Westlake Village City Council
June 14, 2023

ADVANCE AGENDA ITEM
City of Westlake Village
June 14, 2023
Agenda Item: Public Hearing No. 1
TO: Mayor and City Council
FROM: Rob de Geus, City Manager
SUBJECT: ESTABLISHMENT OF CITYWIDE DEVELOPMENT IMPACT FEES FOR RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT —

APPROVAL OF NEXUS STUDY AND CAPITAL IMPROVEMENTS
PROGRAM; INTRODUCTION OF ORDINANCE NO. 303-23; AND
ADOPTION OF RESOLUTION NO. 2304-23

OVERVIEW
This report recommends the City Council approve a Nexus Study and Capital Improvement Program, introduce Ordinance No. 303-23, and adopt Resolution No. 2304- 23 to establish citywide development impact fees (DIFs) for new residential and nonresidential development.

BACKGROUND
In June 2020, the City Council adopted the North Business Park Specific Plan (NBPSP) to establish a vision and development framework to guide reinvestment in the Specific Plan area. Chapter 9 of the NBPSP recommends pursuing a variety of strategies to implement the Plan, including identifying various cost recovery and funding opportunities.

In January 2021, building upon some of the recommended implementation strategies, Stanley R. Hoffman Associates (SHA) prepared memos discussing three different funding opportunities for cost recovery and capital improvements related to the anticipated growth within the NBPSP area: cost recovery fees, DIFs, and a special benefit assessment district.

On October 27, 2021, City Council considered these three funding opportunities. The City Council directed staff to schedule a public hearing to consider adopting cost recovery fees and directed staff to gather additional information regarding the other funding options. On February 23, 2022, the City Council conducted a public hearing and adopted Resolution No. 2238-22 to establish cost recovery fees for the NBPSP.

On May 25, 2022, City Council approved a Professional Services Agreement with SHA to conduct the analysis necessary to establish DIFs and a special benefit assessment district. This report provides a summary of the process that has been undertaken to ADVANCE AGENDA ITEM NO. 1
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prepare the proposed DIFs, the proposed maximum allowable DIFs, and the final steps necessary to establish DIFs.

FINDINGS AND ALTERNATIVES
DIFs are one-time fees that local agencies charge new development to cover the costs of capital facilities within an area that are needed to provide and maintain an acceptable level of service. DIFs are intended to cover the costs of new, expanded, or refurbished public facilities required as a result of new development. Expenditures are allocated to new development based on its fair share of the demand for new facilities. These fees are typically charged to new development at the time a building permit is issued. Staff would note that DIFs cannot be used to fund existing service deficiencies but only those additional needs arising from new development. Further, DIFs can be used only for capital improvements and cannot be used to fund ongoing maintenance or operations.

The Mitigation Fee Act (California Government Code Sections 66000 through 66025) authorizes local agencies to establish and collect fees to cover the share of capital facilities costs that can be attributed to the service needs of new development as long as there is a nexus between the improvements to be funded by the fee and the type of development on which the fee is imposed. SHA has prepared a Nexus Study (Attachment 3) to support the establishment of DIFs, which includes citywide growth projections for residential and non-residential development, a Capital Improvement Program for current and projected capital needs, and a proposed fair share allocation of the capital costs to new residential and non-residential development.

At the outset of the process to establish DIFs, the intent was to limit the fees to development in the NBPSP area as most new development was expected to occur in that area. However, the latest data from the Southern California Association of Governments indicates that there is likely to be commercial growth in other areas of Westlake Village.

Additionally, recent State legislation allows for new residential development to occur on commercially zoned properties. In light of these factors, the applicability of the fees was broadened to ensure that all new residential and non-residential development citywide contributes a fair share allocation of the capital costs that will be needed for the City to maintain the levels of service currently in place and to adequately support new growth.

Also, pursuant to direction received from the Land Use Committee, the proposed DIFs would not apply to the replacement or reconstruction of a single-family residence, including when the replacement or reconstructed residence is larger than the replaced residence. A complete list of all development that is proposed to be exempted from the application of the proposed DIFs is provided below –

1. Any replacement or reconstruction of a dwelling or non-residential structure damaged or destroyed by fire or natural causes;

2. Rehabilitation or remodeling of an existing residential or non-residential use;

3. Any replacement or reconstruction of an existing single-family dwelling with another single-family dwelling, including replacement structures or reconstructed Advance Agenda Item 1 Page 2 of 4
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structures that exceed the documented total square footage of the original singlefamily dwelling;

4. Additions to an existing single-family structure;

5. The location or installation of a mobilehome, without a permanent foundation, on any site; and

6. The construction or addition of an accessory dwelling unit.

The Nexus Study establishes a fee schedule to support a range of facilities and infrastructure capital costs to serve anticipated new growth in five service programs – Parks and Parkways, General Government, Sidewalk and Pedestrian Safety Facilities, Intelligent Transportation System, and Police Protection. The following table provides a summary of the maximum allowable DIFs for each of these subcategories.

Summary of Maximum Allowable Fees per Square Foot
Parks &
Parkways
General
Government
Sidewalk &
Pedestrian Safety
Facilities
Intelligent
Transportation
System
Police
Protection
Residential Uses (per square foot)
Multifamily $15.205 $1.333 $3.522 $0.085 $0.096
Non-Residential Uses (per square foot)
Commercial n/a $0.618 $1.634 $0.517 $0.044
Office n/a $1.546 $4.084 $0.313 $0.111
Industrial n/a $0.309 $0.817 $0.141 $0.022
All Other n/a $0.618 $1.634 $0.313 $0.044
The Capital Improvement Program attached to the Nexus Study provides an itemized list of the capital expenditures that DIFs would fund for each fee category. For the Parks and Parkways category, the Nexus Study evaluated two different fees: one assuming the acquisition of new park facilities to maintain existing levels of service, and one assuming no acquisition of new park facilities. Per direction from the Land Use Committee, the proposed fee shown here includes costs for the acquisition of new park facilities.

In order to calculate the total DIF for a particular project, each fee category would be calculated by multiplying the fees listed by the square footage of a new residential or nonresidential development project. The total DIFs owed for a particular project would be the sum of the calculation of all fee categories.

On May 4, 2022, and December 5, 2022, the Land Use Committee (at that time Mayor Pro Tem Pearl and Councilmember Honig) reviewed the proposed DIFs, underlying methodology and assumptions, and provided direction to staff to move forward with finalizing the Nexus Study. The Committee discussed the scope of the DIFs and whether fees should be applied to new development citywide or only to new development within the NBPSP area. Given the anticipated growth projections outside of the NBPSP area, the Committee expressed support for citywide DIFs as long as the new fees would not apply to single-family residential development.

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On May 2, 2023, the Land Use Committee (Mayor Pro Tem Davis and Councilmember Honig) reviewed the proposed fees and discussed whether the Parks and Parkways DIF should include a park acquisition fee or just a fee for the cost of park improvements. The Committee directed staff to include the park acquisition fee in the Parks and Parkways DIF to ensure that any future increases in population do not result in a decrease to the level of service currently provided to residents of 4.38 acres of parkland per 1,000 residents. The Committee directed staff to bring the proposed new DIFs to the full City Council for consideration and adoption. If approved, the DIFs would become effective 60 days after the adoption of Ordinance No. 303-23.

FISCAL IMPACT
If new development occurs according to what is forecasted in the Nexus Study, the projected total revenues for the Parks and Parkways DIF are $7.74 million, the General Government DIF are $1.30 million, the Sidewalk and Pedestrian Safety Facilities DIF are $3.43 million, the Intelligent Transportation System DIF are $196,618, and the Police Protection DIF are $93,114. The projected total revenues for all DIF subcategories would be $12.76 million which would offset the cost of capital improvements identified in the Capital Improvement Program. However, the amount to be collected is unknown since new development may or may not occur as forecasted.

RECOMMENDATION
Staff recommends the City Council approve the Nexus Study and Capital Improvement Program, waive full reading and introduce Ordinance No. 303-23, and adopt Resolution No. 2304-23 to establish citywide DIFs for new residential and non-residential development. If the City Council concurs, the appropriate motion is as follows.

MOTION: "I move the City Council approve the DIF Nexus Study and Capital Improvement Program, waive full reading and
introduce Ordinance No. 303-23, and adopt Resolution No. 2304-23 to establish citywide development impact fees for new residential and non-residential development.”
ROLL CALL: Yes
Prepared by: Megan Sinkula
Senior Planner
Attachment: 1. Ordinance No. 303-23

2. Resolution No. 2304-23

3. Nexus Study and Capital Improvement Program
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ORDINANCE NO. 303-23

AN ORDINANCE OF THE CITY OF WESTLAKE VILLAGE
ADDING A NEW CHAPTER 8.11 TO ARTICLE 8 (BUILDING REGULATIONS;

SEWAGE AND WASTE) OF THE WESTLAKE VILLAGE MUNICIPAL CODE

CONCERNING DEVELOPMENT IMPACT FEES, AND MAKING A DETERMINATION

OF EXEMPTION UNDER CEQA

THE CITY COUNCIL OF THE CITY OF WESTLAKE VILLAGE DOES ORDAIN AS FOLLOWS:

Section 1. Code Amendment. Article 8 (Building Regulations; Sewage and Waste) of the Westlake Village Municipal Code is amended by adding a new Chapter 8.11 to read as follows:
“CHAPTER 8.11.

DEVELOPMENT IMPACT FEE

8.11.010. Title.

This Chapter shall be known and may be cited as the Development Impact Fee (“DIF”) Ordinance.

8.11.020. Findings.

The City Council, having reviewed and considered the study entitled “City of Westlake Village Citywide Development Impact Fee Nexus Study” (“Nexus Study”) approved by the City Council on June 14, 2023, finds and determines that:

A. In order to effectively implement the Westlake Village General Plan and North Business Park Specific Plan (“NBPSP”), manage new residential and nonresidential development, and address impacts caused by such development, certain public facilities must be constructed or acquired, and public equipment must be acquired.

B. In order for the City to construct or acquire public facilities and acquire public equipment, it is necessary to require that all new development bear its fair share cost of providing the facilities and equipment reasonably needed to serve that development.

C. Development impact fees ("DIF") are created for that purpose.

D. As indicated in the Nexus Study, the DIFs can fund the entire share or a portion of the capital costs associated with constructing or acquiring public facilities and acquiring public equipment reasonably needed to serve new development, while any existing deficiencies in public facilities and equipment would need to be funded from other sources.

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E. Payment of the DIF does not necessarily mitigate to a level of insignificance all impacts from new development. Whether impacts associated with a particular development project have been mitigated to a level of insignificance will be determined by the City on a case by case basis.

F. The public facilities and equipment described in the Nexus Study include data compiled from information provided by various City departments based on the anticipated needs of the City due to future development based on the City’s General Plan and the NBPSP.

G. The DIF collected pursuant to this Chapter shall be used toward the construction and acquisition of public facilities and equipment identified in the Nexus Study. The need for the public facilities and equipment is related to new residential and non-residential development because such new development will bring additional people and other uses into the City thus creating an increased demand for the public facilities and equipment.

H. The cost estimates set forth in the Nexus Study are reasonable cost estimates for the public facilities and equipment and that portion of the DIF expected to be generated by new development will not exceed the total fair share of these costs.

I. Failure to mitigate growth impacts on public facilities and equipment within the City will place residents in a condition perilous to their health, safety, and welfare.

J. There is a reasonable relationship between the use of the DIF and the type of development projects on which the DIF is imposed because the DIF will be used to construct the public facilities and purchase equipment, and the public facilities and equipment are necessary for the health and welfare of the residential and nonresidential users of the development projects on which the DIF will be levied.

K. There is a reasonable relationship between the need for the public facilities and equipment and the type of development projects on which the DIF is imposed because it will be necessary for the residential and non-residential users of the development projects to have access to the public facilities and equipment in order to use, inhabit, and have access to the development projects. New development will benefit from the facilities and equipment to be funded with DIF and the burden of such new development will be mitigated, in part, by the payment of the DIF.

L. This Chapter is for the purpose of promoting public health, safety, comfort, and welfare, and adopts means that are appropriate to attaining those ends.

8.11.030. Authority.

This Chapter is established under the authority of Article 11, Section 7 of the California Constitution and the Mitigation Fee Act, which provides that a local agency may establish fees for the purpose of defraying all or a portion of the cost of public facilities related to development projects.

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8.11.040. Purpose.

This Chapter serves the following purposes:

A. It establishes and sets forth policies, regulations, and fees relating to the funding and installation of the public facilities and equipment necessary to address the direct and cumulative environmental effects generated by new development projects described and defined in this Chapter.

B. It establishes the authorized uses of the DIF collected.

8.11.050. Administrative Responsibility.

The City Manager shall be responsible for the administration of this Chapter.

The City Council is authorized to adopt a resolution establishing administrative procedures for the implementation of this Chapter.

8.11.060. Definitions.

For the purposes of this Chapter, unless it is plainly evident from the context that a different meaning is intended, the following definitions shall apply. Whenever a reference is made to a law other than this Code, the reference applies to the then-current version of such law.

A. “Accessory Dwelling Unit” shall have the meaning as set forth in Section 9.2.020 of Chapter 9.2 of Article 9 of this Code.

B. “Certificate of Occupancy” means a certificate of occupancy as defined in the Building Code of the City of Westlake Village or by state law.

C. “City” means the City of Westlake Village.

D. “City Manager” means the City Manager of the City or his or her designee.

E. “Credit” means a credit allowed pursuant to Section 8.11.100, which may be applied against the DIF.

F. “Development Agreement” means an agreement entered into between the City and an owner of real property pursuant to Government Code Section 65864 et seq.

G. “Development Impact Fees,” “DIF,” or “Fees” means the fees imposed pursuant to the provisions of this Chapter.

H. “Development Project” or “Project” means any project undertaken for the purpose of development, including the issuance of a permit for construction pursuant to Article 8.

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I. “DIF Program” means the process of collecting and expending DIFs.

J. “Dwelling” shall have the meaning as set forth in Section 9.2.020 of Chapter 9.2 of Article 9 of this Code.

K. “Facilities and Equipment” means the public facilities and equipment financed by the DIF program and includes all facilities set forth in the Nexus Study and any subsequent revisions thereof approved by resolution of the City Council, including the land and right-of-way required for the facilities.

L. “Final Inspection” means a final inspection as defined in the Building Code of the City of Westlake Village.

M. “Mitigation Fee Act” means Chapter 5 (commencing with Section 66000), Chapter 6 (commencing with Section 66010), Chapter 7 (commencing with Section 66012), Chapter 7.5 (commencing with Section 66015), Chapter 8 (commencing with Section 66016), and Chapter 9 (commencing with Section 66020) of Division 1 of Title 7 of the Government Code.

N. “Mobilehome” shall have the meaning as set forth in Section 9.2.020 of Chapter 9.2 of Article 9 of this Code.

O. “Nexus Study” means the “City of Westlake Village Citywide Development Impact Fee Nexus Study” approved by the City Council on June 14, 2023.

P. “Non-residential Use” means commercial, office, industrial, and other uses not defined as residential uses, as the term is used in the Nexus Study.

Q. “Residential Use” means single-family and multifamily residential uses, as the terms are used in the Nexus Study and defined in Section 9.2.020 of Chapter

9.2 of Article 9 of this Code.

R. “Revenue” or “Revenues” means any funds received by the City pursuant to the provisions of this Chapter for the purpose of defraying all or a portion of the cost of the facilities and equipment set forth in the Capital Improvement Program adopted by the City Council on June 14, 2023, as part of the Nexus Study.

S. “Single-Family Dwelling” shall have the meaning as set forth in Section 9.2.020 of Chapter 9.2 of Article 9 of this Code.

T. “Structure” shall have the meaning as set forth in Section 9.2.020 of Chapter 9.2 of Article 9 of this Code.

8.11.070. Development Impact Fee.

In order to assist in providing revenue to acquire or construct the public facilities and equipment set forth in the Nexus Study and to fulfill the purposes of this Chapter there is hereby established development impact fees to be paid for each Advance Agenda Item 1 Attachment 1 Page 4 of 8
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development project, or a portion thereof, to be constructed in the City. The amount of the DIF, the description of the facilities and equipment to be financed by DIF, definitions of terms necessary to implement the DIF, and such other regulations as may be necessary or convenient to implement and administer the DIF to be imposed pursuant to this Chapter shall be established by resolution of the City Council.

8.11.080. Payment of DIF.

DIF shall be paid as follows:

A. DIFs for non-residential uses shall be paid prior to the issuance of a building permit.

B. DIFs for residential uses shall be due and payable in accordance with California Government Code Section 66007, upon the issuance of a building permit; provided, however, that the DIFs imposed may be deferred until the date of the final inspection, or the date the certificate of occupancy is issued, whichever occurs first, pursuant to a written agreement, entered into and recorded in accordance with California Government Code Section 66007(c).

C. For development projects that the City does not require a final inspection or issue a certificate of occupancy, the DIF shall be paid prior to any use or occupancy.

D. DIFs shall be assessed one (1) time per lot or parcel except in cases of changes in land use. DIFs for changes in land use shall be reduced by the amount of any previously paid DIF for that property. It shall be the responsibility of the applicant to provide documentation of any previously paid DIF.

E. The required DIFs shall be the fee amounts in effect at the time of payment.

F. There shall be no deferment of required DIF payments beyond final inspection or issuance of certificate(s) of occupancy, except as provided by law.

G. Notwithstanding any other written requirements to the contrary, DIFs shall be paid whether or not the development project is subject to City conditions of approval imposing the requirement to pay the DIF.

H. If all or part of the development project is sold prior to payment of the DIF, the property shall continue to be subject to the requirement for payment of the DIF as provided herein.

8.11.090. Method of Calculating DIF.

DIFs for residential and non-residential uses shall be calculated in accordance with the Nexus Study, subject to modification by resolution of the City Council.

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Building areas shall be determined or verified by City staff based upon applicants’ site plans as submitted to the City.

8.11.100. Credits.

If an owner or developer of real property dedicates land or constructs facilities identified in the applicable fiscal year or five-year City Capital Improvement Program, the City may grant the owner or developer a credit in one (1) or more of the fee components described in this Chapter against the DIFs required. No credit shall be granted for the cost of improvements not defined herein as “facilities and equipment” in the Nexus Study. A credit granted at the time of development approval shall be included as a condition of that approval and may be included as a term in a development agreement for the project. After development approval, but before the issuance of a building permit, an owner or developer may request a credit from the City Manager. If the City Manager determines that a credit is appropriate, the owner or developer shall enter into a credit agreement, which shall be approved by the City Council. The credit amount shall be initially calculated by estimating the fair market value of the land dedicated or by estimating the cost of constructing facilities. The City shall subsequently review and determine the actual value of the land dedicated and the actual construction costs allowable. Any credit granted shall not exceed the allocated cost for the facilities and equipment. Any credit granted shall be given in stated dollar amounts only.

8.11.110. Annual Fee Adjustment.

Beginning July 1, 2024, the City Manager shall authorize the adjustment of the DIF rates for inflation on July 1st of each year by the percentage change in the Consumer Price Index for All Urban Consumers (CPI-U): Los Angeles-Long BeachAnaheim (or any successor index). The calculation for that annual adjustment shall be made using the month of April over the month of April in the prior year.

8.11.120 Exemptions.

The following types of construction shall be exempt from the provisions of this Chapter:

A. Any replacement or reconstruction of a dwelling or non-residential structure damaged or destroyed by fire or natural causes; B. Rehabilitation or remodeling of an existing residential or nonresidential use; C. Any replacement or reconstruction of an existing single-family dwelling with another single-family dwelling, including replacement structures or reconstructed structures that exceed the documented total square footage of the original single-family dwelling;
D. Additions to an existing single-family structure;
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E. The location or installation of a mobilehome, without a permanent foundation, on any site; and
A. The construction or addition of an accessory dwelling unit.

8.11.130. Fee Administration.

All DIF received pursuant to this Chapter shall be deposited, invested, accounted for, and expended in accordance with California Government Code Section 66006 and all other applicable provisions of law.

8.11.140. Administrative Costs.

The costs for administering the provisions of this Chapter shall be recovered annually using revenues from the DIF program administration fund.” Section 2. CEQA. The City Council finds that it can be seen with certainty that there is no possibility the adoption of this Ordinance may have a significant effect on the environment because the adoption of this Ordinance establishes development impact fees and applicable regulations, and no specific development is authorized by the establishment of DIFs. It is therefore exempt from California Environmental Quality Act review pursuant to Title 14, Section 15061(b)(3) of the California Code of Regulations.

Section 3. Severability. 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 declares that it 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 4. Certification. The City Clerk shall certify to the passage of this Ordinance and shall cause this Ordinance to be published in the manner prescribed by law.

PASSED, APPROVED and ADOPTED this 28th day of June 2023. _________________________
Ray Pearl, Mayor
ATTEST:
_________________________
Antoinette Mann, City Clerk
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RESOLUTION NO. 2304-23

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WESTLAKE VILLAGE APPROVING THE CITYWIDE

DEVELOPMENT IMPACT FEE NEXUS STUDY DATED
MAY 25, 2023, ADOPTING A CAPITAL IMPROVEMENT

PROGRAM AS PART OF THE NEXUS STUDY, ADOPTING

DEVELOPMENT IMPACT FEES, AND MAKING A

DETERMINATION OF EXEMPTION UNDER CEQA
WHEREAS, in adopting Chapter 8.11 of the Westlake Village Municipal Code (the “Municipal Code”), the City Council established the requirement for the payment of development impact fees (“DIFs”) by new developments within the City, to ensure that certain public facilities or capital improvements are constructed and made available consistent with build-out of the City, in accordance with the City’s General Plan and concurrent with the need caused by new development; and WHEREAS, Chapter 8.11 (“Development Impact Fee”) of the Municipal Code, provides that the City Council shall, by resolution, establish the amount of the DIF, the description of the facilities, capital improvements, and equipment to be financed by DIF, definitions of terms necessary to implement the DIF, and such other regulations as may be necessary or convenient to implement and administer the DIF to be imposed pursuant to Chapter 8.11 of the Municipal Code; and
WHEREAS, Stanley R. Hoffman Associates, Inc. has prepared the City of Westlake Village Citywide Development Impact Fee Nexus Study dated May 25, 2023 (the “Nexus Study”). The Nexus Study identifies capital projects necessary to meet the goals, programs, and objectives within the City’s General Plan; and WHEREAS, the Nexus Study describes the benefit and impact areas on which DIFs are to be imposed and collected, describes the reasonable relationship between the DIFs and the various types of new development, analyzes the need for new public facilities and improvements which will be necessitated by new development, sets forth a methodology for determining the relationship between new development, the needed public facilities and improvements, and the estimated cost of those improvements, and otherwise satisfies the requirements of the law and Government Code Sections 66000 et seq. (the “Mitigation Fee Act”), including Assembly Bill (“AB”) 602 (2022) (Gov. Code, § 66016.5), with regard to the imposition and collection of DIFs; and WHEREAS, the Nexus Study projects developmental growth in the City through years 2050, based on the City’s General Plan, the North Business Park Specific Plan (“NBPSP”), and the planning horizon adopted by the Southern California Association of Governments (“SCAG”) for its Regional Transportation Plan (“RTP”) 2024 update, and provides the basis for calculating and adopting DIFs in the following categories: (1) parks and recreation capital facilities and equipment, (2) general government capital facilities, Advance Agenda Item 1 Attachment 2 Page 1 of 12
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(3) sidewalk and pedestrian safety facilities, (4) Intelligent Transportation System (“ITS”) Masterplan, and (5) police protection vehicles and equipment; and WHEREAS, the analysis of capital projects contained in the Nexus Study, taken together with the methodology established by the Nexus Study, demonstrate the specific costs associated with providing adequate public facilities and improvements commensurate with projected levels of new development in the City; and WHEREAS, the Nexus Study provides the documentation, detail, and other information required by the Mitigation Fee Act as the basis for the adoption and imposition of the DIFs for (1) parks and recreation capital facilities and equipment, (2) general government capital facilities, (3) sidewalk and pedestrian safety facilities, (4) ITS Masterplan, and (5) police protection vehicles and equipment, and Chapters 3 through 7 and Appendices B and C of the Nexus Study describe the benefit and impact area on which the DIFs are to be imposed, lists the specific public improvements to be financed through the imposition and collection of the DIFs, describe the estimated cost of providing the improvements and facilities, describe the reasonable relationship between the DIFs and the various types of new development, and otherwise satisfies the requirements of the law with regard to the imposition and collection of DIFs; and WHEREAS, pursuant to the Mitigation Fee Act, the City Council finds that the proposed transportation-related fees do not duplicate fees collected under the Traffic Impact Fee Program or the Traffic Signalization Fee Program because the proposed transportation-related fees listed in the Nexus Study would fund sidewalk and pedestrian safety facilities, as well as an ITS network, which are not included in either the Traffic Impact Fee Program or the Traffic Signalization Fee Program, but would require improvements due to background growth and new development in the City; and WHEREAS, the facts and evidence presented to the City Council have established that there is a reasonable relationship between the need for new public facilities or improvements and the impacts of new development for which a corresponding fee is charged, and also that there is a reasonable relationship between the fees’ use and the type of development for which the fee is imposed; and
WHEREAS, the City has complied with the notice and hearing requirements of State law and the Mitigation Fee Act prior to adopting this Resolution, and a notice of public hearing on the DIFs was mailed as required by law to any interested party who filed a written request with the City Clerk for mailed notice of a meeting on new or increased fees; and
WHEREAS, the City Council held a duly noticed public hearing at the June 14, 2023 Regular City Council meeting, at which time further testimony was presented and the public hearing was closed; and
WHEREAS, the City Council finds that the record of these proceedings, including the Nexus Study, the City’s General Plan, ordinances and resolutions, the staff report, Advance Agenda Item 1 Attachment 2 Page 2 of 12
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written correspondence received by the City, and the testimony received at the hearing prior to the adoption of this Resolution, held on June 14, 2023, contains substantial evidence to support the imposition and collection of the DIFs established herein; and WHEREAS, the City Council has reviewed and considered the DIFs established herein, and finds that the fees will mitigate some of the impacts associated with additional capital project and infrastructure needs necessitated by new residential and nonresidential development in the City.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WESTLAKE VILLAGE DOES HEREBY RESOLVE AS FOLLOWS:

1. Adoption and Incorporation of Recitals. The findings and recitals set forth in this Resolution are true and correct and are incorporated herein.

2. California Environmental Quality Act Findings. The approval of the Nexus Study and the adoption of the DIFs specified in this Resolution, was reviewed in accordance with the criteria contained in the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines. The City Council finds that approval of the Nexus Study and the adoption of the DIFs specified in this Resolution will not have a significant impact on the environment and are exempt from CEQA pursuant to Section 15061(b)(3) of State CEQA Guidelines because these actions involve the adoption of DIFs and no specific development is authorized by the adoption of the Nexus Study or the adoption of new DIFs. Therefore, the approval of the Nexus Study and adoption of the DIFs does not have the potential for causing a significant effect on the environment. In addition, the adoption of this Resolution approves and sets forth a procedure for determining fees for the purpose of obtaining funds for capital projects and equipment necessary to maintain service within existing service areas and is statutorily exempt from CEQA pursuant to State CEQA Guidelines 15273(a)(4).

3. Approval of the Nexus Study and Mitigation Fee Act Findings. The City Council hereby approves the City of Westlake Village Citywide Development Impact Fee Nexus Study prepared by Stanley R. Hoffman Associates, Inc. and dated May 25, 2023, and the findings contained therein in Sections 1.6 and 1.7 of Chapter 1. A copy of the Nexus Study shall be on file with the City Clerk and available during regular City business hours for public inspection.

4. Adoption of a Capital Improvement Program. The City Council hereby adopts the Capital Improvement Program attached as Appendix B to the Nexus Study as a part of the Nexus Study.

5. Adoption of Development Impact Fees. The City Council hereby adopts the DIFs for (1) parks and recreation capital facilities and equipment, (2) Advance Agenda Item 1 Attachment 2 Page 3 of 12
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general government capital facilities, (3) sidewalk and pedestrian safety facilities, (4) ITS Masterplan, and (5) police protection vehicles and equipment in accordance with the schedule set forth in Exhibit A attached hereto and incorporated herein by reference.

5. Adoption of Methodology for Calculation, Adjustment, and Collection of Development Impact Fees. The City Council adopts the methodology set forth in the Nexus Study (pages 4-6 of the Nexus Study), for calculating and collecting the DIFs adopted herein. The DIFs established in Exhibit A shall be calculated, adjusted, and collected in accordance with City ordinances and the Nexus Study. The amount of the DIFs may be adjusted annually for inflation on July 1st of each year by the percentage change in the Consumer Price Index for All Urban Consumers (CPI-U): Los Angeles-Long Beach-Anaheim (or any successor index). The calculation for that annual adjustment shall be made using the month of April over the month of April in the prior year.

6. Imposition and Deferral of Development Impact Fees. The DIFs established herein shall be due and payable in accordance with Government Code Section 66007, upon the issuance of a building permit; provided, however, that DIFs imposed on residential development may be deferred until the date of the final inspection, or the date the certificate of occupancy is issued, whichever occurs first, pursuant to a written agreement, entered into and recorded in accordance with Government Code Section 66007(c).

7. Effective Date of New Development Impact Fees. The DIFs established by Section 5 of this Resolution shall be effective on the sixtieth (60th) day following the effective date of this Resolution.

8. Exceptions. The DIFs established herein shall not include fees established and collected pursuant to Chapter 7.2 (“Traffic Signalization Fee”) or Chapter 7.3 (“Traffic Impact Fee Ordinance”) of the Municipal Code.

9. Appeal of Fee Imposition. Any applicant who is subject to payment of the DIFs established herein may file an appeal in accordance with Sections

9.32.070 though 9.32.110 of Chapter 9.32 (“Hearings and Appeals”) of Article 9 (“Zoning Regulations”) of the Municipal Code, as those sections may be amended from time to time.

10. Severability. If any section, subsection, subdivision, paragraph, sentence, clause, or phrase of this Resolution or any part hereof is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portion of this Resolution or any part thereof. The City Council hereby declares that it would have passed each section, Advance Agenda Item 1 Attachment 2 Page 4 of 12
5 2816564.2
subsection, subdivision, paragraph, sentence, clause, or phrase hereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause, or phrase be declared invalid or unconstitutional.

11. Effective Date of Resolution. This Resolution shall not be effective until the effective date of Ordinance 303-23.

12. Certification. The City Clerk shall certify to the adoption of this Resolution.

PASSED, APPROVED, AND ADOPTED this 14th day of June, 2023.

Ray Pearl, Mayor
ATTEST:
________________________________
Antoinette Mann, City Clerk
Attachment A – Schedule of Development Impact Fees
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ATTACHMENT A

SCHEDULE OF DEVELOPMENT IMPACT FEES
Effective 60 Days After Adoption
Effective on September 26, 2023
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11661 San Vicente Blvd. Suite 306
Los Angeles, California 90049-5111
310.820.2680-p, 310.820.8341-f
www.stanleyrhoffman.com
City of Westlake Village
Citywide Development Impact Fee Nexus Study
Prepared for:

City of Westlake Village
31200 Oak Crest Drive
Westlake Village CA 91361
Prepared by:

Stanley R. Hoffman Associates, Inc.

May 25, 2023
SRHA Job #1399
Advance Agenda Item 1 Attachment 3 Page 1 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 i City of Westlake Village

CONTENTS
EXECUTIVE SUMMARY ........................................................................................................... IV CHAPTER 1 INTRODUCTION ................................................................................................... 1

1.1 Study Objectives.............................................................................................................................. 1

1.2 Mitigation Fee Act General Requirements...................................................................................... 2

1.3 AB 602 Requirements...................................................................................................................... 2

1.4 Study Geographies.......................................................................................................................... 3

1.5 Methodology................................................................................................................................... 4

1.6 Mitigation Fee Act General Findings............................................................................................... 6

1.7 AB 602 Findings............................................................................................................................... 6 CHAPTER 2 GROWTH ASSUMPTIONS ..................................................................................... 8

2.1 Current 2022 City Population and Employment Estimates............................................................. 8

2.2 SCAG Draft RTP 2024 Citywide Projected Growth: 2050 ..............................................................10

2.3 Adjusted Growth for the North Business Park Specific Plan Area.................................................11

2.4 Adjusted Citywide Growth Projections for the DIF Analysis: 2050 ...............................................13

2.5 Projected Citywide Land Use Growth for the DIF Analysis............................................................14 CHAPTER 3 PARKS AND PARKWAY FACILITIES .......................................................................15

3.1 Public Facilities Context ................................................................................................................15

3.2 Existing Valuation of Capital Assets ..............................................................................................15

3.3 Service Population.........................................................................................................................16

3.4 Current Service Standards.............................................................................................................16

3.5 Cost Standard for Public Facilities................................................................................................. 17

3.6 Fee Schedule ................................................................................................................................. 18

3.7 Revenue Projections and CIP Comparison ....................................................................................19 CHAPTER 4 GENERAL GOVERNMENT FACILITIES ....................................................................21

4.1 Public Facilities Context ................................................................................................................21

4.2 Existing Valuation of Public Assets................................................................................................21

4.3 Service Population.........................................................................................................................21

4.4 Cost Standard for Public Facilities................................................................................................. 22

4.5 Fee Schedule ................................................................................................................................. 22

4.6 Revenue Projections .....................................................................................................................24 CHAPTER 5 SIDEWALK AND PEDESTRIAN SAFETY FACILITIES ..................................................25

5.1 Public Facilities Context ................................................................................................................25 Advance Agenda Item 1 Attachment 3 Page 2 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 ii City of Westlake Village

5.2 Planned Project Expenditures.......................................................................................................25

5.3 Cost Allocation and Fee Estimation Methodology ........................................................................26

5.4 Cost Standard for Public Facilities................................................................................................. 27

5.5 Fee Schedule ................................................................................................................................. 28

5.6 Revenue Projections .....................................................................................................................29 CHAPTER 6 INTELLIGENT TRANSPORTATION SYSTEM ............................................................31

6.1 Public Facilities Context ................................................................................................................31

6.2 ITS Capital Expenditures................................................................................................................31

6.3 Cost Allocation and Fee Estimation Methodology ........................................................................31

6.4 Cost Standard for Public Facilities................................................................................................. 32

6.5 Fee Schedule ................................................................................................................................. 33

6.6 Revenue Projections .....................................................................................................................34 CHAPTER 7 POLICE PROTECTION ...........................................................................................35

7.1 Public Facilities Context ................................................................................................................35

7.2 Service Population.........................................................................................................................35

7.3 Cost Standard for Public Facilities................................................................................................. 36

7.4 Fee Schedule ................................................................................................................................. 37

7.5 Revenue Projections .....................................................................................................................38 APPENDIX A EMPLOYMENT DISTRIBUTION AND GROUPINGS ................................................39 APPENDIX B CAPITAL IMPROVEMENT PROGRAM (CIP) FOR THE NEXUS STUDY .....................40 APPENDIX C DESCRIPTION OF PROPOSED PROJECTS ..............................................................41 APPENDIX D PROJECT REFERENCES ........................................................................................42 Advance Agenda Item 1 Attachment 3 Page 3 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 iii City of Westlake Village
TABLES
ES-1 Summary of Maximum Allowable Fees......................................................................................................... iv 2-1 Population and Employment Estimates, 2022................................................................................................ 9 2-2 SCAG Draft RTP 2024 Household and Employment Growth Forecasts, 2019-50 ......................................... 10 2-3 North Business Park Specific Plan, Projected New Development ................................................................ 11 2-4 North Business Park Specific Plan, Net Employment Growth: 2050 ............................................................ 12 2-5 Adjusted Household and Employment SCAG Growth Forecasts, 2019-50................................................... 13 2-6 Projected Growth by Land Use: 2022-2050.................................................................................................. 14 3-1 Valuation of Existing Parks and Recreation Assets....................................................................................... 16 3-2 Cost Standard for Existing Parks and Recreation Assets............................................................................... 18 3-3 Fee Schedule for Parks and Recreation Capital Facilities ............................................................................. 19 3-4 Projected Parks and Recreation DIF Revenues............................................................................................. 20 4-1 Existing Service Population for General Government Facilities, 2022.......................................................... 21 4-2 Cost Standard for General Government Capital Facilities............................................................................ 22 4-3 Maximum Allowable Fee Schedule for General Government Capital Facilities ........................................... 23 4-4 Projected General Government DIF Revenues............................................................................................. 24 5-1 Planned Sidewalk and Pedestrian Safety Capital Expenditures.................................................................... 26 5-2 Service Population and Allocation of Capital Costs...................................................................................... 27 5-3 Cost Standard for Sidewalk and Pedestrian Safety Capital Facilities............................................................ 27 5-4 Maximum Allowable Fee Schedule for Sidewalk and Pedestrian Safety Facilities....................................... 28 5-5 Projected Sidewalk and Pedestrian Safety Facilities DIF Revenues.............................................................. 30 6-1 ITS Cost Standard and Allocation.................................................................................................................. 32 6-2 Maximum Allowable Fee Schedule for ITS Masterplan................................................................................ 33 6-3 Projected ITS DIF Revenues.......................................................................................................................... 34 7-1 Existing Service Population for Police Protection Services, 2022................................................................. 35 7-2 Capital Cost Standard for Police Protection Services ................................................................................... 36 7-3 Maximum Allowable Fee Schedule for Police Protection............................................................................. 37 7-4 Projected Police Protection DIF Revenues ................................................................................................... 38

FIGURES
1-1 Citywide DIF Nexus Study Geographies.......................................................................................................... 4 Advance Agenda Item 1 Attachment 3 Page 4 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 iv City of Westlake Village

EXECUTIVE SUMMARY
Study Goals and Objectives
The purpose of this Citywide Development Impact Fee (DIF) Nexus Study is to provide the City of Westlake (City) with the technical information and documentation to establish a comprehensive Development Impact Fee (DIF) program. DIFs are one-time fees that local agencies charge new development to cover the capital cost of public facilities needed to provide and maintain an acceptable level of service (LOS). DIFs cannot be used for costs attributable to existing deficiencies in public facilities, only for those additional needs arising from new development.

Statutory Requirements
This Nexus Study is prepared in fulfillment of the requirements of the relevant State of California law, which is known as the Mitigation Fee Act, codified at Government Code Sections (GC §) 66000 et seq. That law sets down the procedures for establishing DIFs to demonstrate a reasonable relationship or ‘nexus’ between the fees charged and their purpose and proportionality. Additionally, the California Legislature recently passed Assembly Bill (AB) 602 (2021), in effect January 1, 2022, which introduced more requirements for DIF nexus studies.

Capital Facilities Analyzed and Findings
This Nexus Study establishes a fee schedule to support a range of facilities and infrastructure capital costs to serve anticipated growth within the City’s service area: Parks and Recreation Facilities, General Government Facilities, Sidewalk and Pedestrian Safety Facilities, the Intelligent Transportation System (ITS), and Police Protection Facilities. Fees calculated in this nexus study are summarized in Table ES-1.

Table ES-1
Summary of Maximum Allowable Fees per Square Foot
City of Westlake Village
ES-1 Summary of Maximum Allowable Fees
Parks and
Parkways with
Park Land
Acquisition
Parks and
Parkways
without Park
Land
Acquisition
General
Government
Sidewalk and
Pedestrian
Safety Facilities
Intelligent
Transportation
System
Police
Protection
Residential Uses (per SF)
Single Family $8.352 $2.391 $0.732 $1.935 $0.065 $0.052 Multifamily $15.205 $4.352 $1.333 $3.522 $0.085 $0.096
Non Residential (per SF)
Commercial n/a n/a $0.618 $1.634 $0.517 $0.044
Office n/a n/a $1.546 $4.084 $0.313 $0.111
Industrial n/a n/a $0.309 $0.817 $0.141 $0.022
All Other n/a n/a $0.618 $1.634 $0.313 $0.044
Source: Stanley R. Hoffman Associates, Inc.

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Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 1 City of Westlake Village
CHAPTER 1

INTRODUCTION

1.1 Study Objectives
The purpose of this Nexus Study is to provide the City with the technical information and documentation to establish a comprehensive DIF program.

DIFs are one-time fees that local agencies charge new development to cover the capital cost of public facilities needed to provide and maintain an acceptable LOS. DIFs are designed to cover the costs of new, expanded or refurbished public facilities within the City’s service area, which would not have arisen but for the new growth in question.

DIFs cannot be used for costs attributable to existing deficiencies in public facilities, only for those additional needs arising from new development. The DIFs analyzed and proposed in this study by various categories do not seek to remedy an existing deficiency in LOS. Expenditures on needed public facilities are allocated to new development reasonably proportionate to their impact, which forms the cost basis for the DIF calculation. These fees can fund the entire share or a portion of the capital costs associated with projected new growth, while any existing deficiencies would need to be funded from other sources.

The City currently does not have a DIF program, other than a Traffic Signalization Fee Program and a Traffic Impact Fee Program, which are not analyzed in this report. The former was established in 1983 and is codified at Westlake Village Municipal Code (WVMC) Chapter 7.2. The latter was established in 1991, was updated in 2012, and is codified at WVMC Chapter 7.3.

Neither of these fee categories are impacted by the transportation-related fees analyzed and recommended in this study, which fund sidewalk and pedestrian safety facilities, as well as an ITS network.

This Nexus Study is designed to establish a fee schedule to support a range of public facility costs to serve anticipated growth within the City’s service area. The DIF program aims to cover the capital expenditures related to the following public facilities that the City either directly owns and operates, directly bears capital cost, or plans to implement in the near future:
• Parks and Recreation Facilities
• General Government Facilities
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• Sidewalks and Pedestrian Safety Facilities
• Intelligent Transportation System
• Police Protection Facilities
This Nexus Study is prepared in fulfillment of the requirements of the relevant State of California codified law known as the “Mitigation Fee Act”, which is codified at GC § 66000 et seq. That law sets down the procedures for establishing DIFs that demonstrate a reasonable relationship or ‘nexus’ between the fees charged and their purpose and proportionality.

1.2 Mitigation Fee Act General Requirements
The Mitigation Fee Act, which was enacted by AB 1600 (1987) and became effective in 1989, is the statutory source of the ‘nexus’ requirement, where local agencies can impose fees to cover only those additional costs for new or refurbished public facilities that can be attributed to the service needs of new development.

GC § 66001(a) requires that local agencies satisfy the following requirements when legislatively establishing, increasing, or imposing an impact fee as a condition of approval for a development project. The following points are typically covered under a nexus study undertaken on behalf of the local agency wanting to legislatively impose an impact fee on a class of development projects:

1. Identify the purpose of the fee.

2. Identify the use to which the fee will be put.

3. Determine how there is a reasonable relationship between:
a. The fee’s use and the type of development project on which the fee is imposed. b. The need for the public facility and the type of development project on which the fee is imposed.

1.3 AB 602 Requirements
Effective January 1, 2022, AB 602 amended the Mitigation Fee Act to impose more requirements for local agencies implementing DIFs. Specifically, in key part the new law adds GC § 66016.5, which includes the following four requirements of relevance to this Nexus Study:
66016.5. (a) (2) When applicable, the nexus study shall identify the existing LOS for each public facility, identify the proposed new LOS, and include an explanation of why the new LOS is appropriate.

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66016.5. (a) (4) If a nexus study supports the increase of an existing fee, the local agency shall review the assumptions of the nexus study supporting the original fee and evaluate the amount of fees collected under the original fee.
66016.5. (a) (5) (A) A nexus study adopted after July 1, 2022, shall calculate a fee imposed on a housing development project proportionately to the square footage of proposed units of the development. A local agency that imposes a fee proportionate to the square footage of the proposed units of the development shall be deemed to have used a valid method to establish a reasonable relationship between the fee charged and the burden posed by the development. 66016.5. (a) (6) Large jurisdictions* shall adopt a capital improvement plan as a part of the nexus study.
*
Note: GC § 66016.5. (c) (3) states that the term “large jurisdiction” has the same meaning as defined in Health and Safety Code § 53559.1(d). However, “large jurisdiction” currently is defined in Health and Safety Code § 53559.1(h).

Health and Safety Code Section § 53559.1(h):

Defines the term “large jurisdiction” as a county that is not a small jurisdiction or any city within that county. The term “small jurisdiction” means a county with a population of less than 250,000 as of January 1, 2019, or any city within that county. Thus, the City is deemed a “large jurisdiction” for the purposes of GC § 66016.5.

1.4 Study Geographies
This Nexus Study is a citywide study and therefore looks at service demand growth within the City’s entire boundary. This Nexus Study employs the “Existing Inventory Method” that develops cost factors at current LOS for the public facilities that currently exist at the citywide level. New capital programs for systems that do not exist are analyzed using the “System Plan Method”, where total projected system costs are distributed on a fair-share basis between existing development and future growth.

Fee revenues for each facility category have been projected factoring in the growth anticipated in the recently adopted North Business Park Specific Plan (NBPSP) area and the balance of the City (Rest of the City), as shown in Figure 1-1.

Based on discussions with Planning Department staff, projected future residential growth in Westlake Village will be concentrated within the NBPSP area. Non-residential growth, including Advance Agenda Item 1 Attachment 3 Page 8 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 4 City of Westlake Village
commercial and office uses, is projected to be distributed between the NBPSP area and the rest of the City.

Figure 1-1
Citywide DIF Nexus Study Geographies
City of Westlake Village
1-1 Citywide DIF Nexus Study Geographies
Source: Stanley R. Hoffman Associates, Inc.

City of Westlake Village, North Business Park Specific Plan, 2022.

1.5 Methodology
There are different approaches to conducting DIF nexus studies. The primary purpose behind any approach is to demonstrate a reasonable relationship between the demand impact that new growth places on local agency services and the costs allocated to this new growth to expand or refurbish public facilities to maintain acceptable LOS. In the case of an entirely new infrastructure system, costs are allocated to existing and new development on a fair-share basis. The cost allocated to new development forms the basis for the DIF, where fees are estimated for each land use by the relative impacts placed on the service provided.

This Nexus Study utilizes two different approaches to estimate the maximum allowable DIFs – the Existing Inventory Method and the System Plan Method – as explained below.

Ventura County
Los Angeles County
City of Westlake Village
North Business Park
Specific Plan Area
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Existing Inventory Method: Estimates the existing cost standards per unit service demand to fund the expansion or refurbishment of public facilities at the existing LOS provided by the City.

In this Nexus Study, this approach has been used to establish fees for Parks and Recreation Facilities, General Government Facilities, and Police Protection Facilities.

The Existing Inventory Method allocates costs to new growth based on the ratio of the valuation of existing public facilities to current demand from existing development. In effect, this method helps determine the rate of public facility costs per unit of demand upholding current LOS standards.

Often, employing the Existing Inventory Method is not possible without an extensive survey and valuation of all assets constituting agency-owned capital facilities. This Nexus Study builds on the recently completed City of Westlake Village Asset Management Plan (AMP) (2022) that provides the necessary details on the valuation of capital assets owned by the City for Parks and Parkways and General Government facilities. The existing cost standards for Police Protection vehicles and equipment, which the City pays to Los Angeles County (County) pursuant to a contract for police protection by the Los Angeles County Sheriff’s Department (LASD), are published annually.

Employing the Existing Inventory Method allows the City to make the determination that new growth will pay its way for the development and expansion of public facilities at the same LOS standards currently available to existing users in the City. This method results in revenues that can only be attributed to new growth and separates out any public facility deficiencies, if present, that impact existing users and would need to be addressed and funded from other sources.

The Existing Inventory Method is often employed when long-term plans for new capital facilities are yet to be fully determined. Future capital facilities required to serve new development can be identified on a continuous basis through the City’s capital improvement plan (CIP).

System Plan Method: This approach is adopted when capital expenditures associated with a proposed infrastructure plan are pre-determined, but whose benefits are shared by both existing and new development. In this case, the total demand impact from both existing and new users is used to estimate the cost per unit demand of the planned facility. This enables the allocation of costs to existing and new users on a fair-share basis. Further, the capital cost share for new users is allocated by type of development based on their relative demand impact to determine the DIF on per unit and square foot basis. In this report, this approach has been utilized to estimate the DIFs for backbone transportation capital projects based on the Sidewalk Master Plan, Citywide Pedestrian Safety study, and the Intelligent Transportation System (ITS) Master Plan.

This Nexus Study employs the following overall steps to develop a schedule of fees:

1. Determine the service population or unit of service demand for the facilities category analyzed. This varies by the type of service and public facilities involved, as discussed in Chapters 3 through 7.

2. Develop the cost standard on a per unit of demand for each impacted service category:
a. Under the Existing Inventory Method, using the existing public facility asset valuation from the AMP divided by existing service demand to estimate the existing cost standard per unit of demand.

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b. Under the System Plan Method, from the total capital expenditures associated with planned projects divided by the total service demand from existing and new growth to calculate the cost standard per unit demand, and for a fair-share cost allocation to existing development and new growth.
c. Both approaches allow for the DIF charged to new development to account only for costs associated with new growth and not those for existing deficiencies.

3. Based on the cost standard, develop the maximum allowable DIF schedule by land use based on relative service demand impacts.

4. Calculate projected revenues for each capital facility category analyzed.

1.6 Mitigation Fee Act General Findings

1. Identify the purpose of the fee.

Demand for public facilities and infrastructure in Westlake Village will increase with new development. The DIF revenues presented in this report are developed to ensure that new development will pay its fair share of capital expenditures and not burden existing population in the City.

2. Identify the use to which the fee will be put.

The fees developed in this report will fund public facilities within the City to serve new development. These consist of parks and recreation facilities, general government facilities, transportation facilities (the new sidewalk and pedestrian masterplans), the new ITS masterplan, and police protection facilities. These projects are listed in the CIP shown in Appendix B and further described in Appendix C.

3. Determine how there is a reasonable relationship between:
a. The fee’s use and the type of development project on which the fee is imposed.

The fees will only be used to cover the cost for public facilities associated with new development. The DIF funds will not be used for operations and maintenance of the above or any other capital facilities within the City.
b. The need for the public facility and the type of development project on which the fee is imposed.

Impact fee revenues will be restricted to pay for new, expanded, or refurbished public facilities, including land acquisition, the construction of facilities, infrastructure and buildings, and facilities construction implementation-related purchase of equipment and services. The DIF revenues will not be collected and used to cover existing deficiencies. The fees are imposed on new market-rate residential development and non-residential uses, including commercial, office and industrial development.

1.7 AB 602 Findings

1. 66016.5. (a) (2) – Level of Service
The DIFs calculated using the Existing Inventory Method are developed at the existing LOS standards, and therefore new development funds facilities at standards that do not Advance Agenda Item 1 Attachment 3 Page 11 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 7 City of Westlake Village
exceed the current LOS. DIFs calculated using the System Plan Method for new citywide infrastructure systems that do not exist, by definition, do not have an existing LOS. Thus, standards are developed in this Nexus Study considering existing and future demand for services, while facilitating the allocation of costs to existing development and future growth on a fair-share basis.

2. 66016.5. (a) (4) – Review of Original Fees
Fees developed for any infrastructure category in this Nexus Study have not been established prior to this report. The City has an existing traffic impact fee and traffic signalization fee, neither of which are impacted nor analyzed in this report.

3. 66016.5. (a) (5) – Residential Fees based on Square Footage The residential project DIFs in this Nexus Study have been calculated on square footage basis.

4. 66016.5. (a) (6) – Adoption of Capital Improvement Program AB 602 requires that fees be based on an approved CIP, which can be adopted at the same time as the fee ordinance adoption. The City has prepared a CIP to accompany this Nexus Study, as shown in Appendix B.

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CHAPTER 2

GROWTH ASSUMPTIONS
The chapter examines current residential and non-residential uses for the City, and future growth projections in terms of residential units and population, and non-residential square feet and employment.

2.1 Current 2022 City Population and Employment Estimates The current 2022 estimates of population, housing units, households and employment for the City are presented below and summarized in Table 2-1. These numbers are the main inputs for developing the existing service population base as applied under the Existing Inventory Method to develop cost factors for each public facility category.

City Population
According to the California Department of Finance (DOF), total population in the City in 2022 was estimated at 8,043 persons. This included 7,892 persons in households and 151 persons living in group quarters, as shown in Table 2-1.

City Housing Units
A total of 3,441 housing units were estimated for Westlake Village in 2022 based on the DOF numbers. This included 3,057 single family attached and detached units constituting a share of

88.1 percent of the total housing units, as shown in Table 2-1. Multifamily units (duplex or more) made up a share of 7.8 percent of the total units or 270 units, while another 114 mobile homes made up the balance approximately 3 percent share.

City Households and Persons per Household
Occupied housing units (households) are estimated by DOF at 3,272 units in 2022 at a vacancy rate of 4.9 percent. This results in an average household size (persons in households divided by the number of households) of 2.41 persons per household (PPH), as shown in Table 2-1.

City Total Employment Estimates
Total employment estimates for Westlake Village in 2022 are based on information obtained from the Southern California Association of Governments (SCAG) preliminary 2024 Regional Transportation Plan (RTP) dataset. Based on the latest SCAG Preliminary RTP 2024 data Advance Agenda Item 1 Attachment 3 Page 13 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 9 City of Westlake Village
employment estimates, overall employment in the City is estimated at 19,540 jobs, as shown in Table 2-1 and calculated in Appendix A.

Workers Living Outside the City
Service population for some public facilities includes a component of the employment in the City in addition to resident population. However, this non-residential component is factored down by typically 50 percent due to a lower degree of impact on services due to its less than around the clock presence in the City. As a further adjustment in this analysis, to avoid double counting individuals who both live and work in Westlake Village, only workers living outside the City are factored into the service population calculation. Based on Census data, it is estimated that 70.5 percent or 13,776 workers live outside the City. These workers are taken at a 50 percent factor contribution or 6,888 workers in addition to the total resident population of 8,043 persons for a service population of 14,931 persons for specific public facilities as applicable.

Table 2-1
Population and Employment Estimates, 2022
City of Westlake Village
2-1 Population and Employment Estimates, 2022
2022
Estimates
Percent
Distribution
Population
Household Population 7,892 98.1%
Group Quarter Population 151 1.9%
Total Population (A) 8,043 100.0%
Housing Units
Single Family 3,057 88.8%
Multifamily 270 7.8%
Mobile Homes 114 3.3%
Total Housing Units 3,441 100.0%
Households (Occupied Units) 3,272
Average Household Size 2.41
Vacancy Rate 4.9%
Total Employment 2 19,540
Percent of Employees 70.5%
Living Outside the City 3
Workers Living Outside City (B) 13,776
Service Population (A + 0.5*B) 14,931

1. Reported in the California DOF E-5 report for Westlake Village.

2. Estimated from the SCAG RTP 2024 preliminary local review data.

3. Estimated from the Census LEHD 2019 data for Westlake Village.

Source: Stanely R. Hoffman Associates, Inc.

California Department of Finance (DOF), E-5 Population and Housing Estimates for Cities, 2022.

Southern California Association of Governments (SCAG),
Regional Transportation Plan (RTP) 2024, Draft Forecast for Local Review.

Census Longitudinal Employer-Household Dynamics (LEHD) On the Map, 2019.

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Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 10 City of Westlake Village

2.2 SCAG Draft RTP 2024 Citywide Projected Growth: 2050 This Nexus Study assumes a buildout year of 2050 for the projection of DIF revenues in coordination with the planning horizon adopted by SCAG for its RTP 2024 update. As part of this update process, SCAG has shared draft growth forecasts with local jurisdictions for review and inputs. The study builds on the draft forecasts, while adjusting these for recent local inputs at the traffic analysis zone (TAZ) level for the NBPSP, as discussed later in this chapter. Growth numbers for areas outside the NBPSP have been retained, as shown in the SCAG draft forecasts.

The SCAG draft RTP 2024 forecasts for Westlake Village indicate a slow rate of residential and employment (jobs at place of work) growth over the next 30 years. These trends are broadly similar in communities neighboring Westlake Village, such as Agoura Hills, Thousand Oaks, and Simi Valley. As shown in Table 2-2, households are forecast to grow at 0.1 percent average annual growth rate (AAGR) from 3,233 in 2019 to 3,333 in 2050 - an increase of only 100 households.

Employment within the City is also forecast to grow at 0.1 percent over this time frame from 19,236 jobs in 2019 to 20,220 jobs in 2050.

Table 2-2
Household and Employment Growth Forecasts, 2019-50
SCAG Draft RTP 2024 for Local Review
City of Westlake Village
2-2 SCAG Draft RTP 2024 Household and Employment Growth Forecasts, 2019-50 Traffic Analysis
Zones 2019 2035 2050 2019-2035 2019-50 2019-2035 2019-50 Households
20211100 660 660 660 0 0 0.0% 0.0%
20212100 780 855 868 75 88 0.6% 0.3%
20212200 694 695 703 1 9 0.0% 0.0%
20213200 101 101 101 0 0 0.0% 0.0%
20213300 597 597 597 0 0 0.0% 0.0%
20214300 223 223 223 0 0 0.0% 0.0%
20214700 3 3 3 0 0 0.0% 0.0%
20215200 175 178 178 3 3 0.1% 0.1%
TOTAL 3,233 3,312 3,333 79 100 0.2% 0.1%
Employment
20211100 101 134 135 33 34 1.8% 0.9%
20212100 1,270 1,451 1,498 181 228 0.8% 0.5%
20212200 1,330 1,409 1,416 79 86 0.4% 0.2%
20213200 74 74 74 0 0 0.0% 0.0%
20213300 2,318 2,413 2,431 95 113 0.3% 0.2%
20214300 575 679 696 104 121 1.0% 0.6%
20214700 7,324 7,346 7,349 22 25 0.0% 0.0%
20215200 6,334 6,579 6,621 245 287 0.2% 0.1%
TOTAL 19,326 20,085 20,220 759 894 0.2% 0.1%
Source: Stanely R. Hoffman Associates, Inc.

Southern California Association of Governments (SCAG),
Regional Transportation Plan (RTP) 2024, Draft Forecast for Local Review.

Households Growth Numbers
Average Annual
Growth Rate
Advance Agenda Item 1 Attachment 3 Page 15 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 11 City of Westlake Village

2.3 Adjusted Growth for the North Business Park Specific Plan Area Upon further review of the draft SCAG 2024 data disaggregated by traffic analysis zones (TAZs), as shown in Table 2-2, growth forecasts for the NBPSP area (TAZ 20214700) shows zero growth in households and an addition of only 25 jobs over 2019-50. In discussion with the City Planning Director, these growth numbers have been updated to account for the adoption of the NBPSP.

Specifically, inputs from the City to SCAG will indicate additional household and employment growth within the NBPSP area, prepared as part of the specific plan process.

As shown in Table 2-3, projected development for the NBPSP area is estimated to include 536 market rate housing units. These numbers were established from the buildout capacities for the NBPSP area, as shown in the specific plan document that included inputs from Planning Department staff on redevelopment potential.

Net employment growth within the NBPSP area for the 2019-2050 forecast period will result from the redevelopment of existing parcels from lower to higher employment intensity. Based on a review of parcels for redevelopment potential, while the specific plan experiences a net decline in overall non-residential square feet, existing non-residential uses are either replaced by multifamily housing or new non-residential uses at higher employment intensity. This results in a net gain of 416 jobs over the projection period, as discussed in the next section.

Table 2-3
Projected New Development
North Business Park Specific Plan, Westlake Village
2-3 North Business Park Specific Plan, Projected New Development NonResidential
Square Feet
Residential
Units
Residential
Square Feet
Buildout Capacity 1 1,631,392 607 815,400
New Development 2 521,410 536 688,441
Existing Uses Replaced 3 834,263 0 0
Net Change 4 (312,853) 536 688,441

1. Development capacities stated in the specific plan.

2. Calculation of redevelopment potential within opportunity parcels made with City Staff assuming NBPSP adopted development standards.

3. Existing uses replaced by redevelopment, as noted above.

4. Net change in development square feet after accounting for uses replaced toward new residential and non-redeintial uses.

Source: Stanley R. Hoffman Associates, Inc.

City of Westlake Village, Planning Department.

Advance Agenda Item 1 Attachment 3 Page 16 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 12 City of Westlake Village
Net Employment Growth within NBPSP
As shown in Table 2-4, for the NBPSP area (TAZ 20214700), redevelopment parcels identified with City staff currently include around 834,300 square feet of non-residential uses over 27.9 acres and an estimated 1,287 jobs. Of these, 23.94 acres are identified to redevelop into higher density non-residential uses at a floor area ratio (F.A.R.) of 0.5 allowed under the specific plan. This results in a total of 521,000 square feet of new development, which is further broken down by land use categories and associated employment. Land use distribution assumptions were obtained from the specific plan at buildout, which was applied to the new development square feet, resulting in 1,703 jobs associated with new development by 2050. Adjusting for the 1,287 jobs replaced, results in a net gain of 416 jobs for the NBPSP area, as shown in Table 2-4, compared to only 25 jobs shown previously under the SCAG draft 2024 RTP data.

Table 2-4
Net Employment Growth: 2050
North Business Park Specific Plan, Westlake Village
2-4 North Business Park Specific Plan, Net Employment Growth: 2050 Square Feet
or Acres
Estimated S.f.
per Empl.

Estimated
Jobs
Existing Building Square Feet on Change Parcels 1 834,263 648 1,287 Change Acres (not including residentail conversions) 2 23.94 Non-Res Building SF on Change Parcels @ FAR 0.5 521,410 Percent Distribution of Buildout SF in SP 3
Restaurant 0.4%
Office 26.1%
Specialty Retail 13.2%
Flex Space/Business Park 51.5%
Other Service Uses 3.6%
School Ancillary Support 5.1%
100.0%
Distribution of New Building SF.3
Restaurant 2,167 500 4
Office 136,087 150 907
Specialty Retail 68,731 400 172
Flex Space/Business Park 268,665 600 448
Other Service Uses 18,934 500 38
School Ancillary Support 26,827 200 134
Total 521,410 1,703
Estimated Net Increase in Employment 416

1. Based on a parcel by parcel estimation of building square feet and employment intensity associated with current uses.

2. Amont of non-resdeintial parcel acres converted to residential uses not included in the estimation of new non-residential square feet.

3. Percent distribution of non-residential uses at buildout from the NBPSP document, pg.27.

This distribution is applied to the estimated new non-residential square feet on change parcels.

Source: Stanley R. Hoffman Associates, inc.

City of Westlake Village, Planning Department
City of Westlake Village, Traffic Engineering Department.

City of Westlake Village, North Business Park Specific Plan (Amended March 2021).

Advance Agenda Item 1 Attachment 3 Page 17 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 13 City of Westlake Village

2.4 Adjusted Citywide Growth Projections for the DIF Analysis: 2050 As shown in Table 2-5, the projected net housing and employment growth for the NBPSP area is incorporated to adjust the Citywide SCAG draft growth forecasts. As noted previously, the Planning Director has indicated all future household growth for the City to be accommodated within the NBPSP area (TAZ 20214700). Applying a 3 percent vacancy rate, the new market rate housing units estimate of 536 units results in about 520 new households within the NBPSP area by 2035, as shown in Table 4, for a total 3,743 households in Westlake Village by 2035. These numbers remain stable over 2035-50.

Similarly, the net new employment estimation of 416 jobs for the NBPSP area is included in TAZ 20214700. Employment growth for all other TAZs is retained as provided by SCAG in the draft forecasts. Total employment in Westlake Village is projected to grow by 1,285 jobs, reaching 21,187 by 2050. These numbers form the growth basis for this DIF Nexus Study Table 2-5
Adjusted Household and Employment Growth Forecasts, 2019-50 Local Inputs to SCAG Draft 2024 RTP
City of Westlake Village
2-5 Adjusted Household and Employment SCAG Growth Forecasts, 2019-50 Traffic Analysis
Zones 2019 2035 2050 2019-2035 2019-2050 2019-2035 2019-2050 Households
20211100 660 660 660 0 0 0.0% 0.0%
20212100 780 780 780 0 0 0.0% 0.0%
20212200 694 694 694 0 0 0.0% 0.0%
20213200 101 101 101 0 0 0.0% 0.0%
20213300 597 597 597 0 0 0.0% 0.0%
20214300 223 223 223 0 0 0.0% 0.0%
20214700 (NBPSP) 3 523 523 520 520 38.1% 18.1%
20215200 175 175 175 0 0 0.0% 0.0%
TOTAL 3,233 3,753 3,753 520 520 0.9% 0.5%
Employment
20211100 101 134 135 33 34 1.8% 0.9%
20212100 1,270 1,451 1,498 181 228 0.8% 0.5%
20212200 1,330 1,409 1,416 79 86 0.4% 0.2%
20213200 74 74 74 0 0 0.0% 0.0%
20213300 2,318 2,413 2,431 95 113 0.3% 0.2%
20214300 575 679 696 104 121 1.0% 0.6%
20214700 (NBPSP) 7,324 7,740 7,740 416 416 0.3% 0.2%
20215200 6,334 6,579 6,621 245 287 0.2% 0.1%
TOTAL 19,326 20,479 20,611 1,153 1,285 0.4% 0.2%
Source: Stanely R. Hoffman Associates, Inc.

Southern California Association of Governments (SCAG),
Regional Transportation Plan (RTP) 2024, Draft Forecast for Local Review.

Households/Employment Growth Numbers
Average Annual Growth
Rate
Advance Agenda Item 1 Attachment 3 Page 18 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 14 City of Westlake Village

2.5 Projected Citywide Land Use Growth for the DIF Analysis Further, growth assumptions by land use categories for the City over 2022-2050 are summarized below in Table 2-6. This includes citywide land use assumptions used in the calculation of fees and the projected growth in residential units and non-residential square feet to project the DIF revenues. As calculated in Appendix A, employment distribution by land use is based on industry structure data from the Census Longitudinal Employer Household Dynamics (LEHD) applied to the current 2022 employment estimate and 2050 employment projections. These jobs are further grouped into the commercial, office, industrial and all other land use categories.

Table 2-6
Projected Growth by Land Use: 2022-2050
City of Westlake Village
2-6 Projected Growth by Land Use: 2022-2050
2022 2050 Growth
Dwelling Units 1
Single Family 3,057 3,057 0
Multifamily 385 921 536
Total 3,442 3,978 536
Households 2 3,272 3,792 520
Residents 3 8,043 8,833 790
Employment 4
Commercial 4,287 4,522 235
Office 11,925 12,578 653
Industrial 2,243 2,366 123
All Other 1,086 1,145 59
Total 19,540 20,611 1,070
Building Sq.Ft.

Commercial 2,143,500 2,261,000 117,500
Office 2,981,250 3,144,500 163,250
Industrial 2,243,000 2,366,000 123,000
All Other 543,000 572,500 29,500
Total 7,910,750 8,344,000 433,250

1. Residential growth in Westlake Village attributed to the projected addition of multifamily (MFR) units in the North Business Park Specific Plan (NBPSP) area.

2. Assumes a 3 percent vacancy rate for the MFR units in NBPSP.

3. Household population estimated at 1.52 persons per houshold for MFR units.

4. Employment distribution derived from Census LEHD for 2019 and applied to the SCAG Draft RTP 2024 totals. Total for 2022 derived as an interpolation between 2019 and 2035 Employment estimates by NAICS grouped into the larger land use groupings.

5. Employment grouped by land uses translated to square feet of uses using the following square feet per employee factors -- Commercial (500), office (250), indsutrial (1,000), and all other (500).

Source: Stanely R. Hoffman Associates, Inc.

Southern California Association of Governments (SCAG),
Regional Transportation Plan (RTP) 2024, Draft Forecast for Local Review.

Census Longitudunal Employer-Household Dynamics (LEHD), 2019 Advance Agenda Item 1 Attachment 3 Page 19 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 15 City of Westlake Village
CHAPTER 3

PARKS AND PARKWAY FACILITIES

3.1 Public Facilities Context
The Parks and Recreation Department is responsible for providing and maintaining the City’s parks and sports facilities and various cultural programs and events. According to the City website, the overall departmental functions include:
• Senior and Youth Recreation Programs and Summer Recreation Programs through an agreement with Conejo Recreation and Park District.
• Youth Sports Field Permits for Russell Ranch Park and the Westlake Village Community Park.
• City special events including the Summer Entertainment Series, City Celebration, Holiday ‘Sing-along’, 4th of July Parade and Fireworks, and Westlake Village Discovers. • Organizing Field Trips.
• City/Schools Program at White Oak Elementary School.
• Community Services Grant Program, the Youth and Citizen of the Year recognition program, Older American of the Year program.
• Production of the City Newsletter.

According to the AMP1, the City owns and manages 8 parks (including a dog park) along with parkway throughout Westlake Village. These parks are: Berniece Bennett Park, Canyon Oaks Park, Foxfield Park, Lindero Canyon Linear Park, Russell Ranch Park, Three Springs Park, Westlake Village Community Park, and Westlake Village Dog Park.

Sports and recreation facilities are owned and provided within the Westlake Village Community Park, including baseball fields and soccer pitches, and the Berniece Bennett Park, including basketball courts and a playground area. The City contracts with the Conejo Recreation and Park District for youth, senior and summer programs.

3.2 Existing Valuation of Capital Assets
The valuation of current parks and recreation facility assets is derived from the AMP. These assets include buildings that serve users of park facilities, including restrooms, and park equipment such as drinking fountains, benches, play structures, surfacing and pavements, security cameras etc. 1 The Westlake Village Asset Management Plan (AMP) provides a comprehensive catalog of the City’s current capital assets.

Advance Agenda Item 1 Attachment 3 Page 20 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 16 City of Westlake Village
In total there are approximately 2,065 assets in the Park Management System. The sum of all replacement costs for each Park Management System asset is estimated, in 2022 dollars, to be approximately $18.8 million, as shown in Table 3-1. The table below summarizes the estimated total asset replacement cost of each park. The following replacement costs for each park represent a total for all assets at a given location, including park and park building assets.

Table 3-1
Valuation of Existing Parks and Recreation Assets
City of Westlake Village
3-1 Valuation of Existing Parks and Recreation Assets

3.3 Service Population
Impact on parks and recreation facilities is primarily from the City’s residential population, which is the service population for the cost standard developed from the current asset valuation for these public facilities. As shown in Table 3-2, the service population (city resident population) for City parks and recreation facilities is estimated at 8,043 persons in 2022.

3.4 Current Service Standards
Park grounds in Westlake Village, catering primarily to residential population, are estimated to currently encompass 35.19 acres. Given the current DOF population estimates of 8,043 residents, this amounts to about 4.38 acres per 1,000 population.

Park Facility
Number of
Assets
Replacement
Cost
Berniece Bennett Park 149 $1,356,050
Canyon Oaks Park 92 $894,715
Community Park 815 $12,550,841
Dog Park 98 $304,540
Foxfield Park 58 $624,146
Lindero Canyon Linear Park 215 $625,830
Russell Ranch Park 83 $410,849
Three Springs Park 96 $786,447
Parkway 459 $1,260,981
Total 2,065 $18,814,399
Source: City of Westlake Village, Asset Management Plan (AMP), 2022.

Advance Agenda Item 1 Attachment 3 Page 21 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 17 City of Westlake Village
The City does not currently have park impact fees under the Mitigation Fee Act that would cover both the cost of park land acquisition and the cost for park improvements.

For purposes of setting comparative LOS benchmarks, the Quimby Act, codified at GC § 66477, allows counties and cities to establish minimum mandated park dedication or in-lieu fees at LOS standards of 3 acres per 1,000 population. The statute allows higher requirements to be imposed only to match current standards already existing locally, up to a maximum of 5 acres per 1,000 population.

Westlake Village has a choice to maintain the current LOS of 4.38 acres per 1,000 population by activating a DIF program or let the LOS adjust downward by absorbing residential population growth for the NBPSP area without expanding park acres.

The addition of about 520 households (occupied housing units) in the NBPSP area results in an estimated residential population of 790 residents at 1.52 persons per household. This will result in the City population reaching about 8,833 at build-out of the NBPSP area with the LOS at 3.98 acres per 1,000 population.

3.5 Cost Standard for Public Facilities
The cost standard for the parks and recreation facilities includes the costs associated with both park capital assets and park land acquisition.

Park Capital Assets
As shown in Table 3-2, based on the Existing Inventory Method employed in this Nexus Study, maintaining current LOS standards, the cost per capita for park capital facilities is estimated at $2,807.07 per capita. This includes the cost of building assets in parks, as well as the park improvements, such as equipment and surface treatments. The per capita cost estimate has been derived by adjusting the replacement cost of $18.81 million obtained from the AMP by a 20 percent factor to reflect the cost of project implementation, including labor and service costs, as reflected in a typical CIP. This results in a total equivalent CIP cost of $22.57 million, which divided by the service population (resident population) of 8,043 persons results in $2,807.07 per capita costs.

Park Land Acquisition
Additionally, maintaining the current LOS of 4.38 acres per 1,000 capita at $1.6 million per acre results in the cost of park land acquisition per capita at $7,000.37 per capita. Land acquisition costs have been derived from market transaction data for Los Angeles County.

Taken together, the total per capita cost for providing new parks and recreation capital facilities is estimated at $9,807.44 per capita.

Advance Agenda Item 1 Attachment 3 Page 22 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 18 City of Westlake Village
Table 3-2
Cost Standard for Existing Parks and Recreation Assets
City of Westlake Village
3-2 Cost Standard for Existing Parks and Recreation Assets

3.6 Fee Schedule
Fee schedule by residential land use type has been developed with and without the park land acquisition costs, as shown Table 3-3.

Including Park Land Acquisition Costs
As shown in Table 3-3, capital facilities costs of $9,807.44 per capita, including both park facilities and park land acquisition costs, result in total per unit costs of $25,793.58 for single family residential (SFR) units at 2.63 PPH and $14,907.32 for multifamily residential (MFR) units at 1.52 PPH. Following the AB 602 requirements, assuming an average size of 3,150 square feet for SFR and 1,000 square feet for MFR, based on average sizes for the market area, results in base fee estimations of $8.19 per square foot and $14.91 per square foot, respectively. Including a 2 Park Facilities
Existing Asset Valuation 1 $18,814,399.00
Adjusted for CIP Project Implementation 2 $22,577,278.80 Service Population (Resident Population) 3 8,043
Park Facilities CIP Project Costs (A) $2,807.07
Park Land Acquisition
Existing Park Acres 4 35.19
Current Park Acre per 1,000 Capita 4.38
Park land Acquisition Cost per Acre 5 $1,600,000.00
Park land Acquisition Cost per 1,000 Capita $7,000,373.00 Park Land Acquisition Cost per Capita (B) $7,000.37
Total Cost per Capita (A + B) $9,807.44

1. Obtained from the City AMP 2022 document.

2. Asset valuation adjusted by 20 percent to estimate equivalent project implementation cost under a Capital Improvement Program (CIP).

3. Reported by CA DOF

4. Obtained from the City AMP 2022 document.

5. Based on current market land transactions in Los Angeles County.

Source: Stanley R. Hoffman Associates, Inc.

City of Westlake Village, Asset Management Plan (AMP), 2022.

Advance Agenda Item 1 Attachment 3 Page 23 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 19 City of Westlake Village
percent charge for DIF administrative costs, these result in total fees of $8.35 per square foot for SFR and $15.21 per square foot for MFR units at existing standards.

Without Park Land Acquisition Costs
Fee schedules without land costs are also developed in Table 3-3, as the City may decide to not acquire additional park land given that the current LOS of 4.2 acres per 1,000 capita is higher compared to the 3.0 acres per 1,000 capita under the Quimby Act for residential subdividing.

Following the same calculation approach as described above, the lower per capita cost of $2,807.07 for only park facilities results in total fees of $4.71 per square foot for SFR and $4.35 per square foot for MFR units at existing facilities standards.

Table 3-3
Fee Schedule for Parks and Recreation Capital Facilities City of Westlake Village
3-3 Fee Schedule for Parks and Recreation Capital Facilities

3.7 Revenue Projections and CIP Comparison
Revenue from the parks and recreation DIFs are projected with and without the park land acquisition costs, as shown Table 3-4.

Including Park Land Acquisition Costs
As shown in Table 3-4, service population (in this case, residential population) is projected to increase by 790 persons over 2022-2050. The above growth in demand at $9,807 per capita that includes land acquisition costs result in projected total revenues of $7.74 million.

Land Use
Cost Per
Capita
Average
Persons per
Household 1
Cost per
Unit
Average
Unit Size 2
Base Fee
per Sq.Ft.
2% Admin
Charge per
Sq.Ft.

Total Fee
per Sq.Ft.

Including Park Land Acquisition Costs
Single Family $9,807.44 2.63 $25,793.58 3,150 $8.19 $0.16 $8.35 Multifamily $9,807.44 1.52 $14,907.32 1,000 $14.91 $0.30 $15.21 Without Park Land Acquisition Costs
Single Family $2,807.07 2.63 $7,382.60 3,150 $2.34 $0.05 $2.39 Multifamily $2,807.07 1.52 $4,266.75 1,000 $4.27 $0.09 $4.35

1. Household size for single-family and multi-family units in Westlake Village and surrounding areas from the American Community Survey Public Use Microdata Sample (PUMS), 2019.

2. Average SFR unit size based on market data from Redfin.

Source: Stanley R. Hoffman Associates, Inc.

City of Westlake Village, Asset Management Plan (AMP), 2022.

Advance Agenda Item 1 Attachment 3 Page 24 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 20 City of Westlake Village
Without Park Land Acquisition Costs
The service population of 790 persons over 2022-2050 at the lower $2,807 per capita that does not include land acquisition costs result in a projected total of $2.22 million in parks and recreation DIF revenues.

These revenues will be used for the parks and recreation capital costs, as shown in the CIP in Appendix B.

Table 3-4
Projected Parks and Recreation DIF Revenues
City of Westlake Village
3-4 Projected Parks and Recreation DIF Revenues
Including Park Land Acquisition Costs
Cost per Capita $9,807
Growth in Service Population 790
Projected DIF Revenues $7,747,881
Without Park Land Acquisition Costs
Cost per Capita $2,807
Growth in Service Population 790
Projected DIF Revenues $2,217,587
Source: Stanley R. Hoffman Associates, Inc.

Advance Agenda Item 1 Attachment 3 Page 25 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 21 City of Westlake Village
CHAPTER 4

GENERAL GOVERNMENT FACILITIES

4.1 Public Facilities Context
The City’s General Government Facilities category is comprised of the Civic Center, which includes City Hall, the Civic Center Library, and the Community Meeting Rooms. These facilities are vital to the day-to-day functioning and operations of the City. These facilities cater to both residential and non-residential development within the City. This chapter develops and presents a fee schedule that ensures that new development contributes its fair share for general government facilities. The DIF schedule is prepared based on the existing standard of general government facilities in the City of Westlake Village.

4.2 Existing Valuation of Public Assets
The valuation of current general government facility assets is derived from the AMP. These assets include each component of the government buildings (e.g., doors, roof, windows) that are considered an asset. The AMP has inventoried 1,050 such assets associated with general government facilities amounting to a total replacement cost of $10.7 million in 2022 dollars.

4.3 Service Population
Impact on general government facilities is from the City’s existing residential and non-residential users, which together constitute the service population to develop the cost standard based on the current valuation of these public facilities. The service population calculation takes into account 100 percent of the current 2022 residential population and weighted 50 percent share of the 2022 total workers living outside the City. The reason for this 50 percent weighted share, per common practice in public finance analysis, is that employees in the City do not have an around the clock impact on City infrastructure and services.

Table 4-1
Existing Service Population for General Government Facilities, 2022 City of Westlake Village
4-1 Existing Service Population for General Government Facilities, 2022 Resident
Population (A) 1
Total
Employment 1
Percent
Workers
Living
Outside City 1
Workers
Living
Outside City
(B)
Service
Population
( A+ 0.5*B)
8,043 19,540 70.5% 13,776 14,931

1. As reported in Table 2-1 of this report.

Source: Stanley R. Hoffman Associates, Inc.

Advance Agenda Item 1 Attachment 3 Page 26 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 22 City of Westlake Village
As shown in Table 4-1, the service population (city resident population and weighted employment population) for general government facilities is estimated at 14,931 persons in 2022.

4.4 Cost Standard for Public Facilities
The cost standard for the general government facilities includes the costs associated with the replacement of building components, as inventoried by the AMP.

As shown in Table 4-2, based on the Existing Inventory Method employed in this Nexus Study, maintaining current LOS standards, the cost per capita for general government facilities is estimated at $859.96 per capita. The per capita cost estimate has been derived by increasing the replacement cost of $10.7 million obtained from the AMP by a 20 percent factor to reflect the cost of project implementation, including labor and service costs, as reflected in a typical CIP.

This results in a total equivalent CIP cost of $12.84 million, which divided by the service population of 14,931 persons results in $859.96 per capita costs and worker per capita cost of $429.98 weighted at 50 percent.

Table 4-2
Cost Standard for General Government Capital Facilities City of Westlake Village
4-2 Cost Standard for General Government Capital Facilities

4.5 Fee Schedule
Residential Uses
As shown in Table 4-3, general government facilities costs of $859.96 per capita result in total per unit costs of $2,261.68 for SFR units and $1,307.13 for MFR units. Following the AB 602 General Government Facilities
Existing Asset Valuation 1 $10,700,000.00
Adjusted for CIP Project Implementation 2 $12,840,000.00 Service Population (Population + Weighted Employment) 3 14,931 General Government Facilities Costs per capita $859.96
Weighted Cost per Capita Worker (50%) $429.98

1. Obtained from the City AMP 2022 document.

2. Asset valuation adjusted by 20 percent to estimate equivalent project implementation cost under a Capital Improvement Program (CIP).

3. As shown in Table 4-1.

Source: Stanley R. Hoffman Associates, Inc.

City of Westlake Village, Asset Management Plan (AMP), 2022.

Advance Agenda Item 1 Attachment 3 Page 27 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 23 City of Westlake Village
requirements, assuming a market area average size of 3,150 square feet for SFR, based on market area unit size data, and 1,000 square feet for MFR results in base fee estimations of $0.72 per square foot and $1.31 per square foot, respectively. Including a 2 percent charge for DIF administrative costs, these result in total fees of $0.73 per square foot for SFR and $1.33 per square foot for MFR units at existing standards.

Non-Residential Uses
For non-residential uses, the established system cost standard of $859.96 per capita is reduced by 50 percent to account for the lower around-the-clock impact of workers on City facilities, resulting in an adjusted cost standard of $429.98 per capita for non-residential uses. This cost standard is applied to the effective service population generation factor per 1,000 square feet for different land uses, as shown in Table 4-3, resulting in equivalent capital costs per 1,000 square feet. The effective service population employment generation factor includes only those workers estimated to live outside the City (70.5 percent rate) to avoid double-counting workers both living and working in the City for the purposes of the overall service demand impact.

From the above steps, the total fee per square foot is estimated at $0.62 for commercial, $1.55 for office, $0.31 for industrial, and $0.62 for all other uses, including the 2 percent DIF administration charge to the base DIF. The office fee per square foot rate is higher than other land uses because office uses typically have more employees per square foot.

Table 4-3
Maximum Allowable Fee Schedule for General Government Capital Facilities City of Westlake Village
4-3 Maximum Allowable Fee Schedule for General Government Capital Facilities Land Use
Cost Per
Capita 1
PPH or
Employee per
1,000 Sq.Ft.2
[A]
Adjustment
Factor for
Service
Population 3
[B]
Effective
Service
Population
Factor
[A*B]
Equivalent
Cost per
DU or
1,000 Sq.Ft.

Average
Unit Size
for
Calculation
Sq.Ft.

Base Fee
per Sq.Ft.
2% Admin
Charge per
Sq.Ft.

Total Fee
per Sq.Ft.

Residential Uses (Dwelling Unit)
Single Family $859.96 2.63 100% 2.63 $2,261.68 3,150 $0.72 $0.01 $0.73 Multifamily $859.96 1.52 100% 1.52 $1,307.13 1,000 $1.31 $0.03 $1.33 Non Residential (per 1,000 sf )
Commercial $429.98 2.00 70.5% 1.41 $606.27 1,000 $0.61 $0.01 $0.62 Office $429.98 5.00 70.5% 3.53 $1,515.67 1,000 $1.52 $0.03 $1.55 Industrial $429.98 1.00 70.5% 0.71 $303.13 1,000 $0.30 $0.01 $0.31 All Other $429.98 2.00 70.5% 1.41 $606.27 1,000 $0.61 $0.01 $0.62

1. Worker cost per capita (impact) at 50% of resident per capita costs due to shorter time duration within City.

2. Household size for single-family and multi-family units in Westlake Village and surrounding areas from the American Community Survey Public Use Microdata Sample (PUMS), 2019. Employee per 1,000 sf of non-residential use based on conventional sf per worker standards for commercial (500), office (250), industrial (1,000) and all other (500).

3. Employment generation factor is adjusted by 70.5 percent to represent only workers living outside the City.

Source: Stanley R. Hoffman Associates, Inc.

Advance Agenda Item 1 Attachment 3 Page 28 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 24 City of Westlake Village

4.6 Revenue Projections
Residential
As shown in Table 4-4, General Government Facilities DIF revenues from residential development is associated with projected residential growth of 536 multifamily units (around 688,441 square feet) over 2022-2050. The above growth in impact on general government facilities at $1.33 per square foot results in $917,882 in DIF revenues.

Non-Residential
General Government DIF revenues from non-residential development is associated with projected growth in commercial (117,500 square feet), office (163,250 square feet), industrial (123,000 square feet) and all other uses (29,500 square feet) over 2022-50. These uses at their respective fee levels generate $381,317 in DIF revenues.

Total DIF revenues from the residential and non-residential components, as described above, are estimated at $1.30 million. These revenues represent the fair-share contribution from new development to fund general government facilities, as identified in the CIP on an ongoing basis.

These revenues will be used for the general government facility capital costs, as shown in the CIP in Appendix B.

Table 4-4
Projected General Government DIF Revenues
City of Westlake Village
4-4 Projected General Government DIF Revenues
Projected Growth (2022-2050) 1
Total
Square
Feet
Total Fee per
Sq.Ft.2 Total Fees
Residential Uses
Single Family 0 $0.73 $0
Multifamily 688,441 $1.33 $917,882
Non Residential
Commercial 117,500 $0.62 $72,661
Office 163,250 $1.55 $252,382
Industrial 123,000 $0.31 $38,031
All Other 29,500 $0.62 $18,243
$381,317
TOTAL DIF Revenues $1,299,199

1. Referenced from Table 2-6. Growth in multifamily square feet otained from Table 2-3 for the NBPSP.

2. Referenced from Table 4-3.

Source: Stanley R. Hoffman Associates, Inc.

Advance Agenda Item 1 Attachment 3 Page 29 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 25 City of Westlake Village
CHAPTER 5

SIDEWALK AND PEDESTRIAN SAFETY FACILITIES

5.1 Public Facilities Context
Westlake Village’s transportation infrastructure is comprised of assets along the approximately 32 miles of roadway throughout the City. The Roadway Management System is comprised of bike paths, bridges, medians, pavements, pedestrian ramps, sidewalks, traffic signals, traffic signs and poles, and advance street signs. The bridge along Lindero Canyon Road over Highway 101 is owned and managed by Caltrans, however, the City is responsible for maintenance and improvements made to the bridge.

The City plans to implement several new capital projects, which will introduce the latest service and safety elements pursuant to the Sidewalk Masterplan and Citywide Pedestrian Safety Study. These improvements are along the arterials throughout Westlake Village, constituting new citywide system improvements with no LOS precedents. The benefits of these citywide system improvements will be available to all residents in the City irrespective of where they live. Accordingly, the DIFs in this section are developed using the System Plan Method that spreads the costs between existing and new development throughout the City.

5.2 Planned Project Expenditures
The total cost of these new sidewalk and pedestrian capital projects is estimated at $31.45 million, as shown in Table 5-1. These capital expenditures include the following:

Arterial Sidewalk Improvements: Construction of sidewalk facilities along Lindero Canyon Road, Lakeview Canyon Road, Agoura Road, Thousand Oaks Boulevard, Oak Crest Drive, and Park Terrace Drive ($23.84 million)
Lakeview Canyon Road Pedestrian Safety: Modification of the Lakeview Canyon Road corridor to provide sidewalk facilities on both sides, along with bike lane safety enhancements ($3.0 million).

Triunfo Canyon Road Pedestrian Safety: Modification of the Triunfo Canyon Road corridor to provide sidewalk facilities on both sides, along with bike lane safety enhancements ($9.0 million).

Improve Pedestrian Path Lighting: Improve the pedestrian path lighting along the south side of Agoura Road from Lakeview Canyon Road to Lindero Canyon Road and along the east side of Lindero Canyon Road from Foxfield Drive to Agoura Road ($130,000).

Pedestrian Safety Improvements: Construct pedestrian safety improvements such as pedestrian hybrid beacons ($600,000).

Advance Agenda Item 1 Attachment 3 Page 30 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 26 City of Westlake Village
Table 5-1
Planned Sidewalk and Pedestrian Safety Capital Expenditures City of Westlake Village
5-1 Planned Sidewalk and Pedestrian Safety Capital Expenditures

5.3 Cost Allocation and Fee Estimation Methodology
The new projects will serve both existing users and projected new development within the City.

Therefore, capital expenditures have been allocated to existing and new development on a fair-share basis, as discussed below.

The Pedestrian Safety and Sidewalk DIF is calculated by employing the System Plan Method, where the total capital costs ($36.57 million) for the newly planned projects are divided by the total estimated service population from existing and new development to determine the overall cost standard per capita. Since these sidewalk and pedestrian safety projects will benefit both residents and workers in the City, the service population represents 100 percent of City residential population plus 50 percent of workers employed in the City but living outside, for their lower time share on City capital facilities, while avoiding double-counting individuals who both live and work in Westlake Village.

As shown in Table 5-2, the total service population for the sidewalk and pedestrian capital projects is estimated at 16,301 people at buildout. This is based on the residential population at buildout of 8,883 persons and a 50 percent share of 14,937 workers estimated to live outside the City. New development in the City is projected to add a service population of 1,332 individuals by 2050, representing a share of 8.2 percent of total demand at buildout. The new service population demand is based on a residential population growth of 790 persons and 50 percent share of 1,084 workers living outside the City associated with new non-residential growth. Applying the 8.2 percent share of overall service demand to the total capital cost of $31.45 million, results in a fair-share allocation of $2.57 million to new growth.

Improvements Cost ($1,000)
New Arterial Sidewalk Improvements 23,840
Lakeview Canyon Road Pedestrian Safety 3,000
Triunfo Canyon Road Pedestrian Safety 9,000
Improve Pedestrian Path Lighting 130
Pedestrian Safety Improvements 600
Total 36,570
Source: City of Westlake Village. Traffic Engineering Department.

Advance Agenda Item 1 Attachment 3 Page 31 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 27 City of Westlake Village
Table 5-2
Service Population and Allocation of Capital Costs
City of Westlake Village
5-2 Service Population and Allocation of Capital Costs

5.4 Cost Standard for Public Facilities
As shown in Table 5-3, the total service population at buildout (existing plus new growth) is estimated at 16,098 individuals. The cost standard per capita service demand is calculated at $2,271.71 per capita by dividing the total transportation capital expenditures of $36.57 million by the estimated total service population of 16,098.

Table 5-3
Cost Standard for Sidewalk and Pedestrian Safety Capital Facilities City of Westlake Village
5-3 Cost Standard for Sidewalk and Pedestrian Safety Capital Facilities Existing
2022
New
Growth
(2022-2050)
Buildout
2050
Residential Population (A) 1 8,043 790 8,833
Employment (B) 1 19,540 1,070 20,610
Workers Living Outside City (C = B*70.5%) 2 13,776 754 14,530 Service Population (A + C * 50%) 14,931 1,167 16,098
Service Demand Share% 92.7% 7.3% 100.0%
Total New Project Capital Costs ($'000s) 3 $36,570.00
Allocation of Capital Costs ($'000s) $33,918.52 $2,651.48 $36,570.00

1. Growth numbers referenced from Table 2-6.

2. Percent workers living outside City from Census LEHD, as shown Table 2-1 of this report.

3. As shown in Table 5-1 for capital expenditures.

Source: Stanley R. Hoffman Associates, Inc.

City of Westlake Village. Traffic Engineering Department.

Total New Project Capital Costs ($'000s) 1 $36,570.00
Total Buildout Service Population 2 16,098
Capital Cost per Capita Service Population $2,271.71

1. Referenced from Table 5-1.

2. Referenced from Table 5-2.

Source: Stanley R. Hoffman Associates, Inc.

City of Westlake Village. Traffic Engineering Department.

Advance Agenda Item 1 Attachment 3 Page 32 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 28 City of Westlake Village

5.5 Fee Schedule
The calculated per capita cost standard allows for a fair-share allocation of the overall new system costs to existing and new development based on their respective service population impacts. Further, the cost standard per capita is applied to the relative rate of service population demand by land use to establish the maximum allowable DIF schedule for residential and nonresidential uses on a per square foot basis based on their relative impacts.

Residential Uses
As shown in Table 5-4, the established system cost standard of $2,271.71 per capita when applied to the service population factor of 2.63 PPH for SFR units and 1.52 PPH for MFR units, results in total costs per dwelling unit of $5,974.59 and $3,453.00 respectively. Following the AB 602 requirements, assuming the market average size of 3,150 square feet for SFR and 1,000 square feet for MFR results in base DIF estimations of $1.90 per square foot and $3.45 per square foot, respectively. Including a 2 percent charge for DIF administrative costs, these result in total fees of $1.93 per square foot for SFR and $3.52 per square foot for MFR units at fair-share capital cost standards.

Table 5-4
Maximum Allowable Fee Schedule for Sidewalk and Pedestrian Safety Facilities City of Westlake Village
5-4 Maximum Allowable Fee Schedule for Sidewalk and Pedestrian Safety Facilities Land Use
Cost Per
Capita 1
PPH or
Employee
per 1,000
Sq.Ft.2 [A]
Adjustment
Factor for
Service
Population 3
[B]
Effective
Service
Population
Factor
[A*B]
Equivalent
Cost per DU or
1,000 Sq.Ft.

Average
Unit Size
for
Calculation
Sq.Ft.

Base Fee
per Sq.Ft.
2% Admin
Charge per
Sq.Ft.

Total Fee
per Sq.Ft.

Residential Uses (Dwelling Unit)
Single Family $2,271.71 2.63 100% 2.63 $5,974.59 3,150 $1.90 $0.04 $1.93 Multifamily $2,271.71 1.52 100% 1.52 $3,453.00 1,000 $3.45 $0.07 $3.52 Non Residential (per 1,000 sf )
Commercial $1,135.85 2.00 70.50% 1.41 $1,601.55 1,000 $1.60 $0.03 $1.63 Office $1,135.85 5.00 70.50% 3.53 $4,003.88 1,000 $4.00 $0.08 $4.08 Industrial $1,135.85 1.00 70.50% 0.71 $800.78 1,000 $0.80 $0.02 $0.82 All Other $1,135.85 2.00 70.50% 1.41 $1,601.55 1,000 $1.60 $0.03 $1.63

1. Worker cost per capita (impact) at 50% of resident per capita costs due to shorter time duration within City. Per capita cost standard calculated in Table 5-3.

2. Household size for single-family and multi-family units in Westlake Village and surrounding areas from the American Community Survey Public Use Microdata Sample (PUMS), 2019. Employee per 1,000 sf of non-residential use based on conventional sf per worker standards for commercial (500), office (250), industrial (1,000) and all other (500).

3. Employment generation factor is adjusted by 70.5 percent to represent only workers living outside the City.

Source: Stanley R. Hoffman Associates, Inc.

American Community Survey (ACS), Public Use Microdata Sample (PUMS), 2019.

Advance Agenda Item 1 Attachment 3 Page 33 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 29 City of Westlake Village
Non-Residential Uses
For non-residential uses, the established system cost standard of $2,271.71 per capita is reduced by 50 percent to account for the lower around-the-clock impact of workers on City facilities, resulting in an adjusted cost standard of $1,135.85 per capita for non-residential uses. This cost standard is applied to the effective service population generation factor per 1,000 square feet for different land uses, as shown in Table 5-4, resulting in equivalent capital costs per 1,000 square feet. The effective service population employment generation factor includes only those workers estimated to live outside the City (70.5 percent rate) to avoid double-counting workers both living and working in the City for the purposes of the overall service demand impact.

From the above steps, the total fee per square foot is estimated at $1.63 for commercial, $4.08 for office, $0.82 for industrial, and $1.63 for all other uses, including the 2 percent DIF administration charge to the base DIF. The office fee per square foot rate is higher than other land uses because office uses typically have more employees per square foot.

5.6 Revenue Projections
Residential
As shown in Table 5-5, Sidewalk and Pedestrian Safety Facilities DIF revenues from residential development is associated with projected residential growth of 536 multifamily units (around 688,441 square feet) over 2022-2050. The above growth in impact on transportation facilities at $3.52 per square foot results in around $2.42 million in DIF revenues.

Non-Residential
Sidewalk and Pedestrian Safety Facilities DIF revenues from non-residential development is associated with projected citywide growth in commercial (117,500 square feet), office (163,250 square feet), industrial (123,000 square feet) and all other uses (29,500 square feet) over 2022-

50. These uses at their respective fee levels generate $1.01 million in DIF revenues.

Total DIF revenues from the residential and non-residential components, as described above, are estimated at $3.43 million. These revenues will be used to fund sidewalk and pedestrian safety capital facilities based on the service impact from new development on a fair-share basis. These revenues will be used for the sidewalk and pedestrian capital costs, as shown in the CIP in Appendix B.

Advance Agenda Item 1 Attachment 3 Page 34 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 30 City of Westlake Village
Table 5-5
Projected Sidewalk and Pedestrian Safety Facilities DIF Revenues City of Westlake Village
5-5 Projected Sidewalk and Pedestrian Safety Facilities DIF Revenues Projected Growth
(2022-2050) 1
Total
Square Feet
Total Fee
per Sq.Ft.2 Total Fees
Residential Uses
Single Family 0 $1.93 $0
Multifamily 688,441 $3.52 $2,424,728
Non Residential
Commercial 117,500 $1.63 $191,946
Office 163,250 $4.08 $666,707
Industrial 123,000 $0.82 $100,465
All Other 29,500 $1.63 $48,191
$1,007,309
TOTAL DIF Revenues $3,432,037

1. Referenced from Table 2-6. Growth in multifamily square feet otained from Table 2-3 for the NBPSP.

2. Referenced from Table 5-4.

Source: Stanley R. Hoffman Associates, Inc.

Advance Agenda Item 1 Attachment 3 Page 35 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 31 City of Westlake Village
CHAPTER 6

INTELLIGENT TRANSPORTATION SYSTEM

6.1 Public Facilities Context
The City has developed an Intelligent Transportation System Masterplan that adopts technological innovations for safety, mobility, and environmental sustainability. ITS technologies work with traditional infrastructure by integrating advanced communications technologies into existing backbone infrastructure to improve transportation operations, efficiency, and reliability. ITS technologies are targeted at infrastructure, vehicles, and travelers, which are integrated with an intelligent transportation system. The proposed ITS is a completely new citywide system with no LOS precedents. According to the masterplan, the City’s vision for ITS is to provide the following:
• State of the art technology commensurate with the City’s traffic operations challenges. • Reliable, redundant communication.
• Technology solutions that enable coordinated operations with adjacent jurisdictions and emergency responders during emergency events.
• A cost-effective, safe, and reliable transportation network.

Capital improvements under the ITS will involve upgrading controller assemblies, installing cameras, upgrading detection systems and battery backup systems, and installing conduit and fiber optic cable to connect field units to a central system at City Hall.

6.2 ITS Capital Expenditures
The ITS will be a new infrastructure system within Westlake Village, with no precedent. Hardware and software components will include traffic signal controllers, an Advanced Traffic Management System (ATMS), CCTV cameras, video management systems, video detection, and communication infrastructure. The capital cost for ITS is estimated at a total of $3.3 million in capital expenditures. This new system will serve both existing users and projected new development within the City. Therefore, capital expenditures have been allocated to existing and new development on a fair-share basis, as discussed below.

6.3 Cost Allocation and Fee Estimation Methodology
The ITS DIF is calculated by employing the System Plan Method, where the total capital costs ($3.3 million) are divided by the total trips generated by land use from both existing and new development to determine the overall cost standard per trip. This calculated cost standard allows for a fair-share allocation of overall ITS system costs to existing and new development based on their respective share of trips generated. Further, the capital expenditures allocated to new development forms the basis for the DIF calculation. The cost standard per trip is applied to the Advance Agenda Item 1 Attachment 3 Page 36 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 32 City of Westlake Village
relative trip generation impact by land use to establish a fee schedule for residential and nonresidential uses on a per square foot basis.

6.4 Cost Standard for Public Facilities
As shown in Table 6-1, a total of 15,504 trips are generated by both existing and new development when analyzed by relative trip impacts by land use. The cost standard per trip is calculated at $212.84 per trip by dividing the total ITS expenditures by the estimated total trips.

Total ITS costs of $3.3 million are allocated to new development based on its share of 5.5 percent of total trips, amounting to a total of $180,108.

Table 6-1
ITS Cost Standard and Allocation
City of Westlake Village
6-1 ITS Cost Standard and Allocation
Land Use ITE Land Use Code
PM Peak
Hour Trip
Generation
Factor 1 [A]
New Trips%
(Pass-by
Reduction)
[B] 2
Dwelling
Units or
1,000 Square
Feet [C] 3
Weighted
Trips
[A*B*C]
Dwelling
Units or
1,000 Square
Feet [D] 3
Weighted
Trips
[A*B*D]

TOTAL TRIPS
(Existing +
New)
Residential Uses (Units)
Single Family SFR (210) 0.94 100% 3,057 2,874 0 0 2,874 Multifamily Multifamily Midrise (221) 0.39 100% 385 150 536 209 359 Subtotal 3,442 3,024 536 209 3,233
Non Residential (per 1,000 sf)
Commercial Shopping Center (820) 3.40 70% 2,143.5 5,102 117.5 280 5,381 Office General Office (710) 1.44 100% 2,981.3 4,293 163.3 235 4,528 Industrial General Light Industrial (110) 0.65 100% 2,243.0 1,458 123.0 80 1,538 All Other General Office (710) 1.44 100% 543.0 782 29.5 42 824 Subtotal 7,910.8 11,634 433.3 637 12,272
All Landuses 14,658 846 15,504
Trips Share 94.5% 5.5% 100.0%
TOTAL ITS COSTS $3,300,000
ITS COST PER TRIP $212.84

ITS COST ALLOCATION
Existing Development (94.5%) $3,119,892
New Development (5.5%) $180,108

1. Factors per residential dwelling unit and 1,000 sf of non-residential uses, based on the Institute of Transportation Engineers, Trip Generation Manual, 11th Edition.

2. Developed in discussion with the City Traffic Emgineer.

3. As reported in Table 2-6 of this report.

Source: Stanley R. Hoffman Associates, Inc.

TRIP FACTORS EXISTING DEVELOPMENT NEW DEVELOPMENT
Advance Agenda Item 1 Attachment 3 Page 37 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 33 City of Westlake Village

6.5 Fee Schedule
As shown in Table 6-2, the ITS capital cost of $212.84 per trip forms the basis for estimating the maximum allowable fees by land use based on relative trip generation rates.

Residential Uses
Based on the trips generated per dwelling unit, the ITS fees are calculated at $200.07 per trip for single family residential and $83.01 per trip for multifamily residential. Following the AB 602 requirements, assuming the market area average size of 3,150 square feet for SFR and 1,000 square feet for MFR units results in base fee estimations of $0.064 per square foot and $0.083 per square foot, respectively. Including a 2 percent charge for DIF administrative costs, these result in total fees of $0.065 per square foot for SFR and $0.085 per square foot for MFR units.

Non-Residential Uses
Similarly, weighting by relative trip generation rates results in total cost per trip of $0.517 per square foot for commercial uses, $0.313 per square foot for office uses and $0.141 per square foot for industrial uses and $0.313 for all other uses, including a 2-percent DIF administration charge applied to the base fee.

Table 6-2
Maximum Allowable Fee Schedule for ITS Masterplan
City of Westlake Village
6-2 Maximum Allowable Fee Schedule for ITS Masterplan
Land Use
Capital Cost Per
Trip 1 (A)
Trip Demand
Factors 2 (B)
New Trips%
(Pass-by
Reduction) (C)
Equivalent
Capital Cost
per Trip
(A*B*C)
Average
Unit Size for
Calculation
Sq.Ft.

Base Fee
per Sq.Ft.
2% Admin
Charge per
Sq.Ft.

Total Fee
per Sq.Ft.

Residential Uses (Dwelling Unit)
Single Family $212.84 0.94 100% $200.07 3,150 $0.064 $0.001 $0.065 Multifamily $212.84 0.39 100% $83.01 1,000 $0.083 $0.002 $0.085 Non Residential (per 1,000 sf )
Commercial $212.84 3.4 70% $506.57 1,000 $0.507 $0.010 $0.517 Office $212.84 1.4 100% $306.50 1,000 $0.306 $0.006 $0.313 Industrial $212.84 0.7 100% $138.35 1,000 $0.138 $0.003 $0.141 All Other $212.84 1.4 100% $306.50 1,000 $0.306 $0.006 $0.313

1. ITS capital cost per trip calculated as shown in Table 6-1.

2. Trip demand factors are PM peak hour trip factors from the ITE Trip Generation Manual.

Source: Stanley R. Hoffman Associates, Inc.

City of Westlake Village, ITS Masterplan, 2020.

Advance Agenda Item 1 Attachment 3 Page 38 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 34 City of Westlake Village

6.6 Revenue Projections
Residential
As shown in Table 6-3, the ITS DIF revenues from residential development is associated with projected residential growth of 536 units (around 688,441 square feet) over 2022-2050. The impact from this growth on the new ITS facilities at $0.085 per square foot results in $58,290 in DIF revenues, including the 2-percent administration charge.

Non-Residential
ITS DIF revenues from non-residential development is associated with projected citywide growth in commercial (117,500 sf), office (163,250 square feet), industrial (123,000 square feet) and all other (29,500 sf) uses over 2022-50. These uses at their respective fee levels generate $138,328 in DIF revenues, including the 2-percent administration charge.

Total DIF revenues from the residential and non-residential components, as described above, are estimated at $196,618. These revenues will be used for the new ITS capital costs, as shown in the CIP in Appendix B.

Table 6-3
Projected ITS DIF Revenues
City of Westlake Village
6-3 Projected ITS DIF Revenues
Projected Growth
(2022-2050) 1
Total Fee per
Sq.Ft. 2
Projected
Growth Sq.Ft.

Projected DIF
Revenues
Residential Uses
Single Family $0.065 - $0
Multifamily $0.085 688,441 $58,290
Residential Subtotal $58,290
Non Residential
Commercial $0.517 117,500 $60,712
Office $0.313 163,250 $51,036
Industrial $0.141 123,000 $17,357
All Other $0.313 29,500 $9,222
Non-Residential Subtotal $138,328
Total DIF Revenues $196,618

1. Referenced from Table 2-6. Growth in multifamily square feet otained from Table 2-3 for the NBPSP.

2. Referenced from Table 6-2.

Source: Stanley R. Hoffman Associates, Inc.

Advance Agenda Item 1 Attachment 3 Page 39 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 35 City of Westlake Village
CHAPTER 7

POLICE PROTECTION

7.1 Public Facilities Context
The City does not have its own police department and contracts with the County for police protection by the Los Angeles County Sheriff’s Department (LASD). Based on inputs received from the City Manager’s Office, the LASD’s Contract Law Bureau has confirmed that the deployment of additional deputies to maintain current LOS due to any additional growth in service demand from new development will involve ‘common sense startup costs’ to be covered by the City.

These terms are stated in Section 8.1. of the Municipal Law Enforcement Safety (MLES) Agreement between the County and the City. These include the purchase of vehicles and equipment to be used by deputies to perform their duties. The County will not be purchasing these assets as they are additional demands placed on it by the City.

7.2 Service Population
Impact on police protection public facilities is from the City’s residential and non-residential users, which together constitute the service population to develop the cost standard. The capital cost standard is based on the current deputy staff time and associated vehicle and equipment costs that are needed to perform police protection services. The service population calculation takes into account 100 percent of the current 2022 residential population and weighted 50 percent share of the 2022 total Westlake Village workers living outside the City. The reason for this 50 percent weighted share, per common practice in public finance analysis, is that employees in the City do not have an around the clock impact on City infrastructure and services. As shown in Table 7-1, the service population (city resident population and weighted employment) for police protection is estimated at 14,931 persons in 2022.

Table 7-1
Existing Service Population for Police Protection Services, 2022 City of Westlake Village
7-1 Existing Service Population for Police Protection Services, 2022 Resident
Population (A) 1
Total
Employment 1
Percent
Workers
Living Outside
City 1
Workers
Living
Outside City
(B)
Service
Population
( A+ 0.5*B)
8,043 19,540 70.5% 13,776 14,931

1. As reported in Table 2-1 of this report.

Source: Stanley R. Hoffman Associates, Inc.

Advance Agenda Item 1 Attachment 3 Page 40 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 36 City of Westlake Village

7.3 Cost Standard for Public Facilities
The cost standard for the police protection public facility capital needs within the City are based on the costs for vehicle and equipment per deputy, as stated in the MLES Agreement.

As shown in Table 7-2, according to information provided by the City Manager’s office, the City is currently contracted for 1,077,900 minutes of deputy time per annum at the current LOS.

Assuming the current service population for the City of 14,931 individuals, as shown in Table 4- 1, the existing per capita LOS is calculated at 72 minutes of deputy time annually. Additionally, at the ‘Annual 40 Hour Unit’ standard of 125,160 minutes per deputy, based on information provided by the City, the LOS translates to a factor of 0.00058 deputy unit per capita service population.

According to the MLES Agreement, the capital costs per deputy for 2022-23 are estimated at a total of $106, 854, which includes $93,884 for a police vehicle, $7,970 for mobile data computer (MDC) equipment, and $5,000 for automated license plate recognition (ALPR) equipment.

Dividing this total cost by the service population results in an existing cost standard of $61.633 per capita service population.

Table 7-2
Capital Cost Standard for Police Protection Services
City of Westlake Village
7-2 Capital Cost Standard for Police Protection Services Current Contracted Deputy Time (Minutes) 1 1,077,900
Service Population (Population + Weighted Employment) 2 14,931 Existing Level of Service (LOS): Deputy Minutes per Capita 72.2 One Deputy Unit: "Annual 40 hour Unit" (Minutes) 1 125,160 Deputy Unit per Capita Service Population 0.00058
Capital Cost per Deputy (2022-23) 3
Vehicle $93,884
MDC New Equipment $7,970
ALPR New Install $5,000
Total Capital Cost per Deputy $106,854
Total Cost per Capita Service Population $61.633

1. Obtained from the City Manager's Office.

2. As shown in Table 7-1.

3. Obtained from the MLES Agreement, 2019.

Source: Stanley R. Hoffman Associates, Inc.

City of Westlake Village
Municipal Law Enforcement Safety Agreement between County of Los Angeles and the City of Westlake Village (MLSE Agreement). 2019. City of Westlake Village.

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Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 37 City of Westlake Village

7.4 Fee Schedule
Residential Uses
As shown in Table 4-3, police protection capital costs of $61.63 per capita result in total per unit costs of $162.10 for SFR units at a service population factor of 2.63 persons PPH and $93.68 for MFR units at 1.52 PPH. Following the AB 602 requirements, assuming a market area average size of 3,150 square feet for SFR and 1,000 square feet for MFR results in base fee estimations of $0.051 per square foot and $0.094 per square foot, respectively. Including a 2 percent charge for DIF administrative costs, these result in total fees of $0.052 per square foot for SFR and $0.096 per square foot for MFR units at existing LOS standards.

Table 7-3
Maximum Allowable Fee Schedule for Police Protection
City of Westlake Village
7-3 Maximum Allowable Fee Schedule for Police Protection Non-Residential Uses
For non-residential uses, the established system cost standard of $61.63 per capita is reduced by 50 percent to account for the lower around-the-clock impact of workers on City facilities, resulting in an adjusted cost standard of $30.82 per capita for non-residential uses. This cost standard is applied to the effective service population generation factor per 1,000 square feet for different land uses, as shown in Table 5-4, resulting in equivalent capital costs per 1,000 square feet. The effective service population employment generation factor includes only those workers estimated to live outside the City (70.5 percent rate) to avoid double-counting workers both living and working in the City for the purposes of the overall service demand impact.

Land Use
Cost Per
Capita 1
PPH or
Employee
per 1,000
Sq.Ft.2 [A]
Adjustment
Factor for
Service
Population 3
[B]
Effective
Service
Population
Factor
[A*B]
Equivalent
Cost per DU or
1,000 Sq.Ft.

Average
Unit Size
for
Calculation
Sq.Ft.

Base Fee
per Sq.Ft.
2% Admin
Charge per
Sq.Ft.

Total Fee
per Sq.Ft.

Residential Uses (Dwelling Unit)
Single Family $61.63 2.63 100% 2.63 $162.10 3,150 $0.051 $0.001 $0.052 Multifamily $61.63 1.52 100% 1.52 $93.68 1,000 $0.094 $0.002 $0.096 Non Residential (per 1,000 sf )
Commercial $30.82 2.00 70.50% 1.41 $43.45 1,000 $0.043 $0.001 $0.044 Office $30.82 5.00 70.50% 3.53 $108.63 1,000 $0.109 $0.002 $0.111 Industrial $30.82 1.00 70.50% 0.71 $21.73 1,000 $0.022 $0.000 $0.022 All Other $30.82 2.00 70.50% 1.41 $43.45 1,000 $0.043 $0.001 $0.044

1. Worker cost per capita (impact) at 50% of resident per capita costs due to shorter time duration within City. Per capita cost standard calculated in Table 7-2.

2. Household size for single-family and multi-family units in Westlake Village and surrounding areas from the American Community Survey Public Use Microdata Sample (PUMS), 2019. Employee per 1,000 sf of non-residential use based on conventional sf per worker standards for commercial (500), office (250), industrial (1,000) and all other (500).

3. Employment generation factor is adjusted by 70.5 percent to represent only workers living outside the City.

Source: Stanley R. Hoffman Associates, Inc.

American Community Survey (ACS), Public Use Microdata Sample (PUMS), 2019.

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Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 38 City of Westlake Village
From the above steps, the total fee per square foot is estimated at $0.044 for commercial, $0.111 for office, $0.022 for industrial, and $0.044 for all other uses, including the 2 percent DIF administration charge to the base DIF. The office fee per square foot rate is higher than other land uses because office uses typically have more employees per square foot.

7.5 Revenue Projections
Residential
As shown in Table 7-4, police protection DIF revenues from residential development is associated with projected residential growth of 536 multifamily units (around 688,441 square feet) over 2022-2050. The above growth in impact on police protection facilities at $0.092 per square foot results in $65,785 in DIF revenues.

Non-Residential
Police Protection DIF revenues from non-residential development is associated with projected citywide growth in commercial (117,500 square feet), office (163,250 square feet), industrial (123,000 square feet) and all other uses (29,500 square feet) over 2022-50. These uses at their respective fee levels generate $27,329 in DIF revenues.

Total DIF revenues from the residential and non-residential components, as described above, are estimated at $93,114. These revenues represent the fair-share contribution from new development to fund new police protection vehicles and equipment as defined under the MLES Agreement.

Table 7-4
Projected Police Protection DIF Revenues
City of Westlake Village
7-4 Projected Police Protection DIF Revenues
Projected Growth
(2022-2050) 1
Total
Square Feet
Total Fee
per Sq.Ft.2 Total Fees
Residential Uses
Single Family 0 $0.052 $0
Multifamily 688,441 $0.096 $65,785
Non Residential
Commercial 117,500 $0.044 $5,208
Office 163,250 $0.111 $18,088
Industrial 123,000 $0.022 $2,726
All Other 29,500 $0.044 $1,307
$27,329
TOTAL DIF Revenues $93,114

1. Referenced from Table 2-6. Growth in multifamily square feet otained from Table 2-3 for the NBPSP.

2. Referenced from Table 7-3.

Source: Stanley R. Hoffman Associates, Inc.

Advance Agenda Item 1 Attachment 3 Page 43 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 39 City of Westlake Village

APPENDIX A

EMPLOYMENT DISTRIBUTION AND GROUPINGS
Table A-1
Employment Distribution: 2019
City of Westlake Village
NAICS Sectors Jobs Percent
Agriculture, Forestry, Fishing and Hunting 17 0.1%
Mining, Quarrying, and Oil and Gas Extraction 0 0.0%
Utilities 11 0.1%
Construction 775 6.4%
Manufacturing 587 4.9%
Wholesale Trade 562 4.7%
Retail Trade 764 6.3%
Transportation and Warehousing 82 0.7%
Information 317 2.6%
Finance and Insurance 2,197 18.2%
Real Estate and Rental and Leasing 299 2.5%
Professional, Scientific, and Technical Services 1,829 15.1% Management of Companies and Enterprises 670 5.5%
Administration & Support, Waste Management and Remediation 1,078 8.9% Educational Services 492 4.1%
Health Care and Social Assistance 487 4.0%
Arts, Entertainment, and Recreation 139 1.2%
Accommodation and Food Services 1,276 10.6%
Other Services (excluding Public Administration) 470 3.9% Public Administration 23 0.2%
TOTAL 12,075 100.0%

LAND USE GROUPINGS
Commercial 1 2,649 21.9%
Office 2 7,369 61.0%
Industrial 3 1386 11.5%
All other 4 671 5.6%
TOTAL 12,075 100.0%

1. Includes retail, arts/entertainment/recreation, accommodation/food services, and other services.

2. Includes infromation, finance/insurance, real estate, professional/scientific/technical, management of companies, admin/support/waste mgmt, health and education.

3. Includes manfacturing, transportation/warehousing, wholesale trade and 20% construction.

4. Includes balance of all employment.

Source: Stanely R. Hoffman Associates, Inc.

Census Longitudunal Employer-Household Dynamics (LEHD), 2019 Advance Agenda Item 1 Attachment 3 Page 44 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 40 City of Westlake Village

APPENDIX B

CAPITAL IMPROVEMENT PROGRAM (CIP) FOR THE NEXUS STUDY
No. DESCRIPTION OF IMPROVEMENTS 2023-24 2024-25 2025-26 2026-27 2027-28 PARKS
1 Community Park Playfield Netting System Replacement (12 Year Cycle - 3 Fields) $100,000 $50,000 2 Dog Park Capacity Enhancement/Parking Improvements $250,000 $250,000 3 Trailhead Improvements at Ridgeford Dr and Triunfo Canyon Rd $25,000 $275,000 $250,000 4 Community Park Pickleball Courts $600,000 $400,000
5 Community Park Storage Building $50,000 $350,000 $350,000 6 Community Park Additional Parking
7 Community Park Trash Enclosure $150,000
$600,000 $625,000 $975,000 $850,000 $50,000

FACILITIES
1 City Hall Storage Building $300,000
2 Civic Center Courtyards Improvements $250,000 $100,000 $250,000 $100,000 $0 $0 $300,000

SIDEWALK AND PEDESTRIAN SAFETY
1 New Arterial Sidewalk Improvements (TOTAL MASTER PLAN = $23,840,000) $1,000,000 $1,000,000 $1,000,000 $1,000,000 2 Lakeview Canyon Road Pedestrian Safety $500,000 $2,500,000 3 Triunfo Canyon Road Pedestrian Safety $100,000
4 Improve Pedestrian Path Lighting $30,000 $100,000
5 Pedestrian Safety Improvements $300,000 $300,000
$0 $1,830,000 $3,900,000 $1,000,000 $1,100,000

INTELLIGENT TRANSPORTATION SYSTEM
1 Intelligent Transportation System (ITS) Improvements $500,000 $500,000 $500,000 $500,000 $500,000 SUBTOTAL =
SUBTOTAL =
SUBTOTAL =
No. DESCRIPTION OF IMPROVEMENTS 2028-29 2029-30 2030-31 2031-32 2032-33 PARKS
1 Community Park Playfield Netting System Replacement (12 Year Cycle - 3 Fields) $100,000 $250,000 2 Dog Park Capacity Enhancement/Parking Improvements $500,000 3 Trailhead Improvements at Ridgeford Dr and Triunfo Canyon Rd $550,000 4 Community Park Pickleball Courts $1,000,000
5 Community Park Storage Building $750,000
6 Community Park Additional Parking $150,000 $150,000
7 Community Park Trash Enclosure $150,000
$100,000 $150,000 $0 $0 $0 $3,350,000

FACILITIES
1 City Hall Storage Building $300,000
2 Civic Center Courtyards Improvements $350,000
$0 $0 $0 $0 $0 $650,000

SIDEWALK AND PEDESTRIAN SAFETY
1 New Arterial Sidewalk Improvements (TOTAL MASTER PLAN = $23,840,000) $1,000,000 $1,000,000 $1,000,000 $1,000,000 $1,000,000 $9,000,000 2 Lakeview Canyon Road Pedestrian Safety $3,000,000
3 Triunfo Canyon Road Pedestrian Safety $900,000 $4,000,000 $4,000,000 $9,000,000 4 Improve Pedestrian Path Lighting $130,000
5 Pedestrian Safety Improvements $600,000
$1,900,000 $5,000,000 $5,000,000 $1,000,000 $1,000,000 $21,730,000 INTELLIGENT TRANSPORTATION SYSTEM $0
1 Intelligent Transportation System (ITS) Improvements $500,000 $300,000 $3,300,000 $0
TOTAL
SUBTOTAL =
SUBTOTAL =
SUBTOTAL =
Advance Agenda Item 1 Attachment 3 Page 45 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 41 City of Westlake Village

APPENDIX C

DESCRIPTION OF PROPOSED PROJECTS
PARKS
1 Community Park Playfield Netting System
Replacement
Replace baseball field netting at all three baseball
fields in the community park. Construction will
occur in phases over the next six years.
2 Dog Park Capacity Enhancement/Parking Enhance capacity of dog park to improve Improvements accessibility and parking demand.
3 Trailhead Improvements at Ridgeford Dr and Triunfo
Canyon Rd
Improve access to existing trails from
Lindero/Ridgeford and Triunfo, respectively.

Improvements at Triunfo could include parking.

Construction anticipated to occur in FY 2025-27).
4 Community Park Storage Building Construct a storage building in the community park.

Construction anticipated in FY2025-27.
5 Community Park Additional Parking Construct approximately 10-15 additional parking spaces in the community park. Construction
anticipated in the next 5-10 years.
6 Community Park Trash Enclosure Construct a trash enclosure in the community park to make more parking spaces available.

Construction scheduled for FY2024-25.

GENERAL GOVERNMENT FACILITIES
1 City Hall Storage Building Modify civic center building or courtyards to provide a storage room. Construction anticipated within the
next five years.
2 Civic Center Courtyards Improvements Modify civic center front and rear courtyards to provide seating and lighting to make these areas
more suitable for event use. Construction
scheduled for FY 2024-25.

SIDEWALK AND PEDESTRIAN SAFETY
1 New Arterial Sidewalk Improvements Construct 27,930 linear feet of sidewalk facilities along Lindero Canyon Road, Lakeview Canyon
Road, Agoura Road, and Thousand Oaks
Boulevard over the next 20-25 years.
2 Lakeview Canyon Road Pedestrian Safety Modify the Lakeview Canyon Road corridor to provide sidewalk facilities on both sides, along with
bike lane safety enhancements. Scheduled for FY
2024-25.
3 Triunfo Canyon Road Pedestrian Safety Modify the Triunfo Canyon Road corridor to provide sidewalk facilities on both sides, along with bike
lane safety enhancements. Construction
anticipated within the next ten years.
4 Improve Pedestrian Path Lighting Improve the pedestrian path lighting along the south side of Agoura Road from Lakeview Canyon
Road to Lindero Canyon Road and along the east
side of Lindero Canyon Road from Foxfield Drive to
Agoura Road. Scheduled for FY 2024-25.
5 Pedestrian Safety Improvements Construct pedestrian hybrid beacons at Lindero Canyon Road-Baronsgate Road and Lindero
Canyon Roa-Middlegate Road. Construction
anticipated within the next five years.

INTELLIGENT TRANSPORTATION SYSTEM
1 Intelligent Transportation System (ITS)
Improvements
Implement an ITS system by upgrading controller
assemblies at all 13 City signalized intersections,
installing cameras, upgrading detection systems
and battery backup systems, and installing conduit
and fiber optic cable to connect field units to a
central system at City Hall. Implementation
anticipated to occur in phases over the next seven
years.

Advance Agenda Item 1 Attachment 3 Page 46 of 48
Stanley R. Hoffman Associates, Inc. Citywide Development Impact Fee Nexus Study May 25, 2023 42 City of Westlake Village

APPENDIX D

PROJECT REFERENCES
Client
City of Westlake Village
31200 Oak Crest Drive
Westlake Village CA 91361
City Manager’s Office
Rob De Geus, City Manager
Phillipe Eskander, Deputy City Manager
Terence Boga, City Attorney
Planning
Michael Forbes, Director of Planning
Megan Sinkula, Senior Planner
Traffic Engineering
Mark Wessel, City Traffic Engineer
Engineering/Public Works
Roxanne Hughes, City Engineer
Lani Alfonso, Engineer
Administrative Services (Finance)
Josephine Wilson, Director
Parks and Recreation
Kaitlyn Roush, Community Services Specialist
Documents and Data Sources
Annual Budget, Fiscal Year 2022-23. 2022. City of Westlake Village.

Asset Management Plan. 2022. City of Westlake Village
Intelligent Transportation System Masterplan. 2020. City of Westlake Village Municipal Law Enforcement Safety Agreement between County of Los Angeles and the City of Westlake Village. 2019. City of Westlake Village.

North Business Park Specific Plan (NBPSP). Adopted 2022. City of Westlake Village.

Pedestrian Safety Study. 2022. City of Westlake Village Redfin, Real Estate Data
Sidewalk Masterplan. 2023. City of Westlake Village
State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State — January 1, 2021-2022. Sacramento, California, May 2022.

U.S. Census Bureau
American Community Survey (ACS), 1-year Public Use Microdata Sample (PUMS), 2019.

Census Longitudinal Employer-Household Dynamics (LEHD), 2019.

Advance Agenda Item 1 Attachment 3 Page 47 of 48
Advance Agenda Item 1 Attachment 3 Page 48 of 48