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By Casey Beyer, Deidre Hamilton and Robert Singleton

We commend the City Council Downtown Library Subcommittee for issuing a Request for Proposals (RFP) for the Downtown Library, specifically an analysis of the proposed Library/Garage mixed use project option.

The Subcommittee has obtained a preliminary analysis of the costs and potential square footage that could be achieved through renovation of the existing Downtown Library. The mixed use project deserves the same attention and analysis. The City Council’s decision on the future of a Downtown Library will have a lasting impact on both our community and library patrons. A careful review of the costs and benefits of each option is imperative.

The architects’ preliminary analysis determined that the renovation of the current library would require demolition of existing exterior architectural buttresses that don’t meet seismic code requirements. In addition, it would require demolition of the existing annex building, replacement of the existing heating and ventilation system, and significant asbestos abatement. All these costs occur before any new space can be built.

In addition, the renovated library would not accommodate current staff that work at the Downtown Library.
These folks would need to be housed somewhere else, and could present an increased operating cost to the library, if rent free space cannot be found.

During renovation, the Library will need to provide a temporary library location to house both the collection and staff. To date, there is no current estimate for this cost (e.g., based on 2019 dollars), previous estimates have placed it at $750,000. This cost represents 3% of the total project budget ($28 million dollars), a significant number. Based on the presenting architect’s estimate of new construction ($1,000 per square feet), this number represents 750 square feet of additional new library space.

Based on their research, the architects estimate that most of the library programs and services would be reduced by 30% because of the renovated library’s smaller footprint. The adult library collection would also shrink by 30%.

While there may be benefits to the renovation option (a children’s library space, and an smaller independent community meeting room), these benefits come at a significant cost: a drastic reduction to the genealogy space, no expansion for the very limited teen space at the current library, and a reduction in computer workstations.

Based on the architect’s presentation to the Library Subcommittee, it is clear that choosing to renovate the library will have significant long term program impacts: a smaller space which will result in a reduced collection and reduced space for library staff, a much smaller genealogy space, a lost opportunity to create a meaningful teen space, and reduced workspaces for kids needing a place to study and do homework after school. Is this the library that we want for our community?

When a homeowner remodels their home they understand there is a tangible and intangible cost associated with updating older buildings. Taking an existing building and converting it to a new modern space is more expensive than constructing a new building. Removing and abating all the issues of the existing building are issues that aren’t part of new construction. The other factor that makes a mixed use project attractive is that the shell and supporting element are included in the cost of the building and will not be borne by the library.

Evaluating the costs and potential opportunities of a library located in a mixed use garage deserves consideration. Public, private partnerships can produce shared costs and shared benefits that do not exist in a remodeled vintage 1960s library. On its face, this alternative appears to offer significant savings for library patrons, the community and a better use of tax dollars. We commend the subcommittee’s effort to provide a balanced analysis between a remodeled library and new modern mixed use project so the community can see and compare the differences. We look forward to the committee’s findings.

— Casey Beyer is the executive director of the Santa Cruz Area Chamber of Commerce. Deidre Hamilton is the chair of the Downtown Commission and Robert Singleton is the executive director of the Santa Cruz County Business Council.
https://www.santacruzsentinel.com/2019/11/24/guest-commentary-move-forward-with-library-mixed-use-analysis/
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