Agenda 04/25/2017 Item # 9A04/25/2017
EXECUTIVE SUMMARY
Recommendation to approve an ordinance amending Chapter 74 of the Collier County Code of
Laws and Ordinances providing for the incorporation by reference of the impact fee studies
dated October 10, 2016, entitled, “Collier County Emergency Medical Services Impact Fee
Update Study”, “Collier County Library Facilities and Items/Equipment Impact Fee Update
Study”, “Collier County General Government Buildings Impact Fee Update Study, and the
“Collier County Law Enforcement Impact Fee Update Study”, and the impact fee study dated
December 21, 2016, entitled Water and Wastewater Impact Fee Study”; amending the associated
rate schedules to reflect the revised rates set forth in the studies with an effective date of May 1,
2017, for all rate decreases and a delayed effective date of July 24, 2017, for all rate increases, in
accordance with the 90-day notice requirements set forth in Section 163.31801(3)(d), Florida
Statutes; and providing for removal of the sunset language for the Impact Fee Program for
Existing Commercial Redevelopment.
OBJECTIVE: To approve an ordinance amending Chapter 74 of the Collier County Code of Laws
and Ordinances providing for the adoption and incorporation of the Emergency Medical Services,
Library, General Government Building, Law Enforcement, Water and Wastewater Impact Fee Studies
and associated impact fee rate schedules, with an effective date of May 1, 2017, for all rate categories
that are decreasing and a delayed effective date of July 24, 2017, for all rate categories that are
increasing, and providing for removal of the sunset language for the Impact Fee Program for Existing
Commercial Redevelopment.
CONSIDERATIONS: Impact fees are collected in order to provide a source of revenue to fund the
construction or improvement of public facilities necessitated by growth. As such, Collier County has
used impact fees as a funding source for growth-related capital improvements.
Impact fees require development to contribute its fair share to the cost of improvements and additions to
infrastructure, but may not be charged in excess of the amount anticipated to offset the demand on the
respective facility. The requirement for the update of impact fees is set forth by Section 74 -502 of the
Collier County Code of Laws and Ordinances (Code).
On March 14, 2017, the Board authorized the County Manager and the County Attorney to advertise this
proposed ordinance amendment for future consideration.
In accordance with the notice period requirements of Section 163.31801(3)(d) Florida Statute (The
Florida Impact Fee Act) upon adoption by the Board the proposed impact fee rates will be implemented
on two dates. Based on changes to the statute passed in the 2009 Legislative Session, decreases to or
elimination of impact fees are not subject to the 90-day notice requirement. Therefore, the proposed
impact fee rates which set forth a decrease in a land use category will become effective on May 1, 2017.
The proposed impact fee rates which set forth an increase in a land use category will become effective on
July 24, 2017, in observance of the notice requirement.
EMS, LIBRARY, GOVERNMENT BUILDINGS AND LAW ENFORCEMENT
In keeping with the formal update requirement, Collier County retained Tindale -Oliver to complete the
four impact fee studies referenced above. The attached reports describe the technical and legal
framework and the methodology used to update the impact fees. The updates utilized the same approach
and methodology used in the preceding updates. Additionally, the update studies have been reviewed by
the County’s outside legal counsel, Nabors, Giblin & Nickerson, P.A.
The major elements associated with the updates include:
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Facility Inventory
Population
Service Area
Cost Component
Credit Component
Calculated Impact Fee Schedule
In addition, changes to the tiers used for the assessment of impact fees for single-family homes that were
recently adopted for Road, Correctional Facilities, and Park Impact Fees are also proposed in these four
studies. Tiers are used for the assessment of impact fees for single-family homes to ensure equity
amongst the fee payers by updating travel characteristics and housing survey data for such dwellings. The
result is a change in the number of tiers, from three to two and a corresponding change in the square
footage ranges, which are proposed as: Less than 4,000 square feet and 4,000 square feet or larger. The
benefit to this change is that most incremental impact fee assessments, generally caused by customers
increasing the size of their homes by small additions or enclosing garages, porches, etc. will be
eliminated.
Emergency Medical Services (EMS) Impact Fee Update Study (Attachment A): EMS impact fees have
been in place in Collier County since 1991 and are assessed on both residential and commercial
construction. On October 26, 2010, the Board adopted Ordinance No. 2010-41 providing for the adoption
of the Emergency Medical Services Impact Fee Update Study. The Board subsequently adopted
Ordinance No. 2011-44 adopting an annual indexing calculation, thereby establishing the current EMS
Impact Fee rates.
The EMS inventory consists of eleven stations owned and paid for by the County, two vacant parcels of
land, and vehicles and equipment. The value of the inventory is calculated using construction costs, land
values, and vehicle and equipment values.
The construction cost has increased from $220 per square foot in the 2010 study to a current cost of $300
per square foot. This cost was determined using insurance values, architect e stimates, and the cost of the
most recently constructed EMS Station (#76) located on Logan Boulevard and Vanderbilt Beach Road.
The land value has decreased from $250,000 per acre in the 2010 study to a current value of $160,000,
based on the value of the land where existing stations are located, where future stations will be built, and
the land use characteristics where stations are located. This decrease is mainly due to a change in the
location of where the next stations are likely to be built. The proposed stations in the 2010 study were in
the North Naples area and west of Collier Boulevard, while in the current study, the next stations likely to
be built are east of Collier Boulevard where land values are lower.
Vehicle and equipment value has remained about the same.
The calculation of the various elements of the study resulted in an average increase in rates of 15%. The
remaining increases/decreases in fees are due to changes in the demand component or changes in fee
categories/units.
EMS currently has one Residential rate consisting of three square-footage tiers which was calculated by
the consultant using a blended rate of single-family and multi-family housing data. In order to be more
consistent with all the other impact fee schedules and to more accurately account for the demand created
by these land uses, the proposed fee schedule includes individual land uses for single -family homes,
multi-family homes, mobile homes and retirement communities.
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The proposed single-family home rate consists of two square footage tiers instead of three. This change
increases the fee; however, as discussed above, ensures equity amongst the fee payers by updating travel
characteristics and housing survey data for such dwellings and reduces the burden on customers who are
increasing the living area on an existing home.
The proposed multi-family home rate was calculated using housing data that shows that the demand per
housing unit for multi-family homes is less than for single-family homes; therefore, by adding this
separate use to the fee schedule, the fee was reduced.
To maintain consistent fee schedules, and in keeping with past Board direction to delineate additional
land uses when warranted, the proposed fee schedule includes the multi-family use described above, a
new tier of 6,000 square feet or less for office use, a new tier of 10,000 square feet or less for medical
office use, and new uses for retirement home/age -restricted units, manufacturing, and warehousing which
all resulted in a decrease in rates.
The proposed EMS fee schedule as shown in Appendix A of the attached ordinance amendment is
considered by the Consultant to be the most accurate and legally defensible option for the imposition of
these impact fees. Below is a comparison of several of the current and proposed impact fee rates for
EMS:
EMS
LAND USE PROPOSED
RATE
CURRENT
RATE
$ CHANGE % CHANGE
Single Family 1500-2499 sq. ft. (per unit) $142.07 $94.37* $47.70 51%
Multi-Family (per unit) $67.50 $94.37* ($26.87) (28%)
Retirement Community (per unit) $62.01 $94.37* ($32.36) (34%)
Retail 6,000-50,000 sq. ft. (per 1,000 sq. ft.) $192.30 $163.98 $28.32 17%
Office 6,000 sq. ft. or less (per 1,000 sq. ft.) $78.49 $95.04 ($16.55) (17%)
Industrial (per 1,000 sq. ft.) $54.16 $46.17 $7.99 17%
*Rate currently being used to calculate the fee, which is “Residential”.
Library Facilities Impact Fee Update Study (Attachment B): Library impact fees have been in place in
Collier County since 1988 and are assessed only on residential construction. On December 14, 2010, the
Board adopted Ordinance No. 2010-46 providing for the adoption of the Collier County Library Facilities
and Items/Equipment Impact Fee Update Study. The Board subsequently adopted Ordinance No. 2011-
44 adopting an annual indexing calculation, thereby establishing the current Library Impact Fee rates.
The Library inventory consists of nine libraries with 180,000 square feet and 25 acres of land. The value
of the inventory is calculated using construction costs, land values, and items and equipment values.
The construction cost has increased from $265 per square foot in the 2010 study to a current cost of $300
per square foot. This cost was determined using insurance values, architect estimates, recent cost
estimates, and the cost of recently built libraries in other Florida jurisdictions.
The land value has decreased from $75,000 per acre in the 2010 study to a current value of $64,000,
based on the value of the land where existing libraries are located, where future libraries are likely be
built and the land use characteristics of those areas. Libraries tend to be located predominantly in
residential areas, which results in a lower land cost compared to some of the other County infrastructure.
It is likely that future libraries will be located in the eastern and southern parts of the county.
Item and equipment value has decreased approximately 9%.
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In addition to the various elements of the study, most of the uses on the Library fee schedule also had
changes in the demand component or changes in fee categories/units. A new use for retirement
home/age-restricted units resulted in a decrease in the rate. Changes to the tiers for single -family
detached homes, as noted above, resulted in an increase in rates.
The proposed Library fee schedule as shown in Appendix A of the attached ordinance amendment is
considered by the Consultant to be the most accurate and legally defensible option for the imposition of
these impact fees. Below is a comparison of several of the current and proposed impact fee rates for
Libraries:
LIBRARY
LAND USE PROPOSED
RATE
CURRENT
RATE
$ CHANGE % CHANGE
Single Family 1500-2499 sq. ft. (per unit) $336.05 $315.04 $21.01 7%
Multi-Family (per unit) $159.78 $160.28 $.50 0%
Retirement Community (per unit) $145.83 $315.04 ($203.48) (58%)
Government Buildings Impact Fee Update Study (Attachment C): Government Buildings’ impact fees
have been in place in Collier County since 2004 and are assessed on both residential and com mercial
construction. On December 14, 2010, the Board adopted Ordinance No. 2010-46 providing for the
adoption of the Government Buildings Impact Fee Update Study. The Board subsequently adopted
Ordinance No. 2011-44 adopting an annual indexing calculation, thereby establishing the current
Government Buildings Impact Fee rates.
The Government Buildings inventory consists of 854,000 square feet of primary buildings, 443,000
square feet of support space, and 95 acres of land. Vehicles and equipment are not included in the study.
The value of the inventory is calculated using construction costs and land values.
The construction cost for primary buildings has increased from $270 per square foot in the 2010 study to
a current cost of $275 per square foot. The construction cost for support buildings has increased from $73
per square foot in the 2010 study to a current cost of $80 per square foot. This cost was determined based
on a review of recently built or planned law enforcement buildings, insurance values, and architect
estimates.
The land value has remained at $160,000 per acre, based on the value of the land where existing buildings
are located, where future buildings are likely to be built, and the land use characteristics where buildings
are located.
The calculation of the various elements of the study resulted in an average increase in rates of 30%. The
remaining increases/decreases in fees are due to changes in the demand component or changes in fee
categories/units. Changes such as a new tier of 6,000 square feet or less for office use, a new tier of
10,000 square feet or less for medical office use, and new uses for retirement home/age -restricted units,
manufacturing, and warehousing all resulted in a decrease in rates.
The proposed Government Buildings fee schedule as shown in Appendix A of the attached ordinance
amendment is considered by the Consultant to be the most accurate and legally defensible option for the
imposition of these impact fees. Below is a comparison of several of the current and proposed impact fee
rates for Government Buildings:
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GOVERNMENT BUILDINGS
LAND USE PROPOSED
RATE
CURRENT
RATE
$ CHANGE % CHANGE
Single Family 1500-2499 sq. ft. (per unit) $934.34 $766.12 $168.22 22%
Multi-Family (per unit) $443.94 $388.48 $55.46 14%
Retirement Community (per unit) $407.81 $766.12 ($358.31) (47%)
Retail 6,000-50,000 sq. ft. (per 1,000 sq. ft.) $1,275.47 $962.33 $313.14 33%
Office 6,000 sq. ft. or less (per 1,000 sq. ft.) $520.60 $558.07 ($37.47) (7%)
Industrial (per 1,000 sq. ft.) $359.21 $271.15 $88.06 32%
Law Enforcement Impact Fee Update Study (Attachment D): Law Enforcement impact fees have been in
place in Collier County since 2005 and are assessed on both residential and commercial construction. On
December 14, 2010, the Board adopted Ordinance No. 2010-47 providing for the adoption of the Law
Enforcement Impact Fee Update Study and an increase in rates implemented in three phases effective in
2010, 2011, and 2012, thereby establishing the current Law Enforcement Impact Fee rates.
The Law Enforcement inventory consists 263,000 square feet of primary buildings, 27 acres of land, and
vehicles and equipment. The value of the inventory is calculated using construction costs, land values,
and vehicle and equipment values.
The construction cost has increased from $270 per square foot in the 2010 study to a current cost of $300
per square foot. This cost was determined based on a review of recently built or planned law enforcement
buildings, insurance values, and architect estimates.
The land value has decreased from $170,000 per acre in the 2010 study to a current value of $160,000,
based on the value of the land where existing stations are located, where future stations are likely to be
built, and the land use characteristics where stations are located.
Vehicle and equipment value has increased 40% which can be attributed to new purchases/assets, an
increase in vehicle value, and an increase in the number of radios included in the inventory and their
values.
The calculation of the various elements of the study resulted in an average increase in rates of 45%.The
remaining increases/decreases in fees are due to changes in the demand component or changes in fee
categories/units. Changes such as a new tier of 10,000 square feet or less for medical office use, and new
uses for retirement home/age-restricted units, manufacturing, and warehousing all resulted in a decrease
in rates.
The proposed Law Enforcement fee schedule as shown in Appendix A of the attached ordinance
amendment is considered by the Consultant to be the most accurate and legally defensible option for the
imposition of these impact fees. Below is a comparison of several of the current and proposed impact fee
rates for Law Enforcement:
LAW ENFORCEMENT
LAND USE PROPOSED
RATE
CURRENT
RATE
$ CHANGE % CHANGE
Single Family 1500-2499 sq. ft. (per unit) $586.95 $449.16 $137.79 31%
Multi-Family (per unit) $296.56 $241.85 $54.71 23%
Retirement Community (per unit) $265.67 $449.16 ($183.49) (41%)
Retail 6,000-50,000 sq. ft. (per 1,000 sq. ft.) $764.99 $529.05 $235.94 45%
Office 6,000 sq. ft. or less (per 1,000 sq. ft.) $312.24 $306.63 $5.61 2%
Industrial (per 1,000 sq. ft.) $215.45 $149.00 $66.45 45%
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WATER AND WASTEWATER IMPACT FEE STUDY (ATTACHMENT E): Water and Wastewater
impact fees have been in place in Collier County since 1978 and are assessed on both residential and
commercial construction. On February 10, 2015, the Board adopted Ordinance No. 2015-17 providing
for the adoption of the Water and Wastewater Impact Fee Study for Collier Water-Sewer District (Fiscal
Year 2014 Report) thereby establishing the current Water and Wastewater Impact Fee rates.
In keeping with the formal update requirement, the County retained Public Resources Management
Group, Inc., to complete the Water and Wastewater impact fee study. The report describes the technical
and legal framework and the methodology used to update the impact fees. The updates utilized the same
approach and methodology used in the preceding updates. The major elements associated with the study
include:
Asset inventory
Level of Service
Capital Projects - Growth
Remaining available capacity
The Water and Wastewater Impact Fees are designed to recover the pro-rata share of allocated, growth-
related capital costs from new customers or from increases in capacity reservations for existing
development. The level of service (LOS) for Water and Wastewater used in this update, 325 gallons per
day (gpd) and 225 gpd respectively (expressed on an average daily flow basis) remain the same as those
assumed in the last update study and are also consistent with the 2016 Master Plan Updates. The total
gross Utility Plant in Service System existing assets total $1,217,636,002 with remaining capacity of
approximately 38.21% of the average daily capacity of water facilities and approximately 46.68% of the
average daily capacity of wastewater treatment and disposal facilities available to serve new growth.
Finally, one new capital project is being recognized in each of the impact fee categories (Water and
Wastewater) for the purposes of developing the fee, resulting in a decrease in the Water Impact Fee of
1.5% and an increase in the Wastewater Impact Fee of 7.4%. The increase in the Wa stewater Impact Fee
is primarily related to the cost of the expansion of the Irrigation Quality (IQ) Water System over the next
ten years, which is an integral element of the Board approved Integrated Water Management Strategy.
Based on the current and projected growth, staff will continue to monitor the need for additional capital
projects, related to growth and will report back to the Board with changes that would warrant an update
study sooner than the required 3-year timeframe. Additionally, currently unidentified needs for expansion
in the northeast resulting from integration of the Orange Tree Utility into the Collier County Water -Sewer
District will be considered separately and brought to the Board for further consideration at a later date.
The proposed Water and Wastewater fee schedule as shown in Appendix A of the attached ordinance
amendment is considered by the Consultant to be the most accurate and legally defensible option for the
imposition of these impact fees. Below is a comparison of several of the current and proposed impact fee
rates for Water and Wastewater:
WATER
LAND USE PROPOSED
RATE
CURRENT
RATE
$ CHANGE % CHANGE
Residential:
Single Family <4000 Sq. Ft. (per unit) $2,562.00 $2,600.00 ($38.00) (1.46%)
Non-Residential:
1-Inch Meter $4,278.00 $4,340.00 ($62.00) (1.42%)
2-Inch Meter $13,655.00 $13,860.00 ($205.00) (1.47%)
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WASTEWATER
LAND USE PROPOSED
RATE
CURRENT
RATE
$ CHANGE % CHANGE
Residential:
Single Family <4000 Sq. Ft. (per unit) $2,701.00 $2,515.00 $186.00 7.4%
Non-Residential:
1-Inch Meter $4,510.00 $4,200.00 $310.00 7.4%
2-Inch Meter $14,396.00 $13,405.00 $991.00 7.4%
Development Services Advisory Committee (DSAC) Recommendation: On October 5, 2016, the DSAC
voted to accept the methodology of the EMS, Library, Government Buildings and Law Enforcement
studies as presented. Additionally, DSAC voted not to increase the rates for any of these four facilities.
The Water and Wastewater Impact Fee Study was presented to the DSAC on March 1, 2017, and the
Committee voted to accept the fee as proposed.
Removal of Sunset Language for the Impact Fee Program for Existing Commercial Redevelopment
(Program) On June 28, 2016, the Board approved a Resolution (Attachment F) extending the Program
until such time that an Ordinance Amendment making the Program permanent by removing the sunset
language is approved by the Board. The Program has been beneficial and is an effective tool for
incentivizing commercial development. The benefits include encouraging new businesses, and retention
and expansion of existing businesses. Making the Program permanent also provides more certainty that
current policy will not change while a project is proceeding through the permitting process. Staff will
continue to monitor the Program and notify the Board of any program changes that they may want to
consider.
FISCAL IMPACT: The fiscal year 2016 collections and the projected change in revenue associated to
each fee schedule change, based upon current permitting activity, is shown below. However, changes to
the volume of building permits, as well as the size and type of units being constructed, will directly affect
these incoming revenue streams.
Additionally, the total increase in revenue may not be fully realized in the first year following the
increase as permitting activity within the 90-day notice period has historically increased prior to the
effective date of an increase in fees, and all permits that are currently “in process” via a complete
building permit application are not subject to imposition of an increased rate.
IMPACT FEE APPROXIMATE
FY 2016
COLLECTIONS
APPROXIMATE
PROJECTED
REVENUE
APPROXIMATE
PROJECTED
CHANGE
APPROXIMATE
PERCENT (%)
CHANGE
EMS $450,000 $525,000 $75,000 17%
LIBRARY $990,000 $1,025,000 $35,000 4%
GOVERNMENT
BUILDINGS
$2,900,000 $3,600,000 $700,000 24%
LAW ENFORCEMENT $1,600,000 $2,100,000 $500,000 31%
WATER $6,600,000 $6,500,000 $100,000 (1.5%)
WASTEWATER $6,900,000 $7,400,000 $500,000 7.2%
GROWTH MANAGEMENT IMPACT: The adoption of the proposed impact fee updates is consistent
with Objective 2 of the Capital Improvement Element (CIE) of the Collier County Growth Management
Plan (GMP), which states: “Future development will bear a proportionate cost of facility improvements
necessitated by growth.”
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The proposed impact fee rates are designed to provide adequate funding for the acquisition of land and
the construction of facilities and capital improvements necessitated by growth, however impact fees may
not be collected in excess of the amount reasonably anticipated to fund such improvements. The proposed
impact fee rates represent accurate assessment of the cost of providing public facilities attributable to new
development.
Additionally, this approach is consistent with Section 163.31801, Florida Statutes, which is the Florida
Impact Fee Act 2006, requiring the most recent and localized data be used in impact fee calculations.
LEGAL CONSIDERATIONS: This item is has been reviewed by the County attorney, is approved as
to form and legality, and requires majority vote for approval. - JAK
RECOMMENDATION: To approve an ordinance amending Chapter 74 of the Collier County Code
of Laws and Ordinances providing for the incorporation by reference of the impact fee studies dated
October 10, 2016, entitled, “Collier County Emergency Medical Services Impact Fee Update Study”,
“Collier County Library Facilities and Items/Equipment Impact Fee Update Study”, “Collier County
General Government Buildings Impact Fee Update Study, and the “Collier County Law Enforcement
Impact Fee Update Study”, and the impact fee study dated December 21, 2016, entitled Water and
Wastewater Impact Fee Study”; amending the associated rate schedules to reflect the revised rates set
forth in the studies with an effective date of May 1, 2017, for all rate decreases and a delayed effective
date of July 24, 2017, for all rate increases; and providing for removal of the sunset language for the
Impact Fee Program for Existing Commercial Redevelopment.
Prepared by: Paula Fleishman, Senior Operations Analyst, and Amy Patterson, Director,
Capital Project Planning, Impact Fees and Program Management Division
ATTACHMENT(S)
1. Attachment A - EMS IF Update FINAL (PDF)
2. Attachment B - Library IF Update FINAL (PDF)
3. Attachment C - Gov't Blg IF Update FINAL (PDF)
4. Attachment D - Law Enf IF Update FINAL (PDF)
5. (Linked) Attachment E - CCWSD WS IF Study FINAL (PDF)
6. Attachment F - Resolution 2016-142 (PDF)
7. Attachment G - Use Comparison 2017 Changes (PDF)
8. Attachment H - Ordinance Amendment 2017 Update Studies (PDF)
9. Legal Ad Agenda ID 2930 (PDF)
04/25/2017
COLLIER COUNTY
Board of County Commissioners
Item Number: 9.A
Doc ID: 2930
Item Summary: Recommendation to approve an ordinance amending Chapter 74 of the Collier
County Code of Laws and Ordinances providing for the incorporation by reference of the impact fee
studies dated October 10, 2016, entitled, “Collier County Emergency Medical Services Impact Fee
Update Study”, “Collier County Library Facilities and Items/Equipment Impact Fee Update Study”,
“Collier County General Government Buildings Impact Fee Update Study, and the “Collier County Law
Enforcement Impact Fee Update Study”, and the impact fee study dated December 21, 2016, entitled
Water and Wastewater Impact Fee Study”; amending the associated rate schedules to reflect the revised
rates set forth in the studies with an effective date of May 1, 2017, for all rate decreases and a delayed
effective date of July 24, 2017, for all rate increases, in accordance with the 90 -day notice requirements
set forth in Section 163.31801(3)(d), Florida Statutes; and providing for removal of the sunset language
for the Impact Fee Program for Existing Commercial Redevelopment.
Meeting Date: 04/25/2017
Prepared by:
Title: Operations Analyst, Senior – Capital Project Planning, Impact Fees, and Program Management
Name: Paula Fleishman
03/22/2017 12:35 PM
Submitted by:
Title: Operations Coordinator – Office of Management and Budget
Name: Valerie Fleming
03/22/2017 12:35 PM
Approved By:
Review:
Capital Project Planning, Impact Fees, and Program Management Amy Patterson Additional Reviewer Completed 03/22/2017 3:46 PM
Public Utilities Operations Support Joseph Bellone Additional Reviewer Completed 03/22/2017 4:39 PM
Emergency Medical Services Tabatha Butcher Additional Reviewer Completed 03/24/2017 9:24 AM
Library Tanya Williams Additional Reviewer Completed 03/30/2017 3:39 PM
Growth Management Department James French Additional Reviewer Completed 03/31/2017 10:37 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 04/03/2017 8:33 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 04/07/2017 11:20 AM
Office of Management and Budget Susan Usher Additional Reviewer Completed 04/17/2017 2:00 PM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 04/18/2017 10:10 AM
Board of County Commissioners MaryJo Brock Meeting Pending 04/25/2017 9:00 AM
Collier County
Emergency Medical Services
Impact Fee Update Study
Final Report
Prepared for:
Collier County
2800 Horseshoe Drive N.
Naples, FL 34104
ph. (239) 252-8192
October 10, 2016
Tindale Oliver
1000 Ashley Drive, Suite 400
Tampa, FL 33602
ph. (813) 224-8862, fax (813) 226-2106
Collier County | Emergency Medical Services IF Update Study
Tindale Oliver Collier County
October 2016 i EMS Impact Fee Study
Collier County
Emergency Medical Services Impact Fee Update Study
Table of Contents
INTRODUCTION ................................................................................................. 1
FACILITY INVENTORY ......................................................................................... 2
SERVICE AREA AND POPULATION ....................................................................... 6
LEVEL OF SERVICE .............................................................................................. 7
COST COMPONENT ............................................................................................ 8
CREDIT COMPONENT ......................................................................................... 9
NET EMS IMPACT COST ...................................................................................... 11
CALCULATED EMS IMPACT FEE SCHEDULE .......................................................... 12
IMPACT FEE SCHEDULE COMPARISON ................................................................ 14
APPENDIX A: Building and Land Value Analysis - Supplemental Information
APPENDIX B: Population - Supplemental Information
Collier County | Emergency Medical Services IF Update Study
Tindale Oliver Collier County
October 2016 1 EMS Impact Fee Study
Introduction
Emergency Medical Services (EMS) impact fees are used to fund capital expansion projects
for emergency medical service related facilities, land, vehicles and equipment required to
support the additional emergency response demand created by new growth. Collier County’s
EMS Impact Fee was last updated in 2010. To comply with the technical study update
requirements of the impact fee ordinance and to ensure that the EMS impact fee is calculated
based on the most recent and localized data, the County retained Tindale Oliver (TO) to
conduct an update study. This report presents results of the Collier County EMS Impact Fee
Update Study and will serve as the technical support document in updating the EMS impact
fee ordinance.
There are several major elements associated with the update of the EMS impact fee. These
include:
Facility Inventory
Population
Service Area
Level of Service
Cost Component
Credit Component
Calculated EMS Impact Fee Schedule
Impact Fee Schedule Comparison
These various elements are summarized in the remainder of this report, with the result being
the calculated EMS impact fee schedule.
Collier County | Emergency Medical Services IF Update Study
Tindale Oliver Collier County
October 2016 2 EMS Impact Fee Study
Facility Inventory
According to information provided by the Collier County Emergency Medical Services
(CCEMS) Division, Collier County owns 12 stations used to provide emergency medical
services. In addition, the County operates ten additional stations out of leased buildings. For
impact fee calculation purposes, only the owned facilities are included in this study. In
addition, Station 76 that opened recently is excluded from the calculations because the debt
service on this station will be paid with future impact fee revenues. This adjustment is to
ensure that new development is not overcharged.
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
72,000 square feet of building space and 20 acres of land dedicated to EMS related services.
An important part of the impact fee calculations involves determining the current value of
the capital assets. Station 76 was built in 2016 for $325 per square foot. The most recent
construction prior to this was completed in 2006, which does not represent the current
building construction costs.
To supplement this information, Tindale Oliver contacted several jurisdictions to obtain more
recent cost information. The bids and estimates received since 2010 ranged from $200 per
square foot to $325 per square foot. In addition to reviewing bids and estimates, discussions
with architects who are active in Collier County suggested that building construction cost of
$250 per square foot to $300 per square foot is a reasonable estimate. As such, an estimate
of $300 per square foot is used for the building value.
Land value was determined based on a review of the following:
The market (or just) value of parcels where current EMS stations are located based on
information provided by the Collier County Property Appraiser;
Vacant land sales and market/just values of all vacant land in areas where future EMS
stations will be built; and
Land use characteristics of the areas where current EMS stations are located.
It is important to note that in general, EMS facilities need to be located at or close to major
intersections and primarily in commercial areas. The land value analysis considered land use
characteristics as well as other information and resulted in an average land value of $160,000
per acre. Appendix A provides more detailed information on the land value analysis
conducted.
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October 2016 3 EMS Impact Fee Study
Table 1
Building and Land Inventory (1)
(1) Source: Collier County Emergency Medical Services Division
(2) Square footage of the indicated facility, includes total area under the roof for each station included in the inventory.
(3) Square footage of all 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 (Item 3) multiplied by 1,000.
(6) Acres per 1,000 square feet of building space (Item 5) is multiplied by square footage of the facility (Item 2) divided by 1,000.
(7) Total value of structure based on $300 cost per square foot.
(8) & (11) The acreage for the EMS station is provided by the County.
(9) 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.
(10) 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 an d paid for the structure. Given the lease term will continue until 2024 with
the option to renew for four additional 10-year terms, the building value is included in the inventory.
(12) This station is a joint facility shared by the North Collier and Greater Naples Fire Districts and Collier County EMS. The s quare footage, acreage, and value shown reflect Collier County EMS' share (1/3rd of the value)
(13) East Naples Fire District owns 63% of the building and the entire acreage. The County owns 37% of the building.
(14) The total square footage and building value are excluded from the summary as the debt service on this station will be paid with future impact fee revenues. Land for station 76 is paid for and is included in the total land value.
(15) Joint facility shared by County EMS, law enforcement, and emergency management services.
(16) Portion of acreage that will be used for EMS facilities is provided by Collier County
(17) Total square footage excludes Station 76
(18) Total allocated acres (Item 6) multiplied by the land cost per acre (Item 18)
(19) The unit cost of $300 per square foot is estimated based on recently built station in other counties, discussions with architects, and other information, explained in detail in Appendix A.
(20) Based on vacant land sales and other analyses, explained in detail in Appendix A.
Station 3/Helicopter Operations(8)2375 Tower Dr., Naples 34104 1994 4,962 N/A 617.44 N/A 2.00 $1,488,600
Station 44 776 Vanderbilt Beach Rd., Naples 34108 1994 3,260 16,477 3.63 0.220 0.72 $978,000
Station 70 4741 Golden Gate Pkwy, Naples 34116 1994 5,361 76,498 12.91 0.169 0.91 $1,608,300
Station 30 112 South 1st Street, Immokalee 34142 1993 3,500 21,156 7.42 0.351 1.23 $1,050,000
Station 21(9)11121 East Tamiami Trail, Naples 34113 1991 1,195 11,490 1.07 0.093 0.09 $358,500
Station 42(10)7010 Immokalee Road, Naples, 34119 1989 2,500 N/A N/A N/A N/A $750,000
Station 10(11)14756 Immokalee Rd., Naples 34120 1996 3,571 19,113 85.96 N/A 1.50 $1,071,300
Station 71 95 13th St. SW, Naples 34117 2001 4,447 4,447 2.00 0.450 2.00 $1,334,100
Station 24(12)2795 Airport Rd. North, Naples 34105 2004 3,177 9,531 1.50 0.157 0.50 $953,100
Station 22(13)4375 Bayshore Dr., Naples 34113 2005 3,579 9,672 0.63 0.065 N/A $1,073,700
$1,495,500
$0
Station 76(14)790 Logan Blvd, Naples 34119 2016 5,321 5,321 2.41 0.453 2.41 N/A
Emergency Services Complex (15)8075 Lely Cultural Pkwy, Naples 34113 2009 31,239 154,388 20.00 0.130 4.06 $9,371,700
Vacant Land for Station 49 (16)Heritage Bay Property 2003 N/A N/A 7.73 N/A 1.50 N/A
71,776 19.80 $21,532,800
$3,168,000
$24,700,800
$300
$160,000
Station 75 4590 Santa Barbara Blvd, Naples 34112 2006 4,985 4,985 1.89 0.379 1.89
Building Value(7)Facility Description Location
Year
Acquired/
Built
Square
Footage (2)Total Acres(4)Acres per 1,000 sf
of Building Space (5)
Allocated
Acres(6)
N/A 0.99
Total Square
Footage on Site(3)
N/A 0.99 N/A
Building Cost per Square Foot(19)
Land Cost per Acre(20)
Total Land Value (18)
Total Building and Land Value
Total(17)
Vacant Land for Station 411 16140 & 16144 Performance Way, Naples, 34110 2007 N/A
Collier County | Emergency Medical Services IF Update Study
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October 2016 4 EMS Impact Fee Study
In addition to the facilities included in Table 1, the County also leases 23,000 square feet of
building space for ten additional stations. These leased facilities, which are not included in
the impact fee calculations but provide services to County resid ents, are presented in Table
2.
Table 2
Leased EMS Stations (1)
(1) Source: Collier County Emergency Medical Services Division
In addition to the land and buildings inventory and the leased stations, the CCEMS also has
the necessary equipment and vehicles to perform its emergency medical services duties.
Table 3 summarizes the equipment and vehicle inventory. The CCEMS has a tot al of $13.2
million worth of equipment and response vehicles.
Station 1 835 8th Ave. South, Naples 34102 2,580
Station 50 1280 San Marco Rd., Marco Island 34145 2,500
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 4819 Ave Maria Blvd., Ave Maria, 34142 1,380
23,160
Facility(1)Address(1)Total Square
Feet(1)
Total
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October 2016 5 EMS Impact Fee Study
Table 3
Equipment Inventory
(1), (2) Source: Collier County Emergency Medical Services Division
(3) Number of units (Item 1) multiplied by unit cost (Item 2)
Description Units (1)Unit Cost (2)Total Value (3)
EMS Equipment
Portable Radios 73 $2,500 $182,500
Laptops 29 $3,500 $101,500
Mobile Radios 98 $4,500 $441,000
UHF Ambulance Radio 40 $2,800 $112,000
Cascade System 3 $2,623 $7,869
Zimek Decontamination Machine 1 $42,184 $42,184
EMS Share of BES Mobile Command Vehicle 1 $40,000 $40,000
Air Compressor 1 $5,886 $5,886
Sim Baby Training Mannequin 1 $40,403 $40,403
Opticom Emitters 49 $1,639 $80,315
Mini Lite Rescue System 4 $5,916 $23,663
Cardiac Science AEDs 8 $1,295 $10,360
Philips Healthcare AEDs 9 $1,259 $11,329
Satellite Phones 2 $5,550 $11,100
Security Cameras 2 $1,475 $2,950
Sim Man Patient Simulator 1 $37,165 $37,165
Treadmills 5 $4,000 $20,000
Ellipticals 5 $3,295 $16,475
Recumbent Bikes 6 $1,995 $11,970
Night Vision Goggles 1 $5,950 $5,950
Yale Forklift 1 $20,999 $20,999
Marine GPS Search and Rescue Combo 1 $2,379 $2,379
Mezzanine System and Stairway for Warehouse 1 $38,313 $38,313
Spineboard Decontamination Unit 1 $31,450 $31,450
Power Lift for Bariatric Unit 1 $10,395 $10,395
$1,308,155
Vehicles
ALS Ambulance 33 $251,900 $8,312,700
Supervisory First Response Vehicle (Expedition)1 $44,000 $44,000
Supervisory First Response Vehicle (Explorer)5 $36,000 $180,000
Supervisory First Response Vehicle (Crown Victoria)5 $30,000 $150,000
Econo Van 1 $23,600 $23,600
Hazmat Trailer 1 $29,534 $29,534
Boat and Boat Trailer 1 $84,000 $84,000
Supervisory First Response Vehicle (Chevrolet C4500)1 $63,500 $63,500
Haulmark 1 $5,500 $5,500
Helicopter 1 $3,000,000 $3,000,000
$11,892,834
$13,200,989
Total Equipment Cost
Total Vehicle Cost
Total Vehicle and Equipment Value
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October 2016 6 EMS Impact Fee Study
Service Area and Population
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 the
entire County.
The EMS impact fee program requires the use of population data in calculating current levels
of service and to be consistent with the population utilized in the County’s comprehensive
planning and Annual Update and Inventory Report (AUIR) process, this impact fee study
considers not only the resident or permanent population of the County, but also the number
of seasonal residents and visitors as well. Therefore, for purposes of this technical analysis,
the peak season population is used in all population estimates and projections. Peak season
population projections were provided by Collier County’s Comprehensive Planning Division.
Appendix B provides further information regarding population figures.
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October 2016 7 EMS Impact Fee Study
Level of Service
For impact fee calculation purposes, the current level of service (LOS) is calculated based on
stations per weighted 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 , leased, and
the recently constructed Station 76 which better reflects the service County residents are
receiving. However, because impact fees need to be based on what the existing population
already paid for, the LOS calculations are based on the 11 stations owned and paid for by the
County.
Table 4
Current Level-of-Service
(1) Source: Appendix B, Table B-1 for peak population and Table B-7 for functional population
(2) Table 1. Station 76 is excluded from the number of stations count as the facility will be repaid
for with impact fee revenues.
(3) Number of stations (Item 2) plus Station 76 and the 10 leased stations from Table 2
(4) Population (Item 1) divided by number of stations including leased stations (Item 3)
(5) Number of stations including leased stations (Item 3) divided by population (Item 1)
(6) Number of stations (Item 2) divided by population (Item 1)
Peak
Population
Functional
Population
Population(1)418,048 390,674
Number of Stations(2) 11 11
Number of Stations incl. Station 76 and Leased Stations (3) 22 22
Population per Station (4)19,002 17,758
Current LOS (All Stations per Resident)(5)0.000053 0.000056
Current LOS (Owned Stations per Resident)(6)0.000026 0.000028
Calculation Step
Year 2015
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October 2016 8 EMS Impact Fee Study
Cost Component
The cost component of the study evaluates the cost of all capital items, including buildings,
land and equipment/vehicles. Table 5 provides a summary of all capital costs, which amounts
to approximately $2.9 million per station. It is important to note that the $2.9 million per
station represents only the owned portion of the capital asset value. Given that some of the
buildings and land were funded through bonds, the remaining principal associated with
outstanding debt service that is being paid with impact fee revenues is subtracted from the
total asset value. This is to ensure the new development will not be charged twice for the
same facility. Table 5 also provides the distribution of asset value by asset type for future
indexing calculations in accordance with the indexing methodology adopted by the County.
Table 5
Total Capital Cost per Station
(1) Source: Table 1
(2) Source: Table 1
(3) Source: Table 3
(4) Sum of building, land, vehicle and equipment values (Items 1, 2, and 3)
(5) Source: Office of Management and Budget
(6) Total EMS related capital asset value (Item 4) less the portion not owned (Item 5)
(7) Source: Table 1
(8) Owned EMS capital asset value (Item 6) divided by the number of stations (Item 7)
(9) Distribution of total EMS related capital asset value (Item 4)
Description Capital Asset Value Percent of
Total(9)
Total Building Value (1)$21,532,800 57%
Total Land Value (2)$3,168,000 8%
Total Vehicle and Equipment Value (3)$13,200,989 35%
Total EMS Related Capital Asset Value (4)$37,901,789 100%
Less: Portion Not Owned (5)$6,331,403
Owned EMS Capital Asset Value (6)$31,570,386
Number of Stations(7)11
Owned EMS Capital Asset Value per Station(8)$2,870,035
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October 2016 9 EMS Impact Fee Study
Table 6 presents the unit cost for the impact fee analysis. This unit cost was calculated as the
total capital cost of $2.9 million per station multiplied by the LOS standard of 0.000028
stations per functional resident, which results in a cost per functional resident of $81.
Table 6
Total Impact Cost per Functional Resident
(1) Source: Table 5
(2) Source: Table 4
(3) Total cost per station (Item 1) multiplied by LOS (Item 2)
Credit Component
To avoid overcharging new development for the EMS impact fee, a review of the capital
financing program for emergency medical services was completed. The purpose of this
review was to determine any non-impact fee revenue sources generated by new
development that is being used for capital facility (buildings, land, vehicles, and equipment)
expansion of the emergency medical services program. Revenue credits would then apply
against the cost per resident so that new development is not charged twice for capital
revenue contributions.
Capital Expansion Expenditures Credit
An analysis of the historical EMS expenditures for the five year period from 2 011 through
2015 was completed. Based on the information provided b y the CCEMS, main funding
sources, other than impact fees, included grants and operating funds.
Table 7 summarizes capital expenditures for the last five fiscal years. The capital
improvement credit per functional resident was calculated using the average capital
expansion expenditures during the last five years. As presented in Table 7, the result is an
annual average expansion cost of $0.12 per functional resident.
Description Cost
Total Cost per Station(1)$2,870,035
LOS (Stations/Functional Resident)(2)0.000028
Total Impact Cost per Functional Resident(3)$80.36
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October 2016 10 EMS Impact Fee Study
A review of the 2015 AUIR information on EMS facilities indicated that over the next five years
the County will fund all additional EMS facilities with impact fees or through loans from the
General Fund that would be paid back from future impact fee revenues. However, a cre dit
is provided based on historical funding sources of capacity expansion projects.
Table 7
Historical Capital Expenditures (2011 – 2015)
(1) Source: Collier County Emergency Medical Services Division
(2) Annualized capital expansion expenditures over the 5-year period
(3) Source: Appendix B, Table B-7
(4) Annual capital expansion expenditures (Item 2) divided by the average functional population (Item 3)
Capital Investment Source Total (2011-2015)
County EMS Grants/EMS Operating (1)
Night Vision Goggles EMS Grant $5,950
Yale Forklift EMS Grant $20,999
Marine GPS Search and Rescue Combo EMS Grant $2,379
Mezzanine System and Stairway for Warehouse EMS Grant $38,313
Spineboard Decontamination Unit EMS Grant $31,450
Philips Healthcare AEDs EMS Operating $11,329
Satellite Phones EMS Operating $11,100
Security Cameras EMS Operating $2,950
Sim Man Patient Simulator Matching EMS Grant $37,165
Treadmills Matching EMS Grant $20,000
Ellipticals Matching EMS Grant $16,475
Recumbent Bikes Matching EMS Grant $11,970
Power Lift for Bariatric Unit Matching EMS Grant $10,395
$220,475
$44,095
377,966
$0.12
Total Capital Expansion Expenditures
Annual Capital Expansion Expenditures (2)
Annual Capital Expansion Expenditures per Person(4)
Average Functional Population (2011-2015)(3)
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October 2016 11 EMS Impact Fee Study
Net EMS Impact Cost
Table 8 summarizes the calculation of the net EMS impact cost per functional resident which
is the difference between the total impact cost and the total revenue credit. The resulting
net impact cost is $78 per functional resident.
Table 8
EMS Net Impact Cost
(1) Source: Table 6
(2) Source: Table 7
(3) The present value of the average annual capital improvement credit per resident
using an interest rate of 4 percent over a capitalization period of 25 years.
(4) Difference between the impact cost per resident (Item 1) and the capital
improvement credit per resident (Item 3)
Impact Cost Revenue
Credits
Impact Cost
Total Impact Cost(1)$80.36
Impact Credit
Average Annual Capital Improvement Credit (2)$0.12
Capitalization Rate 4%
Capitalization Period (in years)25
Capital Improvement Credit (3)$1.87
Net Impact Cost
Net Impact Cost (4)$78.49
Calculation Step
Functional Resident
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October 2016 12 EMS Impact Fee Study
Calculated EMS Impact Fee Schedule
Based on the analysis presented in this report, an emergency medical services impact fee
schedule was developed for residential and nonresidential land uses and is illustrated in Table
9. In addition, the table presents the current fee and the percent difference between the
current and calculated fees. Changes in cost and credit components since the last study result
in a fee increase of approximately 15 percent. The remaining increase/decrease in fees is due
to changes in the demand component since 2010 and/or changes in fee categories/units.
Table 9
Calculated EMS Impact Fee Schedule
LUC Land Use Impact Unit
Functional
Population
Coefficient(1)
Net Impact
Fee per
Functional
Resident(2)
Current
Adopted
Fee(3)
Percent
Change(4)
Residential:
- Less than 4,000 sf du 1.81 $142.07 $94.37 51%
- 4,000 sf or greater du 2.03 $159.33 $104.41 53%
220/222/
230/232 Multi-Family du 0.86 $67.50 $94.37 -28%
240 Mobile Home du 1.45 $113.81 $87.01 31%
251 Retirement Community/Age-Restricted Single Family du 0.79 $62.01 $94.37 -34%
Transient, Assisted, Group:
310/311 Hotel room 0.81 $63.58 $49.52 28%
320 Motel room 0.76 $59.65 $46.17 29%
253 Assisted Living Facility (ALF)du 1.01 $79.27 $54.88 44%
620 Nursing Home bed 1.05 $82.41 $48.18 71%
Recreational:
416 RV Park site 0.50 $39.25 $36.14 9%
420 Marina berth 0.19 $14.91 $12.71 17%
430 Golf Course 18 holes 19.44 $1,525.85 $1,301.22 17%
n/a Bundled Golf Course 18 holes 5.83 $457.60 $1,301.22 -65%
444 Movie Theater screen 5.98 $469.37 $400.25 17%
n/a Dance Studios/Gyms 1,000 sf 2.22 $174.25 $163.98 6%
Institutions:
520 Elementary School (Private)student 0.06 $4.71 $4.01 17%
522 Middle School (Private)student 0.07 $5.49 $4.68 17%
530 High School (Private)student 0.08 $6.28 $5.35 17%
540 University/Junior College with 7,500 or fewer students student 0.10 $7.85 $6.69 17%
550 University/Junior College with more than 7,500 students student 0.07 $5.49 $4.68 17%
560 Church seat 0.03 $2.35
$38.14 per
1,000 sf N/A
565 Day Care student 0.05 $3.92 $3.34 17%
610 Hospital 1,000 sf 1.37 $107.53 $103.74 4%
Office:
Office 6,000 sf or less 1,000 sf 1.00 $78.49 $95.04 -17%
Office 6,001 - 100,000 sf 1,000 sf 1.19 $93.40 $88.01 6%
Office 100,001 - 200,000 sf 1,000 sf 1.01 $79.27 $68.93 15%
Office 200,001 - 400,000 sf 1,000 sf 0.85 $66.72 $58.90 13%
Office greater than 400,000 sf 1,000 sf 0.77 $60.44 $53.54 13%
Medical Office/Clinic 10,000 sf or less 1,000 sf 1.14 $89.48 $115.11 -22%
Medical Office/Clinic greater than 10,000 sf 1,000 sf 1.66 $130.29 $115.11 13%
770 Business Park (Flex Space)1,000 sf 0.96 $75.35 $66.26 14%
210
Single Family Detached
710
720
Collier County | Emergency Medical Services IF Update Study
Tindale Oliver Collier County
October 2016 13 EMS Impact Fee Study
Table 9 (continued)
Calculated EMS Impact Fee Schedule
(1) Source: Table B-8 for residential land uses and Table B-9 for non-residential land uses
(2) Source: Net impact cost per functional resident from Table 8 is multiplied by the functional population
coefficient for each land use
(3) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division. The
current impact fee rate shown for the 6,001 to 100,000 office category is the average of the 6,001 to 50,000
sf and 50,001 sf to 100,000 sf groupings ($95.04 and $80.98)
(4) Percent change from the net impact fee per functional resident (Item 2) and the current adopted fee (Item 3)
Note: N/A indicates a different unit
LUC Land Use Impact Unit
Functional
Population
Coefficient(1)
Net Impact
Fee per
Functional
Resident(2)
Current
Adopted
Fee(3)
Percent
Change(4)
Retail:
814 Specialty Retail 1,000 sf 1.69 $132.65 $113.11 17%
Retail 6,000 gsf or less 1,000 gsf 2.45 $192.30 $163.98 17%
Retail 6,001 - 25,000 gsf 1,000 gsf 2.45 $192.30 $163.98 17%
Retail 25,001 - 50,000 gsf 1,000 gsf 2.45 $192.30 $163.98 17%
Retail 50,000 - 100,000 gsf 1,000 gsf 2.45 $192.30 $164.65 17%
Retail 100,001 - 150,000 gsf 1,000 gsf 2.45 $192.30 $150.60 28%
Retail 150,001 - 200,000 gsf 1,000 gsf 2.39 $187.59 $184.06 2%
Retail 200,001 - 400,000 gsf 1,000 gsf 2.34 $183.67 $156.62 17%
Retail 400,001 - 600,000 gsf 1,000 gsf 2.32 $182.10 $163.31 12%
Retail 600,001 - 1,000,000 gsf 1,000 gsf 2.17 $170.32 $161.97 5%
Retail greater than 1,000,000 gsf 1,000 gsf 2.09 $164.04 $139.88 17%
841 New/Used Auto Sales 1,000 sf 1.47 $115.38 $114.44 1%
849 Tire Superstore bay 1.34 $105.18 $89.69 17%
850 Supermarket 1,000 sf 2.05 $160.90 $137.20 17%
851 Convenience Market (24 hour)1,000 sf 5.47 $429.34 $366.11 17%
4 or less fuel positions fuel pos.4.35 $341.43 $291.15 17%
5-6 fuel positions fuel pos.3.70 $290.41 $291.15 0%
7-8 fuel positions fuel pos.3.29 $258.23 $291.15 -11%
9-10 fuel positions fuel pos.2.94 $230.76 $291.15 -21%
11-12 fuel positions fuel pos.2.75 $215.85 $291.15 -26%
13 or more fuel positions fuel pos.2.59 $203.29 $291.15 -30%
862 Home Improvement Superstore 1,000 sf 1.81 $142.07 $119.14 19%
881 Pharmacy/Drug Store with and wo/Drive-Thru 1,000 sf 1.96 $153.84 $129.17 19%
890 Furniture Store 1,000 sf 0.24 $18.84 $16.05 17%
911 Bank/Savings Walk-In 1,000 sf 2.23 $175.03 $172.01 2%
912 Bank/Savings Drive-In 1,000 sf 2.28 $178.96 $152.60 17%
931 Low-Turnover Restaurant seat 0.22 $17.27 $14.72 17%
932 High-Turnover Restaurant seat 0.27 $21.19 $18.07 17%
934 Fast Food Rest. w/Drive-Thru 1,000 sf 8.90 $698.56 $603.05 16%
941 Quick Lube service bay 1.16 $91.05 $77.63 17%
944 Gasoline/Service Station fuel pos.1.91 $149.92 $132.52 13%
947 Self-Service Car Wash service bay 0.87 $68.29 $40.82 67%
948 Automated Car Wash 1,000 sf 1.76 $138.14 $107.75 28%
n/a Luxury Auto Sales 1,000 sf 1.03 $80.84 $74.29 9%
Industrial:
110 Light Industrial 1,000 sf 0.69 $54.16 $46.17 17%
140 Manufacturing 1,000 sf 0.50 $39.25 $46.17 -15%
150 Warehousing 1,000 sf 0.28 $21.98 $46.17 -52%
151 Mini-Warehouse 1,000 sf 0.06 $4.71 $4.68 1%
853
820
Convenience Store w/ Gas Pumps
Collier County | Emergency Medical Services IF Update Study
Tindale Oliver Collier County
October 2016 14 EMS Impact Fee Study
Impact Fee Schedule Comparison
As part of the work effort in updating Collier County’s EMS impact fee program, a comparison
of EMS impact fee schedules was completed for several other Florida counties as shown in
Table 10. The purpose of this table is simply to provide a comparison of adopted rates in
these jurisdictions. This information is limited in its ability to explain the differential in the
rates since several factors affect the fee levels, including policy decisions as well as technical
factors, such as inventory levels, types of facilities built, alternative funding availability,
variations in demand, etc.
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October 2016 15 EMS Impact Fee Study
Table 10
EMS Impact Fee Schedule Comparison
Calculated(3)Existing(4)
Date of Last Update 2016 2010 2014 2012 2015 2007 2009 2015
Assessed Portion of Calculated (1)100%100%40%58%80%100%100%25%
Residential:
Single Family (2,000 sf)du $142 $94 $37 $50 $257 $114 $565 $16
Non-Residential:
Light Industrial 1,000 sf $54 $46 $18 $14 $98 $36 $75 $2
Office (50,000 sq ft)1,000 sf $93 $95 $31 $27 $142 $60 $334 $17
Retail (100,000 sq ft)1,000 sf $192 $165 $56 $58 $119 $149 $524 $23
Bank w/Drive-Thru 1,000 sf $179 $153 $60 $58 $119 $149 $524 $23
Fast Food w/Drive-Thru 1,000 sf $699 $603 $235 $58 $119 $149 $524 $23
Polk
County(10)
Manatee
County(7)
Sarasota
County(8)
St. Lucie
County(9)Land Use Unit(2)Collier County Charlotte
County(5)
Lee
County(6)
Calculated(3)Existing(4)
Date of Last Update 2016 2010 2003 2014 2000 1992 2003 2012
Assessed Portion of Calculated (1)100%100%100%100%100%100%95%100%
Residential:
Single Family (2,000 sf)du $142 $94 $172 $314 $39 $105 $390 $599
Non-Residential:
Light Industrial 1,000 sf $54 $46 $224 $139 -$64 $104 $12
Office (50,000 sq ft)1,000 sf $93 $95 $224 $201 $18 $64 $1,301 $80
Retail (100,000 sq ft)1,000 sf $192 $165 $224 $477 $86 $64 $1,301 $319
Bank w/Drive-Thru 1,000 sf $179 $153 $224 $459 $44 $64 $1,301 $80
Fast Food w/Drive-Thru 1,000 sf $699 $603 $224 $1,792 $230 $64 $1,301 $575
Martin
County(16)
Pasco
County(11)
Indian River
County(12)
Brevard
County(13)
Lake
County(15)
Monroe
County(14)Land Use Unit(2)Collier County
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October 2016 16 EMS Impact Fee Study
(1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fee may have been l owered/increased
through annual indexing or policy discounts. Does not account for moratorium/suspensions.
(2) du = dwelling unit
(3) Source: Table 9
(4) Source: Collier County Impact Fee Administration Department
(5) Source: Charlotte County Community Development Department
(6) Source: Lee County Community Development Department
(7) Source: Manatee County Financial Management Department. Fees shown are for the "Public Safety" impact fee.
(8) Source: Sarasota County Planning & Development Services
(9) Source: St. Lucie County Planning & Development Services Department. "Fire/EMS" fees were adopted at 100% and have since been indexed annually
using the CPI.
(10) Source: Polk County Building & Construction Department
(11) Source: Pasco County Central Permitting Department
(12) Source: Indian River County Planning Division
(13) Source: Brevard County Planning & Development Department
(14) Source: Monroe County Planning & Environmental Resources Department. Fees shown are for the "Fire Protection/EMS Facilities" impact fee.
(15) Source: Lake County Growth Management Department. Fees shown are for the "Fire Rescue" impact fee.
(16) Source: Martin County Growth Management Department. Fees shown are for the "Fire Rescue" impact fee.
Collier County | Emergency Medical Services IF Update Study
Appendix A
Building and Land Value Analysis
Supplemental Information
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Appendix A
This appendix provides the 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 cost associated with recently built or bid EMS stations in Collier County;
A review of cost associated with recently built or bid fire/EMS stations in other Florida
jurisdictions;
Collier County EMS station insurance values; and
Discussions with architects regarding their estimate of EMS station construction costs.
Collier County recently completed the construction of EMS Station 76. The construction cost
for this station was $1.73 million or $325 per square foot. The most recent construction prior
to Station 76 was completed in 2006, and therefore, does not reflect the current building
costs.
Tindale Oliver contacted several jurisdictions to obtain more recent cost information. The
bids and estimates received since 2010 ranged from $200 per square foot to $325 per square
foot. The following chart presents the building construction cost trends based on bids,
estimates, and other information obtained during the previous impact fee studies completed
by TO. As presented, the variation in station costs is relatively minor, especially since 2005.
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Figure A-1
Average Fire/EMS Station Construction Cost per Square Foot
Source: Other Florida jurisdictions. It should be noted that although the figures in the chart
represent the building construction cost in general, there may be situations where site
preparation or other similar costs were included. The chart is included to provide a general
understanding of construction cost trends for fire/EMS stations.
Discussion with architects who are active in Collier County suggested a building construction
cost of $250 per square foot to $300 per square foot is a reasonable estimate.
The average insurance value of EMS stations in Collier County is $215 per square foot,
excluding site preparation cost, permits, fees and other similar expenses. 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 $300 per square foot is used for the
current station value. This figure is consistent with value used in recent fire/EMS impact fee
studies and provides a relatively conservative estimate given the recent construction cost of
Station 76. Table A-1 provides a summary of information considered in determining this
figure.
$0
$50
$100
$150
$200
$250
$300
2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015
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Table A-1
Total Building Cost per Square Foot (2016)
Land Values
In order to determine land value for future EMS station land purchases, the following
data/information was evaluated:
The market (or just) value of parcels where current EMS stations are located based on
information provided by the Collier County Property Appraiser;
Vacant land sales and market/just values of all vacant land in areas where future EMS
stations will be built; and
Land use characteristics of the areas where current EMS stations are located.
It should be noted that EMS stations typically are located in commercial areas and it is our
understanding that the future EMS station land purchases are likely to be in areas east of
County Road 951. The following table provides vacant land sales over the past three years as
well as the Property Appraiser’s estimates of vacant land values in this area for parcels that
are of similar size to parcels where current EMS stations are located . In addition, estimates
are provided for residential versus commercial parcels.
Source Year Cost per
Square Foot
Station 76 2016 $325
Other Florida Jurisdictions 2011-2015 $200 - $300
Insurance Values 2015 $215
Estimates from Architects/Contractors 2015 $250 - $300
Used in the Study 2016 $300
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Table A-2
Land Value Estimates
East of CR 951 (1 to 3 acre parcels)
Source: Collier County Property Appraiser
Currently, approximately 33 percent of EMS stations are located in residential areas while the
remaining 67 percent are located in commercial areas. For the purposes of impact fee
calculations, a more conservative ratio of 50 percent is used for commercial location . As
presented in Table A-3, applying these percentages to the estimated land values in residential
versus commercial areas results in a combined land value of approximately $160,000 per
acre, which is found to be a reasonable estimate for impact fee calculation purposes. This
estimate is also within the range of value of properties where existing stations are located
($25,000 per acre to $653,000 per acre), based on the information provided in the Property
Appraiser’s database.
Table A-3
Weighted Land Value
(1) Reflects a conservative estimate of future land purchases by land use
compared to the current distribution of 33% residential and 67%
commercial
(2) Source: Table A-2
(3) Distribution (Item 1) multiplied by land value per acre (Item 2) for each
land use and added
Average Count
Vacant Land Sales:
Residential $27,151 569
Commercial $375,028 7
Vacant Land Values:
Residential $14,641 3,981
Commercial $273,133 73
Used in the Study:
Residential $20,000 N/A
Commercial $300,000 N/A
- East of CR 951 2015
- East of CR 951 2015
Cost per AcreLocationYearLand Use
- East of CR 951 2012-2015
Land Use Distribution(1)Land Value
per Acre (2)
Weighted Land
Value per
Acre(3)
Residential 50%$20,000 $10,000
Commercial 50%$300,000 $150,000
Land Value Used in the Study $160,000
Collier County | Emergency Medical Services IF Update Study
Appendix B
Population - Supplemental Information
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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 ana lysis,
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.
Table B-1 presents the population trends for Collier County. The county population is
estimated to increase by 34 percent between 2015 and 2034.
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Table B-1
Collier County
Peak Season Population Estimates & Projections
Source: Collier County Comprehensive
Planning Division
Countywide Percent
Change
2000 309,511 -
2001 325,159 5.06%
2002 341,954 5.17%
2003 359,191 5.04%
2004 374,384 4.23%
2005 386,668 3.28%
2006 396,310 2.49%
2007 400,027 0.94%
2008 399,532 -0.12%
2009 399,979 0.11%
2010 387,184 -3.20%
2011 392,180 1.29%
2012 398,107 1.51%
2013 403,435 1.34%
2014 410,297 1.70%
2015 418,048 1.89%
2016 425,979 1.90%
2017 434,060 1.90%
2018 442,295 1.90%
2019 450,685 1.90%
2020 458,670 1.77%
2021 466,233 1.65%
2022 473,920 1.65%
2023 481,734 1.65%
2024 489,677 1.65%
2025 497,236 1.54%
2026 504,399 1.44%
2027 511,666 1.44%
2028 519,037 1.44%
2029 526,514 1.44%
2030 533,638 1.35%
2031 540,396 1.27%
2032 547,239 1.27%
2033 554,170 1.27%
2034 561,188 1.27%
Year
Peak Season Population
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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
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, 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 2013 American Community Survey (ACS) to examine this relationship.
Table B-2
Residents per Housing Unit
(1) Source: 2013 American Community Survey (ACS), Table B25033 (adjusted for peak season population)
(2) Source: 2013 American Community Survey (ACS), Table DP04
(3) Ratios developed based on persons per housing unit data derived from the 2011 American Housing
Survey
(4) Population (Item 1) divided by housing units (Item 2)
Housing Type Population(1) Housing
Units(2)
Ratio to the Avg
Population per
Housing Unit(3)
Residents /
Housing
Units(4)
Single Family Detached 244,190 91,056 2.68
- Less than 4,000 sf 99%2.65
- 4,000 sf or greater 111%2.97
Multi Family 121,440 96,353 1.26
Mobile Home 22,868 10,725 2.13
Weighted Average 388,498 198,134 1.96
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Functional Population
For EMS infrastructure, this study uses functional population as the demand component,
which distributes the cost associated with the availability of EMS infrastructure 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 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 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 fa cilities
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.
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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 B-3 and B-4.
Table B-3
Collier County Population & Employment Characteristics
(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 work elsewhere but live in Collier
County
(3) Source: 2010 U.S. Census
(4) Total workers living in Collier County (Item 2) divided by population (Item 3)
(5) Source: 2010 U.S. Census
(6) School age population (Item 5) divided by population (Item 3)
(7) 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)
Item/Calculation Step Figure
Workers who live and work in Collier County (2010)(1)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)(5)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 (8)44.8%
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Table B-4
Residential Coefficient for Functional Population
(1) Source: Estimated
(2) Source: Table B-3
(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 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
internationally1. 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).
Pop. Group Hours at
Residence(1)
Percent of
Population(2)
Effective
Hours(3)
Workers 13 41.0%5.3
Students 15 14.2%2.1
Other 20 44.8%9.0
Total Hours at Residence (4)16.4
Residential Functional Population Coefficient(5)68.3%
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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.
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Table B-5
General Functional Population Coefficients
Population/
Employment Category ITE LUC
Employee
Hours In-
Place(1)
Trips per
Employee(2)
One-Way
Trips per
Employee(3)
Journey-to-
Work Occupants
per Trip(4)
Daily
Occupants per
Trip(5)
Visitors per
Employee(6)
Visitor Hours
per Trip(1)
Days per
Week(7)
Functional
Population
Coefficient(8)
Population 7.00 0.683
Natural Resources N/A 9.00 3.02 1.51 1.32 1.38 0.09 1.00 7.00 0.379
Construction 110 9.00 3.02 1.51 1.32 1.38 0.09 1.00 5.00 0.271
Manufacturing 140 9.00 2.13 1.07 1.32 1.38 0.06 1.00 5.00 0.270
Transportation, Communication, Utilities 110 9.00 3.02 1.51 1.32 1.38 0.09 1.00 5.00 0.271
Wholesale Trade 150 9.00 3.89 1.95 1.32 1.38 0.12 1.00 5.00 0.271
Retail Trade 820 9.00 52.10 26.05 1.24 1.73 12.76 1.50 7.00 1.173
Finance, Insurance, Real Estate 710 9.00 3.32 1.66 1.24 1.73 0.81 1.00 5.00 0.292
Services(9)N/A 9.00 28.17 14.09 1.24 1.73 6.90 1.00 6.00 0.568
Government(10)730 9.00 11.95 5.98 1.24 1.73 2.93 1.00 7.00 0.497
(1) Assumed
(2) Trips per employee represents all trips divided by the number of employees and is based on Trip Generation 9th Edition (Institute of Transportation Engineers 2012) as follows:
ITE Code 110 at 3.02 weekday trips per employee, page 93.
ITE Code 140 at 2.13 weekday trips per employee, page 164.
ITE Code 150 at 3.89 weekday trips per employee, page 193.
ITE Code 710 at 3.32 weekday trips per employee, page 1252.
ITE Code 730 at 11.95 weekday trips per employee, page 1304.
ITE Code 820 based on blended average of trips by retail center size calculated below, adapted from page 1561.
Trips per retail employee from the following table:
Assumed Sq Ft per Trips per Weighted
Retail Scale Center Size Trip Rate Employee (11)Employee Share Trips
Neighborhood <50k sq.ft.50 86.56 802 69 40.0%27.60
Community 50k - 250k sq.ft.250 49.28 975 48 30.0%14.40
Regional 250k - 500k sq.ft.500 38.66 1,043 40 20.0%8.00
Super Reg. 500k-1000k sq.ft. 1,000 30.33 676 21 10.0%2.10
Sum of Weighted Trips/1k sq.ft.52.10
(3) Trip per employee (Item 2) multiplied by 0.5.
(4) Journey-to-Work Occupants per Trip from 2001 Nationwide 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 Nationwide 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) The equation to determine the Functional Population Coefficient per Employee for all land-use categories except residential includes the following:
(10) Includes Federal Civilian Government, Federal Military Government, and State and Local Government categories.
(11) Square feet per retail employee from the Energy Information Administration from Table B-1 of the Commercial Energy Building Survey, 2003
((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, 9th ed., when available, or else derived from the
square feet per employee for the appropriate land use category from the Energy Information Administration from Table B-1 of the Commercial Energy Building Survey (2003).
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Table B-6
Functional Population – Year 2015
(1) Source: Table B-1 for population and 2015 Woods & Poole for employment data
(2) Source: Table B-5
(3) The functional population is Collier County 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 (285,527) and
employment functional population (105,147)
Table B-7 presents the County’s annual functional population figures from 2000 through
2034, based on the 2015 functional population figure from Table B-6 and the annual
population growth rates from the population figures previously presented in Table B-1.
Population Category Collier County
Baseline Data(1)
Functional Resident
Coefficient(2)
Functional
Population(3)
2015 Peak Season Population 418,048 0.683 285,527
Employment Category
Natural Resources 7,848 0.379 2,974
Construction 14,244 0.271 3,860
Manufacturing 3,579 0.270 966
Transportation, Communication, and Utilities 5,184 0.271 1,405
Wholesale Trade 4,305 0.271 1,167
Retail Trade 22,620 1.173 26,533
Finance, Insurance, and Real Estate 33,794 0.292 9,868
Services 90,723 0.568 51,531
Government Services 13,768 0.497 6,843
Total Employment by Category Population (4)105,147
2015 Total Functional Population(5)390,674
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Table B-7
Collier County Functional Population (2000-2034)
Source: Table B-6 for 2015
functional population figure and
Table B-1 for annual growth rates
2000 289,313
2001 304,068
2002 319,880
2003 335,874
2004 349,981
2005 361,530
2006 370,568
2007 373,903
2008 373,529
2009 373,903
2010 361,938
2011 366,643
2012 372,143
2013 376,981
2014 383,390
2015 390,674
2016 398,097
2017 405,661
2018 413,369
2019 421,223
2020 428,805
2021 435,666
2022 442,637
2023 449,719
2024 456,915
2025 463,769
2026 470,262
2027 476,846
2028 483,522
2029 490,291
2030 497,155
2031 503,618
2032 510,165
2033 516,797
2034 523,515
Year
Functional
Population
Projections
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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, 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
hotel, motel, and nursing home 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 B-8.
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, a nd
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 EMS impact fee program and are used in the calculation of
the cost per unit for each land use category in the EMS impact fee schedule.
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Table B-8
Functional Residents for Residential and Transient Land Uses
Residential Land Use Impact
Unit
ITE
LUC(1)
Residents/
Visitors Per
Unit(2)
Occupancy
Rate(3)
Adjusted
Residents
Per Unit(4)
Peak Visitor
Hours at
Place(5)
Workers
Per Unit(6)
Work Day
Hours(7)
Days Per
Week(8)
Work Week
Residents Per
Unit(9)
Residential
Single Family Detached
- Less than 4,000 sf du 210 2.65 1.81
- 4,000 sf or greater du 210 2.97 2.03
Multi Family du 220, 222,
230, 232 1.26 0.86
Mobile Home du 240 2.13 1.45
Retirement Community/Age-Restricted Single Family du 251 1.15 0.79
Transient/Assisted, Group
Hotel room 310 1.68 71%1.19 12 0.57 9 7 0.81
Motel room 320 1.68 71%1.19 12 0.44 9 7 0.76
Nursing Home bed 620 1.00 88%0.88 20 0.84 9 7 1.05
Assisted Living Facility (ALF)du 253 1.15 88%1.01 20 0.45 9 7 1.01
(4) Residents per unit times occupancy rate
(5), (7), (8) Estimated
(6) Adapted from ITE Trip Generation Handbook, 9th Edition
(9) For residential this is Residents Per Unit times 0.683. For Transient, Assisted, and Group it is:
[(Adjusted Residents per Unit X Hours at Place X Days per Week) + (Workers Per Unit X Work Hours Per Day X Days per Week)]
(1) Land use code from the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 9th Edition
(2) Estimates for the single family, multi-family, and mobile home land use from Table B-2; estimates for the hotel/motel land use assumes that there is one person per room for all business-related trips (32%
of total hotel/motel occupancies in Collier County) and 2 people per room for leisure trips (68% of total hotel/motel occupancies in Collier County). Source for distribution of business and leisure trips is the
Collier County Visitors and Convention Bureau 2011 November Report. One person per bed is assumed for nursing homes. Estimate for ALF and Retirement Community is based on people per household
figures for single and multi-family homes, adjusted for the residents over 55 years of age based on information obtained from the 2001 National Household Travel Survey, prepared by the US Department of
Transportation.
( 24 Hours per Day X 7 Days per Week)
(3) Source for hotel/motel occupancy: Collier County Convention and Visitors Bureau 2012 and 2014 Annual Reports. Source for nursing home/ALF occupancy rate is the Florida Department of Elderly Affairs
Collier County Profile. Average occupancy rate for 2011 through 2014.
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Table B-9
Functional Residents for Non-Residential Land Uses
Land Use Impact Unit ITE
LUC(1)
Trips Per
Unit(2)
Trips Per
Employee(3)
Employees
Per Unit(4)
One-Way
Factor @
50%(5)
Worker
Hours(6)
Occupants
Per Trip(7)Visitors(8)
Visitor
Hours Per
Trip(9)
Days Per
Week(10)
Functional
Resident
Coefficient(11)
Recreational
RV Park site 416 1.62 n/a 1.20 0.81 9 2.39 0.74 1.50 7 0.50
Marina berth 420 2.96 20.52 0.14 1.48 9 2.39 3.40 1.00 7 0.19
Golf Course 18 holes 430 643.32 20.52 31.35 321.66 9 2.39 737.42 0.25 7 19.44
Bundled Golf Course 18 holes n/a 193.00 20.52 9.41 96.50 9 2.39 221.23 0.25 7 5.83
Movie Theater w/Matinee screen 444 106.63 53.12 2.01 53.32 9 2.39 125.42 1.00 7 5.98
Dance Studio/Gyms 1,000 sf n/a 21.33 n/a 2.00 10.67 9 2.39 23.50 1.50 7 2.22
Institutions
Elementary School (Private)student 520 1.29 15.71 0.08 0.65 9 1.11 0.64 2.00 5 0.06
Middle School (Private)student 522 1.62 16.39 0.10 0.81 9 1.11 0.80 2.00 5 0.07
High School (Private)student 530 1.71 19.74 0.09 0.86 9 1.11 0.86 2.00 5 0.08
University/Junior College with 7,500 or fewer students student 540 & 550 2.00 12.26 0.16 1.00 9 1.11 0.95 2.00 5 0.10
University/Junior College with more than 7,500 students student 540 & 550 1.50 12.26 0.12 0.75 9 1.11 0.71 2.00 5 0.07
Church seat 560 0.61 20.64 0.03 0.31 9 1.90 0.56 1.00 7 0.03
Day Care student 565 4.38 26.73 0.16 2.19 9 1.11 2.27 0.15 5 0.05
Hospital 1,000 sf 610 13.22 4.50 2.94 6.61 9 1.42 6.45 1.00 7 1.37
Office
Office 6,000 SF or less(12)1,000 sf 710 11.02 3.32 3.32 5.51 9 1.28 3.73 1.00 5 1.00
Office 6,001 - 100,000 SF(13)1,000 sf 710 13.13 3.32 3.95 6.57 9 1.28 4.46 1.00 5 1.19
Office 100,001 - 200,000 SF(14)1,000 sf 710 11.12 3.32 3.35 5.56 9 1.28 3.77 1.00 5 1.01
Office 200,001 - 400,000 SF(15)1,000 sf 710 9.41 3.32 2.83 4.71 9 1.28 3.20 1.00 5 0.85
Office greater than 400,000 SF(16)1,000 sf 710 8.54 3.32 2.57 4.27 9 1.28 2.90 1.00 5 0.77
Medical Office/Clinic 10,000 sf or less 1,000 sf 720 23.83 8.91 2.67 11.92 9 1.42 14.26 1.00 5 1.14
Medical Office/Clinic greater than 10,000 sf 1,000 sf 720 34.72 8.91 3.90 17.36 9 1.42 20.75 1.00 5 1.66
Business Park (Flex Space)1,000 sf 770 12.65 4.04 3.13 6.33 9 1.38 5.61 0.75 5 0.96
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Table B-9 (continued)
Functional Residents for Non-Residential Land Uses
Land Use Impact Unit ITE
LUC(1)
Trips Per
Unit(2)
Trips Per
Employee(3)
Employees
Per Unit(4)
One-Way
Factor @
50%(5)
Worker
Hours(6)
Occupants
Per Trip(7)Visitors(8)
Visitor
Hours Per
Trip(9)
Days Per
Week(10)
Functional
Resident
Coefficient(11)
Retail, Gross Square Feet
Specialty Retail 1,000 sf 826 49.99 22.36 2.24 25.00 9 1.73 41.01 0.50 7 1.69
Retail 6,000 sfgla or less(12)1,000 sfgla 820 86.56 n/a 2.50 43.28 9 1.73 72.37 0.50 7 2.45
Retail 6,001 to 25,000 sfgla(12)1,000 sfgla 820 86.56 n/a 2.50 43.28 9 1.73 72.37 0.50 7 2.45
Retail 25,001 to 50,000 sfgla(12)1,000 sfgla 820 86.56 n/a 2.50 43.28 9 1.73 72.37 0.50 7 2.45
Retail 50,001 to 100,000 sfgla(13)1,000 sfgla 820 67.91 n/a 2.50 33.96 9 1.73 56.25 0.65 7 2.45
Retail 100,001 to 150,000 sfgla(17)1,000 sfgla 820 58.93 n/a 2.50 29.47 9 1.73 48.48 0.75 7 2.45
Retail 150,001 to 200,000 sfgla(18)1,000 sfgla 820 53.28 n/a 2.50 26.64 9 1.73 43.59 0.80 7 2.39
Retail 200,001 to 400,000 sfgla(15)1,000 sfgla 820 41.80 n/a 2.50 20.90 9 1.73 33.66 1.00 7 2.34
Retail 400,001 to 600,000 sfgla(19)1,000 sfgla 820 36.27 n/a 2.50 18.14 9 1.73 28.88 1.15 7 2.32
Retail 600,001 to 1,000,000 sfgla(20)1,000 sfgla 820 30.33 n/a 2.50 15.17 9 1.73 23.74 1.25 7 2.17
Retail greater than 1,000,000 sfgla(21)1,000 sfgla 820 28.46 n/a 2.50 14.23 9 1.73 22.12 1.25 7 2.09
New/Used Auto Sales 1,000 sf 841 28.25 21.14 1.34 14.13 9 1.73 23.10 1.00 7 1.47
Tire Superstore bay 849 30.55 43.02 0.71 15.28 9 1.73 25.72 1.00 7 1.34
Supermarket 1,000 sf 850 103.38 87.82 1.18 51.69 9 1.52 77.39 0.50 7 2.05
Convenience Market (24 hour)1,000 sf 851 719.18 n/a 2.50 359.59 9 1.52 544.08 0.20 7 5.47
4 or less Fuel Positions fuel pos.853 542.60 n/a 2.50 271.30 9 1.52 409.88 0.20 7 4.35
5-6 Fuel Positions fuel pos.853 439.92 n/a 2.50 219.96 9 1.52 331.84 0.20 7 3.70
7-8 Fuel Positions fuel pos.853 375.12 n/a 2.50 187.56 9 1.52 282.59 0.20 7 3.29
9-10 Fuel Positions fuel pos.853 319.20 n/a 2.50 159.60 9 1.52 240.09 0.20 7 2.94
11-12 Fuel Positions fuel pos.853 289.92 n/a 2.50 144.96 9 1.52 217.84 0.20 7 2.75
13 or more Fuel Positions fuel pos.853 264.00 n/a 2.50 132.00 9 1.52 198.14 0.20 7 2.59
Home Improvement Superstore 1,000 sf 862 30.74 n/a 2.50 15.37 9 1.52 20.86 1.00 7 1.81
Pharmacy/Drug Store with and without Drive-Thru 1,000 sf 881 95.96 n/a 2.50 47.98 9 1.52 70.43 0.35 7 1.96
Furniture Store 1,000 sf 890 5.23 12.19 0.43 2.62 9 1.52 3.55 0.50 7 0.24
Bank/Savings Walk-In 1,000 sf 911 121.30 34.69 3.50 60.65 9 1.52 88.69 0.35 6 2.23
Bank/Savings Drive-In 1,000 sf 912 159.34 30.94 5.15 79.67 9 1.52 115.95 0.15 6 2.28
Low-Turnover Restaurant seat 931 2.86 n/a 0.32 1.43 9 1.85 2.33 1.00 7 0.22
High-Turnover Restaurant seat 932 4.83 n/a 0.38 2.42 9 1.85 4.10 0.75 7 0.27
Fast Food Rest w/ Drive-Thru 1,000 sf 934 511.00 n/a 10.90 255.50 9 1.85 461.78 0.25 7 8.90
Convenience Store with Gas Pumps
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Table B-9 (continued)
Functional Residents for Non-Residential Land Uses
Land Use Impact Unit ITE
LUC(1)
Trips Per
Unit(2)
Trips Per
Employee(3)
Employees
Per Unit(4)
One-Way
Factor @
50%(5)
Worker
Hours(6)
Occupants
Per Trip(7)Visitors(8)
Visitor
Hours Per
Trip(9)
Days Per
Week(10)
Functional
Resident
Coefficient(11)
Retail, Gross Square Feet
Quick Lube service bay 941 40.00 n/a 1.50 20.00 9 1.52 28.90 0.50 7 1.16
Gasoline/Service Station fuel pos.944/946 157.33 n/a 2.50 78.67 9 1.52 117.08 0.20 7 1.91
Self-Service Car Wash service bay 947 43.94 n/a 0.50 21.97 9 1.52 32.89 0.50 7 0.87
Automated Car Wash 1,000 sf 948 141.20 n/a 1.75 70.60 9 1.52 105.56 0.25 7 1.76
Luxury Auto Sales 1,000 sf n/a 16.30 n/a 1.34 8.15 9 1.73 12.76 1.00 7 1.03
Industrial
Light Industrial 1,000 sf 110 6.97 3.02 2.31 3.49 9 1.38 2.51 1.00 5 0.69
Manufacturing 1,000 sf 140 3.82 2.13 1.79 1.91 9 1.38 0.85 1.00 5 0.50
Warehousing 1,000 sf 150 3.56 3.89 0.92 1.78 9 1.38 1.54 0.75 5 0.28
Mini-Warehouse 1,000 sf 151 2.15 61.90 0.03 1.08 9 1.38 1.46 0.75 7 0.06
Sources:
(1) Land use code found in the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 9th Edition
(2) Land uses and trip generation rates consistent with those included in the 2013 Transportation Impact Fee Update Study
(3) Trips per employee from ITE Trip Generation Handbook, 9th Edition, when available
(4) Trips per impact unit 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), (9), (10) Estimated
(7) Nationwide Personal Transportation Survey
(8) [(One-way Trips/Unit X Occupants/Trip) - Employees].
(11) [(Workers X Hours/Day X Days/Week) + (Visitors X Hours/Visit X Days/Week)]/(24 Hours x 7 Days)
(12) Trip rate is for 50,000 sf
(13) Trip rate is for 100,000 sf
(14) Trip rate is for 200,000 sf
(15) Trip rate is for 400,000 sf
(16) Trip rate is for 600,000 sf
(17) Trip rate is for 150,000 sf
(18) Trip rate is for 200,000 sf
(19) Trip rate is for 600,000 sf
(20) Trip rate is for 1,000,000 sf
(21) Trip rate is for 1,200,000 sf
Collier County
Library Facilities and Items/Equipment
Impact Fee Update Study
Final Report
Prepared for:
Collier County
2800 Horseshoe Drive N.
Naples, FL 34104
ph. (239) 252-8192
October 10, 2016
Tindale Oliver
1000 Ashley Drive, Suite 400
Tampa, FL 33602
ph. (813) 224-8862, fax (813) 226-2106
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Tindale Oliver Collier County
October 2016 i Library Impact Fee Study
Collier County
Library Facilities and Items/Equipment Impact Fee Update Study
Table of Contents
INTRODUCTION ................................................................................................. 1
FACILITIES INVENTORY ....................................................................................... 2
SERVICE AREA AND POPULATION ....................................................................... 5
LEVEL OF SERVICE .............................................................................................. 6
COST COMPONENT ............................................................................................ 8
CREDIT COMPONENT ......................................................................................... 10
NET LIBRARY FACILITIES IMPACT COST ............................................................... 11
CALCULATED LIBRARY FACILITIES IMPACT FEE SCHEDULE ................................... 12
IMPACT FEE SCHEDULE COMPARISON ................................................................ 12
APPENDIX A: Building and Land Value Analysis - Supplemental Information
APPENDIX B: Population – Supplemental Information
Collier County | Library IF Update Study
Tindale Oliver Collier County
October 2016 1 Library Impact Fee Study
Introduction
Library impact fees are used to fund capital construction and expansion of library services
related buildings, land, and materials/equipment required to support the additional library
facilities demand created by new growth. Collier County’s Library Facilities Impact Fee was
last updated in 2010. To comply with the technical study update requirements of the impact
fee ordinance and to ensure that the library facilities impact fee is calculated based on the
most recent and localized data, the County retained Tindale Oliver (TO) to conduct an update
study. This report presents the results of the Library Facilities Impact Fee Update Study for
the County and will serve as the technical support document in updating the li brary impact
fee ordinance.
There are several major elements associated with the update of the library facilities impact
fee. These include:
Facilities Inventory
Service Area and Population
Level of Service
Cost Component
Credit Component
Net Library Facilities Impact Cost
Calculated Library 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 library facilities impact fee schedule.
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October 2016 2 Library Impact Fee Study
Facilities Inventory
Table 1 provides a summary of existing library facilities within Collier County. Currently, the
County provides 180,000 square feet of library facilities located on approximately 25 acres of
land dedicated to library facilities.
A building cost of $300 per square foot is used based on a review of recent bids or estimates
in Collier County, recently built libraries in other Florida jurisdictions, insurance values of
existing libraries, and discussions with architects regarding construction costs in Collier
County. Appendix A provides a more detailed explanation of building value estimates.
In terms of estimating current land values, an analysis was conducted to determine the value
of land where existing library facilities are located and land values in subareas of the county
where future facilities are being planned. In addition, land use characte ristics of the areas
where existing facilities are located were also evaluated. Libraries tend to be located
predominantly in residential areas, which results in a lower land cost compared to some of
the other County infrastructure, such as law enforcement, EMS, etc. Both vacant land sales
and the current value of vacant parcels as reported by the Collier County Property Appraiser
were evaluated to determine the differentiation in land values in different parts of the county
and for different land uses. This analysis resulted in an average value of $64,000 per acre,
and is explained further in Appendix A.
In addition to the library facilities presented in Table 1, the County’s library system also
provides books, DVDs, CDs, computers, etc. for the public. As such, it is necessary to include
the library items/equipment value into the impact fee calculation. Table 2 presents the
library items/equipment value which amounts to a total of $17.5 million (total value of books,
other library items, and library equipment) or approximately $42 per resident.
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October 2016 3 Library Impact Fee Study
Table 1 (1)
Collier County Libraries Inventory
(1) Source: Collier County Public Library Division
(2) Two different years indicate original construction and expansion/renovation years
(3) Square footage of the indicated facility
(4) Square footage of all buildings on a given parcel
(5) Acreage of the parcel where the facility is located. In some cases, this acreage includes other buildings.
(6) Acres (Item 5) divided by the total square footage (Item 4) multiplied by 1,000
(7) Acres per 1,000 square feet of building space (Item 6) is multiplied by the library square footage of the facility (Item 3) d ivided by 1,000
(8) Library square footage (Item 3) multiplied by the building cost per square foot (Item 11)
(9) Includes the square footage of the old Golden Gate Library, which is used as support space for libraries, such as for large me etings, etc.
(10) Total land value based on an average land cost of $64,000 per acre (Item 12)
(11) Based on the construction costs and estimates of other recently built/bid libraries and discussions with architects
(12) Based on an evaluation of future planned library locations and land values in these areas.
Immokalee Branch 417 1st Street North 1978/2004 8,035 28,945 10.00 0.345 2.77 $2,410,500
Naples Branch 650 Central Avenue 1965/1992 35,011 35,011 2.66 0.076 2.66 $10,503,300
Golden Gate Branch(9)2432 Lucerne Road 1978/2007 24,066 76,498 12.91 0.169 4.07 $7,219,800
East Naples Branch 8787 Tamiami Trail East 1989 7,168 7,168 0.87 0.121 0.87 $2,150,400
Estates Branch 1266 Golden Gate Blvd West 1994 11,000 11,000 2.08 0.189 2.08 $3,300,000
Marco Island Branch 210 South Heathwood Drive 1988/2009 15,381 15,381 1.51 0.098 1.51 $4,614,300
Headquarters Branch 2385 Orange Blossom Drive 2002 42,401 56,401 7.63 0.135 5.72 $12,720,300
Vanderbilt Branch 788 Vanderbilt Beach Road 1981 7,000 7,000 1.69 0.241 1.69 $2,100,000
South Regional Library 8065 Lely Cultural Parkway 2007 30,000 154,388 20.00 0.130 3.90 $9,000,000
180,062 391,792 59.35 25.27 $54,018,600
$1,617,280
$55,635,880
$300
$64,000
Allocated
Acres(7)
Building
Value(8)
Total
Acres(5)
Library
Square
Footage(3)
Total Square
Footage on
Site(4)
Total Land Value(10)
Total Building and Land Value
Building Cost per Square Foot(11)
Land Cost per Acre(12)
Total Building Value
AddressFacility Name Year Built(2)
Acres per 1,000
sf of Building
Space (6)
Collier County | Library IF Update Study
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October 2016 4 Library Impact Fee Study
Table 2
Collier County Library Items/Equipment
(1) Source: Collier County Public Library Division
(2) Source: Table 3. Calculated as the item/equipment count divided by the total
number of peak seasonal residents.
(3) Item/Equipment per resident (Item 2) multiplied by the average value per
item/equipment for each category
(4) Sum of each category's impact cost per resident (Item 3)
Library Item/Equipment Count(1)Unit Value (1)Total Value
Books:
Books 529,213 $25 $13,230,325
Electronic Books 12,164 $37 $450,068
Downloadable Audio Books 6,129 $28 $171,612
Audio Books 31,155 $45 $1,401,975
Subtotal - Books 578,661 $15,253,980
$26.36
1.38
$36.38
Other Library Items:
Compact Disks 16,120 $15 $241,800
Adult Kits 305 $90 $27,450
Juvenile Kits 576 $25 $14,400
DVDs 87,832 $20 $1,756,640
Subtotal - Other Library Items 104,833 $2,040,290
$19.46
0.25
$4.87
Library Equipment:
Public Computers 223 $850 $189,550
0.00053
$0.45
$41.70
Average Value
Books per Resident(2)
Impact Cost per Resident -- Books(3)
Average Value
Other Library Items per Resident(2)
Impact Cost per Resident -- Other Library Items (3)
Public Computers per Resident (2)
Impact Cost per Resident -- Computers (3)
Total Library Items/Equipment Value per Resident (4)
Collier County | Library IF Update Study
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October 2016 5 Library Impact Fee Study
Service Area and Population
The Collier County Library System provides library services to the entire County, thus, the
appropriate service area is determined to be countywide.
The library 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. Appendix B provides further detail on population
estimates.
Collier County | Library IF Update Study
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October 2016 6 Library Impact Fee Study
Level of Service
Table 3 provides a summary of the current level of service (LOS) for library buildings, books,
other library materials, and computers in Collier County. To calculate the level of service, the
total number of units (building square footage, books, computers, etc.) are divided by the
2015 peak population. Due to a portion of the library buildings being funded through
bond/commercial paper, an additional calculation of owned library square footage is
provided.
As shown, the current level of service calculated based on owned Collier County library
buildings is approximately 3 percent higher 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 current level of service for all library buildings
is 0.43 square feet per person compared to the adopted level of service standard of 0.33
square feet per person.
In terms of books and other library materials, the current LOS of 1.63 items pe r person (sum
of the LOS for library books (1.38) and other library collection (0.25)) is slightly below the
adopted LOS standard of 1.87 items per person. The County does not have adopted
standards for computers.
Table 3
Current Level of Service
(1) Source for buildings is Table 1. Source for books and other collection is Table 2. Owned building
square footage is calculated based on the ratio of owned total asset value to the total asset value.
(2) Source: Appendix B, Table B-1
(3) Square footage/count (Item 1) divided by peak season population (Item 2)
(4) Source: Collier County 2015 Annual Update and Inventory Report (AUIR), library books and
materials included in the LOS standard refer to printed books, electronic books, audio books, video
materials, and music on CDs.
(5) Includes audio and electronic books, see Table 2 for more detail
(6) Includes only the computers available for public use
Square
Footage/
Count(1)
Peak Season
Population(2)
Current Level
of Service (3)
Adopted Level
of Service (4)
Library Buildings (all) 180,062 418,048 0.43 0.33
Library Buildings (owned) 141,727 418,048 0.34 0.33
Library Books (5)578,661 418,048 1.38
Other Library Collection 104,833 418,048 0.25
Computers(6)223 418,048 0.00053 N/A
Category
2015
1.87
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October 2016 7 Library Impact Fee Study
The current achieved LOS figures represent the community’s investment into library
infrastructure while the adopted LOS standards that are also shown in Table 3, represent the
service level intended going forward. Because the achieved LOS is approximately 3 percent
higher than adopted LOS standard for buildings, the adopted standard is used for buildings.
Given that the achieved LOS is slightly lower than the adopted LOS standards for non-building
assets, the achieved LOS is used for impact fee calculation purposes, which results in a more
conservative impact fee.
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 4. The comparison includes
counties with a population of 100,000 to 750,000, 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 FY 2012 data with the use of permanent population. To
provide an “apples-to-apples” comparison, 2012 data is used for Collier County and its peer
group.
Table 4
Level of Service Comparison
(1) Source: Department of State, Division of Library & Information Services, 2012 -2013 Library Directory with
Statistics (Reflects FY 2012 figures) for the current LOS, and Table 3 for the adopted LOS standard.
(2) Source: Department of State, Division of Library & Information Services, 2012 -2013 Library Directory with
Statistics (Reflects FY 2012 figures) - includes counties with population of 100,001 to 750,000, excluding
Collier County
(3) Source: Florida Library Association, Standards for Florida Public Libraries, 2004; 2006 Revision
Current LOS Adopted LOS
Standard Essential Enhanced Exemplary
Library Buildings (all) -- sf per capita 0.54 0.33 0.42 0.60 0.70 1.00
Library Books -- books per capita 1.62 N/A 1.47 N/A N/A N/A
Other Library Collection -- items per capita 0.41 N/A N/A N/A N/A N/A
All Library Collections -- items per capita 2.03 1.87 1.79 2.00 3.00 4.00
Computers -- computers per 1,000 people 0.57 N/A 0.73 0.33 0.50 1.00
Category
Collier County(1)
Other FL
Counties(2)
FLA Public Library Standards(3)
Collier County | Library IF Update Study
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October 2016 8 Library Impact Fee Study
Cost Component
The cost component of the study evaluates the cost of capital items including: buildings, land,
and items/equipment. It should be noted that a portion of the library buildings was funded
through bond/commercial paper issues. The debt service on some of these issues is being
paid with impact fee revenues. As such, the outstanding principal associated with debt
service that will be paid with impact fee revenues is subtracted from the total inventory value
to ensure that the new development is not charged twice for the same facility. As shown in
Table 5, the total owned library asset value amounts to $61 million for Collier County. Also
shown is the total capital asset value per resident, which amounts to approximately $144.
The total capital asset value per resident is calculated by combining the capital asset value
per resident for building and land and library items/equipment. Table 5 also provides the
distribution of asset value by asset type for future indexing calculations in accordance with
the indexing methodology adopted by the County.
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October 2016 9 Library Impact Fee Study
Table 5
Total Capital Asset Value per Resident
(1) Source: Table 1
(2) Source: Table 2. Sum of the value of books, other library items, and library equipment.
(3) Sum of building and land value
(4) Source: Collier County Office of Management and Budget
(5) Total building and land value (Item 3) less portion not owned (Item 4)
(6) Net building and land value (Item 5) divided by total library square footage
(7) Source: Table 3, with a 3% decrease applied to account for the difference between achieved LOS and
adopted LOS standard
(8) Owned building and land value per square foot (Item 6) multiplied by the LOS (Item 7)
(9) Source: Table 2
(10) Sum of total owned building and land value per resident, book value per resident, other library items value
per resident, and library equipment value per resident (Items 8 and 9)
(11) Distribution of buildings, land, and items/equipment (Items 1 and 2)
Element Figure Percent of
Total(11)
Building Value (1)$54,018,600 73.9%
Land Value (1)$1,617,280 2.2%
Items/Equipment Value (2)$17,483,820 23.9%
Total Capital Asset Value $73,119,700 100.0%
Building and Land:
Total Building and Land Value (3)$55,635,880
Less: Portion Not Owned(4)$11,844,806
Net Building and Land Value (5)$43,791,074
Total Library Square Footage (1)180,062
Total Owned Building and Land Value per Square Foot (6)$243.20
LOS Standard -- Square Foot per Resident (7)0.42
Total Owned Building and Land Value per Resident (8)$102.14
Library Items/Equipment
Total Book Value per Resident (9)$36.38
Total Other Library Items per Resident (9)$4.87
Total Library Equipment Value per Resident (9)$0.45
Total Capital Asset Value per Resident(10)$143.84
Collier County | Library IF Update Study
Tindale Oliver Collier County
October 2016 10 Library Impact Fee Study
Credit Component
To avoid overcharging new development, a review of the library capital expenditures from FY
2011 through FY 2015 that were funded with non-impact fee revenue sources was
completed. The purpose of this review was to determine any potential revenues generated
by new development, other than impact fees, that are being used or will be used to fund the
expansion of capital facilities, land, and materials for the County’s libraries program. This
review suggests that historically Collier County used the General Fund and Grants/Trust Fund
revenues to fund a portion of capacity expansion. As such, it is appropriate to prov ide a
credit.
Capital Expansion Expenditures Credit
Table 6 summarizes the library related capital expansion projects between FY 2011 and FY
2015. The average annual capital expansion expenditure during this five-year period is $1.09
per resident (shown in Table 6). This figure is calculated by dividing the average annual total
capital expenditure amount for the five-year period by the County’s average population
during the same time period.
Table 6
Capital Improvement Credit
(1) Source: Collier County Public Library Division and 2015 Annual Update & Inventory Report (AUIR)
(2) Source: Appendix B, Table B-1. Average population over the 2011 to 2015 time period.
Capital Investment(1)FY 2011 FY 2012 FY 2013 FY 2014 FY 2015 Total
New Materials/Collection $251,870 $385,079 $498,033 $301,167 $296,942 $1,733,091
New Materials/Collection -$94,771 $118,999 $183,342 $74,645 $471,757
$2,204,848
$440,970
Average Population (2011-2015)(2)404,413
Annual Capital Expansion Expenditures per Person $1.09
Grants/Trust Fund
General Fund
Total Capital Expansion Expenditures
Annual Capital Expansion Expenditures
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October 2016 11 Library Impact Fee Study
Net Library Facilities Impact Cost
The net impact fee per resident is the difference between the Cost Component and the Credit
Component. Table 7 summarizes the calculation of the net library facilities impact cost per
resident. As shown, the net impact cost per resident amount to $127.
Table 7
Net Impact Cost per Functional Resident
(1) Source: Table 5
(2) Source: Table 6
(3) The present value of the capital improvement credit per resident (Item 2) at a
discount rate of 4 percent with a capitalization period of 25 years.
(4) Total impact cost per resident (Item 1) less capital improvement credit per
resident (Item 3)
Calculation Step Impact Cost Revenue
Credits
Impact Cost
Total Impact Cost per Resident(1)$143.84
Impact Credit
Average Annual Capital Improvement Credit(2)$1.09
Capitalization Rate 4%
Capitalization Period (in years)25
Capital Improvement Credit per Resident(3)$17.03
Net Impact Cost
Net Impact Cost per Resident(4)$126.81
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October 2016 12 Library Impact Fee Study
Calculated Library Facilities Impact Fee Schedule
The calculated library impact fee for each residential land use is presented in Table 8. The
net impact cost per resident calculated in the previous section is applied to the average
residents per unit by land use. The resulting total impact fee per dwelling unit ranges from
$146 for retirement community/age-restricted homes to $377 for the single family homes of
4,000 square feet or greater.
Table 8
Library Impact Fee Schedule
(1) Source: Appendix B, Table B-2
(2) Source: Table 7
(3) Source: 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 between the total impact fee (Item 3) and the current adopted fee (Item 4)
Impact Fee Schedule Comparison
As part of the work effort in updating Collier County’s library facilities impact fee program, a
comparison of the County’s current and calculated library facilities impact fee schedules to
fees schedules of other Florida jurisdictions was completed. Table 9 presents this
comparison. The purpose of this table is simply to provide a comparison of adopted rates in
these jurisdictions. This information is limited in its ability to explain the differential in the
rates since several factors affect the fee levels, including policy decisions as well as technical
factors, such as inventory levels, types of facilities built, alternative funding availability,
variations in demand, etc.
Residential Land Use Impact
Unit
Residents
per Unit(1)
Net Cost per
Resident(2)
Total Impact
Fee(3)
Current
Adopted Fee (4)
Percent
Change(5)
- Less than 4,000 square feet du 2.65 $126.81 $336.05 $315.04 7%
- 4,000 square feet or greater du 2.97 $126.81 $376.63 $349.31 8%
Multi-Family du 1.26 $126.81 $159.78 $160.28 0%
Mobile Home/RV Park (Tied Down)du 2.13 $126.81 $270.11 $236.56 14%
Retirement Community/Age-Restricted Single Family du 1.15 $126.81 $145.83 $349.31 -58%
Single Family Detached:
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October 2016 13 Library Impact Fee Study
Table 9
Library Facilities Impact Fee Schedule Comparison
(1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fee may have been l owered/increased
through annual indexing or policy discounts. Does not account for moratorium/suspensions.
(2) du = dwelling unit
(3) Source: Table 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. Fees were adopted at 40% in 2015.
(7) Source: Indian River County Planning Division. Fees are suspended until the next technical update
(8) Source: Lake County Growth Management Department.
(9) Source: Manatee County Impact Fee Administration. The "Multi-Family" and "Mobile Home" fees shown are for the (1,301 - 2,200) sf category.
(10) Source: Martin County Growth Management Department. Fees shown are effective June 20, 2016
(11) Source: Monroe County Planning & Environmental Resources Department
(12) Source: Palm Beach County Department of Planning, Zoning, and Building
(13) Source: Pasco County Central Permitting Department
(14) Source: Polk County Building & Construction Department.
(15) Source: Sarasota County Planning & Development Services
(16) Source: St. Lucie Planning & Development Services Department. Fees were adopted at 100% and have since been indexed annually using the CPI
Calculated(3)Existing(4)
Date of Last Update 2016 2010 2000 2014 2014 2003 2015 2012
Assessed Portion of Calculated(1)100%100%29%40%100%95%80%N/A
Residential:
Single Family (2,000 sf)du $336 $315 $64 $64 $672 $191 $255 $537
Multi-Family/Accessory Unit du $160 $160 $38 $34 $381 $146 $202 $537
Mobile Home/RV Park (tied down)du $270 $237 $46 $35 $428 $152 $202 $537
Manatee
County(9)Land Use Unit(2)Collier County Charlotte
County(6)
Lake
County(8)
Martin
County(10)
Indian River
County(7)
Brevard
County(5)
Calculated(3)Existing(4)
Date of Last Update 2016 2010 1992 2012 2002 2015 2006 2009
Assessed Portion of Calculated(1)100%100%100%75%100%25%100%100%
Residential:
Single Family (2,000 sf)du $336 $315 $242 $243 $145 $41 $380 $220
Multi-Family/Accessory Unit du $160 $160 $242 $212 $97 $29 $380 $143
Mobile Home/RV Park (tied down)du $270 $237 $242 $186 $97 $31 $253 $173
Monroe
County(11)Land Use Unit(2)Collier County Palm Beach
County(12)
St. Lucie
County(16)
Sarasota
County(15)
Polk
County(14)
Pasco
County(13)
Collier County | Library IF Update Study
Appendix A
Building and Land Value Analysis -
Supplemental Information
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October 2016 A-1 Library Impact Fee Study
Appendix A
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:
A review of any recent bids or estimates in Collier County;
A review of recently built libraries in other Florida jurisdictions;
Insurance values of existing libraries; and
Discussions with architects regarding library construction costs in Collier County.
Collier County is planning to expand and renovate the Headquarters’ Library. Although
expansion time frame is not yet determined at this time, the estimated cost for the expansion
portion is $275 per square foot.
The current insurance values of the existing libraries is $210 per square foot for buildings only
and $325 for buildings and contents. When material and equipment value estimated in this
study ($40 per square foot as shown in Table 4) is excluded, the net insurance value amounts
to $280 per square foot. Insurance values are considered to be conservative estimates since
not all components of a building need to be insured.
The library costs observed in other jurisdictions ranged from $2 30 per square foot to $300
per square foot. Discussions with architects indicated that a range of $250 per square foot
to $300 per square foot is a reasonable estimate.
Given that the insurance values tend to be conservative and does not include costs associated
with foundation, site preparation, and permitting fees, etc., a unit cost of $300 per square
foot is found to be a reasonable estimate. Table A-1 provides a summary of this analysis.
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October 2016 A-2 Library Impact Fee Study
Table A-1
Summary of Construction Cost Estimate
Land Values
In order to determine land value for future library land purchases, the value of the parcels
where existing libraries are located as well as land value in areas where future libraries are
expected to be built were evaluated.
Libraries are typically built in residential areas, although a smaller portion tends to be in
commercial areas. It is likely that future libraries will be located in the eastern and southern
parts of the county. An evaluation of the vacant residential ve rsus commercial land values
for 1- to 10-acre parcels in areas east versus west of County Road 951 resulted in an average
land value of $20,000 per acre to $80,000 per acre for residential land uses, and $300,000
per acre to $400,000 per acre for commercial land uses. This information is presented in
Table A-2.
Source Date Cost per
Square Foot
Headquarters Library Expansion Cost Estimate 2015 $274
Insurance Values:
- Bldgs Only 2014 $210
- Bldgs and Contents 2014 $323
- Bldgs and Contents Less Library Material and Equipment 2014 $282
Library Cost in Other Florida Jurisdictions 2014 - 2015 $230 - $300
Architects Estimates 2015 $250 - $300
$300Used in the Study
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October 2016 A-3 Library Impact Fee Study
Table A-2
Land Value Estimates
(1 to 10-acre parcels)
Source: Collier County Property Appraiser
For the purposes of impact fee calculations, a conservative ratio of 10 percent is used for
commercial location and 25 percent for west of County Road 951 . As presented in Table A-
3, applying these percentages to the estimated land values presented in Table A-2 results in
a combined land value of approximately $64,000 per acre, which is found to be a reasonable
estimate for impact fee calculation purposes. This estimate is also within the range of value
of properties where existing facilities are located ($4,000 per acre to $655,000 per acre),
based on the information included in the Property Appraiser’s database.
Average Count
Vacant Land Sales:
- East of CR 951 $27,594 621
- West of CR 952 $119,320 142
- East of CR 951 $336,890 9
- West of CR 952 $480,218 27
Vacant Land Values:
- East of CR 951 $15,060 4,599
- West of CR 952 $77,669 555
- East of CR 951 $193,894 109
- West of CR 952 $294,329 118
Used in the Study:
- East of CR 951 $20,000 N/A
- West of CR 952 $80,000 N/A
- East of CR 951 $300,000 N/A
- West of CR 952 $400,000 N/A
Commercial
2015 Commercial
2015
2015
Residential
Residential
Residential
2012-2015 Commercial
2015
Location Year Land Use Cost per Acre
2012-2015
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October 2016 A-4 Library Impact Fee Study
Table A-3
Weighted Land Value
(1) Source: Table A-1
(2) For each area, residential versus commercial values are weighted by distribution by land use (Item 7)
(3) Estimated
(4) Land value weighted by land use (Item 2) weighted by distribution by area (Item 3)
(5) Estimated
Subarea Residential (1)Commercial(1)Weighted by
Land Use(2)
Distribution by
Area(3)
Weighted
Land Value
per Acre (4)
East of CR 951 $20,000 $300,000 $48,000 75%$36,000
West of CR 951 $80,000 $400,000 $112,000 25%$28,000
Distribution by Land Use (5)90%10%
$64,000Land Value Used in the Study
Collier County | Library IF Update Study
Appendix B
Population -
Supplemental Information
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Tindale Oliver Collier County
October 2016 B-1 Library Impact Fee Study
The library 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.
Table B-1 presents the population trends for Collier County. The county population is
estimated to increase by 34 percent between 2015 and 2034.
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October 2016 B-2 Library Impact Fee Study
Table B-1
Collier County
Peak Season Population Estimates & Projections
Source: Collier County Comprehensive
Planning Division
Countywide Percent
Change
2000 309,511 -
2001 325,159 5.06%
2002 341,954 5.17%
2003 359,191 5.04%
2004 374,384 4.23%
2005 386,668 3.28%
2006 396,310 2.49%
2007 400,027 0.94%
2008 399,532 -0.12%
2009 399,979 0.11%
2010 387,184 -3.20%
2011 392,180 1.29%
2012 398,107 1.51%
2013 403,435 1.34%
2014 410,297 1.70%
2015 418,048 1.89%
2016 425,979 1.90%
2017 434,060 1.90%
2018 442,295 1.90%
2019 450,685 1.90%
2020 458,670 1.77%
2021 466,233 1.65%
2022 473,920 1.65%
2023 481,734 1.65%
2024 489,677 1.65%
2025 497,236 1.54%
2026 504,399 1.44%
2027 511,666 1.44%
2028 519,037 1.44%
2029 526,514 1.44%
2030 533,638 1.35%
2031 540,396 1.27%
2032 547,239 1.27%
2033 554,170 1.27%
2034 561,188 1.27%
Year
Peak Season Population
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October 2016 B-3 Library Impact Fee Study
Apportionment of Demand by Residential Unit Type and Size
The residential land uses to be used in the library facilities impact fee calculations include the
following:
Single Family (Detached)
Multi-Family
Mobile Home/RV (Tied Down)
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 201 3 American Housing Survey (AHS) and data from
the 2013 American Community Survey (ACS) to examine this relationship.
Table B-2
Residents per Housing Unit
(1) Source: 2013 American Community Survey (ACS), Table B25033 (adjusted for peak seasonal population)
(2) Source: 2013 American Community Survey (ACS), Table DP04
(3) Ratios developed based on persons per housing unit data derived from the 2013 American Housing Survey
(4) Population (Item 1) divided by housing units (Item 2)
(5) Calculated as the weighted average residents per housing unit of single family detached and multi -family
homes, multiplied by the ratio of people per housing unit of units occupied by those age 55 and above to
all homes based on information provided by the National Household Travel Survey (59%)
Housing Type Population(1) Housing
Units(2)
Ratio to the Avg
Population per
Housing Unit(3)
Residents /
Housing
Units(4)
Single Family Detached 244,190 91,056 2.68
- Less than 4,000 sf 99%2.65
- 4,000 sf or greater 111%2.97
Multi Family 121,440 96,353 1.26
Mobile Home/RV Park (Tied Down)22,868 10,725 2.13
Retirement Community/Age Restricted Single Family (5)N/A N/A 1.15
Weighted Average 388,498 198,134 1.96
Collier County
General Government Buildings
Impact Fee Update Study
Final Report
Prepared for:
Collier County
2800 Horseshoe Drive N.
Naples, FL 34104
ph (239) 252-8192
October 10, 2016
Tindale Oliver
1000 Ashley Drive, Suite 400
Tampa, FL 33602
ph (813) 224-8862, fax (813) 226-2106
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 i Government Buildings Impact Fee Study
Collier County
Government Buildings Impact Fee Update Study
Table of Contents
INTRODUCTION ................................................................................................. 1
FACILITY INVENTORY ......................................................................................... 2
SERVICE AREA AND POPULATION ....................................................................... 3
LEVEL OF SERVICE .............................................................................................. 4
COST COMPONENT ............................................................................................ 5
CREDIT COMPONENT ......................................................................................... 6
NET GOVERNMENT BUILDINGS FACILITIES IMPACT COST .................................... 9
CALCULATED GOVERNMENT FACILITIES IMPACT FEE SCHEDULE.......................... 10
IMPACT FEE SCHEDULE COMPARISON ................................................................ 12
APPENDIX A: Collier County Government Buildings Inventory
APPENDIX B: Population – Supplemental Information
APPENDIX C: Building and Land Value Analysis - Supplemental Information
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October 2016 1 Government Buildings Impact Fee Study
Introduction
Government buildings impact fees are used to fund capital construction and expansion of
government services related land and facilities required to support the additional
government service demand created by new growth. Collier County’s government buildings
impact fee was last updated in 2010. To comply with the technical study update
requirements of the impact fee ordinance and to ensure that the government buildings
impact fee is calculated based on the most recent and localized data, the County retained
Tindale Oliver (TO) to conduct an update study. This report presents the results of the
Government Buildings Impact Fee Update Study for the County and will serve as the technical
support document in updating the government buildings impact fee ordinance.
There are several major elements associated with the update of the government buildings
impact fee. These include:
Facility Inventory
Service Area and Population
Level of Service
Cost Component
Credit Component
Net Government Buildings Impact Fee Cost
Calculated Government Buildings Impact Fee Schedule
Impact Fee Schedule Comparison
These various elements are summarized in the remainder of this report.
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October 2016 2 Government Buildings Impact Fee Study
Facility 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 Collier County Facilities Management Division,
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.
In addition, the County also leases approximately 32,000 square feet of space for general
government services. For the purposes of impact fee calculations, the leased space is not
included in the inventory and new development is not charged for it in 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 854,000 square feet of
primary building space and 443,000 square feet of support space. A detailed summary of the
County’s entire general government building inventory can be found in Appendix A, Ta ble A-
1.
Table 1
Summary of Building Inventory
(1) Source: Appendix A, Table A-1
(2) Building values are determined primarily by insurance values, discussions with architects, and
other available information. Appendix C provides a detailed explanation of unit c osts.
(3) Square feet (Item 1) multiplied by the building value per square foot (Item 2)
(4) Source: Appendix A, Table A-2
(5) Land value per acre is determined through an evaluation of the land values where existing
facilities are located as well as future facility locations. Appendix C provides a more detailed
explanation of the land value per acre.
(6) Sum of building and land value
Building Type Land Square Feet(1)
Building Value
per Square
Foot(2)
Total Building
& Land Value(3)
Primary Buildings 853,756 $275 $234,782,900
Support Buildings 443,152 $80 $35,452,160
Total 1,296,908 $270,235,060
Allocated Acreage (4)94.92
Land Value per Acre (5)$160,000 $15,187,200
$285,422,260Total Building and Land Value (6)
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October 2016 3 Government Buildings Impact Fee Study
An important part of the impact fee calculates involves estimating the current value of the
capital assets. As shown in Table 1, primary buildings are estimated to cost $275 per square
foot while support buildings are estimated to cost $80 per square foot. The building value
estimates are based on a review of recently built or planned government buildings in Collier
County, insurance values of the existing inventory, and discussions with architects currently
working within Collier County. A more detailed explanation of building value estimates can
be found in Appendix C.
In order to determine the value of land component of government buildings, land values of
the existing inventory and the land values in areas where future planned facilities are like ly
to be located were reviewed. Both the recent sales and the value of vacant land as reported
by the Collier County Property Appraiser were evaluated to determine the differentiation in
land values in different parts of the county. In addition, land use characteristics of existing
government buildings were evaluated. This analysis resulted in average land value of
$160,000 per acre, and is explained further in Appendix C.
Service Area and Population
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 public 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. For more information
regarding population figures, see Appendix B.
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October 2016 4 Government Buildings Impact Fee Study
Level of Service
Table 2 presents the calculation of the existing LOS for government buildings within Collier
County. It should be noted that the County is still paying off debt service on several recently
constructed buildings. The existing LOS based on buildings that are paid for is approximately
1.49 square feet per peak resident, which is slightly lower than the adopted LOS standard of
1.70 square feet shown in the County’s 2015 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 are also shown in Table 2, represents the
service level intended going forward. Given that the achieved LOS based on owned buildings
is slightly 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 2015 LOS for all owned buildings is 2.04 square feet per peak resident, in order to
calculate the government buildings facilities impact fee, the LOS, or square feet per functional
resident must 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 2.19 square feet per functional resident.
Table 2
Current Level of Service
(Per Peak Season and Functional Resident)
(1) Source: Appendix B, Tables B-1 and B-7
(2) Source: Table 1
(3) Total square footage of primary buildings (Item 2) divided by population (Item 1)
(4) Owned building square footage 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 footage of owned primary buildings (Item 4) divided by population (Item 1)
(6) Source: Collier County 2015 Annual Update and Inventory Report (AUIR) for peak
population. Figure in terms of functional population is calculated by adjusting the adopted
standard (1.7) based on the ratio of peak to functional population (Item 1)
Peak
Population
Functional
Population
Population(1)418,048 390,674
Total Square Footage of Primary Buildings (2)853,756 853,756
LOS (Square Feet per Resident)(3)2.04 2.19
Owned Square Footage of Primary Buildings (4)623,242 623,242
LOS (Owned Square Feet per Resident)(5)1.49 1.60
Adopted LOS Standard (Square feet per Resident)(6)1.70 1.82
Calculation Step
Year 2015
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October 2016 5 Government Buildings Impact Fee Study
Cost Component
The cost component of the study evaluates the cost of capital items, including buildings and
land. As mentioned previously, a portion of the government buildings was funded through
bond/commercial paper issues. The debt service on some of these issues is being paid with
impact fee revenues. As such, the outstanding principal associated with debt service that will
be paid with impact fee revenues is subtracted from the total invento ry value to ensure that
the new development is not charged twice for the same facility.
Table 3 provides a summary of all capital costs, which amounts to $244 per square foot of
government building space. The cost per square foot figure is calculated by taking the net
buildings and land value divided by the total building square footage of primary building
space. Table 3 also provides the distribution of asset value by asset type for future indexing
calculations in accordance with the indexing method ology adopted by the County.
Table 3
Total Capital Asset Value
(1) Source: Table 1
(2) Source: Table 1
(3) Sum of land and building values (Items 1 and 2)
(4) Source: Office of Management and Budget
(5) Total capital asset value (Item 3) less portion not paid for (Item 4)
(6) Source: Table 1
(7) Net buildings and land value (Item 5) divided by total building square footage (Item 6)
(8) Distribution of land and building values (Items 1 and 2)
Item Figure
Percent of
Total (8)
Total Land Value (1)$15,187,200 5%
Total Building Value (2)$270,235,060 95%
Total Capital Asset Value (3)$285,422,260 100%
Less: Portion Not Paid for(4)$77,349,469
Net Buildings and Land Value (5)$208,072,791
Total Building Square Footage (Primary Buildings)(6)853,756
Total Capital Value per Square Foot(7)$243.71
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October 2016 6 Government Buildings Impact Fee Study
Total Impact Cost per Functional Resident
Table 4 presents the unit cost for the impact fee analysis. This unit cost was calculated as the
total capital cost of $244 per square foot multiplied by the LOS of 2.19 square feet per
functional resident. As shown in the following table, the total impact cost per resident is $534
for general government buildings.
Table 4
Total Impact Cost per Functional Resident
(1) Source: Table 3
(2) Source: Table 2
(3) Total capital asset value per square foot (Item 1) multiplied by the LOS
(Item 2)
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 revenue credits that should be considered for reven ues generated
by new development that could be used for capital facility expansion or land purchase for
government buildings. This review suggested that the County has issued bonds for some of
the capacity expansion projects.
Debt Service Credit
Any outstanding bond issues related to government buildings expansion will result in a credit
to the impact fee. Collier County funded the Transportation Building and Domestic Animal
Control Building through bonds. The Domestic Animal Control building is being paid with
strictly General Fund dollars while the Transportation Building is being paid with funds from
the Road and Bridge Operating Fund, which receives funds mostly from the General Fund
(approximately 82 percent). Outstanding bond issues related to government buildings
expansion expenditures are presented in Table 5.
Component Figure
Total Capital Asset Value per Square Foot(1)$243.71
LOS (Square Feet per Functional Resident)(2)2.19
Total Capital Asset Value per Functional Resident(3)$533.72
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October 2016 7 Government Buildings Impact Fee Study
The debt service credit is calculated by determining the present value of the total payments
related to the remaining portion of the bond issues and then dividing it by the average annual
functional population estimated over the remaining life of the bond issue. The resulting
credit for government buildings debt is $13 per functional resident. Because the General
Fund includes ad valorem tax revenues, 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 homes built over the
past five years to that of all homes. As shown, the adjusted debt service credit is $18 per
resident, which is used in the calculation of residential impact fees.
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 8 Government Buildings Impact Fee Study
Table 5
Debt Service Credit
(1) Source: Collier County Office of Management and Budget
(2) Source: Appendix B, Table B-7
(3) Present value of payments remaining (Item 1) divided by the average annual functional population over the same time period (I tem 2)
(4) Portion of the total debt service credit per functional resident funded with revenues from the General Fund, represents 100% of the domestic animal control
building and approximately 82% of the transportation building debt.
(5) Portion of the General Fund revenues funded by ad valorem taxes, represents approximately 66% of General Fund revenues.
(6) Adjustment factor to reflect higher ad valorem taxes paid by new homes
(7) Portion funded with ad valorem tax revenues (Item 5) multiplied by the credit adjustment factor (Item 6)
(8) Total debt service credit less the portion funded with ad valorem tax revenues (Item 5)
(9) Sum of the adjusted debt service credit for residential land uses (Item 7) and the portion funded with other sources (Item 8)
Bond Issue(1)Payments
Remaining(1)Funding Source(1)
Present Value of
Remaining
Payments(1)
Avg. Annual Functional
Population (Remaining
Bond Issue Period)(2)
Credit per
Functional
Resident(3)
Domestic Animal Control Building (Series 2010B)7 General Fund $746,556 420,780 $1.77
Transportation Building (Series 2011)10 $1,778,585 431,586 $4.12
Transportation Building (Series 2013)21 $3,395,478 469,313 $7.23
$13.12
$11.08
$7.31
Adjustment for Residential Land Uses
1.60
$11.70
$5.81
$17.51
Road & Bridge
Operating Fund 101
Portion Funded from the General Fund(4)
Total Debt Service Credit
Portion Funded with Ad Valorem Tax Revenues (5)
Total Debt Service Credit for Residential Land Uses(9)
Adjustment Factor for Residential Land Uses (6)
Adjusted Debt Service Credit for Residential Land Uses (7)
Portion Funded with Other Sources(8)
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 9 Government Buildings Impact Fee Study
Net Government Buildings Impact Cost
The net impact fee per functional resident is the difference between the Cost Component
and the Credit Component. Table 6 presents the calculation of the net government buildings
impact cost per functional resident.
The first section of Table 6 shows the total impact cost per functional resident of $534. The
second section shows revenue credits for the government buildings impact fee of
approximately $18 per resident in the case of residential land uses and $13 per resident for
non-residential land uses.
The net impact cost per functional resident (third section of the table) is the difference
between the total impact cost per resident and the total revenue credit per resident. The
result is a net impact cost of $516 per resident in the case of residential land uses and $521
per resident for non-residential land uses.
Table 6
Net Impact Cost per Functional Resident
(1) Source: Table 4
(2) Source: Table 5
(3) Total impact cost (Item 1) less total debt service credit
(Item 2)
Impact Cost/ Credit Element Per Functional
Resident
Impact Cost
Total Impact Cost(1)$533.72
Revenue Credit
- Residential Land Uses $17.51
- Non-residential Land Uses $13.12
Net Impact Cost(3)
- Residential Land Uses $516.21
- Non-residential Land Uses $520.60
Debt Service Credit(2)
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 10 Government Buildings Impact Fee Study
Calculated Government Buildings Impact Fee Schedule
An updated government buildings impact fee schedule was developed for residential and
nonresidential land uses and is illustrated in Table 7. The calculated fee is approximately 30
percent higher than adopted fee due to the changes in the cost and credit variables. The
remaining difference in fees is due to the changes to the demand component since 2010.
Table 7
Calculated Government Buildings Impact Fee Schedule
LUC Land Use Impact Unit
Functional
Population
Coefficient(1)
Net Impact
Fee per
Functional
Resident(2)
Current
Adopted
Fee(3)
Percent
Change(4)
Residential:
- Less than 4,000 sf du 1.81 $934.34 $766.12 22%
- 4,000 sf or greater du 2.03 $1,047.91 $847.96 24%
220/222/
230/232
Multi-Family
du 0.86 $443.94 $388.48 14%
240 Mobile Home / RV (Tied Down)du 1.45 $748.50 $572.86 31%
251 Retirement Community/Age-Restricted Single Family du 0.79 $407.81 $766.12 -47%
Transient, Assisted, Group:
310/311 Hotel room 0.81 $421.69 $290.87 45%
320 Motel room 0.76 $395.66 $271.15 46%
253 Assisted Living Facility (ALF)du 1.01 $525.81 $322.42 63%
620 Nursing Home bed 1.05 $546.63 $282.98 93%
Recreational:
416 RV Park site 0.50 $260.30 $211.99 23%
420 Marina berth 0.19 $98.91 $74.93 32%
430 Golf Course 18 holes 19.44 $10,120.46 $7,634.52 33%
n/a Bundled Golf Course 18 holes 5.83 $3,035.10 $7,634.52 -60%
444 Movie Theater screen 5.98 $3,113.19 $2,348.65 33%
n/a Dance Studios/Gyms 1,000 sf 2.22 $1,155.73 $962.33 20%
Institutions:
520 Elementary School (Private)student 0.06 $31.24 $23.66 32%
522 Middle School (Private)student 0.07 $36.44 $27.60 32%
530 High School (Private)student 0.08 $41.65 $31.55 32%
540 University/Junior College with 7,500 or fewer students student 0.10 $52.06 $39.44 32%
550 University/Junior College with more than 7,500 students student 0.07 $36.44 $27.60 32%
560 Church seat 0.03 $15.62
$223.82 per
1,000 sf N/A
565 Day Care student 0.05 $26.03 $19.72 32%
610 Hospital 1,000 sf 1.37 $713.22 $608.36 17%
Office:
Office 6,000 sf or less 1,000 sf 1.00 $520.60 $558.07 -7%
Office 6,001 - 100,000 sf 1,000 sf 1.19 $619.51 $516.66 20%
Office 100,001 - 200,000 sf 1,000 sf 1.01 $525.81 $404.26 30%
Office 200,001 - 400,000 sf 1,000 sf 0.85 $442.51 $345.10 28%
Office greater than 400,000 sf 1,000 sf 0.77 $400.86 $314.53 27%
Medical Office/Clinic 10,000 sf or less 1,000 sf 1.14 $593.48 $675.41 -12%
Medical Office/Clinic greater than 10,000 sf 1,000 sf 1.66 $864.20 $675.41 28%
770 Business Park (Flex Space)1,000 sf 0.96 $499.78 $388.48 29%
210
Single Family Detached
710
720
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 11 Government Buildings Impact Fee Study
Table 7 (continued)
Calculated Government Buildings Impact Fee Schedule
(1) Source: Table B-8 for residential land uses and Table B-9 for non-residential land uses
(2) Source: Net impact cost per functional resident from Table 6 is multiplied by the functional population
coefficient for each land use
(3) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division. The
current impact fee rate shown for the 6,001- to 100,000-square feet office category is the average of the
6,001 to 50,000 sf and 50,001 sf to 100,000 sf groupings ($558.07 and $475.25)
(4) Percent change from the net impact fee per functional resident (Item 2) and the current adopted fee (Item 3)
Note: N/A indicates a different unit
LUC Land Use Impact Unit
Functional
Population
Coefficient(1)
Net Impact
Fee per
Functional
Resident(2)
Current
Adopted
Fee(3)
Percent
Change(4)
Retail:
814 Specialty Retail 1,000 sf 1.69 $879.81 $663.57 33%
Retail 6,000 gsf or less 1,000 gsf 2.45 $1,275.47 $962.33 33%
Retail 6,001 - 25,000 gsf 1,000 gsf 2.45 $1,275.47 $962.33 33%
Retail 25,001 - 50,000 gsf 1,000 gsf 2.45 $1,275.47 $962.33 33%
Retail 50,000 - 100,000 gsf 1,000 gsf 2.45 $1,275.47 $966.28 32%
Retail 100,001 - 150,000 gsf 1,000 gsf 2.45 $1,275.47 $883.45 44%
Retail 150,001 - 200,000 gsf 1,000 gsf 2.39 $1,244.23 $1,079.67 15%
Retail 200,001 - 400,000 gsf 1,000 gsf 2.34 $1,218.20 $918.95 33%
Retail 400,001 - 600,000 gsf 1,000 gsf 2.32 $1,207.79 $958.39 26%
Retail 600,001 - 1,000,000 gsf 1,000 gsf 2.17 $1,129.70 $950.50 19%
Retail greater than 1,000,000 gsf 1,000 gsf 2.09 $1,088.05 $820.35 33%
841 New/Used Auto Sales 1,000 sf 1.47 $765.28 $671.46 14%
849 Tire Superstore bay 1.34 $697.60 $526.52 32%
850 Supermarket 1,000 sf 2.05 $1,067.23 $804.57 33%
851 Convenience Market (24 hour)1,000 sf 5.47 $2,847.68 $2,120.88 34%
4 or less fuel positions fuel pos.4.35 $2,264.61 $1,708.73 33%
5-6 fuel positions fuel pos.3.70 $1,926.22 $1,708.73 13%
7-8 fuel positions fuel pos.3.29 $1,712.77 $1,708.73 0%
9-10 fuel positions fuel pos.2.94 $1,530.56 $1,708.73 -10%
11-12 fuel positions fuel pos.2.75 $1,431.65 $1,708.73 -16%
13 or more fuel positions fuel pos.2.59 $1,348.35 $1,708.73 -21%
862 Home Improvement Superstore 1,000 sf 1.81 $942.29 $699.07 35%
881 Pharmacy/Drug Store with and wo/Drive-Thru 1,000 sf 1.96 $1,020.38 $758.23 35%
890 Furniture Store 1,000 sf 0.24 $124.94 $94.65 32%
911 Bank/Savings Walk-In 1,000 sf 2.23 $1,160.94 $1,009.66 15%
912 Bank/Savings Drive-In 1,000 sf 2.28 $1,186.97 $895.28 33%
931 Low-Turnover Restaurant seat 0.22 $114.53 $86.76 32%
932 High-Turnover Restaurant seat 0.27 $140.56 $106.48 32%
934 Fast Food Rest. w/Drive-Thru 1,000 sf 8.90 $4,633.34 $3,538.75 31%
941 Quick Lube service bay 1.16 $603.90 $455.53 33%
944 Gasoline/Service Station fuel pos.1.91 $994.35 $777.95 28%
947 Self-Service Car Wash service bay 0.87 $452.92 $239.59 89%
948 Automated Car Wash 1,000 sf 1.76 $916.26 $632.02 45%
n/a Luxury Auto Sales 1,000 sf 1.03 $536.22 $435.81 23%
Industrial:
110 Light Industrial 1,000 sf 0.69 $359.21 $271.15 32%
140 Manufacturing 1,000 sf 0.50 $260.30 $271.15 -4%
150 Warehousing 1,000 sf 0.28 $145.77 $271.15 -46%
151 Mini-Warehouse 1,000 sf 0.06 $31.24 $27.60 13%
853
820
Convenience Store w/ Gas Pumps
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 12 Government Buildings Impact Fee Study
Impact Fee Schedule Comparison
As part of the work effort in updating Collier County’s government buildings impact fee
program, a comparison of government buildings impact fee schedules was completed for
other Florida counties. Table 8 presents this comparison. The purpose of this table is simply
to provide a comparison of adopted rates in these jurisdictions. This information is limited in
its ability to explain the differential in the rates since several factors affect the fee levels,
including policy decisions as well as technical factors, such as inventory levels, types of
facilities built, alternative funding availability, variations in demand, etc .
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 13 Government Buildings Impact Fee Study
Table 8
Government Buildings Impact Fee Schedule Comparison
(1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fee may have been l owered/increased
through annual indexing or policy discounts. Does not account for moratorium/suspensions.
(2) du = dwelling unit
(3) Source: Table 7
(4) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division
(5) Source: Charlotte County Community Development Department. Fees were adopted at 40% in 2015.
(6) Source: Palm Beach County Department of Planning, Zoning, and Building
(7) Source: Sarasota County Planning & Development Services Department
(8) St. Lucie County Planning & Development Services Department. Fees were adopted at 100% and have since been indexed annually u sing the CPI.
(9) Martin County Growth Management Department
(10) Indian River County Planning Division. Adopted the "affordable growth" scenario which discounted non -res to 26%. Additionally, staff recommended a
50% discount to all land uses.
Calculated(3)Existing(4)
Date of Last Update 2016 2010 2014 2012 2007 2009 2012 2014
Assessed Portion of Calculated (1)100%100%40%27%100%100%100%50%/26%
Residential:
Single Family (2,000 sf)du $934 $766 $296 $223 $339 $340 $646 $370
Non-Residential:
Light Industrial 1,000 sf $359 $271 $144 $74 $106 $69 $182 $86
Office (50,000 sq ft)1,000 sf $620 $558 $248 $131 $177 $302 $316 $125
Retail (100,000 sq ft)1,000 sf $1,275 $966 $439 $324 $441 $512 $551 $296
Bank w/Drive-Thru 1,000 sf $1,187 $895 $475 $382 $441 $445 $554 $285
Fast Food w/Drive-Thru 1,000 sf $4,633 $3,539 $1,853 $604 $441 $445 $2,482 $1,111
Sarasota
County(7)
St. Lucie
County(8)
Martin
County(9)
Indian River
County(10)Land Use Unit(2)Collier County Charlotte
County(5)
Palm Beach
County(6)
Collier County | Government Buildings IF Update Study
Appendix A
Collier County Government Buildings Inventory
Tindale Oliver Collier County
October 2016 A-1 Government Buildings Impact Fee Study
Table A-1
Government Buildings Inventory (Primary)
Name of Structure - Primary Buildings Square Feet(1)
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
Building "C-1"-"C-2" Tax Collector and Supervisor of Elections 30,753
Building "F" (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 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
TOTAL (Primary Buildings)853,756
Tindale Oliver Collier County
October 2016 A-2 Government Buildings Impact Fee Study
Table A-1 (continued)
Government Buildings Inventory (Support)
(1) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division
Name of Structure - Support Buildings Square Feet(1)
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
TOTAL (Support Buildings)443,152
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 A-3 Government Buildings Impact Fee Study
Table A-2
Collier County Government Buildings Inventory (Acreage)
(1) Square footage of the indicated facility. Source: Collier County Capital Project Planning, Impact Fees and
Program Management Division
(2) Square footage of all buildings on the parcel. Source: Collier County Capital Project Planning, Impact Fees and
Program Management Division and Collier County Property Appraiser
(3) Source: Collier County Property Appraiser
(4) Acres (Item 3) divided by total square footage on site (Item 2) multiplied by 1,000.
(5) Acres per 1,000 sf of building space (Item 4) multiplied by square footage of the building (Item 1) divided by
1,000.
Name of Structure Address Square
Feet(1)
Total Square
Footage on Site(2)
Total
Acres(3)
Acres per 1,000 sf of
Bldg Space(4)
Land
(Allocated
Acres)(5)
Golden Gate Government Services Center 4715 Golden Gate Parkway 6,090 76,498 12.91 0.169 1.029
Immokalee Government Center 106 S. 1st Street 10,495 23,042 7.42 0.322 3.379
Immokalee Health Department (CHSI)419 N. 1st Street 14,778 29,513 10.00 0.339 5.010
Immokalee Barn (Floors 1 & 2)425 Sgt. Joe Jones Road 14,530 8.791
Immokalee Transportation Building 550 Stockade Road 3,358 2.032
800 MGHZ Generator Bldg.312 Stockade Road 238 0.144
Immokalee Animal Control Kennel 405 Sgt. Joe Jones Road 1,572 0.951
Immokalee Animal Control Office 405 Sgt. Joe Jones Road 164 0.099
Immokalee Radio Tower Shed 312 Stockade Road 16 0.010
Road & Bridge Shed 402 Stockade Road 102 0.062
Road & Bridge Fuel Island 402 Stockade Road 818 0.495
Medical Examiners Office 3838 Domestic Avenue 13,238 13,238 2.00 0.151 2.000
Building "B" Human Resources 3301 E. Tamiami Trail 7,160 0.215
Building "C-1," "C-1 Addition", "C-2," "C-2 Addition" Tax
Collector & Supervisor of Elections 3301 E. Tamiami Trail 30,753 0.923
Building "D" PWED 3301 E. Tamiami Trail 8,388 0.252
Building "F" Administration (Floors 1-8)3301 E. Tamiami Trail 89,966 2.699
Building "G" Purchasing 3301 E. Tamiami Trail 5,569 0.167
Building "H" Health (Floors 1-3)3301 E. Tamiami Trail 54,160 1.625
Building "L" Courthouse (Floors 1-6,Mezz.)3301 E. Tamiami Trail 148,533 4.456
Building "W" General Services (Floors 1-2)3301 E. Tamiami Trail 31,054 0.932
Building "K" Chiller Building 3301 E. Tamiami Trail 5,520 0.166
Electric Substation "A"3301 E. Tamiami Trail 824 0.025
Electric Substation "B"3301 E. Tamiami Trail 1,088 0.033
Building "L-1" Courthouse Annex 3301 E. Tamiami Trail 137,984 4.140
Parking Garage #2 (Courthouse Annex)3301 E. Tamiami Trail 410,302 410,302 9.51 0.023 9.510
Fuel Island/Canopy 2897 County Barn Road 3,600 0.418
Generator/Fuel Tank 2897 County Barn Road 127 0.015
Fuel Tanks and Slab 2897 County Barn Road 1,557 0.181
800 MGHZ Generator 2901 County Barn Road 368 0.043
BCC Fleet Management 2901 County Barn Road 41,316 4.793
County Barn 800 MGHZ Repeater Building 2901 County Barn Road 64 0.007
BCC Fleet Wash Rack 2901 County Barn Road 1,950 0.226
Animal Control Administration 7610 Davis Boulevard 8,933 2.617
Animal Control Sally Port 7610 Davis Boulevard 6,727 1.971
Animal Control Kennel 1-3 7610 Davis Boulevard 11,847 3.471
Animal Control Stable 7610 Davis Boulevard 3,159 0.926
Marco Tax Collector 1040 Winterberry 2,699 2,699 0.49 0.182 0.490
Transportation Headquarters 2885 Horseshoe Dr S 33,542 33,542 2.46 0.073 2.460
CAT Operations (ex-Monrande Dealership)8300 Radio Road 32,144 32,144 10.04 0.312 10.040
Immokalee Code Enforcement Building 310 Alachua Street 1,994 1,994 0.20 0.100 0.200
North Collier County Government Services Center 2335 Orange Blossom Drive 14,000 56,401 7.63 0.135 1.890
Emergency Services Center 8075 Lely Cultural Pkwy 57,274 154,388 20.00 0.130 7.446
Agriculture Building 14700 Immokalee Road 13,361 N/A N/A N/A N/A
Supervisor of Elections 3300 Santa Barbara Blvd.7,000 N/A N/A N/A N/A
Property Appraiser/Elks Lodge 3950 Radio Road 27,566 27,566 6.74 0.245 6.740
New Supervisor of Elections Building 3750 Enterprise Ave. 30,980 30,980 1.84 0.059 1.840
TOTAL 1,296,908 94.919
32,178 9.44 0.293
0.116
69,135
45.28 0.030
41.81 0.605
1,491,521
82,847 9.63
Collier County | Government Buildings IF Update Study
Appendix B
Population - Supplemental Information
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 B-1 Government Buildings Impact Fee Study
The government buildings 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.
Table B-1 presents the population trends for Collier County. The county population is
estimated to increase by 34 percent between 2015 and 2034.
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 B-2 Government Buildings Impact Fee Study
Table B-1
Collier County Peak Season Population Estimates & Projections
Source: Collier County Comprehensive
Planning Division
Countywide Percent
Change
2000 309,511 -
2001 325,159 5.06%
2002 341,954 5.17%
2003 359,191 5.04%
2004 374,384 4.23%
2005 386,668 3.28%
2006 396,310 2.49%
2007 400,027 0.94%
2008 399,532 -0.12%
2009 399,979 0.11%
2010 387,184 -3.20%
2011 392,180 1.29%
2012 398,107 1.51%
2013 403,435 1.34%
2014 410,297 1.70%
2015 418,048 1.89%
2016 425,979 1.90%
2017 434,060 1.90%
2018 442,295 1.90%
2019 450,685 1.90%
2020 458,670 1.77%
2021 466,233 1.65%
2022 473,920 1.65%
2023 481,734 1.65%
2024 489,677 1.65%
2025 497,236 1.54%
2026 504,399 1.44%
2027 511,666 1.44%
2028 519,037 1.44%
2029 526,514 1.44%
2030 533,638 1.35%
2031 540,396 1.27%
2032 547,239 1.27%
2033 554,170 1.27%
2034 561,188 1.27%
Year
Peak Season Population
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 B-3 Government Buildings Impact Fee Study
Apportionment of Demand by Residential Unit Type and Size
The residential land uses to be used for the government buildings impact fee calculations
include the following:
Single Family (Detached)
Multi-Family
Mobile Home/RV (Tied Down)
Table B-2 presents the number of residents per housing unit for the resident ial 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 201 3 American Housing Survey (AHS) and data from
the 2013 American Community Survey (ACS) to examine this relationship.
Table B-2
Residents per Housing Unit
(1) Source: 2013 American Community Survey (ACS), Table B25033 (adjusted for peak season population)
(2) Source: 2013 American Community Survey (ACS), Table DP04
(3) Ratios developed based on persons per housing unit data derived from the 2013 American Housing Survey
(4) Population (Item 1) divided by housing units (Item 2)
Housing Type Population(1) Housing
Units(2)
Ratio to the Avg
Population per
Housing Unit(3)
Residents /
Housing
Units(4)
Single Family Detached 244,190 91,056 2.68
- Less than 4,000 sf 99%2.65
- 4,000 sf or greater 111%2.97
Multi Family 121,440 96,353 1.26
Mobile Home/RV (Tied Down)22,868 10,725 2.13
Weighted Average 388,498 198,134 1.96
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 B-4 Government Buildings Impact Fee Study
Functional Population
For government building facilities, this study uses functional population as the demand
component, which distributes the cost associated with the availability of government building
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 would have a 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
needed 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.
Collier County | Government Buildings IF Update Study
Tindale Oliver Collier County
October 2016 B-5 Government Buildings Impact Fee Study
Residential Functional Population
Developing the residential component of functional population is simpler than developing
the non-residential component. It is generally estimated that people spend one-half to three-
fourths of their time at home and the rest of each 24-hour day away from their place of
residence. In developing the residential component of Collier County’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 16.4 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 B-3 and B-4.
Table B-3
Collier County Population & Employment Characteristics
(1) Source: CTPP 5-Year Data Set (2006 to 2010)
(2) Sum of workers who live and work in Collier County and workers who work elsewhere but live in
Collier County
(3) Source: 2010 U.S. Census
(4) Total workers (Item 2) divided by population (Item 3)
(5) Source: 2010 U.S. Census
(6) Total school age population (Item 5) divided by 2010 population (Item 3)
(7) Population (Item 3) less total workers (Item 2) and school age population (Item 5)
(8) Population net of workers and school age population (Item 7) divided by 2010 population (Item 3)
Item/Calculation Step Figure
Workers who live and work in Collier County (2010)(1)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)(5)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 (8)44.8%
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Table B-4
Residential Coefficient for Functional Population
(1) Source: Estimated
(2) Source: Table B-3
(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 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
internationally1. 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).
Pop. Group Hours at
Residence(1)
Percent of
Population(2)
Effective
Hours(3)
Workers 13 41.0%5.3
Students 15 14.2%2.1
Other 20 44.8%9.0
Total Hours at Residence (4)16.4
Residential Functional Population Coefficient(5)68.3%
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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. The functional population coefficients in Table B-5 were used to
estimate the County’s functional population in Table B-6.
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Table B-5
General Functional Population Coefficients
Population/
Employment Category ITE LUC
Employee
Hours In-
Place(1)
Trips per
Employee(2)
One-Way
Trips per
Employee(3)
Journey-to-
Work Occupants
per Trip(4)
Daily
Occupants per
Trip(5)
Visitors per
Employee(6)
Visitor Hours
per Trip(1)
Days per
Week(7)
Functional
Population
Coefficient(8)
Population 7.00 0.683
Natural Resources N/A 9.00 3.02 1.51 1.32 1.38 0.09 1.00 7.00 0.379
Construction 110 9.00 3.02 1.51 1.32 1.38 0.09 1.00 5.00 0.271
Manufacturing 140 9.00 2.13 1.07 1.32 1.38 0.06 1.00 5.00 0.270
Transportation, Communication, Utilities 110 9.00 3.02 1.51 1.32 1.38 0.09 1.00 5.00 0.271
Wholesale Trade 150 9.00 3.89 1.95 1.32 1.38 0.12 1.00 5.00 0.271
Retail Trade 820 9.00 52.10 26.05 1.24 1.73 12.76 1.50 7.00 1.173
Finance, Insurance, Real Estate 710 9.00 3.32 1.66 1.24 1.73 0.81 1.00 5.00 0.292
Services(9)N/A 9.00 28.17 14.09 1.24 1.73 6.90 1.00 6.00 0.568
Government(10)730 9.00 11.95 5.98 1.24 1.73 2.93 1.00 7.00 0.497
(1) Assumed
(2) Trips per employee represents all trips divided by the number of employees and is based on Trip Generation 9th Edition (Institute of Transportation Engineers 2012) as follows:
ITE Code 110 at 3.02 weekday trips per employee, page 93.
ITE Code 140 at 2.13 weekday trips per employee, page 164.
ITE Code 150 at 3.89 weekday trips per employee, page 193.
ITE Code 710 at 3.32 weekday trips per employee, page 1252.
ITE Code 730 at 11.95 weekday trips per employee, page 1304.
ITE Code 820 based on blended average of trips by retail center size calculated below, adapted from page 1561.
Trips per retail employee from the following table:
Assumed Sq Ft per Trips per Weighted
Retail Scale Center Size Trip Rate Employee (11)Employee Share Trips
Neighborhood <50k sq.ft.50 86.56 802 69 40.0%27.60
Community 50k - 250k sq.ft.250 49.28 975 48 30.0%14.40
Regional 250k - 500k sq.ft.500 38.66 1,043 40 20.0%8.00
Super Reg. 500k-1000k sq.ft. 1,000 30.33 676 21 10.0%2.10
Sum of Weighted Trips/1k sq.ft.52.10
(3) Trip per employee (Item 2) multiplied by 0.5.
(4) Journey-to-Work Occupants per Trip from 2001 Nationwide 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 Nationwide 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) The equation to determine the Functional Population Coefficient per Employee for all land-use categories except residential includes the following:
(10) Includes Federal Civilian Government, Federal Military Government, and State and Local Government categories.
(11) Square feet per retail employee from the Energy Information Administration from Table B-1 of the Commercial Energy Building Survey, 2003
((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, 9th ed., when available, or else derived from the
square feet per employee for the appropriate land use category from the Energy Information Administration from Table B-1 of the Commercial Energy Building Survey (2003).
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Table B-6
Functional Population – Year 2015
(1) Source: Table B-1 for population and 2015 Woods & Poole for employment data
(2) Source: Table B-5
(3) The functional population is Collier County 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 (285,527) and
employment functional population (105,147)
Table B-7 presents the County’s annual functional population figures from 2000 through
2034, based on the 2015 functional population figure from Table B-6 and the annual
population growth rates from the population figures previously presented in Table B-1.
Population Category Collier County
Baseline Data(1)
Functional Resident
Coefficient(2)
Functional
Population(3)
2015 Peak Season Population 418,048 0.683 285,527
Employment Category
Natural Resources 7,848 0.379 2,974
Construction 14,244 0.271 3,860
Manufacturing 3,579 0.270 966
Transportation, Communication, and Utilities 5,184 0.271 1,405
Wholesale Trade 4,305 0.271 1,167
Retail Trade 22,620 1.173 26,533
Finance, Insurance, and Real Estate 33,794 0.292 9,868
Services 90,723 0.568 51,531
Government Services 13,768 0.497 6,843
Total Employment by Category Population (4)105,147
2015 Total Functional Population(5)390,674
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Table B-7
Collier County Functional Population (2000-2034)
Source: Table B-6 for 2015
functional population figure and
Table B-1 for annual growth rates
2000 289,313
2001 304,068
2002 319,880
2003 335,874
2004 349,981
2005 361,530
2006 370,568
2007 373,903
2008 373,529
2009 373,903
2010 361,938
2011 366,643
2012 372,143
2013 376,981
2014 383,390
2015 390,674
2016 398,097
2017 405,661
2018 413,369
2019 421,223
2020 428,805
2021 435,666
2022 442,637
2023 449,719
2024 456,915
2025 463,769
2026 470,262
2027 476,846
2028 483,522
2029 490,291
2030 497,155
2031 503,618
2032 510,165
2033 516,797
2034 523,515
Year
Functional
Population
Projections
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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 B-8.
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, a nd
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.
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Table B-8
Functional Residents for Residential and Transient Land Uses
Residential Land Use Impact
Unit
ITE
LUC(1)
Residents/
Visitors Per
Unit(2)
Occupancy
Rate(3)
Adjusted
Residents
Per Unit(4)
Peak Visitor
Hours at
Place(5)
Workers
Per Unit(6)
Work Day
Hours(7)
Days Per
Week(8)
Work Week
Residents Per
Unit(9)
Residential
Single Family Detached
- Less than 4,000 sf du 210 2.65 1.81
- 4,000 sf or greater du 210 2.97 2.03
Multi Family du 220, 222,
230, 232 1.26 0.86
Mobile Home / RV (Tied Down)du 240 2.13 1.45
Retirement Community/Age-Restricted Single Family du 251 1.15 0.79
Transient/Assisted, Group
Hotel room 310 1.68 71%1.19 12 0.57 9 7 0.81
Motel room 320 1.68 71%1.19 12 0.44 9 7 0.76
Nursing Home bed 620 1.00 88%0.88 20 0.84 9 7 1.05
Assisted Living Facility (ALF)du 253 1.15 88%1.01 20 0.45 9 7 1.01
(4) Residents per unit times occupancy rate
(5), (7), (8) Estimated
(6) Adapted from ITE Trip Generation Handbook, 9th Edition
(9) For residential this is Residents Per Unit times 0.683. For Transient, Assisted, and Group it is:
[(Adjusted Residents per Unit X Hours at Place X Days per Week) + (Workers Per Unit X Work Hours Per Day X Days per Week)]
(1) Land use code from the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 9th Edition
(2) Estimates for the single family, multi-family, and mobile home land use from Table B-2; estimates for the hotel/motel land use assumes that there is one person per room for all business-related trips
(32% of total hotel/motel occupancies in Collier County) and 2 people per room for leisure trips (68% of total hotel/motel occupancies in Collier County). Source for distribution of business and leisure trips
is the Collier County Visitors and Convention Bureau 2011 November Report. One person per bed is assumed for nursing homes. Estimate for ALF and Retirement Community is based on people per
household figures for single and multi-family homes, adjusted for the residents over 55 years of age based on information obtained from the 2001 National Household Travel Survey, prepared by the US
Department of Transportation.
( 24 Hours per Day X 7 Days per Week)
(3) Source for hotel/motel occupancy: Collier County Convention and Visitors Bureau 2012 and 2014 Annual Reports. Source for nursing home/ALF occupancy rate is the Florida Department of Elderly Affairs
Collier County Profile. Average occupancy rate for 2011 through 2014.
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Table B-9
Functional Residents for Non-Residential Land Uses
Land Use Impact Unit ITE
LUC(1)
Trips Per
Unit(2)
Trips Per
Employee(3)
Employees
Per Unit(4)
One-Way
Factor @
50%(5)
Worker
Hours(6)
Occupants
Per Trip(7)Visitors(8)
Visitor
Hours Per
Trip(9)
Days Per
Week(10)
Functional
Resident
Coefficient(11)
Recreational
RV Park site 416 1.62 n/a 1.20 0.81 9 2.39 0.74 1.50 7 0.50
Marina berth 420 2.96 20.52 0.14 1.48 9 2.39 3.40 1.00 7 0.19
Golf Course 18 holes 430 643.32 20.52 31.35 321.66 9 2.39 737.42 0.25 7 19.44
Bundled Golf Course 18 holes n/a 193.00 20.52 9.41 96.50 9 2.39 221.23 0.25 7 5.83
Movie Theater screen 444 106.63 53.12 2.01 53.32 9 2.39 125.42 1.00 7 5.98
Dance Studio/Gyms 1,000 sf n/a 21.33 n/a 2.00 10.67 9 2.39 23.50 1.50 7 2.22
Institutions
Elementary School (Private)student 520 1.29 15.71 0.08 0.65 9 1.11 0.64 2.00 5 0.06
Middle School (Private)student 522 1.62 16.39 0.10 0.81 9 1.11 0.80 2.00 5 0.07
High School (Private)student 530 1.71 19.74 0.09 0.86 9 1.11 0.86 2.00 5 0.08
University/Junior College with 7,500 or fewer students student 540 & 550 2.00 12.26 0.16 1.00 9 1.11 0.95 2.00 5 0.10
University/Junior College with more than 7,500 students student 540 & 550 1.50 12.26 0.12 0.75 9 1.11 0.71 2.00 5 0.07
Church seat 560 0.61 20.64 0.03 0.31 9 1.90 0.56 1.00 7 0.03
Day Care student 565 4.38 26.73 0.16 2.19 9 1.11 2.27 0.15 5 0.05
Hospital 1,000 sf 610 13.22 4.50 2.94 6.61 9 1.42 6.45 1.00 7 1.37
Office
Office 6,000 SF or less(12)1,000 sf 710 11.02 3.32 3.32 5.51 9 1.28 3.73 1.00 5 1.00
Office 6,001 - 100,000 SF(13)1,000 sf 710 13.13 3.32 3.95 6.57 9 1.28 4.46 1.00 5 1.19
Office 100,001 - 200,000 SF(14)1,000 sf 710 11.12 3.32 3.35 5.56 9 1.28 3.77 1.00 5 1.01
Office 200,001 - 400,000 SF(15)1,000 sf 710 9.41 3.32 2.83 4.71 9 1.28 3.20 1.00 5 0.85
Office greater than 400,000 SF(16)1,000 sf 710 8.54 3.32 2.57 4.27 9 1.28 2.90 1.00 5 0.77
Medical Office/Clinic 10,000 sf or less 1,000 sf 720 23.83 8.91 2.67 11.92 9 1.42 14.26 1.00 5 1.14
Medical Office/Clinic greater than 10,000 sf 1,000 sf 720 34.72 8.91 3.90 17.36 9 1.42 20.75 1.00 5 1.66
Business Park (Flex Space)1,000 sf 770 12.65 4.04 3.13 6.33 9 1.38 5.61 0.75 5 0.96
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Table B-9 (continued)
Functional Residents for Non-Residential Land Uses
Land Use Impact Unit ITE
LUC(1)
Trips Per
Unit(2)
Trips Per
Employee(3)
Employees
Per Unit(4)
One-Way
Factor @
50%(5)
Worker
Hours(6)
Occupants
Per Trip(7)Visitors(8)
Visitor
Hours Per
Trip(9)
Days Per
Week(10)
Functional
Resident
Coefficient(11)
Retail, Gross Square Feet
Specialty Retail 1,000 sf 826 49.99 22.36 2.24 25.00 9 1.73 41.01 0.50 7 1.69
Retail 6,000 sfgla or less(12)1,000 sfgla 820 86.56 n/a 2.50 43.28 9 1.73 72.37 0.50 7 2.45
Retail 6,001 to 25,000 sfgla(12)1,000 sfgla 820 86.56 n/a 2.50 43.28 9 1.73 72.37 0.50 7 2.45
Retail 25,001 to 50,000 sfgla(12)1,000 sfgla 820 86.56 n/a 2.50 43.28 9 1.73 72.37 0.50 7 2.45
Retail 50,001 to 100,000 sfgla(13)1,000 sfgla 820 67.91 n/a 2.50 33.96 9 1.73 56.25 0.65 7 2.45
Retail 100,001 to 150,000 sfgla(17)1,000 sfgla 820 58.93 n/a 2.50 29.47 9 1.73 48.48 0.75 7 2.45
Retail 150,001 to 200,000 sfgla(18)1,000 sfgla 820 53.28 n/a 2.50 26.64 9 1.73 43.59 0.80 7 2.39
Retail 200,001 to 400,000 sfgla(15)1,000 sfgla 820 41.80 n/a 2.50 20.90 9 1.73 33.66 1.00 7 2.34
Retail 400,001 to 600,000 sfgla(19)1,000 sfgla 820 36.27 n/a 2.50 18.14 9 1.73 28.88 1.15 7 2.32
Retail 600,001 to 1,000,000 sfgla(20)1,000 sfgla 820 30.33 n/a 2.50 15.17 9 1.73 23.74 1.25 7 2.17
Retail greater than 1,000,000 sfgla(21)1,000 sfgla 820 28.46 n/a 2.50 14.23 9 1.73 22.12 1.25 7 2.09
New/Used Auto Sales 1,000 sf 841 28.25 21.14 1.34 14.13 9 1.73 23.10 1.00 7 1.47
Tire Superstore bay 849 30.55 43.02 0.71 15.28 9 1.73 25.72 1.00 7 1.34
Supermarket 1,000 sf 850 103.38 87.82 1.18 51.69 9 1.52 77.39 0.50 7 2.05
Convenience Market (24 hour)1,000 sf 851 719.18 n/a 2.50 359.59 9 1.52 544.08 0.20 7 5.47
4 or less Fuel Positions fuel pos.853 542.60 n/a 2.50 271.30 9 1.52 409.88 0.20 7 4.35
5-6 Fuel Positions fuel pos.853 439.92 n/a 2.50 219.96 9 1.52 331.84 0.20 7 3.70
7-8 Fuel Positions fuel pos.853 375.12 n/a 2.50 187.56 9 1.52 282.59 0.20 7 3.29
9-10 Fuel Positions fuel pos.853 319.20 n/a 2.50 159.60 9 1.52 240.09 0.20 7 2.94
11-12 Fuel Positions fuel pos.853 289.92 n/a 2.50 144.96 9 1.52 217.84 0.20 7 2.75
13 or more Fuel Positions fuel pos.853 264.00 n/a 2.50 132.00 9 1.52 198.14 0.20 7 2.59
Home Improvement Superstore 1,000 sf 862 30.74 n/a 2.50 15.37 9 1.52 20.86 1.00 7 1.81
Pharmacy/Drug Store with and without Drive-Thru 1,000 sf 881 95.96 n/a 2.50 47.98 9 1.52 70.43 0.35 7 1.96
Furniture Store 1,000 sf 890 5.23 12.19 0.43 2.62 9 1.52 3.55 0.50 7 0.24
Bank/Savings Walk-In 1,000 sf 911 121.30 34.69 3.50 60.65 9 1.52 88.69 0.35 6 2.23
Bank/Savings Drive-In 1,000 sf 912 159.34 30.94 5.15 79.67 9 1.52 115.95 0.15 6 2.28
Low-Turnover Restaurant seat 931 2.86 n/a 0.32 1.43 9 1.85 2.33 1.00 7 0.22
High-Turnover Restaurant seat 932 4.83 n/a 0.38 2.42 9 1.85 4.10 0.75 7 0.27
Fast Food Rest w/ Drive-Thru 1,000 sf 934 511.00 n/a 10.90 255.50 9 1.85 461.78 0.25 7 8.90
Convenience Store with Gas Pumps
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Table B-9 (continued)
Functional Residents for Non-Residential Land Uses
Land Use Impact Unit ITE
LUC(1)
Trips Per
Unit(2)
Trips Per
Employee(3)
Employees
Per Unit(4)
One-Way
Factor @
50%(5)
Worker
Hours(6)
Occupants
Per Trip(7)Visitors(8)
Visitor
Hours Per
Trip(9)
Days Per
Week(10)
Functional
Resident
Coefficient(11)
Retail, Gross Square Feet
Quick Lube service bay 941 40.00 n/a 1.50 20.00 9 1.52 28.90 0.50 7 1.16
Gasoline/Service Station fuel pos.944/946 157.33 n/a 2.50 78.67 9 1.52 117.08 0.20 7 1.91
Self-Service Car Wash service bay 947 43.94 n/a 0.50 21.97 9 1.52 32.89 0.50 7 0.87
Automated Car Wash 1,000 sf 948 141.20 n/a 1.75 70.60 9 1.52 105.56 0.25 7 1.76
Luxury Auto Sales 1,000 sf n/a 16.30 n/a 1.34 8.15 9 1.73 12.76 1.00 7 1.03
Industrial
Light Industrial 1,000 sf 110 6.97 3.02 2.31 3.49 9 1.38 2.51 1.00 5 0.69
Manufacturing 1,000 sf 140 3.82 2.13 1.79 1.91 9 1.38 0.85 1.00 5 0.50
Warehousing 1,000 sf 150 3.56 3.89 0.92 1.78 9 1.38 1.54 0.75 5 0.28
Mini-Warehouse 1,000 sf 151 2.15 61.90 0.03 1.08 9 1.38 1.46 0.75 7 0.06
Sources:
(1) Land use code found in the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 9th Edition
(2) Land uses and trip generation rates consistent with those included in the 2013 Transportation Impact Fee Update Study
(3) Trips per employee from ITE Trip Generation Handbook, 9th Edition, when available
(4) Trips per impact unit 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), (9), (10) Estimated
(7) Nationwide Personal Transportation Survey
(8) [(One-way Trips/Unit X Occupants/Trip) - Employees].
(11) [(Workers X Hours/Day X Days/Week) + (Visitors X Hours/Visit X Days/Week)]/(24 Hours x 7 Days)
(12) Trip rate is for 50,000 sf
(13) Trip rate is for 100,000 sf
(14) Trip rate is for 200,000 sf
(15) Trip rate is for 400,000 sf
(16) Trip rate is for 600,000 sf
(17) Trip rate is for 150,000 sf
(18) Trip rate is for 200,000 sf
(19) Trip rate is for 600,000 sf
(20) Trip rate is for 1,000,000 sf
(21) Trip rate is for 1,200,000 sf
Collier County | Government Buildings IF Update Study
Appendix C
Building and Land Value Analysis -
Supplemental Information
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Appendix C
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 purchased a building for the Supervisor of Elections at a
cost of $480 per square foot, including land and building value. The County’s Annual Update
and Inventory Report (AUIR) estimated the unit cost for government b uildings at $346 per
square foot in 2015.
During the 2010 study, the value of primary buildings was estimated at $270 per square foot.
Applying Engineering News Records Building Cost Index for the cost changes between 2010
and 2015 resulted in a unit cost of $298 per square foot.
The insurance values of existing primary buildings ranged from $208 per square foot for
building only to $224 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.
Industry architects estimated the cost of building general government buildings at a range of
$250 per square foot to $300 per square foot.
Given this data and information, building cost for primary buildings was estimated at $275
per square foot. The value of support facilities was estimated at $80 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.
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October 2016 C-2 Government Buildings Impact Fee Study
Table C-1
Government Buildings
Total Building Value per Square Foot
Land Values
In order to determine land value associated with government buildings, the following
information was evaluated:
Current value of land where government buildings are located;
Land value in areas where future government buildings are likely to be located;
Vacant land sales analysis; and
Land use characteristics of areas where government buildings are located.
It is likely that future government buildings will be located in the eastern parts of the county.
An evaluation of the vacant residential versus commercial land values for 1 to 10-acre parcels
in the area east of County Road 951 resulted in an average land value of $20,000 per acre for
residential land uses, and $300,000 per acre for commercial land uses. This information is
presented in Table C-2.
Facility Source Year Cost per
Square Foot
County Estimate for Future Buildings AUIR 2015 $346
Adjusted 2010 Building Cost ENR Building Index 2015 $298
Current Value of Primary Buildings Insurance Reports 2015 $208 - $224
Current Value of Support Buildings Insurance Reports 2015 $80
General Government Buildings Industry Architects 2015 $250 - $300
$275
$80
Used in the Study:
- Primary Buildings
- Support Buildings
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October 2016 C-3 Government Buildings Impact Fee Study
Table C-2
Land Value Estimates
East of CR 951 (1 to 10-acre parcels)
Source: Collier County Property Appraiser
Currently, approximately 30 percent of government buildings are located in residential areas
while the remaining 70 percent are located in commercial areas. For the purposes of impact
fee calculations, a more conservative ratio of 50 percent is used for commercial location. As
presented in Table C-3, applying these percentages to the estimated land value in residential
versus commercial areas results in a combined land value of approximately $160,000, which
is found to be a reasonable estimate for impact fee calculation purposes. This estimate is
also within the range of value of properties where existing facilities are located ($4,000 per
acre to $655,000 per acre), based on the information included in the Property Appraiser’s
database.
Table C-3
Weighted Land Value
(1) Reflects a conservative estimate of future land purchases by land use compared to
the current distribution of 30% residential and 70% commercial
(2) Source: Table C-2
(3) Distribution (Item 1) multiplied by land value per acre (Item 2) for each land use and
added
Average Count
Vacant Land Sales:
Residential $27,594 621
Commercial $336,890 9
Vacant Land Values:
Residential $15,060 4,599
Commercial $193,894 109
Used in the Study:
Residential $20,000 N/A
Commercial $300,000 N/A
- East of CR 951 2015
- East of CR 951 2015
Location Year Land Use Cost per Acre
- East of CR 951 2012-2015
Land Use Distribution(1)Land Value
per Acre(2)
Weighted
Land
Value per
Acre (3)
Residential 50%$20,000 $10,000
Commercial 50%$300,000 $150,000
Land Value Used in the Study $160,000
Collier County
Law Enforcement
Impact Fee Update Study
Final Report
Prepared for:
Collier County
2800 Horseshoe Drive N.
Naples, FL 34104
ph (239) 252-8192
October 10, 2016
Tindale Oliver
1000 Ashley Drive, Suite 400
Tampa, FL 33602
ph (813) 224-8862, fax (813) 226-2106
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October 2016 i Law Enforcement Impact Fee Study
Collier County
Law Enforcement Impact Fee Update Study
Table of Contents
INTRODUCTION ................................................................................................. 1
FACILITY INVENTORY ......................................................................................... 2
SERVICE AREA AND POPULATION ....................................................................... 6
LEVEL OF SERVICE .............................................................................................. 7
COST COMPONENT ............................................................................................ 8
CREDIT COMPONENT ......................................................................................... 9
NET LAW ENFORCEMENT IMPACT COST ............................................................. 13
CALCULATED LAW ENFORCEMENT IMPACT FEE SCHEDULE ................................. 14
IMPACT FEE SCHEDULE COMPARISON ................................................................ 17
APPENDIX A: Inventory Details
APPENDIX B: Population – Supplemental Information
APPENDIX C: Building and Land Value Analysis - Supplemental Information
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October 2016 1 Law Enforcement Impact Fee Study
Introduction
Law enforcement impact fees are used to fund capital expansion projects for law
enforcement service related facilities, land, vehicles and equipment required to support the
additional law enforcement service demand created by new growth. Co llier County’s law
enforcement impact fee was last updated in 2010. To comply with the technical study update
requirements of the impact fee ordinance and to ensure that the law enforcement impact
fee is calculated based on the most recent and localized data, the County retained Tindale
Oliver (TO) to conduct an update study. This report presents results of the Collier County Law
Enforcement Impact Fee Update Study and will serve as the technical support document in
updating the law enforcement impact fee ord inance.
There are several major elements associated with the update of the law enforcement
impact fee. These include:
Capital Asset Inventory
Service Area and Population
Level of Service
Cost Component
Credit Component
Net Law Enforcement Impact Fee Cost
Calculated Law Enforcement Impact Fee Schedule
Impact Fee Schedule Comparison
These various elements are summarized in the remainder of this report, with the result being
the calculated law enforcement impact fee schedule.
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October 2016 2 Law Enforcement Impact Fee Study
Facility Inventory
According to information provided by the Collier County Facilities Management Division, the
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 current value of the
capital assets. As shown in Table 1, the value of primary buildings are estimated at $300 per
square foot while support buildings are estimated to cost $80 per square foot. The building
value estimates are based on a review of recently built or planned law enforcement buildings,
insurance values of existing facilities, and discussions with architects currently working within
Collier County. A more detailed explanation of building value estimates can be found 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 count y where future
facilities are being planned was completed. In addition, land use characteristics of the areas
where existing facilities are located were evaluated. Both vacant land sales and the current
value of vacant parcels as reported by the Collier County Property Appraiser were evaluated
to determine the differentiation in land values in different parts of the county and for
different land uses. This analysis resulted in an average value of $160,000 per acre, and is
explained further in Appendix C.
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October 2016 3 Law Enforcement Impact Fee Study
Table 1
Land and Building Inventory
(1) Source: Appendix A, Table A-1
(2) Building values are determined primarily by recent bids/estimates, insurance values, discussions with
architects, and other available information. Appendix C provides a detailed explanation of unit costs.
(3) Building value per square foot (Item 2) multiplied by square feet (Item 1)
(4) Source: Appendix A, Table A-1
(5) Based on vacant land sales and other analyses, explained in detail in 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 equipment inventory. Equipment included in this list follows the State’s definition of
capital assets for all equipment except for weapons and tasers. Florida Statue 274 defines
capital assets as items that have a minimum value of $1,000 and one year of useful life.
Although weapons and tasers have an average value of less $1,000, the CCSO qualifies them
as capital assets since they are considered sensitive material/equipment. As shown, the total
equipment and vehicle asset inventory of Collier County amounts to $70 million.
Building Type Land Square Feet(1)
Building Value
per Square
Foot(2)
Total Building &
Land Value(3)
Primary Buildings 263,171 $300 $78,951,300
Support Buildings 1,994 $80 $159,520
Total 265,165 $79,110,820
Allocated Acreage (4)27.39
Land Value per Acre (5)$160,000 $4,382,400
$83,493,220Total Building and Land Value (6)
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October 2016 4 Law Enforcement Impact Fee Study
Table 2
Law Enforcement Equipment and Vehicle Inventory
Equipment Item(1)Units(1)Unit Cost(2)Total Cost(3)
Aircraft 2 $390,933 $781,865
Aircraft Equipment 42 $29,952 $1,257,966
All Classes of Weapons 1,368 $156 $213,182
Boat Equipment 41 $6,641 $272,274
Boats 15 $34,098 $511,464
Books 1 $1,453 $1,453
Camcorder 4 $1,126 $4,502
Camera 140 $1,490 $208,588
Camera Equipment 52 $5,815 $302,371
Communication Equipment 71 $10,021 $711,526
Computer Software 121 $19,029 $2,302,553
Desktop Computers 70 $5,069 $354,830
Digital Camcorder 19 $1,959 $37,229
Digital Camera 37 $1,684 $62,302
Diving Equipment 24 $1,874 $44,985
Evidence Gathering 168 $5,652 $949,540
Furniture 102 $8,004 $816,447
Hand Tools 4 $1,808 $7,233
In-Car Video 454 $5,200 $2,360,800
Intangible Property 62 $12,428 $770,514
ITD 30 $1,866 $55,975
K-9 Dog 10 $7,751 $77,507
K-9 Dog Equipment 11 $1,562 $17,179
Lab Equipment 11 $6,558 $72,141
Laptop Computers 1,034 $4,100 $4,239,400
Lasers 79 $3,600 $284,400
Major Computer Equipment 236 $31,143 $7,349,806
Medical Equipment 657 $1,478 $971,101
Minor Appliances 8 $2,601 $20,808
Minor Communication Equipment 175 $8,473 $1,482,739
Minor Computer Equipment 567 $3,383 $1,918,264
Minor Recording Equipment 29 $6,430 $186,473
Minor Recreation and Training Equipment 15 $6,219 $93,282
Mobile and Portable Radios 2,204 $4,137 $9,118,456
Night Vision 160 $2,303 $368,431
Office Equipment 98 $3,008 $294,828
Other Detection 64 $6,746 $431,713
Other ITD 3 $3,503 $10,508
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October 2016 5 Law Enforcement Impact Fee Study
Table 2 (continued)
Equipment Inventory
(1) Source: Collier County Sheriff’s Office
(2) Number of units (Item 1) divided by total cost (Item 3)
(3) Source: Collier County Sheriff’s Office
Equipment Item(1)Units(1)Unit Cost(2)Total Cost(3)
Other Vehicles 45 $7,193 $323,683
Photo 5 $4,265 $21,326
Polygraph Equipment 4 $3,725 $14,900
Projector 16 $2,745 $43,923
Protection 89 $2,859 $254,490
Radars 552 $3,000 $1,656,000
Range Equipment 4 $6,776 $27,102
Recording Equipment 9 $1,830 $16,471
Recreation and Training Equipment 15 $6,393 $95,900
Security 37 $4,468 $165,333
Shop Machinery and Equipment 120 $5,092 $610,986
Special Operations/ Specialty Equipment/
Miscellaneous Equipment 230 $4,296 $988,078
Specialty Vehicles 84 $21,358 $1,794,042
Tasers 460 $23 $10,425
Traffic Control 14 $19,954 $279,355
Traffic Equipment 17 $8,002 $136,036
Training Simulator 7 $5,856 $40,990
Utilities 3 $20,316 $60,947
Vehicles 924 $26,500 $24,486,000
Train/Weapons Simulator 24 $1,246 $29,902
Total 10,847 $70,020,524
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October 2016 6 Law Enforcement Impact Fee Study
Service Area and Population
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.
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 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. For more information regarding
population figures, see Appendix B.
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October 2016 7 Law Enforcement Impact Fee Study
Level of Service
Based on the information provided by the County, Collier County’s 2015 level of service (LOS)
is 1.77 certified law enforcement officers per 1,000 peak residents. Table 3 presents the
calculation of the existing LOS.
While the 2015 LOS for is 1.77 officers per 1,000 peak residents, in order to calculate the law
enforcement facilities impact fee, the LOS needs to be calculated in terms of officers per
1,000 functional residents. Table 3 also illustrates the calculation of the current LOS using
the total functional residents within the service area. The current LOS of l aw enforcement
facilities is 1.88 officers per 1,000 functional residents. These achieved LOS figures represent
the community’s investment into law enforcement infrastructure while the adopted LOS
standards that are also shown in Table 3, represent the service level intended going forward.
Given that the achieved LOS is slightly lower than the adopted LOS standard, the achieved
LOS is used for impact fee calculation purposes, which results in a more conservative impact
fee.
Table 3
Current Level of Service
(Per 1,000 Peak Season and Functional Residents)
(1) Source: Appendix B, Tables B-1 and B-7
(2) Source: Collier County 2015 Annual Update and Inventory Report
(3) Source: Officers (Item 2) divided by the population (Item 1) multiplied by 1,000
(4) Source: Collier County 2015 Annual Update and Inventory Report. LOS standard per peak
population is converted to LOS standard per functional resident using the ratio of peak to
functional population.
Peak
Population
Functional
Population
Population(1)373,709 350,927
Number of Certified Officers (2)660 660
LOS (Officers per 1,000 Residents)(3)1.77 1.88
Adopted LOS Standard (Officers per 1,000 Residents)(4)1.84 1.96
Calculation Step
Year 2015
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October 2016 8 Law Enforcement Impact Fee Study
Cost Component
The cost component of the study evaluates the cost of capital items, including buildings, land,
vehicles, and equipment. It should be noted that a portion of the law enforcement buildings
was funded through bond/commercial paper issues. The debt service on some of these issues
is being paid with impact fee revenues. As such, the outstanding principal associated with
debt service that will be paid with impact fee revenues is subtracted from the total inventory
value to ensure that the new development is not charged twice for the same facility. Table
4 provides a summary of all capital costs, which amounts to approximately $194,000 per law
enforcement officer and $365 per functional resident. Table 4 also provides the distribution
of asset value by asset type for future indexing calculations in accordance with the indexing
methodology adopted by the County.
Table 4
Total Capital Cost
(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 paid for (Item 5)
(7) Source: Table 3
(8) Net buildings, land and equipment value (Item 6) divided by the number of certified
police officers (Item 7)
(9) Source: Table 3
(10) Total capital value per officer (Item 8) multiplied by the LOS (Item 9) divided by 1,000
(11) Distribution of land, building, and equipment asset values (Items 1,2, and 3)
Item Figure
Percent of
Total(11)
Total Land Value (1)$4,382,400 2.9%
Total Building Value (2)$79,110,820 51.5%
Total Equipment Value (3)$70,020,524 45.6%
Total Capital Asset Value (4)$153,513,744 100.0%
Less: Portion Not Paid for(5)$25,431,176
Net Buildings, Land and Equipment Value (6)$128,082,568
Number of Certified Police Officers (7)660
Total Capital Value per Officer(8)$194,064
LOS (Officers per 1,000 Residents)(9)1.88
Total Capital Value per Resident(10)$364.84
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October 2016 9 Law Enforcement Impact Fee Study
Credit Component
To avoid overcharging development for the law enforcement impact fee, a review of the
capital financing program for law enforcement services 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 facilities, land, and
vehicle/equipment expansion for the law enforcement program.
Capital Expansion Expenditures Credit
The review of the capital expansion expenditures for FY 20 10 to FY 2014 was completed
based on information provided by the CCSO.
Table 5 summarizes the capital expansion expenditures over the five-year period previously
mentioned. The annual capital expansion expenditures for law enforcement services was
divided by the average annual population during the same time period. As shown, the total
annual capital expansion credit amounts to approximately $3 per functional resident.
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October 2016 10 Law Enforcement Impact Fee Study
Table 5
Capital Expansion Expenditures (1)
(1) Source: Collier County Sheriff's Office
(2) Sum of expenditures by fiscal year
(3) Calculated as total capital expansion expenditures divided by 5
(4) Source: Appendix B, Table B-7
(5) Average annual expenditure (Item 3) divided by the average annual functional population (Item 4)
Building/Equipment FY 2010 FY 2011 FY 2012 FY 2013 FY 2014 Total
Grants
Auto Accessories $0 $3,380 $0 $0 $35,980 $39,360
Camera & Camera Equipment $0 $2,373 $0 $0 $7,561 $9,934
Communications Equipment $19,368 $529,431 $41,474 $0 $88,848 $679,121
IT Equipment $440,895 $661,498 $118,658 $0 $56,264 $1,277,315
Other Equipment $25,694 $1,644 $116,504 $49,176 $167,265 $360,283
Office Furniture/Equipment $4,099 $0 $92,820 $4,525 $0 $101,444
Intangible Property $0 $76,955 $207,020 $0 $0 $283,975
Protection & Protection Equipment $0 $0 $23,149 $0 $22,808 $45,957
Special Operations & Equipment $202,309 $0 $15,214 $0 $20,813 $238,336
Specialty Vehicles $0 $711,382 $280,794 $0 $16,698 $1,008,874
Trailers $0 $0 $11,987 $0 $0 $11,987
Vehicles $0 $27,176 $30,696 $0 $592,871 $650,743
Total Capital Expansion Expenditures (Grants)(2)$692,365 $2,013,839 $938,316 $53,701 $1,009,108 $4,707,329
$941,466
333,179
$2.83
Average Annual Capital Expansion Expenditure (3)
Average Annual Functional Population (4)
Annual Capital Expansion Expenditure per Functional Resident(5)
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Debt Service Credit
Any outstanding bond issues related to law enforcement facilities expansion will also result
in a credit to the impact fee. Collier County funded both the Sheriff’s CID Building and
Sheriff’s Administration Office expansion through debt service. The debt service is being paid
with revenues from the General Fund. Outstanding bond issues related to law enforcement
facility expansion expenditures are presented in Table 6.
The impact fee credit is calculated by determining the present value of the total payments
related to the bond issue that remain and then dividing it by the average annual population
estimated over the life of the bond issue. The resulting credit for law enforcement facilities-
related debt is $8 per functional resident. Because the General Fund includes ad valorem tax
revenues, 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 homes built over the past five years to that of all
homes. As shown, the adjusted debt service credit is $12 per resident, which is used in the
calculation of residential impact fees.
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October 2016 12 Law Enforcement Impact Fee Study
Table 6
Debt Service Credit
(1) Source: Collier County Office of Management and Budget
(2) Source: Appendix B, Table B-7 (2016-2022)
(3) Present value of payments remaining (Item 1) divided by the average annual functional population over the same time period (Item 2)
(4) Portion of the total debt service funded with ad valorem tax revenues, which represents approximately 66% of General Fund rev enues
(5) Adjustment factor to reflect higher ad valorem taxes paid by new homes
(6) Portion funded with ad valorem tax revenues (Item 4) multiplied by the credit adjustment factor (Item 5)
(7) Total debt service credit less the portion funded with ad valorem tax revenues (Item 4)
(8) Sum of the adjusted debt service credit and the portion funded with other sources (Items 6 and 7)
Bond Issue(1)Payments
Remaining(1)
Funding
Source(1)
Present Value of
Remaining
Payments(1)
Avg. Annual
Functional Population
(Remaining Bond
Issue Period)(2)
Credit per Functional
Resident(3)
Sheriff’s CID Building & Sheriff’s Administration
Office Expansion (Series 2010B)7 General Fund $3,182,688 379,491 $8.39
$5.54
1.60
$8.86
$2.85
$11.71Total Debt Service Credit for Residential Land Uses (8)
Portion Funded with Ad Valorem Tax Revenues (4)
Adjustment Factor for Residential Land Uses (5)
Adjusted Debt Service Credit for Residential Land Uses (6)
Portion Funded with Other Sources(7)
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October 2016 13 Law Enforcement Impact Fee Study
Net Law Enforcement Impact Cost
The net impact fee per functional resident is the difference between the cost component and
the credit component. Table 7 presents the calculation of the net law enforcement impact
cost per functional resident.
Table 7
Net Impact Cost per Functional Resident
(1) Source: Table 4
(2) Source: Table 5
(3) Average annual capital improvement credit (Item 2) for a
capitalization rate of 4% over 25 years
(4) Source: Table 6
(5) Sum of total capital improvement credit (Item 3) and debt
service credit (Item 4)
(6) Total impact cost (Item 1) less total revenue credit (Item 5)
The first section of Table 7 shows the total impact cost per functional resident of $365. The
second section shows a revenue credit for the law enforcement impact fee of $56 per
resident for residential land uses and $53 per resident for non-residential land uses.
The net impact cost per functional resident (third section of the tabl e) is the difference
between the total impact cost and the total revenue credit per resident. These figures result
Impact Cost/ Credit Element Per Functional
Resident
Impact Cost
Total Impact Cost(1)$364.84
Revenue Credit
Capital Improvement Credit(2)$2.83
Capitalization Rate 4%
Capitalization Period (in years)25
Total Capital Improvement Credit(3)$44.21
- Residential Land Uses $11.71
- Non-residential Land Uses $8.39
- Residential Land Uses $55.92
- Non-residential Land Uses $52.60
Net Impact Cost(6)
- Residential Land Uses $308.92
- Non-residential Land Uses $312.24
Debt Service Credit(4)
Total Revenue Credit(5)
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October 2016 14 Law Enforcement Impact Fee Study
in a net impact cost per resident of $309 for residential land uses and $312 for non-residential
land uses.
Calculated Law Enforcement Impact Fee Schedule
The law enforcement impact fee schedule developed for residential and nonresidential land
uses is presented in Table 8. The calculated fee is approximately 45 percent higher than the
current adopted fee due to the changes to the inventory, cost and credit components. The
remaining differences reflect the changes in the demand component since 2010 as well as
new land use categories or units.
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October 2016 15 Law Enforcement Impact Fee Study
Table 8
Calculated Law Enforcement Impact Fee Schedule
LUC Land Use Impact Unit
Functional
Population
Coefficient(1)
Net Impact
Fee per
Functional
Resident(2)
Current
Adopted
Fee(3)
Percent
Change(4)
Residential:
- Less than 4,000 sf du 1.90 $586.95 $449.16 31%
- 4,000 sf or greater du 2.14 $661.09 $496.66 33%
220/222/
230/232 Multi-Family du 0.96 $296.56 $241.85 23%
240 Mobile Home / RV (Tied Down)du 1.48 $457.20 $319.59 43%
251 Retirement Community/Age-Restricted Single Family du 0.86 $265.67 $449.16 -41%
Transient, Assisted, Group:
310/311 Hotel room 0.81 $252.91 $159.80 58%
320 Motel room 0.76 $237.30 $149.00 59%
253 Assisted Living Facility (ALF)du 1.09 $340.34 $192.19 77%
620 Nursing Home bed 1.05 $327.85 $155.48 111%
Recreational:
416 RV Park site 0.50 $156.12 $116.61 34%
420 Marina berth 0.19 $59.33 $41.03 45%
430 Golf Course 18 holes 19.44 $6,069.95 $4,197.96 45%
n/a Bundled Golf Course 18 holes 5.83 $1,820.36 $4,197.96 -57%
444 Movie Theater screen 5.98 $1,867.20 $1,291.32 45%
n/a Dance Studios/Gyms 1,000 sf 2.22 $693.17 $529.05 31%
Institutions:
520 Elementary School (Private)student 0.06 $18.73 $12.96 45%
522 Middle School (Private)student 0.07 $21.86 $15.12 45%
530 High School (Private)student 0.08 $24.98 $17.28 45%
540 University/Junior College with 7,500 or fewer students student 0.10 $31.22 $21.59 45%
550 University/Junior College with more than 7,500 students student 0.07 $21.86 $15.12 45%
560 Church seat 0.03 $9.37
$123.09 per
1,000 sf N/A
565 Day Care student 0.05 $15.61 $10.80 45%
610 Hospital 1,000 sf 1.37 $427.77 $334.71 28%
Office:
Office 6,000 sf or less 1,000 sf 1.00 $312.24 $306.63 2%
Office 6,001 - 100,000 sf 1,000 sf 1.19 $371.57 $283.96 31%
Office 100,001 - 200,000 sf 1,000 sf 1.01 $315.36 $222.42 42%
Office 200,001 - 400,000 sf 1,000 sf 0.85 $265.40 $190.03 40%
Office greater than 400,000 sf 1,000 sf 0.77 $240.42 $172.75 39%
Medical Office/Clinic 10,000 sf or less 1,000 sf 1.14 $355.95 $371.42 -4%
Medical Office/Clinic greater than 10,000 sf 1,000 sf 1.66 $518.32 $371.42 40%
770 Business Park (Flex Space)1,000 sf 0.96 $299.75 $213.78 40%
Retail:
814 Specialty Retail 1,000 sf 1.69 $527.69 $364.94 45%
Retail 6,000 gsf or less 1,000 gsf 2.45 $764.99 $529.05 45%
Retail 6,001 - 25,000 gsf 1,000 gsf 2.45 $764.99 $529.05 45%
Retail 25,001 - 50,000 gsf 1,000 gsf 2.45 $764.99 $529.05 45%
Retail 50,000 - 100,000 gsf 1,000 gsf 2.45 $764.99 $531.21 44%
Retail 100,001 - 150,000 gsf 1,000 gsf 2.45 $764.99 $485.87 57%
Retail 150,001 - 200,000 gsf 1,000 gsf 2.39 $746.25 $593.84 26%
Retail 200,001 - 400,000 gsf 1,000 gsf 2.34 $730.64 $505.30 45%
Retail 400,001 - 600,000 gsf 1,000 gsf 2.32 $724.40 $526.89 37%
Retail 600,001 - 1,000,000 gsf 1,000 gsf 2.17 $677.56 $522.57 30%
Retail greater than 1,000,000 gsf 1,000 gsf 2.09 $652.58 $451.31 45%
210
Single Family Detached
710
720
820
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Tindale Oliver Collier County
October 2016 16 Law Enforcement Impact Fee Study
Table 8 (continued)
Calculated Law Enforcement Impact Fee Schedule
(1) Source: Appendix B, 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 population
coefficient for each land use
(3) Source: Collier County Capital Project Planning, Impact Fees and Program Management Division. The
current impact fee rate shown for the 6,001 sf to 100,000 sf of office category is the average of the 6,001
to 50,000 sf and 50,001 sf to 100,000 sf groupings ($306.63 and $261.29)
(4) Percent change from the net impact fee per functional resident (Item 2) and the current adopted fee (Item 3)
Note: N/A indicates a different unit
LUC Land Use Impact Unit
Functional
Population
Coefficient(1)
Net Impact
Fee per
Functional
Resident(2)
Current
Adopted
Fee(3)
Percent
Change(4)
Retail:
841 New/Used Auto Sales 1,000 sf 1.47 $458.99 $369.26 24%
849 Tire Superstore bay 1.34 $418.40 $289.36 45%
850 Supermarket 1,000 sf 2.05 $640.09 $442.68 45%
851 Convenience Market (24 hour)1,000 sf 5.47 $1,707.95 $1,181.19 45%
Convenience Store w/ Gas Pumps
4 or less fuel positions fuel pos.4.35 $1,358.24 $939.34 45%
5-6 fuel positions fuel pos.3.70 $1,155.29 $939.34 23%
7-8 fuel positions fuel pos.3.29 $1,027.27 $939.34 9%
9-10 fuel positions fuel pos.2.94 $917.99 $939.34 -2%
11-12 fuel positions fuel pos.2.75 $858.66 $939.34 -9%
13 or more fuel positions fuel pos.2.59 $808.70 $939.34 -14%
862 Home Improvement Superstore 1,000 sf 1.81 $565.15 $384.37 47%
881 Pharmacy/Drug Store with and wo/Drive-Thru 1,000 sf 1.96 $611.99 $416.76 47%
890 Furniture Store 1,000 sf 0.24 $74.94 $51.83 45%
911 Bank/Savings Walk-In 1,000 sf 2.23 $696.30 $554.97 25%
912 Bank/Savings Drive-In 1,000 sf 2.28 $711.91 $492.34 45%
931 Low-Turnover Restaurant seat 0.22 $68.69 $47.51 45%
932 High-Turnover Restaurant seat 0.27 $84.30 $58.30 45%
934 Fast Food Rest. w/Drive-Thru 1,000 sf 8.90 $2,778.94 $1,945.62 43%
941 Quick Lube service bay 1.16 $362.20 $250.49 45%
944 Gasoline/Service Station fuel pos.1.91 $596.38 $427.56 39%
947 Self-Service Car Wash service bay 0.87 $271.65 $131.72 106%
948 Automated Car Wash 1,000 sf 1.76 $549.54 $347.66 58%
n/a Luxury Auto Sales 1,000 sf 1.03 $321.61 $239.69 34%
Industrial:
110 Light Industrial 1,000 sf 0.69 $215.45 $149.00 45%
140 Manufacturing 1,000 sf 0.50 $156.12 $149.00 5%
150 Warehousing 1,000 sf 0.28 $87.43 $149.00 -41%
151 Mini-Warehouse 1,000 sf 0.06 $18.73 $15.12 24%
853
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Tindale Oliver Collier County
October 2016 17 Law Enforcement Impact Fee Study
Impact Fee Schedule Comparison
As part of the work effort in updating Collier County’s law enforcement impact fee program,
a comparison of law enforcement impact fee schedules was completed for other Florida
counties. Table 9 presents this comparison. The purpose of this table is simply to provide a
comparison of adopted rates in these jurisdictions. This information is limited in its ability to
explain the differential in the rates since several factors affect the fee levels, including policy
decisions as well as technical factors, such as inventory levels, types of facilities built,
alternative funding availability, variations in demand, etc.
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October 2016 18 Law Enforcement Impact Fee Study
Table 9
Law Enforcement Impact Fee Schedule Comparison
(1) Represents the portion of the maximum calculated fee for each respective county that is actually charged. Fee may have been l owered/increased
through annual indexing or policy discounts. Does not account for moratorium/suspensions.
(2) du = dwelling unit
(3) Source: Table 8
(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 Enforcement/ Correctional Facilities" impact fee and were
adopted at 40% in 2015.
(6) Source: Manatee County Financial Management Department
(7) Source: Palm Beach County Planning, Zoning, and Building Department
(8) Source: Sarasota County Planning & Development Services Department
(9) Source: St. Lucie County Planning & Development Services Department. Fees were adopted at 100% and have since been indexed annually using the
CPI.
(10) Source: Polk County Building & Construction Department
(11) Source: Martin County Growth Management Department
(12) Source: Indian River County Planning Division
(13) Source: Miami-Dade County Impact Fee Division
(14) Source: Monroe County Planning & Environmental Resources Department
Calculated(3)Existing(4)
Date of Last Update 2016 2010 2014 2015 2012 2007 2009 2015 2012 2014 N/A 1992
Assessed Portion of Calculated(1)100%100%40%80%95%100%100%25%100%100%N/A 100%
Residential:
Single Family (2,000 sf)du $587 $449 $197 $477 $128 $195 $209 $64 $760 $436 $537 $150
Non-Residential:
Light Industrial 1,000 sf $215 $149 $96 $117 $7 $61 $49 $18 $158 $189 $373 $19
Office (50,000 sq ft)1,000 sf $372 $307 $165 $185 $10 $102 $322 $125 $274 $274 $373 $112
Retail (100,000 sq ft)1,000 sf $765 $531 $293 $473 $57 $254 $357 $128 $742 $650 $373 $112
Bank w/Drive-Thru 1,000 sf $712 $492 $317 $473 $10 $254 $310 $128 $481 $625 $373 $112
Fast Food w/Drive-Thru 1,000 sf $2,779 $1,946 $1,236 $473 $57 $254 $310 $128 $2,757 $2,439 $373 $112
Land Use Unit(2)Collier County Charlotte
County(5)
St. Lucie
County(9)
Manatee
County(6)
Palm Beach
County(7)
Sarasota
County(8)
Indian River
County(12)
Polk
County(10)
Martin
County(11)
Monroe
County(14)
Miami-Dade
County(13)
Collier County | Law Enforcement IF Update Study
Appendix A
Inventory Details
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Table A-1
Law Enforcement Facilities Inventory
(1) Square footage of the indicated facility.
(2) Square footage of all buildings on the parcel.
(3) Source: Collier County Property Appraiser
(4) Acres (Item 3) divided by total square footage on site (Item 2) multiplied by 1,000.
(5) Acres per 1,000 sf of building space (Item 4) multiplied by square footage of the building (Item 1) divided by 1,000.
(6) Land is owned by the Airport Authority.
(7) Land is not owned by the County.
Source: Collier County Sheriff's Office and Collier County Capital Project Planning, Impact Fees and Program Management Division
Name of Structure Address
Square
Feet(1)
Total Square
Footage on
Site(2)
Acres(3)
Acres per
1,000 sf of
Bldg Space(4)
Allocated
Land
(Acres)(5)
Main Buildings:
Building "J" Addition - 1st floor 3301 E. Tamiami Trail, Naples 16,445 0.493
Building "J" Addition - 2nd floor 3301 E. Tamiami Trail, Naples 16,458 0.494
Building "J" Sheriff 2nd Floor (Old bldg)3301 E. Tamiami Trail, Naples 29,159 0.875
Building "J" Sheriff 1st Floor (Old bldg)3301 E. Tamiami Trail, Naples 8,592 0.258
GG Sheriff's Substation 4707 Golden Gate Parkway, Naples 5,067 76,498 12.91 0.169 0.856
Marco Sheriff's Substation 990 N Barfield Drive, Marco 3,647 3,647 0.88 0.241 0.879
SO Range Trailer 4441 70th Avenue NE 1,440 2,427 6.77 2.789 4.016
Immokalee SO Substation 112 S. 1st Street, Naples 8,249 23,042 7.42 0.322 2.656
Sheriff Control Investigation Division (CID) Building 2373 S. Horseshoe, Naples 35,050 35,050 3.89 0.111 3.890
N. Naples Substation 776 Vanderbilt Beach Road 3,326 53,650 3.63 0.068 0.226
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 5.737
Fleet and Purchasing 2885 County Barn Road 33,865 82,847 9.63 0.116 3.928
Golden Gate Estates Temporary Substation(7)1169 Oil Well Road 1,360 N/A N/A N/A N/A
Subtotal -- Main Buildings 263,171 24.308
Weighted Average
Straight Average
Support Facilities:
SO Vo-Tech Trailer 4441 70th Avenue NE 777 2.168
SO Range Control Bldg. #1 4441 70th Avenue NE 105 0.293
SO Range Control Bldg. #2 4441 70th Avenue NE 105 0.293
Sheriff's Forensic Shed 1 112 S. 1st Street, Naples 285 0.092
Immokalee Sheriff's Fuel Island 112 S. 1st Street, Naples 305 0.098
Sheriff's Forensic Shed 2 112 S. 1st Street, Naples 417 0.134
Subtotal -- Support Buildings 1,994 3.078
TOTAL (All Buildings)265,165 27.39
Weighted Average Acreage per 1,000 Square Feet of Building 0.103
7.42 0.32223,042
1,491,521 45.28 0.030
2,427 6.77 2.789
Collier County | Law Enforcement IF Update Study
Appendix B
Population
Supplemental Information
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October 2016 B-1 Law Enforcement Impact Fee Study
Appendix B
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
unincorporated Collier County and Everglades City, 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.
Table B-1 presents the population trends for the law enforcement service area. The
population is estimated to increase by 36 percent between 2015 and 2034.
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Table B-1
Unincorporated County and Everglades City
Peak Season Population Estimates & Projections
Source: Collier County Comprehensive Planning
Division
Unincorporated &
Everglades City
Percent
Change
2000 265,941 -
2001 280,750 5.57%
2002 296,983 5.78%
2003 313,766 5.65%
2004 328,690 4.76%
2005 340,572 3.61%
2006 349,741 2.69%
2007 353,108 0.96%
2008 352,886 -0.06%
2009 353,773 0.25%
2010 344,077 -2.74%
2011 348,984 1.43%
2012 354,749 1.65%
2013 359,869 1.44%
2014 366,363 1.80%
2015 373,709 2.01%
2016 381,197 2.00%
2017 388,832 2.00%
2018 396,614 2.00%
2019 404,550 2.00%
2020 412,080 1.86%
2021 419,189 1.73%
2022 426,418 1.72%
2023 433,769 1.72%
2024 441,244 1.72%
2025 448,336 1.61%
2026 455,032 1.49%
2027 461,826 1.49%
2028 468,719 1.49%
2029 475,715 1.49%
2030 482,323 1.39%
2031 488,531 1.29%
2032 494,820 1.29%
2033 501,191 1.29%
2034 507,644 1.29%
Year
Peak Season Population Figure
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October 2016 B-3 Law Enforcement Impact Fee Study
Apportionment of Demand by Residential Unit Type and Size
The residential land uses to be used for the law enforcement impact fee calculations include
the following:
Single Family (Detached)
Multi-Family
Mobile Home/RV (Tied Down)
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 2013 American Housing Survey (AHS) and data from
the 2013 American Community Survey (ACS) to examine this relationship.
Table B-2
Residents per Housing Unit
(1) Source: 2013 American Community Survey (ACS), Table B25033 (adjusted for peak season population)
(2) Source: 2013 American Community Survey (ACS), Table DP04
(3) Ratios developed based on persons per housing unit data derived from the 2013 American Housing Survey
(4) Population (Item 1) divided by housing units (Item 2)
Housing Type Population(1) Housing
Units(2)
Ratio to the Avg
Population per
Housing Unit(3)
Residents /
Housing
Units(4)
Single Family Detached 218,399 77,600 2.81
- Less than 4,000 sf 99%2.78
- 4,000 sf or greater 111%3.13
Multi Family 103,855 73,498 1.41
Mobile Home/RV (Tied Down)22,616 10,459 2.16
Weighted Average 344,870 161,557 2.13
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October 2016 B-4 Law Enforcement Impact Fee Study
Functional Population
For law enforcement, this study uses functional population as the demand component, which
distributes the cost associated with the availability of law enforcement services 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 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 i n 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
needed 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.
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October 2016 B-5 Law Enforcement Impact Fee Study
Residential Functional Population
Developing the residential component of functional population is simpler than developing
the non-residential component. It is generally estimated that people spend one-half to three-
fourths of their time at home and the rest of each 24-hour day away from their place of
residence. In developing the residential component of the law enforcement impact fee, an
analysis of the unincorporated county and Everglades City 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
B-3 and B-4.
Table B-3
Collier County Population & Employment Characteristics
(1) Source: CTPP 5-Year Data Set (2006 to 2010)
(2) Sum of workers who live and work in Everglades City and unincorporated Collier County and workers who
work elsewhere but live in Everglades City and unincorporated Collier County
(3) Source: 2010 U.S. Census
(4) Total workers (Item 2) divided by population (Item 3)
(5) Source: 2010 U.S. Census
(6) Total school age population (Item 5) divided by 2010 population (Item 3)
(7) Population (Item 3) less total workers (Item 2) and school age population (Item 5)
(8) Population net of workers and school age population (Item 7) divided by 2010 population (Item 3)
Item/Calculation Step Figure
Workers who live and work in Everglades City and unincorporated Collier County (2010)(1)109,720
Workers who live in Everglades City and unincorporated Collier County but work elsewhere (2010)(1)8,255
Total workers living in Everglades City and unincorporated Collier County (2)117,975
Everglades City and unincorporated Collier County Census Population (2010)(3)285,570
Total workers as a percent of population (4)41.3%
School age population (5-17 years) (2010)(5)41,986
School age population as a percent of population (6)14.7%
Population net of workers and school age population (7)125,609
Other population as a percent of total population (8)44.0%
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October 2016 B-6 Law Enforcement Impact Fee Study
Table B-4
Residential Coefficient for Functional Population
(1) Source: Estimated
(2) Source: Table B-3
(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 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 originall y
introduced a method for estimating functional resident population, now used
internationally1. 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).
Pop. Group Hours at
Residence(1)
Percent of
Population(2)
Effective
Hours(3)
Workers 13 41.3%5.4
Students 15 14.7%2.2
Other 20 44.0%8.8
Total Hours at Residence (4)16.4
Residential Functional Population Coefficient(5)68.3%
Collier County | Law Enforcement IF Update Study
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October 2016 B-7 Law Enforcement Impact Fee Study
Visitor hours per week per impact unit (visitors multiplied by number of hours per day
times relevant days in a week, such as five for offices and seven for retail shopping).
Functional population coefficients per employee developed by estim ating 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 the law enforcement service area. The functional population coefficients in Table
B-5 were used to estimate the functional population in Table B-6. To calculate the
employment figures for the law enforcement service area, a review of the 2013 American
Community Survey (ACS) 5-Year Estimates, Employment Status for Population Sixteen and
over was conducted. This review concluded that approximately 91 percent of the total
countywide labor force is within the law enforcement service area. As such, the employment
figures shown are 91 percent of the total employment of Collier County.
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October 2016 B-8 Law Enforcement Impact Fee Study
Table B-5
General Functional Population Coefficients
Population/
Employment Category ITE LUC
Employee
Hours In-
Place(1)
Trips per
Employee(2)
One-Way
Trips per
Employee(3)
Journey-to-
Work Occupants
per Trip(4)
Daily
Occupants per
Trip(5)
Visitors per
Employee(6)
Visitor Hours
per Trip(1)
Days per
Week(7)
Functional
Population
Coefficient(8)
Population 7.00 0.683
Natural Resources N/A 9.00 3.02 1.51 1.32 1.38 0.09 1.00 7.00 0.379
Construction 110 9.00 3.02 1.51 1.32 1.38 0.09 1.00 5.00 0.271
Manufacturing 140 9.00 2.13 1.07 1.32 1.38 0.06 1.00 5.00 0.270
Transportation, Communication, Utilities 110 9.00 3.02 1.51 1.32 1.38 0.09 1.00 5.00 0.271
Wholesale Trade 150 9.00 3.89 1.95 1.32 1.38 0.12 1.00 5.00 0.271
Retail Trade 820 9.00 52.10 26.05 1.24 1.73 12.76 1.50 7.00 1.173
Finance, Insurance, Real Estate 710 9.00 3.32 1.66 1.24 1.73 0.81 1.00 5.00 0.292
Services(9)N/A 9.00 28.17 14.09 1.24 1.73 6.90 1.00 6.00 0.568
Government(10)730 9.00 11.95 5.98 1.24 1.73 2.93 1.00 7.00 0.497
(1) Assumed
(2) Trips per employee represents all trips divided by the number of employees and is based on Trip Generation 9th Edition (Institute of Transportation Engineers 2012) as follows:
ITE Code 110 at 3.02 weekday trips per employee, page 93.
ITE Code 140 at 2.13 weekday trips per employee, page 164.
ITE Code 150 at 3.89 weekday trips per employee, page 193.
ITE Code 710 at 3.32 weekday trips per employee, page 1252.
ITE Code 730 at 11.95 weekday trips per employee, page 1304.
ITE Code 820 based on blended average of trips by retail center size calculated below, adapted from page 1561.
Trips per retail employee from the following table:
Assumed Sq Ft per Trips per Weighted
Retail Scale Center Size Trip Rate Employee (11)Employee Share Trips
Neighborhood <50k sq.ft.50 86.56 802 69 40.0%27.60
Community 50k - 250k sq.ft.250 49.28 975 48 30.0%14.40
Regional 250k - 500k sq.ft.500 38.66 1,043 40 20.0%8.00
Super Reg. 500k-1000k sq.ft. 1,000 30.33 676 21 10.0%2.10
Sum of Weighted Trips/1k sq.ft.52.10
(3) Trip per employee (Item 2) multiplied by 0.5.
(4) Journey-to-Work Occupants per Trip from 2001 Nationwide 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 Nationwide 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) The equation to determine the Functional Population Coefficient per Employee for all land-use categories except residential includes the following:
(10) Includes Federal Civilian Government, Federal Military Government, and State and Local Government categories.
(11) Square feet per retail employee from the Energy Information Administration from Table B-1 of the Commercial Energy Building Survey, 2003
((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, 9th ed., when available, or else derived from the
square feet per employee for the appropriate land use category from the Energy Information Administration from Table B-1 of the Commercial Energy Building Survey (2003).
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October 2016 B-9 Law Enforcement Impact Fee Study
Table B-6
Functional Population – Year 2015
(1) Source: Table B-1 for population and 2015 Woods & Poole for employment data
(2) Source: Table B-5
(3) The functional population is unincorporated county and Everglades City 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 (95,684) and
employment functional population (350,927)
Table B-7 presents the law enforcement service area annual functional population figures
from 2000 through 2034, based on the 2015 functional population figure from Table B-6 and
the annual population growth rates from the population figures previously presented in Table
B-1.
Population Category
Unincorporated
County and
Everglades City
Baseline Data(1)
Functional Resident
Coefficient(2)
Functional
Population(3)
2015 Peak Season Population 373,709 0.683 255,243
Employment Category
Natural Resources 7,142 0.379 2,707
Construction 12,962 0.271 3,513
Manufacturing 3,257 0.270 879
Transportation, Communication, and Utilities 4,717 0.271 1,278
Wholesale Trade 3,918 0.271 1,062
Retail Trade 20,584 1.173 24,145
Finance, Insurance, and Real Estate 30,753 0.292 8,980
Services 82,558 0.568 46,893
Government Services 12,529 0.497 6,227
Total Employment by Category Population (4)95,684
2015 Total Functional Population(5)350,927
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October 2016 B-10 Law Enforcement Impact Fee Study
Table B-7
Unincorporated County and Everglades City
Functional Population (2000-2034)
Source: Table B-6 for the 2015
functional population figure and
Table B-1 for annual growth rates
Unincorporated
County and
Everglades City
2000 249,728
2001 263,634
2002 278,877
2003 294,637
2004 308,651
2005 319,809
2006 328,419
2007 331,581
2008 331,373
2009 332,206
2010 323,101
2011 327,709
2012 333,123
2013 337,931
2014 344,029
2015 350,927
2016 357,959
2017 365,129
2018 372,437
2019 379,889
2020 386,960
2021 393,636
2022 400,424
2023 407,327
2024 414,346
2025 421,006
2026 427,294
2027 433,674
2028 440,147
2029 446,717
2030 452,922
2031 458,752
2032 464,658
2033 470,641
2034 476,701
Year
Functional Population
Projections
Collier County | Law Enforcement IF Update Study
Tindale Oliver Collier County
October 2016 B-11 Law Enforcement Impact Fee Study
Functional Residents by Specific Land Use Category
When a wide range of land uses impact services, an estimate of that impact is needed for
each land use. This section presents functional population estimates by residential and non-
residential land uses.
Residential and Transient Land Uses
As previously mentioned, the average number of persons per housing unit in the law
enforcement service area 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 B-8.
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 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.
Collier County | Law Enforcement IF Update Study
Tindale Oliver Collier County
October 2016 B-12 Law Enforcement Impact Fee Study
Table B-8
Functional Residents for Residential and Transient Land Uses
Residential Land Use Impact
Unit
ITE
LUC(1)
Residents/
Visitors Per
Unit(2)
Occupancy
Rate(3)
Adjusted
Residents
Per Unit(4)
Peak Visitor
Hours at
Place(5)
Workers
Per Unit(6)
Work Day
Hours(7)
Days Per
Week(8)
Work Week
Residents Per
Unit(9)
Residential
Single Family Detached
- Less than 4,000 sf du 210 2.78 1.90
- 4,000 sf or greater du 210 3.13 2.14
Multi Family du 220, 222,
230, 232 1.41 0.96
Mobile Home / RV (Tied Down)du 240 2.16 1.48
Retirement Community/Age-Restricted Single Family du 251 1.26 0.86
Transient/Assisted, Group
Hotel room 310 1.68 71%1.19 12 0.57 9 7 0.81
Motel room 320 1.68 71%1.19 12 0.44 9 7 0.76
Nursing Home bed 620 1.00 88%0.88 20 0.84 9 7 1.05
Assisted Living Facility (ALF)du 253 1.26 88%1.11 20 0.45 9 7 1.09
(4) Residents per unit times occupancy rate
(5), (7), (8) Estimated
(6) Adapted from ITE Trip Generation Handbook, 9th Edition
(9) For residential this is Residents Per Unit times 0.683. For Transient, Assisted, and Group it is:
[(Adjusted Residents per Unit X Hours at Place X Days per Week) + (Workers Per Unit X Work Hours Per Day X Days per Week)]
( 24 Hours per Day X 7 Days per Week)
(1) Land use code from the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 9th Edition
(2) Estimates for the single family, multi-family, and mobile home land use from Table B-2; estimates for the hotel/motel land use assumes that there is one person per room for all business-related trips (32%
of total hotel/motel occupancies in Collier County) and 2 people per room for leisure trips (68% of total hotel/motel occupancies in Collier County). Source for distribution of business and leisure trips is the
Collier County Visitors and Convention Bureau 2011 November Report. One person per bed is assumed for nursing homes. Estimate for ALF is based on people per household figures for single and multi-
family homes, adjusted for the residents over 55 years of age based on information obtained from the 2001 National Household Travel Survey, prepared by the US Department of Transportation.
(3) Source for hotel/motel occupancy: Collier County Convention and Visitors Bureau 2011 through 2014 Annual Reports. Source for nursing home/ALF occupancy rate is the Florida Department of Elderly
Affairs Collier County Profile. Average occupancy rate for 2011 through 2014.
Collier County | Law Enforcement IF Update Study
Tindale Oliver Collier County
October 2016 B-13 Law Enforcement Impact Fee Study
Table B-9
Functional Residents for Non-Residential Land Uses
Land Use Impact Unit ITE
LUC(1)
Trips Per
Unit(2)
Trips Per
Employee(3)
Employees
Per Unit(4)
One-Way
Factor @
50%(5)
Worker
Hours(6)
Occupants
Per Trip(7)Visitors(8)
Visitor
Hours Per
Trip(9)
Days Per
Week(10)
Functional
Resident
Coefficient(11)
Recreational
RV Park site 416 1.62 n/a 1.20 0.81 9 2.39 0.74 1.50 7 0.50
Marina berth 420 2.96 20.52 0.14 1.48 9 2.39 3.40 1.00 7 0.19
Golf Course 18 holes 430 643.32 20.52 31.35 321.66 9 2.39 737.42 0.25 7 19.44
Bundled Golf Course 18 holes n/a 193.00 20.52 9.41 96.50 9 2.39 221.23 0.25 7 5.83
Movie Theater screen 444 106.63 53.12 2.01 53.32 9 2.39 125.42 1.00 7 5.98
Dance Studio/Gyms 1,000 sf n/a 21.33 n/a 2.00 10.67 9 2.39 23.50 1.50 7 2.22
Institutions
Elementary School (Private)student 520 1.29 15.71 0.08 0.65 9 1.11 0.64 2.00 5 0.06
Middle School (Private)student 522 1.62 16.39 0.10 0.81 9 1.11 0.80 2.00 5 0.07
High School (Private)student 530 1.71 19.74 0.09 0.86 9 1.11 0.86 2.00 5 0.08
University/Junior College with 7,500 or fewer students student 540 & 550 2.00 12.26 0.16 1.00 9 1.11 0.95 2.00 5 0.10
University/Junior College with more than 7,500 students student 540 & 550 1.50 12.26 0.12 0.75 9 1.11 0.71 2.00 5 0.07
Church seat 560 0.61 20.64 0.03 0.31 9 1.90 0.56 1.00 7 0.03
Day Care student 565 4.38 26.73 0.16 2.19 9 1.11 2.27 0.15 5 0.05
Hospital 1,000 sf 610 13.22 4.50 2.94 6.61 9 1.42 6.45 1.00 7 1.37
Office
Office 6,000 SF or less(12)1,000 sf 710 11.02 3.32 3.32 5.51 9 1.28 3.73 1.00 5 1.00
Office 6,001 - 100,000 SF(13)1,000 sf 710 13.13 3.32 3.95 6.57 9 1.28 4.46 1.00 5 1.19
Office 100,001 - 200,000 SF(14)1,000 sf 710 11.12 3.32 3.35 5.56 9 1.28 3.77 1.00 5 1.01
Office 200,001 - 400,000 SF(15)1,000 sf 710 9.41 3.32 2.83 4.71 9 1.28 3.20 1.00 5 0.85
Office greater than 400,000 SF(16)1,000 sf 710 8.54 3.32 2.57 4.27 9 1.28 2.90 1.00 5 0.77
Medical Office/Clinic 10,000 sf or less 1,000 sf 720 23.83 8.91 2.67 11.92 9 1.42 14.26 1.00 5 1.14
Medical Office/Clinic greater than 10,000 sf 1,000 sf 720 34.72 8.91 3.90 17.36 9 1.42 20.75 1.00 5 1.66
Business Park (Flex Space)1,000 sf 770 12.65 4.04 3.13 6.33 9 1.38 5.61 0.75 5 0.96
Collier County | Law Enforcement IF Update Study
Tindale Oliver Collier County
October 2016 B-14 Law Enforcement Impact Fee Study
Table B-9 (continued)
Functional Residents for Non-Residential Land Uses
Land Use Impact Unit ITE
LUC(1)
Trips Per
Unit(2)
Trips Per
Employee(3)
Employees
Per Unit(4)
One-Way
Factor @
50%(5)
Worker
Hours(6)
Occupants
Per Trip(7)Visitors(8)
Visitor
Hours Per
Trip(9)
Days Per
Week(10)
Functional
Resident
Coefficient(11)
Retail, Gross Square Feet
Specialty Retail 1,000 sf 826 49.99 22.36 2.24 25.00 9 1.73 41.01 0.50 7 1.69
Retail 6,000 sfgla or less(12)1,000 sfgla 820 86.56 n/a 2.50 43.28 9 1.73 72.37 0.50 7 2.45
Retail 6,001 to 25,000 sfgla(12)1,000 sfgla 820 86.56 n/a 2.50 43.28 9 1.73 72.37 0.50 7 2.45
Retail 25,001 to 50,000 sfgla(12)1,000 sfgla 820 86.56 n/a 2.50 43.28 9 1.73 72.37 0.50 7 2.45
Retail 50,001 to 100,000 sfgla(13)1,000 sfgla 820 67.91 n/a 2.50 33.96 9 1.73 56.25 0.65 7 2.45
Retail 100,001 to 150,000 sfgla(17)1,000 sfgla 820 58.93 n/a 2.50 29.47 9 1.73 48.48 0.75 7 2.45
Retail 150,001 to 200,000 sfgla(18)1,000 sfgla 820 53.28 n/a 2.50 26.64 9 1.73 43.59 0.80 7 2.39
Retail 200,001 to 400,000 sfgla(15)1,000 sfgla 820 41.80 n/a 2.50 20.90 9 1.73 33.66 1.00 7 2.34
Retail 400,001 to 600,000 sfgla(19)1,000 sfgla 820 36.27 n/a 2.50 18.14 9 1.73 28.88 1.15 7 2.32
Retail 600,001 to 1,000,000 sfgla(20)1,000 sfgla 820 30.33 n/a 2.50 15.17 9 1.73 23.74 1.25 7 2.17
Retail greater than 1,000,000 sfgla(21)1,000 sfgla 820 28.46 n/a 2.50 14.23 9 1.73 22.12 1.25 7 2.09
New/Used Auto Sales 1,000 sf 841 28.25 21.14 1.34 14.13 9 1.73 23.10 1.00 7 1.47
Tire Superstore bay 849 30.55 43.02 0.71 15.28 9 1.73 25.72 1.00 7 1.34
Supermarket 1,000 sf 850 103.38 87.82 1.18 51.69 9 1.52 77.39 0.50 7 2.05
Convenience Market (24 hour)1,000 sf 851 719.18 n/a 2.50 359.59 9 1.52 544.08 0.20 7 5.47
4 or less Fuel Positions fuel pos.853 542.60 n/a 2.50 271.30 9 1.52 409.88 0.20 7 4.35
5-6 Fuel Positions fuel pos.853 439.92 n/a 2.50 219.96 9 1.52 331.84 0.20 7 3.70
7-8 Fuel Positions fuel pos.853 375.12 n/a 2.50 187.56 9 1.52 282.59 0.20 7 3.29
9-10 Fuel Positions fuel pos.853 319.20 n/a 2.50 159.60 9 1.52 240.09 0.20 7 2.94
11-12 Fuel Positions fuel pos.853 289.92 n/a 2.50 144.96 9 1.52 217.84 0.20 7 2.75
13 or more Fuel Positions fuel pos.853 264.00 n/a 2.50 132.00 9 1.52 198.14 0.20 7 2.59
Home Improvement Superstore 1,000 sf 862 30.74 n/a 2.50 15.37 9 1.52 20.86 1.00 7 1.81
Pharmacy/Drug Store with and without Drive-Thru 1,000 sf 881 95.96 n/a 2.50 47.98 9 1.52 70.43 0.35 7 1.96
Furniture Store 1,000 sf 890 5.23 12.19 0.43 2.62 9 1.52 3.55 0.50 7 0.24
Bank/Savings Walk-In 1,000 sf 911 121.30 34.69 3.50 60.65 9 1.52 88.69 0.35 6 2.23
Bank/Savings Drive-In 1,000 sf 912 159.34 30.94 5.15 79.67 9 1.52 115.95 0.15 6 2.28
Low-Turnover Restaurant seat 931 2.86 n/a 0.32 1.43 9 1.85 2.33 1.00 7 0.22
High-Turnover Restaurant seat 932 4.83 n/a 0.38 2.42 9 1.85 4.10 0.75 7 0.27
Fast Food Rest w/ Drive-Thru 1,000 sf 934 511.00 n/a 10.90 255.50 9 1.85 461.78 0.25 7 8.90
Convenience Store with Gas Pumps
Collier County | Law Enforcement IF Update Study
Tindale Oliver Collier County
October 2016 B-15 Law Enforcement Impact Fee Study
Table B-9 (continued)
Functional Residents for Non-Residential Land Uses
Land Use Impact Unit ITE
LUC(1)
Trips Per
Unit(2)
Trips Per
Employee(3)
Employees
Per Unit(4)
One-Way
Factor @
50%(5)
Worker
Hours(6)
Occupants
Per Trip(7)Visitors(8)
Visitor
Hours Per
Trip(9)
Days Per
Week(10)
Functional
Resident
Coefficient(11)
Retail, Gross Square Feet
Quick Lube service bay 941 40.00 n/a 1.50 20.00 9 1.52 28.90 0.50 7 1.16
Gasoline/Service Station fuel pos.944/946 157.33 n/a 2.50 78.67 9 1.52 117.08 0.20 7 1.91
Self-Service Car Wash service bay 947 43.94 n/a 0.50 21.97 9 1.52 32.89 0.50 7 0.87
Automated Car Wash 1,000 sf 948 141.20 n/a 1.75 70.60 9 1.52 105.56 0.25 7 1.76
Luxury Auto Sales 1,000 sf n/a 16.30 n/a 1.34 8.15 9 1.73 12.76 1.00 7 1.03
Industrial
Light Industrial 1,000 sf 110 6.97 3.02 2.31 3.49 9 1.38 2.51 1.00 5 0.69
Manufacturing 1,000 sf 140 3.82 2.13 1.79 1.91 9 1.38 0.85 1.00 5 0.50
Warehousing 1,000 sf 150 3.56 3.89 0.92 1.78 9 1.38 1.54 0.75 5 0.28
Mini-Warehouse 1,000 sf 151 2.15 61.90 0.03 1.08 9 1.38 1.46 0.75 7 0.06
Sources:
(1) Land use code found in the Institute of Transportation Engineers (ITE) Trip Generation Handbook, 9th Edition
(2) Land uses and trip generation rates consistent with those included in the 2013 Transportation Impact Fee Update Study
(3) Trips per employee from ITE Trip Generation Handbook, 9th Edition, when available
(4) Trips per impact unit 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), (9), (10) Estimated
(7) Nationwide Personal Transportation Survey
(8) [(One-way Trips/Unit X Occupants/Trip) - Employees].
(11) [(Workers X Hours/Day X Days/Week) + (Visitors X Hours/Visit X Days/Week)]/(24 Hours x 7 Days)
(12) Trip rate is for 50,000 sf
(13) Trip rate is for 100,000 sf
(14) Trip rate is for 200,000 sf
(15) Trip rate is for 400,000 sf
(16) Trip rate is for 600,000 sf
(17) Trip rate is for 150,000 sf
(18) Trip rate is for 200,000 sf
(19) Trip rate is for 600,000 sf
(20) Trip rate is for 1,000,000 sf
(21) Trip rate is for 1,200,000 sf
Collier County | Law Enforcement IF Update Study
APPENDIX C
Building and Land Values Analysis
Supplemental Information
Collier County | Law Enforcement IF Update Study
Tindale Oliver Collier County
October 2016 C-1 Law Enforcement Impact Fee Study
This appendix provides the additional data and information on building and land value
estimates.
Building Value Estimates
In determining the appropriate unit value for buildings, the following analysis was conducted:
A review of recently built or planned law enforcement buildings in Collier County;
Insurance value of the existing inventory; and
Discussions with architects.
The County has not built any new law enforcement facilities over the past five years; however,
a new substation, Orange Tree Substation, was bid in the spring of 2016. The cost for design,
permitting, and construction was at $3.2 million or $349 per square foot.
The County’s Annual Update and Inventory Report (AUIR) estimated the unit cost for law
enforcement buildings at $362 per square foot in 2015.
During the 2010 impact fee study, the value of primary buildings was estimated at $270 per
square foot. Applying Engineering News Records Building Cost Index for the cost changes
between 2010 and 2015 resulted in a unit cost of $298 per square foot.
The insurance values of existing primary buildings averaged $190 per square foot. 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 they 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 $300
per square foot. The value of support facilities was estimated at $80 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.
Collier County | Law Enforcement IF Update Study
Tindale Oliver Collier County
October 2016 C-2 Law Enforcement Impact Fee Study
Table C-1
Law Enforcement Buildings
Total Building Value per Square Foot
Land Values
In order to determine land value associated with law enforcement buildings, the following
information was evaluated:
Current value of land where law enforcement buildings are located;
Land value in areas where future law enforcement buildings are planned to be
located;
Vacant land sales analysis; and
Land use characteristics of areas where law enforcement facilities are located.
It is likely that future law enforcement facilities will be built in the eastern parts of the county.
An evaluation of the vacant residential versus commercial land values for 1 to 10-acre parcels
in the area east of County Road 951 resulted in an average land value of $20,000 per acre for
residential land uses, and $300,000 per acre for commercial land uses. This information is
presented in Table C-2.
Facility Source Year Cost per
Square Foot
Orange Tree Substation Cost Estimate Bid 2016 $349
County Estimate for Future Buildings AUIR 2015 $362
Adjusted 2010 Building Cost ENR Building Index 2015 $298
Current Value of Primary Buildings Insurance Reports 2015 $190
Current Value of Support Buildings Insurance Reports 2015 $70 to $87
$300
$80
Used in the Study:
- Primary Buildings
- Support Buildings
Collier County | Law Enforcement IF Update Study
Tindale Oliver Collier County
October 2016 C-3 Law Enforcement Impact Fee Study
Table C-2
Land Value Estimates
East of CR 951 (1 to 10-acre parcels)
Source: Collier County Property Appraiser
Currently, approximately 25 percent of law enforcement facilities are located 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
location. As presented in Table C-3, applying these percentages to the estimated land value
in residential versus commercial areas results in a combined land value of approximately
$160,000, which is found to be a reasonable estimate for impact fee calculation purposes.
This estimate is also within the range of value of properties where existing facilities are
located ($4,000 per acre to $875,000 per acre), based on the information included in the
Property Appraiser’s database.
Table C-3
Weighted Land Value
(1) Reflects a conservative estimate of future land purchases by land use compared
to the current distribution of 25% residential and 75% commercial
(2) Source: Table C-2
(3) Distribution (Item 1) multiplied by land value per acre (Item 2) for each land use
and added
Average Count
Vacant Land Sales:
Residential $27,594 621
Commercial $336,890 9
Vacant Land Values:
Residential $15,060 4,599
Commercial $193,894 109
Used in the Study:
Residential $20,000 N/A
Commercial $300,000 N/A
- East of CR 951 2015
- East of CR 951 2015
Location Year Land Use Cost per Acre
- East of CR 951 2012-2015
Land Use Distribution(1)Land Value
per Acre (2)
Weighted
Land Value
per Acre(3)
Residential 50%$20,000 $10,000
Commercial 50%$300,000 $150,000
Land Value Used in the Study $160,000
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RESOLUTION NO.2016- 1 4 2
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA PROVIDING FOR THE EXTENSION OF THE
SUNSET DATE OF THE "IMPACT FEE PROGRAM FOR EXISTING
COMMERCIAL REDEVELOPMENT," AS PROVIDED IN CHAPTER 74,
SECTION 74-201(c)(5) OF THE COLLIER COUNTY CODE OF LAWS AND
ORDINANCES, FROM JULY 1, 2016, UNTIL SUCH TIME THAT AN
ORDINANCE AMENDMENT IS APPROVED BY THE BOARD REMOVING
THE SUNSET PROVISIONS OF THE PROGRAM.
WHEREAS, on March 24, 2009, the Board adopted Ordinance No. 2009-14,
which established the "Impact Fee Program for Existing Commercial Redevelopment;"
and
WHEREAS, on March 24, 2011, the "Impact Fee Program for Existing
Commercial Redevelopment" was scheduled to sunset in accordance with Chapter 74,
Section 74-201(c)(5) of the Collier County Code of Laws and Ordinances, unless
otherwise extended by a Resolution of the Board of County Commissioners;and
WHEREAS,on March 22, 2011, the Board of County Commissioners extended
the sunset date of the "Impact Fee Program for Existing Commercial Redevelopment"to
March 24,2012 by way of Resolution 2011-54; and
WHEREAS, on March 13, 2012, the Board of County Commissioners extended
the sunset date of the "Impact Fee Program for Existing Commercial Redevelopment"to
March 24,2013,by way of Resolution 2012-45; and
WHEREAS, this Program was identified as a potential topic for discussion
and/or workshop in May of 2013; and
WHEREAS, on March 12, 2013, the Board of County Commissioners approved
a temporary extension of the Program, to July 1, 2013, due to the Program having been
identified as a potential topic for discussion and/or workshop, and that the temporary
extension of the Program allowed businesses to utilize the Program until the Board of
County Commissioners provided further direction;and
WHEREAS, on May 28, 2013, and June 4, 2013, the Board of County
Commissioners heard presentations and discussed impact fees and economic
development. During the workshop, many of the concerns raised by speakers related to
impact fees for commercial development; and
WHEREAS, on June 25, 2013, the Board of County Commissioners extended
the sunset date of the "Impact Fee Program for Existing Commercial Redevelopment"to
July 1, 2014,by way of Resolution 2013-149; and
WHEREAS, on June 24, 2014, the Board of County Commissioners extended
the sunset date of the "Impact Fee Program for Existing Commercial Redevelopment"to
July 1,2015,by way of Resolution 2014-132; and
WHEREAS, on June 23, 2015, the Board of County Commissioners extended
the sunset date of the "Impact Fee Program for Existing Commercial Redevelopment"to
July 1,2016,by way of Resolution 2015-128; and
WHEREAS, the "Impact Fee Program for Existing Commercial
Redevelopment"has assisted 142 businesses over a seven-year period;and
WHEREAS, staff recommends that in order to allow businesses to continue to
utilize the Program,the sunset date of the "Impact Fee Program for Existing Commercial
Redevelopment" be extended until such time that an Ordinance Amendment removing
the sunset provisions is approved the Board; and
WHEREAS, the Board of County Commissioners accepts the recommendations
from staff.
NOW, THEREFORE BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that the Board of County
Commissioners hereby declares that the "Impact Fee Program for Existing Commercial
Redevelopment" be extended until such time that an Ordinance Amendment is approved
removing the sunset provisions of the Program.
This Resolution is adopted after motion; second and majority vote favoring
adoption this V-4-r-t day of June,2016.
ATTEST BOARD OF COUNTY COMMISSIONERS
Dwight E. Brock,Clerk OF 'i I LLIER COUNTY,FLORIDA
By: 111, :,16`, 0 0 By:
ler DONNA FIALA,Chairman
rttest `
signature only.;
Approve 4a;, c f :n. legality:
ilea
Jeffrey A.
r
la is ow, County Attorney
i
Page 2 of 2
WATER, WASTEWATER, LIBRARY, EMS, GOVERNMENT BUILDINGS, AND LAW ENFORCEMENT IMPACT FEE UPDATE STUDIES
AND
PARKS, SCHOOL, ROAD AND JAIL IMPACT FEE INDEXING
COMPARISON
$$
IMPACT FEE CURRENT PROPOSED DIFFERENCE CURRENT PROPOSED DIFFERENCE
Parks - Community1 $876.84 $932.95 $56.11 $427.42 $454.77 $27.35
Parks - Regional1 $2,436.09 $2,694.31 $258.22 $1,112.33 $1,230.23 $117.90
School1 $7,470.66 $7,709.72 $239.06 $2,394.66 $2,466.49 $71.83
Road1 $7,276.63 $7,443.99 $167.36 $4,735.98 $4,844.91 $108.93
Jail1 $486.54 $499.19 $12.65 $252.68 $259.25 $6.57
Library2 $315.04 $336.05 $21.01 $160.28 $159.78 -$0.50
EMS2 $94.37 $142.07 $47.70 $94.37 $67.50 -$26.87
Government Buildings2 $766.12 $934.34 $168.22 $388.48 $443.94 $55.46
Law Enforcement2 $449.16 $586.95 $137.79 $241.85 $296.56 $54.71
Water - 3/4" Meter2 $2,600.00 $2,562.00 -$38.00 $2,600.00 $2,562.00 -$38.00
Sewer - 3/4" Meter2 $2,515.00 $2,701.00 $186.00 $2,515.00 $2,701.00 $186.00
TOTAL $25,286.45 $26,542.57 $1,256.12 $14,923.05 $15,486.43 $563.38
OVERALL % INCREASE 4.97%3.78%
$$$
IMPACT FEE CURRENT PROPOSED DIFFERENCE CURRENT PROPOSED DIFFERENCE CURRENT PROPOSED DIFFERENCE
Road1 $100,184.60 $102,488.85 $2,304.25 $104,363.70 $106,764.07 $2,400.37 $55,718.00 $56,999.51 $880.60
Jail1 $3,198.90 $3,282.07 $83.17 $6,585.80 $6,757.03 $171.23 $1,854.80 $1,903.02 $48.22
EMS2 $950.40 $934.00 -$16.40 $1,639.80 $1,923.00 $283.20 $461.70 $541.60 $79.90
Government Buildings2 $5,580.70 $6,195.10 $614.40 $9,623.30 $12,754.70 $3,131.40 $2,711.50 $3,592.10 $880.60
Law Enforcement2 $3,066.30 $3,715.70 $649.40 $5,290.50 $7,649.90 $2,359.40 $1,490.00 $2,154.50 $664.50
Water - 1" Meter2 $4,340.00 $4,278.00 -$62.00 $4,340.00 $4,278.00 -$62.00 $4,340.00 $4,278.00 -$62.00
Sewer - 1 " Meter2 $4,200.00 $4,510.00 $310.00 $4,200.00 $4,510.00 $310.00 $4,200.00 $4,510.00 $310.00
TOTAL $121,520.90 $125,403.72 $3,882.82 $136,043.10 $144,636.70 $8,593.60 $70,776.00 $73,978.74 $2,801.82
OVERALL % INCREASE 3.20%6.32%3.96%
1Indexing
2Update Study
10,000 Sq. Ft.10,000 Sq. Ft.
GENERAL INDUSTRIAL
10,000 Sq.Ft.
SINGLE FAMILY DETACHED
2,000 Sq. Ft. Living Area SINGLE FAMILY ATTACHED
OFFICE RETAIL
CONDO AND
2/2/2017
ORDINANCE NO.20I7.
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA, AMENDING CHAPTER 7.I OF
THE COLLIER COUNTY CODE OF LAWS AND ORDINANCES
(THE COLLIER COUNTY CONSOLIDATED IMPACT FEE
ORDINANCE) BY INCORPORATING BY REFERENCE THE
"WATER AND WASTEWATER IMPACT FEE STUDY FOR
COLLIER COUNTY WATER-SEWIR DISTRICT", THE "COLLIER
COUNTY EMERGENCY MEDICAL SERVICES IMPACT FEE
UPDATE STUDY", THE "COLLIER COUNTY LIBRARY
FACILITIES AND ITEMS/EQUIPMENT IMPACT FEE UPDATE",
THE "COLLIER COUNTY GENERAL GOVERNMENT BUILDINGS
IMPACT FEE UPDATE STUDY" AND THE "COLLIER COUNTY
LAW ENFORCEMENT IMPACT FEE UPDATE STUDY'';
AMENDING THE EMERGENCY MEDICAL SERVICES (EMS)
IMPACT FEE RATE SCHEDULE, WHICH IS SCHEDULE SEVEN OF
APPENDIX A, AS SET FORTH IN THE IMPACT FEE UPDATE
STUDY; THE LIBRARY IMPACT FEE RATE SCHEDULE, WHICH
IS SCHEDULE EIGHT OF APPENDIX A, AS SET FORTH IN THE
IMPACT FE,E UPDATE STUDY, THE GOVERNMENT BUILDING
IMPACT FEE RATE SCHEDULE, WHICH IS SCHEDULE NINE OF
APPENDIX A, AS SET FORTH IN THE IMPACT FEE UPDATE
STUDY, AND THE LAW ENFORCEMENT IMPACT FEE RATE
SCHEDULI,, WHICH IS SCHEDULE TEN OF APPENDIX A, AS SET
FORTH IN THE UPDATE STUDY; PROVIDING FOR REMOVAL OF
THE SUNSET LANGUAGE FOR THE IMPACT FEE PROGRAM FOR
EXISTING COMMERCIAL REDEVELOPMENT; PROVIDING FOR
CONFLICT AND SEVERABILITY; PROVIDING FOR INCLUSION
IN THE COLLIER COUNTY CODE OF LAWS AND ORDINANCES;
AND PROVIDING FOR AN EFFECTIVE DATE OF MAY I,2017, FOR
ALL FEE DECREASES AND A DELAYED EFFECTIVE DATE OF
JULY 21,20I7, FOR ALL FEE INCREASES IN ACCORDANCE WITH
THE gO-DAY NOTICE REQUIREMENTS SET FORTH IN SECTION
l 63.3 l 801 (3)(d), F LO Rr DA STATUTES.
WHEREAS, Collier County uses impact lees to supplement the funding of necessary
capital improvements required to provide public facilities to serve new population and related
development thal is necessitated by growth in Collier County; and
WHEREAS, Collier County has used impact fees as a funding source for growth-related
capital improvements lbr various fhcilities since 1978; and
Underlined lexl is added; S+R €k lhr€ugh text is deleted
WHEREAS, on March 13, 2001, the Board of County Commissioners adopted
Ordinance No. 2001-13, the Collier County Consolidated Impact Fee Ordinance, repealing and
superseding all of the County's then existing impact fee regulations, and consolidating all ofthe
County's impact fee regulations into that one Ordinance, codified in Chapter 74 of the Collier
County Code of Laws and Ordinances (Code); and
WHEREAS, on October 26, 2010, the Board of County Commissioners adopted
Ordinance No. 2010-41 for the adoption of the 2010 Emergency Medical Services Impact Fee
Update Study; and on December 13, 2011, the Board of County Commissioners adopted
Ordinance No. 2011-44 adopting an annual indexing calculation thereby establishing the current
Emergency Medical Services Impact Fee rates; and
WHEREAS, on December 14, 2010, the Board of County Commissioners adopted
Ordinance No. 2010-46, providing for the adoption of the 20'10 "Collier County Library
Facilities and Items/Equipment Impact Fee Update" and the 2010 "Collier County General
Govemment Buildings Impact Fee Update Study; and on December 13,2011, adopted Ordinance
No. 2011-44 adopting an annual indexing calculation thereby establishing the current Library
Impact Fee rates and the current General Government Buildings Impact Fee rates; and
WHEREAS, on December 14,2010, the Board of County Commissioners adopted
Ordinance No. 2010-47, providing for the adoption of the 2010 "Collier County Law
Enforcement Impact Fee Study Final Report" thereby establishing the current Law Enforcement
Impact Fee rates; and
WHEREAS, on February 10, 2015, the Board of County Commissioners adopted
Ordinance No. 2015-17 for the adoption of the 2014 Water and Wastewater Impact Fee Study
thereby establishing the current Water and Wastewater Impact Fee rates;
WHEREAS, Section 74-502 of the Code provides that impact fee studies should be
reviewed at least every three years; and
WHEREAS, Collier County retained Tindale-Oliver & Associates, Inc., to complete the
update studies; and
WHEREAS, Tindale-Oliver and Associates, Inc., has prepared four impact fee studies
entitled the "Collier County Emergency Medical Services Impact Fee Update Study", dated
September 6,2016, the "Collier County Library Facilities and Items/Equipment Impact Fee
Uldglilgl text is addedl St+u€k rhro h text is deleted
PaEe 2 of 22
Update Study," dated September 6, 2016, the "Collier County General Govemment Buildings
Impact Fee Update Study," dated July 8, 2016, and the "Collier County Law Enforcement
Impact Fee Update Study", dated July 8,2016; and
WHEREAS, Public Resources Management Group, Inc., has prepared an impact fee
study entitled the "Water and Wastewater Impact Fee Study", dated December 21, 2016; and
WHEREAS, the "Water and Wastewater Impact Fee Study", the "Collier County
Emergency Medical Services Impact Fee Update Study", the "Collier County Library Facilities
and Items/Equipment Impact Fee Update Study", the "Collier County General Govemment
Buildings Impact Fee Update Study," and the "Collier County Law Enforcement Impact Fee
Update Study" recommend changes to the rate schedules that provide lor both rate reductions
and increases; and
WHEREAS, the proposed changes to the Water and Wastewater rates, the Emergency
Medical Services rates, the Library rates, the Govemment Building rates, and the Law
Enforcement rates equitably distribute the costs of acquiring public facilities based upon a
rational nexus relating costs incurred by fee payers to infrastructure impacts created by
residential and non-residential land uses; and
WHEREAS, staff has thoroughly reviewed the calculations and findings and concurs
with the results ofthe calculations and the study; and
WHEREAS, staff recommends that the Board of County Commissioners adopts this
Ordinance to implement the recommended changes; and
WHEREAS, Section 163.31801, Florida Statutes, which is the Florida Impact Fee Act,
requires that the most recent and localized data be used in impact fee calculations and these
studies comply with that requirement.
WHEREAS, in accordance with Section 163.31801, Florida Statutes, all rate categories
that are increasing have a 90-day delayed effective date in accordance with the notice
requirements set forth in Section 163.31801(3Xd), Florida Statutes. Additionally, the minimum
90-day notice is not required for rate reductions.
WHEREAS, on March 24, 2009, the Board ol County Commissioners adopted
Ordinance No.2009-14, which established the "lmpact Fee Program for Existing Commercial
Redevelopment; and
Underlined tcxt is addcd; S{F.el*hreugh text is deleted
P^ge 3 of 22
WHEREAS, the "lmpact Fee Program lor Existing Commercial Redevelopment" sunset
date was extended annually through July I , 2016; and
WHEREAS, on June 28,2016, the Board approved Resolution No. 2016-142 extending
the Program until such time that an Ordinance Amendment is approved removing the sunset
provisions of the Program.
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 as follows:
Section 74-106. Adoption of impact fee studies.
The board hereby adopts and incorporates by relerence the following studies with regard
to the respective public lacilities:
(2) lyater and wdste$,ater facilities: "Water and Wastewater Impact Fee Study for
CollierCountyWater-SewerDistrict''(dated@)
prepared by Public Resources Management Group, Inc;
(4) Library .facilities: "Collier County Library Facilities and Itemsi Equipment Impact
Fee Update," prepared by Tindale-Oliver and Associates, Inc. (November-*1,-4e10
September 6, 201 6)
(5) Emergency medical services: "Collier County Emergency Medical Services Impact
Fee Update," prepared by Tindale-Oliver and Associates, Inc. (Eepember-30,-2e$
Underlined text is addedt S{fu€k{h+ough lext is delctcd
Page 4 of22
September 6 .2016)
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
(9) General government facilities: "Collier County General Govemment Buildings
Impact Fee Update Study" prepared by Tindale-Oliver and Associates, Inc. (Novembe*
July 8, 2016):
(c) Change of size or use.
(10) Law enforcement facilities: "Collier County Law Enforcement Impact Fee Update
Study" prepared by Tindale-Oliver and Associates, Inc. (No+ember-8,-4e10 July 8.
2016);
SECTION TWO. 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 7,1-201 - Imposition of impact fees.
^-:^- r^ iL:- ,^+^
Y
(5) Impact Fee Program for Existing Commercial Redevelopment. Proposed developmenls
which meet the criteria set iorth below shall not be assessed additional impact fees related to
changesofusewithintheexistingbuildings'
SECTION FoUR. CONFLICT AND SEVERAI}ILITY.
ln the event this Ordinance conflicts with any other Ordinance of Collier County or other
applicable law, the more restrictive shall appty. Ifany phrase or portion ofthis 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 porlions.
Underlined rexr is added: StFr€*{h+orgh text is deleted
Page 5 of 22
SE(lTI()r" TIll{EE.
SECTION FIVE. 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 ofthe Ordinance may be renumbered or re-
lettered and intemal cross-reflerences amended throughout to accomplish such, and the word
"ordinance" may be changed to "section," "article," or any other appropriate word.
SECTION FIVE. EFFECTIVE DATE.
This Ordinance shall be considered adopted upon the date written below and subject to
filing with the Florida Department of State; however, for administrative purposes the effective
date for all rate schedule decreases shall be May'1,2017, and the effective date for all rate
schedule increases shall be delayed to July 24, 201 7.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida, this _ day of _,2017 .
ATTEST
Dwight E. Brock, Clerk
BOARD OF COLINTY COMMISSIONERS
OF COLLIER COLINTY. FLORIDA
By:Bv:
Approved as to fbrm
and legal sufficiency
, Deputy Clerk
Underlined text is added;$tn €k thfo h text is deleled
Pag.6 of 22
PENNY TAYLOR, CHAIRMAN
Jeffrey A. Klatzkow
County Attomey
APPENDIX A
SCHEDULE TWO - EFFECTIVE Eehruatyaz--rA+5 Mav 1.2017
WATER & WASTEWATER IMPACT FEE RATE SCHEDULE
ERC = Equivalent Residentiat Conneclion
AOF = Average Daily Flow
Living Space (SQ.FT.)ERC Factot Meter Size
0To4999
(ANO NO MORE IHAN ' TOILETS)
1
Per ERC
( xed a] 1 ERC)$?.6Se s2-qQ?$2.515
Per ERC ERe-{€ls€++feg
$?see)
ERC va uex $2 562
(!rnimum value
s2.562)
Meter Sire /Vote
Meler size determined by ihe tota fixllre value connecied to lhe meter and applying app icable prov sion in ihe current edrlion
ol ihe Florida Plumbing Code Reterence lhe Meler Sizrng Eonn
When ADF is in Galons Per Minule (GPM) lhen use the formula {(ADF-30)/301+1
MULTI-FAMILY - MASTER METERED
Living Space (SQ.FT.)Basis of Fee ERC Factor Existing Water
lmpact Fee lmpact Fee
033 9850 $!4!$830
751 TO 1 500 067 $+#e $-1ll-0 $1 685
1.501 0R I\,|ORE 10 $2-600 $2 515
Meter size detennined bythe lotallixture value connected to the meler and applying applicable provision in the curenl edition
of the Florida Plumbins Code. Reference the Mele. Sizing Form
NON.RESIDENTIAL
Sasis ofFee
lmpact fees are determined by meter size Water and/or wastewaler impacl fees for alteraiions expansions, or replacemenls
are imposed only il the meler size is increased as a result ol the alleralion expansion, or rep ,c€ment
Metet Size ERC Factot (1)Existing Watet lmpact Fee lmpact Fee
3/4 inch 100 s?-6€s $2,562 92,515
1 inch 167 s434e $4 274 $4,200
1-112inch 98 531 $8,375
2 inch $€36e !r!,055 $13 405
3 inch 15 00 $38.430 $37,725
4 nch 33 33 $8#O $85.391 $83 825
6 nch 66 67 s+H40 $17q808 $167 675
8 nch 116 67 $e0334e $298.908 s293.425
Metet Size Note Meter size delemined by the lotal fixture value connecled to the meter and applytng applicable provision in ihe cunent edilion
ot lhe Florida Plumbing Code Reference ihe Meler Srzing Form.
(1)ERC Faclors by l\4eler Size lor Non-Residenlia Customers
Rated Capacity
30
50
100
160
4fo
1,000
2,000
3,500
ERC
1.00
1.67
533
15 00
66 67
116 67
1
3t4"
1"
-1t2
3',
4',
6',
llls.sod on tho r.l.d c.p..ri.s per lechnica I s pec'r cation s oI m.teB us€d
l2lRerl€crs Gred hydGul'c capac ly o, meler d vrdod by 30 9anons p.r m nure
bared oi lhe nl.d caD.civ or sm5r6sl mole, s2e
RESIDENTIAL - INDIVIDUALLY METERED
Basis of Fee Eisting Watet
3/4"
5 OOO OR MORE
(OR MORE II]AN ' TOILETS)$2.515
ERC with ADF Fomula
0 To 750
s?t!?
Type
All Non-Resdenlial
Wastewater lmpact Fee
Unde.lined len rs addedi SlFr€l(lhrcugh text is deleted
Pa9e 7 ol 22
APPENDIX A
SCHEDULE TWO - EFFEC|IVE Aprit4r4lf Julv 21. 2017
WATER & WASTEWATER IMPACT FEE RATE SCHEDULE
ERC = Equivalenl Residenllal Connection
ADF = Average Darly Flow
Living Space (SQ.FT.)ERC Factor Basis ot Fee Water lmpacl Exlsung
Meter Size
0 To 4,99S
(AND NO MORE THAN.l TOILETS)
PeT ERC
(lixed al 1 ERC)$2.562 $?515 $2J01
5,OOO OR MORE
(OR MORE TBAN 4 TOILETS)value of 1)
Per ERC
(based on ADF
Formula)
ERC value x $2.562
s2,562)
8+5J5 s2J9L Meter Size Note)
Meter Size Note Meter srze delermined by the totalfixlure value connected to lhe melerand applying applicable provision in lhe cunenl edition
ofthe Flonda Plumbing Code. Reference the Meter Sizing Form
ERC with ADF Fonnula When AOF rs in Gallons Per Minute (GPM) then use the formula [(ADF-30)/30]+1
MULTI.FAMILY . MASTER METERED
Living Space (SQ.FT.)Basis of Fee ERC Factor Water lmp€ct
Feo
Existing
0 To 750 Per Unrl 033 $845 5430 9!91
751 TO 1.500 067 $1 716 $.L!!9
1.501 0R MORE 10 $2 562 $2J91
Meter size determined by the totallixturc value connected lo the meter and applying applicable provision in lhe cunentedition
ol lhe Flodda Plumbing Code. Reference the Meler Sizing Form.
NON.RESIDENTIAL
lmpaci fees are determined by meter si2e Water and/or wastewater rmpact fees lor alterations, expansDns, or replaclments
are imposed only iflhe meler size is rncreased as a resull oI lhe altelation, erpension, or replacement.
ERC Factor (1)Waler lmpacl Fee
Exlstlng
Proposeal Wastewatet lmpact Foe
3/4 inch 1.00 $2.562 H15 $2,701
l inch 1.67 s4,278 $4+00 $4,510
1-112 inch 3.33 58,531 $3.375 $8,994
2 inch 5.33 s13,655 8406 $14.396
3 inch 15.00 s38 430 53725 $40,515
4 inch 33 33 s85,391 ss,a25 $90,024
6 inch 66 67 s170,808 5167,675 s180,075
8 inch 116 67 s2s8,908 52S3425 $315,125
Meter Size Note Meter size detemined by the totalllxlure value connected to lhe meter and applying applicable provision in the curent edilion
ol the Florida Plumbing Code. Reference the Meter SEing Form
(1)ERC Faclors by Meler Srze for Non-ResrdenlialCustomers
Rated capacity
(garbns pe. mrnule)
30
50
100
160
450
1,000
2,000
3.500
314
1"
-112
2
3"
4"
6"
8',
ERC
r-aclor l2l
100
'1.67
3.33
15 00
66 67
116 67
[1] Ba*d M rh6 r.r6d 4p.ot.3 p.r r.c.h.r6r rp€c i@tions oi melers us.d
l2j R6n&l3 Br.d hyd..u'c ep.c't or m.ler dryd6d by 30 gartonr per
h'n11. bai6d m fi. 6r.d op.ory ol3marr.rl mollr 3n
Underlined text ls added; SlqJ€k{h+ecgA text is deleled
Page I of 22
RESIDENTIAL - INDIVIDUALLY METEREO
1 3t4'
Per Unrt $,645
Per Unil $2J15
fvpe Basis ol Fee
All Non'Residential
Meter Size
APPENDIX A - SCHf,DULE SEVf,N
EMERGENCY MEDICAL SERVICES (EMS) IMPACT FEE RATE SCHEDULE
Effective Dscqnber.lHel|- Mav l, 2017
lmpact ['ee [-and [ \e ( rtegor]
Rcsidcnti.l
Lcss than 1,500 sq. n.
1,500 to 2,499 sq. ft.
2,500 sq. ft. or larger
Assisted Living Facilit)
Multi-Familv
Retiremcnl CommuniN
Non-R.sidenlirl
Auto Sales - Luxury
Auto Sales - Newruscd
Bank/SavinSs: Driveln
BanlTsavinBs: Walk-ln
Business Park
Car Wash - Self-Service
Car Wash - Automated
Church
Collegeruniversity (l'rivate)
7,500 students or less
More than 7.500 students
Convenience Store (24 hours)
Convenience Store w/Gas Pumps
5-6 fuel positions
?-8 fue lpositions
9- 10 fuel posilions
I l-12 fuel posrlions
l3 or more luel rrosrtions
Fumiture Store
Day Care
Gasoline/Service Station
General Lighl lndustrial
GolfCourse
GolfCourse Bundled
Home Improlemenl Store
Hospital
Hotel
Marina
R!te Rate
$87.01
$94.37
s t 04.41
$54.88
Per Dwelling Unit
Per Dwelling Unit
Per Dwelling Unit
Per Dwelling Unil
Per Dwellinq Unit
Per Dwelline Unit
s67.50
s62.01
$74.29
$l r4.44
$152.60
$172.01
s66.26
$40.82
$t07.75
$38.14
$6.69
$4.68
$366 I I
$291 l5
$t6.05
$1.14
$ r 32.52
$46. r7
$t,30r.l5
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. fl.
Per 1,000 sq. ft.
Per Service Bay
Per I,000 sq. R.
Per 1,000 sq. R.
s290.41
$258.23
s230.76
s215.85
s203.29
s457 60
Per Student
Per Student
Per 1,000 sq. ft.
Pe, Fuel Posilion
Per Fuel Position
Per Fuel Position
Per Fuel Position
Per Fuel Position
Per Fuel Position
Per 1,000 sq. R.
Per Student
Per Fuel Position
Per 1,000 sq. ft.
Per l8 Holes
Per 18 Holes
Per 1,000 sq. ft.
Per I,000 sq. ft.
Per Room
Per Berth
$r 19.14
$ r 03.74
$49.52
$ t2.7 t
llllledjlgltext is added; S{Frck{h+6 h text is deleted
Page 9 of22
Imprct FcG [,and I se Category
Manufacturinq
Mini-Warehouse
Molel
Movie Theater
Nursing Home
Office 6.000 sq-ft. or less
Office 50,000 sq. ft. or less
Ofhce 50,001-100,000 sq. ft.
Office 100,001-200,000 sq. ft.
Office 200,001-400,000 sq. ft.
Office G.eater than 400,000 sq. ft.
Office - Medical 10.000 so. ft. or less
Office - Medical ssaEl!hq!!.10001q-tL
Phannacy/Drug Store
Quick Lube
Restaurant - Fast Food w/DriveJn
Restaurant - HiEh Tumover
Restauranl - Quality
Retail 50,000 sq. ft. or less
Retail 50,001-100,000 sq. ft.
Retail 100,001-150,000 sq. ft.
Retail 150,001-200,000 sq. ft.
Retail 200,001400,000 sq. ft.
Retail 400,001-600.000 sq. Ii.
Rerail 600,001- 1,000,000 sq. ,1.
Rekil > I,000,000 sq. ft.
Retail - Specialty
RV Park
School - Elementary (Private)
School - Middle (Private)
School - High School (Private)
Supermarket
Tire Slore
Warehouse
Rrlc
$4.68
$46.17
$400.25
s48.18
$95.04
$80.98
$68.91
$58.90
$53.54
$39 25
s78 49
s89.48
$2r98
$l15.11
$r 29.17
s11.63
$603.05
s18.07
$t 4.72
$r63.98
$164.65
$150.60
$ r 84.06
$156.62
$163.3r
$161.97
$139.88
$t13.lt
$36.14
$4.0r
$4.68
$5.35
$ r 37.20
$89.69
Per l-000 so. n.
Per I,000 sq. fl.
Per Room
Per Screen
Per Bed
Per l-000 so. ft.
Per I,000 sq. ft.
Per I,000 sq. ft.
Per 1.000 sq. ft.
Per I,000 sq. fl.
Per 1,000 sq. ft.
Per 1.000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. n.
Per Service Bay
Per 1,000 sq. ft.
Per seat
Per seat
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
P€r t,000 sq. n.
Per 1,000 sq. ft.
Per I,000 sq. ft.
Per I,000 sq. fl.
Per 1,000 sq. ft
Per Site
Per Studenl
P€r Student
Pe, Student
Per 1,000 sq. ft.
Per Service Bay
Per 1.000 so. ft.
Undedined text is added; s.rflr€l€ih+eugh text is deleted
Page l0 ol22
APPENDIX A - SCHEDULE SEVEN
EMERCENCY MEDICAL SERVICES (EMS) IMPACT FEE RA.TE SCHEDULE
Effective April-L-l$lTJulv 24. 201 7
lmrract Fee Land tise Cete{orr Rate Rate
R.sidcntirl
Less+lr€n-lso0{q.+
+5e01ol+9+rq=+
:J00sq*-er,lar€er
Assisled Living Faciljty
Mobile Home
Multi-Family
Retirement Community
Sinele-Family Detached House
Less than 4.000 sq. ft.
:1.000 sq. ft. or qreater
Non-Rcsid.nti.l
Auto Sales - Luxury
Auto Sales. Newrused
BanVSavin8s: Driveln
Bank/Savings: walkJn
Business Park
Car Wash - Self-Service
Car Wash - Automaled
Church
Collegeruniversity (Private)
?.500 studenls or less
More than 7.500 students
Convenience Store (24 hours)
Convenience Store w/Cas Pumps
4 or less fuel Dositions
5-6 fuel positions
7-8 fuel positions
9-10 fuel positions
I l -l2 fuel positions
lJ or more fuel posilions
Fumiture Store
Dance Studio/Cyms
Day Care
re
$J€?-6e
$1f2,O1
$66J6
$,40i:
s1€7 +5
$38-14
s80.84
$115.38
$178.96
$'t75.03
s75.35
$68.29
$138.14
s2.35
Pe+grveuiEFtl"it
Pe+D$,eUi$g{+it
Pe+e$reuinftl"it
Per Dwelling Unit
Per Dwelling Lrnit
Per Dwelling Unit
Per Dwelling Unit
Per DwellingUnit
Per Dr\elline Unit
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per I,000 sq. fi.
Per 1,000 sq. ft.
Per Service Bay
Per 1,000 sq. fi.
Per- l;000 sq.{-Per Seat
Per Studenl
Per Student
Per I,000 sq. fi.
Per+s9l+o6itieR
Per Fuel Position
Per Fuel Posilion
Per Fuel Posilion
Per Fuel Posirion
Per Fuel Posilion
Per Fuel Position
Per 1,000 sq. ft.
Per 1.000 so. ft.
Per Studenl
$87-04
$s437
$1+1-44
s54.€8 $79.27
s 1 13.81
$67.50
$62.01
$142 07
$159 33
$ffi
$4$8
$366.41
$3+1-15
$290.41
$258.23
$230.76
$215.85
$203.29
$1S
s+34
s7.85
s5.49
s429.34
$341.43
s 18.84
s174.25
$3.92
Underlined lext as added; StFre*{h}olrgh text rs deleted
Page I I of22
Imprct Fee Lrnd Use Catesorv
Casoline/Service Station
Ceneral Light Indusrrial
ColfCourse
GolfCourse - Bundled
Home Improvemenl Storc
Hospital
Hotel
Marina
Manufacturing
Mini-Warehouse
Motel
Movie Theater
Nursing Home
Office 6,000 sq. f1. or less
Office 6-001-100.000 sq. ft.
O$€€5OPOOTS-*.€+f€$
ero0pe+{4e$e+sq.+E
Office 100,001-200,000 sq. f1.
Office 200,001-400,000 sq. ft.
Office Creater than 400,000 sq. ft.
Office - Medical 10,000 sq. ft. or less
Office - Medlcal sreater than 10.000 so. fl.
PharmacyDrug Store
Quick Lube
Restaurant - Fast Food w/Driveln
Restaurant - High Tumover
Restaurant - QBsliE Low 'Iumover
Retail 5O800 qoogsq. ft. or less
Retail 6.001-25.000 sq. n.
Retail 25.001-50.000 sq. Ii.
Relail 50,001- 100,000 sq. fi.
Retail 100,001-150,000 sq. ft.
Retail 150,001-200,000 sq. fi.
Retail 200,001-400.000 sq. fi.
Retail 400,001-600,000 sq. fi.
Retail 600,001- l,000,000 sq. ft
Retail >1,000,000 sq. fi.
Retail - Specialty
RV Park
School - Elementary (Private)
School - Middle (Private)
School - High School (Private)
Supermarket
Tire Store
Warehouse
5+32#
s46-1"
$.€91-15
$457.60
$19=14
$1€3"7+
$4952
$39.25
$458
$16-1+
s4M
$48-*
$78.49
s54.16
s1.525.85
s142.O7
$107.53
s63.5E
$14.91
$4.71
$59.65
s469.37
s82.41
Rate
s93 40
Per Fuel Position
Per I,000 sq. li.
Per 18 Holes
Per 18 Holes
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per Room
Per Benh
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per Room
Per Screen
Per Bed
Per 1,000 sq. ft.
Per I,000 ss-&
P€+ 1POO{q-*
Pe*,0OO*S-+
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per Service Bay
Per I,000 sq. ft.
Per seal
Per seat
Per 1,000 sq. ft.
Per 1.000 sq. ft.
Per 1.000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1.000 sq. fi.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per 1,000 sq. fl.
Per 1,000 sq. li.
Per Site
Per Studenl
Per Student
Per Studenl
Per 1,000 sq. ft.
Per Service Bay
Per 1,000 sq. ft.
$+*+
$8e98
s68J3
$€8+0
$s4
$89.48
9€9-+7
s77€A
$603{5
gasT
${.4-ll}
91€3i8
$79.27
$66.72
$60.44
$130.29
$153.84
$91.05
$698.56
$21.19
$17.27
s192.30
$192.30
s192.30
s187.59
s183.67
s182 10
5170.32
s164.04
$132.65
$4.71
s5.49
$6.28
$160.90
$105.18
${€465
${$s$0
3+84J6
915652
tl63"++
t{+rs7
5139+3
l{-13J4
53#4
t4+r
$4$8
ffi
5
$89$0
$21.98
Underlined text is addedi Stru€+rlhr€ugh text is deleted
PaE 12 of 22
APPENDIX A - SCHEDULE EIGHT
LIBRARY IMPACT FEE RATE SCHEDULE
Effective Decemler40,-t0*![gy_!,!Q!]
RateImpact Fee I-and flse Category
Mobile Home/RV Park (Tied Down)
Multi-Family
Retirement Communitv
Single Family Detached House
Less than 1,500 sq. fl.
1,500 to 2,499 sq. fl.
2,500 sq. ft. or larger
$236.56
$160+8
Per UnirSite
Per Dwelling Unit
Per Dwellinq Unit
Per Dwelling Unit
Per Drvelling Unit
Per Dwelling Unit
$159.78
$ 145.83
$2E9.62
$315.04
$349.31
Underlined text is added; Stfirold*elrgh text is deleted
Page 13 of 22
APPENDIX A . SCHEDULE EIGHT
LIBRARY IMPACT FEE RATE SCHEDULE
Effective,{pril-1,-}e}a!sly_}[-!!!l]
RatcImpact Fee t,and Use Category
Mobile Home/RV Park (Tied Down)
Multi-Family
Retirement Community
Single-Family Detached House
---1,€ss+han-{.5e0fi.+
---L50e+o+J99-sq+t
---2+09{q-+-€cfa€€+
Less than 4.000 so. fl.
4.000 so. li. or sreater
$270.1I
$4899
$+++e4
$349,3+
$336.05
$376.63
Underlined text is addedi StFr€k+hrough text is deleted
Page l4 of22
Per {*€.i+eDygllitsudl
Per Dwelling Unit
Per Dwelling Unit
Per+*e+lftftlftit
PerD*€l+ifl€++i1
P€+€.#e++i.n&uftit
Per Dwelline Unit
Per Dwelline Unit
$13#6
$159.78
$ 145.83
APPENDIX A - SCHEDT]LE NINE
GOVERNMENT BTJILDING IMPACT FEE RATE SCHEDULE
Elrcctive p!!9!!bsr?k!9!LU!LL?QIZ
Rrte Ratclmnacl [-ee [,and I se Catesor\
R.sidentisl
Assisted Living Facility
Mobile Home
Mulli-Family
Retlremenl Community
Single Family
Less than 1,500 sq. {i.
I,500 ro 2,499 sq. fi.
2500 sq. fi or larger
Non-R.sidcnti.l
Auto Sales - Luxury
Aulo Sales - Newrused
BanUSavings: DriveJn
BanUSavings: walkln
Business Park
Car Wash - Aulomated
Car wash - Sclf-Service
Church
Collegeruniversi!v ( Private)
7.500 sludents or less
More than 7,500 studenls
Convenience Store (24 hours)
Convenience Store WGas Pumps
9-10 fuel Dositions
ll-12 luelDosilions
ll or more filel positioos
Day Care
Fumiture Slore
Casoline/Service Station
GolfCourse
GolfCourse Bundled
Home lmprovemenl Store
Hospilal
Hotel
Industrial - Geoeral Light
Manul'acturinq
$435.81
$67t.46
$E95.2E
s1.009.66
$38E.4E
$612.02
$239.59
s223.82
$322.42
$572.86
$188.48
s70l.0l
$766.12
$847.96
$39.44
$27.60
$2,r20.88
$r,70t.73
$ r 9.72
$94.65
s171.95
Per D\relling Unit
Per Dwelling Unit
Per Dwelling Unit
Per Dwelling Unil
Per Dwelling Unil
Per Dwelling Unil
Per Dwelling Unil
Per Dwellirg Unit
Per 1,000 sq. fl.
Per I,000 sq. ff.
Per I,000 sq. ft.
Per I,000 sq. ft.
Per 1.000 sq. ft.
Per 1.000 sq. ft.
Per Service Bay
Per I,000 sq. n.
Per Student
Per Student
Per I,000 sq. ft.
Per Fuel Position
Per Fuel Position
Per Fuel Position
Per Fuel Position
Per Studenl
Per 1.000 sq. ff.
Per Fuel Posilion
$!!? El
st-510 56
$r-4I 65
$ t -148 35
$7,634 59
s699.07
$608.36
$290.E7
$27t.15
s.l.0l5 l0
s260.30
U!sl9![!9!Lt€xl
's
add€dt S6$lelhr6ugh lext is deleted
PaSe l5 of 22
Per lt Holes
Pcr 18 Holes
Per I,000 sq. n.
Pcr 1,000 sq. ft.
Per Room
Per 1,000 sq. n.
Per 1.000 so. ft.
lmDn(t F-ee Lrnd t se (atceon
Marina
MinFWarehouse
Motel
Movie l heater
Nursing Home
OlTice 6.000 so. fi. or less
Oftice 50,000 sq. n. or less
Office 50,001-100,000 sq. Ii.
Office 100,00 l -200,000 sq. ft.
Oftrce 200,001400,000 sq. R.
Omce Greater than 400,000 sq. n.
Omce - Medical 10.000 so. n. or less
omce - Medical g@1b&!qtQQqsq-0.
Pharmacy/Drug Store
Quick Lube
Reslauranl - Fast Food Drive-ln
Reslauranl - High Tumover
Reslauranl - Quality
Relail 50,000 sq. fi. or less
Retail 50,001-100,000 sq. ft.
Retail 100,001-150,000 sq. ft.
Rerail 150,001-200,000 sq. t
Retail 200,001-400,000 sq ff.
Retail 400,001-600,000 sq. n
Rerail 600,001- 1,000.000 sq. n.
Relail > I,000,000 sq. fi.
Rerail- Specialty
RV Park
School - Elemenlary (Private)
School - Middle (Private)
school - High School (Private)
Supermarkel
Tire Slore
Warehouse
s74 9l
s27.60
$2?1.15
$2.348.6s
$282.98
Per Benh
Per I,000 sq. n.
Per Room
Per Screen
Per Bed
Per 1.000 sq. ft.
Per 1,000 sq. fi.
Per 1,000 sq. ft.
Per 1,000 sq. ft.
Per I,000 sq. ft.
Per 1,000 sq. n.
Per 1.000 so. ft.
Per 1,000 sq. ft.
Per 1.000 sq. ft.
Per Service Bay
Per 1,000 sq. ft.
Per seat
Per seat
Per 1.000 sq. ft.
Per I,000 sq. ff.
Per 1,000 sq. ft.
Per I,000 sq. ff.
Per I,000 sq. ft.
Per 1.000 sq. fl.
Per 1.000 sq. fl.
Per I ,000 sq. fl.
Per 1.000 sq. fi.
Per Site
Per Student
Per Student
Per Student
Per I,000 sq. fl.
Per Service Bay
Per 1.000 sq. fl.
Rale Ralc
$520.60
5l9t {ri
$558.0?
$475.2s
s404.26
$345.l0
$314.53
$675.41
$758.21
$455.53
$3,538.75
$106.48
$86.76
$962.33
$966.28
$8E3.45
$1,079.67
$91E.95
$95t.19
$950.50
$820.35
$663.57
$2t t.99
$23.66
$27.60
$31.55
$804.57
$526.52
$-rjl77
l}dgllglrcxl is addcdi SrF€kth+oreh texl is delercd
Pag. 16 of22
APPENDIX A.SCHEDULE NINE
GOVf,RNMENT BTIILDING IMPACT FEf, RATf, SCHEDT]Lf,
Efr.ctivc t!e!itt4!A!s!L4L!g!Z
lmorct Fc. l,rlld Usc Crtcsorv Rrta Rlla
R.sid.nti!l
Assasred Living Facility
Mobile Home
Muhi-Family
Retiremenl Community
Single-Family Detached
Lesilhon+,5ry
---H{)+{e+j44+rq-]L
+5e0+q-*.-€".k€er
,{.000 sq. li
4.000 sq. 11. or sreater
Notr-R.sid.ntirl
Aulo Sales - Luxury
Aulo Sales - Newrused
BanUSavin8s: Driveln
Bank/Savings: WdkJn
Business Park
Car Wash - Automated
Car wash - Self-Service
Church
Collegeruniversity (Private)
7,500 students or less
More lhan 7,500 studenls
Convenience Slore (24 hours)
Convenience Store r,v/Gas Pumps
4 or less fuel Dositions
5-6 luclposrrxnrs
7-8 t-uel Dositions
9-10 fuelpositions
Il-12 fuel posilions
l3 or mor€ fuel positions
Danca Studio/Gvms
Day Care
Furniture Store
Gasoline/Service Station
Coll Course
GolfCourse Bundled
Homc Improvement Store
Hospital
Holel
Induslrial - General Light
Manufacturing
$435J+
$6?1-46
$895+8
$r+09.66
$+tt 4t
$92
$:14J9
$433"83
x536.22
$765.2t
sr-186.97
s1.160.94
$499.7t
s9t6.26
$452.92
$15.62
$3i:+12
$+86
$488=48
s407.8r
$525.8r
3748.50
$443.94
$r03++
$+66,€
st4+J6
$914.14
s t.047.9 t
w
$2tu0
$trl3o.tt
$Het+l
s52.06
s16.44
$2.t47.6E
$2.264.6r
s1.926.22
st.1t2.11
$ r,510.56
$r,41r.65
$ 1,t4t.35
$26.03
s t24.94
$994.35
$10. t20.46
Per Dwelling Unil
Per DwellinS Unir
Per DwellinS Unil
Per DwellinS Unit
wti*t.{Jr+it
Pc+&i,€llie$Ji*
PeFD*,e ingg+i(
Per Dwellinq Unil
Per Dwellinq Unit
Per 1,000 sq. n.
Per 1,000 sq. n.
Per 1,000 sq. n.
Per 1,000 sq. n.
Per 1,000 sq. ff.
Per l.OO0 sq. R.
Per Service Bay
Per l+0e{q.9-. S!4
Per Student
Per Sodent
Per I,000 sq. fi.
Per Fuel Position
Per Fuel Position
Per Fuel Position
Per Fuel Posilion
Per Fuel Posirion
Per Fuel Posilion
Per Fuel Position
Per 1.000 so. n.
Per Student
Per 1,000 sq. ft.
Per Fuel Position
Per lt Holes
Per l8 Holes
Per 1,000 sq. ff.
Per 1,000 sq. ff.
Per Room
Per 1,000 sq. fl.
Per I,000 sq. fi.
$.19J3
$9455
$??+J5
$69431
$3,035. t0
$:90-t+
$608J6
g+87
9+H5
$260.30
s942.29
s1t}.22
$421.69
$359.2t
lllrlgdilEdlext is addedt Slft€k{h+ough text is deleied
Paae 17 ol22
lmprct lec Lind I sr ( rtcsor\
Marina
Mini-warehouse
Molel
Movie Theater
Nursing Home
Olfice 6,000 sq. fl. or less
OS€e5+Woss
Ofiice 503e+ 6,001 -100,000 sq. n.
office 100.001-200,000 sq. n.
Officc 200,001-400,000 sq. n.
Ollice Greater than 400,000 sq. n.
Oilice - Medical 10.000 sq. ff. or less
Offi ce - Medical g&e!9{ha!-!!,Q@!q..lL
Pharmacy/DruB Store
Quick Lube
Restaumnl - Fast Food w/DriveJn
Reslaurant - High Tumover
Reslauranl - Quelig Low Tumover
Relail6.000 sq. n or less
Relail6.00l - 25.000 so. ff.
Relail 25.001 - 50-000 sq. ff.
Rot&il-so+offisrs
Rerail 50,001-100,000 sq. ff.
Retail l00,00l - 150,000 sq. ff.
Relait l5o.o0t-200,000 sq. ff.
Retail 200,001400,000 sq. n.
Retail 400,001-600,000 sq. ff.
Rerail 600,001- l,000,000 sq. ft.
Rerail > 1,000,000 sq. fl.
Relail- Specialty
RV Pork
School - Elemenlary (Privlte)
School - Middle (Private)
School - HiSh School (Privale)
Supermarket
Tte Slore
R{te Ratr
$?4-Cl
$++50
$:?r-15
$#65
s28l-98
$520.60
$558+l
$4?9|5
',4p4l69,E re
sll4-9
$591.48
$6?5.4+
$15843
$455J3
$3J395
9e6.4*
$t6J6
$96:J3
991'g
$88345
$r:€+44
$+18-95
$95+5e
$8:95
$4$51
$++l-99
$23+6
$2r5e
s+J5
s8&g
s 115.77
$9E9t
$31.21
$195.66
$3.1 13.19
s546.63
s6r9.5l
s525.81
s,r42.51
s400.86
Per Benh
Per 1,000 sq. fl.
Per Room
Per Screen
Per Bed
P€r I,000 sq n.
P€+l+oo!sS-+
Per I,000 sq. ft.
Per I,000 sq. ft.
Per I,000 sq. ft.
Per 1,000 sq. n.
Per I,000 sq. ft.
Per 1,000 sq. n.
Per 1,000 sq. ft.
Per Service Bay
Per 1,000 sq ft.
Per seal
Per 1.000 so. ft.
Per 1.000 sq. fl.
Per 1.000 so. I1.
Po+ +80+sq-+
Per I ,000 sq. fl.
Per I ,000 sq. n.
Per I ,000 sq. n.
Per 1,000 sq. fi
Per I,000 sq. fl.
Per 1,000 sq. ff.
Per 1,000 sq. n.
Per 1,000 sq. ft.
Per Site
Per Sludenl
Per Sodenl
Per Studenl
Per I,000 sq ft.
Per Service Bay
Per I,000 sq ft.
$864.20
$t,020.3E
$603.90
$4-611.34
s140.56
$l14.51
sl.275.47
$t.27s.47
$1.275.4'l
st.275.47
$ l-275.47
st.244.23
$1.218.20
$1.207.79
$t.129.70
$1.088.05
s879.81
s260.30
s3r.24
$36.44
$4r.65
sr -067.23
$697.60
thlErllgdtext is added; S{Fr€H}+ougS text is deleled
Page 18 of22
APPENDIX A. SCHEDTJI-E TEN
LAW ENFORCE}'f,NT IMPAC-[ I-EE RATE SCHEDULE
Etrecrire DefelqbetlGlgljllls]-llzolz
lmorct Fc. l.snd trs. Crt.porv R8t. Rrl.
R.sid.ntirl
Assisled Livirg Facility
Mobile Home
Multr-Famrly
Relirement Community
SinSle Family
Less than 1,500 sq. ft
1,500 to 2,499 sq. li
2500 sq. fl. or larger
ll-12 luel Dositions
ll or more fuel positions
Day Care
Fumiture Store
Gasoline/Servrce Station
GolfCourse
GolfCourse Bundled
Home Improvement Store
Hospital
Hotel
lndustnal - General Lighl
Per Dwelling Unit
Per Dwelling Unit
Per Dwelling Unit
Per Dwelhnq Un,t
Per Dwelling Unit
Per Dwelling Unit
Per Dwelling Unit
Per Dw€Uing Unrt
$r92. r9
$119.59
$241.85
$412 45
$449 16
s4% 66
$r0t0
sst 83
$421 56
$4,t97 87
$384 37
$334 7l
$159 80
$149 00
!l!l_!1
Non-Rcsidcnti.l
Auto Sales - Luxury
Auto Sales - Newrused
Bank/Sav'ngs: Drive-ln
Bank-/Savangs: walk'ln
Busrness Park
Car Wash - Automated
Car Wash - S€lf-Service
Church
Collegerunrversrty (Private)
7,500 students or fewer
Greater than 7,500 students
Convenience Store (24 hours)
Convenience Store with Cas Pumps
9- 10 fuel Dosilions
s23969
s369 26
$492.34
s554 97
s2r 3 78
s341 6
$l3t ?2
$t 23 09
$2r 59
$rs r2
$ l.l8 r. r9
$939 34
Per 1,000 sq ft
Per I ,000 sq fi
Per 1,000 sq ft
Per I ,000 sq li.
Per 1,000 sq ft
Per 1,000 sq ft.
Per Service Bay
Per I ,000 sq li.
9u.99
l!l!.66
l!0&10
$].ii:ll!!
Per Student
Per Student
Per I ,000 sq ft.
Per Fuel Position
Per Fuel Position
Per Fuel Position
Per Fuel Pos,tion
Per Student
Per I ,000 sq ft
Per Fuel Position
Per l8 Holes
Per l8 Holes
Per I ,000 sq. n
Per 1,000 sq ft
Per Room
Per I,000 sq. fr
lJldsli!!{rexl is addcdl SrBs*-{hl6uth icxr is d.l.r.d
Pa8.l9of22
ImpAcr Iee Lxnd t sc ('llresor\
Marina
Motel
Movae Theater
Nursing Home
Office 50,000 sq fi or less
Office 50,00 I - I 00,000 sq. fi
OfTice I 00,001-200,000 sq n
Otrce 200,001-400,000 sq R
ofrice Greater rhan 400,000 sq. ft.
Offica - Medical 10-000sq fl. or less
ofr ce - Medic8l grea!e!.1[Erl-10-@_sq-&
Pharmacy/Drug Slore
Quick Lub€
Rostaurant - F6st Food w/Drive-ln
Restaurant - High Tumover
Restaumnt - Quality
Retail 50,000 sq n or bss
Retail 50,001 - 100,000 sq ft.
Retait too,oo]-t50,000 sq ft
Relail 150,001-200,000 sq. ft
Retail 200,001400,000 sq lt
Rerail 400,001 {00,000 sq lt.
Retail 600,001-1,000,000 sq ft
Retail >l,000,000 sq n
Rerail - Spe.ialty
RV P6rk
Schoot - Elemenlary (Private)
School - Middlc (Private)
School - High School(Private)
supermarket
Tire Store
warehouse
$4t.01
$r 5. r2
$ r49.00
$1,29 r.32
$t55.48
$306.63
$261 29
s222 42
$r9003
$112.15
$37142
$4r6 ?6
$25049
$t,945 62
158 30
s475r
$52905
$51I 2l
$48s 87
ss93.84
$505 30
$526 89
$522 57
$451 I I
$164 94
$r r6 6t
$t2 %
$r5 r2
$r728
s442 68
$2E9 36
P.r Benh
Per I ,000 sq. n
Per Room
Per Screen
Pcr Bed
Pcr I ,000 sq. ft.
Pcr 1,000 sq. n.
Pcr I ,000 sq fr.
Per 1,000 sq ft.
Per I,000 sq. R.
Per 1.000 sq. ft.
Per I ,000 sq. R.
Per I ,000 sq. t.
Per Service Bay
Per I ,000 sq fr.
Pcr seat
Pcr scat
Pcr 1,000 tq. ff.
Per 1,000 sq. ft
Pcr I ,000 sq. ft.
Per I ,000 sq. ft
Per I ,000 sq. fr
Per I ,000 sq fi
Per I ,000 sq ft.
Per 1.000 sq. fr.
Per I ,000 sq. fr.
Pcr Srte
Per Studenl
Pcr Student
Per Student
Per I ,000 sq. fi.
Per Service Bay
Per 1.000 so. 8.
R{lc &!s
slll_91
s87 4l
UldsdEsliexl is addcd; Slnr€lelhrsut$ cxt is d€leled
Page 20 of22
APPONDIX A - SCIIEDTILE TEN
LAW ENFORCEMENT IMPACT FOO RATE SCIIEDULE
Errtctiv€ l!PEitb4l?J!ll!il!;2q!Z
lmorct l'er knd Usa Clteoon Rale R{te
Residentisl
Assisred Living Facility
Mobile Home/BllllllerlDo!4)
Multr-Family
Reairement Community
Single-Family DslasXe4Hglse
-f,essrha*l.5e0iq=+
-+Je0+€l+99{q=+
-:5e0+q-*=€+f€+€er
Less than 4.000 so ft
Per Dwelling Unil
Per Dwelling Unit
Per Dwelling Unit
Per Dwelling Unit
Per D\r€lling Unrt
Pe€gll,eriifl€lJn+
Fe}D+tieltiie-Uhrt
PeFe.€flli€{alr
Per Dwelhna Unrl
Per Dwelhne Unit11.000 sq fi or arealcr
7-8 luel posrlrons
Non-Residcntial
Auto Sales - Luxury
Auto Sales - Ne*rused
Bank/Savings Dnve-ln
Banvsavings Walk-ln
Business Part
Car Wash - Auromared
Car Wash - Sell-Service
Church
Collegeruniversity (Privale)
7,500 sludents or less
More than 7.500 students
Convenience Sbre (24 hours)
ConYenience Store w/Cas Pumps
4 or less fuel posrtrons
5-6 fuel posilrons
$lr+19
$++959
$34.1-*5
$265 67
$r!-!1
yu-o
s41"45
s44++6
$496{6
$!6_91
l!6.!_09
$+H
$+'.13
$.Lt8r-r4
$,3934
$t_!12
$2r_!6
st.707 95
$r.rJi 29
s r.027 :7
s917.99
s858.66
sE0E.70
*2ZS#
$t6916
$55447
t+ff8
st+74
$t3H;]
$+;!349
lm6!.
$41319
IZI!_2I
t69610
t299r5
lll9E
$??!-6t
l9l,z
Per 1,000 sq. R.
Per I ,000 sq. ft.
Per 1,000 sq fr.
Per I ,000 sq fl.
Per I ,000 sq ft.
Per 1,000 sq ft.
Per Servicc Bay
Per l*o&s+.* gtet
9-10 fuel posrtrons
I I- 12 fuel positrons
l3 or more fuel posrlrons
Dance Studio/Gvms
Day Care
Fumiture Store
Gasoline/Service Slalion
ColfCourse
GolfCourse Bundl€d
Home lmprovemenl Store
Hospital
Hoiel
Indusrral - General Light
Manufacturins
$reje
$s.tel
$4;|lJ6
$4r19?Jl
$r,820 36
91t44
$f&+r
$15+80
$r-4400
c56tu
gu1
l2l2l!
lzM
$156.l2
Per Studenl
Per Sludent
Per 1,000 sq n
Per Fuel Position
Per Fuel Position
Per Fuel Position
Per Fuel Posirron
Per Fuel Posirron
Per Fuel Posilion
Per Fuel Posirion
Per 1.000 so. ft
Per Sludent
Per 1,000 sq. n
Per Fuel Posilion
Per l8 Holes
Per 18 Holes
Per I ,000 sq t
Per I ,000 sq R
Per Room
Per I ,000 sq. ft.
Per 1.000 sq ft
1693-17
t!L6-!.
llll4
$961E
36.069.95
Underlin€d text is add€dr E{fr€ltrha8h rexl is deleted
Page 2l of22
lmoacl fcc l.and trse Caleeon !Ul!!!l!
Marina
Motel
Movre Theater
Nursing Home
OITice 6-000 so fi or less
grg€e5&W€ss
olTice s&Bel q@!-100,000 sq ft.
Olice 100,001-200,000 sq ft.
Ofiice 200,001400,000 sq li
omce Creater than 400,000 sq ll
OIIce - Medrcal l0-0O0 so. ll or less
Office - Medrcal g!Es!!L!b&lq@lq-L
Pharmacy/Drug Store
Quick Lube
Restauranl - Fasr Food w/Drive-ln
Restauranl - Hrgh Tumover
Restauranl - @IR t wTumover
Retail6.000 so. ,l or less
Rerait 6.oot - 25.ooo so. n
Retail 25.001 - 50.000 sq fl
R€rar+5e800{q-4,{+f€ss
Rerail 50,001-100,000 sq. fl
Retail 100,001-150,000 sq. fl.
Rerail 150.001-200,000 sq ft.
Retail 200,001-400,000 sq. fi.
Retail 400,001{00,000 sq ft.
Retail 600,00 I - I ,000,000 sq. ft
Retail >1,000,000 sq ft.
Retail- Specialty
RV Park
School - Elemenlary (Privare)
School - Middle (Pr,vate)
School - High School (Private)
Supermarket
Tire Slorc
g+el
$]5-+?
$14+00
$r:r9r.l3
$155:18
ll9ll
$!J]
12!?10
s1.867.20
l32l E5
$30653
$:61-:9
$lros3
$ur-+s
Per Benh
Per I ,000 sq. ft
Per Screen
Per Bed
Per 1.000 sq. ft
PeFr:000+q=+
Per I ,000 sq. ft.
Per I ,000 sq. ft
Per I ,000 sq. ft.
Per I ,000 sq ft
Per L000 so. fi.
Per I ,000 sq. fi.
Per 1,000 sq. ft
Per SeNice Bay
Per 1,000 sq. ft
Per seal
Per I .000 so. ft.
Per I .000 so. ft.
Per I .00O so. ft.
Pe+{+e0{q=+
Per I ,000 sq li
Per I ,000 sq. ft
Per I ,000 sq. ft
Per 1,000 sq. ft
Per 1,000 sq. [i
Per 1.000 sq. ft.
Per 1,000 sq ft.
Per 1,000 sq. ft
Per Sile
Per Student
Per Sludent
Per Student
Per 1,000 sq. ft.
Per Service Bay
Per 1,000 sq. ft.
$r++-4;1
$4J#5
$150{9
$.19454?
$5830
9?-5+
ll!-!1
lxll6
l26il9
t240.42
l3lL9t
Il1]U2
$6!r.99
t35220
s1.778_94
s84.30
s68 69
s764.99
$764.99
$164 99
$t6li9
$?!4,99
$t46 25
l?10 64
ll:!_40
t!lL:6
l{l2l-E
vzt a
t!16-12
u&21
l21,E6
l2!lE
t41!_09
$1t! 4A
s5r945
'*Br$43*7
$5e5Je
$5e6J9
ss451
$458+
$36t94
$]t65+
t€96
95-R
SB
$44148
$38r-36
$87.43
Underlincd rcxr is lddcdi S.R€kh.o€th rcxr is deletcd
PrEp 22 of22
e e
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that on Tuesda A aril 2S 2017 in the
Boardroom, Third Floor, Administration Building, Col Si.r
Government Center, 3299 Tamiami Trail East, Naples, Florida, the
Board of County Commissioners, will consider the enactment of
County Ordinances. The meeting will commence at 9:00 A.M.
The titles of the proposed Ordinances are as follows:
AN ORDINANCEOFTHE BOARDOFCOUNTYCOMMISSIONERS
OF COLLIER COUNTY, FLORIDA, AMENDING CHAPTER
74 OF THE COLLIER COUNTY CODE OF LAWS AND
ORDINANCES (THE COLLIER COUNTY CONSOLIDATED
IMPACT FEE ORDINANCE) BY INCORPORATING BY
REFERENCE THE "WATER AND WASTEWATER IMPACT FEE
STUDY FOR COLLIER COUNTY WATER -SEWER DISTRICT",
THE "COLLIER COUNTY EMERGENCY MEDICAL SERVICES
IMPACT FEE UPDATE STUDY", THE "COLLIER COUNTY
LIBRARY FACILITIES AND ITEMS/EQUIPMENT IMPACT FEE,
UPDATE", THE "COLLIER COUNTY GENERAL GOVERNMENT
BUILDINGS IMPACT FEE UPDATE STUDY" AND THE
"COLLIER COUNTY LAW ENFORCEMENT IMPACT FEE
UPDATE STUDY"; AMENDING THE EMERGENCY MEDICAL
SERVICES (EMS) IMPACT FEE RATE SCHEDULE, WHICH
IS SCHEDULE SEVEN OF APPENDIX A, AS SET FORTH IN
THE IMPACT FEE UPDATE STUDY, THE LIBRARY IMPACT
FEE RATE SCHEDULE, WHICH IS SCHEDULE EIGHT OF
APPENDIX A, AS SET FORTH IN THE IMPACT FEE UPDATE
STUDY, THE GOVERNMENT BUILDING IMPACT FEE RATE
SCHEDULE, WHICH IS SCHEDULE NINE OF APPENDIX A,
AS SET FORTH IN THE IMPACT FEE UPDATE STUDY, AND
THE LAW ENFORCEMENT IMPACT FEE RATE SCHEDULE,
WHICH IS SCHEDULE TEN OF APPENDIX A, AS SET FORTH
IN THE UPDATE STUDY; PROVIDING FOR REMOVAL OF THE
SUNSET LANGUAGE FOR THE IMPACT FEE PROGRAM FOR
EXISTING COMMERCIAL REDEVELOPMENT; PROVIDING
FOR CONFLICT AND SEVERABILITY; PROVIDING FOR
INCLUSION IN THE COLLIER COUNTY CODE OF LAWS
AND ORDINANCES; AND PROVIDING FOR AN EFFECTIVE
DATE OF MAY 1, 2017, FOR ALL FEE DECREASES AND A
DELAYED EFFECTIVE DATE OF JULY 24, 2017, FOR ALL FEE
INCREASES IN ACCORDANCE WITH THE 90 -DAY NOTICE
REQUIREMENTS SET FORTH IN SECTION 163.31801(3)(d),
FLORIDA STATUTES.
ANORDINANCEOFTHEBOARDOFCOUNTYCOMMISSIONERS
OF COLLIER COUNTY, FLORIDA, AMENDING CHAPTER 74 OF
THE COLLIER COUNTY CODE OF LAWS AND ORDINANCES
(BEING THE COLLIER COUNTY CONSOLIDATED IMPACT
FEE ORDINANCE, NO. 2001-13, AS AMENDED) AMENDING
SCHEDULES ONE, THREE, FOUR, AND SIX OF APPENDIX
A, WHICH ARE THE TRANSPORTATION (ROAD), PARKS
AND RECREATION, CORRECTIONAL FACILITIES (JAIL),
AND EDUCATIONAL FACILITIES (SCHOOL) IMPACT FEE
RATE SCHEDULES, IN ACCORDANCE WITH THE ADOPTED
INDEXING METHODOLOGY; PROVIDING FOR CONFLICT
AND SEVERABILITY; PROVIDING FOR INCLUSION IN THE
COLLIER COUNTY CODE OF LAWS AND ORDINANCES; AND
PROVIDING FOR A DELAYED EFFECTIVE DATE OF JULY 24,
Copies of the proposed Ordinances are on file with the Clerk to
the Board and are 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 pdqr to the presentation
of the agenda item(s) to be addressed. Individual speakers
will be 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.
Persons wishing to have written or graphic materials included in
the Board agenda packets must submit said material a minimum
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
presentations before the Board will become a permanent part
of the record.
Any person who decides to appeal a decision of the Board
will need a record of the proceedings pertaining thereto and
therefore, may need to ensure that a verbatim record of the
proceedings is made, which record includes the testimony and,
® evidence upon which the appeal is based.
Ifyouare apersonwith adisabilitywho needsany accommodation
in order to participate in this proceeding, you are entitled, at no
cost toyou, 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
hearing impaired are available in the County Commissioners'
Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
PENNY TAYLOR, CHAIRMAN
DWIGHT E. BROCK, CLERK
By: Ann Jennejohn, Deputy Clerk
(SEAL)
April 12, 2017 No. 1560478
L