Agenda 01/12/2016 Item #17C 1/12/2016 17.C.
EXECUTIVE SUMMARY
Recommendation to adopt an Ordinance amending "Schedule Four" of"Appendix A" of Chapter
74 of the Collier County Code of Laws and Ordinances (The Collier County Consolidated Impact
Fee Ordinance) by providing for an amendment to Ordinance No. 2015-17 to correct a scrivener's
error in the Correctional Facilities Impact Fee Rate Schedule and to provide for the incorporation
by reference of the corrected Correctional Facilities Impact Fee Update Study.
OBJECTIVE: To correct a scrivener's error in the Correctional Facilities Impact Fee Rate
Schedule (Rate Schedule) and to approve the incorporation by reference of the corrected "Collier
County Correctional Facilities Impact Fee Update Study" (Study).
CONSIDERATONS: On February 10, 2015, the Board of County Commissioners (Board)
adopted Ordinance No. 2015-17,which amended Chapter 74 of the Collier County Code of Laws
and Ordinances by adopting and providing for the phased implementation of the revised
Correctional Facilities impact fee rates with effective dates of February 17, 2015 and May 11,
2015.
Staff has since identified a scrivener's error in the Rate Schedule that excluded the Retirement
Home land use from Table 11 of the Study and inadvertently used an incorrect "functional
population coefficient" in Table 20, therefore causing the Retirement Community rate on the
Rate Schedule to be $229.66 per unit instead of the correct rate of$203.56, a downward change
of$26.10. This scrivener's error ordinance makes the necessary correction to the Study and the
Rate Schedule.
FISCAL IMPACT: The impact of the rate correction is di minimis on the overall revenue
projections.
GROWTH MANAGEMENT IMPACT: There is no growth management impact associated
with this Executive Summary.
LEGAL CONSIDERATIONS: This proposed Ordinance was reviewed by the County
Attorney, is approved as form and legality, and requires majority vote for approval. -JAK
RECOMMENDATION: To adopt an Ordinance amending "Schedule Four" of"Appendix A"
of Chapter 74 of the Collier County Code of Laws and Ordinances (The Collier County
Consolidated Impact Fee Ordinance) to correct a scrivener's error in the Rate Schedule and to
incorporate by reference the corrected Study.
Prepared by: Paula Fleishman, Senior Operations Analyst, Capital Project Planning, Impact Fees
and Program Management Division, Growth Management Department
Attachments:
1) Ordinance
2) Correctional Facilities Impact Fee Update Study (Corrected)
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1/12/2016 17.C.
COLLIER COUNTY
Board of County Commissioners
Item Number: 17.17.C.
Item Summary: Recommendation to adopt an Ordinance amending "Schedule Four" of
"Appendix A" of Chapter 74 of the Collier County Code of Laws and Ordinances (The Collier
County Consolidated Impact Fee Ordinance) by providing for an amendment to Ordinance No.
2015-17 to correct a scrivener's error in the Correctional Facilities Impact Fee Rate Schedule
and to provide for the incorporation by reference of the corrected Correctional Facilities Impact
Fee Update Study.
Meeting Date: 1/12/2016
Prepared By
Name: FleishmanPaula
Title: Operations Analyst, Senior, Capital Project Planning, Impact Fees and Program Management
12/11/2015 3:42:3.5 PM
Submitted by
Title: Operations Analyst, Senior, Capital Project Planning, Impact Fees and Program Management
Name: FleishmanPaula
12/1 1/2015 3:42:37 PM
Approved By
Name: PuigJudy
Title: Operations Analyst, Operations &Regulatory Management
Date: 12/14/2015 2:47:18 PM
Name: PattersonAmy
Title: Division Director-IF, CPP&PM, Capital Project Planning.Impact Fees and Program
Management
Date: 12/15/2015 4:05:21 PM
Name: MarcellaJeanne
Title: Executive Secretary, Transportation Administration
Date: 12/16/2015 8:34:39 AM
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Name: KlatzkowJeff
Title: County Attorney,
Date: 12/16/2015 3:19:12 PM
Name: IsacksonMark
Title: Division Director-Corp Fin &Mgmt Svc, Office of Management&Budget
Date: 12/17/2015 1:21:41 PM
Name: CasalanguidaNick
Title: Deputy County Manager, County Managers Office
Date: 12/27/2015 11:34:34 AM
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ORDINANCE NO. 2016 -
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING "SCHEDULE FOUR" OF "APPENDIX A" OF
CHAPTER 74 OF THE COLLIER COUNTY CODE OF LAWS AND
ORDINANCES (THE COLLIER COUNTY CONSOLIDATED
IMPACT FEE ORDINANCE) BY PROVIDING FOR AN
AMENDMENT TO ORDINANCE NO. 2015-17 TO CORRECT A
SCRIVENER'S ERROR; PROVIDING FOR INCORPORATION
BY REFERENCE OF THE CORRECTED IMPACT FEE STUDY;
PROVIDING FOR INCLUSION IN THE CODE OF LAWS AND
ORDINANCES; PROVIDING FOR CONFLICT AND
SEVERABILITY; AND PROVIDING AN EFFECTIVE DATE.
II
WHEREAS, on February 10, 2015, the Board of County Commissioners adopted
Ordinance No. 2015-17, amending Chapter 74 of the Collier County Code of Laws and
Ordinances, the Collier County Consolidated Impact Fee Ordinance, as amended, by adopting
the "Collier Coun ty Correctional Facilities Impact Fee Update Study" and amending the impact
fee rates, with a phased effective date of May 11, 2015; and
WHEREAS, following said action adopting Ordinance No. 2015-17 it was determined
that the Retirement Home land use was excluded from Table 11 of the Correctional Facilities
Impact Fee Update Study, and an incorrect "functional population coefficient" was inadvertently
used in Table 20, therefore causing the "Retirement Community rate on "Schedule Four" of
"Appendix A", which is the "Correctional Facilities Impact Fee Rate Schedule," to be $229.66
instead of the correct rate of$203.56, a downward change of$26.10.
WHEREAS, the impact fee update study has been revised to reflect the corrections, and
is being re-incorporated by reference, as it was otherwise intended and therefore constitutes a
scrivener's error.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,that
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SECTION ONE. Article I, General, Section 74-106,Adoption of impact fee studies, of the
Collier County Code of Laws and Ordinances is hereby amended to read:
Section 74-106. Adoption of impact fee studies.
(7) Correctional facilities: "Collier County Correctional Facilities Impact Fee Update
Study,"prepared by Tindale-Oliver and Associates, Inc. (January13, 20151
corrected December 10, 2015);
***
SECTION TWO. SCRIVENER'S ERROR AMENDMENT TO "APPENDIX A",
SCHEDULE FOUR, CORRECTIONAL FACILITIES IMPACT FEE
RATE SCHEDULE, OF ORDINANCE NO. 2015-17.
Schedule Four, Correctional Facilities Impact Fee Rate Schedule, of "Appendix A" of
Chapter 74 of the Collier County Code of Laws and Ordinances is hereby amended as set forth in
the attachment to this Ordinance.
SECTION TWO. CONFLICT AND SEVERABILITY.
In the event this Ordinance conflicts with any other Ordinance of Collier County or any
other applicable law, the more restrictive shall apply. If any phrase or portion of this Ordinance
is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and such holding shall not affect the
validity of the remaining portions.
SECTION THREE. INCLUSION IN THE CODE OF LAWS AND ORDINANCES.
The provisions of this Ordinance shall be made a part of the Code of Laws and
Ordinances of Collier County, Florida. The sections of the Ordinances may be re-numbered or
re-lettered to accomplish such, and the word "ordinance" may be changed to "section," "article,"
or any other appropriate word.
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I
1/12/2016 17.C.
SECTION FOUR: EFFECTIVE DATE.
This Ordinance shall become effective on January 19, 2016, subject to filing with the
Florida Department of State.
PASSED AND DULY ADOPTED by majority vote of the Board of County
Commissioners of Collier County, Florida,this day of , 2016.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA
By: By:
Deputy Clerk Chairman
Approved as to form and legality:
Jeffrey A. Klatzkow, County Attorney
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APPENDIX A-SCHEDULE FOUR
CORRECTIONAL FACILITIES(JAIL)IMPACT FEE RATE SCHEDULE
-Effective May,-1-1T-2045-January 19,2016
Impact Fee Land Use Category Rate
Residential
Assisted Living Facility $219.22 Per Dwelling Unit
Condo/Townhouse(1-2 Stories) $245.32 Per Dwelling Unit
High-Rise Condominium(3+Stories) $245.32 Per Dwelling Unit
Mobile Home/RV tie-down $375.81 Per Dwelling Unit/Site
Multi-Family $216.61 Per Dwelling Unit
Multi-Family-More than 10 Stories $216.61 Per Dwelling Unit
Retirement Community S22-9,66 $203.56 Per Dwelling Unit
Single Family
Less than 4,000 sq.ft. $472.37 Per Dwelling Unit
4,000 sq.ft.or larger $540.23 Per Dwelling Unit
Non-Residential
Auto Sales(Luxury) $268.81 Per 1,000 sq.ft.
Auto Sales(New/Used) $383.64 Per 1,000 sq.ft.
Bank/Savings:Drive-In $595.03 Per 1,000 sq.ft.
Bank/Savings:Walk-In $581.99 Per 1,000 sq.ft.
Business Park $250.54 Per 1,000 sq.ft.
Car Wash-Self-Service $227.05 Per Service Bay
Car Wash-Automated $459.32 Per 1,000 sq.ft.
Church $7.83 Per seat
College/University(Private)
<7,501 $26.10 Per Student
>7,500 $18.27 Per Student
Convenience Store (24 hours) $1,427.56 Per 1,000 sq.ft.
Convenience Store w/Gas Pumps
4 or less Fuel Positions $1,135.26 Per Fuel Position
5-6 Fuel Positions $965.63 Per Fuel Position
7-8 Fuel Positions $858.62 Per Fuel Position
9-10 Fuel Positions $767.28 Per Fuel Position
11 -12 Fuel Positions $717.70 Per Fuel Position
13 or more Fuel Positions $675.94 Per Fuel Position
Dance Studio/Gyms $579.38 Per 1,000 sq.ft.
Day Care $13.05 Per Student
Furniture Store $62.64 Per 1,000 sq.ft.
Gasoline/Service Station $498.47 Per Fuel Position
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Impact Fee Land Use Category Rate
Non-Residential(Cont'd)
Golf Course $5,073.45 Per 18 Holes
Golf Course-Bundled $1,521.51 Per 18 Holes
Home Improvement Store $472.37 Per 1,000 sq.ft.
Hospital $357.54 Per 1,000 sq.ft.
Hotel $208.78 Per Room
Industrial-General Light $180.08 Per 1,000 sq.ft.
Manufacturing $130.49 Per 1,000 sq.ft.
Marina $49.59 Per Berth
Mini-Warehouse $15.66 Per 1,000 sq.ft.
Motel $198.34 Per Room
Movie Theater $1,560.66 Per Screen
Nursing Home $234.88 Per Bed
Office 6,000 sq.ft.or less $260.98 Per 1,000 sq.ft.
Office 6,001-100,000 sq.ft. $310.57 Per 1,000 sq.ft.
Office 100,001-200,000 sq.ft. $263.59 Per 1,000 sq.ft.
Office 200,001-400,000 sq.ft. $221.83 Per 1,000 sq.ft.
Office Greater than 400,000 sq.ft. $200.95 Per 1,000 sq.ft.
Office-Medical greater than 10,000 sq.ft. $433.23 Per 1,000 sq.ft.
Office-Medical 10,000 sq.ft.or less $297.52 Per 1,000 sq.ft.
Pharmacy/Drug Store $511.52 Per 1,000 sq.ft.
Quick Lube $302.74 Per Service Bay
RV Park $130.49 Per Site
Restaurant-Fast Food w/Drive-In $2,322.72 Per 1,000 sq.ft.
Restaurant-High Turnover $70.46 Per seat
Restaurant-Low Turnover $57.42 Per scat
Retail 6,000 Sq.Ft.or Less $639.40 Per 1,000 sq.ft.
Retail 6,001-25,000 Sq.Ft. $639.40 Per 1,000 sq.ft.
Retail 25,001-50,000 $639.40 Per 1,000 sq.ft.
Retail 50,001-100,000 Sq.Ft. $642.01 Per 1,000 sq.ft.
Retail 100,001-150,000 Sq.Ft. $587.21 Per 1,000 sq.ft.
Retail 150,001-200,000 Sq.Ft. $717.70 Per 1,000 sq.ft.
Retail 200,001-400,000 Sq.Ft. $610.69 Per 1,000 sq.ft.
Retail 400,001-600,000 Sq.Ft. $636.79 Per 1,000 sq.ft.
Retail 600,001-1,000,000 Sq.Ft. $631.57 Per 1,000 sq.ft.
Retail >1,000,000 Sq.Ft. $545.45 Per 1,000 sq.ft.
Retail-Specialty $441.06 Per 1,000 sq.ft.
School-Elementary(Private) $15.66 Per Student
School-Middle(Private) $18.27 Per Student
School-High School(Private) $20.88 Per Student
Supermarket $535.01 Per 1,000 sq.ft.
Tire Store $349.71 Per Service Bay
Warehouse 73.07 Per 1,000 sq.ft.
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Collier County
Correctional Facilities
Impact Fee Update Study
Final Report
tfrCo eir County
Prepared for:
Collier County
2800 Horseshoe Drive N.
Naples, FL 34104
ph (239)252-8192
January 13, 2015
(corrected December 10, 2015)
Tindale Oliver
1000 Ashley Drive, Suite 400
Tampa, FL 33602
ph (813)224-8862,fax(813)226-2106
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Collier County 1 Correctional Facilities IF Update Study
Collier County
Correctional Facilities Impact Fee Update Study
Table of Contents
INTRODUCTION 1
FACILITY INVENTORY 2
SERVICE AREA 7
POPULATION 7
Apportionment of Demand by Residential Unit Type and Size 9
Functional Population 10
Residential Functional Population 11
Non-Residential Functional Population 12
Functional Residents by Specific Land Use Category 17
Residential and Transient Land Uses 17
Non-Residential Land Uses 17
LEVEL-OF-SERVICE 22
COST COMPONENT 25
CREDIT COMPONENT 26
Capital Expansion Expenditures Credit 26
Debt Service Credit 28
NET CORRECTIONAL FACILITIES IMPACT COST 30
CALCULATED CORRECTIONAL FACILITIES IMPACT FEE SCEHDULE 31
IMPACT FEE SCHEDULE COMPARISON 33
APPENDIX A: Building and Land Value Analysis/Supplemental Information
Tindale Oliver Collier County
January 2015 i Correctional Facilities Impact Fee Study
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Collier County I Correctional Facilities IF Update Study
Introduction
Collier County implemented correctional facility impact fees in 1999, which have been
periodically updated, with the most recent technical study being prepared in 2009. In
accordance with the County's impact fee ordinance requirements and to ensure that the
impact fee reflects the most current localized costs for providing correctional facilities, the
County retained Tindale Oliver to conduct an update of the County's correctional facility
impact fee program. Most of the data collection and analysis for this report was completed
in 2013, with minor adjustments in 2014.
Correctional facility impact fees are used to fund capital construction and expansion of land,
facilities and capital equipment required to support the additional correctional facility
demand created by new growth. This report presents the results of the correctional facility
impact fee update study for the County and will serve as the technical support document for
the updated correctional facilities impact fee schedule.
There are several major elements associated with the development of the correctional
facilities impact fee. These include:
• Facility Inventory
• Population
• Service Area
• Level-of-Service
• Cost Component
• Credit Component
• Net Correctional Facilities Impact Fee Cost
• Calculated Correctional Facilities Impact Fee Schedule
• Impact Fee Schedule Comparison
These various elements are summarized in the remainder of this report, with the result being
the calculated correctional facilities impact fee schedule.
Tindale Oliver Collier County
January 2015 1 Correctional Facilities Impact Fee Study
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Collier County ( Correctional Facilities IF Update Study
Facility 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 417,000 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 land and building inventory, including a total land value of $319,000 and a total
building value of$91 million. As previously mentioned, these values do not include building
space or land associated with other County departments.
The building value per square foot is estimated based on research on recently built
correctional facilities, discussions and information from architectural and construction
companies, and the insurance values of the existing correctional facilities in Collier County.
This value is estimated at $300 per square foot for correctional facilities and $52 per square
foot for the parking garage. Appendix A provides further detail on the building cost estimates.
The land value for both the Naples and Immokalee Jails is estimated at$25,000 per acre based
on an analysis of vacant land values and parcels sold in the Immokalee/Big Corkscrew area
over the last three years (see Appendix A). Vacant land values and sales within the
Immokalee/Big Corkscrew Area were used as a basis for the land value since discussions with
County staff indicate that this is the area where land for future jail sites is likely to be
purchased. This value is conservative, as the value per acre for the parcel on which the Naples
Jail is located is much higher, due to the area in which the Naples Jail is located.
Tindale Oliver Collier County
January 2015 2 Correctional Facilities Impact Fee Study
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Collier County ( Correctional Facilities IF Update Study
In addition to building and land value, because correctional facilities are typically funded with
bond issues due to the large scale investment needed, an interest cost is also added to the
inventory value. Collier County funded both the Immokalee and Naples Jails with bond issues,
which were then paid back with impact fee and general fund revenues. The 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$119 per square foot. As presented in Table 1,
this value is applied to the square footage of both the Naples and Immokalee jail facilities.
In addition to land, buildings and interest costs, the correctional facility services also require
the use of necessary equipment and vehicles. As presented in Table 2, the total vehicle and
equipment value is estimated at $6.8 million based on information provided by the Collier
County Sheriff's Office.
Tindale Oliver Collier County
January 2015 4 Correctional Facilities Impact Fee Study
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Collier County I Correctional Facilities IF Update Study
Table 2
Correctional Facilities Equipment and Vehicle Inventory
Class Description Units Total Value e
1000 Furniture 9 573,213.72
2000 Office Equipment 15 $57,734.26
20800 Recording Equipment 1 $1,407.24
20801 Minor Recording Equipment 108 $663,186.33
20900 Minor Computer Equipment 49 $787,211.42
20901 Desk Top Computers 24 $50,148.47
20921 Major Computer Equipment 10 $266,560.22
20922 Servers 3 $36,234.93
20923 Computer Software 4 $85,102.92
20939 Laptop Computers 9 $36,900.00
21000 Kitchen Equipment 63 $351,186.56
21110 Minor Appliances 9 $24,137.98
22000 Jail Equipment 45 5170,878.70
22300 Security 18 $68,300.08
22600 Medical Equipment 70 $120,882.13
23100 Less Lethal Delivery Systems 19 55,189.27
23105 Tasers 101 $2,625.81
23400 Shotguns 8 $1,071.83
25000 Storage&Sheds 1 $7,749.26
26100 Trailers 2 $9,942.22
27106 Camera 51 $126,299.42
27111 In-car video 8 $41,600.00
27121 Projector 1 $2,758.26
27124 Digital Camcorder 1 $1,718.17
28000 Building Fixtures 1 $56,524.62
28200 Utilities 2 $34,167.25
30005 Minor Comm.Equip 37 $1,664,282.79
31000 Maintenance Equip 3 $11,420.41
32113 I Mobile Radios 9 $45,000.00
32114 Portable Radios 140 $546,000.00
32223 Mobile Radios 5 $17,247.12
33004 Other Detection 9 $79,796.31
33100 Evidence Gathering 2 $10,717.92
34200 Protection 4 $10,105.71
35000 Vehicles 28 $742,000.00
35010 Specialty vehicles 6 $159,000.00
35100 Auto Accessories 5 $12,796.10
36200 Specialty Equipment 15 $82,243.89
37000 Misc Equip 4 $34,267.10
37002 Used Equip 2 years 2 $15,511.63
37003 Used Equip 3years 2 $13,018.86
37004 Used Equip4years 5 $6,197.03
37008 Used Equip 8years 8 $15,822.29
37009 Used Equip 9years 105 $236,298.53
37013 used Equip 3 yrs Excluding Vehicles 2 $16,254.65
38100 K-9 Dog Equipment 1 51,478.14
40100 Shop Machinery 3 $18,882.34
40200 Minor Shop Equip 3 $14,355.12
Total 1,030 $6,835,426.99
Source: Collier County Sheriff's Office
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Collier County Correctional Facilities IF Update Study
Table 3 provides a summary of correctional facility related capital assets owned by the
County. As shown, total asset value associated with correctional facilities amounts to $131
million. However, the County is still paying debt service on a portion of these assets. In
addition, it is the 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 ($25.1 million) is subtracted from the total asset
value in Table 3. The resulting net asset value ($105.6 million) or 81 percent of the total asset
value is used in the impact fee calculations.
Table 3
Correctional Facilities—Total Asset Value
Percent of
Description Figure total Cost
BuildingValue(�) $90,542,188 69.26%
Land Value(1) $319,000 0.24%
Interest Cost(1) $33,035,709 25.27%
Equipment Value(2) $6,835,427 5.23%
Total Asset Value $130,732,324
Less: Portion Not Owned(3) $25,135506
Net Asset Valuel4l $105,596,818
Net Asset Value as a Portion of Total Asset Value (5) 81%
(1) Source: Table 1
(2) Source: Table 2
(3) Source: Collier County Office of Management and Budget
(4) Total asset value less portion not owned (Item 3)
(5) Net asset value (Item 4) divided by total asset value
Table 3 also provides the distribution of assets,which would be used for indexing calculations.
Of the inventory components, the interest cost should not be indexed since it represents a
fixed cost determined when the bond was issued. All other components would be indexed
according to the methodology described in the indexing reports adopted by the County.
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Collier County I Correctional Facilities IF Update Study
Service Area
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.
Population
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 will be used in all population estimates and
projections. Peak season population projections were provided by Collier County's
Comprehensive Planning Department.
Table 4 presents the population trends for Collier County. The projections indicate that the
population of Collier County is projected to increase by 37 percent between 2014 and 2034.
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Collier County ( Correctional Facilities IF Update Study
Table 4
Collier County Peak Season Population Estimates& Projections
Peak Season
Year
Population Figure
2000 309,511
2001 325,159
2002 341,954
2003 359,191
2004 374,384
2005 386,668
2006 396,310
2007 400,027
2008 399,532
2009 399,979
2010 387,183
2011 392,180
2012 398,107
2013 403,435
2014 410,297
2015 418,048
2016 425,979
2017 434,060
2018 442,295
2019 450,685
2020 458,670
2021 466,233
2022 473,920
2023 481,734
2024 489,677
2025 497,236
2026 504,399
2027 511,666
2028 519,037
2029 526,514
2030 533,638
2031 540,396
2032 547,239
2033 554,170
2034 561,188
Source: Collier County Comprehensive
Planning Department
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Collier County I Correctional Facilities IF Update Study
Apportionment of Demand by Residential Unit Type and Size
The residential land uses to be used for the correctional facilities impact fee calculations
include the following:
• Single Family (Detached)
• Multi-Family
• Mobile Home/RV (Tied Down)
Table 5 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, 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 2011 American Housing Survey (AHS) and data from
the 2012 American Community Survey (ACS) to examine this relationship.
Table 5
Residents per Housing Unit
TM+g�a> a.;'��ds4yt,
+lousing
H UsingType Vopulationhl Population per Housing
Units(2)
House Unitl3J nitsf�l
a.....a,".. .. .. .....—. Gc... ..+..,.x ..a ,es ..,....._4:,.x_e._,.. .:r,. s '�_-,a. .. ...�-....., _ .s:._.� .., ..;_ter ....v,U
Single Family Detached 243,644 90,769 2.68
- Less than 4,000 sf 99% 2.65
-4,000 sf or greater ■-__ 113% 3.03
Multi Family 116,082 95,570
Mobile Home/RV (Tied Down) 23,122 10,958 2.11
Weighted Average 382,848 197,297 1.94
(1) Source: 2012 American Community Survey(ACS),Table B25033(adjusted for peak seasonal population)
(2) Source: 2012 American Community Survey(ACS),Table DP04
(3) Ratios developed based on PPH data derived from the 2011 American Housing Survey
(4) Population (Item 1)divided by housing units(Item 2)
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Collier County I Correctional Facilities IF Update Study
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 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. 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 a total estimate of effective population
need 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.
Tindale Oliver Collier County
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Collier County I Correctional Facilities IF Update Study
Residential Functional Population
Developing the residential component of functional population is simpler than developing
the non-residential component. It is generally estimated that people spend one-half to three-
fourths of their time at home and the rest of each 24-hour day away from their place of
residence. In developing the residential component of Collier County functional population,
an analysis of the County's population and employment characteristics was conducted.
Based on this analysis, it was estimated that people, on average, spend 16.4 hours, or
approximately 68 percent, of each 24-hour day at their place of residence and the other 32
percent away from home. This analysis is presented in Tables 6 and 7.
Table 6
Collier County Population & Employment Characteristics
item/Calculationstep figure
Workers who live and work in Collier County(2010)111 121,530
Workers who live in Collier County but work elsewhere (2010)(1) 10,293
Total workers living in Collier County(2) 131,823
Collier County Census Population (2010)3) 321,520
Total workers as a percent of population(4) 41.0%
School age population (5-17 years) (2010)Is1 45,811
School age population as a percent of population(6) 14.2%
Population net of workers and school age population(7) 143,886
Other population as a percent of total population(s) 44.8%
(1) Source: Estimated based on data from the 2010 U.S. Census and the Bureau of
Transportation Statistics,Census Transportation Planning Package(CTPP) Pt. 3
(2) Sum of workers who live/work in Collier County and workers who live elsewhere but
work in Collier County
(3) Source: 2010 U.S. Census
(4) Total workers living in Collier County(Item 2) divided by the Census population (Item 3)
(5) Source: 2010 U.S. Census
(6) School age population(Item 5) divided by the Census population (Item 3)
(7) Census population(Item 3) less total workers living in Collier County(Item 2)and school
age population (Item 5)
(8) Population net of workers and school age population (Item 7) divided by Census
population (Item 3)
Tindale Oliver Collier County
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Collier County I Correctional Facilities IF Update Study
Table 7
Residential Coefficient for Functional Population
Hours at Percent of Effective
Pop.Group
itesidence�l1 Populationfzi (3)
Hours
Workers 13 41.0% 5.3
Students 15 14.2% 2.1
Other 20 44.8% 9.0
Total Hours at Residence) 16.4
Residential Functional Population Coefficient(5) 68.3%
(1) Source:Assumed
(2) Source:Table 6
(3) Hours at residence(Item 1)multiplied by percent of population(Item
2)
(4) Sum of effective hours(Item 3)
(5) Total hours at residence(Item 4)divided by 24
The resulting percentage from Table 7 is used in the calculation of the residential coefficient
for the 24-hour functional population. These actual calculations are presented in Table 9.
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
internationally'. This method uses trip generation data from the Institute of Transportation
Engineers' (ITE) Trip Generation Manual and Tindale Oliver'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).
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Collier County I Correctional Facilities IF Update Study
• Visitor hours per week per impact unit(visitors multiplied by number of hours per day
times relevant days in a week, such as five for offices and seven for retail shopping).
• Functional population coefficients per employee developed by estimating time spent
by employees and visitors at each land use.
Table 8 shows the functional population coefficients for residential and non-residential uses
in Collier County. The functional population coefficients in Table 8 were used to estimate the
County's functional population in Table 9.
Tindale Oliver Collier County
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Collier County Correctional Facilities IF Update Study
Table 9
Functional Population —Year 2014
Collier County Functional Resident functional
Population Category
Baseline.Datai11 toefficient(2) Populationj3i
2014 Peak Season Population 410,297 0.683 280,233
Employment Category
Natural Resources 7,749 0.379 2,937
Construction 12,840 0.271 3,480
Manufacturing 3,084 0.270 833
Transportation,Communication,and Utilities 5,193 0.271 1,407
Wholesale Trade 4,314 0.271 1,169
Retail Trade 21,894 1.173 25,682
Finance, Insurance,and Real Estate 30,440 0.292 8,888
Services 90,828 0.568 51,590
Government Services 13,948 0.497 6,932
Total Employment by Category Population(4) ---_. 102,918
2013 Total Functional Population1sl 383,151
(1) Source:Table 4 for population and 2014 Woods& Poole for employment data
(2) Source:Table 8
(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 (280,233) and
employment functional population (102,918)
Table 10 presents the County's annual functional population figures from 2000 through 2034,
based on the 2014 functional population figure from Table 9 and the annual population
growth rates from the population figures previously presented in Table 4.
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Collier County I Correctional Facilities IF Update Study
Table 10
Collier County Functional Population (2000-2034)
Collier County
Year functional Population
Projections
2000 289,133
2001 303,879
2002 319,681
2003 335,665
2004 349,763
2005 361,305
2006 370,338
2007 373,671
2008 373,297
2009 373,670
2010 361,713
2011 366,415
2012 371,911
2013 376,746
2014 383,151
2015 390,431
2016 397,849
2017 405,408
2018 413,111
2019 420,960
2020 428,537
2021 435,394
2022 442,360
2023 449,438
2024 456,629
2025 463,478
2026 469,967
2027 476,547
2028 483,219
2029 489,984
2030 496,844
2031 503,303
2032 509,846
2033 516,474
2034 523,188
Source: Table 9 for 2014 functional population
figure and Table 4 for annual growth rates
Tindale Oliver Collier County
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Collier County I Correctional Facilities IF Update Study
Functional Residents by Specific Land Use Category
When a wide range of land uses impact services, an estimate of that impact is needed for
each land use. This section presents functional population estimates by residential and non-
residential land uses.
Residential and Transient Land Uses
As previously mentioned, the average number of persons per housing unit in Collier County
was calculated for the single family, multi-family, and mobile home/RV land uses, based on
information obtained from the American Community Survey (ACS). Besides the residential
land uses, the table also includes transient land uses, such as hotels, motels, nursing homes,
and adult living facilities (ALF). Secondary sources, such as the local Convention and Visitors
Bureau (CVB) and the Florida Department of Elderly Affairs, are used to determine the
occupancy rate for hotels, motels, and nursing homes land uses. As mentioned before,
different functional population coefficients must be developed for each of the impact fee
areas to be analyzed. For residential and transient land uses,these coefficients are displayed
in Table 11.
Non-Residential Land Uses
A similar approach is used to estimate functional residents for non-residential land uses.
Table 12 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 correctional facility impact fee program and will be used in
the calculation of the cost per unit for each land use category in the correctional facilities
impact fee schedule.
Tindale Oliver Collier County
January 2015 17 Correctional Facilities Impact Fee Study
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Collier County I Correctional Facilities IF Update Study
Level-of-Service
Because there is an increased need for correctional facility beds as the County's population
increases, it is important to establish a relationship between the daily jail population and the
increase in the County's population. Table 13 presents the average daily jail population
between 2003 and 2012,along with the corresponding population. The relation between the
population and jail population is used to establish a general trend in the need for correctional
facility beds, and to account for random fluctuations, the three-year average number of
bookings and population also is shown.
Table 13
Service Area Population and Jail Bookings
AverageDailyJail .. 3-YearAverage Change in3-Year Average
Year Population''' 01 Jail Jail
Population- Population Population
P ulat�on Population
2003
z. - .._. .m, . �359,191 998 n/a n/a n/a n/a
2004 374,384 1,011 n/a n/a n/a n/a
2005 386,668 1,179 373,414 1,063 n/a n/a
2006 396,310 1,186 385,787 1,125 3.3% 5.8%
2007 400,027 1,224 394,335 1,197 2.2% 6.4%
2008 399,532 1,138 398,623 1,183 1.1% -1.2%
2009 399,979 961 399,846 1,108 0.3% -6.3%
2010 387,183 882 395,565 994 -1.1% -10.3%
2011 391,218 899 392,793 914 -0.7% -8.0%
2012 396,608 981 391,670 921 -0.3% 0.8%
(1) Source:Table 4
(2) Source: Collier County Sheriff's Office
The level-of-service(LOS)for correctional facility services is expressed in terms of correctional
facility beds per 1,000 residents. Using this method, Collier County's current LOS is 1 bed per
315 residents or 3.18 beds per 1,000 residents. As mentioned previously, for impact fee
calculations, the LOS should be measured using functional population to capture workers,
visitors, and residents to calculate the correctional facilities impact fee. In terms of functional
population,the current LOS is 3.40 beds per 1,000 functional residents. Table 14 summarizes
the calculation of the county's current LOS using both peak seasonal population and
functional population.
Tindale Oliver Collier County
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Collier County I Correctional Facilities IF Update Study
It should be noted that the reduction of the value or unpaid principal from the total asset
value (as shown in Table 3) results in an effective owned LOS of 2.58 beds per 1,000 peak
residents (as opposed to 3.18). This is because the impact fee calculations are based on only
81 percent of the total value (net of unpaid portion of the facilities).
Table 14 also presents the adopted LOS standard, which is 2.79 per 1,000 peak residents or
2.99 per 1,000 functional residents. Given that the effective achieved LOS is lower than the
LOS standard, achieved LOS is used in the impact fee calculations.
Table 14
Current Level-of-Service
year2l)14>
Component PeakSeasonal functional
Population Population
Population(1) 410,297 383,151
Number of Beds(2) 1,304 1,304
Population per Bed 315 294
Achieved LOS (beds per 1,000 residents)(3) 3.18 3.40
Achieved &Owned LOS(beds per 1,000 residents)141 2.58 2.75
Adopted LOS (beds per 1,000 residents)I51 2.79 2.99
(1) Source:Table 9
(2) Source:Table 1
(3) Number of beds(Item 2) divided by the population (Item 1) multiplied by 1,000
(4) LOS(Item 3) multiplied by percentage of asset value included in the calculation (Table 3, Item 5)
(5) Source: 2014 Annual Update and Inventory Report
Table 15 provides an LOS comparison between Collier County and counties with correctional
facility impact fees throughout the State of Florida. The LOS is displayed in terms of
permanent population for 2012 for all entities because functional population data analysis
has not been completed for these jurisdictions, as it was for Collier County. The number of
beds for all jurisdictions presented in the following table is based on total available beds. As
presented, Collier County's LOS is within the range of these counties.
Tindale Oliver Collier County
January 2015 23 Correctional Facilities Impact Fee Study
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Collier County I Correctional Facilities IF Update Study
Table 15
Level-of-Service Comparison
Total 2012 LOS(Beds per
Jurisdiction Available Permanent 1,000
Reds111 Population(2) Residents)(3)
Palm Beach County 2,619 1,335,415 1.96
Broward County 5,086 1,771,099 2.87
Miami-Dade County 7,750 2,551,290 3.04
Osceola County 873 280,866 3.11
Brevard County 1,709 545,625 3.13
Lee County 2,009 638,029 3.15
Lake County 960 299,677 3.20
Collier County(Existing) 1,304 329,849 3.95
Manatee County 1,360 330,302 4.12
Indian River County 679 139,446 4.87
St. Lucie County 1,370 280,355 4.89
Highlands County 504 98,955 5.09
Marion County 1,924 332,989 5.78
Escambia County 1,742 299,511 5.82
Okeechobee County 232 39,805 5.83
Charlotte County 960 163,357 5.88
Gulf County 110 15,907 6.92
Hendry County 283 38,132 7.42
Monroe County 695 72,897 9.53
Wakulla County 350 30,771 11.37
(1) Source: Each jurisdiction's respective Sheriff's Office or Correctional Facilities
Department
(2) Source: University of Florida, Bureau of Economic and Business Research
(3) Total available beds(Item 1)divided by the 2012 permanent population (Item
2) divided by 1,000 for each jurisdiction
Tindale Oliver Collier County
January 2015 24 Correctional Facilities Impact Fee Study
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Collier County I Correctional Facilities IF Update Study
Cost Component
Table 16 provides the total asset value per resident. As shown, total asset value owned by
the County amounts to $105.6 million or $81,000 per bed. The total impact cost per
functional resident for correctional facilities in Collier County is calculated by multiplying the
total cost per bed by the LOS (beds per 1,000 functional residents) and dividing that figure by
1,000, which is $275 per functional resident.
Table 16
Total Impact Cost per Functional Resident
Description figure I
Net Asset Value(1) $105,596,818
Number of Beds1�1 1,304
Net Asset Value per Bed131 $80,979
Current LOS(Beds per 1,000 Functional Residents)141 3.40
Asset Value per Functional Resident(5) $275.33
(1) Source:Table 3
(2) Source:Table 1
(3) Net asset value(Item 1) divided by the number of beds(Item 2)
(4) Source:Table 14
(5) Net asset value per bed (Item 3) multiplied by the current correctional facilities
LOS(Item 4) divided by 1,000
Tindale Oliver Collier County
January 2015 25 Correctional Facilities Impact Fee Study
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Collier County I Correctional Facilities IF Update Study
Credit Component
To avoid overcharging new development for the correctional facility impact fee, a review of
the capital financing program for correctional services was completed. The purpose of this
review was to determine any potential revenue credits generated by new development that
are being used for expansion of capital facilities, land, and equipment included in the
inventory.
Historically, the County's policy has been to use impact fees to fund correctional facility
capital expansion projects. Although the County funds the majority of the correctional facility
capital expansion expenditures by issuing bonds that are paid back with impact fee revenues,
a small portion of the correctional facilities equipment capital expansion purchases over the
last five years were paid for with general revenue. Therefore, a capital improvement credit
is applied based on the review of historical capital expenditures.
Capital Expansion Expenditures Credit
The capital expansion expenditures credit per functional resident was calculated based on
the number of years for which the capital expansion projects were completed. The average
annual capital expansion expenditures were divided by the average functional residents for
the same period in order to calculate the average capital expansion cost per functional
resident.
Over the past five years, the County spent a total of $286,000 of general fund revenues for
correctional facility capital expansion expenditures and there are no programmed capacity
expenditures for the next five years. This amount results in an average capital expansion
expenditure of $29,000 per year. Since the review of these expenditures spanned 2009
through 2017, the average annual capital expansion cost is divided by the average functional
population for this same period. As shown in Table 17, the result is an average expansion
cost of$0.08 per functional resident.
Tindale Oliver Collier County
January 2015 26 Correctional Facilities Impact Fee Study
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Collier County I Correctional Facilities IF Update Study
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 lmmokalee 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. Therefore, not to overcharge new
development for future payments for the Naples Jail expansion,the portion of the remaining
principal for the Naples Jail expansion and parking garage is removed from the value of these
facilities in Table 3.
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 lmmokalee Jail, it is found necessary to give
credit for debt service payments for the replacement portion of the Naples Jail. As presented
in Table 18, the resulting credit for the correctional facility-related debt is $13 per resident.
Tindale Oliver Collier County
January 2015 28 Correctional Facilities Impact Fee Study
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Collier County I Correctional Facilities IF Update Study
Net Correctional Facilities Impact Cost
The net correctional impact fee per resident is the difference between the cost component
and the credit component. Table 19 summarizes the calculation of the net correctional
facility cost per resident.
The first section of Table 19 identifies the total impact cost as $275 per resident for
correctional facilities. The second section of the table identifies the revenue credits for the
impact fee. The credit calculation includes a total of approximately$14 per resident.
The net impact cost per resident is the different between the total impact cost and the total
revenue credit per resident. This results in a net impact cost of$261 per resident.
Table 19
Net Impact Cost per Functional Resident
Revenue -
Calculation Step Impact Cost _
Credits
Impact Cost
Total Impact Cost per Functional Resident(1) $275.33 -
Revenue Credit
Capital Expansion Expenditure Credit
Average Annual Capital Expansion Credit per Functional Resident(2) ($0.08)
Capitalization Rate 4.0%
Capitalization Period (in years) 25
Capital Expansion Credit per Functional Resident(3) ($1.25)
Debt Service Credit per Functional Resident(4) ($13.10)
Total Credit per Functional Resident(s) ($14.35)
Net Impact Cost
Net Impact Cost per Functional Resident(6) $260.98 -
(1) Source:Table 16
(2) Source:Table 17
(3) Source:The present value of the capital improvement credit per functional resident(Item 2)at a
discount rate of 4%with a capitalization period of 25 years. The discount rate is estimated based on
the debt service on the most recent bond issue.
(4) Source:Table 18
(5) Sum of capital expansion credit(Item 3)and debt service credit(Item 4)
(6) Total impact cost per resident(Item 1) less the total revenue credit per resident(Item 5)
Tindale Oliver Collier County
January 2015 30 Correctional Facilities Impact Fee Study
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Collier County I Correctional Facilities IF Update Study
Calculated Correctional Facilities Impact Fee Schedule
Table 20 presents the calculated correctional facilities impact fee schedule for residential and
non-residential land uses, based on the net impact fee cost per resident figures presented in
Table 19. Any large fluctuations between the current adopted fee and the calculated fee for
any of the land uses are due to the changes to the demand component, which was updated
to reflect any additional studies added to the ITE and Florida database, and change of the
tiering or land use groupings.
Table 20
Calculated Correctional Facilities Impact Fee Schedule
Net Impact
functional Current
Fee per #rercent
.LUC ;land Use Impact Unit Population lmpactfee
functional Change
Coe`fficientl'I Rate
? 3tesitientlzi
Residential,`
Single Family Detached
210 -Less than 4,000sf 1 du 1 1.811 $472.371 $488.30 -3%
-4,000 sf or greater du 2.071 $540.23 $535.89 1%
220/222/2
30/232 Multi-Family du 0.83 $216.61 $252.37 -14%
222 Multi-Family(Apartment)-More than 10 stories du 0.83 $216.61 $252.37 -14%
230 Residential Condominium/Townhouse du 0.94 $245.32 $252.37 -3%
232 High-Rise Condominium-3 or more stories du 0.94 $245.32 $252.37 -3%
240 'Mobile Home/RV(Tied Down) du 1.44 $375.81 $372.18 1%
Transient,Assisted,Group:
310/311 1Hotel room 0.80 $208.78 $201.39 4%
i
320 (Motel room 0.76 $198.34 $191.19 4%
251 'Retirement Community/Age-Restricted Single Family du 0.78 $203.56 $209.03 -3%
253 Assisted Living Facility(ALF) du 0.84 $219.22 $209.03 5%
620 Nursing Home bed , 0.90 $234.88 $183.54 28%
Recreational
416 RV Park site 0.50 5130.49 $137.65 -5%
420 Marina berth 0.191 $49.59 $48.43 2%
430 Golf Course 18 holes 19.441 $5,073.45 $4,955.70 2%
n/a Bundled Golf Course 18 holes 5.83 $1,521.51 $4,955.70 -69%
444 Movie Theater w/Matinee screen 5.98 $1,560.66 $1,524.44 2%
n/a Dance Studios/Gyms 1,000sf 2.221 $579.38 $624.551 -7%
Institutions: ..
520 Elementary School(Private) student ' 0.06 $15.66 $15.29 2%
522 Middle School(Private) student 0.07 $18.27 $17.84 2%
530 High School(Private) student 0.08 $20.88 $20.39 2%
540 University/Junior College with 7,500 or fewer students student 0.10 $26.10 $25.49 2%
550 j University/Junior College with more than 7,500 students student 0.07 $18.27 $17.84 2%
560 Church seat 0.03 $7.83 n/a n/a
565 Day Care student 0.05 $13.05 $12.75 2%
610 Hospital 1,000 sf 1.37 $357.54 $420.621 -15%
Office:
Office 6,000 sf or less 1,000 sf 1.00 $260.98 $361.98 -28%
i
Office 6,001-100,000 sf 1,000 sf 1.19 $310.57 $328.85 -6%
710 Office 100,001-200,000 sf 1,000 sf 1.01 $263.59 $280.41 -6%
Office 200,001-400,000 sf 1,000 sf 0.85 $221.83 $239.63 -7%
Office greater than 400,000 sf 1,000 sf 0.77 $200.95 $203.94 -1%
720 Medical Office/Clinic 10,000 sf or less ' 1,000sf 1.14 $297.52 $438.46 -32%
Medical Office/Clinic greater than 10,000 sf 1,000sf 1.66 $433.23 $438.46 -1%
770 Business Park(Flex Space) 1,000sf 0.96 $250.54 $252.37 -1%
Tindale Oliver Collier County
January 2015 31 Correctional Facilities Impact Fee Study
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Collier County ( Correctional Facilities IF Update Study
Table 20 (continued)
Calculated Correctional Facilities Impact Fee Schedule
Net Impact
Functional Current
Fee per Percent
LUC land Use Impact Unit Population Impact Fee
Functional Change
-Coefficient" Rate
Retail 4 "K' : , `{"M 1" ;^s ' y .,3 y V 'ti```it v A
814 Specialty Retail 1,000sf 1.69 5441.06 $430.82 2%
Retail 6,000 gsf or less 1,000 gsf 2.45 $639.40 5624.55 2%
Retail 6,001-25,000 gsf 1,000 gsf 2.45 $639.40 $624.55 2%
Retail 25,001-50,000gsf 1,000gsf 2.45 $639.40 5624.55 2%
Retail 50,000-100,000 gsf 1,000 gsf 2.46 5642.01 $670.44 -4%
820 Retail 100,001-150,000 gsf 1,000 gsf 2.25 $587.21 $596.51 -2%
Retail 150,001-200,000 gsf 1,000 gsf 2.75 5717.70 $726.52 -1%
Retail 200,001-400,000gsf 1,000gsf 2.34 5610.69 $637.30 -4%
Retail 400,001-600,000 gsf 1,000 gsf 2.44 $636.79 $650.05 -2%
Retail 600,001-1,000,000 gsf 1,000 gsf 2.42 $631.57 $650.05 -3%
Retail greater than 1,000,000 gsf 1,000 gsf 2.09 $545.45 $532.78 2%
841 New/Used Auto Sales 1,000 sf 1.47 $383.64 $435.91 -12%
849 Tire Superstore 1,000sf 1.34 5349.71 $341.59 2%
850 Supermarket 1,000sf 2.05 5535.01 $522.59 2%
851 Convenience Market(24 hour) 1,000sf 5.47 $1,427.56 51,394.43 2%
Convenience Store w/Gas Pumps
4orlessfuel positions fuel pos. 4.35 $1,135.26 $1,486.20 -24%
5-6 fuel positions fuel pos. 3.70 5965.63 51,486.20 -35%
853 7-8 fuel positions fuel pos. 3.29 5858.62 $1,486.20 -42%
9-10fuel positions fuel pos. 2.94 $767.28 $1,486.20 -48%
11-12 fuel positions fuel pos. 2.75 $717.70 51,486.20 -52%
13 or more fuel positions fuel pos. 2.59 $675.94 $1,486.20 -55%
862 Home Improvement Superstore 1,000sf 1.81 $472.37 $453.76 4%
881 Pharmacy/Drug Store with and wo/Drive-Thru 1,000 sf 1.96 $511.52 $492.00 4%
890 Furniture Store 1,000sf 0.24 $62.64 $61.17 2%
911 Bank/Savings Walk-In 1,000sf 2.23 5581.99 $655.15 -11%
912 Bank/Savings Drive-In 1,000sf 2.28 $595.03 $604.17 -2%
931 Quality Restaurant seat 0.22 $57.42 $56.08 2%
932 High-Turnover Restaurant seat 0.27 $70.46 $68.82 2%
934 Fast Food Rest.w/Drive-Thru 1,000 sf 8.90 $2,322.72 $2,296.85 1%
941 Quick Lube service bay 1.16 $302.74 $295.71 2%
944 Gasoline/Service Station fuel pos. 1.91 $498.47 5504.75 -1%
947 Self-Service Car Wash service bay I 0.87 $227.05 5155.50 46%
948 Automated Car Wash 1,000 sf 1.76 $459.32 $410.42 12%
n/a Luxury Auto Sales 1,000 sf I 1.03 $268.81 $282.96 -5%
Industrial: •
110 Light Industrial 1,000sf 0.69 $180.08 5175.90 2%
140 Manufacturing 1,000sf 0.50 $130.49 $175.90 -26%
150 Warehousing 1,000sf 0.28 $73.07 $175.90 -58%
151 Mini-Warehouse 1,000sf I 0.06 515.66 $17.84 -12%
(1) Source: Table 10 for residential land uses and Table 11 for non-residential land uses
(2) Source: Net impact cost per functional resident from Table 19 is multiplied by the functional population
coefficient for each land use
Tindale Oliver Collier County
January 2015 32 Correctional Facilities Impact Fee Study
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Collier County I Correctional Facilities IF Update Study
Impact Fee Schedule Comparison
As part of the work effort in updating Collier County's correctional facilities impact fee
program, a comparison of correctional facilities impact fee schedules was completed for
other Florida counties. Table 21 presents this comparison. As presented, Collier County's
calculated fee is within the range of fees adopted by other Counties.
Tindale Oliver Collier County
January 2015 33 Correctional Facilities Impact Fee Study
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Collier County I Correctional Facilities IF Update Study
Appendix A
Building and Land Value Analysis /
Supplemental Information
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Collier County I Correctional Facilities IF Update Study
Appendix A
This appendix provides the additional data and information on building and land value
estimates.
Building Values
As explained in the report, several steps were undertaken to determine current building
values for the impact fee calculations. Collier County has not built any new correctional
facilities since the last update study. Because correctional facilities involve construction of
large buildings to make it cost efficient,there are not many other new facilities built by other
jurisdictions either. Given this, the following information was used to update the building
cost for correctional facilities.
• Tindale Oliver conducted discussions with architects, including the firm that prepared
the County's Jail Master Plan. These discussions suggested a unit cost ranging from
$285 per square foot to $445 per square foot, with an average of $350 per square
foot.
• Tindale Oliver also obtained construction cost estimates from Reed Construction,
which ranged from $270 per square foot to $300 per square foot, depending on the
design and material used.
• The current insurance value of the Naples Jail is $195 per square foot and lmmokalee
Jail is $247 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 the above information, a unit value of$300 per square foot is used in the study. This
value represents an 8 percent decrease from the unit value of$325 per square foot used in
the previous study.
To determine the building value of the parking garage, insurance value of the existing garage
and the relation of parking garage cost to the jail building cost were evaluated. This analysis
suggested a unit cost of$52 per square foot,which represents a 7 percent decrease from the
unit cost of$56 per square foot used in the previous technical study.
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Collier County I Correctional Facilities IF Update Study
Land Values
As mentioned previously, vacant land sales and value analyses were conducted to estimate
the current value per acre to be used in the correctional facilities impact fee calculations.
Based on the discussions with County staff, future land purchases for correctional facilities
are likely to be in the Immokalee and Big Corkscrew areas. Therefore the land value analysis
considered sales and values over the past three years in these areas.
Table A-1
Land Value Analysis
-,nt.t-Properly-4ppraiserJ.and Values Vatantiarid3ales
Atreage All land Uses Residential Avg of 2010-2012 2012
Weighted Avg _ Median °.Weighted Avg Median 1A1 eighted A g .=Median ._Weighted Avg Median
-0.5-5 acres $73,591 $32,500 $15,796 $14,583 $22,856 $14,747 $23,951 $13,960
-5.01 to 20 acres $41,225 $27,680 $25,045 $25,000 $22,246 $18,253 $17,088 $17,088
-20.01 to 50 acres $20,271 $20,000 $25,000 $25,000 N/A N/A N/A N/A
As shown,the 2013 land value per acre as estimated by the Property Appraiser's Office in the
Immokalee and Big Corkscrew areas ranged from $20,000 to $74,000 for all land uses
depending on the acreage. This range is $15,000 to $25,000 for the residential vacant
properties. Finally, vacant land sales in this area over the last three years, suggested a range
of$15,000 per acre to$24,000 per acre. There were a total of 42 lots sold during this period;
of which, 14 were sold in 2012. Given these figures, an average figure of$25,000 per acre is
found to be reasonable for the impact fee calculations. This represents a 50 percent decrease
from the unit value of$50,000 per acre used in the 2009 technical study.
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• ....°'� 9 i, � 44i« E4A..;err ,ry ,,•y�" v
NOTICE OF INTENT TO CONSIDER ORDINANCE
Notice is hereby given that on Tuesday,January 12,2016, in the
Boardroom,Third Floor,Administration Building, Collier County
Government Center,3299 East Tamiami Trail,Naples,Florida,the
Board of County Commissioners,will consider the enactment of
a County Ordinance. The meeting will commence at 9:00 A.M.
The title of the proposed Ordinance is as follows:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA, AMENDING "SCHEDULE
FOUR"OF"APPENDIX A" OF CHAPTER 74 OF THE COLLIER
COUNTY CODE OF LAWS AND ORDINANCES (THE COLLIER
COUNTY CONSOLIDATED IMPACT FEE ORDINANCE) BY
PROVIDING FOR AN AMENDMENT TO ORDINANCE NO.
2015-17 TO CORRECT A SCRIVENER'S ERROR; PROVIDING
FOR INCORPORATION BY REFERENCE OF THE CORRECTED
IMPACT FEE STUDY;PROVIDING FOR INCLUSION IN THE CODE
OF LAWS AND ORDINANCES;PROVIDING FOR CONFLICT AND
SEVERABILITY;AND PROVIDING AN EFFECTIVE DATE.
A Copy of the proposed Ordinance is on file-with the Clerk to the
Board and is available for inspection. All interested parties are
invited to attend and be heard.
NOTE: All persons wishing to speak on any agenda item must
register with the County administrator prior to presentation of
the agenda item to be addressed. Individual speakers will be
N• limited to 3 minutes on any item. The selection of an individual
to speak on behalf of an organization or group is encouraged.
If recognized by the Chairman, a spokesperson for a group or
organization may be allotted 10 minutes to speak on an item.
ry Persons wishing to have written or graphic materials included in
the Board agenda packets must submit said material a minimum
m of 3 weeks prior to the respective public hearing. In any case,
written materials intended to be considered by the Board shall
be submitted to the appropriate County staff a minimum of
seven days prior to the public hearing. All material used in
a) presentations before the Board will become a permanent part
of the record.
Any person who decides to aeal a decision of the
will need a record of the proceed ngs pertaining thereto oand
therefore, may need to ensure that a verbatim record of the
proceedings is made, which record includes the testimony and
a) evidence upon which the appeal is based.
If you area person with a disability who needs any accommodation
in order to participate in this proceeding, you are entitled,at no
cost to you,to the provision of certain assistance.Please contact
the Collier County Facilities Management Department, located
at 3335 Tamiami Trail East, Suite #101, Building W, Naples,
Florida 34112, (239) 252-8380. Assisted listening devices for the
z hearing impaired are available in the County Commissioners'
Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
TIM NANCE.CHAIRMAN
DWIGHT E.BROCK, CLERK
By: Martha Vergara, Deputy Clerk
(SEAL)
December 30,2015 No.85
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