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Home My WebLink About7.1 SenrCntr-LibraryReuse CITY CLERK # 240-30 AGENDA STATEMENT ............. CITY COUNCIL MEETING ,DATE: December 7, 1999 SUBJECT: ATTACHMENTS: Dublin Senior Center, Library Adaptive Reuse Study Report by Diane Lowart, Parks & Community Services Director Final Report - Preliminary Site Evaluation, Program and Illustrative Floor Plan RECOMMENDATION: 1) Receive Staff Report 2) Receive Consultant Presentation 3) Approve concept of renovating Dublin Library for a future Senior Center FINANCIAL STATEMENT: None DESCRIPTION: In September 1998, the City Council approved the Library Planning Task Force Report. In the Report, the Task Force recommended cons _~trucfion O.f.~_B_,e,~_37,000 square foot library on the Civic Center site. In Aug'ust 1999, the City Council approved an agreement with BSA Architects for the programming and design of the new Civic Center Library. The anticipated completion date for the library is early 2003. In October 1999, the Alameda County Board of Supervisors approved a Memorandum of Understanding with the City regarding the transfer of ownership of the existing library building and site. As provided in the Memorandum of Understanding the City will pay the County $1 and the costs associated_wi~ transfer of title in exchange for the existing library building and land. Further: the City must certify that the existing building and land will only be used for public purposes for a period of 50 years. In anticipation that the City Council would lipproVe construction of a new library at the Civic Center and the County would' transfer the existing library building to the City, Group 4 Architecture Research + Planning, Inc. was retained in January 1998 to evaluate the existing Dublin Libtroy building and site for conversion to a community Senior Center. The study looked at the following three areas: 1) program analysis of space and site needs; 2) preliminary building evaluation; and 3) conceptual floor plan. The stUdy results are summarized in the Final Report that is attached. - . -. Program Development/Analysis of Space and Siti~ Needs ....... In order to determine if me existing Dublin Library building and site would be suitab!e...fO[.g__S_e_~gL Center, it was necessary to determine a vision for a new SeniOr Center. The Dublin Senior Center Advisory Committee was consulted to develop a "wish list" for a new facility. The Committee considered i~ 2 ' : >...: ,2 .... __ - . ":':L~.; .............. ' COPIES TO: p~ks_.&.C0~..m~..i~ Services Commission Senior Centey Advisory Committee ITEM NO. ' ~L F:cilTcoun\ccmt~s\l 2-7 srcntr lib.doC the potential activities, services and prog-r~s that a new Senior Center should .SUpport. From there, the Committee.ideBtified specific goals for the site and building design. Using this information, Group 4 came up with interior space requirements and uar included ~e Bllow'~g: - Q reception and lobby cloak room boutique/gift shop director's office '- workroom/volunteers office~ copy and office storage area activity/classroom arts and crafts room computer lab library game/billiards room television area conference room o restrooms consultation room ........ main hall kitchen nutrition site manager's office janitor's closet mechanical, electrical, and telephone equipment rooms storage areas The next step was to translate the preliminary program and interior space requirements into a series of space adjacency diagrams. These diagrams are contained in the Final. Report (page 19 and 20) and are the first step in the development of the Conceptual Floor Plan for the Senior Center Preliminary Building Evaluation As part of the evaluation, Group 4 reviewed the original construction drawings for the library as well as .a subsequent study commissioned by the library and conducted by Marquis Associates. Site visits were made to observe the general condition of the building and library staff was consulted .to dis.cuss.~'~ building from the standpoint of a daily user. . · ' : : · ' Although the Library is well maintained by the County, two problems must be eonsidere4..~t~9~l,planning for a new use such as a Senior C'enter. 'First, portions of the exterior ar!_~ interior matefialS,~e;aLqr, L~e;g~ the end of their useful life .and replaeemen~ with new materials will .be. required. Second, building codes have changed in the 21 years since the building was designed. For the significant Change of use that is proposed, the building would need to be brought into compliante with current building codes. In drder to prepare the building for another 20 to30 years of community use, considerable work is neede. d.. At minimum, the following work is needed: Roof: Building Exterior: Interior: Structural: Re-flash and repair leaks. Repair dry-rot. Install new roofing. The roof geometry with its tall peaked roof may have to be modified to accommodate the main hall. Repair and replace damaged brick tile veneer. ~Replaee dry. rotted wood2 · Rebuild building entry 'to address new use and 'to ,r~0Y~ ~aC~S~Si~i!i~ problems. Remove hazardous materials (if found). Install new ceiling. Make accessibility improvements throughout. Remove the majority of existing walls. Construct new walls and ceilings for activity rooms, main hall, """' kitchen, etc. Add or enlarge restr0oms2 Replace all wall and ~o0~ ~hes; Strengthen building as required. ' Mechanical: Electcat: Install new HVAC system. Modify or replace present automatic sprinkler system. Add new plumbing for restrooms and kitchen. Install new power, data, and lighting systems. The site will likely need to be modified to provide additional parking. If outdoor activity areas are desired, construction of these new areas will be required as well. Conceptual Floor Plan The floor plan shown on page 29 of the Final Report illustrates how the library building could be used as a Senior Center (an enlarged floor plan will be presented at the meeting). The plan shows that the required spaces can fit into the existing building with the entry, offices, workrooms, and restrooms along the west parking lot side, activity rooms on the southeast and a multipurpose room on the north, The activity spaces are shown arranged around an atrium with a high ceiling. Conclusion In order to meet DUblin seniors' current needs, the size of the existing Dublin Library building is adequate. The location of the building on Amador Valley Boulevard would provide an excellent site as it is in the central area .~;[~ub!in.,,~d, is con~enient,~,~_,~9.,~_eighborhoods where. the seniors ,nOw .liye, . Additionally, the access to public transportation is good and the location is visible within the community. The library building would require extensive remodeling for adapting it for use as a Senior Cente, r. However, once remodeled, it would work well as a Senior Center. Although the current study did not address the cost associated with the remodel, the consultant estimates the cost~t~.,~go,75~°./o,.t,,,o,_~0%~,,of th,~.,e. cost of new construction. The 1998-2003 Capital Improvement Program identifies the renovation ofthe~exis.ting library for a Senior Center with funding allocated beginning in Fiscal Year 2001-2002. project is as follows: Be~n Months Design September 2001 6 Construction Documents March 2002 .............. 6 ............. Bidding September 2002 3 Construction January 2003 9 The preliminary schedule for the End February 2002 August 2002 December 2002 October 2004 The consultant has recommended an interim step, which would be to develop a concept plan in connection with structural, mechanical and electrical engineers. The purpose of this work would be to develop an estimate of the construction cost and overall project budget. Staff does not recommend pursuing this work at this time. In May 1998, the Dubiin"Senior'Cent~i- AaWS0i3; Committee i-eviev,;ed the con ,ceptual Floor Plan for th~ ............. renovation of the existing Dublin Library building and site for a Senior Center. Th~ ,Advisory Committee was supportive of the concept. The Parks & Community Services Commission at the November 15, 1999 meeting approved the concept of renovating the existing Dublin Library building and site for a Senior Center. ":/"- Staff recommends that the City Council take formal action to approve the concept of renovating the existing Dublin Library building and site for a future Senior Center. P October 1998 TABLE OF CONTENTS Table of Contents ..................................................................................................i Introduction .............................................................................................................1 Background and Planning .......................................................................................2 Program Development ...........................................................................................3 Potential Activities .......................................................................................4 Project Goals ........................................................................................................5 Site ............................................................................................................5 Building .......................................................................................................6 Evaluation Criteria ..................................................................................................7 Senior Center Program Summary. ...........................................................................8 Interior Space Requirements ..............................................................~ ....................9 Special Building Considerations .................................................................................14 Site Development and Parking ..................................................................................15 Senior Center Comparison Chart ..............................................................................17 Space Adjacency Diagrams .....................................................................................18 Preliminary Building Evaluation .................................................................................21 General Description ................................................................................................22 Architectural ................................................................................................24 Existing Floor Plan ........................................................................................25 Structural ....................................................................................................26 Mechanical ..................................................................................................26 Electrical .....................................................................................................27 Building Evaluation Summary. ..................................................................................28 Conceptual Floor Plan .............................................................................................29 Conclusion ..............................................................................................................31 INTRODUCTION As part of the City of Dublin's consideration for Senior Center needs, the City of Dublin retained Group 4 Architecture Research + Planning, Inc. in February 1998 to evaluate the present Dublin Library Building and Site for conversion to a Community Senior Center. The project is divided into the following three parts: Program Analysis of Space and Site Needs Preliminary Building Evaluation Conceptual Floor Plan GROUP 4 ,3~RCI][~II'EC'Tht:RE RESE.,k, RCH + PL_~,N'N~NG~ INC. BACKGROUND AND PLANNING The City of Dublin's Parks and Community Services Department is currently running their Senior Center Program out of a former elementary school's multi-purpose room that has been renovated for senior use. The spaces that are being utilized by the program are the large multipurpose room, the raised stage, the kitchen, the restrooms and a small office area. The program is run by one full time staff member with the support of senior volunteers. There is a meals program that is offered five times a week with a paid part time chef. The Center is open five days a week from 9am-4pm, and for special events. Current activities include: dancing, bingo, poker, quilting, exercise, and health services, to name a few. The current program is limited by the space available to them. There are many conflicts in the adjacent space use that occur during a typical day. These space adjacency conflicts occur because of the facility's shortcomings, such as, lack of acoustical partitions, lack of separate program spaces and simply because the building is not large enough to accommodate the needs of the seniors. The population of Dublin is currently 26,000 residents with an anticipated build out population of 58,000 residents over the next 25 years. In designing and planning for senior centers for numerous communities we have found that a center of approximately 13,000-15,000 square feet is functionally more efficient forthe users than a larger facility. The proposed Senior Center Program is based on the information gathered and given to us from the Senior CenterAdvisory Committee and the City. PROGRAM DEVELOPMENT The initial task for the Senior Center Advisory Committee was to familiarize themselves with other community senior centers and to develop a ~wish list" for their facility. At the first meeting, the Committee presented Group 4 Architecture, Research + Planning inc. with the "wish list" they had developed for their facility. We also provided a comprehensive list of potential activities and programs forthe Committee to consider. Both lists were discussed in detail and the following list was developed. This exercise enabled the Committee to discuss the types of activities, services and programs they want the new Dublin Senior Center to support. Specific physical spaces were not discussed at this time. A second meeting was held with the Senior Center Advisory Committee. At this meeting, Group 4 presented a draft building program and reviewed it with the City staff and the Committee. Revisions were in response to the direction given by the City. The recommended program begins on page 8. ARTS Fine Arts Classes Craft Classes "Quilting Bees" (bring your own & enjoy the company of others) Photography Ceramics Pottery Calligraphy Flower Arranging Knitting Dressmaking/Sewing SOCIAL/SPECIAL EVENTS Fashion Shows Monthly Movies Dances Talent Shows Barbecues Casino Night Costume Contest Musical Entertainment Theater Entertainment Armchair Travels Bridge Parties & Classes Games (Chess, Backgammon, Dominos, Cards, etc.) OTHER 55+ Club Weekly Meetings Gardening (container/raised beds) Cooking Classes: Chinese, Italian, For One. Low Fat, Special Diets, Etc. Collecting (coins, dollhouses, dolls, stamps, specialty plates, spoons, teacups, etc.) Senior Citizens Volunteer Corp. EDUCATION Special one-time subject lectures & ongoin.q c/asses, for example: Nutrition Health Lectures Current Events Art History Music Appreciation Genealogy & Life Reviews Book Discussion Groups Book Reviews Computer Classes & Senior Net 55 Alive/Mature Driving Courses Amateur/Ham Radio Classes Expanded History Classes (Civil War, California, etc.) Foreign Languages Cultural Diversity/Awareness Classes High School GED Program DROP-IN CENTER SHOULD INCLUDE "Living Room" Atmosphere Atrium / Indoor Garden Coffee/Tea Available for 25 cents Large Screen TV & VCR Magazines/Newspaper Small "Library" Pool Table Table Tennis Shuffleboard Jigsaw Puzzle Table Fish Tank Piano Kitchen Tables/Chairs TRIPS Day Trips to Theater, Museums, Local Sights Overnight & Long Trips from Gambling in Reno to Hiking in Yosemite EXERCISE/FITNESS Ballroom Dance Classes Country Western Line Dancing Jazzercise T'ai Chi Low Impact & Chair Exercises Walking Group Hiking Group SERVICES HICAP (Insurance Counseling) Tax Aid Program Meals Program Meals on Wheels (County Program) Health Screenings Legal Aid: Living Wills, Trusts, etc. Peer Counseling Grief Support Groups Shopping Assistance Home Health Care Transportation Services Housing Rental Listings Employment Programs RSVP (Volunteer Opportunities) Phone Tree Disaster Preparedness for Seniors Welcome Wagon for Seniors Hospice/Respite Program PROJECT GOALS The Advisory Committee discussed the site and building goals following the presentation of the potential activities, services and programs. The following goals were identified for the site and building design. Site · Parking should be easily accessible from city streets and adequate in number to support programs. · Parking should be directly adjacent to the building and the entire lot needs to be acces- sible. The lot layout should be functional for both the pedestrian and the vehicle. · Lighting should be sufficient and safe for evening use with automatic sensor controls. · The entry to the building should be easily visible from the parking lot and self directing. · Handicap and public transportation should be as close to the building entrance as pos- sible. · Outdoor spaces adjacent to the building should support senior activities programs, i.e., shuffle board, raised garden beds, patios and BBQ area. · There should be a covered drop-off area. · The surface of the parking lot and sidewalks should be pedestrian friendly. · The outdoor activity area should be protected from the wind. · Outdoor smoking areas should be provided. GROUP 4 ARCH~TECTUIIE ilRSE3_RCF + PL3. NNING! INC. 5 Building · The building entrance should be easily visible with a warm and welcoming lobby with good lighting and acoustics. · The building layout should be self-directing with a reception/information desk as the focal point of the lobby. The building should support as many senior activities, programs and services as practi- cal under one roof. The building should be designed with flexibility and technology in mind to accommodate both current and future needs. The entire building should be accessible and accommodate special needs of the seniors; such as storage in cloak room for walkers and facility wheeichairs, as well as lighting designed for the aging eyes. · Ample storage should be provided throughout the building. · Restroom facilities should be accessible and convenient to all spaces of the building. · The ambience of the building should be uplifting and welcoming. · The building needs to be as energy efficient as practical and designed to require minimal staff minimizing operating costs. Protected outdoor spaces should be developed adjacent to the building in order to pro- mote outdoor senior programs and activities. GROUP 4 ,~RC~IlTECTURE RESEARCH + PL.-kNNING, INC, 6 EVALUATION CRITERIA Evaluation criteria was developed with the Advisory Committee to facilitate the project deci- sion making process. The following evaluation criteria was established for the development of the Dublin Senior Center Program. Cost vs. Benefit Consideration should be given to the relative cost of a space versus the number of people that it benefits (i.e. a woodworking shop is very expensive to build, set up and operate versus the small number of people that it serves). Flexibility Spaces that can accommodate a large number of programs and activities should be given priority over spaces that serve relatively few. Level of Use The number of users served by the space should be a major factor in developing the priority of the space. Operating and Maintenance Costs Spaces that have a low operating and maintenance cost should be considered prefer- able over those which are more expensive. Non-Duplication The availability to the users of a similar space that would serve their functional needs should be considered in the evaluation. Physical Location of Center The Senior Center site should be centrally located within the community it serves. It should have good vehicular, pedestrian and public transportation access. (;ROLl" .1 ~Rf':ItlTE(2TX:RE RESEARC~-I + P--L:~kNNJ. NG, INC. Identified Sa. Ft. A. Reception and Lobby 1,000 SF B. Cloak Room 80 SF C. Boutique/Gift Shop 200 SF D. Director's Office 180 SF E. Work Room / Volunteers Office 200 SF F. Copy &Office Storage Area 100 SF G. Conference Room 350 SF H. Consultation Room 180 SF I. Main Hall and Storage 5,000 SF J. Kitchen and Storage 700 SF K. Nutrition Site Manager's Office 90 SF L. Activity/Classroom & Storage 800 SF M. Arts and Crafts Room and Storage 850 SF N. Computer Lab and Storage 600 SF O. Library 100 SF P. Game/Billiards Room and Storage 900 SF Q. T.V. Area 150 SF R. Restrooms 1,000 SF S Auxiliary Restroom 90 SF T. Janitor's Closet and Storage 100 SF U. Mechanical, Electrical, &Telephone Equipment Rooms 500 SF Subtotal 13, 170 SF V. Walls and Circulation (15% of Subtotal) for New Construction 1,975 SF TOTAL FOR NEW CONSTRUCTION 15,145 SF For adaptive reuse of an existing building, use a circulation factor of 25% of the Subtotal. Adaptive reuse tends to be less efficient than new construction. V. Subtotal Walls and Circulation (25% of Subtotal) TOTAL FOR ADAPTIVE REUSE 13,170 sf 3,290 sf 16,460 sf GROt:t~ 4 ~RCHI'TECTI.:RE RESEARCH .*b PL.'~NNING, t~C, ~ INTERIOR SPACE REQUIREMENTS The building areas indicated are approximate square footages. Room areas will vary some- what as the specific design is developed. Reception and Lobby: (1000 square feet) This area will serve · ..-, as a focal point for the principal en- trance to the Center. Visitors will be naturally directed to a reception counter by the configuration of the space. The reception counter will serve as a control point to greet visi- tors and as an information center. It will have a telephone for volun- teer and staff business use.The counter will have a desk-high work surface and an elbow-height counter (for wheelchair-accessibility) for greeting visitors and answering questions. All surfaces should be constructed of durable materials. The reception area will be we!l-lit so that visitors are drawn to it and those with poor sight can function well. The lighting will also be used to reinforce a friendly and welcoming image. The reception area will be near the Director's Office and the Work RoomNolunteers Office. It will have visual access to as much of the Center as possible, such as the entrance, doors to principal rooms, and the Lobby. The Lobby will provide a waiting area with a view to a curbside passenger loading area. The Lobby should feel light and airy and if possible incorporate an atrium in the space. Two pay telephones will be located in the Lobby. Space for informational exhibits and public bulletins will be provided. The entry doors will be protected from winds or have an entry vestibule. Cloak Room: (80 square feet) Used for checking-in and storage of coats, wheelchairs and walkers. The Cloak Room will be located adjacent to the Lobby and Main Hall. Boutique/Gift Shop: (200 Square Feet) Crafts made or donated by seniors will be displayed for sale in the Boutique/Gift Shop. It should contain shelves and cabinets with lockable storage and be visible from the Lobby and possibly the exterior. Director's Office: (180 square feet) This will be a private office. The office will have a desk, a work space for a computer behind the desk and a round table with chairs for informal meetings. Work Room/Volunteers Office: (200 square feet) This room will serve as an office and work room for City staff and volunteers. The room should have two work stations and large counter areas for collating paper. Copy and Office Storage Area: (100 square feet) The Copy Room will have counter space with locking cabinets on three sides to accommodate a photocopy machine and to provide work space for copying, faxing, stapling and collating. In addition, the room will also serve as storage for office supplies, information pamphlets and general support items. Conference Room: (350 square feet) The Conference Room will be a multipurpose room that will seat up to 14 people com- fortably. It will have a small sink and counter in it. The room will also function as a club meeting room, small classroom, and con- sultation space. Awhite marker board and a projection screen should be provided for classroom functions. Consultation Room: (180 square feet) This room will serve visiting health and social service providers and other outside consultants, such as tax preparers. It will also be available as a quiet room for someone to rest. There should be enough room for a day bed, a desk, a small table and a small counter with a sink. Main Haft and Storage: (5000 square feet) This will be the largest room in the Center and will serve a variety of uses. .~, To maximize flexibility, it will be dividable ~,. into three spaces with moveable acousti- cal partitions. !n this way, more than one activity can be accommodated in the room without detriment to other activities oc- "~' curring in adjacent subdivided spaces. The partitions must be acoustically rated to at least 45 STC, and easy enough for the Seniors to maneuver themselves. The entire space will seat up to 400-450 people for assemblies and between 250 and 300 people for dining. It will accommodate assembly seating in rows and dining will be provided for with either round or rectangular tables. GR-e) UP 4 zkRC;r'IilECI~URE RESE.-%.RCjI + PLANNING, {NC. Activities proposed for this area besides dining include dancing, exercise classes, card playing, bingo, performances, special events, classes and movies. For ma,,dmum versa- tility the room should include a variety of light sources to accommodate different activity conditions. Acoustically, the room should have as many sound absorbing surfaces as possible, such as an acoustical ceiling and acoustical wall panels. A sound amplification system should be considered a high priority for this room. At least half of the floor should be a wood gym type of floor on sleepers for dancing and exercise class and the other half of the room could be a more durable and maintainable acrylic impregnated wood floor that would match the color and finish of the gym floor, but be more appropriate for the service of food. Adjacent storage rooms totaling 500 sf will provide immediate storage for the tables, chairs and room accessories. If this room should have either a raised platform or a fiat floor which accommodates a portable stage, further discussion is required with the City and the seniors to make this determination. Kitchen and Storage: (700 square feet) The Kitchen will be used for preparation of lunches for senior programs. Meals for special events will be prepared here as well as be available for cooking classes. The Kitchen will contain commercial grade appliances. It must be located adjacent to the Main Hall and convenient to outdoor spaces so that it can provide support for barbecues. It will also have a loading area for the delivery of food. Included in this square footage is dry and refrigerated storage for on site food preparation. This function will be located near the Kitchen and loading area. Nutrftion Site Manager's Office: (90 square feet) A small private office is needed for the on site meal manager. It should be near the Kitchen and the Main Hall and have two work stations, one for the site manager and one Activity/Classroom & Storage: (800 square feet) The Classroom/Quiet Activity Room will provide a classroom for programs of- fered by the Senior Center and will be used for quiet activities such as discussion groups, slide shows and card playing. Bulletin boards, projection screen, and chalkboards should be provided. The room should in- clude a storage room of approximately 100 sf. GROUP 4 ARCI-IITI~ZCTURE RESEARCH + PLANNING, INC. 11 R Arts and Crafts Room and Storage: (850 square feet) This room will be a place for art and craft classes. Counter space with sinks, locking cabinets and cupboards will be needed. Lockers for small projects should be provided within a larger storage room of approximately 150 sf. Computer Lab and Storage: (600 square feet) This room will be a classroom setup as a computer lab. It should have a markerboard for classroom presentations and in ternal secure storage closets. Library:. (100 square feet) A space for the Center to house its library of books and possibly videos. It could be provided as part of the Lobby area. Game/Billiards Room and Storage: (900 square feet) This will be a large multi-use space designed for billlard tables and card tables. It will accommodate both sched- uled and informal use, and will provide for social interaction. The room should be bdght and welcoming and designed so that enter- ing the space is an easy transition for even the first time visitor. There should be a mul- titude of lighting sources to adapt to the different uses. It will be essential that acous~ tics be considered in the design of this room. It should have an acoustical ceiling, wall panels and carpet on the floor. Internal secure storage closets should be provided in the room. T.V. Area: (150 square feet) This space will be a small alcove adjacent to the Lobby designed for television viewing. It should have carpeted floors, flexible lighting and com- fortable lounge seating. Restrooms: (1000 square feet) These restrooms will serve as the primary restrooms for the Center. They should be situated central to the Center and accessible from the Lobby area. They should be well-lit, durable and low maintenance. Auxiliary Restroom: (90 square feet) This will be a uni-sex accessible restroom de- signed for assisted use. GROUP 4 .~,RCJIJTECT!.;RE RESEARCF[ + PI,ANNING~ INC, 12 Janitor's Closet and Storage: (100 square feet) This room should have a service sink and shelves for storage and cleaning supplies. Mechanical, Electrical, and Telephone Equipment Rooms: (500 square feet) These will be individual rooms for building requirements. Walls and Circulation: (1,975-3,290 square feet) This is typically 15% of the net square footage. The actual amount'of corridor space depends on the specific building design and on building safety requirements. In general, buildings for seniors require more circu- lation space than similar buildings for younger adults because walkers and wheelchairs used by seniors require wider corridors. New buildings can be designed with less circu- lation area than adapting non-senior center buildings for use as senior centers. Adaptive reuse requires the spaces to be designed to fit into existing wall systems rather than placing the rooms exactly where they are needed. The existing wall systems may in- crease the walking distances; whereas, a new building can be designed to minimize walking distances. GZ~O~.:i~ 4 .IRC~-][~'I'ECTUR~ i~T£SE,~,RC~! + PL.;.XNIXG, iNC. 13 SPECIAL BUILDING CONSIDERATIONS Because the aging process can often mean changes to the sensory mechanism, it is vital to consider the special needs of seniors when developing a good building design. Decreased perceptive abilities such as sense of smell, sight, and hearing are important factors to be considered in designing senior centers. Lighting Lighting is an important issue to examine when designing for seniors. Aging eyes often have more difficulty in a variety of areas including depth perception, color perception and glare. For these reasons, differentiation in surfaces and levels, accomplished through color changes and bright lighting should be used in areas of level changes and floor material transitions. Studies have also shown that natural and incandescent light are far superior to fluorescent when consid- ering the special needs of seniors. Because fluorescent lights tend to distort colors and cause glare, alternatives should be used whenever possible. Glare at transitions is another serious problem to consider. Ways to mitigate this problem include the use of deep overhangs and trellises, easing the transition from indoor to outdoor spaces. Site orientation and the location of doors and windows are other factors which should be considered. Lastly, reflective floor cov- erings should be avoided to reduce the chance of glare. Acoustics Acoustical design is also extremely important to consider when designing for seniors. Sound isolation and reverberation control should be addressed from the very beginning. Materials of adequate mass and sound isolation design must be an integral component of the design. Light and porous materials such as carpet and acoustical tile are good choices for echo and rever- beration control. Heavy, impervious, sound isolating materials are important in sound transmis- sion. Mechanical and electrical equipment should also be considered in acoustical design, and, if possible an acoustical engineer should be part of the building design team. (;ROIj]~ 1- ARCHtTECn;'I'RE RESEARCI-~[ + PI,.~-%~NINGI INC. ]4 SITE DEVELOPMENT AND PARKING Building Entry The main entrance to the Center should be covered and screened to provide protection from the rain and the wind. it should be prominent in design so that it is easily recognizable and identifiable from the parking lot. Exterior seats that are protected from the wind and sun should be provided. Well marked loading areas for vans and for passenger car drop off should also be incorporated in the parking lot design. A high light level is desirable for evening hour use. Outdoor Activity Spaces Outdoor areas should be visually and functionally related to the building. These spaces should be provided for outside of the Main Hall, the Activity Room, and the Arts and Crafts Room. A portion of these spaces should have an overhead trellis, screen or roof structure to provide shade and a transition area from inside to out. Smoking areas should be located outdoors near the principal activity rooms and Lobby. A patio area with seating adjacent to the main hall is most desirable. It should have a built in barbecue and be convenient to the Kitchen. Most or all of this area should have overhead protection from the sun, with either shade trees or a trellis. Although a hard surface is best for the seniors to walk on, the patio should have the feeling of being "in the garden" Specialized Activity Areas We have listed suggested types of outdoor activity spaces, however we do not have sufficient information at this time to recommend which of these activities should be incorporated in the Senior Center Program. We do feel that it is an important element of the program and it needs to be discussed further with the Senior Center Advisory Committee. Participatory Garden: Plants in raised long beds that facilitate easy access. These gardens can be incorporated in the overall landscape design or located in a designated area of the landscape. Walking Garden: A garden filled with scented plants meandering paths and benches. Horse Shoes: A 10' x 50' area for each space. Shuffle Board: A 10' x 52' area for each space. Boccie Ball Court: A 13" x 92" area for each court. GROUP 4 ARCHITECTURE RESi~ARCH + PL.~NT, TING, ~NC. 15 Parking Several considerations are important in designing parking for seniors. The parking spaces should be diagonally arranged if possible for ease of use. Many seniors lack the physical ability to safely maneuver in perpendicular parking which requires more head rotation and eye/hand coordination from the driver. Diagonal parking does require more space but is much easier for both the seniors and the general public to use. The parking lot should have Iooping circulation so that there are no dead ends which would require a three point turn around. The building entry needs to be visible from as many parking spaces as possible. Sufficient lighting for evening use is essential for all portions of the parking lot, The number of accessible spaces should exceed the State mandated requirements. Removable signage can be utilized on the additional accessible parking spaces which might only be used for large events. Reflecting current trends, a high percentage of parking spaces should be full size rather than compact. Parking Requirements The City of Dublin has made a preliminary determination that the Senior Center will be consid- ered a community clubhouse and this status will determine the number of parking spaces required. According to the preliminary recommendations from the City's Planning Department the required parking for the proposed program is 96 parking spaces as calculated in the table below. Space # Per Square Foot/Room Square Feet/Rooms Main Hall 1/50 s.f. 4,500 Classrooms I each 4 Offices 1/300 s.f. 380 Total Stalls Required 90 4 2 96 GRO[.:I~ 4 .kRC}iI~FECT/rRE RESiZ.~RCII + PI, ANNING, IN(;. 16 .__, SENIOR CENTER COMPARISON CHART SPACE Lobby/Reception - 1150 519 875 908 Cloak Room 60 60 30 150 53 Main Hall 3400 4000 2235 4000 4900 Stage 850 700 Storage (Adjacent to Main Hall) 300 350 208 400 800 Kitchen 350 550 zl65 675 550 Pantry 100 100 75 160 Club Storage (In Kitchen) - - 12 Arts &Crafts Room 375 600 565 675 700 Activity Room 675 700 420 650 850 Kiln Room 210 - 115 - Leather Crafts Room - - - 200 - Woodworking Room .... 1400 Storage (Adjacent to Activity Room) - 150 160 75 Billiards Room - 550 820 530 575 boutique - - - 250 240 Library - - ~ 60 240 Coordination Office 90 125 100 125 81 Staff Office - 350 195 180 220 Consultation Room 150 140 83 165 170 Conference Room - 230 100 215 Copy &Storage Room - - 80 100 150 Men's Restroom 200 300 160 190 325 GROt:t*' ;~ .~,RC~iI'TECTURE RESI~ARCi-[ + Pr,,ANNING tNC, 17 SPACE ADJACENCY DIAGRAMS Once the Preliminary Program had been completed and Interior Space Requirements deter- mined, Group 4 Architecture Research + Planning Inc., translated the information into a series of space adjacency diagrams. These diagrams become the first step in the development of the Conceptual Floqr Plan for the new Dublin Senior Center as they interpret the programmatic elements in terms of spatial deter- minants. GROI~P ~ .~RCJIITEC'FUI{E RESE:~RC~t + I~LANN!NG, INC. 18 ' 1 i / I I 1 ' ~ .L 'I N S'E"N'. i'.O :R' C 'E...N: T .E R.. I ' i · ' } ' I "'1 1 7 - 1 ~.\. ".:.,,/ PRELIMINARY BUILDING EVALUATION Group 4 Architecture, Research + Planning, Inc. reviewed the original 1977 library construction drawings. The next step was to review the earlier study conducted by Marquis Associates. Two visits to the library were then made to observe the general condition of the building. Lindley Ferchel, Facility Manager for the Alameda County Library, provided us with a good overview of the building's condition and recent history. Finally, we interviewed Librarian Pat Zahn to discuss the building from the standpoint of a daily user. Please note that neither engineering consultants nor hazardous materials specialists have been involved in this report. If the project for the conversion of the Dublin Library into a Senior Center moves forward, we recommend that civil, structural, mechanical, and electrical engineers review the buildings. Group 4 has relied on its experience with similar conversion projects for evaluation of the Dublin project. GROUP 4 ~.RCHITECTI.TRE I{ESjE~.RC[-~ + PL.-~,.NN,fNG, JNC. 21 GENERAL DESCRIPTION The Dublin Library occupies a prominent location on the south side ofAmador Vailey Boulevard in the center of Dublin. Surrounding land uses are commercial. The library site is owned by Alameda County and leased to the nonprofit Alameda County/Dublin Library Corporation. The Corporation in turn owns the building and leases it to the County. The site is approximately 2 acres. 72 parking spaces are arranged along the southwest and east portion of the site. The building faces Amador Valley Boulevard. it is placed about 9_0 feet from the street. There is a walled patio on the streetside. A small entry plaza greets visitors on the southwest side. The east side has a walled patio for staff, a service entrance and an enclosed mechanical yard which encloses the condenser, boiler, gas and electrical meters. The Dublin Library was designed in 1977 and construction was completed in 1978. The building plan is square, 121 feet per side with small "greenhouse" projections on the streetside adjacent to the patio and on the north side. There is a soaring metal roof which rises to a height of roughly 38 feet at middle of the building. The large square floor plan is open except for staff offices on the east side and on the south side a mechanical equipment room, the librarians office, and restrooms and a meeting room. There is a mezzanine above the staff work room. GROUP 4 ARCHITECTtiRE RESEARCtt + PL,~,NNING, INC. 22 The Construction drawings show an area of 15,153 square feet. The present building has since been enlarged slightly at the entrance. The reported construction type is "Type V - N, Fire Sprinklered". Exterior materials are brick veneer on the wall with stucco and plywood accents. The roof is metal. The principal interior wall material is gypsum board; ceilings are typically gypsum board. Most of the building has a sloping ceiling which has sprayed on acoustical coating. Exterior softits are stucco. G]ROUP 4 ,~RC}IiTEC'Fv, FRE RITSI£ARCi{ + PI,,'~NNjN(;-. Ix;C. 23 Architectural Although the Library is well maintained by the County, there are two problems which must be considered when planning for a new use such as a Senior Center. First, portions ofthe exterior and interior materials are at or near the end of their useful life and replacement with new materials will be required. Second, building codes have changed in the 21 years since the building was designed. For the significant change of use which is proposed, we recommend that the building be brought into compliance with current building codes to the extent required by the building official and code compliance is practical. Our most important criteria, however, is that we feel the building should be made fully accessible to seniors with all levels of ability. On the exterior, the roof leaks in several areas. These seem to occur mainly around the skylights where the roof meets the greenhouse window system. Although the County has tded to fix the leaks, a permanent solution would most likely require removal of portions of the metal roof, installation of new building paper flashing, and metal roofing. This work should be re- viewed by a design professional and performed by a licensed roofing contractor familiar wi{h metal roofing. Dry-rot often accompanies roof leaks so the roof should be carefully inspected once roofing materials have been removed. County staff reported that the brick veneer needs replacing in areas due to checking and grout damage. The cedar wood siding has been damaged by water and will need replacing. The current public entry does not fully comply with ADA guidelines and has a very awkward entry vestibule. The ceiling height at the entry and of several areas at the building's perimeter is only 7' - 2" which does not meet building requirements. The County has had an ADA study performed which has identified ADA deficiencies throughout the building, including the entrance and restrooms. The circulation desk does not accommodate wheelchair staff or patrons. , : 'i - ,~,_ __ ;;' ' ... GR,r)~.TP 4 3. RC~tIT~CT~,TRE RESiZ~RCt~ + PLANXjING, ~NC, 24 EXISTING LIBRARY FLOOR PLAN REFERENCE ,' i "~ LUNCH OCK_~5.01LET L E I WOMEN'S I,--. MEETING ,l ROOM ! CIRCULATION . ~i ~ '~5TO. fi , I _. _, :. _,, EN's \\ ~""--fi ~ LIBRARIAN i VESTIBULE · ,~ ., f,,,,-,, L-/' .d -- MEZ. Z. AN[NE ABOVE STAFF MECHANICAL 0 5' 15' 30' ~c~n; C;ROUP 4 ·i. RCI-ilTECTI:RE RES,F'.,LRC~! + PI...'xNNiZNG, !NC. 25 The County has done spot checks for asbestos and nothing has been found to date. How- ever, we recommend a full evaluation to be done. The ceiling has spray-on acoustical treatment which catches airborne dirt and is difficult to clean. The result is that the ceiling has a gray cast to it. Despite the soaring cathedral ceiling, the interior has a dark closed-in feel brought about by the gray ceiling, very dark color carpeting, trusses and ducts which run through the space and poor lighting. The ceiling coating should be removed, and the carpeting should be replaced, new paint, lighting, and so forth are also needed to improve the building. Structural County staff reported no known settlement or other structural problems. We recommend that a structural evaluation be performed to ascertain how well the building as designed compares to current building code requirements. Mechanical The heating ventilation and air condi- tioning (HVAC) system consists of one boiler and condenser which sit in an enclosed yard adjacent to the delivery area. Hot and cold fluid from the boiler and condenser pass through a fan coil unit and conditioned air is distributed through a duct system throughout the building. The air distribution ducts are exposed in much of the public areas and is located above the ceilings in most rooms at the building's perim- eter. Both the users and County main- tenance staff say that the system op- erates adequately now although it may take time to heat or cool the large open public area of the Library due to its height. GROUP A-·~.RC~TECT'UR~ RES~5:ARCY~' + PLANNING, ~NC, 26 The building has an automatic fire sprinkler system. According to County staff leaks have occurred. The system should be inspected by a mechanical engineer. It is very likely that sprinkler head locations will be modified to accommodate the proposed new uses. All systems repairs can be made at that time. There was a buried tank behind the building which has since been removed. E!ectdcal Although adequate 20 years ago, the present electrical system now is insufficient for present and future needs. The power and data distribution is inadequate. The floor electrical ducts carry "dead" lines in places and are too small for modern power and data cable lines. There are too few outlets and it is difficult to modify the building to accommodate this need. County staff reports frequent tripping of electric panel breaker switches due to excessive electrical loads. An electrical engineer should review the electrical system for adequacy of power to the building and for sub-panel arrangement. ,--~,~, ' -4:, The building's lighting system is very poor. Characteristics problems include: Uneven Light Levels Low Light Levels Lack of Indirect Lighting on Ceiling Surfaces Difficult to Maintain Glare from Direct View of Light Sources The City should plan on completely replacing the building's lighting systems for any new use, The building has an electrical generator for emergency use. GROUP 4 ,~,RCTiXTEC]'E'RE I,',ICSE.tRCF~ + PLANNING, I'NC 27 BUILDING EVALUATION SUMMARY It is our opinion that considerable work will be needed to prepare the building for another 20 to 30 years of community service. If the building is to be converted to a senior center, it should be reviewed by structural, mechanical, and electrical engineers and by a hazardous material con- sultant so that existing problems and additional work can be defined. Our observations lead us to conclude that the following work at a minimum is needed. Roof: Re-flash and repair leaks. Repair dry-rot Install new roofing. The roof geometry with its tall peaked roof may have to be modified to ac- commodate the main hall. Bufiding Exterior: Repair and replace damaged brick tile veneer. Replace dry-rotted wood. Rebuild building entry to address new use and to remove accessibil- ity problems. Interior Remove hazardous materials. Install new ceiling. Make accessibility improvements throughout. Remove the majority of existing walls. Construct new walls and ceilings for activity rooms, main hall, kitchen, etc. Add or enlarge restrooms. Replace all wall and floor finishes. Structural: Strengthen building as required, Mechanical: Install new HVAC system. Modify or replace present automatic sprinkler system. Add new plumbing for restrooms and kitchen, Electrical: Install new power, data, and lighting systems. The site will likely need to be modified to provide additional parking and as practical better architecture. if outdoor activity areas are desired, construction of these new areas will be required. � ty.=�•a5t � �,e, .'..., '.`a �,# f`Oist. s� ,�.j +' g pTS !z a � C a a kn +ea e � "�" ,3L. „✓rte� '' CONCEPTUAL FLOOR PLAN The floor plan shown on the following page is used to illustrate how the library building could be used as a senior center. The plan shows that the required spaces can fit into the existing building with the entry, offices,workrooms, and restrooms along the west parking lot side, activity rooms on the southeast and a multipurpose room on the north. The activity spaces are shown arranged around an atrium with a high ceiling. w 47 v x` 07-76r,N ,4.1 �'`M. ..d �.. $ '^f. to r ,yr�- <sr 3v. r- ' -.*" :k, 3.. f,.�` �',sf.,:ur:r.,�'§�;'fi.. ^ .� �" '?,*, s kw^'..r� '1,6,;t."2,• ''. ..' s ,f k �} ^ke?,-!, c,..s"i=r, rx�,.:..., '6 (1 GROUP -3 ARCHITECTURE RESEARCH + PLANNING, INC. 29 J .1,42.ti..'r 4r,.:r..01.--t"lkit',.*..1,°.:*2;:c-,....7.&'.°4.V`i'',.,:=-• .',4■./.47.'.C.P.0,;-'2. - *);',10-0 ... -7^:' tr,".•;blip, .-4t1A.it •2,..,,,,re:.., We.' l'i,..,41,.q.:^f,,,,,,... .7.e......,,,,,,,%,..t••11 1:,..,,,,,04- 11.5?*72:it:44:1.':''V-1;!4":•*k7; '1."'''';',,g1.,'-". i''.. 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V ;-.7.- ,...,'.- ,`..,■-•,- .4-4 Itt.&,..-ve4'`'''''''. .:Plr,g.r•'.•*-■••'i"'',."'•-•-•"1;'...-...."7"Ws', --. .'--,".'-'4F-W., --,,, .4.7;,w...,,,.. .A ,,,,,, c7:Stei,r=f7Nt,,, ,I4 , ...-4,,k.,.. .',, ,,,,,,...-,',•-, ,:,,t bsigA,.--,:,,g:_:,,v ,,,•.,•.,:-.4.1,, ..„,::4.,,,, . .4 __,.....,.... .,, .....,....t,..... _. -, „-,-- .,..;...,......--.-- a,...--w, ,. . - GRO1 P 4 •kRCHITECTURF RESE tRCII + PLANNING, INC. 30 • __i 1 „7„;.z 5;..1,,,:-4"14;04.7.:. CONCLUSION In order to meet Dublin seniors' current needs, 15,200 square feet to 16,500 square feet are needed for a new senior center. The central area of Dublin would be a good location for the senior center because it is convenient to neighborhoods where seniors live, has good public transportation, and would be visible within the community. The location of the present library on Amador Valley Boulevard would provide an excellent site for the Senior Center.The library building will require extensive remodeling for adapting it for use as a senior center. However once remodeled, it would work well as a senior center. The City may wish to compare the remodeled library with a design for a new senior center at the library site. SUMMARY In summary, the library site would provide a good location for Dublin's Senior Center. The present library building can be remodeled for use as a senior center. +r r ��q S r F a y r' _ � �t';t°..N,.yh�.. �z '`„♦ �' ?;tv�ca.-,y" 3w�4.1�._°�' 1`'u': t'n 5,. �' ?"�: I�C',F ..d�, , � &Y P*14. 4044'.4 •e' ¢ �3 41GC • it GROUP 4 ARCHITECTLRE RESEARCH + PLA\\ING, INC. 31