BCC Minutes 09/09/2004 W (w/EDC)
September 9,2004
TRANSCRIPT OF THE MEETING OF THE COLLIER COUNTY BOARD
OF COUNTY COMMISSIONERS/ECONOMIC DEVELOPMENT
COUNCIL WORKSHOP
Naples, Florida, September 9, 2004
LET IT BE REMEMBERED, that the Collier County Board of County
Commissioners/Economic Development Council in and for the County of Collier, having
conducted business herein, met on this date at 9:00 AM in WORKSHOP SESSION in
Building "F of the Government Complex, East Naples, Florida, with the following
members present:
CHAIRMAN: Commissioner Donna Fiala
Commissioner Tom Henning
Commissioner James Coletta
Commissioner Fred Coyle
Commissioner Frank Halas
ALSO PRESENT: Jim Mudd, Collier County Manager
Tammie Nemecek, Economic Development Council
1
September 9,2004
The workshop meeting was called to order by Commissioner Chairman Donna Fiala at 9:05 AM.
Pledge of Allegiance was recited.
County Manager Jim Mudd was introduced. He summarized the workshop as being a culmination of
doing a study and stabilization of the economy in Collier County and looking at the long term forecast.
A briefing will be given by Tammie Nemecek.
Tammy Nemecek - Executive Director of the Economic Council
The BCC supported going forward with the Fiscal Stability Analysis report.
She introduced Patrick Anderson, from Anderson Economic Group, who will give a slide presentation
on the report. He founded Anderson Economic Group and has directed projects for State Government
cities, counties, non-profit organizations and corporations in over half of the United States. He has
published many articles for many newspapers, trade magazines, corporations and others.
Patrick Anderson - Anderson Economic Group - will talk about the economic fiscal analysis and
give the slide presentation that summarizes the approach. (Attached)
As an introduction he gave a summary of the presentation. Gave the following overview:
· To complete the analysis they collected detailed data on Collier County's economy, demography
and other key factors.
· Section 2 & 3 of the report is the basis of their analysis ofthe economy. (Test population and
expendi tures)
· Looked at sources of employment and income. (Sources - where is it coming from and where is
it to go in the future.)
· Assembled a baseline forecast of key economic and demographic factors that will affect the
economy and the revenues for the County in the future.
· Reviewed the County's revenue system - fiscal structure. (What taxes and fees are levied and the
rates and history.)
· Focused on portion oftotal budget.
· Identified the policy options and how effected it would be for the County's revenues.
Overview of Findings
· Economic Growth - this is one of the best County economic conditions in the Country. Superb
population and employment growth. Good conditions here. Growing service industry and
tourism industry - a good leader. A good place to live and work.
· Economy is less vulnerable to manufacturing slowdowns. He showed charts etc.
· Employment has changed over time - service employment has grown. Retail has dropped.
(again changed over time) Manufacturing not strong. Light manufacturing has an opportunity in
Collier County.
· Residents enjoy high income and stable employment. Beneficial to everyone.
· Unemployment is low. Doesn't vary as much looking at recent recession. Ohio and Michigan
went up, but Florida took less of a bump.
· Strong earnings space - employment and investments earnings. Supports industry and service
industry employment.
2
September 9, 2004
· Factors not as strong for future growth - limited land - 90% of park land set-aside in Florida is
set-aside in Collier County. Limits land for development.
· With the above factors, he sees the growth go slow. 1) Underlining economy doesn't generate
employment growth that would cause the economy to grow rapidly in the future, and 2) the
limits on land - limiting who can locate here. These are two strong factors that limit the growth
in the future.
· Fiscal Analysis - focused on sustainable recurring revenue that funds basic operations. General
Fund and Special Fund.
· Essential government services funding largely with unrestricted tax revenues. Determined by
economic conditions. (Heating, lighting, maintenance, government payroll- not a specific fee
that funds a specific operation).
· Revenue comes from handful of sources - property taxes, charges for services and
intergovernmental revenues. Sales and gas tax. Tourist Development tax also supports it. Page
32 shows the whole report on the sustainable Revenues.
· Focused on recurring sources of revenue for the General and Special Funds.
· Share of Revenues - Ad Valorem Taxes are 60% - Other sources 10% (Sales and gas taxes),
charges for Service -under 9%, Tourism Dev. Tax - under 6%.
· Talked about who pays for it. . .. .. those that purchase new property is heavily burdened. Those
recently arriving are paying a big amount of the burden. Captured in leases etc.
· Tourist tax affects visitors.
· No income tax in Florida - property tax is major source of County GF Revenues.
· People that arrive now have a chunk of the burden for government spending services
infrastructure. Whether by design or not - that is how it is structured. Can work if in a County
that has a lot of new residents wanting to come in. Support Collier quite well, but has a side that
discourages benefits.
· Hinders development of more modest homes and buildings. If heavy costs on developing
property, only the most profitable high end properties are developed. County does not have a
broad mix of housing prices. If going to spend the money that is necessary for the limited
amount ofland, develop it - probably only going after the high end. That applies to commercial
property also.
· Negative part is hindering development in broad range housing and discouraging businesses not
directly related to Tourism industry.
· Overview of Revenues - looked at what the County is collecting.
· Appears to be collecting gas and tourism taxes at maximum allowable level. There are other
legal options for raising additional revenues on the existing businesses - increasing property
taxes - expanding tourism development tax to include food and beverage at hotels/motels and
places that have licenses for alcohol. Can apply discretionary sales sur-tax such as infrastructure
sales tax. Not recommending them, just identifying them. Important to think about revenues in
the future, not just new taxes being levied, but generating additional revenues.
Overall Review:
· Growth and economy is slow. Will not stop but still a community in which will want to move
into. Forecasting growth that slows. Can't sustain 2-4% population growth.
3
September 9, 2004
· In the report are tables with Baseline Economic and Demographic Forecast. (Housing and
employment and other indicators) Economy grows but not at the same rate. Gave
percentages.... ....compared to economy across the country. It is exceptional to have anything
over 10% and Collier County is 18%.
· 2011 they are still projecting a 7% growth - this is still positive.
· Covered the services and revenue sources that will continue to grow.
· The Impact fee revenues will not grow, it will decline. This is based on new arrivals only and if
they are not there, the revenues do not grow, but actually drops.
· 18% growth is not usual and cannot be sustained.
· Additional expenses during a period of slowing growth in revenues are a problem, being a
structural imbalance. Between revenues and expenditures. Showed trends on graph.
· The forecast is very optimistic for revenues. Most counties would love to have what they are
forecasting for Collier County. Even with the revenue increase, and assuming he County
continues to spend money - even at a slower rate - possibly 18-12% - the graph shows an
unpleasant consideration. With current policy mix and unexpected economic growth, the county
will run into a significant budget shortfall soon. What is sometime soon? Not sure on that
forecast - but will happen in the next couple of years. Needs attention now. Right now budget
is in order, but ifthe policy mix is kept, the County will run into a shortfall.
· Policy Options: Not recommend what to do, but to point out the underlying conditions and
give the County a chance at a menu of options and benefits.
1) Maintain the current Budget Policies
2) Adjust the mix of development fees and taxes - raise same amount of revenues, but a
different mix of taxes. More sales and property taxes and less impact fees on new arrivals.
3) Discourage development further in the County. Increasing whatever fees they can, more
impact fees on development. Choke off growth.
4) Go in opposite direction and promote employment growth in a broader range of industries.
Would involve and encourage - not only a mix of industry to come here - but also light
manufacturing, non-tourism industries and try to get the growth in the entire range of the
County and not just the coastline areas. Need to reduce the overall burden of impact fees and
taxes as well as adjust the mix.
5) Would require budget growth trimming - but encourage economic growth.
· Option #1 - no changes in policy - effects are: growth slows, impact fees decline,
expenditure requirements continue to grow and exceed revenues. Serious budget
shortfall. No employment growth - housing costs will remain high.
· Option #2 - same amount of revenue in the current year would be raised. Rise with a
different mix of taxes and fees - being increased property taxes or discretionary sales
taxes, reduced impact fees. Over time will encourage growth and employment across
a broader range of industries? Will be more revenue growth in future years than if
they do "no policy changes". Broader range of services and light industry will be
attracted, lower cost of locating businesses mean more businesses will locate. More
affordable housing in a broader range. Tax burden shared more among long term
residents than new arrivals.
· Option #3 - discourages new growth. Set impact fees and user fees at maximum
levels - choke off growth. Effects - revenue instability faster and more severe. Tax
4
September 9,2004
burden rests on new homes and businesses and buildings - but not a lot of them
because growth is choked off. Serious budget dislocation with this option. Ten years
from now will be a sustaining employment in the county, particularly outside the
Coastal area.
· Options #4 - promote employment in a broader range of industry. Lower property
taxes, substituting sales tax fees and user fees kept in line with costs. More
development incentives. Requires expenditure growth trimming but also budget
action sooner to keep it in line. Effects - Most aggressive - broad range of industries,
employment, more tax payers employed in more companies in the future. Best option
to develop into a strong economy. Improves business climate and a broader range of
pricing in housing and commercial real estate.
· Conclusion: Summary on Page 6 is; stated positive things have been laid out that the
leaders in the community have done and done them right. But growth will slow and
the County needs to take it seriously. The "no policy change" is not a tenable one.
Will be a budget shortfall.
· Suggests: Option #2 and #4 - adjusted mix and a choice - best chance of having a
strong economy and a desirable place to live in 10 years from now. Report will be
online and can be downloaded. EDC web site at EnaplesFlorida.com.
Questions bv Commissioners:
Commissioner Coyle - how do they go about diversifying without harming the 3 elements?
Mr. Anderson answered: Page 4 shows pie charts of 5 major areas. He covered the different services.
Showed 1988-2001. Florida more stable. There isn't a specialization in Collier County. Impact fees do
affect the mix. The development of real estate of certain types is what it affects. When they decide to
locate a development here, they are thinking of their customers and employees. This affects the workers
and customers needing to be near by.
Commissioner Coyle referred to page B-4. If past history indicates economic development and will
develop during low periods of impact fees, how does it change if going from the high impact fees back
to the lower fees?
Mr. Anderson mentioned he had not gone through the diversification section in the slide presentation.
What people want when they diversity their employment is lower risk and more return. So you want
less risk to lose employment during recession - but also want job growth. The analysis they did looks at
both. Need to look at revenues growing in the future. You want someone earning money, paying
property taxes and spending money. The impact fee tax question does affect whether you see the
employment grow or not. The employment growth is directly related to whether there is a high burden
on new people to the area - on the cost base, whether there is a workforce nearby and customers nearby.
(High end or low end.) The heavy weight on impact fees and property taxes discourages the type of
employment growth Collier County is looking for in the future.
Commissioner Coyle would like to see employment growth in higher paid jobs. He talked about
increases in salaries. If they increase jobs with lower pay, how can they pay more property taxes? He
5
September 9,2004
asked about the recommendation of a property tax reduction. By keeping them unchanged, results in a
reduction of property tax. He was interested in a discretionary sales tax.
Mr. Andersen wanted them to know they are not telling them which option to take but observed Policy
options 2 and 4 had the best chance. They are not telling them what their millage should be etc. But
there are limits on assessment growth, as he has noted in other states, and adjustments. Policy option 4 -
to encourage the broadest range of employment growth across many industries, if the overall tax and fee
burden were reduced, particularly those born by new arrivals, then the best economic growth,
employment, salary and a broader range of industries is possible.
Commission Henning remarked they are looking at a growth slowdown in Collier County. Revenues
will then slow down and stated Mr. Anderson is not cutting government. Because they have growth
slowdown there's less of a need for services.
Mr. Anderson responded every option requires trimming the expenditure growth. There is no way to
sustain the expenditure growth that has occurred. In Option 1 - if they make no changes, they run into a
shortfall. The focus was on revenues - not on how the funds are being spent. Their study was on how
the changes on the revenue side affect that in the future.
Commissioner Henning has observed raw and improved land over the past three years has doubled in
prices. How are they going to encourage developers to build more moderate housing?
Mr. Anderson said even with the limited amount of land and slowdown trend, people are still moving
into the area. Whether they rely on property taxes and impact fees or on sales taxes and others will
affect this. Middle income persons wanting a middle income house will depend upon the type of
industry the employers are.
Commissioner Coletta also mentioned the price of housing being tied to the cost of land. The value of
real estate will increase. He was concerned about the growth projections and wondered ifMr. Anderson
took into account the "baby boomers."
Mr. Anderson referred to pages 21 and 22 concerning the forecast. They did take the Baby Boomers
into account. No one can predict the future, but the underlining trend is the torrid growth pace and will
slow down to a nice growth.
Commissioner Halas found when the impact fees were low the infrastructure was suffering. That's
why they came up with impact fees to adjust to the expansion of growth. Now they feel they are
sustainable for the additional growth that is coming in and are now asking to lower the impact fees. He
wondered if the landowners will lower the price of their land if they lower the impact fees. The cost of
land is going up to a higher rate than the impact fees. He reiterated that Mr. Andersen stated about 30%
of the land is available for development while the rest is State and Federal or County preserve. He felt
they are in an awkward or unusual situation. Based on the amenities they have here is the reason people
want to move here and it is the high end people. He sees land going up further in the future.
Mr. Andersen remarked they took the choices that were made in the past as a given. They observed
the impact fees have been successful and what they did over the past 10 years has worked. But going
6
---,,-
September 9,2004
forward, ifthey leave policy where it is, they will not be able to sustain the revenue that is needed even
at a slower rate.
One option is to leave it there and trim the budget. It won't be modest trimming - it will be significant.
Commissioner Halas said his point was ifthey lower an impact fee, that isn't going to make it easier
for people to come to Collier County with the increase of land.
Mr. Andersen didn't say land isn't going to be desirable in Collier County in the future. They want to
come for amenities and benefits of services, beautification and landscaped roads etc.
County Manager Mudd had talked with Mr. Andersen concerning his report. As growth slows down,
so does impact fee facilities. Then ifnot enough money coming in in impact fees to pay off the debt,
then no choice to go to Ad Valorem and raise property taxes - and that has always been his concern.
Alternatives to think about are transfer fee on real estate when it changes hands. (An ongoing income)
A 1 % can bring in from $30-45M a year. The impact fees are bringing in about $75M a year. Other
assessments have been discussed. He felt property tax increases will drive people out. Millage rate is
lowest in the State because our assessed values are the highest in the State. That is a good balance.
They need to talk to their legislators on policies and try to find a good balance. There are other issues
and more ideas out there.
Commissioner Coyle suggested they put a Committee together to define the areas of support for their
legislators. Their tendency has been to look at all the revenues they can arrive at and then spend it. That
may not be the right way to do it. The County Manager has instituted many cost saving mechanisms and
the County has done a good job. They have cut a lot of reoccurring costs. They do need to take a hard
look and hold down expenditures and prioritize the things they are approving.
Commissioner Halas mentioned many of their constituents want all the bells and whistles and need to
realize the cost of landscaped roads and maintenance etc.
Commissioner Coyle said they need to start saying "no" on many of the expenses.
BREAK -10:24 AM
RECONVENED - 10:39 AM
SPEAKERS
Jeff Fridkin - Chair Elect of Greater Naples Chamber of Commerce - he commended the
Commissioners for having the Workshop and for looking ahead before there is a crisis. They are taking
an important step in leadership. It's important to look at the mix and ways to diversify the counties
economic base. He felt the Commission is focused and supportive. Business community will support
them.
Al Kozel- President of Homeowners Association -1,856 homes - Community was built basically
with impact fees on the high side. He heard there is limited land and understands that. That says
property value is going to go up - supply and demand. Cost of property will also go up. If they take
steps to lower that - he felt it will also lower the tax base available. He referenced the report given.
7
September 9,2004
Should be an opportunity to control cost on a per resident or household basis, but have revenues going
up double. What kind of jobs are they trying to attract? Ifbuilding homes below the average, income
will be lower and will property taxes be able to support the services they are going to ask for. Such as
school system. Impact fees have not deterred anyone from coming here.
David Ellis - Executive Director of Collier Building Assoc. - he thanked Mr. Andersen for a good
workshop and report and favors Options #2 and #4. They speak to a lot ofthe considerations they
should be looking for towards the future. They are concerned about the impact fees and what they are
doing to the mix of housing as well as developing businesses coming to the community. The average
cost of a home has rocketed. Today is the beginning of this discussion and look forward to being part of
it and joining with other business groups.
Bill Spinelli - 17 year resident, home builder, CPA and President of Collier Building Industry
Assoc. and served in - 1996 & 1997 on the Economic Advisers. - thanked the Commissioners for the
funding study. Some ofthe same questions and issues came up at that time for this time. This is
information for a better future and creates a better economic future. Revenue growth is not going to
continue it is a reality. Structural imbalance. Need to take action to address these issues now.
Incentives need to be put in place to attract business and people. Look at the Land Development Code.
Need more sustainable sources of revenues. Collier County is moving from a high growth base to a
more mature base. The study shows this. He has no answers, but should look into the market place for
examples with a tract record of success. Impact fees will go away and need to look at other revenue
sources. Need a transition policy to get there. Many questions before solutions are found. What are the
social and economic issues that come with the policy issues? Look at other existing models in other
communities and install them here.
Tom Comrecode - incoming Chair of Economic Development Council - has been following study
closely. Thanked Commissioners for funding the study. Gives a good look at the future and can address
it. Have sustained growth in the past and revenues will not be there in the future. Weight decisions
carefully. County homeowners are predominantly a revenue source. Shifts the burden to the businesses.
Impact fees are not so significant and not a sustainable source. Not sure the Commissioners will lower
or eliminate them. Need to adjust our thinking.
Dick Shanahan - Marco Island Assoc. of Realtors - had concerns of discussing "increasing" impact
fees and has a great fear of an increase. Don't see the Commissioners reducing them and don't think
that is the way to go. Ad Valorem is a better way to go. Do not support a transfer tax. Option #4 is
favored and need to pursue. Many people want to come to Marco Island and Collier County and not
enough land to satisfy everyone.
Dex Groose - Vice President of the Productivity Committee - have looked at a number of impact
fees over the past years. Before considering any action with changing them, may want to ask the
committee to comment on it. If asking for relief on road beautification, perhaps outsource maintenance.
Schools - their impact fees have not been revised since 1992 and half that of Lee County. If raised
appropriately, they would have reduced tax payer burden by $25M a year. We are being taxed too high
for capital on the school fees because the impact fees have not been adjusted.
8
September 9,2004
George Percel - talked in support ofthe project. First time he has seen a forthcoming initiative looking
toward the future and trying to alleviate a problem. The bubble may not be there, there is tremendous
growth on a National scale. More people will be looking for services. Done a great job in expanding
and making Collier County more beautiful. Encourage Commissioners to look at a need to fund on a
sustainable basis. Set a positive future for the community. There will be a greater demand on housing.
Supply will not catch up to demand. Residents need to support higher fees if necessary to sustain the
growth that they will have.
Commissioner Henning would like the staff to give them more tools for their tool box to prepare for
what they are being told concerning the future including cutting regulation as far as deterring businesses
from locating in Collier County. It may be wise for the Productivity Committee to look at the report and
make some recommendations.
Commissioner Fiala agreed and mentioned forming a Committee. She suggested Commissioner
Coyle, Mr. Mudd and an economist be on the Committee.
Commissioner Halas would like to see no violation of the Sunshine Law and EDC along with others in
the Community need to also be on the Committee.
Commissioner Coyle proposed a Committee to work with their Legislators. They would not proceed
until they have approval from the Commissioners. It would be public and subject to public review and
debate.
Tammie Nemecek - EDC stated they would help along with the Chamber.
It was also suggested a member ofthe Productivity Committee be a member ofthe Committee.
County Manager Mudd thought he had a meeting set up with legislatures already.
Hurricane Ivan is aiming at Collier County.
Mr. Sommers is trying to get the news out and holding a meeting at 11 :30. Friday emergency meeting at
3 :30 may declare an emergency. Surge could be a problem. Could be voluntary or mandatory
evacuation.
*****
There being no further business for the good ofthe County, the workshop was adjourned at 11:15
AM.
COLLIER C
COMMIS
COUNCI
Chairman Commissioner Donna Fiala
9
rPdAJ../2.¡ Zoot.{ , as presented
,
r . ~; ~.; :~ \'.
10
September 9, 2004
y/
or as corrected