ORDINANCE NO. 0-2022-10
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLACENTIA,
CALIFORNIA, FINDING THAT ESTABLISHING PLACENTIA LIBRARY
DISTRICT IMPACT FEES IS EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA
SECTION 15061(B)(3) AND, APPROVING A LIBRARY DEVELOPMENT IMPACT FEE NEXUS STUDY REPORT, AND AMENDING CHAPTER 5.02 (CITYWIDE DEVELOPMENT IMPACT FEES) OF THE PLACENTIA
MUNICIPAL CODE ADDING A NEW SECTION 5.02.190 TO ESTABLISH
A LIBRARY DEVELOPMENT IMPACT FEE PROGRAM AND ADOPTING
NECESSARY FINDINGS FOR THE ESTABLISHMENT OF THE LIBRARY
DEVELOPMENT IMPACT FEES TO FINANCIALLY MITIGATE IMPACTS
TO LIBRARY FACILITIES
City Attorney Summary
This Ordinance would add Section 5.02.190 to the City of Placentia Municipal Code establishing a Citywide library development impact fees for new development to finance measures that mitigate impacts to library facilities. This Ordinance is being adopted in furtherance of the Placentia Library District's Resolution Number 2022-05 adopting a nexus study and establishing a library impact fee for new development for the purpose of funding the cost of new or expanded libraries.
A. RECITALS
WHEREAS, Board of Trustees of the Placentia Library District ("District") determined that current library facilities will not be adequate for future population growth; WHEREAS, pursuant to the Mitigation Fee Act the District, in conjunction with the City of Placentia ("City"), is empowered to impose fees and other exactions to provide necessary public facilities required to mitigate the negative effects of new development in the District's territory;
WHEREAS, the proposed fees are based upon the information contained in a document prepared by SCI Consulting Group dated July 2022, Final Report v1.2 ("Nexus Study") that provides all information necessary to meet the requirements of California Government Code Section 66000 et al.;
WHEREAS, a copy of the Nexus Study is on file in the City Clerk's office and has been made available for public review in accordance with state law, as more fully described below;
WHEREAS, the Nexus Study complies with Mitigation Fee Act by establishing the basis for the imposition of fees in new development and in particular:
1 1. Identifies the purpose of the proposed fees;
2. Identifies the use to which the fees will be put;
3. Demonstrates a reasonable relationship between the fees' use and the types of projects on which the fees are imposed;
4. Demonstrates a reasonable relationship between the need for the public facilities and the types of developments on which the fees are imposed; and
5. Demonstrates a reasonable relationship between the amount of the fees and the cost of the public facilities or portions of the facilities attributable to the developments on which the fees are imposed; WHEREAS, the levying of a library development impact fees has been reviewed by staff in accordance with the California Environmental Quality Act ("CEQA") and the CEQA Guidelines and the City of Placentia Local Guidelines for implementing CEQA and it has been determined that the adoption of this Ordinance is exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines, Section 21065 of the Public Resources Code and the City of Placentia Local Guidelines for implementing CEQA; WHEREAS, the City has: 1) made available to the public, at least thirty (30) days prior to its public hearing, data indicating the estimated cost required to provide the facilities and infrastructure for which these development fees are levied and the revenue sources anticipated to provide those facilities and infrastructure; 2) mailed notice at least fourteen (14) days prior to this meeting to all interested parties who have requested notice of new or increased development fees; and 3) held a duly noticed, regularly scheduled public hearing on November 1, 2022, at which time oral and written testimony was received regarding the proposed fees; and
WHEREAS, the City Council has reviewed and considered the staff report, the Development Impact Fee Nexus Study Report, and all oral and written testimony.
B. ORDINANCE
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLACENTIA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:
Section 1. The City Council of the City of Placentia hereby approves and adopts the Placentia Library District Library Impact Fee Nexus Study Update dated July 2022. This document is attached hereto as Exhibit "A" and is hereby incorporated by this reference.
Section 2. The City Council of the City of Placentia hereby adopts the findings set forth below, the findings and facts contained in the Nexus Study (Exhibit A) and the findings contained in Section 5.02.190 and Placentia Municipal Code, as reflected in the attached Exhibit "B". The City Council of the City of Placentia does hereby find:
2 a. The library impact fees justified by the Nexus Study are for the purpose of funding the cost of new or expanded library facilities to meet the needs of the resident population and nonresident employees generated by new development in the City within the District's jurisdiction.
b. The library impact fees justified by the Nexus Study will be used to fund the cost of new or expanded library facilities and administrative costs associated with the library impact fee program.
c. The uses of the library impact fees justified by the Nexus Study are reasonably related to the types of development projects on which the fees are imposed in that fee revenue will be used to fund new and expanded library facilities to meet the additional demand generated by the residents of the City and employees created by new development. Fee revenue will be deposited into a separate library impact fee account or fund in a manner to avoid any commingling of the fees with other revenues and funds. The fee revenue will be restricted to the allowable uses described in Nexus Study. These actions ensure that a new development project paying the library impact fee will benefit from its use.
d. The library impact fees justified by the Nexus Study bear a reasonable relationship to the need for library facilities in that each new development project will generate additional need for library services and the associated need for library facilities.
The need is defined by the District's existing level of service standards for such facilities. e. The Nexus Study demonstrates that there is a reasonable relationship between the amount of the library impact fee and the cost of library facilities attributable to the development on which the fee is imposed. For residential library impact fees, library facility costs are defined on a per capita basis and applied to residential land use categories according to their respective average household size. For nonresidential library impact fees, costs are defined on a per employee basis based on a residential equivalent factor and nonresident employee factor and then applied to nonresidential land use categories according to their respective average employment density.
Section 3. Chapter 5.02 (Citywide Development Impact Fees) is hereby amended with the addition of Section 5.02.190 to the Placentia Municipal Code as shown on Exhibit "B" attached hereto and incorporated herein by this reference.
Section 4. Any provision of the Placentia Municipal Code or appendices thereto inconsistent with the provisions of the Ordinance, to the extent of such inconsistencies and no further, are repealed or modified to that extent necessary to affect the provisions of this Ordinance.
Section 5. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of Placentia hereby declares that it 3 would have adopted this Ordinance and each section, subsection, sentence, clause, phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional.
Section 6. The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. The City Clerk shall cause the same to be published once in the official newspaper within 15 days after its adoption. This Ordinance shall become effective 30 days from its adoption.
INTRODUCED at a regular meeting of the City Council of the City of Placentia held on November 15111, 2022.
PASSED, APPROVED AND ADOPTED this 6th day of December 2022.
Rhonda Shader, Mayor
ATTEST:
Robert S. McKinnell, City Clerk
STATE OF CALIFORNIA
COUNTY OF ORANGE
I, Robert S. McKinnell, City Clerk of the City of Placentia, do hereby certify that the foregoing Ordinance was adopted at a regular meeting of the City Council of the City of Placentia held on the 6th day of December 2022 by the following vote:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
ABSTAIN: Councilmembers:
APPROVED AS TO FORM:
Christian L. Bettenhausen
Robert S. McKinnell, City Clerk
EXHIBIT "A"
(Placentia Library District Library Development
4 Impact Fee Nexus Study Update)
5 A
1I
a 'ff
k 1
PLACENTIA LIBRARY DISTRICT
LIBRARY IMPACT FEE NEXUS STUDY UPDATE
JULY 2022
FINAL REPORT V1.2
PREPARED FOR:
BOARD OF TRUSTEES
PLACENTIA LIBRARY DISTRICT
AND
CITY COUNCIL
CITY OF PLACENTIA
PREPARED BY:
ConsultingGroup
4745 MANGLES BOULEVARD
FAIRFIELD, CALIFORNIA 94534
PHONE 707.430.4300
www.sci-cg.com
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PAGE III
PLACENTIA LIBRARY DISTRICT
BOARD OF TRUSTEES
Jo -Anne Martin, President
Gayle Carline, Secretary
Stephanie Beverage, Trustee
Sherri Dahl, Trustee
Scott Nelson, Trustee
LIBRARY DIRECTOR
Jeanette Contreras
ASSISTANT LIBRARY DIRECTOR
Yesenia Baltierra
BUSINESS MANAGER
Fernando Maldonado
IMPACT FEE CONSULTANT
Blair Aas, SCI Consulting Group
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ACKNOWLEDGMENTS
This Library Impact Fee Nexus Study was prepared by SCI Consulting Group ("SCI") under contract with the Placentia Library District. The work was accomplished under the general direction of Jeanette Contreras, Library Director for the District.
We would like to acknowledge the special efforts made by individuals and organizations to this project:
Yesenia Baltierra, Placentia Library District
Fernando Maldonado, Placentia Library District
Joe Lambert, City of Placentia
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TABLE OF CONTENTS
EXECUTIVE SUMMARY 1
INTRODUCTION 1
METHODOLOGY / APPROACH 2
SUMMARY OF KEY FINDINGS 3
SUMMARY OF KEY RECOMMENDATIONS 5
LIBRARY PER CAPITA COST DETERMINATION 6
POPULATION PROJECTION 6
EXISTING LIBRARY FACILITIES 7
UNIT COSTS 7
PER CAPITA COST 8
RESIDENTIAL LIBRARY IMPACT FEE DETERMINATION 9
RESIDENTIAL LAND USE CATEGORIES 9
DWELLING UNIT OCCUPANCY FACTOR 10
RESIDENTIAL LIBRARY IMPACT FEE DETERMINATION 11
NEXUS FINDINGS FOR RESIDENTIAL LIBRARY IMPACT FEE 12
NONRESIDENTIAL LIBRARY IMPACT FEE DETERMINATION 14
RESIDENTIAL EQUIVALENT FACTOR 14
NONRESIDENT EMPLOYEE FACTOR 14
COST PER EMPLOYEE 15
NONRESIDENTIAL LAND USE CATEGORIES 15
NONRESIDENTIAL LIBRARY IMPACT FEE DETERMINATION 16
NEXUS FINDINGS FOR NONRESIDENTIAL LIBRARY IMPACT FEE 17 PROJECTED LIBRARY IMPACT FEE REVENUE 19
COMPARISON OF CURRENT AND MAXIMUM LIBRARY IMPACT FEE REVENUE 20 FEE PROGRAM ADOPTION REQUIREMENTS 21
FEE PROGRAM ADMINISTRATION REQUIREMENTS 23
ACCOUNTING REQUIREMENTS 23
REPORTING REQUIREMENTS 23
TRANSPARENCY REQUIREMENTS 24
ANNUAL INFLATIONARY ADJUSTMENT 25
FEE EXEMPTIONS 25
FEE CREDITS 25
NEXUS STUDY UPDATES 25
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LIST OF FIGURES
FIGURE 1 - CURRENT LIBRARY IMPACT FEE SCHEDULE (EFFECTIVE 2008) 3 FIGURE 2 - MAXIMUM LIBRARY IMPACT FEE SCHEDULE (2022) 4 FIGURE 3 - CURRENT AND PROJECTED DISTRICT POPULATION 6
FIGURE 4 - EXISTING LIBRARY FACILITIES 7
FIGURE 5 - UNIT COSTS 7
FIGURE 6 - PER CAPITA COST 8
FIGURE 7 - DWELLING UNIT OCCUPANCY FACTOR 10
FIGURE 8 - MAXIMUM RESIDENTIAL LIBRARY IMPACT FEE 11
FIGURE 9 - SUMMARY OF ALLOWABLE AND PROHIBITED USES OF FEE REVENUE 12 FIGURE 10 - NONRESIDENT EMPLOYEE FACTOR 14
FIGURE 11 - COST PER EMPLOYEE 15
FIGURE 12 - MAXIMUM NONRESIDENTIAL LIBRARY IMPACT FEE 16 FIGURE 13 - PROJECTED LIBRARY IMPACT FEE REVENUE 19
FIGURE 14 - COMPARISON OF CURRENT AND MAXIMUM LIBRARY IMPACT FEES 20 PLACENTIA LIBRARY DISTRICT �.
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EXECUTIVE SUMMARY
INTRODUCTION
This Library Impact Fee Nexus Study Update ("Nexus Study") was prepared pursuant to the "Mitigation Fee Act," as found in Government Code § 66000 et seq. The purpose of this Nexus Study is to establish the legal and policy basis for the continued imposition of an updated library impact fee on new development in the District. The library impact fee would fund the one-time cost of expanding the District's facilities in order to meet the impact of new development. For this Nexus Study update, "library facilities" shall mean land, library buildings, bookmobiles, collections, computers, and other technology.
In order to impose such fees, this Nexus Study will demonstrate that a reasonable relationship or "nexus" exists between new development and the need for additional library facilities within the District as a result of new development. More specifically, this Nexus Study will present findings in order to meet the substantive requirements of the Act, which are as follows:
■ Identify the purpose of the fee.
■ Identify the use to which the fee is to be put. If the use is funding public facilities, the facilities must be identified. Identifying the public facilities may be a broad class of projects1 or made by reference to a capital improvement plan, made in applicable general or specific plan requirements, or made in other public documents2.
■ Determine how there is a reasonable relationship between the fee's use and the type of development project on which the fee is imposed ("benefit relationship"). ■ Determine how there is a reasonable relationship between the need for library facilities and the type of development project on which the fee is imposed ("impact or need relationship").
■ Determine how there is a reasonable relationship between the amount of the fee and the cost of the facilities or portion of the facilities attributable to the development on which the fee is imposed ("rough proportional relationship").
Additionally, the Act specifies that the fee shall not include costs attributable to existing deficiencies in public facilities but may include the costs attributable to the increased 1 According to Government Code § 66000(b) and validated by Homebuilders Association of Tulare/Kings Counties, Inc. v. City of Lemoore in 2010.
2 According to Gov't Code Section 66001(a)(2).
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demand for public facilities reasonably related to the development project in order to refurbish existing facilities to maintain the existing level of service or achieve an adopted level of service that is consistent with the general plan.
Since the Act also prohibits development impact fees from being used to fund existing deficiencies in public facilities, the fees must be used to fund only new or expanded library facilities that add to the District's library service capacity.
METHODOLOGY 1APPROACH
To establish the library impact fee program consistent with the substantive requirements of the Act, this Nexus Study utilizes a districtwide, per capita standard -based methodology.
A standard -based methodology is the most used method for the calculation of library impact fees. It was also upheld by the Homebuilders Association of Tulare/Kings Counties, Inc. v. City of Lemoore in 2010.
Under this method, the cost components are based on the District's existing level of service ("LOS") standards and defined on a per capita basis. For the residential library impact fee, the total per capita costs are applied to four residential land use categories according to their respective dwelling unit occupancy factor and average living area to establish a cost/fee per square foot. For the nonresidential library impact fee, an equivalent cost per employee is determined and applied to three nonresidential land uses according to their respective employment density factors to establish a cost/fee per square foot of new nonresidential building area.
It is important to note that the maximum library impact fee determined by this Nexus Study is not directly influenced by the District's level of development. The library impact fee is determined with an open-end approach based on the District's level of service standards rather than a definite facility plan and a definite level of future development. Therefore, if the actual level of development is significantly higher or lower rate than projected, no revision of the library impact fee program would be necessary.
The Nexus Study also details the procedural requirements for the adoption of the Nexus Study and updated library impact fee program ("fee program"). Also, the Act contains specific requirements for the annual administration of the fee program. These statutory requirements and other important information regarding the imposition and collection of the fee are provided in the last two sections of the Nexus Study.
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SUMMARY OF KEY FINDINGS
The following key findings are presented:
1. It is the objective of the District to maintain its existing level of service by continuing to collect an updated library impact fee to fund the cost of expanding the District's facilities, collections, and computers attributable to new development.
2. The District's current library impact fees are shown below. These fees became effective in 2008 and have not been adjusted for cost inflation.
FIGURE 1 — CURRENT LIBRARY IMPACT FEE SCHEDULE (EFFECTIVE 2008) Land Use Category
Single -Family Housing
Multi -Family Housing
Retail / Commercial
Office
Industrial
Unit 1
BSQFT
BSQFT
BSQFT
BSQFT
BSQFT
Current Library
Impact Fee
(2008)
$0.92
$1.12
$0.10
$0.14
$0.07
Notes:
BSQFT means living area or building area square feet.
3. Consistent with the Act's nexus requirements, this Nexus Study demonstrates a reasonable relationship between new development, the amount of the proposed fee, and library facilities funded by the fee.
4. The District may approve, and the City may adopt the fees in Figure 2, on the following page, at or below the maximum levels determined by this Nexus Study. If the District and City choose to adopt lower fees, the adopted fee for each land use category must be reduced by the same percentage.
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FIGURE 2 - MAXIMUM LIBRARY IMPACT FEE SCHEDULE (2022)
Maximum
Library
Land Use Category Unit 1 Impact Fee 2
Single -Family Detached Housing BSQFT $0.72
Single -Family Attached Housing BSQFT $1.08
Multi -Family Housing BSQFT $1.81
Mobile Homes BSQFT $1.08
Accessory Dwelling Unit BSQFT See Note 3
Retail / Commercial BSQFT $0.12
Office BSQFT $0.17
Industrial BSQFT $0.08
Notes:
1 BSQFT means living area or building area square feet
2 See Figures 8 and 12.
3 Accessory dwelling units ("ADUs") 750 square feet or less in size are exempt All other ADUs shall be imposed the effective fee of the existing land use category of the parcel upon which the ADU is constructed.
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SUMMARY OF KEY RECOMMENDATIONS
Based on the findings presented in the Nexus Study, the following key recommendations are presented:
1. The library impact fee should be adopted in accordance with Government Code Sections 66016, 66017, and 66018.
2. The District should comply with the annual reporting requirements Government Code § 66006(b).
3. Following the fifth fiscal year after the first deposit of fee revenue and every five years thereafter, District and the City should comply with the reporting requirements under Government Code § 660O1(d).
4. The cost estimates presented in this Nexus Study are in January 2022 dollars. The library impact fee should be adjusted automatically without further action by the District Board or the City Council on the first day of each fiscal year by the previous 12 -month percentage change as of April in the Engineering News -Record Construction Cost Index for Los Angeles or its successor publication.
5. In order to comply with the Act and recent court decisions, a fee credit must be given for demolished existing dwelling units or existing nonresidential building square footage as part of a new development project.
6. This Nexus Study and fee program must be updated at least every eight years.
The next Nexus Study update is due no later than January 1, 2030.
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LIBRARY PER CAPITA COST DETERMINATION
This Nexus Study utilizes a per capita -standard -based methodology to determine the library impact fee because the need for and demand for library services is driven by its service population. Using this open-ended approach, library facility costs are reduced to a cost per capita based on the District's existing LOS standards for such facilities. This section first determines the District's LOS standard for library facilities. Then, the per capita cost for library facilities for the District is established based on their respective LOS standard and the estimated unit cost.
POPULATION PROJECTION
Figure 3 presents the District's current and projected population through 2045. The District's current population was determined using figures from the California Department of Finance, including the estimated 1,045 residents of Hamer Island. Hamer Island is an unincorporated County island surrounded by the City which will be annexed by the City in July 2022.
The District's 2045 population was projected based on figures from the Southern California Association of Governments ("SCAG"), which results in an annual growth rate of 0.64 percent, or an average of 113 housing units per year. As shown below, it is estimated that the District's population, as of January 2022, is approximately 51,904. It is projected that the District will grow by 6,996 residents to a household population of 58,900 by 2045.
FIGURE 3 — CURRENT AND PROJECTED DISTRICT POPULATION
Growth
2022 thru
Population Projection 2022 2025 2030 2035 2040 2045 2045 Placenta Library District 51,904 52,906 54,621 56,392 58,220 58,900 6,996 Source: California Deparbnent of Finance; Southem Californa Association of Goverments
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EXISTING LIBRARY FACILITIES
Figure 4 below presents a summary of the District's existing library facilities. The District's library is located at 411 East Chapman Avenue, Placentia, California. The library is on 2.41 acres and has 27,875 square feet of building area. The District has over 77,000 collections, including books, periodicals, multi -media materials, and 28 community use computers.
FIGURE 4 — EXISTING LIBRARY FACILITIES
Item Unit Units
Land LSQFT 104,980
Buildings BSQFT 27,875
Collections Volume 77,064
Computers Each 28
Source: Placentia Library District
UNIT COSTS
Figure 5 shows the estimated replacement value per unit for the four fee components. The estimated land value is based on the City's 2017 Nexus Study and adjusted 41% by the change in median home value in the City from 2017 to 2022. The replacement cost for the library building is $800 per square foot. Based on recent experience, the District estimates that the average cost per volume is $21 and $770 per community use computer.
FIGURE 5 — UNIT COSTS
Item Unit Unit Cost
Land LSQFT $49
Buildings BSQFT $800
Collections Volume $21
Computers Each $770
Source: Placenta Library District; SCI Consulting Group
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PER CAPITA COST
The figure below summarizes the per capita cost components. As shown, the total per capita cost is $560.34.
Item
FIGURE 6 — PER CAPITA COST
Per Capita
Unit Units 1 Unit Cost 2 Standard
Calc a b c = (a * b) / 51,904
Land LSQFT 104,980 $49.00 $99.11
Buildings BSQFT 27,875 $800.00 $429.64
Collections Volume 77,064 $21.00 $31.18
Computers Each 28 $770.00 $0.42
Total $560.34
Notes:
1 See Figure 4.
2 See Figure 5.
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RESIDENTIAL LIBRARY IMPACT FEE DETERMINATION
This section presents the calculation of the residential library impact fee. The per capita cost from the previous section is applied to four residential land use categories in proportion to the demand they create as measured by their respective dwelling unit occupancy factor and average living area.
RESIDENTIAL LAND USE CATEGORIES
The Act requires that development impact fees be determined in a way that ensures a reasonable relationship between the amount of the fee and the cost of the facilities or portion of the facilities attributable to the development on which the fee is imposed. Since the demand for / need for library services is inherently driven by service population and since different residential land uses have varying household occupancies, the residential library impact fee is expressed on a Der square footage basis based on their respective dwelling unit occupancy factor and average living area for four residential land uses.
Pursuant to Government Code § 66016.5(a)(5)(a), a fee impose on a per square footage basis is deemed to be a valid method to establish a reasonable relationship between the fee charged and the burden posed by the development.
The four residential fee categories are as follows:
• "Single -Family Detached Housing" means detached one -family dwelling units. • "Single -Family Attached Housing" means a residential structure consisting of two or more dwelling units that share common walls and have separate assessor's parcel numbers, such as townhomes.
• "Multi -Family Housing" means buildings or structures designed for two or more families for living or sleeping purposes and having kitchen and bath facilities for each family.
• "Mobile Home" means a development area for residential occupancy in vehicles that require a permit to be moved on a highway, other than a motor vehicle designed or used for human habitation and for being drawn by another vehicle.
After an evaluation of the District's current library impact fee schedule, the single-family housing fee category will be replaced with separate fees for single-family detached housing and single-family attached housing (townhomes). Additionally, accessory dwelling units ("ADUs') are added as a fifth category. An ADU means a dwelling unit, or "granny flat," either a detached or attached dwelling unit, which provides complete, independent
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living facilities for one or more persons with provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the primary residence.
DWELLING UNIT OCCUPANCY FACTOR
Figure 7 below presents the calculation of the dwelling unit occupancy factor for the four residential land uses. The calculation is based on information from the 2020 American Community Survey 5 -Year Estimate from the 2020 U.S. Census for the City of Placentia, which is found to be representative of the boundaries of the District.
FIGURE 7 — DWELLING UNIT OCCUPANCY FACTOR
Dwelling Unit
Occupied Total Number Occupancy
Land Use Categories Dwelling Units of Occupants Factor
Calc a b c = a / b
Single -Family Detached Housing 9,651 33,103 3.43
Single -Family Attached Housing 1,889 5,251 2.78
Multi -Family Housing 4,230 11,883 2.81
Mobile Homes 603 1,347 2.23
Average (2020 Census) 16,373
Source: 2020 U.S. Census for the City of Placentia
51,584 3.15
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RESIDENTIAL LIBRARY IMPACT FEE DETERMINATION
Figure 8 below presents the calculation of the maximum library impact fee. As shown, the fees for the residential land uses are determined by multiplying the total cost per capita by their respective dwelling unit occupancy factor and average living area. An additional 4 percent is added for the annual administration of the library impact fee program. The fee program administrative cost component is designed to offset the cost of District and City collection, documentation, satisfying annual and five-year reporting requirements, periodic Nexus Study updates, and other costs reasonably related to compliance with the Act.
The District may approve, and the City may adopt fees lower than the maximum, justified amounts shown below, provided that they are reduced by the same percentage for each land use category.
FIGURE 8 — MAXIMUM RESIDENTIAL LIBRARY IMPACT FEE
Dwelling Average
Total Unit Admin. Living Maximum
Residential Land Use Cost Per Occupancy Cost per Expense Area per Library Category Capita 1 Factor 2 Unit 4% 3 Sq. Ft. 4 Impact Fee 5 Calc a b c=a"b d=c"0.04 e f=(c+d)/e
per dwelling unit - per sq. ft. -
Single -Family Detached $560.34 3.43 $1,921.97 $76.88 2,750 $0.72 Single -Family Attached $560.34 2.78 $1,557.75 $62.31 1,500 $1.08 Multi -Family $560.34 2.81 $1,574.56 $62.98 900 $1.81
Mobile Homes $560.34 2.23 $1,249.56 $49.98 1,200 $1.08
Accessory Dwelling Unit See Note 6
Notes:
1 See Figure 6.
2 See Figure 7.
3 Collection, documentation, annual reporting requirements, five-year report requirements, periodic Nexus Study updates and other costs reasonably related to compliance with the Act. 4 Average living areas for new development estimated by the City's Development Services Departrnent. 5 Maximum library impact fee is rounded down to the nearest cent. 6 Accessory dwelling units ("ADU s") 750 square feet or less in size are exempt. All other ADUs shall be imposed the effective fee of the existing land use category of the parcel upon which the ADU is constructed.
The residential library impact fee shall be charged on the square footage within the perimeter of a residential structure. Garage, carports, walkways, overhangs, patios, enclosed patios, detached storage structures, or similar areas are excluded.
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NEXUS FINDINGS FOR RESIDENTIAL LIBRARY IMPACT FEE
This section summarizes the nexus findings required to demonstrate the legal justification of the residential library impact fee.
PURPOSE OF THE FEE
The purpose of the residential Library Impact fee is to fund new or expanded library facilities to meet the new resident population's needs generated by new residential development in the District.
USE OF FEE REVENUE
Library impact fee revenue will be used to fund the development of and/or the acquisition of new or expanded library facilities to serve new development. A summary of the allowable and prohibited uses of the fee revenue is provided in Figure 9 below.
FIGURE 9 — SUMMARY OF ALLOWABLE AND PROHIBITED USES OF FEE REVENUE Allowable Uses
■ The cost of new or expanded library
facilities, including land and library
construction; the purchase of
bookmobiles, collections, and
community use computer that
expand service capacity (100%)
• Library facility costs already incurred
that provide growth -related capacity
(100%)
• The proportional cost of library facility
renovation projects that expand
service capacity
• Collection, accounting,
documentation, annual reporting
requirements, five-year report
requirements, periodic nexus studies,
and other costs reasonably related to
compliance with the Act.
PLACENTIA LIBRARY DISTRICT
Prohibited Uses
• Existing deficiencies, such as
renovation or replacement of existing
library facilities that do not expand
service capacity
• Operational, maintenance, or repair
costs
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BENEFIT RELATIONSHIP
The fee will be collected as development occurs. Fee revenue will be used to fund new and expanded library facilities to meet the additional demand generated by the new residents created by new development projects. Fee revenue will be deposited into a separate library impact fee account or fund in a manner to avoid any commingling of the fees with other revenues and funds. The fee revenue will be restricted to the uses described in the "Use of Fee Revenue" finding. Additionally, the Act ensures that fees are either expended expeditiously or refunded. These actions ensure that a development project paying the library impact fee will benefit from its use.
IMPACT RELATIONSHIP
Since the need for library services is inherently population -driven, new residential development in the District will generate the need for additional library services and the corresponding need for various facilities. The need is measured in proportion to the dwelling unit occupancy factor for five residential land use categories. The fees' use (funding new or expanded library facilities) is therefore reasonably related to the type of project (new residential development) upon which it is imposed.
PROPORTIONALITY
The library facilities needed to serve a unit of development are based on the District's level of service standards for such facilities. The cost of new and expanded library facilities and fee program administrative costs are defined on a cost per capita basis. These per capita costs are then applied to residential land use categories based on their respective dwelling unit occupancy factor and average housing unit size.
The use of average dwelling unit occupancy for the residential land use categories to determine the library impact fee schedule achieves proportionality across the types of development on which the fee is imposed. In general, a single-family home will generate a higher number of persons than a multifamily unit, and as a result, will pay a higher fee.
Additionally, a fee impose on a per square footage basis is deemed to be a valid method by State law to establish a reasonable relationship between the fee charged and the burden posed by the development accord. Thus, the library impact fee schedule's application to a specific project ensures a reasonable relationship between the fee and the cost of library facilities attributable to that residential development project.
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NONRESIDENTIAL LIBRARY IMPACT FEE DETERMINATION
In addition to the District residents, employees who work in the District also use and place demands upon the District's library facilities. Just as future growth in the residential population will impact library facilities, future growth in the District's employee population will also impact library facilities, and additional library facilities are required for the future growth in employees within the District. Therefore, this section determines a library impact fee for nonresidential land uses.
RESIDENTIAL EQUIVALENT FACTOR
The District estimates that although its library users are primarily residents, its facilities are also utilized by employees associated with local businesses. However, one employee is generally not considered to have the same demand for or impact upon library facilities as one resident. Therefore, this Nexus Study Update utilizes the same residential equivalent factor of 0.1 from the District 2008 Nexus Study. In other words, one employee is considered to have the equivalent library facilities demand of 0.1 residents.
NONRESIDENT EMPLOYEE FACTOR
In order to isolate the impact from nonresident employees that do not live in the District, a nonresident employee factor is determined using figures from the 2000 U.S. Census. (Unfortunately, the 2010 and 2020 U.S. Census do not provide similar demographic data.) As shown, of the 23,148 employees that worked in the City in 2000, 20,523 were not residents. Therefore, for the purposes of this Nexus Study Update, it is assumed that 89 percent of employees generated by new nonresidential development with the District will reside outside the District. These figures are found to be reasonably representative of the same ratio today for the District. Note that this factor was not included in the determination of the nonresidential library fees in the 2008 Nexus Study.
FIGURE 10 — NONRESIDENT EMPLOYEE FACTOR
Calc
Work In Place of Residence a 2,625
Work Outside Place of Residence b 20,523
Total Workers in Place c = a + b 23,148
Nonresident Employee Factor d = b / c 0.89
Source: 2000 U.S. Census for City of Placentia
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COST PER EMPLOYEE
Figure 11 below presents the calculation of the cost per employee based on the per capita cost multiplied by the residential equivalent factor and the nonresident employee factor for nonresidential land uses. As shown, the cost per employee is $49.68, or the equivalent of
8.9 percent of the per capita cost for a District resident.
FIGURE 11 — COST PER EMPLOYEE
Residential Nonresident
Per Capita Equivalent Employee Cost per
Land Use Costs 1 Factor 2 Factor 3 Employee
Calc a b c d=a"b*c
Nonresidential $560.34 0.10 0.89 $49.68
Notes:
See Figure 6.
From 2008 Nexus Study.
See Figure 10.
NONRESIDENTIAL LAND USE CATEGORIES
As mentioned earlier, the Act requires that development impact fees be determined in a way that ensures a reasonable relationship between the amount of the fee and the cost of the facilities or portion of the facilities attributable to the development on which the fee is imposed. Since nonresidential land uses have varying employment densities, the nonresidential library impact fee is expressed on a per square footage basis based on their respective employment density for three nonresidential land use categories.
Nonresidential development means a permit for the original construction or installation of three categories of structures, including retail and commercial, office, and industrial or similar nonresidential occupancy. These categories are defined below. • "Retail / Commercial" means buildings to be used for retail, general commercial, hotel/motel, private school, and similar nonresidential occupancy. • "Office" means a building to be used for general business services, professional office, medical office, and similar nonresidential occupancy. • "Industrial" means a building to be used for manufacturing, fabrication, assembly, storage, distribution, and similar nonresidential purposes.
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NONRESIDENTIAL LIBRARY IMPACT FEE DETERMINATION
In order to determine the nonresidential library impact fees, the cost per employee is applied to the three nonresidential land uses by their employment density to arrive at nonresidential library impact fees per square foot. The nonresidential library impact fees for retail/commercial, office, and industrial land uses are shown in Figure 12 on the following page. The District may approve, and the City may adopt fees lower than the maximum amounts justified by this Nexus Study update, provided that they are reduced by the same percentage for each land use category.
FIGURE 12 — MAXIMUM NONRESIDENTIAL LIBRARY IMPACT FEE
Nonresidential Land
Use Category
Calc
Retail / Commercial
Office
Industrial
Cost per Admin.
Employee 1 Expense 4% 2
a b
$49.68 $1.99
$49.68 $1.99
$49.68 $1.99
Employees per
1,000 Sq. Ft. 3
c
2.33 3.33
1.67 Maximum
Nonresidential
Library Impact
Fee 4
d = (a+b) / (1,000/c)
$0.12
$0.17
$0.08
Notes:
See Figure 11.
2 Collection, documentation, annual reporting requirements, five-year report requirements, periodic Nexus Study updates and other costs reasonably related to compliance with the Act. 3 Employment density figures are based on the SC AG "Employment Density Study" dated October 31, 2001 prepared by The Natelson Company, Inc.
4 Maximum fee is rounded to the nearest cent
The employment density figures are based on the commonly cited Southern California Association of Government ("SCAG") "Employment Density Study" dated October 31, 2001, prepared by The Natelson Company, Inc. All density figures are expressed in terms of the number of employees per 1,000 square feet of building area. For the purpose of this Nexus Study, these figures are considered to be representative of the employment density of future nonresidential development.
The nonresidential fee shall be charged for "covered and enclosed space" within a nonresidential structure's perimeter. Any storage areas incidental to the principal use of the development, garages, librarying structures, unenclosed walkways, or utility or disposal areas shall not be subject to the fee.
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NEXUS FINDINGS FOR NONRESIDENTIAL LIBRARY IMPACT FEE
This section summarizes the nexus findings required to demonstrate the legal justification of the nonresidential Library impact fee.
PURPOSE OF THE FEE
The purpose of the nonresidential library impact fees is to fund new or expanded library facilities, to meet the needs of new employees created by new nonresidential development within the District.
USE OF FEE REVENUE
Library impact fee revenue will be used to fund the development and/or acquisition of new or expanded library facilities to serve new nonresidential development. A summary of the allowable and prohibited uses of the fee revenue is provided in Figure 9.
BENEFIT RELATIONSHIP
The fee will be collected as new nonresidential development occurs. Fee revenue will be used to fund new and expanded library facilities to meet the additional demand generated by the employees created by new development projects. Fee revenue will be deposited into a separate library impact fee account or fund in a manner to avoid any commingling of the fees with other revenues and funds. Additionally, the Act ensures that fees are either expended expeditiously or refunded. The fee revenue will be restricted to the uses described in the "Use of Fee Revenue" finding. These actions ensure that a nonresident development project paying the library impact fee will benefit from its use.
IMPACT RELATIONSHIP
Since the need for library services is inherently service population -driven, new nonresidential development will generate additional demand for library services and the associated need for new or expanded library facilities. The demand is measured in proportion to the residential equivalent factor, the nonresident employee factor, and the average employment density for retail/other commercial, office, and industrial land use categories. The fees' use (funding new or expanded library facilities) is therefore reasonably related to the type of project (new nonresidential development) upon which it is imposed.
PROPORTIONALITY
The amount of library facilities needed to serve a unit of nonresidential development is determined by dividing the cost per employee by the employment density for retail/other commercial, office, and industrial land uses.
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The use of employment density to determine the nonresidential library impact fee schedule achieves proportionality across the types of nonresidential development on which the fee is imposed. In general, an office will generate a higher number of employees than an industrial facility on a square footage basis, and as a result, will pay a higher fee. Thus, the application of the library impact fee schedule to a specific nonresidential project ensures a reasonable relationship between the fee and the cost of the library facilities attributable to that nonresidential development project.
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PROJECTED LIBRARY IMPACT FEE REVENUE
Figure 13 projects library impact fee revenue through 2045. Total residential fee revenue (in 2022 dollars) is estimated by multiplying the total cost per capita by the projected resident population growth determined in Figure 3. Nonresidential development is estimated by multiplying the total cost per employee by the projected number of new employees, which assumes 2,600 new housing units and a jobs -to -housing ratio of 1.23 provided by Center for Demographic Research at California State University, Fullerton. As shown, it is projected the District will generate approximately $4.1 million (in 2022 dollars).
Certainly, arguments can be made for higher or lower population growth. However, the projected population growth and fee revenue are merely estimates for planning purposes.
The maximum fee amounts do not depend upon the timing and level of development.
FIGURE 13— PROJECTED LIBRARY IMPACT FEE REVENUE
Land Use Category
Calc
Residential Development
Nonresidential Development
Total
Cost per Capita
/ Per Employee 1
a
$560.34
$49.68
Projected
Resident and
Employee
Growth (2045) 2
b
6,996
3,198
Projected Park
Impact Fee
Revenue (2022$)
c=a*b
$3,920,139
$158,877
$4,079,015
Notes:
1 See Figure 6 and 11.
2 See Figure 3 for projected resident growth. Projected employee growth based on figures from tie City Development Services Department and assumes approximately 2,600 new housing units and estimated job -to -housing ratio of 1.23.
The fee revenue must be deposited into a separate library impact fee account or fund in a manner to avoid any commingling of the fees with other revenues and funds. The fee revenue will be restricted to the funding of new or expanded library facilities needed to serve new residential development. Additionally, fee revenue will be used to cover fee program administration costs such as collection, documentation, annual reporting requirements, five-year report requirements, periodic nexus studies, and other costs reasonably related to compliance with the Act. Fee revenue may not be used to fund 1) the renovation or replacement of existing facilities and 2) operational, maintenance or repair costs.
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COMPARISON OF CURRENT AND MAXIMUM LIBRARY IMPACT FEE REVENUE The figure below compares the current library impact fee schedule with the maximum library impact fee schedule justified by this Nexus Study Update.
FIGURE 14— COMPARISON OF CURRENT AND MAXIMUM LIBRARY IMPACT FEES Maximum
Current Library
Library Impact Impact Fee %
Land Use Category Unit 1 Fee (2008) (2022) 2 $ Change Change Calc a b c=a -b d=c/a-1
Single -Family Detached Housing BSQFT $0.92 $0.72 ($0.20) -21.7% Single -Family Attached Housing 3 BSQFT $0.92 $1.08 $0.16 17.4% Multi -Family Housing BSQFT $1.12 $1.81 $0.69 61.6%
Mobile Home 3 BSQFT $0.92 $1.08 $0.16 17.4%
Accessory Dwelling Unit BSQFT See Note 4
Retail / Commercial BSQFT $0.10 $0.12 $0.02 20.0%
Office BSQFT $0.14 $0.17 $0.03 21.4%
Industrial BSQFT $0.07 $0.08 $0.01 14.3%
Notes:
1 BSQFT means living area square feet or building square feet 2 See Figures 8 and 12.
3 New residential impact fee category.
4 Accessory dwelling units ("ADUs") 750 square feet or less in size are exempt. All other ADUs shall be imposed the effective fee of the existing land use category of the parcel upon which the ADU is constructed.
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FEE PROGRAM ADOPTION REQUIREMENTS
The following is a summary of the statutory procedural requirements for approval of the Nexus Study and proposed library impact fee program ("fee program") by the District Board of Trustees and adoption by the City Council on behalf of the District. The specific statutory procedural requirements for the adoption of the fee program may be found in the California Government Code Sections 66016, 66017, and 66018. It is recommended that the notice and hearing requirements be satisfied by the District and the City.
PLACENTIA LIBRARY DISTRICT
1. The District Board of Trustees shall conduct at least "one open and public meeting" as part of a regularly scheduled meeting on the proposed fee program.
2. At least 30 days before the meeting, the District shall mail out a notice of the meeting to any interested party who filed a written request for notice of the adoption of new or increased fees.
3. At least 30 days before the meeting, the District shall make the Nexus Study available to the public for review.
4. At least 30 days before the public hearing, a notice of the meeting's time and place shall be published twice in a newspaper of general circulation with at least five days intervening between the dates of first and last publication, not counting such publication dates.
5. After the public hearing, the District Board shall adopt a resolution approving the Nexus Study and proposed fee program to recommend that the City Council adopt the proposed fee program on behalf of the District.
CITY OF PLACENTIA
1. The City Council shall conduct at least "one open and public meeting" as part of a regularly scheduled meeting on the requested fee program.
2. At least 30 days before the meeting, the City shall mail out a notice of the meeting to any interested party who filed a written request for notice of the adoption of new or increased fees.
3. At least 30 days before the meeting, the City shall make available to the public the Nexus Study for review.
4. At least 30 days before the public hearing, a notice of the time and place of the meeting shall be published twice in a newspaper of general circulation with at least five PLACENTIA LIBRARY DISTRICT �.
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days intervening between the dates of first and last publication, not counting such publication dates.
5. After the public hearing, the City Council shall adopt an ordinance and resolution establishing the proposed fee program on behalf of the District.
6. The fee shall become effective 60 days after the adoption of the resolution or longer as specified by the resolution.
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FEE PROGRAM ADMINISTRATION REQUIREMENTS
This section summarizes the statutory requirements and general recommendations for the annual administration of the library impact fee program. The specific statutory requirements for the administration of the fee program may be found in California Govt.
Code § 66000 et seq.
ACCOUNTING REQUIREMENTS
Proceeds from the library impact fee should be deposited into a separate fund or account so that there will be no commingling of fees with other revenue. The library impact fees should be expended solely for the purpose for which they were collected. Any interest earned by such account should be deposited in that account and expended solely for the purpose for which originally collected.
REPORTING REQUIREMENTS
The following information, entitled "Annual Report," must be made available to the public within 180 days after the last day of each fiscal year:
■ a brief description of the type of fee in the account; ■ the amount of the fee;
■ the beginning and ending balance of the account;
■ the fees collected that year and the interest earned; ■ an identification of each public improvement for which the fees were expended and the amount of the expenditures for each improvement; ■ an identification of an approximate date by which development of the improvement will commence if the local agency determines that sufficient funds have been collected to complete financing of an incomplete public improvement; ■ a description of each inter -fund transfer or loan made from the account or fund, including the public improvement on which the transferred or loaned fees will be expended, the date on which any loan will be repaid, and the rate of interest to be returned to the account; and
■ the amount of money refunded under section Govt. Code § 66001.
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The District shall review the Annual Report at the next regularly scheduled public meeting, not less than 15 days after the Annual Report is made available to the public. Notice of the time and place of the meeting, including the address where this information may be reviewed, shall be mailed, at least 15 days prior to the meeting, to any interested party who files a written request with the District for mailed notice of the meeting. Any written request for mailed notices shall be valid for one year from the date on which it is filed unless a renewal request is filed. Renewal requests for mailed notices shall be filed on or before April 1 of each year. The District Board may establish a reasonable annual charge for sending notices based on the estimated cost of providing the service.
For the fifth fiscal year following the first receipt of any library impact fee proceeds, and every five years thereafter, the District must comply with Government Code Section 66001(d)(1) by affirmatively demonstrating that the District still needs unexpended Library impact fees to achieve the purpose for which it was originally imposed and that the District has a plan on how to use the unexpended balance to achieve that purpose. Specifically, the District shall make the following findings, entitled "Five -Year Findings Report," with respect to that portion of the account or fund remaining unexpended, whether committed or uncommitted:
• Identify the purpose to which the fee is to be put;
• Demonstrate a reasonable relationship between the fee and the purpose for which it is charged;
• Identify all sources and amounts of funding anticipated to complete financing in incomplete improvements; and
• Designate the approximate dates on which the funding is expected to be deposited into the appropriate account or fund.
The District shall provide for the refund of all or any part of such unexpended or unappropriated fee revenue, together with any actual interest accrued thereon, in the manner described in Government Code § 66001 (e) of the, to the current record owner of any property for which a fee was paid; provided that if the administrative costs of refunding such fee revenue exceed the amount to be refunded.
TRANSPARENCY REQUIREMENTS
The District must clearly post the following information on the District's website regarding the fee program:
• The current fee schedule indicated the effective date when adopted by the City Council.
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■ Current and five previous annual accounting reports.
• Current and any previous Library Impact Fee Nexus Study conducted after January 1, 2018.
ANNUAL INFLATIONARY ADJUSTMENT
The fee should be adjusted automatically without any further action by the District Board or City Council on the first day of each fiscal year by the previous 12 -month percentage change as of April in the Engineering News -Record Construction Cost Index (Los Angeles) or its successor publication.
FEE EXEMPTIONS
The following development projects are exempted from payment of the fee:
• A structure owned by a governmental agency.
• A structure which is being reconstructed following damage or destruction by fire or another casualty, or the voluntary demolition thereof, provided that the number of structures or the size in such reconstructed structure is no greater than the number of structures or the size of the structure prior to such damage, destruction, or demolition.
• An accessory dwelling unit less than 750 square feet. • A structure found to have no impact of the District's library system.
FEE CREDITS
Pursuant to the Act and recent court cases, the following circumstances must receive a fee credit:
■ Demolished living area or building square footage as part of a development project.
■ If a developer dedicates land or builds specific library facilities under a turn -key agreement, the fee imposed on that development project may be adjusted to reflect a credit for the library facilities constructed.
NEXUS STUDY UPDATES
This Nexus Study and fee program must be updated at least every eight years. The next Nexus Study update is due no later than January 1, 2030.
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EXHIBIT "B"
Section 5.02.190
LIBRARY DEVELOPMENT IMPACT FEES
A. Findings. In order to mitigate the impacts to library facilities caused by new development within the City, the Placentia Library District and the City Council have determined that development impact fees are needed to finance the cost of new or expanded library facilities to meet the needs of the resident population and nonresident employees generated by new development in the City within the District's jurisdiction. There is a reasonable relationship between the amount of the library impact fee and the cost of library facilities attributable to the development on which the fee is imposed. In establishing the fees described in this Section, the City Council finds the fees adopted to be consistent with state law (California Government Code Section 66000 et seq.
B. Description of fees.
(1) Library development impact fees are hereby established on new within the City of Placentia to be used to fund the cost of new or expanded library facilities and administrative costs associated with the library impact fee program.
(2) For residential library impact fees, library facility costs are defined on a per capita basis and applied to residential land use categories according to their respective average household size. For nonresidential library impact fees, costs are defined on a per employee basis based on a residential equivalent factor and nonresident employee factor and then applied to nonresidential land use categories according to their respective average employment density.
(3) At least every five years, the City Council, in conjunction with the Placentia Library District, shall review these fees to determine whether the fee amounts are reasonably related to the impacts of development.
C. Limited use of fees.
Fee revenue will be deposited into a separate library impact fee account or fund in a manner to avoid any commingling of the fees with other revenues and funds. The fee revenue will be restricted to the allowable uses described in Nexus Study. These actions ensure that a new development project paying the library impact fee will benefit from its uses. The uses of the library development impact fees are reasonably related to the types of development projects on which the fees are imposed. The uses shall be used to fund new and expanded library facilities to meet the additional demand generated by the 6 residents of the City and employees created by new development. The allowable uses for fees are set forth in the Nexus Study.
D. Imposition of fees.
(1) Development impact fees shall be imposed on new development. (2) Development impact fees shall be paid by the owner of the property on which new development is to occur. The fees shall be collected by the prior to the issuance of the building or development permit(s) for such development, whichever occurs later, unless payment at a later time is mandated by Government Code Section 66007.
C. Except as otherwise provided herein, square footage of residential and nonresidential buildings shall be measured within the perimeter of a structure. Unfinished attics, crawlspaces, and basements shall not be assessed until converted and finished as usable floor space.
D. For residential uses, a building or structure consisting of non -usable floor space, e.g., garage, carports, walkways, overhangs, patios, enclosed patios, detached storage structures, or similar areas are excluded and shall not be deemed to be part of the residential building for the purpose of determining the square footage of the residential building.
E. For non-residential uses, a building or structure consisting of non -usable floor space, e.g., any storage areas incidental to the principal use of the development, garages, unenclosed walkways, or utility or disposal areas, or similar areas are excluded and shall not be deemed to be part of the non-residential building for the purpose of determining the square footage of the non-residential building.
F. Additions to an existing building shall be deemed to occur whenever the amount of usable floor space is increased, or whenever new building space is constructed where no structures existed as part of the existing building, whether or not the total building floor area is increased by the new construction.
G. No development impact fee shall be imposed more than once for the same floor space.
E. Annual Inflationary Adjustment
The library impact fees established in this Section shall be adjusted automatically without further action by the Placentia Library District Board or the City Council on the first day of each fiscal year by the previous 12 -month percentage change as of April in the Engineering News -Record Construction Cost Index for Los Angeles or its successor publication. 7