Agenda 06/23/2009 Item #16B 3
Agenda Item No. 16B3
June 23, 2009
Page 1 of 7
EXECUTIVE SUMMARY
Recommendation that the Board of County Commissioners approve an alternative road
impact fee calculation and resulting rate of $7,416 per bay for the proposed Love's Car
Wash to be located at 4712 Golden Gate Parkway and direct the County Manager or his
designee to conduct further review and analysis of the appropriate rate applicable to car
wash facilities.
OBJECTIVE: That the Board of County Commissioners (Board) approve an alternative road
impact fee calculation and resulting rate of $7,416 per bay for the proposed Love's Car Wash at
4712 Golden Gate Parkway, consistent with the provisions related to alternative fee calculations
set forth by Section 74-204 of the Collier County Code of Laws and Ordinances (Code) and
direct the County Manager or his designee to conduct further review and analysis of the
appropriate rate applicable to car wash facilities.
CONSIDERA TIONS: In December 2008, the petitioner's consultant, Transportation
Consultants, Inc. met with County staff to discuss methodology and finalize the study approach
and also paid a $2,500 review fee as required by Section 74-204(a)(1) of the Code. The
consultant submitted a final report on February 26, 2009. The County's impact fee consultant,
Tindale-Oliver and Associates, Inc., (TOA) has reviewed the report as well as the consultant's
methodology and raw data and verified all of the calculations to ensure that the data collection
and analysis meets or exceeds all requirements of the Code. A copy of TOA' s review is attached.
The alternative road impact fee calculation study was conducted by collecting trip generation
characteristic data from three similar sites in Collier County. The sites used were approved as
part of the study approach and consist of Rick's Car Wash (Pine Ridge Road), City Gate Car
Wash (C.R. 951) and Immokalee Car Wash (N. 15th Street). The analysis indicates a trip
generation rate of 24.21 vehicle trips per bay, per day, an average trip length of 2.35 miles, and
60% of those being new trips on the road network. In comparison, the current rate assessed by
the county for an automobile dealership is based on 108 trips per bay, per day, an average trip
length of 2 miles, and 76% of those being new trips on the road network. The consultant's trip
generation rate resulted from machine counts and observation taken at the above three sites, and
the average trip length and percentage of new trips are the results of origin/destination (OlD)
surveys of motorists at those locations.
The consultant calculated a rate of $7,416 per bay, which represents a downward adjustment of
$28,951 from the adopted rate of $36,367 per 1,000 square feet. The proposed development plan
for the facility indicates that 7 bays will be constructed. For that size facility the resulting road
impact fee assessment would be $51,912 as opposed to $254,569 at the adopted rate, a
downward adjustment of $202,657 or 80%.
The fee based on the above study represents a current, locally sensitive and accurate estimate of
this particular car wash facility on the County's road network; however, the study was conducted
during a severe economic downturn. It is likely that discretionary spending on things such as car
washes may be reduced, therefore resulting in artificially low traffic impacts. Staff recommends
that this study be accepted and used for the Love's Car Wash facility as it represents the current
estimated demand for the facility; however, staff also recommends that no changes be made to
the transportation impact fee rate schedule until further data is collected and analysis is
performed to establish if this is a short-term trend associated to the economic downturn, or a
Agenda Item No. 16B3
June 23, 2009
Page 2 of 7
product of outside factors, such as car washes being available at most gas stations, that has
lessened the demand created by regular car wash facilities.
In the event that any additional stand-alone car washes are proposed before the additional
analysis is complete, staff will bring the specifics of the proposed facility to the Board along with
recommendations related to the assessment of the impact fees. Upon completion of the
additional analysis, staff will provide the Board with a report and recommendations for any
changes to the fee schedule that may be needed with respect to car washes.
FISCAL IMPACT: If the Board accepts the alternative road impact fee calculation, $51,912
will be deposited into the Impact Fee Trust Fund for Road Impact Fee District 2 prior to the
issuance of a building permit. This adjustment will reduce the availability of funding for capital
improvements to the county's transportation facilities system by $202,657 from the rate
prescribed by the adopted road impact fee rate schedule; however, the proposed rate accurately
reflects the proposed facility's proportional share of the cost of public transportation facilities
needed to accommodate the proposed development.
GROWTH MANAGEMENT IMPACT: Impact fees provide financial resources for the
construction and/or expansion of the County's capital infrastructure, as necessary, to
accommodate growth. Development is required to contribute its fair share of the cost of
providing public facilities necessitated by growth; however, impact fees may not be collected in
excess of the amount reasonably anticipated to fund such improvements. The fee based on the
alternative road impact fee calculation for Love's Car Wash represents a current, localized and
accurate assessment of the facility's impact and associated cost of providing transportation-
related capital facilities attributable to the new development.
LEGAL CONSIDERATIONS: The County Attorney has reviewed this item, which is legally
sufficient and ready for Board action. This is a quasi-judicial matter requiring ex parte
disclosure and simple majority vote. -JAK
RECOMMENDATION: That the Board of County Commissioners approve an alternative road
impact fee calculation and resulting rate of $7,416 per bay for the proposed Love's Car Wash at
4712 Golden Gate Parkway, consistent with the provisions related to alternative fee calculations
set forth by Section 74-204 of the Collier County Code of Laws and Ordinances and direct the
County Manager or his designee to conduct further review and analysis of the appropriate rate
applicable to car wash facilities.
Prepared by: Nick Casalanguida, Director, Transportation Planning Department in coordination
with Amy Patterson, Impact Fee and Economic Development Manager
Attachment: TOA Review Memorandum
Item Number:
Item Summary:
Meeting Date:
Page 10f2
Agenda Item No. 16B3
June 23, 2009
Page 3 of 7
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
1683
Recommendation that the Board of County Commissioners approves an alternative road
impact fee calculation and resulting rate of $7416 per bay for the proposed Loves Car Wash
to be located at 4712 Golden Gate Parkway and the County Manager or his designee to
conduct further review and analysis of the appropriate rate applicable to car wash facilities.
6/23/200990000 AM
Prepared By
Nick Casalanguida
Transportation Services
MPO Director
Date
Transportation Planning
6/5/200910:26:19 AM
Approved By
Nick Casalanguida
Transportation Services
MPO Director
Date
Transportation Planning
6/512009 2:09 PM
Approved By
Jeff Klatzkow
County Attorney
County Attorney
County Attorney Office
Date
6/8/2009 11 :58 AM
Approved By
Gloria Herrera
Transportation Services
ManagemenUBudget Analyst
Stormwater Management
Date
6/8/20092:12 PM
Approved By
Amy Patterson
Community Development &
Environmental Services
Impact Fee Manager
Date
Financial Admin. & Housing
6/9/2009 2:08 PM
Approved By
Usa Taylor
Transportation Services
Management/Budget Analyst
Transportation Administration
Date
6/10/20098:51 AM
Approved By
Norm E. Feder, AICP
Transportation Services
Transportation Division Administrator
Transportation Services Admin.
Date
6/10/200910:09 AM
Approved By
Therese Stanley
Transportation
Grants Coordinator
Date
Transportation Administration
6/10/200910:35 AM
Approved By
Pat Lehnhard
Transportation Services
Executive Secretary
Transportation Services Admin
Date
6/10/200911:23 AM
Approved By
OMB Coordinator
County Manager's Office
OMS Coordinator
Date
Office of Management & Budget
6/10/20091 :35 PM
Approved By
Mark Isackson
Budget Analyst
Date
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Agenda Item No. 16B3
June 23, 2009
Page 4 of 7
County Manager's Office
Office of Management & Budget
6/11/20095:29 PM
Approved By
Susan Usher
County Manager's Office
Senior Management/Budget Analyst
Office of Management & Budget
Date
6/12/20092:01 PM
Approved By
Leo E. Ochs, Jr.
Board of County
Commissioners
Deputy County Manager
Date
County Manager's Office
6/12/20099:16 PM
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Agenda Item No. 16B3
June 23, 2009
Page 5 of 7
Tindale-()liver & Associates, Inc.
Planning and Enginccling-
March 26, 2009
Mr. Nick Casalanguida
Collier County Transportation Planning Department
2885 South Horseshoe Drive
Naples, FL 34104
Ph: (239) 252-8192
Fax: (239) 213-5815
Re: Review of Proposed Loves' Car Wash Independent Impact Fee Calculation Study
Dear Mr. Casalanguida,
Tindale-Oliver & Associates (TOA) has been retained by Collier County Transportation Planning
Department to review the proposed independent fee calculation study for Loves' Car Wash
submitted by TR Transportation Consultants, Inc. (TR). As part of this work effort, TOA reviewed
the results ofthe Independent Impact Fee Calculation Studyfor Self-Service Car Wash Facilities
provided by TR, dated February 26,2009.
Upon review of the independent impact fee calculation study for Loves' Car Wash, TOA noted the
following in regards to the fee input variables and the calculation of the impact fee:
· Trip Generation Rate:
o The collection and reduction of trip count data, along with the calculation of the final
trip generation rate did comply with the required procedures.
· Percent New Trips:
o Trip type categorization was completed according to the accepted methodology.
· Trip Length:
o The inputs for primary trips are showing the full route in the data reduction
spreadsheet as opposed to inbound/outbound in their respective columns. This
overestimates the trip length.
o In the final average assessable trip length calculation, the diverted trip ends are not
being multiplied by two per William Oliver's article provided the appendix sections
of the Transportation Impact Fee Study, dated 2005.
· Final fee calculation:
o TR did not subtract the I-Mil tax credit.
1000 North Ashley Drive, Suite 100, Tampa, Florida 33602 . Phone: (813) 224-8862. Fax: (813) 226-2106
1595 South Semoran Boulevard, Building 7, Suite 1540, Winter Park, Florida 32792 . Phone: (407) 657-9210. Fax: (407) 657-9106
195 South Central Avenue, Bartow, Florida 33830 . Phone: (863) 533-8454 . Fax: (863) 533-8481
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Agenda Item No. 1683
June 23, 2009
Page 6 of 7
TindaJe-C)liver & Associates, Inc.
Plallnill~ am] En~llecril1~
Mr. Casalanguida
March 26, 2009
Page 2 of 3
Based on this review, TOA has provided the fee input variables based on TOA's adjustment to the
survey data. The following table presents the adopted variables and the fee input variables for
Loves' Car Wash:
I Trip Rate per Bay
Trip Length
! Percent New Trips
I Weighted Average
IVMT*
* Weighted by bays
I Adopted.
108.00
i 2.00
76%
I 24.21
I
12.35
60%
134.14
24.21
2.00
60%
164.16
129.05
As presented, we have found that the trip characteristics of the Loves' Car Wash sites were
demonstrated to be less significant than the data on which Collier County's adopted Transportation
Impact Fee schedule. The rate in the adopted impact fee schedule is based on data from the Institute
of Transportation Engineers (ITE) Trip Generation Handbook for the self-service car land use and
includes only one study. Because the adopted fee variables are based on a single study site included
in the ITE Handbook, the z-score test is not applicable to this land use.
As part of the review, TOA also revised the incorrect primary trip length data and added the I-mil
tax credit in the final impact fee calculation, which somewhat lowered the impact fee for Loves' Car
Wash. The table below presents the calculated transportation impact fees.
Fee per Bay
1 Total Fee (7 Bays)
Adopted
$36,367
$254,569
In regards to the application of this data to future self-service car wash transportation impact fees, it
is important to note that a large difference in VMT was observed in the data obtained from the
lmmokalee site relative to the other two sites. Specifically, the VMT for the Immokalee site is only
20 percent of the Pine Ridge VMT and only 27 percent of the City Gate VMT. As calculated by
TOA, the fee v31iables for all three study sites are presented in the following table.
1000 North Ashley Drive. Suite 100, Tampa, Florida 33602 . Phone (813) 224-8862 . Fax: (813) 226-2106
1595 South Semoran Boulevard, Building 7. Suite 1540. Winter Park. Florida 32792 . Phone: (407) 657-9210 . Fax: (407) 657-9106
195 South Central Avenue, Bartow, Florida 33830 . Phone (863) 533-8454 . Fax: (863) 533-8481
{!}
Agenda Item No. 16B3
June 23,2009
Page 7 of 7
Tindale-Oliver & Associates, Inc.
Planning and Enginccl;ng
Mr. Casalanguida
March 26, 2009
Page 3 of 3
City Gate 72%
Weighted Average 2.00 60% 24.21 29.05
(All Sites)
Weighted Average 2.27 63% 27.09 38.80
(Excluding Immokalee)
Given the large variation in the data, it is unlikely that the lmmokalee site is representative of future
self-service car wash developments in the developed and/or developing areas of Collier County. As
such, TOA recommends that the County's transportation impact fee schedule be adjusted to reflect
the data obtained from the two study sites exhibiting consistent trip characteristics, since they are
most likely to be representative of future car wash developments in Collier County
Please let me or Nilgiin Kamp know if you have any questions. We appreciated this opportunity to
serve the county.
Very Truly Yours,
Tindale-Oliver & Associates, Inc.
~ /7 K~~
Steven A. Tindale, P.E., AICP
President
1000 North Ashley Drive, Suite 100, Tampa, Florida 33602 . Phone (813) 224-8862 . Fax: (813) 226-2106
1595 South Semoran Boulevard, Building 7, Suite 1540, Winter Park, Florida 32792 . Phone: (407) 657-9210 . Fax: (407) 657-9106
195 South Central Avenue, Bartow, Florida 33830 . Phone: (863) 533-8454 . Fax: (863) 533-8481