Agenda 07/22/2008 Item #17AAgenda Item No. 17A
July 22, 2008
Page 1 of 47
EXECUTIVE SUMMARY
Recommendation that the Board of County Commissioners approve a resolution to
amend the Collier County Consolidated Impact Fee Administrative Procedures
Manual with respect to the way alternative impact fee studies are conducted by
removing the current Appendix D and replacing it entirely with a new Appendix D
and providing for payment of costs associated with reviewing the applicant's study
or conducting the study.
OBJECTIVE: To obtain approval from the Board of County Commissioners (`Board ")
to adopt a resolution consistent with the recommendation provided at the May 27, 2008
Board meeting regarding amending the Consolidated Impact Fee Administrative
Procedures Manual by repealing Appendix D adopted March 13, 2001 through Ordinance
No. 2001 -13,as amended ( "Consolidated Impact Fee Ordinance ") and adopting a new
Appendix D (Alternative Impact Fee Study Guidelines and Procedures).
CONSIDERATION: The Consolidated Impact Fee Ordinance and corresponding
administrative procedures manual was adopted March 13, 2001. Since adoption, the
County has received approximately one application annually for an alternative impact fee
study. Since the impact fee increase in January of this year, there have been four formal
applications and two pending applications for alternative impact fee studies, three of
those applications are for typical categories as reflected in the Consolidated Impact Fee
Ordinance. Staff is concerned that alternative impact fee studies for existing typical
categories and the general increase in the amount and type of alternative studies may
adversely affect the impact fee program. Additionally, studies conducted during off
peak times, and in an economic slowdown, do not accurately reflect a project's impact.
After conferring with our impact fee consultant to review best practices and procedures
throughout the State of Florida, we recommended that our administrative procedures
manual be modified to assure that alternative studies are conducted in an accurate, fair
and equitable manner for the applicant and the County.
The attached resolution proposes to repeal Appendix D and adopt a new Appendix D
which contains the following key updates:
The "statistically significantly different" requirement in the Consolidated Impact
Fee Ordinance is defined.
The time of year in which alternative studies can be conducted shall be defined.
The applicant will have an option to conduct studies throughout the year subject
to the understanding that off season studies will be adjusted using FDOT seasonal
adjustment factors or another adjustment factor as approved by the county.
The applicant will provide the raw data from the study as collected and that
information can be used by the County for any purpose related to the fair
Agenda lime No. 17A
July 22 2008
Page 2 of 47
assessment of impact fees. The impact fee rate will be adjusted lower or higher
based on the final outcome of the study.
• When conducting an alternative rate study, the applicant has the option to choose
a consultant from the County's General Planning Contract (GPC) list or use their
own consultant with independent oversight from one of the firms from the
County's GPC list.
• When the use is not clearly comparable to existing defined uses and when there
are not at least 3 local comparable sites and an alternative reduced rate is granted,
the applicant shall follow up within three to five years after the site is fully
developed or open for business and conduct an abridged follow up trip
characteristic study of the actual site. Any adjustments to the impact fees will be
made based on the rate applicable at that time of the initial study.
The changes recommended are intended to clearly define the process for the applicant
and the county to ensure an accurate rate is assessed for the transportation impacts of a
development.
The new Appendix D provides that when conducting an alternative study, the applicant
has the option to choose a consultant from the County's General Planning Contract
(GPC) list or use their own consultant with independent oversight from one of the firms
from the County's GPC list. In addition to the costs established by the Consolidated
Impact Fee Ordinance, the proposed Resolution requires that the cost associated with
reviewing the applicant's study or conducting the study shall be born by the applicant and
shall be billed using the rates included in the GPC contract, as amended. The most
current Hourly Rates and Reimbursable Schedule are made part of this item.
LEGAL CONSIDERATIONS• This Office is advised that the proposed new guidelines
were drafted by Tindale— Oliver & Associates (TOA), utilizing the same methodology
that TOA utilizes in calculating the County's Transportation Impact Fees. Based on that
understanding, the proposed guidelines are consistent with the Collier County
Consolidated Impact Fee Ordinance, and are accordingly legally sufficient for Board
approval. -JAK
GROWTH MANAGEMENT IMPACT: Impact fees are consistent with the Growth
Management Plan and are designed to provide adequate funding for capital
improvements to transportation- related public facilities. This request for approval of the
attached Resolution is consistent with the Collier County Growth Management Plan.
FISCAL IMPACT: Failure to update best practices in the Consolidated Impact Fee
Ordinance may result in a decrease in collections and funding for transportation
infrastructure improvements.
RECOMMENDATION: That the Board of County Commissioners approve the
attached Resolution amending the Consolidated Impact Fee Administrative Procedures
Agenda Item No. 17A
July 22, 2008
Page 3 of 47
Manual by repealing Appendix D relating to alternative impact fee studies and inserting
Appendix D and providing for payment of costs associated with reviewing the applicant's
study or conducting the study.
Prepared by Nick Casalanguida, Transportation Planning Director
Attachment No. 1 — Proposed Resolution; Old Appendix D; Proposed Appendix D; TOA
MEMO.
Page 1 of 2
Agenda Item No. 17A
July 22, 2008
Page 4 of 47
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
Item Number: 17A
Item Summary: Recommendation that the Board of County Commissioners approves a resolution to amend
the Collier County Consolidated Impact Fee Administrative Procedures Manual with respect
to the way alternative impact fee studies are conducted by removing the current Appendix D
and replacing it entirely with a new Appendix D and providing for payment of costs
associated with reviewing the applicants study or conducting the study.
Meeting Date: 7/22/2008 9 00:00 AM
Prepared By
Nick Casalanguida
MPO Director
Date
Transportation Services
Transportation Planning
6/2012008 4:52:30 PM
Approved By
Nick Casalanguida
MPO Director
Date
Transportation Services
Transportation Planning
6/2012008 4:51 PM
Approved By
Jeff Klatzkow,
Assistant County Attorney
Date
" County Attorney
County Attorney Office
612312008 4:36 PM
Approved By
Lisa Koehler
Principal Planner
Date
Transportation Planning / MPO
672472008 10:16 AM
Approved By
Norm E. Feder, AICP
Transportation Division Administrator
Date
Transportation Services
Transportation Services Admin.
6/2412008 10:18 AM
Approved By
Sharon Newman
Accounting Supervisor
Date
Transportation Services
Transportation Services Admin
7/112008 9:33 AM
Approved By
Amy Patterson
Impact Fee Manager
Date
Community Development &
Environmental Services
Financial Admin. & Housing
7/2/2008 11:16 AM
Approved By
Pat Lehnhard
Executive Secretary
Date
Transportation Services
Transportation Services Admin
7/2/2008 1:41 PM
Approved By
OMB Coordinator
OMB Coordinator
Date
file: / /C: \AeendaTest \F,xnort\111- .luly% 2022.% 202008 \17. %20SIIMMARY %20AGFNDA \__ 7/15/2009
Pape 2 of2
Agenda Item No. 17A
July 22, 2008
Page 5 of 47
County Manager's Office
Office of Management & Budget
713(2008 8:38 AM
Approved By
Mark Isackson
Budget Analyst
Date
County Manager's Office
Office of Management & Budget
71812008 5:15 PM
Approved By
James V. Mudd
County Manager
Date
Board of County
County Manager's Office
71912008 2:22 PM
Commissioners
file: / /C:AAeendaTest \Export\1 ll- Julv%2022.% 202008 \17. %20SUMMARY%20AC,ENDA \.__ 7/15/2008
Agenda Item No, 17A
July 22, 2008
Page 6 of 47
RESOLUTION NO. 2008-
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA, AMENDING THE COLLIER COUNTY
CONSOLIDATED IMPACT FEE ADMINISTRATIVE PROCEDURES
MANUAL BY REPLACING APPENDIX D WITH A NEW APPENDIX D,
ENTITLED "TRANSPORTATION IMPACT FEE ALTERNATIVE
IMPACT FEE STUDY GUIDELINES AND PROCEDURES" IN ORDER
TO ASSURE THAT ALTERNATIVE STUDIES ARE CONDUCTED IN AN
ACCURATE, FAIR AND EQUITABLE MANNER FOR THE APPLICANT
AND THE COUNTY AND PROVIDE FOR PAYMENT OF COSTS
ASSOCIATED WITH REVIEWING OR CONDUCTING THE
APPLICANT'S STUDY.
WHEREAS, on March 13, 2001, the Board of County Commissioners adopted Ordinance
No. 2001 -13, as amended, the Collier County Consolidated Impact Fee Ordinance, repealing and
superseding all of the County's then existing impact fee regulations, and consolidating all of the
County's impact fee regulations into that one Ordinance, codified in Chapter 74 of the Collier
County Code of Laws and Ordinances; and
WHEREAS, on July 31, 2001, through Resolution No. 2001 -292, the Board of County
Commissioners adopted the Administrative Procedures Manual for the Collier County
Consolidated Impact Fee Ordinance (the Manual) and authorized use of the guidelines and
procedures contained within the Manual by County staff and customers from the Collier County
development community; and
WHEREAS, Resolution No. 2001 -292 directs County staff to regularly review the
Manual for necessary corrections and improvements and provides that future changes shall be
presented for adoption by resolution of the Board of County Commissioners; and
WHEREAS, County staff and the County's impact fee consultant have reviewed best
practices and procedures throughout the State of Florida and recommend revisions to the
guidelines and procedures relating to alternative impact fee studies to ensure an accurate rate is
assessed for the transportation impacts of a development and provide for payment of costs
associated with reviewing or conducting the applicant's study.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
1. Appendix D of the Administrative Procedures Manual for the Collier County
Consolidated Impact Fee Ordinance is hereby replaced by a new Appendix D, entitled,
Page 1 of 2
Agenda liem No. 17A
July 22. 2008
Page 7 of 47
"Transportation Impact Fee Alternative Impact Fee Study Guidelines and Procedures" as
shown in Exhibit A to this Resolution; and
2. In addition to the costs and fees required by Ordinance No. 2001 -13, as amended, the
applicant is responsible to pay the costs associated with reviewing the applicants study or
conducting the study using the rates set forth in Appendix D -1, as shown in Exhibit B to
this Resolution.
THIS RESOLUTION ADOPTED after motion, second and majority vote favoring same,
this day of , 2008.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA
an
Deputy Clerk TOM HENNING, CHAIRMAN
Page 2 of 2
Agenda Item No. 17A
July 22, 2008
Page 8 of 47
Appendix D
Transportation Impact Fee
Alternative Impact Fee Study Guidelines and Procedures
This appendix presents a proposed methodology for conducting an Alternative Fee Calculation
for transportation impact fees. An alternative impact fee calculation is required in instances
where the County and the developer are unable to reach an agreement for classification of a
proposed development to an equivalent land use category in the adopted fee schedule. When
conducting an alternative study, the applicant has the option to choose a consultant from the
County's General Planning Contract (GPC) list or use their own consultant with independent
oversight from one of the firms from the County's GPC list. The cost associated with reviewing
the applicant's study or conducting the study shall be born by the applicant and shall be billed
using the rates included in the GPC contract, as amended. See Appendix D -1. Prior to the
adoption of the study, or issuance of a building permit or certificate of occupancy, all applicable
fees shall be paid. This appendix contains the requirements, procedures and methodology for
preparation, performance, and submission of an Alternative Fee Calculation Study.
1. Pre - application Meeting. Before beginning the Alternative Fee
Calculation, the applicant or applicant's representative shall arrange and
attend a pre - application meeting jointly with the Impact Fee Coordinator
and the Transportation Services Division Administrator or designee to
discuss the requirements, procedures, and methodology of the
Alternative Fee Calculation. At the beginning of the pre - application
meeting, a determination by County staff shall be made as to whether the
proposed development exhibits unique characteristics that warrants
classification as a new land use category or if the development can be
categorized within an existing land use category and the resulting data
collected through the alternative fee calculation study shall result in
modification of data available for the respective land use category. An
application fee of $2,500 shall be due at the pre - application meeting. The
pre - application meeting shall normally cover the following topics:
a. Proposed Previous Studies
If the applicant proposes relying on the results of any previous studies
originally submitted as part of the zoning approval process, a copy of the
other report (s) shall be submitted. The County shall review previous
studies for sufficiency and applicability to the proposed new development.
b. Credits
If an applicant proposes reducing the impact fee through use of a credit,
either for prior use of the property, right -of -way dedication, or road
improvement, this issue shall be reviewed at the pre - application
conference. If a Developer Contribution Agreement exists, the applicant
shall provide a copy of such agreement at the pre - application conference.
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -1
Agenda Item No. 17A
July 22- 2008
Page 9 of 47
C. Timeframe
The applicant shall have an option to conduct studies throughout the
year subject to the understanding that off season studies shall be
adjusted using FDOT peak season adjustment factors or another
adjustment factor as approved by the County.
d. New Land Use Rate Category
If the applicant believes that the land use categories included in the
County's fee schedule do not include an appropriate category for the
proposed development, the applicant shall provide an explanation and
supporting data /documentation to show how the proposed development
is different. The discussion regarding the land use characteristics need
to occur during the pre - application meeting, prior to conducting the study.
However, if there is a disagreement between the applicant and the
County, the final approval for a new land use category shall be made
upon completion of the independent study based on the study results.
e. Proposed Study Sites
The applicant shall identify a minimum of three comparable sites to be
studied. The site description shall include the specific location, the
character of the location (Central Business District/downtown, urban,
suburban, or rural urbanized or rural areas), and the land use(s) at the
location (including ITE code and classification).
The applicant shall include an explanation of why the proposed sites are
similar to the proposed new development. The explanation shall address
pertinent characteristics, such as land use, adjacent area, access to
roadway network, and demographics.
The applicant shall include a map showing the location of the proposed
new development and the proposed study sites.
County staff shall review the proposed study sites for applicability to the
proposed new development.
For cases where three comparable sites are not available in Collier
County, please see Section 5 of this Appendix.
f. Study Data Elements
Study data elements shall include the impact fee formula demand
component variables. These are the trip generation rate, trip length and
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -2
Agenda Item No. 17A
July 22, 2008
Page 10 of 47
percent new trips factor. Each of these components is discussed below:
(1) Trip Generation Rate
The trip generation rate is normally determined by machine
counts. The applicant shall provide documentation depicting the
proposed machine counter sites and locations within the site.
County staff shall review the proposed sites for suitability of
equipment, hose /loop detector configurations, and the dates of
counting to reflect typical travel characteristics (Le., excluding
holidays). The County staff shall specify the level of detail to be
included in the study report.
(2) Trip Length and Percent New Trips
These two data items are normally determined by an
origin /destination survey, consisting of motorist interviews.
County staff shall review the proposed location of interviewers,
interview forms, dates and times of day for conducting interviews.
Documentation of the number of patrons that elected not to
participate is also required for evaluating the accuracy of data
collected.
The applicant shall identify any portions of trips to be excluded
from trip lengths, such as travel on the local, interstate, and /or toll
road systems. Trip length shall not be limited to County boundary
and shall be capped at 30 miles. If the applicant is using an
outside consultant, one week notification shall be required before
commencing origin /destination surveys and the applicant shall pay
for the County's GPC to be on -site for 2 days observing surveys.
(3) Other Data Items
County staff shall specify any other data items the applicant shall
be required to collect for the proposed study.
g. Proposed Data Collection Methodology
County staff shall review the applicant's proposed methodology for
analyzing the data collected in the study. This methodology shall follow
Section 3, Guidelines.
h. Report Format
The County staff shall discuss the required format for submitting the
study report. The applicant shall compile the study findings into a report
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -3
Agenda Item No. 17A
July 22, 2003
Page 11 of 47
structured as follows:
• Table of Contents
• letter of Transmittal
• Findings of the Report
- Trip generation rate
- Trip length
- Percent new trips
• Impact Fee Calculations
• Appendices
- Trip generation rate summary
- Trip length worksheet
- Percent new trips worksheet
- Trip generation data (including original machine counts and
manual verification counts)
- Interview forms (use attached forms)
Subsequent to the pre - application meeting, the applicant shall submit
three copies of the proposed approach to the study to the Collier County
Office of Transportation Services. The County staff has thirty (30)
working days to respond in writing to the proposed approach. If County
Staff concur with the proposed approach, the applicant shall be notified to
proceed with the study. If County staff disagrees with the proposed
approach, County staff shall identify the problem areas for the applicant.
The applicant shall receive approval from County staff before proceeding
with the study. In the event the applicant disagrees with a decision of the
County staff that effectively results in a denial of the alternative fee
calculation, the applicant may file a written appeal with the Board of
County Commissions following the procedures outlined in the Section 74-
204 (d) of the County's Code of Ordinances.
2. Methodology. The Alternative Fee Calculation shall follow the prescribed
methodologies and formats in the Consolidated Impact Fee Ordinance.
The results of the Alternative Fee Calculation shall be submitted to both
the Impact Fee Coordinator and Transportation Services Division. The
following guidelines shall be followed when conducting an Alternative Fee
Calculation:
a. Seasonal Adjustment
Studies shall be conducted at a time which accurately reflects the
project's average annual impact. If a study cannot be completed at this
time, County staff shall determine the necessary seasonal adjustment
factor to be used to accurately reflect the proposed project's average
annual impact.
b. Collecting Trip Generation Data
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -4
Agenda Item No. 17A
July 22, 2008
Page 12 of 47
The applicant shall be required to place the machine counters at project
driveways, for a minimum of three consecutive weekdays of 24 -hour
machine counting, on days representative of typical traffic patterns at that
site (not during a holiday, for example). The traffic counts shall occur
during the same days which the collection of trip length and percent new
trips data is conducted.
The data to be collected includes:
• Date and times of counts;
• A summary of counts by 15- minute increments (entering, exiting, and
total);
• Average daily volume; and
• Volume during the a.m. and p.m. peak hours of the adjacent street.
The applicant must verify the correct operation of the machine counters
by manually observing their proper data recording for at least two hours
during the a.m. or p.m. peak hour of the site (in fifteen minute
increments) during the same days that the machine count data is
collected. The machine counts shall then be reviewed to ensure that a
margin of error of 10 percent or less is achieved between inbound and
outbound trips counted. The manual verification data shall then be used
to calibrate the machine count data collected during either the a.m. or
p.m. peak hour of the site. The calibration factors developed through this
review shall then be used to adjust the daily machine counts. The
manual verification counts are intended to verify the correct operation of
the machine counters and as such are required to show proof of reducing
the margin of error (between inbound and outbound trips) originally
observed from the raw machine count data. The manual verification,
machine counts, and calibration must be documented in the study report
to show that the necessary quality control measures have been taken to
reflect accurate calculation of the trip generation rate. If a machine has a
margin of error greater than the allowable 10 percent, a recount is
required. Additional measures such as reviewing the counts by time and
day shall be taken to ensure that any anomalies that may have occurred
on a certain day that is out of the ordinary trend relative to the other days
be treated accordingly in terms of the necessary adjustments to the
machine counts.
The applicant shall include the machine count data in the study report.
All data are subject to review and acceptance by County staff, based on
currently accepted traffic engineering practice. County staff or the
County's consultant may visit the study site to observe the placement and
operation of the machine counters.
i inoaie- Uiiver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -5
Agenda Item No. 17A
July 22. 2008
Page 13 of 47
If the applicant is unable to obtain machine and manual counts according
to the above requirements, he /she may repeat the entire count or may
elect to submit an explanation in writing to the County staff. The County
staff shall review the explanation and then may accept the data as is,
approve a partial recount, or require an entire recount. The County staff
shall provide this response in writing within ten (10) working days.
C. Collecting Trip Length and Percent New Trips Data
The origin /destination survey shall collect the following information:
• Date of the interview;
• Location of the interview;
• Name of the interviewer;
• Time of day of the interview;
• Origin of the interviewee's trip,
• Destination of the interviewee's trip, and
• Trip purpose.
The place of origin or destination shall be identified as accurately as
possible. The origin and destination shall be determined with one of the
following methods (listed from most preferred method to least preferred
method):
• The specific name and address of the origin and destination;
• The specific name of the origin and destination (mall, town, bank,
supermarket, subdivision, school, etc.)
• The intersection nearest to the origin and destination; or
• The major intersection nearest to the origin and destination.
The applicant shall employ interviewers that have a strong prior
knowledge of the places and major intersections in the community that
are most likely to be named by interviewees so the interviewers can
quickly recognize and record these responses when interviewees give
them, or solicit further detail in the response. In some cases, places
named by interviewees cannot later be pinpointed when the interview
forms are tabulated, disqualifying those interviews as observations. For
that reason, the applicant is prudent to conduct a quantity of interviews in
excess of the minimum required sample size.
The applicant shall use an interview form to record the interview
responses. This form shall be used to record the information identified
above. The applicant shall include copies of the completed interview
forms in the study report. Samples of acceptable interview forms are
included at the end of this appendix. These samples include fields to
record the data items listed above, as well as fields for calculating the trip
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -6
Agenda Item No. 17A
July 22, 2008
Page 14 of 47
length (at a later time), and fields for quality control. The applicant shall
include copies of the completed interview forms in the study report.
It is not acceptable to record the trip length as estimated by the
interviewee. The proper method to determine a trip length is to use a
scaled map to measure the shortest route between the site and the
reported places of origin and destination, or by using a geographic
Information system to measure the distance directly using a vehicle
odometer.
Note that only one person per car shall be surveyed. In the case of non-
residential land uses, it is important that all access point to the site are
covered (such as back entrances used by employees, etc.), and an
appropriate number of employees is also interviewed (at least 25 to 30
percent of the employees) in addition to the patrons.
Acceptable procedures to determine if a trip is classified as Primary,
Secondary, Diverted, or Captured, and to compute the assessable trip
length are described in "Measuring Travel Characteristics for
Transportation Impact Fees', W.E. Oliver, (ITE Journal, April 1991).
The applicant shall also include in the study report:
• The number of observations (useable interview responses);
• The average trip length, rounded off to 0.1 mile; and
• The percent new trips.
It is important to note any potential anomalies to the study site. For
instance, if there is a possibility of cut -thru traffic, the survey form shall be
created to accurately reflect this and trip generation as counted by the
machine counts shall be adjusted. Another example of potential site -
specific anomalies could be the presence of an exterior parking lot.
Patrons parking outside of the study site shall not be included in the
survey data.
d. Number of Interviews to Conduct
In determining a reasonable estimate of the trip length and percent new
trips, the applicant shall perform surveys at each of the three sites for a
minimum of 10 hours per site. The specific time period to be covered
shall be governed by the type of land use being surveyed and its typical
daily operations. An observation shall be considered valid if its origin and
destination are specific enough from which the trip length and type of trip
can be determined. Because captured trips do not have a measured
origin and destination, captured trips are not included in this calculation.
The specific required number of valid surveys is the number of surveys
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -7
Agenda Item No. 17A
July 22. 2003
Page 15 of 47
required to meet a 90% level of confidence at a plus /minus 15% level of
accuracy, or at least a total of 150 usable surveys for the study land use.
Upon completion of the surveys, whether there were sufficient number of
surveys shall be determined through the following formula, which
calculates the necessary sample size:
N =C2xZ2
E2
Where: N is the required sample size for the specific level of
confidence at the desired accuracy level;
C is the coefficient of variation as calculated by dividing
the sample mean trip length into the standard deviation of
the sample trip length;
Z is the normal distribution value statistic at the specific
level of confidence; and
E is the specific margin of error or level of accuracy.
The above formula is based on a methodology developed by Michael E.
Smith in "Design of Small - Sample Home Interview Travel Surveys',
Transportation Research Board 701, 1979.
e. Raw Data Must be Submitted
The applicant shall submit copies of the raw data to the County within 72
hours of the completion of the data collection phase.
3. Guidelines. The applicant shall use the information derived from the
traffic study to calculate an altemative impact fee. The results of the
Alternative Fee Calculation study shall be submitted to both the Impact
Fee Coordinator and the Transportation Services Division
4. Submitting the Study Report. The applicant shall submit five (5) copies of
the study report to the Collier County Office of Transportation Services.
The study must be certified by a Professional Engineer registered in the
State of Florida or AICP.
5. Sufficiency and Fee Determination. The Impact Fee Coordinator,
Transportation Services Division Administrator, and /or the County's
Consultant shall review the Alternative Fee Calculation for sufficiency
methodology, technical accuracy and findings, and shall make
recommendations concerning the amount of the impact fee and whether
Tindale- Oliver and Associates, Inc.
6 -18 -08
I5
Collier County Consolidated Impact Fee
Administrative Procedures Manual
Agenda It em No 17A
July 22, 2008
Page 16 of 47
to accept the study.
This sufficiency determination shall be based on the statistical similarity
between the trip characteristics data collected as part of the Independent
Study with the ITE data and /or local data previously collected for that land
use. The steps in calculating the confidence level, as well as an example
computation are presented after the following recommended actions.
a. In cases when the applicant challenges the fee for an existing land
use or there is a disagreement between the applicant and the County
whether the applicant's development qualifies to be treated as a new land
use, if the Independent Study data results in a confidence level of 75
percent or less, implying that the data is statistically insignificant with
respect to the existing data set for the land use, then it is recommended
that the Independent Study data not be combined with the existing data
set for that land use. A statistical confidence of 75 percent or less
indicates that the data is not statistically different than the existing data
for that land use. Therefore, the applicant shall be assessed the impact
fee due as established in the County's adopted transportation impact fee
schedule.
b. When the Independent Study data shows a statistical confidence of
greater than 75 percent that the data is different than the previously
collected data for the land use, the County shall determine if the site falls
under an existing land use in the County's Transportation Impact Fee
Schedule. If the site does fall under an existing land use classification,
then the results of the Independent Study shall be combined with the
existing data set for that land use. The applicant shall then be assessed
the impact fee calculated based on this combined data set.
If the Independent Study data shows a statistical confidence of greater
than 95 percent that the data is different than the previously collected
data for the land use, the existing land use data will be revised to reflect
solely results of the alternative study or a new land use will be created as
appropriate.
If the County determines that there is a characteristic that differentiates
that site from existing land uses in the fee schedule or the site does not
fall under an existing land use category in the County's fee schedule,
then the County shall create a land use classification separate from the
land uses already included in the impact fee schedule. To facilitate this,
the trip characteristics data from the Independent Study sites shall be
utilized to calculate the appropriate impact fee for the new land use
category.
c. When the use is not clearly comparable to existing defined uses and
when there are not at least 3 local comparable sites, the applicant shall
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -9
Agenca lien No. 17A
July 22, 2008
Page 17 of 47
pay based on a rate that the applicant feels is appropriate, and conduct a
follow -up trip characteristics study of the actual site within three to five
years after the site is fully developed or open for business to verify or
revise the impact fee paid. Any adjustments to the impact fees shall be
made based on the rate applicable at the time of the initial study. Failure
to complete a follow -up study shall result in the applicant paying for
original fee based on the appropriate land use in the impact fee schedule
as determined by the Impact Fee Coordinator and Transportation
Services Division Administrator that was due at the time of the building
permit approval. The applicant shall be responsible for the cost of this
updated study.
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -10
Agenda Item No. 17A
July 22. 2008
Page 18 of 47
The following table summarizes the possible options:
Application Results of Final Action
Sianificance Test
1) Existing Land Use
a) Not significant (<
a) The impact fee schedule
(both the applicant
75 %)
does not change. Applicant
and County agree
characteristics
pays the fee indicated for
that it is not possible
study for three
the use.
to identify a land use
b) Significant at
b) The alternative study
for the proposed
75% confidence
data is combined into the
development in the
level
data used to calculate the
existing fee
fee schedule to obtain a
revised fee figure for the
existing land use.
c) Significant at
c) The alternative study
95% confidence
becomes the sole basis for
level
the calculation of the impact
fee for the disputed land
use.
2) New Land Use
a) Not significant
a) The impact fee schedule
Category (the
compared to land
does not change. Applicant
applicant believes the
use found to be
pays the fee indicated for
proposed
applicable by
the use.
development is not
County staff.
represented in the
(<75 %)
impact fee schedule,
b) Significant at
b) The alternative study
but the County
75% confidence
data is incorporated into the
disagrees or has
level compared to
data used to calculate the
doubts)
land use found to
fee schedule to obtain a
be applicable by
revised fee figure for the
County staff
existing land use.
c) Significant at
c) The alternative study
95% confidence
becomes the sole basis for
level compared to
the calculation of the impact
land use found to
fee for a new land use.
be applicable by
Countv staff
3) New Land Use
The applicant
Results of the study
(both the applicant
conducts a trip
become the basis of a new
and County agree
characteristics
land use to be included in
that it is not possible
study for three
the County's impact fee
to identify a land use
sites.
schedule.
for the proposed
development in the
existing fee
Tindale- Oliver and Associates, Inc.
6 -18 -08
D -11
County Consolidated Impact Fee
Administrative Procedures Manual
schedule)
4) New Land Use
with no comparable
sites in Collier
County
Agenda Item No. i7.A
July 22, 2008
Pane 19 of 47
N/A The applicant shall pay the
fee based on a land use
category that the applicant
feels is representative and
conduct trip characteristics
study 3 to 5 years after the
operations begin to
d. Z -Score This section demonstrates the steps necessary for
calculating a percent confidence using the z -score methodology. This
analysis is used to determine the statistical significance of any
differences between independent impact fee study data and data used to
produce the original transportation impact fee. It is important to note that
statistical comparisons using small sample sizes lack certainty; however,
the following application of the test still provides insight as to the
significance of the differences in trip characteristics data. In particular,
this procedure addresses combining data obtained from multiple sources -
e.g., trip generation rates from the Institute of Transportation Engineers
(ITE) source and trip length and percent new trips from local trip
characteristics studies.
The statistical test involves four steps. The first two steps involve
obtaining average VMT and variance for the data used in the adopted
transportation impact fee schedule and for the independent impact fee
study data. The z -score is then computed in the third step, followed by a
translation of the z -score into a confidence level in the fourth and final
step. The equation used to obtain the z -score is shown below, followed
by a detailed example of the z -score calculation.
z — score = (-P i + µ o)
N(c7,2 /n,) +(6,Z /np)
Where:
A i = Average VMT obtained by the independent study data
E1 o = Average VMT obtained using ITE and other studies used in the
original impact fee calculation
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -12
Agenda Item No. 17A
July 22, 2008
Page 20 of 47
x
6 = Variance of the VMT obtained by the independent study data
0-o = Variance of the VMT obtained using ITE and other studies used in
the original impact fee calculation
nl= Number of site locations in the independent study with complete
observations
n0 = Number of site locations in the original study with complete
observations
The following example explains the steps taken to obtain the z -score of
an independent impact fee study commissioned by a daycare land use
(ITE land use code 565). Therefore, trip rate calculation table headings
shall be in terms of a daycare. Note that if a study is conducted on a
retail land use site, for instance, trip rate table headings would be shown
as "1,000 square feet of Building," 'Trips," and "Trips per 1,000 square
feet of Building" respectively. All other table headings shall be identical to
those shown in the subsequent example.
Step 1: Obtaining Average VMT and Variance of the Original Data Used
in the Adopted Impact Fee Schedule.
Below is the formula to calculate the VMT:
VMT = Average Trip Rate x Average Trip Length x Average Percent New
Trips
Since the average trip rate, average trip length, and average percent new
trips are usually measured at different sites, and have different number of
observations, it is necessary to combine the variances associated with
each of the three variables to estimate the variance of the VMT. Below is
the generic formula used to calculate the variance of the VMT, denoted
Q (note that since these calculations shall be done by computer in Excel
or another program alike, the standard deviation (SD), as well as the
mean /average, shall be given and can then be plugged into the
equation):
SD2(x *y) = Mean (x) SD (y) + Mean (y) SID (x) + SID (x) SD (y)
The above equation would be applied twice, once to estimate the
standard deviation of the product of the trip rate and trip length, and a
second time to estimate the standard deviation of the product of the first
two variables and the percent new trips variable.
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -13
Trip Rate
(ITE -LUC 565)
Students
I Trips
Trips per Student
501
350
7.00
30
75
250
68
310
4.56
72
385
5.35
73
440
6.03
80
340
4.25
90
260
2.89
92
370
4.02
100
410
4 .10
1131
4001
3.54
1581
8201
5.19
Average: 4.49
Standard Deviation: 1.33
Variance: 1.77
Percent New Trips
(Prior TOA Studies)
Site 1
70.0%
Site 2
75.0%
Site 3
89.0%
Site 4
82.0%
Average: 79.0% -
Standard Deviation: 0.08
Variance: 0.01 r
Calculations:
Agenda !tern No. 17A
July 22, 2008
Page 21 of 47
Trip Length
(Prior TOA Studies)
Site 1
1.90
Site 2
2.10
Site 3
2.60
Site 4
2.40
Average: 2.25 �--
Standard Deviation: 0.31
Variance: 0.10
2
WIT (VMTo , P o , Qo )
Average: 7.98
Standard Deviation: . 4
Variance: 8.09
Average VMTo , P 0 = 4.49 x 2.25 x 79% = 7.98 vehicle miles
z
Variance (6° ) is calculated in two steps:
1) 6° (Rate x Length) = (4.492 x 0.10) + (2.252 x 1.77) + (1.77 x 0.10) _
11.15
2) or° (Rate x Length x % New Trips) = [(4.49 x 2.25)2 x 0.01] + [(0.792
x 11.15)] + (11.15 x 0.01) = 8.09 vehicle miles
Step 2: Obtaining Average VMT and Variance from the Independent
Study Data.
Tindale- Oliver and Associates, Inc.
6 -18 -08
D -14
Collier County Consolidated Impact Fee
Administrative Procedures Manual
Agenda Item No. 17A
July 22, 2008
Page 22 of 47
The example below illustrates the resulting values obtained from the data
collected during the independent study. Note that the values shown for
the independent study variables VMT calculations shall simply obtained
using an Excel (or similar program) formula for variance and does not
have to be obtained using the extended method that was necessary for
the adopted VMT calculation.
Rate Trip Length
Students
Tri s
Trips per Student
198
633
3.20
260
7841
3.02
2871
8301
2.89
Site ]
1.96
Site 2
4.00
Site 3
183
Percent New Trips VMT (VMT, P 1, ar )
Step 3: Obtaining a Z- Score.
Using the z -score equation from earlier, substitute in the values obtained
in Step 1 and Step 2.
z —score =
( -5.34 + 7.98)
(0.18/3) +(8.09/4) = 1.59
Note:
n, = 4 since, although there are many more observations for trip rate,
there are only 4 complete observations that include all the variables- trip
length, trip rate, and percent new trips.
n, = 3 since there are 3 complete observations.
Step 4: Converting the Z -Score to a Confidence Level
Once the z -score is obtained, refer to the following Table D -1 below to
locate the area under the standard normal distribution curve, illustrated in
Chart D -1, associated with the specific z -score and multiply the
associated probability by 2. This area represents the probability that the
independent study data is observed outside the values of the original
impact fee study data.
Example:
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -15
Agenda Item No. 17A
July 22, 2008
Page 23 of 47
A z -score of 1.59 is associated with 0.4441, or 44.41 %.
44.4% x 2 = 89% Confidence Level
The resulting confidence level tells how confident we are that the data
from the independent study is significantly different from the data used in
the original impact fee equation and thus warrants, or fails to warrant, a
unique transportation impact fee. In this example, we are 89% confident
that the independent study data is significantly different than the data
used in the original impact fee equation.
A quick reference guide of z- scores and their associated confidence
levels is also shown in Table D -2.
Chart D -1
Standard Normal Z- Distribution
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -16
and
6 -18 -08
Agenda Item No. 17A
July 22, 2008
Table D -1 Page 24 of 47
Standard Normal Z- Distribution
z 0. t
..; Cft"
; '"
::: Ox$
.0x1{,
. a0,06 ",
006 ,
r "s�'FOF.e,
11xv
= OIAL
.,'.0. - 0
0.004
0.008
0.012
0.016
0.019
0.0239
0.0279
0.0319
0.0359
" ?01 "'S 0.0398
0.0438
0.0478
0.0517
0.0557
0.0596
10.0636
1 0.0675
0.0714
0.0753
. -02.- 0.0793
0.0832
0.0871
0.091
0.0948
0.0987
1 0.1026
0.1064
0.1103
0.1141
zi'0:3':5` 0.1179
0.1217
0.1255
0.1293
0.1331
0.1368
0.1406
0.1443
0.148
0.1517
' -14i,? 0.1554
0.1591
0.1628
0.1664
0.17
0.1736
0.1772
0.1808
0.1844
01879
;1,,.5:1; 0.1915
0.195
0.1985
0.2019
0.2054
0.2088
0.2123
0.2157
0.219
0.2224
d&G,, 0.2257
0.2291
0.2324
0.2357
0.2389
0.2422
0.2454
0.2486
0.2517
0.2549
4
U.ZfJ4
U.Zfb4
I U2794
0.2823
0.2852
S 1
0.3106
0.3133
&"
1
0.3413
0.3438
0.3461
0.3485
0.3508
0.3513
0.3554
0.3577
0.3529
0.3621
e; r ;y.. 0.3643
0.3665
0.3686
0.3708
0.3729
0.3749
0.377
0.379
0.381
0.383
0.3849
0.3869
0.3888
0.3907
0.3925
0.3944
0.3962
0.398
0.3997
0.4015
0.4032
0.4049
0.4066
0.4082
0.4099
0.4115
0.4131
0.4147
0.4162
0.4177
'144 0.4192
0.4207
0.4222
0.4236
0.4251
0.4265
0.4279
0.4292
0.4306
04319
771 :'6t 0.4332
0.4345
0.4357
0.437
0.4382
0.4394
0.4406
0.4418
0.4429
0.4441
.44
4
7-44
,44
.4
51
.4
.4 W
74 py
'drat jr:1' 0.4554
0.4564
0.4573
0.4582
0.4591
0.4599
64608
0.4616
0.4625
0.4633
1
.4
.4
.4
0.4713
0.4719
a
.a
a
TM
4
a
0.4
a
M, 0.4821 1
0.4826
0.483
1 0.4834
0.4838
0.4842
0.4846
0.485
0.4854
0.4857
0.4861 1
0.4864
04868
.4 1
.4
.4878
.48
.4
0.4
0.489
1.1 .4
.4
.4
.4 0
.4
1
.4
.4
.4
.4
0.4
,4
.4 2
.4 1
.4 5
.4 4
.492
0.4
.4
.49
.4
D.4 2
.4
.4
0.4952
.4
.4
.4
#218
7
.4
.4
0.497
0.4974
' 0.4974
�d!Z941:4 0.4981
0.4975
0.4982
0.4976
0.4982
0.4977
0.4983
0.4977
0.4984
0.4978
0.4964
0.4979
0.4985
0.4979
0.4985
0.498
0.4986
0.4981
0.4986
0.4987
0.499
0.4993
0.4987
0.4991
0.4993
0.4987
0.4991
0.4994
0.4988
0.4991
0.4994
0.4988
0.4992
0.4994
0.4989
0.4992
0.4994
0.4989
0.4992
0.4994
0.4989
0.4992
0.4995
0.499
0.4993
0.4995
0.499
0.4993
0.4995
33�, 0.4995
Au;; 0.4997
0.4995
.4
0.4995
.4 97
0.4996
.4
0.4996
0.4997
0.4996
0 49
0.4996
.4 7
0.4996
0.4 97
0.4996
.4 9
0.4997
0.4998
Inc.
Table D -2
Quick Reference Guide
2.55
onfGienae
99%
1.96
95%
1.65
90%
1.17
76%
1.15
75%
0.67
50%
0.00
0%
D -17
tlidated Impact Fee
Procedures Manual
Agenda ;tern No. 17A
July 22. 2008
Page 25 of 47
6. Adoption of Fee. The Impact Fee Coordinator and the Transportation
Services Division Administrator shall make the final recommendation of
the impact fee amount for consideration by the Board of County
Commissioners (BOCC) as required by the adopted impact fee
ordinance.
If the study is conducted by the applicant, the applicant shall submit all of
the data to the County regardless of the resulting impact fee. If the
resulting impact fee is higher, the County will reimburse the applicant for
the expense associated with conducting and reviewing the trip
characteristics study.
Tindale- Oliver and Associates, Inc. Collier County Consolidated Impact Fee
6 -18 -08 Administrative Procedures Manual
D -18
Tindale- Oliver and Associates, Inc.
6 -18 -08
Sample Survey Forms
D -19
Agenda Item No. 17A
July 22. 2008
Page 26 of 47
Collier County Consolidated Impact Fee
Administrative Procedures Manual
N O
O
Z N N
-tea
m
N
Q
i
L
3
3
H
s
S
LL 3
C �
" F
U C �
s
�Ep
L
e
s
I
E
Y
a
E
9
z
s
N
m— LL
Q
m
ma
Co
U
O
h a
O >
U.4
o c
U �
�Q
—o
U
O
N
Q
U
G
h
N
U
O
y
Q
C
' O
� N
N �lj
� N
G �
ti �
Q
E
Q
a
z
C
Q
E
c
a
J
1i
— i
L
U
n
N O
e
c
x E
° �
n
�
a
o?
od
-
a�
E
m
Alt
°
am
U
Pat I
_�=
hill
I
I
I
ge
o
w` a
U.
i
m
'I
s S A
��,F � � ��.#� � ye q5C" "f .�.- 9• f tt {Pv`� # mty^
�i
a IN,
Q
z
Emq
a
t
V
m
a�
a
Z
E °'3
pC
C L
a +i
N
I
u a5
C
8�
co
L
�o
a =_°
Ema
e..
ON
x,
Y
I
S g $
I °mA+
t 1« Jn II gE� a G{
1 vt n #I
yw
rdw i v,n+
`�"k �i'�Vq`it
p ' C 25
�-�µP+. y_.
f P �iV fjf may'. S
ONO
too,
�
A
u l
has
MIS
N O
e
c
x E
° �
n
�
a
o?
od
-
a�
E
m
m
°
am
U
o �
ge
o
U.
m
e
N
�8
Q
z
Emq
a
t
V
m
a�
y
Z
E °'3
pC
C L
a +i
N
3e
° �
n
o?
od
-
m 4
E
°
o �
� � E
m
e
N
�8
Q
z
Emq
E
q
t
V
m
3 4
y
E °'3
� °
N
u a5
C
8�
co
L
�o
a =_°
Ema
e..
ON
Agenda Item No. 1 1 A
July 22, 2008
• Page L9 of 47
b
APPENDIX D
. - - ALTSRNATM STUDY GUIDE 1NES _
. COLLIER COUNTY TRANSPORTATION IMPACT .FEE .... . .
Alternate Study Guidelines
CoOier County Transportation Impact Fee
Agenda Item No. 17A
July 22, 2008
Pap! A7
EXHIBIT — Wank Forms
TAPE F f1F CO-NTEN=
PARE
I
Intent of this document
'" 1
2
Purpose of the alternate study
1
7
P vpptiadon conference
1
4
Contents and forma of the study report
3
S
Collating trip generation dots
4
6
Calleedug trip length and %capture data
4
7
Number ofiotervirus to coodu t
6
i
't�t(eulatioj the'atterwUse mtpaerim..
...
9.-
the study report - -
6 .. ..
10
County review of the tunny report
6
EXHIBIT — Wank Forms
Agenda Item No. 17A
July 22. 2008
• — �— Page , of 47
Alternate Study Guidelines;
Collier County Transportation Impact Fee
I In sent of this document
The intent of this document 6 to provide applianu with guiddmn for pursuing the option of
an independent calculation of the transportation impact fee for a panicular project, as option
provided for in the Collie County Impact Tien Ordinance. 136 document contains the
requirement. prtmredura and methodtdogy for preparation, performance and snbmtttwion of
an alternate tralTic impact fm study.
z Pugmw of the alternate trairk impact fee study
7be purpose or the >hcri ii"! mucati impact the study itw.
" tiythepotmtialimpa tto[nendevtic, pnxnt on the Collier Coumytran:ponstion .
system —
o provide mformadm which will form the basis of an individual fee asussoteni to be
made by the County.
3 The pmapplicalion conference
A appl'sao[tootemplatiog submitting a altercate traAle- ctudyaitoWdamogn meeting: w3lS --- - _...... ------
Condty's Transportation Services staff befog proceeding with the study. -
At this mating the County staff will won the basic requirements of such a study and review
the applicant's proposed approach to the study.
The pre- appliaiion eoofatmm will normally cover the following topic:
a) Seopc of the study
The County staff will specify the dements to be included in the study.
b) Proposed previous studies
If the applicant propose relying on the results of any previous studies, such as studies
Agen ,la Item No. 17A
July 22, 2008
• Page 32 of 47
orieiaaAy submitted as pan of the zoning approval process, he should provide a copy
or the other report(s). t
The County will review previous studies for sufficiency and applicability to tireZ'
proposed new dcvciopu= L
If an applicant propose reducing his impact tee through =of a prior cnx%this issue
shag bs reviewed at !he pre- apOicatiw ermfimatee.
c) ?mposed study sites and study duration
The applicant wM identify the site(x) to be studied, a minimum of three sites. The tie
desmipuoa should include %be specific locatioss, the chseacw of the lowdoo (CBD,
mbm suburban. or rural), and the'Sand usgs) at the location (ITE cote and
claadfintion).
�y
Theopplicant should Madean explanation ofwhy thepropowdsires art similarto the
propmednewdmclopooent The explaoatioushould address pertioeatduncamis"
soshn land wr, adjacent area, atsd tlmogrttphics. .
,._ •- The i9pl cant thtstdd mehtdc a map . ahavratg the .locftron of sge.pttsptosed:.new,
dereldpmeni sad the proposed wmii itet
The County staff AM review the proposed study sites for applicability to the proposed
newdevdopunent
d) Proposed data ck—ts .._.......... _.
The County staff sill review the proposed data items to be collated hi the study. Thar -
would normally be data items to permit deterwAratioo of all of the following eh enema
of the impact fee formula:
AR) Trip generation rate
The trip generation sate is nonnafly determined by machine counts. The
applicam should provide documentation depicting the proposed machine
counter sits sad locations within the site. The County staff wM review the
Proposed iias for counters, their hod eonfigumtioos, mad the data of
counting. The County staff wM specify the level of detail to be included in the
study report.
bb) Trip length and % oevr rips
Thar two data hems arc normally deterraiaed by an origiNdatination survey,
eonsatmgof motorist intervieos. The County staff will review the proposed
2
Agenda Item No. 17A
July 22 2008
Page - K of 47
loatiob of intcrviewors, interview forms, dates and times of day for conducting
vtervseas.
a
The appliom should identify any portions of trips to be excluded from trip
lengths, such, as travel on the interstate system. :+
a) Other data items
:SrCauoty"afrvvWsp=&, acyoth:rdatai¢ ubcapptigntwigi,. -eq imei
to Cnmr fir tat :sopo=d study.
d) Proposed data collecrica oemodology
The County staff will review the applicant's proposed Methodology for analysing the
data eolleaW in the study. '
r
C) Aepott format
She County stsIIwill discuss the requited Inmost torsabmitdng the study report This
fo usst should be in gtnval conformance with Fosmar idmdfKd in ammo 4 of them
ga+drifa�
Subaccaeattoe6' is' mating,.* apptiaosiiauldsubaait*wcopimof* p"omdapProah
to ilia sitmy to tba Cadlert'ouuty btuoeotTraosponatios serrina
The County stuff has S wailing days to respond in writing to the proposed approacla. If
County staReanobrswith the proposedapproaeh, the applicant will be notified to proceed with
the study. If Countysuffd'nag mes with the proposed appmaeh, County staff will identify the
problem areas far thetplAlML -75e applicant a6ould motive coommmove from County staff
before proceeding with the study.
4 Contents and tormst of the study report -
The applicant should compee the study - findings into r repdrrstritefured as foffowc
o Tabk of contents
0 Letter of traosminal
• Fmdingtorthetepotn ..... _._.
Trip grneratioo ate
Trip Ieogth and %sew trips
• Impact fix: alcufations
3
r- •
O Appendkm
Trip generation tale summary
Trip kngth xarksbeel
New trips worksbect
Trip generation data
Interview forms
5 Collecting trip Sencration data
•
The applkaat will be requited to place the machine cosmuns at project driveways, far a
mink-® of even consecutive days of 24 -hour machine counting, on days representative of
typical tratfe panerus as that saga (not during a holiday, fu caampk).
The data to be collected induda:
r~
Agenda Item No. 17A
July 22. 2005
Page 34 of 47
o Date and times of tnunn,
o A suht®ary of cants by 15 minute int7®unts (entering, exiling and total),
o Avenge dagy volume, and
o : Voluthe daring the am and pm peak boors of flit ■oliscent stmcL:,. - -
.. TLcappliaut>amt verify jhcmrrctoptntweo fttipmachSoec000ien by manually observing .
their proper data logging forst k astrd*u mmutesonat last four outs. Two of thefour
onosiaas can be verifications pnsformed at the start and finish of the ranting period. This
nnonsl verification mast be documented in the study report.
The applicant WM include the machine count data in the study report. All data is Subject to
reviewaod aoceptana by CouoeyatalE based no croseadysazpted tramcengi ocringpraetior-
County staff may visit shin study site to observe the placcroeat and operation of de machine
counters.
Ifthe applicant is wableto obtain machine counts according to the abovetequirements, he may
rcpcat the tame count or rosy elect to submit an esplanation in writing to the County stall
The County staff will ieriew the ap4oation and then may accept the data as is. approve a
partial tcoount, or requ've an entire recount. The County staff will provide this response
verbsty within Lve days and in writing within en days.
6 Collating trip length and %capture data
The origiNdestinatioo survey will collect the following information:
• Dale of the interview,
• Location of the interview,
• Nome of the interviewer,
Agenda Item No. 17A
July 22 2008
• j— • Paine 35 0( 47 ,
• Tone of day of the interview,
• Origin of the interviewee's Dip, e
• Destination of the interviewees trip, and
• Trip purpose.
~
'Me place of origin or destination as be usefully expressed in a variety of ways, depending
upon bow the inuniewee choose to describe them. The origin and destination should be
dncrminak with one of the following methods:
o 't be specific aameo.Uh ppaect rJl,tows.bau4,snsrnwarxct. m6dihisbo.sthool,ete.)
o The address of the plate
a The ioterseetion oeuat to the place
a The major ioteacction aratw to the place
7bemost prcfesrcd method to the kast preferred method is indicated by the order fisted above.
w_
The applicant will find it helpful for inicrAcwcn to have a good-prior knowledge of iho plea
and major imassriom in the eo®mmity that are am= ittely to be teamed by interviewes so
the intta»ewen can gusddyrecognm and heard these respouseswhen iotwvkwm give them.
Usuallysome plaarnamtdbjatteerieweaomothiter be pinpointed what theimesvewfotms
are tabulated. disqualifying those interviews as obt - dpog. For that team the applieaut is -
prodeotto conduct a. gaaotiryofiutaviewawellin esce;s ofthemint ®segtmedsamplesate:":.
71se applicant will use aaiataviewfor>dto record the iotes view responses An acceptable
format for this form s -sbown athe Exhibit = BIauEFotm aocieu. This suggested Yoim 6a
ridds m record all the data it—spedGed above, as well a Adds far the trip length tabulated
stet, and fi idt for goa sty cantrol- The applicant should include copies of the eow*Wd
imavew foam in the study report
It's not aaa1 table to tolkct trip kagtb as estimated and reported by the ioterviewes, as this
practice has been shown to psodtec crmaeoas results. The proper method to determine a trip
length is use a scaled map to mcasmc the shortest mute between the reported placer o9origio
and destination, or to measurc the dataoee directly nsioga4visttde odotrseur.'
For each different response, the applicant will plot the location of each origin and destination
on a map. Identical rtsponses(same places oroigm and destiouioo) owed be plotted only once.
To determine whether the uip Is to be classified as a new Dip, the applicant draws a rectangk
on the map with the origin in oar comes and the destinmloo in the opposite comer. If the -- -.
interview site is outside this rectangle, the trip is considered a new trip; otherwise, it is oat
The I new trips is calculated by dividing ihcmtmhu of near fripi by the total norther of
nips generated at the site.
S
1..
The applicant should also include in the study report:
t
• The number of observations (useable interview responses).
• The mean trip lcngtb, rounded off to 0.1 mile, and
• 7be percent new tripe.
7 Number or interviews to conduct
Agenda Item No. 17A
July 22, 2008
Page 30 of 47
fe dettseiniug a seuowble estaoate of the triplength tmd pe.ceutucw trips the apphcout will
perform surveys at three sites for three days Ibex surveys will be conducted for nine boos
each day. The specilk time period to be covered will be governed by the type of land is being
surveyed and the typical daily operatiomofthe spocinc bind „a. 7be total survey bourssbould
be approxiantely cighty-one bona (91) M30 -51).
g Calculation of the allemstive impact fee
The appb=t will use the iofomatioa derived from the alternate tr>Qie study to calculate as
alternative impao fee. Theapp(imot thouid fill out the Alternate Impact Fee Works6at and
biciude it in thesn.* le UL
_. In the Fshibft - Blank Form section there is a blank Altesaaw Impact Fee Worksheet. .. .
9 Submitting the study septa
The applicant should deliver five copies of the study report to the Collier County office of
Transportation Service. This study must be cuand by an Professional Engineer registered in
the United States
]a County review of the study report
It the study Is deemed insulliiant to warrant furcber review, the County office of
Transportation Services will request the applicant to provide further information. This request
will be provided in wntiog within one wwk.
If the study report is deemed sufficient, County tuff will make a determination of agreement
or disagreement with the accuracy and findings and notiry the applicant in writing within 30
working days.
6
Agenca Item No. "7A
July 22, 2008
2 . - - -- Page 37 of 47
7
B1BLIOGRAP Y
•vim V
ID111-30GRAPITY
Alternative Impxl F= Study for the Custom House- Impact Fx Appeal MB&I(IZ Orlando,
Florida, Profeuional Engirceriag Cotssullants, Ines Novemb -s 1964.
Ahernative Impact Free Study My Lac Service Censer, Orange County. Ron.,". Trarlic Planting
and Design, let June 19M
City of Lakeland Impact Fee Study, Land, Florida, Mraley.Horn and Associam; Inc.. Juy,
1987.
City of Tampa Trip f3aratteristie Surveys, SCimley -Hwn and Associates, Inc, unpublished, 1987.
Carnftrrt Ina: Transportation Impact Fee Alternative Analysis, Vanassc Hangen Brt sAir, Inc,
Orlando, Florida, September 1988.
Lmpact Fe rCare N 7, Frrtsumt- A9ctnative Study, Omnge Ccunry,. Plorida,:Greia,r, 3wjuly
International Towne Center Traffic Impact Fee, Orlando, Florlda, Transportation Consulting Group,
July 1987.
Mini -W_ archouse Transportation Impact Fes Study, Gry of Pinellas Park, Pinellas County, Florida,
Tampa Bay Engineering, Nonmuber 1989.
Pincus, County Transportaaion Impact Fee Study, Pinellas County, Florida, Tindak�Ohver and
Associates, Tampa, Florida and JHK and Associates, Orlando, Fiorida, Pirtdhs'Counry,
Florida. November, 1989.
Polk County Urban Area Transportation Study, Financial Resources Analysis for 7010 Update, Polk
County, Florida. January 1988.
SL Jerome Catholic Church: IndeperdeM Transportation Impact Fee Analysis, largo, Florida,
Bruce McLaughlin Planning, Indian Rocks Beach, Florida, September 1987.
Transportation Energy, Transportation Research Record #1155, Transportation Research Board,
Nalioml Resrarch Council, Washington, D.C, 1987.
Agenda Item No. 77A
July 22, 2008
Page.38.of 47
Agenda Item No. 47A
July 22. 2008
' • l . ("" Pa9p �9 of 47
Transportation Imp.=3 Fa: Swdy for n Service SttniotvFood Kirtsk Conduacd in pincher and
hlanatce COantim, Fonda. Kimlry -Horn and Associates. In, hlav 1988.
Trip Generation, 41h Edition, Imtitote of Trattsporcation Engineers. Washington, D.C„ 19".
Trip Gu 6-an :.arcs for BudgctSlyic hlole!~ &adrs Al. Wood:, iTE )oomal, December 1987
Trip Length Study for Shopping Censer (;,Waged in Alanatce Cauniy, Manatee County, 11orida.
iumley -Horn and Associate, Inc., December, 1985
0
BLANK FORMS
4
Agenda Item No. 17A
July 22, 2008
j Pa e_40 f 47
moron
cv'o
0
Z N �
�aa
� � m
"tea
m
m
Q
S
3
s`
a
a
c
o .
co
y
m
c
i
U
O
r
a
0
G
e
s
S
r
e
8
s
a
ka
0
0
yy
i
3
a
r
t
T
T 2
h
T T'
T r
T 2
Y 2
T S�T
f
T S
Y 2
iJ
fX o;
z r�r
a!;
ctv
a
r
2 o
x rj:
e
2 c
x c
ol;
x r
o
2 c¢
>` o
c
t al:
2 c
2 c
t alit
2 r
O;
2 :]k
a!
S r
O;
2 r
o.
S c
it o
S r
t o
2 r
t o.
S r
it a!
x r
a;
S 6
o
2 r
t 0.i
S c
a
2 c
SEES
€E€
€EASE
€ €f
EStfElE
€Ef€
i
U
O
r
a
0
G
e
s
S
r
e
8
s
a
ka
0
0
yy
i
3
a
r
N O
N N
7
� � N
—tea
m
m
a
a
L�
r O A
r FIR
i
P
U
O
J
s
II
II
e
w
p�
O
a
T
Y
sososos
z
z
x
x o
s
z o
s
z O
s
z o
s
z o
s
0
s
s
0
x
s
o
x
s
a
z
e
o
x
0
b
n
r
s
0
0
f €f
€:
€If
€fSf
€f
€f
€:
€6
€f
€f
€f€
U
O
J
s
e
w
p�
O
a
s
a
•
0
b
n
s
0
0
m
a
Q.
0
3
3
0
x
amp
N O
O �"M
Z N 7
=tea
m
c
m
Ll
!A
H y i
0
i
Y
0
'e
J
rJI
1
5
u
U(w�
O
:i
3
S
b
e '
w
0
a
m
v
0
t
O
■
O
w
7
¢
s
x .
3
a
0
s o
z c
s o
t c
s o
x c
s o
z a
s -.1:
z
o
c
s o
z s:
s o
c
s o
x a
s o
x c
s o
z e
s o
x c
s m
x c
Y
0
'e
J
rJI
1
5
u
U(w�
O
:i
3
S
b
e '
w
0
a
m
v
0
t
O
■
O
w
7
¢
s
x .
3
a
0
Q � �
�N O
N �
-N7
O � W
-ten.
N
m
Q
. r
i
U
I
l�
J
'
-cr frl
Q
m�
V
• J
F
qe
p3
O
w
-IT
t
V
I! Y
Y SIT
Z
T -I
C
C
C
C
C
C
6
C
6
6
C
f
C
:[sss:sss
€sss:s::c:sessos:
i
U
I
O
J
f
-cr frl
Q
m�
V
• J
F
qe
p3
O
w
3
2
e
m _
c
p�
4
e
m
f
m
a _
m
s
a
dog
O
Z,4
zo.
1 0 ,7 ;, , , - I
0
7. -1
ci
>7
5
A!
• LL
Fc
re
LL
CS
..
10
O
F
n a
W
49
Y
F
ti
ME
is
u
0
E4
>7
5
A!
• LL
Fc
re
Agenda Item No. 17A
July 22, 2008
Page 46 of 47
Memo
To: Nick Casalanguida
From: Steve Tindale
Date: 5/8/08
Re: Collier County — Independent Study Approach
In reference to our discussion regarding the recent requests for independent studies, the
following paragraphs summarize our thoughts /suggestions.
It is understandable that as the impact fees increase, for those few land uses with high impact
fees, there will be more requests for independent studies since the cost of a study becomes
relatively minor compared to the impact fee.
The Impact Fee Ordinance includes provisions on when and how independent studies could
be conduced and adopts the Impact Fee Administrative Manual that includes the specific
methodology and guidelines that need to be followed while conducting independent studies.
TOA is in the process of updating the Administrative Manual. Given that the County is
experiencing an increase in requests to conduct independent studies since the latest
increase in impact fees, we recommend the following:
The Administrative Manual should be amended to clarify that, to be accepted by the
County staff, the independent study results need to be statistically different from the
figures used to calculate the impact fee schedule. Given that trip characteristics
variables used to calculate impact fee demand component are averages for any
given land use, it is unreasonable to expect each independent study to replicate exact
figures included in the fee schedule.
• The Administrative Manual should specify which months are representative of
average traffic levels in Collier County and that the independent studies should be
completed during these months.
• The Administrative Manual should clarify that if the studies indicate a higher impact
fee than what is included in the impact fee schedule, the developer will be required to
Tindale - Oliver & Associates, Inc. i Collier County
May 8, 2008 Independent Study Process
Agenda Item No. 17A
July 22. 2008
Page 47 of 47
pay the higher fee.
• As the number of requests for independent studies increases, it may be beneficial for
the County to use services of the County's consultants retained through its General
Planning Contract to conduct these studies. This will result in a more consistent
approach and will reduce the increased work load for the County staff due to a higher
number of independent studies. The developers need to pay the County for the cost
of the study. This will also reduce the overall cost of the studies for the developers
since when they retain consultants directly; they also have to pay for the County's
consultant to review the studies.
We hope these recommendations are helpful. If you have any questions, please feel free to
contact me.
Tindale- Oliver S Associates, Ina Collier County
May 8, 2008 Independent Study Process