.L. Polk vehicle data, and a host of modeling techniques. (2) Light Duty Vehicles Short WB - passenger cars, light trucks, vans and sport utility vehicles with a wheelbase (WM) equal to or less than 121 inches. Light Duty Vehicles Long WB - large passenger cars, vans, pickup trucks, and sport/utility vehicles with wheelbases (WB) larger than 121 inches. All Light Duty Vehicles - passenger cars, light trucks, vans and sport utility vehicles regardless of wheelbase. YEAR ITEM LIGHT DUTY VEHICLES SHORT WB(2) MOTOR- CYCLES BUSES LIGHT DUTY VEHICLES LONG WB(2) DRAFT Appendix D Calculated Road Impact Fee Schedule DRAFT Benesch Collier County October 2024 D-1 Road Impact Fee Update Study Appendix D: Calculated Road Impact Fee Schedule This appendix presents the detailed fee calculations for each land use in the Collier County road impact fee schedule. DRAFT Benesch Collier County October 2024 D-2 Road Impact Fee Update Study Table D-1 Calculated Road Impact Fee Schedule Gasoline Tax Unit Cost per Lane Mile:$6,814,000 Interstate/Toll Facility Adjustment Factor:20.8% $$ per gallon to capital:$0.115 Average VMC per Lane Mile:9,300 Cost per PMC:$732.69 Facility life (years):25 County Revenues:$0.115 Fuel Efficiency:19.47 mpg Interest rate:3.70%Effectivedays per year:365 ITE LUC Land Use Unit Trip Rate Trip Rate Source Assessable Trip Length Total Trip Length Trip Length Source Percent New Trips % New Trips Source Net VMT(1) Total Impact Cost Annual Gas Tax Gas Tax Credit Net Road Impact Fee Current Road Impact Fee(2)% Change RESIDENTIAL: Single Family (Detached) - Less than 4,000 sf du 7.30 Appendix A: Table A-40 4.35 4.85 Appendix A: LUC 210 100%n/a 12.57 $9,214 $38 $613 $8,601 $8,090 6% Single Family (Detached) - 4,000 sf and greater du 8.47 Appendix A: Table A-40 4.35 4.85 Appendix A: LUC 210 100%n/a 14.59 $10,690 $44 $710 $9,980 $9,864 1% 215 Single Family (Attached)du 6.77 Appendix A: LUC 215 4.35 4.85 Same as LUC 210 100%n/a 11.66 $8,545 $35 $565 $7,980 $6,950 15% 220 Multi-Family Housing (Low-Rise, 1-3 floors)du 6.74 ITE 11th Edition 3.86 4.36 Appendix A: LUC 220/221/222 100%n/a 10.30 $7,549 $32 $516 $7,033 $6,950 1% 221/222 Multi-Family Housing (Mid/High-Rise, 4+ floors)du 4.54 ITE 11th Edition 3.86 4.36 Appendix A: LUC 220/221/222 100%n/a 6.94 $5,085 $21 $339 $4,746 $5,174 -8% 231 Mid-Rise Residential w/Ground-Floor Commercial du 1.70 ITE 11th Edition (Adjusted)(3)3.86 4.36 Same as LUC 220 100%n/a 2.60 $1,904 $8 $129 $1,775 $3,265 -46% 232 High-Rise Residential w/Ground-Floor Commercial du 2.10 ITE 11th Edition (Adjusted)(3)3.86 4.36 Same as LUC 220 100%n/a 3.21 $2,352 $10 $161 $2,191 $1,903 15% 240 Mobile Home Park du 4.17 Appendix A: LUC 240 3.40 3.90 Appendix A: LUC 240 100%n/a 5.61 $4,114 $18 $290 $3,824 $3,576 7% 251 Retirement Community - Detached (Single Family)du 3.54 Appendix A: LUC 251 4.01 4.51 Appendix A: LUC 251 100%n/a 5.62 $4,119 $17 $274 $3,845 $3,543 9% 252 Retirement Community - Attached (Multi-Family)du 2.99 Appendix A: LUC 252 2.43 2.93 Appendix A: LUC 252 100%n/a 2.88 $2,108 $9 $145 $1,963 $2,018 -3% 254 Assisted Living Facility bed 2.60 ITE 11th Edition 1.92 2.42 Same as LUC 620 72%Appendix A: LUC 253 1.42 $1,043 $5 $81 $962 $886 9% LODGING: 310 Hotel room 5.56 Appendix A: LUC 310 4.01 4.51 Appendix A: LUC 310/320 66%Appendix A: LUC 310 5.83 $4,270 $18 $290 $3,980 $3,702 8% 311 All Suites Hotel room 4.40 ITE 11th Edition 4.01 4.51 Same as LUC 310 66%Same as LUC 310 4.61 $3,379 $14 $226 $3,153 $2,974 6% 320 Motel room 3.35 ITE 11th Edition 3.21 3.71 Appendix A: LUC 320 77%Appendix A: LUC 320 3.28 $2,402 $10 $161 $2,241 $2,074 8% RECREATION: 416 Campground/RV Park site 1.62 ITE 11th Edition (Adjusted)(4)3.40 3.90 Same as LUC 240 100% Same as Residential Land Uses 2.18 $1,598 $7 $113 $1,485 $1,383 7% 420 Marina boat berth 2.41 ITE 11th Edition 4.35 4.85 Same as LUC 210 90%Based on LUC 710 3.74 $2,738 $11 $177 $2,561 $2,376 8% 430 Golf Course hole 30.38 ITE 11th Edition 1.66 2.16 Same as LUC 445 90%Based on LUC 710 17.97 $13,169 $64 $1,032 $12,137 $11,064 10% n/a Bundled Golf Course hole 9.11 Same as LUC 430 (Adjusted to 30%)(5)1.66 2.16 Same as LUC 445 90%Based on LUC 710 5.39 $3,949 $19 $306 $3,643 $3,319 10% 445 Movie Theater 1,000 sf 82.30 Appendix A: LUC 445 1.66 2.16 Appendix A: LUC 445 87%Appendix A: LUC 445 47.07 $34,486 $167 $2,694 $31,792 unit change - n/a Dance Studio/Gymnastics 1,000 sf 21.33 Appendix A: LUC N/A Dance Studio 2.20 2.70 Appendix A: LUC N/A Specialty Retail 80% Appendix A: LUC N/A Specialty Retail 14.87 $10,892 $50 $806 $10,086 $9,325 8% INSTITUTIONS: 520 Elementary School (Private)student 2.27 ITE 11th Edition 2.18 2.68 50% of LUC 210 based on Transp. Modeling 80% Based on LUC 710 (adjusted)(6)1.57 $1,149 $5 $81 $1,068 $815 31% 522 Middle/Junior High School (Private)student 2.10 ITE 11th Edition 2.18 2.68 50% of LUC 210 based on Transp. Modeling 80% Based on LUC 710 (adjusted)(6)1.45 $1,063 $5 $81 $982 $921 7% 525 High School (Private)student 1.94 ITE 11th Edition 2.18 2.68 50% of LUC 210 based on Transp. Modeling 90%Based on LUC 710 1.51 $1,104 $5 $81 $1,023 $983 4% 210 DRAFT Benesch Collier County October 2024 D-3 Road Impact Fee Update Study Table D-1 (continued) Calculated Road Impact Fee Schedule ITE LUC Land Use Unit Trip Rate Trip Rate Source Assessable Trip Length Total Trip Length Trip Length Source Percent New Trips % New Trips Source Net VMT(1) Total Impact Cost Annual Gas Tax Gas Tax Credit Net Road Impact Fee Current Road Impact Fee(2)% Change INSTITUTIONS: University/Junior College (7,500 or fewer students) (Private)student 2.00 ITE Regression Analysis 4.35 4.85 Same as LUC 210 90%Based on LUC 710 3.10 $2,272 $9 $145 $2,127 $1,973 8% University/Junior College (more than 7,500 students) (Private)student 1.50 ITE Regression Analysis 4.35 4.85 Same as LUC 210 90%Based on LUC 710 2.33 $1,704 $7 $113 $1,591 $1,483 7% 560 Church 1,000 sf 7.60 ITE 11th Edition 2.91 3.41 Midpoint of LUC 710 & LUC 820 (App. A)90%Based on LUC 710 7.88 $5,775 $25 $403 $5,372 unit change - 565 Day Care Center 1,000 sf 49.63 Appendix A: LUC 565 1.50 2.00 Appendix A: LUC 565 73%Appendix A: LUC 565 21.52 $15,768 $78 $1,258 $14,510 unit change - MEDICAL: 610 Hospital 1,000 sf 10.77 ITE 11th Edition 4.35 4.85 Same as LUC 210 78% Midpoint of LUC 310 & LUC 720 14.47 $10,603 $44 $710 $9,893 $9,168 8% 620 Nursing Home 1,000 sf 6.75 ITE 11th Edition 1.92 2.42 Appendix A: LUC 620 89%Appendix A: LUC 620 4.57 $3,347 $16 $258 $3,089 unit change - OFFICE: 710 General Office 1,000 sf 10.84 ITE 11th Edition 3.81 4.31 Appendix A: LUC 710 92%Appendix A: LUC 710 15.05 $11,024 $46 $742 $10,282 $8,605 19% Medical Office/Clinic 10,000 sq ft or less 1,000 sf 23.83 Appendix A: LUC 720 Small Medical/Dental 4.11 4.61 Appendix A: LUC 720 89%Appendix A: LUC 720 34.52 $25,291 $105 $1,694 $23,597 $21,955 7% Medical Office/Clinic greater than 10,000 sq ft 1,000 sf 34.21 Appendix A: LUC 720 4.11 4.61 Appendix A: LUC 720 89%Appendix A: LUC 720 49.55 $36,308 $151 $2,436 $33,872 $31,444 8% 770 Business Park (Flex-Space)1,000 sf 12.65 Appendix A: LUC 770 3.98 4.48 Appendix A: LUC 770 89%Appendix A: LUC 770 17.74 $13,001 $54 $871 $12,130 $11,301 7% RETAIL: 822 Retail 6,000 sfgla or less 1,000 sfgla 54.45 ITE 11th Edition 0.83 1.33 Appendix A: Fig. A-1 (6k sq ft)39% Appendix A: Fig. A-2 (6k sq ft)6.98 $5,114 $30 $484 $4,630 $5,737 -19% 822 Retail 6,001 to 40,000 sfgla 1,000 sfgla 54.45 ITE 11th Edition 1.10 1.60 Appendix A: Fig. A-1 (19k sq ft)48% Appendix A: Fig. A-2 (19k sq ft)11.38 $8,342 $45 $726 $7,616 $10,568 -28% 821 Retail 40,001 to 150,000 sfgla 1,000 sfgla 67.52 ITE 11th Edition 1.44 1.94 Appendix A: Fig. A-1 (59k sq ft)57% Appendix A: Fig. A-2 (59k sq ft)21.95 $16,080 $80 $1,290 $14,790 $13,774 7% 820 Retail greater than 150,000 sfgla 1,000 sfgla 37.01 ITE 11th Edition 2.07 2.57 Appendix A: Fig. A-1 (538k sq ft)75% Appendix A: Fig. A-2 (538k sq ft)22.75 $16,671 $77 $1,242 $15,429 $13,774 12% 840/841 New/Used Auto Sales 1,000 sf 24.58 Appendix A: LUC 840/841 3.40 3.90 Appendix A: LUC 840/841 79% Appendix A: LUC 840/841 26.14 $19,156 $82 $1,323 $17,833 $16,622 7% 849 Tire Superstore 1,000 sf 20.37 ITE 11th Edition 1.72 2.22 Mid-Point of LUC 944 & LUC 942 (App. A)72% Same as LUC 942 (Appendix A)9.99 $7,319 $35 $565 $6,754 unit change - 850 Supermarket 1,000 sf 94.48 Appendix A: LUC 850 1.54 2.04 Appendix A: LUC 850 56%Appendix A: LUC 850 32.27 $23,641 $116 $1,871 $21,770 $22,569 -4% 851 Convenience Market (24 hour)1,000 sf 739.50 Appendix A: LUC 851 0.79 1.29 Appendix A: LUC 851 41%Appendix A: LUC 851 94.85 $69,497 $422 $6,807 $62,690 $82,170 -24% 862 Home Improvement Superstore 1,000 sf 30.74 ITE 11th Edition 1.73 2.23 Appendix A: Fig. A-1 (150k sq ft)65% Appendix A: Fig. A-2 (150k sq ft)13.69 $10,029 $48 $774 $9,255 $8,514 9% 880/881 Pharmacy with & without Drive-Thru 1,000 sf 103.86 Appendix A: LUC 880/881 1.54 2.04 Appendix A: LUC 880/881 32% Appendix A: LUC 880/881 20.27 $14,850 $73 $1,177 $13,673 $12,618 8% 890 Furniture Store 1,000 sf 6.26 Appendix A: LUC 890 3.00 3.50 Appendix A: LUC 890 78%Appendix A: LUC 890 5.80 $4,250 $18 $290 $3,960 $3,674 8% SERVICES: 911 Bank/Savings w/out Drive-Thru 1,000 sf 57.94 ITE 11th Edition (Adjusted)(7)1.82 2.32 Same as LUC 912 46%Same as LUC 912 19.21 $14,074 $67 $1,081 $12,993 $12,300 6% 912 Bank/Savings w/Drive-Thru 1,000 sf 103.73 Appendix A: LUC 912 1.82 2.32 Appendix A: LUC 912 46%Appendix A: LUC 912 34.39 $25,197 $119 $1,919 $23,278 $21,254 10% 930 Fast Casual Restaurant 1,000 sf 97.14 ITE 11th Edition 1.52 2.02 Same as LUC 934 58%Same as LUC 934 33.91 $24,848 $123 $1,984 $22,864 $68,107 -66% 931 Low-Turnover Restaurant 1,000 sf 86.03 Appendix A: LUC 931 2.32 2.82 Appendix A: LUC 931 77%Appendix A: LUC 931 60.86 $44,591 $201 $3,242 $41,349 unit change - 540/550 720 DRAFT Benesch Collier County October 2024 D-4 Road Impact Fee Update Study Table D-1 (continued) Calculated Road Impact Fee Schedule 1) Net VMT calculated as ((Trip Generation Rate* Trip Length* % New Trips)*(1-Interstate/Toll Facility Adjustment Factor)/2). This reflects the unit of vehicle-miles of capacity consumed per unit of development and is multiplied by the cost per vehicle 2) Source: Collier County Capital Project Planning, Impact Fees, and Program Management Division 3) The ITE 11th Edition trip generation rate for PM Peak Hour of Adjacent traffic was adjusted by a factor of 10 to approximate the Daily TGR 4) The ITE 11th Edition trip generation rate was adjusted to reflect the average occupancy rate of 60 percent based on data provided by the F lorida Association of RV Parks and Campgrounds 5) The TGR for bundled golf course is estimated at 30 percent of the TGR for LUC 430 6) The percent new trips for schools was estimated at 90% based on LUC 710, but was then adjusted to 80% to provide a conservative f ee rate. This adjustment reflects the nature of elementary and middle school uses where attendees are unable to drive and a re typically dropped off by parents/guardians on their way to another destination 7) The ITE 11th Edition trip generation rate for PM Peak Hour of Adjacent traffic was adjusted by the ratio of Daily to PM Peak Hour for LUC 912 to approximate a daily TGR 8) Due to only slight variation, the trip generation rates for LUC 945, 2,000 to 3,999 sq ft and 4,000 to 5,499 sq ft were combi ned into a weighted average trip generation rate for a single land use tier of 2,000 to 5,499 sq ft 9) The mines land use impact fee rate was calculated a TGR of 0.01 per cubic yard, a TL of 14.82 miles, and a PNT of 97% based o n the 2009 Collier County Mines Trip Characteristics Study, Tindale Oliver. Fuel efficiency value estimated at 7.3 gallons per mile ITE LUC Land Use Unit Trip Rate Trip Rate Source Assessable Trip Length Total Trip Length Trip Length Source Percent New Trips % New Trips Source Net VMT(1) Total Impact Cost Annual Gas Tax Gas Tax Credit Net Road Impact Fee Current Road Impact Fee(2)% Change SERVICES: 932 High-Turnover (Sit-Down) Restaurant 1,000 sf 103.46 Appendix A: LUC 932 2.35 2.85 Appendix A: LUC 932 71%Appendix A: LUC 932 68.36 $50,086 $226 $3,645 $46,441 unit change - 934 Fast Food Restaurant w/Drive-Thru 1,000 sf 479.17 Appendix A: LUC 934 1.52 2.02 Appendix A: LUC 934 58%Appendix A: LUC 934 167.28 $122,568 $605 $9,758 $112,810 $104,272 8% 934.1 Fast Food w/Drive-Thru with Two Meals 1,000 sf 409.25 Local Studies (2011)1.62 2.12 Local Studies (2011)59%Local Studies (2011)154.90 $113,493 $552 $8,903 $104,590 $95,762 9% 941 Quick Lube service bay 40.00 ITE 11th Edition 1.72 2.22 Mid-Point of LUC 944 & LUC 942 (App. A)72% Same as LUC 942 (Appendix A)19.62 $14,373 $69 $1,113 $13,260 $12,198 9% 944 Gas Station w/Convenience Market <2,000 sq ft fuel pos.172.01 ITE 11th Edition 0.75 1.25 Appendix A: LUC 944/945 23% Appendix A: LUC 944/945 11.75 $8,609 $53 $855 $7,754 $6,910 12% Gas Station w/Convenience Market 2,000 - 5,499 sq ft fuel pos.264.38 ITE 11th Edition (Adjusted)(8)0.75 1.25 Appendix A: LUC 944/945 23% Appendix A: LUC 944/945 18.06 $13,232 $82 $1,323 $11,909 $8,252 44% Gas Station w/Convenience Market 5,500+ sq ft fuel pos.345.75 ITE 11th Edition 0.75 1.25 Same as LUC 944/945 (Appendix A)23% Same as LUC 944/945 (Appendix A)23.62 $17,305 $107 $1,726 $15,579 $9,262 68% 947 Self-Service Car Wash service bay 43.94 Appendix A: LUC 947 1.61 2.11 Appendix A: LUC 947 68%Appendix A: LUC 947 19.05 $13,958 $68 $1,097 $12,861 $11,848 9% 948 Automated Car Wash 1,000 sf 142.00 ITE 11th Edition (Adjusted)(3)1.61 2.11 Same as LUC 947 68%Same as LUC 947 61.56 $45,106 $220 $3,548 $41,558 $38,303 8% n/a Luxury Auto Sales 1,000 sf 16.30 Independent Studies 3.55 4.05 Independent Studies 85%Independent Studies 19.48 $14,271 $60 $968 $13,303 $12,380 7% INDUSTRIAL: 110 General Light Industrial 1,000 sf 4.87 ITE 11th Edition 3.98 4.48 Same as LUC 770 92%Same as LUC 710 7.06 $5,174 $22 $355 $4,819 $4,584 5% 140 Manufacturing 1,000 sf 4.75 ITE 11th Edition 3.98 4.48 Same as LUC 770 92%Same as LUC 710 6.89 $5,046 $21 $339 $4,707 $3,629 30% 150 Warehousing 1,000 sf 1.71 ITE 11th Edition 3.98 4.48 Same as LUC 770 92%Same as LUC 710 2.48 $1,817 $8 $129 $1,688 $1,599 6% 151 Mini-Warehouse 1,000 sf 1.46 Appendix A: LUC 151 2.60 3.10 Midpoint of LUC 710 & LUC 820 (<50k sq ft)92%Same as LUC 710 1.38 $1,013 $4 $65 $948 $891 6% n/a Mine/Commercial Excavation(9)1,000 cy 0.01 Local Studies 10.97 11.47 Local Studies 97%Local Studies 0.04 $28 $0 $0 $28 $14 100% 945 THIS PAGE INTENTIONALLY LEFT BLANK From:Gino Santabarbara To:MValle@pbscontractors.com Cc:Heather Yilmaz Subject:FW: DSAC-Impact Fee Review Subcommittee (IFR): 06.19.2025 Meeting Draft Agenda Packet | READ AHEAD Date:Wednesday, June 18, 2025 9:29:55 AM Attachments:image001.png image002.png image003.png image004.png image005.png image006.png image007.png FDOE NSF 0075348-208a.doc CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png Instagram_a8da4774-4b5b-4ad1-8d23-20e69b3b605d.png X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png 311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png Good morning, Please see below the responses provided by our outside consultant, Alfred Benesch & Company, for your reference. If you have any questions or need additional information, don’t hesitate to reach out. Thank you, Gino Gino Santabarbara Manager - Impact Fees Corporate Financial & Management Service Office:239-252-2925 3299 Tamiami Trail E. Building F Naples, FL 34112 Gino.Santabarbara@colliercountyfl.gov From: Mario Valle <MValle@pbscontractors.com> Sent: Thursday, June 12, 2025 7:09 PM To: Heather Yilmaz <Heather.Yilmaz@colliercountyfl.gov> Cc: Gino Santabarbara <Gino.Santabarbara@colliercountyfl.gov> Subject: RE: DSAC-Impact Fee Review Subcommittee (IFR): 06.19.2025 Meeting Draft Agenda Packet | READ AHEAD EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Hi, Heather. I’ve had a chance to review the School, EMS and Government Buildings Impact Fees so far. Here are some of my questions: Schools: 1) I have questions about Table 9 – I’ll need an explanation as to how to read this table as I see conflicts between the numerical values and the descriptive notes. – Response: This table shows the calculated fee compared to current adopted fee and the maximum allowable fee. We don’t see any conflicting numbers? 2) What is the consultant’s definition of Net Permanent Square Feet Table B-1 Page B-3? – Response: Net Permanent Square Fee is defined by the Florida Department of Education as permanent space excluding certain areas such as hallways, etc. Attached sheet provides details of this calculation. 3) Please explain how Table B-1 correlates with Table B-2 – Response: Table B-1 provides a summary of all variables reviewed, including the range shown in Table B-2 (Item 6). 4) What is the indexing rate for Engineering New Record (Item 2 & 4) in Table B-1 Page B-3? – Response: 51.23% ***ONE WAY COMMUNICATION EMS 1) How does including the Emergency Services Complex affect the Impact Fee – It jumps off the page with the $ amount, the sq. ft., and the total building and land value. – Response: If we exclude ESC, the fee decreases by 28%. 2) Re: Table 8 What is the rationale for only charging Private Colleges, Schools, etc the Impact Fee? Don’t Public Schools and Universities create the same Impact? – Response: Public schools are exempt from impact fees per State legislation. They also don’t pull building permits. 3) Table 9 It appears that our fees are higher than any of the other related County fees – Manatee County doesn't have EMS and Fire – They are one “Public Safety Fee” – Response: Manatee County’s fee includes EMS facilities along with animal shelters. 4) Table A-2 – I disagree with the assumption that future purchases will be more heavily in residential areas for the purposes of calculating the land value. I’ll explain more in the meeting. 5) Table A-2 conflicts with the paragraph immediately above it and I feel it can be even more heavily agricultural if we purchase land properly. Page A-3 – Response: If we used the existing distribution (20% ag, 30% res, 50% commercial), the average cost would be $210,000 per acre, higher than what we are showing at $180,000 per acre. We can explain this in more detail in the paragraph above Table A-2. 6) I’ll need a “dummied-down” version of Functional Population. Appendix B and how it correlates to the Fee (What is the relationship between Functional Population and the Cost of the Fee?) – Response: Functional population calculates presence of population (residents, workers, visitors) at each land use over a 24-hour period. It is a measure of likely demand from each land use for a given service. Higher the functional population per unit of land use results in a higher fee. Gov’t Bldgs 1) Table 7 How does the Fee relate to the Businesses? What Impact are the businesses and schools creating that causes a Rationale Nexus between the fee payor and the service being received? – Response: Government buildings include all buildings providing general government services, court services, etc. Any business that needs a business license, building permit, site plan review, court facilities, etc. use these buildings. 2) I’ll need a “dummied-down” version of Functional Population. Appendix B and how it correlates to the Fee (What is the relationship between Functional Population and the Cost of the Fee?) Response: Please see the response above. This is what I have so far. Thank you. [pbscontractors.com] Your Concierge Builder®, Mario Valle Senior Relationship Manager MValle@pbscontractors.com O: C: 239.643.6527 x125 239.825.6486 From: Heather Yilmaz <Heather.Yilmaz@colliercountyfl.gov> Sent: Thursday, June 12, 2025 11:29 AM To: Mario Valle <MValle@pbscontractors.com> Cc: Gino Santabarbara <Gino.Santabarbara@colliercountyfl.gov> Subject: FW: DSAC-Impact Fee Review Subcommittee (IFR): 06.19.2025 Meeting Draft Agenda Packet | READ AHEAD CAUTION: This email originated from outside of the organization. Good Morning Mr. Valle, Please feel free to provide feedback after your preliminary review of the Draft Impact Fee Updates Studies in advance if you have any, so that Gino can forward to the consultants for their input. In keeping with the Sunshine Laws, please only send to me and Gino for now and then you can bring them up at the meeting on 06-19. Thank you! Respectfully, Heather Heather Yilmaz Management Analyst I Operations & Regulatory Management Office:239-252-8389 2800 Horseshoe Dr. N. Naples, FL 34104 [colliercountyfl.gov] [facebook.com] [instagram.com] [twitter.com] [youtube.com] ***ONE WAY COMMUNICATION Heather.Yilmaz@colliercountyfl.gov [colliercountyfl.qscend.com] From: Heather Yilmaz <Heather.Yilmaz@colliercountyfl.gov> Sent: Monday, June 9, 2025 4:53 PM Cc: Michael Stark <Michael.Stark@colliercountyfl.gov>; Gino Santabarbara <Gino.Santabarbara@colliercountyfl.gov>; Diane Lynch <Diane.Lynch@colliercountyfl.gov>; Renald Paul <Renald.Paul@colliercountyfl.gov> Subject: DSAC-Impact Fee Review Subcommittee (IFR): 06.19.2025 Meeting Draft Agenda Packet | READ AHEAD CAUTION: This email originated from outside of the organization. Good Afternoon, The draft agenda packet for the upcoming meeting on Wednesday, June 19, 2025, is attached for your reference. Respectfully, Heather Heather Yilmaz Management Analyst I Operations & Regulatory Management Office:239-252-8389 2800 Horseshoe Dr. N. Naples, FL 34104 Heather.Yilmaz@colliercountyfl.gov [colliercountyfl.gov] [facebook.com] [instagram.com] [twitter.com] [youtube.com] [colliercountyfl.qscend.com] Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. This message has originated from an External Source. Please use proper judgment and caution when opening attachments, clicking links or responding to this email. ***ONE WAY COMMUNICATION FACILITY SPACE CHART/NET AND GROSS SQUARE FOOTAGE RE: ____________________________________________________  School District  Florida College ____________________________________________________  School Name  Campus ____________________________________________________  School Code Number  College Code Number ____________________________________________________ Description of Project DOCUMENT SUBMITTAL:  PHASE I  PHASE II  PHASE III INSTRUCTIONS: (1)Project architect/engineer shall complete the chart in its entirety. (2)Use as many pages of chart as necessary to list individually each space provided in this project. (3)List approximate areas as accurately as possible for Phase I and II documents. (4)List actual areas in Phase III drawings. (5)Net square footage (NSF) shall be measured from inside wall to inside wall. (6)Gross square footage (GSF) shall be measured from face of exterior wall. (7)Items 1 through 6 on this page 1 of 3 are designated as spaces other than NSF and are treated as follows: •Interior corridors include stairs and elevators and are calculated at full area. •Wall thicknesses are calculated in full area. •Covered walks are those open to the exterior on at least one side and shall be calculated at one-half area using the width of the paving under the roof. (REPRODUCE CHART IN SUFFICIENT QUANTITY FOR YOUR USE.) •Open malls are exterior areas open on at least two sides and roofed over and are calculated at one-half area of roofing over it. •Roof overhangs are calculated at one-third of the area based on the extent of overhang from exterior wall or structure to outside face of fascia. •Open space plan circulation space is required beyond the NSF and this area shall be shown in column E only and shall be calculated at full area. Up to an additional four square feet per student is permissible for this circulation. (8)Under Item 26, show the total area of all HVAC and electrical equipment rooms. Do not include areas of these spaces in the other NSF list. (9)List all other spaces under column A with names as shown on the drawing and enter appropriate information in columns B, C, and D. (10)Complete the subtotal and total sections at the end of the form. (11)Provide detailed explanations on line 32 of reasons areas exceed allowable areas in the last page, line 31. ARCHITECT/ENGINEER CERTIFICATION: In my considered professional opinion as Project ( Architect  Engineer), the ( approximated  actual) square footage I have listed below is, to the best of my knowledge, correct for this project as derived from the accompanying floor plans. ( ARCHITECT  ENGINEER) SIGNATURE: ______________________________________ DATE: ________________, _____ FIRM: ________________________________________________________________________________________________________ ADDRESS: ___________________________________________________________________________________________________ Street/P.O. Box City State Zip Code TELEPHONE: (_____)___________________________________________________________________________________ ___ A Facility Space Name B SREF Design Code C Space Number D Net Square Footage of Space E Design Occupant Capacity F Net Square Footage Circulation Walls/Overhangs 1.Corridors (interior) 2.Walls (interior and exterior) 3.Covered Walks (1/2 actual) 4.Open Malls (1/2 actual) 5.Roof Overhangs (1/3 actual) 6.Circulation Space (open space plan) 7. 8. 9. 10. 11.TOTAL (this page) OEF 208A Rule 6A-2.0010, FAC Page 1 of 3 Effective November 2012 ***ONE WAY COMMUNICATION RE: ____________________________________________________  School District  Florida College ____________________________________________________  School Name  Campus A Facility Space Name B SREF Design Code C Space Number D Net Square Footage of Space E Design Occupant Capacity F Net Square Footage Circulation Walls/Overhangs 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 36. 37. 38. 39. 40. 41. 42. 43. 44. 45. 46. 47. 48. TOTAL (this page) OEF 208A Page _ of _ Rule 6A-2.0010, FAC Effective November 2012 ***ONE WAY COMMUNICATION RE: ____________________________________________________  School District  Florida College ____________________________________________________  School Name  Campus B SREF Design Code C Space Number D Net Square Footage of Space E Design Occupant Capacity F Net Square Footage Circulation Walls/Overhangs 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25.TOTAL (this page) 26.Total HVAC and Electrical 27.Total Design Capacity (all pages) 28.Total NSF (all pages and line 26.) 29.Total Circulation, Walls, Overhangs, etc. (Page 1, line 11) 30.Total Gross Area (lines 28. and 29.) RECOMMENDED AREAS 31.Multiply Total in Line 28. by: a.27% (grades K-6 allowed in line 29.) 32 % (grades 6-9 allowed in line 29.) 34% (grades 9-12, Vocational Center, Florida Colleges and ancillary allowed in line 29.) b.6% (HVAC and electrical rooms; up to 6% allowed in line 26.) 32.If areas in items 26. or 29. exceed allowable areas in 31.a. or b., please provide explanation* *Justification for excessive areas must be approved by OEF. OEF 208A Page _ of _ Rule 6A-2.0010, FAC Effective November 2012 ***ONE WAY COMMUNICATION From:Heather Yilmaz To:Bob Mulhere Cc:Gino Santabarbara Subject:FW: DSAC - Impact Fee Review Subcommittee Meetings Date:Wednesday, June 18, 2025 5:46:00 PM Attachments:image014.png image016.png image017.png image018.png image019.png image020.png CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png Instagram_a8da4774-4b5b-4ad1-8d23-20e69b3b605d.png X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png 311IconforSignature_655c7bb5-b2bb-49a0-9737-5ae8a4da3ba6.png image001.png Good Afternoon Mr. Mulhere, The responses provided by our outside consultant, Alfred Benesch & Company, is provided in blue text below. If you have any questions or need additional information, please do not hesitate to reach out. Respectfully, Heather Heather Yilmaz Management Analyst I Operations & Regulatory Management Office:239-252-8389 2800 Horseshoe Dr. N. Naples, FL 34104 Heather.Yilmaz@colliercountyfl.gov From: Robert Mulhere <rmulhere@bowman.com> Sent: Wednesday, June 11, 2025 11:58 AM To: gino.santbarbara@colliercountyfl.gov Cc: Heather Yilmaz <Heather.Yilmaz@colliercountyfl.gov> Subject: DSAC - Impact Fee Review Subcommittee Meetings EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Hi Gino: After completing a preliminary review of the Draft Impact Fee Update Studies you provided, a few questions have come up. I wanted to provide them to you in advance of the initial DSAC Subcommittee meeting on 6-19, so that you can forward to the consultants for their input. In keeping with Sunshine Laws, I am only sending these to you (and Heather) now, but I will bring them up at the meeting on 6-19. School Impact Fees Update (Draft Report - April 2025) : Why was no capacity added at Aubrey Rogers High School, built 2022-23 at a cost of $98 million? The new school is excluded from the School Impact Fee credit calculation (Table 5 below). – Response: This project is funded with impact fee revenues. Why is Elementary Site Q (Ave Maria), at a projected cost of $80 million, excluded from Table 5 when construction began on 6/4/2025? – Response: This project is funded with impact fee revenues. FS 1013.64 (6)(b)(1) establishes construction cost caps for the construction of new student stations, and FS 1013.64 (6)(e) imposes the requirement for new construction started after July 1, 2028. The construction costs caps are significantly lower than the costs included in the 2025 draft school impact fee study. Why does the draft study not address this requirement, which will be effective in the next 3 years? Will school impact fees be reduced significantly in 3 years as a result of this requirement? – Response: DOE understands that their cost estimates were significantly below what some/most jurisdictions were experiencing. This is the reason for this pause, and they are trying to develop a better methodology to reflect local costs. Even with a cap, the School District has the option to reflect the full cost in their study and pay a penalty. Given that the State contributions have been cut significantly, this penalty or loss of allocation tends to be relatively minor. Possible Legal Question: The Florida Impact Fee Act expressly permits impact fees for transportation, sanitary sewer, solid waste, drainage, potable water, educational, parks and recreational facilities as well as fire department vehicles, emergency medical service vehicles, sheriff’s office vehicles, police department vehicles, and school buses. Other national impact fee consultants and Florida municipal attorneys have opined that local governments cannot charge library and government building impact fees. Why is Collier County continuing to charge these fees? – Response: This was debated among experts and there are many who have the opinion that the wording of the Statute does not limit service areas. The wording used is “”Public facilities” has the same meaning as in s. 163.3164 and includes emergency medical, fire, and law enforcement facilities.” F.S. 163.3164 defines it as “ “Public facilities” means major capital improvements, including transportation, sanitary sewer, solid waste, drainage, potable water, educational, parks and recreational facilities.” Neither state facilities “are limited to”. Question on Multifamily Impact Fees The County’s impact fee ordinance includes two types of housing Single Family Detached and Multifamily. For Impact Fee Purposes Multifamily is defined as apartments, duplexes, townhouses, and condominiums. Out of curiosity, does the consultant have an opinion or estimate of what impact fees might be with separate impact fee categories for duplexes/two-family homes, townhomes, and other multifamily, rather than the blended multifamily rate? – Response: In the case of transportation, most recent edition of ITE separates townhouse (which is included separately in the fee schedule in the report). Trip generation data for all other multi-family is combined with some differentiation by number of floors. In the case of population-based fees, ACS data combines townhouses with SF detached. It also combines data for multi-family buildings with two to four units vs. 5 or more units. It is possible to calculate separate fees for each of these uses in the case of school impact fees. Thank you! BOB MULHERE, FAICPSenior Vice President | BOWMAN950 Encore Way, Naples, FL 34110O: (239) 254-2000 | D: (239) 254-2026 | M: (239) 825-9373 rmulhere@bowman.com | bowman.com [bowman.com] [twitter.com] [facebook.com] [twitter.com] [facebook.com] [instagram.com] [facebook.com] [instagram.com] Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. This message has originated from an External Source. Please use proper judgment and caution when opening attachments, clicking links or responding to this email. Impact Fee Studies Update Corporate Financial & Management Services April 8, 2025 What are Impact Fees? 2 ▪Impact fees are one-time charge to new development used to offset the demand created on public facilities. ▪Common types of impact fees include: ▪Water/Wastewater ▪Transportation ▪Schools ▪Parks What makes Impact Fees special? 3 ▪Fee not a tax ▪Must have a benefit to fee payer ▪Restricted use ▪Must be segregated from other funds ▪Highly regulated by case law and statutes Objective •Provide the Board with an update on impact fee studies •Roads •Emergency Medical Services (EMS) •Government Buildings •Correctional Facilities •Law Enforcement •Libraries •Community and Regional Parks •Schools •Obtain approval for the recommended approach to finalize the studies Consultant & Legal Support •Alfred Benesch & Company (FKA: Tindale Oliver): Developing technical framework and methodology •Nabors, Giblin & Nickerson, P.A.: Legal compliance review •Collaboration with the County Attorney’s Office Legislative Updates •Impact of HB 337 & HB 479 affect how impact fees are calculated, allocated, and applied, requiring adjustments to the studies' methodology and data. •The integration of legislative requirements requires careful review and adjustments, which add complexity to the process but will ultimately ensure that the impact fee structure is legally sound and up to date. School Impact Fee Update •Working with the School District to determine the best timing of the school impact fee update •Requires Collier County School Board approval Stakeholder Collaboration •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. EMS & Law 2029 Gov’t Bldgs. & Jail 2030 Parks & School 2031 Library & Road 2032 EMS & Law 2033 Gov’t Bldgs. & Jail 2034 2025 EMS, Law, Gov’t Bldgs., Jail, Parks, Library, & Roads TBD School Update 2029 County Impact Fee Update Cycle: HB 337 & HB479: -4-year phasing of any increase -12-month study period upon initiation -Recent and localized data Structured Update Schedule Single Family 74% Multi-Family 23% Commercial 3% Permits Types Single Family Multi-Family Commercial Comparison of Impact Fees (Single-Family <4,000 sq ft under A/C) Current fee: $23,006.29 | Proposed fee: $23,584.96 2.52% increase: $578.67 Land Use 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* 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% * Please note that “$0 change" from the current adopted school rate is a placeholder—not the final amount determined by the study. Comparison of Impact Fees (Single-Family 4,000+ sq ft under A/C) Current fee: $25,617.79 | Proposed fee: $26,284.14 2.6% increase: $666.35 Land Use 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 Comparison of Impact Fees (Multi-Family 750-1,500 sq ft) 1-2 Floors Current fee: $12,676.32 | Proposed fee: $13,089.26 3.26% increase: $412.94/unit Land Use 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 Retail Current fee: $13.48/sq. ft | Proposed fee: $10.52/sq. ft. 21.88% Decrease: ($2.96)/sq. ft. Land Use 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 % Decrease -21.88% Example: 10,000sf Retail Building Office Building Current fee: $10.02/sq. ft | Proposed fee: $11.69/sq. ft. 16.66% Increase: $1.67/sq. ft. Land Use Current Adopted Fee Proposed Impact Fee Rates Difference Road $86,050.00 $102,820.00 $16,770.00 Jail $3,282.00 $3,141.70 -$140.30 EMS $934.00 $1,074.50 $140.50 Government Buildings $6,195.10 $7,567.50 $1,372.40 Law Enforcement $3,715.70 $2,258.00 -$1,457.70 TOTAL $100,176.80 $116,861.70 $16,684.90 Overall % Increase 16.66% Example: 10,000sf Office Building General Industrial Building Current fee: $5.40/sq. ft | Proposed fee: $5.48/sq. ft. 1.5% increase: $0.08 /sq. ft. Land Use Current Adopted Fee Proposed Impact Fee Rates Difference Road $45,840.00 $48,190.00 $2,350.00 Jail $1,903.00 $1,488.20 -$414.80 EMS $541.60 $509.00 -$32.60 Government Buildings $3,592.10 $3,584.60 -$7.50 Law Enforcement $2,154.50 $1,069.60 -$1,084.90 TOTAL $54,031.20 $54,841.40 $810.20 Overall % Increase 1.5% Example: 10,000sf Industrial Building Recommendation To accept the staff’s update and approve the recommended approach to finalizing the impact fee studies. Questions? EMS Emergency Medical Services Impact Fee Schedule ITE LUC Land Use Impact Unit Calculated Impact Fee Current Adopted Impact Fee Percent Change FS 163.31801 Maximum Impact Fee Percent Change Phase I Phase II Phase III Phase IV Residential: 210 Single Family Detached - 4,000 sf or greater du $244.30 $159.33 53.33%$238.99 50.00%$179.25 $199.16 $219.08 $238.99 220/222/230/232 Multi-Family du $102.92 $67.50 52.47%$101.25 50.00%$75.94 $84.38 $92.81 $101.25 310/311 Hotel/All Suites Hotel room $139.11 $63.58 118.80%$95.37 50.00%$71.53 $79.48 $87.42 $95.37 565 Day Care Center 1,000 sf $96.14 $47.60 101.97%$71.40 50.00%$53.55 $59.50 $65.45 $71.40 710 General Office 1,000 sf $107.45 $60.44 77.78%$90.66 50.00%$68.00 $75.55 $83.11 $90.66 821 Retail 40,001 to 150,000 sfgla 1,000 sfgla $309.89 $192.30 61.15%$288.45 50.00%$216.34 $240.38 $264.41 $288.45 849 Tire Superstore 1,000 sf $135.72 $83.04 63.44%$124.56 50.00%$93.42 $103.80 $114.18 $124.56 850 Supermarket 1,000 sf $255.61 $160.90 58.86%$241.35 50.00%$181.02 $201.13 $221.24 $241.35 851 Convenience Market (24 hour)1,000 sf $655.98 $429.34 52.79%$644.01 50.00%$483.01 $536.68 $590.34 $644.01 890 Furniture Store 1,000 sf $33.93 $18.84 80.10%$28.26 50.00%$21.20 $23.55 $25.91 $28.26 934 Fast Food Restaurant w/Drive-Thru 1,000 sf $1,092.55 $698.56 56.40%$1,047.84 50.00%$785.88 $873.20 $960.52 $1,047.84 944 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.$306.50 $203.29 50.77%$304.93 50.00%$228.71 $254.11 $279.52 $304.93 n/a Luxury Auto Sales 1,000 sf $136.85 $80.84 69.29%$121.26 50.00%$90.95 $101.05 $111.16 $121.26 Emergency Medical Services Impact Fee has 13 of 57 different land use codes and classifications that reached over 50% increase Govt Bldgs. Government Buildings Impact Fee has 27 of 57 different land use codes and classifications that reached over 50% increase Government Buildings Impact Fee Schedule ITE LUC Land Use Impact Unit Calculated Impact Fee Current Adopted Impact Fee Percent Change FS 163.31801 Maximum Impact Fee Percent Change Phase I Phase II Phase III Phase IV Residential: 210 Single Family Detached - 4,000 sf or greater du $1,694.80 $1,047.91 61.73%$1,571.86 50.00%$1,178.90 $1,309.89 $1,440.88 $1,571.86 220/222/230/232 Multi-Family du $714.01 $443.94 60.83%$665.91 50.00%$499.44 $554.93 $610.42 $665.91 251 Retirement Community - Detached (Single Family)du $839.55 $407.81 105.87%$611.71 50.00%$458.79 $509.76 $560.74 $611.71 310/311 Hotel/All Suites Hotel room $979.79 $421.69 132.35%$632.53 50.00%$474.41 $527.11 $579.82 $632.53 320 Motel room $852.34 $395.66 115.42%$593.49 50.00%$445.12 $494.58 $544.03 $593.49 520 Elementary School (Private)student $79.66 $31.24 154.99%$46.86 50.00%$35.15 $39.05 $42.96 $46.86 522 Middle/Junior High School (Private)student $71.69 $36.44 96.73%$54.66 50.00%$41.00 $45.55 $50.11 $54.66 525 High School (Private)student $63.73 $41.65 53.01%$62.47 49.99%$46.86 $52.06 $57.27 $62.47 540/550 University/Junior College (7,500 or fewer students) (Private)student $79.66 $52.06 53.02%$78.09 50.00%$58.57 $65.08 $71.58 $78.09 University/Junior College (more than 7,500 students) (Private)student $63.73 $36.44 74.89%$54.66 50.00%$41.00 $45.55 $50.11 $54.66 560 Church 1,000 sf $374.39 $146.83 154.98%$220.24 50.00%$165.19 $183.54 $201.89 $220.24 565 Day Care Center 1,000 sf $677.09 $316.08 114.21%$474.12 50.00%$355.59 $395.10 $434.61 $474.12 710 General Office 1,000 sf $756.75 $400.86 88.78%$601.29 50.00%$450.97 $501.08 $551.18 $601.29 720 Medical Office/Clinic 10,000 sq ft or less 1,000 sf $924.03 $593.48 55.70%$890.22 50.00%$667.67 $741.85 $816.04 $890.22 Medical Office/Clinic greater than 10,000 sq ft 1,000 sf $1,330.29 $864.20 53.93%$1,296.30 50.00%$972.23 $1,080.25 $1,188.28 $1,296.30 821 Retail 40,001 to 150,000 sfgla 1,000 sfgla $2,182.63 $1,275.47 71.12%$1,913.20 50.00%$1,434.91 $1,594.34 $1,753.77 $1,913.20 840/841 New/Used Auto Sales 1,000 sf $1,170.97 $765.28 53.01%$1,147.92 50.00%$860.94 $956.60 $1,052.26 $1,147.92 849 Tire Superstore 1,000 sf $955.90 $550.74 73.57%$826.11 50.00%$619.59 $688.43 $757.27 $826.11 850 Supermarket 1,000 sf $1,800.27 $1,067.23 68.69%$1,600.84 50.00%$1,200.64 $1,334.04 $1,467.44 $1,600.84 851 Convenience Market (24 hour)1,000 sf $4,620.16 $2,847.68 62.24%$4,271.52 50.00%$3,203.64 $3,559.60 $3,915.56 $4,271.52 862 Home Improvement Superstore 1,000 sf $1,441.81 $942.29 53.01%$1,413.43 50.00%$1,060.08 $1,177.86 $1,295.65 $1,413.43 890 Furniture Store 1,000 sf $238.97 $124.94 91.27%$187.41 50.00%$140.56 $156.18 $171.79 $187.41 934 Fast Food Restaurant w/Drive-Thru 1,000 sf $7,694.96 $4,633.34 66.08%$6,950.01 50.00%$5,212.51 $5,791.68 $6,370.84 $6,950.01 941 Quick Lube service bay $1,210.80 $603.90 100.50%$905.85 50.00%$679.39 $754.88 $830.36 $905.85 944 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.$2,158.73 $1,348.35 60.10%$2,022.52 50.00%$1,516.90 $1,685.44 $1,853.98 $2,022.52 947 Self-Service Car Wash service bay $693.02 $452.92 53.01%$679.38 50.00%$509.54 $566.15 $622.77 $679.38 948 Automated Car Wash 1,000 sf $1,401.98 $916.26 53.01%$1,374.39 50.00%$1,030.80 $1,145.33 $1,259.86 $1,374.39 n/a Luxury Auto Sales 1,000 sf $963.86 $536.22 79.75%$804.33 50.00%$603.25 $670.28 $737.30 $804.33 Correctional Facilities Impact Fee Correctional Facilities Impact Fee had 6 of 57 different land use codes and classifications that reached over 50% increase Correctional Facilities Impact Fee Schedule ITE LUC Land Use Impact Unit Calculated Impact Fee Current Adopted Impact Fee Percent Change FS 163.31801 Maximum Impact Fee Percent Change Phase I Phase II Phase III Phase IV Residential: 251 Retirement Community - Detached (Single Family)du $353.85 $215.12 64.49%$322.68 50.00%$242.01 $268.90 $295.79 $322.68 310/311 Hotel/All Suites Hotel room $406.76 $220.63 84.36%$330.94 50.00%$248.21 $275.79 $303.37 $330.94 320 Motel room $353.85 $209.60 68.82%$314.40 50.00%$235.80 $262.00 $288.20 $314.40 560 Church 1,000 sf $155.43 $77.74 99.94%$116.61 50.00%$87.46 $97.18 $106.89 $116.61 565 Day Care Center 1,000 sf $281.10 $167.45 67.87%$251.17 50.00%$188.39 $209.31 $230.24 $251.17 941 Quick Lube service bay $502.66 $319.93 57.12%$479.89 50.00%$359.93 $399.91 $439.90 $479.89 Road Road Impact Fees had 3 of 63 different land use codes and classifications that reached over 50% increase Transportation Impact Fee Schedule ITE LUC Land Use Unit Calculated Impact Fee Current Adopted Impact Fee Percent Change FS 163.31801 Maximum Impact Fee Percent Change Phase I Phase II Phase III Phase IV RESIDENTIAL: 560 Church 1,000 sf $5,372 $2,416 122.35%$3,624 50.00%$2,718 $3,020 $3,322 $3,624 945 Gas Station w/Convenience Market 5,500+ sq ft fuel pos.$15,579 $9,262 68.20%$13,893 50.00%$10,420 $11,578 $12,735 $13,893 n/a Mine/Commercial Excavation(9)1,000 cy $28 $14 100.00%$21 50.00%$16 $18 $19 $21 School Land Use Unit Current Adopted Fee Calculated Impact Fee Rates Dollar Change Percent Change F.S. 163.31801 Maximum Impact Fee Dollar Change Percent Change Single Family du $8,790 $14,474 +$5,684.46 +65%$13,184 $4,394.46 50% Multi-Family du $2,844 $6,369 $3,524.81 +124%$4,266 +$1,421.81 +50% Mobile Home du $7,238 $11,579 +$4,340.55 60%$10,857 +$3,618.55 +50% Actual Cost Single Family Home (< 4,000 sq ft)with Water and Sewer Land Use 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 Water – ¾’” Meter $4,411 $4,411 $0.00 Sewer – ¾’” Meter $4,081 $4,081 $0.00 TOTAL $31,498.29 $32,076.96 $578.67 Overall % Increase 1.84% Actual Cost Single Family Home (< 4,000 sq ft)with Water and Sewer & School Land Use 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 $13,184.00 $4,394.46 Road $8,090.00 $8,601.00 $511.00 Jail $499.19 $476.88 -$22.31 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 Water – ¾’” Meter $4,411 $4,411 $0.00 Sewer – ¾’” Meter $4,081 $4,081 $0.00 TOTAL $31,498.29 $36,369.57 $4,871.28 Overall % Increase 15.47% Actual Cost Single Family Home (+ 4,000 sq ft)with Water and Sewer Land Use 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 Water – ¾’” Meter $4,411.00 $4,411.00 $0.00 Sewer – ¾’” Meter $4,081.00 $4,081.00 $0.00 TOTAL $34,109.79 $34,776.14 $666.35 Overall % Increase 1.95% Actual Cost Single Family Home (+ 4,000 sq ft)with Water and Sewer Land Use 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 $13,184.00 $4,394.46 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 Water – ¾’” Meter $4,411.00 $4,411.00 $0.00 Sewer – ¾’” Meter $4,081.00 $4,081.00 $0.00 TOTAL $34,109.79 $39,170.60 $5,060.81 Overall % Increase 14.84% Impact Fee Update Study June 10, 2025 2 •Limit on fee increases: ✓Up to 25% increase: Over 2 years ✓25% to 50% increase: Over 4 installments ✓Cannot be increased more than 50% ✓Cannot be increased more than once every four years •Exception: ✓A study within the past 12 months demonstrating extraordinary circumstances ✓Two public workshops to discuss the extraordinary circumstances ✓Increase to be approved by 2/3rd of the governing body 2 HB 337 (2021) 3 •If signed, effective January 1, 2026: •Only jurisdictions that increased their fees over the past five years are eligible for the exception clause •A study within the past 12 months demonstrating extraordinary circumstances •Two public workshops to discuss the extraordinary circumstances •Increase to be approved by unanimous vote of the governing body 3 SB 1080 (2025) 4 •Not defined in the statutes •Jurisdictions that used this clause indicated: •High growth rate/permitting •Outdated or artificially low fees due to past policies •High-cost increases •A list of unfunded projects that need additional funding 4 Extraordinary Circumstances 5 Calculated Impact Fee Schedule Educational Facilities 5 Residential Category Impact Unit Calculated Impact Fee Current Adopted Impact Fee Percent Change F.S. 163.31801 Maximum Impact Fee Percent Change Single Family Detached du $15,757 $8,790 79%$13,184 50% Multi-Family (Apt/Condo)du $6,666 $2,844 134%$4,266 50% Mobile Home Park du $12,727 $7,238 76%$10,857 50% 6 Phased Impact Fee Schedule Without the Exception Clause 6 Residential Category Impact Unit Current Adopted Impact Fee Year 1 Year 2 Year 3 Year 4 Single Family Detached du $8,790 $9,888 $10,987 $12,085 $13,184 Multi-Family (Apt/Condo)du $2,844 $3,200 $3,555 $3,911 $4,266 Mobile Home Park du $7,238 $8,143 $9,048 $9,952 $10,857 7 • Full calculated impact fees can be adopted at 100% • Phasing of fees is optional, not required With the Exception Clause 7 Residential Category Impact Unit Calculated Impact Fee Current Adopted Impact Fee Percent Change F.S. 163.31801 Maximum Impact Fee Percent Change Single Family Detached du $15,757 $8,790 79%$13,184 50% Multi-Family (Apt/Condo)du $6,666 $2,844 134%$4,266 50% Mobile Home Park du $12,727 $7,238 76%$10,857 50% 8 School Impact Fee Rate Comparison – Single Family (2,000 square feet) Educational Facilities 8 County Study Date Adoption Percent Single Family (per du) Adopted Fee Fee @ 100% Miami-Dade County 1995 100%$2,448 $2,448 Citrus County 2021 50%$2,059 $4,117 Indian River County 2020 28%$1,310 $4,680 St. Johns County 2018 100%$5,940 $4,725 Baker County 2005 52%$2,592 $5,000 Nassau County 2017 100%$5,431 $5,431 St. Lucie County 2005 100%$6,786 $5,447 Lee County 2018 53%$2,879 $5,484 Martin County 2007 100%$5,567 $5,567 Sarasota County*2022 Varies – SF @48%$3,048 $6,306 Flagler County 2021 Varies – SF @83%$5,950 $7,175 *Fees shown effective January 1, 2026 9Educational Facilities 9 County Study Date Adoption Percent Single Family (per du) Adopted Fee Fee @ 100% Hillsborough County 2020 100%$8,227 $8,227 Volusia County 2022 85%$7,022 $8,262 Palm Beach County*2022 Varies – SF @95%$7,906 $8,322 Hernando County*2022 70%$6,135 $8,764 Broward County**2019 Varies – SF @97%$8,809 $9,049 Manatee County*2023 Varies – SF @96%$9,190 $9,524 Orange County 2020 100%$9,513 $9,560 Brevard County 2015 50%$5,097 $10,193 Marion County 2023 40%$4,307 $10,768 Collier County 2015 79%$8,790 $11,164 School Impact Fee Rate Comparison – Single Family (2,000 square feet) *Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased-in fees. **Fee shown reflects single family homes with three or fewer bedrooms 10Educational Facilities 10 County Study Date Adoption Percent Single Family (per du) Adopted Fee Fee @ 100% Hendry County 2023 40%$4,531 $11,328 Lake County 2023 100%$12,021 $12,021 Seminole County 2017 73%$9,000 $12,322 Clay County*2022 Varies – SF @83%$10,551 $12,680 Osceola County 2021 100%$12,923 $12,923 Pasco County*2024 Varies-SF @94%$12,328 $13,163 Collier – Maximum Allowable 2025 N/A N/A $13,184 Polk County 2024 85%$12,187 $14,338 Collier County – Calculated 2025 N/A N/A $15,757 School Impact Fee Rate Comparison – Single Family (2,000 square feet) *Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased -in fees. 11 Residential Permitting Trend Revenue Implications 11 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000 SF Units MF Units 2021-2024 = 4,800 per year 2023-2024 = 3,600 per year 12 Five-Year Revenue Projections (2026-2030) Revenue Implications 12 Scenario Phased Impact Fees wo/Exception Clause Full Calculated Impact Fees with Exception Clause Low Permitting Scenario -- 3,600 residential permits per year $124.2 M $169.9 M High Permitting Scenario -- 4,800 residential permits per year $157.2 M $217.0 M 13 Next Steps •Recommendation to Board of County Commissioners •Implementation Process Questions? , Manager-Impact FeesPresentPresent