Agenda 01/12/2021 Item #16F4 (ULINE Facility at City Gate)Proposed Agenda Changes
Board of County Commissioners Meeting
January 12, 2021
Continue Item 9A to the January 26, 2021 BCC Meeting: This item requires all participants be
sworn in and ex parte disclosure be provided by Commission members. Recommendation to
approve an Ordinance amending Ordinance Number 2004-41, as amended, the Collier County
Land Development Code, which established the comprehensive zoning regulations for the
unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or
maps by changing the zoning classification of an additional 102.49+ acres of land from the Rural
Agricultural (A), Rural Agricultural with Special Treatment Overlay (A-ST), Residential Single
Family (RSF-3), and Residential Single Family with Special Treatment Overlay (RSF-3-ST)
Districts to the Sabal Bay Mixed Use Planned Unit Development (MPUD) District; and to amend
the PUD Document and Master Plan to add 102.49+ acres designated as Tract R9 for residential
development; to add 230 dwelling units for a total of 2,229 dwelling units in the MPUD; to revise
the master plan and conceptual water management plan; and to add a master site plan for the R9
Tract. The subject property is located south of Thomasson Drive, south and west of U.S. 41, north
and west of the Wentworth PUD, and east of the Naples Bay Intracoastal Waterway in Section 23,
24, 25, 26 and 36, Township 50 South, Range 25 East, and Section 19, Township 50 South, Range
26 East, Collier County, Florida, consisting of 2,518.98± acres; and providing an effective date.
[PL20190002305] (Commissioner Taylor’s request)
Add-On Item 10A: To hear the report of the BCC Subcommittee for County Manager Hiring.
(Commissioner McDaniel’s request)
Move Item 16F4 to Item 11D: Recommendation to
approve the use of individual impact fee rates, calculated for
the proposed ULINE facility at City Gate, in accordance
with the provisions of Section 74-202(k) of the Collier
County Code of Laws and Ordinances. (Commissioner
Taylor’s request)
Move Item 17G to Item 9B: Recommendation to adopt an ordinance reestablishing the County
Government Productivity Committee. (Commissioner Taylor’s request)
Continue Item 17D to the February 23, 2021 BCC Meeting: Recommendation to approve an
Ordinance amending Ordinance Number 04-41, as amended, the Collier County Land
Development Code and Zoning Atlas, which includes the comprehensive land regulations for the
unincorporated area of Collier County, Florida, to create the Golden Gate Parkway Overlay
District (GGPOD) and eliminate the Golden Gate Parkway Professional Office Commercial
Overlay (GGPPOCO) and the Golden Gate Downtown Center Commercial Overlay District
(GGDCCO), and establish uses, boundaries and design standards, by providing for: Section One,
Recitals; Section Two, Findings of Fact; Section Three, Adoption of Amendments to the Land
Development Code, more specifically amending the following: Chapter One - General Provisions;
Chapter Two - Zoning Districts and Uses; Chapter 4 - Site Design and Development Standards;
Chapter Five - Supplemental Standards; and Chapter 10 - Application, Review, and Decision-
01/12/2021
EXECUTIVE SUMMARY
Recommendation to approve the use of individual impact fee rates, calculated for the
proposed ULINE facility at City Gate, in accordance with the provisions of Section 74 -
202(k) of the Collier County Code of Laws and Ordinances.
___________________________________________________________________________
OBJECTIVE: To approve the use of individual impact fee rates for ULINE, based on
Institute of Transportation Engineers (ITE) Land Use 154, High-Cube Transload and Short-
Term Storage Warehouse, with an adjustment factor for interstate travel for truck trips. The
individual rates have been calculated by Tindale-Oliver and Associates, Inc. (TOA), Collier
County’s Impact Fee Consultant, for Road, EMS, Correctional Facilities, Law Enforcement
and Government Buildings Impact Fees.
CONSIDERATIONS: Section 74-202(k) of the Collier County Code of Laws and
Ordinances (Code) provides the following related to land uses not contemplated on the
adopted impact fee rate schedules.
(k) In the event a development involves a land use not contemplated under the impact
fee land use categories set forth in the rate schedules in appendix A, the county
manager shall calculate the appropriate impact fees utilizing the methodologies
contained in the impact fees adopted by section 74-106. The county manager shall
utilize as standards in his determination the impact fee rate calculation variables
applicable to the most similar land use categories in the applicable impact fee rate
schedules.
Staff researched all options available for the assessment of impact fees for the proposed
project, including utilizing various land uses on the Impact Fee Rate Schedules, however, use
of the existing land use rates resulted in assessments that were extremely high and likely
would result in an overcharge for the demand created, or land uses that were not applicable to
this type of development. The proposed ULINE facility will have close to one million square
feet and is located within proximity to I-75.
The ITE Trip Generation Manual, 10th Edition, includes Land Use 154 for High-Cube
Transload and Short-Term Storage Warehouse. The average size of the facilities included in
the 91 studies for this land use is 800,000 square feet. Based on the Code provisions provided
above, staff and TOA utilized data from ITE and County’s adopted impact fee study
methodology to calculate an impact fee rates for the proposed ULINE facility. Approval of the
use of the individual impact fee rate calculations to be used for ULINE is recommended by
staff and TOA. The rates have also been provided to the ULINE representatives who are in
agreement with this approach.
FISCAL IMPACT: If the Board accepts and approves the use of the individual impact fee
rates the following will be assessed on the building permit(s) for the proposed facility and
paid prior to Certificate of Occupancy (CO), in accordance with the Current Code provisions:
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01/12/2021
Category Rate Unit
Road $968.00 per 1,000 sq. ft
EMS $ 7.06 per 1,000 sq. ft
Correctional Facilities $ 24.82 per 1,000 sq. ft
Law Enforcement $ 28.10 per 1,000 sq. ft
Government Buildings $ 46.85 per 1,000 sq. ft
This calculation more accurately reflects the demand created on public infrastructure by the
proposed development. Staff also recommends that the Board of County Commissioners
approves the use of the individual impact fee rates for any future regional distribution centers
of similar size and located within close proximity to the interstate, until the new rates can be
added to the approved impact fee schedules.
Individual rates for Fire, Water and Wastewater are not required as they are calculated based
on square footage and meter size rather than individual land uses.
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. Consistent with Objective 2 of the Capital Improvement Element
(CIE) of the Collier County Growth Management Plan (GMP), development is required to
contribute its fair share of the costs 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 proposed impact fees for ULINE are based on individual
impact fee calculations which represent a current, localized and accurate assessment of the
facility’s impact and associated cost of providing growth-related capital facilities attributable
to the new development.
LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, is
approved as to form and legality, and requires majority vote for approval. -JAK
RECOMMENDATION: To approve the use of the individual impact fee rates, calculated
for the proposed ULINE facility, in accordance with the provisions of Section 74-202(k) of
the Collier County Code of Laws and Ordinances, and authorize the use of the individual
impact fee rates on any future regional distribution centers of similar size and located within
close proximity to the interstate.
Prepared by: Amy Patterson, Director
Capital Project Planning, Impact Fees and Program Management
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COLLIER COUNTY
Board of County Commissioners
Item Number: 16.F.4
Doc ID: 14617
Item Summary: Recommendation to approve the use of individual impact fee rates, calculated for
the proposed ULINE facility at City Gate, in accordance with the provisions of Section 74 -202(k) of the
Collier County Code of Laws and Ordinances.
Meeting Date: 01/12/2021
Prepared by:
Title: Senior Grants and Housing Coordinator – Capital Project Planning, Impact Fees, and Program
Management
Name: Gino Santabarbara
12/29/2020 3:59 PM
Submitted by:
Title: Division Director - IF, CPP & PM – Capital Project Planning, Impact Fees, and Program
Management
Name: Amy Patterson
12/29/2020 3:59 PM
Approved By:
Review:
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 12/29/2020 4:10 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 12/29/2020 4:19 PM
Budget and Management Office Mark Isackson Additional Reviewer Completed 12/30/2020 9:07 AM
County Manager's Office Sean Callahan Level 4 County Manager Review Completed 12/31/2020 10:49 AM
Board of County Commissioners MaryJo Brock Meeting Pending 01/12/2021 9:00 AM
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