HomeMy WebLinkAbout1982-03-09; City Council; 6687-2; Library Site South Carlsbado
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TITLE: LIBRARY SITE
SOUTH CARLSBAD
RECOMMENDED ACTION:
DEPT. HD.
CITY ATTYVLS.
CITY MGR.,-1K-_
Accept offer of Daon to dedicate 2' acres for future library site
in Alga Norte Park. and direct staff to prepare appropriate response.
BACKGROUND
On January 20, 1982 the Library Board recommended that City accept
the Daon offer to dedicate land for a library in Alga Norte Park.
This action was taken after the Board had reviewed the report of
the City Manager which analyzed the advantages and costs of alternate
sites.
During 1981, 14 sites were studied by a staff Amnittee.
On October 13, 1981 the Council narrowed the choice to 3 sites and
requested more information on cost.
The three sites selected by Council are:
Site J on NE corner of Dove and E1 Camino Real
Site B on Dove east of El Camino Real
Site C Alga Norte Park
The indicated acquisition cost of the three sites is:
Site $ Per Acre
J $300,000
B $150,000
C -9-
Owner Zone
Downey S & L RDMQ
Daon RM
Daon OS
Daon does not favor site B as a library. Plans call for residential
development on ,high ground overlooking a golf course.
Daon has offered to deed the city 2.h acres of land in Alga Norte
Park for a future library. Daon is currently obligated to deed
21 acres to the city for a park on Carrillo Way, east of El
Camino. Daon has also prepared tenative plans for a library -
park development in Alga Norte Park.
In view of the high cost of land along E1 Camino and the reluctance
of Daon to sell, it is felt that the city would be better off to
accept the Daon offer for Alga Norte Park. This would allow the
city to preserve a site which could be developed in the future.
If at any time plans change and more desirable land becomes available,
the Council could modify the plan.
FISCAL IMPACT
Accepting the 2h acre site in Alga Norte Park would provide a credit
to Daon for dedications required under Park -in -lieu Ordinance.
Future construction cost is unknown.
Ij
Page 2
Agenda Bill - LIBRARY SITE
SOUTH CARLSBAD
FISCAL- 'IMPACT' Coii'-t.
Alternative sites would require appropriations of $500,000
to $1 million depending upon size of parcel.
No funds are budgeted for Library site acquisition.
EXHIBIT:
1. Agenda Bill 6687 #1
2. Library Task Force Report dated 9/2/81
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C1Tr F CARLSEAD -- AGEND6BILL
ATITLE Library Site Aaalvsis
NITG 10/13/ 81
PEPT. P 8 R
REC0MMENDE13 ACTION:
EXHIBIT #1
CITY ATT'Y�•
CITY MGR.
1. Provide further clarification on the size and type of
facility proposed (i.e. branch, secondary or new main
library); and direct staff to initiate hiring a consultant
to prepare a library building program.
2. Direct staff to further investigate the five highest ranked
sites, and direct the city land acquisition negotiator to
initiate appraisals of the subject properties.`
3.. Direct staff to investigate the cost of developing a store--
front library facility (appro.timately 3,000 sq. ft. of commer-
cial space) in the La Costa area as an interim measure while
site negotiation/analysis continues.
ITEM EXPLANATION:
On July 21, 1981, the city council directed staff to investigate
alterna-_ve site location for new library facility to be
located in the South Carlsbad area.
A task rorce c'rusittee was formed which comprised members from
the Library, Parks g Recreation, Planning, - and Engineering Depaxt-
ments. Also included was a Library Board member, a Daon
Corpora -ion representative and the Library consultant.
The tAs force met on a weekly'basis, analyzed 13 potential sites,
made �'i==d inspection and developed a site criteria formula
that was used Iin evaluating rank of the various locations.
The task force proceeded on the assumption that the library
facil-E,r M.i.ght be a branch, phased or full-,zaled facility,
pa"d- = =„-" counc_? direction. 'F,e 5 hi -hest ranked sites
Rank`
Site
1.
2•
Dove
and E1
Camino Real
(NE)
- Site
J
3•
Dove,
east
of El Camino
Real
- Site
B
4
Alga
and El
Camino Real
(NW)
- Site
G
5•
Dove
and El
Camino Real
(NW)
- Site
I
Alga
and El
Camino Real
(SW)
- Site
F
FISCAL IMPACT:
A. Available and recommended funding:
1, Capital outlay Library opera -ion $ 25,000
2. Recommended funding 81-85 C.I.F. $1,325,000
B. Land Cost:
1. Various sites range from 5 to 7 dollars per square
foot. (Does not include graaizg),
2. Possible land dedication through Quir.:by act. (P.I.L.)
C. Building Cost:
1. Construction cost estirnated to be $62.00 per square foot
1980 -81 dollar. (Does not include grading, landscaping
or -furnishings.)
EXHIBITS:
Attachment I Memo, Library Site "tudies
Attachment A Memorandum from Planning Director to Library Bgerd
analyzing potential sites.
Attachment B Location map for all sites considered.
Attac ument C Location map for five highest ranked sites.
Attachment D Memorandum from Building Official to City Manager
regarding construction costs.
Attachment E Letter to City Manager from Raymond 14. Holt,
dated September 1_, 1981.
EXHIBIT u2
MEMORANDUM
TO: Frank Aleshire, City'Manager
FROM: Library Task Force .dcll
DATE: September 2, 1981
SUBJECT: Potential Library Site Analysis
I• BACKGROUND
At the July 21, 1981, City Council meeting, the City
Manager was directed to investigate alternative site
locations for a new library facility, and to report back to
the City Council within 60 days. In order to accomplish
this task, the eight (8) member Library -Task Force was '
formed, including representatives from city staff, library
personnel, Library Board of Trustees, the Daon Corporation
and Ray Holt, the city's library consultant. j
The Library Task Force has been meeting on a weekly basis
to analyze and prioritize potential library sites. Basic
assumptions regarding the proposed facility included seeking
a site readily accessible to existingand
ected
Carlsbad residents, with a projected serviceopopulationtof
36,000 residents (1995). In terms of space requirements
and functions of the proposed facility, the Task Force
proceeded on the assumption that the facility might be a f
branch, phased or full-scale facility, pending further
Council clarification/direction on this matter.
f
f
The Library Task Force analyzed 13 potential library sites,
making field inspections of most of the sites. Numerical`
site evaluation criteria, developed by Raymond Holt, was
used to analyze the 13 site locations, and provide rank -
order prioritization of the sites.
This report was written to inform the City Council of the ,
Task Force's progress, to forward recommendations regarding
the preferred sites, and to request further council
direction regarding the objectives and purpose of the
Proposed facility.
II• RECOMMENDATION
1. Provide further clarification on the size and type of
facility proposed (ie. branch, secondary or new main library); and direct staff to initiate hiring a consul-
tant to prepare a library building program.
as
2. Direct staff to further investigate the five
highest ranked sites, and direct the city land
acquisition negotiator to initiate appraisals of the
subject properties.
3. Direct staff to investigate the cost of developing a
store -front library facility (approximately 3,000 sq ft
of commercial space) in the La Costa area as an interim
measure while site negotiation/analysis continues.
III. DISCUSSIQN
As outlined earlier, the Task Force has met on a weekly
basis to analyze 13 potential library sites. The
methodology employed involved rating sites against given
criteria, resulting in numerical values for each site.
This methodology is fully explained in Attachment "A",
memorandum to Library Task Force, August 24, 1981. The
five highest ranked sites recommended for further analysis,
are as follows:
1.
Dove
and
E1 Camino
Real
(NE)
- Site J
2.
Dove,
east of El Camino
Real
- Site B
3.
Alga
and
El 'Camino
Real
(NW)
- Site G
4.
Dove
and
El Camino
Real
(NW)
- Site I
5.
Alga
and
El Camino
Real
(SW)
- Site F
These are the sites recommended for further analysis and
cost appraisal. Acquisition of Site B, located on Dove
street, east of El Camino Real, could involve a trade-off of
park land proposed for dedication in the La Costa Master
Plan Area. The Task Force discussed this alternative, and
the possibility that such a trade off would be subject to
"General Plan park standard requirements.
Alternative actions available to the Council primarily
address recommendation #1, requesting direction from
Council on the size and use of the proposed facility.
Facility alternatives include:
1. Construct branch library (7,500 to 10,000 sq ft)
2. Construct secondary library, comparable to existing
facility (20,000 to 25,000 sq ft)
3. Construct new main library (55,000 to 60,000 sq ft, may
be phased).
in recommendation #3, the concept of a store -front library
as an interim measure is suggested. According to library
consultant Ray Holt, this would provide services while
permanent site negotiations proceed, and would provide a
"Test Market" which would assist in determining the demand
for iibrary services in the south Carlsbad area.
6
A
.R,
' IV. CONCLUSION
A. Findings - The City Council should take the following
actions:
?. Provide further clarification on the size and type
of facility proposed (ie. branch, secondary or new
main library); and direct staff to initiate hiring
a consultant to prepare a library building program.
2. Direct staff to further investigate the five (5)
highest ranked sites, and direct the city land
acquisition negotiator to initiate appraisals of the
subject properties.
3. Direct staff to investigate the cost of developing
a store -front library facility (approximately 3,000
sq ft of commercial space) in the La Costa area as
an interim measure while site negotiation/analysis
E continues.
B. Financial Impact - Primary fiscal impact include::
commitment of staff time, cost of retaining real estate
appraiser's services, and funding for library Building
Program. Financial componants include:
1. Available funding:
a. $ 25,500 - Remainder of Childrens Library
funds
b. $11325,000 - Allocated in Capital Improvement
Program, fiscal years 1981 to 1985
2. Land Costs: Approximately 5 to 7 dollars per
square foot (raw land costs, may not include
grading; based on five highest ranked sites).
3. Building Costs: Approximately $61.50 per square
foot (based on construction of 40,800 sq ft
Escondido Library, does not include site work,
landscaping or furnishings; see exhibit D).
C. Environmental Review - Site analysis and acquisition of
real property are exempt from environmental review
requirements.
D. Exhibits
Exhibit A: Memorandum from Planning Director to Library
Board analyzing potential sites.
Exhibit B: Location map for all sites considered.
Exhibit C: Location map for five highest ranked sites.
Exhibit D: Memorandum from Building Official to City
Manager regarding construction costs.
Memorandum
TO: Library Task Force
FROM: James C. Hagaman, Planning Department
DATE: August 24, 1981
SUBJECT: Potential Library Site Analysis
I. Assumptions:
1. Facility size
A. Staged facility: 7,500 to 10,000 sq. ft.
B. Full facility: approximately 55,000 sq. ft.
2. Parking ( 1 space/250 sq. ft. floor area).
A. Staged facil,Ity: 30 to 40 spaces.
B. Full facility: 220 spaces.
3. Site requirements (including facility, required parking and
25% on -site landscaping).
A. Staged facility: 1 to 2 acres:
B. Full facility: 4 to 5 acres.
4. Service population: 36,000 (est. 1995).
5. Site criteria: Holt "site selection criteria".
6. Sites considered:
A. Carrillo Way and E1 Camino Real
B. Dove, east of El Camino Real
C. Alga Norte Park
D. Melrose and Carrillo Way
E. Rancho Santa Fe and La Costa Avenue
F. Alga and El Camino Real (SW)
G. Alga and E1 Camino Real (NW)
H. Alga off El Camino Real (NW)
I. Dove and E1 Camino Real (NW)
J. Dove and El Camino Real (NE)
K. Alga, near water tank
L. Camino Vida Roble, E1 Camino Real (SW)
M. El Camino Real, north of Carrillo Way (NW)
EXHIBIT A
II. Site Evaluation
Criteria
Inadequate
Average
Excellent
Criteria
Score
Essential Important
5 4
9 7
.Site
A B C D
Desirable
1
3
5
Essential
E
F
G
H
I
J
K_
L
M
1. Access to population
5
9
5
1
1
5
5
5
2. Parking
3. Sufficient Site
5
5
5
5
5
5
5
5
5
5
5
9
5
5
5
1
5
1
5
4. Visibility -.U11LAjLtant
9
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
9
9
5
9
9
5
9
9
5. Near commercial facility
1
7
1
7
7
7
7
7
7
6. On -site circulation
7. Near traffic generators
4
1
4
7
4
4
4
4
4
4
4
4
7
4,
1
4
1
9
1
4
8. Compatabl,e with
7
7
7
7
7
7
7
1
4
4
surrounding land use
Deslr
4
4
4
4
4
4
4
4
4
4
4
4
4
e
9. Supplemental parking
1
5
5
5
5
3
5
5
10. Street access
11. View potential
5
3
3
3
5
5
5
3
5
5
5
5
1
3
3
5
1
3
12. Solar orientation
5
3
5
3
1
3
1
3
3
3
1
3
3
3
1
1
5'
1
1
1
3
3
3
3
�
3'
Total
48
62
45
50
54
58
62
54
60
68
38
45
41
Rank
7
2
8
.6
5
4
2
5
3
1
Jo
8
•9
III. Site, Specific Anaylsis ,
At the August 20 Task Force meeting, discussion was initiated concerning
developing a second set of site criteria, to be more specific, and to be
applied to the more desirable site locations.
Criteria discussed included:
1. expansion potential
2. site configuration
3. acquisition cost
4. site preparation/grading cost.
5. location and accessibility within the site.
PT:rh
y •.
9
"m
m
MEMORANDUM
DATt:
TO:
FROM:
SUBJECT:
September 11, 1981"
ASSISTANT CITY MANAGER/DEVELOPMENTAL SERVICES
Building Official
LIBRARY COSTS
The following information may be useful in determining future
library costs:
CITY OF ESCOND-IDO LIBRARY NOW UNDER CONSTRUCTION
Building Size 40,800 square feet
Description: One half the area of the first story is'two
c;., story, similar to ours.
Construction: food frame, stucco, drywall inside, many viindows,
oak panelling. Sprinklered, one -hour, Occ load
920.
Architect: Ralph Allen, 1606 Bush Street, Santa Ana(92701)
' Specializes in libraries. City is very pleased
With his work.
Contractor: Larson. City also recommends him.
Date of construction contract: May, 1980.
• 'Cost: $2,644,000 including land preparation but not cost of property.
Land preparation costs: Earthwork $45,000, Paving $25,000,
Landscaping $64,000.
Net co.st after above deduction: $2,510,000 Per sq ft - $61.52'_
Plus 15 percent for three years (15 percent added to the total each
year - not the original 1980 cost).
1981 - $2,886,500 1982 - $3,319,475 1983 - $3,817,396.
-Please co tact me if more information is required.
N1YC
MAI T �I` 01�t NYAE;
Building Official
cc: James Ilagman
David Bradstreet
."EXHIBIT D
C
RAYMOND if MOLT LIBRARY CONSULTANT
Post Office Box 7450` �Oaq_W, C lifornia 92014 • %lephons 1714) 755.7878
(b
S'6P � � September 11, 1981
Mr. Frank Aleshire Cf?rvc
City.Manager
City of Carlsbad - C1 c�
Carlsbad, Calif. 92008 l /
Dear Mr. Aleshire: \l� UZ16Z�-�'�L�'
- r
`t Just a quick follow-up on our ;earlier conversation this week concerning
the Task Force Report on the Carlsbad City Library Site Selection. Since I
have not yet received a copy of the final report, I can not comment or. its
?; contents. However, several thoughts have occurred to me relative to this
r matter which I would like to convey.
Throughout its -deliberations, the Task. Force was hampered by the lack
of a clear concept of the size and nature of the library for which a site
was being sought. I understand that one of the Task Force recommendations
will be that the City Council provide such clarification before a final
decision on site is made. Obviously the size of the library to be developed
on the site will have profound impact on the amount of land required and other
aspects of site selection.
4`> Some of the questions which the Council members may find necessary to
address in making their determination include:
1. What is to be the function of the new library in terms of its collections,
services, and relationship to the existing library?
2. How much money can the City afford to spend on the construction,
furnishing and equipping, and stocking of the new facility?
3. How much money can the City afford to spend each year on the operation
of the new library for (a) library materials, (b)personnel, and (c)
operating costs?
4. What portion of the total City revenues can be spent for library service
including the present library and the new facility?
• 5. If necessary, is the City willing to sacrifice present levels of
services, personnel, and collections as a means for maintaining
the new facility?
appr_oximatinq the present library
Unfortunatly, there appears to be an assiunption that the new library/can
be created by splitting off parts of the present library. This is not possible
unless the City is willing to assume responsibility for an inefficient, ineffective,
.unsatisfactory and very expensive library operation. Such a system would foster
excessive duplication of resources, personnel and operating costs, along with
general user inconvenience and discontent. The hisroric public library organ-
ization consisting of a headquarters library and branch libraries of smaller
/3
EXHIBIT E
Aleshire_
9-11-81
Page 2
size has been an evolutionary design based on the necessity of maximizing public
utilization of library collections, personnel and other resources. Previous
attempts to divide and operate a library system composed of two more or less
Equal facilities have not succeeded - and because of serious inherent flaws - they
are not apt to be successful in the future.
Regardless of the system tentatively decided upon by the City, it would
seem that the minimum requirement would be for a realistic five-year cost
Projection including:
1. Site costs
2. Construction costs
3. Furnishings and equipment
,�••°
4. Library collections re p
required for opening
n
�Y
5. Personnel costs for selecting, purchasing, cataloging and preparing
the
collections + overhead costs
6. Moving costs
7. Operating budget for not less than two years based on a specific
program including levels of service tobeprovided.
Any action by the Council would seem premature unless based on such fundamental
information, made imparative by
the stringencies of Proposition 13 budgets.
Perhaps it is worthwhile to call attention to the obvious: Land for a
library building is
almost always the least expensive part of a new facility,
and facility costs, over a period of a few
years, are far less than operational
costs. Once a library facility is established in a community, it is
a Vary
difficult political achievement to close it.
As I told you, we are leaving now for two weeks of field work on projects
in New Mexico and Texas. We expect to be back in the office on or about
September 28. Please keep us informed and let me know how we can be of further
service.
yoursr
Sinc7�1,
vc,.
RaymonT., Holt
Library Consultant
F.S. In addition to the cost study above, I would think the City would want
to have a detailed plan setting forth the objectives, plan of service,
administrative organization, potential public, and other essentials as
assurance that the expanded library system had appropriate potential to
meet the library needs of the citizens of Carlsbad. Such a plan would
be an elaboration and refinement of the fundamental data contained in
our report Moving Ahead: Master Plan No. II for the Carlsbad City Library.
I
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