98-061 RESOLUTION NO. 98-61
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF
AVENTURA, FI.ORIDA, PROVIDING FOR ADOPTION OF
INTERIM SERVICE FEES STUDY DATED JUNE 1, 1998
PREPARED BY TISCHLER AND ASSOCIATES, INC.,
ATTACHED HEI~,ETO AS EXHIBIT A, AND INTERIM SERVICE
FEE SCHEDUI.E INCLUDED THEREIN, PURSUANT TO
ORDINANCE NC). 98-19; AUTHORIZING THE CITY MANAGER
TO DO ALL THINGS NECESSARY TO CARRY OUT THE AIMS
OF THIS RES()LUTION; AND PROVIDING AN EFFECTIVE
DATE.
WHEREAS, pursuar t to Section 12 "Interim Service Fee Schedule" of the City of
Aventura Interim Service F.~e Ordinance, the City Commission is required to adopt an
Interim Service Fee SchedL le (the "Fee Schedule"); and
WHEREAS, the City of Aventura has caused an Interim Service Fee Study to be
conducted for the City by T schler and Associates, Inc. (the "Consultant"), noted experts
in the area of Interim Servic Fees; and
WHEREAS, the Co 3ultant has produced the Interim Service Fee Study (the
"Study") dated June 1, 1991 a copy of which is attached hereto as Exhibit "A"; and
WHEREAS, the Ci Commission has held a public hearing upon the Fee
Schedule and finds that th~ proposed Fee Schedule as set forth in the Study complies
with the Interim Service Fe, Ordinance.
NOW, THEREFORE BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FL( RIDA, THAT:
Section 1. The al: ove stated recitals are hereby adopted as if set out in full
herein.
Section 2. That th~ Study is hereby approved and the Fee Schedule is hereby
the interim Service Fee Schedule for the City of Aventura
approved and adopted as
pursuant to the Interim Ser lice Fee Ordinance of the City.
Section 3. The In :erim Service Fees contained in said study shall be payable
upon all properties receivir a certificate of occupancy on or after October 1st, 1998.
Section 4. This r~ ~olution shall be effective immediately upon adoption.
Resolution No. 98-_6_t
Page 2
Commissiomer
The foregoing resok tion was offered byRosers-Libert ,who moved its
econded byvice Nayor Co]~en , and upon being put to
adoption. The motion was ,,
a vote, the vote was as folio ~vs:
Commi~ ~sioner Arthur Berger y~
Commi:~sioner Jay R. Beskin yes
Commi ~sioner Harry Holzberg yes
Commi ~,sioner Jeffrey M. Perlow ~
Commi ,sioner Patricia Rogers-Libert )-es
Vice-M ~yor Ken Cohen ,/es
Mayor,~,rthur I. Snyder yes
PASSED AND ADO~ 'TED this 7th day of July, 1998. ,,~
~NYDEi~, ~'Ay O~R
ATTEST:
TERESA M. SMITH, CMC
CITY CLERK
APPROVED AS TO
LEGAL SUFFICIENCY:
CiTY A~
Exhibit "A"
l~tterim Service Fees Study
City of Aventura
Florida
June 1, 1998
Prepared by:
Tischler and Associates, Inc.
Bethesda, Maryland
Pasadena, California
Il~ TABLE OF CONTENTS
TlSCX-n.F.R &
Assoc~.s, I~c.
4701 Sanoamore Road I. EXECE ~E SUMMARY .....................................................................................................
Suite N210
Belhe~, MD 20816 A. ~ACK ROUND ........................................................................................................................
(~1) 320-6~ B. M~ ,~LOOY .....................................................................................................................
F~: (~1) 320-4~0 C. DE~A ~D FOR C~ S~RViC~ ................................................................................................
D. ~ ~ SUP~RT~ [~g~ SERVICings ................................................................
~ Annandale Read
H. GROW~'H [~PACTED SER~[CE ACT~[T]ES & ASSOCIATED
Pa~dena, CA 91105-14~
(818)~-6170 A. E~AN( ALSUP~gTSERViC~ ................................................................................................
F~: (818) 7~ 6235 B. LEO~ E~v[c~s .....................................................................................................................
(~0) 424-4318 D. Co~u ~ SERVICES DEPARTMENT .....................................................................................
HL ADJ~ ;T~D FEES B~FOR~ EAND CREDitS ............................................................
~. ~AND TAX CREDitS AND NET F~ ........................................................................
A. [ 997 PO >ULATION ~D ~P~Y~ENT ~ST~A~5 ................................................................
C. ~U~D~ } AREA ~AT[OS ........................................................................................................
D. ~EN HAL ~D ~ONR~S~ENT~L MEHIC~ TR~S ............................................................
Fiscal Impact Analysis
Capital Facility Analysis
Impact Fee Systems
Growth Policy Planning
Economic and Market Analysis
MUNIES, FISCALS & CRIM
Fiscal impact systems lailored
for each community
II~ I. EX ~CUTIVE SUMMARY
I A. Background
TlSCHLER & Interim ser~ ice fees are charged to new development to cover operating expenses
AXSOCIATES, INC. which are n )t initially covered by real estate taxes. The reason for implementing
47'01 Sangam0re Road interim setw ce fees is that a certificate of occupancy for new development issued
Suite N210 after Januar 1 of one year will not be included on the City's tax rolls until the
8ethesda, MD 20816 following y~ ar. Since the City needs to provide services to the inhabitants of
(~01) 320-6900
Fax: (301)320-4860 residential a ad nonresidential space, interim service fees are an equitable
approach to having these users pay for their fair share of the City services that are
80 Annandale Road needed prio~ to the time the property is assessed property taxes.
Pasadena, CA 91105-1404
(818) 790-6170
Fax: (818) 790-6235 Without the implementation of interim service fees, the existing taxpayers will
continue to ~ ubsidize operating costs incurred by the City to service the new
(800) 424-4318 residents am L employees from the time of the certificate of occupancy to the time
the property is put on the tax roll. Accordingly, the interim service fee schedule is
prorated for period of from one to fifty-two weeks. A new development
receiving a c :rtificate of occupancy in the first week of January would pay a
relevant inte 'im service fee for fifty-two weeks while a new development which
receives a ce :tificate of occupancy in the last week of the year would be paying
relevant fees for one week ( 1/52 of the applicable service fees).
B. Metl] odoiogy
The first con ~onent of determining interim service fees is to ascertain the various
City activitie whose operating expenses are: 1) paid through the General Fund,
and 2) likely increase due to growth. Net operating costs for these relevant
activities are then determined based on the FY97/98 budget. To determine the net
costs, all rele rant revenues for that activity are deducted from the total operating
costs for ser~ ices. For example, federal grants are subtracted from Public Safety
costs to dete~ mine net operating costs due to growth.
The second c vmponent is the determination of the most appropriate demand
generator (su :h as population or employment or both) for the service to be
provided to tte property. For example, costs for Legal Services are impacted by
both populatJ on and employment, v, hereas costs for Community Services are
based on veh [cie trip generation by land use given that a significant portion of
these costs m e for roads.
Next, factors are calculated based on the demand generator. For example, costs
Fiscal Impact Analysis for Legal Sea vices are divided by total population and employment to derive a per
capita and er tployee cost that applies to new growth. This factor is then
Capilal Facilffy Analys,smultiplied ti~ des the number of persons per household by housing type to
Impact Fee Systems determine a { dSt per housing unit, and multiplied times the number of employees
Growth Policy Planning
Economic and Marke~ Analysis
MUNIES, FISCALS & CRIM
Fiscal impact systems tailored
for each community Page ]
per nonresidential square f ,~et (per room for hotels) by employment type to determine costs for
nonresidential space.
The next step is to adjust ti e gross fees to reflect the total property tax revenue collected in the
1997/98 fiscal year. This ~ voids the possibility that the fees will be higher than the property
taxes that would be collect, '.d if the new development were on the assessment rolls. The final
step of the methodology is :o apply property tax credits for land. Property tax credits result from
any real estate taxes paid o: the land, which, unhke the improved property, is on the tax rolls
during the first year.
Section II of this report dis{ ~sses the growth related net annual costs for each service activity in
the City budget, the methoc ologies used, and the resulting gross annual fees. In Section III, the
gross annual fees are adjust ~,d to account for actual property tax collected in the City. In Section
IV, land tax credits are app]ied and the net annual fees are derived. Section V is the supporting
documentation section and ncludes all population, employment, household and building-
employee ratios used to der, :rmine the fees.
C. Demand for City S .'rvices
Demand for City services ir cluded in the interim service fee methodology is dependent on the
number of people and empl, ~yees per house or per nonresidential activity, respectively. The
residential and nonresidenti development categories are described below. Refer to the
Supporting Documentation ~ction at the end of this report for further details.
The residential interim servJ ce fees are calculated on a per housing unit basis for the following
categories: 1) single family detached, and 2) multifamily and other. The multifamily and other
category includes attached t nits such as townhouses and condominiums.
The nonresidential interim s ~rvice fees include three categories: 1) office/institutional,
2) retail/shopping center, an t 3) hotel. Nonresidential interim service fees are calculated per
1,000 square feet of develo[ ment, as determined by gross floor area and the number of
employees per square foot. For resort hotels, per loom factors are used.) This approach allows
the fees to be proportionatel ' increased according to the size of nonresidential development.
D. Maximum Support tble Interim Service Fees
The table on Pages 3 and 41 )elow provide a schedule of the maximum supportable interim
service fees for the City; thz is, the amount that will not necessitate any subsidy by the existing
taxpayers. This schedule w( ~ld be included in the interim service fee ordinance.
Residential fees per housin~ unit vary by type of housing and the nonresidential fees are listed
per 1,000 square feet ofbui ding space (gross floor area). Hotel fees are listed per room. Since
the interim service fees will be applied to serving new residents and employees once they occupy
the units, the fees should be :ome effective at the time of Certificate of Occupancy. As indicated
above, the fees are prorated over the course of the first year. In subsequent years, the new
development would be on tl te tax rolls.
Page 2 Tischler & Associates, Inc
Interim Service Fees - Prorated
of Aventura, Florida
Single Com/ Shop Com/ Shop Corn / Shop Office / Inst Office / Inst Office / Inst
Family Multi- less than 75,000 to greater than less than 17,500 to greater than
WEEK Detached Family 75,000 SF 150,000 SF 150,000 SF 17,500 SF 37,500 SF 37,500 SF Hotel
(per unit) /per unit) (per 1,000 SF) (per 1,000 SF /per 1,000 SF) (per 1,000 SF); (per 1,000 SF (per 1,000 SF) (per room)
I $138 $121 $582 $456 $376 $206 $181 $165 $52
2 $135 $119 $571 $447 $369 $202 $178 $162 $51
3 $132 $117 $560 $439 $362 $19R $174 $159 $50
4 $130 $114 $549 $430 $355 $194 $171 $156 $49
5 $127 $112 $538 $421 $347 $190 $167 $153 $48
6 $125 $110 $526 $412 $340 $186 $164 $149 $47
7 $122 $107 $515 $403 $333 $1821 $160 $146 $46
8 $119 $105 $504 $395 $326 $178 $157 $143 $45
9 $117 $103 $493 $386 $318 $174 $153 $140 $44
10 $114 $100 $482 $377; $311 $170 $150 $137 $43
11 $111 $98 $470 $368 $304 $166 $146 $134 $42
12 $109 $96 $459 $360 $297 $162 $143 $130 $41
13 $106 $93 $448 $351 $289 $158 $139 $127 $40
14 $103 $91 $437 $342 $282 $154 $136 $124 $39
15 $101 $89 $426 $333 $275 $150 $132 $121 $38
16 $98 $86 $414 $325 $268 $146 $129 $118 $37
17 $95 $84 $403 $316 $260 $142 $126 $114 $36
18 $93 $82 $392 $307 $253 $138 $122 $111 $35
19 $90 $79 $381 $298 $246 $134 $119 $108 $34
20 $87 $77 $370 $289 $239 $130 $115 $105 $33
21 $85 $75 $358 $281 $232 $126 $112 $102 $32
22 $82 $72 $347 $272 $224 $123 $108 $99 $31
23 $79 $70 $336 $263 $217 $119 $105 $95
$30
24 $77 $68 $325 $254 $210 $115 $101 $92 $29
25 $74 $65 $314 $246 $203 $111 $98 $89 $28
26 $72 $63 $302 $237 $195 $107 $94 $86 $27
Interim Service Fees By Week Continued...
of Aventura, Florida
Single Com/ Shop Corn / Shop Corn / Shop Office / Inst Office / Inst Office / Inst
Family Multi- less than 75,000 to greater than less than 17,500 to greater than
WEEK Detached Family 75,000 SF 150,000 SF 150,000 SF 17,500 SF 37,500 SF 37,500 SF Hotel
(per unit) (per unit) (per 1,000 SF) (per 1,000 SF (per 1,000 SF) (per 1,000 SF) (per 1,000 SF) (per 1,000 SF) (per room)
27 $69 $61 $291 $228 $188 $103 $91 $83 $26
28 $66 $58 $280 $219 $181 $99 $87 $79 $25
29 $64 $56 $269 $210 ~174
30 $61 $54 $258 $202 $166 $91 $80 $73 $23
31 $581 $51 $246 $193 $159 $87 $77 $70 $22
32 $56~ $49 $235 $184 $152 $83 $73 $67 $21
33 $53 $47 $224 $175 $145 $79 $70 $64 $20
34 $50 $44 $213 $167 $137 $75 $66 $60 $19
35 $48 $42 $202 $158 $130 $71 $63 $57 $18
36 $45 $40 $190 $149 $123 $67 $59 $54 $17
37 $42 $37 $179 $140 $116 $63 $56 $51 $16
38 $40 $35 $i68 $132 $109 $59 $52 $48 $15
39 $37 $33 $157 $123 $101 $55 $49 $45 $14
40 $34 $30 $146 $114 $94 $51 $45 $41 $13
41 $32 $28 $134 $105 $87 $47 $42 $38 $12
42 $29 $26 $123i $96 $80 $43 $38 $35 $11
43 $26 $23 $1121 $88 $72 $40 $35 $32 $10
44 $24 $21 $101 $79 $65 $36 $31 $29 $9
45 $21 $19 $90 $70 $58 $32 $28 $25 $8
46 $19 $16 $78~ $61 $51 $28 $24 $22 $7
47 $16 $14 $67 $53 $43 $24 $21 $19 $6
48 $13 $12 $56 $44 $36 $20 $17 $16 $5
49 $11 $9 $45 $35 $29 $16 $14
$13 $4
50 $8 $7 $34 $26 $22 $12 $10 $10
$3
51 $5 $5 $22 $18 $14 $8 $7 $6 $2
52 $3 $2 $11 $9 $7 $4 $3 $3 $1
II. GROWTH IMPA~ iTED SERVICE ACTIVITIES & ASSOCIATED GROSS FEES
The first component of det{ -tnining interim service fees is to ascertain the various City activities
whose operating expenses ~:e: 1) paid through the General Fund, and 2) likely to increase due to
growth. Net operating cost ~ for these relevant activities are then determined based on the
FY97/98 budget. To deterr fine the net costs, all relevant revenues for that activity are deducted
from the total operating cos rs for services. The second component is to determine the most
appropriate demand general or such as population and/or employment. The gross fees are then
calculated per development type based on persons per household or employees per square feet or
per hotel room.
The residential interim serv ce fees are calculated on a per housing unit basis for the following
categories: 1) single family detached, and 2) multifamily and other. The multifamily and other
category includes attached t nits such as townhouses and condominiums. The nonresidential
interim service fees are base on the three land categories and size ranges as defined below.
1. Office/Institutiot -- This category includes finance, insurance, real estate, services,
and institutional and uses. Three size categories are used: less thanlT,500 square
feet, 17,500 to 3' ',500 square feet, and greater than 37,500 square feet. These reflect
smaller and large r office related uses, which in turn affect the number of employees
per 1,000 square feet.
2. Retail/Shopping 2enter -- This general commercial category includes all retail land
uses and shoppin centers. Shopping centers typically include personal and business
services and eatit ~/drinking places. Three size categories are used: less than 75,000
square feet, 75,0( ~ to 150,000 square feet, and greater than 150,000 square feet.
These reflect sm~ ller and larger retail activities, which in turn affect the number of
employees per 1, )00 square feet.
3. Hotel -- This cat :gory includes hotel facilities that provide sleeping
accommodations restaurants, cocktail lounges, meeting and banquet rooms or
convention facili les, and other retail and service shops.
At the City's discretion, base d on an applicant's request and supporting documentation, a more
appropriate nonresidential l~ nd use category may be utilized as based on the Institute of
Transportation Engineers Trtp Generation manual. For example, a self service storage facility
would be its own category, ~ nd the applicable fee would be calculated based on the unique
employment levels for this t tpe of facility. In general, the larger the office and retail activities,
the fewer employees there ~ ill be per 1,000 square feet. The industrial category, or warehousing
and light industrial, are fairl consistent regardless of size. Other categories that may be more
specific could have higher o lower numbers.
Page 5 Tischler & Associates, Inc
A. Financial Support Se 'vices
Of the five activity centers of the Finance Support Services Department, the Director of Finance
Support Services activity i: expected to be unaffected by growth. The other activity areas of
Accounting, Purchasing H~ tman Resources and Information Management will be affected by
growth. The budget expen ;e categories include personal ~crviccs, contractual services and other
charges and services. To a ;certain the department's variable operating expenses, the $138,555
personal services costs for he Director of Finance Support Services activity is deducted from the
total cost $519,171. This esults in an expense of $380,616.
A per capita and employee 2ost factor is next derived given that both residential and
nonresidential developmer t benefits from this activity. Dividing the net cost of $380,616 by the
total peak population and e nployment in the City, 41,239 (24,360 residents plus 16,879
employees), results in a cos: factor of $9.23. The table below, which also uses data in Section V,
Supporting Documentation ummarizes the gross factors by land use type using the above cost
factor.
Financial St port Services Gross Interim Service Fees
City of Aventura, Florida
Standards:
Persons Pet Household
Singk Family Detached 2.11
Multif, ~mily 1.68
Employees ~ Der 1,000 Square Feet
Corn, Shop Ctr< 75,000 Sq Ft 3.33
Com ~ Shop Ctr 75,000-150,000 Sq Ft 2.50
Com ~ Shop Ctr > 150,000 Sq Ft 2.00
Office / inst < 17,500 Sq Ft 4.39
Office / Inst 17,500-37,500 Sq Ft 4.04
Office / Inst > 37,500 Sq Ft 3.80
Hotel oerroom) 0.90
Level Of Set vice
Cost I~er Capita or Employee $9.23
Gross Interi~ rt Service Fees
Resid ntial Per Housinq Unit
Singk Family Detached $19.46
Singl~ Family Attached $15.47
Nonr( sidential Per 1,000 Square Feet
Corn. Shop Ctr < 75,000 Sq Ft $30.77
Corn Shop Ctr 75,000-150,000 Sq Ft $23.07
Com Shop Ctr > 150,000 Sq Ft $18.46
Office / Inst < 17,500 Sq Ft $40.49
Office / Inst 17,500-37,500 Sq Ft $37.28
Office / Inst > 37,500 Sq Ft $35.03
Hotel (per room) $8.31
Page 6 Tischler & Associates, Inc
B. Legal Services
A legal firm performs leg~ I services as required by the City Council and City Manager. Based
on discussions with city st tff, it is estimated about 25% of the legal services costs can be
considered variable and wi 11 increase due to growth. Therefore, 25% of the $205,000 in legal
costs represents variable c{ ,sts of $51,250. Dividing $51,250 by the total peak population and
employment in the City, 4 ,239 (24,360 residents plus 16,879 employees), results in a cost factor
of $1.24. The table below summarizes the gross factors by land use type using the resulting cost
factor.
Legal Servic; ,s Gross Interim Service Fees
City of Avent Jra, Florida
Standards:
Persons Per ~ousehold
Sin~ lie Family Detached 2.11
Mui ifamily 1.68
Employees P ;r 1,000 Square Feet
Cor ~ / Shop Ctr < 75,000 Sq Ft 3.33
Cor 1 / Shop Ctr 75,000-150,000 Sq Ft 2.50
Cor 1 / Shop Ctr > 150,000 Sq Ft 2.00
Offi, :e / Inst < 17,500 Sq Ft 4.39
Offi, :e / Inst 17,500-37,500 Sq Ft 4.04
Offi, :e / Inst > 37,500 Sq Ft 3.80
Hot, ~1 (per room) 0.90
Level Of Serv ~ce
Cos: per Capita or Employee $1.24
Gross Interim Service Fees
Res dential Per Housinq Unit
Sin( le Family Detached $2.62
Sin le Family Attached $2.08
Nol residential Per 1,000 Square Feet
Coe ~ / Shop Ctr < 75,000 Sq Ft $4.14
Coe~ / Shop Ctr 75,000-150,000 Sq Ft $3.11
Co~ ~ / Shop Ctr > 150,000 Sq Ft $2.49
Offi, ;e / Inst < 17,500 Sq Ft $5.45
Offi, :e / Inst 17,500-37,500 Sq Ft $5.02
Offi, :e / Inst > 37,500 Sq Ft $4.72
Hot, ~1 (per room) $1.12
Page 7 Tischler & Associates, Inc
C. Public Safety Depart rnent
As the City continues to. g :ow, most of the public safety operating expenses will increase.
Exceptions are the positto is of police chief, deputy chief, executive assistant and administrative
assistant. However, the ot her activity centers of uniform patrol, special services and
administrative services wi experience an increase in operating expenses. The total public safety
budget is $4,099,720. Fro a this is deducted the fully burdened personal services costs of the
four positions noted above, $280,152. The gross costs are therefor $3,819,568. Three revenue
categories are deducted fro m this figure. These are federal grants ($7,396), police detail billing
($10,000), and county cou: t fines ($35,000). When the total revenue of $52,396 is deducted
from the expenses, the rest lting net expenses are $3,767,172.
The demands for services ~ re calculated by evaluating the calls for service as provided by the
Police Department. In eva uating the costs for service, TA aggregated the calls for service,
which could be attributed t I nonresidential land uses, such as retail, office and industrial/flex,
and residential land uses. l'or a period of approximately 3 months, ending in January 26, 1998,
the calls for service from ti ese categories totaled 2,885. Of these, approximately 59% were for
the nonresidential categoric s indicated above and 41% were for residential. Of the nonresidential
calls, 93% were specificall', related to retail activities and 7% were related to the remaining two
categories. These distribul ions of calls for service are not surprising given the magnitude of
retail activity within the cit compared to other land uses. This distribution will be used for the
allocation of the costs.
As noted, 41% of the net e~ >enses are allocated to residential. This figure of $1,544,540
(3,767,172 x .41) is divided by the population figure of 24,360 to generate a per capita cost of
$63.40.
The nonresidential cost is ~ located on the basis of employees per thousand square feet by type of
activity. TA used the Dad~ County employment estimates by traffic analysis zone in Aventura
for 1995 and 2005 and assr ned an average annual increase during this period. This results in an
estimated 8,359 employees in the commercial sector in 1997. Since 93% of the nonresidential
costs are allocable to retail, or $2,067,047 ($3,767,1'72 x .59 x .93), the cost per retail employee
is $247.28. The other rema ning employment is for industrial (701 employees) and service
(7,746 employees including hotels). The remaining costs, $155,584, ($3,767,132 x .59 x .07) are
allocated to the 8,447 emph 'ees. The resulting figure is $18.42 per employee for these
categories. The table belou ;ummarizes the gross factors by land use type using these resulting
cost factors.
Page 8 Tischler & Associates, Inc
Public Saf, ;ty Gross Interim Service Fees
City of AvE ntura, Florida
Standards:
Persons P~ ,r Household
~ingle Family Detached 2.11
/lultifamily 1.68
Employee,, Per 1,000 Square Feet
;om / Shop Ctr< 75,000 Sq Ft 3.33
:om / Shop Ctr 75,000-150,000 Sq Ft 2.50
:om / Shop Ctr > 150,000 Sq Ft 2.00
~ffice / Inst < 17,500 Sq Ft 4.39
~ffice / Inst 17,500-37,500 Sq Ft 4.04
,ffice / Inst > 37,500 Sq Ft 3.80
otel (per room) 0.90
Level Of, 'vice
ost per Capita $63.40
ost per Retail Employee $247.28
ost per Office/Hotel/Industrial Employee $18.42
Gross Int t~ Service Fees
R .~sidentjgiJ Per Housina UnJt
S ngle Family Detached $133.70
S ngle Family Attached $106.31
N ~2[.e,.dd.eflzJJ~ Per 1.000 Sauare Feet
C )m / Shop Ctr < 75,000 Sq Ft $824.26
C )m / Shop Ctr 75,000-150,000 Sq Ft $618.20
C )m / Shop Ctr> 150,000 Sq Ft $494.56
O rice / Inst < 17,500 Sq Ft $80.80
O rice / Inst 17,500-37,500 Sq Ft $74.40
O Jice / Inst > 37,500 Sq Ft $69.90
H~ ~tel (per room) $16.58
D. Community Services I lepartment
There are a number of servi ces performed under the Community Services Department. These
are allocated to four genera activity centers: public works, contractual city engineer services,
landscape architecture, and cultural/recreation.
During the current budget ~ ear, thc operating expenses of this department will increase in order
reflect the operation of Fou ~ders Park as well as the initiation of the local circulator bus services.
Accordingly, there are no fi xed costs assumed in this department. The total community service
costs are $1,306,902. Fron this is subtracted the General Fund revenue category of
recreational/cultural events ($20,000) and the State revenue sharing revenues utilized in the
operations of this departme it ($78,000). Therefore, revenues of $98,000 are deducted from the
total costs, to represent a m operating expense of $1,208,902.
Because the overwhelming bcus of current activities are related to roads, street maintenance,
and related landscaping ant beautification, road usage by various land use categories is utilized
Page 9 Tischler & Associates, Inc
,~ a proxy for allocating t ~e Community Services Department costs. The table below provides a
summary of the Level of 2;ervice standards used to calculate the interim service fees.
Community Services Gross nterim Service Fees
City of Aventura, Florida
Total Res and Nonres A WDt Trips in 1997: 143,505
Total FY97 Net Community -~ em/ices Operating Cost: $1,208,902
Commercial / Office/
Residential Shopping Centers Hotel
Average Weekday Vehicle Tr p Ends
Residential (oer Hous r~o Unit~
Single Family Detach~ 9.57
Multifamily 5.86
Nonresidential toer 1J 0 Sq Ft)
Com/ Shop Ctr< 75,( 00 Sq Ft 87.31
Corn / Shop Ctr 75,00. )-150,000 Sq Ft 68.17
Corn / Shop Ctr > 150 000 Sq Ft 53.22
Office / Inst < 17,500 ~;q Ft 22.64
Office/Inst 17,500-37 500 Sq Ft 18.31
Office / Inst > 37,500 ,' Ft 15.59
Hotel (per room) 8.92
Trip Adjustment Factors
Residential 62%
Corn / Shop Ctr< 75,0 ) Sq Ft 23%
Com/ Shop Ctr 75,00( -150,000 Sq Ft 28%
Corn / Shop Ctr > 150, )00 Sq Ft 34%
All Other Nonresidenti~ 50%
Level Of Service
Annual Operating ExpE ~ditures per Tdp: $8.42 $8.42 $8.42
Gross Interim Service Fees
Residential Per Housing Unit
Single Family Detacho $49.98
Multifamily $30.61
Nonresidential Per 1,000 Sq Ft per Room
Com/ Shop Ctr < 75,1~ 3 Sq Ft $169.43
Com/ Shop Ctr 75,0012.150,000 Sq Ft $162.65
Corn / Shop Ctr> 150J 1130 Sq Ft $151.09
Office / lnst < 17,500 S :1Ft $95.37
Office / Inst 17,500-37, 500 Sq Ft $77.11
Office / Inst > 37,500 S Ft $65.65
Hotel (per room) $37.57
The total annual net operati g cost of $1,208,902 is divided by the estimated number of
residential and nonresidenti Average Weekday Vehicle Trips (AWDVT) in 1997, 143,505.
(Refer to the Supporting Dc umentation Section at the end of this report for details on how 1997
trips are determined.) The ~ esulting average operating cost is $8.42 per trip. This is multiplied
by the number of trips for etch development type to determine an average annual cost factor to
be applied to new growth. ' ?he resulting fees are shown at the bottom of the table.
Page 10 Tischfer & Associates, Inc
The Level of Service (L()S) standards include Average Weekday Vehicle Trip Ends from the
reference book, Trip Get eration, published by the Institute of Transportation Engineers (6th
edition, 1997). A "trip e~ ~d" represents a vehicle either entering or exiting a development (as if a
traffic counter were plac{ across a driveway). For trip generation rates not shown in the table,
Aventura staff may use ti most appropriate rates from the Trip Generation manual, or rates
from approved local tram ortation studies.
Trip generation rates are ~ :tjusted to avoid double counting each trip at both the origin and
destination point. For oft ice/institutional and hotel development, the trip factor is 50 percent.
For CommerciallShoppin; Center development the trip adjustment factor ranges from 23 to 34
percent depending on the Floor area of the development. The trip factor is less than 50 percent
because retail uses attract vehicles as they pass by on arterial and collector roads. For example,
when someone stops at a ~ :onvenience store on the way home from work, the convenience store
is not their primary destin ttion. The Trip Generation manual indicates that, on average, 31
percent of the vehicles enl ~ring shopping centers that have at least 250,000 square feet of floor
area are passing by on the r way to some other primary destination. The remaining 69 percent of
attraction trips have the sh vpping center as their primary destination. Because attraction trips are
half of all trips, the trip ad ustment factor for large size Commercial/Shopping Centers is 69
percent multiplied by 50 p ~rcent, or approximately 34.5 percent of the trip ends. The data
contained in Trip Generati >n indicates there is an inverse relationship between shopping center
size and pass-by trips. Th, ~,refom, appropriate trip adjustment factors have been calculated for
the three categories of sho )ping center size used in the Community Services Department interim
service fee calculations.
For Residential uses, the t ip adjustment factor is 62 percent because many of the employed
residents of Aventura go t¢ work outside of the City. Half of the trips attributed to residential
uses are production trips (1 ;aving home), and half are attraction trips (returning home).
Therefore, the basic trip fa :tor is 50 percent. To this is added 11 percent to account for Aventura
residents working outside ~ he City. According to 1990 census data (from Table P-46 of STF3A),
approximately 84% of Ave ntura workers were employed outside of the City. Because home-
based work trips generally account for 28% of all productions trips (National Personal
Transportation Study, US l)ept, of Transportation, 1984), these three factors may be multiplied
together (0.50 x 0.28 x 0.8, l) to indicate the percentage of home-based work trips to locations
outside of Aventura. The ~ esulting 12 percent of trips have been added to the residential trip
adjustment factor to accom for increased road impact due to commuting patterns.
E. Non-Departmental
Various activities of the nc -departmental category will provide services directly to employees
of various departments or t > the City at large. For example, the insurance cost is heavily
influenced by increase in p ~rsonnel, particularly police. Postage and copy machine costs are also
affected by increases in po )ulation and employment within the city. The total operating
expenses for this departme it are $516,179. Since there are no offsetting revenues, these costs
are reflected as part of the nterim service fee. Dividing $516,179 by the total peak population
and employment in the Cit 41,239 (24,360 residents plus 16,879 employees), results in a cost
Page 1 l Tischler & Associates, Inc
factor of $12.52. The t~ ,le below summarizes the gross factors by land use type using the
rcsulting cost factor.
Non-Depa mental Gross Interim Service Fees
City of Ave ~tura, Florida
Standards:
Persons Per Household
Si ~gle Family Detached 2.11
M~ ~ltifamily 1.68
Employees Per 1,000 Square Feet
C( m / Shop Ctr< 75,000 Sq Ft 3.33
C¢ m / Shop Ctr 75,000-150,000 Sq Ft 2.50
Cc m / Shop Ctr > 150,000 Sq Ft 2.00
Of ice / Inst < 17,500 Sq Ft 4.39
Of ice / Inst 17,500-37,500 Sq Ft 4.04
Of ice / Inst > 37,500 Sq Ft 3.80
Hc ~el (per room) 0.90
Level Of Se~ vice
Co per Capita or Employee $12.52
Gross Interi Service Fees
Re dential Per Housinq Unit
Sir gle Family Detached $26.39
Sir ~]le Family Attached $20.99
No ~residential Per 1,000 Square Feet
Co n / Shop Ctr< 75,000 Sq Ft $41.72
Co n / Shop Ctr 75,000-150,000 Sq Ft $31.29
Co~ n / Shop Ctr> 150,000 Sq Ft $25.03
Off ce / lnst < 17,500 Sq Ft $54.91
Off ce / Inst 17,500-37,500 Sq Ft $50.56
Off ce / Inst > 37,500 Sq Ft $47.50
Ho1 el (per room) $11.27
Page 12 Tischler & Associates, Inc
III. ADJUSTED FEEl BEFORE LAND CREDITS
For purposes of fairness, a d to avoid the possibility that the fees will be higher than property
taxes that would be paid if these were partial year assessments, the net costs deternnned in
Section II are adjusted don n to the total property tax revenue collected in the 1997 fiscal year.
Total growth-related Genei al Fund expenditures amount to approximately $5.92 million.
However, property tax rev~ hues for that year amount to $5.86 million, 98.92 percent of the $5.92
million growth-related tota. Net expenditures for each service activity in the General Fund are
reduced proportionately. '1' Re table below summarizes the proportionately adjusted growth
related net costs for each gt r>wth impacted service activity discussed in Section II.
Total General Fi ~nd Costs and
Adjustments to =roperty Tax Total
City of Aventura Florida
Net General Adjusted Net Percent
Service Fund Cost General Fund Cost Adiustmenl
Financial Service~ $380,616 $376,496 98.92%
Legal Services ! $51,250 $50,695 98.92%
Public Safety ! $3,767,172 $3,726,398 98.92%
Community ServiCes $1,208,902 $1,195,818 98.92%
Non-Departmenta~l $516,179 $510,592 98.92%
Total ! $5,924,119 $5,860,000 98.92%
This percentage adjustment must similarly apply to the gross fees by land use type for each
service activity calculated i ~ Section II above. The gross fees and resulting adjusted fees are
summarized in the table bel( ,w.
~ U~e Type ~ Services Pu~ic Safe~
~/~<~,~a ~.~ ~.~ ~.14~ ~.10 ~4.~ ~15.~ $1~.~ $1~.~ ~1.~ ~1.~ ~,~ ~,~
~/~,~i~,~R ~.07~ ~ ~.~ ~ ~.07 ~18.~ ~11.~ $1~ $1m.~ ~1.~ ~.~ ~[
~/~>I~,~R $18.~ $1~ ~.~ ~.~ ~.~ ~.~ $151.~ $1~.~ ~.~ ~4.76 ~
~/1~<17,~R ~.~ ~.~ ~.~ ~.~ ~.~ $~.~ ~.37~ ~.~ ~.91~ ~.~ ~ ~4
~d~r~) ~.31[ ~.~ $1.12j $1.11 $1~i $16.~ ~7.~ ~7.16 $11.27~ $11.14 ~ ~4
(1) ~e~ f~ r~.
Page 13 Tischler & Associates, Inc
IV. LAND TAX CREi )ITS AND NET FEES
Given that owners of new {[evelopment will pay property taxes on land (which is already on the
tax rolls) during initial occ~ ~ancy after construction is complete, credits for land property tax
payments must be subtract{ from the gross interim service fee. Based on an analysis of the
Miami Dade Property App~ iser's Assessment Roll, land ~,,lue as a percentage of total property
value (land plus improvem~ :nts) have been estimated for each of the residential and
nonresidential land use cate ories. These percehtages are shown in the table below.
Land ;alue as a Percentage of Total Value
For I~ ew Construction
City ~ ~f Aventura, Florida
Resi¢ Iential
Singh Family Detached 40%
Multif imily 30%
Nonr~ ~sidential
Comr terciaVShopping Ctr. 45%
Office qnstitional 25%
Hotel 30%
Sourc =.: City of Aventura, Finance Support Services
The net interim service fees >y land use are determined by reducing the gross fee by the
associated land value percen !age of total property value. The results are summarized in the table
below.
Net Interim S, ~rivce Fees
City of Avent~ ira, Florida
L~ Gross Net Fee
nd Use Type Adjusted After
Fee Land Credits
Residential!
Single Family petached $230 $138
Multifamily ! $174 $121
, Nonresidential
Corn / Shop C~r < 75,000 Sq Ft $1,059 $582
Com/ Shop C~r 75,000-150,000 Sq Ft $829 $456
Com/ Shop C~r > 150,000 Sq Ft $684 $375
Office / Inst < ~ 7,500 Sq Ft $274 $206
Office / Inst 17,500-37,500 Sq Ft $242 $181
Office/Inst > p7,500 sq Ft $220 $165
Hotel (per roo~n) $74 $52
Page 14 Tischler & Associates, Inc
V. SUPPORTING DC )CUMENTATION
A. 1997 Population and ~:mployment Estimates
Current population and em ~loyment estimates in Aventura are surumarized in the tables below.
Based on discussions with ~ity staff, seasonal residents are estimated to be 20 percent of year-
round residents. Total peaJ: year population is therefore 24,260. Total at place employment in
the City is estiruated to be 15,879 based on Dade County Traffic Analysis Zone (TAZ) data. The
second table shows eruploy~ :e estiruates by eruployee type.
1997 Popul ltion and Employment Estimates
City of Ave: ttura, Florida
Year-round )opulation 20,300
Seasonal re ;idents (1) 4,060
Total Peak- fear Population 24,360
Employmer (2) 16,879
Total Popul tion and Employment 41,239
(1) Estiamte~ I to be 20 percent of Year-Round Population.
(2) Estimate, I based on Dade County total employment estimates
by TAZ in Aventura in 1995 (16,299) and 2005 (19,199) and
averagin(, the employment increase.
1997 Employ1 nent Estimates by Employment Type
City of Avent ,ra, Florida
Employment
Category Employees (1)
Industrial 701
Service 7,746
Commercial 8,359
(1) Estimated )ased on Dade County employment estimates by TAZ
in Aventur~ in 1995 (16,299) and 2005 (19,199) and averaging the
employme~ ~t increase.
B. Average Household Siz,
In 1990, there were 8,889 ho Lseholds in Aventura. The 1990 mixture of housing types, as
defined by units in structure, is shown in the figure below. After reviewing the detailed
household size data, TA recc ruruends using the following two residential categories in the
interim service fee calculatic ns: 1) single family detached, and 2) ruultifamily, which includes all
Page 15 Tischler & Associates, Inc
attached housing units. T ~e resulting average household size is 2.11 for single family detached
and 1,68 for multifamily. A differentiation by type of housing is necessary to make the interim
service fees roughly propt rtionate and reasonably related to service demands.
Population and Housi 3g Characteristics
Aventura, Florida
Persons per
Units in: tructure Persons Households Household
Owner-Occupied Hou., ~ng
1 detached 79 40 1.98
1 attached 633 287 2.21
2 33 17 1.94
3-4 22 18 1.22
5-9 139 70 1.99
10-19 185 112 1,65
20-49 1,084 623 1.74
50 or More 9,022 5,440 1.66
Other 322 211 1,53
Renter-Occupied Hous lng
1 detached 18 6 3.00
1 attached 180 68 2.65
2 9 5 1.80
3-4 4O 21 1.90
5-9 60 29 2.07
10-19 67 40 1.68
20-49 255 136 1.88
50 or More 2,702 1,741 1.55
Other 59 35 1.69 Housing Dist.
Aggregate Household l ;haracteristics
Single Family Detached 97 46 2.11 0.5%
Multifamily (1 14,431 8,607 1.68 96.7%
Other 381 246 1.55 2.8%
TOTAL 14,909 8,899 1.68 100%
(1) Includes SFA, and 2 ~ ~nits per structure through 50 or more units per structure.
Source: 1990 U.S. Cens~ Is Bureau Summary Tape File lA, Aventura CDP
C. Building Area Ratios
To convert employment to i~ross floor area of nonresidential development, TA used average
square feet per employee m ~ltipliers (per room for hotels). The multipliers shown in the table
below are derived from nati r>nal data published by the Institute of Transportation Engineers
(1TE) and the Urban Land astitute (ULI). The trip generation rates and the square feet per
employee multipliers are u '.d in the interim service fee calculations.
Page 16 Tischler & Associates, Inc
Employee a,~! ~Juildlng ~'ea Rath s
City of Aventu;a Interim Service F .,es
Wkdy Trip Ends Emp Per
Land Use Per 1,000 Sq R (1) Wkdy Trip Ends 1,000 Sq Ft Sq Ft
(ITE code) (Per Room for Hotels) (1) Per Employee (1) (Per Room for Hotels) (';) Per Emp (2)
Comme~clel / Shopping Ctr (~0)
50 KSF GLA 87.31 na 3.33 300
100 KSF GLA 68.17 na 2.50 400
200 KSF GLA 53.22 na 2.00 500
General Off/ce (710)
10 KSF GFA 22.64 5.16 4.39 228
25 KSF GFA 18.31 4.53 4.04 248
50 KSF GFA 15.59 4.11 3.80 263
General Light Industrial (110) 6.97 3.02 2.31 433
Hotel (310) 8.92 14.34 0.90
(1) Based o~ Informafio~ provided fr m Trio Generation. Institute of Transpodation Engineers, 1997.
(2) Square feet per employee calcula ed from thp rates except for Shopping Canter data, which are derived
from Dollars and Cants of Shoppit q Centers, published by the Urban Land Institute, and for hotels which
is based on data in 1997 ITE Man, ~al sourced frcrn Buttke, Carl H. unpublished studies of building employment
densities
The square feet per employ ~e multipliers shown in the last column on the right are used to
convert employment into tl~ vusands of square feet (KSF) of nonresidential floor area. In
Aventura, the General Ligh Industrial (1TE land use code 110) is an appropriate prototype for
jobs in the industrial emplo ~ment sector. Office development in Aventura is typically located in
scattered, mid scale buildin Is. Therefore, a general office building of 25,000 square feet is a
suitable prototype for futur~ office and institutional development. This size office building has
an average of 248 square fe, ~t per employee. For Retail jobs, a prototypical development in
Aventura is a shopping cent ~r of approximately 100,000 square feet. A commercial
development of this size wi have approximately 400 square feet per employee. These
"prototypes" are used to cal, ulate total nonresidential trips in 1997. (Refer to the next section
regarding the derivation of I vtal residential and nonresidential vehicle trips in 1997.)
D. Residential and Nonre ;idential Vehicle Trips
The table below shows the { stimated 1997 average weekday vehicle trips (AWDVT) in
Aventura. Both residential md nonresidential trips are calculated. This information is used for
the interim service fees asscciated with the Community Services Department (refer to Section II,
Part D). Based on current d -~velopment characteristics, there are an average of 60,338 residential
trips and 83,167 nonresiden :iai trips for a total of 143,505 vehicle trips on an average weekday.
Page 17 Tischler & Associates, Inc
1997 Vehicle Trips on An Average Weekday
City of Aventura Interim ;ervice Fees
Residential Housing Uni~ ~ (1) Units Percent
Single Family ached 89 0.5%
Multifamily 16,622 96.7%
All Other 475 2.8%
Total 17,186 100.0%
Average Weekday Vehic 'rip Ends per Household (2) Trip Factors (3)
Single Family D, !tached 9.57 62%
Multifamily 5.86 62%
All Other 2.21 62%
Residential Vehicle Trips, ~n an Average Weekday
Single Family D( tached 517
Multifamily 59,184
All Other 638
Residential SuZ total 60,338
Non-Residential Gross FIe or Area (Sq. Ft. x 1,000) (4)
Industrial 304
Service (Office) 1,918
Commemiar 3,344
Average Weekday Vehicle l'rip Ends per 1,000 Sq. Ft. (2) Trip Factors (3)
Industrial 6.97 50%
Service (Office) 18.31 50%
Corn mercial 68.17 28%
Non-Residential Vehicle T~ ~s on an Average Weekday
Industrial 1,059
Service (Office) 17,551
Commercial 64,557
Nonresidential ', ~btotal 83,167
TOTAL TRIPS 143,505
(1) Based on 17,186 residen iai units in 1997 as estimated bythe City. Percent breakdown by
housing unit type based c '~ household distribution percentage as indicated in 1990 Census.
(2) Trip ends from 1997 ITE Vlanual for residential Trip rate for multifamity is Residential Condo/
Townhouse category. Tri ~ factor for other residential based on Congragate Care Facility.
Nonresidential based on I ~ical development characteristics in Aventura -~ 100K retail space,
25K office space, and ligt t industrial.
(3) See text in Section II, Pair D for an explanation of trip factors.
(4) Based on 1997 employm ;nt distribution times employee square foot factors for typical
development characterist cs in Aventura.
Page 18 Tischler & Associates, Inc