HomeMy WebLinkAboutReso 2001-343
RESOLUTION NO. 2001-~3
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF
SUNNY ISLES BEACH, FLORIDA, ADOPTING THE MANUAL AND
REPORT ATTACHED AS EXHIBIT "A" PROVIDING RATIONALE,
DATA SOURCES AND METHODLOGIES USED TO DERIVE IMPACT
FEES FOR POLICE, PARKS AND RECREATION, AND MUNICIPAL
FACILITIES AS IMPOSED ORDINANCES NUMBERS 2001-~,
2001-M-, 2001- 135; PROVIDING FOR DEFINITIONS;
ADOPTING GENERAL PROVISIONS AND APPLICABILITY,
INCLUDING TYPES OF DEVELOPMENT AFFECTED AND
EFFECTIVE PAYMENT OF IMPACT FEES AND OTHER
APPLICABLE LAND USE AND LAND DEVELOPMENT
REGULATIONS; ADOPTING PROCEDURES FOR IMPOSITION,
CALCULATION AND COLLECTION OF IMPACT FEES; PROVIDING
FOR REPEALER; PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City of Sunny Jsles Beach, Florida was incorporated on June 16,
1997, and was provided police, parks and other services by Miami-Dade County through an
Interlocal agreement until such time as the City was able to create a police department,
purchase and maintain its own park and determine the need for certain public facilities and
improvements; and
WHEREAS, until such time as this study referred to herein, could be conducted, the
City as an interim measure adopted and utilized the impact fees supported by Miami-Dade
County as it had historically been applied to the City of Sunny Isles Beach; and
WHEREAS, the City of Sunny Isles Beach is fully independent and is experiencing an
explosion of growth with the concomitant need to establish and impose impact fees on new
developments to finance public facilities and improvements necessitated by such developments
and deal with its cumulative impact; and
WHEREAS, the City Commission of the City of Sunny Isles Beach, Florida (the
Commission) has determined that the imposition and collection of impact fees to finance, in
whole or in part, the capital costs of additional or expanded public works projects, other
improvements and facilities which are necessary to accommodate the impact of new
construction or development is appropriate; and
WHEREAS, the Commission has studied the necessity for and implications of the
adoption of impact fees for various public improvements and has retained Tischler &
Associates, Inc. and, by subcontract, Freilich, Leitner & Carlisle (hereinafter, together, the
Consultants) to prepare an impact fees report to evaluate the existing impact fees and consider
additional impact fees, and Tischler & Associates, Inc. has prepared an Impact Fees Report,
dated March 5, 2001 (the Impact Fees Report); and
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WHEREAS, on October 5, 2000, the Commission adopted the Sunny Isles Beach
Comprehensive Plan; and
WHEREAS, the findings of the Impact Fees Report relating to impact fee assumptions,
residential, non-residential and transient development projections; capital improvements and
the cost thereof; and impact fee calculations have been incorporated into the Impact Fees
Manual, which is contained in Exhibit "A" of this Resolution; and
WHEREAS, based on the population, housing units and land use projections as well as
the public facility needs associated with the projected level of growth, the Commission has
determined that impact fees continue to be an appropriate and necessary technique, to be used
in conjunction with other available public facility financing techniques, to ensure that adequate
public facilities are provided to new growth; and
WHEREAS, the Commission has determined that impact fees will continue to be
necessary for parks and recreation facilities and vehicles and police facilities and vehicles, and
is necessary to now impose impact fees for general municipal facilities and vehicles and the
existing interim impact fees for parks and recreation facilities and police services should be
repealed; and
WHEREAS, the Commission has found and determined, after extensive study by
consultants, that impact fees for different public purposes will have certain common
characteristics and that the City will, therefore, benefit from the adoption and use of a uniform
procedure for the imposition, calculation, collection, expenditure and administration of all of
the adopted impact fees; and
WHEREAS, the use of uniform procedures, to the extent possible, will be more
efficient and expedient for both the City and applicants for building permits than separate
procedures for each impact fee; and
WHEREAS, the use of uniform procedures will simplify the implementation and
administration of impact fees; and
WHEREAS, the use of uniform procedures will best ensure that impact fees are
"earmarked" and expended for the public purposes for which they were imposed and collected
and will be contained in the imposition ordinances; and
WHEREAS, all monies collected from impact fees shall be deposited in an interest-
bearing account which clearly identifies the category, account, fund and public facility or
improvement for which such fee was imposed; and
WHEREAS, each such category, fund or account shall be accounted for separately;
provided, however, that the determination as to whether the accounting requirement shall be by
category, account or fund and whether by aggregate or individual development shall be within
the discretion of the City; and
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WHEREAS, any interest or other income earned on monies deposited in said interest-
bearing account shall be credited to the applicable account; and
WHEREAS, the Commission has found and determined that impact fees are an
appropriate technique for funding public improvements; and
WHEREAS, by future ordinance, the Commission has determined, or will determine
for each impact fee, that the payment of the impact fee and its expenditure for needed public
facilities or improvements will result in a benefit to the development for which it is imposed;
and
WHEREAS, the future ordinance, Commission has developed and adopted a schedule
of impact fees for each category of public facility or improvement by land use classification;
and
WHEREAS, by future ordinance, the Commission has provided a credit (offset)
mechanism in cases where the proposed development has been subject to required dedication of
public sites and/or public improvements for which impact fees are also being imposed and in
cases where the new development will otherwise pay for a portion of such new development
through principal payments of bonds issued for the same purpose; and
WHEREAS, the Commission has determined that the impact fee amounts bear a
reasonable relationship to the burden imposed upon the City to provide the additional capital
expenditures for such public facilities or improvements to serve the new development at the
appropriate level of service (LOS) standard; and
WHEREAS, the Commission has developed fee calculation methodologies which will
be imposed in an equitable and non-discriminatory manner; and
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF
THE CITY OF SUNNY ISLES BEACH, FLORIDA, AS FOLLOWS:
Section 1. Adoption of Impact Fee Analysis: The analysis performed by consultants which
provides the rationale, data sources and methodology used to derive the three impact fees
which shall have been adopted by Ordinances No. 2001- 133 , 2001-13~ and 2001-
r~> , imposed by the municipality to offset capital costs, to wit: is attached hereto and made
a part hereof as Exhibit "A" which may be amended from time-to-time.
Section 2.
Definitions. .
A. In the interpretation and construction of this Chapter, the following rules of
construction shall apply:
1. The word "shall" is always mandatory and not discretionary and the
word "may" is permissive.
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2. Words used in the present tense shall include the future; and words
used in the singular shall include the plural and the plural the singular, unless the
context clearly indicates the contrary; use of the masculine gender shall include the
feminine gender.
3. The phrase "used for" includes "arranged for," "designed for,"
"maintained for," or "occupied for."
4. Unless the context clearly indicates the contrary, where a regulation
involves two or more items, conditions, provisions, or events connected by the
conjunction "and," "or" or "either.. .or," the conjunction shall be interpreted as
follows:
a. "And" indicates that all the connected terms, conditions, provisions or events
shall apply.
b. "Or" indicates that the connected items, conditions, provisions or events may
apply singly or in any combination.
c. "Either.. .or" indicates that the connected items, conditions, provisions or events
shall apply singly but not in combination.
5. The words "includes" and "including" shall not limit a term to the specific example
but are intended to extend its meaning to all other instances or circumstances of like
kind or character.
B. The words or phrases used herein shall have the meaning prescribed in the
current City Code except as otherwise indicated herein:
Applicant - any individual, firm, corporation, partnership, assocIatIOn, society,
syndication, trust, or other legal entity that files an application with the City for a
building permit.
Appropriation or to appropriate - an action by the Commission to identify specific
public facilities for which impact fee funds may be utilized. Appropriation shall
include: listing of a public facility in the adopted City budget or capital improvements
program; execution of a contract or other legal encumbrance for construction of a public
facility using impact fee funds in whole or in part; or actual expenditure of impact fee
funds through payments made from a impact fee account.
Budget Officer - the City employee or officer responsible for assisting the Commission
in the preparation of City budgets.
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Building - Any permanent structure, or portion thereof, designed or built for the
support, enclosure, shelter, or protection of persons, animals, chattels or property of any
kind.
Building Official - the Director of the Building Department, titled the Building Official
shall administer, calculate and collect the impact fees.
Building Permit - the official document or certificate issued by the Building Department
under the authority of ordinance or law, authorizing the commencement of construction
or construction siting of any building or part thereof or authorizing a change in use.
The term "Building Permit" shall also include tie-down permits for those buildings or
structures, such as mobile homes, that do not require a Building Permit in order to be
occupied.
City - the City of Sunny Isles Beach, Florida.
City Manager - the City Manager of the City and shall be the final administrative arbiter
of the fee amount, which decision may be appealed to the Commission..
City Attorney - the person appointed by the Commission to serve as its counsel, or
designee.
Commission - the City Commission of the City of Sunny Isles Beach, Florida.
Developer - any individual, firm, corporation, partnership, association, society,
syndication, trust, or other legal entity that is responsible for creating a demand for City
facilities and services.
Development - any manmade change to improved or unimproved real estate, including
but not limited to buildings or other structures, dumping, extraction, dredging, grading,
paving, storage of materials or equipment, land excavation, land clearing, land
improvement, landfill operation, or any combination thereof; and any change in the use
of a Building for which a building permit is required by law.
Dwelling Unit - a room or group of rooms forming a single unit containing living,
sleeping and cooking accommodations and designed to be used for living purposes.
Each apartment unit or mobile home shall be considered a dwelling unit. Dwelling
units shall not include those units designed primarily for transient occupancy purposes,
including both resort and apartment hotels, nor shall they include rooms in hospitals or
nursing homes. Dwelling units may be classified as follows:
1. Low Density includes single-family detached and attached units, designed and used
only by one family, and wrlich is either physically separated from or attached to one
or more dwelling units, such as townhouses and duplexes, up to 13 dwelling units
per acre.
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2. Medium Density includes buildings that contain 3-49 dwelling units per building,
and mobile homes, at a density of 13 to 25 dwelling units per acre.
3. High Density includes all dwelling units located in buildings that contain 50 or
more dwelling units per building, at a density of more than 25 units per acre.
Effective Date of this Resolution - the date of adoption of this Resolution Number
2001-~t/3 .
Governing Body - the Commission.
Housing Unit - a dwelling unit.
Impact Fee - a fee adopted by the Commission for the City which is imposed on new
development on a pro rata basis in connection with and as a condition for the issuance
of a building permit and which is calculated to defray all or a portion of the costs of the
public facilities required to accommodate new development at City-designated level of
service (LOS) standards and which reasonably benefits the new development.
Impact Fees Manual/Report - a manual prepared by the City containing the
development projections for the City, including the projected growth rate, the need for
additional capital facilities, and the calculation methodology for impact fees, and which
may include forms and other administrative provisions deemed appropriate by the
Planning Director.
Mobile Home - a portable dwelling unit which is designed and built to be towed on its
own chassis, including frame and wheels and to be connected to utilities. A mobile
home is designed without a permanent foundation for year-round living. A unit may
contain parts that can be combined, folded, collapsed, or telescoped while towed and
expanded later to provide additional cubic capacity. This does not include modular or
sectional homes.
Multiple Uses - a new development consisting of both residential and non-residential
uses, or both transient units and dwelling units, or one (1) or more different types of
non-residential use, on the same site or part of the same new development.
Municipal Facilities Impact Fee - a fee imposed on all new residential and non-
residential development to fund the proportionate share of the costs of: City office
space and City owned and operated vehicles and major capital equipment.
New Development any new construction, reconstruction, redevelopment,
rehabilitation, structural alteration, structural enlargement, structural extension, or new
use which requires a building permit.
Non-residential - any use or establishment of a building other than as a dwelling unit or
transient unit, and including commercial, industrial and institutional uses. Non-
residential uses are divided into the following categories:
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Com/Shop Ctr. - Commercial and/or Shopping Center
Office/Inst. - General Office and/or Institutional
All of the above terms are defined or used in the manual entitled Trip Generation
prepared by the Institute of Transportation Engineers, 1997.
Parks and Recreation Impact Fee - a fee imposed only on new residential development
to fund the proportionate share of the costs of parks and recreation facilities and
improvements of all such parks, including beaches.
Police Facilities Impact Fee - a fee imposed on new residential and non-residential
development to fund the proportionate share of the costs of the new police headquarters
plus the costs of police vehicles and major capital equipment.
Public Facility or Service - public improvements, facilities or services necessitated by
new development, including, but not limited to, water resources, transportation, sheriff
facilities, public works, fire and emergency medical services, community facilities,. City
facilities, water facilities, sewer facilities, flood control and drainage, solid waste
disposal, open space, parks, utilities and schools and educational facilities.
Public Facility Expenditures - include amounts appropriated in connection with the
planning, design, engineering and construction of public facilities; planning, legal,
appraisal and other costs related to the acquisition of land, financing and development
costs; the costs of compliance with purchasing procedures and applicable administrative
and legal requirements; and all other costs necessary or incident to provision of the
public facility.
Residential Use - any use of a building as or for a dwelling unit or for a transient unit.
Transient Unit - a room, or separate living quarters consisting of more than one room
but rented as a single unit, used and occupied as a hotel room, a unit in an apartment
hotel or other accommodation intended for temporary lodging.
Section 3
General Provisions.
A. Term. The procedures established herein shall remain in effect unless and until
repealed, amended or modified by the Commission.
B. Annual Review.
1. At least once every other year not later than June 1 of each such
year, beginning June 1, 2003, and prior to the adoption by the Commission of the
Annual Budget, the City Manager or designee shall coordinate the preparation and
submission of an impact fees update to the Commission on the subject of impact
fees.
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2. The Impact Fee Update may include any or all ofthe following:
a. recommendations for amendments, if appropriate, to these
procedures or to specific ordinances adopting impact fees for particular
public facilities;
b. identification of additional public facility or improvement
projects anticipated to be funded wholly or partially with impact fees;
c. proposed changes to impact fee schedules as set forth in the
ordinances imposing and setting impact fees for particular public
facilities;
d. proposed changes to any impact fee calculation
methodology; and
e. any other data, analysis or recommendations as the City
Manager may deem appropriate, or as may be requested by the
Commission.
3. Submission of Impact Fee Update and Commission Action. The
City Manager shall submit the Impact Fee Update to the Commission, which shall
receive the Impact Fee Update and which may take such actions as it deems
appropriate, including, but not limited to, requesting additional data or analyses and
holding public workshops and/or public hearings.
C. Affected Area. This Ordinance shall apply to all new development within the
City.
D. Type of Development Affected. This Ordinance shall apply to all new
development as herein defined and as defined in the impact fee ordinances for particular public
facilities or improvements.
E. Type of Development Not Affected.
1. No Net Increase in Dwelling Units or Transient Units. No impact
fee shall be imposed on any new residential development which does not add a new
dwelling unit, or on any new hotel or apartment hotel development which does not
add a new transient unit. No impact fee shall be imposed for alteration or expansion
of an existing dwelling unit or transient unit where no additional dwelling or
transient unit is created.
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2. No Net Increase in Non-Residential Square Footage. No impact fee
shall be imposed on the alteration of existing non-residential uses where there is no
increase in the non-residential square footage and no change in use, unless such
change in use is not to a different category of development which results in an
increase in the demand for capital improvements or public facilities.
3. Development Agreements. Development projects which are the
subject of a Development Agreement containing provisions in conflict with this
Article, but only to the extent of the conflict or inconsistency.
4. Public Facilities Provided by Governments. No impact fees shall be
imposed on the development of public facilities by the City. Impact Fees shall
apply to the State of Florida, Miami-Dade County or the Federal government,
unless waived by the City.
F. Effect of Payment of Impact Fees on Other Applicable Land Use. Zoning.
Platting. Subdivision or Development Regulations:
1. The payment of impact fees shall not entitle the applicant to a
building permit unless all other applicable land use, zoning, planning, adequate
public facilities, forest resource, platting, subdivision or other related requirements,
standards and conditions have been met. Such other requirements, standards and
conditions are independent of the requirement for payment of an impact fee.
2. Neither this Ordinance nor the specific impact fee ordinances for
particular public facilities or improvements shall affect, in any manner, the
permissible use of property, density/intensity of development, design and
improvement standards or other applicable standards or requirements of the land
development regulations of the City.
Section 4
Procedures For Imposition. Calculation And Collection Of Impact Fees.
A. In General. In accordance with the imposition ordinances, an applicant shall be
notified by the City of the applicable impact fee requirements at the time of application for a
building permit. At such time, the impact fees shall be calculated by the Building Official, or
designee, and shall be paid by the applicant prior to the issuance of a building permit.
B. Calculation.
I. Upon receipt of an application for a building permit, the Building
Official, or designee, shall determine (a) whether it is a residential or non-
residential use, (b) the specific category (type) of residential or non-residential
development, if applicable, (c) if residential, whether dwelling units or transient
units and the number of new dwelling units or transient units, (d) if non-residential,
the number of new or additional square feet of gross floor area (rounded up to the
nearest square foot) and the proposed use, and (e) if non-residential, whether the
Impact Fees Resolution
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proposed use is in the same category (type) of non-residential development as the
pnor use.
2. Upon receipt of an application for a change of use certificate for an
existing building, the Building Official, or designee, shall determine whether it is
for a change in use, and shall calculate the applicable impact fee, as set forth below.
In such cases, the impact fee due shall be based only on the incremental increase in
the fee for the additional public facilities needed for the change in use. An
applicant shall not be entitled to a refund where the change of use is to a category of
development which imposes a lower demand on public facilities.
3. After making these determinations, the Building Official, or designee,
shall calculate the applicable impact fee by multiplying the demand added by the
new development by the amount of the applicable impact fee per unit of
development, incorporating any applicable offset if set forth in the particular impact
fee calculation methodology.
4. If the type of land use proposed for new development is not expressly
listed in the particular impact fee ordinance and schedule, the Building Official
shall notify the City Manager, or designee, who shall:
a. identify the most similar land use type listed and calculate the
impact fee based on that land use; or
b. identify the broader land use category within which the
specified land use would apply and calculate the impact fee based on that
land use category; or
c. at the option of the applicant, or the Building Official,
determine the basis used to calculate the fee pursuant to an independent
impact analysis for impact fee calculation. This option shall be requested
by the applicant on a form provided by the City for such purpose. If this
option is chosen, the following shall apply:
(1) The applicant shall be responsible, at its sole expense, for
preparing the independent impact analysis, which shall be
reviewed for approval by the City Manager, prior to payment of
the fee.
(2) The independent impact analysis shall measure the impact
that the proposed development will have on the particular public
facility or improvement at issue, and shall be based on the same
methodologies used in the impact fee calculation methodology
report, and shall be supported by professionally acceptable data
and assumptions.
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(3) After review of the independent impact analysis submitted
by the applicant, the City Manager shall accept or reject the
analysis and provide written notice to the applicant of its decision
within forty-five (45) days. If the independent impact analysis is
rejected, the written notice shall provide an explanation of the
insufficiencies of the analysis.
(4) The final decision of the City Manager may be appealed
pursuant to imposition ordinances.
5. An applicant may request a non-binding estimate of impact fees due for
a particular new development at any time by filing a request on a form provided for
such purpose by the Building Official; provided, however, that such estimate may
be subject to change when a formal application for a building permit for new
development is made. Such non-binding estimate is solely for the benefit of the
prospective applicant and shall in no way bind the City nor preclude it from making
amendments or revisions to any provisions of these Procedures, the specific impact
fee implementing ordinances, or the impact fee schedules.
6. The calculation of impact fees due from a multiple-use new
development shall be based upon the impact fee for each public facility generated
by each land use type in the new development.
7. The calculation of impact fees due from a phased new development
shall be based upon the impact fees due for each specific land use within the phase
of development for which building permits are requested.
8. Impact fees shall first be calculated based on the impact fee amount in
effect at the time of application for a building permit, but the amount of the impact
fee due is the amount of the impact fee in effect on the date of issuance of the
building permit.
Section 3. Repealer. To the extent of any conflict between this Resolution and any
ordinances adopting and imposing the impact fees those ordinances shall be deemed to be
controlling.
Section 4. Effective Date.
~lAL-tf ,2001.
PASSED AND ADOPTED this J 2..4 day of
Impact Fees Resolution
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ATTEST:
.:16~~~
Richard Brown-Morilla, City Clerk
APPROVED AS TO FORM
AND L G SUFFICIENCY:
VOTE: S...()
Mayor David Samson
Vice Mayor Kauffman
Commissioner Iglesias
Commissioner Morrow
Commissioner Turetsky
Impact Fees Resolution
Moved by:
Second by:
~~~ffi~~~~~=
yes V no_
yes Vno_
yes Vno_
yes Vno_
yes Vno_
12
IMPACT FEES
Prepared for .
City of Sunny Isles Beach, Florida
March 5, 2001
Prepared by:
Tischler & Associates, Inc.
Fiscal, Economic & Planning Consultants
in association with
Freilich, Leitner & Carlisle
Land Use Law & Planning Firm
EXHIBIT A
~
TISCHLER &
AssocIATES, INC.
4701 Sangamore Road
Suite N210
Bethesda, MD 20816
(301) 320-6900
Fax: (301) 320-4860
80 Annandale Road
Pasadena. CA 91105-1404
(818) 790-6170
Fax: (818) 790-6235
(800) 424-4318
tischlerassociates, com
Fiscal Impact Analysis
.
Capital Facility Analysis
.
Impact Fee Systems
.
Growth Policy Planning
.
Economic and Markel Analysis
MUNIES, FISCALS & CRIM ii
Fiscal impact systems tailored
lor each community
1:\-lF":\i,..:r
Table of Contents
EXECUTIVE SU M MARy........,.........................,..,....,.............................................,................ 1
Figure 1 - Current Impact Fees.................................................,............................................... 1
Figure 2 - Impact Fee Methods and Cost Components........................................................... 2
Figure 3 - Schedule of Maximum Supportable Impact Fees .................................................... 3
DEVELOPM ENT PROJ ECTIONS ............,............................................................................... 4
Figure 4 - Population Growth Components .............................................................................. 4
Figure 5 - Persons Per Household ............................................................................................ 5
Figure 6 - Trip Rates and Employee to Building Area Ratios ................................................... 6
Figure 7 - Recommended Projections for Sunny Isles Beach .................................................. 7
PARKS AN D R ECR EA TION.................................................................................................... 8
Figure 8 - Parks & Recreation Facilities Methodology Chart ..........,....................................... 8
CAPITAL COST OF PARK IMPROVEMENTS .......................................;.........................................................9
Figure 9 - Parks and Recreation Standards............................................................................. 9
COST OF BEACH IMPROVEMENTS ................,..........................................................,.............................10
Figure 10 - Beach Access and Improvements...........................................,........................... 10
COST OF ADDITIONAL VEHICLES ....................................,...,..................................................................11
Figure 11 - Parks and Recreation Vehicles............................................................................ 11
PARKS AND RECREATION IMPACT FEE SUMMARY ...................................................................................12
Figure 12 - Parks and Recreation Impact Fee Calculations .................................................12
CASH FLOW ANALYSIS FOR PARKS AND RECREATION ..............................................................................13
Figure 13 - Cash Flow Summary for Parks and Recreation ..................................................13
POLICE F ACI L1TI ES .,..........................................................................,............................... 14
Figure 14 - Police Impact Fee Methodology Chart ....................................................,...........15
POLICE COST ALLOCATION ApPROACH .........,.....................,.................,................,..,.............................16
Figure 15 - Police Proportionate Share Factors..................................................................... 16
COST OF HEADQUARTERS AND POLICE EQUIPMENT................................................................................. 1 7
Figure 16 - Police Level-Of-Service Standards ........................................................................17
CREDIT FOR FUTURE PAYMENTS ON POLICE HEADQUARTERS ...................................................................18
Figure 17 - Principal Payment Credit ............,........................................................................18
POLICE FACILITIES IMPACT FEE SUMMARY ............................................................................................. 19
Figure 18 - Police Impact Fee .................................................................................................. 20
CASH FLOW SUMMARY FOR POLICE FACILITIES ......................................................................................21
Figure 19 - Cash Flow Summary for Police............................................................................ 21
M U N ICI PAL F ACI L1TI ES ............................................................"........................................ 22
Figure 20 - Municipal Facilities Impact Fee Methodology Chart .......................................... 22
COST OF MUNICIPAL BUILDINGS AND ROLLING STOCK ............................................................................ 23
Figure 21 - City Buildings and Vehicles LOS Standards ......................................................... 24
CREDIT FOR FUTURE PAYMENTS ON CITY BUILDINGS .............................................................................. 25
Figure 22 - Principal Payment Credit for City Hall................................................................. 25
MUNICIPAL FACILITIES IMPACT FEE SUMMARY ............................,..................................,....................... 26
Figure 23 - Municipal Facilities Impact Fee........................................................................... 26
CASH FLOW ANALYSIS FOR MUNICIPAL FACILITIES .................................................................................. 27
Figure 24 - Cash Flow Summary for Municipal Facilities ..............................,.......,............... 27
1M PLEM ENTATION AN D ADM I N ISTRA TION ....... ......... .......................... ....................... ....... 28
b i::'-\;:,": H ; :',1 Pi., (~T F :~.J:, ::'~
This document provides the rationale and data sources used to derive three impact fees for
the City of Sunny Isles Beach, Florida. Impact fees are one-time payments that may be
imposed by a municipality to offset capital costs to the municipality associated with
providing necessary public facilities. Impact fees are subject to legal requirements, which
are commonly referred to as the "rational nexus" test. This test contains three elements:
need, benefit and Proportionality. First, to justify a fee for public facilities, Sunny Isles Beach
has demonstrated that development creates a need for capital improvements. Second,
developed properties must derive a benefit from the payment of the fees imposed by the
City. Third, the fee paid by a particular type of development should not exceed its
proportionate share of the capital cost for improvements.
The City has already adopted impact fees for parks and police facilities (see Figure 1). For a
new multi-family housing unit, which is the most common residential type in Sunny Isles
Beach, the current impact fee total is $843 per unit.
Figure 1 - Current Impact Fees
Parks & Police TOTAL
Recreation
ResIdentIal
Single Family Detached
Townhouse
Multi-Family (including apartment hotels)
Nonresidential
All Types
Per Housing Unit
$1,453
$1,247
$742
$101 $1,554
$101 $1,348
$101 $843
Per 1,000 Square Feet
$147 $147
Tischler & Associates, Inc. (TA) evaluated possible methodologies and documented
appropriate demand indicators by type of development, for each type of fee. Specific capital
costs have been identified using local data and current dollars. Formulas used to calculate
impact fees are diagrammed in a flow chart at the beginning of each section of this report.
Also, for each type of fee TA provides a summary table indicating the specific factors used to
derive the impact fee. These factors are also referred to as Level-Of-Service (LOS)
standards.
There are two basic approaches used to calculate the various components of Sunny Isles
Beach's impact fees. A plan-based method is best suited for public facilities that have
adopted plans or commonly accepted service delivery standards to guide capital
improvements. For example, Sunny Isles Beach is planning the construction of a new
municipal complex including general government offices, public meeting space and police
headquarters. The City has also developed a plan to improve beach access and parks.
1
Tischler & Associates, Inc.
((;tE~~ \:\,;~:;A~~T F :~[S
An incremental expansion cost method is best suited for public facilities that will be
expanded in regular increments, with standards based on current conditions in the
community. Impact fees for police and municipal facilities include an incremental expansion
component for vehicles and equipment. This method documents the current LOS in both
quantitative and qualitative measures.
A third method, known as the buy-in approach, has not been used to derive impact fees for
the City of Sunny Isles Beach. The rationale for the buy-in approach is that new
development should pay for its share of the useful life and remaining capacity of existing
facilities that were oversized for future growth.
Figure 2 summarizes the methods used to derive the impact fee for each type of public
facility. Also shown is a rank-ordered list of capital items according to their relative
contribution to each type of public facility. For example, the impact fee for police is based
on two cost components. The major capital cost is a plan-based component for the new
police headquarters, followed by the cost of rolling stock, such as patrol cars.
Figure 2 _ Impact Fee Methods and Cost Components
Citywide Parks 3) Rolling Stock 1} Park Improvements Not applicable in
& Recreation 2} Beach Access & Sunny Isles Beach
Improvements
police Facilities 2} Rolling Stock 1} Headquarters Not applicable in
Sunny Isles Beach
Municipal Facilities Not applicable in 1} City Hall Not applicable in
Sunny Isles Beach 2} Rolling Stock Sunny Isles Beach
Another general requirement that is common to impact fee methodologies is the evaluation
of credits. There are several types of credits that have been considered. First, a future
revenue credit has been evaluated to avoid potential double payment for capital facilities
through on-going revenues that may fund system improvements. For example, this type of
potential double payment may occur if facilities are bond financed.
The second type of credit is a site-specific credit for system improvements that have been
included in the impact fee calculations. policies and procedures related to site-specific
credits for system improvements will be addressed in the ordinance that establishes the
City's fees. However, the general concept is that developers may be eligible for site-specific
credits or reimbursements only if they provide system improvements that have been
included in the impact fee calculations. Project improvements normally required as part of
the development approval process are not eligible for credits against impact fees.
2
Tischler & Associates, Inc.
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Figure 3 provides a schedule of the maximum supportable impact fees for Sunny Isles
Beach. Impact fees for residential development and transient lodging will be imposed per
unit and will be collected when building permits are issued. Fees on nonresidential
development will be imposed per 1,000 square feet of floor area and will also be collected
when building permits are issued.
The fee schedule shown below was used to estimate impact fee revenue that will likely be
generated by projected development in Sunny Isles Beach over the next five years. Although
nonresidential development is often irregular from year to year, TA estimates that the three
types of impact fees should yield average annual revenue of approximately $199,000. The
City may adopt fees that are less than the amounts shown. However, a reduction in impact
fee revenue will necessitate an increase in other revenues, a decrease in planned capital
expenditures and/or a decrease in the City's level of service.
Nonresidential development categories are consistent with the terminology and definitions
contained in the reference book, Trio Generation, published by the Institute of
Transportation Engineers. These definitions can be found in the Implementation and
Administration section at the back of this report.
Figure 3 - Schedule of Maximum Supportable Impact Fees
Residential Per Housing Unit
Low Density $613 $103 $396 $1,112
Medium Density $441 $74 $285 $800
High Density $426 $71 $275 $772
Transient Lodging Per Unit
Apartment Hotel $639 $308 $412 $1,359
Resort Hotel $512 $308 $330 $1,150
Nonresidential Per 1,000 Square Feet of Floor Area
Com / Shop Ctr 25,000 SF or less $2,853 $549 $3,402
Com / Shop Ctr 25,001,50,000 SF $2,633 $471 $3,104
Com / Shop Ctr 50,001-100,000 SF $2,293 $412 $2,705
Com / Shop Ctr over 100,000 SF $1,975 $366 $2,341
Office / Inst 10,000 SF or less $1,313 $724 $2,037
Office / Inst 10,001-25,000 SF $1,061 $666 $1,727
Office / Inst over 25,000 SF $904 $625 $1,529
3
Tischler & Associates, Inc.
Tischler & Associates, Inc. (TA) has relied upon data from the Sunny Isles Beach
Comprehensive Plan. Figure 4 presents projections in five-year increments through the year
2020 for different population components. The major population group consists of year-
round residents (Le., households in occupied housing units). Another component is
transient population living in housing units and hotel rooms. Most people in this group have
another home elsewhere and are frequently referred to as "snow-birds" because they
migrate to the warm climate for the winter. Total peak population for the City of Sunny Isles
Beach is currently 25,200, with a projected increase to 30,900 by the year 2015.
Figure 4 - Population Growth Components
Year-Round Pop. In Hsg Units
Transient Pop. In Hsg Units
Transient Pop. In Hotel Rooms
Total Peak Population (rounded) 25,200 27,400 29,400 30,900 33,000
2000 to 2015
Average Annual
2000 2005 2010 2015 2020 Increase Growth Rate
14,543 16,196 17,932 18,969 20,664 295 2.0%
5,740 6,286 6,499 6,875 7,254 76 1.3%
4,904 4,947 4,990 5,034 5,077 9 0.2%
l
I
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i
i
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I
I
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I Source: Sunny Isles Beach Comprehensive Plan.
I
~,
~ulation Growth compone~
25,000
5,000 '
2000 2005
2010 2015
~ Year-
Transient Round
2020 Transient Pop In
PI' Pop. In
op. n Hsg UnitsHsg Units
Hotel
Rooms
20,000
15,000
10,000
o
4
Tischler & Associates, Inc.
1 :\,1 F.\CT
In 1990, the Sunny Isles census designated place had 6,841 occupied households and a
total of 10,309 housing units (see Figure 5). The blended, or weighted average, household
size in 1990 for all housing types was 1.72 persons per household. After reviewing the
detailed household size data, TA recommends using three residential categories in the
impact fee calculations. The three categories correspond to density ranges used in the
Future Land Use Element of the Comprehensive Plan. Low Density (up to 13 dwelling units
per acre) includes single-family detached; single-family attached units, such as townhouses;
and duplexes. Medium Density (13 to 25 dwelling units per acre) includes 3-49 units per
structure, plus mobile home/other units, as defined by the U.S. Census Bureau. High
Density (more than 25 dwelling units per acre) is represented by the census category of 50
or more units per structure. As shown in Figure 5, High Density housing was the
predominant housing type in 1990. A differentiation by type of housing is recommended by
TA to make residential impact fees proportionate and reasonably related to the demand for
public facilities.
Figure 5 - Persons Per Household
Vacant HU
Vacancy Rate
1990 Persons Per Household by Type of Housing
Persons Households Persons Per
Household
2.40
1.73
1.67
Units in
Structure
1 (detached & attached)
Duplex
3 or 4
5 to 19
20 to 49
50 or more
Mobile Home/Other
Low Density*
Medium Density**
High Density***
Group Quarters
TOTAL
Total
Renter & Owner Occupied
Persons Households PPH Housing Units
854 350 2.44 494
57 29 1.97 40
43 26 1.65 30
171 88 1.94 106
588 334 1.76 411
9,657 5,766 1.67 8,966
400 248 1.61 262
11,770 6,841 1.72 10,309
3,468
33.6%
911
1,202
9,657
2
11,772
Housing
Unit Mix
5%
8%
87%
379
696
5,766
6,841
* Low Density (up to 13 DU/Acre) includes single family detached; single family
attached units, such as townhouses; and duplexes.
** Medium Density (13-25 DU/Acre) includes 3 to 49 units per structure, plus
mobile home/other units.
*** High Density (more than 25 DU/Acre) is represented by the category 50 or
more units per structure,
Source: 1990 census data from STF1A for Sunny Isles census designated place.
5
Tischler & Associates, Inc.
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The impact fees study also requires projections of nonresidential development. TA will use
average square feet per employee multipliers, as shown in Figure 6, to convert
nonresidential floor area to an estimate of jobs within the City of Sunny Isles Beach. The
multipliers shown below were derived from national data published by the Institute of
Transportation Engineers (ITE) and the Urban Land Institute (ULI). The trip generation rates
shown below will also be used in the impact fee calculations.
TA selected two nonresidential prototypes that will be used in the cash flow analysis of
impact fees. In Sunny Isles Beach, a general office building of 10,000 square feet of gross
floor area is a reasonable prototype for office development. For Retail/Commercial jobs, a
prototypical development is a shopping center with 50,000 square feet of gross leaseable
area. For smaller commercial developments, the gross leaseable area is usually equivalent
to the gross floor area. For the purpose of comparison, Figure 6 indicates some industrial
development categories that are not anticipated in the City of Sunny Isles Beach.
Figure 6 - Trip Rates and Employee to Building Area Ratios
Land Use Wkdy Trip Ends Wkdy Trip Ends Emp Per Sq Ft
(ITE code) Per 1,000 Sq Ft* Per Employee* 1,000 Sq Ft Per Emp**
Commercial/Shopping Ctr (820)
25K gross leasable area 111.82 na 3.33 300
150K gross leasable area 87.31 na 2.86 3501
100K gross leasable area 68.17 na 2.50 400
200K gross leasable area 53.22 na 2.22 450
400K gross leasable area 41.56 na 2.00 500
Medical-Dental Office (720) 36.13 8.91 4.05 247
General Office (710)
110K gross floor area 22.64 5.16 4.39 2281
25K gross floor area 18.31 4.53 4.04 247
50K gross floor area 15.59 4.11 3.79 264
Business Park (770)*** 12.76 4.04 3.16 317
Light Industrial (110) 6.97 3.02 2.31 433
Warehousing (150) 4,96 3.89 1.28 784
* Trip Generation, Institute of Transportation Engineers, 1997.
** Square feet per employee calculated from trip rates except for Shopping Center
data, which are derived from Development Handbook and Dollars and Cents
of Shoppin~ Centers, published by the Urban Land Institute.
*** According to ITE, a Business Park is a group of flex-type buildings
served by a common roadway system. The tenant space includes a variety of uses
with an average mix of 20-30% office/commercial and 70-80% industrial/warehousing.
6
Tischler & Associates, Inc.
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Figure 7 provides detailed demographic data for the impact fees study. According to the
recommended projections, Sunny Isles Beach's average, net housing increase will be 158
units per year over the next 15 years. Although the City expects significant redevelopment
of hotels, the net increase in hotel rooms is only projected to be 59 rooms over the next 15
years. Given the projected net increase in residential units and hotel rooms, Sunny Isles
Beach will grow from an estimated winter peak population of 25,200 in 2000 to 30,900
people in the year 2015. The average increase in peak population is 380 people per year.
The estimate of current nonresidential floor area is from the Comprehensive Plan LOS and
Emergency Evacuation Analysis. Projected nonresidential floor area in 2015 is based on the
Town Center redevelopment plan. Even though Figure 7 indicates a consistent annual
change in nonresidential floor area, actual construction is typically irregular or "lumpy", with
minor construction in some years followed by a large-scale project. For commercial and
office development, the net increase in nonresidential floor area averages 32,000 square
feet per year, excluding hotel redevelopment which is measured by a net increase in rooms.
Because the number of jobs shown in Figure 7 is derived from the commercial/office floor
area, the job data excludes hotel employees.
Figure 7 - Recommended Projections for Sunny Isles Beach
Sunny Isles Beach, Florida
1999
2000
2001
2002
2003
2004
2005
2010 2015
Cumulative
Year,Round Population In Hsg Units 14,543 14,859 15,178 15,501 15,827 16,196 17,932 18,969
Transient Population In Hsg Units 5,740 5,865 5,991 6,118 6,247 6,286 6,499 6,875
Transient Pop. in Hotel Rooms 4,904 4,912 4,921 4,930 4,938 4,947 4,990 5,034
Total Peak Population (rounded) 25,200 25,600 26,100 26,500 27,000 27,400 29,400 30,900
Housing Units 11,674 11,833 11,993 12,152 12,312 12,471 12,630 13,423 14,200
Residential Vacancy Rate 28,3% 28.3% 28.3% 28,3% 28.3% 28.0% 26.6% 26,6%
Households 8,485 8,599 8,713 8,827 8,942 9,099 9,853 10,423
Persons Per Housing Unit 1.70 1,71 1.73 1.74 1,76 1.77 1.78 1.82 1.82
Hotel Rooms 2,229 2,233 2,237 2,241 2,245 2,249 2,268 2,288
Persons Per Hotel Room 2.2 2.2 2.2 2.2 2.2 2,2 2.2 2,2
Jobs not at Hotels 1,667 1,773 1,880 1,987 2,093 2,200 2,733 3,267
Floor Area Sq Ft
Retail/Com mercial KSF* Per Job 450 453 455 458 461 463 477 490
Office/Institutional KSF* 50 79 109 138 167 197 343 490
Total KSF* 300 500 532 564 596 628 660 820 980
Annual Increase
2000-2015
00,01 01-02 02-03 03-04 04,05 09,10 Avg AnI
Total Peak Population 400 500 400 500 400 300 380
Jobs not at Hotels 107 107 107 107 107 107 107
Housing Units 159 159 159 159 159 155 158
Total Retail/Office KSF* 32 32 32 32 32 32 32
* KSF = square feet of floor area in thousands.
7
Tischler & Associates, Inc.
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In Sunny Isles Beach, parks and recreation facilities have a citywide service area. Therefore,
no collection and expenditure zones are necessary for this type of fee. The recommended
impact fee for parks and recreation facilities is primarily derived using a plan-based
approach. The impact fee methodology is shown in Figure 8. All capital costs have been
allocated 100% to residential development. The main focus of the park impact fee is to
provide additional improvements to the existing park sites. Because the City does not
expect to significantly increase park acreage through build out, and given the fact that
existing park sites were purchased with a combination of grant funding and bonds, the cost
of land for parks is excluded from the impact fees. If land costs were added to the impact
fees, it would be necessary to provide a revenue credit for outstanding debt on bonds used
to acquire park sites.
Figure 8 - Parks & Recreation Facilities Methodology Chart
Residential Development
Persons Per
Household
r
multiplied by multiplied by
Plan-Based Cost Incremental Expansion
Per Person Cost Per Person
I
1
Parks & Recreation Beach Access Pa rks & Recreation
Improvements and Improvements Vehicles
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Capital Cost of Park Improvements
Sunny Isles Beach has invested approximately $1.7 million in improvements to parks and
recreation facilities. An inventory of the improvements at six sites, and the estimated value
of the improvements as provided by City staff, are shown in Figure 9. By the year 2015, the
City plans to spend approximately $4.3 million for additional improvements at parks and
recreation sites. A Level-Of-Service (LOS) standard for park improvements of $195 per
capita was derived from the cost of improvements anticipated by the year 2015 and the
projected peak population in 2015.
Figure 9 - Parks and Recreation Standards
Acreage
Existing Improvements
Beach Access
Multipurpose Field
Parking Lot
Pavilion
Playground
Rest Rooms
Subtotal
Future Improvements
Oceanfront
Park
2.1
Passive
Park
2.8
Active
Park
2.0
Golden
Shores
0.7
Pier
Park
0.7
City
Center
1.0
Total
9.3
Yes Yes
Yes
Yes
Yes
Yes Yes Yes
Yes
$820,000
$352,700
$298,900
$15,000
$240,000
$1,726,600
Lifeguard Restrooms Recreation Benches Restrooms Fishing
Stand Center & Tables Pier
Volleyball Sidewalks Multipurpose Landscaping Landscaping Bay
& Lighting Court Boardwalk
Landscaping Gazebo Landscaping Landscaping
Landscaping
$45,000
$785,000
$2,144,900
$175,000 $305,000 $850,000
Total Improvements
2015 Total Peak Population
Improvements Cost Per Acre
Improvements Per Capita
$4,304,900
$6,031,500
30,900
$649,000
$195
Subtotal
9
Tischler & Associates, Inc.
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Cost of Beach Improvements
As shown in Figure 10, a LOS standard of $49 per capita has been documented for beach
access and improvements. The recommended standard is based on the planned
improvements along the east side of Collins Avenue, at numerous beach access points
along the entire length of Sunny Isles Beach. City staff estimated the capital cost of
lifeguard stands, shade shelters, emergency vehicle access improvements, as itemized in
the table below.
Figure 10 - Beach Access and Improvements
Improvement
Benches / Trash Receptacles
Lifeguard Stands
Landscaping
Shade Shelters
Showers
Emergency Vehicle Access
TOTAL
Estimated Cost
$100,000
$270,000
$500,000
$300,000
$50,000
$300,000
$1,520,000
Total Peak Population in 2015
Cost Per Capita
30,900
$49
10
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Cost of Additional Vehicles
Along with the plan-based components discussed above, the impact fee for parks and
recreation includes an incremental expansion cost component for vehicles. Figure 11
indicates the vehicles currently used in support of parks and recreation services provided by
the City of Sunny Isles Beach. The replacement cost of the vehicle fleet, divided by peak
population in 2001, yields a LOS standard of $12 per person. Impact fee revenue may be
used to expand the vehicle fleet but not replace vehicles as they wear out. TA and City staff
discussed minimum thresholds for vehicles and equipment to be eligible for impact fee
funding. For the purpose of impact fees, we have established a minimum useful life of at
least three years and minimum cost of $8,000.
Figure 11 - Parks and Recreation Vehicles
Type
Shuttle Bus
15-Passenger Van
4WD Pickup Truck
TOTAL
Units
Unit Cost Replacement Cost
3 $93,000 $279,000
1 $25,000 $25,000
1 $25,000 $25,000
5
$65,800 $329,000
Proportionate 2001 Cost per
Share Demand Units Demand Unit
Residential 100% 25,600 Total Peak Population $12
11
Tischler & Associates, Inc.
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Parks and Recreation Impact Fee Summary
LOS standards used to derive the impact fees for parks and recreation are shown in the
boxed area of Figure 12. The relative contribution of the three cost components to the total
fee is shown at the bottom of the table. Most of the impact fee revenue will be used to
provide improvements to existing parks and recreation sites.
Capital costs for park and recreation facilities were allocated to total peak population in both
transient lodging and housing units. The number of persons per transient lodging unit is
based on an overall average of 2.2 persons per unit, as reported by the Greater Miami
Visitor & Convention Bureau. The City of Sunny Isles Beach anticipates a mix of 60% resort
hotel units (averaging 2.0 persons per room) and 40% apartment hotel units (averaging 2.5
persons per unit). The latter type of transient lodging is designed to accommodate longer
stays. Apartment hotels include full kitchens and some of the larger units may have
lockouts that can be rented/leased as a separate unit. City staff estimates that 50% of
apartment hotel units may include separate lockouts. If larger units with lockouts average
three persons per unit and the normal apartment hotel unit averages two persons per unit,
then in combination, apartment hotels will average 2.5 persons per unit.
Figure 12 - Parks and Recreation Impact Fee Calculations
Standards:
Persons Per Occupied Unit
Low Density Residential
Medium Density Residential
High Density Residential
Apartment Hotel
Resort Hotel
2.40
1.73
1.67
2.50
2.00
Level Of Service
Low Density Residential
Medium Density Residential
High Density Residential
Apartment Hotel
Resort Hotel
Citywide Parks
Improvements Cost Per Person
Beach Access and Improvements
Capital Cost Per Person
Vehicles
Capital Cost Per Person
Reduction for Future Principal Payments
Credit Per Person (not applicable)
Maximum Supportable Impact Fee Per Unit
Citywide
Parks
$468
$337
$325
$487
$390
$195
$49
$12
$0
Beach Access &
Improvements
$117
$84
$81
$122
$98
Vehicles
TOTAL
$28
$20
$20
$30
$24
$613
$441
$426
$639
$512
12
Tischler & Associates, Inc.
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Cash Flow Analysis for Parks and Recreation
The cash flow analysis for parks and recreation facilities is summarized in Figure 13. Impact
fee revenue will be generated primarily by High Density residential development, which will
contribute $59,000 per year of the total impact fee revenue of $72,000 per year. However,
planned improvements to citywide parks and beaches will require $416,000 per year. The
City will add one additional parks vehicle over the next five years. The cumulative revenue
shortfall over the next five years of approximately $1.75 million is due to the planned
improvements, which will increase in the City's level of service. In order for the capital
improvement plan to be financially feasible, Sunny Isles Beach will have to contribute
approximately $350,000 per year from General Fund tax revenue. The current fund balance
of approximately $582,000 may be used to cover the projected revenue shortfall during the
next two fiscal years.
Figure 13 - Cash Flow Summary for Parks and Recreation
Sunny Isles Beach, Florida
(Current $ in thousands)
TA Projections Memo 1/2/01
123
2002 2003 2004
4
2005
REVENUES
5 Cumulative Average
2006 Total Annual
1 Park/Rec Fee, Low Density Res
2 Park/Rec Fee, Medium Density Res
3 Park/Rec Fee - High Density Res
4 Park/Rec Fee. Hotel Rms
Subtotal Park/Rec Fees
$5
$6
$59
$2
$72
$5
$6
$59
$2
$72
$5
$6
$59
$2
$72
$5
$6
$59
$2
$72
$5
$6
$59
$2
$72
CAPITAL COSTS
Citywide Parks
Beach Access & Improvements
Park/Rec Vehicles
Subtotal Parks & Recreation Costs
$307
$109
$6
$422
13
$307
$109
$5
$421
($349)
($117)
$307
$109
$6
$422
($350)
($468)
$307
$109
$5
$421
($349)
($817)
$307
$109
$5
$421
($349)
($1,166)
$24 $5
$28 $6
$295 $59
$11 $2
$359 $72
$1,537 $307
$543 $109
$26 $5
$2,107 $421
Current $ in thousands
($1,748) ($350)
Tischler & Associates, Inc.
Sl!["~:\'; Er..:\~~:H 1:\ij~'ACT t~EE{.;
Sunny Isles Beach is planning a new municipal complex to be located in the Town Center.
The police impact fee methodology includes a plan-based component for the new police
headquarters that will be part of the municipal complex. The impact fee methodology also
includes an incremental expansion cost method for police vehicles and equipment.
As shown in Figure 14, the police impact fee methodology allocates cost to residential
development, hotels and businesses. The demand for service by type of development was
determined by analyzing dispatched calls and officer-initiated activity within the City of
Sunny Isles Beach. Residential LOS standards per capita were converted to an appropriate
fee by type of housing unit using household size data. To allocate capital cost by type of
nonresidential development, TA recommends using nonresidential vehicle trips as the best
demand indicator for police facilities and vehicles. Trip generation rates are highest for
commercial developments, such as shopping centers, and lower for office development,
which is consistent with the relative demand for law enforcement. Other possible
nonresidential demand indicators, such as employment or floor area, do not accurately
reflect the demand for police protection. If employees per thousand square feet were used
as the demand indicator, police impact fees would be too high for office/institutional
development. If floor area were used as the demand indicator, police impact fees would be
too high for warehouse development, such as boat storage facilities. Also, the Police
Department responds to all traffic accidents, which are directly related to trip generation
rates.
14
Tischler & Associates, Inc.
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Figure 14 - Police Impact Fee Methodology Chart
I I I
f Residential Hotels I f Businesses I
I
T
Persons Per Cost Per Vehicle Trips Per
- I--
Household Unit 1,000 Square Feet (KSF)
multiplied by [ multiplied by
L..- Plan-Based Cost "'-
Cost per Person Cost per Vehicle Trip
I of Police Headquarters I
plus
Plan-Based Cost Incremental Expansion Cost Plan-Based Cost
of Police Headquarters of Vehicles & Equipment of Police Headquarters
plus plus
Incremental Expansion Cost Incremental Expansion Cost
of Vehicles & Equipment of Vehicles & Equipment
15
Tischler & Associates, Inc.
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Police Cost Allocation Approach
To derive the proportionate share factors shown in Figure 15, police personnel analyzed
dispatched calls and officer initiated activity data for alternating months over the time
period of June 1999 through June of 2000. Calls for service to residential locations
accounted for 31% of the demand for service, while hotels were responsible for 21% of the
calls. Business locations, such as shopping centers and restaurants accounted for
approximately 48% of the demand for service. The category labeled "Other" accounts for
calls that could not be assigned to a particular type of development, such as calls to traffic
accidents.
Apartment hotels are a recent type of development that did not exist at the time the Police
Department determined proportionate share factors. However, the City expects the demand
for service from apartment hotels to be similar to the demand from resort hotels.
Figure 15 - Police Proportionate Share Factors
Dispatched Calls and
Officer Initiated Activity
Residential 1,412 31%
Hotels 977 21%
Businesses 2,185 48%
Other* 2,086
TOTAL 6,660
* Other are primarily traffic-related calls.
Source: City of Sunny Isles Beach Police Department (data
from alternating months, June 1999 through June 2000).
16
Tischler & Associates, Inc.
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Cost of Headquarters and Police Equipment
According to preliminary architectural plans for the new municipal complex, the police
headquarters accounts for approximately 27% of the total projected cost of $12 million. The
anticipated cost of $3.24 million for the police headquarters was multiplied by the
proportionate share factors discussed above and then divided by projected demand units in
at build out of the City of Sunny Isles Beach (see Figure 16).
For vehicles and equipment, the current LOS is based on the replacement cost of the
current fleet, as shown in the bottom portion of Figure 16. Police patrol cars have a
replacement cost of $29,000 when fully equipped with necessary add-ons, such as lights,
radios and public safety equipment. The total cost of vehicles and equipment was allocated
to residential and nonresidential development and then divided by the number of demand
units in 2001. Impact fee revenue may be used to expand the vehicle fleet but not replace
vehicles as they wear out. TA and City staff discussed minimum thresholds for vehicles and
equipment to be eligible for impact fee funding. For the purpose of impact fees, we have
established a minimum useful life of at least three years and minimum cost of $8,000.
Figure 16 - Police Level-Of-Service Standards
Police Headquarters
Planned City Hall
Total Cost
$12,000,000
Police Share
27%
Police Cost Allocation
$3,240,000
Proportionate Build Out Cost per
Share Demand Units Demand Unit
Residential 31% 25,844 persons in hsg units $38
Hotel 21% 2,288 rooms $297
Businesses 48% 16,670 nonres veh trips $93
Vehicles and Equipment
Type of Vehicle
Patrol Car
4WD SUV
One-Ton Pickup Truck
Motorcycle
ATV
Jet Ski
Boat
Total
Units
Price
Replacement Cost
41 $29,000 $1,189,000
5 $29,000 $145,000
1 $37,000 $37,000
5 $23,000 $115,000
2 $8,000 $16,000
2 $8,000 $16,000
1 $75,000 $75,000
57
$27,947
$1,593,000
Proportionate 2001 Cost per
Share Demand Units Demand Unit
Residential 31% 20,724 persons in hsg units $23
Hotel 21% 2,233 rooms $149
Businesses 48% 11,178 nonres veh trips $68
17
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Credit for Future Payments on Police Headquarters
Because a plan-based approach is the major cost component of the police impact fees, TA
recommends a credit for future principal payments on bonds that will fund planned capital
improvements. Because interest costs have not been added to the impact fees, it is not
appropriate to provide a credit for future interest payments. A principal payment credit
ensures new development does not pay twice for the police headquarters through one-time
impact fees and on-going revenues, such as property and utility taxes. Figure 17 indicates
preliminary principal payments on the police headquarters, assuming a 25-year bond at
5.5% annual interest. The proportionate share factors used in the cost allocation were also
used to allocate future principal payments by type of development. A net present value
adjustment accounts for the time value of the future revenue stream.
Figure 17 - Principal Payment Credit
Fiscal
Year
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
2027
TOTAL $3,240,000
Discount Annual Percentage Rate
Net Present Value
Principal Population Payment Hotel Payment Vehicle Trips Payment
Payments in Hsg Units Per Person Rooms Per Room to Businesses Per Trip
$63,340 21,619 $0.91 2,241 $5.94 11,959 $2.54
$66,824 22,074 $0.94 2,245 $6.25 12,352 $2.60
$70,499 22,482 $0.97 2,249 $6.58 12,744 $2.66
$74,376 22,894 $1.01 2,253 $6.93 13,137 $2.72
$78,467 23,309 $1.04 2,257 $7.30 13,529 $2,78
$82,783 23,727 $1.08 2,260 $7,69 13,922 $2,85
$87,336 24,148 $1.12 2,264 $8.10 14,315 $2,93
$92,139 24,430 $1.17 2,268 $8.53 14,707 $3.01
$97,207 24,713 $1,22 2,272 $8.98 15,100 $3,09
$102,553 24,996 $1.27 2,276 $9.46 15,492 $3,18
$108,194 25,279 $1.33 2,280 $9,96 15,885 $3.27
$114,144 25,561 $1.38 2,284 $10.49 16,278 $3,37
$120,422 25,844 $1.44 2,288 $11.05 16,670 $3.4 7
$127,046 26,382 $1.49 2,292 $11.64 17,063 $3,57
$134,033 26,733 $1,55 2,296 $12.26 17 ,455 $3.69
$141,405 27,083 $1.62 2,300 $12,91 17,848 $3,80
$149,182 27,434 $1.69 2,304 $13.60 18,240 $3.93
$157,387 27,784 $1.76 2,308 $14.32 18,633 $4.05
$166,043 28,135 $1.83 2,312 $15.08 19,026 $4.19
$175,176 28,485 $1.91 2,316 $15.89 19,418 $4.33
$184,810 28,836 $1.99 2,319 $16.73 19,811 $4.48
$194,975 29,186 $2.07 2,323 $17,62 20,203 $4,63
$205,699 29,537 $2.16 2,327 $18.56 20,596 $4.79
$217,012 29,887 $2.25 2,331 $19.55 20,989 $4,96
$228,948 30,238 $2.35 2,335 $20,59 21,381 $5.14
$37.55
$296.04
$90,02
5.5%
$18.05
5.5%
$137.78
5.5%
$44.53
18
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Police Facilities Impact Fee Summary
Figure 18 provides a summary of the LOS standards used to calculate impact fees for police
facilities (see the boxed area at the top of the table). The LOS standards include Average
Weekday Vehicle Trip Ends from the reference book, Trip Generation, published by the
Institute of Transportation Engineers (ITE, 6th edition, 1997). A "trip end" represents a
vehicle either entering or exiting a development (as if a traffic counter were placed across a
driveway). For development types not shown below, Sunny Isles Beach staff may use the
most appropriate rates from the ITE manual, or rates from approved local transportation
studies.
In the impact fee calculations, trip generation rates are adjusted to avoid double counting
each trip at both the origin and destination points. For Office/Institutional and Industrial
development, the trip adjustment factor is 50%. For Commercial/Shopping Center
development, the trip adjustment factor ranges from 22-32% depending on the floor area of
the development. The trip adjustment factor is less than 50% because retail uses attract
vehicles as they pass by on arterial and collector roads. For example, when someone stops
at a convenience store on the way home from work, the convenience store is not the primary
destination. For a small-size shopping center of 50,000 square feet of floor area, the ITE
manual indicates that on average 48% of the vehicles that enter are passing by on their way
to some other primary destination. The remaining 52% of attraction trips have the shopping
center as their primary destination. Because attraction trips are half of all trips, the trip
adjustment factor is 52% multiplied by 50%, or approximately 26% of the trip ends. The
data contained in Trip Generation (see Table VII-l of the 5th edition, 1991) indicates there is
an inverse relationship between Shopping center size and pass-by trips. Therefore,
appropriate trip adjustment factors have been derived for each category of shopping center
size used in the impact fee calculations.
19
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Figure 18 - Police Impact Fee
Standards:
Persons Per Occupied Unit
Low Density Residential
Medium Density Residential
High Density Residential
Average Weekday Vehicle Trip Ends per 1,000 Sq Ft
Com / Shop Ctr 25,000 SF or less
Com / Shop Ctr 25,001-50,000 SF
Com / Shop Ctr 50,001-100,000 SF
Com / Shop Ctr over 100,000 SF
Office / Inst 10,000 SF or less
Office / Inst 10,001-25,000 SF
Office / Inst over 25,000 SF
Trip Adjustment Factors
Com / Shop Ctr 25,000 SF or less
Com / Shop Ctr 25,001-50,000 SF
Com / Shop Ctr 50,001-100,000 SF
Com / Shop Ctr over 100,000 SF
All Other Nonresidential Development
Level of Service
Police Buildings Cost
Additional Police Vehicles Cost
Principal Payment Credit
Net Capital Cost
Maximum Supportable Impact Fee
Residential
Low Density
Medium Density
High Density
Transient Lodging
Apartment Hotel
Resort Hotel
Businesses
2.40
1.73
1.67
111.82
87.31
68.17
53.22
22.64
18.31
15.59
22%
26%
29%
32%
50%
Per Vehicle Trip
$93
$68
Per Person
$38
$23
($18)
$43
Per Unit
$297
$149
($138)
($4'5,
$308
$116
Per Housing Unit
$103
$74
$71
Per Unit
$308
$308
Per 1,000 So Ft
$2,853
$2,633
$2,293
$1,975
$1,313
$1,061
$904
Com / Shop Ctr 25,000 SF or less
Com / Shop Ctr 25,001-50,000 SF
Com / Shop Ctr 50,001-100,000 SF
Com / Shop Ctr over 100,000 SF
Office / Inst 10,000 SF or less
Office / Inst 10,001-25,000 SF
Office / Inst over 25,000 SF
20
Tischler & Associates, Inc.
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Cash Flow Summary for Police Facilities
Figure 19 provides a summary of projected police impact fee revenue and expenditures for
capital facilities. Through impact fees, new development will contribute approximately
$58,000 per year for police buildings and vehicles. During the next five years, the Sunny
Isles Beach Police Department will expand their vehicle fleet by approximately six vehicles in
order to accommodate new development. The major cost, which begins in Year 2 of the
cash flow analysis, is debt service payments of approximately $242,000 per year for the
new Police Headquarters. To cover the debt service payments, Sunny Isles Beach must
contribute approximately $220,000 annually from the General Fund. The initial fund
balance of $134,000 may be used to offset the projected revenue shortfall in 2002 and
2003.
Figure 19 - Cash Flow Summary for Police
Sunny Isles Beach, Florida
(Current $ in thousands)
TA Projections Memo 1/2/01
1 2 3
2002 2003 2004
4
2005
5 Cumulative Average
2006 Total Annual
REVENUES
5 Police Fee, Low Density Res $1 $1 $1 $1 $1
6 Police Fee, Medium Density Res $1 $1 $1 $1 $1
7 Police Fee, High Density Res $10 $10 $10 $10 $10
8 Police Fee, Hotel Rms $1 $1 $1 $1 $1
9 Police Fee, Commercial $6 $7 $7 $7 $7
10 Police Fee, Off/lnst $39 $39 $39 $39 $39
Subtotal Police Fees $58 $58 $58 $58 $58
$4 $1
$5 $1
$49 $10
$6 $1
$34 $7
$193 $39
$291 $58
CAPITAL COSTS
Police Vehicles & Equipment
Police Headquarters Debt Service
Subtotal Police Costs
$37
$0
$37
$38
$242
$279
$38
$242
$279
$37
$242
$278
$37
$242
$278
$186
$966
$1,152
$37
$193
$230
$21
$155
($221)
($66)
($221)
($287)
($220)
($507)
Current $ in thousands
($220) ($861) ($172)
($727)
21
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The municipal facilities impact fee uses a plan-based approach for building space, vehicles
and equipment. As shown in Figure 20, the municipal facilities impact fee is calculated on a
per capita basis for residential development. For nonresidential development, the fee
methodology allocates the capital cost of buildings and vehicles on a per employee basis.
Figure 20 - Municipal Facilities Impact Fee Methodology Chart
I
Residential Nonresidential
Development Development
Persons Per Employees Per
Household 1,000 Square Feet
multiplied by multiplied by
Plan-Based Plan-Based
Cost Per Person Cost Per Employee
- Future City Future City
.......
Buildings Buildings
"-- plus "- pius
Vehicles and Equipment Vehicles and Equipment
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Cost of Municipal Buildings and Rolling Stock
The proportionate share factors for municipal facilities are based on projected peak
population and jobs not at hotels. Because peak population includes guests staying in hotel
rooms, the demand for municipal facilities from hotel development is reflected in the
population data, not the number of jobs. Figure 21 summarizes the standards that have
been used in the municipal facilities impact fee. The total capital cost of $12 million for the
new municipal complex has been divided between police (27%) and general government
(73%) functions. In addition to the planned City Hall, Sunny Isles Beach expects to construct
a Public Works maintenance facility, at an estimated cost of $1 million. The cost of
buildings is allocated to projected demand units in 2015.
Vehicles and equipment listed below are used for general government functions such as
administration, community development and public works. By the year 2005, the City will
add a dump truck and chipper, which are necessary for maintenance of parks and street
right-of-way. The City of Sunny Isles Beach will use impact fee revenue to expand the vehicle
fleet as needed to accommodate development. TA and City staff discussed minimum
thresholds for vehicles and equipment to be eligible for impact fee funding. For the purpose
of impact fees, we have established a minimum useful life of at least three years and
minimum cost of $8,000.
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Figure 21- City Buildings and Vehicles LOS Standards
Buildings
Planned City Hall
Public Works Facility
Total Cost
General
Government
Share
73%
100%
General
Government
Cost Allocation
$8,760,000
$1,000,000
$9,760,000
$12,000,000
$1,000,000
Proportionate Build Out Cost per
S hare Demand Units Demand Unit
Population 90% 30,900 Peak Population $285
Jobs 10% 3,267 Jobs Not At Hotels $285
Vehicles and Equipment
Type
Com pact Car
Small Pickup Truck
Kawasaki Mule
4WD Pickup Truck
Van
Bucket Truck
Street Sweeper
Dum p Truck (proposed)
Chipper (proposed)
TOTAL
Units
Unit Cost
Replacement Cost
1 $18,000 $18,000
2 $16,000 $32,000
1 $14,000 $14,000
2 $25,000 $50,000
1 $20,000 $20,000
1 $ 50,000 $50,000
1 $85,000 $85,000
1 $50,000 $50,000
1 $75,000 $75,000
11
$35,818
$394,000
Proportionate 2005 Cost per
S hare Demand Units Demand Unit
Population 93% 27,400 Peak Population $13
Jobs 7% 2,200 Jobs Not At Hotels $13
24
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Credit for Future Payments on City Buildings
To avoid potential double payment for the new City Hall, the impact fee methodology
includes a credit for future principal payments. Sunny Isles Beach anticipates bond
financing the municipal complex over 25 years, at an assumed annual interest rate of 5.5%.
Because interest costs have not been added to the impact fees, it is not appropriate to
provide a credit for future interest payments.
Figure 22 - Principal Payment Credit for City Hall
Fiscal Principal Peak Jobs Not Payment
Year Payments Population At Hotels Per Job
2003 $190.802 26.500 1.880 $6.72
2004 $201.296 27.000 1.987 $6.94
2005 $212.367 27,400 2.093 $7.20
2006 $224.047 27.800 2.200 $7.47
2007 $236.370 28.300 2.307 $7.72
2008 $249.370 28,700 2,413 $8.01
2009 $263.086 29.100 2.520 $8.32
2010 $277.555 29,400 2,627 $8.67
2011 $292,821 29.700 2.733 $9.03
2012 $308.926 30,000 2,840 $9.41
2013 $325.917 30.300 2.947 $9.80
2014 $343.842 30.600 3,053 $10.22
2015 $362.754 30.900 3.160 $10.65
2016 $382,705 31,442 3.267 $11.03
2017 $403.754 31.805 3.373 $11.48
2018 $425,960 32.169 3,480 $11.95
2019 $449,388 32.532 3.587 $12.44
2020 $474.104 32.895 3.693 $12.96
2021 $500.180 33.258 3.800 $13.50
2022 $527.690 33,621 3,907 $14.06
2023 $556,713 33.985 4.013 $14.65
2024 $587.332 34,348 4.120 $15.27
2025 $619.636 34,711 4,227 $15.91
2026 $653,715 35.074 4.333 $16.59
2027 $689.670 35,437 4,440 $17.29
TOTAL $9.760,000 $277.29
Discount Annual Percentage Rate 5.5%
Net Present Value $133.37
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Municipal Facilities Impact Fee Summary
Standards used to derive the municipal facilities impact fee are summarized in the boxed
area of Figure 23. Fees by type of nonresidential development vary according to the number
of employees per 1,000 square feet of floor area.
Figure 23 - Municipal Facilities Impact Fee
Persons Per Occupied Unit
Low Density Residential
Medium Density Residential
High Density Residential
Apartment Hotel
Resort Hotel
Employees Per 1,000 Square Feet
Com / Shop Ctr 25,000 SF or less
Com / Shop Ctr 25,001-50,000 SF
Com / Shop Ctr 50,001-100,000 SF
Com / Shop Ctr over 100,000 SF
Office / Inst 10,000 SF or less
Office / Inst 10,001-25,000 SF
Office / Inst over 25,000 SF
Level Of Service
Municipal Facilities Cost
Vehicles & Equipment Cost
Principal Payment Credit
Net Capital Cost
Maximum Supportable Impact Fee
Low Density Residential
Medium Density Residential
High Density Residential
Apartment Hotel
Resort Hotel
Businesses
Com / Shop Ctr 25,000 SF or less
Com / Shop Ctr 25,001-50,000 SF
Com / Shop Ctr 50,001-100,000 SF
Com / Shop Ctr over 100,000 SF
Office / Inst 10,000 SF or less
Office / Inst 10,001-25,000 SF
Office / Inst over 25,000 SF
26
Standards:
2.40
1.73
1.67
2.50
2.00
Per Person
$285
$13
($133\
3.33
2.86
2.50
2.22
4.39
4.04
3.79
Per Em ployee
$285
$13
($1.33)
$165
$165
Per Unit
$396
$285
$275
$412
$330
Per 1,000 Sa Ft
$549
$471
$412
$366
$724
$666
$625
Tischler & Associates, Inc.
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Cash Flow Analysis for Municipal Facilities
The average impact fee revenue of $69,000 per year for municipal facilities will not be
sufficient to cover capital costs. The major capital cost for municipal facilities is debt service
on new City buildings, which is projected to be $728,000 per year, starting in Year 2 of the
cash flow analysis. Sunny Isles Beach will also add one vehicle to the municipal facilities
fleet over the next five years. Once debt service obligations begin, the City must contribute
approximately $665,000 per year from General Fund revenue. Because this is a new type
of impact fee, there is no initial balance for the municipal facilities fee.
Figure 24 - Cash Flow Summary for Municipal Facilities
Sunny Isles Beach, Florida
(Current $ in thousands)
TA Projections Memo 1/2/01
123
2002 2003 2004
4
2005
5 Cumulative Average
2006 Total Annual
REVENUES
11 M un Fac Fee. Low Density Res $3 $3 $3 $3 $3
12 Mun Fac Fee, Medium Density Re $4 $4 $4 $4 $4
13 Mun Fac Fee. High Density Res $38 $38 $38 $38 $38
14 M un Fac Fee, Hotel Rms $1 $1 $1 $1 $1
15 Mun Fac Fee ,Commercial $1 $1 $1 $1 $1
16 Mun Fac Fee, Off/lnst $21 $21 $21 $21 $21
Subtotal Municipal Facilities Fees $69 $69 $69 $69 $69
CAPITAL COSTS
Municipal Facilities Vehicles & Equipme
City Buildings Debt Service
Subtotal Municipal Facilities Costs
$8
$0
$8
$7
$728
$734
$8
$728
$735
$7
$728
$734
$7
$728
$734
NET CAPITAL FACILITIES CASH FLOW, Municipal Facilities
Annual Surplus (or Deficit) Init Bal $61
Cumulative Surplus (or Deficit) $61
($665)
($604)
($667)
($1,271)
($665)
($1,936)
($665)
($2,602)
27
$16 $3
$18 $4
$191 $38
$7 $1
$6 $1
$106 $21
$344 $69
$36 $7
$2,910 $582
$2.946 $589
Current $ in thousands
($2.602) ($520)
Tischler & Associates, Inc.
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TA recommends that impact fee revenue should be placed in a separate fund and only be
used for the capital improvements, as documented in the impact fees study. Interest
earned on monies in the separate fund should be credited to the fund.
All costs in the impact fee calculations are given in current dollars with no assumed inflation
rate over time. Necessary cost adjustments can be made as part of a recommended
periodic evaluation and update of impact fees, which should take place every two or three
years. The City can make interim-year adjustments for inflation in construction costs by
using an index like the one pUblished by Engineering News Record (ENR). This index could
be applied against the adopted impact fee schedule. If cost estimates change significantly
the City should redo the fee calculations.
Nonresidential development categories are based on land use classifications from the book
Trio Generation (ITE, 1997). A summary description of each development category is
provided below.
Shopping Center (820) - A shopping center is an integrated group of
commercial establishments that is planned, developed, owned and managed
as a unit. A Shopping center provides on-site parking facilities sufficient to
serve its own parking demands. Shopping centers may contain non-
merchandizing facilities, such as office buildings, movie theaters, restaurants,
post offices, banks, health clubs and recreational facilities. In addition to the
integrated unit of shops in one building or enclosed around a mall, many
shopping centers include out-parcels. For smaller centers without an
enclosed mall or peripheral buildings, the Gross Leasable Area (GLA) may be
the same as the Gross Floor Area (GFA) of the building.
General Office (710) - A general office building houses multiple tenants
including, but not limited to, professional services, insurance companies,
investment brokers and tenant services such as banking, restaurants and
service retail facilities. In the impact fees study, this category is used as a
proxy for institutional uses that may have more specific land use codes.
28
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