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HomeMy WebLinkAboutItem 5.2 LibraryPlanTskFrce -. - CITY OF DUBLIN AGENDA STATEMENT CITY COUNCIL MEETING DATE: May 24, 1993 SUBJECT : Library Planning Task Force Report (Report by Diane Lowart, Recreation Director) EXHIBITS ATTACHED : /0 /0 Correspondence from Dr. steven Jung, Task Force Chair Task Force Report RECOMMENDATIOpZvtY : QU' 1. Receive Staff Presentation 2. Receive Public Comment 3. Defer consideration of recommendations in light of the current uncertainty of present and future library funding FINANCIAL STATEMENT : None DESCRIPTION : At the November 25, 1991 meeting of the City Council, the Council accepted the Dublin Library Improvement study conducted by Hal Brandes of Marquis Associates on behalf of the Alameda County Library. The study was undertaken because the current library building was becoming increasingly crowded and library staff wished to determine what the possibilities were for using the existing site to its maximum capacity. At the recommendation of Staff, the city Council approved a joint planning effort between the City and the County Library, and appointed a task force to determine the long term library building needs for the City of Dublin. Attached is copy of the Library Planning Task Force Report as well as a cover letter from the Chairperson of the Task Force, Dr. Steven Jung. The Dublin Library Planning Task Force convened in March of 1992 and met for a total of ten meetings to develop the recommendations that are contained in the final report. Information that was reviewed and considered by the Task Force included the Library Improvement Study, growth projections for the City of Dublin, library facilities standards, criteria for library site selection, library use patterns, operating costs for libraries, and options for financing library construction and renovation. As a result of their research, conclusions: 1) the current adequate to serve the needs of population growth in Eastern which cannot be accommodated Building. the Task Force reached the followina Dublin Library Building is no longer the community; and 2) the projected Dublin will require library services with the current Dublin Library The Task Force identified several options for addressing the current and future library needs and ultimately agreed upon the following recommendations: 1. Take action as soon as possible to expand the current facility to its maximum capacity (22,000 sq ft). 2. When development occurs in Eastern Dublin and after population there exceeds 10,000, take action to construct an additional library facility in Eastern Dublin. Further, the Task Force recognized that funding from the County was not presently available and, thus, both projects be funded through General Obligation Districts or some similar mechanism. both the City and recommended that Bonds, Mello-Roos --------~--~------------------------------------------------------- ITEM NO.~ COPIES TO: Library Planning Task Force CITY CLERK FILE ~ It should be noted that it is the current practice of the Alameda County Library that construction of library facilities must be accomplished at no cost to the County. For example, the Pleasanton Library Building was constructed and is owned by the City of Pleasanton and the Alameda County Library provides library service at the building. In the case of Dublin, however, the Dublin Library Building is presently owned by the Dublin Library Corporation and, when the bonds are paid off in 1999, will be owned by the County. If the current practice was followed and an expansion of the Dublin Library Building was undertaken, the City would be responsible for acquiring the funds for the expansion on a building that it does not own. Consequently, the City and the County would need to negotiate some type of joint-use or ownership agreement. While the Task Force has recommended that immediate action be taken to expand the current facility to it's maximum capacity, staff would recommend that the City Council defer any action on an expansion at this time. Currently the Alameda County Library is anticipating an approximate 45% decrease in it's budget for the upcoming fiscal year. If this decrease is implemented, County funded hours at the Dublin Library will be reduced from 40 hours per week to an average of 16.75 hours per week. Similar reductions in City funded hours may also be considered during the City's budget hearings. Consequently, Staff believes that it is premature to consider a major expansion to a facility while such drastic service reductions are pending. Therefore it is the recommendation of Staff that the City Council take the following action: 1. Receive Staff Presentation 2. Receive Public Comment 3. Defer consideration of recommendations in light of the current uncertainty of present and future library funding. ~ 7315 Las Palm as Way Dublin, CA 94568 April 16, 1993 Dublin City Council City of Dublin P. O. BOH 2340 Dublin, CA 94568 Subject: 1I BRARY PLRNN I NG TRSK FORCE REPORT Honorable Mayor and City Councilmembers, Rttache d P lease find the Libn...-y Plan ning Task Fo..-ce Hepo..-. detaili ng the process of our information gathering deliberations and our recommendations regarding future library facilities needs for Dublin. Conditions that prompted this effort continue. We hope that the conclusion of this report and your acceptance of it will moue the process forward toward improuing condi tions and enhancing library seruice in our community. We hope the attention we haLJe giuen to this area of concern will help you in form ulating policy and imp lementing a plan of action. We are happy to haue been able to serue. Uery truly yours, ~/' 2t ' I. V - D;. Steuen Jun Task Force Chair Rttachments Library Planning Task Force Report A pril, 1993 LIBRARY PLANNING TASK FORCE REPORT APRIL, 1993 TABLE OF CONTENTS: Page EXECUTIVE SUMMARy....... ............... ............ .................................... 1 INTRODUCTION AND BACKGROUND ............................................... 2 FORMATION OF THE TASK FORCE .................................................. 3 TASK FORCE MEETINGS .................................................................. 4 OPTIONS CONSIDERED BY THE TASK FORCE ..............................4 SUMMARY AND RECOMMENDATIONS ............................................6 EXHIBITS: 1. Dublin Library Improvement Study 2. Membership Roster 3. Proposed Work Plan 4. Dublin Population Estimates and Projections 5. Recommended Criteria for Library Site Selection 6. Projected Annual Operating Costs For Year 2005/50,000 Residents 7. Financing California Public Library Buildings, 1991 8. Options for Meeting Library Facilities Needs EXECUTIVE SUMMARY The Dublin Library Planning Task Force accepts as a basic premise that the public at large benefits from high quality library service and that maintaining such service is a desirable goal. There is general consensus among the Task Force that the Dublin Library facility is no longer optimum for such service delivery for the needs of the current population or for projected population growth. An upgrade and expansion of the current library to 22,000 sq ft should serve the central and western population currently and at buildout, necessitating no further construction until such time that additional develop- ment occurs in eastern Dublin. Community access to all library services would be en- hanced. In order to maintain and improve library service, the Library Planning Task Force makes the following two recommendations regarding library facility needs: · Take action as soon as possible to expand the current facility to its maximum capacity (22,000 sq ft). - Explore availability of State and Federal grants for matching funds. - Negotiate City-County building ownership agreement. - Negotiate joint use agreement for parking spaces. - Prepare a ballot measure to present to the Dublin voters to raise the funding necessary for expansion/remodeling. · When development occurs in eastern Dublin and after population there exceeds 10,000: - Take action to construct an additional library facility in eastern Dublin. - Earmark potential site as soon as possible and include in Specific Plan for Eastern Dublin. - Develop funding mechanism to raise local revenues from eastern Dublin. These recommendations are discussed more fully in the section entitled Summary and Recommendations. Several Exhibits are presented for general reference in the final section of this report, some of which illustrate data the Task Force considered in making the above recommendations. The Task Force is aware that population projections, including those shown as Exhibits in this document, are subject to change, and as a result of the recent referendum regarding western Dublin, have changed. The Task Force has taken this into consideration and the recommendations remain as presented. Due to its length, only the body of the Dublin Library Improvement Study is reproduced as Exhibit 1. The full Report is available at the Dublin Library. Copies were presented to Members of City Council in June, 1991. April, 1993 Page 1 INTRODUCTION AND BACKGROUND The current 15,000 sq ft Dublin Library on Amador Valley Boulevard opened in 1979. It was financed by General Obligation Bonds. The site for the Library is owned by the County and leased to the nonprofit Alameda County/Dublin Library Corporation. The Corporation in turn owns the building and leases it to the County in exchange for annual rent payments provided from property taxes. The Corporation uses the rent to retire the bonds. The final payment will be due in 1999. When the bonds are completely paid off, title will vest with the County. The County is responsible for building and grounds main- tenance as well as operating costs for library services. Since 1982 the City of Dublin has contracted with the County for additional hours of library service and currently funds 19 hours beyond the County-funded 40 hours. At its November 25, 1991 meeting, the Dublin City Council accepted the Dublin Library Improvement Study (Exhibit 1) conducted by Hal Brandes of Marquis Associates on behalf of Alameda County Library and completed in June of that year. The Study had been prompted primarily by overcrowded conditions in the existing building and by design difficulties impeding integration of new technologies and media and service to a growing population which had more than doubled since the library's construction in 1978n9. Inadequacies of the current facility hamper library functions in many ways, some obvi- ous, others less evident to the public. The flow of people and materials through the building resembles an obstacle course, creating the following conditions: · Lines at the checkout desk impede patron access to the copy machine, change machine and the first two stacks of non-fiction books. · Lines of people at the copy machine run into lines at the checkout desk. · Access between the public and staff areas is limited to a narrow passage between the checkout counter and the copy machine, where the aforementioned lines of people often converge. · People waiting to be assisted at the reference desk block access to public catalogs and one of two narrow entries toward the back stacks, newspaper and periodical areas. · Chairs at the computer periodical search tool and microfilm readers fill an aisle impeding access to the reference section. Additionally, the Senior section was created by cutting a portion from the children's area, which can no longer be spared, as space for children is inadequate. There is no visual contact to the Young Adult area from the reference or circulation area, precluding even minimal supervision. Quiet study space is limited to one room which functions as a typewriter room, video viewing site, conference room and study room for tutoring, exam taking and many other uses. April, 1993 Page 2 The shelf space throughout the building has reached maximum capacity, the company that manufactured the shelving is no longer in business and there would be no place to put more shelves should they be available. Display racks for newer media such as video and audio cassettes and work stations for terminals never accounted for in the original design (InfoTrak and the Magazine Collection reader-printer, public access microcom- puters) fill most of the available "open space" and result in tangles of power cords. For these and many more reasons, it had become evident that the library's collection of materials, services, population, and patron expectations have outgrown the existing facility. The Brandes Study (see Exhibit 1) was undertaken to determine possibilities for maximizing use of the existing site and presented three alternatives for upgrading the present facility: 1. An interior remodeling which addressed aesthetic and some functional considerations by reorganization; 2. an interior reorganization along with a minor expansion; 3. an interior reorganization with a maximum possible expansion on the existing site. Preliminary costs as presented in the Study ranged from $1.3 to approximately $3 million (in 1991 dollars). The City Council responded to the Study by approving the staff recommendation for a joint planning effort between the City and the County Library to examine current and future library facilities needs of the community. FORMATION OF THE TASK FORCE On November 25, 1991 the Dublin City Council unanimously approved the formation of a Library Planning Task Force and charged the Task Force as follows: "To determine the long term library building needs for the City of Dublin and prepare a report with recommendations for consideration by the City Council. " The Task Force included the following representatives: City Council (1), the Friends of Dublin Library (1), the Dublin Library Corporation (1), Dublin Unified School District (1), citizens at large (4) and the business community (1). Staff included the Dublin Recre- ation Director, Dublin Library Branch Manager, Alameda County Librarian and Deputy County Librarian for Support Services. A Membership Roster is Exhibit 2. April, 1993 Page 3 TASK FORCE MEETINGS The Task Force began a series of monthly meetings in March, 1992. Steven Jung was elected Chair and Mary Gibbert Vice Chair. Meetings were scheduled on the first Thursday of the month at 7:30 pm at the library. Meetings were held the months of March through July, October through December and February (ten meetings). A pro- posed work plan is Exhibit 3. The March through July, 1992 meetings were devoted to information gathering. Task Force members received presentations from Dublin Planning Director Laurence Tong, Alameda County Librarian Linda Wood and Hal Brandes of Marquis Associates. Sub- jects covered included the aforementioned Library Improvement Study, growth projec- tions for the City of Dublin (Exhibit 4), a tour of the current facility, library facilities stan- dards, criteria for library site selection (Exhibit 5), library use patterns (particularly re- garding distances travelled by library patrons), operating cost comparisons of one large versus two smaller facilities (Exhibit 6) and options for financing library construction and renovation (Exhibit 7). OPTIONS CONSIDERED BY THE TASK FORCE The recommendations described below evolved after a series of meetings at which the Task Force identified options for meeting current and future library facilities needs for the City of Dublin based on a projected population at buildout of 77,000. A list of four possible options represented various points of view and included financial, social and political considerations. The options as they were originally formulated for discussion purposes appear as Exhibit 8. Briefly, they are: Option #1 - Expand library to maximum size on current site as soon as possible. Plan and construct a new 20,000 sq. ft. building in Eastern Dublin by 2005. Option #2 - Expand library to maximum size on current site as soon as possible. Plan and construct a new 40,000 sq. ft. building in a central location by 2005. Convert existing building to other use. Option #3 - Plan and construct a new 40,000 sq. ft. library at or near the Civic Center as soon as possible. Convert existing building to other use. Option #4 - Plan and construct a 25,000 sq. ft. library at or near the Civic Center as soon as possible, allowing for an expansion to 40,000 sq. ft. by 2005. Convert existing building to other use. The Task Force agreed to eliminate the inclusion of dates for project considerations, substituting population growth as the determining factor where applicable. April, 1993 Page 4 Three of the four proposed options called for the construction of a single building of approximately 40,000 sq. ft. to serve the projected population from a single site and ultimate conversion of the existing building to some other use. Options #2-4 were re- jected by the Task Force for several reasons. The barrier of Camp Parks was the big- gest impediment to recommendation of a single facility. As shown in a 1991 study of Alameda County Library use by resident address of patron, few people travel over three miles for library service. Future planned annexation and development will extend the population of Dublin over a distance of approximately eight miles, "as the crow flies." Given the long, narrow, geographical layout of the City, many residents would need to travel five or more miles for a "centrally" located library. The Civic Center site was explored as a possible location and was attractive in many regards. However, it would not accommodate a single story 40,000 sq. ft. building with its required parking area and had the associated negative factors of traffic congestion and freeway noise. A two-story building requires more staff than a single story building of the same size and was not considered for that reason. Projected annual personnel costs for a two-story building of 40,000 sq. ft. would be approximately 50% higher than for a building on one level (see Exhibit 6). Funding for construction of a larger single building also seemed less likely to be obtain- able in the near future. Because of the economy and the uncertainties associated with development projects in the east and west, the Task Force concluded that energy and resources should be focussed on meeting the reasonable needs of the current and near-term populations. Easier access for residents, the better potential for achieving funding for construction, and the cost effectiveness of capitalizing on the investment in the existing building outweigh the negative factors of potentially maintaining two buildings. Option #1 emerged as a clear choice because it remediates the current conditions at the existing library as well as providing for population growth. April, 1993 Page 5 SUMMARY AND RECOMMENDATIONS The Task Force concludes that the existing building expanded to 22,000 sq. ft. and a new facility of 10,000-20,000+ sq. ft. constructed in eastern Dublin as population growth necessitates would provide residents with the best possible library service. Overcrowd- ing has diminished effectiveness in providing service to library users. Lines forming at high use areas and seating necessary to access the library's catalog and other com- puter stations impede the efficient movement of people and materials. More space is necessary to accommodate increased demands for conference and meeting rooms, typewriter and public access computers, a clearly defined senior citizens' area and expanded and more logical shelving arrangements for ease of locating materials. The Task Force recommends: · immediate action to expand the current facility to its maximum capacity. The Dublin Library Improvement Study demonstrates that a building of 22,000 sq. ft. could be accommodated by expanding the current building. This size should be adequate to serve the total projected population growth in the central developed part of the City within its existing boundaries as well as any future growth in the Sphere of Influence to the west. · that the funding needed to design and construct the remodeled library be raised by presenting a ballot measure to the Dublin voters for an ad valorem property tax or for a special tax designed in conformance with the Mello-Roos Community Facilities Act of 1982 (Government Code Sections 53311-53365.7). (See Exhibit 7.) Mello-Roos is the more flexible of these two methods since it can be used for operating funds as well as for construction, furniture and equipment. General Obligation Bonds can only be used for building costs and built-ins so could not fund all costs associated with major renovation. Other funds would need to be sought for furniture and equipment. Interest rates are lower on General Obligation Bonds and the same rate applies for everyone, unlike a Mello-Roos district which can exclude certain areas/user groups from taxation or vary the rate of the tax. The Task Force recommends evaluation of both Mello-Roos and General Obligation Bonds to raise local revenue for the expansion and remodeling. The Task Force had also been interested in exploring the possibility of extending the bonds cur- rently being retired. According to the Bank of America, there is no way to extend the bonds that will be retired in 1999. · that the City and County continue to explore availability of State and Federal funds; that the City Council take a position in support of legislation for a new State bond act for library construction (AB 61 and SB 174); that the City take a position in support of continued funding of the federal LSCA Title" (Library Services and Construction Act) which provides a limited amount of funding for library construc- tion; that the City and County consider applying for appropriate infrastructure grants for this project which may become available to local governments under the Clinton administration. April, 1993 Page 6 · if the City wished to pursue a financial commitment to expand the current building that the City enter into negotiations with the County for an equitable ownership agreement. Upon retirement of the General Obligation Bonds in 1999, ownership of the building will vest with the County. Should the City wish to fund the expan- sion, the County Administrator has informally indicated that he would be willing to negotiate for a proportionate ownership agreement. Maintenance costs would be an item open to negotiation as well. · that the City allow a variance of the required number of parking spaces per square foot of public space and that a contract be negotiated with the owner of the adja- cent property now leased to Target for joint use of the parking spaces already existing to the south and east of the library parking lot. · that if the City annexes eastern Dublin and if there is substantial population growth in that area, a library facility be constructed in eastern Dublin. Residents of eastern Dublin would finance the construction through a funding mechanism to be deter- mined. Assuming a population at buildout of 41,700, the Task Force recommends construction of a building of at least 20,000 sq. ft. Consideration for this building should be included in the Specific Plan for eastern Dublin. A potential site or alter- nate sites should be earmarked. Financing plans for this building should be consid- ered when plans for financing the eastern Dublin infrastructure are developed. Construction plans should be developed after the population exceeds 10,000, which is the maximum population that can be served adequately by Alameda County Library's Bookmobile in the interim period. At that time consideration should be given to construction of a 10,000 sq. ft. building which could be ex- panded to the desired size of 20,000 sq. ft. or more. No building smaller than 10,000 sq. ft. should be constructed. The Library Planning Task Force wishes to acknowledge the support of the Dublin City Council for authorizing this study and the efforts of Council member Dave Burton, City and County Library Staff. April, 1993 Page 7 EXHIBIT 1 DUBLIN LIBRARY ... A CDMPLErE CDPY OF TIIIS REtDRT IS AVAILABLE AT TIIE DUBLIN LIBRARY. LIBRARY IMPROVEMENT STUDY ~QlITSA5S0CD\TES ARCHITECfURE, PLANNING, INTERIOR DESIGN June 1991 ( '- - . . . . . . ~ t . . . . ~ . . . . . . DUBLIN LIBRARY LIBRARY IMPROVEMENT STUDY INDEX Background ........................................... . 1 General Principles/Needs Assessment ................... 5 Overview of Al ternati ves .............................. 9 Building Improvements ................................. 15 Outline of Probable Project Budgets ................... 21 The Next Phase ........................................ 23 APPENDIX Questionnaire Form Questionnaire Summary Library Program Other Alternative Plans ACKNOWLEDGMENTS This report was prepared with the assistance of the Dublin Library and the Alameda County Library. They are the source of some of the material in the report. The preparation of the report also includes assistance from: Shapiro, Okino & Hom, Structural Engineers; Marion Cerbatos & Tomasi, Mechanical & Electrical Engineers; Adamson Associates, Construction Cost Estimators. , "'-~\. . . . " ," , . I --.... I .... ------ '. "'. -. ( ( ( ( ( ( c c << f , C , C '( << C. f << t f f << << f "'-. \ \. ~ ~ ~ L.. ~ ~ ~ "0 -~~ . ,. .. .. ... .. -. -~:v ~f;\ r: EXISTING SITE PLAN DUBLIN LIBRARY MARQUIS ASSOCIATES Architecture, Planning, Interior Design t I I . I , . . I , DUBLIN LIBRARY LIBRARY IMPROVEMENT STUDY BACKGROUND The Dublin Library is located at 7606 Amador Valley Boulevard between Amador Plaza Road and Regional street. The main entrance to the Library is on the side of the building facing the entrance drive and parking. The neighborhood is primarily commercial and the library is within the boundaries of the designated "Downtown" area. .;' The Library was constructed in 1977/78 for a population of approximately 14,500. The facility now serves a City population of approximately 25,500, almost double, and expected to increase by 21,000 by the year 2005. The population area served by this facility is estimated at 30,000 in Alameda County. In addition, 29% of the circulation is to out-of-county residents. r,,, Ii. I . , . . At present, the Library does not meet the needs of patrons or staff. It is just too small to provide for the materials or' working space required. 'Materials, services, population, and patron expectations have outgrown existing facilities. The .Library staff, increased to 29 employees, has inadequate work space. The Library should consider a major upgrade or program of expansion. } The building is single story and distinguished by a large interior space with large sloping roofs. Generous open space surrounds the building and parking for 72 vehicles is on two sides. . . . t :t J . . . I t . The exterior of the building is in relatively good condition. The exterior finish materials are adequate and there is no indication of deterioration or building leakage. Doors and windows are also in good condition, though an added vestibule and book drop results in congestion and occasional leakage at the building entrance. The interior of the building is in need of rejuvenation. Though the library is well-maintained, time and intensive use have reduced the effectiveness of the library function and comfort levels for patron and staff. In addition, stacks, lighting, and power distribution require upgrade to current standards of function and safety. The fire sprinkler system requires modification and may need replacement. Toilets in the building are inadequate: too small, too few in number, and subject to vandalism. They pose an ongoing maintenance problem. , 2 ( ( ( << . c << . ( ( ( f C . C . { ( ( ( ( ( ( << ( ( ( ( ( f The following thoughts and considerations reflect the perceived needs of the Library and the interest that the Library has in maintaining or improving its service to the community: 1. The over-all appearance of the interior should be light, bright, and inviting. It should welcome the public to enter and use the facilities. The center of the Library should be attractive and informative to both casual browser and more purposeful users. From the center of the Library, the collections should appear clearly organized so that patrons are able to find their way comfortably and easily. It is time to re-assess the functional layout and examine alternative approaches to re-organization. 2. The Library should have a pleasing appearance and should be usable by the public with a minimum of staff assistance. Over time the addition of equipment and furnishings has crowded and cluttered the Library. Improvements to types of furnishings, lighting, carpet, colors, graphics, and ceiling color and treatment could all be considered in the creation of a new sense of space and function. . 3. The circulation desk, with the entrance lobby, is the central point for visual control of the Library, and a key point in providing service to the patron. The desk area should be re-designed to improve book return, registration, check-out, and communications. Perhaps the ceiling height could be increased and the graphics improved. There should be adequate space for shelving and for the movement of people and materials. Improvements to these facilities would greatly improve staff effectiveness and service to library patrons. 4. The staff work area should be efficient and flexible. It should be possible to improve the mezzanine for storage and perhaps alleviate the space problems. Consideration should be given to working with staff to study alternative layouts and space usage. 5. After ten years of use the various mechanical, plumbing, electrical, and lighting systems should be evaluated and improved. The air distribution system should be cleaned; some minor modifications will improve comfort. Additional toilet facilities are needed in the staff work area. Alternatives should be considered to electrical. cords on the floors. The lighting should be up-dated. All of this work would be easily accommodated within a thoughtful program of improvements. ~ ~ t . ) t ~ t t t t ~ t . t ~ . ~ . ~ . . . . . . . In general, the Library is in good condition, and the staff makes it work, but improvements could make the experience more pleasant and efficient for the patrons and staff. New furnishings, color, lighting, and organization would improve the function and appearance of the facilities. If it is possible to consider an addition to the building, a program of expansion would dramatically increase the usable floor area of the library, alleviate the crowding, and, at the more major expansion level, provide for some future growth. In order to assess the feasibility for a program of improvements, the premise of this process and report is that the Library should have an opportunity to evaluate alternative directions for the future, ranging from a program of improvements of the existing facilities to a building expansion program. 3 ---- i -~___ ~ \, ...."" MEZZAN~E ( ( << f . ( C t ( ( ( ( f { ( ( " J? \ \, . '.' ] I .... ( 1 ", , .;-- --. ') .-......... '. ( \.1 1-- , ~ .. ( EXISTING BUILDING PLAN REF TRUE N . Nl~~.i /f ~O -m- DUBLIN LIBRARY MARQUIS ASSOCIATES I Architecture, Planning, Interior Design - , t . . . t . . . t . , , t . . t t t t . t . . t . . . t . t . DUBLIN LIBRARY LIBRARY IMPROVEMENT STUDY GENERAL PRINCIPLES/NEEDS ASSESSMENT The following principles were developed through a process of questionnaire, workshop, and review of alternatives with branch library staff, administrators, and coordinators. Building Entrance: The entrance to the Library should remain in its present location. It is well located in relationship to the parking area. From the lobby it is possible to enter the Library, public meeting room, or toilets independently. Relocation of the entrance, to the front of the building or elsewhere, would require major remodeling of the meeting rooms and toilets, plumbing, and heating/ventilation systems - this alternative is effectively ruled out. The building entrance lacks effective identification from the street. The entrance lobby is tight and uninviting. These problems could be improved with a program of expansion. A focal point upon entering the Library is desired. There should be provisions for display of art, books, and other materials. Internal Organization: Patrons have difficulty finding their way through the Library. This results from the angled organization of the stacks and the lack of a central arrival/orientation point. It should be possible for the patron to identify the primary areas of the Library: Juvenile, Fiction, Reference, Non-Fiction, Young Adult, Periodicals, Senior, AUdio-visual, and New or Display Materials. The ~xisting Senior, Young Adult, and periodicals are not in ideal locations. There needs to be visual distinction between the Children's and Adult areas, but no barrier. Service Desks: The Circulation Desk, Juvenile Des~ and Reference Desks should not be pieces of furniture placed randomly. They are an opportunity to express the character or personality of the Library and an attitude of helpfulness. Any plan for improvement should recognize that the desks are key ~n establishing an orderly layout of the Library and in help7ng the staff to effectively serve the patron. An arch1tectural concept is required in the location and detailing of these desks. 5 Clutter diminishes the function and important image of the desks. service desks should take up as little public floor space as possible, and at the same time be large enough to accommodate their functions with the minimum of effort. They should be immediately visible and inviting. The Juvenile desk works best if it is on the periphery of the Juvenile area, looking into the Children's area, in a position which will be visible to patrons, and have a reciprocal orientation to the Information desk. Staff should not have their backs to the Children's area or to the main traffic flow. The Information Desk is best situated in the middle of the Adult area with easy access to the Reference and General Collections. It is important that the desk be clearly visible to the patrons. It is not desirable to have the desk directly facing the building entrance where it is a visual, if not actual, barrier. Neither should the staff's backs be facing the entrance. The desk should be in a position to visually monitor traffic and the stack area, but not be in the middle of traffic flow. Patrons should not have to negotiate the desk to get to the books. The Circulation desk needs space! Traffic through the security system is congested, returned materials are not secure, the copy machine impairs staff access to the public floor area. A desk configuration oriented toward the public would be more successful. Curved desks are preferred. However, experience indicates that straight ready reference shelving behind the Reference desk functions better than curved shelving and' requires less space. It also provides a clear visual distinction between the back and the front of the Information desk. A gentle curve is workable, however. It helps cut down on bruises and softens the lines. Too much of a curve encroaches onto public space and is less efficient for shelving books and files. The functions and activities of the Children's desk and the Information desk are different and, therefore, should not be in immediate proximity to one another. Catalogs: Public catalogs should be given the same visibility considerations as service desks. It works best if they are massed close to the Information and Juvenile desks. People using the catalogs frequently need help. Staff should be able to readily see people needing help and be able to do so easily. 6 t D D . J I . . . t . j . t . . t . t t t >> t t 9 . t t t . ~ Public Areas: The stacks should be reorganized into a more orderly, efficient pattern. Angled stacks with long rows should be avoided. Display shelving should be provided. Special consideration should be given to AV materials and display of new books collection. Video cassettes, audio cassettes and compact discs have all been added since the building was opened. The addition of another shelf in the stacks could be considered if required to increase capacity for fiction and non-fiction collections. Shelving should be organized to maximize line of sight. The corner seating areas (pits) should be eliminated. Reorganization of the Library should not result in reduction of stacks. If possible, shelving in the Juvenile section would visually differentiate the fiction and non-fiction collections - perhaps one group horizontal, the other vertical. If there was enough wall space, alcoving which utilizes wall shelving and stacks would be a good alternative. This differentiation facilitates directing patrons to specific areas. A picture book alcove with comfortable furniture, open to the Juvenile section, would be desirable. The area (square footage) of the Juvenile area should not be less than currently exists. Tackable wall surfaces shall be provided on all available wall surfaces. Meeting and Conference Rooms: The size and configuration of the Meeting Room is inadequate. An alternative location for the Conference Room should be considered - perhaps closer to the entry lobby. Additional typing, computer, and study rooms would be highly desired. staff Workroom: Space is generally inadequate, particularly for work stations, receiving, Friends area, and tax forms storage. The staff workroom should be reorganized to consolidate clerical functions. Additional toilet and locker facilities are required. The loft space shall remain for storage; it should not be expanded or used for public area. si~e ~evelopment: There are no planning restrictions on bUll~lng coverage of the site. Building expansion is posslble on all four sides. There are no restrictions on ~dditio~al stories, however, such additions are considered lmpractlcal with regard to building function, structure, and access. 7 Parking appears adequate for the current use. If a major expansion program is undertaken, a parking study may be desired. Access through and to adjacent parking areas has been considered - it should be discussed with City authorities. Any program of building expansion should be reviewed with City authorities. ( ( t ( ( ( ( ( 8 I I I I . . I . . . I DUBLIN LIBRARY LIBRARY IMPROVEMENT STUDY OVERVIEW OF ALTERNATIVES The objectives of this study and the process through which it evolved are primarily: 1. To consider space utilization issues as a part of building improvements. 2. To address requirements for the upgrade of furnishings, shelving, lighting, power, and heating/ventilation systems. 3. To outline options for expanding the Library for an increase in public floor area and staff workroom. ~ . . . . I . . . . >> . t . . . t ~ ~ t Three alternatives have been developed which typify the range of improvement options that might be considered to achieve these objectives. Alternative One represents an internal reorganization of the existing Library; no addition or expansion is included. This alternative is intended to improve existing conditions to the extent possible within the present building envelope. This plan includes only what is presently housed in the Library; it does not increase current collections, seating, or workspace. Alternative One resolves functional problems of the existing building with a modification of the Juvenile Area and Meeting Room, and the Young Adult Area and Conference Room. The alleviation of space problems in some areas - such as the Entry Lobby and Circulation Desk - are achieved by the increase in ,density in others, such as the Fiction/Non- Fiction stack areas. These changes will achieve the goals of improving the appearance and organization of the Library; they will not alleviate the need for additional space. While this alternative does not increase building areas, it does not preclude the possibility of future expansion; it is possibly the first phase of an expansion plan. Alternative Two represents an internal reorganization of the existing library along with a minor program of building expansion. With this alternative, a minor increase in building area will allow an increase in service adequate for community needs for up to five years. 9 ...i/' ~ ~ " ...... ~ 'f ----- ...... ( -- ( ....... ( ( ( C << ( C ( ( ( f ( { ( ( ( ( i ! , \. i "y " ~ t-~IJLlnMIJII , \,,\"?'."~ll~J lOJI iLI:jJ I :: b] 0 0 , :, "~ JIll ~ 11 I ~~ I' ~ I ~~~~ , ;J t,)' A I ~ i III I , " :~_.- '_~(i !<'(~(rl=' " ~ '\0-"'-' ..J"~ 00 ,li,j I ~,~ I'~ 0.= ....~-I,01 ~E~ ,0JP: Ill] ~ . v - \~ i r-) ~J~ I '-f I lU ~~, ,~~ LG' . ~J nl ' ~--= I f1 -.J .=:--- _..:3 . P ('" V : r'.(l JU. ? '(t, J "/~'i\J I" - .' ".' . II L.. ,) , ST '\,J' . ,_I ( '- \. ... \ " ". ". STAFF AREA 7 , MEETING ROOM p ", (.....,........ ') ..~..._-~_..._. ~'" \. ,,--- ..~. ') ...--....- "'-". { \/ I '" ...~~ ". I...... REF TRUE N N I , / , / , , , , / / , , / / , , / , ALTERNATIVE 1 ~- o 5 10 20 40 DUBLIN LIBRARY MARQUIS ASSOCIATES Architecture, Planning, Interior Design . . . . . . . . . . . Alternative Two has an internal reorganization similar to Alternative One. However, the building is expanded along the southeast side of the building. This provides space for the relocation of Staff Lounge and Conference Room, resulting in new public floor area for a Periodicals and Seniors Area. A new study room is provided for public access computer typewriter, or tutorial use. As in Alternative One, the Meeting Room and Juvenile Area are reconfigured. Alternative Two could be a phased expansion of Alternative One. , Alternative Three represents the maximum probable expansion and reorganization of the Library. This alternative is significantly different from Alternatives One and Two. It will increase all library services to a level which will serve the community for ten to fifteen years. ,) '~ J , 9 Alternative Three has an internal reorganization similar to both One and Two. The building is expanded on the southeast side as in Alternative Two; there are also significant expansions on northeast and northwest sides. These three expansion areas are specifically for the Juvenile, Senior, Periodical, and Non-Fiction Areas. They also result in direct increases to Fiction, Reference, and Young Adult Areas. With the increase of public floor areas a corresponding increase in public lobby, toilets, and conference room space is required. .) It is possible to view Alternative Three as the result of a major program of improvements and expansion or as a culmination of a phased master plan. . . I I I I . . I t I I In all alternatives the organization is derived from a relationship of service desks and catalogs that has evolved through a study of many different approaches. It is possible that, with detailed design, this layout could evolve further. In general, the Circulation Desk and Juvenile Desk locations are determined by relationships to Entry Lobby and Meeting Room. The Reference Desk completes the service desk triangle. The catalogs are located in prominent locations, close to service desks, where patrons can be easily assisted. The stacks are arranged in an orderly pattern around the service desks with end panels oriented for easy identification. Information and orientation is key in the efficient use of the Library by patrons and for the service flexibility of staff. 11 ------- '~~ \\ ( { f { C f C C ( ( C ( f C t ( ( ( ( ----;- -- .... ..... ,..... r--... c =. ...... ~~ .~ U {J :0 "'" m iT" C1 ii i~ r, n ;;] III 'J ::: ,Iili 'Ii! 'I 'II ~ ~ V^ ' "I' NF,i "1:,', ',1'1' ;,'! ~ f"\ -" ,ill iil: ,: 'Ii ,II :111; Iii -'-<'. 'IL' :,IIIIII'I,III'I'!11 , Ii: " Ii I, ' "',wiliWlliwlli~ _ ~ ~c-._--- 'l..~~ , Ie (ll . -.--- REF. , ----- '0) ~ l...; ;.J ":::( , G---P 1~ tv 1~ . t ~ ~ ~ c:;> ~,:) ;',' ~ n n ~ . 1I .1 I! :;; ,Ai J - e==3 : .,1 ~/ "jj ;'1 . oj - / =====P= STAFF LOUNGE v .rv- - ~ "'d l CONF. ROOM I ", ST AFF AREA I . '-, r . I .... -- -\... - f ~ MEETING ROOM ~ . .1 ( ~ ( ~ ) '-~. ( ( ( >.~ ALTERNATIVE 2 ~ o 5 10 20 40 REF TN~~ . _I'". ,.' _ ( / /' ". I , " / DUBLIN LIBRARY MARQUIS ASSOCIATES Architecture, Planning, Interior Design tt . it . . . . . . . It ~ . . It It It . j I . I I . I . . . . . I Of the three alternatives: Alternative One does not increase size of building or collection, it is suited to the scope of a limited budget. A moderate increase in staff work areas and public space is achieved in Alternative Two without major modification to building systems (walls, roof, toilets, and mechanical systems); and Alternative Three will accommodate program requirements, alleviate crowding and provides for future growth. Evaluating these alternatives will require that three key questions be answered: 1. What level of service is appropriate for the Dublin Library? 2. What project budget is appropriate for improvements? 3. will growth of the present Dublin Library best serve the future library needs of the community? , ~ ---------- ; -- -- ---:-- \ \ .\ \ \ : \ y \. \. ...- . . , . t t]_~i 0 III: I~ IJI1': i' F f 11ItiIm PI .' I j, Iii \; 1~1 j _ i -~) I : ill . j j j . I J . 'f I f""'! j+i..-t-~~~I C, jl_1l..LJ'j 'LUI' 6~ CJNRJ CJ J' fLU', 'U II o ~ ~ 1111 ~I-'~~'~ ! I:' 1"Ii I: III Cd'>;] ~ '. : Iii Ii! I I ~ ~ :u ~r = --;T ~ ill 'I:: ", - ~ 0 iSTAFF LouNaJ < ~~ r, ~R~; · < i. - ,"1 C> <==--==-= I ~ n~(, i < ., ~ ", ol cr"~7~';'L.?'Ll.--l ,- ,[';1 :::"n I:') I u u u I <=-- - J 1'= I:nz:n 0 0 0 o~ I == 0 Q C;~ ~ '0, = IF = 9 ~ III c""- rJ , 1',- I r.f ~ STOR-- J ~ CONF. I' A ROOM i I I ] I MEETING ROOM "_ : i i i , ! cO rQ. "' .ill. , <> illS I~ w I \ \ I \ \ \. \~ \ -, .'.... \ \ \ ') ......... .............. . .... '. .... AL TERNA TIVE 3 , , . . -... ---. , .... : .... " ". ( ( ( C E ( ( ( ( ( f ( f ( ( ( ( ( ( ( ( \, \ \. .'..... c:) 't1 ST AFF AREA ...... , '. .. . ..\ .... , '. "'. ". \'" '..... " .... '-" \ \ \, .... ...... REF TRUE N N I / _'~, ./1 ,,-,,,,- / ~ / - ,. I ( ( DUBLIN LIBRARY "' CIRC. ~:<, ", ......-. ....,.. L-" -.:".1..... "-"',-..,., ' , ... . ,.":: '. \\ .... ................. " ". . " '. 1"'-:-" _..,..:-:',',~ . :.' .: . . '., .. .. ",; . . ..... (.' \-1 rL.J1---.J o 5 10 20 40 MARQUIS ASSOCIATES Architecture, Planning, Interior Design ( ( ( & ~ ~ t . ~ ) >> t . t . . I . I . . . , >> . . . . . . . . . . DUBLIN LIBRARY LIBRARY IMPROVEMENT STUDY BUILDING IMPROVEMENTS The following outline specifications for improvements have been used to prepare comparison budgets for the three alternatives. Some improvements are not applicable to all alternatives. Scope of Improvements for Building: 1. Foundations for new construction shall be concrete perimeter grade beams (unless required otherwise by geotechnical investigation). 2. All new wall construction will be wood framed. 3. Floor construction shall be concrete slab on grade with vapor barrier. Infill for pit floors shall be wood framed with concrete fill. Framing for roof shall be . ' wood. Where new building additions adjoin building areas with existing skylights, skylights shall be removed as required and openings framed with wood to accommodate new structure. 4. Exterior wall cladding will be brick veneer. Doors and windows shall be anodized aluminum. 5. Roofing over additions will be mineral surface cap sheet; Kalwall insulating and light diffusing skylights will be provided for natural lighting. Roofing over former skylight locations shall be metal to match existing. 6. Interior partitions shall be wood framed with acoustical treatment. Doors shall be solid core wood in metal frames. Where possible, doors shall have glass panels. 7. Floor finishes shall be carpet for public areas, meeting rooms, and work areas; tile for toilets, lobby, and delivery areas; and exposed concrete for janitor and mechanical areas. Floor finishes and material transitions must accommodate book trucks. Wall finishes shall be acoustical, tackable surfaces above chair rail height and wood panel below. Ceiling finishes shall be acoustical tile over new gypsum board substrate in sloped ceiling areas, suspended acoustical tile in flat ceiling areas, and painted gypsum board in toilets, janitorial, or closet areas. Existing flat gypsum board ceilings shall remain where unaffected by new work. 15 Interior finishes in toilet rooms need to be upgraded. Window coverings are required in building additions. f ( 8. New service desks shall be custom designed. provisions shall be made for adequate lighting, power, and communications. Millwork will include picture book display, periodicals, catalog tables, and carrels. 16 t C C C C << C { f f . C C . C f ( ( . . C C t ( C f ( All new, light colored, stacks with seismic restraint are required. Stacks shall have end display panels. Perhaps existing stacks can be refinished and re-used in loft, circulation desk, and work areas (with seismic restraint) . The Lobby shall have custom made directory and display. units. Projection screens, chalk and tackboards, and new casework are required for the Meeting Room and Conference Rooms. In the Alternatives with a new Staff Lounge, new casework and appliances will be required. Lockers for staff are also needed. 9. Installation of an electrically operated dumbwaiter for the loft shall be considered. 10. Renovation will require new toilet room and kitchen fixtures for Alternatives Two and Three. Roof drainage is required for new additions. 11. The heating, ventilating, and air conditioning requires servicing, cleaning, and replacement of wearing parts. Some modifications will be required by reconfiguration of Meeting and Conference Rooms. Building additions will be serviced by new package units. The existing HVAC system is of the all air type and provides around 19000 CFM with 40 tons of cooling and 650 MBH of heating. A 4-pipe wet side provides refrigerant and heating water to the air system for cooling and heating air coils. There is also a separate 5-ton cooling fan-coil system for the Meeting Room. The constant volume air system distributes air through eight zones with re-heat coils to various parts of the building. , I I I I . . I . I . . . . . . . . a . . . . . . . . . . . . The system appears in very good condition and seems well maintained, with quality equipment as originally installed. 12. Power: An underfloor duct provides for the current electrical power distribution system. Receptacles will be required for new furniture locations. Service desks will have new expanded power and communications requirements. Provisions for computers and electronic equipment shall be expanded. The present system is adequate and can probably accommodate a modest increase in building size. The distribution of branch circuit wiring has a modest flexibility and means of accommodating expansion through the underfloor system The system in the main library area is limited to power only. The system in the Staff Area has capacity for power and telephone systems. The accommodation of furniture mounted task lighting can hopefully be accomplished through the underfloor system. If not, a small section of the floor can be routed for installation of new conduit. Power to equipment adjacent to stud walls will be installed through ceiling space with overhead wiring system. Lighting: The existing lighting is inadequate. A new strategy should be prepared. The basic lighting system should be: pendant mounted high intensity discharge lamps in glass reflectors without enclosures, table or floor mounted reading lights, linear stack lights (with vandal proof lamps), and special lighting for Conference, Meeting, Lobby, and Circulation Desk. In areas using the existing pendant hung four feet by four feet fluorescent fixtures, the parabolic louvers have a severe cut off of light, which causes an uneven distribution of illumination. The visual impact is that you observe many dark areas between light fixtures. In the high bay clerestory area the existing lighting consists of hi-bay multi-vapor, pendant mounted, fixtures and track lights mounted on the underside of the main ~russ7s. The lighting does not provide adequate 11lum1nation, and the track lighting causes light to be directed into the eye of the viewer. 17 The existing stack lights do not have a good light cut off and appear very bright when in this environment of low ambient light levels. This could be a source of discomfort and unfavorable seeing ability at the stacks. The stack lights should be replaced with fixtures with louvers dedicated to stack lighting. ( Support areas such as staff area and meeting room will have a replacement of light fixtures with indirect lighting system for better distribution of light and improvement of seeing effort. ( Telephone and Data Communications: The installation of these systems possibly can be done through wall outlets, under carpet cable and routing of concrete floor. ( ( ( ( ( ( C << ( ( ( { ( ( ( ( ( The accommodation of data communication cable and telephone can be implemented through a combination of undercarpet cable and routing of concrete floor. Fire Alarm and Security System: The system is in good working order and modification will consist of addressing room configuration and current codes. 13. The plumbing system is in very good condition and appears adequate for the present building. The fire protection is based on a wet pipe, fully automatic, sprinkler system which covers all areas and is visibly in good condition except for the couplings and fittings. Several of the couplings reportedly have failed. This may indicate a serious problem with the original pipe installation. The post indicator valve also requires adjustment. An inspection of the entire pipe system by a licensed fire protection consultant is recommended. Both plumbing and fire protection systems, with modifications, will accommodate some building expansion. Water and gas service will require revisions and the fire sprinkler main will require some adjustment. 14. Minimal demolition or clearing of the site will be required. The existing ceiling shall be removed for installation of a new sprinkler system. Some interior partitions will be removed. Expansion work requires removal of portions of exterior wall. 18 ( ( , r I . I . . . . I I . . . . . . . . . . ~ . . . . . . . . . . . 15. No changes are anticipated in these budgets for parking or sitework. Areas adjacent to building expansion shall be grass to match existing. The building expansion for the entry, Alternative Three, will require modification to the site paving. The City may require drive-through access at the rear of the site. A budget for this work is not included in this report. 16. Existing utilities on site appear adequate, no revision or expansion is required. Furnishings and Equipment Budget: (Stacks, service desks, and millwork are included in building improvement program above and in the project budget under Function Equipment and Specialties.) Existing furnishings shall be reupholstered, refinished, or replaced to coordinate appearance. Recently purchased chairs, (10 units) and display racks will be used. Additional furnishings are required and are included in the budget: tables, chairs, display racks, file cabinets, map cases, and children's furniture. -New Graphics are required to identify: collection areas, service desks, stacks, rooms, directions, and directory. Computer stations, public computers, typewriters, and catalogs are required. Movable partitions should be budgeted for the staff workroom. six additional stations are required in the expansion plans, including SAN desk. Miscellaneous furnishings required will include book trucks, waste baskets, etc. Project Development Costs: In addition to building improvement, furnishing, and equipment costs funds will be required for fees, permits, testing, and contingencies. The project direction should be established and the preliminary design substantially completed before these costs can be estimated. For purposes of comparison of costs, thirty percent (30%) of the estimated costs have been included in the summary of probable budgets for Project Development costs. 19 Project estimates include inflation to 1 January 1992; add +/- 5% per year for project starts after this date. Project budgets prepared at this phase of work are highly variable depending on project scope and levels of quality not yet defined. Cost Plan excludes: Remodel work to existing loft. Dumbwaiter to loft. Exterior landscaping or parking lot work, except as necessary to "make good" perimeter landscaping. Hazardous waste removal or disposal. Premium time cost for work performed outside regular trade work hours. Relocation of existing books and/or periodicals. A sprinkler inspection should be performed by a licensed contractor or consultant following removal of the finish ceiling to verify scope of remedial work. 20 -f . I I I I . . I it . . . . I I I 1) . I I it . . /I . . II . . . I DUBLIN LIBRARY OUTLINE OF PROBABLE PROJECT BUDGETS Area to be Renovated/Reconstructed Area of New Construction Total Building Area COMPONENT SUMMARY 1. Excavation & Foundations 2. Walls, Columns and Bracing 3. Floor & Roof Structures 4. Exterior Cladding, Windows & Doors 5. Roofing & Waterproofing & Skylights 6. Interior Partitions, Doors & Glazing 7. Floor, Wall & Ceiling Finishes 8. Function & Special Equipment 9. -stairs & vertical Transportation 10. Plumbing Systems & Fixtures 11. Heating, Ventilating, and Air Conditioning 12. Electric Light, Power, Communications 13. Fire Protection System 14. site Preparation & Demolition 15. site Paving, Structures & Landscaping 16. utilities on Site TOTAL GC, OH&P, Contingency RECOMMENDED CONSTRUCTION BUDGET FURNISHINGS AND EQUIPMENT PROJECT DEVELOPMENT * RECOMMENDED PROJECT BUDGET * See notes on Project Development Costs, Page 19. LIBRARY IMPROVEMENT STUDY Alt #1 $/SF $G Alt #2 $/SF $G Alt #3 $/SF $G 15,000 SF 15,000 SF 15,000 SF -0- 2,000 7,000 15,000 SF 17,000 SF 22,000 SF 0.00 0.00 0.07 0.00 0.00 2.67 10.67 15.00 0.00 0.00 4.33 6.67 2.33 3.33 0.00 0.00 11. 27 56.33 15.00 16.90 o 0.41 o 0.35 1 1. 53 o 4.12 o 1. 53 40 2.94 160 10.59 225 15.00 o 0.00 o 0.59 65 4.71 100 8.00 35 2.35 50 3.53 o 0.29 o 0.00 7 1.00 6 1.18 26 3.00 70 10.45 26 3.91 50 2.95 180 10.68 255 15.00 o 0.00 10 2.73 80 7.27 136 9.36 40 2.27 60 3.64 5 0.45 o 0.45 22 26 66 230 86 65 235 330 o 60 160 206 50 80 10 10 169 14.00 238 18.59 409 845 69.94 1,189 92.95 2,045 225 15.00 255 15.00 330 253 20.98 356 27.89 613 88.23 1,323 105.92 1,800 135.84 2,988 21 ~ >> t t t . t >> t . t . t . . . . . . j . J I . I I I I I I I DUBLIN LIBRARY LIBRARY IMPROVEMENT STUDY THE NEXT PHASE As a result of this study, a determination of the planning direction should be selected. The issues to be resolved in the selection of a direction concern library size and collection, function, budget, potential users, and staff requirements. Detailed Design: The next phase of the design work should concern the detailed adaptation of the program to the selected plan and more detailed definition of a probable budget. Consideration should be given to specific linear feet of stack space, number of tables and chairs, locations of specific collections, special collections, type of casework and displays, and work space appropriate to the selected plan. The approach should be based on the considerations expressed in the workshops and questionnaires, and as set forth in this report. The development of the approach should be evaluated for function, image, economy, and suitability of design for the Dublin Library. Future Phases: Following approval of the detailed design, construction documents would be prepared for the building improvements and specifications prepared for selection of -furnishings and equipment. Construction and improvements would follow approval of those documents and specifications. The overall goal should be to create an improved library that will be attractive to patrons through excellence in facilities as well as in service. ~~ EXHIBIT 2 LIBRARY PLANNING TASK FORCE MEMBERSHIP ROSTER Dave Burton, Councilmember City of Dublin 11396 Dillon Way Dublin, CA 94568 829-4390 Joy Cadone, Deputy County Lib. Alameda County Library 2450 stevenson Boulevard Fremont, CA 94538 745-1500 Dan Downey 7719 Canterbury Lane Dublin, CA 94568 829-2021 (day) 833-1973 (evening) Patricia Esse 11472 wildcat Court Dublin, CA 94568 829-5661 Linda Ferris Dublin Unified School District 7471 Larkdale Avenue Dublin, CA 94568 828-2551 ext. 244 Mary Gibbert 6844 Sage Court Dublin, CA 94568 828-4541 Betty Harris 6839 Ione Way Dublin, CA 94568 551-6878 (day) 551-0482 (evening) steven Jung 7315 Las Palmas Way Dublin, CA 94568 828-6550 (day) 803-0915 (evening) Diane Lowart, Recreation Dir. City of Dublin P.o. Box 2340 DUblin, CA 94568 833-6645 Rayme Meyer, Branch Manager Dublin Library 7606 Amador Valley Blvd. Dublin, CA 94568 828-1315 Patrick Schmidt 7695 Sunwood Drive DUblin, CA 94568 463-2109 (day) 829-4329 (evening) Linda Wood, County Librarian Alameda County Library 2450 stevenson Boulevard Fremont, CA 94538 745-1500 First Meeting Second Meeting Third Meeting Fourth Meeting Fifth Meeting Sixth Meeting Seventh Meeting LMW:ej 2948C EXHIBIT 3 DUBLIN LIBRARY TASK FORCE PROPOSED WORK PLAN -Background information -Adoption of work plan -Selecting Chair/Vice Chair and time & frequency of meetings City growth plans Tour of Dublin Library & presentation of Dublin Library Improvement Study Library facilities standards, service issues, and operating cost issues Financing library construction & renovation Options for meeting library facilities needs Committee recommendations DRAFT 2/25/92 City Planning Dept. Ha 1 Brandes & Rayme Meyer Linda Wood & staff Linda Wood & staff Staff EXHIBIT 4 DUBLIN POPULATION ESTIMATES AND PROJECTIONS Latest population estimates and projections as of May 7, 1992 [Presented by Planning Director Laurence Tong for the Library Planning Task Force] I. ESTIMATES: April 1990 Census: 23,200 January 1, 1992 Estimate: 25,200 II. PROJECTIONS: Jan. 1995 Jan. 2000 Jan. 2005 Jan. 2010 Maximum Build Out Central Dublin 25,800 27,000 27,000 27,000 27,000 max. max. max. max. (yr. 1997) Western Dublin 0 2,000 5,700 7,800 8,400 max. (if construction (yr. 2020) begins in 1996) Eastern Dublin 0 5,100 16,900 28,700 41,700 max. (if construction (yr. 2022) begins in 1995) TOTAL 25,800 34,100 49,600 63,500 77,100 max. (yr. 2022) .... EXHIBIT 5 ALAMEDA COUNTY lIBRARY RECOMMENDED CRITERIA FOR lIBRARY SITE SELECTION The following standards pertain to the optimum location of a library within a community. They are intended to insure maximum convenience to patrons and maximum ~se of the library and are listed in the order of their importance. 1. Libraries should be located in shopping areas or civic centers. Both areas provide the high concentrations of people which lead to maximum use of the library. Shopping centers are the areas where people buy convenience goods and visit repeatedly; the shopping center becomes a community or neighborhood core in many respects. Likewise civic centers are the areas which people visit repeatedly for a variety of municipal services and if designed properly, can also become community centers. If a commercial area is preferred, a shopping center is preferable over old retail areas or highway oriented commerical areas, because of better parking, better appearance, and more compactness. . 2. Libraries should be located centrally for the population they are to serve. This factor would come into play if more than one location were to be considered in an area. 3. Public Transporation. Libraries should be located in areas that are easily accessible by public transportation. 4. Libraries should be located with regard to convenience to schools. Although this consideration should ~ot be overlooked, it is given less importance than the above standards, because libraries should not over-emphasize service to children at the expense of the general public. Moreover, studies have revealed that about 85% of the trips to most libraries are by car. Permanent libraries should never be located at schools. Many library systems which have tried this relationship have abandoned the practice. Site Planning and Design Standards: These standards concern site size and arrangement: building location and design; and other specific considerations. Their purpose is to improve the accessibility, visibility, safety, function, and beauty of libraries. 1. Library sites should have approximately four times as much area as the floor area of the proposed building. This allows for necessary parking, appropriate landscaping, walkways, adequate on-site circulation, site/street improvements, and a proper setting. 2. Libraries under 40.000 square feet should be located on one floor for the most efficient usage of staff and for improved security. 3. Libraries should have exclusive parking based on a minimum standard of one. space per 100 square feet of building floor area plus staff parking. Space given above is required by Alameda County. Local city ordinances may establish a different standard for required parking spaces. RECOMMENDED CRITERIA FOR LIBRARY SITE SELECTION PAGE 2 4. Libraries should be sited with regard to maximum visibility and accessibility. The best site for a library is usually one adjoining an arterial street. libraries should not be buried among shops, located to the rear of a shopping center or civic center, or surrounded by large areas of asphalt. 5. Pedestrian safety and convenience should be considered in library site arrangement. Pedestrians - mostly children - account for only about 15% of the total visits to libraries. 6. Parking should be immediately adjacent to the building, should be well-lighted, and should not be hidden from the street. This is seldom a problem in shopping centers or newly designed civic centers, but couTd be one for libraries located in older business districts., 7. The architecture, site arrangement, and landscaping of a library should be of a style and quality befitting a public library. The design of a library must fulfill two criteria: beauty and function. Regarding beauty, a library facility - like other public buildings ~ should be dignified and not necessarily reflect "faddish" design trends. On the other hand, it must not appear uninviting, and should have a facade which declares its function. Generous landscaping, particularly in the parking areas, should represent a good example for private developers. 8. libraries should be well identifed, but with tasteful signs. Some existing libraries suffer from inadequate identifications. list of Criteria: An ideal site for a library will have good: visibility . patron access - auto, walk, bicycle, bus, BART site arrangement and setting parking: adjacent to building not hidden from street well lighted level landscaped accessibility to utilities (avoid long runs) site engineering: take into consideration seismic, flooding potential space for adequate building size, expansion, street improvements, parking, landscaping. Conversely the following should be avoided: overly irregular or inclined site secluded unsafe or poor access no other adjacent offices or stores open evenings or Saturdays too small/too large (creates maintenance and.security burdens) not placed in keeping with long range population projections any characteristics which will cause problems with a negative declaration or CEQA. . 4/15/91 08680 CI) on ~ .... .... on CI) t:: '"" o q) ~ u"'O= .- 0 >- ~~-o ~ .;:: ~ N <t:eO~ ~q)0....... t:Q 0.. 0 0\ -OOt:: ~... : of lIj ..... ;.:... .il/')] -:l20.::! t:Q<:~CI) ::J-o,""~ Oq)~on .... q) 0 ~ >- u .S..... ~ '""O~ ~~- 00 ~ I/') 0\ v:. ....... ...,. I/') "<t v:. ("f") \0 C:- ....... ...,. o o C:- O ("f") ~ ....... ...,. o o C:- OO I/') ....... o o C:- I/') \0 \0 ...,. o o o 0\ r--- ~ t:: t:: o CI) '"" q) ~ on q) .- on .... t:: :s 0 .... .- ::J~ u c; -8 .- ::l -0 E ~ E ::l 0 UU o o C:- oo I/') ....... o o C:- oo I/') ....... 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Q) 0.0 "0 ;:l .0 tI) ....... ~ .- ~ Q) ..... ~ S ..... o "0 ~ ~ "0 ~ ~ ..... tI) ~ ~ o o o o 0" o ....... o ..... o o o ..n co ..... o ~ o .- ..... u Q) - "0 u ....... ~ ;:j ~ ~ <: '" ..... ~ Q) ~ ~ ;:j u ~ vi n:l 0.0 ~ .S U"O ~- _...-I -7"""1 ;:j .9.0 IJ') 0 ~t @) ~ Q) tI) Q) Q) ~ s..... ;:j Q) -.0 0-0 :> Q) g:g o :> ..n=a ....... C"l ~ Q) ..c:: ..... ~ ..... '0.. ~ u ~ Q) 0.. tI) Q) S ;:j "0 :> o t ....... o -0 ~ n:l -0 ~ n:l ..... tI) ~ .- n:l ..... ~ .- ~ S o ..... tI) Q) S ;:j ....... o :> o o o ..n ....... - n:l ~ o .- ..... :a -0 ~ ~ ~ ~ o ..... tI) ..... ~ ;:j o u u <: ... N E- (J) o u o:l ::J o EXHIBIT 7 CALIFORNIA STATE LIBRARY Telll'I't"., ,:el u.s.~7JO QNIYMI . :" "s 1I8RARY DEVELOPMENT SERVICES 1001 SIXTH STREET' SUITE JOO . SACRAMENIO. CA 9.sal~ FINANCING CALIFORNIA PUBUC UBRARY BUILDINGS, 1991 Cy Silver, Consultant, C"llii"ornia Slatc library. December 1990 Library directors, othcr local officials, and architects rcgularly a.-;k about financing for c: H1Slructi{)n of public libraries in Odifornia. 'Olis cight-pagc paper outlines thc principal mcthod~ lhat are currently availablc. Evel)' :;e:;sion of the Legislature provides amendments to many of these mClhod-;, and some sessions provide additional methods as well. Anyone cxplorir.g f:nar.cing of library construction should ea~h fall review the results of the legislativc session just ended. Simi!arly, ballot propositions and new or amended federal laws also have their impacL The methods reOcct the existence of both Proposition 13's limit on ad valorem real property tax, and Proposition 4's limit on total local expenditures. They include legal structures that can be created to undertake construction projects as well as sources of funds for those projects. Frequently a mix of various legal structures and funding sources is needed to bring a library facility and its furnishings and equipment into being. Further details on the various financing methods are available on request from Cy Silver, Facilities Planning Consultant, California State Library, 1001 - 6th Street, Suite 300, Sacramento 95814; phone 916/322-0360, fax 916/323- 1870, or by reference to the materials in a brief bibliography at the end of this paper. However, the local juri.-;diction's legal counsel should be consulted as the final authority on all matters in this paper. l. GENERAL OBLIGATION BONDS. General ohligation (G.O.) honds are the least costly method of financing. They are based on the ad valorem property tax, and require a two-thirds vote of the electorate. Although G.O. bonds may not be used to procure furnishings or equipment, some legal authorities hold that interest ()n bond proceeds may be lL,;ed for any purpose. Voter-approved G.O. bond taxes are over and above the jurisdiction's AB8 property tax proration and do not fall under the Prop. 4 (Gann) limit FINANCING CAUFORNlA PUBUC UBRARY BUILDINGS, 1991 2 MELLO-ROOS COMMUNITY FACILITIES ACT OF 1982 MeHo-Roos (Government Code U53311-53365.7) can be used to finance buildings by any jurisdiction authorized to provide library services. It allows creation of a special district to serve as a financing sheil for public construction. The boundaries of the district can be drawn to include (or exclude) any area. Funding for Mello-Roos construction' financing requires two-thirds voter approval of a "special ux'. (n conformance with Prop. 13, such special taxes on real property may not be levied ad valorem, but may be levied On e.g. square footage or number of parcels, and the tax can be highly customized for different types of property or taxpayer status. Since a Mel1o-Roos district is a new special district, it will have its own new Prop. 4 expenditure ceiling. The Prop. 4 ceiling of the district's spon.<;aring city or county is not considered. Because of the flexibility in designing a special tax, Meflo-Roos is particularly suited to undeveioped areas with fewer than 12 landowners., as an alternative to special assessment financing. Stili, a few populated areas have also established MeHo-Roos districts to improve their facilities. 3. LEASE-PURCHASE ("Build-to-Suit"). Lease-purchase of property or major equipment (that is, lease or instalment sale with option to purchase) is frequently employed for smaller projects of up to S500,OOO, and many larger projects as well. The jurisdiction will directly place the project with the private lessor of the property (frequently the builder); the lessor in turn gets financing from e.g. a bank. No voter approval is needed. The "purchase" part must remain an option until exercised, since under the California constitutIon municipal income cannot be obligated for more than one year at a time v.;thout 2J3 voter approval Voter approval is not needed for lease-purchase financing. The lease itself may be negotiated at favorable rates, because the property, even though privately owned, is under the constitutional welfare exemption free of property taxes as long as it is used for the library. The interest portion of payments on the lease or instalment sale can be structured to be exempt from federal and state income taxes. 4. CERTIFICATES OF PARTICIPATION. Certificatcs of Participation (COP's) are the most common way of financing capital projccts in populated area,>. They expand (he traditional lcase-purchase arrangement by increasing the pool of investors. They in effect arc a tax-exempt real estate invcstment trust for larger projccts. ./ EXHIBIT 8 2450 S t eve n son B 0 U I e v a r d. F rem 0 n t. C a I i for n i a - 9453 8 - 2 3 2 6 Phone (510) 745-1500 FAX (510) 793-2987 L i n daM. Woo d . C 0 U n t y Lib r a ria n OPTIONS FOR MEETING LIBRARY FACILITIES NEEDS OPTION #1 - Expand library to maximum size on current site as soon as possible. - Plan and construct a new ,...,20,000 sq ft building in Eastern Dublin by 2005. PRO CON a) Easier access from all residential areas. a) Requires expense of creating a totally new library collection. b) Maximizes investment in current building. b) Higher ongoing operating costs for two separate libraries. c) Builds on identity of current library in the community. c) Requires community to support two distinct projects. d) Total capital investment is lowest at today's costs (total new construc- tion in both projects is only ,...,27,000 sq ft). e) Defers larger capital expenditure. f) Would provide adequate space for the next 8-10 years. g) Would maintain library in major shopping area. OPTION #2 - Expand library to maximum size on current site as soon as possible. - Plan and construct a new ,...,40,000 sq ft building in a central location by 2005. - Convert existing building to other use. PRO CON a) Minimizes current need for large investment. a) Greater distance to travel for library service for residents at each end of F t M ' L'bthe service area. remon aln I rary Albany. Business Library. Castro Valley. Centerville Dublin. Extension Services. Irvington . Newark Niles. Pleasanton . San Lorenzo. Union City b) Would provide adequate space for the next 8-10 years. c) Lower ongoing operating costs for a single location. d) Larger collection size and more specialized staff and services possible at a single location. e) Doesn't involve expense of creating a totally new library collection. OPTION #3 b) Requires larger capital expenses, both long-term and short-term (expansion + new costs for larger building later). c) Requires community to support two distinct projects. d) Increases investment in existing building which will be abandoned. - Plan and construct a new ,..,40,000 sq ft library at or near the Civic Center as soon as possible. - Convert existing building to other use. PRO a) Lower ongoing operating costs for a single location. b) Larger collection size and more specialized staff and services possible at a single location. c) Focusses community support on one project. d) Doesn't involve expense of creating a totally new library collection. e) Identification with Civic Center and civic pride. f) Builds all space needed now for future growth (to 2010) at today's costs. CON a) Greater distance to travel for library service for residents at each end of the service area. b) Requires exceptionally large capital investment as soon as possible. c) May appear to be overbuilt for the first decade of use. d) Abandons investment in existing building after less than 20 years. e) Fails to meet most immediate need for space. f) Does not have visibility or access of major commercial area. OPTION #4 - Plan and construct a .....25,000 sq ft library at or near the Civic Center as soon as possible, allowing for an expansion to .....40, 000 sq ft by 2005. - Convert existing building to other use. PRO a) Lower ongoing operating costs for a single location. b) Larger collection size and more specialized staff and services possible in a single location. c) Lower construction costs in short term than Option #3 while still providing for future. d) Focusses community support on one project. e) Doesn't involve expense of creating a totally new library collection. f) Identification with Civic Center and civic pride. CON a) Greater distance to travel for library service for residents at each end of the service area. b) Requires large capital investment as soon as possible (larger than Option #1, less than Option #3). c) Abandons investment in existing building after less than 20 years. d) Does not have visibility or access of major commercial area. e) Fails to meet most immediate need for space.