June 16 , 201 4
Student Generation Rate/
School Impact Fee Study
Countywide
—Technical Report 1—
The School Board of Broward County, Florida
Prepared by:
Walter H. Keller, Inc.
Consulting Engineers and Planners
Nancy E. Stroud, Esq.
Lewis Stroud & Deutsch, P.L.
The School Board of Broward County
Patricia Good, Chair
Donna P. Korn, V ice Chair
Robin Bartleman
Heather P . Brinkworth
Abby M. Freedman
Laurie Rich Levinson
Ann Murra y
Dr. Rosalind Osgood
Nora Rupert
Leadership
Robert W. Runcie, Superintendent of Schools
Paul J. Carland II, Esq., General Counsel
Benjamin Leong, Chief Financial Officer
Leslie M. Brown, Chief Portfolio Services Officer
Christopher Akagbosu, Director, Facility Planning & Real Estate
Omar Shim, D irector, Capital Budget
Patrick J. Si pple, Director, Demographics and Stude nt Assignments
Consultants
Walter H. Kelle r, Inc .
Lewis Stroud & Deutsch, P.L.
Walter H. Kelle r, Inc .
Consulting Engineers & Planners
Coral Springs • Sewall’s Point
3727 S.E. Ocean Boulevard, Suite 200A
Sewall’s Point, FL 34996
Broward: (954) 755-3822
Martin: (772) 219-9079
email: wkeller@whkinc.com
Browar d C ounty Public Schools, Florida
STUDENT GENERATION RATE/SCHOOL IMPACT FEE STUDY
TECHNICAL REPORT 1
JUNE 16, 2014
- i -
TABLE OF CONTENTS
I. Executive Summary ........................................................................................................ 1
II. Introduction .................................................................................................................... 6
III. Student Generation Rate .............................................................................................. 7
Methodology ................................................................................................................... 7
Definitions ...................................................................................................................... 10
Data Tables ..................................................................................................................... 11
Regional Planning Areas ................................................................................................ 13
Student Generation Rate With Housing Data Set ........................................................... 16
Student Generation Rate With American Community Survey ....................................... 19
IV. Updated Financial Data ............................................................................................... 23
Methodology ................................................................................................................... 23
Capital Revenue Sources ................................................................................................. 24
Millage ....................................................................................................................... 24
Capital Outlay and Debt Service (CO & DS) ............................................................ 24
School Impact Fees Collected ................................................................................... 24
Other Revenues .......................................................................................................... 25
Five Year Capital Improvement Program ................................................................. 27
Total School Plant and Land Costs ............................................................................ 29
Ancillary Facilities .................................................................................................... 31
Bus Fleet .................................................................................................................... 32
State and Local Credits .............................................................................................. 33
State Credit ........................................................................................................... 33
Local and Debt Service Credits ............................................................................ 33
Net Funding Deficit Per New Student ............................................................................ 36
V. Updated School Impact Fee ......................................................................................... 37
Impact Fee Benefit Zones ............................................................................................... 40
Legal Analysis ................................................................................................................ 41
Dual Rational Nexus Test .......................................................................................... 42
School Impact Fees .................................................................................................... 43
Statutory Law ............................................................................................................ 44
Updated Study ........................................................................................................... 45
VI. Recommendations ........................................................................................................ 47
STUDENT GENERATION RATE/SCHOOL IMPACT FEE STUDY
TECHNICAL REPORT 1
JUNE 16, 2014
- ii -
TABLE OF CONTENTS (CONTINUED)
LIST OF FIGURES
1. Planning Areas. .................................................................................................................. 14
LIST OF TABLES
1. Housing, Population & Public Student Trends .................................................................. 12
2. New Dwelling Units by Type and Planning Area 2006-2013 .......................................... 13
3. Percentage of New Dwelling Units by Type and Region ................................................. 15
4. Number Bedrooms by Type of Unit ................................................................................. 15
5. Student Generation Rate (2014-2007) ............................................................................... 17
6. Student Generation Rates Countywide and by Planning Area .......................................... 18
7. Dwelling Units by Year and Bedrooms ............................................................................ 19
8. Public School & Charter School Students by Bedrooms (2012) ....................................... 20
9. Public School & Charter School Students by Bedrooms (2006-2012) ............................. 20
10. Preliminary Student Generation Rate-American Community Survey ............................... 22
11. Broward County Impact Fees (2006-2013) ........................................................................ 24
12. Analysis of Capital Outlay Allocations (FY09-FY13) ....................................................... 26
13. Five Year Estimated Construction Appropriations ............................................................ 28
14. New Student Total Cost Per Station ................................................................................... 30
15. Ancillary Facilities ............................................................................................................. 31
16. Bus Fleet Replacement Value ............................................................................................. 32
17. Broward County Property Values for 2013 ........................................................................ 34
18. Proceeds Derived From Millage ......................................................................................... 35
19. Past Payment Credit for Vacant and Agricultural Properties ............................................. 35
20. Net Funding Deficit Per New Student ................................................................................ 36
21. Recommended Countywide School Impact Fee Schedule ................................................. 38
22. Existing and Possible School Impact Fees Countywide and by Planning Area ................. 39
STUDENT GENERATION RATE/SCHOOL IMPACT FEE STUDY
TECHNICAL REPORT 1
JUNE 16, 2014
- iii -
TABLE OF CONTENTS (CONTINUED)
APPENDIX
LIST OF TABLES
A-1. Single Family Student Generation Rates by Planning Area .......................................... A-1
A-2. Townhouse, Duplex, and Villa Student Generation Rates by Planning Area ............... A-2
A-3. Garden Apartment Student Generation Rates by Planning Area .................................. A-3
A-4. Mid-Rise Student Generation Rates by Planning Area ................................................. A-4
A-5. High-Rise Student Generation Rates by Planning Area ................................................ A-5
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 1 --
I. EXECUTIVE SUMMARY
School Impact Fees provide important funding assistance to the Capital Building
Program of the Broward County School Board. This Study updates the Student
Generation Rate and current school impact fees, which are based on 2007 conditions to
2014 conditions.
Technical Report 1 address Deliverable #14 of the Contract Agreement requiring new
recommended Countywide Student Generation Rate and School Impact Fee Schedule.
The Report documents the methodology, data collection, data analysis and the resulting
conclusions of the 2014 Study. The 2014 results are compared to the 2007 Study. The
updated Student Generation Rates are used with a financial analysis of the Net Funding
Deficit Per New Student to provide a School Impact Fee Schedule by housing unit type
and bedroom mix. School Impact Fee Schedules are provided Countywide and by seven
(7) Planning Areas. The Student Generation Rate is utilized to determine the School
Impact Fee and not for projections of future students which are based on Certificates of
Occupancy.
Difficulties encountered in the 2007 Study and subsequent Study in 2010 was important
in shaping the methodology for this effort. The approved Broward County methodology
utilizes the Housing Types included in the Broward County Land Development Code.
Housing unit and student population characteristics require use of a housing data set of
recently constructed dwelling units and subsequent address matching of Public School
students to dwelling unit addresses. In the 2007 Study, the number of bedrooms of
matched housing units in the garden, mid-rise and high rise apartments were not always
known for the specific matched units. The overall building bedroom mix was used to
estimate the bedroom characteristics of matched units.
The 2010 Study utilized U.S. Census American Community Survey (ACS) 3 Year
microdata information to develop the Student Generation Rate (SGR). The housing unit
mix of the ACS differs from the Broward County Land Development Code and the
identification of garden, mid-rise and high rise apartments is not available. The 2010
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 2 --
Study also took place at a time with continued Public School enrollment declines and a
severe economic recession was underway. For these and other reasons, the 2010 Study
was not approved by the Broward County Commission.
This Study Methodology utilized a complete (100%) sampling of new housing units
completed between 2006 and 2013 using Certificates of Occupancy information, building
permit information, property information and school enrollment data from the Broward
County Department of Planning and Redevelopment Division, the Broward County
Property Appraiser and the Broward County Public Schools. This process is consistent
with the methodology utilized in the 2007 Broward County School Impact Fee Study.
The Broward County POSSE Permit and Licensing System Data Base was used to
provide an initial 2006-2013 housing data set. Broward County Property Appraiser’s
(BCPA) Property and Housing Data files were also used to identify housing units
constructed between 2006 through 2013. An extensive manual editing procedure was
performed to eliminate duplicate or incorrect information, provide information to listings
with missing data or provide new information on known residential units that were not
initially provided. The final housing data set totaled 24,467 residential units. The data
set was stratified countywide and by planning areas. Single family units accounted for
25% of the housing units. Townhouse, duplex and villa dwellings totaled 27% of the
housing units. Garden, mid-rise and high rise apartments made up 20%, 13.5% and 15%
respectively.
The Broward County School Board’s Portfolio Services Department of Demographics
and Student Assignments provided current address listing of all Public School students by
address. The student listing represented the 2013-2014 Benchmark Day enrollment. The
enrollment count included students in 229 Public Schools and centers. The 2013-2014
student membership totaled 262,563 students; 224,955 in Public Schools and centers;
and, 37,608 in Charter Schools. Charter students were not included in the address
matching effort.
Address matching of Public School students and the housing data set identified 6,078
Public School students in 3,910 dwelling units. The 2014 Student Generation Rate
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 3 --
(SGR) of all units is 0.248 Public School students per residential unit. This is a 16.5%
decrease from the 2007 Study. The 2014 Student Generation Rate (SGR) for the various
housing unit categories with a comparison to the 2007 Study follows:
Single Family: 0.434 SGR, a 7.1% decrease from 2007;
Townhouse/Duplex/Villa: 0.321 SGR, a 41.4% increase from 2007;
Garden Apartment: 0.227 SGR, a 22.6% increase from 2007;
Mid Rise Apartment: 0.048 SGR, a 3.2% increase from 2007; and,
High Rise Apartment: 0.019 SGR, almost a 400% increase from 2007.
Bedroom information was missing for approximately 900 matched dwelling units. The
information was generally confined to the townhouse/duplex/villa and garden apartment
categories. The bedroom information is needed to develop the School Impact Fee
schedule for the bedroom ranges in the Broward County Land Development Code. The
planning staffs of Broward County municipalities were contacted to assist in providing
the missing bedroom information. With the assistance of the municipalities, bedroom
information was obtained for 90% of the matched housing units.
The U.S. Census 2010-2012 American Community Survey 3 Year public use microdata
were also reviewed to assess its applicability for the Study’s SGR and School Impact Fee
analysis. The ACS includes both Public School and Charter School students. The
Charter School students cannot be removed from the analysis. While the ACS predicts a
higher SGR than the approved Broward County methodology using the CO Housing Data
Set, the limited sampling for school students and the inconsistencies with the housing
types in the Broward County Land Development Code, restricted its use in this Study.
Recent and projected financial information was obtained and reviewed to establish
revenue and expenditure levels for capital improvements. Historically, 28.8 million
dollars in school impact fees were collected between 2008-09 to 2012-13. The majority
of capital outlay revenue (92%) is derived from local sources, primarily the 1.5 mill
Capital Improvement Tax. The 5 Year School Board Capital Improvement Program
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 4 --
(CIP) totals 1.365 billon dollars. A major part of the CIP (55%) is oriented to payment of
the debt service for previously issued Certificates of Participation (COPs). The COPs
were used to fund school expansion and other capital improvement needs. Analysis of
the COPs revealed that 45% of the COP debt is related to capacity improvements.
Review of recent school improvement costs were performed to establish a New Student
Total Cost per Station of $28,800 for plant and land costs for different school types.
Ancillary school facilities costs were estimated to be $1,183 per new student. The cost
for the bus fleet was $618 per new student. For this Study, the total cost per new student
is $30,601. With the average SGR of 0.248 Public School students per unit, $7,589
would be required for each residential unit. It is estimated that 42.79% of the needed
funding is available from existing sources such as the State and the local Capital Millage,
leaving a Net Funding Deficit Per New Student of $17,693.
The Net Funding Deficit Per New Student multiplied times the SGR is the Maximum
Defensible School Impact Fee. The adopted School Impact Fee can be less but cannot
exceed the maximum. School Impact Fee Schedules were prepared. The current School
Impact Fee is based on the 2007 Study recommendation assessed at 75% with price
deflator adjustments (increases) of 5.1%. Comparisons of proposed and current
Countywide School Impact Fees per Table 21 are:
Single Family (3 or less bedrooms): $6,558 vs. $6,276, a 4.5% increase;
(4 or more bedrooms): $8,242 vs. $9,116, a 9.6% decrease;
TDV (2 or less bedrooms): $3,783 vs. $2,125, a 78% increase;
(3 or more bedrooms): $6,418 vs. $4,937, a 30% increase;
Garden Apartment (1 or less bedrooms): $358 vs. $1,906, an 81% decrease;
(2 bedrooms): $4,182 vs. $3,352, a 25% increase;
(3 or more bedrooms): $7,598 vs. $4,415, a 72% increase;
Mid-Rise (1 or less bedrooms): $279 vs. $811, a 66% decrease;
(2 or more bedrooms): $1,098 vs. $811, a 35% increase; and,
High-Rise (Average): $344 vs. $71, a 385% increase.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 5 --
A School Impact Fee schedule was also prepared for the seven (7) Planning Areas and
similar bedroom ranges as the countywide schedule above. Because the Planning Areas
are smaller subgroups of Broward County and may have unique and non-typical
situations, the School Impact Fee ranges for the Planning Areas varies widely. In some
instances, a smaller dwelling unit (with less bedrooms) may have a higher fee than a
larger unit with more bedrooms. For these reasons, the implementation of School Impact
Fees at the seven (7) Planning Areas is not recommended at this time.
Impact fees are a legally acceptable means for funding new capital needs created by new
development. The study results provide the foundation for assessing a proportionate
share of the costs of new capacity related to the new students associated with new
housing units. The recommended fee is less than maximum proportionate share supported
by the data. It is expected that the impact fees collected will be used to pay back the
portion of the COPs that funded the capacity improvements related to new growth. In
this way, the recommended school impact fees meet the tests of legal sufficiency.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 6 --
II. INTRODUCTION
The School Board of Broward County utilizes School Impact Fees as part of its overall
program of funding the Capital Building Program of the District. The School Impact Fee
Program was initiated in January 1979. The School Board engaged Walter H. Keller, Inc.
in December 2013 to update the Student Generation Rate and School Impact Fee
Schedule. The Study is based on a 100% sampling of new housing units. The new
Student Generation Rate will be used for the School Impact Fee Schedule and not for
projections of future students, which are developed, based on Certificates of Occupancy.
Draft Technical Report 1 documents the methodology, data collection, data analysis and
the resulting conclusions of the 2014 student generation rate analysis. The Report
discusses the Student Generation Rate development including discussions of the
Methodology, Definitions, Data Tables and the preliminary Student Generation Rate by
Housing Unit Types. The results are compared to the 2007 Student Generation Rate
Report.
Financial data is updated in Section IV of the Report. The Section provides a discussion
of the methodology, recent and projected revenue and capital expenses, establishes the
cost of a new student and the net deficit associated with the new student.
Section V of the Report, addresses the School Impact Fee Update and the Fee Schedule.
Technical Report 1 presents both Countywide and Planning Area School Impact Fees
utilizing the current four (4) Impact Fee Benefit Zones. The legal basis for the Broward
County School Impact is assessed.
The Final Section of the Report provides recommendations on changes to the Broward
County Land Development Code and suggestions on improving future efforts to update
the School Impact Fee.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 7 --
III. STUDENT GENERATION RATE
Methodology
The Study Methodology is predicated on utilizing a complete (100%) sampling of new
housing units completed between 2006 and 2013 using Certificates of Occupancy
information, building permit information, property information and school enrollment
data from the Broward County Department of Planning and Redevelopment Division, the
Broward County Property Appraiser and the Broward County Public Schools. This
process is consistent with the methodology utilized in the 2007 Broward County School
Impact Fee Study.
Broward County maintains a Permit and Licensing Data Base known as POSSE. POSSE
includes a wide variety of development information such as, the building permit date,
Certificate of Occupancy date, development name, dwelling unit type, site address,
municipal jurisdiction, zip code, number of units, number of bedrooms, Plat Book and
Page, Block number and Lot number. Information is entered into the system from
municipal and the County building departments. A formal request for POSSE
development information was submitted to the Development Management and
Environmental Review Section in January 2014 requesting all records for residential
structures with a building permit between January 1, 2006 and December 31, 2013 with
or without Certificate of Occupancy information.
The Development Management and Environmental Review Section compiled three sets
of data files covering the requested time frame. The files included approximately 17,400
records. After review of the initial data files, an additional request was submitted to
separate mid-rise and high rise units, which were combined in the initial data sets. The
mid-rise and high rise data was obtained in February 2014. Based on this preliminary
information, approximately 17,500 Certificates of Occupancy were identified. The
preliminary review revealed major work was needed to improve the reliability of the data
file. Work was initiated to eliminate duplicate information, add in missing data and
finalize the CO data.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 8 --
Broward County Property Appraiser’s (BCPA) Property and Housing Data files were also
requested to facilitate the refinement of housing units constructed between 2006 through
2013. The Geographic Information System (GIS) linkages in the Property Appraiser’s
Property and Housing data files were valuable for mapping and quality control. The
BCPA property files included both non-residential and residential classification and all
County parcels at the time of the data set. Efforts were initiated to restrict the data set to
residential uses and to the CO data time frame. It should be noted however, the
definitions of dwelling unit type in the BCPA data generally aligns with the U.S. Census
definitions and not the Broward County POSSE data set.
U.S. Census information was also used to facilitate the housing data reasonableness and
for use as a secondary basis for determining the Student Generation Rate. The American
Community Survey 3-Year Public Use Microdata Sample (PUMS) for 2010-2012 was
analyzed. Information compiled included: dwelling units constructed by year and number
of bedrooms; dwelling units by type and number of bedrooms; public school students by
unit type; and, number of bedrooms and public school students by unit type and bedrooms
since 2006.
The Broward County School Board’s Portfolio Services Department of Demographics and
Student Assignments provided current address listing of all public school students by
address. The student listing represented the 2013-2014 Benchmark Day enrollment,
which was collected on September 9, 2013. The enrollment count included students in
229 public schools and centers.
The resulting two data files, the final housing unit inventory of dwelling units completed
between 2006-2013 and the 2013-2014 student address listing, were electronically
compared and, when appropriate, public school students were matched to housing units.
The number of new residential units (constructed between 2006-2013) totaled
approximately 20,000 dwelling units after the initial editing. The housing unit inventory
includes units either as a single row (for single family and townhouse units), a series of
buildings (for multi-family developments) or a single building with multiple units. The
2013-2014 student membership file totaled 262,563 students; 224,955 in public schools
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 9 --
and centers; and, 37,608 in charter schools. Charter school students were not included in
the address matching effort.
Manual edit checks were continued to identify inappropriate address listings and to
manually correct the listing to improve the number of matches. As of April 7, 2014, the
housing data inventory totaled 27,600 units. Approximately 14% of the housing units
were matched to the September 9, 2013 Benchmark 14th Day student listing. Of this
amount, bedroom and apartment information was not provided for 910 dwelling units.
The missing bedroom information occurred primarily in the townhouse, duplex and villa
and garden apartment dwelling unit types.
Additional efforts were initiated to obtain the missing bedroom information from a variety
of sources. The first steps performed included research of the Property Appraiser website
and review of the School Board municipal CO listings to identify the development name
or current project name. Website searches were then used to find sales, rental, project or
site plan information. The next effort involved contacting the municipality’s contact
person relative to the municipal CO listing and requesting City assistance in obtaining the
missing bedroom information for the matched units.
Initial testing of this process was encouraging. Projects totaling 1,516 dwelling units were
assessed in detail. Initially, almost 60% of the units were without bedroom information or
were incorrectly classified. Seventy-nine (79) students were found in 69 units. Utilizing
the process described above, 97% of the bedrooms were identified for the units with
matched students. City assistance was important and beneficial in securing the bedroom
information. This assistance was requested from 22 municipalities to address the missing
bedroom information. With the help of the municipalities, approximately 70% of the
housing units with matched students and missing bedroom information were obtained and
included in the bedroom SGR analysis.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 10 --
Definitions
For the purposes of this Study, the following definitions are utilized in all tables and
narrative discussions.
Single Family.
One (1) dwelling unit, other than a mobile home, sharing no walls with another
dwelling unit.
Townhouse.
Three (3) or more attached dwelling units attached by a common party or firewall,
with each unit having two (2) or more residential stories (exclusive of parking levels)
and direct access from the ground floor.
Duplex.
Two (2) dwelling units, attached by a common party or firewall, in one (1) building.
Villa.
Three (3) or more dwelling units, attached by a common party or firewall, in a
building not exceeding one (1) residential story.
Garden Apartment.
Three (3) or more attached dwelling units in a two (2) or three (3) residential story
building with each unit being only one (1) story.
Mid Rise.
Four (4) or more attached dwelling units in a building with four (4) to eight (8)
residential stories (exclusive of parking levels).
High Rise.
Nine (9) or more attached dwelling units in a building with nine (9) or more
residential stories (exclusive of parking levels).
Mobile Home.
"Mobile home" has the same meaning given in Section 320.01(2), Florida Statutes,
and includes only those mobile homes in which permanent residential habitation is
permitted by applicable land development regulations.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 11 --
Data Tables
Table 1 provides Housing Unit, Resident Population and Public School Student growth
trends since 2000. The enrollment for Public School Students (K-12 & Centers) is for the
Benchmark Day as reported by the Office of Portfolio Services. The Housing unit
estimates were obtained from the U.S. Census for July 1 in the calendar year. The
Resident Population is taken from the University of Florida’s Bureau of Economic and
Business Research (BEBR) population estimates for April 1 in the calendar year.
The calendar year on the following page is the first year of the Fiscal Year in Table 1.
For example, for Fiscal Year 2001, the calendar year would be 2000. Future projections
from 2015 through 2021 are noted in blue.
School Impact Fees are only collected for the Public School facilities. For this reason,
the totals for Public School Students in Table 1 do not include Charter School or Private
School Students.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 12 --
Table 1 – Housing, Population & Public Student Trends
2016-2017
2017-2018
2018-2019
2019-2020
2020-2021
2015-2016
2004-2005
2005-2006
2006-2007
2007-2008
2008-2009
2009-2010
2010-2011
2011-2012
2012-2013
2013-2014
2014-2015
2003-2004
Fiscal Year
2000-2001
2001-2002
2002-2003
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 13 --
Regional Planning Areas
The 2007 School Impact Fee Study included analysis using the Broward County Planning
Council’s Regional Planning Areas. The 2014 Study updates the Planning Areas based
on the School Board’s High School Innovation Zones and the Broward MPO 2014
Traffic Analysis Zones. The updated Regional Planning Areas for this Study are
provided in Figure 1 on the following page. Table 2 summarizes the dwelling units
constructed and given Certificate of Occupancy between January 1, 2006 and December
31, 2013 as derived from the CO Housing Unit development process.
Table 2 – New Dwelling Units by Type and Planning Area 2006-2013
The percentage of new residential dwelling units by Planning Area (PA) within Broward
County in the January 2006 to December 2013 time frame is shown in Table 3 on Page
10. Table 3 reveals that the greatest number of single family units were constructed in
the Southwest PA (30.5%) followed by the Northwest PA (20%). The Southwest PA also
has the largest percentage of townhouse/duplex/villa and garden apartment unit growth:
27.3% for townhouses; and, 32.8% for garden apartments. The growth in mid-rise and
high-rise apartments was greatest in the Southeast and East Central Planning Areas.
Planning Townhouse Garden
Area All Single Family Duplex-Villa Apartment Mid Rise High Rise
NW 1,923&&& 1,202&&& 595&&& 62&&& 64&&& 0&&&
NE 3,308&&& 638&&& 967&&& 1,149&&& 304&&& 250&&&
C 2,469&&& 207&&& 1,284&&& 313&&& 665&&& 0&&&
WC 2,234&&& 574&&& 234&&& 257&&& 452&&& 717&&&
EC 4,905&&& 1,045&&& 1,070&&& 915&&& 1,118&&& 757&&&
SW 5,241&&& 1,832&&& 1,798&&& 1,611&&& 0&&& 0&&&
SE 4,387&&& 506&&& 648&&& 604&&& 700&&& 1,929&&&
Countywide 24,467&&& 6,004&&& 6,596&&& 4,911&&& 3,303&&& 3,653&&&
Source: Walter H. Keller, Inc.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 14 --
Figure 1 – Planning Areas
Planning Areas
NW
WC
NE
SE
C
EC
SW
NW
Proposed Planning Area
Innovation Zone
Traffic Zone
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 15 --
Table 3 – Percentage of New Dwelling Units by Type and Region
Single family and townhouse dwelling units generally have more bedrooms than multi-
family units. For example, single family units have 4 or more bedrooms 66% of the time
while townhouses have 3 or more bedrooms 72% of the time. Multi-family units (garden,
mid rise and high rise) have 2 bedrooms approximately 49% of the time. Table 4 lists the
percent of bedrooms by dwelling unit types between January 2006 and December 2013.
Table 4 – Number Bedrooms by Type of Unit
Planning Townhouse Garden
Area All Single Family Duplex-Villa Apartment Mid Rise High Rise
NW 7.9% 20.0% 9.0% 1.3% 1.9%
NE 13.5% 10.6% 14.7% 23.4% 9.2% 6.8%
C 10.1% 3.4% 19.5% 6.4% 20.1%
WC 9.1% 9.6% 3.5% 5.2% 13.7% 19.6%
EC 20.0% 17.4% 16.2% 18.6% 33.8% 20.7%
SW 21.4% 30.5% 27.3% 32.8%
SE 17.9% 8.4% 9.8% 12.3% 21.2% 52.8%
Source: Walter H. Keller, Inc.
Unit Type Bedrooms Percentage
Single Family 3 or less 33.7%
4 or more 66.3%
Townhouse-Duplex-Villa 1 or less 0.8%
2 26.7%
3 or more 72.5%
Garden Apartment 1 or less 25.2%
(3 floors or less) 2 51.4%
3 or more 23.4%
Mid Rise 1 or less 30.7%
(4 to 8 floors) 2 or more 69.3%
High Rise 1 or less 18.9%
(9 floors or more) 2 or more 81.1%
Source: Walter H. Keller, Inc.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 16 --
Student Generation Rate With Housing Data Set
The methodology presented in the prior Section described the process for developing the
Student Generation Rate. The Student Generation Rates were developed using the
definitions from Page 10 for each housing unit type by bedroom and by grade level. The
methodology for this Study utilizes the universe of new (constructed over 2006-2013)
Broward County residential units, a total of 24,467. The 2013-2014, 14th Day
Benchmark student membership file of 224,955 Public School students (including
Centers) was addressed by matching against the street address of each new residential
unit after appropriate address format cleanup. This result is often referred to as a 100
percent sample since all Broward County School District students are being examined to
see how many live in the universe of new housing constructed in the county over the
specified time period.
The housing file includes all new residential construction in the Broward County and thus
both files can be conceptualized as complete counts. No specific sampling design is used
thus the results of the address matching can be viewed as representing the parameters of
interest for that time period (2006-2013) and geographic area (Broward County). In
simple terms, the derived students per housing unit multipliers are the county average for
each sub-classification of housing type defined in the new housing inventory file by
grade or school level (as desired). The breakout of the multipliers by school level,
housing type, number of bedrooms, or any other attribute that is available in the
addressed matched data file is also based on the complete count with respect to new
housing built from 2006-2013 in Broward County. The results represent a tabulation, not
estimates, derived from a sample of new housing.
The countywide Student Generation Rate analysis by dwelling unit type, bedrooms and
school level are provided in Table 5 rounded to 3 digits. Table 5 also includes a
comparison with the 2007 student generation rates. Table 6 provides comparisons to the
updated Planning Areas. Student Generation Rates by Planning Area are provided on
separate sheets in the Appendix (see Tables A-1 through A-5).
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 17 --
Table 5 – Student Generation Rate (2014 vs. 2007)
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
3 or less 0.175 0.173 0.077 0.091 0.096 0.107 0.348 0.371
4 or more 0.240 0.232 0.124 0.111 0.140 0.122 0.504 0.466
Average 0.225 0.212 0.113 0.105 0.129 0.117 0.467 0.434
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
1 or less 0.028 0.060 0.000 0.000 0.000 0.000 0.028 0.060
2 0.058 0.109 0.026 0.049 0.034 0.056 0.118 0.214
3 or more 0.126 0.177 0.061 0.076 0.084 0.110 0.271 0.363
Average 0.106 0.158 0.051 0.068 0.070 0.095 0.227 0.321
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
1 or less 0.055 0.013 0.023 0.003 0.029 0.004 0.107 0.020
2 0.093 0.136 0.039 0.056 0.053 0.044 0.185 0.236
3 or more 0.120 0.193 0.055 0.113 0.069 0.123 0.244 0.429
Average 0.093 0.118 0.040 0.056 0.052 0.053 0.185 0.227
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Studio 0.027 0.008 0.011 0.004 0.008 0.004 0.046 0.016
1 0.027 0.008 0.011 0.004 0.008 0.004 0.046 0.016
2 0.027 0.028 0.011 0.013 0.008 0.021 0.046 0.062
Average 0.027 0.022 0.011 0.010 0.008 0.015 0.046 0.048
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Studio 0.002 0.001 0.001 0.001 0.001 0.000 0.004 0.003
1 0.002 0.001 0.001 0.001 0.001 0.000 0.004 0.003
2 or more 0.002 0.012 0.001 0.004 0.001 0.006 0.004 0.023
Average 0.002 0.010 0.001 0.004 0.001 0.005 0.004 0.019
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
Land
Development
Code (current)
2014
Study
Update
1 or less 0.084 ** 0.083 ** 0 ** 0.167 **
2 0.084 ** 0.083 ** 0 ** 0.167 **
3 or more 0.182 ** 0.182 ** 0 ** 0.364 **
Average 0.084 ** 0.083 ** 0 ** 0.167 **
Source: SBBC School Boundaries and Broward County Department of Planning and Environmental Protection
Notes: * No students observed in sample; ** Not sampled or identified in survey
SGR Results Rounded to 3 Digits For Comparison Purposes Only.
See Tables 21, 22, & Appendix Tables A-1 to A-5 for Higher Specificity.
MOBILE HOME
Bedrooms
Elementary
Middle
High
Total
HIGH RISE
Bedrooms
Elementary
Middle
High
Total
MID RISE
Bedrooms
Elementary
Middle
High
Total
GARDEN APARTMENT
Bedrooms
Elementary
Middle
High
Total
TOWNHOUSE • DUPLEX • VILLA
Bedrooms
Elementary
Middle
High
Total
SINGLE FAMILY
Bedrooms
Elementary
Middle
High
Total
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 18 --
2007 2014
Countywide Countywide 2014 2014 2014 2014 2014 2014 2014
Number of Generation Generation NW NE WC C EC SW SE
Dwelling Unit Type Bedrooms Rates Rates SGR SGR SGR SGR SGR SGR SGR
Single Family Home 3 or less 0.348 0.371 0.252 0.472 0.513 0.407 0.356 0.306 0.453
4 or more 0.504 0.466 0.691 0.414 0.260 1.112 0.178 0.479 0.276
Average 0.467 0.434 0.647 0.440 0.277 0.710 0.269 0.419 0.377
Townhouse, Duplex, Villa 1 or less 0.028 0.060 0.000 1.000 0.000 0.000 0.025 0.000 0.000
2 0.118 0.214 0.427 0.287 0.118 0.277 0.079 0.158 0.273
3 or more 0.271 0.363 0.830 0.336 0.253 0.331 0.276 0.286 0.404
Average 0.227 0.321 0.746 0.331 0.244 0.316 0.206 0.249 0.341
Garden Apartments 1 or less 0.107 0.020 0.000 0.014 0.041 0.000 0.011 0.029 0.038
2 0.185 0.236 0.125 0.376 0.173 0.135 0.140 0.231 0.227
3 or more 0.244 0.429 0.000 0.647 0.214 0.344 0.249 0.349 0.481
Average 0.185 0.227 0.097 0.351 0.140 0.137 0.122 0.202 0.313
Mid-Rise (4-8 Stories) 1 or less n.a. 0.016 0.000 0.023 0.014 0.007 0.025 0.000 0.007
2 or more n.a. 0.062 0.797 0.042 0.071 0.044 0.046 0.000 0.005
Average 0.046 0.048 0.797 0.036 0.053 0.036 0.039 0.000 0.006
High-Rise (9 or + Stories) 1 or less 0.004 0.003 0.000 0.000 0.006 0.000 0.000 0.000 0.003
2 or more 0.004 0.023 0.000 0.000 0.007 0.000 0.020 0.000 0.012
Average 0.004 0.019 0.000 0.000 0.056 0.000 0.016 0.000 0.010
Source: Walter H. Keller, Inc.
Note: SGR Results Rounded to 3 Digits for Comparison Purposes Only. See Tables 21, 22 & Appendix Tables A-1 through A-5 for Greater Specificity.
Table 6 - Student Generation Rates Countywide and by Planning Area
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 19 --
Student Generation Rate With American Community Survey
While the preferred approach to developing the Student Generation Rate is based on
using a housing data set consistent with the Broward County Land Development Code, an
analysis was also performed using the U.S. Census 2012 American Community Survey.
Table 7 provides housing unit trends as provided by the U.S. Census American
Community Survey 3 Year Public Use Microdata Sampling for 2010-2012. This
information indicates the number of units constructed between 2006 and 2012 by the
number of bedrooms in Broward County. Note, this Table is a sampling and does not
include 2013 information.
Table 7 – Dwelling Units by Year and Bedrooms
The American Community Survey (ACS) estimates 23,328 dwelling units were
constructed between 2006 and 2012.
% of
0 1 2 3 4 5+ Total Total
366 1,585 2,247 1,605 556 206 6,565 0.8%
487 2,193 4,655 2,735 615 128 10,813 1.3%
2,380 10,948 25,555 28,566 4,846 1,052 73,347 9.0%
3,146 24,386 47,929 36,577 9,530 1,489 123,057 15.2%
3,273 43,859 103,516 48,714 15,846 2,510 217,718 26.9%
2,577 21,961 69,271 40,251 14,595 2,044 150,699 18.6%
1,225 11,643 35,863 46,464 29,232 7,904 132,331 16.3%
595 6,304 17,151 20,016 12,681 6,272 63,019 7.8%
404 1,395 3,117 2,833 1,404 612 9,765 1.2%
14,453 124,274 309,304 227,761 89,305 22,217 787,314 97.1%
2% 16% 39% 29% 11% 3%
11 1,222 2,433 2,362 805 665 7,498 0.9%
226 864 2,515 2,268 587 296 6,756 0.8%
35 882 1,653 1,110 224 453 4,357 0.5%
53 617 952 566 100 97 2,385 0.3%
0 196 478 544 309 20 1,547 0.2%
26 0 181 225 115 0 547 0.1%
0 0 90 50 98 0 238 0.0%
351 3,781 8,302 7,125 2,238 1,531 23,328 2.9%
2% 16% 36% 31% 10% 7%
14,804 128,055 317,606 234,886 91,543 23,748 810,642
2% 16% 39% 29% 11% 3%
Source: American Community Survey - 3 Yr Public Microdata Sample for 2010-2012
Walter H. Keller, Inc.
Year Unit Built
Bedrooms
Grand Total
% of Grand Total
2011
2012
1990 to 1999
2000 to 2004
Subtotal
% of Subtotal
Subtotal
% of Subtotal
1939 or earlier
1940 to 1949
1950 to 1959
2008
2009
2010
1960 to 1969
1970 to 1979
1980 to 1989
2005
2006
2007
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 20 --
Table 8 provides Public School Students by Bedrooms as provided by the U.S. Census
American Community Survey 3 Year Public Use Microdata Sampling for 2010-2012.
The Public School Students includes both Public School and Charter School Students.
Note, the Table does not include 2013 information.
Table 8 – Public School & Charter School Students by Bedrooms (2012)
Table 9 provides Public School Students by Bedrooms in dwelling units built since 2006
as provided by the U.S. Census American Community Survey 3 Year Public Use
Microdata Sampling for 2010-2012. The Public School Students includes both Public
School and Charter School Students. As previously mentioned, this Table is a sampling
and does not include 2013 information.
Table 9 – Public School & Charter School Students by Bedrooms (2006-2012)
% of
0 1 2 3 4 5+ Total Total
Mobile home or trailer 0 0 1,397 2,886 524 200 5,007 1.9%
One-family house detached 399 182 11,817 72,869 50,978 17,357 153,602 59.5%
One-family house attached 19 138 6,328 15,029 2,054 183 23,751 9.2%
2 Apartments 108 484 3,993 4,152 181 202 9,120 3.5%
3-4 Apartments 78 1,101 7,737 4,174 809 514 14,413 5.6%
5-9 Apartments 91 1,132 7,640 5,423 214 0 14,500 5.6%
10-19 Apartments 178 1,447 8,758 5,316 76 59 15,834 6.1%
20-49 Apartments 0 1,182 8,572 3,178 125 0 13,057 5.1%
50 or more apartments 0 1,157 5,311 1,974 278 0 8,720 3.4%
Boat, RV, van, etc. 0 0 29 191 0 0 220 0.1%
873 6,823 61,582 115,192 55,239 18,515 258,224
0.3% 2.6% 23.8% 44.6% 21.4% 7.2%
Source: American Community Survey - 3 Yr Public Microdata Sample for 2010-2012
Walter H. Keller, Inc.
Unit Type
Total
% of Total
Bedrooms
% of
0 1 2 3 4 5+ Total Total
Mobile home or trailer 0 0 0 285 42 0 327 3.3%
One-family house detached 0 0 257 693 1,227 1,214 3,391 44.1%
One-family house attached 0 0 365 1,328 76 0 1,769 19.9%
2 Apartments 0 0 374 0 0 0 374 3.8%
3-4 Apartments 0 0 213 172 0 0 385 3.9%
5-9 Apartments 0 0 183 60 0 0 243 4.0%
10-19 Apartments 0 0 669 326 0 0 995 11.0%
20-49 Apartments 0 0 382 231 0 0 613 6.3%
50 or more apartments 0 162 41 73 0 0 276 3.5%
Boat, RV, van, etc. 0 0 0 0 0 0 0 0.0%
0 162 2,484 3,168 1,345 1,214 8,373
0.0% 1.7% 26.2% 36.9% 16.5% 18.7%
Source: American Community Survey - 3 Yr Public Microdata Sample for 2010-2012
Walter H. Keller, Inc.
Total
% of Total
Bedrooms
Unit Type
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 21 --
The ACS information in Table 9 estimates 8,373 Public School and Charter School
students are generated by the 23,328 dwelling units reported in Table 7. In the 2013-14
calendar year, Public School students (including Centers) accounted for approximately
87% of the total students with Charters School students at 13%. Public School Students
(without Charter School students) would equate to 7,285 students in Table 9.
Unfortunately, the ACS does not allow removal of Charter School students from the
analysis.
The American Community Survey’s dwelling unit types are also not consistent with the
Broward County Land Development Code for garden apartments, mid-rise apartments
and high-rise apartments. The ACS apartment descriptions are by set groups of
apartments per building.
The difficulties in using the American Community Survey restricted the development of
School Impact Fee rates for several reasons. First, the inability to remove the Charter
School students from the student totals presented an incorrect estimate. Secondly, the
unit type descriptions were not consistent with the dwelling unit types in the Broward
County Land Development Code. For example, the Code includes garden apartments,
mid rise apartments and high rise apartments. The ACS lists multi-family units by the
number of units per building. The number of floors is not available. For these reasons,
the preparation of School Impact Fees using the ACS were not pursued.
Preliminary countywide Student Generation Rates per the 2012 American Community
Survey are provided in Table 10 for Public School and Charter School Students.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 22 --
Table 10 – Preliminary Countywide Student Generation Rate – American Community Survey
Land
Development
Code (current)
2014
Study
Census
Land
Development
Code (current)
2014
Study
Census
Land
Development
Code (current)
2014
Study
Census
Land
Development
Code (current)
2014
Study
Census
3 or less 0.175 0.173 0.077 0.217 0.096 0.229 0.348 0.618
4 or more 0.240 0.413 0.124 0.108 0.140 0.176 0.504 0.697
Average 0.225 0.340 0.113 0.141 0.129 0.192 0.467 0.673
Land
Development
Code (current)
2014
Study
Census
Land
Development
Code (current)
2014
Study
Census
Land
Development
Code (current)
2014
Study
Census
Land
Development
Code (current)
2014
Study
Census
1 or less 0.028 0.000 0.000 0.000 0.000 0.000 0.028 0.060
2 0.058 0.070 0.026 0.094 0.034 0.186 0.118 0.350
3 or more 0.126 0.174 0.061 0.182 0.084 0.134 0.271 0.490
Average 0.106 0.134 0.051 0.148 0.070 0.151 0.227 0.433
Land
Development
Code (current)
2014
Study
Census
Land
Development
Code (current)
2014
Study
Census
Land
Development
Code (current)
2014
Study
Census
Land
Development
Code (current)
2014
Study
Census
1 or less 0.055 0.021 0.023 0.013 0.029 0.022 0.107 0.056
2 0.093 0.149 0.039 0.017 0.053 0.090 0.185 0.256
3 or more 0.120 0.199 0.055 0.045 0.069 0.120 0.244 0.364
Average 0.093 0.117 0.040 0.021 0.052 0.074 0.185 0.212
Source: American Community Survey - 3 Yr Microdata Sample for 2010-2012
MULTI-FAMILY
Bedrooms
Elementary
Middle
High
Total
TOWNHOUSE • DUPLEX • VILLA
Bedrooms
Elementary
Middle
High
Total
SINGLE FAMILY
Bedrooms
Elementary
Middle
High
Total
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 23 --
IV. UPDATED FINANCIAL DATA
Methodology
This Section of the Study describes the methodology for collecting and analyzing key
Broward County School Board financial data. A major portion of the financial data
presented in this section was obtained from the Capital Budget Department, School
Board of Broward County, Florida.
The School Board of Broward County utilizes a mixture of local, state and federal
funding sources to provide the necessary funds to operate, maintain and provide needed
school facilities. The first portion of the financial section identifies the revenue sources
available and recent funding trends for capital projects including millage (local property
taxes), from the State of Florida, school impact fees and voter approved bond issues.
The need and cost for needed school plant facilities are projected based on the projection
of student enrollment by grade level and the number of student stations for school types.
The cost of school plant facilities are computed based on recent land acquisition costs and
the design, construction and equipment costs for new schools. The end result of this
analysis is the average cost per new student.
An evaluation is performed to project the future availability of construction funds from
local property taxes and revenue from the State of Florida to identify appropriate credits
that should be assigned. Capital construction cost credits is determined for property
taxes, State funding and past payments. The resulting credits are subtracted from the
average cost per new student to arrive at the average net funding deficit per new student.
The average net funding deficit per new student is multiplied by the student generation
rates calculated in Table 5 to identify the School Impact Fee for various types of units
and bedroom ranges.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 24 --
Fiscal Year A
B
C D
2008-09 $ 41,213 $ 354,040 $ 57,647 $ 44,825 $ 497,725
2009-10 $ 145,314 $ 483,027 $ 57,949 $ 1,553,321 $ 2,239,611
2010-11 $ 832,315 $ 1,330,340 $ 384,148 $ 2,306,660 $ 4,853,463
2011-12 $ 2,991,979 -$ 24,901 $ 2,110,756 $ 1,247,252 $ 6,325,086
2012-13 $ 5,258,143 $ 1,387,394 $ 3,421,048 $ 4,783,126 $ 14,849,710
$ 9,268,964 $ 3,529,901 $ 6,031,547 $ 9,935,184 $ 28,765,595
Source: Capital Budget Department, School Board of Broward County, FL
Impact Fee Benefit Zone
Totals
Capital Revenue Sources
Millage
Local property taxes provide the largest revenue component for the capital revenue
stream. Current Florida Statutes allow a local school district to levy from 0 to 1.5 mills
for capital and maintenance needs. In the 2013 – 2014 school year, Broward County’s
Property Appraiser adjusted taxable value was 141.425 billion dollars. The 1.5 mill tax
provided 204.5 million dollars for Capital Projects was based on a 95% assessment level.
Capital Outlay and Debt Service (CO&DS)
A source of State revenue is a portion of the revenues derived from the licensing of motor
vehicles and mobile homes. The state constitution provides that the first proceeds of
revenues derived from such licensing are placed in the District Capital Outlay and Debt
Service Trust Fund and used for capital outlay projects of school districts and community
colleges. The revenue is distributed annually based on the constitutional formula.
School Impact Fees Collected
School impact fee revenue collections provided 28.8 million dollars to the School Board
of Broward County between the FY 2009 and FY 2013 school years ending on June 30th.
Table 11 provides the school impact fee collections by year and Impact Fee Benefit Zone.
Note, the amounts include interest and are rounded to the nearest dollar.
Table 11 – Broward County School Impact Fees (2006 – 2013)
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 25 --
Other Revenues
The School Board of Broward County also utilizes Certificates of Participation (COPs) to
meet its capital needs. The proceeds of the COPs are used to pay for new and replacement
construction of educational facilities, land, equipment and buses under a lease purchase
agreement. The Board may also get voter approval to issue General Obligation Bonds
(GOBs) that the State of Florida authorizes and Capital Outlay Bond Issues (COBIs).
Table 12 on the following page, summarizes the five year funding of the District’s Capital
Outlay efforts between 2008-2009 through 2012-2013. As can be observed from the
Table, local sources accounted for almost 92% of the funding for Capital Outlay efforts
over the last five years. State funds accounted for 7.45 % of the funding.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 26 --
Source of Funding 2008-09 2009-10 2010-11 2011-12 2012-13 TOTAL %
Federal Revenue
Federal Direct $6,222,208.39 $93,632.61 $2,821,962.08 $194,066.30 $9,331,869.38 0.61%
State Revenue
State Sources $37,429,151.62 $22,599,459.28 $17,023,267.16 $18,403,108.56 $18,341,032.47 $113,796,019.09 7.45%
Local Revenue
Millage & interest $297,268,501.66 $228,390,881.00 $197,382,510.23 $194,510,606.57 $196,925,607.53 $1,114,478,106.99 73.00%
Long Term Bonds $1,190,929.37 $1,190,929.37 0.08%
Loans & interest $11,749,660.55 $8,902,011.69 $5,031,765.00 $25,683,437.24 1.68%
COPs & interest $133,963,000.00 $51,645,000.00 $185,608,000.00 12.16%
Discounts on COPs -$815,735.60 -$815,735.60 -0.05%
Proceeds: Sale of Capital Assets $3,211,623.81 $626,105.94 $2,001,649.26 $2,678,478.69 $413,740.56 $8,931,598.26 0.59%
Loss Recoveries $197,609.08 $7,116,278.11 $2,288,986.74 $89,777.21 $2,790,814.00 $12,483,465.14 0.82%
Other Local Sources $28,089,908.25 $4,719,361.20 $6,832,666.52 $6,965,475.04 $9,429,906.65 $56,037,317.66 3.67%
Subtotal $473,664,567.75 $249,754,637.94 $261,341,742.12 $204,244,337.51 $214,591,833.74 $1,403,597,119.06 91.94%
TOTAL * $517,315,927.76 $272,354,097.22 $278,458,641.89 $225,469,408.15 $233,126,932.51 $1,526,725,007.53 100.00%
Source: Capital Budget Department, School Board of Broward County, Florida
Federal Percent 0.61%
State Percent 7.45%
Local Percent 91.94%
NOTES:
* Proceeds of refinancing transactions, interfund transfers, non-recurring sources, non-construction revenues
and impact fees have been excluded from the above analysis.
Table 12 - Analysis of Capital Outlay Allocations (FY09 - FY13)
Analysis of Capital Outlay Allocations
2008-09 TO 2012-13
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 27 --
Five Year Capital Improvement Program
The School Board’s Capital Improvement Program is largely funded by the Capital
Millage Tax. The Capital Millage was previously reduced by the legislature from 2 mills
to 1.5 mills. A significant portion of the Program includes payments towards the debt
service of the recent building program. Other efforts to be considered in the CIP include
improvement in technology in the classroom, buses and school equipment. Table 13
details the appropriations in the Program.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 28 --
Table 13 - Five Year Estimated Construction Appropriations
Five Year Estimated Construction Appropriations
2013-14 - 2017-18
5 Year
Appropriation
2013-14 2014-15 2015-16 2016-17 2017-18 Total %
COPs Debt Service $ 149,437,000 $ 149,350,000 $ 151,012,000 $ 150,872,000 $ 156,257,000 $ 756,928,000 55.5%
Equipment Leases $ 9,346,000 $ 7,533,000 $ 5,675,000 $ 5,048,000 $ 4,422,000 $ 32,024,000 2.3%
Bldg Leases & Real Estate Costs $ 2,495,000 $ 803,000 $ 752,000 $ 756,000 $ 765,000 $ 5,571,000 0.4%
Facilities/Capt Salaries & Mgmt Fees $ 15,500,000 $ 15,500,000 $ 15,500,000 $ 15,500,000 $ 15,500,000 $ 77,500,000 5.7%
Charter School Xfr (State Flow Thru) $ 16,000,000 $ 16,000,000 $ 16,000,000 $ 16,000,000 $ 16,000,000 $ 80,000,000 5.9%
Capital Improvements $ 7,600,000 $ 7,600,000 $ 7,600,000 $ 7,600,000 $ 7,600,000 $ 38,000,000 2.8%
Maintenance Transfer $ 59,025,000 $ 59,025,000 $ 59,025,000 $ 59,025,000 $ 59,025,000 $ 295,125,000 21.6%
Other Projects $ 45,786,000 $ 9,725,000 $ 7,637,000 $ 2,780,000 $ 13,601,000 $ 79,529,000 5.8%
Total Appropriations $ 305,189,000 $ 265,536,000 $ 263,201,000 $ 257,581,000 $ 273,170,000 $ 1,364,677,000
Source: Adopted District Educational Facilities Plan Fiscal Years 2013-14 through 2017-18.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 29 --
Total School Plant and Land Costs
Recent Broward County school plant costs are reported in the State of Florida
Department of Revenue yearly School Plant Cost of Construction Reports. A review of
the annual listings between 2007 and 2012 produced a listing of school improvements.
The listing was separated into the various school types: elementary, middle, high schools,
and Centers.
The land value for each location was obtained from the Broward County Property
Appraiser for 2014. In order to account for the distribution of enrollment in different
school levels, a ratio was developed based on the projected enrollment in Broward
County Public Schools for 2018-19. Table 14 provides the New Student Total Cost per
Station incorporating the plant cost, 2014 land value and the ratio of future enrollment.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 30 --
Year
2010
2009
2009
2008
2007
2010
2009
2009
2008
2011
New Student Total Cost per Station =
Source: Florida Department of Education - Construction Cost Reports
Broward County Property Appraiser
Walter H. Keller, Inc.
Notes: Plant Cost for Year 2007 is based on the Construction Contract awarded between 1/2006 through 12/31/2007.
Plant Costs for all other Years except 2007 are for Construction Contracts completed between January 1 through 12/31 of the Noted Year.
Land Vaues are based on Broward County Property Appraiser's Website Valuation as of May 2014.
Table 14 - New Student Total Cost Per Station
School Name
Discovery Elementary
Blanche Ely High
Western High
Nova Middle
Apollo Middle
Pines Middle
Norcrest Elementary
Heron Heights Elementary
Cypress Run Educ Ctr
Lanier James Educ Ctr
753 $17,873,566 $23,736 $17,873,566 $23,736 $923,460
900 $26,576,521 $29,529 $26,606,106 $29,562 $1,884,291
0.308 1,653 $26,908 $1,699
425 $6,484,512 $15,258 $6,484,512 $15,258 $2,630,286
308 $14,560,058 $47,273 $14,561,128 $47,276 $903,520
1,785 $32,434,913 $18,171 $33,437,581 $18,733 $2,552,730
0.124 2,518 $21,637 $2,417
866 $24,467,358 $28,253 $24,467,358 $28,253 $1,133,517
954 $28,571,361 $29,949 $28,656,237 $30,038 $7,656,510
1,000 $29,369,374 $29,369 $29,369,374 $29,369 $4,182,170
0.452 2,820 $29,253 $4,600
242 $16,666,339 $68,869 $16,798,969 $69,417 $3,789,950
262 $12,187,686 $46,518 $12,412,686 $47,377 $1,363,272
0.025 504 $57,960 $10,225
New Student Total Cost per Station = $28,800
Florida Department of Education - Construction Cost Reports
Broward County Property Appraiser
Plant Cost for Year 2007 is based on the Construction Contract awarded between 1/2006 through 12/31/2007.
Plant Costs for all other Years except 2007 are for Construction Contracts completed between January 1 through 12/31 of the Noted Year.
Land Vaues are based on Broward County Property Appraiser's Website Valuation as of May 2014.
Table 14 - New Student Total Cost Per Station
Enrollment
to School
Type Ratio
Student
Stations
Total Facility
Cost
Cost Per
Student
Station
Total Plant
Cost
Plant Cost Per
Student
Station
Land Value
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 31 --
Ancillary Facilities
The School Board of Broward County has a mixture of administrative, operations and
maintenance facilities providing for the day-to-day operation of the school system.
Information was obtained from the current Schedule of Values for 2014-2015.
Information on Land Value of each location was obtained from the Broward County
Property Appraiser’s Website as of May 2014. Table 15 provides the inventory of the
Ancillary Facilities and the Ancillary Cost per New Student.
Table 15 – Ancillary Facilities
1 $4,663,560 $3,372,000 $415,000 $164,000 $8,614,560
2 $2,681,830 $2,495,570 $766,000 $362,000 $6,305,400
3 $360,000 $610,000 $50,000 $25,000 $1,045,000
4 $1,075,950 $6,331,330 $1,200,000 $8,607,280
5 - $100,000 $100,000
6 $1,217,700 $4,725,000 $675,000 $6,617,700
7 $5,216,320 $3,648,000 $656,000 $25,000 $9,545,320
8 - $1,705,000 $69,000 $28,000 $1,802,000
9 $3,905,000 $13,818,000 $3,126,000 $85,000 $20,934,000
10 $2,551,527 $5,266,000 $841,000 $748,000 $9,406,527
11 $4,667,170 $2,644,000 $346,000 $207,000 $7,864,170
12 - $1,901,000 $304,000 $36,000 $2,241,000
13 $152,024 $2,499,000 $128,000 $153,000 $2,932,024
14 $1,306,800 $961,000 $105,000 $65,000 $2,437,800
15 - $1,526,000 $262,000 $500,000 $2,288,000
16 $450,000 $1,985,000 $324,000 $33,000 $2,792,000
17 $2,890,330 $64,391,000 $7,391,000 $195,000 $74,867,330
18 $8,329,550 $4,190,000 $563,000 $208,000 $13,290,550
19 $9,272,040 $4,536,000 $168,000 $0 $13,976,040
20 $2,472,410 $14,345,000 $1,936,000 $145,000 $18,898,410
21 $1,274,420 $6,464,000 $1,386,000 $26,000 $9,150,420
22 $2,192,030 $1,154,000 $169,000 $282,000 $3,797,030
23 $2,462,060 $7,975,000 $1,069,000 $44,000 $11,550,060
24 $878,000 $5,933,000 $935,000 $0 $7,746,000
25 $6,295,520 $7,388,000 $1,287,000 $565,000 $15,535,520
Total Replacement Value for Ancillary Facilities = $262,344,141
Cost For Ancillary Facilities Per New Student = $1,183
Source: Broward County School Board Schedule of Values 2014-2015
Facility Planning & Real Estate Department, Broward County School Board
Broward County Property Appraiser
Walter H. Keller, Inc.
Twin Lakes Adm Office
S Area Portable Annex (SW 172nd Ave)
W Central Bus Compound
SW Area Bus Complex
Technology & Support Serv Facility
N Area Maint & Warehouse
South Area Maintenance Office
TSSC Annex (Including the Bank)
Kathleen C Wright Adm Complex
S Area Administration Portable Annex
Pompano Administrative Center
Dillard Community Ctr (Museum)
Twin Lakes Warehouse & Transportation
BECON Administration
N Area Bus Complex
ESE Title 1
Community School North
N Area Bus Garage
S Area Bus Garage
Twin Lakes Annex
No.
Physical Plant Operations - Zone 2
Land Value
Bldg Value
Contents
Imprvmts
Total Value
Facility
N Area Portable Annex - Training Ctr
Edgewood Administration Complex
HRD
Rock Island Annex - (Training)
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 32 --
Bus Fleet
The Broward County School Board maintains a bus fleet to transport students. The bus
fleet includes a mixture of vehicles with different passenger loads with and without
hydraulic lifts. Table 16 identifies the current bus inventory, replacement value and the
Bus Fleet Cost per New Student.
Table 16 – Bus Fleet Replacement Value
Cost
23 N 2 $94,850 $189,700
29 N 63 $94,850 $5,975,550
47 N 56 $98,612 $5,522,272
65 N 506 $102,679 $51,955,574
72 N 7 $105,018 $735,126
77-78 N 173 $105,018 $18,168,114
83-84 N 178 $105,018 $18,693,204
19-29 y 27 $98,786 $2,667,222
47 y 87 $103,337 $8,990,319
65 y 160 $107,903 $17,264,480
78 y 2 $112,925 $225,850
84 y 59 $112,925 $6,662,575
Total Buses & Replacement $ 1,320 $137,049,986
Bus Fleet Cost Per New Student = $618
Source: Student Transportation & Fleet Services, Broward County School Board
Passenger Size
of Bus
Lift ?
Number of
Buses
Replacement
Value
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 33 --
State and Local Credits
State Credit
The amount of State funding for Broward County’s Capital Improvement Program
between FY 2009 through FY 2013 represented 7.45% of the total capital funding
component.
Future State funding for new school construction has been reviewed. Significant
reductions in State funding are projected.
Local and Debt Service Credits
The major source for capital funding is the local capital millage. The Broward County
School Board currently levies a 1.5 mill capital tax.
The Broward County Property Appraiser’s estimate of the fair market value and average
taxable value of Broward County residential properties is used to calculate average just
value. Information was obtained from the Property Appraiser on the 2013 (tax year) Ad
Valorem Assessment Roll. Table 17, on the following page, provides key statistics
relative to the average residential taxable value and the average residential just value.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 34 --
Table 17 – Broward County Property Values for 2013
The computation of the local credit amount for property tax (millage) for capital is
calculated in Table 17. For the 2013 Tax Roll, the average taxable value is $181,550.
Table 18 assumes the average new residential dwelling unit costs 25% more than the
average existing (used) residential unit. Estimated millage proceeds are provided for new
residential units for capital millage. New construction (capacity) portion of this levy is
estimated at 34.11%. The resulting net present value is estimated to be $1,696.
Number
of Taxable Just
Parcels Value Value
Number of Parcels Receiving Credit
for Homestead Exemption
391,395
Residential Parcels:
Single Family 378,470 $ 66,037,497,600 $ 83,059,495,740
Condominium 252,399 $ 22,554,454,540 $ 26,545,960,730
Co-op 11,806 $ 1,043,313,790 $ 1,222,003,830
Mobile Homes* 4,139 $ 187,258,600 $ 256,102,530
Multi-family less than 10 units 16,608 $ 2,569,001,440 $ 2,776,333,050
Multi-family more than 10 units 1,467 $ 6,421,666,610 $ 6,850,912,070
Retirement Homes & Misc.
Total 664,889 $ 98,813,192,580 $ 120,710,807,950
Avg Taxable Value Based Upon 664,889 Parcels $ 148,616
Avg Just Value Based Upon 664,889 Parcels $ 181,550
Source: Broward County Property Appraiser (10/9/13)
Notes:
commercial, industrial, agricultural, etc., make up the remaining parcels.
*Homestead exemption is available when the mobile homeowner also owns the land.
Broward County Property Values
Calculation of Average and Just Value
2013
(1) Percentage of homes in Broward County that have homestead is 58.87%
(391,395 homestead parcels compared to the total of 664,889).
(2) The total number of parcels in Broward County is 738,071. Land parcels
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 35 --
Table 18 – Proceeds Derived From Millage
The 2013 Assessment Roll prepared by the Broward County Property Appraiser’s Office
was used to establish the past payment credit for vacant property and agricultural parcels.
Taxable values are reported in Table 19. The parcels account for 1.81% of the taxable
value in Broward County resulting in a 0.62% past payment credit.
Table 19 – Past Payment Credit for Vacant and Agricultural Properties
2013 Capital
Just Value - Average Residential Unit $181,550
New Residential Unit Factor* 25.00%
Assessed Value - Average New Residential Unit $226,938
Homestead Exemption $14,718
Taxable Value - Average New Residential Unit $212,220
Millage Rate** 1.5000
Millage Proceeds per Average New Residential Unit $318.33
Portion of Millage Funding Available / Utilized for Capacity 34.11%
Proceeds Per Average New Residential Unit $108.58
Net Present Value (Capitalizing this payment at 4% for 25 years) $1,696
* Estimate of average new home sale versus used home sale.
** 2013 actual rate
Source: Broward County Property Appraiser
Walter H. Keller, Inc.
Proceeds Derived From Millage
Number Taxable
of Parcels Value
BROWARD COUNTY PROPERTY VALUES:
Vacant Parcels: Residential 13,885 $ 1,231,812,470
Commercial 1,686 $ 718,636,570
Industrial 523 $ 237,441,100
Agricultural Parcels 1,314 $ 264,900,350
Vacant and Agricultural Totals 17,408 $ 2,452,790,490
County-wide Totals 738,071 $ 135,191,525,660
1.81%
34.11%
Past Payment Credit
0.62%
The total number of parcels in Broward County is 738,071. Residential housing parcels
comprise 678,774 of the total number of parcels; commercial, industrial and other
properties make up the remaining parcels.
Source: Broward County Property Appraiser
Calculation of Past Payment Credit
Vacant and Agricultural Properties Fiscal Year 2013
% of Vacant and Agricultural Properties to Countywide Total
% of capital millage funding available for construction
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 36 --
Net Funding Deficit Per New Student
The average cost per new student for school plant facilities, land, ancillary facilities and
bus fleet is calculated in Table 20 below as $30,601. The average student generation rate
was computed to be 0.248 students per residential dwelling unit resulting in an average
funding need per new residential dwelling unit of $7,589 (see Table 20 below). Table 20
projects a 42.79% credit for anticipated funding, leaving an anticipated deficit of $17,693
per new student.
Table 20 – Net Funding Deficit Per New Student
Cost Per New Student Station $28,800
Ancillary Facility Cost Per New Student $1,183
Bus Fleet Cost Per New Student $618
$30,601
Average Students Per New Residential Unit* 0.248
Average Funding Required Per New Residential Unit $7,589
Weighted Cost Per New Student $30,601
Federal 0.61% ($187)
State 7.45% ($2,280)
Local (Capital Millage) 34.11% ($10,438)
Past Payment Credit 0.62% ($190)
Total 42.79% ($12,908)
Anticipated Average Net Funding Deficit Per New Student $17,693
* Weighted basis for all dwelling unit types
Source:
Walter H. Keller, Inc.
Net Funding Deficit per New Student
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 37 -
V. UPDATED SCHOOL IMPACT FEE
The first part of this Report detailed student enrollment, dwelling unit characteristics and
calculated an updated student generation rate. The second part of the Report provided
current financial information relative to revenues, school plant land and construction
costs, anticipated funding and credits for capital expenditures resulting in identifying the
net funding deficit per new student. This portion of the Report incorporates the prior
information to provide a recommended School Impact Fee Schedule.
Table 21, on the following page, provides a comparison of the existing and maximum
countywide defensible School Impact Fee Schedule. The schedule is stratified by
dwelling unit type and number of bedrooms for single family, townhouse/duplex/villa,
garden apartments and mid-rise dwelling units. For high rise dwelling unit types, the fee
is per unit, not by bedrooms. The fee schedule for mobile homes will be based on the
prior generation rates utilizing the new fee deficit per student. All definitions are
consistent with the definitions provided on page 5. For greater specificity, the updated
Student Generation Rates are rounded to five (5) digits.
The Current (2007) School Impact Fee was implemented at 75% of the recommended fee
and phased in at 25% per year for three (3) years. Between 2011 and 2013, the fees were
increased 1.3%, 2.0% and 1.8% respectively.
Table 22 provides a comparison of the existing and maximum defensible School Impact
Fee countywide and by Planning Area. Note, the Planning Area locations were
previously presented in the Figure 1 on page 9. In a few instances, limited or insufficient
student occurrences were observed in individual cells and are noted in the Table. Use of
the appropriate Countywide Rate would apply to these cells.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 38 -
Table 21 – Recommended Countywide School Impact Fee Schedule
Current
Current Updated School
Max Defensible
Number of Generation Generation Impact School Impact
Dwelling Unit Type Bedrooms Rates Rates Fee Fee*
Single Family Home 3 or less 0.348 0.37068 $ 6,276 $ 6,558
4 or more 0.504 0.46581 $ 9,116 $ 8,242
Average 0.467 0.43371
Townhouse, Duplex, Villa 1 or less 0.028 0.06000 $ 456 n.a.
2 0.118 0.21384 $ 2,125 $ 3,783
3 or more 0.271 0.36274 $ 4,937 $ 6,418
Average 0.227 0.32065
Garden Apartments 1 or less 0.107 0.02021 $ 1,906 $ 358
2 0.185 0.23634 $ 3,352 $ 4,182
3 or more 0.244 0.42944 $ 4,415 $ 7,598
Average 0.185 0.22704
Mid-Rise (4-8 Stories) 1 or less n.a. 0.01578 n.a. $ 279
2 or more n.a. 0.06204 n.a. $ 1,098
Average 0.046 0.04784 $ 811 $ 846
High-Rise (9 or + Stories) Average 0.004 0.01944 $ 71 $ 344
Mobile Home 2 or less 0.167 $ 2,814 TBD
3 or more 0.364 $ 6,132 TBD
Source: Walter H. Keller, Inc. n.a. - Insufficient Occurences in Cell.
Italic and Bold Fees ($266) have limited Occurrences in Cell.
* Maximum Defensible Fee - Final Fee Can be Less than the Maximum.
Comparision of Existing & Possible Countywide School Impact Fees
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 39 -
Max Defensible
Current Updated Current Countywide NW NE WC C EC SW SE
Number of Generation Generation Impact Impact Impact Impact Impact Impact Impact Impact Impact
Dwelling Unit Type Bedrooms Rates Rates Fee Fee* Fee* Fee* Fee* Fee* Fee* Fee* Fee*
Single Family Home 3 or less 0.348 0.37068 $ 6,276 $ 6,558 $ 4,460 $ 8,355 $ 9,073 $ 7,197 $ 6,307 $ 5,418 $ 8,020
4 or more 0.504 0.46581 $ 9,116 $ 8,242 $ 12,220 $ 7,330 $ 4,597 $ 19,681 $ 3,145 $ 8,475 $ 4,892
Average 0.467 0.43371
Townhouse, Duplex, Villa 1 or less 0.028 0.06000 $ 456 n.a. n.a. n.a. n.a. n.a. n.a. n.a. n.a.
2 0.118 0.21384 $ 2,125 $ 3,783 $ 7,562 $ 5,075 n.a. $ 4,906 $ 1,394 $ 2,803 $ 4,836
3 or more 0.271 0.36274 $ 4,937 $ 6,418 $ 14,688 $ 5,947 $ 4,484 $ 5,854 $ 4,878 $ 5,063 $ 7,149
Average 0.227 0.32065
Garden Apartments 1 or less 0.107 0.02021 $ 1,906 $ 358 n.a. n.a. n.a. n.a. n.a. n.a. n.a.
2 0.185 0.23634 $ 3,352 $ 4,182 n.a. $ 6,661 $ 3,062 $ 2,397 $ 2,479 $ 4,095 $ 4,021
3 or more 0.244 0.42944 $ 4,415 $ 7,598 n.a. $ 11,452 n.a. $ 6,082 $ 4,398 $ 6,175 $ 8,519
Average 0.185 0.22704
Mid-Rise (4-8 Stories) 1 or less n.a. 0.01578 n.a. $ 279 n.a. n.a. n.a. n.a. n.a. n.a. n.a.
2 or more n.a. 0.06204 n.a. $ 1,098 $ 14,099 n.a. $ 1,252 $ 787 $ 814 n.a. n.a.
Average 0.046 0.04784 $ 811 $ 846
High-Rise (9 or + Stories) Average 0.004 0.01944 $ 71 $ 344 n.a. n.a. $ 987 n.a. n.a. n.a. $ 174
Mobile Home 2 or less 0.167 $ 2,814 TBD
3 or more 0.364 $ 6,132 TBD
Source: Walter H. Keller, Inc.
Italic and Bold Fees ($266) have limited Occurrences in Cell.
* Maximum Defensible Fee - Final Fee Can be Less n.a. - Insufficient Occurences in Cell.
Table 22 - Existing and Possible School Impact Fees Countywide and by Planning Area
Comparision of Existing & Possible School Impact Fees
<-------------------- Max Defensible School Impact Fee by Planning Area -------------->
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 40 -
Impact Fee Benefit Zones
Broward County previously established four Impact Fee Benefit Zones (See Draft
Technical Report 2, Figure 2). School Impact Fees collected within the Zone are spent in
the Zone. Table 11, on page 19, summarized Broward School Impact Fee collections
between 2009-2013. Approximately 28.8 million dollars were collected countywide.
The northern zone, Zone A (generally north of Commercial Boulevard), collected
approximately 9.3 million dollars. Highest collections were in Zone D, representing
South Broward County (generally south of Stirling Road west of SR7 and Sheridan Street
east of SR 7), where 9.9 million dollars were collected.
The seven Broward Planning Areas were previously shown in Figure 1, on page 14. The
Planning Areas are consistent with the High School Innovation Zones.
An analysis of the current and proposed School Impact Fees was performed. If the
Housing Data Set in Table 2 totaling 24,467 dwelling units were assessed on the Current
Fee Schedule, approximately $95.2 million dollars would be generated. If the Housing
Data Set were assessed with the Maximum Defensible Countywide Fee Schedule,
approximately $100.9 million dollars would be generated. The proposed fee would result
in a 6% increase in collections.
An additional analysis was performed using the seven (7) proposed Planning Areas. As
in the previously analysis, the 24,467 dwelling units assessed on the Current Fee
Schedule using the seven (7) proposed Planning Areas would generate approximately
$95.2 million dollars. If the Housing Data Set were assessed with the Maximum
Defensible Fee Schedule based on the proposed Planning Areas, approximately $100.7
million dollars would be generated. The proposed fee schedule based on the proposed
seven (7) Planning Areas would also result in a 5.8% increase in collections. Because of
the School Impact Fee rates for dwelling units by Planning Area vary widely from the
Countywide rates, some significant differences in collections occur at the Planning Area
level.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 41 -
Legal Analysis
The Florida experience since the early 1980s has shown that impact fees remain a
significant means for funding infrastructure needed as a result of new development.
Impact fees can supplement and enhance other revenue sources, creating more flexibility
for existing capital resources to be used for capital needs other than those created by new
development. Judiciously used, they can positively affect the timing for providing
facilities. The Broward County School Board and Broward County have been in the
forefront of the use of school impact fees, beginning with the first impact fees adopted in
1979. The school impact fees have been updated periodically to reflect changes in the
underlying data the form the basis for the fees. The updates are important to ensure that
the legal tests for the Broward County school impact fees continue to be met, and also are
required by the Interlocal Agreement between the School Board, the County Commission
and certain municipalities.
The authority for use of impact fees in Florida has been established through local home
rule power and ordinances, rather than through legislative authorization and statutory
mandates. As a result, the significant legal limitations on impact fees in Florida are
found in Florida case law, although there is some procedural limitations found in Florida
statutes as well. Most recently, the 2011 Florida legislature mandated that the burden of
establishing the reasonableness of an impact fee falls to the local government. This was a
substantive shift of the burden from the normal judicial review of local government
action, which otherwise would place the burden on the party who challenges the fee to
prove that it is unreasonable.
The propriety of imposing impact fees on new development to provide for the cost of
capital facilities made necessary by that growth was first discussed in City of Dunedin v.
Contractors & Builders Ass'n
1
. Dunedin became the first Florida appellate opinion to
validate impact fees, based on the principle that new growth can be made to pay its
proportionate share of the costs of providing capital facilities to serve that growth.
Although the Florida Supreme Court later invalidated the Dunedin water and sewer
1
312 So. 2d 763 (Fla. 2d DCA 1975).
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 42 -
impact fee for failure to earmark the proceeds in a trust fund, it permitted the city to
correct the flaw retroactively, and the Dunedin decisions became the polestar cases
validating the concept of impact fees in Florida.
2
Dual Rational Nexus Test
Following the Dunedin case, Home Builders and Contractors of Palm Beach County v.
Board of County Commissioners
3
decided the validity of impact fees for roads made
necessary by the increased traffic generated by new development. The Florida appellate
court upheld the Palm Beach County road impact fee ordinance and applied what became
known as the “dual rational nexus test” for determining the validity of impact fees
adopted under local government police powers. Under this test, an impact fee must be
based on a reasonable connection between the need for additional road facilities and the
growth in population that will be generated by the subdivision new growth. The fees
must be an equitable pro rata share of the cost of reasonable capital expansion required
because of the new development. The rational nexus test also requires that the
development that pays the fee benefit from its use. Notably, in response to the challenge
that non-payers would receive benefit from the roads, the Home Builders court held that
benefits accruing to the overall community did not invalidate the ordinance, so long as
those affected did not have to pay more than their fair share. Exclusivity is not the proper
test for valid impact fees, the court stated, because “[i]t is difficult to envision any capital
improvement for parks, sewers, drainage, roads, or whatever which would not in some
measure benefit members of the community who do not reside in or utilize the new
development.”
4
The dual rational nexus test had been articulated in more detail the same
year in Hollywood, Inc. v. Broward County
5
, upholding the validity of park impact fees.
Following these cases, many Florida local governments adopted impact fees for various
2
Contractors and Builders Ass'n of Pinellas County v. City of Dunedin, 329 So. 2d 314 (Fla.
1976).
3
446 So. 2d 140 (Fla. 4
th
DCA 1983), rev. denied, 451 So. 2d 848 (Fla. 1984), app. dismissed,
469 U.S. 976 (1984).
4
Id. at 143.
5
431 So. 2d 606 (Fla. 4
th
DCA 1983).
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 43 -
capital facilities, particularly for roads and parks.
6
There remained doubt, however, of
whether the court would accept impact fees for schools, as schools for historical reasons
could be viewed as uniquely the responsibility of the community as a whole. As a result,
only a few jurisdictions attempted to adopt such impact fees.
School Impact Fees
The question of whether school impact fees could withstand constitutional scrutiny was
finally decided by the Florida Supreme Court in St. John's County v. Northeast Fla.
Builders Ass'n, Inc.
7
In St. Johns, the Court examined the constitutionality of a county
ordinance imposing an impact fee on new residential construction, to be used for new
school facilities. The Court applied the two-part “rational nexus” test to the school
impact fee. The Court held that a school impact fee based on an expected need to service
a projected 44 students per 100 dwelling units, or an average of 0.44 public school
children per single-family home, met the first part of the dual rational nexus test.
However, it held that the second part of the test was not met, because there was no
assurance that the funds would be spent to benefit those who paid the fees. The impact
fee was not effective within municipalities that did not enter into an interlocal agreement
with the county to collect the fee, and thus there was nothing to keep impact fees from
being spent to build schools to accommodate new development within a municipality that
had not entered into the interlocal agreement. The Court further indicated that if the
county could demonstrate that “substantially all” of either the county population or of the
projected new development was covered by the ordinance, then the second test could be
met. The St. Johns case unleashed school impact fees from constitutional uncertainty, and
counties, including Broward County, began to rely on school impact fees to supplement
increasingly restricted revenues for the construction of schools.
6
See Fred Bosselman and Nancy E. Stroud, “Pariah to Paragon: Developer Exactions in
Florida 1975-1985," 14 Stetson Law Rev. Local Government Law Symposium 525 (1985).
7
583 So. 2d 635 (Fla. 1991).
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 44 -
Statutory law
As noted above, there are few statutory limitations pertaining to impact fees in Florida.
The Growth Management Act of 1985, §163.3202, Florida Statutes, required local
governments to adopt land development regulations as part of the implementation of their
comprehensive plans. This requirement remains even after state planning mandates were
significantly reduced through the 2011 Community Planning Act. §163.3202 (3)
encourages the use of innovative land development regulations, specifically including
impact fees. In addition, §380.06(15)(e), Florida Statutes, requires local governments to
enact impact fees applicable to all development, in order to be able to collect such fees
from developments of regional impact (DRI). A reciprocal provision is found in §380.16,
Florida Statutes, which requires that developments of regional impact be given credits
against any impact fees, which are for the same purposes of the exactions that are made a
part of the DRI development order.
In 2006, the legislature enacted the “Florida Impact Fee Act,” now codified in
§163.31801, Florida Statutes, and subsequently amended the Act in 2009 and 2011. The
Act explicitly recognizes that impact fees are an important source of revenue for a local
government to use in funding the infrastructure necessitated by new growth and places
some restrictions on the use of impact fees. As noted above, the Act since 2011 requires
that the government have the burden of proving, by a preponderance of the evidence, that
the imposition or amount of the fee meets legal requirements. It also requires that notice
be provided no less than 90 days before the effective date of an ordinance or resolution
imposing a new or increased impact fee. Other provisions of the Act, consistent with
existing case law and practice, require that:
the calculation of the impact fee be based on the most recent and localized data;
a local governmental shall account for the revenues and expenditures of impact
fees in a separate accounting fund;
administrative charges for the collection of impact fees are limited to actual costs;
and,
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 45 -
audits performed pursuant to Section 218.39, Florida Statutes, and submitted to
the Auditor General must include an affidavit signed by the chief financial officer
of the local governmental entity or school board stating that the entity or board
has complied with the Act.
The general principles applicable to impact fees from the case law and the statutes do not
mandate any one particular methodology to arrive at a legally defensible fee. However
some methodological guidelines have become professionally well accepted. These
include the calculation of the costs of facilities on a per capita or square foot basis; credits
for capital contributions made by the Feepayer toward payment of the fees; the use of
geographic districts for the collection and expenditure of the fees; and a time frame for
the expenditure of the fees collected.
Updated Study
The current study updates the prior study of October, 2010 conducted for the School
Board of Broward County. The study addresses the two “rational nexus” tests applicable
to impact fees. The first test is that fees must be based on the proportion of the need for
new capacity attributable to growth. At the time of the 2010 Study, it was noted that the
need for school impact fees continues even with the enrollment declines of the past
several years, as the number of school age children in the County begins growing again
and continues to grow through 2030, and the high but temporary vacancy rate stabilizes
with a more stable economy. This update confirms that new housing units will continue
to be added to the existing inventory of housing in the County, with the concomitant new
students. Moreover, as in the 2010 study, the County has a surplus of capacity in the
existing schools, but in substantial part this surplus was created during the School
Board’s construction program in the last ten years, primarily from 2005 – 2009. Capacity
from this program was built in advance of the need, as the School Board caught up with
school construction needs and implemented planning for future needs. The School Board
continues to pay the debt on the certificates of participation used to finance that
construction. As a portion of the debt can be attributed to the capacity to pay for students
generated by new growth (estimated at 45% in 2014), impact fees continue to be needed
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 46 -
to retire that portion of the debt attributed to new growth. In addition, school impact fees
must be proportional the needs created by new growth. This update ensures the correct
proportionality of the fees by updating student generation rates. The rates have been
calculated for the School Board’s seven planning areas, as updated, to take into account
the varying housing and student generation rates that occur within the County in these
districts. This refinement in student generation rates helps to further ensure that the first
rational nexus test is met by providing even more specific data as a foundation for the
fees.
The second rational nexus test requires that the impact fees collected go to benefit the
new development that pays the fees. This study has reviewed the existing four benefit
zones currently in use by the School Board, and has prepared data to support modified
modifications to the zones to three benefit zones consistent with the updated seven
planning areas. Within each benefit zone the data shows there is sufficient eligible
outstanding debt on constructed capacity to absorb the anticipated impact fee revenues
generated from within the zones.
This study has confirmed the need to continue to update information periodically to
ensure that the data underlying the impact fees supports the need for and benefit provided
by the use of impact fees. Enrollment at both public schools and charter schools bears a
continued watch as demographics and the economy of the County changes and the debt
on construction is paid down.
Student Generation Rate/School Impact Fee Study Walter H. Keller, Inc.
Technical Report 1 (June 16, 2014) Consulting Engineers & Planners
- 47 -
V. RECOMMENDATIONS
This Technical Report for the Student Generation Rate/Impact Fee Study has documented
student generation rates for single family, townhouse/duplex/villa, garden apartments,
mid rise and high rise dwelling units. Based on the anticipated funding deficit per
student, School Impact Fee Schedules were provided in Table 21 (Countywide) and
Table 22 (by Planning Area). The following recommendations are offered relative to the
findings of this Study and the preparation of subsequent studies.
1. Complications in removing the Charter students and inconsistencies with the
dwelling unit types of the Broward County Land Development Code in the
multi-family units limit the ability to recommend use of the U.S. Census
American Community Survey.
2. Based on the significant differences in the Student Generation Rate and
subsequent School Impact Fee Schedule by Planning Area, it is recommended
the Student Generation Rates remain Countywide. It is further recommended
the proposed Countywide Student Generation Rates and Countywide School
Impact Fee Schedule depicted in Table 21 on page 38 be incorporated into the
Broward County Land Development Code.
3. The School Board Staff and the Broward County Development Management
Staff should initiate efforts with Broward’s municipalities to obtain bedroom
characteristics in the Broward County POSSE System during the permitting
process to facilitate use of the Housing Data Set in subsequent updates. In
addition, resources should be set aside to enable on-going quality control of
the Data Set.
-
Appendix
A"#"1"
" "
Table A-1- Single Family Student Generation Rates by Planning Area
Single Family Elementary Middle High Total
Planning Number of Total Matched Generation Matched Generation Matched Generation Matched Generation
Area Bedrooms Units Student Rate Student Rate Student Rate Student Rate
3 or less 119 16 0.1345 7 0.0588 7 0.0588 30 0.25210
Northwest 4 or more 1083 410 0.3786 171 0.1579 167 0.1542 748 0.69067
Total 1,202 426 0.3544 178 0.1481 174 0.1448 778 0.64725
3 or less 288 66 0.2292 33 0.1146 37 0.1285 136 0.47222
Northeast 4 or more 350 61 0.1743 33 0.0943 51 0.1457 145 0.41429
Total 638 127 0.1991 66 0.1034 88 0.1379 281 0.44044
3 or less 39 8 0.2051 7 0.1795 5 0.1282 20 0.51282
West Central 4 or more 535 65 0.1215 31 0.0579 43 0.0804 139 0.25981
Total 574 73 0.1272 38 0.0662 48 0.0836 159 0.27700
3 or less 118 22 0.1864 13 0.1102 13 0.1102 48 0.40678
Central 4 or more 89 45 0.5056 28 0.3146 26 0.2921 99 1.11236
Total 207 67 0.3237 41 0.1981 39 0.1884 147 0.71014
3 or less 533 82 0.1538 49 0.0919 59 0.1107 190 0.35647
East Central 4 or more 512 52 0.1016 22 0.0430 17 0.0332 91 0.17773
Total 1,045 134 0.1282 71 0.0679 76 0.0727 281 0.26890
3 or less 640 92 0.1438 47 0.0734 57 0.0891 196 0.30625
Southwest 4 or more 1192 263 0.2206 146 0.1225 162 0.1359 571 0.47903
Total 1,832 355 0.1938 193 0.1053 219 0.1195 767 0.41867
3 or less 289 64 0.2215 29 0.1003 38 0.1315 131 0.45329
Southeast 4 or more 217 27 0.1244 12 0.0553 21 0.0968 60 0.27650
Total 506 91 0.1798 41 0.0810 59 0.1166 191 0.37747
3 or less 2,026 350 0.1728 185 0.0913 216 0.1066 751 0.37068
Total 4 or more 3,978 923 0.2320 443 0.1114 487 0.1224 1,853 0.46581
Total 6,004 1,273 0.2120 628 0.1046 703 0.1171 2,604 0.43371
Source: Walter H. Keller, Inc.
A"#"2"
" "
Table A-2 - Townhouse, Duplex, and Villa Student Generation Rates by Planning Area
TDV Elementary Middle High Total
Planning Number of Total Generation Generation Generation Generation
Area Bedrooms Units Students Rate Students Rate Students Rate Students Rate
0 or 1 - - 0.0000 - 0.0000 - 0.0000 - 0.00000
Northwest 2 124 28 0.2258 11 0.0887 14 0.1129 53 0.42742
3 or more 471 176 0.3737 86 0.1826 129 0.2739 391 0.83015
Total 595 204 0.3429 97 0.1630 143 0.2403 444 0.74622
0 or 1 2 2 1.0000 - 0.0000 - 0.0000 2 1.00000
Northeast 2 129 22 0.1705 5 0.0388 10 0.0775 37 0.28682
3 or more 836 135 0.1615 63 0.0754 83 0.0993 281 0.33612
Total 967 159 0.1644 68 0.0703 93 0.0962 320 0.33092
0 or 1 - - 0.0000 - 0.0000 - 0.0000 - 0.00000
West Central 2 17 1 0.0588 1 0.0588 - 0.0000 2 0.11765
3 or more 217 27 0.1244 14 0.0645 14 0.0645 55 0.25346
Total 234 28 0.1197 15 0.0641 14 0.0598 57 0.24359
0 or 1 2 - 0.0000 - 0.0000 - 0.0000 - 0.00000
Central 2 339 48 0.1416 20 0.0590 26 0.0767 94 0.27729
3 or more 943 140 0.1485 68 0.0721 104 0.1103 312 0.33086
Total 1,284 188 0.1464 88 0.0685 130 0.1012 406 0.31620
0 or 1 40 1 0.0250 - 0.0000 - 0.0000 1 0.02500
East Central 2 330 8 0.0242 6 0.0182 12 0.0364 26 0.07879
3 or more 700 99 0.1414 50 0.0714 44 0.0629 193 0.27571
Total 1,070 108 0.1009 56 0.0523 56 0.0523 220 0.20561
0 or 1 2 - 0.0000 - 0.0000 - 0.0000 - 0.00000
Southwest 2 524 47 0.0897 23 0.0439 13 0.0248 83 0.15840
3 or more 1,272 186 0.1462 59 0.0464 119 0.0936 364 0.28616
Total 1,798 233 0.1296 82 0.0456 132 0.0734 447 0.24861
0 or 1 4 - 0.0000 - 0.0000 - 0.0000 - 0.00000
Southeast 2 300 38 0.1267 20 0.0667 24 0.0800 82 0.27333
3 or more 344 82 0.2384 22 0.0640 35 0.1017 139 0.40407
Total 648 120 0.1852 42 0.0648 59 0.0910 221 0.34105
0 or 1 50 3 0.0600 - 0.0000 - 0.0000 3 0.06000
Total 2 1,763 192 0.1089 86 0.0488 99 0.0562 377 0.21384
3 or more 4,783 845 0.1767 362 0.0757 528 0.1104 1,735 0.36274
Total 6,596 1,040 0.1577 448 0.0679 627 0.0951 2,115 0.32065
Source: Walter H. Keller, Inc.
A"#"3"
" "
Table A-3 -Garden Apartment Student Generation Rates by Planning Area
Garden Apt Elementary Middle High Total
Planning Number of Total Generation Generation Generation Generation
Area Bedrooms Units Students Rate Students Rate Students Rate Students Rate
0 or 1 14 - 0.0000 - 0.0000 - 0.0000 - 0.00000
Northwest 2 48 3 0.0625 2 0.0417 1 0.0208 6 0.12500
3 or more - - 0.0000 - 0.0000 - 0.0000 - 0.00000
Total 62 3 0.0484 2 0.0323 1 0.0161 6 0.09677
0 or 1 287 2 0.0070 1 0.0035 1 0.0035 4 0.01394
Northeast 2 587 145 0.2470 54 0.0920 22 0.0375 221 0.37649
3 or more 275 89 0.3236 54 0.1964 35 0.1273 178 0.64727
Total 1,149 236 0.2054 109 0.0949 58 0.0505 403 0.35074
0 or 1 73 1 0.0137 - 0.0000 2 0.0274 3 0.04110
West Central 2 156 13 0.0833 11 0.0705 3 0.0192 27 0.17308
3 or more 28 1 0.0357 1 0.0357 4 0.1429 6 0.21429
Total 257 15 0.0584 12 0.0467 9 0.0350 36 0.14008
0 or 1 94 - 0.0000 - 0.0000 - 0.0000 - 0.00000
Central 2 155 11 0.0710 6 0.0387 4 0.0258 21 0.13548
3 or more 64 10 0.1563 7 0.1094 5 0.0781 22 0.34375
Total 313 21 0.0671 13 0.0415 9 0.0288 43 0.13738
0 or 1 274 3 0.0109 - 0.0000 - 0.0000 3 0.01095
East Central 2 464 29 0.0625 17 0.0366 19 0.0409 65 0.14009
3 or more 177 17 0.0960 10 0.0565 17 0.0960 44 0.24859
Total 915 49 0.0536 27 0.0295 36 0.0393 112 0.12240
0 or 1 442 8 0.0181 3 0.0068 2 0.0045 13 0.02941
Southwest 2 808 100 0.1238 38 0.0470 49 0.0606 187 0.23144
3 or more 361 48 0.1330 31 0.0859 47 0.1302 126 0.34903
Total 1,611 156 0.0968 72 0.0447 98 0.0608 326 0.20236
0 or 1 53 2 0.0377 - 0.0000 - 0.0000 2 0.03774
Southeast 2 308 42 0.1364 14 0.0455 14 0.0455 70 0.22727
3 or more 243 57 0.2346 27 0.1111 33 0.1358 117 0.48148
Total 604 101 0.1672 41 0.0679 47 0.0778 189 0.31291
0 or 1 1,237 16 0.0129 4 0.0032 5 0.0040 25 0.02021
Total 2 2,526 343 0.1358 142 0.0562 112 0.0443 597 0.23634
3 or more 1,148 222 0.1934 130 0.1132 141 0.1228 493 0.42944
Total 4,911 581 0.1183 276 0.0562 258 0.0525 1,115 0.22704
Source: Walter H. Keller, Inc.
A"#"4"
" "
Table A-4 - Mid-Rise Student Generation Rates by Planning Area
Mid Rise Apt Elementary Middle High Total
Planning Number of Total Generation Generation Generation Generation
Area Bedrooms Units Students Rate Students Rate Students Rate Students Rate
0 or 1 - - 0.0000 - 0.0000 - 0.0000 - 0.00000
Northwest 2 or more 64 19 0.2969 14 0.2188 18 0.2813 51 0.79688
Total 64 19 0.2969 14 0.2188 18 0.2813 51 0.79688
0 or 1 88 2 0.0227 - 0.0000 - 0.0000 2 0.02273
Northeast 2 or more 216 4 0.0185 2 0.0093 3 0.0139 9 0.04167
Total 304 6 0.0197 2 0.0066 3 0.0099 11 0.03618
0 or 1 141 1 0.0071 1 0.0071 - 0.0000 2 0.01418
West Central 2 or more 311 14 0.0450 4 0.0129 4 0.0129 22 0.07074
Total 452 15 0.0332 5 0.0111 4 0.0088 24 0.05310
0 or 1 148 - 0.0000 - 0.0000 1 0.0068 1 0.00676
Central 2 or more 517 13 0.0251 3 0.0058 7 0.0135 23 0.04449
Total 665 13 0.0195 3 0.0045 8 0.0120 24 0.03609
0 or 1 357 4 0.0112 3 0.0084 2 0.0056 9 0.02521
East Central 2 or more 761 14 0.0184 7 0.0092 14 0.0184 35 0.04599
Total 1,118 18 0.0161 10 0.0089 16 0.0143 44 0.03936
0 or 1 - - 0.0000 - 0.0000 - 0.0000 - 0.00000
Southwest 2 or more - - 0.0000 - 0.0000 - 0.0000 - 0.00000
Total - - 0.0000 - 0.0000 - 0.0000 - 0.00000
0 or 1 280 1 0.0036 0.0000 1 0.0036 2 0.00714
Southeast 2 or more 420 1 0.0024 - 0.0000 1 0.0024 2 0.00476
Total 700 2 0.0029 - 0.0000 2 0.0029 4 0.00571
0 or 1 1,014 8 0.0079 4 0.0039 4 0.0039 16 0.01578
Total 2 or more 2,289 65 0.0284 30 0.0131 47 0.0205 142 0.06204
Total 3,303 73 0.0221 34 0.0103 51 0.0154 158 0.04784
Source: Walter H. Keller, Inc.
A"#"5"
"
Table A-5 -High-Rise Student Generation Rates by Planning Area
High Rise Apt Elementary Middle High Total
Planning Number of Total Generation Generation Generation Generation
Area Bedrooms Units Students Rate Students Rate Students Rate Students Rate
0 or 1 - - 0.00000 - 0.00000 - 0.00000 - 0.00000
Northwest 2 or more - - 0.00000 - 0.00000 - 0.00000 - 0.00000
Total - - 0.00000 - 0.00000 - 0.00000 - 0.00000
0 or 1 - - 0.00000 - 0.00000 - 0.00000 - 0.00000
Northeast 2 or more 250 - 0.00000 - 0.00000 - 0.00000 - 0.00000
Total 250 - 0.00000 - 0.00000 - 0.00000 - 0.00000
0 or 1 157 - 0.00000 1 0.00637 - 0.00000 1 0.00637
West Central 2 or more 560 21 0.03750 7 0.01250 11 0.01964 39 0.06964
Total 717 21 0.02929 8 0.01116 11 0.01534 40 0.05579
0 or 1 - - 0.00000 - 0.00000 - 0.00000 - 0.00000
Central 2 or more - - 0.00000 - 0.00000 - 0.00000 - 0.00000
Total - - 0.00000 - 0.00000 - 0.00000 - 0.00000
0 or 1 144 - 0.00000 - 0.00000 - 0.00000 - 0.00000
East Central 2 or more 613 8 0.01305 2 0.00326 2 0.00326 12 0.01958
Total 757 8 0.01057 2 0.00264 2 0.00264 12 0.01585
0 or 1 - - 0.00000 - 0.00000 - 0.00000 - 0.00000
Southwest 2 or more - - 0.00000 - 0.00000 - 0.00000 - 0.00000
Total - - 0.00000 - 0.00000 - 0.00000 - 0.00000
0 or 1 388 1 0.00258 - 0.00000 - 0.00000 1 0.00258
Southeast 2 or more 1,541 7 0.00454 3 0.00195 8 0.00519 18 0.01168
Total 1,929 8 0.00415 3 0.00156 8 0.00415 19 0.00985
0 or 1 689 1 0.00145 1 0.00145 - 0.00000 2 0.00290
Total 2 or more 2,964 36 0.01215 12 0.00405 21 0.00709 69 0.02328
Total 3,653 37 0.01013 13 0.00356 21 0.00575 71 0.01944
Source: Walter H. Keller, Inc.
Consulting Engineers & Planners
Coral Springs Office
P.O . Box 9740
Coral Springs, FL 33075
(954) 755-3822
Sewall's Point Office
3727 SE Ocean Boulevard, Suite 200A
Sewall's Point, FL 34996
(772) 219-9079
BBeeccaauussee SSuucccceessss DDooeessnn''tt JJuusstt HHaappppeenn ........