Item 4 - Review of Alternative Site Plans for Poway Library C T¥ POWAY
AGENDA REPORT
ADDITIONAL INFORMATION
TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Man~
INITIATED BY: John D. Fitch, Assistant City Manager'~~
DATE: February 16, 1995
SUBJECT: Review of Alternative Site Plans For The Poway Library
ABSTRACT
At their December 13, 1994 meeting, the City Council considered options for
locating the Poway Library on the Western Lumber site. At that meeting, the City
Council requested that a workshop be scheduled. That workshop has been scheduled
for February 16, 1995.
As indicated in the attached memorandum from the Library Advisory Committee to
the Mayor and City Council, the Library Advisory Committee reviewed the staff
report regarding Alternate Site Plans for the Library at their February 2, 1995
meeting.
The Committee discussed various aspects of the report relating to building
construction costs, off-site and on-site improvements, and improvements to
Rattlesnake Creek through the property. At the conclusion of their discussion,
the Committee voted 7 to 1 to support the following recommendations contained in
the staff report for the February 16, 1995 Workshop:
1. Approve constructing the library adjacent to Poway Road.
2. Determim~lt approximately 2 acres on the southeast side of the property be
sold for tShe_development of some other use.
3. Auth~Kjze.~.h.e. library to be designed as a 20,O00-square foot building without
any ~!i~161~ii~i~i~ (added by the Committee) plans for expansion, but that an
addi~f6~¥:~O,OOO-square foot office area be built in conjunction with the
20,O00-square foot library that could be leased to provide a source of
revenue to help offset some of the increased cost of operating the new
library, and that this space be designed so that in the future, if the City
had sufficient new revenues that could be used to offset the library
operating costs, the additional 10,000 square feet could be converted to
library uses.
lof3
FEB 16 1995
Agenda Report Addition Information - Alternative Site Plans for the Library
February 16, 1995
Page 2
The Library Advisory Committee did not support staff's recommendation to the City
Council to approve the construction of a box-channel through a portion of the
site as was initially planned. Instead, the Committee favors an open channel
through the entire site.
As indicated in the February 16, 1995 report:
"The cost of improving the creek to a natural channel would be
approximately $100,000; therefore, there would be an initial savings
of approximately $315,000. However, if Tarascan Drive was ever extended
through to Civic Center Drive, which has been discussed, a box channel
would have to be built at that time, or a bridge would have to be
constructed to span the creek, which would cost at least $1,000,000 to
build. In addition, improving the creek to a natural channel would
result in the loss of approximately 49,000 square feet (1.12 acres)
of the site..."
RECOMMENDATION
It is recommended that the City Council review the various alternatives, take
public input and provide guidance to staff regarding the location, size,
expandability and financing for the proposed Poway Library.
Attachment: Memo dated February 6, 1995 to Mayor and Members of City Council
from Library Advisory Committee
A:\LIB5.JDF
2 of 3 FEB 1 6 1995 ITEM
C TY OF POWA"
MEMORANDUM
TO: Honorable Mayor and Members of the City Council
I:ROM: Library Advisory Committee
DATE: February 6, 1995
SUBJECT: Library Advisory Committee Site Recommendations
On Thursday, February 2, 1995, the Library Advisory Committee held a meeting
to discuss the library site alternatives. Assistant City Manager John Fitch
reviewed the February 16, 1995 agenda report on the library site alternatives
with the Committee.
The Committee discussed various aspects of the report relating to the building
construction cost estimate, off site and on site improvement costs, and creek
improvements. At the conclusion of their discussion, the Committee voted 7 to
1 to support the following recommendations in the February 16 staff report:
1. Approve constructing the library adjacent to Poway Road.
3. Determine that approximately 2 acres on the southeast side of the
property be sold for the development of some other use.
4. Authorize th~ Jib?r~ to be designed as a 20,000 square foot building
without any i~i~ (added by the Committee) plans for expansion but
than an addi~'{~'~i'l"""~'~,O00 square foot office area be built in
conjunction with the 20,000 square foot library that could be leased to
provide a source of revenue to help offset some of the increased cost of
operating the new library, and that this space be designed so that in
the future, if the City had sufficient new revenues that could be used
to offset the library operating costs, the additional 10,000 square feet
could be converted to library use.
The Library AdvJ_sory Committee did not support staff's recommendation
requesting ti~lif~ty Council to "approve the construction of the box-channel
through a portio~of the site as initially planned." The Committee favors an
open channel through the entire site.
FEB 1 6 1995 iTEM
3 of 3
Attachmen~
TO: City Council Members
Library Committee
Friends of the Library
FROM: Ellen Bern~e~ ~ DAT~ I~lO ,t
RE: Library Site / Sheriff Site
The library should be placed on the front of the site and
should not be shared with the Sheriff Station.
Why can't we plan NOW for the future expansion of the Library?
And, ~hy can't we plan NOW for the future expansion of the
community Center? By the time these expansions can come to
fruition our economy would have turned around. But if current
plans for sharing the site are carried out there will be no
options but to purchase another site that would be larger
and more expensive. But where is the Community Center to
expand? There already is a need for this expansion so why
remove the most viable option?- the back side of the library
site
It has been and is a given that the Performing Arts Center is
not paying for itself - this is acceptable by everyone. But,
this is not acceptable for the library. Why must the library
be penalized for all the mistakes that have been made in the
past such as: purchase of Longs; Poinsettia Mobilehome Park;
Royal Mobilehome Park. These have and are a financial drain
on City funds. Yet, City Staff is proposing to again add to
this by advising that a commercial building be added to the
library site and leased out in order to pay for the operation
of the library. This might sound logical, except for those
past mistakes and because we have over fifty percent commercial
vacancy now. Why would anyone prefer this building over others
with a much better commercial location?
I do not believe the City should be in the landloard business.
To try to make the library pay for itself is unrealistic and
placing obstacles in the way in order to deliberatly kill the
project. We need to look at other areas for raising revenue
without tying the word "library" to those efforts.
FEB 1995 ITEM
134 [1 Starridgo Street
Poway, CA 92064 E C E I V E D
February 14, 1995
Poway City Council FEB 1 1995
City Hall t CITY OF POWA¥
Poway, California 92064 CITY CLERK'S OFFICE
Dear Mayor Higginson and Members of the City Council:
In preparation for the library workshop on February 16, I urge you to focus on
addressing the needs of the library and how the library is a community asset and
contributor to our quality of life. Much of the discussion has centered on the lack of
sufficient capital and operating funds and projected deficit budgets. The library can
contribute to Poway's economic health but not within the extreme limitations of the
present library location. Can we afford the cost of not serving children, of hastening
the decline of literacy and the love of books, of not supporting our business commu-
nlty and staying with the poorest library system in the county? Compare salaries of
a children's librarian and a deputy sheriffs.
In 1992, the City of Poway had the financial means to build a 23,000+ square foot
library and commitment to operate it. Three years later, we have greater space and
technology requirements, and costs for construction and operations are obviously
increasing as well. Yet, the proposed size of the new library is 15% smaller and
groundbreaking is delayed until operational expenses are identified.
The City of Poway can take the right steps for the benefit of the entire commu-
nity by remaining focused on identifying our library needs and using its financial
capabilities to make it happen. Dedicate the entire use of the 6.5 acres to the peo-
ple of Poway for their informational, educational and cultural needs. Allow it to be
a place of beauty, an extension of Community Park, a natural habitat and dedicated
open space as mitigation for the increasing densities of South Poway. Master plan
the site for people to come together in a area central to the majority of residents,
businesses and employees. Set aside space for future expansion.
Building the library today is the right thing to do, to reflect our community stan-
dards and values. Just visit the Poway Library and then step in the front doors of
Scripps Ranch, Penasquitos and RB libraries and you will see how insulting it is to
Poway~residents to delay a moment longer in obtaining a larger, adequate facility.
Sincoroly,
Susan W. Sheldon
FEB L(; 1995I1EM
TO: Mil, DON [IIGGINSON, MAYOR
crrv ovt, owx¥ and R E C £ I ¥ £ D
CITY COUNCIL MEMBERS
FROM: .lOVE DAVIS$ON ~ FEB 1 4 ~995
CITY OF POWAY
DATE: FEBRUARY 14, 1995 CITY CLERK'S OFFICE
As you know, I sit as chair of the City of Poway Library Advisory Committee. At the
February 2nd meeting of the committee, members voted to concede two (2) acres of the
"library site". I was not and am not in favor of that concession.
[ am strongly in support of keeping the Western Lumber site for only the library. I firmly
believe that we must preserve our options for future educational, inl'ormational, and cultural
needs. I would like to see Rattlesnake Creek preserved as a natural habitat -- it would provide
educational opportunities and "food for the soul". I am not promoting the library as a Taj
Mahal, but a structure that houses the information of the people, by the people and for the
people.
We need to consider compatible neighbors for the library such as the Chamber of Commerce,
the Visitor Information Center, the Community Services Department, and maybe even an art
gallery.
Now is the time that we must plan for the future. We cannot decide that we will never need
a larger library than the proposed 20,000 square foot facility. That 20,000 square feet
represents less than half the "ideal". Yes, the cost is high both in construction and operation.
But, can we do less for the citizens of Poway?
Mr. Welton Jones, in today's San Diego EDdies-Tribune, writes about the library. .And,
although he is writing about the San Diego Public Library, much of what he say holds true
for our o,an Poway Library. He writes, "Yes! In an age when data is wealth tuld information
access is the key to the vault, public libraries simply gi~e tomy for free and astonishing volume
of loot.".
Mr. Jones continues, "What offers more value for our cit7 taxes? Streets safe enough to drive
on? Water out of the tap? Cops and firemen on call, parks for relaxation, garbage collection
once a week? All very important, to be sure, but for sheer potential worth, can any of these
compete with the riches of the library? I mean, you can hire a watchman, buy bottles water
or turn your yard into a park. But uo single individual c:m affurd to collect tile resources that
libraries pass out upon demand,free of ebro'ge."
[ realize that tile issue is not really the impnrtauce of libraries -- we all say they are hnportant.
Buk aa m, continue to delay the construction of a new libra~' for Puway, we are hnplying that
the library is not important. It is the uric public service that is offered free of charge to any
person, Ilo matter what theh' age, their culur, or their Ilnauchd means. Eveu the persun with
no pernlaneut athlress has access tu the library and tile htfornultton it holds. The
"lufm'uultlon highway" Is cow avail;tide i,I our library and can be used by :my patron.
CC'. ~ ~q~ I'k, ast,, lust build tilt lilu',,'y. I ~t, s not Ittt p burying,, It iii ~thcr, Issuts snch as tilt, sh~ 'lll's
~ ..t/.sub,',tatiou, st Ilim alltl allm till)lc housing ct tust el upel allen. It is Inlpot taft tu lum Ide this
I~t~ ~'~ '~,ervlt'e lu our citizens, It, t% Ii,id ii ;~,) h, do Il. FEB I. I; 1911,5 ITEM 6
LIBRARY SITE
OPTION 1
ORIGINAL CITY COUNCIL DIRECTION
POWAY ROAD
I;, /'/'~: : o AC
COMMERCIAL SLTE
~ /,1 )'
LIBRAR~
20,000 SQ F~
1~0 PARKING SPACES
OvmC CENTER DR
~' ~-~-~s
Poway Library Capital Improvement Budget
Project Funding: $4,750,000
Option 1
site acquisition cost $ 400,000
off-site improvements 415,000
on-site improvements 215,000
furnishing and equipment 500,000
construction costs 2,500,000
permits 43,700
design,surveys, testing 35,800
project contingency 241.500
Total project cost $4,651,000
Balance $ 99,000
A:\LIB6.JDF
LIBRARY SITE
OPTION 2
LIBRARY ONLY
POWAY ROAD
/I
Iilllllllllllll]/llillll[llllllll ~=°
210 PARKING SPACES
~lllll/l[llllllllllllltltllllllllllll(-
CIVIC CENTER DR.
Poway Library Capital Improvement Budget
Project Funding: $4,750,000
Option 2
Library Only Concept
site acquisition cost $ 1,400,000
off-site improvements 100,000
on-site improvements 215,000
furnishing and equipmen 500,000
construction costs 2,500,000
permits 43,700
design,surveys, testing 335,800
project contingency 241.500
Total project cost $5,303,600
Library Balance ($ 586,000)
Bridge (if Tarascan is extended)
construction $1.000.000
$1,000,000
Total Project Balance ($1,586,000)
A:\LIB7.JDF
LIBRARY SITE
OPTION 3A
STAFF RECOMMENDATION
POWAY ROAD
~.%,x/// I LIBRARY AREA
'1/~"/' ~ 20,000 so. m
2.0 AC
117 ~ARKING SPACES
CIVIC CENTER DR
Poway Library Capital Improvement Budget
pro_iect Funding: $4,750,000
Option 3
Staff Recommendation
site acquisition cost $ 400,000
off-site improvements 415,000
on-site improvements 215,000
furnishing and equipmen 500,000
construction costs 2,500,000
permits 43,700
design,surveys, testing 35,800
project contingency 241.500
Total project cost $4,651,000
Library Balance
$ 99,000
Office Building
construction $1.000.000
$1,000,000
Total Project Balance ($ 901,000)
A:\LIBS.JDF
LIBRARY SITE
OPTION 3B
STAFF RECOMMENDATION
POWAY ROAD
2.0 AC
CIVIC CENTER DR
Poway Library Capital Improvement Budget
Project Funding: $4,750,000
Option 3
Staff Recommendation
site acquisition cost $ 400,000
off-site improvements 415,000
on-site improvements 215,000
furnishing and equipmen 500,000
construction costs 2,500,000
permits 43,700
design,surveys, testing 35,800
project contingency 241.500
Total project cost $4,651,000
Library Balance
$ 99,000
Office Building
construction $1.000.000
$1,000,000
Total Project Balance ($ 901,000)
A:\LIBS.JDF
LIBRARY SITE
OPTION 4A
LIBRARY ADVISORY
COMMITTEE RECOMMENDATION
POWAY ROAD
-- OFFICE
AREA
LIBRARY lO,GOO
20.000 SO. FT SO. Fl.
1 80 AC
118 PARKING SPACES
CIVIC CENTER DR
Poway Library Capital Improvement Budget
Project Funding: $4,750,000
Option 4
Library Advisory Committee Recommendation
site acquisition cost $ 400,000
off-site improvements 100,000
on-site improvements 215,000
furnishing and equipment 500,000
construction costs 2,500,000
permits 43,700
design,surveys, testing 335,800
project contingency 241.500
Total project cost $4,336,000
Library Balance $ 414,000
Office Building
construction $1.000.000
$1,000,000
Bridge (if Tarascan is extended)
construction 5; 1.000.000
$1,000,000
Total Project Balance ($1,586,000)
A:\LIB9.JDF
LIBRARY SITE
OPTION 4B
LIBRARY ADVISORY
COMMITTEE RECOMMENDATION
POWAY ROAD
~//~y OFFICE
," '/~ ~.~ ,'~ 1
/~ ~./, ~" ~lilllilllllllll~lllll~lllllll
~ /% ~42 PARKING SPACES
2.0 AC I
I
CIVIC CENTER DR
Poway Library Capital Improvement Budget
Project Funding: $4,750,000
Option 4
Library Advisory I~ommiltee Recommendation
site acquisition cost $ 400,000
off-site improvements 100,000
on-site improvements 215,000
furnishing and equipment 500,000
construction costs 2,500,000
permits 43,700
design,surveys, testing 335,800
project contingency 241,500
Total project cost $4,336,000
Library Balance $ 414,000
Office Building
construction $1.000.000
$1,000,000
Bridge (if Tarascan is extended)
construction $1.000.000
$1,000,000
Total Project Balance ($1,586,000)
A:\LIB9.JDF
SO--ST FORAY HOMEOWNERS ASSOCIATION
PO BOX 959
POWAY, CA 920740959
FEBRUARY 14, 199~
TO:HONORABLE MAYOR HIGGINSON, CITY COUNCIL k~MBERS.
THE SOLrrHWEST POWAY HOMEOWNERS ASSOCIATION STRONGLY URGES TH~ CITY
COUNCIL TO ADOPT A LONG TER.M PLAN FOR THE ~.n~'R,ARY AND ADJACENT PARCELS.
OUR ANALYSIS, THE BUDGET Iii SUFFICIENT TO DEVELOP THE SITE. AND BUII.~ A 20000
FT BI..ql.,DINO, IF R,~r~t,ESNAKE CREEK. l~ REVERTED TO A NATURAL STATE AND THE
REMAINDER OF TH~ Sl'rl~ IS DEVOTED FA~C'I.L~IVE LY TO ~ Lm~.ARY AND pARKIAND.
ADDITIONAL SITE USES SHOULD BE COMPLIMENTARY, AND SHOULD INCLUDE EMPHASIS
ON PUBLIC TRANSIT, PARK AND RIDE, CHILD CARE FOR COMMUTERS,TELECOMMU'i 1-N'O,
TELECONFEKENCING, AND SUCH EXPANSION ROOM AS FUTUI~ GENERATIONS MAY
WARRANT.
REGARDING LIBRARY OPERATIONS, COUNCIL SHOULD CONCENTRATE ON EXI~ANDING
THE LIBRARY ENDOWMENT FUND. BEGIN WITH MITIGATION FUND PURCHASES OF THE
CREEK AND ADJACENT WETLANDS FOR U~E A~ PARKLANDS, AND AS AN OPEN AIR
ARI~ORETUM/RIPARIAN HABITAT MUSEUM. ON-SITE DEVELOPMENT OF A PRE-SCHOOL
WOULD SEEM COMPAI u~LE W[I'I-I THE KINDERGARTEN TO THE SOUTH. IT COULD BENE~I'~
COMMUTEP~ U~ING PARK AND RIDE FOR EXPRESS BU1LqES. IT WOULD BENEFIT A
TELECOMMUTING CENTER I}4TEGRAL WITH THE LIBRARY rr~ELF. ALL OF THESE
SYNERGISTIC FEATURE~/SERVICES CAN GENERATE INCOME, OPTIMIZE USES OF THE
TO AMPLIFY USE OF DOWNTOWN. IT COULD AL~O BENEFIT TENANT8 OF THE
PARK AND PROVIDE EMPLOYMENT FOR LOW INCOME FAM~ -~$.
WITH REGARD TO STAFF RECOMMENDATIONS:
1. WE CATEGORICALLY REJECT STAFF RECOMMENDATIONS TO PLACE A SHEIoP'~'S SUB-
STATION OR LOW INCOME HOUtlING ON THE LIBRARY SITE AS UNACCEPTABLE
£XI~EDIENTS.
2 WE STRONGLY OPPOSE CHANNFI.IZING RA'i-iLE~NAKE CREEK. THIS IS UNNECESSARY
AND DESTRUCTIVE OF OUR DWINDLING NATURAL RESOURCE AND WOULD DESTROY AN
IMPORTANT ARCI-II 1 ~CTURAL FEATURE.
3. THE ARCI:tt t ~CT 8HOLrLD HAVE THE FREEDOM TO PUT THE BUILDING ON TH~ SITE 1N
THE OPTIMAL WAY TO hI.l OW FOR LONG TERM EXPANSION.
4. THE CITY SHOULD NOT BE ADDING 10000 SQ. FT. OF OFFICE SPACE UNTIL THE STAFF CAN
SPECIFY AU~E THAT ENHANCES THE LIBRAKY AND DOES NOT COMPETE WITH EX~TING
COMMERCIAL SPACE.
RESPECTFULLY,
~-- AGENDA REPORT SUqHMARY
TO: Honorable Mayor and Members of the ~ity Council
FROM: James L. Bowersox, City Manag~rr~/~
INITIATED BY: John D. Fitch, Assistant City Manager~
DATE: February 16, 1995
SUBJECT: Review of Alternative Sites for the Poway Library
ABSTRACT
At their December 13, 1994 meeting, the City Council considered options for locating
the Poway Library on the Western Lumber site. At that meeting, the City Council
requested that a workshop be scheduled. The date has been established as February 16,
1995.
EN'VIRON~VIEN~rAL REVIEW
The subject matter of this report is exempt from environmental review.
FISCAL IMPACT
The fiscal impact of the various suggestions that have been made for developing the
library are discussed in the report.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
Members of the Library Advisory Committee and Friends of the Library (listed in
report); Jerry Long, Chairman of Poway Road Specific Plan; and Jerry Hargarten,
Chairman of Budget Review Committee.
RECOMMENDATION
It is recommended that_ the City Council review the various alternatives, take public
input and provid~dance to staff regarding the location, size, expandability and
financing for the~posed Poway Library.
ACTION
lof8
~::\reports\libr.sum
FEB 16 1995 ITEM
CITY OF POWAY
AGENDA REPORT
TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Mana rg~/~U~x
INITIATED BY: John D. Fitch, Assistant City Manage
DATE: February 16, 1995
SUBJECT: Review of Alternative Site Plans For The Poway Library
ABSTRACT
At their December 13, 1994 meeting, the City Council considered options for
locating the Poway Library on the Western Lumber site. At that meeting, the City
Council requested that a workshop be scheduled. That workshop has been scheduled
for February 16, 1995.
It is recommended that the City Council review the various alternatives, take
public input and provide guidance to staff regarding the location, size,
expandability and financing for the proposed Poway Library.
BACKGROUND
On October 5, 1993, the City Council/Redevelopment Agency approved the purchase
of the former Western Lumber property for $1.4 million for the purpose of
constructing a 20,000 square foot library. The concept that was approved at that
time included constructing the library on the rear portion of the property and
subdividing the front of the property adjacent to Poway Road into two commercial
parcels and selling the commercial parcels for approximately $1 million to
recover part of the Redevelopment Agency's investment.
On March 22~,~)i~, the City Council/Redevelopment Agency approved a contract with
Cardwell/McGf~rchitects to master plan the 6.5 acre Western Lumber site and to
design the new Poway Library. Contained in the staff report was a preliminary
project cost summary for developing the site and constructing the library.
Based upon the conceptual plan that was approved by the City Council at the time
the purchase of the Western Lumber site was approved, $400,000 of the $1.4
million purchase price for the property was to be charged to the library budget
of $4.75 million for site acquisition. Based upon the architect's preliminary
project cost summary, there would be a balance of approximately $99,000 left in
the library's CIP budget of $4.75 million if this scenario was followed.
2of8
FEB 16 1995 |TEM 4
Workshop Agenda Report - Alternatives For The Development of the Poway Library
February 16, 1995
Page 2
Preliminary Cost Summary (oriqinal conceptual scenario):
Project Fundinq: $4,750,000
site acquisition cost $ 400,000
off-site improvements 415,000
on-site improvements 215,000
furnishing and equipment 500,000
construction costs 2,500,000
permits 43,700
design,surveys, testing 335,800
project contingency 241,500
Total project cost $4,651,000 {4,651,000)
Balance $ 99,000
Following the acquisition of the Western Lumber Site, both the Library Advisory
Committee and the Poway Road Specific Plan Committee recommended that the library
be constructed adjacent to Poway Road instead of at the south end of the property
so that the library would be in a more prominent position and a public presence
could be established along Poway Road. At the time, the Poway Road Specific Plan
Committee indicated that they believed there was already an excess of commercial
property along Poway Road and that the site would not be a good commercial site.
In addition, the Library Advisory Committee and the Friends of the Poway Library
have recommended that the City Council reserve the Western Lumber site for the
exclusive development of the library. Their recommendation also included
developing the property in a park-like setting with the creek improved with a
natural channel rather than constructing a box-channel through the property.
FINDINGS
There are several alternatives regarding the development of the library which
have been proposed to, or discussed by, the City Council. These include:
1. The ori concept of placing the library on the south 4 acres of the
parcel and sellin§ the 2 acres adjacent to Poway Road for commercial use.
2. lhe proposal to build the library adjacent to Poway Road, improve
Rattlesnake Creek as a natural channel and develop the remainder of the
property into a park-like setting without additional development other than
what may be required to serve the library.
3. Constructing the library adjacent to Poway Road, constructing a box channel
and developing a pad on the rear or east side of the parcel, which could be
sold to recover some of the investment in the site.
3 of 8 FEB161995 iTEM
Workshop Agenda Report - Alternatives for the Development of the Poway Library
February 16, 1995
Page 3
4. Constructing the library so that it can 'be expanded from 20,000 square feet
to 35,000 square feet.
5. Building a 20,000 square foot library with an additional 10,000 square foot
office area that could be leased as office space, with the revenue from the
leases being used to help offset the increased operating cost of the new
library.
In order for the design of the proposed library to move forward, it is necessary
for the City Council to advise staff regarding the following issues:
1. Should the library be constructed on the south or north side of the Western
Lumber site?
2. Should a portion of the Western Lumber property (approximately 2 acres) be
sold to raise approximately $1 million?
3. Should the property be reserved for the exclusive development of the library
with the remainder of the property developed as a park?
4. Should the library be designed at 20,000 square feet, or should the library
be designed so that it can be expanded to 35,000 square feet or larger?
5. Should the library be developed with approximately 10,000 square feet of
office space that could be leased to help defray part of the increased cost
of operating the new library.
6. Should Rattlesnake Creek be improved as a more natural channel or should a
box-channel be constructed?
DISCUSSION
1- The Oriqinal Concept.
This concept provides for the library being constructed on the south side of the
property with the front 2 acres sold as commercial property.
At the Decemb~)~)~, 1994 City Council meeting, there was public testimony that
the budget for the development of the site and the construction of the library
was overestimated and that there would be a significant amount of money left over
from the construction of the 'library. As a result, the library architects,
Cardwell/McGraw, were asked to review their budget. After reviewing their
budget, the architects reported that:
"...we calculated the hard construction cost at $2,500,000 based on a
20,000 square foot library at $125/square foot. The square foot cost
was based on our best estimate of library construction costs for our
current and recently completed library buildings. The furnishings and
4of8
FEB 16 1995 ITEM
Workshop Agenda Report - Alternatives for the Development of the Poway Library
February 16, 1995
Page 4
equipment numbers were based on $25/square foot and coincides with our
current information and project experience."
At the December 13 meeting, one of the speakers commented that the library could
be constructed for $85 per square foot, which would result in a savings of
$800,000. The library could be constructed for less than $125 per square foot;
however, it would probably not meet the community's expectations. $125 per
square foot may appear to be high when compared to the cost of constructing
general office space; however, constructing a library costs more than general
office space because the roof of a library is higher due to the book stacks, the
building is more elaborate than most office spaces because of the public nature
of the building, the public restrooms are more expensive to build and the
foundation is thicker to be able to handle the load from all of the books. In
addition, since the library will be one of the most heavily used buildings in the
City, it will have to be built to be durable and easy to maintain.
The City of Chula Vista recently constructed a new 37,000 square foot branch
library at a cost of approximately $135 per square foot. The City of San Diego's
new 20,278 square foot branch library cost $149 per square foot to construct and
the new 20,000 square foot library in Perris, California cost over $188 per
square foot to construct.
The balance of the budget regarding both on-site and off-site development cost
was reviewed by the Engineering Services Department. The Engineering Services
Department has indicated that:
"The construction costs for the open channel box, which would be the
minimum flood improvement project for the library site, would be
$375,000 without engineering costs. Including engineering costs, the
channel would cost approximately $415,000. The concrete channel would
not be covered... In October, 1993 Engineering estimated the cost of
the parking lot and site grading for the south half of Western Lumber
site at a total of $415,000. These costs were based upon the library
site only and not the commercial site on the front part of the lot.
If the bo~hannel improvements are included, I would estimate the
site de.~4~ent costs for the library to be approximately $830,000.
The total site development costs would approach $1,165,000 (library
and commercial property)... Further, we do not know the impact of soil
remediation on the site development costs..."
The architect's estimate includes $415,000 for off-site improvements and $215,000
for on-site improvements costs. Based upon the Engineering Services Department's
estimate, it would cost approximately $415,000 for the box channel and an
additional $415,000 for on-site development including grading, and construction
of the parking lot. In addition, until further soil tests are conducted the cost
of soil remediation is unknown. The soil on the site is an alluvium that has
been deposited by runoff. The actual cost of mitigating the soil condition will
5 of 8 FEB 1G 1995 ITEM
Workshop Agenda Report - Alternatives for the Development of the Poway Library
February 16, 1995
Page 5
not be determined until the location of the library on the site has been
selected.
As a result, it appears that the architect's estimate for off-site and on-site
development costs could be at least $200,000 low. If this is true, the budget
for the library could be approximately $100,000 short.
2. Library only, park-like settinq, natural channel.
If $1 million is not raised by the sale of a portion of the Western Lumber site,
the library CIP budget would have a deficit of approximately $1,000,000, since
the library budget would have to be charged the full $1.4 million for the
purchase of the Western Lumber site.
The cost of improving the creek to a natural channel would be approximately
$100,000; therefore, there would be an initial savings of approximately $315,000.
However, if Tarascan Drive was ever extended through to Civic Center Drive, which
has been discussed, a box channel would have to be built at that time, or a
bridge would have to be constructed to span the creek, which would cost at least
$I,000,000 to build. In addition, improving the creek to a natural channel would
result in the loss of approximately 49,000 square feet (1.12 acres) of the site.
The cost of landscaping the balance of the site in a "park-like" manner would
be an additional $140,000 and would increase annual operating costs by $15,000.
The net result of this recommendation would be that the capital budget for
building the library would be $825,000 ($1,000,000 - $315,000 + $140,000) in the
negative; it would cost $415,000 to $1,000,000 more to extend Tarascan to Civic
Center Drive than if a box-channel was built with the initial improvements; and
the annual operating budget would increase by an additional $15,000 for park
maintenance.
~. Library adjacent to Poway Road, box channel, sell 2 acres for some other use.
This proposal is similar to the original concept; however, instead of developing
the library on t~he south side of the site and selling 2 acres adjacent to Poway
Road, it cop~ates selling off the rear or side portion of the property for
some use.
This proposal should result in a budget similar to the original budget; however,
the desirability of the south or east side of the property for a commercial use
would be less than the property adjacent to Poway Road. As a result, it has been
suggested that a public or semi-public use be considered for this portion of the
site.
Some of the uses that have been discussed include a day-care center; Chamber of
Commerce offices; a regional transit facility; and an affordable housing project.
As was reported at the December 13, 1994 meeting, there does not appear to be a
6 of 8 FEB161995 ITI:M
Workshop Agenda Report - Alternatives for the Development of the Poway Library
February 16, 1995
Page 6
demand for an additional day-care center at this time; the Chamber of Commerce
office would not be able to afford to purchase the site; and there are no plans
to develop a regional transit center in this area.
The City Council could elect to go ahead with the development of this site and
the construction of the library and not concern itself with finding another use
for the site until a later time. However, there would be no guarantee that
another use would be found to repay the $1 million.
4. Construct the library so that it can be expanded.
The Library Advisory Committee and the Friends of the Poway Library have both
recommended that the library be constructed so that it can be expanded from the
planned 20,000 square feet to 35,000 to 50,000 square feet in either a single or
two-story configuration.
Obviously, this recommendation impacts the initial design of the library. If the
library is to be designed so that additional space can be added later, it is
necessary to determine how the initial 20,000 square feet is to be utilized and
the proposed uses for the area to be added with the expansion so that the library
can be designed to function properly both in its initial design and following its
expansion. This is especially true if the library were to be expanded by adding
a second story. With the expansion of the library there would also be an
increased cost in operating the library.
5. Build an additional 10,000 square feet that can be leased out as office space.
This proposal has been suggested to help defray part of the anticipated
additional operating cost associated with a larger library. Redevelopment funds
could be used to build the additional space; however, Redevelopment funds cannot
be used to pay for the operating cost of the library. It is anticipated that it
would cost approximately $1 million to build 10,000 square feet of office space
and that the space could be leased for approximately $100,000 per year with a
normal vacancy factor.
This proposa~ been somewhat confused with the original proposal of selling
part of the l~'~q~q~rn Lumber site. The sale of a portion of the site for
approximately $1 million would raise additional funds to help balance the capital
budqet for building the new 20,000 square foot library. This proposal would
actually cost as much as $1 million more to build the additional space; however,
the revenue generated from the leases could be used to balance the annual
operatinq budqet of the new library.
ENVIRONMENTAL REVIEW
This report is exempt from environmental review.
7 of 8
FEB 16 1995 I-IIEM /~
Workshop Agenda Report - Alternatives for the Development of the Poway Library
February 16, 1995
Page 7
FISCAL IMPACT
The fiscal impact of the various suggestions that have been made for developing
the library are discussed in the report.
PUBLIC NOTIFICATION AND CORRESPONDENCF
In addition to the normal distribution, a copy of this report was sent to Joye
Davisson, Chairperson of the Library Advisory Committee; Jerry Long, Chairman of
the Poway Road Specific Plan Committee; Kathy Shawl, Member of the Library
Advisory Committee and President of the Friends of the Poway Library; Susan
Sheldon, Friends of the Poway Library; Larry Cruse, Member of the Library
Advisory Committee; Alison Farrin, Member of the Library Advisory Committee;
Barbara Nobriga, Member of the Library Advisory Committee; Cynthia Jahns, Member
of the Library Advisory Committee; Antonette Auburn, Member of the Library
Advisory Committee; Duke Ayers, Member of the Library Advisory Committee; and
Jerry Hargarten, Chairman of the Budget Review Committee.
RECOMMENDATION
It is recommended that the City Council:
1. approve constructing the library adjacent to Poway Road;
2. approve the construction of the box-channel through a portion of the site as
initially planned;
3. determine that approximately 2 acres on the southeast side of the property be
sold for the development of some other use; and
4. authorize the library to be designed as a 20,O00-square foot building without
any plans for expansion, but that an additional 10,000 office area be built
in conjunction with the 20,000 square foot library that could be leased to
provide a source of revenue to help offset some of the increased cost of
operating the new library, and that this space be designed so that in the
future, if the City had sufficient new revenues that could be used to offset
the librjmil~perating costs, the additional 10,000 square feet could be
converte-~"~SO-library uses.
JLB/JDF
A:\LIB4.JDF
s of 8 FEB161995 ITEM