Cost Comparisons Webster Town Board Workshop Thursday, September 17 2026 Keith Mortimer, Town Engineer Adam Traub, Library Director
Active Borrowers 2021 Active Borrowers 27%
Non-Borrowers 73%
Active Borrowers 2021
2025 Active Borrowers, 12174, 27%
NonBorrowers, 33153, 73%
Active Borrowers, 15782, 35%
NonBorrowers, 29545, 65%
Door Count 250000
204,000 200000
150000
100000 138349 50000
164464
184078
197342
199820
145666
102894
0 2020
2021
2022 Door Count
2023 Expected Visits
2024
2025
2026
Program Attendance 50,000 45,000 40,000 35,000 30,000 25,000 20,000 15,000 10,000 5,000 0 2020
2021
2022 Adult
YA
2023 Children's
Other
2024
2025
Study Room Usage 5000 4500 4000 3500 3000 2500 2000 1500 1000 500 0 2020
2021
2022 Hours Booked
2023 Bookings
2024
2025
Cumulative Rental Costs (since 2001) $14,000,000.00 $12,000,000.00 $10,000,000.00 $8,000,000.00 $6,000,000.00 $4,000,000.00 $2,000,000.00 $-
$13,069,454.00
Lease Timeline 2001
2007
2020
2029
Orig. Lease Signed
Great Recession
COVID
WPL's 100th Birthday
1st Renewal Signed
2nd Renewal Signed
Terri Bennet Retires
End of Current Lease
2005
2016
2021
March 2032
Why Now? (Timeline for a New Library) Feb 2026 Sep 2026 Mar 2027 Oct 2027 May 2028 Nov 2028 Jun 2029 Dec 2029 Jul 2030 Jan 2031 Aug 2031 Mar 2032 Initial Discussion Location Identified Design/CA Consultant Selection Design Construction Bidding Construction Substantial Completion Construction Completion Inspections
C of O Move In Lease Ends
Scenario 1 – Renew Lease & Renovate
Rent Projection (30 Yrs) $30,000,000.00 $25,451,754.99 $25,000,000.00 $20,000,000.00
$17,498,081.55
$15,000,000.00 $10,000,000.00
$5,000,000.00 $-
Current Rate ($11)
Average ($23)
Renovation Cost
Renovation Cost Scenario in 2026 Dollars
Renovation of 45,000 SF of Leased Space
• Library renovation costs average $250 to $450 per SF. • Key Cost Drivers • Complexity of the existing structure • MEP System Replacements (Mechanical, Electrical & Plumbing) • ADA Compliance Updates • Technology Replacement and Updates • Soft Costs (Design Fees, Contingency, etc.) of 20 to 30% Total Renovation High Level Cost Estimate ~ $11.3M to $20.3M* *Excludes Inflation.
Cumulative Spend Comparison (2062) $35,000,000.00
$30,000,000.00
$28,798,081
$11,300,000
$25,000,000.00 $20,000,000.00
$17,498,081.55
$15,000,000.00 $10,000,000.00 $5,000,000.00 $0.00
Rent Renew
Renovate
Build
Cost Breakdown Per Square Foot • Standard Construction: $320 to $580 per square foot (SF) for core structure components, minimal to moderate architectural complexity, flat site work, and standard finishes • High-End Construction: $600 to $1,000+ per SF for complex architecture, sustainable green elements, and custom interior spaces Construction Only Costs Range ~$320 to $1,000+ Per SF
Other Cost Drivers in addition to Construction • Furnishings, Fixtures & Equipment (FFE): specialized shelving, circulation desk, seating, tables - $50 per SF.
• Technology & Integration: Wiring, Severs, Self-Check-out Kiosks, Security, Audio/Visual, Computers - $15 per SF. • Soft Costs & Professional Fees: Architectural, engineering, and project management fees of 8% to 15% of construction cost.
• Contingency: Unexpected Scope / Out of Scope Work – 15% of construction costs • Inflation: Material and Labor price volatility applicable 1-2 years prior to bidding – 5% of construction costs.
All in Costs • Small-to-Mid Urban Branch (2026): Newer mid-sized builds (around 12,000 sq. ft.) average roughly $5.5 million in direct construction. (~$460/SF)
• Mid-Sized City Library (2026): Facilities spanning 30,000 to 50,000 square feet often total $30 million to $44 million (e.g., Williamsburg's public library project or Newark's downtown library initiative). (~$1,000/SF) • Landmark Urban Libraries: High-profile urban statement projects with specialized community spaces can reach $40 million or more.
• References: • 2026 Library Design Showcase – • American Libraries Magazine September 1, 2026 • Government Market News – • Billions of Dollars Available for Library Construction Across the US May 22, 2026
New Build Cost Scenario in 2026 Dollars* Construction of a Mid-Sized Library of 45,000 SF on Town of Webster own Land
Total New Build High Level Cost Estimate ~ $32.2M* *Excludes Inflation.
Cumulative Expenditure Scenarios (75 Yrs) $140,000,000
$120,000,000 $100,000,000 $80,000,000 $60,000,000 $40,000,000 $20,000,000 $0 2032
2035
2040
2045
2050
2055
Rent
2060
2062
$25M Bond
2065
2070
2075
$30M Bond
2080
2085
$35M Bond
2090
2095
2100
2105
2110
2112
What This Could Cost You ($30M Bond) Subscription Services
Your Library Cost by Home Value $25.00
$19.99
$20.00
$18.99
$18.49
Disney+ (ad-free)
Max (ad-free)
$15.00
$10.00
$5.00 $1.71
$2.56
$3.42
$4.27
$0.00 $200K Home
$300K Home
$400K Home
Every tier holds steady for 30 years…then it’s paid off, for good.
$500K Home
Netflix (ad-free)
Thank You! Questions?