SR-580-005-01
Council Meeting: September 25, 2001 Santa Monica, CA
TO: Mayor and Councilmembers
FROM: City Staff
SUBJECT: Recommendation to approve a revised approach to the Main Library
Expansion Project, involving replacement of the existing building with a
newly constructed facility.
Introduction
The Library Master Plan, as approved by the City Council on February 17, 1998,
included a conceptual plan for expansion of the Main Library that incorporated
renovation of the existing building and construction of a new addition. Based upon
analysis of the financial, design and service impact of renovation versus replacement,
this report recommends City Council approve a revised plan that includes demolition of
the existing structure.
Background
The Santa Monica Main Library was constructed in 1965 and contains approximately
74,000 square feet, including basement parking. By 1986 it became apparent that the
Library was outgrowing its current facility. The City used bond funds approved by the
voters in 1988 to purchase the land adjacent to the building between 6th Court and
Seventh Street for the Library?s future expansion.
Planning for the new Main Library building began in 1986 with the preparation of a
needs assessment study by library consultant Robert Rohlf. In 1996 the City contracted
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with the architectural firm of Hardy Holzman Pfeiffer Associates (HHPA) for the
development of a Library Master Plan, incorporating conceptual plans for the expansion
of the Main Library and renovation options for each of the Branch Libraries. The Master
Plan process included an analysis of several design alternatives. The concept of
demolishing the existing facility was considered and dismissed, primarily as a result of
the need to relocate the Library for the entire construction period. The resulting plan,
developed with staff and community input, proposed a 51,000 square foot addition to
the facility. On February 17, 1998 Council approved the concept and development of a
project financing plan and implementation.
In November 1998, Santa Monica voters approved Proposition L, a measure authorizing
the sale of up to $25,000,000 in Government Obligation bonds for construction,
renovation and expansion of the Main and Branch Libraries. Since that approval, staff
has proceeded with the development of the project program and selected and entered
into contracts with Bovis Lend Lease for project management and the architectural firm
of Moore Ruble Yudell (MRY).
Discussion
During the initial planning phase with MRY, staff considered the feasibility and cost
effectiveness of remodeling the existing facility versus demolition of the structure and
construction of an entirely new library building. As the program budget was analyzed, it
became apparent that demolition/new construction did have merit. The project
management consultant estimated the costs to be nearly the same for the alternate
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approaches, which was confirmed by other consultants. They suggested a number of
factors would escalate the cost of renovation, including current market conditions in the
construction industry; the costs associated with extending the project duration for
renovation and phasing; required seismic and code compliance upgrades; the need for
replacement of outdated/inadequate mechanical, electrical and plumbing systems; and,
the unknowns inherent in the renovation of an existing structure.
Considering these issues the project team felt that an approach utilizing demolition and
all new construction should be considered.
In addition to the financial analysis, the project team determined that design and
efficiency factors would be facilitated by demolition and new construction. That
approach is expected to provide the best opportunity to create a new landmark for the
city; accommodate efficient design and the use of efficient building systems to
showcase energy efficiency and sustainability; afford the best opportunity to respond to
Santa Monica Boulevard, Sixth Street, and Seventh Street; be faster to build and
support a more reliable construction schedule and cost estimate; allow the best
opportunity to realize the full potential of the program and plan for future growth on the
site; make basement parking more affordable and quicker to build; enable hazardous
material removal to be more efficient and effective; enable the use of column spacing
that best serves stack layouts and other program functions; optimize light, openness
and views; and, allow the design to best reflect the city?s and library?s values.
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Public Opinion
Community input elicited during the original Library Master Plan process indicated that
the public is not particularly committed to the existing Main Library building. Focus
groups, public meetings and in-house survey techniques were used to solicit public
input and comment. There were two aspects of the existing facility that received
favorable remarks ? the openness of the main reading room and the natural light
provided by the windows on the south side of that room. Staff expressed similar
comments. These characteristics of spaces within the building are what people have
found attractive, as opposed to features of the building itself; and those characteristics
can be easily incorporated into a newly designed facility.
More recently, formal and informal discussions with the community about the Main
Library have demonstrated support for the notion of demolishing the existing facility.
The Library Board is supportive of the idea after a thorough discussion of the topic held
over a series of their recent meetings. On September 15 a community meeting was held
at the Main Library with MRY presenting an examination of library design issues and
leading a discussion on the merits of demolition over renovation. Once again the public
supported the notion of removing the existing facility to allow for a more efficient and
unified design.
Other Considerations
The current Main Library facility has not been listed on any register of historic places. It
does not meet the criteria set forth for qualification for the National Register of Historic
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Places or the California Historical Landmarks registry. A thorough evaluation of the
building?s eligibility for such classification will be incorporated into the environmental
impact report.
Two principal concerns have been voiced about removing the existing Main Library
building. First is the concern that using this approach would mean sacrificing some
space for the library. The other is a concern regarding the need to relocate Main Library
services during construction.
Removal of the existing building will not have a major impact on the space available for
Library services. The HHPA conceptual plan called for a building of 112,000 square
feet. The current plan includes 104,300 square feet for the Library plus 5,000 square
feet for the Santa Monica Historical Society museum, making the total facility 109,300
square feet. While the overall building is somewhat smaller, efficient design will enable
the space assigned to Library functions to be slightly greater than the figure in the
Master Plan. And, while many decisions in the planning process have an effect on the
cost of the project, a careful comparison of the cost of renovation versus demolition/new
construction has shown the costs to be nearly equal, including an estimated cost for
temporary relocation.
Either approach to design and construction will have a significant impact on how Library
service is provided. Renovation would require operating with little or no off-street
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parking adjacent to the building. Numerous closures would be required and the project
duration would be considerably longer.
Staff is actively looking for an effective temporary home for the Library during
construction. The use of existing, vacant buildings is being explored, as is the use of
different types of temporary structures. Foremost in this planning is the desire to
continue high quality library service to the public. As was done during the Main Library
closure in 1986/87 it is anticipated that some staff and some services will be relocated
to the newly renovated Branch Libraries.
The Rohlf Study (1986) includes a summary statement relevant to the question of
demolition. The report states, ?It is not inconceivable that an entirely new building of the
appropriate size (and) of efficient design would not only be the best but also the least
expensive long term solution to the problems and inadequacies of the present building.?
The project team agrees.
Budget Impact
There is no budget impact. The total project is expected to cost approximately $49.5
million. Funds in the amount of $45 million for this project are included in the Capital
Improvements Program. A request for additional funds may be made at a later date
when a design/build contract is awarded. The decision to demolish the existing facility
will not affect the project budget.
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Recommendation
Staff recommends Council approve a revised approach to the Main Library Expansion
Project, involving replacement of the existing building with a newly constructed facility.
Prepared by: Wini Allard, City Librarian
Greg Mullen, Assistant City Librarian
Lauren Friedman, Senior Architect
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