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HomeMy WebLinkAboutAgenda Packet - July 11, 2005 - CCAZUSA LIGHT AND WATER 729 NORTH AZUSA AVENUE A. PRELIMINARY BUSINESS • Call to Order • Roll Call AGENDA ADJOURNED REGULAR/SPECIAL MEETING OF THE CITY COUNCIL MONDAY, JULY 11, 2005 6:00 P.M. B. PUBLIC PARTICIPATION - Please note that public comments are welcomed by recognition of the Mayor. C. CLOSED SESSION 1. CONFERENCE WITH LEGAL COUNSEL POTENTIAL LITIGATION fGov. Code Sec 5495G 9(b)) One Case 2. CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION - Gov. Code section 54956.9(x) Case Name: Deanna Rios, et al. v. City of Azusa Case Number: US District Court, Central District, Case No. CV 04-4039 SJO (AJWx) D. AGENDA ITEM 1. WORKSHOP ON IMPROVING LIBRARY SERVICES FOR AZUSA RESIDENTS. RECOMMENDED ACTION: Conduct Workshop. E. 1. Adjourn "In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a city meeting, please contact the City Clerk at 626-8i2-5229. Notification three (3) working days prior to the meeting or time when special services are needed will assist staff in assuring that reasonable arrangements can be made to provide access to the meeting. " COUNCIL WORKSHOP TO: HONORABLE MAYOR AND CITY COUNCIL FROM: "" ALBERT TOVAR, LIBRARY DIRECTOR VIA: FRAN M. DELACH, CITY MANAGER DATE: JULY 11, 2005 SUBJECT: STAFF REPORT - IMPROVING LIBRARY SERVICES FOR AZUSA RESIDENTS RECOMMENDATION There are no recommendations at this time. The purpose of the July 11, 2005 city council workshop will be to explore and discuss options on how to improve library services for Azusa residents. BACKGROUND The existing library is inadequate to meet current and projected library service needs of Azusa residents. For over three years, Azusans and city officials have placed hope in securing matching funds through the California Library Bond Act of 2000. The city's efforts to get funds were unsuccessful in funding cycles 1, 2, and 3. A new statewide $600 million library bond act will go to California voters in June 2006 and the city's application for Cycle 3 will be up for consideration, if approved. However, rising costs of new construction, materials, and labor have shed a different light on the existing plans for a new library. There is also concern about the city's ability to support the increased operational costs of a very large library. So, you are now faced with choices and an opportunity to explore the viability of alternative options or to reaffirm our existing plans. FISCAL IMPACT Fiscal impact could vary considerably depending on choices. New Design -using properties on Dalton Ave. Cons PCOS ■Start From Square One ■ More Realistic ■ Loss of favored status Facility to Operate ■ No Guarantee of Funding ■ Lower Capital Costs ■ Informational needs of ■ Lower on-going Azusa residents are not Operational Costs fully met. ■ City/Agency owned ■ Does not address property parking needs 21 1 City Council Library Workshop July 11, 2005 6:30 p.m. Azusa Light & Water Building "Improving Library Services for Azusa Residents" fi PURPOSE OF TONIGHT'S WORKSHOP ■ Receive information ■ No recommendations are being made ■ Identify issues ■ Identify upcoming decisions BACKGROUND & HISTORY G■aela Lmt e® waz a •S2 MMM reef FM re PA4 WE m��Wuctlan -5350 MO awa M 1000 nm.<a r4 y3'e no.m� march a�nie �aaeecnoo. Wm+�e arosa •cmde •cy0lsgnrnl b Wee cytles In%ooi-aron 1 3 What are the library needs of Azusa residents? Tha reb.Mg bebis � adequately. .� W ."w eaten and aurae ted b' .Tu surds for Htaaq Tr 0& �paa m,� mmy,ta hemaeon .htmmd,g iaotm .rcmP.te, uba a.d rta dNa<en, � a.a.meu .c ae. mr.nn.non sir . .Qwet,eam,�a�ea .wm� aw�aMlea+nd repy,oe,n .randy nterary Ccrtv Library needs, cont'd. .st.ymne Theater .Gak Roan .Rown W preserve bul hL ay .Public Conlcence Dooms aCarm .fty Nee Room . aphk Worlgoan .rrknds of the Lft y SeMces aStorap Space .Work Space fa tlelWerks The Library Plan of Service says how those unmet needs will be implemented in the new library. T,am rl SvNas Tectmbw Wwcen •Hortcxaa (mta •Harary Curler •Conputc lea •Cm[c fw tle N9on k�alrttl -Ja Vm ColbbaatNe Ageemmt MM AU -Piogam Spaoe fur a0 a8✓.z -Flutl wW W auAloeFm, `fir vWW"iri"'�_ f 2 How was size of the new library determined? • Amedcan library Association says build at .6 square foot per capita • Current trend is .8 — 1.0 square foot per capita • Size Is a local decision. • Type and scope of services provided determine size • Refer to Square Footage chart comparison at end of handouts v RE -USE STUDY OF EXISTING LIBRARY • The Azusa City Council approved a structural feasibility re -use study of the ebsting library building. • The study was canpleted In November 2002 by GorizadezI Goodale Architects in Pasadena. • Three types of re -uses were considered: I. Teen Center 2. City Offices 3. Coundi Chambers a Findings of the Re -use Study • Upgrades and renovations are extensive for all potential reuses. ■ Re -use costs from $160 to $200 per square foot, depending on the use. Note: these are 2002 construction cost estimates. • Costs for reuse range $2,500,000 to $3,200,000 9 3 0 BOND MEASURES Two bond measures: i. California Library Bond Act of 2000 2. City of Azusa - Measure L ro City of Azusa — Measure L Loral Measure L was approved by voters in November 2001 . Amamt app�d be gy: 33.875,000 • Ii3abW ma 6rro lager lir of Mal coos • In cagmtabn wtth the smtewlde bond.casae of 2000 • May st0 a va W cogen for 2000 a 2006 statewide Bond Acts • Wm coped Ba only when Smm matching fmMs are made .affable. CA BOND ACT OF 2006 What MY this bond act do for Cycle 3 applicants? • Automatic reconsideration. • No need to reapply. • $300 million set-aside for Cycle 3 applicants. compared to $80 million available in the Bond Act of 2000. 0 If approved, when will 2006 CA Library Bond Act funds be available? ■ Certify results. . No rulemaking for first $300 million. ■ Bond Act Board appointments ■ State Library Office of Library Construction estimates awards late summer, early fall of 2006. ■OLC is aware of escalating costs. 2 Can we modify our cycle 3 plans and still be eligible for bond act funds? Yes and No. ■ Substantial modifications require approval from the State Librarian. ■ Changes to projects will be considered after award has been granted. ■ So far, no projects have been approvedf square footage reduction. ■ Major modifications would require a new application. Can Local Bond Measure L Monev be used for other options or other library purposes? ■ No. ■ For new library only. ■ 2/3" State match required ■ Go back to voters for approval of new or change in project 6J Status of Dalton Avenue Properties Not City -owned City/agency owned . 303 E. Foothill Blvd. . 714 N. Dalton * Loss of control s 716 N. Dalton * Purchase option not 720 N. Dalton exercised * Environmental • 726 N. Dalton Reports • 728 N. Dalton (n escrow) NEW LIBRARY PROJECT COSTS ■ $27,860,282 project budget -Cycle= ■ Used $227 per sq. foot ■ State match would be $16,220,901 ■ Not all costs are reimbursable. ■ Total spent to date for all three cycles: $1,285,409. O EXPLORING THE OPTIONS 8 Options, U;M4 •• Nothing Design ZITSRenovate &Expand 16 DO NOTHING PROS CONS • Capital Savings • Remain with an Inadequate • Operational Cost Facility. The need for a new library does Avoidance not go away. funded • Loss of eligible reimbursement • MOW sunk costs for property &planning available for • Operational and maintenance reimbursement. costs for the erasdrtg building • Favored status - 18 have are high as the existing facility applied in all three cycles. Is not cost efficient to run Stay with current design & location. Leave application intact. pros Cons . Favored Status In Cycle 3. • Better odds of getting . costs now over $30 million due to inflation. funded rising construction and • MOW sunk costs labor costs. available for • $2 million in added reimbursement. departmental annual • Favored status - 18 have operational Costs applied in all three cycles. . Building site property still needs to be purchased (303 E. Foothifl) m New Design - where existing library is located Pros Cons • Start From Square One • More Realistic ' Loss of favored status Facility to Operate . No Guarantee of Funding ■ Lower Capital Costs • informational needs of • Lower on-going Azusa residents are not Operational Costs fully met. • City owned property 7 Renovation & Expansion of Existing Building Pros • City -owned property ■ Some operatiorial cost avoidance • The Library Bond Act of 2006 allows for renovation projects. Expansion Option Cons • Azusans have to wait longer for a new library • $2.5 - $3.2 Cost to renovate • Current facility Is undersized for needs • Loss of favored status or alternative funding needed. Demolition and Replacement of Existing Building - Same Site Pros • Adequately Sled Faclllty • Less cost compared to renovation of eAsdng • Opportunity to redesign for Chlldren/Youth LeamingfRecreatlon • Mate Funding Opportunities • Affordable redesign • Update needs Identified 3-5 years ago • No need for a temporary facility. • Better cost estimates to reflect today's rising costs of labor and materials. Cons • Need for Temporary Facility • Possible Nostalgic Value of ezisting library • Loss of Favored status In Cycle 3 • Altemadve financing would be required. M �r u;a > Mus • Begin at square one. • How to finance. • Loss of favored status N New Design - Incorporation Into Other Proposed Development Pros Cons • Shared Construction s Leased Facility Costs Part of Larger • Could result in a less Development desirable location ■ Anchor tenant for • Could be interim or development short-term solution CONSIDERATIONS ■ Proceed with purchase of Dalton properties • Delay some decisions until Library Bond Act of 2006 passes ■ Begin contingency planning ■ Begin an aggressive fund raising campaign • Host a community forum to get more resident Input • Approve a local minimum standard.8 square foot per capita for a new or expanded city library. Calculation: .8 sq. ft. x 50,878 = 40,702 sq. ft. FUTURE COUNCIL DECISIONS • Officially withdraw Cycle 3 Application ■ Leave Cycle 3 Application intact ■ Consider new design &new site ■ Consider a new local bond measure or tax Initiative for library purposes • Consider a new 2006 Library Bond Act application. ■ Consider interim needed improvements to the existing library. W EXPLORING OPTIONS - SUMMARY PAGE 8 C4rftm In 3 categories Do Nothing New Design - Main Library - using e)dsting library site New Design - Main Ubrary - vee pme,aa. room mvm ) New Design - Main Ubrary - new location New Design - Main Idbrary- As submitted in Cycle 3 New Design - Main or Branch IJbrary - ivrago ak carte m. ac eb� Renovation - Erdsdng library Renovation - with eqa sion of epsting library 20 QUESTIONS? 10 C.- t '41 CITY OF AZUSA ` EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 I Table of Contents Executive Summary Section 1: Physical Limitations of Existing Library Facility Structural Energy Conservation Health and Safety Disabled Access Acoustics Space Flexibility/Expandabifity Functional Spatial Relationships Site Other Considerations Section 2: Potential Reuse of Building Analysis Conclusion Section 3: Estimate Opinion of Probable Construction Costs Appendix Existing Floor Plan Photographs Consultant Team Gonzalez I Goodale Architects 135 West Green Street, Suite 200 Pasadena, California 91105 (626) 568-1428 Project Number 02052 Thompson & La Brie Structural Engineers , TMAD Engineers y OJZ2-d Lff Z G 0 0 0 A L E CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 Executive Summary The single story library building was originally construct( international style civic buildings constructed during this early 1970's, several additions were constructed on the up to 18,500 square feet. These additions infilled origin of the work area. 7k ���-.1 "o in 1958-59. The design is characteristic of modem or a, with a simple flat roof and broad overhangs. In the est side of the structure to bring the total building area courtyards, which provided natural light into the center The building's mechanical system was partially upgraded in 1991 with new rooftop -mounted equipment. In 1996, the City installed steel tube columns in the main Treading areas to .provide support for delaminating and sagging glued -laminated beams. Major roof repairs were also completed that year including replacement of rotted plywood sheathing, addition of four roof drains and installation of a new built-up roofing system. These repairs however, were only temporary in nature and serve to highlight the inherent physical limitations of the aging Library building. At almost forty-five years of age the existing Library building is at the end of its life cycle. Many of the existing building systems are in need of replacement or major augmentation and the building has become expensive to maintain as well as inefficient to operate. a. Structural: The seismic restraint system fogy this structure is particularly suspect. The combination of long spans and a flexible plywood diaphragm roof structure anchored to brick bearing and shear walls using 1950's methodology has since been determined hazardous by building codes. Long- term roof leaks have caused delaminating and sagging of the glued -laminated roof beams. Temporary safety shoring has been installed. b. Energy Conservation: Extensive areas of single pane glazing and the lack of adequate wall and roof insulation contribute to low energy efficiency and uncomfortable conditions within the Library. Existing light fixtures are inefficient and inadequate for library use. Portions of the mechanical system are almost forty-five years of age, including the indoor air -handling unit, which has exceeded its service life. Extensive remodeling would be required to bring the structure, lighting and mechanical equipment into compliance, with current Title 24 energy conservation standards. C. Health and Safety: Steel columns installed in 1996 were a temporary measure to support delaminating and sagging beams. A major, structural retrofit program is required to replace the roof structure and to strengthen and reinforce the masonry walls. A small fire around 1994 resulting from faulty wiring is evidence of the types of electrical problems and safety hazards typical of a structure this age. Specifically, the existing electrical system does not provide the grounding requirements mandated by current codes and therefore poses a life safety hazard. The existing building does not have an automatic fired sprinkler system to protect the occupants or Library contents. d. Disabled Access: Two of the four single occupant public toilet rooms are partially compliant with Title 24 and ADA accessibility requirements. The single occupant staff toilet room is not accessible to the disabled. Doorways to all staff offices and workrooms are also not accessible. Page 1 of 15 1 CITY OF AZUSA 1 ' EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 e. Acoustics: The lack of individual rooms for increasingly expanding literacy training, homework programs, and group studies require these functions to occur within the quiet reading and book stack areas. These interactive programs coupled with high ceilings, hard wall surfaces and extensive glass window areas create a poor acoustic environment. f. Space Flexibility/Expandability: The 1971 additions, constructed using a series of bearing walls, are problematic, creating physical barriers that impede the alteration and further expansion of library functions. The electrical system is also antiquated and unable to be expanded to accommodate additional computer systems and learning centers. g. Functional Spatial Relationships: The existing library is inefficient to operate and does not provide good visibility between the circulation desk, the reference desk and the children's desk. Security is particularly deficient due to the layout of stacks in the adult area. h. Site: The Library is located within the Azusa Civic Center Plaza. The public entrance to the Library however, is on the street fagade, opposite from the parking lot and disabled accessible parking spaces, making disabled access difficult, inconvenient and confusing. i. Other Considerations: The roof slope of the original structure is inadequate and ponding on the roof continues to occur, producing an ongoing leakage problem. The City of Azusa identified three potential uses of the existing building once a new Library is constructed. This report includes a conceptual evaluation of the existing building for potential use as a Teen Center, City offices or City Council Chamber. The cost to retrofit the existing structural, mechanical and electrical systems however, make the potential re -use economically unfeasible. An alternate plan would be to demolish the existing building and either expand the civic center on grade parking facility or Veteran's Freedom Park, or construct a new building specifically designed for the intended function. The findings of this report are based upon a review of the original construction drawings, previous reports, deflection calculations and site observations completed in May 2002 by representatives from Gonzalez I Goodale Architects, Thompson & LaBrie Structural Engineers, and TMAD Engineers for mechanical and electrical systems. Page 2 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 Physical Limitations of Existing Library Facility Structural The original building constructed in 1958-59 is one story with reinforced brick bearing and shear walls and a wood framed roof system. Roughly rectangular in plan, the original building has an area of approximately 15,000 square feet. In 1971 an additional 3,000 square feet was,added to the west side of the building, using the same type of construction as the original design. This type of construction has masonry walls anchored, for out -of -plane seismic loads, to plywood diaphragms without continuous ties across the building. This is now considered hazardous. The Los Angeles Building Code (1999) states in Chapter 96: "The purpose of this chapter is to promote public safety and welfare by reducing the risk of death or injury that may result from. the effects of earthquakes on reinforced concrete and masonry wall buildings .with flexible diaphragms designed under the building codes in effect prior to January 1, 1995. These buildings are potentially hazardous and prone to significant damage, including possible collapse, in a moderate to major earthquake.' The brick wall reinforcing met code standards in 1958 but is considered insufficient by current building codes in the amount and detailing for seismic shear walls, safety and strength. The roof drainage design system has a very flat roof slope, approximately 2 Y2 inches of fall in 54 feet. The girders were cambered for dead load deflection only, so as not to reverse the intended flow pattern. The slope however, was inadequate and ponding on the roof has occurred for many years, producing an ongoing leakage problem. Water infiltration caused damage to interior finishes and caused serious delaminating in the glued - laminated roof beams. During an inspection of the building in October 1994, the structural engineering firm of Mackintosh & Mackintosh, Inc. observed that two glued -laminated support beams had fractures in them. They reported to the City of Azusa that the fractures were in the bottom lamination of the second and third glued -laminated beam at the north end of the east side of the building. These fractures indicated that a progressive. state of collapse was occurring with the roof structure. They recommended that the beams be shored up immediately and that the beams then be properly repaired and reinforced per plans designed by a, licensed structural engineer. They also noted many of the other large glued -laminated beams in the building appeared to be sagging and are also likely over -stressed. It was recommended that the stress levels of these beams be checked and that the beams be properly reinforced if required. Subsequently, six of the glued -laminated beam Is were shored with steel pipe columns and base plates bearing directly on the 4 -inch concrete floor slab. It is possible that damage to the connections between the brick wall and the plywood root oiapnragm nas occurred, due to earthquake forces. The 1997 Northridge and the Sierra Madre earthquakes produced some shaking in the Azusa area that might have opened join Its between the roof and the walls, contributing to the leakage problem. Page 3 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 The building could be made structurally safe by a major retrofit strengthening and would require replacement of the roof structure, with proper drainage slopes, and members. The walls could be strengthened and reinforced by adding the required applied layer of concrete. Energy Conservation 117� T. =3 remodeling program. This repaired or replaced framing reinforcing steel in a gunite- The existing Library was designed and constructed long before energy conservation, specifically Title 24, became the standard for public buildings. Although providing natural daylight and an inviting view of the park setting and San Gabriel Mountains to the north, the existing floor to ceiling windows, along with the clerestory windows are only single pane, 1/4" glass that contribute to the heat gain and loss within the building. The original brick exterior walls are not insulated and provide an estimated R -value of 2.45, far below the current prescriptive envelope criteria for climate zone 9. Similarly, the roof assembly consisting of built-up roofing, 1" rigid insulation, and plywood sheathing has an estimated R -value of 5.6, far below the recommended R-19 value. Two types of heating, ventilation and air conditioning systems with aging and inefficient equipment serve the existing Library. The forty-three year old indoor split DX -coaling with hot water coil Air Handling Unit (AH -1) serves the main portion of the library including the book stack area. A smaller and newer indoor split DX -cooling with hot water coil unit (AH -2) serves the meeting room. The offices constructed in 1971 are served by two packaged rooftop electric cooling -gas heating systems (AC -3 and AC -4). Hot water serving all systems is available from a newer boiler that serves the building heating requirements. The forty-three year old indoor Air Handling Unit (AH -1) has a fan that is no longer efficient compared to new design fans, and there are zone dampers that are not accessible and that are believed not to be functioning properly. Both OX and hot water coils show signs of aging and are not an efficient means of heat transfer compared to new coil design. Air Handling Units (AH -1 and AH -2) are served by two condensers (AC -1 and AC -2) located on the roof. Both condensers are about eleven years old and close to their service life of approximately fifteen years. Obvious wear on these units includes loose, unconnected control wiring inside each panel, and decolorization of the aluminum fins and copper coils showing signs of corrosion and collected dirt. Both systems require seismic protection or anchoring required by current codes. Also, both systems are no longer efficient compared to new equipment now available on the market. The two rooftop packaged gas/electric units (AC -3 and AC -4) are also about eleven years old and close to their service life which is about fifteen years. Obvious equipment wear includes broken filter access door, protection paint wearing off and loose panels. Both systems require seismic protection or anchoring required by current codes. Both systems are not as energy efficient compared to new equipment. The original duct insulation is almost forty-five years old. Based on previous reports, duct insulation got wet and damaged from roof leaks prior to 1995 and collected mildew. New insulation would have better fire resistance; smoke resistance, and material density or thermal resistance. The ductwork itself maybe rusted due to previous water damage. Dirt and mildew is also obvious at almost all air diffusers in the building. The thermostats seem to be all in working condition but they are old and may be unreliable. All of these factors affect the overall energy efficiency of the system and the indoor air quality. Page 4 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 Lighting fixtures currently installed are inefficient and inadequate for library use. Efficient and appropriately located lighting fixtures designed for computer environ, ent applications would be more inviting and energy conserving. Health and Safety In addition to energy conservation issues, several health land safety concerns exist with the mechanical system. The exhaust fan serving the public toilet rooms is rattling land rumbling and should be repaired or replaced. Also, the ceiling exhaust fan serving the storage room is not functioning and may be a fire hazard. This storage room houses a gas fired domestic water heater, but the room does not have proper combustion air as required by current codes. The boiler room also requires combustion air described by current codes. The existing fresh air or ventilation in each of the HVAC systems also may not meet current code requirements for a library function. This contributes to the overall uncomfortable conditions within the building. The existing domestic water heater has a capacity of 30 gallons, is gas type and still in good condition. However the water heater does pose a safety hazard, as it does not comply with requirements for seismic strapping per the uniform plumbing code. The original 1958-59 structure, as well as the 1971 addition does not employ a fire sprinkler system. Although not required by building code, the lack of an automatic fire suppression system creates a concern for the safety of the occupants as well as the contents within this wood roof framed structure. Non -illuminated exit lights are currently used throughout the library and there are no emergency egress lights provided. The existing electrical system also does not provide the grounding requirements mandated by the current codes and therefore poses a life safety hazard. Disabled Access There are only four single occupant toilet rooms for public use and only one single occupant toilet room for the twenty-one library staff members. Two of the public toilet rooms (ones located furthest away from the Adult Stack Area) are partially accessible for the disabled. In ,these rooms, the lavatory faucets are not accessible and the hot water piping and drain line under the lavatory are not insulated. The flush valves also do not comply with the current requirements for accessibility and the water closets are not low flow type fixtures as required by current codes. The staff toilet room is totally inaccessible to the disabled as it is only 42" wide and has a 28" wide doorway. All sinks and faucets throughout the Library, including the staff work areas are not accessible to the disabled. Door hardware throughout the Library is knob type, not lever type as required for accessibility. Also doorways to all staff workrooms, the staff lounge, offices and reference areas do not have 18" clearance to the side of the door making all these rooms inaccessible to disabled staff. In addition to not having an automatic fire alarm system, the library building does not have an ADA compliant fire alarm system. There are no fire alarm strobe lights in the public areas of the Library. Page 5 of 15 CITY OF EXISTING LIBRARY BUILDING 2002NOVEMBER t. The Adult book stack area has only 24" between shelves making most of the Library's collection inaccessible to the physically disabled. Acoustics The Children's Area to the south of the central circulation desk consists of a single open plan room approximately 55 feet square. There are no separate rooms or alcoves for tutoring programs, group study or a children's story time. All these functions occur within the open area. The wooden roof structure, including the glued -laminated beams, is exposed in this room. Glued -on acoustical tiles were installed between the exposed girders in the area around a central raised clerestory window element, but these provide minimal acoustical value to the total space. The main Adult Services Area to the north has a similar open plan layout and a similar ceiling/roof structure. The Adult book stack area constructed in 1971 is open to the Adult Services Area but it has a lower ceiling consisting of acoustical tile glued -on to gypsum board. The lack of individual rooms in both the Children's Area and Adult Services Area for ongoing literacy training, homework programs, group studies and computer learning classes requires these functions to occur within the quiet reading and book stack areas. These interactive and participatory programs coupled with the high ceilings, hard wall surfaces and extensive glass window areas create a poor acoustic environment. Space flexibility/Expandability The 1971 additions to the original structure are problematic in that they were constructed using a series of bearing walls that create physical barriers. These impede the alteration and further expansion of the Library functions. As noted above, any expansion of the building will require extensive upgrading of the wall and roof structural systems to bring them into compliance with current code requirements. In addition, the other building systems including the mechanical equipment, plumbing fixtures, and electrical service are either forty-four years old or if they have been replaced, have reached the end of their life expectancy and cannot accommodate further expansion. Power service to the existing library is fed from the main service switchboard in the underground vault adjacent to the City Hall. The.1958 electrical switchgear also feeds the remaining public buildings within the city hall complex. Power and lighting loads in the original library building are fed from a 200 -ampere 120/240V 1 -phase panel board. A 200 -ampere 240V 3-phase motor control center serves the HVAC and other mechanical equipment. The 1971 addition to the Library provided for a 150 -ampere 120/240V 1 -phase panel board to serve additional lighting and power loads. This panel board is fed from the existing feeder serving the library. Given the service life of the existing switchboard and panel boards, additional loads for HVAC, lighting and computer power outlets needed for a planned library expansion cannot be accommodated. There are no opportunities for upgrading the antiquated electrical switchboard because replacement breakers would be very difficult to find and expensive to purchase, if available. The switchboards and feeders also do not provide additional capacity to withstand the increased neutral currents that will be generated by the computer workstations anticipated for the library expansion. Page 6 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT - NOVEMBER 2002 r. I las The existing branch circuit panel boards do not provide clean power to existing computer workstations because the same panel boards serve also lighting and motor loads which normally introduce noise in the power lines. There are no opportunities that will allow flexibility of distributing clean power and efficient routing of data wiring for the additional computer workstations because fixed conduit system concealed in walls are used in the existing library and computer, lighting and motor loads are not segregated. Also, the computer data room will not accommodate the additional equipment needed for the increased quantity of data drops proposed for the expansion of the library's computer system and public programs. Functional Spatial Relationships The existing library is inefficient to operate and does not provide good visibility between the circulation desk, the reference desk, the children's desk and the book stacks. Security is particularly deficient due to the layout of the stacks in the adult area. The stacks are located within an alcove visually separated from the circulation desk. There is also only 24" between the book stacks creating a tight, almost claustrophobic environment. The relationship of functions seems to have no particular order or logic beyond the separation of adult and children's services. There is a need for dedicated and well designed spaces for group study, children's story time, quiet study, individual learning, tutorial services and computer instruction. These functions currently occur in the open children's and adult Services areas creating a confusing, acoustically poor and disruptive library environment. The Circulation Desk, designed as a long counter is opposite the public entrance and separates the children and adult service areas. Behind the counter is a glass -walled workroom for the circulation staff. This arrangement, common to the mid -2V century library design, was to provide a central control point for all library activities. However, it does not adapt well to the more sophisticated library service patterns and much heavier usage associated with contemporary public library services. The staff workrooms, storage rooms, offices and the staff lounge are located between the children and adult services areas and behind the circulation desk. These spaces are over crowded and limited in flexibility and expandability due to the structural bearing walls and placement of mechanical equipment rooms. There is poor ventilation, a lack of storage space and an overloading of available electrical power for the increasing number of computers, electronic equipment and employees. Site The library is located within the Azusa Civic Center Plaza and adjacent to a landscaped park area to the north. The public entrance to the Library is on the east fagade, providing good visibility from the street. However, the public entrance is opposite from the parking lot and disabled accessible parking spaces on the west. This makes accessibility to the building difficult, inconvenient and confusing not only for the physically disabled, but most first time visitors find it very difficult to locate the public entrance from the "back side" of the Library. The Library could be expanded to the north, but this would eliminate a well -used open park area, in a City where there is not enough public park space. Any expansion of the existing library would also require a major intrusion of the parking lot into the park. Page 7 of 15 f CITY OF AZUSA I EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 I � I - Other Considerations As noted above, the roof slope of the original structure is inadequate and ponding on the roof continues to occur, producing an ongoing leakage problem. A forensic roofing consultant hired by the City in 1995 found that replacement roofing and flashing were improperly installed over an older gravel surfaced roof contributing to the leakage problem. ft is also possible the 1994 Northridge earthquake damaged the flashing and roofing membranes. The heavy rains in 1995 resulted in water damage in all major areas of the Library and likely caused the serious delaminating in the glued -laminated roof beams. 1 In 1996, repair services were performed on the roof. These included a new 3 -ply built-up roofing system, the addition of four new roof drains, replacement of rotted plywood sheathing and the installation of six steel tube columns to support sagging and delaminating glued -laminated beams. The wood overhangs and trellises, 1 including exposed portions of the glued -laminated beams were not repaired and there remains evidence of weather damage and structural connection separation at these areas. The library staff reports there are still some leaks within the building, but there has not been a substantial rain since 1995 to fully test the remedial repairs. There is evidence of continued ponding on the roof and the inherent problem of long -span beams and a flat roof have not been totally corrected. Page 8 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 Potential Reuse of Building Analysis The City of Azusa has identified three potential uses lot the existing Library building upon completion and occupancy of the proposed new Library on the east sidelof Dalton Avenue. These potential uses include a Teen Center, City offices or City Council Chamber. Based upon the physical limitations and condition of the existing building, extensive remodeling would be required for each of these proposed functions and the continued use of the forty -plus year old building. Specifically, the structural, fire protection, electrical and mechanical systems as well as the toilet facilities will require some level of retrofit if not total replacement in order to continue to function as a civic building. The alternate to this retrofit and 'replacement of building systems and extensive tenant improvements would be to demolish the building and either replace it with on grade parking for the Civic Center, or construct a new building specifically designed for the designated function. The City of Azusa has not developed a program for the identified potential reuse functions. Therefore, general assumptions have been developed by the architect to analyze potential physical impacts and develop a conceptual opinion of Probable Construction Cost. Teen Center ir Teen centers usually include activity or multi-purpose rooms, a craft room, kitchen, learning centers, a weight room, locker facilities and offices. Larger teen center facilities also include dance floors, gymnasiums and in some cases, boxing facilities. The high ceilings and clerestory windows of the existing building provide a good, basis for a high occupancy activity room, game room or multi -use room. The roof structure of the existing for building however, is not high enough nor is there adequate floor area to accommodate a gymnasium basketball or volleyball. A Teen Center, excluding a gymnasium, could be accommodated utilizing existing offices, reading/stack areas and the auditorium/stage platform with minimal tenant improvements. However, extensive remodeling would be required for additional toilet facilities and ADA accessibility. Major upgrading of the mechanical system including equipment replacement will be required to accommodate the anticipated high -use occupancies of a Teen Center. The electrical system will also require upgrading to accommodate the addition of electronic games, sound equipment and -computers for the learning center and offices. Parking requirements for a Teen Center will have to be evaluated in a parking study for the Civic Center. City Offices If open office systems furniture were utilized rather than individual offices, renovation of -the existing building to accommodate additional City offices would require minimal tenant improvements beyond new finishes, new lighting fixtures and expansion of the toilet facilities. Extensive electrical system upgrading will be required including power and data cabling to each office and cubicle. Power poles or extensive retrofitting of the concrete slab to accommodate an in -slab conduit raceway will be required for employee workstations and offices. Upgrading of the mechanical system will also be required for new offices. Page 9 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 The civic center parking analysis may not have to be updated and additional parking spaces may not be required, if the potential reuse as City offices is planned to accommodate only existing employees relocated from the City Hall. Council Chamber The third option for reuse of the existing building is a Council Chamber and associated City offices. A Council Chamber is normally identified as A-3 occupancy, which can be accommodated in a Type -V, non -rated structure. However, extensive upgrading will be required of the mechanical, plumbing and electrical systems to accommodate this assembly occupancy. A Council Chamber for a community the size of Azusa would provide approximately 100 seats in the audience, a raised platform for city officials, a city staff area and a speaker's podium. Although not required, the audience area is usually sloping down to improve sight lines to the raised council platform. If desired in this structure, the existing slab could be demolished and replaced with steps, ramps and a sloping floor. Chambers also typically have high ceilings and unparallel walls for improved acoustics. A 100 -seat Council Chamber would be approximately 50' x 50'. Council Chamber facilities also usually include an entrance lobby or foyer for the public, a conference room for closed sessions, public and staff toilet facilities, a sound and video technician's area, storage, and quite often a large conference room for public meetings and seminars. The existing library building can accommodate a 43 -foot wide Chamber within the existing high ceiling Adult stack area. However, extensive structural remodeling would be required to remove the temporary pipe columns recently installed to support damaged glued -laminated girders. The glued -laminated girders will have to be replaced by steel beams in order to recreate a large unobstructed area required for a Council Chambers. This would also be required if large open areas are needed for the teen center activity or multi-purpose rooms. Acoustic design studies will need to be developed and evaluated as to the need for angled walls, special finishes and a sound system within a proposed Council Chambers. The large windows and clerestory windows will likely have to be removed or covered to accommodate construction of a Council Chambers. The remaining areas of the building can be remodeled into required conference rooms, expanded 'toilet facilities and offices. The public entrance to the existing building is off of Dalton Avenue, rather than from the center of the Civic Plaza. This may impact the potential use of the existing building as a Council Chamber, as it does not currently have any physical relation to the City Hall or Civic Center Plaza. The potential use of the building as a Council Chamber should have no impact on the existing parking facilities. The parking study prepared for the new library acknowledges the shared use of the Civic Center parking with existing uses and functions. Page 10 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT - NOVEMBER 2002, F Building Systems The structural engineer has concluded that the continued use of the existing building will require some structural upgrading to achieve a minimum level of safety. The, minimum scope of structural upgrading includes the following items: 1. Installation of tapered insulation board at all roof levels to obtain a minimum drainage slope of '/a -inch per foot. This would help correct the inherent and continuing problems of leaking, water damage and delaminating glued -laminated beams resultant from the flat roofs. 2. Repair or replace delaminated glued -laminated beams identified in the 1994 Report, 3. Temporary pipe columns were installed in 1994-1995 at the glued -laminated beams and appear to be supported directly on the floor slab without footings. If this is accurate, footings should be installed for each of these columns. The maximum scope of structural upgrading that should be completed for continued use of the building includes the following: 1-3 All three items noted above. 4. If large open areas are to be re-created for use as a Council Chamber or teen center multi- purpose room, the six temporary pipe columns and the glued -laminated girders they support should be removed and replaced with steel beams. 5. The existing anchorage of the plywood roof diaphragm to the masonry walls does not meet current seismic safety standards. This condition could be strengthened by additional steel straps and anchors between the walls and the roof. 6. The masonry walls are under -reinforced by modern code requirements. This situation could be remedied by gunite layering the walls with additional reinforcing bars. This is not considered essential for life safety. The additional weight could cause foundation settlement, increasing the seismic force levels at the roof diaphragm and require the additional anchorage noted above. As noted in the physical limitations section of this report, the air handling equipment and roof top package units have reached or are close to their service life expectancy. This equipment will have to be replaced and probably increased in capacity to serve the proposed reuse functions of the building, specifically the assembly type occupancies. The mechanical engineer has noted that only the existing indoor heating hot water boiler, the smaller air handler, and one toilet exhaust fan could be salvaged and conlinued in use. The ductwork also is in questionable condition, and should be replaced. A new building control system including thermostats would increase the energy efficient and individual comfort in the building. The addition of wall insulation and roof insulation, along with the replacement of the glazing and window frames will also increase the energy efficiency and could be designed to bring the building into general compliance with California Title 24 energy standards. Page 11 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 Given the service life of the existing switchboard and panel boards, and the additional loads anticipated for HVAC, lighting and computer power outlets, a new service including new switchgear, panel boards and cabling will be required for reuse of the building. As stated in the physical limitations section, since all existing conduit is fixed and concealed in walls, there are no opportunities to allow flexibility of distributing clean power and efficient routing of data wiring for the additional computer workstations, offices and other proposed functions. A complete new distribution system retrofitted into existing walls and ceiling spaces will be required. Reuse of the existing building for a civic or public function should include improvements to the life and safety systems. Although not required by code, the improvements should include installation of an automatic fire protection sprinkler system and fire alarm system. At a minimum, audible and visual fire alarm notification devices complying with ADA requirements should be provided in public use or occupied areas. Emergency lighting also needs to be upgraded. Finally, any reuse of the existing building will require full compliance with ADA and California Title 24 accessibility standards. This entails complete renovation and expansion of the existing toilet facilities, new plumbing fixtures, replacement of all door hardware, remodel or replacement of cabinets and improvements to the building entrances. The plumbing engineer has confirmed that the existing 4 -inch sanitary sewer line has a capacity of 172 -fixture units with a slope of one -percent, and that the existing 2 -inch domestic cold water line has a capacity of 245 -fixture units for flush tank fixtures and 124 -fixture units for flush valve fixtures. Any remodel or expansion of the toilet facilities and sinks beyond these capacities will require new service lines. Page 12 of 15 CITY OF I BUILDING EXISTING LIBRARY NOVEMBER 2002 � r r Conclusion Based on the physical limitations of the existing library building and the condition of the existing building systems, it is probably not economically or physically feasible to remodel the building into a Teen Center, City offices or City Council Chamber. Any reuse of the building will require complete replacement of the mechanical system and ductwork, a new electrical service and complete new electrical power, lighting and data cabling system, retrofit and expansion of the plumbing system and toilet facilities and some level of structural retrofitting. Excluding furnishings, tees and administrative costs, reuse of the facility could cost approximately $2,500,000 to $3,200,000. This equates to approximately $140 to $180 per square foot of building area. Since remodeling could not begin until the new library building has been completed, these costs have been escalated to the anticipated mid -point of construction, December 2005. ;The potential reuse of the building as a City Council Chamber would require additional costs for fixed seating, audio and visual systems and construction of a sloping floor for optimum operation. Even with the limited remodeling and system retrofitting, the building will continue to have the functional limitations of the existing library. The entrance will remainon Dalton Avenue, visually and physically isolated from the City Hall, Civic Plaza, Veteran's Freedom Park and the Civic Center parking. The floor plan layout for any of the potential uses will be limited by existing interior and exterior bearing walls and existing columns. This could create a less than acceptable operation, especially where a large open room layout such as a Council Chamber or multi-purpose room is required. As a comparison, the current cost to construct a new building to serve as a small Teen Center or City offices would be approximately $160 to $180 per square foot The cost to construct a new City Council Chamber would be higher. Adjusted for inflation to the anticipated mid -point of construction, these costs would be approximately $175 to $200 per square foot. These costs again exclude fees, permits, site improvements and furnishings. Page 13 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 Estimate Opinion of Probable Construction Costs The conceptual Opinion of Probable Construction Cost for the potential remodel and structural retrofit of the existing Library building have been developed utilizing estimated square footage quantities, unit quantities and our understanding of current building and material costs. This represents our judgment as a design professional familiar with the construction industry. It is recognized, however, that neither Gonzalez j Goodale nor the City of Azusa has control over the cost of labor, materials or equipment, over the Contractor's methods of determining bid prices, or over competitive bidding, market or negotiating conditions. Accordingly, Gonzalez I Goodale does not warrant or represent that bids or negotiated prices will not vary from the Owner's budget for the Project or from any estimate for the Cost of the Work or evaluation prepared by the Architect. The opinions of probable construction cost include escalation to the mid -point of construction. The earliest date for start of construction is August 2005, or immediately upon occupancy of the proposed new City Library Facility. Based upon an assumed ten-month construction schedule, the mid -point of construction would be December 2005, and the completion date would be May 2006. Since no programs or floor plans have been developed for potential reuse of the building, the opinion of probable construction costs have been developed for general remodeling and retrofit of the existing building systems. The scope of work for the proposed remodeling includes the following items: • Selective interior demolition • New electrical service • No new water, gas or sewer line service • No site work, street improvements or new parking facilities have been included in the estimate • New footings at columns recently added to Children's and Adult Stack areas • Retrofit of the existing glued -laminated beams • Addition of tapered insulation roofing board and new built-up roofing • Addition of insulation at exterior walls • Replacement of all exterior windows and frames with dual pane, insulating glazing • New interior finishes including, ceilings, walls, flooring • Addition of a fire sprinkler system • New package roof top HVAC system and ductwork Page 14 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 a, Additional plumbing fixtures assumed to be required for the new occupancy load • Replacement of plumbing fixtures with new to meet accessibility requirements and codes New electrical power, data and lighting systems • New security and fire alarm system No furnishings, equipment or seating costs have been included No permit fees, construction management fees, architectural and engineering fees or City administrative fees have been include The construction cost to retrofit the existing building for continued use based on the items listed above is approximately $2,500,000 or $140 per square foot. Again, this cost has been adjusted to the mid -point of an anticipated construction schedule. If all recommended structural retrofit elements are incorporated into the construction, including the addition of steel beams, anchorage of the roof and walls and wall reinforcement, the approximate construction cost increases to $3,200,000 or approximately $180 per square foot. Page 15 of 15 RESOLUTION NO. 01-C130 A: RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, RECITING THE FACT OF THE SPECIAL MUNICIPAL ELECTION HELD IN THE CITY ON NOVEMBER 6, 2001, DECLARING THE RESULTS AND SUCH OTHER MATTERS AS PROVIDED BY LAW. WHEREAS, a special municipal election was held and conducted in the City of Azusa, California, on Tuesday, November 6, 2001, as required by law; and WHEREAS, notice of the election was given in time, form and manner as provided by law; that voting precincts were properly established; that election officers were appointed and that in all respects the election was held and conducted and the votes were cast, received and canvassed and the returns made and declared in time, form and manner as required by the provisions of the Elections Code of the State of California for the holding of elections in general law cities, and WHEREAS, pursuant to Resolution No. 01-C65 adopted on July 16, 2001, the County Election Department canvassed the returns of the election and has certified the results to this City Council, the results are received, attached and made a part hereof as "Exhibit A." NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. That the whole number of votes (ballots) cast in the Precincts except absent voter ballots was 2,284. SECTION 2. That the whole number of absent voter ballots cast in the City was 515, making a total of 2,799 votes (ballots) cast in the City. SECTION 3. That the measure voted iiion at the election is as follows: Measure L: If, and only if, the State of California provides a 65% matching share of the cost to build a new and expanded library, shall the City of Azusa, California incur bonded indebtedness (in an amount not to exceed $5,875,000 at interest rate not to exceed 6% per year), to provide our 35% local share to improve free educational resources and opportunities for children, families and our entire community, in cooperation with our local schools? SECTION 4. The City Council does declare and determine that: as a result of the Election, a majority of the voters voted Yes on Measure L, and that the measure was carried, and shall be deemed adopted and ratified. SECTION 5. The City Clerk shall enter' on the records of the City Council of the City, a statement of the result of the election showing: The whole number of votes (ballots) cast in the City; the measure voted upon; the number of votes given at each precinct for and against the measure, the total number of votes given for and against the measure. SECTION 6. That the City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions!, PASSED, APPROVED AND ADOPTED on December 3, 2001. I HEREBY CERTIFY that the foregoing resolution was duly adopted by the City Council of the City of Azusa, at a regular meeting thereof, held on the 3' day a of December, 2001, by the following vote of the Council: AYES: COUNCILMEMBERS: HARDISON, STANFORD, ROCHA, CHAGNON, MADRID NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE Q. t - - - 4�� CITY CLERK %/� -2- IMPARTIAL ANALYSIS OF MEASURE L Measure "L" would authorize the issuance of bonded indebtedness in an amount not to exceed $5,875,000 for the acquisition and improvement of realproperty for a public library serving the City of Azusa. It is the City's intent that the bonds would not be issued unless the City of Azusa receives matching funds from the State of California. Such bonded indebtedness would be repaid by ad valorem property taxes levied pursuant to Resolution No. 01-C64 of the City of Azusa. The City Council of the City of Azusa called the election pursuant to the provisions of Section 535075 and 53508 of the Government Code. A7J3 majority of the electors voting on Measure "L" must vote "yes" in order for measure to pass. Should Measure "L" pass, the revenues generated from the levy Of property taxes may only be used to make payments of principal and interest on general obligation bonds of the City issued for the purpose of acquiring and improving real property for a public library serving the City of Azusa as authorized pursuant to Resolution No. 01-C64 of the City of Azusa. MS. SONIA CARVALHO, City Attorney PR -9M61-1 N LA 130.023 A NEW LIBRARY FOR AZUSA RESIDENTS The City of Azusa has made three attempts to get Library Bond Act Funds. In Cycle 1, 2 and 3, Azusa's application waspriked "Very Good", one notch below the highest ranking of "Outstanding". The City of Azusa's application effort for Cycle 3, under the direction of Library Director, Albert Tovar, was dramatically improved and made more competitive for the last cycle of the Library Bond Act of 2000. Funding requests for all cycles far exceeded what was available and the competition was extremely fierce. So, all $350 million approved by California voters in the Library Bond Act of 2000 has been allocated. See more detail below. The project costs for construction of the new library as outlined in the Cycle 3 application is $27,860,282 million. The City of Azusa's application for Cycle I3 is for $16,220,901. This is the 2/3rd share of the State as allowed by the Library Bond Act Regulations. Information from previous cycles is given below: Cycle 1 deadline for filing was Juni e 16, 2002 awards were announced in December 2002. $149,226,329 was allocated out of a possible $150,000,000. Cycle 2 deadline for filing was March 28, 2003 awards were announced in October 2003. $108,157,632 was allocated out of a possible $110,000,000. Cycle 3 deadline for filing was JanI uary 16, 2004. Awards were announced on November 29, 2004,and $80,588,293 was given to 12 libraries. Cycle 1 61 eligible applicants 18 funded $465 million requested Cycle 2 66 eligible applicants 16 funded $547 million requested Cycle 3 72 eligible applicants 12 funded $586 million requested The City of Azusa's request for $16.2 million was approximately 21% of the $76,894,863 available. Home page for the Office of Library Construction: http• / /www.olc.library.ca. Qov/defauIt. asp For a listing of applicants and grants awarded for all cycles, go to: http• / /www.otc.library.ca.Pov/default.asp What happens next? Important Dates: January 13, 2004 January 16, 2004 April 28, 2004 April -Sept. 2004 November 29, 2004 *November 1, 2005 *July 2, 2007 *September 1, 2007 June 2006 AUSD Board Meeting, approval of revisions to Joint Venture Cooperative Agreement with the City of Azusa Application and supporting documentation is delivered to the Office of Library Construction (OLC) OLC announces eligibility of 72 applications OLC Evaluates and ranks Library Bond Act Applications OLC announced grant awards for Cycle 3 Start of construction if funds had been awarded Completion of construction if funds had been awarded Expected date of opening if funds had been awarded Library Bond Act of 2006 on ballot for California voters *Assumed successful grant notification in the fall of 2004. What will it cost to build a new library for Azusa residents? Project Budget $27,860,282 Amount from State Bond Act Funds 16,220,901 Local Bond Proceeds and Utility Grant 5,833,300 Private Funds 206,494 City of Azusa Funds 2,694,537 Supplemental Funds (ineligible) 2,905,050 TOTAL: $27,860,282 Why do Azusa residents need a new downtown central library? ■ The existing Library is inadequate to meet the informational needs of Azusa residents. • There is no room to adequately conduct programs and house special collections for local history, children, seniors, and teens. ■ The existing building is costly to maintain due to a roof that is deteriorating and an outdated electrical system. ■ Azusans need an information center that creates a sense of place and purpose suitable for lifelong learning. • New technological upgrades and accelerated access to information are a must for 215` Century needs. What kind of new services can one expect in the new library? ■ A computer lab for teens. • A computer lab for children. ■ An alcove for the visually impaired. ■ A homework center for children and teens. ■ A family literacy and reading center. ■ A career information center. ■ A center to house and promote Azusa's family and local history. . ■ A Friends of the Library Cafe and Bookstore. ■ Ample space for seating, meeting rooms, l3 displays. How can one help support the library? I I Communicate your support to members of the California Public Library Construction and Renovation Board, to the California State Librarian, or to your local representatives in California State government - Assemblyman Ed Chavez and State Senator Gloria Romero. Members of the Library Bond Act Board are: Susan Hildreth, State Librarian of California; California State Treasurer, Phil Angelides; California State Senator, VACANT; California State Assemblywoman Lois Wolk; Director, California State Department of Finance, Tom Campbell; and Barton Pachino, Esq., Governor's Appointee. Go to the following website for more information: For more information, questions, or Albert Tovar, Library Director Azusa City Library 729 N. Dalton Avenue Azusa, CA 91702 Telephone: (626)812-5277 Email: atovar@ci.azusa.ca.us please contact: NEW AZUSA CITY LIBRARY FACT SHEET Size of Library: New Library Total Gross square footage: 62,831 square feet Existing building: 18,500 square feet Proposed Location of the New Azusa City Library: Northeast corner of Dalton Avenue and Foothill Blvd., immediately south of the Azusa Senior Center. Construction Time: 20 months Current library was built in: 1958 Opened to the public in: 1959 New Et expanded services introduced: ■ Homework Center for Children ■ Homework Center for Teens Et Mentor Rooms ■ Family Literacy Center ■ Storytime Theatre for children Et crafts room • Outdoor reading patio ■ Alcove/services for visually -impaired ■ Computer Center • Career Center for K-12 • Meeting Room space for community groups ■ Ample auditorium for large events (approx. 155 seating capacity) • Expanded collection ■ Friends of the Library Cafe and Bookstore ■ Local History/ Heritage Collection Et Support Collection: Number of items in existing library: 150,000 (includes audio-visual) Number of volumes (capacity) in new library: 300,000 (210,000 items, opening day) El New Library Square Footage) Comparisons to Population Proposed Population Square Grant Awardees Construction Square Footage Year 2020 Footage from cost per Per Capita Cycles 1,2, tt 3 square foot Eligible costs 15,125 30,021 .50 sf City of Newport $210 Beach - Mariner's Branch 22)5581- 11,926 1.89sf City of Redwood $256 23,332 32,000 .72 sf City of Calabasas $258 23,972 74,000 .32 sf I City of Anaheim $214 Haskett Branch 24,951 92,000 .27 sf City of Murietta $213 25,000 43,316 .57 sf City of San Diego $247 - Logan Heights 26,761 27,900 .95 sf City of Lafayette $256 34,000 82,536 .41 sf ! City of Temecula $215 37,872 56,575 .67 sf I City of Lincoln $222 41,331 66,000 .62 sf Castro Valley $263 Library, County of Alameda 45,000 140,674 .32 sf City of Orange $262 47,470 790500 .59 sf I City of Alameda, $247 Main 48,998 58,977 .83 sf National City $208 55,000 113,508 .48 sf City of Redding $215 60,821 109,660 .55 sf City of Santa $215 Maria 62,831 (Cycle 3) 50,878 1.23 sf City of Azusa $14,426,000 $227/sf 62,831 (Cycle 3) 50,878 1.23 sf City of Azusa $15,263,400 @ $300/sf 35,000 50,878 .68 sf City of Azusa $10,500,000 @ $300/sf 40,000 50,878 .78 sf City of Azusa $12,000,000 @ $300/sf 45,000 50,878 .88 sf City of Azusa $13,500,000 @ $300/sf 65,621 95,000 .69 sf City of Camarillo $212 93,000 180,000+ .51 City of Fontana n/a Notes: 1. New construction does not include drawings, design, furnishings, equipment, collection, shelving, etc. 2. Size of library is a local decision. 3. Library planners today are using .8 - 1.0 sf per capita above the .6 American Library Association standard. AT/City of Azusa/6-30-05 1 CITY OF AZUSA 1 ` EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 1 1 1 Table of Contents Executive Summary Section 1: Physical Limitations of Existing Library Facility . Structural Energy Conservation Health and Safety Disabled Access Acoustics Space Flexibility/Expandability Functional Spatial Relationships Site Other Considerations Section 2: Potential Reuse of Building Analysis Conclusion Section 3: Estimate Opinion of Probable Construction Costs Appendix Existing Floor Plan Photographs Consultant Team Gonzalez I Goodale Architects 135 West Green Street, Suite 200 Pasadena, California 91105 (626) 568-1428 Project Number 02052 Thompson & La Brie Structural Engineers TMAD Engineers g0nZa1eZG 0 0 D A L E CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 Executive Summary The single story library building was originally constructed in 1958-59. The design is characteristic of modern or international style civic buildings constructed during this era, with a simple flat roof and broad overhangs. In the early 1970's, several additions were constructed on the west side of the structure to bring the total building area up to 18,500 square feet. These additions infilled original courtyards, which provided natural light into the center of the work area. The building's mechanical system was partially upgraded in 1991 with new rooftop -mounted equipment. In 1996, the City installed steel tube columns in the main reading areas to .provide support for delaminating and sagging glued -laminated beams. Major roof repairs were also completed that year including replacement of rotted plywood sheathing, addition of four roof drains and installation of a new built-up roofing system. These repairs however, were only temporary in nature and serve to highlight the inherent physical limitations of the aging Library building. At almost forty-five years of age the existing Library building is at the end of its life cycle. Many of the existing building systems are in need of replacement or major augmentation and the building has become expensive to maintain as well as inefficientto operate. a. Structural: The seismic restraint system for this structure is particularly suspect. The combination of long spans and a flexible plywood diaphragm roof structure anchored to brick bearing and shear walls using 1950's methodology has since been determined hazardous by building codes. Long- term roof leaks have caused delaminating and sagging of the glued -laminated roof beams. Temporary safety shoring has been installed. b. Energy Conservation: Extensive areas of single pane glazing and the lack of adequate wall and roof insulation contribute to low energy efficiency and uncomfortable conditions within the Library. Existing light fixtures are inefficient and inadequate for library use. Portions of the mechanical system are almost forty-five years of age, including the indoor air -handling unit, which has exceeded its service life. Extensive remodeling would be required to bring the structure, lighting and mechanical equipment into'compliance with current Title 24 energy conservation standards. C. Health and Safety: Steel columns installed in 1996 were a temporary measure to support delaminating and sagging beams. A major structural retrofit program is required to replace the roof structure and to strengthen and reinforce the masonry walls. A small fire around 1994 resulting from faulty wiring is evidence of the types of electrical problems and safety hazards typical of a structure this age. Specifically, the existing electrical system does not provide the grounding requirements mandated by current codes and therefore poses a life safety hazard. The existing building does not have an automatic fire sprinkler system to protect the occupants or Library contents. d. Disabled Access: Two of the four single occupant public toilet rooms are partially compliant with Title 24 and ADA accessibility requirements. The single occupant staff toilet room is not accessible to the disabled. Doorways to all staff offices and workrooms are also not accessible. Page 1 or 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 e. Acoustics: The lack of individual rooms for increasingly expanding literacy training, homework programs, and group studies require these functions to occur within the quiet reading and book stack areas. These interactive programs coupled with high ceilings, hard wall surfaces and extensive glass window areas create a poor acoustic environment. f. Space Flexibility/Expandability: The 1971 additions, constructed using a series of bearing walls, are problematic, creating physical barriers that impede the alteration and further expansion of library functions. The electrical system is also antiquated and unable to be expanded to accommodate additional computer systems and learning centers. g. Functional Spatial Relationships: The existing library is inefficient to operate and does not provide good visibility between the circulation desk, the reference desk and the children's desk. Security is particularly deficient due to the layout of stacks in the adult area. h. Site: The Library is located within the Azusa Civic Center Plaza. The public entrance to.the Library however, is on the street fagade, opposite from the parking lot and disabled accessible parking spaces, making disabled access difficult, inconvenient and confusing. i. Other Considerations: The roof slope of the original structure is inadequate and ponding on the roof continues to occur, producing an ongoing leakage problem. The City of Azusa identified three potential uses of the existing building once a new Library is constructed. This report includes a conceptual evaluation of the existing building for potential use as a Teen Center, City offices or City Council Chamber. The cost to retrofit the existing structural, mechanical and electrical systems however, make the potential re -use economically unfeasible. An alternate plan would be to demolish the existing building and either expand the civic center on grade parking facility or Veteran's Freedom Park, or construct a new building specifically designed for the intended function. The findings of this report are based upon a review of the original construction drawings, previous reports, deflection calculations and site observations completed in May 2002 by representatives from Gonzalez I Goodale Architects, Thompson & LaBrie Structural Engineers, and TMAD Engineers for mechanical and electrical systems. Page 2 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 Physical Limitations of Existing Library Facility Structural The original building constructed in 1958-59 is one story with reinforced brick bearing and shear walls and a wood framed roof system. Roughly rectangular in plan, the original building has an area of approximately 15,000 square feet. In 1971 an additional 3,000 square feet was added to the west side of the building, using the same type of construction as the original design. This type of construction has masonry walls anchored, for out -of -plane seismic loads, to plywood diaphragms without continuous ties across the building. This is now considered hazardous. The Los Angeles Building Code (1999) states in Chapter 96: "The purpose of this chapter is to promote public safety and welfare by reducing the risk of death or injury that may result from. the effects of earthquakes on reinforced concrete and masonry wall buildings with flexible diaphragms designed under the building codes in effect prior to January 1, 1995. These buildings are potentially hazardous and prone to significant damage, including possible collapse, in a moderate to major earthquake." The brick wall reinforcing met code standards in 1958 but is considered insufficient by current building codes in the amount and detailing for seismic shear walls, safety and strength. The roof drainage design system has a very flat roof slope, approximately 2 '/2 inches of fall in 54 feet. The girders were cambered for dead load deflection only, so as not to reverse the intended flow pattem. The slope however, was inadequate and ponding on the roof has occurred for many years, producing an ongoing leakage problem. Water infiltration caused damage to interior finishes and caused serious delaminating in the glued - laminated roof beams. During an inspection of the building in October 1994, the structural engineering firm of Mackintosh & Mackintosh, Inc. observed that two glued -laminated support beams had fractures in them. They reported to the City of Azusa that the fractures were in the bottom lamination of the second and third glued -laminated beam at the north end of the east side of the building. These fractures indicated that a progressive. state of collapse was occurring with the roof structure. They recommended that the beams be shored up immediately and that the beams then be property repaired and reinforced per plans designed by a licensed structural engineer. They also noted many of the other large glued -laminated beams in the building appeared to be sagging and are also likely over -stressed. It was recommended that the stress levels of these beams be checked and that the beams be properly reinforced if required. Subsequently, six of the glued -laminated beams were shored with steel pipe columns and base plates bearing directly on the 4 -inch concrete floor slab. It is possible that damage to the connections between the brick wall and the plywood roof diaphragm has occurred, due to earthquake forces. The 1997 Northridge and the Sierra Madre earthquakes produced some shaking in the Azusa area that might have opened joints between the roof and the walls, contributing to the leakage problem. Page 3 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 The building could be made structurally safe by a major retrofit strengthening and remodeling program. This would require replacement of the roof structure, with proper drainage slopes, and repaired or replaced framing members. The walls could be strengthened and reinforced by adding the required reinforcing steel in a gunite- applied layer of concrete. Energy Conservation The existing Library was designed and constructed long before energy conservation, specifically Tide 24, became the standard for public buildings. Although providing natural daylight and an inviting view of the park setting and San Gabriel Mountains to the north, the existing floor to ceiling windows, along with the clerestory windows are only single pane, '/4" glass that contribute to the heat gain and loss within the building. The original brick exterior walls are not insulated and provide an estimated R -value of 2.45, far below the current prescriptive envelope criteria for climate zone 9. Similarly, the roof assembly consisting of built-up roofing, 1" rigid insulation, and plywood sheathing has an estimated R -value of 5.6, far below the recommended R-19 value. Two types of heating, ventilation and air conditioning systems with aging and inefficient equipment serve the existing Library. The forty-three year old indoor split DX -cooling with hot water coil Air Handling Unit (AH -1) serves the main portion of the library including the book stack area. A smaller and newer indoor split DX -cooling with hot water coil unit (AH -2) serves the meeting room. The offices constructed in 1971 are served by two packaged rooftop electric cooling -gas heating systems (AC -3 and AC -4). Hot water, serving all systems is available from a newer boiler that serves the building heating requirements. The forty-three year old indoor Air Handling Unit (AH -1) has a fan that is no longer efficient compared to new design fans, and there are zone dampers that are not accessible and that are believed not to be functioning properly. Both DX and hot water coils show signs of aging and are not an efficient means of heat transfer compared to new coil design. Air Handling Units (AH -1 and AH -2) are served by two condensers (AC -1 and AC -2) located on the roof. Both condensers are about eleven years old and close to their service life of approximately fifteen years. Obvious wear on these units includes loose, unconnected control wiring inside each panel, and decolorization of the aluminum fins and copper coils showing signs of corrosion and collected dirt. Both systems require seismic protection or anchoring required by current codes. Also, both systems are no longer efficient compared to new equipment now available on the market. The two rooftop packaged gas/electric units (AC -3 and AC -4) are also about eleven years old and close to their service life which is about fifteen years. Obvious equipment wear includes broken filter access door, protection paint wearing off and loose panels. Both systems require seismic protection or anchoring required by current codes. Both systems are not as energy efficient compared to new equipment. The original duct insulation is almost forty-five years old. Based on previous reports, duct insulation got wet and damaged from roof leaks prior to 1995 and collected mildew. New insulation would have better fire resistance; smoke resistance, and material density or thermal resistance. The ductwork itself maybe rusted due to previous water. damage. Dirt and mildew is also obvious at almost all air diffusers in the building. The thermostats seem to be all in working condition but they are old and may be unreliable. All of these factors affect the overall energy efficiency of the system and the indoor air quality. Page 4 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING NOVEMBER 00 vb: ;:r. its�`^ A� Lighting fixtures currently installed are inefficient and inadequate for library use. Efficient and appropriately located lighting fixtures designed for computer environment applications would be more inviting and energy conserving. Health and Safety In addition to energy conservation issues, several health and safety concerns exist with the mechanical system. The exhaust fan serving the public toilet rooms is rattling and rumbling and should be repaired or replaced. Also, the ceiling exhaust fan serving the storage room is not functioning and may be a fire hazard. This storage room houses a gas fired domestic water heater, but the room does not have proper combustion air as required by current codes. The boiler room also requires combustion air described by current codes. The existing fresh air or ventilation in each of the HVAC systems also may not meet current code requirements for a library function. This contributes to the overall uncomfortable conditions within the building. The existing domestic water heater has a capacity of 30 gallons, is gas type and still in good condition. However the water heater does pose a safety hazard, as it does not comply with requirements for seismic strapping per the uniform plumbing code. The original 1958-59 structure, as well as the 1971 addition does not employ a fire sprinkler system. Although not required by building code, the lack of an automatic fire suppression system creates a concern for the safety of the occupants as well as the contents within this wood roof framed structure. Non -illuminated exit lights are currently used throughout the library and there are no emergency egress lights provided. The existing electrical system also does not provide the grounding requirements mandated by the current codes and therefore poses a life safety hazard. Disabled Access There are only four single occupant toilet rooms for public use and only one single occupant toilet room for the twenty-one library staff members. Two of the public toilet rooms (ones located furthest away from the Adult Stack Area) are partially accessible for the disabled. In these rooms, the lavatory faucets are not accessible and the hot water piping and drain line under the lavatory are not insulated. The flush valves also do not comply with the current requirements for accessibility and the water closets are not low flow type fixtures as required by current codes. The staff toilet room is totally inaccessible to the disabled as it is only 42" wide and has a 28" wide doorway. All sinks and faucets throughout the Library, including the staff work areas are not accessible to the disabled. Door hardware throughout the Library is knob type, not lever type as required for accessibility. Also doorways to all staff workrooms, the staff lounge, offices and reference areas do not have 18" clearance to the side of the door making all these rooms inaccessible to disabled staff. In addition to not having an automatic fire alarm system, the library building does not have an ADA compliant fire alarm system. There are no fire alarm strobe lights in the public areas of the Library. Page 5 of 15 CITY OF EXISTING LIBRARY BUILDING NOVEMBER 00 s� =3 The Adult book stack area has only 24" between shelves making most of the Library's collection inaccessible to the physically disabled. Acoustics The Children's Area to the south of the central circulation desk consists of a single open plan room approximately 55 feet square. There are no separate rooms or alcoves for tutoring programs, group study or a children's story time. All these functions occur within the open area. The wooden roof structure, including the glued -laminated beams, is exposed in this room. Glued -on acoustical tiles were installed between the exposed girders in the area around a central raised clerestory window element, but these provide minimal acoustical value to the total space. The main Adult Services Area to the north has a similar open plan layout and a similar ceiling/roof structure. The Adult book stack area constructed in 1971 is open to the Adult Services Area but it has a lower ceiling consisting of acoustical tile glued -on to gypsum board. The lack of individual rooms in both the Children's Area and Adult Services Area for ongoing literacy training, homework programs, group studies and computer learning classes requires these functions to occur within the quiet reading and book stack areas. These interactive and participatory programs coupled with the high ceilings, hard wall surfaces and extensive glass window areas create a poor acoustic environment. Space Fie xibility/Expandability The 1971 additions to the original structure are problematic in that they were constructed using a series of bearing walls that create physical barriers. These impede the alteration and further expansion of the Library functions. As noted above, any expansion of the building will require extensive upgrading of the wall and roof structural systems to bring them into compliance with current code requirements. In addition, the other building systems including the mechanical equipment, plumbing fixtures, and electrical service are either forty-four years old or if they have been replaced, have reached the end of their life expectancy and cannot accommodate further expansion. Power service to the existing library is fed from the main service switchboard in the underground vault adjacent to the City Hall. The 1958 electrical switchgear also feeds the remaining public buildings within the city hall complex. Power and lighting loads in the original library building are fed from a 200 -ampere 120/240V 1 -phase panel board. A 200 -ampere 240V 3-phase motor control center serves the HVAC and other mechanical equipment. The 1971 addition to the Library provided for a 150 -ampere 120/240V 1 -phase panel board to serve additional lighting and power loads. This panel board is fed from the existing feeder serving the library. Given the service life of the existing switchboard and panel boards, additional loads for HVAC, lighting and computer power outlets needed for a planned library expansion cannot be accommodated. There are no opportunities for upgrading the antiquated electrical switchboard because replacement breakers would be very difficult to find and expensive to purchase, if available. The switchboards and feeders also do not provide additional capacity to withstand the increased neutral currents that will be generated by the computer workstations anticipated for the library expansion. Page 6 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 y ... The existing branch circuit panel boards do not provide clean power to existing computer workstations because the same panel boards serve also lighting and motor loads which normally introduce noise in the power lines. There are no opportunities that will allow flexibility of distributing clean power and efficient routing of data wiring for the additional computer workstations because fixed conduit system concealed in walls are used in the existing library and computer, lighting and motor loads are not segregated. Also, the computer data room will not accommodate the additional equipment needed for the increased quantity of data drops proposed for the expansion of the library's computer system and public programs. Functional Spatial Relationships The existing library is inefficient to operate and does not provide good visibility between the circulation desk, the reference desk, the children's desk and the book stacks. Security is particularly deficient due to the layout of the stacks in the adult area. The stacks are located within an alcove visually separated from the circulation desk. ' There is also only 24" between the book stacks creating a tight, almost claustrophobic environment. The relationship of functions seems to have no particular order or logic beyond the separation of adult and ' children's services. There is a need for dedicated and well designed spaces for group study, children's story time, quiet study, individual leaming, tutorial services and computer instruction. These functions currently occur in the open children's and adult Services areas creating a confusing, acoustically poor and disruptive library ' environment. The Circulation Desk, designed as a long counter is opposite the public entrance and separates the children and ' adult service areas. Behind the counter is a glass -walled workroom for the circulation staff. This arrangement, common to the mid -201" century library design, was to provide a central control point for all library activities. However, it does not adapt well to the more sophisticated library service patterns and much heavier usage associated with contemporary public library services. r The staff workrooms, storage rooms, offices and the staff lounge are located between the children and adult ' services areas and behind the circulation desk. These spaces are over crowded and limited in flexibility and expandability due to the structural bearing walls and placement of mechanical equipment rooms. There is poor ventilation, a lack of storage space and an overloading of available electrical power for the increasing number of computers, electronic equipment and employees. Site ' The library is located within the Azusa Civic Center Plaza and adjacent to a landscaped park area to the north. ' The public entrance to the Library is on the east fagade, providing good visibility from the street. However, the public entrance is opposite from the parking lot and disabled accessible parking spaces on the west. This makes ' accessibility to the building difficult, inconvenient and confusing not only for the physically disabled, but most first ' time visitors find it very difficult to locate the public entrance from the "back side" of the Library. The Library could be expanded to the north, but this would eliminate a well -used open park area, in a City where there is not enough public park space. Any expansion of the existing library would also require a major intrusion of the parking lot into the park. ' Page 1 of 15 1 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 other Considerations t As noted above, the roof slope of the original structure is inadequate and ponding on the roof continues to occur, 1 producing an ongoing leakage problem. A forensic roofing consultant hired by the City in 1995 found that 1 replacement roofing and flashing were improperly installed over an older gravel surfaced roof contributing to the leakage problem. It is also possible the 1994 Northridge earthquake damaged the flashing and roofing 1 membranes. The heavy rains in 1995 resulted in water damage in all major areas of the Library and likely caused 1 the serious delaminating in the glued -laminated roof beams. In 1996, repair services were performed on the roof. These included a new 3 -ply built-up roofing system, the 1 addition of four new roof drains, replacement of rotted plywood sheathing and the installation of six steel tube columns to support sagging and delaminating glued -laminated beams. The wood overhangs and trellises, 1 including exposed portions of the glued -laminated beams were not repaired and there remains evidence of 1 weather damage and structural connection separation at these areas. The library staff reports there are still some leaks within the building, but there has not been a substantial rain ` since 1995 to fully test the remedial repairs. There is evidence of continued ponding on the roof and the inherent problem of long -span beams and a flat roof have not been totally corrected. Page 8 0115 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 Potential Reuse of Building •;ziQ; Analysis The City of Azusa has identified three potential uses of the existing Library building upon completion and occupancy of the proposed new Library on the east side of Dalton Avenue. These potential uses include a Teen Center, City offices or City Council Chamber. Based upon the physical limitations and condition of the existing building, extensive remodeling would be required for each of these proposed functions and the continued use of the forty -plus year old building. Specifically, the structural, fire protection, electrical and mechanical systems as well as the toilet facilities will require some level of retrofit if not total replacement in order to continue to function as a civic building. The alternate to this retrofit and replacement of building systems and extensive tenant improvements would be to demolish the building and either replace it with on grade parking for the Civic Center, or construct a new building specifically designed for the designated function. The City of Azusa has not developed a program for the identified potential reuse functions. Therefore, general assumptions have been developed by the architect to analyze potential physical impacts and develop a conceptual Opinion of Probable Construction Cost. Teen Center Teen centers usually include activity or multi-purpose rooms, a craft room, kitchen, learning centers, a weight room, locker facilities and offices. Larger teen center facilities also include dance floors, gymnasiums and in some cases, boxing facilities. The high ceilings and clerestory windows of the existing building provide a good basis for a high occupancy activity room, game room or multi -use room. The roof structure of the existing building however, is not high enough nor is there adequate floor area to accommodate a gymnasium for basketball or volleyball. A Teen Center, excluding a gymnasium, could be accommodated utilizing existing offices, reading/stack areas and the auditorium/stage platform with minimal tenant improvements. However, extensive remodeling would be required for additional toilet facilities and ADA accessibility. Major upgrading of the mechanical system including equipment replacement will be required to accommodate the anticipated high -use occupancies of a Teen Center. The electrical system will also require upgrading to accommodate the addition of electronic games, sound equipment and computers for the learning center and offices. Parking requirements for a Teen Center will have to be evaluated in a parking study for the Civic Center. City Offices If open office systems furniture were utilized rather than individual offices, renovation of -the existing building to accommodate additional City offices would require minimal tenant improvements beyond new finishes, new lighting fixtures and expansion of the toilet facilities. Extensive electrical system upgrading will be required including power and data cabling to each office and cubicle. Power poles or extensive retrofitting of the concrete slab to accommodate an in -slab conduit raceway will be required for employee workstations and offices. Upgrading of the mechanical system will also be required for new offices. Page 9 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 I I The civic center parking analysis may not have to be updated and additional parking spaces may not be required, if the potential reuse as City offices is planned to accommodate only existing employees relocated from the City Hall. ` Council Chamber The third option for reuse of the existing building is a Council Chamber and associated City offices. A Council Chamber is normally identified as A-3 occupancy, which can be accommodated in a Type -V, non -rated structure. ' However, extensive upgrading will be required of the mechanical, plumbing and electrical systems to accommodate this assembly occupancy. A Council Chamberfor a community the size of Azusa would provide approximately 100 seats in the audience, a raised platform for city officials, a city staff area and a speaker's podium. Although not required, the audience 1 area is usually sloping down to improve sight lines to the raised council platform. If desired in this structure, the existing slab could be demolished and replaced with steps, ramps and a sloping floor. Chambers also typically have high ceilings and unparallel walls for improved acoustics. A 100 -seat Council Chamber would be approximately 50' x 50'. Council Chamber facilities also usually include an entrance lobby or foyer for the public, a conference room for closed sessions, public and staff toilet facilities, a 1 sound and video technician's area, storage, and quite often a large conference room for public meetings and seminars. ' The existing library building can accommodate a 43 -foot wide Chamber within the existing high ceiling Adult stack area. However, extensive structural remodeling would be required to remove the temporary pipe columns recently installed to support damaged glued -laminated girders. The glued -laminated girders will have to be replaced by steel beams in order to recreate a large unobstructed area required for a Council Chambers. This would also be required if large open areas are needed for the teen center activity or multi-purpose rooms. Acoustic design studies will need to be developed and evaluated as to the need for angled walls, special finishes likely and a sound system within a proposed Council Chambers. The large windows and clerestory windows will r have to be removed or covered to accommodate construction of a Council Chambers. The remaining areas of the building can be remodeled into required conference rooms, expanded toilet facilities and offices. The public Civic Plaza. This may entrance to the existing building is off of Dalton Avenue, rather than from the center of the impact the potential use of the existing building as a Council Chamber, as it does not currently have any physical relation to the City Hall or Civic Center Plaza. The potential use of the building as a Council Chamber should have no impact on the existing parking facilities. The parking study prepared for the new library acknowledges the shared use of the Civic Center parking with ' existing uses and functions. r Page 10 of 15 1 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 bulsSi __ Building Systems The structural engineer has concluded that the continued use of the existing building will require some structural upgrading to achieve a minimum level of safety. The minimum scope of structural upgrading includes the following items: Installation of tapered insulation board at all roof levels to obtain a minimum drainage slope of 1/4 -inch per foot. This would help correct the inherent and continuing problems of leaking, water damage and delaminating glued -laminated beams resultant from the flat roots. 2. Repair or replace delaminated glued -laminated beams identified in the 1994 Report, 3. Temporary pipe columns were installed in 1994-1995 at the glued -laminated beams and appear to be supported directly on the floor slab without footings. If this is accurate, footings should be installed for each of these columns. The maximum scope of structural upgrading that should be completed for continued use of the building includes the following: 1-3 All three items noted above. 4. If large open areas are to be re-created for use as a Council Chamber or teen center multi- purpose room, the six temporary pipe columns and the glued -laminated girders they support should be removed and replaced with steel beams. 5. The existing anchorage of the plywood roof diaphragm to the masonry walls does not meet current seismic safety standards. This condition could be strengthened by additional steel straps and anchors between the walls and the roof. 6. The masonry walls are under -reinforced by modem code requirements. This situation could be remedied by gunite layering the walls with additional reinforcing bars. This is not considered essential for life safety. The additional weight could cause foundation settlement, increasing the seismic force levels at the roof diaphragm and require the additional anchorage noted above. As noted in the physical limitations section of this report, the air handling equipment and roof top package units have reached or are close to their service life expectancy. This equipment will have to be replaced and probably increased in capacity to serve the proposed reuse functions of the building, specifically the assembly type occupancies. The mechanical engineer has noted that only the existing indoor heating hot water boiler, the smaller air handler, and one toilet exhaust fan could be salvaged and continued in use. The ductwork also is in questionable condition, and should be replaced. A new building control system including thermostats would increase the energy efficient and individual comfort in the building. The addition of wall insulation and roof insulation, along with the replacement of the glazing and window frames will also increase the energy efficiency and could be designed to bring the building into general compliance with Calif omia Title 24 energy standards. Page 11 of 15 1_ CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 •4 _ �T 3 Given the service life of the existing switchboard and panel boards, and the additional loads anticipated for HVAC, lighting and computer power outlets, a new service including new switchgear, panel boards and cabling will be required for reuse of the building. As stated in the physical limitations section, since all existing conduit is fixed and concealed in walls, there are no opportunities to. allow flexibility of distributing clean power and efficient routing of data wiring for the additional computer workstations, offices and other proposed functions. A complete new distribution system retrofitted into existing walls and ceiling spaces will be required. Reuse of the existing building for a civic or public function should include improvements to the life and safety systems. Although not required by code, the improvements should include installation of an automatic fire protection sprinkler system and fire alarm system. At a minimum, audible and visual fire alarm notification devices complying with ADA requirements should be provided in public use or occupied areas. Emergency lighting also needs to be upgraded. Finally, any reuse of the existing building will require full compliance with ADA and California Title 24 accessibility standards. This entails complete renovation and expansion of the existing toilet facilities, new plumbing fixtures, replacement of all door hardware, remodel or replacement of cabinets and improvements to the building entrances. The plumbing engineer has confirmed that the existing 4 -inch sanitary sewer line has a capacity of 172 -fixture units with a slope of one -percent, and that the existing 2 -inch domestic cold water line has a capacity of 245 -fixture units for flush tank fixtures and 124 -fixture units for flush valve fixtures. Any remodel or expansion of the toilet facilities and sinks beyond these capacities will require new service lines. Page 12 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 Conclusion Based on the physical limitations of the existing library building and the condition of the existing building systems, it is probably not economically or physically feasible to remodel the building into a Teen Center, City offices or City Council Chamber. Any reuse of the building will require complete replacement of the mechanical system and ductwork, a new electrical service and complete new electrical power, lighting and data cabling system, retrofit and expansion of the plumbing system and toilet facilities and some level of structural retrofitting. Excluding furnishings, fees and administrative costs, reuse of the facility could cost approximately $2,500,000 to $3,200,000. This equates to approximately $140 to $180 per square foot of building area. Since remodeling could not begin until the new library building has been completed, these costs have been escalated to the anticipated mid -point of construction, December 2005. The potential reuse of the building as a City Council Chamber would require additional costs for fixed seating, audio and visual systems and construction of a sloping floor for optimum operation. Even with the limited remodeling and system retrofitting, the building will continue to have the functional limitations of the existing library. The entrance will remain on Dalton Avenue, visually and physically isolated from the City Hall, Civic Plaza, Veteran's Freedom Park and the Civic Center parking. The floor plan layout for any of the potential uses will be limited by existing interior and exterior bearing walls and existing columns. This could create a less than acceptable operation, especially where a large open room layout such as a Council Chamber or multi-purpose room is required. As a comparison, the current cost to construct a new building to serve as a small Teen Center or City offices would be approximately $160 to $180 per square foot. The cost to construct a new City Council Chamber would be higher. Adjusted for inflation to the anticipated mid -point of construction, these costs would be approximately $175 to $200 per square foot These costs again exclude fees, permits, site improvements and furnishings. Page 13 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 Estimate Opinion of Probable Construction Costs The conceptual Opinion of Probable Construction Cost for the potential remodel and structural retrofit of the existing Library building have been developed utilizing estimated square footage quantities, unit quantities and our understanding of current building and material costs. This represents our judgment as a design professional familiar with the construction industry. It is recognized, however, that neither Gonzalez I Goodale nor the City of Azusa has control over the cost of labor, materials or equipment, over the Contractor's methods of determining bid prices, or over competitive bidding, market or negotiating conditions. Accordingly, Gonzalez I Goodale does not warrant or represent that bids or negotiated prices will not vary from the Owner's budget for the Project or from any estimate for the Cost of the Work or evaluation prepared by the Architect. The opinions of probable construction cost include escalation to the mid -point of construction. The earliest date for start of construction is August 2005, or immediately upon occupancy of the proposed new City Library Facility. Based upon an assumed ten-month construction schedule, the mid -point of construction would be December 2005, and the completion date would be May 2006. Since no programs or floor plans have been developed for potential reuse of the building, the opinion of probable construction costs have been developed for general remodeling and retrofit of the existing building systems. The scope of work for the proposed remodeling includes the following items: • Selective interior demolition • New electrical service • No new water, gas or sewer line service • No site work, street improvements or new parking facilities have been included in the estimate • New footings at columns recently added to Children's and Adult Stack areas • Retrofit of the existing glued -laminated beams • Addition of tapered insulation roofing board and new built-up roofing • Addition of insulation at exterior walls • Replacement of all exterior windows and frames with dual pane, insulating glazing • New interior finishes including, ceilings, walls, flooring • Addition of a fire sprinkler system • New package roof top HVAC system and ductwork Page 14 of 15 CITY OF AZUSA EXISTING LIBRARY BUILDING ASSESSMENT NOVEMBER 2002 • Additional plumbing fixtures assumed to be required for the new occupancy load • Replacement of plumbing fixtures with new to meet accessibility requirements and codes • New electrical power, data and lighting systems • New security and fire alarm system • No furnishings, equipment or seating costs have been included • No permit fees, construction management fees, architectural and engineering fees or City administrative fees have been include The construction cost to retrofit the existing building for continued use based on the items listed above is approximately $2,500,000 or $140 per square foot. Again, this cost has been adjusted to the mid -point of an anticipated construction schedule. If all recommended structural retrofit elements are incorporated into the construction, including the addition of steel beams, anchorage of the roof and walls and wall reinforcement, the approximate construction cost increases to $3,200,000 or approximately $180 per square foot. Page 15 of 15 RESOLUTION NO. 01-C130 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, RECITING THE FACT OF THE r SPECIAL MUNICIPAL ELECTION HELD IN THE CITY ON NOVEMBER 6, 2001, DECLARING THE RESULTS AND SUCH j OTHER MATTERS AS PROVIDED BY LAW. WHEREAS, a special municipal election was held and conducted in the City of Azusa, California, on Tuesday, November 6, 2001, as required by law; and WHEREAS, notice of the election was given in time, form and manner as provided by law; that voting precincts were properly established; that election officers were appointed and that in all respects the election was held and conducted and the votes were cast, received and canvassed and the returns made and declared in time, form and manner as required by the provisions of the Elections Code of the State of California for the holding of elections in general law cities, and WHEREAS, pursuant to Resolution No. 01-C65 adopted on, July 16, 2001, the County Election Department canvassed the returns of the election and has certified the results to this City Council, the results are received, attached and made a part hereof as "Exhibit A." NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1. That the whole number of votes (ballots) cast in the Precincts except absent voter ballots was 2,284. SECTION 2. That the whole number of absent voter ballots cast in the City was 515, making a total of 2,799 votes (ballots) cast in the City. SECTION 3. That the measure voted upon at the election is as follows: Measure L: If, and only if, the State of California provides a 65% matching share of the cost to build anew and expanded library, shall the City of Azusa, California incur bonded indebtedness (in an amount not to exceed $5,875,000 at interest rate not to exceed 6% per year), to provide our 35% local share to improve free educational resources and opportunities for children, families and our entire community, in cooperation with our local schools? SECTION 4. The City Council does declare and determine that: as a result of the Election, a majority of the voters voted Yes on Measure L, and that the measure was carried, and shall be deemed adopted and ratified. SECTION 5. The City Clerk shall enter on the records of the City Council of the City, a statement of the result of the election showing: The whole number of votes (ballots) cast in the City; the measure voted upon; the number of votes given at each precinct for and against the measure, the total number of votes given for and against the measure. SECTION 6. That the City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions. PASSED, APPROVED AND ADOPTED on December 3, 2001. I HEREBY CERTIFY that the foregoing resolution was duly adopted by the City Council of the City of Azusa, at a regular meeting thereof, held on the 3rd day a of December, 2001, by the following vote of the Council: AYES: COUNCILMEMBERS: HARDISON, STANFORD, ROCHA, CHAGNON, MADRID NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE CITY CLERK -2- IMPARTIAL ANALYSIS OF MEASURE f Measure "L" would authorize the issuance of bonded indebtedness in an amount not to exceed $5,875,000 for the acquisition and improvement of real property for a public library serving the City of Azusa. It is the City's intent that the bonds would not be issued unless the City of Azusa receives matching funds from the State of California. Such bonded indebtedness would be repaid by ad valorem property taxes levied pursuant to Resolution No. 01-C64 of the City of Azusa. The City Council of the City of Azusa called the election pursuant to the provisions of Section 535075 and 53508 of the Government Code. A 2!3 majority of the electors voting on Measure "L" must vote "yes" in order for measure to pass Should Measure "L" pass, the revenues generated from the levy of property taxes may only be used to make payments of principal and interest on general obligation bonds of the City issued for the purpose of acquiring and improving real property for a public library serving the City of Azusa as authorized pursuant to Resolution No. 01-064 of the City of Azusa. MS. SONIA CARVALHO, City Attorney PR -=61-1 N LA 130.023 A NEW LIBRARY FOR AZUSA RESIDENTS The City of Azusa has made three attempts to get Library Bond Act Funds. In Cycle 1, 2 and 3, Azusa's application was ranked "Very Good", one notch below the highest ranking of "Outstanding". The City of Azusa's application effort for Cycle 3, under the direction of Library Director, Albert Tovar, was dramatically improved and made more competitive for the last cycle of the Library Bond Act of 2000. Funding requests for all cycles far exceeded what was available and the competition was extremely fierce. So, all $350 million approved by California voters in the Library Bond Act of 2000 has been allocated. See more detail below. The project costs for construction of the new library as outlined in the Cycle 3 application is $27,860,282 million. The City of Azusa's application for Cycle 3 is for $16,220,901. This is the 2/3rd share of the State as allowed by the Library Bond Act Regulations. Information from previous cycles is given below: Cycle 1 deadline for filing was June 16, 2002 awards were announced in December 2002. $149,226,329 was allocated out of a possible $150,000,000. Cycle 2 deadline for filing was March 28, 2003 awards were announced in October 2003. $108,157,632 was allocated out of a possible $110,000,000. Cycle 3 deadline for filing was January 16, 2004. Awards were announced on November 29, 2004 and $80,588,293 was given to 12 libraries. Cycle 1 61 eligible applicants 18 funded $465 million requested Cycle 2 66 eligible applicants 16 funded $547 million requested Cycle 3 72 eligible applicants 12 funded $586 million requested The City of Azusa's request for $16.2 million was approximately 21% of the $76,894,863 available. Home page for the Office of Library Construction: http: / /www.otc.library.ca.gov/default.asp For a listing of applicants and grants awarded for all cycles, go to: http://www.otc.library.ca.P,ov/default.asp What happens next? Important Dates: January 13, 2004 January 16, 2004 April 28, 2004 April -Sept. 2004 November 29, 2004 *November 1, 2005 *July 2, 2007 *September 1, 2007 June 2006 AUSD Board Meeting, approval of revisions to Joint Venture Cooperative Agreement with the City of Azusa Application and supporting documentation is delivered to the Office of Library Construction (OLC) OLC announces eligibility of 72 applications OLC Evaluates and ranks Library Bond Act Applications OLC announced grant awards for Cycle 3 Start of construction if funds had been awarded Completion of construction if funds had been awarded Expected date of opening if funds had been awarded Library Bond Act of 2006 on ballot for California voters *Assumed successful grant notification in the fall of 2004. What will it cost to build a new library for Azusa residents? Project Budget $27,860,282 Amount from State Bond Act Funds 16,220,901 Local Bond Proceeds and Utility Grant 5,833,300 Private Funds 206,494 City of Azusa Funds 2,694,537 Supplemental Funds (ineligible) 2,905,050 TOTAL: $27,860,282 Why do Azusa residents need a new downtown central library? ■ The existing Library is inadequate to meet the informational needs of Azusa residents. ■ There is no room to adequately conduct programs and house special collections for local history, children, seniors, and teens. ■ The existing building is costly to maintain due to a roof that is deteriorating and an outdated electrical system. ■ Azusans need an information center that creates a sense of place and purpose suitable for lifelong learning. • New technological upgrades and accelerated access to information are a must for 21St Century needs. What kind of new services can one expect in the new library? ■ A computer lab for teens. • A computer lab for children. ■ An alcove for the visually impaired. ■ A homework center for children and teens. • A family literacy and reading center. ■ A career information center. ■ A center to house and promote Azusa's family and local history. ■ A Friends of the Library Cafe and Bookstore. ■ Ample space for seating, meeting rooms, ft displays. How can one help support the library? Communicate your support to members of the California Public Library Construction and Renovation Board, to the California State Librarian, or to your local representatives in California State government - Assemblyman Ed Chavez and State Senator Gloria Romero. Members of the Library Bond Act Board are: Susan Hildreth, State Librarian of California; California State Treasurer, Phil Angelides; California State Senator, VACANT; California State Assemblywoman Lois Wolk; Director, California State Department of Finance, Tom Campbell; and Barton Pachino, Esq., Governor's Appointee. Go to the following website for more information: http://www.olc.librarv.ca.gov/board.asp For more information, questions, or comments, please contact: Albert Tovar, Library Director Azusa City Library 729 N. Dalton Avenue Azusa, CA 91702 Telephone: (626) 812-5277 Email: atovar@ci.azusa.ca.us NEW AZUSA CITY LIBRARY FACT SHEET Size of Library: New Library Total Gross square footage: 62,831 square feet Existing building: 18,500 square feet Proposed Location of the New Azusa City Library: Northeast corner of Dalton Avenue and Foothill Blvd., immediately south of the Azusa Senior Center. Construction Time: 20 months Current library was built in: 1958 Opened to the public in: 1959 New Et expanded services introduced: • Homework Center for Children ■ Homework Center for Teens Et Mentor Rooms ■ Family Literacy Center ■ Storytime Theatre for children £t crafts room ■ Outdoor reading patio ■ Atcove/services for visually -impaired ■ Computer Center ■ Career Center for K-12 ■ Meeting Room space for community groups • Ample auditorium for large events (approx. 155 seating capacity) ■ Expanded collection ■ Friends of the Library Cafe and Bookstore ■ Local History/ Heritage Collection ft Support Collection: Number of items in existing library: 150,000 (includes audio-visual) Number of volumes (capacity) in new library: 300,000 (210,000 items, opening day) 11 New Library Square Footage Comparisons to Population Proposed Population Square Grant Awardees Construction Square Footage Year 2020 Footage from cost per Per Capita Cycles 1,2, & 3 square foot Eligible costs 15,125 30,021 .50 sf City of Newport $210 Beach - Mariner's Branch 22,558 11,926 1.89sf City of Redwood $256 23,332 32,000 ..72 sf City of Calabasas $258 23,972 74,000 .32 sf City of Anaheim $214 Haskett Branch 24,951 92,000 .27 sf City of Murietta $213 25,000 43,316 .57 sf City of San Diego $247 - Logan Heights 26,761 27,900 .95 sf City of Lafayette $256 34,000 82,536 .41 sf City of Temecula $215 37,872 56,575 .67 sf City of Lincoln $222 41,331 66,000 .62 sf Castro Valley $263 Library, County of Alameda 45,000 140,674 .32 sf City of Orange $262 47,470 79,500 .59 sf City of Alameda, $247 Main 48,998 58,977 .83 sf National City $208 55,000 113,508 .48 sf City of Redding $215 60,821 109,660 .55 sf City of Santa $215 Maria 62,831 (Cycle 3) 50,878 1.23 sf City of Azusa $14,426,000 @ $227/sf 62,831 (Cycle 3) 50,878 1.23 sf City of Azusa $15,263,400 @ $300/sf 35,000 50,878 .68 sf City of Azusa $10,500,000 @ $300/sf 40,000 50,878 .78 sf City of Azusa $12,000,000 @ $300/sf 45,000 50,878 .88 sf City of Azusa $13,500,000 @ $300/sf 65,621 95,000 .69 sf City of Camarillo $212 93,000 180,000 + .51 City of Fontana n/a Notes: 1. New construction does not include drawings, design, furnishings, equipment, collection, shelving, etc. 2. Size of library is a local decision. 3. Library planners today are using .8 - 1.0 sf per capita above the .6 American Library Association standard. AT/City of Azusa/6-30-05