Agenda 11/10/2015 Item #17B 11/10/2015 17.B.
EXECUTIVE SUMMARY
Recommendation to adopt an Ordinance amending Chapter 74 of the Collier County Code of Laws
and Ordinances, which is the Collier County Consolidated Impact Fee Ordinance, to provide for
the incorporation by reference of the Collier County School Impact Fee Update Study; amendng
the Educational Facilities (School) Impact Fee Rate Schedule,which is Schedule Six of Appendix A;
and providing for a phased, delayed effective date, beginning on February 8, 2016, for the School
Impact Fee rate increases, in accordance with the notice period requirements of Section
163.31801(3)(d)Florida Statutes.
OBJECTIVE: That the Board of County Commissioners (Board) adopts an ordinance
amending Chapter 74 of the Collier County Code of Laws and Ordinances (Code) to provide for
the adoption and incorporation of the School Impact Fee Update Study and associated impact fee
rates, consistent with Board direction.
CONSIDERATIONS: The requirement for the update of impact fees "at least every three
years" is set forth by Section 74-502 of the Code. In keeping with the formal update requirement,
the County retained Tindale-Oliver to complete the Collier County School Impact Fee Update
Study. The attached report describes the technical and legal framework and the methodology
used to update the impact fees. Impact fees require development to contribute its fair share to the
cost of improvements and additions to infrastructure, but may not be charged in excess of the
amount anticipated to offset the demand on the respective facility.
An overview of the major study components and specifics related to changes being incorporated
as a result of the impact fee study is included in the October 27, 2015, Executive Summary,
which is provided as back-up to this item (Attachment A).
On October 27, 2015 (Item 11A) the Board directed the County Attorney to advertise for future
consideration an ordinance amending Chapter 74 of the Code in order to adopt the impact fee
study and associated changes to the impact fee rates and to amend pertinent sections of the
ordinance for consistency with the study. The Board further directed that the School Impact Fee
rates be implemented consistent with the DSAC recommendation of reduced rates, with a three-
year phase-in (detailed in Attachment A).
FISCAL IMPACT: Revenue projections related to the individual impact fees depend heavily
on the permitting trends during the corresponding time period. Changes in permitting activity
will directly affect these impact fee revenue streams. The fiscal impact of the proposed changes
by category is as follows:
Educational Facilities Impact Fees are collected by Collier County on behalf of the School Board
through an interlocal agreement. Collections for FY15 were approximately $11 million. Based
on the Board-directed changes to the impact fee rates, the anticipated annual collections, using
the same permitting activity seen in this past fiscal year would be approximately $17.5 million.
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The projected change in revenue will not be fully realized in the first, second, or third year after
implementation due to 1) the payment of impact fees occurring at issuance of a Certificate of
Occupancy; 2) Historically, there has been a large influx of building permit submittals prior to
the effective date of a fee increase and the revised Educational Facilities Impact Fee rate will
apply only to residential permits applied for on or after February 8, 2016. All permits submitted
prior to that are currently "in progress" via a complete building permit application and are not
subject to imposition of the revised impact fee; 3) the three-year phase-in of the new rates will
cause a further delay in realizing the increased revenue.
GROWTH MANAGEMENT IMPACT: The adoption of the proposed impact fee is
consistent with Objective 2 of the Capital Improvement Element (CIE) of the Collier County
Growth Management Plan (GMP), which states: "Future development will bear a proportionate
cost of facility improvements necessitated by growth."
The proposed impact fee rates are designed to provide adequate funding for the acquisition of
land and the construction of School facilities and capital improvements necessitated by growth,
however, impact fees may not be collected in excess of the amount reasonably anticipated to
fund such improvements. The proposed impact fee rates represent accurate assessment of the
cost of providing capital facilities attributable to new development.
Additionally, the studies comply with Section 163.31801, Florida Statutes, which is the Florida
Impact Fee Act 2006, requiring the most recent and localized data be used in impact fee
calculations.
LEGAL CONSIDERATIONS: This item is has been reviewed by the County Attorney, is
approved as to form and legality, and requires majority vote for approval. -JAK
RECOMMENDATION: To adopt an ordinance amending Chapter 74 of the Collier County
Code of Laws and Ordinances, which is the Collier County Consolidated Impact Fee Ordinance,
to provide for the incorporation by reference of the impact fee study; amending the Educational
Facilities (School) Impact Fee Rate Schedule; providing for a phased, delayed effective date,
beginning on February 8, 2016, for the School Impact Fee Rate increases, in accordance with the
notice period requirements of Section 163.31801(3)(d), Florida Statutes.
Prepared by: Paula Fleishman, Senior Operations Analyst and Amy Patterson, Director
Capital Project Planning, Impact Fees and Program Management Division
Growth Management Department
Attachments:
1) Attachment A - School Impact Fee Executive Summary (October 27, 2015—Item 11A)
2) Proposed Ordinance Amendment
3) Collier County School Impact Fee Study
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.17.B.
Item Summary: Recommendation to adopt an Ordinance amending Chapter 74 of the
Collier County Code of Laws and Ordinances, which is the Collier County Consolidated Impact
Fee Ordinance,to provide for the incorporation by reference of the Collier County School
Impact Fee Update Study; amending the Educational Facilities (School) Impact Fee Rate
Schedule, which is Schedule Six of Appendix A; and providing for a phased, delayed effective
date, beginning on February 8, 2016, for the School Impact Fee rate increases, in accordance
with the notice period requirements of Section 163.31801(3)(d) Florida Statutes.
Meeting Date: 11/10/2015
Prepared By
Name: FleishmanPaula
Title: Operations Analyst, Senior, Capital Project Planning,Impact Fees and Program Management
10/12/2015 2:19:03 PM
Submitted by
Title: Operations Analyst, Senior, Capital Project Planning,Impact Fees and Program Management
Name: FleishmanPaula
10/12/2015 2:19:04 PM
Approved By
Name: WilliamsBarry
Title: Division Director-Parks &Recreation,Parks &Recreation
Date: 10/14/2015 1:58:38 PM
Name: MarcellaJeanne
Title: Executive Secretary, Transportation Administration
Date: 10/15/2015 8:11:20 AM
Name: PattersonAmy
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Title: Division Director-IF, CPP&PM, Capital Project Planning, Impact Fees and Program
Management
Date: 10/15/2015 5:21:23 PM
Name: KlatzkowJeff
Title: County Attorney,
Date: 10/29/2015 2:15:26 PM
Name: IsacksonMark
Title: Division Director-Corp Fin &Mgmt Svc, Office of Management&Budget
Date: 10/30/2015 7:00:17 AM
Name: CasalanguidaNick
Title: Deputy County Manager, County Managers Office
Date: 10/30/2015 10:01:41 AM
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EXECUTIVE SUMMARY
Recommendation to accept the School Board's direction to adopt the study and the fee at 100%;
and authorize the County Attorney to advertise for future consideration an Ordinance amending
Chapter 74 of the Collier County Code of Laws and Ordinances, which is the Collier County
Consolidated Impact Fee Ordinance,to provide for the incorporation by reference of the impact fee
study entitled the "Collier County School Impact Fee Update Study," dated June 23, 2015, provide
direction on the potential phasing of the fee increases and amending Schedule Six of Appendix A
accordingly to reflect the revised rates, and providing for an effective date(s) for the Education
Facilities (School) Impact Fee Rates in accordance with the notice period requirements of Section
163.31801(3)(d) Florida Statutes.
OBJECTIVE: To revise the School Impact Fees.
CONSIDERATIONS: Collier County has collected impact fees on behalf of the District School
Board of Collier County (School Board) since 1992 with the impact fees being used as a funding
source for growth-related capital improvements related to educational facilities. The last full study of
the School Impact Fees was completed in 2011.
On August 19, 2010,the District School Board of Collier County voted unanimously to recommend a
50% reduction of School Impact Fees for a period of two years, and on August 23, 2010, the School
Board provided correspondence to the Chairman of the Board of County Commissioners (Board)
requesting that the School Board recommendation be placed on a Boards' agenda for discussion and
vote.
Based on the School Board recommendations, the Board adopted an Ordinance amendment
providing for a 50% reduction to the School Impact Fees and directed that the reduced rates remain
in place for a two-year period provided that the required annual indexing established rates are at or
above those implemented by the initial 50% reduction; and that the County Manager or his designee
report back to the Board at the conclusion of the ongoing study process with the findings of the 2011
report.
On October 11, 2011, the Board adopted an Ordinance providing for the incorporation by reference
of the Collier County School Impact Fee Update Study dated August 22, 2011 and provided that the
School Impact Fee rates, which became effective October 8, 2010, and were lower than those rates
calculated as part of the update study, remain in effect. This direction was consistent with the
positions of the Collier County Advisory Committees that reviewed the study as well as the School
Board recommendation.
On December 13, 2011, the Board accepted the calculation of the indexing percentage for the School
Impact Fees and provided that the current rates remain in effect, as those rates were lower than the
rates that would be generated by the application of the index, based on the 50%reduction of fees that
was implemented in October 2010.
In keeping with the formal update requirement, set forth by section 74-502 of the Code, the County
retained Tindale-Oliver (the Consultant) on November 21, 2013 to complete the School Impact Fee
Update Study. This update utilizes the same basic approach and methodology used in the 2011
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update. The attached report describes the technical and legal framework and the methodology used
to complete the study.
On May 12, 2015, The District School Board of Collier County voted unanimously to accept the
Impact Fee Update Study and recommended approval of the proposed fees at 100%.
The Study includes a change to the single-family home fee structure from three rates, depending
upon the square footage of the home, to one rate for any size home. This change was made based on
updated School Board and Property Appraiser data and provided to the Consultant which was used
for the determination of students by school type and land use. The benefit to this change is that
incremental impact fee assessments, generally caused by customers increasing the size of their homes
by small additions or enclosing garages, porches, etc.will be eliminated.
As displayed in the chart below, the rates proposed by the study represent increases from 91% to
175% from current rates and consists of increases due to the update, as well as the fee being assessed
at 100% instead of the current 50%assessment.
CHART 1
USE CURRENT PROPOSED $
RATE RATE INCREASE INCREASE
Single Family
(<1500 Sq.Ft.) $4,806 $11,164 $6,358 132%
Single Family
(1500-2499 Sq.Ft.) $5,378 $11,164 $5,786 108%
Single Family
(2500+Sq.Ft.) $5,851 $11,164 $5,313 91%
Multi-Family
$1,672 $3,612 $1,940 116%
Mobile Home $3,344 $9,194 $5,850 175%
*The larger increase in the Mobile Home rate is due to updated student data from the School Board; however,a large majority of
mobile home building permits are for replacement homes and are not assessed impact fees.
Another option the Board may wish to consider is a two-year phasing of the full rates, as proposed by
the Study, and shown in the chart below.
CHART 2
PROPOSED PROPOSED
USE CURRENT PHASE I PHASE 2
RATE RATE RATE
(Effective 2/08/16) (Effective 2/08/17)
Single Family $4,806 $8,271 $11,164
(<1500 Sq.Ft.)
Single Family $5,378 $8,271 $11,164
(1500-2499 Sq.Ft.)
Single Family $5,851 $8,271 - $11,164
(2500+Sq.Ft.)
Multi-Family $1,672 $2,642 $3,612
Mobile Home $3,344 $6,269 $9,194
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Under this scenario, impact fees would be generated at less than the amount attributable to the
demands created by growth for the first year of the phased implementation. While this has
implications both for the repayment of debt, as well as future construction/acquisition of capital
improvements, phasing is a method that is frequently used throughout the State related to impact fee
increases and was used in Collier County for the implementation of the Transportation Impact Fee in
2002, the Government Building Impact Fee in 2004, the Jail Impact Fee in 2009, and the Law
Enforcement Impact Fee in 2010.
The dates for the proposed two-phased approach are as follows: Phase 1 — February 8, 2016; and
Phase 2—February 8, 2017.
COMMITTEE RECOMMENDATION: On September 2, 2015, the "Collier County School
Impact Fee Update Study"was presented to the Development Services Advisory Committee (DSAC)
for their review and recommendations. The recommendation from the Development Services
Advisory Committee is to implement the fee equally over three years at 33% per year using a
reduced land value of$50,000 per acre and a reduced construction cost of$151 per square-foot for
elementary schools, $159 for middle schools, and $181 for high schools with the understanding that
there are mechanisms in place, i.e. indexing, to halt the phased increase if there is a downturn in
development.
The recommended land value of$50,000 per acre is derived by using lower land costs based only on
properties located east of 1-75. By using this land cost, properties in high growth areas in the north
and south part of the County will be excluded; however, the School District has indicated that they
continue to look for opportunities in those areas. The calculated land value in the study is $85,000
per acre.
The recommended construction costs are based on Statewide averages from 2011-2013, rather than
the recent and localized data provided by the School District, and an industry architect active in
Collier County. In conversations with the District,their experience is that even the recent information
they provided for the study is already outdated due to escalating costs. The calculated construction
cost in the study is $180 per square-foot for elementary schools, $200 for middle schools, and $220
for high schools.
The rates using the DSAC recommendation are shown on the chart below.
CHART 3
PROPOSED
CURRENT LOWERED $
USE RATE COST INCREASE INCREASE
RATE
Single Family
(<1500 Sq.Ft.) $4,806 $8,517 $3,711 77%
Single Family
(1500-2499 Sq.Ft.) $5,378 $8,517 $3,139 58%
Single Family
(2500+Sq.Ft.) $5,851 $8,517 $2,666 46%
Multi-Family $1,672 $2,756 $1,084 65%
Mobile Home $3,344 $7,014 $3,670 110%
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A phased implementation of the fee schedule using the DSAC recommendation is shown on the chart
below.
CHART 4
PHASE 1 PHASE 2 PHASE 3
CURRENT RATE RATE RATE
USE RATE Effective 2/08/16 Effective 2/08/17 Effective 2/08/18
Single Family $4,806 $6,424.33 $7,470.66 $8,517
(<1500 Sq.Ft.)
Single Family $5,378 $6,424.33 $7,470.66 $8,517
(1500-2499 Sq.Ft.)
Single Family $5,851 $6,424.33 $7,470.66 $8,517
(2500+Sq.Ft.)
Multi-Family $1,672 $2,033.33 $2,394.66 $2,756
Mobile Home $3,344 $4,597.33 $5,850.66 $7,014
Under this scenario, as mentioned above, impact fees would be generated at less than the amount
attributable to the demands created by growth, and will be further reduced by the phased
implementation.
The dates for the proposed three-phased approach are as follows: Phase 1 —February 8, 2016; Phase
2—February 8, 2017; and Phase 3 —February 8, 2018.
FISCAL IMPACT: Educational Facilities Impact Fees are collected by Collier County on behalf of
the School Board through an interlocal agreement. Collections for FY15 were approximately $11
million. The fees generated by the rate increase, using the same permitting activity seen in this past
fiscal year, would be approximately $23 million. However, this is an aggressive approach and
combined with a large fee increase does not consider changes to residential activity, and potential
increases in commercial activity, as this is a residential-only fee. A more conservative estimate,
based upon a three-year average of$8.8 million in revenue would generate total annual collections of
approximately $19 million. However, as stated above, changes to the volume of building permits, as
well as the size and type of units being constructed,will directly affect this incoming revenue stream.
Should the DSAC recommendation of a rate based on lower costs be approved by the Board, the
anticipated annual collections, using the same permitting activity seen in this past fiscal year, would
decrease (from the $23 million above) by approximately 24%or$5.5 million.
The projected increased revenue will not be realized in the first, and possibly the second, year after
implementation due to the payment of impact fees occurring at issuance of a Certificate of
Occupancy. Should the DSAC recommendation of a three year phase-in of the increased rates be
accepted, a further delay will occur. Additionally, there has historically been a large influx of
building permit submittals prior to the effective date of a large fee increase and the revised
Educational Facilities Impact Fee rate will apply only to residential permits applied for on or after
February 8, 2016. All permits submitted prior to that are currently "in progress" via a complete
building permit application are not subject to imposition of the revised impact fee.
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GROWTH MANAGEMENT IMPACT: The impact fee update requirements are consistent with
Objective 2 of the Capital Improvement Element (CIE) of the Collier County Growth Management
Plan (GMP), which states: "Future development will bear a proportionate cost of facility
improvements necessitated by growth."
In regard to the effects of impact fees on new housing development, a less than 1,500 square-foot
(living area) single-family home would have an associated Educational Facilities Impact Fee of
$11,164, an increase of$6,358, which is a 38% increase in the total impact fees for a single-family
home. However, on June 23, 2015, the Board reinstated the County-wide Impact Fee Deferral
Program for affordable housing. Therefore, this impact fee increase will be included in the total
deferred amount for qualifying dwelling units and will not create a financial burden to those
qualifying individuals.
Additionally, this approach is consistent with Section 163.31801, Florida Statutes, which is the
Florida Impact Fee Act 2006, requiring the most recent and localized data be used in impact fee
calculations.
LEGAL CONSIDERATIONS: This item is has been reviewed by the County Attorney, is
approved as to form and legality, and requires majority vote for approval. The Ordinance may need
to be revised depending upon Board direction with respect to the phasing issue. —JAK
RECOMMENDATION: That the Board, in accordance with the recommendation of the School
Board to accept the study and implement the proposed fee at 100%, authorizes the County Attorney
to advertise for future consideration an ordinance amending Chapter 74 of the Collier County Code
of Laws and Ordinances, (which is the Collier County Consolidated Impact Fee Ordinance)
providing for the incorporation by reference of the impact fee study entitled the "Collier County
School Impact Fee Update Study," dated June 23, 2015, in accordance with the recent and localized
data requirements of Section 163.31801, Florida Statutes, which is the Florida Impact Fee Act, and
providing for an effective date of February 8, 2016.
Prepared by: Paula Fleishman, Sr. Operations Analyst, and Amy Patterson, Director
Capital Project Planning, Impact Fees and Program Management Division, Growth
Management Department
Attachments:
1) Proposed Ordinance Amendment
2) School Impact Fee Update Study
3) Single Family Home Comparison
4)Tindale Oliver Presentation
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ORDINANCE NO.2015-
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA, AMENDING CHAPTER 74 OF
THE COLLIER COUNTY CODE OF LAWS AND ORDINANCES
(THE COLLIER COUNTY CONSOLIDATED IMPACT FEE
ORDINANCE) BY INCORPORATING, BY REFERENCE, TILE
IMPACT FEE STUDY ENTITLED "COLLIER COUNTY SCHOOL
IMPACT FEE UPDATE STUDY," DATED JUNE 23, 2015;
AMENDING THE EDUCATIONAL IMPACT FEE WHICH IS
SCHEDULE FIVE OF APPENDIX A, AS SET FORTH IN THE
IMPACT FEE UPDATE STUDY; PROVIDING FOR CONFLICT AND
SEVERABIITY; PROVIDING FOR INCLUSION IN THE COLLIER
COUNTY CODE OF LAWS AND ORDINANCES; AND PROVIDING
FOR A PHASED EFFECTIVE DATE BEGINNING ON FEBRUARY 8,
2016 IN ACCORDANCE WITH THE 90-DAY NOTICE
REQUIREMENTS SET FORTH IN SECTION 163.31801(3)(d)
FLORIDA STATUTES.
WHEREAS, on May 13, 1992, the Board of County Commissioners adopted Ordinance
No. 92-33, the Collier County Educational Facilities System Impact Fee Ordinance, thereby
establishing the County's then applicable Educational Facilities Impact Fee rates; and
WHEREAS, on March 13, 2001, the Board of County Commissioners adopted
Ordinance No. 2001-13, the Collier County Consolidated Impact Fee Ordinance, repealing and
superseding all of the County's then existing impact fee regulations, and consolidating all of the
County's impact fee regulations into that one Ordinance, codified in Chapter 74 of the Collier
County Code of Laws and Ordinances (the"Code"); and
WHEREAS, on April 28, 2009,the Board of County Commissioners adopted Ordinance
No. 2009-17, amending the Code to implement revised indexing methodology and thereby
established the Educational Facilities Impact Fee rates; and
WHEREAS, on August 19, 2010, the District voted unanimously to recommend a 50%
reduction in Educational Facilities(School)Impact Fees over a twenty-four month period; and
WHEREAS, on October 12, 2010, the Board of County Commissioners adopted
Ordinance No. 2010-39, with a retroactive date of October 8, 2010, providing for a 50%
reduction to the then current School Impact Fee rates at the recommendation of the District
School Board of Collier County; and
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WHEREAS, on October 11, 2011, the Board adopted an Ordinance providing for the
incorporation by reference of the Collier County School Impact Fee Update Study dated August
22, 2011 and provided that the School Impact Fee rates, which became effective October 8,
2010, and were lower than those rates calculated as part of the update study, remained in effect.
This direction was consistent with the positions of the Collier County Advisory Committees that
reviewed the study as well as the School Board recommendation; and
WHEREAS, on December 13, 2011, the Board accepted the calculation of the indexing
percentage for the Educational Facilities Impact Fees providing the current rates remain in effect
as those rates were lower than the rates that would be generated by the application of the index,
based on the 50%reduction of fees that was implemented in October 2010; and
WHEREAS, Educational Facilities Impact Fees are collected by Collier County and
transmitted to the District School Board of Collier County for the purpose of funding growth-
related capital improvements; and
WHEREAS, the District uses impact fees to supplement the funding of necessary capital
construction and/or improvements to facilities required to provide public educational facilities to
serve new population and related development that is necessitated by growth in Collier County;
and
WHEREAS, as Section 74-502 of the Code states that impact fee studies should be
reviewed at least every three years, the County retained Tindale-Oliver (the "Consultant"), to
review the existing School Impact Fees and recommend changes to the fees where appropriate;
and
WHEREAS, Tindale-Oliver has prepared an impact fee study entitled the "Collier
County School Impact Fee Update Study,"dated June 23, 2015; and
WHEREAS, the "Collier County School Impact Fee Update Study" recommends
changes to the School Impact Fee rate schedule, as set forth in Schedule Six of Appendix "A";
and
WHEREAS, staff has thoroughly reviewed the study findings and concurs with the
results; and
WHEREAS, on May 12, 2015, the District voted unanimously to accept the Impact Fee
Update Study and recommended adoption of the proposed Educational Facilities(School)Impact
Fee rate schedule at 100%; and
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WHEREAS, staff recommends that the Board of County Commissioners adopts this
Ordinance to incorporate the study,by reference; and
WHEREAS, Section 163.31801, Florida Statutes, which is the Florida Impact Fee Act,
requires that the most recent and localized data be used in impact fee calculations and these
studies comply with that requirement; and
WHEREAS, on October 27, 2015, the Board of County Commissioners directed that the
School Impact Fee rates be implemented consistent with the Development Services Advisory
Committee's recommendation of reduced rates,with a three-year phase-in.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY,FLORIDA,that:
SECTION ONE. Article I, General, Section 74-106, Adoption of impact fee studies, of the
Collier County Code of Laws and Ordinances is hereby amended to read as follows:
Section 74-106. Adoption of impact fee studies.
The board hereby adopts and incorporates by reference the following studies with regard
to the respective public facilities:
(6) Educational facilities: "Collier County School Impact Fee Update Study," prepared
by Tindale-Oliver . (August 2_2_, 20'_'_ June 23,2015) and4lie
2006/07 2010/11;
***
SECTION TWO. Schedule Six, Educational Facilities (School) Impact Fee Rate Schedule, of
Appendix A of Chapter 74 of the Collier County Code of Laws and Ordinances is hereby amended as set
forth in the attachment to this Ordinance.
SECTION THREE. CONFLICT AND SEVERABILITY.
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In the event this Ordinance conflicts with any other Ordinance of Collier County or other
applicable law, the more restrictive shall apply. If any phrase or portion of this Ordinance is held
invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a
separate, distinct, and independent provision and such holding shall not affect the validity of the
remaining portions.
SECTION FOUR. INCLUSION IN TILE CODE OF LAWS AND ORDINANCES.
The provisions of this Ordinance shall be made a part of the Code of Laws and
Ordinances of Collier County, Florida. The sections of the Ordinance may be renumbered or re-
lettered and internal cross-references amended throughout to accomplish such, and the word
"ordinance"may be changed to "section,""article,"or any other appropriate word.
SECTION FIVE. EFFECTIVE DATE.
This Ordinance shall be effective February 8, 2016, subject to filing with the Florida
Department of State.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County,Florida this day of ,2015.
ATTEST BOARD OF COUNTY COMMISSIONERS
Dwight E. Brock,Clerk OF COLLIER COUNTY,FLORIDA
By: By:
,Deputy Clerk Tim Nance,Chairman
Approv: as , • . legality:
�J
1`�1►., .
Jeffrey . .i• ow, County Attorney
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APPENDIX A
SCHEDULE SIX: -EDUCATIONAL FACILITIES (SCHOOL) IMPACT FEE RATE
SCHEDULE Phase 1 Effective Oete Iser--872410-February 8, 2016
Impact Fee Land Use Category Rate
Mobile Home/RV Park $3,343.69$4,567.13 Per Unit/Site
Multi-Family $4767144$2,033.33 Per Dwelling Unit
Single-Family Detached House $6,424.33 Per Dwelling Unit
Single-Family-Detaehed-gause
Less than 1,500 sq. ft. $444641-12er-Dwelling-Uftit
1,500 to 2,199 sq. ft. $-5,377.70 Per Dwelling Unit
2,500 sq. ft. or larger $5,851.15 Per Dwelling Unit
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APPENDIX A
SCHEDULE SIX: -EDUCATIONAL FACILITIES (SCHOOL) IMPACT FEE RATE
SCHEDULE Phase 4-2 Effective February 8, 20167
Impact Fee Land Use Category Rate
Mobile Home/RV Park $4,567.13 $5,790.57 Per Unit/Site
Multi-Family $2,033.33 $2,394.66 Per Dwelling Unit
Single-Family Detached House $63424:33$7,470.66 Per Dwelling Unit
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APPENDIX A
SCHEDULE SIX: -EDUCATIONAL FACILITIES (SCHOOL)IMPACT FEE RATE
SCHEDULE Phase 23 Effective February 8,2018
Impact Fee Land Use Category Rate
Mobile Home/RV Park $5r790757 $7,014.00 Per Unit/Site
Multi-Family $23394:66 $2,756.00 Per Dwelling Unit
Single-Family Detached House $7,470.66 $8,517.00 Per Dwelling Unit
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NOTICE OF INTENT TO CONSIDER.ORDINANCES 11/1 0/201 55 17.B.
Notice is hereby given that on Tuesday,November 10 2015,in the
Boardroom, 3rd Floor, Administration Building, Collier County
Government Center,3299 Tamiami Trail East,Naples,Florida,the .
Board of County Commissioners will consider the enactment of
County Ordinances. The meeting will commence at 9:00 A.M.
The titles of the proposed Ordinances are as follows:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA,AMENDING CHAPTER 74 OF
THE COLLIER COUNTY CODE OF LAWS AND ORDINANCES,
THAT ORDINANCE BEING THE COLLIER COUNTY
CONSOLIDATED IMPACT FEE ORDINANCE, AS AMENDED,
PROVIDING FOR THE INCORPORATION, BY REFERENCE,OF
4 THE IMPACT FEESTUDY ENTITLED"COLLIER COUNTY PARKS
AND RECREATION IMPACT FEE UPDATE STUDY";AMENDING
THE PARKS AND RECREATION IMPACT FEE RATE SCHEDULE,
WHICH IS SCHEDULE THREE OF APPENDIX A, AS SET
FORTH IN THE IMPACT FEE UPDATE STUDY;PROVIDING FOR
CONFLICT AND SEVERABILITY; PROVIDING FOR INCLUSION
IN THE CODE OF LAWS AND ORDINANCES;AND PROVIDING
FOR AN EFFECTIVE DATE OF NOVEMBER 16,2015,FOR THE
COMMUNITY PARKS IMPACT FEE RATE SCHEDULE AND
FEBRUARY 8,2016, FOR THE REGIONAL PARKS IMPACT FEE
RATE SCHEDULE.
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER COUNTY, FLORIDA,AMENDING CHAPTER 74 OF
THE COLLIER COUNTY CODE OF LAWS AND ORDINANCES(THE
COLLIER COUNTY CONSOLIDATED IMPACT FEE ORDINANCE)
BY INCORPORATING, BY REFERENCE, THE IMPACT FEE ry
STUDY ENTITLED "COLLIER COUNTY SCHOOL IMPACT FEE p
UPDATE STUDY," DATED JUNE 23, 2015; AMENDING THE S
EDUCATIONAL IMPACT FEE WHICH IS SCHEDULE FIVE OF
APPENDIX A, AS SET FORTH IN THE IMPACT FEE UPDATE 14
STUDY; PROVIDING FOR CONFLICT AND SEVERABIITY; N
PROVIDING FOR INCLUSION IN THE COLLIER COUNTY •
CODE OF LAWS AND ORDINANCES; AND PROVIDING FOR A
PHASED EFFECTIVE DATE BEGINNING ON FEBRUARY 8,2016 N
IN ACCORDANCE WITH THE 90-DAY NOTICE REQUIREMENTS y
SET FORTH IN SECTION 163.31801(3)(d)FLORIDA STATUTES. Q
0
Copies of the proposed Ordinances are on file with the Clerk *'
U
to the Board, and are available for inspection. All interested 0
parties are invited to attend and be heard: T
NOTE: All persons wishing to speak on any agenda item must 13
register with the County administrator prior to presentation of V)
1 the agenda item to be addressed. Individual speakers will be =
limited to 3 minutes on any item. The selection of an individual s
to speak on behalf of an organization or group is encouraged. I—
If recognized by the Chairman, a spokesperson for a group or v
organization may be allotted 10 minutes to speak on an item.
Persons wishing to have written or graphic materials included in • z
the Board agenda packets must submit said material a minimum J
of 3 weeks prior to the respective public hearing. In any case,
written materials intended to be considered by the Board shall o
be submitted to the appropriate County staff a minimum of in
seven days prior to the public hearing. All material used in a
presentations before the Board will become a permanent part a
of the record.
Any person who decides to appeal a decision of the Board
will need a record of the proceedings pertaining thereto and
therefore, may need to ensure that a verbatim record of the
proceedings is made,which record includes the testimony and
evidence upon which the appeal is based.
If you are aperson with a disability who needsany accommodation
in order to participate in this proceeding,you are entitled,at no
• cost to you to the provision of certain assistance.Please contact
the Collier County Facilities Management Division, located at
3335 Tamiami Trail East, Suite 101, Naples, Florida, (239) 252-
8380, at least two days prior to the.meeting.Assisted listening
devices for the hearing impaired are available in the Board of
County Commissioners Office. •
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY,FLORIDA
TIM NANCE,CHAIRMAN
DWIGHT E.BROCK,CLERK
By: Martha Vergara,Deputy Clerk .
(SEAL)
(1l-tAhAr 79 am c - No.761988
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Collier County
School Impact Fee
Update Study
FINAL Report
Cer
c),
Iti*
Coim )/
Prepared for:
Collier County
2800 N. Horseshoe Drive
Naples, Florida 34104
ph (239)252-2924
June 23, 2015
Tindale Oliver
1000 Ashley Drive, Suite 400
Tampa, FL 33602
ph (813)224-8862,fax(813)226-2106
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Collier County I School IF Update Study
Collier County
School Impact Fee Update Study
Table of Contents
Introduction 1
Methodology 2
Inventory 3
Service Area and Enrollment 4
Facility Service Delivery 6
Cost Component 7
Credit Component 15
Net Impact Cost per Student 20
Student Generation Rates 22
Calculated School Impact Fee Schedule 24
School Impact Fee Schedule Comparison 25
Appendix A—School District Inventory
Appendix B—Supplemental Unit Cost Information
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Introduction
To comply with the technical study update requirements of the impact fee ordinance and
given the recent changes in variables affecting the impact fee, Collier County (referred to
hereafter as the County) retained Tindale Oliver to update the The last technical
school impact fee schedule. The County's current adopted fee is support document
based on a 2006 study,adopted at 50 percent. Although an update fin'the County's
study was completed in 2011, the County decided to maintain the aclopted.�clzool
Impact Fee was
50-percent rate based on the 2006 study. completed in 2006.
The study methodology is documented in the following 10 sections of this technical report:
• Methodology
• Inventory
• Service Area and Population
• Facility Service Delivery
• Cost Component
• Credit Component
• Net Impact Cost per Student
• Student Generation Rates
• Calculated School Impact Fee Schedule
• School Impact Fee Schedule Comparison
Information supporting this analysis was obtained from the Collier County School District
(the District), Collier County, and other sources, as indicated.
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Methodology
The methodology used to update the school impact fee is a consumption-based impact fee
methodology, which has also been used to calculate the current adopted school impact fee
for Collier County as well as several school impact fees throughout Florida, including, but not
limited to fees in Orange, Osceola, Citrus, Highlands, Palm Beach and Brevard Counties. A
consumption-based impact fee charges new development based upon the student
generation rate (demand), or the number of students a dwelling unit is
A
expected to generate over the life of the home. A consumption-based c°rrrrsrrrrrptiorr-
brrsecl methodology
impact fee is intended to charge new growth the proportionate share has been used for
of the cost of providing a new student station available for use by new this study.
growth.
The impact fee calculations contained in this report are based on the most current and
localized data available,consistent with the 2006 Florida Impact Fee Act. Should one or more
variables affecting the impact fee change significantly,a recalculation of the impact fee would
be necessary prior to the scheduled update of the study. Changes that could potentially
trigger a recalculation of the impact fee include, but are not limited to, significant changes in
the student generation rate, a considerable change in costs, in amount or sources of revenue
available for expansion, or a decision to incur additional debt to fund new capacity.
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Inventory
The Collier County School District provides public education facilities that are available to all
school-age residents of Collier County. As such, this analysis will consider all public
elementary, middle, and high school level facilities and the students attending these facilities
located throughout and living within Collier County.
Colliery County
School District
The District currently operates 48 traditional public schools that operates 48
serve the students of Collier County and its municipalities, traditional schools as
well as other types of
including 29 elementary schools, 10 middle schools, 8 high gclroolc
schools, and 1 multi-level school. The District also operates a
number of other programs, including alternative learning programs, technical schools, and
adult learning centers in the county. To ensure that the impact fee reflects only classroom
space for traditional schools, adult, technical, and alternative learning schools are not
included in the inventory and impact fee calculations. The District's current school inventory
is provided in Appendix A, Table A-1.
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Service Area and Enrollment
The Collier County School District provides public education facilities that are available to
all Pre-Kindergarten thru 12th grade (PK-12) students throughout the entire county.
Attendance boundaries can be redrawn to balance school enrollment with available school
capacity and therefore can serve different geographic areas over time. As such, the
appropriate impact fee district for public schools is countywide.
Table 1 presents the historical student enrollment since 2000, as well as projected
enrollment through 2019. Historical enrollment figures are based on the 5th Month
Membership Counts for Years 2000 through 2015. Projections for future years are
obtained from the District's Capital Improvement Plan FY 15-34.
In order to be consistent with the inventory used in the impact fee analysis,the enrollment
figures presented in this table only include those students attending (or projected to
attend) the schools listed in Appendix A, Table A-1. The annual percent change for the
enrollment is presented, as well as a three-year average to account for random
fluctuations. Table 1 reflects that student enrollment increased by about 1,060 students
over the past five years.
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Table 1
Collier County Enrollment
Year Enrollment,�1 Annual Percent 3-Year
Change Average
2000-01 34,157 N/A N/A
2001-02 36,240 6.1% N/A
2002-03 37,635 3.8% N/A
2003-04 39,441 4.8% 4.9%
2004-05 40,942 3.8% 4.1%
2005-06 41,870 2.3% 3.6%
2006-07 41,612 -0.6% 1.8%
2007-08 41,056 -1.3% 0.1%
2008-09 41,178 0.3% -0.5%
2009-10 41,672 1.2% 0.1%
2010-11 41,820 0.4% 0.6%
2011-12 42,020 0.5% 0.7%
2012-13 42,566 1.3% 0.7%
2013-14 42,934 0.9% 0.9%
2014-15 42,878 -0.1% 0.7%
2015-16 43,442 1.3% 0.7%
2016-17 43,494 0.1% 0.4%
2017-18 43,488 0.0% 0.5%
2018-19 43,507 0.0% 0.0%
(1) Source: Collier County School District, excludes alternative
schools.Years 2000-01 through 2014-15 are based on 5th month
count;and future year estimates are obtained from the FY 15-
34 CIP
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Facility Service Delivery
Schools that were recently constructed or planned to be constructed by the District over the
next 20 years are similarly designed in square footage and student stations. These
"prototype" schools have been or will be constructed to different
standards than the older existing schools. More efficient, recently More efficient,
built prototype facilities are used to measure service delivery levels. recently built
prototype_facilities
are used to measure
Table 2 illustrates the facility service delivery in Collier County,which the service deliver'
is 139.1 Florida Inventory of School Houses(FISH) net square feet per levels.
permanent student station for elementary schools, 144.9 FISH net
square feet per permanent student station for middle schools, and 161.2 FISH net square feet
per permanent student station for high schools.
Table 2
Facility Service Delivery
Description school Type
Ilementary IVIiddie +ligh
Permanent Net Square Footage(1) 497,943 170,529 290,085
Permanent Student Stations(2) 3,581 1,177 1,800
Net Square Feet per Student Station(3) 139.1 144.9 161.2
(1), (2)Source:Collier County School District
(3) Permanent FISH net square footage(Item 1)divided by permanent student stations(Item 2)
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Cost Component
The capital costs of providing educational facilities includes
several components, such as the school facility cost, The cost c'1`a school
inclrutes various
transportation cost, and ancillary facility costs. This section components, such as
addresses each of these components. .facility cost(buildings
and land),
transportation costs,
Facility Cost per Student Station
and ancillary facility
costs.
The first step in determining the cost of providing public schools
to Collier County residents is to calculate the facility cost per student station. Several cost
components must be considered when calculating the total cost of constructing a school,
including architect/site improvement costs; construction costs; furniture, fixtures, and
equipment (FF&E) costs; the cost to purchase the land; and the interest carrying cost. Each
component of the school facility cost is described in more detail in the following subsections.
Architect/Site Improvement, Construction and FF&E Costs
To determine the administration, architect/site improvement, construction, and FF&E costs
associated with building a new school in Collier County, the following information was
evaluated:
• Construction cost associated with the on-going addition to Immokalee Middle School;
• Information obtained on the ratio of other cost components (such as design, site
preparation, furniture/fixture/equipment, etc.) to the construction cost for projects
built since 2009;
• Insurance values of existing schools, which provides a conservative estimate since
more permanent parts of the structures, such as the foundation, etc. are typically not
insured;
• School cost estimates provided by the Collier County School District;
• Information obtained from other jurisdictions regarding recently built schools; and
• Estimates provided by industry architects active in Collier County.
Detailed information on cost estimates is included in Appendix B.
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Table 3 presents the cost per square foot figures for the architect/site improvement,
construction, and FF&E cost components for each school type. For illustration purposes,
Table 3 also presents the weighted average figure for each cost component,based on all three
school types that are planned to be built over the next 20 years.
Land Cost
For each school type, the land cost per square foot is based on a value of$85,000 per acre.
This cost per acre is based primarily on a review of the location of planned schools over the
next 20 years and vacant land values in these areas as well as the School District's recent land
purchases/appraisals. The results of the land value analysis are documented in Appendix B.
The land cost per square foot of building by school type was developed based on the acres
per 1,000 permanent net building square feet for the future prototype schools. The resulting
land value figures used for each type of school are presented in Table 3.
Net Interest Cost
It should be noted that,when a School District incurs debt to fund additional capacity, interest
carrying costs need to be added to the school facility construction costs. Historically, Collier
County School District obtained 85 percent of the funding for new or expanding schools by
issuing Certificates of Participation (COPs). However, the Collier County School Board's
recent policy direction requires reducing reliance on debt financing. Based on discussions
with the District representatives, it is estimated that future school funding from COPs is likely
to decrease to 25 percent, and the remaning amount will be paid with cash. Resulting interest
cost incurred during the construction period is also included in Table 3. The figure includes a
downward adjustment of 75 percent to account for the expansion projects estimated to be
funded with cash payment based on recent policy direction.
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Collier County I School IF Update Study
Total Facility Cost per Student by school type
The total facility impact cost per student for each school type is based on the facility cost
per student station figures derived in Table 3, and is typically calculated by dividing the
cost per student station by the ratio of current student enrollment to available capacity
(number of permanent student stations typically adjusted by 100% for elementary
schools, 90%for middle schools, and 95% for high schools). The adjustment of dividing
the cost per student station by the ratio of current student enrollment to available
capacity converts the cost per student station to a cost per student. In addition, this
calculation accounts for the current availability or shortage in permanent capacity and
adjusts the costs accordingly. If there is available capacity (e.g., currently more
permanent student stations than expected students), then the total facility cost per
student increases because the achieved level of service suggests more than one station
per student to accommodate functional or program capacity needs. Similarly,if there are
currently more students enrolled than available capacity,the cost per student is adjusted
downward.
In the case of Collier County, there is currently 14 percent permanent capacity available
in elementary schools, 11 percent permanent capacity available in middle schools, and 15
percent permanent capacity available in high schools.
Prior to including these figures in the calculations, an adjustment was made to account
for impact fee revenues used to pay off debt service. The adopted Work Plan for FY 14-
15 estimates that the School District will use an average of$9.4 million per year toward
Certificates of Participation (COPs) debt service payments. When this annual dollar
amount is converted to student stations that are funded with COPs, the permanent
capacity that is owned or will be paid with non-impact fee revenues decreases to 20,143
in elementary schools and 10,825 in middle schools. Based on these figures, there is a
capacity shortage of 4 percent in elementary schools and the available capacity in middle
schools is reduced to 9 percent.
Finally, the District's adopted level of service standard calls for an enrollment-to-FISH
capacity ratio of 95 percent for elementary and middle schools,and a ratio of 100 percent
for high schools.
The weighted average cost per student is calculated under each of these cases and the
lowest cost is used for impact fee calculation purposes. This is because while inventory
Tindale Oliver Collier County
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Collier County I School IF Update Study
availability represent the community's investment into educational facilities, adopted
level of service (LOS) standards represent the future LOS the School District intends to
provide. As presented in Table 4,the resulting weighted average cost per student based
on the adopted LOS standards is $41,485 per student. Using the achieved LOS,this figure
would have increased to approximately$43,308 per student.
Tindale Oliver Collier County
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Total Cost per Student
In addition to the facility cost per student calculated in Table 4, the total facility cost per
student includes two additional cost components: the capital costs associated with providing
transportation services and ancillary facilities. Both of these cost components are calculated
on a per-student basis and are not dependent on school type. Each of these additional cost
components is discussed in further detail below.
Transportation Costs
The first additional capital cost component is the cost of providing transportation services to
students. The District currently owns 351 buses used for student transportation at an average
cost of approximately $116,000 per bus, which includes related equipment such as radios,
GPS, cameras, etc., and is consistent with bus costs observed in other school districts. In
addition to its bus fleet, the District has 238 support vehicles, which include vehicles such as
cars, vans,trailers, and trucks. The cost of the support vehicles varies depending on the type
of vehicle, with an average cost of approximately $27,000 per vehicle, based on the
information provided by the District. The result is a total value of $47.0 million for
transportation services, including $40.6 million for buses and $6.4 million for support
vehicles. The total value of the transportation fleet is divided by the District's enrollment for
schools included in Appendix A,Table A-1(presented in Table 1). The result is a cost of$1,097
per student for transportation services, as presented in Table 5.
Ancillary Facilities Costs
The other capital cost component is for the ancillary facilities that are necessary for the
District to provide support services for students, schools, transportation services, and
administrative personnel. The District currently has approximately 252,000 square feet of
permanent ancillary facilities for maintenance, warehouse, and administrative functions.
Current values of each existing ancillary facility depend on the type of facility and were based
on the insurance values, with the weighted average value equaling approximately $170 per
square foot.
The cost of land for ancillary facilities also is included in the ancillary facility values. The land
value for ancillary facilities is the same as that used for schools ($85,000 per acre).
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The ancillary facility cost per student is based on the existing inventory, which is valued at
$51.7 million, including $43.5 million for buildings and $8.2 million for land. Based on the
current enrollment, the result is a cost of $1,206 per student for ancillary facilities, as
presented in Table 5.
Table 5
Transportation Services and
Ancillary Facility Cost per Student
Description 'figure
Transportation Services Cost per Student
Total Value of Transportation Services111 $47,037,463
Enrollment for 2014/15 School Year1�1 42,878
Total Transportation Services Cost per Student(3) $1,097
Ancillary Cost per Student -_
Building Value for Ancillary Facilities(4) $43,492,100
Land Value for Ancillary Facilities(5) $8,202,500
Total Ancillary Facility Value(6) $51,694,600
Total Ancillary Facility Value per Student(7) $1,206
(1) Source: Collier County School District
(2) Source: Table 1
(3) Total value of transportation services(Item 1) divided by the enrollment for the 2014/15
school year(Item 2)
(4) Source: Collier County Schools,Schedule of Property, May 5, 2014
(5) Source: Collier County School District for acreage figures. Acres multiplied by the
estimated cost per acre of $85,000 (see Appendix B for further detail on land value
estimates).
(6) Sum of the building value for ancillary facilities and the land value for ancillary facilities
(Items 4 and 5)
(7) Total ancillary facility value(Item 6)divided by the enrollment for the 2014/15 school year
(Item 2)
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Credit Component
To ensure that new development is not being overcharged for construction of future student
stations, any non-impact fee revenue that will be generated by new development and that
will be used towards the capital expansion of school facilities must be included as a credit to
reduce the total cost per student. It is important to note that a credit for school impact fees
is not given for revenue generated by new development that is used for capital renovation of
existing educational facilities or for maintenance or operational costs.
Based on a review of the District's capacity addition expenditures over the past five years and
planned expenditures over the next five years,it has been determined that the School District
used Capital Improvement Tax revenues for expansion projects paid with cash. In addition,
capacity projects were funded with COPs, and therefore, a credit for remaining debt service
payments is given.
Capital Improvement Tax
The Collier County School Board has the authority to levy ad valorem tax to generate revenue
for capital, up to 1.5 mills. Referred to as Capital Improvement Tax(CIT),this revenue is used
for both capital renovation and expansion projects, as well as technology, vehicles, buses,
and maintenance. In Collier County, the millage rate for generating CIT revenue was 1.38
mills in FY 2014-15, and is estimated to increase to 1.5 mills by FY 2016-17.
The capital improvement tax revenue credit per student is calculated by dividing the total
amount of capital revenue by the average enrollment during this ten-year period. As
presented in Table 6, the resulting capital improvement revenue available for the capital
expansion of public schools in Collier County is $36 per student per year.
Once the capital improvement tax credit per student is calculated, a credit adjustment is
made to account for the fact that new homes tend to pay higher property taxes per dwelling
unit. This adjustment factor was estimated based on a comparison of the average taxable
value of homes built over the past five years to that of all homes. As shown in table 6, this
adjusted credit amounts to $58 per student per year.
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Finally,the total credit over a 25-year period, which is considered to be the time frame when
major repairs or replacement is needed for structures built, is estimated at$971 per student.
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Debt Service Credit per Student
The District has been using COPs to pay for a portion of the capacity expansion projects.
Given that there is still an outstanding debt service on COPs, a credit is calculated for future
debt service payments related to capacity expansion projects. The District uses primarily
impact fee and CIT revenues to pay the debt service.
As discussed previously, the portion of payments funded with impact fee revenues was
accounted for by reducing the available capacity. A revenue credit is calculated for the
remaining portion of each outstanding COP issue used to fund capacity expansion projects.
The remaining payments that will be funded with non-impact fee revenues were brought
back to present value, based on the remaining number of years and annual interest rate of
each respective COP issue. This figure is adjusted to account for the fact that new homes
tend to pay higher property taxes per dwelling unit. As mentioned previously, this
adjustment factor was estimated based on a comparison of the average taxable value of
homes built over the past five years to that of all homes. As presented in Table 7, the debt
service credit is $9,982 per student.
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Net Impact Cost per Student
The net impact fee per student is the difference between the cost component and the
credit component. Table 8 summarizes the three-step process used to calculate the net
impact cost per student for public schools in Collier County by residential land use for each
fee schedule option.
First, the total impact cost per student is determined, which is the sum of the weighted
average facility impact cost per student from Table 4 and the transportation and ancillary
facility cost components per student from Table 5. As previously mentioned, the
transportation and ancillary cost components are calculated on a per-student basis and do
not differ by type of school or by type of residential land use.
Second, the total revenue credit per student is determined. This is the sum of the capital
improvement tax revenue credit per student and the debt service payments credit per
student presented in Tables 6 and Table 7.
Third, the net impact cost per student is determined, which is the difference between the
total impact cost per student and total revenue credit per student.
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Table 8
Net Impact Cost per Student
test/,Credit-Element Per Student
Impact Cost
Facility Impact Cost per Students�1 $41,485
Transportation Impact Cost per Student(2) $1,097
Ancillary Facility Impact Cost per Student(3) $1,206
Total Impact Cost per Student(4) $43,788
Impact Credit
Capital Improvement Tax Revenue Credit per Student151 ($971)
Debt Service Repayments Credit per Student(6) ($9,982)
Total Revenue Credit per Student(') ($10,953)
Net Impact Cost
Net Impact Cost per Student(8) $32,835
(1) Source:Table 4
(2) Source:Table 5
(3) Source:Table 5
(4) Sum of facility impact cost per student, transportation impact cost per
student,and ancillary facility cost per student(Items 1 through 3)
(5) Source:Table 6
(6) Source:Table 7
(7) Sum of capital improvement tax revenue credit per student (Item 5) and the
debt service credit per student(Item 6)
(8) Total impact cost per student(Item 4)less the total revenue credit per student
(Item 7)
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Student Generation Rates
The number of students living in a household typically varies depending on the type of
residential housing. Therefore,school impact fees are typically assessed based on the specific
student generation rates for different types of residential land uses.
This impact fee study employs a methodology using Geographic Information Systems (GIS)to
develop the student generation rate for Collier County. Specifically, GIS was used to link
student addresses to parcels in the Collier County Property Appraiser's database in order to
generate the number of students per unit by school type and land use based on the latest tax
roll. This process is described in more detail in the following sections.
Determination of Total Housing Units by Type of Land Use
The Property Appraiser's database is used to identify the number of housing units for student
generation rate calculations for the single family, multi-family, and mobile home land uses.
For all land uses, the total number of countywide units for the 2015 tax year were extracted
from the parcel database based on the appropriate use code.
Determination of Students by School Type and Land Use Code
The determination of the number of students per land use by type of school (e.g., elementary,
middle, and high school)for traditional schools was completed using the following process.
First,the Collier County School District provided a GIS shapefile containing geocoded student
addresses. Then, student addresses were linked to their respective parcels in the Property
Appraiser database using address point data.
The student generation rates used as the demand component for the impact fee only includes
those students for which the impact fee is based, or students attending those
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schools listed in Appendix A, Table A-1. Therefore, the school code associated with each
student record was used to exclude students attending schools or other facilities not included
in the impact fee inventory.
As previously mentioned, once the GIS shapefile with the geocoded student addresses was
provided, the second step in the analysis was to link each student address to data from the
parcel database. This allows for determining which type of land use is assigned to a given
parcel (or address) where a student lives. This was accomplished by spatially joining the
student address to the respective parcel in the database using GIS.
Approximately 93 percent of the students were successfully linked to a parcel. Of those, a
portion of the addresses indicated a non-residential or vacant property, land uses that are
not included in the impact fee schedule. The following assumptions were used to identify the
appropriate land use for these records. Records shown under Mobile Home Parks were
added to the student counts for mobile homes and those that had agricultural land uses were
added to single family residential land use. This approach resulted in only 3 percent of
student addresses being linked to a non-residential land use (such as orphanage, offices,
hotel/motel, etc.). Students residing at non-residential/vacant land uses and those residing
outside of Collier County are excluded from the calculations to provide a more conservative
estimate. Finally, student records that were not linked to a parcel or those with a vacant
residential land use designation were redistributed among all three residential land uses.
The results of this analysis are presented in Table 9, which includes the student generation
rates calculated for each of the three land uses, based on the methodology described above.
Table 9
Student Generation Rates
.Numberof Numberof Students per
Residential Land Use
3tudents(1) i mts(2)
Single Family 27,341 81,016 0.34
Multi Family 11,228 101,818 0.11
Mobile Home 2,632 9,483 0.28
Total 41,201 192,317 0.21
(1) Source: Collier County School District
(2) Source:Collier County Property Appraiser database
(3) Number of Students(Item 1)divided by the number of units(Item 2)
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Calculated School Impact Fee Schedule
To determine the calculated school impact fee for each residential land use under each fee
schedule scenario, the net impact cost per student is multiplied by the student generation
rate. The resulting net impact fees are presented in Table 10. The table also presents a
comparison to the current impact fee levels, which were adopted at 50 percent of the
maximum calculated rates. To provide a more "apples-to-apples" comparison, the current
rates at 100 percent level are also shown as well as the rates calculated in the 2011 update
study which were not adopted.
Table 10
Calculated School Impact Fee Schedule
Residential Land Impact Net Impact Cost Students Net Impact Cost Adopted 2009 Indexed011S#udy?FQe±
at 100•%-'Not
Use unit perStudentm per Unit° per:Unit(3) Fee141 Fee at 100%(s/ (6)
Adopted
Single Family du $32,835 0.34 $11,164 $5,378 $10,755 $8,680
Multi Family du $32,835 0.11 $3,612 $1,672 $3,344 $2,492
Mobile Home du $32,835 0.28 $9,194 $3,344 $6,687 $5,712
(1) Source:Table 8
(2) Source:Table 9
(3) Net impact cost per student(Item 1) multiplied by students per unit(Item 2)
(4) Source: Collier County Impact Fee Administration,the fee was adopted at 50%of the calculated level
(5) Source: Collier County Impact Fee Administration
(6) Source: 2011 Collier County Schools Impact Fee Update Study
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School Impact Fee Schedule Comparison
As part of the work effort in updating Collier County's school impact fee Approximately
program, a comparison of the calculated single family school impact fees one-third of
for Collier County to the single family school impact fees adopted by other Florida counties
counties throughout Florida has been prepared. Table 11 presents this implemented a
school impact
comparison. As information available, the impact fee adoption fee
percentage and the full rate are also shown.
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Table 11
School Impact Fee Schedule Comparison
Date of Last AdoptedSingle Single family
County' > Adoption% 1z1 131
Update Family`Fee `'' Fee @100%
Citrus County* 2015 50% $1,261 $2,522
Palm Beach County141 2015 N/A $1,866 $15,305
Sarasota County141. 2015 N/A $2,032 $7,835
Highlands County* 2006 50% $2,901 $5,801
Volusia County 2013 67% $3,000 $4,483
Flagler County 2004 76% $3,600 $4,756
Hillsborough County 2004 100% $4,000 `" $4,000
Marion County 2006 55% $4,068 $7,375
Polk County 2015 42% $4,403 $10,483
Brevard County141 2015 N/A $4,445 $10,193
Lee County 2015 100% $4,540 ;'' $4,540
Pasco County 2005 100% $4,876 Gr $4,313
Seminole County 2007 99% $5,000 $5,068
Collier County Current Adopted 2011 50% $5,378 " $10,755
Martin County 2006 100% $5,567 $4,555
St. Lucie County 2009 100% $6,188 $5,447
St.Johns County 2011 100% $6,242 $5,772
Manatee County* 2006 100% $6,350 $5,886
Orange County 2011 100% $6,525 ' $6,525
Clay County 2009 77% $7,034 $9,096
Hernando County* 2013 100% $7,103 $7,103
Lake County141 2015 N/A $7,719 $9,324
Broward County 2007 75% $7,351 $9,755
Osceola County 2014 100% $10,187 $10,187
Collier County Calculated 2015 100% N/A $11,164
* County fees are currently suspended
(1) Represents percent assessed compared to the full calculated fee. The difference indicates adjustments due
to policy decisions or indexing.
(2) Source: County Impact Fee Schedules. Fees presented are for a 3-bedroom or a 2,000-square foot single
family home.
(3) Represents maximum calculated rate at the time of technical study,reflecting any indexing applied by each
jurisdiction,if applicable.
(4) Rates shown under Single Family Impact Fee at 100%(Item 3)reflect most recent on-going technical study
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Appendix A
School District Inventory
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Appendix A
School District Inventory
Table A-1
Collier County School District Existing School Inventory
Net
umber Schools l3radesServed Yearopened (Penn.) Permanent Permanent
Square Feet Stations Capacity
Elementary Schools ,>w ...itT 1!. r� e I, .,=W _ t ,
1 Avalon PK-5 1969 87,159 466 466
2 Big Cypress PK-5 1986 126,280 940 940
3 Calusa Park PK-5 2002 162,587 924 924
4 Corkscrew PK-5 1999 132,855 836 836
5 Eden Park PK-5 2008 119,564 824 824
6 Estates PK-5 2004 136,945 779 779
7 Golden Gate-North PK-5 1974 108,149 797 797
Golden Gate-South PK-5 2004 68,648 409 409
8 Golden Terrace-North PK-5 1989 95,943 747 747
Golden Terrace-South PK-5 2004 78,594 589 589
9 Highlands PK-5 1966 132,650 808 808
10 Lake Park P1K-5 1956/1989 87,109 570 570
11 Lake Trafford PK-5 1967/1989 136,659 881 881
12 Laurel Oak PK-5 1993 105,569 702 702
13 Lely PK-5 1990 127,211 821 821
14 Manatee PK-5 1994 110,049 766 766
15 Mike Davis PK-5 2008 126,345 919 919
16 Naples Park PK-5 1974 98,868 750 750
17 Osceola PK-5 2002 141,815 767 767
18 Palmetto PK-5 2008 125,054 919 919
19 Parkside PK-5 2007 127,212 919 919
20 Pelican Marsh PK-5 1996 141,452 846 846
21 Pinecrest P1K-5 1960 125,430 854 854
22 Poinciana PK-5 1974 107,336 763 763
23 Saba!Palm PK-5 2003 132,994 772 772
24 Sea Gate P1K-5 1965 117,580 898 898
25 Shadowlawn PK-5 1960 92,737 660 660
26 Tommie Barfield PK-5 1956/1974 111,921 600 600
27 Veteran's Memorial Elementary PK-5 2007 153,775 944 944
28 Village Oaks PK-5 1987 116,347 839 839
29 Vineyards PK-5 1990 132,326 883 883
Subtotal-Elementary School 3,667,163 24,192 24,192
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Table A-1 (Continued)
Collier County School District Existing School Inventory
Number Schools GradesServed Year Opened Net(Perm.) Permanent 'Permanent
Square Feet Stations Capacity
MiddleSchools.?
1 Corkscrew 6-8 2000 156,030 1,142 1,028
2 Cypress Palm 6-8 2007 170,529 1,308 1,177
3 East Naples 6-8 1969 145,308 1,132 1,019
4 Golden Gate 6-8 1981 160,585 1,340 1,206
5 Gulfview 6-8 1938/1994 96,126 745 671
6 Immokalee 6-8 1991 164,903 1,383 1,245
7 Manatee 6-8 1995 170,090 1,477 1,329
8 North Naples 6-8 2004 152,772 1,095 986
9 Oakridge 6-8 1993 169,728 1,470 1,323
10 Pine Ridge 6-8 1974 148,626 1,240 1,116
Total-Middle School -- 1,534,697 12,332 11,100
High Schools/Multi-Level School5a,,. ralt
1 Barron Collier 9-12 1978 290,000 1,934 1,837
2 Everglades City PK-12 1957/1996 76,728 537 483
3 Golden Gate 9-12 2004 363,876 2,094 1,989
4 Gulf Coast 9-12 1998 356,275 1,929 1,833
5 lmmokalee 9-12 1975 257,340 1,790 1,701
6 Lely 9-12 1975 253,803 2,103 1,998
7 Lorenzo Walker Technical 9-12 2006/2008 59,142 606 576
8 Naples 9-12 1960 302,876 2,022 1,921
9 Palmetto Ridge 9-12 2004 376,760 2,025 1,924
Total-High Schools/Multi-Level Schools 2,336,800 15,040 14,262
Grand Total-All Schools -- 7,538,660 51,564 49,554
Source: Florida Department of Education, Florida Inventory of School Houses (FISH), August 20, 2014 (Year
opened provided by the Collier School District. When two different years are show, the second figure
indicates reconstruction year of the building).
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APPENDIX B
Supplemental Unit Cost Information
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Appendix B
Building and Land Value Analysis
This Appendix provides additional information on the methods used to estimate building and
land values for the school impact fee.
Building Construction Costs
To determine the administration, architect/site improvement, construction, and FF&E costs
associated with building a new school in Collier County, the following information was
evaluated:
• Recently built schools in Collier County;
• Cost estimates included in the Educational Plant Survey;
• Insurance values of the existing schools;
• School cost information for over 100 schools in other Florida counties;
• Estimates provided by Collier County School District; and
• Estimates provided by industry architects active in Collier County.
The following paragraphs provide further detail on this research and analysis.
Construction Cost
Collier County has not built any new schools over the past few years; however, the County is
in the process of expanding Immokalee Middle School. This addition includes a new two-
story, 22,400-net square foot, 16-classroom building. The construction cost associated with
this school is approximately$215 per net square foot. Because this addition does not include
any central facilities, it is likely to be less expensive than building a new school.
The insurance values of the existing schools average approximately$145 per net square foot
for buildings only and$175 per square foot for buildings and contents. It is important to note
insurance values do not include the full cost of constructing a school since certain
components of a building, such as the foundation, are excluded from these values. As such,
insurance values are considered to be a conservative estimate.
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The District's Educational Plant Survey includes several school expansion/renovation
projects. The estimated cost associated with these expansions ranges from $215 per net
square foot to $235 per net square foot.
The School District estimated new school construction to range from $195 per net square
foot to $235 per net square foot, while estimates obtained by architects who are active in
Collier County ranged from $200 per net square foot to $250 per net square foot.
Finally, Table B-2 provides a summary of data obtained from the Florida Department of
Education for schools built in 2011 through 2013. As shown,the construction cost is ranging
from $115 per net square foot to $255 per net square foot.
Table B-1 provides a summary of this information. Given this data and information, average
construction costs of$180 per net square foot for elementary schools, $200 per net square
foot for middle schools, and $220 per net square foot for high schools are used in this study,
which are found to be reasonable, if not conservative, estimates for impact fee calculation
purposes and reflect the local cost factors of Collier County schools.
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Table B-1
Construction Cost Analysis—Collier County
Construction Net Permanent Constrution Cost
YearBuiltl1l facility Name2l
Cost Squarefeet�4} per NSF'')
New School Construction:
2015 Immokalee Middle Addition $4,856,379 22,351 $217
Insurance Values of Existing School Buildings:l6i Bldg Only Bldg& Contents
- Elementary Schools $144 $171
- Middle Schools $143 $167
- High Schools $145 $182
-All Traditional Schools $144 $174
Educational Plant Survey Estimates for School Additions(7) $216-$233
Construction Cost Range Obtained From Other Florida Jurisdictions(8) $115-$255
School District Estimates(9) $195-$235
Estimates Obtained from Industry Architectsl1°i $200-$250
Estimates Used in the Study:
Elementary Schools $180
- Middle Schools $200
- High Schools $220
(1),(2),(3),(4)Source: Collier County School District
(5)Construction cost divided by net permanent square feet
(6)Source: Collier County School District,Statement of Property Values, May 5,2014
(7)Source: Collier County School District Educational Plant Five Year Survey Report,September 18,2014
(8)Source: Florida Department of Education
(9)Source: Collier County School District
(10)Source:Zyscovich Architects
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Table B-2
Construction Cost analysis-Other Florida Jurisdictions
construction'
Construction Total Lost Nets f#. Cost per `'
Year Built County Facility Name/rype ;cost Total p
'NetSF
Elementory5chools
2011 Charlotte Meadow Park Elementary $12,696,116 $18,415,280 89,652 $142
2011 Duval Waterleaf Elementary $14,882,021 $24,786,442 82,062 $181
2011 Escambia Global Learning Academy $17,019,155 $24,108,501 120,015 $142
2011 Osceola- Highlands Elementary $14,534,309 $18,145,244 106,918 $136
2011 Pasco Connerton Elementary"R" $11,598,590 $19,102,688 84,972 $136
2012 Alachua Meadowbrook Elementary $12,388,973 $19,444,444 97,000 $128
2012 Indian River Vero Beach Elementary $17,243,103 $21,533,893 110,495 $156
2012 Lee Tortuga Preserve $16,021,554 $23,456,732 129,936 $123
2012 Orange SunRidge Elementary $10,031,097 $14,162,606 66,645 $151
2012 St.Johns Palencia Elementary $12,677,682 $15,290,832 102,314 $124
2012 Volusia Citrus Grove Elementary $13,854,183 $19,661,608 98,842 $140
2013 Marion Legacy Elementary $14,047,310 $18,245,314 104,324 $135
2013 Orange Sun Blaze Elementary $10,269,207 $12,707,954 64,410 $159
2013 Orange Hackney Prairies Road Area Elementary $11,261,094 $14,797,447 75,189 5150
2013 Palm Beach Galaxy Elementary $19,780,288 $28,938,866 85,571 $231
2013 Palm Beach Gove Elementary $23,540,256 $35,753,685 116,174 $203
Total/Weighted Average--Elementary Schools $231,844,938 $328,551,536 1,534,519 $151
Middle .^:in c,..,.r..ter.., ._. ':s,. , ;z.,z`u .,?
2011 Dade North Dade Middle $18,921,534 $21,216,883 94,660 $200
2011 Orange Lake Nona Middle $16,923,455 $23,466,083 149,897 $113
2011 Polk Boone Middle $17,900,963 $20,312,468 69,921 $256
2011 Walton Emerald Coast Middle $15,918,884 $25,134,830 126,770 $126
2012 Dade North Dade Middle and North Dade Center for Modern Languages $18,921,534 $21,216,883 94,660 $200
2012 Lee Hams Marsh Middle $23,750,925 $30,653,842 164,662 $144
2012 Orange Sunridge Middle $23,617,116 $30,375,846 152,436 $155
2013 Monroe Horace O'Bryant $30,596,297 $38,366,941 196,598 $156
Total/Weighted Average--Middle Schools $166,550,708 $210,743,776 $1,049,604 $159
High Schools
2011 Broward LanierJames Education Center $8,889,147 $12,412,686 42,608 $209
2011 Calhoun Blountstown High $19,407,910 $25,135,928 100,366 $193
2011 Charlotte Charlotte High $61,755,842 $92,390,747 258,700 $239
2011 Dade International Studies SHS $7,192,325 $21,846,054 35,137 $205
2011 Dade Medical Academy or Science and Technology $9,303,705 $18,811,197 78,845 $118
2011 Okeechobee Okeechobee Achievement Academy $5,499,975 $6,696,931 43,024 $128
2011 Polk Auburndale Senior $19,522,053 $24,482,933 101,466 $192
2011 Polk Davenport School of the Arts $29,136,512 $32,548,129 157,446 5185
2011 Polk Kathleen Senior $24,323,662 $27,493,666 112,017 $217
2011 Polk Winter Haven Senior $26,374,234 $29,588,106 140,940 $187
2012 Dade International Studies SHS $7,192,325 $21,846,054 35,137 $205
2012 Dade Medical Academy or Science and Technology $9,303,705 $18,811,197 78,845 $118
2012 Orange Evans High $55,507,691 $81,091,877 289,061 $192
2012 St.Lucie Lincoln Park Academy $10,928,736 $24,423,402 93,703 $117
2013 Lake Lake Minneola High $46,974,201 $57,354,621 294,664 5159
2013 Martin Martin County High $7,623 316 $9,854,403 63,601 5120
Total/Weighted Average--High Schools $348,935,339 $504,787,931 $1,925,560 $181
Total/Weighted Average(All Schools) $747,330,985 $1,044,083,243 $4,509,683 $166
Source: Florida Department of Education
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Architectural, Design, Site Preparation, Furniture, Fixture and Equipment Costs
The architectural, design, site preparation (including on-site improvement and traffic control
costs), and FF&E costs (including technology) are calculated based on the ratio of these costs
to the construction costs observed in Collier County and other jurisdictions. These figures
were also discussed with the District representatives and are estimated at 15 percent of
construction cost for facility planning, which includes 5 percent for architectural/design and
10 percent for site preparation costs. In addition, the estimate for FF&E is 13 percent of the
construction cost. Tables B-3 and B-4 summarize the data obtained from Collier County and
other jurisdictions.
Table B-4
Architectural/Civil Design and FF&E Cost Analysis
Collier County and Other Florida Jurisdictions
Year .District "Type Eacilit Name Construction Architect&Eng
;Ratio of-Architect - 'Ratloof.FF&E4o
Facility Cost Fees &Engfeesto FF&E "Construction
'Construction Cost tost
2009 Okaloosa Elem Riverside Elementary School $11,716,323 51,448,365 12% 53,066,309 26%
2009 Bay Elem Deer Point Elementary $16,646,867 $1,046,428 6% $1,106,071 7%
2009 Broward Elem Discovery Elementary(K-6) $24,813,884 51,017,051 4% $2,729,823 11%
2009 Broward Elem Heron Heights Elementary $25,377,383 51,101,087 4% $2,821,297 11%
2009 Charlotte Elem East Elementary $14,128,364 $1,189,449 8% 5750,180 5%
2009 Collier Elem Eden Park Elementary(K-6) $19,625,793 $743,765 4% $2,824,488 14%
2009 Collier Elem Mike Davis Elementary $18,747,061 $830,774 4% $2,390,841 13%
2009 Duval Elem Bartram Springs Elementary $16,349,939 $942,474 6% $1,752,167 11%
2009 Hillsborough Elem Bailey Elementary $7,308,787 5554,962 8% $1,475,000 20%
2009 Hillsborough Elem Stowers Elementary $10,360,379 5596,594 6% $1,475,000 14%
2009 Lee Elem Heights Elementary School $20,794,081 $464,500 2% $1,635,759 8%
2009 Lee Elem Lehigh Elementary School $15,702,253 $641,950 4% $856,087 5%
2009 Manatee Elem G.D.Rogers Garden Elementary $12,223,480 $1,049,384 9% $788,800 6%
2009 Martin Elem Citrus Grove Elementary $21,130,325 51,067,331 5%
51,280,297 6%
2009 Orange Elem Keene's Crossing Elementary School $12,452,304 5515,371 4% $1,196,557 10%
2009 Osceola Elem KOA Elementary School(Elem L) $12,610,702 $621,750 5% $1,787,818 14%
2009 Osceola Elem Narcoossee Elementary(ES M) $14,770,196 $611,435 4% $1,800,412 12%
2009 Palm Beach Elem C.O.Taylor/Kirklane Elementary $35,663,420 $1,864,969 5% 51,013,080 3%
2009 Palm Beach Elem Hope-Centennial Elementary $25,030,950 $2,092,633 8% 5868,294 3%
2009 Polk Elem Spessard Holland Elementary $15,642,049 $572,492 4% $1,508,553 10%
2009 Sarasota Elem Atwater Elementary School 512,524,430 $1,802,665 14% $651,817 5%
2009 Volusia Elem Champion Elementary $14,696,164 $725,513 5% $950,364 6%
2009 Wakulla Elem Riversink Elementary $15,363,460 $817,426 5% $967,599 6%
2009 Washington Elem Vernon Elementary School $6,259,105 $492,392 8% 5267,742 4%
2009 Brevard High (Satellite High School $4,736,903 $225,000 5% $358,000 8%
2009 Brevard High Heritage High School $57,088,946 $2,328,706 4% $5,470,874 10%
2009 Hillsborough High Steinbrenner High School $38,437,165 $1,588,553 4% $4,945,000 13%
2009 Hillsborough High Strawberry Crest High School $43,204,430 $3,051,138 7% $4,945,000 11%
2009 Orange High East River High School $58,970,282 $1,860,628 3%
55,304,005 9%
2009 Orange High Lake Nona High School $60,857,702 $1,721,299 3% $5,217,696 9%
2009 Sarasota High Suncoast Polytechnical High School $11,730,040 $1,030,406 9% $2,160,265 18%
2009 Walton High Walton Senior High $35,764,000 51,992,342 6% $645,000 2%
2009 Okaloosa Middle Shoal River Middle School $12,779,256 51,297,594 10% 53,229,106 25%
2009 Duval Middle Westview K-8 $29,119,287 52,600,719 9% 53,013,790 10%
2009 Hernando Middle Explorer K-8 $41,212,410 51,748,584 4% $3,220,587 8%
2009 Hillsborough Middle Barrington Middle School $16,315,050 5961,428 6% $2,259,000 14%
2009 Indian River Middle Storm Grove Middle School $34,106,673 $2,205,007 6% $4,191,001 12%
2009 Lake Middle East Ridge Middle School 527,281,965 51,283,420 5% $2,491,107 9%
2009 Osceola Middle Westside K-8 School 523,051,370 51,363,350 6% $2,686,144 12%
2009 Sarasota Middle Woodland Middle School $31,412,195 $3,004,145 10% $2,077,048 7%
2009 St.Johns Middle Liberty Pines Academy(K-8) $25,277,687 5971,288 4% $1,197,445 5%
2010 Broward Elem Norcrest Elementary 522,286,245 $885,319 4% $1,257,845 6%
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June 2015 B-S School Impact Fee Study
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Table B-4 (Continued)
Architectural/Civil Design and FF&E Cost Analysis
Collier County and Other Florida Jurisdictions
IRatioof Architect ".!Ratio of FF&E.too-.
°Year' -District Type ^Facility Name Construction Architect&Eng &Eng Feesto 'FF&E Construction
'Cost Fees
Construction Cost "Cost
2010 Collier Elem Palmetto Elementary $20,224,743 $889,743 - 4% $2,671,470 13%
2010 Lake Elem Sorrento Elemenatry $15,842,160 $668,339 4% $1,896,206 12%
2010 Orange Elem Old Cheney/North Forsyth Elementary $12,096,899 $783,588 6% $987,926 8%
2010 Osceola Elem East Lake Elementary $11,747,305 $537,980 5% $1,885,002 16%
2010 Palm Beach Elem Everglades Elementary $15,940,134 $1,863,296 12% $1,075,126 7%
2010 Palm Beach Elem Northboro Elementary $24,168,146 $1,990,621 8% $780,037 3%
2010 Palm Beach Elem Plumose Elementary $21,038,789 $2,075,316 10% $715,049 3%
2010 Seminole Elem New Midway Elementary $12,297,322 $810,700 7% $1,133,007 9%
2010 Clay High Oakleaf High $50,819,745 $2,562,240 5% $3,064,772 6%
2010 Duval High Atlantic Coast High $50,466,294 $5,220,136 10% $5,048,820 10%
2010 Hernando High Weeki Watchee High $33,006,787 $1,939,097 6% $4,719,813 14%
2010 Sarasota High Riverview High $78,561,000 $5,999,998 8% $4,377,536 6%
2010 Collier High Lorenzo Walker Institute of Technology High $9,843,41.3 - $795,386 8% $1,312,405 13%
2010 Orange High Apopka HS Replacement $70,267,621 $2,112,349 3% $4,733,044 7%
2010 Palm Beach High Palm Beach Gardens Community High $75,097,581 $3,829,735 5% $3,330,581 4%
2010 Palm Beach High Suncoast High $59,972,270 $3,938,916 7% $2,280,000 4%
2010 Volusia High University High $72,990,143 $3,092,214 4% $6,096,162 8%
2011 Charlotte Elem Meadow Park Elementary $12,696,116 $944,273 7% $674,842 5%
2011 Duval Elem Waterleaf Elementary $14,882,021 $1,621,628 11% $1,899,236 13%
2011 Escambia Elem Global Learning Academy $17,019,155 $1,682,415 10% $2,861,931 17%
2011 Osceola Elem Highlands Elementary $14,534,309 $666,978 5% $1,650,318 11%
2011 Pasco Elem Connerton Elementary"R" $11,598,590 $858,671 7% $1,298,389 11%
2011 Calhoun High Blountstown High $19,407,910 $1,968,893 10% $994,719 5%
2011 Charlotte High Charlotte High $61,755,842 $6,502,129 11% $2,676,408 4%
2011 Broward High Lanier-James Education Center $8,889,147 $1,075,459 12% $1,304,137 15%
2011 Dade High International Studies SHS $7,192,325 $684,965 10% $757,496 11%
2011 Dade High Medical Academy or Science and Technology $9,303,705 $762,932 8% $919,966 10%
2011 Okeechobee High Okeechobee Achievement Academy $5,499,975 $453,761 8% $427,114 8%
2011 Polk High Aubumdale Senior $19,522,053 $1,462,146 7% $3,124,050 16%
2011 Polk High Davenport School of the Arts $29,136,512 $1,042,674 4% $2,330,971 8%
2011 Polk High Kathleen Senior $24,323,662 $875,094 4% $2,267,250 9%
2011 Polk High Winter Haven Senior $26,374,234 $853,483 3% $2,360,389 9%
2011 Dade Middle North Dade Middle $18,921,534 $867,900 5% $1,122,762 6%
2011 Hernando Middle Winding Waters K-8 $14,559,177 $880,709 6% $4,279,500 29%
2011 Orange Middle Lake Nona Middle $16,923,455 $1,277,253 8% $1,795,567 11%
2011 Polk Middle Boone Middle $17,900,963 $1,080,157 6% $1,331,348 7%
2011 Walton Middle Emerald Coast Middle $15,918,884 $1,709,689 11% $700,000 4%
2012 Alachua Elem Meadowbrook Elementary $12,388,973 $1,010,997 8% $1,974,896 16%
2012 Indian River Elem Vero Beach Elementary $17,243,103 $1,476,006 9% $1,342,512 8%
2012 Lee Elem Tortuga Preserve $16,021,554 $214,042 1% $1,487,461 9%
2012 Orange Elem SunRidge Elementary $10,031,097 $580,395 6% $951,358 9%
2012 St.Johns Elem Palencia Elementary $12,677,682 $956,170 8% $1,500,000 12%
2012 Volusia Elem Citrus Grove Elementary $13,854,183 $1,098,766 8% $1,555,729 11%
2012 Collier Middle Bethune Education Center $5,538,155 $561,233 10% $734,057 13%
2012 Dade Middle North Dade Middle $18,921,534 $867,900 5% $1,122,762 6%
2012 Lee Middle Hams Marsh Middle $23,750,925 $721,076 3% $1,814,273 8%
2012 Orange Middle SunRidge Middle $23,617,116 $1,137,698 5% $1,591,755 7%
2012 Dade High International Studies 5H5 $7,192,325 $684,965 10% $757,496 11%
2012 Dade High Medical Academy or Science and Technology $9,303,705 $762,932 8% $919,966 10%
2012 Orange High Evans High $55,507,691 $3,568,884 6% $3,743,130 7%
2012 St.Lucie High Lincoln Park Academy $10,928,736 $1,623,543 15% $3,246,193 30%
2013 Marion Elem Legacy Elementary $14,047,310 $675,267 5% $1,680,825 12%
2013 Orange Elem Sun Blaze Elementary $10,269,207 $587,445 6% $1,035,369 10%
2013 Orange Elem Hackney Prairies Road Area Elementary $11,261,094 $890,931 8% $1,057,127 9%
2013 Palm Beach Elem Galaxy Elementary $19,780,288 $1,804,129 9% $1,586,590 8%
2013 Palm Beach Elem Gove Elementary $23,540,256 $2,005,390 9% $2,027,670 9%
2013 Monroe Middle Horace O'Bryant $30,596,297 $3,221,414 11% $1,320,362 4%
2013 Lake High Lake Minneola High $46,974,201 $3,030,934 6% $6,483,383 14%
2013 Martin High Martin County High $7,623,316 $1,274,200 17% $419,893 6%
Total/Weighted Average $2,375,377,974 $148,064,865 i:', % $209,869,423 9%
Total/Weighted Average(Collier County Schools ONLY) $73,979,165 $3,820,901 5% $9,933,261 13%
Total/Weighted Average(Excluding Collier County Schools) _ $2,301,398,809 $144,243,964 6% 5199,936,162 9%
Source: Florida Department of Education
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June 2015 B-6 School Impact Fee Study
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Table B-5
Site Development Cost Analysis
Collier County and Other Florida Jurisdictions
Construction Site
Ratio of Site
Year District Type Facility Name Developmentto
Cost improv/Devel
ZonstructionLast
2009 Okaloosa Elem Riverside Elementary School $11,716,323 $2,148,260 18%
2009 Bay Elem Deer Point Elementary $16,646,867 $1,711,350 10%
2009 Broward Elem Discovery Elementary(K-6) $24,813,884 $3,397 0%
2009 Charlotte Elem East Elementary $14,128,364 $1,389,286 10%
2009 Collier Elem Eden Park Elementary(K-6) $19,625,793 $2,083,000 11%
2009 Collier Elem Mike Davis Elementary $18,747,061 - $1,722,320 9%
2009 Duval Elem Bartram Springs Elementary $16,349,939 $1,427,211 9%
2009 Hillsborough Elem Bailey Elementary $7,308,787 $753,646 10%
2009 Hillsborough Elem Stowers Elementary $10,360,379 $941,642 9%
2009 Lee Elem Heights Elementary School $20,794,081 $220,848 1%
2009 Lee Elem Lehigh Elementary School $15,702,253 $679,758 4%
2009 Manatee Elem G.D.Rogers Garden Elementary $12,223,480 $969,092 8%
2009 Martin Elem Citrus Grove Elementary $21,130,325 $722,012 3%
2009 Orange Elem Keene's Crossing Elementary School $12,452,304 $1,487,617 12%
2009 Osceola Elem KOA Elementary School(Elem L) $12,610,702 $1,874,555 15%
2009 Osceola Elem Narcoossee Elementary(ES M) $14,770,196 $631,727 4%
2009 Palm Beach Elem C.O.Taylor/Kirklane Elementary $35,663,420 $3,628,916 10%
2009 Palm Beach Elem Hope-Centennial Elementary $25,030,950 $2,733,790 11%
2009 Sarasota Elem Atwater Elementary School $12,524,430 $4,737,875 38%
2009 Volusia Elem Champion Elementary $14,696,164 $1,615,729 11%
2009 Wakulla Elem Riversink Elementary $15,363,460 $1,300,000 8%
2009 Washington Elem Vernon Elementary School $6,259,105 $450,421 7%
2009 Brevard High Satellite High School $4,736,903 $307,888 6%
2009 Brevard High Heritage High School $57,088,946 $9,834,384 17%
2009 Hillsborough High Steinbrenner High School $38,437,165 $4,391,015 11%
2009 Hillsborough High Strawberry Crest High School $43,204,430 $3,443,506 8%
2009 Orange High East River High School $58,970,282 $10,333,793 18%
2009 Orange High Lake Nona High School $60,857,702 $7,186,702 12%
2009 Sarasota High Suncoast Polytechnical High School $11,730,040 $1,463,101 12%
2009 Walton High Walton Senior High $35,764,000 $50,000 0%
2009 Okaloosa Middle Shoal River Middle School $12,779,256 $2,170,119 17%
2009 Duval Middle Westview K-8 $29,119,287 $1,708,817 6%
2009 Hernando Middle Explorer K-8 $41,212,410 $1,200,000 3%
2009 Hillsborough Middle Barrington Middle School $16,315,050 $1,368,167 8%
2009 Indian River Middle Storm Grove Middle School $34,106,673 $6,629,160 19%
2009 Lake Middle East Ridge Middle School $27,281,965 $599,565 2%
2009 Osceola Middle Westside K-8 School $23,051,370 $2,162,558 9%
2009 Sarasota Middle Woodland Middle School $31,412,195 $6,909,752 22%
2010 Broward Elem Norcrest Elementary $22,286,245 $37,949 0%
2010 Collier Elem Palmetto Elementary $20,224,743 $2,440,985 12%
2010 Lake Elem Sorrento Elemenatry $15,842,160 $48,712 0%
2010 Orange Elem Old Cheney/North Forsyth Elementary $12,096,899 $1,815,172 15%
2010 Osceola Elem East Lake Elementary $11,747,305 $1,255,467 11%
2010 Palm Beach Elem Everglades Elementary $15,940,134 $2,286,725 14%
2010 Palm Beach Elem Northboro Elementary $24,168,146 $1,482,606 6%
2010 Palm Beach Elem Plumosa Elementary $21,038,789 $1,967,540 9%
2010 Clay High Oakleaf High $50,819,745
$274,000 1%
2010 Duval High Atlantic Coast High $50,466,294 $7,648,460 15%
2010 Sarasota High Riverview High $78,561,000 $14,665,000 19%
2010 Collier High Lorenzo Walker Institute of Technology High $9,843,413 $287,278 3%
2010 Orange High Apopka HS Replacement $70,267,621
$9,439,283 13%
2010 Palm Beach High Palm Beach Gardens Community High $75,097,581 $10,693,532 14%
2010 Palm Beach High Suncoast High $59,972,270
$9,785,603 16%
2010 Volusia High University High $72,990,143 $12,232,947 17%
2011 Charlotte Elem Meadow Park Elementary $12,696,116
$1,802,689 14%
2011 Duval Elem Waterleaf Elementary $14,882,021 $1,361,500 9%
2011 Escambia Elem Global Learning Academy $17,019,155 $200,000 1%
Tindale Oliver Collier County
June 2015 B-7 School Impact Fee Study
Packet Page-1841-
11/10/2015 17.B.
Table B-5 (Continued)
Site Development Cost Analysis
Collier County and Other Florida Jurisdictions
Ratioofsite 13
:Construction Site
Year District Type Facility Name Development to>
Cost Improv/Devel
£ConstwctiontoSt.
2011 Osceola Elem Highlands Elementary $14,534,309 $1,293,639 9%
2011 Pasco Elem Connerton Elementary"R" $11,598,590 $2,313,586 20%
2011 Calhoun High Blountstown High $19,407,910 $1,362,604 7%
2011 Charlotte High Charlotte High $61,755,842 $7,904,370 13%
2011 Broward High LanierJames Education Center $8,889,147 $918,943 10%
2011 Okeechobee High Okeechobee Achievement Academy $5,499,975 $1,300 0%
2011 Walton Middle Emerald Coast Middle $15,918,884 $1,717,116 11%
2012 Alachua Elem Meadowbrook Elementary $12,388,973 $86,278 1%
2012 Indian River Elem Vero Beach Elementary $17,243,103 $1,196,000 7%
2012 Lee Elem Tortuga Preserve $16,021,554 $1,367,613 9%
2012 Orange Elem SunRidge Elementary $10,031,097 $1,296,632 13%
2012 St.Johns Elem Palencia Elementary $12,677,682 $0 0%
2012 Volusia Elem Citrus Grove Elementary $13,854,183 $415,026 3%
2012 Collier Middle Bethune Education Center $5,538,155 $479,652 9%
2012 Dade Middle North Dade Middle $18,921,534 $0 0%
2012 Lee Middle Hams Marsh Middle $23,750,925 $2,100,258 9%
2012 Orange Middle SunRidge Middle $23,617,116 $1,051,252 4%
2012 Dade High International Studies SHS $7,192,325 $0 0%
2012 Dade High Medical Academy or Science and Technology $9,303,705 $0 0%
2012 Orange High Evans High $55,507,691 $2,151,931 4%
2012 St.Lucie High Lincoln Park Academy $10,928,736 $7,901,452 72%
2013 Marion Elem Legacy Elementary $14,047,310 $477,607 3%
2013 Orange Elem Sun Blaze Elementary $10,269,207 $658,487 6%
2013 Orange Elem Hackney Prairies Road Area Elementary $11,261,094 $657,635 6%
2013 Palm Beach Elem Galaxy Elementary $19,780,288 $1,929,530 10%
2013 Palm Beach Elem Gove Elementary $23,540,256 $1,284,903 5%
2013 Monroe Middle Horace O'Bryant $30,596,297 $2,740,572 9%
2013 Lake High Lake Minneola High $46,974,201 $13,992 0%
2013 Martin High Martin County High $7,623,316 $536,994 7%
Total/Weighted Average $2,079,619,126 $214,573,798 10%
Total/Weighted Average(Collier County Schools ONLY) 73,979,165 7,013,235 9%
Total/Weighted Average(Collier County Schools ONLY,excl Lorenzo Walker Institute) 64,135,752 6,725,957 10%
Total/Weighted Average(Excluding Collier County Schools) $2,005,639,961 5207,560,563 10%
Source: Florida Department of Education
Tindale Oliver Collier County
June 2015 B-8 School Impact Fee Study
Packet Page -1842-
11/10/2015 17.B.
Land Value Analysis
To estimate the current land value the following analysis is conducted:
• Recent land purchases as well as estimates for future purchases;
• A review of current market value of land from the Property Appraiser database where
the existing schools are located;
• An analysis of vacant land sales in Collier County over the past three years for parcels
of necessary size;
• An analysis of market value of all vacant land from the Property Appraiser database
for parcels of necessary size and similar location; and
• Discussions with the District staff.
The value of parcels where the existing schools are located, as estimated by the Property
Appraiser, indicates an average land value of$65,000 per acre. Property Appraiser estimates
tend to be on the conservative side for publicly owned land. Historical land purchases in 2010
and 2012 resulted in an average value of$115,000 per acre with a range of$46,000 per acre
to $188,000 per acre. The District recently obtained an appraisal for a school site in the
Parkland residential community, which was estimated at$136,000 per acre. In addition, the
location of next few schools suggest that the District may purchase land initially in the
western parts of the county, which tends to be more expensive, and move eastward as
development occurs. Given this information, a unit cost of$85,000 per acre is found to be
a reasonable and even a conservative estimate for impact fee calculation purposes.
Tindale Oliver Collier County
June 2015 B-9 School Impact Fee Study
Packet Page-1843-
11/10/2015 17.B.
Table B-6
Land Value Estimate
Purchase Land Value per
Description Year' (2) Acreage' ta)
=Price/Estimate Acre
Recent Land Purchases:
Immokalee Transportation/Bus Facility Site ----
- Lot 11 Dec 2012 $130,000 2.84 $45,775
- Lot 12 June 2010 $500,000 2.66 $187,970
Future Land Purchases:
Appraisal for Parkland School Site 2015 $2,050,000 15 $136,667
Value of Existing School Parcelsl5i'
- Elementary $56,894
- Middle $61,847
- High $76,439
-All $65,485
t x s r .., E A N' t r 4°° k r r 3., lvf''Pr".. a i ;r a L b r.,+a. ..a:
a
Land Value Used in the 2010 Study, Adjusted for Changes in Property Values(6) $81,466
Used in the Study $85,000
(1),(2),(3),(4)Source: Collier County School District
(5)Source: Collier County Property Appraiser
(6) Source: Collier County School Impact Fee Update Study, August 22, 2011 and Collier County Property
Appraiser
Tisdale Oliver Collier County
June 2015 B-10 School Impact Fee Study
Packet Page-1844-