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Orange County School Impact Fee Update Planning & Zoning Commission February 18, 2016 Tindale Oliver Presentation Overview Background/Purpose 1 Findings of Technical Study 2 Next Steps 3 2 Tindale Oliver Orange County Page 1 February

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 1

Orange County School Impact Fee Update

Planning & Zoning Commission February 18, 2016 Tindale Oliver

Presentation Overview

2 1

Findings of Technical Study Background/Purpose

2

3

Next Steps

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SLIDE 2

Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 2

Background

  • Last technical study update in 2011
  • The ordinance requires an update every

4 years

Background

School Impact Fee Advisory Group:

  • Formed in 2005
  • 7 members

Purpose:

  • Methodology review/development
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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 3

Purpose

  • Review findings
  • Input from PZC

Study Schedule

Group Date Purpose SIFAG Meetings (5) Aug ‘15 – Feb ‘16 Review Methodology School Board Workshop Jan 19, 16 Review Findings DAB Presentation February 17 Review Findings

PZC Presentation/Approval Feb 18/Mar 17 Review/Approve Findings

BCC Workshop April 5 Review Findings & SIFAG Recommendations SIF AG Meeting # 6 April 7 Final Review School Board Meeting TBD Final Recommendations Adoption Hearing TBD Adoption (+ 90 days for implementation)

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 4

Presentation Overview

2 1

Findings of Technical Study Background/Purpose

7

3

Next Steps

School Impact Fee Methodology

  • Consumption‐based methodology

– Charge growth for the value of consumption

  • f school capacity
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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 5

Impact Fee Formula Net Impact Fee = (Cost – Credit) x Demand

Asset Value per Student Non‐Impact Fee Revenue per Student Students per Residential Unit

School Impact Fee Methodology

Elements of fee methodology:

– Inventory – Facility service delivery – Cost component – Credit component – Student generation rate

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 6

Cost Component

  • Facility Cost per Student Station:

– All costs necessary to build schools

  • Architect/site improvements
  • Construction
  • Furniture, fixtures, and equipment (FF&E)
  • Land purchase

Cost Component

  • Construction Cost:

– 2009 ‐ 2015:

  • 6 Elementary Schools
  • 2 Middle Schools
  • 2 High Schools
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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 7

Cost Component

  • School Costs Reviewed (Report Table B‐2):

– SunRidge ES – Hackney Prairie Road Area ES – Sun Blaze ES – Wetherbee ES – Eagle Creek ES – Independence ES – SunRidge MS – Lake Nona MS – East River HS – Lake Nona HS

Schools Built Between 2009 and 2015

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 8

Cost Component

Construction Cost – Elementary Schools:

$145 ‐ 2007 Study $100 ‐ 2011 Study $161 ‐ Bid for Site 117 $135 ‐ 2015 Elem. School Estimate $80 $100 $120 $140 $160 $180 $200 $220 2007 2011 2012 2013 2015 Construction Cost per Gross Square Foot

OCPS Elementary School Construction Cost Trend (New Schools Only)

Cost Component

Construction Cost per Gross Square Foot

Type Elementary Middle High Weighted Recent Construction $108 $115 $153 Bids $161 N/A N/A CIP Estimates $181 $211 $227 Insurance Values (Bldg Only) $140 $166 $177 Other Florida Jurisdictions $140 $148 $136 2015 Estimate $135 $155 $175 $153

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 9

Cost Component

Construction Cost – All School Levels

$80 $100 $120 $140 $160 $180 $200 $220 1995 1997 1999 2001 2003 2005 2007 2009 2011 2013 2015

Construction Cost per Gross Square Foot

All School Types ‐ Construction Cost/GSF Trend

All School Types

2015 Study Estimate ‐ $153 2007 Study ‐ $190 2011 Study ‐ $113

Cost Component

Construction Cost per Gross Square Foot Comparison to Previous Studies

Type 2007 Study 2011 Study 2015 Estimate % Change (2011‐2015) Elementary Schools $145 $100 $135 +35% Middle Schools $173 $116 $155 +34% High Schools $209 $132 $175 +33%

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 10

Cost Component

  • Other Building Costs:

– Non‐construction costs: A/E, Design, Site Improvement, Facility Support, etc. – Furniture/fixture/equipment

Cost Component

  • Comparison to Previous Studies

Component 2007 Study 2011 Study** 2015 Estimate Non‐Construction* 25% 22% / 18% 19% FF&E 6% 9% 9% Total 31% 31% / 27% 28%

* Includes A/E, design, site preparation, & facility support ** Non‐construction cost at 22% for ES & MS; and at 18% for HS

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 11

Cost Component

  • Land Value:

– Recent Purchases – Future Estimates – Value of Existing Parcels – Vacant Land Sales & Values

Cost Component

  • Land Purchases > 10 acres (2008‐16)*:

– 87‐M‐SE‐3 – 48‐M‐SW‐4 – Forsyth Woods ES – Site # 37 –M‐W‐4 – 52‐M‐SE‐2 – 2‐M‐E‐1 – 131‐K8‐SW‐5 – 81‐E‐SW‐5 – 30‐E‐SE‐3 – 3‐E‐SE‐2 – 117‐E‐SE‐4 – 23‐E‐E‐1 – Lake Nona MS

Weighted Average ≈ $158,000 * Report Table B‐8

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 12

Cost Component

  • Land Value Variables

Component Value per Acre Average Range Recent Purchases (10+ acres) $158,000 $20,000 $945,000 Value of Current Parcels $55,000 $9,100 $496,000 Future Estimates (15 to 50 acres) $348,000 $23,000 $500,000 Vacant Land Sales (5 – 90 acres)* $105,000 $10,000 $798,000 Vacant Land Values (5 – 90 acres) $44,000 $10,000 $472,000

* Sales between 2012 and 2015

Cost Component

  • Land Value Comparison to Previous

Studies

Component 2007 Study 2011 Study 2015 Estimate Value per Acre $80,000 $65,000 $100,000

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 13

Cost Component

Gross Square Feet per Permanent Station

Component 2011 Study 2015 Study % Change (2011 to 2015) GSF per Permanent Student Station Elementary Schools 124.1 110.0 ‐11% Middle Schools 125.1 129.4 3% Senior High Schools 127.1 133.1 5%

Cost Component Elementary Middle High Weighted Average Gross Square Feet per Student Station (LOS) – Future Schools

110.0 129.4 133.1 123.4

Total Facility Cost per Gross Sq. Ft.

$189.10 $213.10 $240.90 $211.70

Total Facility Cost per Student Station

$20,801 $27,575 $32,064 $26,123

  • School Facility Cost per Student Station

26

Cost Component

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 14

Cost Component

Cost per Student Station Comparison to Previous Studies

Cost per Station 2007 Study 2011 Study 2015 Estimate % Change (2011‐2015) Elementary $25,396 $16,997 $20,801 Middle $34,693 $20,416 $27,575 High $40,377 $23,284 $31,064 Weighted $36,422 $19,463 $26,123 34%

Calculation Steps

Elementary Middle High Weighted Average Facility Cost per Permanent Student Station

$20,801 $27,575 $32,064 $26,123

Adopted LOS Standard (Enrollment to Permanent Capacity)

110% 100% 100% N/A

Total Facility Impact Cost per Student

$18,910 $27,575 $32,064 $25,468

  • Total Facility Impact Cost per Student

28

Cost Component

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 15

Cost Component

  • Total Cost per Student:

– Transportation Costs – Ancillary Facility Costs

  • Transportation & Ancillary Facility Cost per Student

30

Description Figure

Transportation Services Cost per Student Total Current Value of Transportation Services

$153,246,946

Current Enrollment

186,276

Total Transportation Services Cost per Student

$823

Ancillary Facility Cost per Student Building Value for Ancillary Facilities

$124,015,320

Land Value for Ancillary Facilities

$17,900,000

Total Current Value for Ancillary Facilities

$141,915,320

Total Ancillary Facility Cost per Student

$762

Cost Component

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 16

Credit Component

  • Capital Improvement “Cash” Credit

– Sales Tax – Capital Millage

  • Debt Service Credit
  • Net Impact Cost per Student

32

Total Impact Cost Per Student

Facility Impact Cost $25,468 Transportation Impact Cost $823 Ancillary Facility Cost $762 Total Impact Cost per Student $27,053

Revenue Credit

Capital Improvement “Cash” Credit $4,284 Debt Service Credit $1,704 Total Revenue Credit per Student $5,988

Net Impact Cost

Net Impact Cost per Student $21,065

Net Impact Cost

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 17

  • Student Generation Rate Comparison

(2011 vs. 2015)

33 Residential Land Use

2011 2015

% Change (2011‐15) Single Family (detached) 0.431 0.417 ‐3.2% Townhouse 0.259 0.329 +27.0% Multi‐Family 0.281 +8.5% Mobile Home 0.287 0.289 +0.7% Total 0.360 0.360 +0%

Student Generation Rate

  • Calculated School Impact Fee Schedule

34

Residential Land Use

Unit Students per Unit Net Impact Cost per Student Total Impact Fee

Single Family (detached) du

0.417 $21,065 $8,784

Townhouse du

0.329 $21,065 $6,930

Multi‐Family du

0.281 $21,065 $5,919

Mobile Home du

0.289 $21,065 $6,088

School Impact Fee Schedule

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 18

  • Calculated School Impact Fee Schedule Comparison

35 Residential Land Use 2015 Study Calculated Fee 2011 Study Calculated Fee 2007 Study Calculated Fee Percent Change (2011 to 15) Percent Change (2007 to 11) Single Family (detached) $8,784 $6,525 $11,829 35% ‐45% Townhouse $6,930 $3,921 $6,647 77% ‐41% Multi‐Family $5,919 $3,921 $6,647 51% ‐41% Mobile Home $6,088 $4,345 $6,344 40% ‐32%

School Impact Fee Schedule

  • Input Variable Changes (2011 Study to 2015 Study @100%):

Single Family Land Use

36

Input Variable Change Effect on Final Fee Rate Demand (SGR) Cost per Student Credit Net Impact Fee

‐

Impact Fee Variable Changes

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 19

– School Impact Fee Rate Comparison

37 County Study Date Adoption % Single Family Rate SFR Rate @ 100%

Citrus County* 2015 50% $1,261 $2,522 Indian River County 2014 28% $1,702 $6,077 Palm Beach County1 2015 N/A $1,866 $15,305 Sarasota County1* 2015 N/A $2,032 $7,835 Highlands County* 2006 50% $2,901 $5,801 Volusia County 2013 67% $3,000 $4,483 Nassau County 2011 100% $3,268 $3,268 Flagler County 2004 76% $3,600 $4,756 Hillsborough County 2004 100% $4,000 $4,000 Orange County (Calculated) 2015 N/A N/A $8,784

School Impact Fee Rate Comparison

1) SFR Rate at 100% reflects most recent on-going technical study *Fees are currently suspended

– School Impact Fee Rate Comparison

38 County Study Date Adoption % Single Family Rate SFR Rate @ 100%

Marion County 2006 55% $4,068 $7,375 Hernando County* 2013 N/A $4,266 $7,103 Polk County 2015 42% $4,403 $10,483 Brevard County1 2015 N/A $4,445 $10,193 Lee County 2015 100% $4,540 $4,540 Pasco County 2005 100% $4,876 $4,313 Seminole County 2007 99% $5,000 $5,068 Collier County1 2015 N/A $5,378 $11,164 Martin County 2006 100% $5,567 $4,555 Orange County (Calculated) 2015 N/A N/A $8,784

School Impact Fee Rate Comparison

1) SFR Rate at 100% reflects most recent on-going technical study *Fees are currently suspended

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 20

– School Impact Fee Rate Comparison

39 County Study Date Adoption % Single Family Rate SFR Rate @ 100%

  • St. Lucie County

2009 100% $6,182 $5,447 Manatee County* 2006 100% $6,350 $5,866

  • St. Johns County

2011 100% $6,396 $5,779 Orange County (Current Adopted) 2011 100% $6,525 $6,525 Clay County 2009 77% $7,034 $9,096 Broward County 2007 75% $7,351 $9,755 Lake County 2015 100% $9,324 $9,324 Osceola County 2014 100% $10,187 $10,187 Orange County (Calculated) 2015 N/A N/A $8,784

School Impact Fee Rate Comparison

*Fees are currently suspended

Presentation Overview

2 1

Findings of Technical Study Background/Purpose

40

3

Next Steps

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Tindale Oliver February 18, 2016 Orange County Planning & Zoning Commission Page 21

Study Schedule

Group Date Purpose SIFAG Meetings (5) Aug ‘15 – Feb ‘16 Review Methodology School Board Workshop Jan 19, 16 Review Findings DAB Presentation February 17 Review Findings

PZC Presentation/Approval Feb 18/Mar 17 Review/Approve Findings

BCC Workshop April 5 Review Findings & SIFAG Recommendations SIF AG Meeting # 6 April 7 Final Review School Board Meeting TBD Final Recommendations Adoption Hearing TBD Adoption (+ 90 days for implementation)

Thank You!