HomeMy WebLinkAbout1999-10-12 - AGENDA REPORTS - FEE LIBRARY FACILITIES (2)AGENDA REPORT
City Manager Approval
Item to be presented by:
PUBLIC HEARING
DATE: October 12, 1999
SUBJECT: ESTABLISH A LIBRARY FACILITIES MITIGATION FEE THAT WOULD
APPLY TO ALL NEW RESIDENTIAL DEVELOPMENT WITHIN THE
CITY OF SANTA CLARITA.
RESOLUTION NO.99-38
RESOLUTION NO.99-39
RESOLUTION NO.99-40
ORDINANCE NO. 99-7
DEPARTMENT: Planning and Building Services
RECOMMENDED ACTION
Open the public hearing, receive testimony, close the public hearing and adopt Resolution 99-
38, adopting a capital improvement plan; adopt Resolution 99-39, adopting a negative
declaration; and adopt Resolution 99-40, adopting a Library Facilities Mitigation Fee of $580.00
per dwelling unit. Introduce Ordinance No. 99-7 and pass to a second reading establishing a
Library Facilities Mitigation Fee for all new residential development within the City.
BACKGROUND
In October of 1998 the County of Los Angeles adopted a Library Facilities Mitigation Fee. The
County adopted such a fee to finance the cost of expanding existing facilities and/or building
new library facilities to serve all new residential development. The fee establishes a financing
mechanism for library facilities and also mitigates the impact of such development on library
services.
When the Library Facilities Mitigation Fee was approved by the County Board of Supervisors,
the County approached all the incorporated cities, including the City of Santa Clarita,
requesting to adopt such a fee in order to provide adequate public library facilities and services
within the entire Los Angeles County region. Due to the lack of funding and the increase of
residential units which creates greater demand for services, the County believed that the
absence of a mitigation fee in the incorporated cities would result in a major deficiency of
library infrastructure and unacceptable service levels.
Since December of 1998, City staff and the City Attorney's office have been reviewing the
County's Library Facilities Mitigation Fee and at the same time looking into developing a City
Library Fee that would applyONresidential dwyeyl�ling units within the City's boundaries.
7.
After researching all the information provided by the County and City Attorney's office, staff
put together a Library Facilities Mitigation Fee that is similar to that of County's fee.
PROJECT DESCRIPTION
The Library Facilities Mitigation Fee would apply to all new residential dwelling units within
the City of Santa Clarita that do not have final discretionary approval and/or the issuance of
a building permit or other development right. Thus, all building permits, tract maps, parcel
maps, and other land use permits that involve the construction of new dwellings units must
pay the mitigation fee unless they have been approved prior to this fee going into effect (30 days
after adoption).
However, additions or modifications to existing residential units that do not increase the
number of households that can be housed in such residential units are exempt from the
provision of the Library Facilities Mitigation Fee. This provision also is consistent with the
County's Library Fee.
The Library Facilities Mitigation Fee will be set at $580.00 per dwelling unit and will be
reviewed annually and adjusted by resolution by the City if necessary. The City would rely
upon the County to determine if the fee should be adjusted. The fee amount is based off of the
fee formula in the County's Report that looked at projected construction, land and materials
cost for libraries. The mitigation fee would be collected prior to pulling a building permit and
would be deposited in a special City library capital facilities fund and expended solely for the
purposes for which the fee was collected.
The City of Santa Clarita has developed a Capital Improvement Plan which would be a
supplemental document to the County's Report and is based on the City's projected needs for
library infrastructure. The 2020 Capital Improvement Plan includes a 17,000 square foot
library in Canyon Country and a 5,616 square foot library in Newhall. It is important to note
that the Capital Improvement Plan is a preliminary plan subject to change based on library
needs.
ALTERNATIVE ACTIONS
Other actions as determined by Council.
FISCAL IMPACT
$580.00 fee per new residential unit (No fiscal impact to the City)
ATTACHMENTS
Ordinance 99-7
Capital Improvement Plan Resolution 99-38
Negative Declaration Resolution 99-39
Library Fee Resolution 99-40
County's Report For A Library Facilities Fee(Available in City Clerk's reading file)
Initial Study (Available in City Clerk's reading file)
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CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING REGARDING ORDINANCE 99-7, RESOLUTION 99-38,
AND RESOULTION 99-40 OF THE CITY OF SANTA CLARITA AMENDING THE SANTA
CLARITA UNIFIED DEVELOPMENT CODE, BY ESTABLISHING A LIBRARY
FACILITES MITIGATION FEE AND ADOPTING A CAPITAL IMPROVEMENT PLAN
FOR THE FEE.
PUBLIC NOTICE IS HEREBY GIVEN: A Public Hearing will be held before the City of Santa
Clarita City Council on this matter and associated potential environmental impacts, if any, at
the following time and location:
DATE: October 12, 1999
TIME: At or after 6:30 p.m.
LOCATION: City Council Chambers
23920 Valencia Boulevard
First Floor
Santa Clarita, CA 91355
PROJECT LOCATION: Citywide
APPLICATION: Master Case No. 99-059, UDC Amendment 99-002, Ordinance 99-7,
Resolution 99-38, Resolution 99-39, Resolution 99-40.
PROJECT DESCRIPTION: The proposal would establish a library facilities mitigation fee that
would apply to all new residential development within the City of
Santa Clarita.
PROJECT PROPONENT: City of Santa Clarita
A DRAFT NEGATIVE DECLARATION has been prepared for this proposed project and is
available for public review beginning at 4:00 p.m. on September 21, 1999 at:
City Hall
Department of Planning and Building Services
23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355
Proponents, opponents, and any interested persons may appear and be heard on this mattter
during the public hearing. Further information may be obtained by contacting Jeff Hogan at
the Planning Division, Santa Clarita City Hall, 23920 Valencia Boulevard, Suite 302, Santa
Clarita, California. Phone No. (805) 255-4330.
If you wish to challenge the action taken on this matter in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice, or
in written correspondence delivered to the City of Santa Clarita at, or prior to October 5, 1999.
Posted: Santa Clarita City Hall
Published: The Newhall Signal September 21, 1999
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council\libnot
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that on October 12, 1999, the City Council of the City of Santa
Clarita introduced Ordinance 99-7 entitled:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, AMENDING THE SANTA CLARITA UNIFIED DEVELOPMENT
CODE TO ADD SECTION 16.21.200 (LIBRARY FACILITIES AND TECHNOLOGY
MITIGATION FEE) OF CHAPTER 16.21 (SUBDIVISION IMPROVEMENTS) AND
SECTION 17.07.020 (DEFINIITONS) OF CHAPTER 17.07 (DEFINITIONS) TO
ESTABLISH A LIBRARY FACILITIES AND TECHNOLOGY MITIGATION FEE FOR
NEW RESIDENTIAL DEVELOPMENT.
A certified copy of the complete text of the ordinance is posted and may be read in the City
Clerk's Office, 23920 Valencia Boulevard, Suite 301, Santa Clarita, and/or a copy may be
obtained from that office.
Dated this 14" day of October, 1999.
Sharon L. Dawson, CMC, City Clerk
City of Santa Clarita
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF SANTA CLARITA )
Sharon L. Dawson, being first duly sworn, deposes and says that she is the duly
appointed and qualified City Clerk of the City of Santa Clarita and that by Thursday, October
14, 1999, she caused a certified copy of the subject ordinance to be posted and made available
for public review in the City Clerk's office and a copy of the ordinance summary to be published
as required by law.
Sharon L. Dawson, CMC, City Clerk
City of Santa Clarita
REPORT ON
PROPOSED DEVELOPER FEE PROGRAM
FOR LIBRARY FACILITIES
Prepared by
County of Los Angeles Public Library
October 1998
Sandra F. Reuben
County Librarian
CONTENTS
Page
EXECUTIVE SUMMARY ........................................... 2
I. INTRODUCTION ........................................... 3
II. BACKGROUND ............................................ 4
III. GENERAL PLAN PROVISIONS ................................ 5
IV. PROPOSED DEVELOPER FEE PROGRAM 7
A. Legal Authority ........................................ 7
B. • Purpose ........................
.... .................. 7
C. Concept.......... ...... ............................ 7
D. Operating Costs ....................................... 8
E. Proaram Review ....................................... 9
V. LIBRARY FACILITY NEEDS .................................. 10
VI. FEE DESCRIPTION AND OVERVIEW ........................... 12
A. Construction .......................................... 12
B. Land ............................................ 13
C. Library Materials ....................................... 13
D. Administrative Costs .................................... 13
VII. FEE STRUCTURE AND CALCULATION ......................... 14
VIII. DETERMINATION OF FEE COST FACTORS ..................... 15
A. Construction .......................................... 15
B. Land ............................................... 16
C. Library Materials ....................................... 17
D. Administrative Costs .................................... 17
E. Administrative Staff Support .............................. 18
IX. PROPOSED FEE FOR EACH PLANNING AREA ................... 19
X. FEE COLLECTION AND ACCOUNTING ......................... 20
XI. SURVEY OF OTHER AGENCIES ............................... 21
XII. PARTICIPATION BY CITIES ................................... 22
EXHIBITS
Exhibit A - Developer Fee Capital Improvement Plan
Exhibit B - Map of Library Planning Areas
Exhibit C - Proposed Fee For Each Planning Area.
Exhibit D - 1996 California Library Construction Projects
Exhibit E - Administrative Costs
EXECUTIVE SUMMARY
Population growth associated with new residential development in unincorporated areas
of the County has resulted in a demand for library services and facilities beyond the
capacity of the County's existing library facilities. The County General Plan requires that
new development pay for the cost of public infrastructure that it generates. Adoption of a
developer fee to finance the cost of library facilities to serve new development in the
County will establish a financing mechanism to provide needed library facilities and
mitigate the impact of such development on library services.
This report proposes the creation of separate library planning areas in the unincorporated
and urban expansion areas of the County General Plan, and implementing a developer fee
to address the need for new library facilities in growth areas of the County. Future
projected growth in these areas indicates that additional library projects will be needed to
serve these areas by the year 2020 at a total estimated cost of $96 million (in 1998
dollars). Each of the planning areas will have a separate fee, and the amount of the fee
will be set at a base level sufficient to provide a turnkey library facility including the library
building, site amenities such as parking and landscaping, furnishings and equipment, and
library books and materials for the new building, providing that the population increase
warrants a new facility. In areas where a new building is not required, the fee will be used
to expand existing libraries or augment their equipment or materials.
Approval of the recommendations in this report will accomplish the following:
■ establish seven separate developer fee planning areas for library facilities in the
corresponding planning areas of the County General Plan;
■ implement a developer fee in those planning areas to be charged on new
residential development;
■ establish base rates for each cost component of the fee structure with provisions
for periodic review and fee adjustments to stay current with actual costs;
Is allow the County to considerthe in-kind donation of land, library facilities or other
consideration in lieu of any portion of the required fees, on an individual project
basis;
■ provide incentive forthe participation of cities within the County Library's service
area in the developer fee program.
The proposed developer fee is appropriate and feasible, and conforms to the County
General Plan. The developer fee should fully fund new library construction required by
development, recover the County's program costs, and would be linked to revenue
generation to fund service delivery. The recommendations contained in this report are
consistent with current legal requirements for establishing a developer fee program, and
will result in the mitigation of the impacts of new residential development on the County's
ability to provide needed library facilities to serve population increases in developing areas
of the County.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 2
L INTRODUCTION
This report on a Proposed Developer Fee Program for Library Facilities is presented
for review and comment by the public, and for consideration and approval by the
Los Angeles County Board of Supervisors. This study was conducted by the
County of Los Angeles Public Library in consultation with the Regional Planning
Department, Public Works Department, County Counsel, Auditor -Controller, and
with the assistance of outside consultants. The report provides the information and
analysis necessary for the Board to take action, following a noticed public hearing,
to establish a developer fee for library facilities.
In January 1998 the Board of Supervisors directed the County Librarian to develop
and present recommendations to the Board for the adoption of a permanent
developer fee program for library facilities. The proposed fee program is intended
to replace the interim developer fee endorsed by the Board and referred to the
County Planning Commission in February 1995. The interim fee" has been applied
to new residential development projects in urban expansion areas of the County.
Developer fees are currently being applied to private development in the
unincorporated areas to meet needs for new infrastructure required by growth for
various public works, parks, and fire facilities.
The interim fee was a negotiated amount related to a specific case, and did not include land cost.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 3
H.
The County of Los Angeles Public Library serves a population of 3.4 million in an
area over 3,000 square miles which includes unincorporated areas and 51 of the
County's 88 incorporated cities. The County Public Library has 84 library buildings
and three bookmobiles comprising more than one million square feet of space. The
Library has a total collection of 6.8 million volumes and circulates over 15 million
items annually to the public.
The County Public Library currently has no permanent funding mechanism in place
to provide for needed library facilities in areas of the County impacted by residential
growth. Prior to voter approval of Proposition 13 in 1977, the County levied two
separate property tax rates for the Public Library. One tax rate was for the Library's
Accumulative Capital Outlay (ACO) Fund which provided for construction of new
library facilities. The other tax rate funded the operating budget. In the 1960's and
1970's the County Library had an active capital construction program and was
building an average of one new library facility per year. In the mid -1970's, the ACO
Fund tax rate was discontinued, and there has been no ongoing dedicated funding
available since that time for library facility construction. Since 1978, all of the
County Library's budget has been dedicated to operations, with virtually no funding
provided for construction of new libraries or expansion of existing library facilities.
In 1992-93 the State property tax shift further eroded the County Library's ability to
provide for library facility needs within the financial constraints of a reduced share
of property taxes available to support Library operations. To offset the State
property tax shift and improve the level of local funding for library services, the
County implemented a community facilities district (CFD) for library services and
facilities in 1994. Under the CFD program the County imposed a benefit charge on
property located within the unincorporated areas and 11 cities participating in the
program. The CFD benefit charge was levied on property tax bills for the 1995-96
and 1996-97 fiscal years. The proceeds were needed at that time for operations
rather than for library facilities.
In November 1996 California voters approved Proposition 218, which amended the
California Constitution to require voter approval of certain taxes, fees and
assessments, and imposed new restrictions on the ability of local governments to
establish or increase taxes, fees or assessments. Proposition 218 also contained
specific language relating, to assessments for library services and effectively
eliminated the County's CFD charge for library services as of June 30, 1997. In
June 1997, voters approved a County ballot measure (Proposition L) which
established a special tax of $22.00 per parcel to replace the CFD revenue that
would otherwise have been lost as a result of Proposition 218. While this new
revenue source, which provides approximately $9 million annually in the County
Library's operating budget, maintains current service levels, it provides no new
funding to address capital facility needs.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FC! PROGRAM FOR LIBRARY FACILITIES PAGE 4
111. GENERAL PLAN PROVISIONS
The County General Plan distinguishes between urban and non -urban areas of the
County, and the general development policy map designates certain unincorporated
areas as Urban Expansion Areas. The urban expansion areas are identified as
those "areas where suitable non -urban land may be converted to urban use as
demand warrants."
Policy 44 of the General Goals and Policies of the General Plan requires the County
to "Ensure that new development in urban expansion areas will occur in a manner
consistent with stated plan policies and will pay for the expansion costs that it
generates." Expansion cost is defined as the capital cost of constructing the
smallest facility acceptable to the service provider and includes capital costs
incurred by public service agencies for various services, including libraries, which
are included in the General Plan Development Monitoring System (DMS). One of
the principal purposes of the DMS is to assure that new development in urban
expansion areas has adequate infrastructure capacity. In addition, the DMS
requires the planning agency to determine that development conforms to the stated
General Plan policies before approving any development application in an urban
expansion area.
Policy 13 of the General Plan generally requires that the County "Promote
distribution of population consistent with service system capacity, resource
availability, environmental limitations and accessibility." In addition, Policy 43
requires that the County "Maintain a balance between increased intensity of
development and the capacity of needed facilities ..." These requirements call for
the County to recognize the practical limitations of existing public infrastructure and
the impact on that infrastructure created by new development when approving such
development projects.
Policy 61 requires the County to "Extend new urban facilities and services only
where new urban development is planned and permitted." New residential
development is not limited to the mapped urban expansion areas of the General
Plan. Development is also occurring in existing unincorporated urban areas of the
County. As new areas develop, it is necessary to extend County Library facilities
to serve the new development because existing library facilities have a limited
servicd'capacity. Current County Library facilities serving the urban expansion
areas and other unincorporated growth areas are unable to keep pace with new
development. Accordingly, there is a reasonable relationship between new
residential development and the need for new library facilities because the
population increase associated with new development is accompanied by increased
demand for library service above the service capacity of existing library facilities.
It is therefore appropriate to implement a library facilities mitigation fee (developer
fee) program to pay for the public infrastructure, including library facilities, which
new development requires.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 5
Policy 67 requires the County to "Promote the equitable distribution of the costs and
benefits of governmental actions." This policy supports the establishment of a
developer fee which equitably distributes both the costs and benefits of library
facilities among new development projects which require new or augmented library
facilities.
In establishing the. proposed developer fee program, the County Library analyzed
the impact of new development on library service throughout the unincorporated
areas and consulted with the Regional Planning Department and County Counsel.
It was determined that all new residential development, regardless of location within
urban expansion areas or other parts of the unincorporated area, has an impact on
library service. Therefore, including all developing unincorporated areas in the
developer fee program appears to have merit and is supported by the General Plan
and the California Environmental Quality Act (CEQA). In addition, limiting the
developer fee to only some parts of the unincorporated area would provide an unfair
economic advantage to developers and builders who are not required to pay the
fee. It is, therefore, reasonable and appropriate to implement the fee program in
a way that levels the economic impact on developers.
Further, implementing the fee in all unincorporated areas reduces the County's
administrative cost for cross-checking required to determine whether a project is
subject to the fee. It would also eliminate the need for the Building and Safety
Division of the Department of Public Works to establish a special processing system
to track the fee collection and payment before issuing a building permit. It would
therefore be appropriate for the Board to establish the proposed developer fee
program for library facilities to cover all parts of the unincorporated area served by
the County Public Library, and it is recommended that the Board approve the
proposed fee program on that basis.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 6
IV. PROPOSED DEVELOPER FEE PROGRAM
A. Legal Authority
Section 66000 etsea. of the Government Code (the Mitigation Fee Act) provides
legal authority for imposing fees on development projects for the purpose of
defraying the cost of public facilities related to such development. In addition,
as described above in Section III, the General Plan authorizes the County to
establish a library facilities mitigation fee.
The California Environmental Quality Act provides that a public agency should
not approve a development project "if there are feasible alternatives or mitigation
measures available that would substantially lessen any significant effects that
the project would have on the environment." (Section 15021(a)(2) of the State
CEQA Guidelines) The superior court has mandated that appropriate
environmental mitigation be established by the County in Santa Clarita
al. (LASC Case No. BC066031). The County is required to adopt mitigation
measures that fully comply with the DMS requirements of the General Plan
regarding library facilities. Approval of the recommendations contained in this
report will meet that requirement.
B. Purpose
The purpose of this proposed developer fee program is to establish a dedicated
supplemental financing mechanism to pay forthe construction of library facilities
to serve expanding populations in developing areas of the County, providing that
the population increase associated with development warrants a new facility.
In areas where a new building is not required, the fee will be used to augment
existing facilities.
C. Concept
Pursuant to Government Code Section 66000, the proposed developer fee will
be a Library Facilities Mitigation Fee and will be applied to new residential
development projects approved within the unincorporated areas of the County.
The fee is not intended to apply to additions or modifications to existing
res dences or to individual single-family residences where not more than one
such residence is proposed to be built by the same person on contiguous lots
or parcels of land.
This report proposes the establishment of separate library planning areas forthe
developer fee in unincorporated areas. Each of these planning areas is limited
to the unincorporated portions of the County which are within the service area
of the County Public Library. The seven proposed planning areas are listed
below and are illustrated on the map in Exhibit B.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE T
Planning Area 1 - Santa Clarita Valley
Planning Area 2 - Antelope Valley
Planning Area 3 - West San Gabriel Valley
Planning Area 4 - East San Gabriel Valley
Planning Area 5 - Southeast
Planning Area 6 - Southwest
Planning Area 7 - Santa Monica Mountains
D. Oaeratina Costs
The purpose of the proposed developer fee program is to establish a financing
mechanism to pay for the construction or augmentation of library. facilities required
to serve developing areas of the County. A separate but related concern is the
need to provide for the operating costs of such new library facilities. Current law
does not provide for the use of developer fees for operating costs. The
establishment of a permanent developer fee program does not, in itself, provide
funding for the cost of operating the new facilities. However, the construction of
new housing generates new operating revenues which can be used for operation
of the new libraries.
A preliminary evaluation of the potential for new revenues indicates that new
development will generally provide sufficient operating revenues to support the new
facilities. Based on that analysis, the issue of operating costs is resolved by a
combination of new property taxes, the County Library's voter -approved special tax,
and State assistance from the Public Library Fund (PLF).
The developer fee program is proposed for implementation only in the
unincorporated areas served by the County Library. As a County service supported
directly by the property tax, the County Public Library will receive a dedicated share
of the increased property taxes generated by new home construction in the
developing areas served. In addition, the special library tax approved by voters in
June 1997 will also contribute new operating funds. The California State Library
now distributes PLF funds to local library jurisdictions on a per capita basis. As a
result, increased population from new development can reasonably be expected to
generate a larger share of available PLF funding which can also be used to operate
new fadilities resulting from developer fees. Therefore, new development in the
unincorporated areas will generate additional revenue from all of these sources that
will directly benefit the County Library and provide funding to support the operating
costs of new library service to the area.
It is difficult to project the actual amount of new revenue from each of these revenue
sources. However, the construction of new residential development will contribute
significantly to the generation of new revenue to support increased operating costs
for new library facilities, and will likely offset the increased operating costs.
Therefore, it is expected that operating costs for new facilities in developing areas
will not be a significant funding problem.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 8
E. Program Review
A periodic review of the developer fee program will be made to verify that the
cost factors accurately represent the cost of mitigating the impact of new
development on library infrastructure. Cost factors subject to review include
land, construction, library materials, and administrative support. In addition, the
Capital Improvement Plan will be updated to reflect changes in growth
projections, level and type of services to be provided, development trends, and
the locations for new or expanded library facilities. An overall review and update
of the entire developer fee program will be conducted at least every five years
to assure that the program continues to meet the County's requirements. In
addition, the program provides for annual CPI adjustment of all costs in the fee
structure. Other specific cost adjustments are permitted as needed to keep the
fee structure current with actual costs.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 9
V. L/SRARY FACILITY NEEDS
Current SCAG population data provided by the Regional Planning Department
indicates that population in the proposed unincorporated developer fee planning
areas is projected to increase by 286,112 by the year 2010 and 508,458 by the year
2020. Using the County Library's facility planning standards, such growth will
generate a need for 111,267 gross square feet and 197,736 gross square feet of
new library facilities respectively. Each of the planning areas will generate a
different demand for library facilities based on the differing level of development and
population increase projected for each area as illustrated below.
LIBRARY PLANNING AREA
PROJECTED
POPULATION
GROWTH
YEAR 2010
FACILITY
NEEDS
(GSF•)
PROJECTED
POPULATION
GROWTH
YEAR 2020
FACILITY
NEEDS
(GSF•)
1
Santa Clarita Valley
135,543
52,711
243,476
94,686
2
Antelope Valley
43,145
16,779
77,508
30,142
3
West San Gabriel Valley
14,533
5,652
28,302
11,007
4
East San Gabriel Valley
35,835
13,936
59,850
23,276
5
Southeast
27,505
10,697
49,284
19,166
6
Southwest
14,965
5,820
25,029
9,733
7
Santa Monica Mountains
14,586
5,672
25,009
9,726
Total
286,112
111,267
.508,458
197,736
Gross Square Feet
Based on these population projections, additional library facilities will be needed to
serve growth areas by the year 2020 at an estimated total cost of $96 million (in
1998 constant dollars). The actual need for individual library facilities will depend
on the scope and timing of development within each planning area and other
factors'such as changing economic conditions, changes in population projections
with the year 2000 census, and the availability of funds to finance the planning and
construction of new facilities. However, using currently available population data,
it is projected that new library facilities will be needed to serve.these areas as
outlined in the Capital Improvement Plan in Exhibit A.
The plan identifies requirements for new libraries, expansion of existing libraries,
and other facility augmentations that will be required from the present to year 2020.
This is predicated on the assumption that residential development will occur as
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 10
projected. A small library would be approximately 5,000 to 10,000 square feet, a
medium-sized library would be 10,000 to 20,000 square feet, and a large library
would be above 20,000 square feet. The plan provides for the approximate
locations of facilities; the associated costs for land, construction, and library
materials; and administrative support costs, including facility planning. Library
locations are based on an analysis of projected growth areas; however, the
locations are approximate since the exact sites have not yet been identified or
purchased. Following the initial implementation of the developer fee program, the
County Library will further refine the facilities plan in five-year increments.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 11
V/. FEE DESCRIPTIONAND OVERVIEW
The proposed developer fee for library facilities consists of three distinct
components, one each for library facility construction, land, and library material
items. Each of these components is calculated based on specific planning
standards and criteria used by the County of Los Angeles Public Library as
described below.
A. Construction
The library facility construction component of the proposed fee is designed to
provide a typical "turnkey" library facility based on County construction
requirements. This fee component includes the costs of designing, constructing
and outfitting the library facility with the furnishings, fixtures, equipment and
other amenities necessary to make it fully operational as a service unit of the
County of Los Angeles Public Library.
The estimated size of a library building is based on the projected target
population to be served (based on the approved development), multiplied by the
initial space planning factor of 0.35 net square foot per capita. This calculation
quantifies the amount of net square feet of usable space required for the library
building. This figure is then converted to gross square feet by dividing the net
square feet by the factor 0.9, which represents the ratio of net square feet to
gross square feet. This conversion indicates the number of gross square feet
of building necessary to yield the required net square feet, and allows for the
areas of a building that are not usable due to pedestrian circulation
requirements, corridors, wall thicknesses, mechanical and electrical systems
equipment, etc.
There is no universal standard used by all public library jurisdictions for
determining the size of library buildings, and the planning requirements vary by
jurisdiction. The County Library has adopted a planning standard of 0.35 net
square foot per capita for determining the size of library buildings. This standard
is currently used in the County's General Plan DMS, and is used by the County
in planning library construction projects.
The standard of 0.35 square foot per capita is appropriate for the highly
decentralized operational structure of the County of Los Angeles Public Library.
All of the key administrative and support functions for the organization are
located in the County Library headquarters building and warehouse facilities,
which reduces the need for additional space to house those functions in the
local community libraries. As a result, new library buildings can be sized to meet
the direct service requirements of their local populations without the central
support functions which are housed elsewhere. Therefore, a planning standard
of 0.35 net square foot per capita is adequate to meet service delivery
requirements at the local level.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 12
B. Land
This fee component represents the estimated cost of acquiring the land needed
for the constructionof the library facility. The land requirements for a library
building are based on actual experience in constructing library facilities to meet
County needs and assume a one-story library building. Multi -story buildings are
less cost-effective to operate because they require more staff to provide the
necessary supervision of public areas when there is more than one floor. Based
on that experience, the land requirement for a library facility is calculated at a
land -to -building ratio of 4:1, that is, four times the amount of land for every gross
square foot of building. This ratio, which was developed by County architects
based on long experience, provides sufficient land to accommodate the library
building and required setbacks, plus parking, landscaping and other site
improvements.
C. Library Materials
The materials component of the fee is the cost of providing an "opening -day"
collection of books and other library materials sufficient to serve the target
population for the new facility. The estimated size of the collection for the facility
is calculated at 2.0 items per capita, based on the same population figure used
to determine the building size. The determination of 2.0 items per capita is
based on the professional judgment of the County Library's collection
development manageras a minimum requirement for an opening -day collection
in a new library. It is also consistent with statistics for other library agencies.
This is the standard currently used in the County's General Plan DMS for
libraries and is a reasonable minimum requirement for community libraries
serving urban Los Angeles County.
D. Administrative Costs
The fee will also include a factor to recover the County Library's administrative
costs for program management; fee calculation, collection and processing; and
program accounting requirements.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 13
V//. FEE STRUCTUREANDCALCULAT/ON
Once these planning requirements are identified, the amount of the developer fee
is calculated by multiplying each of the planning factors by the value for that factor
in the fee structure. For example, the construction cost is determined by multiplying
the gross square footage requirement for the building by the total project cost per
square foot. The land cost is determined by multiplying the land requirement by the
land cost per acre for the designated planning area. The materials cost is
determined by multiplying the required number of items by the cost per item. The
sum of these three cost elements, plus the administrative cost, provides the amount
of the developer fee per residential unit. This calculation is illustrated below.
FEE STRUCTURE
Construction:
number of dwelling units x average persons per household = population
population x 0.35 net sq. ft. per capita = net sq. ft.
net sq. ft. _ 0.9 (net:gross ratio) = gross sq. ft.
gross sq. ft. x project cost per sq. ft. = construction cost
Land:
gross sq. ft. x 4 =land size (in sq. ft.)
land sq. ft. _ 43,560 sq. ft. per acre = land size (in acres)
land acreage x land cost per acre = land cost
Materials:
population x 2 items per capita = number of items
items x cost per item = materials cost
construction cost + land cost + materials cost = subtotal cost
subtotal + administrative cost = total cost
total cost + number of units = fee per unit
It was determined that the average persons per household (APPH) will be
standardized for all planning areas. This was accomplished by using a weighted
APPH which is based on the APPH value for each library planning area derived
from data in the Department of Regional Planning/Research Section Bulletin No.
160, Part 1 (January 1, 1995). The weighting factor for each planning area was
derived from its relative share of total facility requirements at year 2020. The
average of the weighted APPH values is 3.09. This single APPH value is used in
calculating the fee per unit for all seven planning areas as illustrated in Exhibit C.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 14
V///. DETERMINATION OF FEE COST FACTORS
The cost factor for each of the fee components was developed based on a
combination of actual County experience, survey data, professional judgment, and
information developed by our consultants. Following is a description of how the cost
factor was determined for each component of the proposed fee.
A. Construction
Construction and related project costs are based on the Library's actual cost
experience for current County construction requirements. Using independent
consultants with construction cost estimating expertise, we validated the actual
construction costs in today's construction environment for the Lancaster Library.
This is the County's most recent new library, which was built in 1996. We also
evaluated the current cost of constructing a typical 15,000 sq, ft. library facility.
Based on those studies, it was determined that the current construction cost for
such a library facility is $179.22 per gross square foot (GSF) in 1998 dollars.
Additional project costs typically associated with a County capital project were
evaluated in consultation with the County Department of Public Works. These
included requirements for furnishings, fixtures and equipment; architect and
engineer services; project management, inspection and consultant services; and
provision for a change order contingency during construction. These additional
requirements result in a total project cost of $270.60 per gross square foot for
a typical 15,000 sq. ft. library facility. The calculation of the various items
included in the total project cost for the construction component of the fee
structure are detailed in the following table.
Library Project Costs
1998
Costs
1.
Construction (including site development, book stacks,
carpet, casework)
$179.22
2.
Furniture, fixtures and equipment (including computers)
23.00
3.
Architect and engineer fees (9% of 1 & 2 above)
18.20
4.
Consultant services, project management, inspection,
permits and fees (18% of 1 above)
32.26
5.
Owner's construction contingency (10% of 1 above)
17.92
6.
Total project cost per GSF
$270.60
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 7S
These amounts are considered realistic for constructing a typical, fully
operational, medium-sized library in the current market and reflect the County's
design and construction requirements in today's bidding environment. The total
project cost factor of $270.60 per square foot is proposed for the base year
construction cost component of the developer fee in all planning areas.
These cost levels can be further validated by comparison with the construction
costs for library facilities in other jurisdictions. A survey was conducted of actual
1996-97 library construction projects in California. Cost information for these
projects is listed in the December 1997 issue of Library Journal, a national
professional journal for libraries. This publication provides an annual national
survey of library construction costs in its December issue for new libraries which
opened during the preceding fiscal year. The, Library Journal survey data
indicates an average total project cost of $329 per square foot and an average
construction cost of $191 per square foot for 1996-97 library projects in
California (see Exhibit D). The proposed construction costs outlined above for
a typical turnkey library facility are well within the range of California library
projects in the most recent Library Journal survey.
B. Land
The proposed land values are based on those land values used forthe County's
parks fee, and detailed in the table of "Fair Market Value Per Acre by Park
Planning Area" for the parks fee in Section 21.28.140.1 of the County Code.
Since these land values have been established bythe Board of Supervisors, and
are generally understood and accepted by developers, it is appropriate to use
them for calculating the land value component of the library developer fee.
Further, land that is suitable for park use would be similar to the land which
would be used for library facilities. We therefore propose to base the land cost
factor on these land values. These values will be adjusted as necessary in the
event that the parks land values in the County Code are revised in the future, or
as actual land cost experience warrants.
Since land values vary significantly by location, it is recommended that the land
cost factor in the fee structure vary by planning area, using the above -
referenced table of land values for parks as a base. To simplify the
administration and calculation of the fee, it is proposed that a single land cost
factor be used in each planning area. An averaging method is used, based on
the. park fee table of land values as they relate to the County Library's service
area, to determine the land cost factor for the library developer fee structure as
follows:
Planning Area 1 - Santa Clarita Valley $166,000 per acre
Planning Area 2 - Antelope Valley $ 37,000 per acre
Planning Area 3 - West San Gabriel Valley $232,000 per acre
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 16
Planning Area 4 - East San Gabriel Valley
$155,000 per acre
Planning Area 5 - Southeast
$181,000 per acre
Planning Area 6 - Southwest
$221,000 per acre
Planning Area 7 - Santa Monica Mountains
$193,000 per acre
Using these land values results in a different fee per dwelling unit for each of the
proposed developer fee planning areas.
C. Library Materials
The cost component in the fee for library materials is based on cost data from
the Bowker Annual, which is a nationally recognized library and book trade
reference publication. The proposed materials cost represents the average cost
of purchasing a hardback book, fully processed and cataloged in the Library's
collection. The County Library collections are made up of materials in a variety
of formats, from books and magazines, to compact discs and videocassettes,
to reference materials and electronic reference subscriptions. However, books
comprise about 85% of the total collection. Average costs for various types of
materials vary with the format. Basing this fee component on the cost of a
hardback book is representative of the majority of a library's collection, and is an
appropriate cost reference for a cross section of all library materials formats.
To simplify the administration and standardize the library materials cost
component in the fee, we propose to use the BowkerAnnual hardcover average
per -volume final cost data for the latest year available, with CPI adjustments to
the current year, as the unit cost per item. Using this methodology, the base -
year cost component for library materials in the proposed fee is the Bowker
Annual 1996 final average per -volume cost of $34.55, plus CPI adjustments to
February 1998, for a total unit cost of $35.16 per item. This cost will be revised
annually based on the most recent Bowker Annual data, plus current CPI
adjustments as appropriate.
D. Administrative Costs
The County Library's administrative costs for the developer fee program are
based on the staffing required to support the general administration and
accounting for the program, departmental coordination of planning and
implementation of library projects, plus departmental overhead as required by
County policy and approved by the Auditor -Controller. These costs are
estimated at $4.2 million for library construction projects, with an estimated total
project cost (in 1998 dollars) of $96 million based on projected requirements to
the year 2020. The administrative cost represents 4.39% of the total cost of all
projects, and will require further analysis and adjustment based on actual
experience after the program has been implemented.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE. PROGRAW FOR LIBRARY FACILITIES PAGE 17
The administrative costs have been reviewed by the County Auditor -Controller
and are detailed in Exhibit E. The administrative costs are distributed to each
planning area based on its relative share of the total projected population growth
to the year 2020. Since the administrative costs of the proposed program do not
vary directly with the cost of the projects for each planning area, this
methodology was proposed by the Auditor -Controller as a more equitable
distribution of program administrative costs. The amount of each planning
area's share of administrative costs is reflected in the calculation of the
proposed developer fee for each area detailed in Exhibit C.
E. Administrative Staff Support
The effectiveness of the developer fee program will depend on the commitment
of sufficient dedicated staff to properly support the program and provide
necessary services and administrative oversight. Based on consultation with
other County departments with developer fee programs currently in operation,
the County Library estimates that it will need the following dedicated staff
support: 0.6 Capital Projects Coordinator; 1.0 Administrative Assistant III; 0.1
Accountant II; and 0.25 Accounting Technician I.
The Capital Projects Coordinator position will be responsible for overseeing the
departmental planning and implementation of library facility projects, including
the design, interagency coordination, and acceptance of library facilities.
Depending on the scope and timing of anticipated development, this position
may be responsible for coordinating the progress of more than one project
simultaneously.
The Administrative Assistant will be responsible for day-to-day management of
the developer fee program including reviewing development projects and
calculating fees, collecting the fees and providing compliance certificates, and
coordinating with other County and public agencies regarding the fee program,
including participating in the County's Subdivision Committee, and monitoring
and updating of program requirements.
The Accountant and Accounting Technician positions will be responsible for
meeting all program accounting requirements in compliance with legal
requirements and Auditor -Controller policies and procedures, and providing all
necessary program financial reports.
These costs will be charged to the developer fee program, and it is anticipated
that the administrative cost component of the developer fees will offset
administrative costs. It may be necessary, however, at the beginning of the
program for the County Library to pay for some or all of the administrative costs
until fees are sufficient to reimburse the Library and to offset costs.
All of the cost factors included in the proposed developer fee for library facilities
have been reviewed by the Auditor -Controller.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 1S
IX PROPOSED FEE FOR EACH PLANNING AREA
The proposed fee for each planning area is determined by applying the standard
cost factors for construction and library materials, and the averaged land value for
each planning area, as described in Section VIII.B. of this report on determination
of cost factors, and finally adding the administrative cost. The calculation of the
developer fee is based on the estimated cost of providing the projected facility
needs in each planning area as discussed in Section V of this report. The detailed
calculation of the proposed fee for each planning area is illustrated in Exhibit C and
summarized below:
Planning Area 1 - Santa Clarita Valley
Planning Area 2 - Antelope Valley
Planning Area 3 - West San Gabriel Valley
Planning Area 4 East San Gabriel Valley
Planning Area 5 - Southeast
Planning Area 6 - Southwest
Planning Area 7 - Santa Monica Mountains
$586.44 per dwelling unit
$572.22 per dwelling unit
$593.74 per dwelling unit
$585.26 per dwelling unit
$588.08 per dwelling unit
$592.50 per dwelling unit
$589.40 per dwelling unit
Notwithstanding the proposed fee, it is recommended that the Board authorize the
County Library to consider the in-kind donation of land, library facilities or other
consideration in lieu of any portion of the required fees, on an individual project
basis.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 19
X. FEE COLLECT/ON AND ACCOUNT/NG
Pursuant to the authority of previous action by the Board, the County Library, in
conjunction with the Departments of Regional Planning and Public Works, has
established a procedure for the collection of the interim library developer fee at the
building permit stage. It is recommended that the existing procedure also be used
for collection of the permanent developer fee proposed in this report.
The developer fee will be applied to all new residential development projects at the
time of building permit issuance. The fee will apply to all or any portion of a
development for which the fee obligation has not been satisfied at the time this
developer fee program takes effect. Developments which previously paid a
mitigation fee will not be subject to the fee under this program. The fee would not
be charged on developments for which mitigation has been satisfied previously in
a manner acceptable to the County. There will be no retroactive adjustments to prior
mitigation fee payments.
All accounting procedures will comply with the requirements of Government Code
Section 66000 et seg. In addition, to properly account for all fees paid by
developers, a separate "special revenue" fund will be established. All fees will be
directly deposited to this interest-bearing fund. Fees collected previously under the
interim developer fee will also be deposited into the interest-bearing special revenue
fund. An annual report on both revenues and expenditures will be presented to the
Board of Supervisors. Interest will be credited individually to each library planning
area within the special revenue fund. Annual general administrative costs will be
prorated among the planning areas within the fund based on each area's share of
total administrative costs. A separate budget for library developer fees will be
included in the annual County budget.
Operating transfers will be budgeted from the special revenue fund into the County
Library's ACO fund. The appropriation authority will be budgeted in this ACO fund
for all of the library facilities to be funded by the developer fees. Administrative and
other costs specific to a project may be charged against that individual capital
project.
It is re gmmended that the Board authorize the Auditor -Controller to establish an
interest-earning developer fee revenue fund to include each of the developer fee
areas for purposes of accounting for fees collected from developers, and instruct
the Chief Administrative Office to include, a summary of these funds in the annual
County budget.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 20
X/. SURVEY OF OTHER AGENCIES
In conjunction with developing this program, a survey was conducted to determine
whether other public library jurisdictions in Southern California have implemented
developer fees specifically for library facilities. The survey included Ventura County,
Kern County, Riverside City and County, San Bernardino County, Orange County,
San Diego City and County, City and County of San Francisco, and the Cities of Los
Angeles and Long Beach within Los Angeles County.
Of these various jurisdictions, only Orange County has a developer fee specifically
for library facilities. The Orange County fee was established in 1987 and is
administered by the county planning department. The current fee is $186-$201 per
unit applied in four specified planned communities, and is collected at the time of
issuing building permits on. residential development only. The Orange County
program provides for annual adjustment of fees for cost increases. Fees collected
under that program have been used in combination with development agreements
to build two libraries, and another is currently in the planning process. However,
Orange County staff acknowledge that the developer fee alone is not sufficient to
fund the construction of a turnkey library facility.
The City of Moorpark in Ventura County established a library facilities fee for
residential and commercial property in October 1997. The fee ranges from $306
for mobile homes to $460 for single-family dwellings and $0.10 per sq. ft. for non-
residential property. This fee is used solely to fund the purchase of library materials
and computers for public access, and does not provide any funding for library
construction.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 21
X//, PARTICIPATION BY CITIES
While many of the cities served by the County Library are built out, there are some
cities where significant new residential development is occurring. Implementation
of the developer fee program in the unincorporated areas of the County will provide
a mechanism to mitigate the impact of new development on existing library service
capacity. However, the impact of development projects occurring within
incorporated cities would not be mitigated without a similar developer fee program
to work in partnership with the County's program. Therefore, a similar fee is being
pursued in adjacent cities so that developers in the unincorporated areas do not
bear an undue burden nor will County libraries be burdened by underserved city
residents.
The County Library has begun contacting key cities in our service area with active
development, such as Santa Clarita and Lancaster, to request that they consider
participating in a developer fee program for library facilities. The City of Santa
Clarita has imposed a requirement, on a limited number of City -approved projects,
that the applicant pay the County's developer fee. Following action by the Board
on the proposed library developer fee, the County Library will continue working with
cities to maximize their participation and partnership efforts in this program.
COUNTY OF LOS ANGELES PUBLIC LIBRARY - DEVELOPER FEE PROGRAM FOR LIBRARY FACILITIES PAGE 22
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EXHIBIT B
Map of Library Planning Areas
EXHIBIT C
Projected 2020 population increase: 243,476
Population increase x 0.35 net sq. ft. per capita = 85,217 net sq. ft.
85,217 net sq. ft. + 0.9 (net:gross ratio) = 94,686 gross sq. ft.
94,686 sq. ft. x $270.60 per sq. ft. = $25,622,032
94,686 sq. ft. x 4 = 378,744 sq. ft.
378,744 + 43,560 sq. ft./acre = 8.69 acres
8.69 x $166,000 per acre = $1,442,540
Materials ` ::
243,476 x 2 items per capita = 486,952 items
2 fi
Y
486,952 x$35.16 per item = $17,121,232
Subtotal ($25,622,032 + $1,442,540 + $17,121,232) = $44,185,804
Subtotal + $2,022,486 administrative costs = Total Cost $46,208,290
(2020 Population 243,476 + 3.09 APPH = 78,795 est. units)
Total est + 78,795 units = $586.44 per unit
AREA 2 - ANTELOPE VALLEY
Projected 2020 population increase: 77,508
Population increase x 0.35 net sq. ft. per capita = 27,128 net sq. ft.
27,128 net sq. ft. + 0.9 (net:gross ratio) = 30,142 gross sq. ft.
Construction: 30,142 sq. ft. x $270.60 per sq. ft. _ $8,156,425
30,142 sq. ft. x 4 = 120,568 sq. ft.
120,658 + 43,560 sq. ft./acre = 2.77 acres
2.77 x $37,000 per acre = $102,490
77,508 x 2 items per capita = 1.55,016 items
155,016 x $35.16 per item = $5,450,363
Subtotal ($8,156,425 + $102,490 + $5,450,363) _ $13,709,278
Subtotal + $643,837 administrative costs = Total Cost $14,353,115
(2020 Population 77,508 + 3.09 APPH = 25,083 est. units)
Total Cost + 25,083 units = $572.22 per unit
Projected 2020 population increase: 28,302
Population increase x 0.35 net sq. ft. per capita = 9,906 net sq. ft.
9,906 net sq. ft. + 0.9 (net:gross ratio) = 11;007 gross sq. ft.
11,007 sq. ft. x $270.60 per sq. ft. = $2,978,494
11,007 sq. ft. x 4 = 44,028 sq. ft.
44,028 + 43,560 sq. ft./acre = 1.01 acres
1.01 x $232.000 per acre = $234,320
28,302 x 2 items per capita = 56,604 items
56,604 x $35.16 per item = $1,990,197
Subtotal ($2,978,494 + $234,320 + $1,990,197) = $5,203,011
Subtotal + $235,097 administrative costs = Total Cost $5,438,108
(2020 Population 28,302 + 3.09 APPH = 9,159 est. units)
Total Cost + 9,159 units = $593.74 per unit
Projected 2020 population increase: 59,850
Population increase x 0.35 net sq. ft. per capita = 20,948'net sq. ft.
20,948 net sq. ft. + 0.9 (net:gross ratio) = 23,276 gross sq. ft.
23,276 sq. ft. x $270.60 per sq. ft. = $6,298,486
23,276 sq. ft. x 4 = 93,104 sq. ft.
93,104 + 43,560 sq. ft./acre = 2.14 acres
2.14 x $155,000 per acre = $331,700
59,850 x 2 items per capita = 119,700 items
119,700 x $35.16 per item = $4,208,652
Subtotal ($6,298,486 + $331,700 + $4,208,652) = $10,838,838
Subtotal + $497,157 administrative costs = Total Cost $11,335,995
(2020 Population 59,850 _ 3.09 APPH = 19,369 est. units)
Total Cost :19,369 units = $585.26 per unit
Projected 2020 population increase: 49,284
Population increase x 0.35 net sq. ft. per capita = 17,249 net sq. ft.
17,249 net sq. it. _ 0.9 (net:gross ratio) = 19,166 gross sq. ft.
Constnuct[on:>=„ 19,166 sq. ft. x $270.60 per sq. ft. = $5,186,320
19,166 sq. ft. x 4 = 76,664 sq. ft.
76,664 _ 43,560 sq. ft./acre = 1.76 acres
1.76 x $181,000 per acre = $318,560
49,284 x 2 items per capita = 98,568 items
98,568 x $35.16 per item = $3,465,651
Subtotal ($5,186,320 + $318,560 + $3,465,651) = $8,970,531
Subtotal + $409,388 administrative costs = Total Cost $9,379,919
(2020 Population 49,284 _ 3.09 APPH = 15,950 est. units)
Total Cost _ 15,950 =$588.08 per unit
Projected 2020 population increase: 25,029
Population increase x 0.35 net sq. ft. per capita = 8,760 net sq. ft.
8,760 net sq. ft. = 0.9 (net:gross ratio) = 9,733 gross sq. ft.
9,733 sq. ft. x $270.60 per sq. ft. = $2,633,750
9,733 sq. ft. x 4 = 38,932 sq. ft.
38,932 + 43,560 sq. ft./acre = 0.894 acres
0.894 x $221,000 per acre = $197,574
25,029 x 2 items per capita = 50,058 items
50,058 x $35.16 per item = $1,760,039
Subtotal ($2,633,750 + $197,574 + $1,760,039) _ $4,591,363
Subtotal + $207,909 administrative costs = Total Cost $4,799,272
(2020 Population 25,029 + 3.09 APPH = 8,100 est. units)
Total Cost + 8,100 units = $592.50 per unit
9,726 sq. ft. x$270.60 per sq. ft. = $2,631,856
9,726 sq. ft. x 4 = 38,904 sq. ft.
38,904 + 43,560 sq. ft./acre = 0.893 acres
0.893 x $193,000 per acre = $172,349
25,009 x 2 items per capita = 50,018 items
50,018 x $35.16 per item = $1,758,633
Subtotal ($2,631,856 + $172,349 + $1,758,633) = $4,562,838
Subtotal + $207,743 administrative costs = Total Cost $4,770,581.
(2020 Population 25,009 _ 3.09 APPH = 8,094 est. units)
Total Cost + 8,094 units = $589.40 per unit
NOTE: All dollar values are expressed in 1998 dollars
EXHIBIT E
DEVELOPER FEES --1998-99 ADMINISTRATIVE COSTS
No. of Salary Annual Applicable
Positions 1/1/99 Salary Salary
Capital Projects Coordinator
0.60
Administrative Assistant III
1.00
Accountant II
0.10
Accounting Technician 1
0.25
Total Salary
Population
Consultant Services
Add:
Employee Benefits*
Fee Per
Department Support*
Growth
Countywide Overhead*
Administrative
Total Cost
Total Cost x 22 years (1999-2020)
Residential
Applied to salary cost only.
$4,345.45 $50,524.67
3,948.36 45,907.69
3,313.36 38,524.53
2,487.00 28,498.00
COST DISTRIBUTION BY LIBRARY PLANNING AREA
$30,315
45,908
3,852
7.125
87,199
20,000
18,530
58,271
7.982
$191.983
$4,223,617
" Construction, land, and library materials
"' Calculated at 3.09 APPH
Projected
I Area
Population
Population
Fee Per
Growth
As % of Total
Administrative
All Other
Residential
Residential
Year 2020
Population
Cost
Costs "
Total Cost
Units '*•
Unit
Area + Total
Area % X Total $
Column c + d
Column e + f
a
6
c
d
e
f
9
Area 1
243,476
47.885%
$2,022,486
$44,185,804
$46,208,290
78,795
$586.44
Area
77,508
15.244%
643,837
13,709,278
14,353,115
25,083
572.22
Area 3
28,302
5.566%
235,097
5,203,011
5,438,108
9,159
593.74
Area
59,850
11.771%
497,157
10,838,838
11,335,995
19,369
585.26
Area 5
49,284
9.693%
409,388
8,970,531
9,379,919
15,950
588.08
Area
25,029
4.923%
207,909
4,591,363
4,799,272
8,100
592.50
Area 7
25,009
4.919%
207,743
4,562,838
4,770,581
8,094
589.40
Total
508,458
100.000%
$4,223,617
$92,061,663
$96,285,280
164,550
" Construction, land, and library materials
"' Calculated at 3.09 APPH
LIBRARY PLANNING AREAS
PROPOSED DEVELOPER FEE PROGRAM FOR LIBRARYFACI Xr=
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Count% of Los AnueIes Public Library
7100 East Imperial H�v%.. P.O. Box 7611. Do%%ne%. CA 902-I1-7011
(562)9-10-8461. TELEFAX (562)803--3032
October 26, 1998
TO: Each Supervisor
FROM:Sandra F. Reuben
County Librarian
SUBJECT: SUPPLEMENTAL REPORT -- FINAL CHANGES TO
LIBRARY DEVELOPER FEE PROGRAM
This supplemental report is being filed to recommend final changes to the County Library's
proposed developer fee program. As a result of ongoing discussions between the County Library
and industry representatives, the Building Industry Association of Southern California (BIA), has
proposed further revisions to the construction costs to address industry concerns. Following
consultation with the Department of Public Works, we have determined that these changes are
appropriate. I therefore recommend further construction cost adjustments as detailed in the
attachments to this supplemental report.
These changes include refinements in the base construction cost amount, cost of equipment and
furnishings, architect and engineering fees, and other support costs. I recommend that the total
project cost be adjusted to $256.81 per gross square foot. The Department of Public Works
concurs in these changes.
The changes`" l require revisions to the report previously submitted to the'Board on October 21
as follows:
Revise the construction cost detail on page 15 of the report to reflect the table in
Attachment L
2. Revise the proposed fee amount for each planning area on page 19 of the report as
reflected in Attachment II.
3. Revise Exhibit A to the report (Capital Improvement Plan) as reflected in Attachment III.
4. Revise the individual fee calculation table for each library planning area in Exhibit C to the
report as reflected in Attachment IV.
5. Revise Exhibit E (Administrative Costs) in the report as reflected in Attachment V.
sar Drnas _
S
Each Supervisor
October 26, 1998
Page 2
I am pleased that we were able to reach agreement with the BIA on this important program. These
changes result in developer fees which are fair to the industry and sufficient to meet County
requirements. We appreciate the assistance and support of the BIA, Department of Public Works,
Regional Planning Department, County Counsel, and Auditor -Controller in completing this project.
I request that the Board consider this supplemental report as part of the agenda material, and other
evidence and testimony on this matter that may be considered by the Board during the public
hearing on October 27. In summary, I request that the Board approve the library facilities mitigation
fee program as revised herein.
SFR:DF:jc
wj\bos suplxpl
Attachments
c: Chief Administrative Officer
Executive Officer, Board of Supervisors
Auditor -Controller
County Counsel
Director of Regional Planning
Director of Public Works
Board Liaisons
ATTACHMENT
>S 4S(:ln`R7
tl .,X 4'�9 i'•�i
S 1958
M!'k'"5'� .7.} �
N ��LIBRARYPROJEG'CCOSTS(REVISED)'��'��'
��.
§ i M5�^,ii[}Sw4ry4.4{t k i. ��;;� W�y'..y1y, �� 3 ,iq.„l> y4� ➢�. .� '` !� #
Costs_
4
3
1.
Construction (including site development, book stacks,
$17271
carpet,.casework)
T Y } dD
2.
Furniture, fixtures and equipment (including computers)
�S
3.
Architect and engineer fees 8.5% of 1 & 2 above
9� ( )
�G47
4.
Consultant services, project management, inspection,
�s 28 3G
permits and fees (17% of 1 above)Nsat
S.
Owner's construction contingency (10% of 1 above)
i7.27:
6.
Total project cost per GSF
256:&1`;"
ATTACHMENT II
SUMMARY OF PROPOSED FEES FOR EACH PLANNING AREA
(REVISED)
Planning Area 1 - Santa Clarita Valley $569.87 per dwelling unit
Planning Area 2 - Antelope Valley $555.65 per dwelling unit
Planning Area 3 - West San Gabriel Valley $577.17 per dwelling unit
Planning Area 4 - East San Gabriel Valley $568.69 per dwelling unit
Planning Area 5 - Southeast $571.51 per dwelling unit
Planning Area 6 - Southwest $575.93 per dwelling unit
Planning Area 7 - Santa Monica Mountains $572.83 per dwelling unit
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3
ATTACHMENT IV
EXHIBIT C
(REVISED)
{ AREA�,1 SANTA CLARITA VALLEY ������ "�
Projected 2020 population increase: 243,476
Population increase x 0.35 net sq. ft. per capita = 85,217 net sq. ft.
85,217 net sq. ft. _ 0.9 (net:gross ratio) = 94,686 gross sq. ft.
Construc#ion key 94,686 sq. ft. x $256.81 per sq. ft. _ $24,316,312
94
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,686 sq. ft. x 4 = 378,744 sq. ft,
378,744 + 43,560 sq. ft./acre = 8.69 acres
ya 8.69 x $166,000 per acre = $1,442,540
Materials; 243,476 x 2 items per capita = 486,952 items
4 , ' 486,952 x $35.16 per item = $17,121,232
Subtotal ($24,316,312 + $1,442,540 + $17,121,232) _ $42,880,084
Subtotal + $2,022,486 administrative costs = Total Cost $44,902,570
(2020 Population 243,476 + 3.09 APPH = 78,795 est. units)
Total Cost _ 78,795 units = $569.87 per unit
Projected 2020 population increase: 77,508
Population increase x 0.35 net sq. ft. per capita = 27,128 net sq. ft.
27,128 net sq. ft. + 0.9 (net:gross ratio) = 30,142 gross sq. ft.
30,142 sq. ft. x $256.81 per sq. ft. = $7,740,767
30,142 sq. ft. x 4 = 120,568 sq. ft.
120,658 + 43,560 sq. ft./acre = 2.77 acres
2.77 x $37,000 per acre = $102,490
77,508 x 2 items per capita = 155,016 items
155,016 x $35.16 per item = $5,450,363
Subtotal ($7,740,767 + $102,490 + $5,450,363) = $13,293,620
Subtotal + $643,837 administrative costs = Total Cost $13,937,457
(2020 Population 77,508 _ 3.09 APPH = 25,083 est. units)
Total Cost _ 25,083 units = $555.65 per unit
l.'��T''k,Y,t'*il^�,�t,t.q'3 P'^$a�rv.y{"k95 x,,,kt�.sstri 4
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WEST VAL,tLEY�,4
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n >z 1 2 'H }Ls'4i+.Flh '„.Y?n riff 1S ka`F � 4't• tliyi ,F+W .i � 1r3 i1i
ttC �•+ 3 >,i¢. ,51,h¢ n�!tt.i .�'3f�t�j�# vi 5.�
Projected 2020 population increase: 28,302
Population increase x 0.35 net sq. ft. per capita = 9,906 net sq. ft.
9,906 net sq. ft. +0.9 (net:gross ratio) = 11,007 gross sq. ft.
Construct(y°�n.'= 11,007 sq. ft. x $256.81 per sq. ft. _ $2,826,708
3 ii 4< ��,he'Yif'tVl4Y Fy(�y't �r`i1{.
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Lands ':3
11,007 sq, ft. x 4 = 44,028 sq. ft.
44,028 = 43,560 sq. ft./acre = 1.01 acres
1.01 x $232.000 per acre = $234,320
Maferial5.'%
28,302 x 2 items per capita = 56,604 items
56,604 x $35.16 per item = $1,990,197
Subtotal ($2,826,708 + $234,320 + $1,990,197) _ $5,051,225
Subtotal + $235,097 administrative costs = Total Cost $5,286,322
(2020 Population 28,302 + 3.09 APPH = 9,159 est. units)
Total Cost + 9,159 units = $577.17 per unit
y
t-'ki fi2 ty, i k 4
{
.
AREA 4 EAST SAN GABRIEL VALLEY fuw
5 fy
Projected 2020 population increase: 59,850
Population increase x 0.35 net sq. ft. per capita = 20,948 net sq. ft.
20,948 net sq. ft. + 0.9 (net:gross ratio) = 23,276 gross sq. ft.
Constructign
23,276 sq. ft. x $256.81 per sq. ft. _ $5,977,510
q 5 y'S'II k y ijx
Land t ;ui
23,276 sq. ft. x 4 = 93,104 sq. ft.
93,104 + 43,560 sq. ft./acre = 2.14 acres
,
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2.14 x $155,000 per acre = $331,700
r
s �Gxt
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Materials °; �,k
59,850 x 2 items per capita = 119,700 items
mt
119 700 x $35.16 per item = $4,208,652
uR
Subtotal ($5,977,510 + $331,700 + $4,208,652) _ $10,517,862
Subtotal + $497,157 administrative costs = Total Cost $11,015,019
(2020 Population 59,850 _ 3.09 APPH = 19,369 est. units)
Total Cost + 19,369 units = $568.69 per unit
♦ L '*' +d Flt 1
t -SOUTHEAST�a�'� Vl
ltil � r k,rAREa-S,
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Projected 2020 population increase: 49,284
Population increase x 0.35 net sq. ft. per capita = 17,249 net sq. ft.
17,249 net sq. ft. + 0.9 (net:gross ratio) = 19,166 gross sq. ft.
Construction
19,166 sq. ft. x $256.81 per sq. ft. _ $4,922,020
Land ' p'-
19,166 sq. ft. x 4 = 76,664 sq. ft.
i w L h4
76,664 + 43,560 sq. ft./acre = 1.76 acres
1.76 x $181,000 per acre = $318,560
i 3
Materials, , a
49,284 x 2 items per capita = 98,568 items
98,568 x $35.16 per item = $3,465,651
Subtotal ($4,922,020 + $318,560 + $3,465,651) _ $8,706,231
Subtotal + $409,388 administrative costs = Total Cost $9,115,619
(2020 Population 49,284 _ 3.09 APPH = 15,950 est. units)
Total Cost + 15,950 = $571.51 per unit
li S 6.
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Projected 2020 population increase: 25,029
Population increase x 0.35 net sq. ft. per capita = 8,760 net sq. ft.
8,760 net sq. it. + 0.9 (net:gross ratio) = 9,733 gross sq. ft.
construction
9,733 sq. ft. x $256.81 per sq. ft. _ $2,499,532
k
Land 'i,'
9,733 sq. ft. x 4 = 38,932 sq. ft.
38,932 + 43,560 sq. ft./acre = 0.894 acres
0.894 x $221,000 per acre = $197,574
Materials Nf rii'
25,029 x 2 items per capita = 50,058 items
50,058 x $35.16 per item = $1,760,039
Subtotal ($2,499,532 + $197,574 + $1,760,039) _ $4,457,1.45
Subtotal + $207,909 administrative costs = Total Cost $4,665,054
(2020 Population 25,029 + 3.09APPH = 8,100 est. units)
Total Cost + 8,100 units = $575.93 per unit
NOTE: All dollar values are expressed in 1998 dollars
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i AREA 7 SANTA MONICA
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Projected 2020 population increase: 25,009
Population increase x 0.35 net sq. ft. per capita = 8,753 net sq. ft.
8,753 net sq. ft. + 0.9 (net:gross ratio) = 9,726 gross sq. ft.
Construction�e
9,726 sq. ft. x $256.81 per sq. ft. _ $2,497,734
f i R
4. yx
9,726 sq. ft. x 4 = 38,904 sq. ft.
38,904 + 43,560 sq. ft./acre = 0.893 acres
Y ?S
1_
k` a
0.893 x $193,000 per acre = $172,349
1ii`'t
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Materials �
25,009 x 2 items per capita = 50,018 items
,alp
m
50,018 x $35.16 per item = $1,758,633
Subtotal ($2,497,734 + $172,349 + $1,758,633) _ $4,428,716
Subtotal + $207,743 administrative costs = Total Cost $4,636,459
(2020 Population 25,009 : 3.09 APPH = 8,094 est. units)
Total Cost + 8,094 units = $572.83 per unit
NOTE: All dollar values are expressed in 1998 dollars
P
ATTACHMENT V
EXHIBIT E
(REVISED)
DEVELOPER FEES -1998-99 ADMINISTRATIVE COSTS
No. of Salary Annual Applicable
Positions 1/1/99 Salary Salary
Capital Projects Coordinator
0.60
$4,345.45
$50,524.67
$30,315
Administrative Assistant III
1.00
3,948.36
45,907.69
45,908
Accountant II
0.10
3,313.36
38,524.53
3,852
Accounting Technician 1
0.25
2,487.00
28,498.00
7.125
Total Salary
Area 3
28,302
5.566%
87,199
Consultant Services
5,286,322
9,159
Area
20,000
Add:
497,157
10,517,862
11,015,019
19,369
Employee Benefits'
49,284
9.693%
409,388
18,530
Department Support`
15,950
Area 6
25,029
58,271
Countywide Overhead'
4,457,145
4,665,054
8,100
7.982
Total Cost
4.919%
207,743
4,428,716
$191,983
Total Cost x 22 years (1999-2020)
Total
508,458
100.000%
$4,223,617
' Applied to salary cost only.
$93,558,500
164,550
COST DISTRIBUTION BY LIBRARY PLANNING AREA
Projected Area
Population Population Fee Per
Growth As %of Total Administrative All Other Residential Residential
Year 2020 Population Cost Costs •' Total Cost Units "• Unit
Area + Total Area % X Total $ Column c + d
Construction, land, and library materials.
"' Calculated at 3.09 APPH
Column e _ f
9
$569.87
555.65
577.17
568.69
571.51
575.93
572.83
-A.,
b
c
d
e
IF
Area 1
243,476
47.885%
$2,022,486
$42,880,084
$44,902,570
78,795
Area 2
77,508
15.2440/6
643,837
13,293,620
13,937,457
25,083
Area 3
28,302
5.566%
235,097
5,051,225
5,286,322
9,159
Area
59,850
11.771%
497,157
10,517,862
11,015,019
19,369
Areas
49,284
9.693%
409,388
8,706,231
9,115,619
15,950
Area 6
25,029
4.923%
207,909
4,457,145
4,665,054
8,100
Area 7
25,009
4.919%
207,743
4,428,716
4,636,459
8,094
Total
508,458
100.000%
$4,223,617
$89,334,883
$93,558,500
164,550
Construction, land, and library materials.
"' Calculated at 3.09 APPH
Column e _ f
9
$569.87
555.65
577.17
568.69
571.51
575.93
572.83