DSACIFR Agenda 06/19/2025Collier County
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
Please contact Heather Cartwright-Yilmaz at (239) 252-8389 if
you have any questions or wish to meet with staff.
Collier County
GROWTH MANAGEMENT
�' COMMUNITY DEVELOPMENT
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 wait 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•1eather.Yilmaz@colliercountyfl.gov
Collier County
GROWTH MANAGEMENT
COMMUNITY DEVELOPMENT
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
For more information, please contact Heather Yilmaz at (239) 252-8389
or at Heather.Yilmaz@colliercountyfl.gov
Prepared for:
Collier County Capital Projects Planning,
Impact Fees and Program Management Division
2685 Horseshoe Drive South
Naples, Florida 34104
ph (239) 252-2925
i� benesch
Prepared by:
Benesch
1000 N. Ashley Dr., #400
Tampa, Florida 33602
ph (813) 224-8862
E-mail: nkamp@benesch.com
DRAFT
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
Benesch Collier County
April 2025 i School Impact Fee Update Study
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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 A consumption -based
upon the student generation rate (demand), or the number of students methodology has been
a dwelling unit is expected to generate over the life of the home. used for this study.
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April 2025 1 School Impact Fee Update Study
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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.
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April 2025 2 School Impact Fee Update Study
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• 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: 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.
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April 2025 3 School Impact Fee Update Study
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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.
Benesch Collier County
April 2025 4 School Impact Fee Update Study
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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.
i ne Uistrict currently operates bi traditional public scnoois that
serve the students of Collier County and its municipalities, Collier County Public
Schools operates 51
including 31 elementary schools, 10 middle schools, 9 high traditional schools as
schools, and 1 multi -level school. The District also operates a well as other types of
number of other programs, including alternative learning schools.
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.
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April 2025 5 School Impact Fee Update Study
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Service Area and Enrollment
Collier County Public Schools provides public education facilities that are available to all pre-
kindergarten through 12t" 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 12t" grade students, as well as projected enrollment through 2028-2029. Historical
enrollment figures are based on the 5t" 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.
Benesch Collier County
April 2025 6 School Impact Fee Update Study
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Table 1
Enrollment Summary
SchoolYear
M
2000-01
34,157
Annual
Change (2)
N/A
Three -Year
Average(
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
44,2501
0.4%1
0.6%
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
Benesch
April 2025
Collier County
7 School Impact Fee Update Study
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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 150.2 FISH net
square feet per permanent student station for high schools.
The District's prototype
facilities are used to
measure the service
delivery levels.
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April 2025 8 School Impact Fee Update Study
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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 cost of a school
includes various
components, such as
facility cost (buildings and
land), transportation
costs, and ancillary facility
costs.
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.
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April 2025 9 School Impact Fee Update Study
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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
Cost Component
Net Square Feet per Student Station (LOS)(')
Elementary
School
1 139.11
Middle
School
144.9
School
150.2
Weighted
Average
N/A
Additional Planned Stations for the Next 20Years lzl1
1,6511
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 Footi4i
$290.00
$320.00
$350.00
$331.13
Land Cost per Net Square Foot (5)
$j2.53
$j7.40
$j5.75
15.34
Total Facility Cost per Net Square Foot (6)
$346.03
$385.40
$418.25
$396.14
Facility Cost per Student Station('
$48,133
$55,8441
$62,821
$58,080
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).
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April 2025 10 School Impact Fee Update Study
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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 the 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 functional 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.
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April 2025 11 School Impact Fee Update Study
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Table 3
Total Facility Impact Cost per Student by School Type
SchoolCalculation Step Elementary Middle High Weighted
..School
Facility Impact Cost per Student
Facility Cost per Permanent Student Station(�)
$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 Yearsl'i
1,6511
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)
1 $50,6661
$65,3151
$66,1271
$62,194
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
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April 2025 12 School Impact Fee Update Study
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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
Description
Transportation Services Cost per Student
Total Value of Transportation Services(�)
$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(')
$1,332
Public Schools
1) Source: Collier Count y
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 2023-24
school year (Item 2)
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April 2025 13 School Impact Fee Update Study
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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 included 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.
Benesch Collier County
April 2025 14 School Impact Fee Update Study
DRAFT
Table 5
Capital Expansion "Cash" Credit
Capital Improvement Tax �
Immokalee High School Addition/Renovations
$132,863
$1,S07,168
$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
$5,3501
$19,819
$80
-
$21,000 $21,0001 $22,0501
$22,050
$219,280
Transportation Facilities
$97,428
$325,4321
$769,8951617
555
617 910
937 987
2 000 000 5 8.000,000
-
543.366.207
Total Capital Expansion "Cash" Expenditures
$1,605,885
$472t6311
$3,099,0771
$12,749,5491
$3,581,1301
$2,366,849
$24,903,983 $2,021,000 $38,022,0501
$22,050
$88,844,204
Average Annual Capital Expansion "Cash" Expenditures (2)
$8,884,420
Average Annual Student Enrollment (FY 2019-FY 2028)i3I
43,246
Annual Capital Expansion "Cash" Credit per Student (4)
$205.44
Credit Adjustment Factor (5)
1.25
Adjusted Annual Capital Expansion "Cash" Credit per Student (6)
$256.80
Capitalization Rate (7)
4.60%
Capitalization Period,Yearsi8l
25
Capital Expansion "Cash" Credit per Student(9)
$3,769
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)
Benesch
April 2025
15
Collier County
School Impact Fee Update Study
DRAFT
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)
Benesch Collier County
April 2025 16 School Impact Fee Update Study
DRAFT
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.
Benesch Collier County
April 2025 17 School Impact Fee Update Study
DRAFT
Table 7
Net Impact Cost per Student
Variable Per Student
Impact Cost
Facility Cost(�)
$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
L) 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)
Benesch Collier County
April 2025 18 School Impact Fee Update Study
DRAFT
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.
Benesch Collier County
April 2025 19 School Impact Fee Update Study
DRAFT
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 24 percent
to 25 percent, which reduces the impact fee amount.
Table 8
Student Generation Rates
Number of Number
of Students
per Students
per Percent
Residential Category
Students 111
Units �z>
Unit - 2024 �3>
�a>
Unit - 2015 Difference
(s)
•• oil..
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)
Benesch Collier County
April 2025 20 School Impact Fee Update Study
DRAFT
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)
Benesch Collier County
April 2025 21 School Impact Fee Update Study
DRAFT
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.
Benesch Collier County
April 2025 22 School Impact Fee Update Study
DRAFT
Table 10
School Impact Fee Schedule Comparison, Single Family (2,000 Square Feet)
Miami -Dade County
Date of Last
Update(l)
1995
Adonti
"I
100%
Single Family
AdoptedCounty
$2,448
(per du) (2)
00
$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(')
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
1 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
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.
Benesch Collier County
April 2025 23 School Impact Fee Update Study
DRAFT
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
Benesch Collier County
April 2025 24 School Impact Fee Update Study
DRAFT
Appendix A -
School District Inventory
DRAFT
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(l)
CapacitySchool Grade Year Acres Net Square Permanent Permanent
ILI Level Acquired Feet Stations
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
15.01
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
lVineyards Elementary
I PK 05
1 1989
18.0
132,532
883
883
Subtotal - Elementary
638.6
3,834,1821
23,997
23,997
Benesch Collier County
April 2025 A-1 School Impact Fee Update Study
Table A-1(Continued)
Collier County Public Schools Existing School Inventory(l)
School
Level Acquired Feet Stations Capacity
Middle Schools
1
Corkscrew Middle
0608
1992
32.0
175,407
1,118
1,006
2
Cypress Palm Middle
0608
2003
87.0
174,947
1,325
1,193
3
East Naples Middle
0608
1966
19.8
146,274
1,139
1,025
4
Golden Gate Middle
0608
1974
27.0
163,361
1,375
1,238
5
Gulfview Middle
0608
1937
10.0
96,792
759
683
6
Immokalee Middle
0608
1990
24.0
178,174
1,906
1,715
7
Manatee Middle
0608
1972
46.0
160,939
1,451
1,306
8
North Naples Middle
0608
1990
43.0
153,270
1,116
1,004
9
Oakridge Middle
0608
1990
39.0
178,681
1,461
1,315
10
Pine Ridge Middle
0608
1973
37.0
143,766
1,261
1,135
Subtotal - Middle
364.8
1,571,6111
12,9111
11,620
Multi -level Schools
1
I 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
0912
2001
60.0
298,797
1,908
1,813
2
Barron Collier High
0912
1970
98.0
306,391
1,943
1,846
3
Golden Gate High
0912
2002
65.9
334,049
2,086
1,982
4
Gulf Coast High
0912
1992
42.0
345,609
1,891
1,796
5
Immokalee High
0912
1973
43.0
295,243
2,338
2,221
6
Lely High
0912
1973
50.0
264,930
2,103
1,998
7
Lorenzo Walker Technical(')
0912
1972
6.0
59,142
609
579
8
Naples High
091
1958
33.0
302,880
2,019
1,918
9
iPalmetto Ridge High
0912
2001
135.01
356,8741
2,039
1,937
Subtotal - High
532.91
2,563,9151
16,936
16,090
Grand Total
1 1,540.31
8,066,4691
54,381
52,190
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.
Benesch Collier County
April 2025 A-2 School Impact Fee Update Study
DRAFT
Appendix B -
Building and land Cost Estimates -
Supplemental Information
DRAFT
Appendix 6 - 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.
Benesch Collier County
April 2025 B-1 School Impact Fee Update Study
DRAFT
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.
Benesch Collier County
April 2025 B-2 School Impact Fee Update Study
DRAFT
1)
2)
3)
4)
5)
6)
7)
Table B-1
Construction Cost Analysis - Collier County
Year Built Faci I ity Name Construction Cost Net Permanent Cost per Net
Square Feet Square ..
New School Construction
2022-23
Aubrey Rogers High
$97,996,019
283,392
$346
2015 Estimates per Indexed Values
.. ..
2015 Study Estimated Indexed
- Elementary Schools
- Middle Schools 51.23%
- High Schools
1 $180
$272
$200
$302
L $220
$333
Building Value per Building &
Schooll-evel
Square ..
Insurance Values of Existing School Buildings �51
- Elementary Schools
$175
$201
- Middle Schools
$177
$201
- High Schools
$193
$224
- Multi -Level Schools
$178
$203
-All Traditional Schools
$181
$208
Construction Cost Range Obtained From Other Florida Jurisdictions (2020-2023)(6)
$122- $437
County Schooll-evel Year Cost per Square
..
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
Source: Collier County Public Schools
Source: Engineering News Record (ENR), Building Cost Index
Source: Collier County School Impact Fee Update, Draft Report, September 25, 2015
Source: Estimates from the 2015 study (Item 3) indexed according to the Engineering News Record (Item 2)
Source: Collier County Public Schools, Statement of Property Values, April 21, 2023
Source: Table B-2
Source: Industry architects
Benesch
April 2025
Collier County
B-3 School Impact Fee Update Study
Table B-2
Construction Cost Analysis — Other Florida Jurisdictions
Vpened District Type Facility Name Co
AL
Elementary Schools:
2015
Orange
El ern
Eagl e Creek El ementa ry
$116
2015
Orange
El ern
Independence Elementary
$116
2015
Orange
El ern
Ocoee ES (Replacement)
$112
2015
Orange
El ern
ClaySprings Elementary
$148
2015
Orange
El ern
Lake Weston Elementary
$117
2015
Orange
El ern
Lovel I Elementary
$130
2015
Palm Beach
El ern
GIadeView Elementary
$177
2015
Palm Beach
El ern
Rosenwald Elementary
$189
2015
Pasco
El ern
Sanders Memorial Elementary
$160
2016
Orange
El ern
Millennia Gardens Elementary
$126
2016
Orange
El ern
Tangelo Park ES
$139
2016
Pasco
El ern
Wiregrass Elementary School (Elem "W")
$167
2016
Washington
El ern
Kate Smith Elementary School
$140
2017
Orange
El ern
Bay Lake Elementary
$138
2017
Orange
El ern
Engelwood Elementary
$149
2017
Orange
El ern
Ivy Lane Elementary
$159
2017
Orange
El ern
Laureate Park Elementary
$143
2017
Orange
El ern
Meadow Woods Elementary
$148
2017
Orange
El ern
Mollie Ray ES
$153
2017
Orange
El ern
Oak Hill ES
$156
2017
Orange
El ern
Rock Lake ES
$166
2017
Orange
El ern
Ventura ES
$147
2017
Orange
El ern
Westpointe ES
$224
2017
St Johns
El ern
Picolata Crossing Elementary
$176
2017
Pasco
El ern
Bexley Elementary
$164
2017
Nassau
El ern
WildlightElementary School
$156
2017
Broward
El ern
Riverglades Elementary
$154
2017
Hamilton
El ern
Hamilton County Elementary School
$119
2018
Escambia
El ern
Kingsfield El ementa ry School
$226
2018
Hillsborough
El ern
Dawson Elementary School
$172
2018
Orange
El ern
William Frangus Elementary
$167
2018
Orange
El ern
Hidden Oaks Elementary
$164
2018
Orange
I El ern
Hungerford Elementary School
$190
Benesch Collier County
April 2025 B-4 School Impact Fee Update Study
Table B-2 (Continued)
Construction Cost Analysis — Other Florida Jurisdictions
Vpened District Type Facility Name 41
AL
Elementary Schools:
2018
Orange
El em
Maxey Elementary School
$158
2018
Orange
El em
PineHiIIs ElementarySchool
$159
2018
Volusia
El em
Pierson Elementary School
$185
2018
Clay
El em
Discovery Oaks Elementary School
$178
2019
Manatee
El em
Barbara Harvey Elementary School
$149
2019
Monroe
El em
Gerald Adams Elementary School
$290
2019
Orange
El em
Deerwood Elementary School
$191
2019
Orange
El em
Water Spring Elementary School
$175
2019
Orange
El em
Ca A evi ew El ementa ry Sc hoo 1
$159
2019
Taylor
El em
Taylor County Primary School
$146
2019
Volusia
El em
ChisholmElementarySchool
$260
2020
Monroe
El em
Stanley Switlik Elementary School
$437
2020
Orange
El em
Summerlake Elementary School
$176
2020
Orange
El em
Sunshine Elementary School
$177
2020
Orange
El em
Vista Pointe Elementary School
$196
2020
Pinellas
El em
Melrose Elementary School
$154
2020
Seminole
El em
Pine Crest School of Innovation
$130
2020
Walton
El em
Dune Lakes Elementary School
$194
2021
Alachua
El em
Metcalf Elementary
$172
2021
Alachua
El em
New Myra Terwilliger Elementary
$194
2021
Brevard
El em
Viera Elementary School
$151
2021
Dade
El em
Andrea Castillo Preparatory
$232
2021
Hillsborough
El em
Bel mo nt El ementa ry
$163
2021
Hillsborough
El em
Tampa Heights Elementary
$434
2021
Orange
El em
Village Park Elementary
$202
2021
Osceola
El em
Michigan Avenue Elementary
$122
2021
Palm Beach
El em
Washington Elementary
$233
2021
Polk
El em
Bella Citta Elementary
$218
2021
Polk
El em
Willow Oak School
$240
2022
Bay
El em
A. Gary Walsingham Academy
$243
2022
Orange
El em
Hamlin ES
$190
2022
Orange
El em
Panther Lake ES
$204
2022
Orange
El em
Stonewyck ES
$198
Benesch Collier County
April 2025 B-5 School Impact Fee Update Study
Table B-2 (Continued)
Construction Cost Analysis — Other Florida Jurisdictions
Cened District Type Facility Name Co
AL
Elementary Schools:
2022
Palm Beach
El ern
Blue Lake ES 05-C
$210
2022
St Johns
El ern
Pine Island Academy ("MM")
$173
2022
Volusia
El ern
George Marks Elementary
$260
2023
Bradford
El ern
Bradford Elementary
$355
2023
Lake
El ern
La ke Poi nte Aca demy
$207
2023
Baker
El ern
Legacy Elementary
$262
2023
10sceola
I El ern
lCelebration Elementary
JZ97
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
Pa tri ot Oa ks Aca d emy
$143
2015
St Johns
Middle
Valley RidgeAcademy
$143
2016
Orange
Middle
Wedgefield K-8 School
$154
2016
Polk
Middle
Citrus Ri dge: A Ci vi cs 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 PublicSchool
$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
Benesch Collier County
April 2025 B-6 School Impact Fee Update Study
Table B-2 (Continued)
Construction Cost Analysis — Other Florida Jurisdictions
Wpened,
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
I Middle
I East Bay K-8
$154
2023
Orange
I Middle
Water Spring Middle
JL96
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
Benesch Collier County
April 2025 B-7 School Impact Fee Update Study
Table B-2 (Continued)
Construction Cost Analysis — Other Florida Jurisdictions
High Schools:
2021
Orange
High
Horizon High School
$214
2021
Orange
High
Lake Buena Vista High School
$237
2021
Orange
High
Silver Pines AcademyK-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
Source: Florida Department of Education and information from Florida school districts, when available
Benesch Collier County
April 2025 B-8 School Impact Fee Update Study
DRAFT
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
Benesch Collier County
April 2025 B-9 School Impact Fee Update Study
DRAFT
Table B-4
Architectural/Civil Design Cost Analysis -Other Florida Jurisdictions
..
r Facility Name
onsook-
2015
Hillsborough
Elem
Thompson Elementary
$1,117,623
8%
2015
Orange
Elem
Ea gl e Creek El ementa ry
$503,008
5%
2015
Orange
Elem
Independence Elementary
$454,954
5%
2015
Orange
Elem
Ocoee ES (Replacement)
$669,660
7%
2015
Orange
Middle
ClaySprings 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
GI a deViewElementary
$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
Ba y La ke El ementa ry
$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
OCPSAcademic 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
INassau
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
ISulphur Springs K-8
$417,315
8%
2017
Holmes
Middle
Bonifay PK-8
$2,870,562
9%
Benesch Collier County
April 2025 B-10 School Impact Fee Update Study
DRAFT
Table B-4 (Continued)
Architectural/Civil Design Cost Analysis -Other Florida Jurisdictions
r2017Levy
Mfik--
Facility Name
f I
-
e
High
Miami Carol City Senior High
$5,273,339
8%
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
WindermereHS
$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 SchoolK-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 Cross i ng Aca demy (" LL") K-8
$1,247,321
4%
2018
St Johns
Middle
Palm Va I I ey Aca demy ("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
Gera I d Ada ms El ementa ry Sc hool
$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
jParrish Community High School
$2,436,800
4%
2019
Osceola
High
NeoCityAcademy
$1,436,484
12%
Benesch Collier County
April 2025 B-11 School Impact Fee Update Study
DRAFT
Table B-4 (Continued)
Architectural/Civil Design Cost Analysis -Other Florida Jurisdictions
Facility Name
2020
Jackson
Middle
Marianna K-8 School
$4,686,265
9%
2020
Monroe
Middle
Plantation Key School
$276,122
1%
2020
Monroe
Elem
StanleySwitlikElementary 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
I Middle
Hamlin MS
$1,508,823
5%
2022
Orange
Middle
Kelly Park School
$1,458,184
6%
Benesch Collier County
April 2025 B-12 School Impact Fee Update Study
DRAFT
Table B-4 (Continued)
Architectural/Civil Design Cost Analysis -Other Florida Jurisdictions
Year
Opened
2022
District
Pasco
Type
Middle
Facility Name
Starkey Ranch K-8
Architect &
Eng.Fees
$2,067,542
Ratio of Architect
& Eng. Fees to
Construction Cost
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
El ern
Bradford Elementary
$3,578,849
7%
2023
Pasco
High
Kirkland Ranch Academy of Innovation
$3,334,589
7%
2023
Lake
El ern
LakePoi nteAcademy
$1,785,110
6%
2023
Baker
El ern
Lea gacy 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%
Source: Florida Department of Education and information from Florida school districts, when available
Benesch Collier County
April 2025 B-13 School Impact Fee Update Study
Table B-5
Site Development Cost Analysis - Other Florida Jurisdictions
001ft
2015
lHillsborough
Type
Elem
Facility Name
Thompson Elementary
Site DevelopmentRatio
$1,020,579
of Site
Construction Cost
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
Ea gl e Creek El ementa ry
$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
G I a de Vi ew El ementa ry
$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
Val ley 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 Ri dge: A Ci vi cs 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
OCPSAcademic Centerfor 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
WindermereHS
$8,003,699
15%
2017
Pasco
Elem
Bexley Elementary
$1,481,772
9%
2017
Nassau
Elem
WildlightElementary 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%
Benesch Collier County
April 2025 B-14 School Impact Fee Update Study
Table B-5 (Continued)
Site Development Cost Analysis - Other Florida Jurisdictions
Ye '
0peasta
2017
Pinellas
Type
High
Facility Name
Palm Harbor University High
Site Development
$2,306,147
Ratio of Site
Construction Cost
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 El ementa ry 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
Vol usia
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 Mi I lenium Middle School
$1,714,394
4%
2018
St Johns
Middle
Freedom Crossing Academy ("LL") K-8
$0
0%
2018
St Johns
Middle
Pal m Va Hey 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
Gera I d Ad a ms El ementa ry Sc h oo 1
$0
0%
2019
Orange
Elem
Deerwood Elementary School
$2,253,796
15%
2019
Orange
Elem
Wa ter Spr i ng El ementa ry Sc h ool
$1,844,486
12%
2019
Orange
Elem
Ca stl evi ew El ementa ry Sc In ool
$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 MiddleSchool
$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 Mi ddl e 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
NeoCi ty 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
Sta n I ey Swi tl i k El ementa ry Sc hoo 1
$0
0%
2020
Orange
High
Magnolia School
$2,328,178
12%
2020
Orange
Elem
Summed ake 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 MiddleSchool "HH"
$6,161,935
18%
2020
Pinellas
Elem
Mel ros e El ementa ry Sc h ool
$1,108,393
10%
2020
Seminole
Elem
Pine Crest School of Innovation
$1,770,059
9%
Benesch Collier County
April 2025 B-15 School Impact Fee Update Study
Table B-5 (Continued)
Site Development Cost Analysis - Other Florida Jurisdictions
=[a
2020
Walton
Type
Elem
Facility Name
Dune Lakes Elementary School
Site DevelopmentRatio
$1,914,262
of Site
Construction Cost
7%
2021
Alachua
Elem
Metcalf Elementary
$917,445
7%
2021
Alachua
Elem
New Myra Terwilliger Elementary
$1,834,051
10%
2021
Brevard
Elem
Viera El ementa ry 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
Vi I I a ge Pa rk El ementa ry
$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
StJohns
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
La ke Po i nte Aca demy
$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%
Source: Florida Department or taucatlon and Information from Florlaa school districts, when available
Benesch Collier County
April 2025 B-16 School Impact Fee Update Study
DRAFT
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.
Benesch Collier County
April 2025 B-17 School Impact Fee Update Study
r
CO TeY Counu
Prepared for:
Prepared by:
benesch
Collier County Capital Projects Planning, Benesch
Impact Fees and Program Management Division 1000 N. Ashley Dr., #400
2685 Horseshoe Drive South Tampa, Florida 33602
Naples, Florida 34104 ph (813) 224-8862
ph (239) 252-8192 E-mail: nkamp@benesch.com
DRAFT
Collier County
Correctional Facilities Impact Fee Study
Table of Contents
INTRODUCTION............................................................................................................... 1
INVENTORY....................................................................................................................... 5
SERVICE AREA AND DEMAND COMPONENT...................................................................... 8
LEVELOF SERVICE............................................................................................................. 9
COST COMPONENT........................................................................................................... 11
CREDITCOMPONENT........................................................................................................ 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
Benesch Collier County
October 2024 i Correctional Facilities Impact Fee Study
DRAFT
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 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 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.
Benesch Collier County
October 2024 1 Correctional Facilities Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 2 Correctional Facilities Impact Fee Study
DRAFT
• 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.
Benesch Collier County
October 2024 3 Correctional Facilities Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 4 Correctional Facilities Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 5 Correctional Facilities Impact Fee Study
DRAFT
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 the 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 and $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 cost 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
Benesch
October 2024
M
Collier County
Correctional Facilities Impact Fee Study
DRAFT
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
D
PItription
Detection Intox/ Breathalizer(4)
(1)
Total Cost
$55,080
(2)
Units
9
Cost per
Unit (3)
$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
1 $3,347,078
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.
Benesch Collier County
October 2024 7 Correctional Facilities Impact Fee Study
DRAFT
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 (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.
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.
Benesch Collier County
October 2024 8 Correctional Facilities Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 9 Correctional Facilities Impact Fee Study
Table 4
Level of Service Comparison
I rJurls diction
Palm Beach County
Total
Available
Beds(i)
2,456
2023
Permanent
P..
1,532,718
•
per 000
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
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)
Benesch
October 2024
Collier County
10 Correctional Facilities Impact Fee Study
DRAFT
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 addition 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
Description
Figure
TotalPercent of
.
Building Value(i)
$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(s)
$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
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)
Benesch Collier County
October 2024 11 Correctional Facilities Impact Fee Study
DRAFT
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
Benesch
October 2024
Collier County
12 Correctional Facilities Impact Fee Study
DRAFT
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 expansion 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 entirely, 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.
Benesch Collier County
October 2024 13 Correctional Facilities Impact Fee Study
DRAFT
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 period (Item 4)
Benesch
October 2024
14
Collier County
Correctional Facilities Impact Fee Study
DRAFT
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 $331 per
functional resident.
Table 7
Net Impact Cost per Functional Resident
Variable Per Functional
Resident
Impact Cost
Total Impact Cost(1)
$335.90
Impact Credit
Capital Expansion "Debt Service" Credit (Z)
$5.20
Net Impact Cost
Net Impact Cost(3)
$330.70
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)
Benesch Collier County
October 2024 15 Correctional Facilities Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 16 Correctional Facilities Impact Fee Study
DRAFT
Table 8
Calculated Correctional Facilities Impact Fee Schedule
wFunctional y Calculated Current Adopted Percent FS 163.31801 Percent
Unit(l) Impact Fee Impact Fee Change Fee(s) Change
Residential.
Single Family Detached
210
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%
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
lRetirement Community- Detached (Single Family)
du
1.07 $353.85
$215.12
64%
$322.68
50%
252 lRetirement Community- Attached (Multi -Family)
Transient Assisted, Group:
310/311 Hotel/All Suites Hotel
du 0.55 $181.89 $215.12 -15%
16
room 1.23 $406.76 $220.63 849,o
$181.89
$330.94
-15%
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
1,000sf
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
-245to
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
1,000sf
3.331
$1,101.231
$1,649.27/screen
N/A
N/A
N/A
n/a
Dance Studio/Gymnastics
1,000sf
1.72
$568.801
$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%
540/550
University/Junior College (more than 7,500 students) (Private
student
0.08
$26.46
$19.31
37%
$26.46
37%
560
Church
1,000sf
0.47
$155.43
$8.27/seat
N/A
N/A
N/A
565
Day Care Center
1,000sf
0.85
$281.10
$13.79/student
N/A
N/A
N/A
Medical:
Tr
610 lHospital 1 1,000 sf
1 1.28 $423.301 $377.84
12% $423.30 12%
Office:
710 lGeneral Office 1 1,000sf 1 0.95 $314.171 $212.36 48% $314.17 48%
Benesch
October 2024
17
Collier County
Correctional Facilities Impact Fee Study
DRAFT
Table 8 (Continued)
Calculated Correctional Facilities Impact Fee Schedule
163.31801 Percent
Unit(l) Impact Fee Impact Fee Change Fee(s) Change(6)
Office:
Medical Office/Clinic 10,000sgftorless
1,000 sf
1.16
$383.61
$314.41
22%
$383.61
22%
720
Medical Office/Clinic greater than 10,000sgft
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
-49/o
$651.48
-4%
822
Retail 6,001 to 40,000 sfgla
1,000 sfgla
1.97
$651.48
$675.71
-49,.
$651.48
-4%
821
Retail 40,001 to 150,000 sfgla
1,000sfgla
2.74
$906.12
$620.55
46%
$906.12
46%
820
Retai I greater than 150,000 sfglA
1,000sfgla
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
lTire 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
0.301
$99.21
$66.20
50%
$99.21
50%
Service
911
Bank/Savings w/out Drive-Thru 1,000 sf 1.10 $363.77 $615.04
-41%
$363.77
-41%
912
Bank/Savingsw/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 Restaurantw/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
-49/6
$687.86
-4%
944
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 1,000 sf
1 0.45
$148.82
$190.30
-22%
$148.82
-22%
140
I Manufacturing
1 1,000 sf
1 0.53
$175.271
$137.90
27%
$175.27
27%
Benesch
October 2024
18
Collier County
Correctional Facilities Impact Fee Study
DRAFT
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)
Benesch
October 2024
19
Collier County
Correctional Facilities Impact Fee Study
DRAFT
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
Land Use
Date of Last Update
(2)
Unit
Collier
Calculated (3)
2024
County
Current
2015
Brevard
County(5)
2000
Charlotte
County (6)
2021
Polk
County (7)
2024
Sarasota
County(8)
2016
Adoption Percentage(l)
N/A
100%
100%
100%
100%
100%
Residential:
Single Family (2,000 sf)
I du
$579
$499
$72
$284
$662
$1,009
Non -Residential:
Light Industrial
1,000sf
$149
$190
N/A
$73
$205
$205
Office (50,000sf)
1,000sf
$314
$328
$34
$211
$367
$756
Retail (125,000sf)
1,000sf
$906
$621
$100
$442
$727
$1,319
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"
Benesch Collier County
October 2024 20 Correctional Facilities Impact Fee Study
DRAFT
Appendix A
Building and Land Value Analysis -
Supplemental Information
DRAFT
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 2015 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 values 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.
Benesch Collier County
October 2024 A-1 Correctional Facilities Impact Fee Study
DRAFT
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
KTOr- M
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.
Benesch Collier County
October 2024 A-2 Correctional Facilities Impact Fee Study
DRAFT
Appendix 6
Population Estimates - Supplemental Information
DRAFT
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.
Benesch Collier County
October 2024 B-1 Correctional Facilities Impact Fee Study
DRAFT
Table B-1
Collier County Population Estimates (Countywide)
'q
0
Countywide
Pea
rSeas
ul 0
, 387,183
Clhane
-
2010
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%
Source: Collier County Comprehensive Planning
Department (population projections dated May,
2024)
Benesch
October 2024
Collier County
B-2 Correctional Facilities Impact Fee Study
DRAFT
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)
Benesch Collier County
October 2024 B-3 Correctional Facilities Impact Fee Study
DRAFT
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 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 year can be calculated. The following paragraphs explain how functional
population is calculated for residential and non-residential land uses.
Benesch Collier County
October 2024 B-4 Correctional Facilities Impact Fee Study
DRAFT
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
Item/Calculation Step
Total workers living in Collier County(l)
Year 2021
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 populationlsl
12.8%
Population net of workers and school age population (6)
174,368
Other population as a percent of total population(7)
46.8%
1) Source: Census OnTheMap 2021
2) Source: ACS 20215-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)
Benesch Collier County
October 2024 B-5 Correctional Facilities Impact Fee Study
DRAFT
Table B-4
Residential Coefficient for Functional Population
Hours at Percent of Effective
Pop.Group
Residence(l) Population (2) 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(S)
69.2%
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 widely'. 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).
Benesch Collier County
October 2024 B-6 Correctional Facilities Impact Fee Study
DRAFT
• 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.
Benesch
October 2024
Collier County
B-7 Correctional Facilities Impact Fee Study
DRAFT
Table B-5
General Functional Population Coefficients
. .ily
Population/ Employee Hours Trips per One -Way Trips pants P:r
PF Employment Categ ln-Place('� Employee (2) per Employee (3) Occt per Employeeo per Trip
ory 4ir
Functional
Days per Week Population
(4) (5)
Trip Trip 11
Population
Coefficient(8)
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 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/lk 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:
((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, llth ed., when available.
(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
Benesch
October 2024
M.
Collier County
Correctional Facilities Impact Fee Study
Table B-6
Functional Population (Countywide)
Population Category
PF
2024 Peak Season Population
Collier County
Baseline D.
I 491,779
Functional Functional
Population
Coefficient
0.692
m
340,311
Employment Category
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
61495
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
1 14,309
0.451
6,453
Total Employment by Category Population(4)
134,731
2024 Total Functional Population(5)
475,042
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.
Benesch
October 2024
Collier County
B-9 Correctional Facilities Impact Fee Study
DRAFT
Table B-7
Countywide Functional Population (2010-2040)
2010
PopulationYear Functional
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
Source: Table B-6 for the 2024 functional population figure and Table B-1 for annual growth rates
Benesch
October 2024
Collier County
B-10 Correctional Facilities Impact Fee Study
DRAFT
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 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 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.
Benesch Collier County
October 2024 B-11 Correctional Facilities Impact Fee Study
DRAFT
Table B-8
Functional Residents for Residential and Transient Land Uses
Resident Adjusted ir I
s a J[ Visitor Hours Workers Work Day Days Per
Residential Land Use Impact Unit ITE LUC Vis elF esidents P (6) (7)
1P Rate( at Place(s) Per Unit Hours Week
Functional
esidents Per
Unit mAl Unit (4)
Residential
Unit(9)
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
201
2.041
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) from 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/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
f(Adiusted Residents per Unit X Hours at Place X Days per Week) + (Workers Per Unit X Work Hours Per Day X Days per Week)l
( 24 Hours per Day X 7 Days per Week)
Benesch
October 2024
B-12
Collier County
Correctional Facilities Impact Fee Study
DRAFT
Table B-9
Functional Residents for Non -Residential Land Uses
ITE LUC"' Land Use Impact Unit
EGREATION:
One-WayTrips Per Trips Per Employees r.
Unit(2) Employee (3) Per Unit (4� Factor @ (6) (7) Visitorsis) (9) Residents p
(5) Hours Per Trip Per Trip
416
Campground/RV Park("i
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(B)
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 Stud io/Gymnastics
1,000 sf
21.33
n/a
2.00
10.67
ELL
1.64
15.50
1.50
7
1.72
NSTITUTIONS.,
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
540/550
University/Junior College (more than 7,500 students) (Privat
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
3.801
9
2.16
7.84
1.001
7
0.47
565
Day Care Center
1,000 sf
49.63
21.38
2.321
24.82
9
2.16
51.29
0.15
51
0.85
MEDICAL:
610 Hospital 1,0 00sf 1 10.77
3.77 2.86
5.39
9
1.44 4.90 1.00 7 2.28
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
11000 sf
23.83
8.71
2.74
11.92
9
1.44
14.42
1.00
5
1.16
720
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:
qmv-
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
949
Tire Superstore
1,000 sf
20.37
n/a
1.65
10.19
9
1.52
13.84
1.00
7
2.20
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
862
Home Improvement Superstore
11000 sf
30.74
n/a
2.50
15.37
9
1.52
20.86
1.00
7
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
20'.8190
890
Furniture Store
1,000 sf
6.26
10.93
0.57
3.13
9
1.52
4.19
0.50
7
RVICES:
911
Bank/Savings w/out Drive-Thru
1,000 sf
57.941
32.73
1.77
28.971
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 Restaurantw/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
44.521
9.191
204.63
91
2.30
461.461
0.251
71
8.25
Benesch
October 2024
B-13
Collier County
Correctional Facilities Impact Fee Study
DRAFT
Table B-9 (continued)
Functional Residents for Non -Residential Land Uses
LUC"' Land Use Impact Unit
SERVICES:
Per Trips
(2)
Unit Employee
Per
(3)
One-WayTrips
Employees
Per Unit J4� Factor
@
is) Hours
(6) C �
er Trip
_( 7)
Visitors(B)
Per Trip (9)
(IM
Residents per
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
1 2.081
8.151
91
1.52
10.311
1.001
71
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
7J
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)
Benesch
October 2024
B-14
Collier County
Correctional Facilities Impact Fee Study
benesch
Prepared for: Prepared by:
Collier County Capital Projects Planning, Benesch
Impact Fees and Program Management Division 1000 N. Ashley Dr., #400
2685 Horseshoe Drive South Tampa, Florida 33602
Naples, Florida 34104 ph (813) 224-8862
ph (239) 252-8192 E-mail: nkamp@benesch.com
DRAFT
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
Benesch Collier County
October 2024 i EMS Impact Fee Study
DRAFT
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 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.
Benesch Collier County
October 2024 1 EMS Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 2 EMS Impact Fee Study
DRAFT
• 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.
Benesch Collier County
October 2024 3 EMS Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 4 EMS Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 5 EMS Impact Fee Study
DRAFT
Table 1
Building and Land Inventory
Facility �-
Station 3/Helicopter Operations(10)
2375 Tower Drive
Year
1994
Feet (2)
4,962
Total
Feet on
N/A
Acres (4)
617.44
Acres per
��� sf of
Building
N/Al
Allocated
Acres(6)
2.00
Building
Value (7)
$2,282,520
Land
Value(8)
$360,000
Total
Building and
Land
$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
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 18).
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).
Benesch
October 2024
M
Collier County
EMS Impact Fee Study
DRAFT
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 for 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
Benesch Collier County
October 2024 7 EMS Impact Fee Study
DRAFT
In addition to the facilities included in Table 1, the County also leases 26,100 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
Station 1
AddressFacility
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, FI 34110
895
Station 20
4798 Davis Blvd, Naples, FL 34104
2,000
Station 31
502 East New Market Rd, Immokalee, FI 34142
2,000
Total
26,143
1) Source: Collier Countv
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.
Benesch Collier County
October 2024 8 EMS Impact Fee Study
DRAFT
Table 3
Vehicle and Equipment Inventory
Description U nits (1) Unit Value (2) Tota ( 1 3)
Value
Vehicles
AILS 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
1) Source: Collier County
2) Source: Collier County
3) Units (Item 1) multiplied by unit value (Item 2)
Benesch Collier County
October 2024 9 EMS Impact Fee Study
DRAFT
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 seasonal 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.
Benesch Collier County
October 2024 10 EMS Impact Fee Study
DRAFT
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
Variable
Year2024
Peak
Population
Functional
Population
Population�)
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)(')
0.000026
0.000027
1) Source: Aaaendix B. Table B-1 for peak aooulation
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)
Benesch Collier County
October 2024 11 EMS Impact Fee Study
DRAFT
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
Description
Figure
Percent of
Total""
Total Building Value(i)
$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
11 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)
Benesch Collier County
October 2024 12 EMS Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 13 EMS Impact Fee Study
Table 6
Capital Expansion "Cash" Credit
����escription
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
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.
Benesch Collier County
October 2024 14 EMS Impact Fee Study
DRAFT
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
Variable Per Functional
Resident
Impact Cost
Total Impact Cost per Functional Resident(l)
$121.81
Impact Credit
Average Annual Capital Expansion "Cash" Credit per Functional Resident(z)
$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
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)
Benesch Collier County
October 2024 15 EMS Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 16 EMS Impact Fee Study
DRAFT
Table 8
Calculated EMS Impact Fee Schedule
WFunctional IP Calculated Current Percent F.S. 163.31801 Percent
Land Use Impact Unit Residents per Adopted Impact (4) Maximum (6)
=or W Unit(i) Impact Fee Fee (3) Change Impact Fee(s) Change
Residential:
Single Family Detached
210
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: EL
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%
540/550
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 1,000 sf 1 1.28 $144.77 $107.53 35% $144.77 35%
Benesch Collier County
October 2024 17 EMS Impact Fee Study
DRAFT
Table 8 (continued)
Calculated EMS Impact Fee Schedule
Imor
Office:
710
Land Use
or
General Office
Functional IP Calculated
Impact Unit Residents per (
Unit(i) Impact Fee
1,000 sf 0.95 $107.45
Current
Adopted Impact
Fee (3)
$60.44
Percent
(4)
Change
78%
F.S. 163.31801 Percent
Maximum (6)
Impact Fee(s) Change
$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%
720
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 0
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%
Benesch Collier County
October 2024 18 EMS Impact Fee Study
DRAFT
Table 8 (continued)
Calculated EMS Impact Fee Schedule
Industrial:
Land Use
Impact Unit
Functional Calculated
Residents per (
Unit(i) Impact Fee
Current
Adopted Impact
Fee (3)
Percent F.S. 163.31801 Percent
(4) Maximum (6)
Change Impact Fee(s) Change
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%
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)
Benesch Collier County
October 2024 19 EMS Impact Fee Study
DRAFT
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
Land Use
Date of Last Update
(2)
Unit
Calculated (3)
2024
Collier County
Max! MUM(4)
2024
Current
2016
Brevard
County (6)
2000
Charlotte
County(7)
2021
Sarasota
County(8)
2016
Lee
County(9)
2018
Manatee
County(10)
2024
Osceola
County(")
2017
Polk
County(12)
2019
Pasco
County(13)
2003
Assessed Portion of Calculated(')
N/A
N/A
100%
100%
100%
100%
100%
1009'.
100%
100%
1 100%
Residential:
Single Family(2,000sf)
I du
$198
$198
$142
$39
$77
$171
$55
$327
$115
$76
$172
Non -Residential:
Light Industrial
1,000sf
$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 (125,000sgft)
1,000sf
$310
$288
$192
$54
$119
$224
$59
$201
$123
$78
$224
1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fee may have been lowered/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
Benesch Collier County
October 2024 20 EMS Impact Fee Study
DRAFT
Appendix A
Building and Land Value Analysis -
Supplemental Information
DRAFT
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 $460 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 2016 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.
Benesch Collier County
October 2024 A-1 EMS Impact Fee Study
Table A-1
Building Cost Estimates
Description 4AW =Indexedmq
2016 Study Cost Estimates Indexed
Cost Estimate Used in 2016 Study
$300
$442
ENR Index (2016-2024)(3) 47.46%
roject Year Construction
Cost per SF
Insurance Values(4)
Average Building Value per Square Foot
2022
$302
Recent/Upcoming Construction(s)
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
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:
0 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.
Benesch Collier County
October 2024 A-2 EMS Impact Fee Study
DRAFT
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 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)
Land Use Distribution
Rural/Agricultural 10%
Land Value per
Acre (2)
$35,000
Weighted Land
Value per Acre (3)
$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
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
Benesch Collier County
October 2024 A-3 EMS Impact Fee Study
DRAFT
Appendix 6
Population Estimates —Supplemental Information
DRAFT
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 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 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
Benesch Collier County
October 2024 B-1 EMS Impact Fee Study
DRAFT
Table B-1
Collier County Population Estimates (Countywide)
Countywide
Peak
Seasonal
Population
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
1 582,721
0.7%
Source: Collier County Comprehensive Planning
Section (population projections dated May
2024)
Benesch Collier County
October 2024 B-2 EMS Impact Fee Study
DRAFT
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).
Benesch Collier County
October 2024 B-3 EMS Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 B-4 EMS Impact Fee Study
DRAFT
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
Item/Calculation Step
Total workers living in Collier County(�)
Year2021
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 populationlsi
12.8%
Population net of workers and school age population (6)
174,368
Other population as a percent of total population(7)
46.8%
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)
Benesch Collier County
October 2024 B-S EMS Impact Fee Study
DRAFT
Table B-4
Residential Coefficient for Functional Population
Hours at 1111111MIati
Effective
Pop. Group
(1)
Residence •..
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(s)
69.2%
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 widely'. 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).
Benesch Collier County
October 2024 B-6 EMS Impact Fee Study
DRAFT
• 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.
Benesch Collier County
October 2024 B-7 EMS Impact Fee Study
DRAFT
Table B-5
General Functional Population Coefficients
Daily
Population/ Employee Hours Trips per One -Way Trips Visitors per Visitor Hours
Employment Category ITE LUC In -Place(" Employee (2) perEmployee (3) Occupants per upants per (6) T
Employee per rip
r
1 (1) 1
7Dys per Week"' P Pul.ti..
Trip (4) Trip(s)
Population
Coefficient(s)
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(')
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
7.451
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(") 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:
((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.
(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
Benesch Collier County
October 2024 B-8 EMS Impact Fee Study
DRAFT
Table B-6
Functional Population (Countywide)
Population Category
2024 Peak Season Population
Collier County
D.
Baseline
1 491,7791
Functional Functional
Resident (2) Population
Coefficient
0.6921
N
d
340,311
Employment Category
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
Total Employment by Category Population(4)
134,731
2024 Total Functional Population(s)
475,042
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 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.
Benesch Collier County
October 2024 B-9 EMS Impact Fee Study
DRAFT
Table B-7
Collier County Functional Population (2010-2040)
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
Source: Table B-6 for the 2024 functional population figure and Table B-1 for annual growth rates
Benesch Collier County
October 2024 B-10 EMS Impact Fee Study
DRAFT
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 residents
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.
Benesch Collier County
October 2024 B-11 EMS Impact Fee Study
DRAFT
Table B-8
Functional Residents for Residential and Transient Land Uses
Resident Adjusted ir I
s a J[ Visitor Hours Workers Work Day Days Per
Residential Land Use Impact Unit ITE LUC Vis elF esidents P (6) (7)
1P Rate( at Place(s) Per Unit Hours Week
Functional
esidents Per
Unit mAl Unit (4)
Residential
Unit(9)
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
201
2.041
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) from 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/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
f(Adiusted Residents per Unit X Hours at Place X Days per Week) + (Workers Per Unit X Work Hours Per Day X Days per Week)l
( 24 Hours per Day X 7 Days per Week)
Benesch Collier County
October 2024 B-12 EMS Impact Fee Study
DRAFT
Table B-9
Functional Residents for Non -Residential Land Uses
Land Use Impact Unit
RECREATION:
One-WayW Trips Per Trips Per Employees
(3) Factor @ (6) VisitorsM Residents per
Unit"' Employee Per Unit"' Hours Per Trip"' Pe Week'
416
Campground/RV Parki12i
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
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
540/550
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 1,000 sf
1 49.631
21.381
2.321
24.821
9
2.16
51.291
0.15
51
0.85
MEDICAL: morm-
610 Hospital 1,000 sf 1 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
720
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
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
ISupermarket
1,000 sf
1 94.481
43.861
2.15
47.24
91
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
4.191
0.501
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
409.251
44.521
9.19
204.631
91
2.30
461.461
0.251
7
8.25
Benesch Collier County
October 2024 B-13 EMS Impact Fee Study
DRAFT
Table B-9 (continued)
Functional Residents for Non -Residential Land Uses
ITE LUC"' Land Use MR Trips Per Trips
Impact Unit Unit"' Employee
Per
(3)
Employees
Per Un it N
One -Way
Factor @ Hours(N
Worker Occupants
Per Tri
P(7)
Visitors(8)
Visitor Hours
Pe=.Week(")
Days Per
Functional
Residents per
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 1,000 sf
16.30
n/a
1 2.08
8.151
9
1.521
10.311
1.001
71
1.21
INDUSTRIAL:
110
General Light Industrial
1,000 sf
4.87
3.10
1.57
2.44
9
1.O8
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
0.591
0.751
51
0.10
151
Mini -Warehouse
1,000 sf
1.46
61.90
0.02
0.73
9
1.08
0.771
0.751
71
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, IIth 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)
Benesch Collier County
October 2024 B-14 EMS Impact Fee Study
Collier County
f �
t .
Prepared for:
Prepared by:
IN
benesch
Collier County Capital Projects Planning, Benesch
Impact Fees and Program Management Division 1000 N. Ashley Dr., #400
2685 Horseshoe Drive South Tampa, Florida 33602
Naples, Florida 34104 ph (813) 224-8862
ph (239) 252-8192 E-mail: nkamp@benesch.com
DRAFT
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
Benesch Collier County
October 2024 i Government Buildings Impact Fee Study
DRAFT
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 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.
Benesch Collier County
October 2024 1 Government Buildings Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 2 Government Buildings Impact Fee Study
DRAFT
• 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.
Benesch Collier County
October 2024 3 Government Buildings Impact Fee Study
DRAFT
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.
\"deAW
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.
Benesch Collier County
October 2024 4 Government Buildings Impact Fee Study
DRAFT
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 calculations involves estimating the current value of the
capital assets. As shown in Table 1, primary buildings are estimated to cost $450 per square foot
Benesch Collier County
October 2024 5 Government Buildings Impact Fee Study
DRAFT
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.
1
Benesch Collier County
October 2024 6 Government Buildings Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 7 Government Buildings Impact Fee Study
DRAFT
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
Variable
Year2024
Peak Seasonal Functional
Population 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
1) Source: Aooendix 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)
Benesch Collier County
October 2024 8 Government Buildings Impact Fee Study
DRAFT
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 development 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 $847 per
functional resident for all government buildings assets considered in the impact fee calculations.
Table 3
Total Impact Cost per Functional Resident
Item EML"
Total Land Value(l)
ercent of
$17,179,200
3.8%
Total Building Value (2)
$434,309, 330
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(')
$457.91
Achieved LOS (Square Feet per Functional Resident)($)
1.85
Total Capital Asset Value per Functional Resident(9)
$847.13
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)
Benesch Collier County
October 2024 9 Government Buildings Impact Fee Study
DRAFT
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 comparison 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.
Benesch Collier County
October 2024 10 Government Buildings Impact Fee Study
DRAFT
Table 4
Capital Expansion "Cash" Credit
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 Factorial
1.25
Adjusted Annual Capital Expansion "Cash" Credit per Functional Resident(6)
$3.39
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.
Benesch Collier County
October 2024 11 Government Buildings Impact Fee Study
DRAFT
Table 5
Capital Expansion "Debt Service" Credit
Number of Payments Present Value Average Annual
of Payments Functional
Debt
PopulationYearsof Remaining
Remaining
Description Remaining
Credit per
(Capacity
(CapacityBond
ExpansionPayments
Transportation Building (Series 2022A) 1 $213,167 $211,6641 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)
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 remaining
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 Operating 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 funded with other
revenue sources (Item 7)
Benesch
October 2024
12
Collier County
Government Buildings Impact Fee Study
DRAFT
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 $785 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
Functional
Variable Per Resident
Impact Cost
Total Impact Cost per Functional Resident(l)
$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
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)
Benesch Collier County
October 2024 13 Government Buildings Impact Fee Study
DRAFT
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.
*VP
r�
Benesch Collier County
October 2024 14 Government Buildings Impact Fee Study
DRAFT
Table 7
Calculated Government Buildings Impact Fee Schedule
� Functional Calculated Current Adopted Percent FS 163.31801 Percent
Impact Unit Residents per Impact Fee (2) Impact Fee (3) Change (4) Maximum Impact Change (6)
Residential:
Single Family Detached
210
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,
310/311
Group:
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
$708.961
$525.81
35%
$708.96
35%
620
Nursing Home
1,000 sf
2.371
$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
1.721
$1,370.121
$1,155.731
19%1
$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
50916
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%
540/550
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
1 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%
720
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%
Benesch
October 2024
15
Collier County
Government Buildings Impact Fee Study
DRAFT
Table 7 (continued)
Calculated Government Buildings Impact Fee Schedule
Functional Calculated Current Adopted Percent FS 163.31801 Percent
LUC Impact Unit Residents per (2) 13) (4) Maximum Impact (6)
Unit(l) Impact Fee Impact Fee Change Fee(s) Change
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
$955.901
$697.60/bay
N/A
N/A
N/A
850
Supermarket
1,000 sf
2.26
$1,800.271
$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/Savingsw/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 Restaurantw/Drive-Thru
1,000 sf
9.66
$7,694.961
$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%1
$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
$1916.26
53%1
$1,374.39
509/.
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%
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.
Benesch Collier County
October 2024 16 Government Buildings Impact Fee Study
DRAFT
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)
U
Benesch
October 2024
17
Collier County
Government Buildings Impact Fee Study
DRAFT
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
Land Use
Date of Last Update
(2)
Unit
Calculated (3�
2024
Collier County
Maxi MUM(4)
2024
Current
...
2016
Charlotte
County (6)
2021
Indian River
County (7)
2020
Martin
County(s)
2023
Palm Beach
County(9)
2022
Sarasota
County (10)
2016
St. Lucie
County (22)
2022
Assessed Portion of Calculated(')
N/A
N/A
100%
25%
50%/26%
100%
Varies - SF @20%
100%
Varies - SF @26%
Residential:
Single Family (2,000 sf)
I du
$1,373
$1,373
$934
$268
$415
$547
$317
$623
$548
Non -Residential:
Light Industrial
1,000sf
$358
$358
$359
$69
$68
$175
$105
$126
$111
Office (50,000 scl ft)
1,000sf
$757
$757
$620
$199
$121
$339
$186
$467
$485
Retail (125,000 scl ft)
1,000sf
$2,1831
$1,912
$1,275
$417
$205
$826
$466
$815
$821
1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fee may have been lowered/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. 163.31801. 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.
Benesch
October 2024
1:3
Collier County
Government Buildings Impact Fee Study
DRAFT
P"
Appendix A -
Government Buildings Inventory
DRAFT
Table A-1
Government Buildings Inventory (Primary)
Name of Structure Square
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
8,388
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
Benesch
October 2024
Collier County
A-1 Government Buildings Impact Fee Study
DRAFT
Table A-1(continued)
Government Buildings Inventory (Support)
Name of Structure quare
iddseet(l)
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
1) Source: Collier County
Benesch
October 2024
Collier County
A-2 Government Buildings Impact Fee Study
DRAFT
Table A-2
Government Buildings Inventory (Acreage)
Name of Structure
No
Golden Gate Government Services Center
A ress
4715 Golden Gate Parkway
Square Feet (�,
6,090
Footage :rn
Site (2) 111111111111111M
76,498
12.91
,,, sf of
Bldg Space (4) 11
0.169
(Allocated
Acres)is'
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
1
69,135
41.81
0.605
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
1,491,521
45.28
/
0.030
0.215
Collector & Supervisor of Elections
3301 E. Tamiami Trail
30,753
0.923
Building "D" PWED
3301 E. Tamiami Trail A1W
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
82,847
9.63
0.116
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 Bui g
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
32,178
9.44
0.293
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
147001mmokalee 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
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)
Benesch
October 2024
Collier County
A-3 Government Buildings Impact Fee Study
DRAFT
Population Estimates —Supplemental Information
Mw
111 '1TH
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.
W'M
Benesch Collier County
October 2024 B-1 Government Buildings Impact Fee Study
DRAFT
Table B-1
Collier County Population Estimates (Countywide)
0
Countywide
Pea
rSeasonal
, 387,183
rce
I
-
2010
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%
Source: Collier County Comprehensive Planning
Section (population projections dated May
2024)
Benesch
October 2024
Collier County
B-2 Government Buildings Impact Fee Study
DRAFT
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).
Benesch Collier County
October 2024 B-3 Government Buildings Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 B-4 Government Buildings Impact Fee Study
DRAFT
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
Item/Calculation Step
Total workers living in Collier County(1)
Year 2021
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 populationlsl
12.8%
Population net of workers and school age population (6)
174,368
Other population as a percent of total population(7)
46.8%
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)
Benesch Collier County
October 2024 B-5 Government Buildings Impact Fee Study
DRAFT
Table B-4
Residential Coefficient for Functional Population
Hours at Percent of Effective
Pop.Group
Residence(l) Population (2) 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(S)
69.2%
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 widely'. 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).
Benesch Collier County
October 2024 B-6 Government Buildings Impact Fee Study
DRAFT
• 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.
MLI
7
1
Benesch Collier County
October 2024 B-7 Government Buildings Impact Fee Study
DRAFT
Table B-5
General Functional Population Coefficients
)
Population/ Employee Hours Trips per One -Way Trips Pants P:r P i'y Visitors per Visitor
(3) Occt :nts per
PF(7) Employment Categ
(2)
low
Functional
Hours
(,) �.
ory In-Placeiu Employee per Employee Employee per Trip
Trip (4) Trip (5)
Population
Coefficient (8)
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 6.001 0.499
Government(10)
730
9.00
7.45
3.73
1.24
1.73
1.83
1.00 7.001 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 Share Trips
Retail (Less than 40ksq. ft.) 54AS 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/lk 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:
((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, llth ed., when available.
(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
Benesch Collier County
October 2024 B-8 Government Buildings Impact Fee Study
DRAFT
Table B-6
Functional Population (Countywide)
Population Category
P
2024 Peak Season Population
Collier County
D.
Baseline
1 491,779
Functional Functional
Resident (2) Population
Coefficient
0.692
N
340,311
Employment Category
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
1 14,309
0.451
6,453
Total Employment by Category Population(4)
134,731
2024 Total Functional Population(5)
475,042
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 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.
Benesch
October 2024
Collier County
B-9 Government Buildings Impact Fee Study
DRAFT
Table B-7
Countywide Functional Population (2010-2040)
Year
PopulAffit
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
Source: Table B-6 for the 2024 functional population figure and Table B-1 for annual growth rates
Benesch
October 2024
Collier County
B-10 Government Buildings Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 B-11 Government Buildings Impact Fee Study
DRAFT
Table B-8
Functional Residents for Residential and Transient Land Uses
Resident Adjusted ir I
s a J[ Visitor Hours Workers Work Day Days Per
Residential Land Use Impact Unit ITE LUC vis elF esidents P (6) (7)
1P Rate( at Place(s) Per Unit Hours Week
Functional
esidents Per
Unit mAl Unit (4)
Residential
Unit(9)
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
201
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.
(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
f(Adiusted Residents per Unit X Hours at Place X Days per Week) + (Workers Per Unit X Work Hours Per Day X Days per Week)l
( 24 Hours per Day X 7 Days per Week)
Benesch
October 2024
B-12
Collier County
Government Buildings Impact Fee Study
DRAFT
Table B-9
Functional Residents for Non -Residential Land Uses
ITE LUC"' Land Use Impact Unit
EGREATION:
One-WayTrips Per Trips Per Employees r.
Unit(2) Employee (3) Per Unit (4� Factor @ (6) (7) Visitorsis) (9) Residents p
(5) Hours Per Trip Per Trip
416
Campground/RV Park("i
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(B)
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 Stud io/Gymnastics
1,000 sf
21.33
n/a
2.00
10.67
9
1.64
15.50
1.50
7
1.72
NSTITUTIONS.,
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
540/550
University/Junior College (more than 7,500 students) (Privatj
student
1 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
49.631
21.38
2.32
24.82
91
2.16
51.29
0.15
51
0.85
MEDICAL:
610 Hospital 1,000sf 10.77 3.77 2.86 F 5.39 9
1.44 4.90 1.00 7 2.28
OFFICE: MM
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
11000 sf
23.83
8.71
2.74
11.92
9
1.44
14.42
1.00
5
1.16
720
Medical Office/Clinic greater than 10,000sgft
1,000 sf
34.21
8.71
3.93
17.11
9
1.44
20.71
1.00
5
1 1.67
770
Business Park (Flex -Space)
1,000 sf
12.65
4.04
L 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 40
1,000 sf
24.58
11.84
2.08
12.29
9
1.52
16.60
1.00
7
1.47
949
Tire Superstore AV
1,000 sf
20.37
n/a
1.65
10.19
9
1.52
13.84
1.00
7
2.20
850
iSupermarket
1,000 sf
94.48
43.861
2.15
47.24
91
1.52
69.65
0.501
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
RVICES:
911
Bank/Savings w/out Drive-Thru
1,000 sf
57.941
32.73
1.77
28.97
9
1.52
42.261
0.35
6
1.10
912
Bank/Savings w/Drive-Thru
1,000 sf
103.73
32.73
3.17
51.871
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 Restaurantw/Drive-Thru
1,000 sf
479.17
44.52
10.76
239.59
9
2.30
540.30
0.251
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
0.251
71
8.25
Benesch
October 2024
B-13
Collier County
Government Buildings Impact Fee Study
DRAFT
Table B-9 (continued)
Functional Residents for Non -Residential Land Uses
LUC"' Land Use Impact Unit
SERVICES:
Per Trips
(2)
Unit Employee
Per
(3)
One-WayTrips
Employees
Per Unit J4� Factor
@
is) Hours
(6) C �
er Trip
_( 7)
Visitors(s)
Per Trip (9)
(IM
Residents per
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
2.081
8.15
91
1.52
10.311
1.001
71
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
0.341
0.861
9
1.08
0.59
0.75
5
0.10
151
Mini -Warehouse
1,000 sf
1.46
61.90
0.021
0.731
9
1.081
0.77
0.75
7J
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)
Benesch
October 2024
B-14
Collier County
Government Buildings Impact Fee Study
kk
Appendix C -
Building and Land Value Analysis -
Supplemental Information
1 'J
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 2016 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.
Benesch Collier County
October 2024 C-1 Government Buildings Impact Fee Study
111 7�
Table C-1
Building Cost Estimates
Facility Cost per
Square ..
Building Cost Estimates
2016 Study Building Value Indexed(�)
$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
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.
Benesch Collier County
October 2024 C-2 Government Buildings Impact Fee Study
111 7�
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
vacantland.
Given these figures, an average land value of $180,000 per acre is considered to be a reasonable
estimate for the impact fee calculations.
l
K'M
WA
Benesch Collier County
October 2024 C-3 Government Buildings Impact Fee Study
Prepared for:
Prepared by:
benesch
Collier County Capital Projects Planning, Benesch
Impact Fees and Program Management Division 1000 N. Ashley Dr., #400
2685 Horseshoe Drive South Tampa, Florida 33602
Naples, Florida 34104 ph (813) 224-8862
ph (239) 252-8192 E-mail: nkamp@benesch.com
DRAFT
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
50
Benesch Collier County
October 2024 i Law Enforcement Impact Fee Study
DRAFT
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. r
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 materials 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 Tt
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 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.
Benesch Collier County
October 2024 1 Law Enforcement Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 2 Law Enforcement Impact Fee Study
DRAFT
• 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.
Benesch Collier County
October 2024 3 Law Enforcement Impact Fee Study
DRAFT
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.
\"deAW
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.
Benesch Collier County
October 2024 4 Law Enforcement Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 5 Law Enforcement Impact Fee Study
DRAFT
Table 1
Building and Land Inventory
Building T yP4MM
Primary Buildings
Square Building Value
perSqua rAj
, ,
263,171 $350
1,994 $90
265,165 -
Total Building
$92,109,850
Support Buildings
179 460
Total
$92,289,310
Allocated Acreage(4)
27.39
$180,000
Land Value per Acre(5)
$4,930,200
Total Building and Land Value (6)
$97,219,510
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.
Benesch Collier County
October 2024 6 Law Enforcement Impact Fee Study
Table 2
Law Enforcement Vehicle and Equipment Inventory
WDescription
Air Conditioning Unit
Total Value(i)
$5,790
Units (2)
1
UnitValue (3)
$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
16S
$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
$4,283,72S
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
1,0371
$33,009
TOTAL VALU E
1 $76,977,726
1) Source: Collier County Sheriff's Office
2) Source: Collier County Sheriff's Office
3) Total value (Item 1) divided by units (Item 2)
Benesch
October 2024
Collier County
7 Law Enforcement Impact Fee Study
DRAFT
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 enforcement
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. J
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.
Benesch Collier County
October 2024 8 Law Enforcement Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 9 Law Enforcement Impact Fee Study
DRAFT
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 development 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
Description
Total BuildingValuel1i
Figure
$92,289,310
Pe rce nt of
Total""
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(')
263,171
Owned Capital Asset Value per Square Foots)
$599.46
LOS (Square Feet per Functional Resident)(9)
0.64
Owned Capital Value per Functional Resident(10)
$383.65
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)
Benesch Collier County
October 2024 10 Law Enforcement Impact Fee Study
DRAFT
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)
Benesch
October 2024
Collier County
11 Law Enforcement Impact Fee Study
DRAFT
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 enforcement 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 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 approximately $10 per functional resident per year.
Benesch Collier County
October 2024 12 Law Enforcement Impact Fee Study
DRAFT
Table 5
Capital Expansion "Cash" Credit
,.
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, 446
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
209 559
Subtotal -- Grants
$294,335
$1,655,755
$2,699,539
$5,276,356
$85,337
$10,011,322
Total Capital Expansion "Cash" Expenditures
1 $294,335
$3,059,766
$3,626,555
$10,123,9021
$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 Residenti°i
$9.05
Portion Funded with Ad Valorem Tax Revenue(5)
$2.62
Portion Funded with Other Sources (6)
$6.43
Credit Adjustment Factor(')
1.25
Adjusted Annual Capital Expansion "Cash" Credit per Functional Resident(8)
$9.71
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)
Benesch
October 2024
Collier County
13 Law Enforcement Impact Fee Study
DRAFT
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 $227 per
functional resident for residential land uses and $238 per functional resident for non-residential
land uses.
Table 6
Net Impact Cost per Functional Resident
Variable Per Functional
Resident
Impact Cost
Total Impact Cost per Functional Resident(l)
$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
L) 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)
Benesch Collier County
October 2024 14 Law Enforcement Impact Fee Study
DRAFT
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 j
Calculated Law Enforcement Impact Fee Schedule
Functional Calculated Current Adopted Percent
LUC Land Use �MUnit Residents per (2) Impact Fee (3) Change (4)
Uni . t(l) Impact Fee
Residential:
Single Family Detached
210
- Less than 4,000 sf
du
1.83
$415.46
$586.95
-29%
210
-4,000sforgreater
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
1 0.61
$138.491
$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
$225.801
$340.34
-34%
620
Nursing Home
1,000 sf
2.37
$563.301
$327.85/bed
N/A
Recreation: JIM
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: in
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
-2451
540/550
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 1,000 sf 1.28 $304.23 $427.77 -29%
Office:
710 General Office 1 1,000 sf 0.95 $225.80 $240.42 -6%
Medical Office/Clinic 10,000 sq ft or less
1 1,000 sf
1.16
$275.71
$355.95
-23%
720
Medical Office/Clinic greater than 10,000 sq ft
1 1,000 sf
1.67
$396.93
$518.32
-23V.
770
Business Park (Flex -Space)
1 1,000 sf
0.92
$218.671
$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
$446.94
$652.58
-32%
940/841
New/Used Auto Sales
1,000 sf
1.47
$349.39
$458.99
-24%
Benesch Collier County
October 2024 15 Law Enforcement Impact Fee Study
DRAFT
Table 7 (continued)
Calculated Law Enforcement Impact Fee Schedule
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
$401.681
$611.90
-34%
890 Furniture Store
1,000 sf
0.301
$71.301
$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
lWarehousing
1,000 sf
0.10
$23.77
$87.43
-73%
151
1 Mini -Warehouse
1,000 sf
0.03
$7.13
$18.73
-629/o
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)
Benesch
October 2024
Collier County
16 Law Enforcement Impact Fee Study
DRAFT
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
Land Use
Date of Last Update
Unit (2)
Collier County
Calculated (3)
2024
Current
1 2016
Charlotte
County(s)
2021
Indian River
County (6)
2020
Manatee
County (7)
1 2024
Martin County(s)
1 2023
Miami -Dade
County(9)
N/A
Palm Beach
County(10)
1 2022
Polk County(11)
1 2023
Sarasota
County(12)
2016
St. Lucie
County (13)
2022
Assessed Portion of Calculated(')
N/A
1 100%
100%
40%
1 100%
1 Varies - SF @ 100%
N/A
Varies - 5F @92%
1 100%
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 1,000 sf 1
$226
$371
$216
$108
$312
$169
$441
$15
$326
$211
$173
Retail (125,000 sq ft)
1 1,000 sf 1
$651
$765
$450
$184
$798
$364
$441
$82
$645
$368
$488
1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fee may have been lowered/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 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. 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.
Benesch Collier County
October 2024 17 Law Enforcement Impact Fee Study
Appendix A -
Law Enforcement Facilities Inventory
DRAFT
Table A-1
Law Enforcement Facilities Inventory
Name of Structure
r
Primary Buildings:
Square tal Square
Feet(i) ootage on
Site(2)
(3) Acres per 000 Allocated
Acres sf of Bldg (5)
Space (4) Land (Acres)
Building "J" Addition - lstfloor
3301 E. Tamiami Trail, Naples
16,445
1,491,521
45.28
0.030
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
76,4
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
35,0501
3.89
0.1111
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
1360
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
2,427
6.77
2.789
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
23,042
7.42
0.322
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
4171
0.13
Subtotal -- Support Buildings
1,994
3.07
Total -- All Buildings
1 265,165
27.39
Weighted Average Acreage per 1,000 Square Feet of Building
0.10
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.
Benesch Collier County
October 2024 A-1 Law Enforcement and Recreation Impact Fee Study
DRAFT
Appendix 6 -
Population Estimates -
Supplemental Information
DRAFT
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.
F2
Benesch Collier County
October 2024 B-1 Law Enforcement Impact Fee Study
DRAFT
Table B-1
Population Estimates (Law Enforcement Service Area)
Year
2010
PopulationLaw Enforcement
Peak Seasonal
344,077
Service Area
Percent Change
-
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
1 526,039
0.68%
Source: Collier County Comprehensive Planning
Section (population projections dated May, 2024)
Benesch
October 2024
Collier County
B-2 Law Enforcement Impact Fee Study
DRAFT
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)
Benesch Collier County
October 2024 B-3 Law Enforcement Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 B-4 Law Enforcement Impact Fee Study
DRAFT
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 31 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
Item/Calculation Step
Year 2021
Total workers living in Collier County(l)
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(6)
12.8%
Population net of workers and school age population (6)
174,368
Other population as a percent of total population(7)
46.8%
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)
Benesch Collier County
October 2024 B-5 Law Enforcement Impact Fee Study
DRAFT
Table B-4
Residential Coefficient for Functional Population
Hours at Percent of
Effective
Pop.Group
Residence(l) Population (2)
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%
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 widely'. 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).
'Arthur C. Nelson and James C. Nicholas, "Estimating Functional Population for Facility Planning," Journal of Urban
Planning and Development 118(2): 45-58 (1992).
Benesch Collier County
October 2024 B-6 Law Enforcement Impact Fee Study
DRAFT
• 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.
1
Benesch Collier County
October 2024 B-7 Law Enforcement Impact Fee Study
DRAFT
Table B-5
General Functional Population Coefficients
Journey -to -Work I ccup:ily
Population/ Employee Hours Trips per One -Way Trips jpants per
Employment Cat---Mi (2)
Visitors per Visitor
(6)
Hours
(7)Functional
,. s per Week Population
In -Place(') mployee per Employee (4) (5)
Trip Trip
Population
Employee per
rip
Coefficient
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.
1.2411lL
1.73
14.04
1,
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)1
730
1 9.001
7.451
3.73
1.24
1.73
1.831
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"i 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/lk 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:
((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.
(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
Benesch
October 2024
M
Collier County
Law Enforcement Impact Fee Study
DRAFT
Table B-6
Functional Population (Law Enforcement Service Area)
Population Category
P
2024 Peak Season Population
Collier County
Baseline D.
448,099
Functional Functional
Resident (2) Population
Coefficient
0.6921
W
310,085
Employment Category
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
Total Employment by Category Population(4)
101,385
2024 Total Functional Population(5)
411,470
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.
Benesch Collier County
October 2024 B-9 Law Enforcement Impact Fee Study
DRAFT
Table B-7
Functional Population (Law Enforcement Service Area)
2010
PopulationYear Functional
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
Source: Table B-6 for the 2024 functional population figure and Table B-1 for annual growth rates
Benesch
October 2024
Collier County
B-10 Law Enforcement Impact Fee Study
DRAFT
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 residents
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.
Benesch Collier County
October 2024 B-11 Law Enforcement Impact Fee Study
DRAFT
Table B-8
Functional Residents for Residential and Transient Land Uses (Law Enforcement Service Area)
" I Residents/ Occupancy ir Adjusted Peak Visitor Workers Work Day Days Per Functional
Residential Land !Ue W Impact Unit ITE LUC(') Visitors Per (3) Residents Per Hours at (6) (7) Residents
Rate Per Unit Hours Week(')
Per
Unit (4) Place (5)
UnitM 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)
I du
1 252
1 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
(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.
(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
(9) For residential this is Residents Per Unit times 0.692. For Transient, Assisted, and Group it is:
HAdiusted Residents per Unit X Hours at Place X Days per Week) + (Workers Per Unit X Work Hours Per Day X Days per Week)l
( 24 Hours per Day X 7 Days per Week)
Benesch Collier County
October 2024 B-12 Law Enforcement Impact Fee Study
DRAFT
Table B-9
Functional Residents for Non -Residential Land Uses
One -Way
Trips Per Trips Per Employees ITE LUC"' Land Use Impact Unit Unit(2) Employee (3) Per Unit (4� Factor @ Hours (6) Per Trip (7) Visitors(8) Per Trlp(9) (10) Residents per
,,
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
NSTITUTIONS:
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
540/550
University/Junior College (more than 7,500 students) (Privat
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
0.151
5
0.85
MEDICAL:
610 Hospital 1,000 sf 10.77 3.771 2.86
5.391 9 1.44 4.90 1.001 71 2.28
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
720
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 1.20
850
Supermarket
1,000 sf
94.48
43.861
2.15
47.24
91
1.521
69.65
0.501
7
2.26
851
Convenience Market (24 hour)
1,000 sf
739.50
243.38
3.04
369.75
9
1.52
558.98
0.201
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 sf1
103.86
69.17
1.50
51.93
9
1.52
77.43
0.35
7
1.69
890
iFurniture Store
1,0005f
1 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
409.251
44.521
9.191
204.631
91
2.301
461.461
0.25
71
8.25
Benesch
October 2024
B-13
Collier County
Law Enforcement Impact Fee Study
DRAFT
Table B-9 (continued)
Functional Residents for Non -Residential Land Uses
ITE LUCM Land Use Impact Unit
SERVICES:
Trips Per Trips
Unit(') Employee
Per
(3)
One
Employees
Per Unit (4� Factor
-Way
@
r•
Hours (6) Per Trip
(7)
Visitors (8)
_(�)
Per Trip
]Days Per
Week"')
Residents per
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
1 2.081
8.15
9
1.521
10.311
1.001
71
1.21
INDUSTRIAL:
110
General Light Industrial
1,000 sf
1 4.87
3.10
1.57
2.44
9
1.08
1.07
1.00
5
0.45
140
Manufacturing
1,000 sf
1 4.751
2.511
1.89
2.38
9
1.08
0.68
1.00
5
0.53
150
Warehousing
1,000 sf
1 1.711
5.051
0.34
0.86
9
1.08
0.59
0.75
5
0.10
151
Mini -Warehouse
1,000 sf
1 1.461
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)
Benesch
October 2024
B-14
Collier County
Law Enforcement Impact Fee Study
r4i
Appendix C -
Building and land Values Analysis
- Supplemental Information
1 'J
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.
Benesch Collier County
October 2024 C-1 Law Enforcement Impact Fee Study
Table C-1
Law Enforcement Buildings
Total Building Value per Square Foot
Facility Cost per
0 Square ..
Future Construction Estimates fll
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
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.
Benesch Collier County
October 2024 C-2 Law Enforcement Impact Fee Study
1 'J
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 $180,000
which is considered to be a reasonable estimate for impact fee calculation purposes.
Benesch Collier County
October 2024 C-3 Law Enforcement Impact Fee Study
111 7�
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.
WA
Benesch Collier County
October 2024 C-4 Law Enforcement Impact Fee Study
County
benesch
0
Prepared for:
Prepared by:
Collier County Capital Projects Planning, Benesch
Impact Fees and Program Management Division 1000 N. Ashley Dr., #400
2685 Horseshoe Drive South Tampa, Florida 33602
Naples, Florida 34104 ph (813) 224-8862
ph (239) 252-8192 E-mail: nkamp@benesch.com
DRAFT
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
Benesch Collier County
October 2024 i Library Facilities Impact Fee Study
DRAFT
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. J
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 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.
Benesch Collier County
October 2024 1 Library Facilities Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 2 Library Facilities Impact Fee Study
DRAFT
• 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.
Benesch Collier County
October 2024 3 Library Facilities Impact Fee Study
DRAFT
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.
\"deAW
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.
Benesch Collier County
October 2024 4 Library Facilities Impact Fee Study
DRAFT
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 $65.4 million, of which $60.6
million is for buildings and $4.8 million is for land.
Benesch Collier County
October 2024 5 Library Facilities Impact Fee Study
DRAFT
Table 1
Building and Land Inventory
Facility Description
Immokalee Branch
Address
417 1st Street North
Year Built
1978/2004
Library
Square
Feet 1
8,035
Total
Square
Feet on
Site (2)
28,9451
Total
Acres (3)
10.00
Acres per
000 sf of
Building
Space (4)
0.345
Allocated
Acres(s)
2.77
Building
Value (6)
$2,812,250
Land Value (7)
$498,600
Total Building
and Land
(8)
Value
$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
806S Lely Cultural Parkway
2007
30,000
154,388
20.00
0.130
3.90
$10,S00,000
$702,000
$11,202,000
Vacant Land for Future Library
Fiddlers Creek Lot CIF 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
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
Benesch
October 2024
M
Collier County
Library Facilities Impact Fee Study
DRAFT
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.
y
Benesch Collier County
October 2024 7 Library Facilities Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 8 Library Facilities Impact Fee Study
DRAFT
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, 2022-2023 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, 2022-2023 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.
Benesch Collier County
October 2024 9 Library Facilities Impact Fee Study
DRAFT
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
Description
Figure
Percent of
Total10'
Building Value(�)
$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(')
$5,231,074
Owned Building and Land Value(s)
$60,164,626
Total Library Square Feet (6)
173,062
Owned Building and Land Value per Square Foot (7)
$347.65
LOS (Square Feet per Resident)($)
0.35
Total Impact Cost per Resident(9)
$121.68
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
Benesch Collier County
October 2024 10 Library Facilities Impact Fee Study
DRAFT
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
Benesch Collier County
October 2024 11 Library Facilities Impact Fee Study
DRAFT
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
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%
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)
Benesch Collier County
October 2024 12 Library Facilities Impact Fee Study
DRAFT
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
(2)
Land Use Unit
Date of Last Update
Collier
Calculated (3)
2024
County
Current
2016
Brevard
County(s)
2000
Lake County(')
1 2022
Manatee
County (7)
1 2024
Martin
County("
1 2023
Palm Beach
County"'
1 2022
Pasco
County "0'
1 2002
Polk County
1 2024
Sarasota
County"')
1 2016
St. Lucie
County(")
2022
Assessed Portion of Calculated(')
N/A
100%
29%
Varies -SF @59%
100%
N/A
Varies -SF @95%
1 100%
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
1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fee may have been lowered/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 requirements 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.
Benesch Collier County
October 2024 13 Library Facilities Impact Fee Study
I,
Appendix A -
Building and Land Value Analysis -
Supplemental Information
DRAFT
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;
Benesch Collier County
October 2024 A-1 Library Facilities Impact Fee Study
DRAFT
• 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
vacantland.
Given these figures, an average land value of $180,000 per acre is considered to be a reasonable
estimate for the impact fee calculations.
Benesch Collier County
October 2024 A-2 Library Facilities Impact Fee Study
I
Appendix B
Population Estimates —Supplemental Information
DRAFT
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.
RR
Benesch Collier County
October 2024 B-1 Library Facilities Impact Fee Study
DRAFT
Table B-1
Collier County Population Estimates (Countywide)
0
Countywide
Pea
rSeasonal
, 387,183
rce
I
-
2010
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%
Source: Collier Countv Comorehensive
Plannine
Section (population projections dated May
2024)
Benesch
October 2024
Collier County
B-2 Library Facilities Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 B-3 Library Facilities Impact Fee Study
DRAFT
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.
Benesch
October 2024
Collier County
B-4 Library Facilities Impact Fee Study
4'
ji7~
f `
- n s o
Y
Of
r 7
L J
Collier County Parks and Recreation
Impact Fee Update Study
DRAFT Report
October 31, 2024 s
DRAFT
Collier County
Parks and Recreation Impact Fee Study
Table of Contents
INTRODUCTION................................................................................................................
INVENTORY......................................................................................................................
SERVICE AREA AND DEMAND COMPONENT......................................................................
LEVELOF SERVICE.............................................................................................................
COST COMPONENT...........................................................................................................
CREDIT COMPONENT & NET IMPACT COST.......................................................................
CALCULATED PARKS AND RECREATION IMPACT FEE ..........................................................
IMPACT FEE SCHEDULE COMPARISON...............................................................................
Appendices:
Appendix A: Land Value Analysis -- Supplemental Information
Appendix B: Population Estimates -- Supplemental Information
1
5
8
9
12
16
17
19
Benesch Collier County
October 2024 i Parks and Recreation Impact Fee Study
DRAFT
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 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.
Benesch Collier County
October 2024 1 Parks and Recreation Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 2 Parks and Recreation Impact Fee Study
DRAFT
• 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.
Benesch Collier County
October 2024 3 Parks and Recreation Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 4 Parks and Recreation Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 5 Parks and Recreation Impact Fee Study
Bath Bocce/ Concession Maintenance
Total AmHouse Boardwalk pi- Baseball Basketball Basketball Boat Ramp Bocce Ball Cabana Camp- Canoe/Kayak Dog Park Horseshoes Learning Little League
Park/Facility Name Park Class Acreage theather Field Court Pavilion Lane Shuffle- Cover grounds Launch Area/Stand/ Dock -master Fishing/Dock/Pier Dog Park Shelter Garden Cover Gazebo Gazebo/Pier Handball Court (pits) Center Field Building/ Shed (Sq
(sq ft) board Court Trailer/Bldgs Ft)
DRAFT
Table 1— (continued)
Collier County Parks and Recreation Facilities Inventory
Maintenance
Name Park Class Building/ Shed (Sq
AFacility
Ft)
Nature/
Multiuse Field
Mukipurpose Cultural/ Parking
(Football/
Historical Garage
Soccer) Centers
Paved Multiuse
Parking Space Parking Space Pickleball
Pathway/TrailPlayground
(Boat/Trailer) (Car) Courts
(mile)
".IWrRecreation
Racquetball Restroom Roller
Center
Court (sq ft) Hockey Rink
(sq ft)
Sun n'Fun
Skate Park Softball Field
Lagoon
Tennis/
Swimming TennisPark/Facility Pickleball Track Volleyball Court
Pool Court
Combo Courts
Caxambas Park
Collier Boulevard Boating Park
Tigertail Beach Park
South Marco Beach Access
Goodiand Boating Park
Mar -Good Harbor Park
'Conner Park
Cocohatchee River Park
Barefoot Beach Access
Barefoot Beach Preserve
Barefoot Beach State Land
Cl— Pass Park
North Gulfshore Beach Access
Vanderbilt Beach
Vanderbilt Beach Access (7 locations)
North Collier Regional Park
Pelican Bay Community Park
Osceola Elementary Schooll2l
Naples Park Elementary/ Starcher PettY12)
Veterans Memorial Elementary 12)
Veterans Community Park
Community Park
;n;;;,,rds
Golden Gate Community Park
Golden Gate Community Center
Golden Gate Greenyvay
Paradise Coast Sports Park
G;I,de,;,;ate Golf Course
East Naples Community Park
Sugdcn Regional Park
ylels. Community Park
;i.ndy,
In. Won-
1) Source: Collier County Parks and Recreation Division
2) Land is not owned by Collier County and is excluded from the impact fee calculation.
Benesch Collier County
October 2024 7 Parks and Recreation Impact Fee Study
DRAFT
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 is
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.
Benesch Collier County
October 2024 8 Parks and Recreation Impact Fee Study
DRAFT
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
Park Type Inventory Achieved Adopted LOS
Classification•LOS (3) 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
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.
Benesch Collier County
October 2024 9 Parks and Recreation Impact Fee Study
DRAFT
Table 3
Adopted Level of Service Comparison
LOS Standard
Jurisdiction
(Acres per 000
Marion County(l)
2.00
Miami -Dade County (2)
2.75
Monroe County (3)
3.00
Collier County(4)
3.90
Lake Countylsi
4.00
Palm Beach County (6)
4.82
Broward Countyi'l
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
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
Benesch Collier County
October 2024 10 Parks and Recreation Impact Fee Study
DRAFT
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
Benesch
October 2024
Collier County
11 Parks and Recreation Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 12 Parks and Recreation Impact Fee Study
r-.QAcT
Table 4
Parks and Recreation Facilities and Equipment Cost per Resident
�IF Facility("
Amphitheater
Unit(l)
amphitheater
Unit Value (2)
$360,000
Lornmunity
Count (3)
1
iL,arKS
Total Value (4)
$360,000
%egionai
Count (3)
2
iL,arKS
Total Value (4)
$720,000
Total Value(s)
$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
24,3561
$5,431,388
34,3961
$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
3,0001
$7,980,000
3,267
$8,690,220
$16,670,220
Paved Multiuse Pathway/Trail
mile oftrail
$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,S00
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)
11
$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
1) Source: Table 1
2) Based primarily on estimates provided by Collier County, costs from 2019 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)
Benesch Collier County
October 2024 13 Parks and Recreation Impact Fee Study
DRAFT
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 offered 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.
Benesch Collier County
October 2024 14 Parks and Recreation Impact Fee Study
DRAFT
Table 5
Land Cost per Resident
Variable
Park Class
Community
M"
Regional I
Land Purchase Cost per AcreM
$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 Residents)
$180.12
$745.20
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 facility and land cost)
Benesch Collier County
October 2024 15 Parks and Recreation Impact Fee Study
DRAFT
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
Total Impact Cost per Resident(l)
$404.31
$889.30
Total Revenue Credit per Resident(2)
$0.00
$0.00
Net Impact Cost per Resident(3)
$404.31
$889.30
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
Benesch Collier County
October 2024 16 Parks and Recreation Impact Fee Study
DRAFT
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 and
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)
Community
Parks
Use
ImpactUninc.
Unit
Residents
..
Cost per
ImpactLand
Adopted
Impact
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
$654.98j
$933.83
-30%
Retirement Community- Attached (Multi -Family)
du
0.88
$404.31
$355.791
$455.20
-22%
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)
Benesch Collier County
October 2024 17 Parks and Recreation Impact Fee Study
DRAFT
Table 9
Calculated Parks and Recreation Impact Fee Schedule (Regional Parks)
19
Wou In w Wie
10000mr-
egional
Parks
Use
Impact=
Unit
Residents per
..
Cost per
ImpactLand
Adopted
Single Family Detached:
.&sid
MM
- 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)
I du
1 0.79
$889.30
$702.55
$1,230.24
-43%
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)
Benesch
October 2024
Collier County
Parks and Recreation Impact Fee Study
DRAFT
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.
Benesch Collier County
October 2024 19 Parks and Recreation Impact Fee Study
DRAFT
Table 10
Parks and Recreation Impact Fee Comparison
Date of Last
Adoption
Single Family
Multi -Family
Mobile Home
Single Family
County
000
00
Update(l)
Percent(l)
00
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(�1)
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
1) Represents the date of the most recent studv 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
Benesch Collier County
October 2024 20 Parks and Recreation Impact Fee Study
DRAFT
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, 2027 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.
Benesch Collier County
October 2024 21 Parks and Recreation Impact Fee Study
DRAFT
Appendix A -
Land Value Analysis
- Supplemental Information
DRAFT
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.
Benesch Collier County
October 2024 A-1 Parks and Recreation Impact Fee Study
DRAFT
Figure A-1
Collier County Vacant Residential Land Values
3-year Average Change
80.00%
60.00%
40.00% L -
20.00%
0.00%
0 N N M C M lD P� W m 0 M V M lD n W m 0 m V M W n N V M W I� W M o m
a0 00 00 00 00 00 00 00 00 00 Ol Ol Ol Dl Ql Ql Ol Ol Ol Ol O O O O O O O O 0 O■ O 0 00 0000000000
//O'i N N N N
01 Ol Ol Ql Ol Ol Ol Ol Ol Ol 01 Ol Ol Ol Ol Ol Ol Ol Ol 01 0 0 0 0 0 0 0 0 0 0 0
c-I ci ci ci ci ci c-I r-I r-I rl ci ci ci ci ci c-I r-I r-I rl ri N N N N N N N N N N N N N N N N N N N N N N
-20.00%
-40.00%
Source: Florida Department of Revenue, Florida Property Valuations and Tax Databook
Table A-1
Indexed Land Value Estimates
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
1 $20,000
$42,600
- Greater than 5 acres
$30,000
$63,900
Residential Vacant Land Value Increase (2019-2023)(3)
113%
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
Benesch Collier County
October 2024 A-2 Parks and Recreation Impact Fee Study
DRAFT
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.
Benesch
October 2024
Collier County
A-3 Parks and Recreation Impact Fee Study
DRAFT
Table A-2
Collier County Inland Land Values
District
A=
Park
Caxambas Park
Park Class
R
Total Acres
4.20
Value per
Acre
$500,000
Total Land Value
$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
Marco
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
R7159.60
$450,000
$2,250,000
Cocohatchee River Park
R
$415,000
$3,137,400
Barefoot Beach Access
R
$450,000
$2,250,000
Barefoot Beach Preserve
R
$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 Naples
North Gulfshore Beach Access
R
0.50
$450,000
$225,000
Vanderbilt Beach
R
5.00
$450,000
$2,250,000
Vanderbilt Beach Access Q 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, 000
North Naples -- Subtotal
1 705.951
$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
Golden Gate
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
366-981
1 $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
East Naples
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
South Naples
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
Central Naples
Gordon River Greenway
R
79.00
$105,000
8 295 000
Central Naples -- Subtotal
104.16
$10,936,800
Benesch
October 2024
Collier County
A-4 Parks and Recreation Impact Fee Study
DRAFT
Table A-2 (Continued)
Collier County Inland Land Values
District
Park
Immokalee Community Park
Park Class
C
Total Acres
23.00
Value per
Acre
$35,000
Total Land Value
$805,000
Immokalee Sports Complex
C
14.00
$35,000
$490,000
Airport Park
C
19.00
$35,000
$665,000
Immokalee
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
1750 002
Immokalee -- Subtotal
118.751
1 $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
Urban Estates
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
1 334.601
1 $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
Note: See Tables A-3 through A-12 for estimated cost per acre in each region
Benesch
October 2024
Collier County
A-5 Parks and Recreation Impact Fee Study
DRAFT
Source: Collier County Property Appraiser
*Figures include partial year of information for 2022
Table A-3
Marco Island - Land Value Analysis (Inland)
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
Benesch Collier County
October 2024 A-6 Parks and Recreation Impact Fee Study
Source: Collier County Property Appraiser
*Figures include partial year of information for 2022
Benesch
October 2024
Table A-5
North Naples - Land Value Analysis (Inland)
Table A-6
North Naples - Land Value Estimates
F rth Naples Area Parks Value per AM&.���
00•
Estimate for In -Land Properties:
0.5 - 5 acres
1 $550,000
$250,000
$325,000
$450,000
Greater than 5 acres
1 $450,000
$225,000
$300,000
$415,000
%-Change
0.5 - 5 acres
-
-55%
30%
38%
Greater than 5 acres
-
-50%
33%
38%
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
A-7
Collier County
Parks and Recreation Impact Fee Study
Source: Collier County Property Appraiser
*Figures include partial year of information for 2022
Benesch
October 2024
Table A-7
Golden Gate — Land Value Analysis (Inland)
Table A-8
Golden Gate - Land Value Estimates
..
00•
Estimate for In -Land Properties:
0.5 - 5 acres
1 $75,000
$35,000
$40,000
$50,000
Greater than 5 acres
1 $230,000
$105,000
$110,000
$70,000
%-Change
0.5 - 5 acres
-
-53%
14%
25%
Greater than 5 acres
-
-54%
5%
-36%
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
Collier County
Parks and Recreation Impact Fee Study
DRAFT
Source: Collier County Property Appraiser
*Figures include partial year of information for 2022
Table A-9
East Naples — Land Value Analysis (Inland)
Table A-10
East Naples — Land Value Estimates
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
-
1 -73%
15%
45%
Greater than 5 acres
-
1 -42%
14%
31%
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
Benesch Collier County
October 2024 A-9 Parks and Recreation Impact Fee Study
DRAFT
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
lmmokalee/Big Value per Acre
Corkscrew Area Parks 00•
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%
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
Benesch Collier County
October 2024 A-10 Parks and Recreation Impact Fee Study
DRAFT
Appendix 6 -
Population Estimates
- Supplemental Information
DRAFT
Appendix 6 - 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.
Benesch Collier County
October 2024 B-1 Parks and Recreation Impact Fee Study
Table B-1
Collier County Peak Season Population
ear
2010
Countywide
Peak
Seasonal
•..
387,183
Percent
e
-
Uni����
Pe;k'--
Seasonal
Population
343,593
MCh
-
2011
392,180
1.3%
348,497
1.4%
2012
398,107
1.S%
354,268
1.7%
2013
402,268
1.0%
358,404
1.2%
2014
408,351
1.S%
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
1 582,721
0.7%
525,516
0.7%
Source: Collier County Comprehensive Planning Section (population
projections dated May, 2024)
Benesch
October 2024
Collier County
B-2 Parks and Recreation Impact Fee Study
DRAFT
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).
Benesch Collier County
October 2024 B-3 Parks and Recreation Impact Fee Study
DRAFT
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.
Benesch
October 2024
Collier County
B-4 Parks and Recreation Impact Fee Study
COMCT C014Hty
Prepared for:
Collier County Capital Projects Planning,
Impact Fees and Program Management Division
2685 Horseshoe Drive South
Naples, Florida 34104
ph (239) 252-8192
benesch
Prepared by:
Benesch
1000 N. Ashley Dr., #400
Tampa, Florida 33602
ph (813) 224-8862
E-mail: nkamp@benesch.com
DRAFT
Collier County
Road Impact Fee Update Study
Table of Contents
INTRODUCTION...............................................................................................................
1
Methodology........................................................................................................................
1
LegalOverview.....................................................................................................................
3
DEMANDCOMPONENT....................................................................................................
7
TravelDemand.....................................................................................................................
7
Interstate & Toll Facility Adjustment Factor........................................................................
7
State Road Adjustment Factor.............................................................................................
8
LandUse Updates................................................................................................................
8
COSTCOMPONENT...........................................................................................................
10
CountyRoadway Cost..........................................................................................................
10
Vehicle -Miles of Capacity Added per Lane Mile..................................................................
13
Cost per Vehicle -Mile of Capacity........................................................................................
14
CREDIT COMPONENT........................................................................................................
15
CapitalImprovement Credit................................................................................................
15
PresentWorth Variables......................................................................................................
16
CALCULATED ROAD IMPACT FEE SCHEDULE......................................................................
18
Road Impact Fee Calculation...............................................................................................
20
Road Impact Fee Comparison..............................................................................................
20
ROAD IMPACT FEE BENEFIT DISTRICTS..............................................................................
22
DistrictBoundaries...............................................................................................................
22
Impact Fee Revenue Use Across Districts............................................................................
23
RegionalRoads.....................................................................................................................
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
Benesch Collier County
October 2024 i Road Impact Fee Update Study
DRAFT
Introduction
With a population of approximately 400,000, Collier County is continuing to experience growth.
The County ranks 19t" out of 67 Florida counties with a projected increase of 110,000 persons by
2050. In terms of residential permitting, Collier County ranks 191" 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.
Benesch Collier County
October 2024 1 Road Impact Fee Update Study
DRAFT
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
Benesch Collier County
October 2024 2 Road Impact Fee Update Study
DRAFT
• 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.
Benesch Collier County
October 2024 3 Road Impact Fee Update Study
DRAFT
• 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.
Benesch Collier County
October 2024 4 Road Impact Fee Update Study
DRAFT
• 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 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
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.
Benesch Collier County
October 2024 5 Road Impact Fee Update Study
DRAFT
• 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.
Benesch Collier County
October 2024 6 Road Impact Fee Update Study
DRAFT
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 (11th
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
network' 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
Benesch Collier County
October 2024 7 Road Impact Fee Update Study
DRAFT
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 11t" 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:
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• 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"
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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:z:10 percent in Collier County) and data from other jurisdictions
throughout Florida (Design z11 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 16t" 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
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October 2024 10 Road Impact Fee Update Study
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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
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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 161h 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/Malor 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 @ 1-75
• Immokalee Road @ Logan Blvd
• Golden Gate Pkwy @ Livingston Road
• US 41 @ Collier Blvd
• Pine Ridge Road @ Livingston Road
• Pine Ridge Road @ 1-75
The total cost of these improvements was then divided by the total lane 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.
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Table 1
Estimated Total Cost per Lane Mile for County Roads
Cost Phase
Cost per Lane
Design(l)
Mile
$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)
544000
Total Cost
$6,814,000
1) Design is estimated at 10% of construction costs
2) ROW is estimated at 4S% 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
Design
Cost per Lane
$385,000
Cost per Lane % Change
$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%
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.
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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)
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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.
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Table 5
Equivalent Pennies of Gas Tax Revenue
Credit Average Annual Value per Equivalent Pennies
Expenditures Penny(3) per Gallon (4)
County Revenues(l) I
Debt $1,889,072
1
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.
Fuel E {l"Cl El2C =T - Y VMTVehicle Type
fJ .Y Roadway Type
MPwehiele Type Roadway Type
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)
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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.
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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
\A/horn
Total Road Impact Cost = ([Trip Rate x Trip Length x % New Trips] / 2) x (1 — Interstate/Toll
Facility Adjustment Factor) x (Cost per Vehicle -Mile of Capacity)
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 x Total Trip Length x % New Trips] / 2) x
(Effective Days per Year x $/Gallon to Capital) / Fuel Efficiency
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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)
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October 2024 19 Road Impact Fee Update Study
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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.
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Table 6
Road/Transportation Impact Fee Comparison
Land Use
Date of Last Update
(2
Unit
i
CollierCounty
Calculated (3)
Current
Adopted(41)
Lee
unty(5)
r
2015
Palm Beach
County (6)
2022
District A
2024
Polk County (7)
District B
2024
NM
District
irrbanSuburban
2024
2021
Pasco County(8)
2021
1W
2021
Lake County(9)
NE/Wekiva/
/Cental
2022 2022
Charlotte
2021
2024 2019
Adoption Percentage(l)
100,1
100%
52.5%
Varies - SFR @95%
100%
100%
100%
100%
100%
100%
95%
26%
100%
Residential:
SingleFamiIy(2,000sf)
I du
1 $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 (125,000sgft)
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
Land Use
LL.�,
A
Date of Last Update
Unit (2)
=L-
CollierCounty
Calculated (3)
2024
Current
Adopted (4)
-
2019
h
2023
Manatee
Southeast
2023
County
Northwest
2023
2023
Sarasota
..
:AftL
2022
County
2022
(12)
East of 1-75
2022
Zone 1
2023
Miami-DadeRIP
L Zone 2 Zone 3
__AL
2023 2023
Z one 4
i
2023
Adoption Percentage(l)
100%
100%
49%
62%
80%
84%
100%
100%
100%
100%
100%
100%
100%
Residential:
Single Family (2,000 sf)
I du
1 $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 (125,000sgft)
1,000 sf
$14,790
$13,774
$12,595
$12,960
$16,332
$16,332
84.466
$6,972
$8,941
$11,982
$11,537
$12,661
$13,216
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. 163.31801.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
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October 2024 21 Road Impact Fee Update Study
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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 capacity
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)
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October 2024 22 Road Impact Fee Update Study
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Table 7
Road Impact Fee Revenues by District
FY 2013
District I
N. Naples
$1,240,684
District 2
GG City jr
$588,898
Irbistrict 3
Naples .,S.
$92,357
District 4
Naples/Marco
$3,903,897
District 5
Immokalee
$412,290
District 6
GG Estates
$220,830
.TOM
$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%
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 corridors
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.
Benesch Collier County
October 2024 23 Road Impact Fee Update Study
DRAFT
Model Trip Length Validation
The initial regional roads analysis was included as part of the 2015 impact fee update study'. 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 Blvd'
Table 8 presents the full list of designated "regional roads."
Table 8
Regional Roads in Collier County
Description.
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
s 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
Benesch Collier County
October 2024 24 Road Impact Fee Update Study
DRAFT
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.
Benesch Collier County
October 2024 25 Road Impact Fee Update Study
Map 1: Collier County "Regional Roads"
Benesch Collier County
October 2024 26 Road Impact Fee Update Study
DRAFT
Appendix A
Demand Component
DRAFT
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: MUM v2, 2045
Benesch Collier County
October 2024 A-1 Road Impact Fee Update Study
DRAFT
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 (111h edition). In instances, when both ITE Trip Generation
reference report (111" 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.
Benesch Collier County
October 2024 A-2 Road Impact Fee Update Study
DRAFT
Table A-3
Land Use 151: Mini -Warehouse
Total #
# Trip Length
Location
���aa®aaaa
Size (1,000 sf)
Date
Interviews
Trip Gen Rate Time Period Trip leng!
Interviews
��VMT
Source
���aa�aaaa
���aa®aaaa
���aa�aaaa
����aa�aaaa
����aa®aaaa
Total Size 545.0 6 Awrage Trip Length: n/a
ITE 880.0 16 11111Fff Weighted Average Trip Length: n/a
Blended total 1,425.0 Weighted Percent New Trip Average: -
Weighted Average Trip Generation Rate:
ITE Average Trip Generation Rate:
Blend of FL Studies and ITE Average Trip Generation Rate:
Table A-4
Land Use 210! Single Family - Detached
1.47
1.45
LAB
Total #
# Trip Length
Location
Size / Units
Date
Interviews
Interviews
Trip Gen Rate
Time Period
Trip Length
Percent New Td
Source
C*, IL
Sarasota County
::rr::Itl
'®' '
®�mmllllll�:
��a�Sarasota
Is�a®Sarasota
County
County
o'
Sarasota County
Sarasota Co,
Sarasota County
—gnceo wverage inp ueneranon rune: i.aa
Collier Cou
CoeCo90 -91 8' -61..40 445.92 Tindale Oliver
CollieCo,FL 40De-981 82-62
1640 19.9Tindale Oliver
Total Size 1,260 55 655 Average Trip Length: 7.59
Benesch Collier County
October 2024 A-3 Road Impact Fee Update Study
DRAFT
Table A-5
LUC 215: Single Family Attached Housing
IIIIIIIIIIII H C', F1 ®mo o
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
Table A-6
LIIC 220/221 /222! Multi-Family/Anartment
Total h g Trip Length
Location
Size /Units
Date
Interviews Interviews
Trip Gen Rate
Time Period
Source
���mm�aaaa
iorai Yrze Weighted Aver eTri Length: 5.21
Table A-7
Land Use 240: Mobile Home Park
Total k g Trip Length
Location
Size / Units
Date
Interviews Interviews
Trip Gen Rate
Time Period
Trip Length
Percent New Trips
VMT
Source
�m�mm��®ate
Rill
total -e 4,111 Y 1,iUY Average trip length: 9.B9
Weighted Average Trip Length: 4.60
Weighted Average Trip Generation Rate: 4.17
Table A-8
Land Use 251: Retirement Community - Detached (Single Family)
Lakeland, FL
67
3/28-4/2/90
26 1
24 1 3.50
1 9am-4 m 1
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
93i90
15
i 'el
Avera eTri Len h:
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
Table A-9
Location
Size Units
Land Use 252: Retirement Community - Attached (Multi -Family)
Dat� # Trip Length Trip Gen Rate Thre Period Trip Length Percent New Trips VMT
So,rce
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
Benesch Collier County
October 2024 A-4 Road Impact Fee Update Study
DRAFT
ITE 720 4
Blended total 992
Table A-10
Land Use 253: Assisted Livin¢/Congf
Table A-11
Land Use 310: Hotel
Care Facility
iM
---
Total #
Interviews
# Trip Length
Interviews
��®�aa�aaaa
����aa®aaaa
����aa�aaaa
®�aa�aaaa
®�aa�aaaa
����aa�aaaa
����aa�aaaa
����aa®aaaa
���aa®aaaa
���aa�aaaa
®�aa�aaaa
�0�aa®ate
iaa
����aa®a■
����aa�a■
�aa
�aa
���aa�aaaa
���aa�aaaa
�0aa���a��aa
r e Co,
F
a�
�aaOrange
County
�aaa�a�
asOrange
County
Orange Co, FIL�aaa�aa.
sOrange
a
County
Orange
�e�a�aa■
sOrange
a
County
e Co, FIL
Orange County
���aaa®aaaa
��aaa�aaaa
���aa�aaaa
���aa�aaaa
���aa�aaaa
total size uitw ih tea Average Trip Length:
ITE 11.036 7 Weighted Average Trip Length:
Blended total 11,220 Weighted Percent New Trip Average: 66.3
Weighted Average Trip Generation Rate:
ITE Average Trip Generation Rate:
Blend of FL Studies and ITE Average Trip Generation Rate:
Table A-12
Land Use 320: Motel
I
Total #
# Trip Length
Location
Size (Rooms(
Date
Interviews
Trip Gen
Interviews
Rate Time Period
Trip Length
Percent New Trl_
Source
i eca iw verage rnp Lengrn:
ITE 654 6 Weighted Avera eTri Len h: 4.34
Weighted Percent New Trip Average: 76.6
Table A-13
Benesch Collier County
October 2024 A-5 Road Impact Fee Update Study
DRAFT
Table A-14
Land Use 445: Movie Theater
Blended total 86.7 Weighted Percent New Trip Average: 87.4
Weighted Average Trip Generation Rate: 94.31
ITE Average Trip Generation Rate: 78.09
Blend of FL Studies and ITE Average Trip Generation Rate: 82.30
Table A-15
Land Use SISS: Dav Care Center
Total #
# Trip Length
Location
Sire (1,000 sf) Date
Interviews
Interviews
Trip Gen Rate Time Period
Trip Length
Percent New Trips
VMT Source
iota sua -age rnp r.engm:
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:
ITE Average Trip Generation Rate:
Blend of FL Studies and ITE Average Trip Generation Rate:
Table A-16
66.99
47.62
49.63
Weighted Percent New Trip Average: 89.0
Weighted Average Trip Geneion Rate: 2.86
ITE Average Trip Generatration
Rate: 3.06
Blend of FL Studies and ITE Average Trip Generation Rate: 3.02
Table A-17
Land Use 710: General Office Buildine
Total #
# Trip Length
-IIIIIIIIIIIIIIII'
Location
Size (1,000 sf)
Date
Interviews
Trip Gen Rate
Interviews
Time Period
Source
' iso Weighted Average Trip Length: S..
Weighted Percent New Trip Average: 92.3
Table A-18
LUC 720: Small Medical/Dental Office Buildine: 10.000 sf or Less
a
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 1.000
30
30
52
52
57
57
139
139
46.33
46.33
46.33
46.33
92.66
Site 5
1 3.024
31
32
43
43
24
24
98
99
32.67
33.00
10.80
10.91
21.71
Site 6
1 1.860
22
241
191
11
111
11
52
52
17331
17.33
9.32
9.32
18.64
Average
17.59
17,71
35.30
Average (excluding Site 4)
11.84
11.99
Benesch Collier County
October 2024 A-6 Road Impact Fee Update Study
DRAFT
Table A-19
Land Use 72n! Mediral-Dental Offire Ruildina
Total # # Trip Length
Location
Size (1,000 sf)
Date
Interviews Interviews
Trip Gen Rate
Time Period
Trip Length
Percent New Trips
VMT
Source
Hernando Co, Fl.�����
Charlotte C., Fl.
����aa�aaaa
��®�aa�aaaa
i� ins verage trip Lengm:
Weighted Average Trip Length: 5.55
Weighted Percent New Trip Average: 88.9
Average Trip Generation Rate:
ITE Average Trip Generation Rate:
Blend of FL Studies and ITE Average Trip Generation Rate:
Table A-20
land I1sP 770- RusinPss Park
32.59
36.00
34.21
Total
# # Trip Length
Location
Size (1,000 sf)
Date
Interviews
Interviews
Trip Gen Rate
Time Period
Trip Length
Percent New TIIIIIIIIIIIIIIIIIIII,
Source
lotal)Ize 291.2 3 Average Trip Length: 4.90
ITE 6288.0 16 U—MEMILeighted Average Trip Length: 5.38
Blended total 6,579.2 Weighted Percent New Trip Average: 98.8
Weighted Average Trip Generation Rate:
ITE Average Trip Generation Rate:
Blend of FL Studies and ITE Average Trip Generation Rate:
Table A-21
Land Use 920/921/922: Retail/Shonnine Center
17.22
12.44
12.65
Total #
# Trip Length
Location
Size (1,000 sf)
Date
Interviews
Interviews
Trip Gen Rate
Time Period
Trip Length
Percent New Trips
VMT
Source
�a��aaa�aa
�a��
■�aa��a
�a���aaa�aa
St. Petersburg, Fl.
Pinellas Park, Fl-
Hillsborough Co, Fl-��aaaa��a
H��aaaa��a
�a�mmaa®tea
su o,s o verege -up rernsm; I
Benesch Collier County
October 2024 A-7 Road Impact Fee Update Study
DRAFT
4.00
3.50
2.50
2.00
c
a
1.50
A
1.00
Figure A-1
LUC 820-822: Retail/Shopping Center — Florida Curve Trip Length Regression
----- -----
-�+•••
♦ ---- -----------------------------------------------
-------------------------------------------------------------------------------------------------------------------
Regression Equations:
<100,000 sq ft: y = 0.7284x^0.2405
0.50 ! ------------------------------------------------------------------------------------------------------
100,000+ sq ft: y = 0.0012x + 2.1686
0.00
0 200 400 600 800 1000 1200 1400 1600
Square Footage
Source: Regression analysis based on FL Studies data for LUC 820. This curve, along with the average development
size presented in the ITE 11" 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
90%
80%
70%
Q- 60%
50%
z
40%
a
U
v 30%
a
20%
10%
0%
0 200 400 600
800 1000 1200 1400 1600
Square Footage
Source: Regression analysis based on FL Studies data for LUC 820. This curve, along with the average development
size presented in the ITE 111h Edition Handbook, was used to estimate the percent new trips for retail uses
Benesch Collier County
October 2024 A-8 Road Impact Fee Update Study
DRAFT
Table A-22
Land Use Rdn/R41: New/Used Autmmrthile Sales
#
# Trip Length
Location
Size (1,000 sf)
Date
Interviews
Interviews
Trip Gen Rate
Time Period
Percent New Trips
VMT
Source
���aa®aaaa
���aa�aaaa
-��aa�aaaa
1��aa�aaaa
����aa�aaaa
��®�aa�aaaa
���aaa®aaaa
����aa�aaaa
Total Size
618.0
10 288
Average Trip Length: 9.60
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 841J:
27.06
Blend of FL Studies and ITE Average Trip Generation Rate:
24.58
Table A-23
Total#
Land Use 850: Supermarket
# Trip Length
Location
Palm Harbor, FL 1
Size (1,000 0)
62.0
Date i
Aug-89 1 163 1
Trip Gen Rate Time Period Trip Length Percent New Tr
62 1 106.26 1 9a-4p 2.08 56.0 123.77
Tindale Oliver
Total Size
62.0
1 163
Average Trip Length: 2.08
ITE
1144.0
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:
94AS
Table A-24
Land Use 851: Convenience Store
Location
�a�maaa�aa
Size (1,000 sf)
Date
®�mm��®�
�a��maa®tea
�a�mmaa�®a
�a�moaa®tea
total 6lze ua
ITE 24.0
Blended total 36.1
36.1
-14
y 4,494 AVerage Inp Leng[n:
8 elghted Average Trip Length: 1.07
Weighted Percent New Trip Average: 40.8
Weighted Average Trip Generation Rate:
ITE Average Trip Generation Rate:
Blend of FL Studies and ITE Average Trip Generation Rate:
Table A-25
Land Use 880/881: Pharmacv with and without Drive-Throueh Window
694.30
762.28
739.50
Location
Size (1,000 sFl
�F
Total#
Interviews
#Trip Length'
Interviews
Gen Rate
Trip
Percen!
MIT
Source
Total Size
38.2 3 1,541
Average Trip Length: Z.0]
ITE (LUC 880)
66.0 6
Weighted Average Trip Length: 2.08
RE(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
Table A-26
Land Use 890: Furniture Store
Total #
# Trip Length
MM
Location
Size (1,000 sf)
Date
Interviews
Interviews
Trip Gen Rate Time Period Trip Length
Percent New T-1
VM T Source
.on size -1.-rage I rap Lengzn:
177.6 Weighted Awn. . Trip Len 4 h: .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
Benesch Collier County
October 2024 A-9 Road Impact Fee Update Study
DRAFT
Table A-27
Land Use 912! Bank/Savings w/Drive-Thru
Total # # Trip Length
Location
Size (1,000 sf)
Date
Trip Gen Rate
Interviews Interviews
Time Period
Trip Length
Percent New Trips
VMT
Source
®�mma�®tea
®gym®ate®tea
���mma�®tea
M.M,
iotai Size 25.2 14 1,4U/ Average TriP Leng[A: " 3
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:
ITE Average Trip Generation Rate:
Blend of FL Studies and ITE Average Trip Generation Rate:
Table A-28
Land Use 931: Low -Turnover Restaurant
246.66
100.35
103.73
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
Table A-29
Land Use 932: Hieh-Turnover (Sit -Down) Restaurant
Total#
#Trip Length
Location
Size(1,000 sf)
Date
Interviews
Interviews
Trip Gen Rate
Time Period
Trip Length
Percent New Trips
VMT
Source
����aa�aaaa
����aa�aaaa
���aa�aaaa
���aa�aaaa
®�aa�aaaa
���aaa®aaaa
��aaa�aaaa
M�aa�aaaa
M 9��aaaaaa
M��aa�aaaa
���aa�aaaa
iotai)ize 194.y 2S 1,1D2 Average Trip Lengtn: 3.0]
ITE 250.0 50 Weighted Avera e 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: 103,116
Benesch Collier County
October 2024 A-10 Road Impact Fee Update Study
DRAFT
Table A-30
Land llse 934! Fast Fnnd Restaurant with Drive-Thrnu¢h Windnw
Total #
t Trip Length
Location
�a�maaa�aa
Size (1,000 sf)
Date
Interviews
Interviews
Trip Gen Rate
Time Period
Trip Length
Percent New Trips
VMT
Source
�a��aaaa�a
�a�maaa��a
�a��maa®tea
���aa�aaaa
total-e 4a.15 1B 4,4b3 Average trip usngin: L.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:
ITE Average Trip Generation Rate:
Blend of FL Studies and ITE Average Trip Generation Rate:
Table A-31
Land llsa 947- Autmmnhila Cara Cantor
530.19
467.48
479.17
Total# #Trip Length
Location
Size(1,000 sf)
Date
Interviews Interviews
Trip Gen Rate
Time Period
Trip Length
Percent New Trips
VMT
Source
0.11 Ing��®maw®tea
���aaa®aaaa
��aaa�aaaa
iot bly ierage rnp wngin:
ITE 102.0 6 Weighted Average Trip Length: 3.62
Blended total 188.2 Weighted Percent New Trip Average: 72.2
Table A-32
Weighted Percent New Trip Average: 23.0
Convenience Store/Gas Station (ITE LUC 945) - Mid -Size Blend
ITE 48 Count. Store 2,000 to 3,999 sf: 265.12
ITE 5 Count. 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
Table A-33
Land Use 947: Self -Service Car Wash
Total #
# Trip Length
Location
Size (Bays)
Date
Interviews
Trip Gen Rate Time Period Trip Length
Interviews
Percent New Trig_
Source
"I verage rnp wngin:
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
Benesch Collier County
October 2024 A-11 Road Impact Fee Update Study
DRAFT
Table A-34
Blended total 100.0 Weighted Percent New Trip Average: 79.7
Table A-35
Land Use N/A: Dance Studio
Collier Co, FL 1.111 lul-1: 31121 Tindal:Oliver
Collier Co, FL 20.48 Jul-O8 17.19 Tindal: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 Generation Rate: 21.33
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
Benesch Collier County
October 2024 A-12 Road Impact Fee Update Study
DRAFT
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
2021 AHS Average Income Data
by Housing Size
Less than 4,000 sf
Annual
Income(l)
$65,290
1,500 to 2,499 sf
$74,416
4,000 sf or more
$93,443
Average of All Houses
$66,289
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
2022 NHTS Travel Data by
Annual
Daily
Ratio to Normalized
Days
Annual HH Income
VMT/HH
VIVIT
Mean to 0.
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
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
Benesch Collier County
October 2024 A-13 Road Impact Fee Update Study
DRAFT
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
Assessable Daily Ratio to
Estimation of Trip Rate by Tier
Trip Rate �l� Trip Length (2) VMT(3) Mean (4)
Single Family (Detached)
Less th an 000 sf::
•�
•
4,000 sf or larger
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.
Benesch Collier County
October 2024 A-14 Road Impact Fee Update Study
DRAFT
Table A-41
Percent Change in Gross VMT of Impact Fee Land Uses
�jVr:=
RESIDENTIAL:
Single Family (Detached) - Less than 4,000 sf
du
21.67
21.46
-1.0%
TGR update, see Table A-42
210
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
9.931
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
610
MEDICAL:
IHospital
1,000 sf
24.58
24.70
0.5%
TGR update, see Table A-42
620
1 Nursing Home
1,000 sf
1 3.481
7.78
-
Unit of measure change
710
OFFICE:
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%j
No change
720
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%1
No change
RETAIL: 91
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
Gross VMT = TGR * TL * PNT / 2
- Individual variables are shown in Tables A-42 through A-44
Benesch Collier County
October 2024 A-15 Road Impact Fee Update Study
DRAFT
Table A-42
Percent Change in Trip Generation Rate of Impact Fee Land Uses
ITE LUC Land Use
TGRJqjjW
Explanation
Single Family (Detached) - Less than 4,000 sf
du
7.37
7.30
-0.9%
Updated tiering to AHS 2021 & NHTS 2022
210
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
2.601
2.60
0.0%
No change
310
LODGING:
1 Hotel
room
5.5SI
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
IMotel
room
1 3.351
3.351
0.0%
No change
RECREATION: monk-
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
520
INSTITUTIONS:
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
lHospital
1,000 sf
1 10.721
10.771
0.5%
Updated TGR in ITE 10th Edition
620
INursing Home
1 1,000 sf
1 3.021
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
720
Medical Office/Clinic greater than 10,000 sq ft
1,000 sf
34.12
34.21
0.3%l
Updated TGR in ITE 11th Edition
770
Business Park (Flex -Space)
1,000 sf
12.65
12.65
0.0%l
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
IFast 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
43.941
43.94
0.0%
No change
948
Automated Car Wash
1,000 sf
142.001
142.00
0.0%
No change
n/a
Luxury Auto Sales
1,000 sf
16.301
16.301
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
- See Appendix D for additional information
Benesch Collier County
October 2024 A-16 Road Impact Fee Update Study
DRAFT
Table A-43
Percent Change in Assessable Trip Length of Impact Fee Land Uses
RESIDENTIAL:
Single Family (Detached) - Less than 4,000 sf
du
5.88
5.88
0.0%
No change
210
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
5.211
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
IHotel
room
5.42
5.42
0.0%1
No change
311
All Suites Hotel
room
1 5.42
5.42
0.0%
No change
320
IMotel
I room
1 4.341
4.341
0.0%1
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: NONE
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
2.031
2.031
0.0%J
No change
MEDICAL: ir
610
IHospital
1,000 sf
1 5.881
5.881
0.0%1
No change
620
1 Nursing Home
1,000 sf
1 2.591
2.591
0.0%J
No change
OFFICE:
710
General Office
1,000 sf
1 5.151
5.151
0.0%1
No change
Medical Office/Clinic 10,000 sq ft or less
1,000 sf
5.551
5.551
0.0%
No change
720
Medical Office/Clinic greater than 10,000 sq ft
1,000 sf
5.551
5.551
0.0%1
No change
770
Business Park (Flex -Space)
1,000 sf
5.381
5.381
0.0%1
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
1 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
ILuxury Auto Sales
1,000 sf
1 4.801
4.801
0.0%1
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
0.09/6
No change
- See Appendix D for additional information
- Trip length values do not include the trip length adjustment factor
Benesch Collier County
October 2024 A-17 Road Impact Fee Update Study
DRAFT
Table A-44
Percent Change in Percent New Trips of Impact Fee Land Uses
RESIDENTIAL:
Single Family (Detached) - Less than 4,000 sf
du
100%
100%
0.0%
No change
210
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
I room
1 66%
66%1
0.0%1
No change
311
All Suites Hotel
I room
1 66%
66%1
0.0%
No change
320
Motel
I room
1 77%
77%1
0.0%j
No change
RECREATION: IL
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 PINT 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%1
0.0%j
No change
MEDICAL:
610
IHospital
1,000 sf
1 78%
78%1
0.0%1
No change
620
1 Nursing Home
1,000 sf
1 89%
89%1
0.0%j
No change
OFFICE:
710
IGeneral 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
720
Medical Office/Clinic greater than 10,000 sq ft
1,000 sf
89%
89%
0.0%
No change
770
lBusiness Park (Flex -Space)
1,000 sf
89%
89%1
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
IGas Station w/Convenience Market <2,000 sq ft
fuel pos.
23%
23%
0.0%
No change
944
IGas 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%1
0.0%
No change
948
Automated Car Wash
1,000 sf
68%
68%1
0.0%
No change
n/a
Luxury Auto Sales
1,000 sf
1 85%
85%1
0.0%j
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%
979/6
0.0%
No change
- See Appendix D for additional information
Benesch Collier County
October 2024 A-18 Road Impact Fee Update Study
DRAFT
Appendix 6
Cost Component
DRAFT
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 13-
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
rVetemn-0sr7M,morial Blvd
E. of Livingston Rd
New High School
$695,000
$9,531,999 7.0%
Pine Ridge Rd
Livingston Rd
697 361
$4,023,089 17.0%
$1,392,361
$13,555,088 10.0%
Source: Collier County
Benesch Collier County
October 2024 B-1 Road Impact Fee Update Study
DRAFT
Table B-2
Design Cost Factor for County Roads — Other Florida Jurisdictions
MIN
2013
County gda.-County
Hernando
Roadways (Cost per
Msign Constr.
$198,000 $1,980,000
Lane Mile)
Design Ratio
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
lHernando
$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%
Average
$269,000
$2,527,000
11%
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 16t" 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
Benesch Collier County
October 2024 B-2 Road Impact Fee Update Study
DRAFT
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
Benesch Collier County
October 2024 B-3 Road Impact Fee Update Study
DRAFT
Table B-4
Right -of -Way Cost Factor for County Roads — Other Florida Jurisdictions
MIN
2013
County gda.-County
Hernando
Roadways (Cost per
MOW Constr.
$811,800 $1,980,000
Lane Mile)
ROW Ratio
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%
Average
$879,000
$2,420,000
36%
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
Benesch Collier County
October 2024 B-4 Road Impact Fee Update Study
DRAFT
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.
Benesch Collier County
October 2024 B-5 Road Impact Fee Update Study
DRAFT
Table B-5
Local Roadway Construction Costs - County Roads
New Construction
Veteran's Memorial Blvd
JE. of Livingston Rd
INew High School
1 2023
0 to 4
C&G
1.75
4 7.00
$9,531,999
$1,361,714
Whippoorwill Ln
I Pine Ridge Rd
ILivingston Rd
1 2023
0 to 2
C&G
1.15
2 2.30
$4,023,089
$1,749,169
Total, New Construction
9.30
$13,555,088
$1,457,536
Lane Addition
Vanderbilt Beach Rd Ph. II
US 41
JE. 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
11mmokalee Rd
2021
2 to 4
C&G
3.201
2
6.40
$40,789,720
$6,373,394
Total, Lane Addition
8.44
$53,305,598
$6,315,829
Lane Mile Distribution from LRTP, new construction(�)
51%
Lane Mile Distribution from LRTP, lane addition (2)
49%
Weighted Average
$3,838,000
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
County
Classification District
Counties; rb &Gutter
Description
-1WFrorn Yearl ea ure rLength
Lanes
Added
Lane Miles
Added Construction Cost
Construction Cost
per Lane Mile
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 113/2A
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
Bea rss 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
Total (2014-2023); Urban Counties ONLY
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 1-95 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
Benesch Collier County
October 2024 B-6 Road Impact Fee Update Study
DRAFT
Table B-6 (continued)
Construction Cost - County Road Improvements from Other Florida Jurisdictions
AddedCounty County District Description From To Year Feature Design Length Lanes Lane Miles Construction Cost Construction Cost
Classification ., . 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
Cortez Blvd Frontage Rd @ 1-75
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
1-4
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 R
South 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
Total (2014-2023); Suburban/Rural Counties ONLY
Count:
33
120.98
$347,930,392
$2,876,000
Total (2020-2023); Suburban/Rural Counties ONLY
Count:
11
37.10
$108,502,347
$2,925,000
URBAN & SUBURBAN/RURAL Counties; Curb & Gutter
Total (2014-2023); Urban & Suburban/Rural Counties I Count: 1 49 1 185.261 $650,524,5641 $3,511,000
Source: Data obtained from each respective county
Benesch Collier County
October 2024 B-7 Road Impact Fee Update Study
DRAFT
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
Year
2013
County
Hernando
Roadways
County CEI Constr.
$178,200 $1,980,000
CEI Ratio
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%
Average
$228,000
$2,477,000
9%
Source: Each respective jurisdiction
Benesch Collier County
October 2024 B-8 Road Impact Fee Update Study
DRAFT
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 PI
• 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.
Benesch Collier County
October 2024 B-9 Road Impact Fee Update Study
DRAFT
Table B-8
Mitigation Costs — County Roads
%Minh.
Forested Saltwater
60200.3
Goodland Dr
San Marco Rd
Harbor PI
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
1431452
7.00
42.00
$34,082
Total
$1,643,852
43.60M
$38,000
Source: Collier County
Benesch Collier County
October 2024 B-10 Road Impact Fee Update Study
DRAFT
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
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 @ 1-75 (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 @ 1-75 (DDI)
Moving into design
$8,800,000
Total Urban Overpass/Major Intersection Cost
$134,650,000
Total 2045 Needs Plan (Cost Feasible/Unfunded) Lane Miles Added (2)
247.38
Total Urban Overpass/Major Intersection Cost per Lane Mile(3)
$544,000
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.
Benesch Collier County
October 2024 B-11 Road Impact Fee Update Study
DRAFT
Table B-10
Collier County 2045 Long Range Transportation Plan - Cost Feasible and Unfunded Needs Plan Projects
Map ID
State
County
Facility
Benfield Rd Ext.
nF,., EF9M,
The Lords Way
W
City Gate Blvd N
Project "Typ, Z
New 2-Lane Rd
Project
Length
2.26
# of
Existing
0
# of
Future
2
Lane Miles
Added
4.52
Initia
Capacitly 11
0
Future
Capacity
21,300
Added
Capac
21,300
Vehicle -Miles
of ..
48,138
VMC
AddedCounty/
perLane
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 1-75
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
10.001
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
01
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
21,3001
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
18,0901
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
01
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
01
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
1-75
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
35,8201
53,910
18,090
21,708
9,045
90
County
Pine Ridge Rd
Logan Blvd
Collier Blvd
Widen from 4 to 6-Lanes
1.891
4
6
3.78
35,820
53,9101
18,090
34,190
9,045
93
County
Immokalee Rd
Shady Hollow Blvd E
Rural Village Rd
Widen from 2 to 4-Lanes
1.001
2
4
2.00
14,580
31,9501
17,3701
17,370
8,685
94
County
Rural Village Rd
Immokalee Rd
Immokalee Rd
New 4-Lane Rd
4.521
0
4
18.08
0
31,9501
31,9501
144,414
7,988
Total:
247.38
1 2,297,839
9,300
Source: Collier County 2045 Long Range Transportation Plan
Figures rounded to nearest 00
Benesch Collier County
October 2024 B-12 Road Impact Fee Update Study
DRAFT
Appendix C
Credit Component
DRAFT
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 (2C/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 (it/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 (IC/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. 15t Local Option Tax (up to 6C/gallon)
• Tax applies to every net gallon of motor and diesel fuel sold within a county.
• Proceeds may be used to fund transportation expenditures.
Benesch Collier County
October 2024 C-1 Road Impact Fee Update Study
DRAFT
• 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. 2"d Local Option Tax (up to 5C/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.
Benesch Collier County
October 2024 C-2 Road Impact Fee Update Study
DRAFT
Table C-1
Estimated Fuel Tax Distribution Allocated to Capital Programs for
Collier County & Municipalities, FY 2023-24(1)
of
Total
Distribution
Tax
GallonAmount
Levy per
Distribution
perPenny
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
Weighted Average per Penny(2)
$1,889,072
1) Source: Florida Legislature's Office of Economic and Demographic Research,
http://edr.state.f1. 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 Protect 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.
Benesch Collier County
October 2024 C-3 Road Impact Fee Update Study
DRAFT
Table C-2
County Fuel Tax Equivalent Pennies
Cost of Number of Revenue from Equivalent
111ource Projects Years I Penny (4) Pennies(5)
Historical; 2018-2023
Grant Revenues(l)
$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
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
Benesch Collier County
October 2024 C-4 Road Impact Fee Update Study
DRAFT
Table C-4
Collier County - Historical Transportation Expenditures
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
$68,9501
$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
$60,3551
$101,204
$302,180
$99,1951
$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
1 $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
$681,692
$125,272
$806,964
60233 Corkscrew Rd @ Wildcat Run Imp
$0
$0
$21,267
$0
$825,121
$846,388
60242 Randall Blvd @ Everglades Blvd Int
$0
$0
$0
$206
$811,9651
$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
L
I L
I L
1815
9 228
Total
$5,659,159
$2,448,6011
$8,378,5651
$3,546,0061
$5,144,9161
$8,431,130
$33,608,377
rant 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
Source: Collier County
Benesch Collier County
October 2024 C-5 Road Impact Fee Update Study
DRAFT
Table C-5
Collier County — AUIR Summary
CapacityAUIR Total Total Estimated
for
Work Program Expenditures
Total - Capacity Expansion Projects(l)
$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
LO
Total
$329,663,000
$197,270,000
Source: Collier County
Table C-6
Collier County — Gas Tax Bond Issue, Series 2014
..fil
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
Payments Remaining
2
Annual Average Payment
$13,646,208
Source: Collier County
Benesch Collier County
October 2024 C-6 Road Impact Fee Update Study
DRAFT
Table C-7
Average Motor Vehicle Fuel Efficiency — Excluding Interstate Travel
22.8
7.3
Other Arterial Rural
329,742,000,000
52,696,000,000
382,438,000,000
Other Rural
325,232,000,000
32,997,000,000
358,229,000,000
Other Urban
1,485,169,000,000
102,144,000,000
1,587,313,000,000
Total
2,140,143,000,000
187,837,000,000
2,327,980,000,000
,jnsumer
Other Arterial Rural 14,462,368,421 7,218,630,137 21,680,998,558
Other Rural 14,264,561,404 4,520,136,986 18,784,698,390
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
Percent VMT
86%
14%
91%
9%
94%
6%
92%
8%
Total.
Fuel
2,327,980
1 miles (millions)
119,597
gallons (millions)
19.47
mpg
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
Benesch
October 2024
C-7
Collier County
Road Impact Fee Update Study
DRAFT
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
'FITE
LIGHT DU TY
M VEHICLES
• •Co
W
BUSES
LIGHT DUTY
VEHICLES •
•IT
SUBTTALS
•
2-AXLE
OR •
• •
SHORTCYCLES
Motor -Vehicle Travel (millions of vehicle -miles):
TRUCKS
TRUCKS
AND COMBINATION
TRUCKS
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
Number of motor vehicles
2022
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
registered(')
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
Average fuel consumption per
2022
vehicle (gallons)
437
56
2,618
617
1,550
8,683
480
3,167
608
Average miles traveled per gallon of
2022
fuel consumed
24.8
44.0
7.4
18.1
7.9
6.9
22.8
7.3
18.5
(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.
(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.
Benesch Collier County
October 2024 C-8 Road Impact Fee Update Study
DRAFT
Appendix D
Calculated Road Impact Fee Schedule
DRAFT
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.
Benesch Collier County
October 2024 D-1 Road Impact Fee Update Study
DRAFT
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
IF
Assessable Total Trip ercen Total Annual Net Road Current Road
44= Land Use WOMWR..te Trip Rate Source Trip Length Sou ts % New Trips Source Net VIVIT Gas Tax Credit % Change
(2)
w Trip
Trip Length Length ew Trips Impact Cost Gas Tax Impact Fee Impact Fee
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%
210
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%
Appendix A:
220
Multi -Family Housing (Low -Rise, 1-3 floors)
du
6.74
ITE 11th Edition
3.86
4.36
LUC 220/221/222
100%
n/a
10.30
$7,549
$32
$516
$7,033
$6,950
1%
Appendix A:
221/222
Multi -Family Housing (Mid/High-Rise, 4+floors)
du
4.54
ITE 11th Edition
3.86
4.36
LUC 220/221/222
100%
n/a
6.94
$5,085
$21
$339
$4,746
$5,174
-8%
ITE 11th Edition
231
Mid -Rise Residential w/Ground-Floor Commercial
du
1.70
(Adjusted)I3I
3.86
4.36
Same as LUC 220
100%
n/a
2.60
$1,904
$8
$129
$1,775
$3,265
-46%
ITE 11th Edition
232
High -Rise Residential w/Ground-Floor Commercial
du
2.10
(Adjusted)13)
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:
Appendix A:
310 Hotel
room
5.56 Appendix A: LUC 310 4.01 4.51 WC 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:
ITE 11th Edition
Same as Residential Land
416
Campground/RV Park
site
1.62
(Adjusted)i4I
3.40
3.90
Same as LUC 240
100%
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 filth 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%
Same as LUC 430
n/a
Bundled Golf Course
hole
9.11
(Adjusted to 30%)I5I
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
$31,79
unit change
-
Appendix A: LUC N/A
Appendix A: LUC N/A
Appendix A: LUC N/A
n/a
Dance Studio/Gymnastics
1,000 sf
21.33
Dance Studio
2.20
2.70
Specialty Retail
80%
Specialty Retail
14.87
$10,892
$50
$806
$10,08
$9,325
8%
INSTITUTIONS:
50% of LUC 210 based on
Based on LUC 710
520
Elementary School (Private)
student
2.27
ITE 11th Edition
2.18
2.68
Transp. Modeling
80%
(adjusted)i6I
1.57
$1,149
$5
$81
$1,068
$815
31%
50% of LUC 210 based on
Based on LUC 710
522
Middle/Junior High School (Private)
student
2.10
ITE 11th Edition
2.18
2.68
Transp. Modeling
80%
(adjusted)i6I
1.45
$1,063
$5
$81
$982
$921
7%
50% of LUC 210 based on
525
High School (Private)
student
1.94
ITE 11th Edition
2.18
2.68
Transp. Modeling
90%
Based on LUC 710
1.51
$1,104
$5
$81
$1,023
$983
4%
Benesch Collier County
October 2024 D-2 Road Impact Fee Update Study
DRAFT
Table D-1(continued)
Calculated Road Impact Fee Schedule
ITE LUC Land Use
INSTITUTIONS:
Unit
Assessable ToAW
Trip Rate Trip Rate Source Trip Length Length lFrip Length Source IrNpe_
ercent Total Annual Net Road Current Road
as Tax Credit
Trips % New Trips Source Net VMT Impact Cost Gas Tax G Impact Fee Impact Fee (2) %Change
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
0 $2,127 $1,973
8%
540/550
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
-
610
MEDICAL:
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 It 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%
720
Medical Office/Clinic greater than 10,000 sq It
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)(')
1.82
2.32
Same as LUC 912
46%
Same as LUC 912
19.21
$14,074
$67
$1,081
$12,99
$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
-
Benesch Collier County
October 2024 D-3 Road Impact Fee Update Study
DRAFT
Table D-1(continued)
Calculated Road Impact Fee Schedule
ITE LUC Land Use Wnit
SERVICES:
Trip Rate
,,,&Percent Total Annual Net Road Current Road
Trip Rate Source Assessable Total Trip .11I Length ew % New Trips Source Net VMI Gas Tax Credit 2) % Change
Trip Length Length Trips Impact Cost Gas Impact Fee Impact Fee(
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)(')
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%
945
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)(')
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(')
1,000 cy
0.01
Local Studies
10.97
11.47
Local Studies
97%
Local Studies
0.04
$28
$0
$0
$28
$14
100%
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 Florida 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 fee rate. This adjustment reflects the nature of elementary and middle school uses where attendees are unable to drive and are
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 combined 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 PINT of 97% based on the 2009 Collier County Mines Trip Characteristics Study, Tindale Oliver. Fuel efficiency value estimated at 7.3 gallons per mile
Benesch Collier County
October 2024 D-4 Road Impact Fee Update Study
THIS PAGE INTENTIONALLY LEFT BLANK
***ONE WAY COMMUNICATION
From:
Gino Santabarbara
To:
MValleCalobscontractors.com
Cc:
Heather Yilmaz
Subject:
FW: DSAC-Impact Fee Review Subcommittee (IFR): 06.19.2025 Meeting Draft Agenda Packet I READ AHEAD
Date:
Wednesday, June 18, 2025 9:29:55 AM
Attachments:
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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.aov
it
Collier County
0@00M
From: Mario Valle <MValle(@pbscontractors.com>
Sent: Thursday, June 12, 2025 7:09 PM
To: Heather Yilmaz <Heather.Yilmaz(@colliercount)tfl.eov>
Cc: Gino Santabarbara <Gino.Santabarbara(@colliercountyfl.eov>
Subject: RE: DSAC-Impact Fee Review Subcommittee (IFR): 06.19.2025 Meeting Draft Agenda Packet I 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) 1 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.
Your Concierge Builder®,
Mario Valle
PBS Senior Relationship Manager
M V a l l e (a_pbsco ntractors. com
0: 239.643.6527 x125
fobscontractors.coml C: 239.825.6486
From: Heather Yilmaz <Heather.Yilmaz(a)colliercountyfl.gov>
Sent: Thursday, June 12, 2025 11:29 AM
To: Mario Valle <MValle(a)pbscontractors.com>
Cc: Gino Santabarbara <Gino.Santabarbara(cDcolliercountyfl.gov>
Subject: FW: DSAC-Impact Fee Review Subcommittee (IFR): 06.19.2025 Meeting Draft Agenda Packet I READ AHEAD
ICAUTION: This email originated from outside of the organization. I
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
it
Collier CountYEcolliercountyfl.govl
f[facebook.coml @_ instagram.coml
a-wyitter.coml 04voutube.coml M
***ONE WAY COMMUNICATION
Heather.YiImaz&colIiercountyfl.aov
From: Heather Yilmaz<Heather.YilmazCcDcolliercount fv I.gov>
[colliercountyfl. ascend. com]
Sent: Monday, June 9, 2025 4:53 PM
Cc: Michael Stark <Michael.StarkCo)colliercountvfl.gov>; Gino Santabarbara <Gino.Santabarbara(@colliercount)tfl.eov>; Diane Lynch
<Diane.Lynch( colliercount)1fl.eov>; Renald Paul <Renald.Paulna colliercountyfl.eov>
Subject: DSAC-Impact Fee Review Subcommittee (IFR): 06.19.2025 Meeting Draft Agenda Packet I 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.aov
Z
Collier County,colliercountyfl.govl
n[facebook.com] S finstagmm.coml
f ftwitter.coml 0 fyoutube.cotn M
[colliercountyfl. gscend.coml
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:
• Open malls are exterior areas open on at least two
(1) Project architect/engineer shall complete the chart in its entirety.
sides and roofed over and are calculated at one-half
(2) Use as many pages of chart as necessary to list individually each
area of roofing over it.
space provided in this project.
• Roof overhangs are calculated at one-third of the area
(3) List approximate areas as accurately as possible for Phase I and II
based on the extent of overhang from exterior wall or
documents.
structure to outside face of fascia.
(4) List actual areas in Phase III drawings.
• Open space plan circulation space is required beyond
(5) Net square footage (NSF) shall be measured from inside wall to
the NSF and this area shall be shown in column E only
inside wall.
and shall be calculated at full area. Up to an additional
(6) Gross square footage (GSF) shall be measured from face of exterior
four square feet per student is permissible for this
wall.
circulation.
(7) Items 1 through 6 on this page 1 of 3 are designated as spaces (8)
Under Item 26, show the total area of all HVAC and
other than NSF and are treated as follows:
electrical equipment rooms. Do not include areas of
• Interior corridors include stairs and elevators and are calculated
these spaces in the other NSF list.
at full area. (9)
List all other spaces under column A with names as
• Wall thicknesses are calculated in full area.
shown on the drawing and enter appropriate information
• Covered walks are those open to the exterior on at least one side
in columns B, C, and D.
and shall be calculated at one-half area using the width of the (10)
Complete the subtotal and total sections at the end of the
paving under the roof.
form.
(11)
Provide detailed explanations on line 32 of reasons
(REPRODUCE CHART IN SUFFICIENT QUANTITY FOR YOUR USE.)
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
B
C
D
E
F
Net Square
Facility Space Name
SREF
Space
Net Square
Design
Footage
Design
Number
Footage of
Occupant
Circulation
Code
Space
Capacity
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)
OF 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
Good Afternoon Mr. Mulhere,
The responses provided by our outside consultant, Alfred Benesch 8 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
Operations &Regulatory Management
Offce:239-252-8389
Collier County
2800 Horseshoe Dr. N.
Q ®Q Q
Naples, FL 34104
Heather V'ImazfDcoll'er ounlvfl ao
From: Robert Mulhere <rmnlh"rena hnw
SeM: Wednesday, June 11, 202511:58 AM n r
To: B no santbarbaragcoll'er umVfl go
Cc: Heathen z<HeatherVllmarrdcnllie ntvfl en
Subject: DSAC - Impact Fee Review Subcommittee Meetings
EXTERNAL EMAIL: This email is from an external source. Confrm 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 land 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(AveMaria), at a projected cost of$80 million, excludedfrom Table 5 when construction began on 61-Response: This project is funded with impact fee revenues.
Table 5
Capital Expansion "Cash" Credit
2019 FY 2020 FY 2021 FY 2022r r24 FY 2025 FY2026 FY 2027r
CD ltaflmprovement Tax fO
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 Ac uisI'D"
$395,463
$38,322
$395,355
$840,000
$1,669,140
Site Develo ment
$395,463
$395,463
Site Pre oration $1,400,526 $8,986
$11,269
-
$1,428,862
-
$2,849,643
Project Management $107,931 $5,350
$19,619
Sao
$21,000 $21,000
$22,050
$22,050
$219,280
Transportation Facilities S97.428 S325,432
5769.695
175 5
17 1
5937.987 62.000.000
538.000.000
-
$93.366.207
Total Capital Expansion "Cash"Expenditures $1,605,885 $472,631
$3,099,o77
$32,749,549
$3,561,130
$2,366,849 $24,903,983 $2,021,000
$36,022,050
$22,050
$88,844,204
Average Annual Capital Expansion "Cash" Expendituri
$8,984,420
Average Annual Student Enrollment (FY 2019-FY 2028)(a)
43,246
Annual Capital Expansion "Cash" Credh per Studentla
$205.44
Credit Adjustment Factor"'
1.25
Adjusted Annual Capital Expansion "Cash" Credit per Studentlal
$256.80
Capitalization Rate"'
4.60N
Capitalization Period, Years(a)
25
Capital Expansion "Cash" credit per studentf4
$3,70
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)
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
casts 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 significantlyin 3 years as a result of this requirement? -
Response: DOE understands that their cost estimates were significantly below what some/most jurisdictions were experiencing. Thisisthereason for this pause, and they are trying to develop a better methodology to reflect local costs. Evenwitha
cap, the School District has the option to reflectthe full cost in their study and pay a penalty. Giventhatthe Statecontributionshavebeencutsignificantly,thispenaltyorlossofallocationtendstoberelativelyminor.
Possible Legal Question:
The Florida Impact Fee Act expressly permits Impact fees for tra,annirtat send waste drams- —phl� water sdu—ondl -re, and recre,toral flf, _ well �, fire dn,,—nt �,h,lc, amer-ruc, med c,l ,rv,,e vah[cl- her ff,
.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
continuingto charge these fees7-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 some meaning as in
includes emergency medical, fire, and low enforcement facilities." F.S. 163.3164 defines it as " "Pu61ic facilities"means major capital improvements, including honsportation, sanitary sewer, solid waste, drainage, potable water,
,s a ndrecreationalfacilities." Neitherstate 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 f ITE ,p—t
separates t,,,h.... (which I, included separately ,ly in the fee schedule in the ,p,ftUgeneration
). p g.tdata f., all u hmulti-family is combined with ,,, differentiation by number of floors. In the case of population -based fees, ACS d.w combines townhouses with SF detached. It also w,bi,,, data f,, multi -family buildings with two . f.., ..iU — 5 ., ..,. -it, It is possible I. c.l,.I.t. separate f— f., each of these —s in the —e of school impact f—.
w.m. am
BOB MULHERE, FAICP
S,,,,,V,, President dI BOWMAN
950 Encore Way, Naples FL 34110
0 (239) 254-20M 1 D (239) 254 2026 1 M (239) 825-9373
[twiteuom] [facebook.coml
Under Florida L,., dd,—, are public llw,d,. If you d, not want youraddress released in response to , public rew,d,request d, .,t send eleclmnic mail I, this entity. 1,,t,,d, —Wd this once by telephone or in with,
Impact Fee Studies Update
Corporate Financial & Management Services
April 8, 2025
e
I
f
What are Impact Fees?
■ 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
■ Pa rks
2
What makes Impact Fees special?
■ 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
9
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 th
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 th
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.
Structured Update Schedule
2025
EMS, Law, Gov't Bldgs., Jail, Parks,
Library, & Roads
TBD
School Update
2029 County Impact Fee Update Cycle:
H B 337 & H B479:
- 4-year phasing of any increase
- 12-month study period upon initiation
- Recent and localized data
Permits Types
Commercial
3%
Single Family
Multi -Family
Commercial
Family
4%
.00
Comparison of Impact Fees (Single -Family <4,000 sq ft under A/C)
Current fee: $23,006.29 1 Proposed fee: $23,584.96
2.52% increase: $578.67
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* I
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. z
Comparison of Impact Fees (Single -Family 4,000+ sq ft under A/C)
Current fee: $25,617.79 1 Proposed fee: $26,284.14
2.6% increase: $666.35
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
Indicates fees that have been capped at 50% per Florida Statue 163.31801 Maximum Impact Fee
2.60%
695
AW
Comparison of Impact Fees (Multi -Family 750-1,500 sq ft) 1-2 Floors
Current fee: $12,676.32 1 Proposed fee: $13,089.26
3.26% increase: $412.94/unit
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 I 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 I Proposed fee: $10.52/sq. ft.
Road
jail
EMS
Government Buildings
21.88% Decrease: ($2.96)/sq. ft.
Example: 10,000sf Retail Building
INW$105,680.00AM_
� $6,757.10
$1,923.00
$12,75490
$76,160.00-$29,521
$6,514.80 -$242.
$2,228.10 $305.
$15,692.60 $2,937
Law Enforcement $7,649.99 $4,682.30-$2,96i
TOTAL $134,764.79 $105,277.80-$29,481
Overall %Decrease -21.ss
Office Building
Current fee: $10.02/sq. ft I Proposed fee: $11.69/sq. ft.
16.66% Increase: $1.67/sq. ft.
Example: 10,000sf Office Building
Road � JW$86,050.00'W� $102,820.00 �FW$16/77(
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%
General Industrial Building
Current fee: $5.40/sq. ft I Proposed fee: $5.48/sq. ft.
1.5% increase: $0.08 /sq. ft.
Example: 10,000sf Industrial Building
Road
JJW$45,840.00'W
$48,190.00 r
_ $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%
Recommendation
To accept the staffs update and approve the recommended
approach to finalizing the impact fee studies.
Questions
?
EMS
Medical Services Impact Fee Schedule
Single Family Detached
210
- 4,000 sf or greater
du
$244.30
$159.33
53.33%
220/222/230/232
Multi -Family
du
$102.92
$67.50
52.47%
310/311
Hotel/All Suites Hotel
room
$139.11
$63.58
118.80%
565
Day Care Center
1,000 sf
$96.11
$47.69
101.97N
710
eneral Office
1,000 sf
5107.4
560.4
77.7891
821
Retail 40,001 to 150,000sfgla
849
Tire Superstore
850
Supermarket
851
890
Convenience Market (24 hour)
Furniture Store
934
Fast Food Restaurant w/Drive-Thru
944
3as Station w/Convenience Market
n/a
Luxury Auto Sales
1,000 sf
1,000 sf
1,000 sf
1,000 sf
1,000 sf
ft I fuel pos.
1,000 sf
$12
Change
Emergency Medical Services Impact Fee has 13 of 57 different land use codes and clas.4
over 50% increase
10-7'*ovt Bldgs.,
Government Buildings Impact Fee Schedule
V. -,UC Land Use
Residential:
Impact Unit
Calculated Impact Fee
CurrentAclopted Impact Fee
ParcentChange
210
n le Family Detached
-4,0O0 sf or greater
du
$1,694.8
$1,047.9
61.73
220/222/230/232
Multi -Family
du
$714.0
$443.9
60.83°/
251
Retirement Communi[ -Detached (Single Family)
du
$839.5
$407.8
105.87%
310/311
Hotel/All Suites Hotel
room
S979.74
5421.E
132.35°
540/550
720
Medical Office/Clinic 10,000s ft or less
1,0O0 sf
Medical Office/Clinic greater than 10,000s ft
1,0O0 sf
821
Retail 40,O01 to 150,000 sf la
1,000 sf I
0/841
New/Used Auto Sales
1,000 sf
949
ire Su erstore
10O0 sf
850
u ermarket
10O0 sf
SS3
onvenience Market 24 hour
1,000 sf
862
Home lm rovementSu erstore
1,0O0 sf
890
Furniture Store
1,000 sf
934
Fast Food Restaurant w Drive-Thru
1,000 sf
941
uick Lube
service ba
944
as Station w/Convenience Market 5,500+s ft
fuel pos.
947
elf -Service Car Wash
service ba
948
Automated Car Wash
1,000 sf
n/a
Luxury Auto Sales
1,000 sf
Percent Change
Government Buildings Impact Fee has 27 of 57 different land use codes and classifications th
reached over 50% increase
Correctional Facilities Impact Fee
rnrrartinnal Fnrilitiac Imnnrt Faa rrhadula
ITE LUC
esidenti
Land Use
Retirement Community - Detached (Single Family)
act Unit
du
Calculated
Impact Fee
SIR
$353.85
Current
Ad. pted
Impact Fee
-
$215.12
Percent
Change
64.490yc
FS :1
Maximum
lm;.ct Fee
Percent
Change
Phasel
Phase 11
Phase III P
251
$322.6
50.00°/
$242.0
$268.9
$295.7
310/311
Hotel/All Suites Hotel
room
$406.7
$220.6
84.36%
$330.9
50.00%
$248.21
$275.79
$303.3
320
Motel
room
$353.85
$209.6
68.82%
$314.4C
50.00%
$235.80
$262.0
$288.2
560
Church
1,000 sf
$155.43
$77.74
99.94%
$116.61
50.00%
$87.46
$97.1E
$106.8
565
Day Care Center
1,000 sf
$281.10
$167.45
67.87%
$251.17
50.00%
$188.39
$209.31
$230.2
941
Quick Lube
service bay
$502.6
$319.9
57.12%
$479.89
50.00°/
$359.9
$399.9
$439.9
NNW Correctional Facilities Impact Fee had 6 of 57
over 50% increase
different land use codes and classifications that re ched
Transnnrtatinn Imnact Fee Schedule
Percent
Change
RESIDENTIAL:
560
Church
1,000Sf
$5,372
$2,416
122.35%
$3,624
50.009/c'
$2,718
$3,02C
$3,322
$3,62
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
Mine/Commercial Excavation(')
1,000 Cy
$2
Jn/a
$1
100.00%
$2
50.009q
$1
$1
$19
$21
[load Impact Fees had 3 of 63 different land use codes and classifications that reached o
Single Family
Multi -Family
Mobile Home
du
du
du
School
$8,790 $14,474 +$5,684.46 +65%
13 184
$2,844
$6,369
$3,524.81 +124%
$4,266 +!
$7,238
$11,579
+$4,340.55 60%
$10,857 +!
Actual Cost Single Family Home (< 4,000 sq ft)
with Water and Sewer
Parks - Community
$933.83
$1,071.42
$137.59
Parks - Regional
$2,694.32
$21249.93
-$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 - 3/4"' Meter $4,411 $4,411 $0.00
Sewer - 3/4 " 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
Parks - Community
Parks - Regional
School
Road
jail
Library
EMS
Government Buildings
Law Enforcement
Water - 3/4"' Meter
Sewer - 3/4"' Meter
TOTAL
$933.83
$2,694.32
$8,789.54
$8,090.00
$499.19
$336.05
$142.07
$934.34
$586.95
$4,411
$4,081
$311498.29
Overall % Increase
$1,071.42
$2,249.93
$13,184.00
$8,601.00
$476.88
$307.85
$197.93
$1,373.10
415.46
$4,411
$4,081
$36,369.57
$137.59
-$444.39
$4,394.46
$511.00
-$22.31
-$28.20
$55.86
$438.76
-$171.49
$0.00
$0.00
$4,871.28
15.47%
i
Actual Cost Single Family Home (+
with Water and Sewer
Parks - Community
Parks - Regional
School
Road
jail
Library
EMS
Government Buildings
Law Enforcement
Water - 3/4"' Meter
Sewer - 3/4 " Meter
TOTAL
$1,067.72
$3,080.67
$8,789.54
$9,864.00
$570.90
$376.63
$159.33
$1,047.91
$661.09
$4,411.00
$4,081.00
$341109.79
Overall % Increase
$1,322.09
$2,774.62
$8,789.54
$9,980.00
$714.31
$379.64
$238.99
$1,571.86
$513.09
$4,411.00
$4,081.00
$341776.14
4,000 sq ft)
$254.37
-$306.01
$0.00
$116.00
$143.41
$3.01
$79.66
$523.95
-$148.0(
$0.00
$0.00
$666.35
1.95%
Actual Cost Single Family Home (+ 4,000 sq ft)
with Water and Sewer
Parks - Community
$1,067.72
$1,322.09
$254.37
Parks - Regional
$3,080.67
$2,774.62
-$306.01
School
$8,789.54
$13,184.00
$4,394.4
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
-$148.0(
Water - 3/4"' Meter $4,411.00 $4,411.00 $0.00
Sewer - 3/4 " Meter $4,081.00 $4,081.00 $0.00
TOTAL $34,109.79 $39,170.60 $5 f06O.8
Overall % Increase 14.840/
Schools
Fee
tudy
June 10, 2025
�benesch
HB 337 (2021)
• 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
benesch
SB 1080 (2025)
• 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
benesch
Extraordinary Circumstances
• 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
benesch
Educational Facilitie'%A"
Calculated Impact Fee Schedule
Single Family Detached
Multi -Family (Apt/Condo)
Mobile Home Park
du $15,757
$8,790
79% $13,184
du $6,666
$2,844
134% $4,266
1
du $12,727
$7,238
76% $10,857
50%
50%
50%
benesch
Without the Exception Clause
Phased Impact Fee Schedule
Single Family Detached du
$8,790
$9,888
$10,987
$12,085
Multi -Family (Apt/Condo) du
$2,844
$3,200
$3,555
$3,911
Mobile Home Park du
$7,238
$8,143
[$9,048
$9,952
$13,184
$4,266
$10,857
benesch
With the Exception Clause
• Full calculated impact fees can be adopted at 100%
• Phasing of fees is optional, not required
Single Family Detachedmmi 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%
benesch
Educational Facilities
School I m
Miami -Dade County
MOOR
Citrus County 2021
Indian River County 2020
St. Johns County1111MV 2018
Baker County
Nassau County
St. Lucie County
fee County �
Martin County
Sarasota County*
Hagler County
*Fees shown effective January 1, 2026
10 benesch
arison — Sin
100%
50%
28%
100 %�
2005
52%
2017
100
2005
100%
2018
53
2007
100
2022
Varies — SF @48%
2021
Varies — SF @83%
$2,448
$2,059
$1,310
$5,940
$2,592
$5,431
$6,786
$2,879
$5,567
$3,048
$5,950
.. 0%0%0%
uare feet)
$2,448
$4,117
$4, 680
$4,725
$5,000
$5,431
$5,447
$5,484
$5,567
$6,306
$7,175
Educational Facilities
School Impact Fee Rate Comparison —Single Family (2,000 square feet)
Hillsborough County
2020
100%
$8,227
$8,227
Polusia CountyMEMM
2022
i 85%
MMI
$7,022
$8,262
Palm Beach County*
2022
Varies — SF
@95%
$7,906
$8,322
Pernando County*
2022
1� 70%
1070'
$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
2015M
50%
$5,097
$10,193
Marion County
2023
40%
$4,307
$10,768
ollier
Countv
2015
79%
$8,790
$11,164
*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
W benesch
Educational Facilities
School Impact Fee Rate Comparison —Single Family (2,000 square feet)
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* In_
202
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
kollier — Maximum Allowable
2025
N/A
N/A
$13,184
Polk County
2024
85 %
71'2,187'$14,338
Eollier
Countv — Calculated
2025
N/A
N/A
$15.757
*Fees adopted in compliance with the 50% limit phasing requirements per F.S. 163.31801. Fees shown reflect fully phased -in fees.
benesch
Revenue Implications
Residential Permitting Trend
• m
M
7,000
6,000
5,000
4,000 '
� 1
3,000
2,000
1,000
0
■
■
I011------ I ----- II
2021-2024 =
2023-2024 _ =
3 600 r year
■ ■
°��O ��ti ��'1- ��''� ��� ��� ��� ��'\ ��� ��� Op0 O�� O�� ��`'� ��� O�� O�� ��'\ O�� O�� O,� O,� 0,'L ��''� ��� �,�� O,� �,�'\ O,� O,� O�'� D•L'� O�� O�� O�'�
ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti ti
benesch
■ SF Units ■ MF Units
Revenue Implications
Five -Year Revenue Projections (2026-2030)
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
benesch
Next Steps
• Recommendation to Board of County
Commissioners
• Implementation Process
benesch
'a
Questions?
Attendance Roster— Date: June 19, 2025
DSAC -- Impact Fee Review Subcommittee
**Must have (3) members for a quorum**
Committee Members
Name
Signature
Clay Brooker:
Nick Kouloheras:
Robert Mulhere:
Mario Valle:
Bill Varian: EXCUSED
Staff Members
Gino Santabarbara, Manager -Impact Fees Present
Heather Cartwright-Yilmaz, Present
Management Analyst
Attendance Roster — Date: June 19, 2025
DSAL — Impact Fee Review Subcommittee
Public Sign -in Sheet
Please Print
NAME REPRESENTING PHONE NO.