HomeMy WebLinkAbout1987-01-27; City Council; 8867; Funding Alternatives For Library ExpansionCIT- OF CARLSBAD - AGEND - BILL
m# 88~37 TITLE: LIBRARY SITE SELECTION STUDY RECOMMENDATIONS
VITG. l/27/87 AND FINANCE DIRECTOR'S REPORT OF FUNDING
ALTERNATIVES FOR LIBRARY EXPANSION
DEPT. LIB CITY MGR. w
RECOMMENDED ACTION:
1. Direct staff to continue negotiations for the acquisition of one of the five
recommended sites and/or developer proposals to build and lease back a library
facility.
ITEM EXPLANATION:
On August 26, 1986, the City Council accepted the recommendations of Michael Feerer
and Associates for the Carlsbad City Library, which are as follows:
1. Construct a new 58,000 square foot library in the southern portion of the city.
2. Renovate and expand the existing library to approximately 32,000 square feet.
Council directed staff to initiate a site selection study for a new library facility
to be located in the South Carlsbad area, and to bring back a financing analysis
A library site selection committee was f ormed and included the Library Director,
Assistant Library Director, two Library Board members, Planning Director, Planning
Commissioner, Capital Projects Manager, and a council member liaison.
with the site recommendations.
The site selection committee met four t i
evaluation scheme, analyzed nine potent i
listed below in priority order:
mes, developed a site selection criteria
al sites, and ranked five recommended sites
1. SITE C: Southwest corner of Alga and El Camino Real.
2. SITE G: North of Alga behind the Crazy Burro.
3. SITE E: West of El Camino Real just south of future intersection with Dove.
4. SITE D-l: About one quarter mile west of El Camino Real on north side of Alga.
5. SITE D-2: About one eighth mile west of El Camino Real on north side of Alga.
The Finance Director has analyzed five primary funding alternatives including
allowing developers to build the proposed library and seeking voter approval of a
general obligation bond issue. Recent discussions with local developers indicate
that it may be feasible to allow the development community to solve the library
problem by constructing a new main library to the city's specifications. The staff
is currently negotiating with the developer of Site E. The developer is proposing
to build a library and the city would lease-purchase the facility over a period of
years. The city may also be receiving proposals from the owners of Site G for a
similar project. Under this alternative a new library could be ready for
occupancy as early as January 1989.
It is proposed that the entire building shall be built initially. The interior of
the building would be improved in phases as population and demand for library
services increase. The amount of space to be developed initially will be determined
during the design of the facility. The unused portion of the building could be
leased or used for other governmental purposes until needed for library use.
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PAGE 2 of AB# 8867
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FISCAL IMPACT:
The exact amount of funding required on an annual basis is yet to be determined
and will depend on the scope of the initial development. It is anticipated that
annual lease payment would come from public facilities fees.
A. Land Cost:
1. The recommended sites vary in cost from $100,000 to $300,000 per acre.
(Approximately six acres needed.)
2. Possible PFF credit for land donation.
B. Building Cost:
1. New South Carlsbad Library:
a. Construction cost for new library estimated to be $105 per square
foot in 1986 dollars: $6,090,000 *
Design team cost: 675,000
b. Furnishings, fixtures and equipment
for new library estimated to be: $ 658,000
C. Contingency cost (10% of total): $ 742,000
One-time startup library materials
cost: $200,000
Total $8,365,000
2. Expansion and Remodeling of Existing Library Building:
a. Expansion of 8,000 square feet (h
$115 per square foot: $ 920,000 *
b. Remodeling of existin library,
24,600 square feet 8 B 25 per
square foot: $ 615,000 *
C. New furnishings, fixtures and
equipment 8 $16 per new net
square foot: $ 96,000
d. Design team cost (10% of subtotal): $ 163,000
e. Contingency cost (10% of subtotal): $ 180,000
Total $1,974,000
* These figures have been increased for inflation in the CIP budget submitted
for 1987-1992.
a
EXHIBITS:
1. Finance Director's Analysis of Funding Alternatives for Library Expansion,
dated December 23, 1986.
2. Memo from Library Site Selection Committee to City Manager/City Council,
dated January 12, 1986.
3. Report Excerpt Regarding Carlsbad City Library Facilities dated August 1, 1986.
4. Excerpt from City of Carlsbad Growth Management Program Citywide Facilities
and Improvements Plan dated September 16, 1986.
5. South Carlsbad Library Sites Map.
- EXHIBIT 1
CITY OF CALRSBAD
FUNDING ALTERNATIVES FOR LIBRARY EXPANSION
Background
The City's Growth Management Plan has found that library facilities are
inadequate for the present population. This finding dictates that library
facilities must be expanded, or at least planned for expansion, before any
further growth may occur. The plan further states that library improvements
are the City's responsibility due to the wide area of benefit provided by
library facilities.
This finding could effectively eliminate the possibility of any development
in the City unless an acceptable financing plan can be developed to pay for
major library improvements in the next year or two.
The City is unable to commit existing funds to this project for several
reasons:
- Legal restrictions on the use of many of the City's funds eliminate
the possiibility of transferring them to library use.
- Purchase of Hosp Grove appears to have prior claim to any unobligated
general funds and a majority of the funds that could be loaned
between funds.,
- Funding of projects shown in the City's Capital Improvement Program
must be considered prior to funding new projects such as this unless
Council changes funding priorities.
The estimated cost of the necessary library improvements to meet the needs
outlined in the Growth Management Plan are as follows:
Land Purchase $ 1.0 million
Construction of new Library 8.0
Expansion of existing Library 2.0
Subtotal $11.0 million
Debt Issue Costs 0.6
Total Costs $11.6 million
Funding Alternatives
1. Increase the Public Facilities Fee from 2.5% to 2.8% of building permit
value -
The present Public Facilities Fee (PFF) was based on spending a total
of $10.6 million to the construction of library facilities. This
revenue was to be received between the time the fee was established
and buildout.
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This funding method provides a stream of income which is limited
by two factors. First, the City must have growth to have income.
Second, the flow of funds into the City is such that the projects
to be funded generally lag rather than lead demand. This is,
revenue must be received from growth before funds are available to
build projects demanded by growth.
Increasing the PFF will provide a larger flow of revenue to the
City between now and buildout but it will not necessarily provide
funding for library improvements on a pay-as-you-go basis. The
City will have to issue Certificates of Participation backed by PFF
and General Fund revenues to accomplish library improvements in the
near future. The proposed fee increase of 0.3% will bring total PFF
funding of library projects to about $24 million, the amount
necessary to pay the debt service costs on a $12 milion COP issue
with a 20-year life.
2. Deferring Other Capital Projects -
The City presently has a Capital Improvement Program (CIP) covering
a five-year period. In order to find sufficient funds to pay for a
library improvement of this size in the near future, the Council
would have to defer or eliminate $12 million in projects funded from
sources that could be used for library construction. These projects
include the following:
Public Safety Center Phase III $1,600,000 (PFF)
Fire Station No. 3 Relocation 400,000 (PFF)
Fire Station Ranch0 Santa Fe 560,000 (PFF)
Community Park Development SW Quadrant 3,680,OOO (PFF)
Carrillo Ranch Design 50,000 (PFF)
Raised Median Program 250,000 (PFF)
Miscellaneous Street Projects 500,000 (GCC)
Total $7,040,000
This list includes all projects funded from sources that could be usedfor
library construction. If Council eliminated all of the above projects,
an additional $5 million would have to be loaned to the General Fund
from other sources or raised through COP issue.
It is doubtful that the City Council will wish to defer even a small
portion of these projects in favor of library expansion. Further, if
such action were taken, pressure from other areas such as parks, traffic
and circulation or public safety would eventually force the Council to
find ways of funding these deferred projects.
Deferring projects funded from sources such as sewer or drainage funds
could free money which could then be loaned to the General Capital
Construction Fund for the library project; however, these loans would
eventually have to be repaid. If Council is unwilling to create a new
source of revenue to support such repayments, loans are not advised.
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3. Issue Certificates of Participation Funded From General Fund and PFF
Revenues -
The City Council may issue Certificates of Participation backed by
the City's General Fund and Public Facilities Fee revenues.
The certificate issue would total approximately $12 million and would
require annual debt service payments of about $1.2 million per year
for 20 years. A portion of the repayment would come from PFF revenue
up to a total of $10.6 million, the amount included in the PFF for
libraries. The remainder, $14 million, would come from General Fund
revenues, requiring a reduction in City services. The share of PFF
revenue pledged to the debt repayment would depend on the level of
development paying PFF charges.
This portion requires the Council to consider service level reductions
in General Fund departments including Administration, Public Works,
Public Safety, Library, Parks, Recreation and Development Services.
4. General Obligation Bond Issue -
The issue of GO bonds to fund a project of this type is the best solution
to the funding problem. GO Bonds would provide the Council with several
very usable alternatives for library construction.
First, the GO Bond provides the public and the Council the ability to
construct the desired project when in whatever manner is desired.
The library need not be built immediately to satisfy the growth manage-
ment standards once funding approval has been received from the voters.
Council may then proceed with prudent and careful planning of the
facility site, size, collection and other factors without being forced
to commit funds from other sources and delaying other capital projects.
Second, a bond issue would be used to purchase a facility built by a
developer to City standards. Should a single developer or group of
developers wish to build a library for the City (to the City's
specifications), the Council could allow the library to be constructed
without issuing bonds until the project is completed. At that time
the price of the facility is determined and bonds in the amount necessary
will be issued. Bonds need not be issued for the expansion of the
present facility until a later time.
The issue size would be approximately $12 million with annual debt
service payments being less than $1.2 million for 20 years. The tax
burden placed on a taxpayer with a $100,000 home would be about $35
to $40 per year.
Repayment of these bonds could be made from a combination of PFF
revenue obligated to library construction (based on the PFF formula)
and property taxes. The tax rate for the "typical" resident would be
reduced by the amount of PFF revenue pledged to the repayment of the
bond issue each year.
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5. Do Nothing -
If the Council does nothing, the development community will be
forced to take some action to solve the problem of library services.
There will be no development of any consequence until the question
of improving library services can be answered.
Developers will probably ask the Council to enter into development
agreements, reimbursement agreements, fee credit agreements or
other types of contracts to compensate the developer for constructing
library facilities.
Such agreements would require the City to ultimately bear the burden
of the cost of the facility. The PFF has only $10.6 million designated
to library facilities, therefore an additional source of revenue
must be found to support such agreements or the developer must bear
the additional cost. Also, the $10.6 million pledged to libraries
would have to be paid to developers over a period of time to avoid
conflicts with existing capital projects.
December 23, 1986
EXHIBIT 2
JANUARY 12, 1987
TO: CITY MANAGER/CITY COUNCIL
FROM: Library Site Selection Committee
SITE SELECTION FOR SOUTH CARLSBAD LIBRARY
RECOMMENDATIONS
1. Council direct staff to continue negotiat
of the five sites.
ions for the acquisition of one
2. Council direct staff to develop a funding plan and to consider all available
options both for land acquisition and for library construction.
3. Council direct staff to initiate the hiring of a consultant to prepare
a library building program (funds already in the CIP for this purpose.)
BACKGROUND
On August 26, 1986, A Strategic Plan and Space Needs Study of the City of
Carlsbad City Hall and Libraries was presented to the City Council by the
consultinq team of Michael Feerer and Associates. The Council voted to accept
the recommendations of the library portion of the plan along with a series
of planning goals and policy actions. The basic recommendations were:
1. Construct in the next five years a 58,000 square foot main library in
the southern area of the city.
2. Renovate and expand the existing main library at its current location.
3. Plan both projects to accommodate future expansion to meet the needs of
the city's buildout population.
Council directed staff to initiate a site selection study and to return with
formal recommendations in January, 1987.
SELECTION PROCESS
A library site selection committee was formed in September, 1986 and four
meetings were held in October. Committee members were as follows:
Library Director
Assistant Library Director
Library Board Members Bebe Grosse and Seena Trigas
Planning Director
Planning Commissioner Sharon Schramm
Capital Projects Manager
Council Liaison Ann Kulchin
The committee began by reviewing the findings of the 1981 library site selection
committee, which was created after Council directed staff to investigate sites
CITY MANAGER/CITY COUNCIL
Page 2
January 12, 1987
for a La Costa area library.
The work of that committee resulted in the Council, in March of 1982, accepting
the offer of Daon to dedicate two and one half acres for a future library
site in Alga Norte Park. At the same time, Council directed the Library Board
to study the matter of a store front facility as an interim measure to provide
library services. The store front library opened in the Plaza de la Costa
Real Shopping Center in February 1984.
Selection criteria recommended in the Strategic Plan are as follows:
1. Proximity to users, ideally near a major commercial center.
2. Visibility and prominent location, preferably at or near a major intersec-
tion.
3. Accessibility by car (centrality and good street access.)
4. Compatibility with the surrounding neighborhood.
5. Size - a minimum of six buildable acres with parking space for 350 cars.
In considering the recommended selection criteria, the committee focused on
the intersection of Alga Road and El Camino Real and on sites in that general
area. It is interesting to note that the 1981 task force analyzed 13 sites
and the top five selections were also in the vicinity of Alga and El Camino
Real. The main reason for selecting this general area is that Alga and El
Camino Real form the most central intersection in south Carlsbad. El Camino
Real is the main north-south arterial in Carlsbad and Alga will be the most
central east-west arterial for the south and will connect, via Poinsettia,
to I-5. Access to this area from all parts of Carlsbad, and especially south
Carlsbad, will be excellent. In addition, Alga and El Camino Real will contain
a concentration of commercial development, a major attraction for a large
library facility.
After initially considering nine potential sites, the committee narrowed the
field to five. All five of these sites met, to one degree or another, the
basic selection criteria recommended in the Strategic Plan. The committee
made a detailed analysis of each site, with information provided on planned
development, ownership, population trends, zoning, streets, existing improve-
ments, and grading. A land broker specializing in area real estate was brought
in to provide additional information on estimated land values and the possibili-
ties for negotiation with the various owners. Field visits were also made
to study each of the sites.
The final action of the committee was the formal evaluation and ranking of
each of the five sites. Committee members independently rated the sites using
a Library Site Selection Criteria sheet. The final priority rankings and
a brief description of each site follows:
CITY MANAGER/CITY COUNCIL
Page 3
January 12, 1987
1. SITE C
Owner:
Size:
Location:
Description:
Status:
2. SITE G
Owner:
Size:
Location:
Description:
Status:
3. SITE E
Owner:
Size:
Location:
Description:
Status:
4. SITE D-l
Owner:
Size:
Location:
Description:
Status:
Bruce Ayres
5.92 acres
Southwest corner of Alga and El Camino Real.
Zoned medium high density; graded for residential development;
aooroved mao withdrawn; excellent visibility; frontaae on
El' Camino Real and Al ga; all utilities and frontage Goads
completed.
Currently not for sal e.
La Costa Ranch/Daon
6 acres
Off Alga behind the Crazy Burro.
Access via Dove, which will connect El Camino Real and Alga;
poor visibility; raw land; zoned residential medium density.
Unknown, with recent change in La Costa Ranch management;
negotiations still possible.
Walter Fransden
9 acres (4-5 acres in western half for library.)
West of El Camino Real just south of future intersection
with Dove.
Raw land; zoned commercial for eastern half fronting El
Camino Real; western half zoned residential medium dens
good visibility.
ity;
Developers eager to negotiate library site and construe
for western half of property.
tion
Hugo Hanson
20 acres
About one quarter mile west of El Camino Real on north side
of Alga.
Excellent visibility from highest ground in area; raw land;
zoned residential low medium density; contains archaeological
site of unknown significance; eastern two-thirds of land
buildable.
In escrow; some possibilities for negotiation; valued in
$35,000-$50,000 per acre range.
IQ
CITY MANAGER/CITY COUNCIL
Page 4
January 12, 1987
5. SITE D-2
Owner: Westwood Savings and Loan
Size: 7.26 acres
Location: Adjacent to eastern edge of D-l fronting Alga.
Description: Commercial property to east fronts on El Camino Real; has
recorded subdivision with plans for 80 condos; pads for
units already in place; zoned residential medium density.
Status: Offered for sale for $1,650,000.
It is important to note that despite the points awarded through the selection
rating process, the committee felt that any one of the five final sites would
be an excellent choice for a major library facility.
LIBRARY’SITE SELECTION COMMITTEE
CEL:pab
Attachments
LIBRARY SITE SELECTION CRITERIA
SITE
1. Proximity to:
a.
b.
2. Visibility:
a.
b. Near major intersection
3. Accessibility:
a. Vehicle access
b. Pedestrian access
c. Ma.ss transit access
d. Parking
4. Neighborhood compatibility:
a. Quality of adjacent areas
b. Identity and image of site
5. Site characteristics:
a. At least six buildable acres
b. Expansion potential
c. zhape
d. Topography
e. Existing improvements
TOTAL
RANK
Rating System:
Complies with critera in superior fashion - 7 points
Desirable - 5 points
Acceptable - 3 points
Conditionally acceptable
Unacceptable
- 1 point
- 0 points
EXHIBIT 3
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AUGUST 1, 1986 I
7
Carlsbad City Library Summary
The City of Carlsbad is now at a major milestone in regards to its Library system. The Main Library in the long-established northern portion of the community is becoming increasingly overcrowded to the point of beginning to compromise library service to the public. And the adequacy of the small southern La Costa Branch Library is being threatened by the rapid pace of development in that part of the City. The following question is being urgently asked:
How should existing and new Car&bad City Library facilities
respond to this rapid population growth? In other words,
what is the mod appropriate, cost effective facilities strategy that will continue the exemplary level of library service the community has enjoyed?
In developing a City Library facilities strategy that answers the above question, this report concludes the following:
The basic role of the Carlsbad City Library will remain essentially the same. It will remain as a service and cultural center for people, a source of information for the business, social, governmental, practical and purely enjoyable life of the community. It wiil continue to collect and disseminate educational, informational, cultural and recreational materials in response to the specific needs of the northern San Diego region. The public library will continue as a key information clearinghouse for Carlsbad.
The Carlsbad region’s use of library services would
continue to increase even without the population growth that will occur. The coming decades will bring new twists to the information age, but the basic patterns have already been established--- competing businesses, rival local governments, and vital service agencies know that their ability to be effective, stay relevant, and achieve their goals is directly related to their ability to use information. The need for information accessible to more and more people was the original need the public library was created to fill and will continue to fill.
New library technologies by themselves will not solve the
increased need for library services. And the new technologies for distributing information will not have a very noticable impact on the size and scope of library facilities for several more decades. It is our judgment that the overall cumulative effect of these technologies on the the total space needs of Carlsbad City Library facilities is to impact their size by a total of less than 5,000 square feet.
Other nearby library systems will continue to serve their own communities but will not reduce the demand of use for the Carlsbad City Library. Significant use of the Carlsbad City Library by non-residents will continue to occur due to the lower levels of library service offered in neighboring cities. It. is important to remember,however, that a portion of City income also accrues from the sales tax generated by people living outside of Carlsbad who come to the
7.2
Carlsbad City Library Summary
City to use the library and/or shop, compensating at least in part for their use of library facilities and services. The City also receives funds for library services to non-residents from the California Library Services Act.
Without more facility space, this increased demand for
library services will put a severe strain on the Carlsbad City Library facilities-a strain thaf is already beginning to show. High population growth, in addition to the other mentioned factors, will lead to a continued, dramatic increase in demand for library service in the area. Without expanded or new facilities, the Carlsbad City Library facilities will become increasingly overcrowded---gradua//y reducing service to the public, staff efficiency, and increasing operating costs.
Without action, the Main Library will increasing feel undersized and overcrowded. Not many more books or other resources will be able to be housed in the facility. The ratio of three volumes of collections per capita will not be able to be maintained. The exemplary level of library service that the community has known will be noticeably compromised. And at the same time, the La Costa Branch Library will very soon reach its operating capacity within its space.
Recommended Policy Actions
Based on the above conclusions, we recommend the following policy actions:
Library Policy Action #I:
Provide library space now to meet the anticipated needs of the future Carlsbad community of 100,000 residents. Depending on the extent of any growth management efforts, the community will reach this doubled population level in 20-30 years. Enacting this policy action will provide a substantial built-in buffer of library space to meet the needs of the community through this doubling period. To provide a 20-30 year built-in buffer of space is not unusual for major library facilities---the 100,000 population level serves as a convenient benchmark for this action.
Library Polky Action #2:
Approve the goal of continuing to provide 3 volumes of
collections per capita as Carlsbad reaches the 100,000 population level. This ratio of collections to population is the foundation to determining future library space needs. For several years, the Carlsbad City Library has been able to maintain this ratio. Keeping this ratio would represent a continuation of the excellent level of library resources that the Carlsbad public has enjoyed for many yeah.
Library Policy Action #3:
Provide library space for this 100,000 population level
within the next five years. More space is urgently needed---the Library is already beginning to lower its service level due to the lack of
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7.3
Cadsbad City Library Summary
space. Even though the City will not be near the 100,000 population level soon, it will be more cost effective for the City to construct new facilities sized to the 100,000 population need rather than to provide smaller facilitjes that are incrementally expanded in the fvture. This is due to the nature of building construction.
Library Policy Action #4:
Plan any new library facilities to allow future expansion as
Carlsbad reaches its evenfual build-out population of 737,000 people. Select sites that are sized to accommodate this future need. Design the library buildings in advance to allow future expansion. Ensuring that the new library facilities can expand will provide a “safety-valve” for further growth as needed in the long-range future. it is not unusual for library facilities to have a life of over 50 years if planned and designed successfully to meet the community’s needs.
Library Policy Action #5:
Reflect the b&nodal nature of Carlsbad’s development in the library facilities response. Carlsbad is literally evolving into three highly distinct areas, the north and south residential nodes split by the business/light industrial middle zone. The City library space provided in the community should be distributed in a way that directly responds to this development pattern.
Recommended Library Facilities Strategy
Based on these conclusions and recommended policy actions, we examined five different ways to provide future Library facilities for Carlsbad. A comparison chart of the advantages and disadvantages of each of the five options is on the following page. We recommend the following option as the most appropriate, cost effective strategy to respond to the current and future City Library needs of Carlsbad:
Recommended Option 5
a.
b.
C.
Construct a new ‘La Costa Library thaf would serve the
southern portion of Carlsbad. The 58,000 square foot La Costa Library would include public areas as well as Administrative, Technical Services, and related support functions for the Library so that these areas could be vacated from the existing Main Library to create more public use space in that building. Renovate and expand the existing Main Carlsbad Library
at its current location (to continue to serve the northern areas of Carlsbad). The 24,600 square foot facility would be expanded to approximately 32,000 square feet. Plan both projects for the possibility of minor future
expansion as the community reaches its build-out population beyond the year 2010.
Based on this recommended option, the annual operating costs of . each library (in 1986 dollars) is projected to be approximately $878,700 for the expanded existing Main Library and $f ,719,Y 00 for the new La Costa Library. These cost figures do not include ongoing utilities and maintenance costs of the facilities.
7.4
Carlsbad City Library Summary
Based on this recommended option, the estimated project capital costs are $1,974,000 for the expanded existing Main Library and $8,365,0UU for the new La Costa Library. These costs do not include site acquisition or development, demolition, landscaping, financing, City project administrative costs, construction management or any parking structure costs. These costs are not included because they can vary dramatically depending on the selected site.
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7.5
Carl&ad City Library Summary
We suggest a site selection prozess for the new La Costa Library that recommends the following major factors to consider:
1. Proximity to users at other activity places 2. Visibility 3. Accessibility 4. Neighborhood compatibility/image 5. Site size
If several sites are ranked equally high in all of the above criteria, we recommend that only then should site-related costs serve as a “tie-breaker” to finalke the selection of the site. This kind of approach is recommended since site cost differences will be dwarfed by the operational cost effectiveness during the life of the Library of choosing the site thar will be most extensively used.
With these factors it is crucial to continually focus the site location issue first on the basis of what location will consistently reinforce the most extensive use of the Library facility. Most of the factors are simply ways of measuring different aspects of this key issue.
The new La Costa Library could be implemented as part of a mixed-use project. If the best site for the La Costa Library also happens to have enough site area for a mixed-use && solution, pursue this possibility because it will enhance the success of the Library if properly implemented. However, in such a scheme, ensure that the Library retains a clear, dominant identity as an independent facility. For the other uses, consider passive cultural uses, performing arts, service retail/commercial, public agency office space and housing as the best candidates for mixed-use (from the Library’s standpoint...but these potential uses will have to be evaluated on their own merits as to whether they are truly viable at the selected site location). If any of these uses are implemented, provide sufficient additional parking on the site to ensure that at least 350 spaces will be retained exclusively for the Library
Next Steps To Implement Our Report
We recommend the following next steps to the City of Carlsbad as the appropriate process for implementing the recommendations of this report. We recommend that steps A-E should be implemented immediately.
Step A.
Formally approve the five Policy Actions described earlier in this summary as the policy basis for resolving Library space needs:
Step B.
Formally approve recommended Option 5 as the most appropriate library facilities strategy for Carlsbad.
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7.6
Carlsbad City Library Summary
Step C.
lnitiaie a site selection study for the new La Costa Library. The study would apply the criteria we have established in this report to evaluating
specific parcels in the southern half of Carlsbad. As part of this study, the potential of a mixed-use site approach at each location would be
considered. This study would also establish a complete cost estimate for the project that would include all site costs and other costs that cannot be calculated until specific sites are identified. Based on the results of this study, approve a project site and whether or not to pursue a mixed-use site solution.
Step D.
Con&rent with the site selection study, develop conceptual design alternatives for the expansion of the existing Main Library so that the cost and detailed nature of the project can be more accurately established.
Step E.
initiate a financing/fund raising study that would evaluate for the City different strategies for financing the project. The extent of fund raising that could contribute to the project would also be evaluated. Based on the results of this study, pursue the funding mechanism to implement the new La Costa Library as well as the existing Main Library expansion.
Ster, F.
Con&rent with, or just after the funding mechanism is established and approved, develop a detailed design program that would guide the
detailed planning and design of the new La Costa Library. Once this detailed design program is completed and approved by the City, select an architectural team to design the project. Also consider selecting a
construction manager for the project. Construct the new La Costa Library. .
SteD G.
On& the new La. Costa Library is completed and occupied, implement the expansion cf the existing Main Library.
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EXHIBIT 4
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111
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LIBRARY
PERFORMANCE STANDARD
800 square feet per 1,000 population must be scheduled for construction within a five year period.
FACILITY PLANNING AND ADEQUACY ANALYSIS
A. Inventory
1. Buildout Assumptions:
Current 52,190 41,752
At Buildout 134,914 107,931
2. Existing Facilities:
Population
Owned Leased
sq. ft. sq. ft.
Civic Center Library Adult Learning Center Audio/Visual Office
La Costa Area Library
Warehouse Total
24,600
24,600 .
400 ‘500
4,500
2,000
7,400
Required Square
Footage
Total owned and leased space 32,000 sq. ft.
3. Facilities in the five year Capital Improvement
Program:
The adopted Five Year C.I.P. includes $650,000 for
the design of a main library in the southern area of
the City. Also, in Appendix A of the C.I.P. "To Be
Considered Capital Projects," the construction of
this library is estimated at $6,900,000 to be funded by the Public Facilities Fee.
4. Other Information: J
The City Council on August 26, 1986 approved the
final report entitled, “A Strategic Plan & Space
Needs Study of the City of Carlsbad City Hall b Libraries" which was prepared by Michael Feeret 6
Associates. The Council adopted option t5 of the
library portion of the study which direct&d staff to
initiate a site selection study to be returned for Council consideration by
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LIBRARY (Continued)
January.1; 1987. If implemented, this would add 9,000 square
feet to the existing northern library along with renovating the current facility. The partial project costs are estimated at $1,974,000. It would also include building a new 58,000 square foot facility in the southern portion of the city at an estimated partial project cost of $8,365,000.
The report indicated these estimates do not include costs
for site acquisition or development, demolition, landscaping,
artwork, financing, City project administrative costs,
construction management or any parking structure costs.
B. Phasing
Population projections for the entire city were prepared on a yearly basis and are shown in Table 1 (Dwelling Unit and
Population Projections) on Page 18. These projections are
based on 'a review of the San Diego Association of Governments (SANDAG) projections along with those utilized for the City's Capital Improvements Program and the Public Facilities
Management System, Monitoring Report of April, 1986. u
a
A comparison of the existing inventory of library facilities to the adopted performance standard yields the following table:
TABLE 2
l Population Served By Existing or Planned Library Facilities
Existing or Square Population Current
Planned Facilities Footage Served Population
P Existing Future* 32,000 40,000 52,190
*There are no approved future facilities
Table 3 (Square Feet of City Library Needed by Year and
Square Feet Available) provides a detailed breakdown of the
square footage of library space needed yearly to meet the adopted performance standard based on the population projection estimates from Table 1 (Dwelling Unit and i
Population Projections) on Page 18.
A simple comparison of these tables clearly indicates a currentgeficiencv in Librarv facilities of 9,752 square ‘&et. If the City Council approved the new site location for the southern facility and appropriated the necessary funds, .
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LIBRARY (Continued)
the City's Library space needs would be adequate until
approximately the year 2005. If the additional 8,000 square foot expansion of the northern library were also approved and
funded, this standard would be met until approximately the
year 2008. After the year 2008, additional space would be necessary,
c. Financing
The city currently collects a Public Facility Fee (P.F.F.)
which is set at 2.5% of Permit Valuation. This fee is paid at the time of permit issuance. The adopted C.I.P. allocates $650,000 of P.F.F. funds to design a new library facility. Other possible funding sources could be: General
Capital Construction, Revenue Sharing or State or Federal grants.
At the present time there are no funds appropriated for the
construction of additional Library space.
D. Alternatives
There are a number of alternatives which could be considered
to rectify the current library deficiency, however, after discussing these options staff believes one of the following
three alternatives should be considered:
1. Amend the current five year C.I.P. to include funding for new library facilities, which would require deleting other projects;
2. Wait until the site selection study is completed and
returned on January 1, 1987 and adopt the appropriate recommendation to resolve the deficiency at that time
which would mean that no additional development could occur in the interim: or
3. Direct staff to attempt to resolve this deficiency based
on the Local Facility Management Plans which will be
received after the approval of the Citywide Facilities
and Improvements Plan.
It should be noted that for the purposes of assessing the J
. adequacy of the Library to the adopted Performance Standard that leased space has been included. This space should be considered
temporary and may not always be available for use by the
Library.
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SEPTEMBER 16, lQ86
TABLE 3
PLA'NNING PROJECTIONS ONLY --------------------__I_________________---------
SQUARE FEET OF CITY LIBRARY NEEDED BY YEAR AND SQUARE FEET AVAILABLE
YEAR ENDING SQUARE FEET SQUARE FEET YEAR NEEDED PER AVAILABLE POP. STANDARD OR PLANNED ----------------------------------------------------
1986 55,279 44,223 32,000
1987 58,367 46,694
1988 61,456 49,165 CURRENT 1989 64,545 51,636 DEFICIENCY 1990 67,634 54,107 EXISTS 1991 70,722 56,578 1992 73,811 59,049 FACILITY 1993 76,900 61,520 NEEDED 1994 79,989 63,991 1995 83,077 66,462 1996 86,166 68,933 1997 89,255 71,404 1998 92,344 73,875 1999 95,432 76,346 2000 98,521 78,817 2001 101,610 81,288 2002 104,699 83,759 2003 107,787 86,230 2004 110,876 88,701 2005 113,965 91,172 2006 117,054 93,643 2007 120,142 96,114 2008 123,231 98,585 2009 126,320 101,056 2010 129,409 103,527 2011 132,497 105,998 2012 134,914 107,931
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city of tarlsbad
_- -- EXHIBIT #5
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SOUTH CARLSBAD
LIBRARY SITES
ALGA
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