GUEST COMMENTARY: Renovating Existing Williamsburg Library Makes More Sense
Upgrades can meet community needs with less pressure on City finances
First, let me make clear that I am a supporter of our library and library services in general. That having been said, I also believe that major decisions facing the City must be made with full information being provided to the residents. In the case of planning for the new library, I don’t believe that has been the case.
The City conducted a Community Engagement Meeting last week to present the proposal for a new City library to residents. At the meeting, the City made no disclosures about important considerations, including the $26 million cost of the library or the $6 million cost of the underground parking option, plus cost of furniture, IT systems and equipment to fit out the new library. There was no discussion about the impact of such a project on residents’ property taxes. Nor did they bring up the fact that James City County recently approved a budget that included building a new $49M library totalling 40,000 square feet only 3.5 miles from the City library location.
The City of Williamsburg is conducting a public information and input session about the proposed library today at 1PM in the new firehouse located at 440 N. Boundary St. Click for more information.
Williamsburg faced with financing full cost of new library
The Board of the Williamsburg Regional Library recommended to the Williamsburg City Council in 2018 that it support the construction of a new library. The City Council agreed to participate in the cost of such a new facility with its regional partners, James City County and York County, also participating in the cost. Over the intervening 7 years, the respective jurisdictions had other priorities, and the new library was never built.
Now circumstances have drastically changed. As previously reported in the Williamsburg Independent, both James City County and York County have indicated that they will no longer participate in the cost of constructing a new library in the City. As mentioned, James City County just approved a $300+ million new government center which will include a new library facility. On top of that, it’s likely that Federal grant funding will no longer be available.
The potential cost of the new library comes on the heels of other significant capital improvement projects already completed or planned by the City. For example, over the past few years, Williamsburg borrowed $35 million to build new police and fire stations and also plans to borrow another $27 million for water infrastructure improvements. Together with James City County and York County, these jurisdictions have also supported the $80 million regional sports center and its $64 million of debt.
Cost of a new library facility unsustainable for the City
If the City moves forward on its own, it will place a tremendous burden on City property holders through increased real estate taxes to pay for the facility. To cover the proposed capital projects, the City will have to issue General Obligation Bonds repayable over 10 years to pay for the cost, which interest would total about $49 million over 10 years.
But that’s not all. Under the library systems’ current agreement between the three jurisdictions, additional operating needs could add an additional $1.875 million in operating costs per year.
When total operating expenses are combined with the cost to build the new library, total associated costs could reach $65 million over the next 10 years. If the overall cost of the new facility is reduced to $30 million, then the overall cost over the next 10 years is reduced to $52 million.
To put the financial burden into perspective, the City believes that we have a total population of about 16,000 residents, of which 6-7 thousand are William & Mary Students, leaving us with a non-W&M population of say 10,000 residents. So, the cost to each would be $6,469 over the next 10 years.
Since the cost would actually be paid through higher real estate taxes, the figures are even more alarming. The average single family residential property owner in the City would end up paying about $8,548 over the 10-year period. Apartment renters and condo owners would also experience similar cost increases. Colonial Williamsburg would pay about $7 million in increased property taxes on top of the increased water rates, hotel and meal tax, and admission taxes recently announced, and our businesses, hotels, and restaurants would pay an additional $14 million in taxes over the next 10 years.
New library size driven by population growth in James City County, not Williamsburg
Current plans call for a new library to be as big as 50,000 square feet. The library board has stated that we need a new facility this size to meet the State’s guidelines for square feet of library space per capita of 1 sq ft per person. Since the combined population of the two jurisdictions is about 104,000, the guidelines would require that amount of library space. So, in their view we need not only the new Williamsburg library but also the new proposed James City County facility.
Population growth trends in the region suggest that the proposed size of the new facility is not needed to meet the City of Williamsburg space requirement guidelines, but it does benefit James City County with its greatly larger population. The State guideline for the City of Williamsburg alone under the “Exemplary” category would be 10,000 square feet (excluding the William & Mary students who have their own campus library). Why are City residents paying for a facility sized to meet James City County requirements when they have chosen not to contribute to the cost?
Furthermore, once James City County completes its new library, what is to prevent them from terminating the regional library agreement and saving the $6 million annual cost of supporting the Williamsburg Regional library facility. They would have more per capita library space at that point than they do now and remain within State space guidelines. In the City’s planning, have we considered this contingency which would be disastrous for City finances?
Renovating the existing library facility makes more sense
Turning to the decision to build a new library facility rather than renovating the existing facility, I found that information provided to the public was inadequate to make an informed decision about whether to support a renovation or a new library facility. I was told “Bob this was all covered in 2018 by the Architect’s Assessment Report.” Well, I’ve been in large building construction my entire career and I reached a very different conclusion after reviewing the 2018 Architect’s Assessment report.
The website of the Regional Library said the existing facility was “aged and deteriorated”. I don’t think that’s actually what the Architect’s Assessment Report said. Instead, it reported that the structure was sound and the systems excellent, though some improvements could be made. Survey participants were never provided with a fair comparison of the two alternatives and the respective cost estimates were never disclosed. The number one survey request was for more parking. Well, that can be addressed immediately by demolishing the old police station and turning it into a parking lot.
Option #1 - ‘Facelift’ for current library
The other noted deficiencies can be accommodated and remedied with a $3 million facelift. Structural bookstacks, which are simply built in stacks which support the mezzanine but not the roof, can be removed, the mezzanine can be reframed, and shelves replaced with movable, modular bookshelves. Water infiltration in various spots can be remediated through roof restoration. Restrooms, not ADA compliant, can be totally renovated and made compliant at a modest cost. Relocating the main entrance to Lobby #1 to address the security concern and make entrance more convenient from the parking lot is also a minor construction project. Inadequate lighting for staff in the basement can be addressed by replacing the lighting system there with new LED lighting.
Option #2- Substantial renovation of current library
What if we wanted to go beyond basic improvements and chose a major renovation of the current structure? This approach would replace the roof and add natural lighting, complete demolition of the interior space and reconfiguring for modern desires, replacement of all flooring, reconfiguration and updating of shelving, equipment and many other improvements throughout the existing library space. Ceilings and lighting would be removed and replaced with new LED lighting with a modern lighting control system. The work would also make the building compliant with the Americans with Disabilities Act. I estimate the total cost of this major renovation would be $8 - $10 million.
Further space needs for staff and administration could likely be accommodated within the new James City Library, as usage of the Williamsburg City Library will be dramatically reduced one James City County residents have their own new facility.
Governor Youngkin has recently announced over $600 million in cuts to capital spending for our state universities as an illustration of the measures that are being taken in response to uncertain economic times. After the most recent City Budget presentations, City residents are already bracing for 30% increases in water rates (and more in future years) and probably real estate tax increases next year. To continue to consider building a new library at this time is a fool’s folly we can ill afford.
About the Writer: During a 45-year career, Robert Wilson worked with senior leadership teams to develop and implement innovative strategic and business plans that have fostered growth and profitability. His background includes direct profit and loss responsibility, forging effective multi-functional leadership teams, restoring organizations to sound financial footing, and implementation of best practices initiatives. He has demonstrated a mastery of turnarounds and troubled companies in a variety of business sectors.
Prior to retiring in 2021, Dr. Wilson was Co-COO of a $2 billion operating division of a Fortune 500 Company. He has held the positions of CEO, President, COO, and CFO in several regional and national organizations during his career. Since retiring from corporate life, Mr. Wilson has served as an adjunct instructor in the business school at Christopher Newport University.
Dr. Wilson holds a BBA degree from the College of William & Mary, a MS in Finance degree from the University of Arizona, and a Doctorate in Management from the University of Maryland Global Campus. He is a member of the Beta Gamma Sigma honorary business fraternity. Since 1979, he has held a Certified Public Accounting license in the Commonwealth of Virginia (currently inactive) and is a member of the American Institute of Certified Public Accountants and an original member as a Chartered Global Management Accountant.
Dr. Wilson resides in the City of Williamsburg and may be contacted at wilstar2001@gmail.com.
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