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HomeMy WebLinkAbout7A - Area Library ProposalSTAFF AGENDA REPORT AGENDA #: PREPARED BY: SUBJECT: DATE: FRANK BOYLES, CITY MANAGE CONSIDER AREA LIBRARY PROPQSC~L JANUARY 3, 1995 INTRODUCTION: BACKGROUND: DISCUSSION: The purpose of this agenda item is to have the Council formally determine whether or not the City of Prior Lake will be participating in the area library project so that we can advise Scott County and the City of Savage accordingly. The City of Savage has contemplated the construction of a new library in their community to expand their library and to replace the rental facility which they are presently using. Savage contemplates a library of approximately 10,000 square feet which is in accordance with the library standards for this size community. Savage approached Scott County with their propoSal. After some discussion, County Commissioners suggested that it would be more appropriate to construct an area library of approximately 25,000 square feet which Would serve the cities of Savage and Prior Lake and provide about 4500 square feet of library administration office space. County officials met with both Prior Lake and Savage officials to determine whether or not it would be worthwhile to conduct a study to assess the prospect of an area library. David Smith conducted the study and found that a library would be feasible. He confirmed that the appropriate size would be approximately 25,000 square feet with 20,000 sq. ft. devoted to library devoted services, and approximately 4500 sq. ft. for administration space. He estimated that the project cost would be about $3.7 million, including land. In subsequent meetings it was determined that the County would be willing to provide approximately one million dollars of the project construction amount. This would include $630,000 to pay for the 4500 sq. ft. of administrative office space and $410,000 to pay for furhi~hings. Assuming this. contribution, the remaining project costs would be $2,660,000. (See attached worksheet). Assuming this contribution, Steve King calculated that each city would be responsible for an annual $113,150 payment for their "half" of the building for twenty years. In addition, he estimated that the annual maintenance and utility cost and of the building for each city would be about $27,750. Each city could look forward to paying about $140,900 annually to support the area library for the next 20 years. -1- 16200 Eagle Creek Ave., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER Location was the next issue. The attached map shows nine locations which were evaluated ultimately sites 7, 8 and 9 were most preferred. David Smith conducted an analysis of these three sites and found that sites 7 or 8 should be used (see attached study). From Prior Lake's perspective, site 9 or 8 am the only acceptable locations. ISSUES: To provide the Council with a more complete overview of project costs which will translate into a higher tax levy over the next few years, I've supplied the table below. The table shows county roacl improvement projects and the city's sham of the costs for each: Year Project Name County Share City Share Total $ 1995 CSAH 44 $ 950,000 $500,000 $1,450,000 1996 CSAH 42 $1,000,000 $200,000 $1,200,000 (to CR 21) 1997 CSAH 21 $1,650,000 $700,000 $2,350,000 (CR 82 to OR 42) 1998 CSAH 42 $2,100,000 $120,000 $2,220,000 (CR 21 to West) City Limits) $5,700,000 $1,520,000 $7,220,000 As can be seen, the City's annual share over this four year span ranges from a high of $700,000 to a Iow of $120,000. The question is: Can the City of Prior Lake afford to pay for an area library and major road improvements of which county projects are only part. If not, which of the two projects are essential? There are numerous advantages in the area library proposal. It would immediately provide five times more library space than we already have. The facility would be built to meet the needs of the communities at buildout. There would also be efficiencies since one modern building rather than two older buildings would serve the communities. This drives down both operating and personnel costs. The library service provided to the two communities would be more akin to the type of services residents moving to this area have grown used to in the metropolitan area. It would also be a nice long term amenity for both communities. There are also negatives. The area library would not be located in Prior Lake let alone downtown Prior Lake. Some would argue that the loss of the library will further undermine the efforts of Prior Lake businesses to survive. Costs is also a great concern. A $140,900 annual payment over twenty years will truly have an impact on the City's property tax levy. When considered together with road construction projects which require annual city contributions of as much as $700,000, the levy situation is that much further exacerbated. The issues appear to be fairly simple: , At this point in our development cycle, should transportation infrastructure be given higher priority? . If transportation is the highest priority am there other ongoing city projects which can be dropped or deferred to make money available for the library project? -2- ALTERNATIVES: RECOMMENDATION: FISCAL IMPACT: ACTION REQUIRED: FAGN2.WRT In my opinion, the road improvement projects must be considered as necessities. The completion of these projects provide the transportation infrastructure we need to continue developing. They are also a public safety necessity. The librarY on the other hand, while verY desirable, is not essential and represents an extraordinarily large sum of money. In the final analysis, I believe that the Prior Lake taxpayers could better support the City's participation in road improvement projects than they would an area librarY project. Perhaps once the major improvement projects are completed, the City of Prior Lake would be able to allocate a portion of its revenue capacity to supporting an area librarY. A suggestion has been made that the County and City of Savage could move forward with a 10,000 sq. ft. librarY and a 4500 sq. ft. administrative office space in 1996. The building could be designed such that a second 10,000 sq. ft. phase could be added in the future when Prior Lake becomes fiscally capable of funding such a project. This alternative may be worthy of further consideration. Council has the following alternatives: . Advise the County and City of Savage that the City of Prior Lake cannot participate in the area librarY project at this time. 2. Approve participation in the area librarY project. 3. Defer the matter for further information. Alternative #1' If the Council were to elect to support the area library project, the cost impact will be approximately $140,900 per year. This would be about $130,000 more per year than we are currently providing to support the library. A motion and second to advise the County and City of Savage that the City of Prior Lake will be unable to participate in the area library project at this time. The Council should provide direction to the staff regarding whether we should explore the possibility of participation in a future phase II of the project. -3- g) ~,7oo,o~o Scott County Area-wide Library Total esfimsted project costs for appmximamly 25,000 Sq Ft st $140 per square foot and land costs of approximately $2g0,000. ~ 3,070,000 O (~ Less cost of County Adminisa-aZ/on area: 4,500 Sq Ft st $140 per Sq Foot is subtracted for administration area 2,660,000 0 Less cos~ of County Adminiswa~on areaAND cost of Furnishings: 4,S00 Sq Ft ~ $1~ ~r Sq Foot is ~~ ~r ~in~en ~a ~ ~r Sq E for ~mi~ings ~ ~~d ~m ~e ~o~ ~ ~ ~ded W ~e Cities. 3,700,0~ 0 (~,0~)(~,~0 ~ ~) (~o.~)(~ooo - ~oo)- ~ z86o,ooo 2,215,780 (~) Reduced by Township allocstien for cost of building: Assume ~a~ Spdng ~e ~d CmdA River To~i~ will ~e in a ~on of ~e building co~ ~d in a ~e of ~e m~nten~ce c=~. Popul~en e~m=e for~e ye= ~00 is 3,1QO ~d 3,7~ (or 7.5% ~d 9.2% of ~e e~m~ed ~pul~on including Pfi~r ~e {14,6~0} ~d S~age{19,O~}) $~860,000 - ~dd,~O = 2,215,780 Maintenance Costs: Assume maintenance cos~ st $ .185 per Sq. Ft / Per mona 55,500 Option -4- below shows reduced maintenance costs for Township parficipal~On Cost Alternatives. 3,700,0C)0 ~,o7o,ooo 2,~o,ooo 2,215,780 Cost Aitemat/ves (D 3,7ao,aao (~ a,aTo,aao ~) z6ao,oao ~ 2,215,780 TotaJ Annual Payments Required for del:~ ~ervice on total proiec: ( assume 5.7% ttna~cing) Number of Years PL~US 10 15 20 4,95,591 373,530 314,7'71 411,21~6 309,929 261,175 356,290 268,538 226,295 296,789 223,692 188,504 cFrY OF SAVAGES PORTiON AT 50% Number of Years 10 15 20 ~LUS 247,795 186,765 157,386 2a5,603 154,964 130,588~ 178,145 134,269 113,147' 148,395 111,846 94,252 Cost of Main~nance Per Yea' (to be sp~ by 21 55,500 55,500 55,500 46,232 Cost of Maintenance Per Year (to be solit by 27,750 27,750 27,750 23,116 ?~ or ol ,SAVAGe.. DAVID R. SMITH Consulting Librarian 130 Holly Road Hopkins, Minnesota 55343 612-933-0199 TO: FROM: DATE: Janet Williams, Director, Scott County Library David R. Smith, Consulting Librarian November 28, 1994 Assessment of Three Prospective Scott County Area Library Sites Based on the information provided, our discussions and visits to the sites on November 21, 1994, I have completed an evaluation of each site based on criteria from my May report. From this information on each site, I have prepared a summary of their strengths and weaknesses and a ranking. Conditions In each instance, it has been assumed 1. That a minimum of five buildable acres is available for purchase at an acceptable price. 2. That a square or rectangular configured property is available to allow for an adequate site plan, parking, building footprint and future expansion of both building and parking. The purchaser will determine the configuration. Site Locations - see map on Page 3. 1 of 7 SITE # 7 Location: Area and street(s) CSAH 42 @ CSAH 27 (NW quadrant) .5 mile east of TH 13/CSAH 42 intersection- just west of CSAH 27 and CSAH 42 intersection Description: North of CSAH 42, East of Twin Ponds Undeveloped woods and farm land to the east of a small lake Cost (asking or appraised price) $125,000 for 5 acres - additional property available SITE # 8 Location: Area and street(s) CSAH 42 @ Quebec Avenue (SW quadrant) .2 mile east of TH 13/CSAH 42 intersection Description: Undeveloped farm land, sloped to SE from CSAH 42 - 60 acres available Cost (asking or appraised price) Unknown- City is obtaining an appraisal. Estimated at $125,000 to $150,000 for 5 acres. SITE # 9 Location: Area and street(s) TH 13 @ quonset huts - east side of highway .5 mile south of TH 13/CSAH 42 intersection. Description: A road side property elevated above the adjacent (south) wetlands apparently with old f'fll. Cost (asking or appraised price) $137,596 - 7.3 acres 2of7 N gl, I, J. t Il 11 -- j ,, · , C~ d,4v 1 3 ~v~ Relatio_nship of the Location to the Entire Library_ Service Area Population Site # 7 Excellent, particularly to the existing Savage population and those coming from Prior Lake and elsewhere in Scott County. On the way to other destinations. Site # 8 Excellent in general to Savage, Prior Lake and other Scott County users. Also on the way to other destinations. Site # 9 Good for Prior Lake users and others coming from the south and west part of the county. Less satisfactory to the Savage and Shakopee populations to the north, east and northwest. Slightly out of the normal routes taken by most present Savage residents. Ranking/Analysi,s, Site # 7 Site # 8 Site # 9 Best Close to # 7 Slightly out of general traffic patterns As noted in several of the other criteria, site # 9, .5 of a mile south of CSAH 42 serves the needs of users from the south better than site # 7 and site # 8 which are better located to the greatest number of potential users as they flow north on TH 13, east on CSAH 42 and CSAH 27. The distances are not great, but the perceptions can be. Daily traffic counts for 1992: CSAH 42 - 17,500, between TH 13/CSAH 27; CSAH 27 - 5,800 south and 2,700 north of CSAH 42; and TH 13, 15,500, south of CSAH 42. Vehicular Access Within the Area Served/Relationship to Major Arterial Highways Site # 7 Access from CSAH 42 - (140th Street) east and west feeding from both TH 13 on west and CSAH 27 on east. Initial access from CSAH 42 limited to right turn in and out. "Preferred access from CSAH 27." 138th Street apparently will be extended through from CSAH 27 to TH 13 providing potential for full access from all directions. Site # 8 Access from CSAH 42 to Quebec Avenue. Left turn lanes from CSAH 42. "Long term potential" according to highway engineer for Quebec to become a part of a "ring route encircling the TH 13 and CSAH 42 intersection." Site # 9 Access only from TH 13 "which is planned to remain a 2-lane facility with a center median. The design of a left turn lane at this intersection requires agreement between MN/DOT and the Cities of Prior Lake and Savage." Highway engineer's ranking as to "transportation perspective" (access): #8 #7 #9 Best Above "quotes" from Brad Larson, Scott County Highway Engineer. 4of7 Ranking/Analysis - based on future developments in favor of the library Site # 8 Best immediate potential for traffic from both Prior Lake, Savage and elsewhere in Scott County.. Site # 7 Best future potential if there is left turn access from the west and simple, direct access from both CSAH 27 and the future 138th Street Site # 9 Access is limited to TH 13. Access is unacceptable unless there is a left turn lane from the north into the property. It would appear that the best available access to a prospective site would be from an assortment of highways and streets, not just dependence on one major point of access. This will become more critical as traffic counts on TH 13 and CSAH 42 increase. Visibility and Ease of Identification of the Building and Its Services Site # 7 High ground above and to the north of CSAH 42. Small lake to the west protects that long view from the TH 13 intersection. With adequate setbacks to the east, there would be visibility from the CSAH 27 intersection to the east. Site # 8 Sloped, depressed site to the south of CSAH 42. Distance to, orientation of and massing of the adjacent buildings and the architecture of the library would need to be addressed to overcome any negative impact of the terrain. Site # 9 The small pond on the south protects that view. The small commercial building to the immediate north could require the construction of the library further back on the site than desirable. Ranking/Analysis Site # 7 Great potential for high visibility from the three major highways, 42, 12 and 27. Very similar to the newly opened Pleasant Hill Branch of the Dakota County Library in Hastings. Site # 8 More variables with potential negative connotations. Site # 9 The location of the building close to the front of the site could be important. Access to Parking It is assumed that adequate on-site parking, 5 spaces per 1,000 square feet of building area, will be provided on each site. The best access to parking then is dependent on the site design which cannot be determined from the information available. 5 of 7 Pedestrian Traffic and Ease of Access in the Immediate Area Site # 7 The potential access to walkers and bicyclists coming from the north and east residential areas of Savage is very good. TH, 13 on the west and CSAH 42 on the south are barriers to non-motorized access. Site # 8 Potential non-motorized access is difficult to assess at this time in the development of neighborhoods and streets. Could be satisfactory from the south and southeast. Site # 9 Potential non-motorized access is difficult to assess at this time in the development of neighborhoods and streets. Access is limited to any sidewalks or trails bordering or crossing TH 13. Ranking/Analysis This is a relatively minor criteria since less than 10% or even 5% of the users will come by bicycle or on foot. Site # 7 has an advantage due to present residential development in the area and possible school construction. The principal pedestrian access could also be from adjacent commercial or business areas. Drawing Influence of Adjacent Activities - Retail, Public and Private Services Site # 7 Potential commercial development to the north and east includes a major retail outlet, accessory shops and a new school. Site # 8 Potential commercial development to the east and south is unknown; however, the sixty acre area available would permit substantial development. Site # 9 Potential commercial development on TH 13 will most likely fan out from the TH 13 and CSAH 42 intersection which contains a considerable amount of developable land. Other major development may occur further north along the four-lane highway. The present small commercial outlets on the west side of TH 13 and the adjacent pet hospital have little attraction to advantage the library. Ranking/Analysis Sites # 7 & # 8 Relatively equal in that high potential for substantial neighboring activity. Site # 9 A library at this location would not benefit substantially from adjacent activities. 6of7 Amenities: Aesthetic Factors and Potential Enhancement to an Area, Scenic View, Replacement of Deteriorating Structures Site # 7 The view of the small lake to the west could be an enhancement in the design of the building. The high wooded site is an attractive building site. A two-level walkout appears possible. Site # 8 The view to the south could be an attractive design feature. A two-level walkout to the south is possible. Site # 9 Quonset huts and debris would be removed. The view of the pond to the south could be attractive. A two-level walkout to the east may be possible. Liabilities; Unsuitable Nei_~hboring Activities; Flood Plain; Environmental Conditions Site # 7 There are no major liabilities other than the unknown future of the immediate neighbors and the architecture of these developments. Site # 8 There are no major liabilities other than the unknown future of the immediate neighbors and the architecture of these developments. Site # 9 The possible contamination of this property due to past uses is both an environmental and cost issue which needs study. The wetlands/pond area has been built up with fill which must be assessed as to its present suitability. Much of the area needed for the building and parking to the east is lower, a possible former marshy area. The location and appearance of the neighboring small commercial building to the north could detract from a major public building. Consider relocation of this structure? FIN~ CONCLUSION Recognizing that the cost of site development and the best direct access into and out of each site remain to be resolved, it appears that Site # 7 in balance represents both the best location and piece of property on which to construct a new Scott County Area Library serving the immediate populations of both Savage and Prior Lake and Scott County at large. Site # 8 could be a comparable location with possibly better access afforded to users coming from the south and west. The slope of the property could adversely impact the building design and visibility. Site # 9. The location and immediate adjacent activities will not draw library users from Savage as well as Sites # 7 and # 8 will draw users from Prior Lake. Site # 9 may not have good access from the north, i.e. a left turn lane. The property's configuration, fill, possible contamination gLue~' hbor-ing-building could. ~d~versely affect the library site plan and building. (,~The choice should be made between Sites~# 7 and # 8.