COMPARATIVE ANALYSIS OF CROZET LIBRARY SITES

22 October 2006                    

 

 

SITE EVALUATION CRITERIA

OPTION 1: Old School Site

Renovation + Demolition + Addition to Convert Existing School Structure into a Library

OPTION 2: Old School Site

New Construction of a Library on Open Site Area

OPTION 3: Downtown Site

New Construction of a Library on Harris/Amato Parcels

1. Lot size

9.3  Acres Total  (3.7 acres unoccupied southern parcel, 5.3 acres old school occupies northern parcel)

9.3 Acres Total (3.7 acres unoccupied southern parcel, 5.3 acres old school occupies northern parcel)

 

2 Acres Total (approximately 1 acres each parcel)

2. Site acquisition cost

$0,  already owned by county

$0, already owned by county

$550,000

 

3. Site development issues

Reconfigure, re-grade, and rebuild approx. 2.5 acres on northern parcel. Provide for: building renovation, demolition, and addition for 15,000 sf library (with 5,000 sf expansion); vehicular parking for 75 cars; a delivery service area, and a drop off area at entrance. Provide curb and gutter and parking lot lighting per County standards. Existing playground area will be acquired to create adequate accessible parking. Relocate playground elsewhere on site. Restore site landscaping at demolition areas.

Grade and build on 2.7 acre open site area to south of existing school. Avoid stream valley buffer areas as required. Provide for: building pad for 15,000 sf library (with 5,000 sf expansion); vehicular parking for 75 cars; a delivery service area; and a drop off at entrance. Provide curb and gutter and parking lot lighting per County standards. Grading and retaining walls may be required between existing school facility and new library to create accessible site slope (parking area not steeper than 5%). Increased parking on site will benefit ball field. Playground to remain as is.

Grade and build on 2 acre site in downtown. Provide: building pad for 15,000 sf library (with 5,000 sf expansion); vehicular parking for 75 cars; a delivery service area; and drop off at entrance. Provide curb and gutter and parking lot lighting per County standards. Grade site and provide retaining walls as required to achieve accessible site slope (parking area not steeper than 5%).  Site will be accessible from Main Street at its higher elevation and from Crozet Avenue at its lower elevation. Building will need to connect these two different elevations which are about 17’-20’ apart vertically.

 

4. Storm Water issues

Site will be tied to regional SWM system. Quantity of water to be managed may be for entire 9.3 acre site. Green roof is possible over new 8,000 sf addition. Existing renovated wood structure will not support green roof.

 

Site will be tied to regional SWM system. Quantity of water to be managed may be for entire 9.3 acre site. Green roof is possible over entire 15,000 sf footprint.

Site is tied to regional SWM system. Quantity of water to be managed shall be for 2 acre site.  Green roof is possible over entire building footprint (size to be determined).

5. Parking for 75 cars on site

Yes

Yes

Yes

6. Will site support a library ranging in size from 15,000 to 20,000 sf?

Yes

Yes

Yes

7. Does site support Goals of Master Plan for Crozet?

See below:

See below:

See below:

   7a. Walkability from downtown?

Building entrance is 2,200’ linear feet (i.e. about  4/10 of a mile) from the center of downtown (intersection of Crozet Avenue and Railroad Avenue). Can be accessed along an existing sidewalk on library site side of street. 

Building entrance is 2,200’ linear feet (i.e. about  4/10 of a mile) from the center of downtown (intersection of Crozet Avenue and Railroad Avenue). Can be accessed along an existing sidewalk on library site side of street.

Building entrance is 800’ linear feet (i.e. slightly over 1/10 of a mile) from the center of downtown (intersection of Crozet Avenue and Railroad Avenue). Can also be accessed directly from corner of Crozet Avenue and new Main Street at street level.

 

   7b. Economic opportunities for downtown?

Does not attract visitors to downtown who might then shop at other establishments.

Does not attract visitors to downtown who might then shop at other establishments.

Yes- library attracts visitors to downtown and provides additional parking that can be shared by downtown businesses. Library visitors may then choose to walk and visit other retail establishments in downtown. Library helps to generate retail traffic. County tax dollars invested in new downtown library will act as catalyst to other development projects.

 

   7c. Supports Downtown:  is focal point of community?

Site attracts visitors away from downtown core out to peripheral area of Crozet.

Site attracts visitors away from downtown core out to peripheral area of Crozet.

Enhances downtown as focal point by providing library as an “anchor” or “magnet” destination.

 

  7d. Supports surrounding downtown businesses and retail?

Does not attract visitors to downtown.

Does not attract visitors to downtown.

Yes- Library provides additional parking for downtown and increases number of trips and visits to downtown core. Also, building a new library downtown promotes other investment projects in downtown.

 

   7e. Can be supported by already planned infrastructure?

Yes – County has plans to provide regional SWM.

Yes – County has plans to provide regional SWM.

Yes – County has plans to provide regional SWM.

   7f. Synergy with other Downtown projects?

No- development of this site does not spark further development of downtown core area.

No- development of this site does not spark further development of downtown core area

Yes- development of this site will act as catalyst for other downtown sites; new library site will provide anchor at corner of Crozet Avenue and Main Street – creating synergy with new Main Street vision for downtown.

 

 

  7g. Generates pedestrian activity in downtown?

Does not attract visitors to downtown who might then shop at other establishments.

Does not attract visitors to downtown who might then shop at other establishments.

Yes- Library attracts visitors to downtown who might then walk around and frequent other businesses

8. Ability to expand library in future: collection, services, meeting rms, etc.

Yes

Yes

Yes

9. Ability to connect to nature- mountain views, + outdoors areas

Views to mountains to the north are possible from the library as it is on the high point of the site. Direct access to outdoor green spaces, i.e. the park and ball field, are possible. Bio-swales may be created on site.

No views to ball field and mountains as they are blocked by existing school and new library site is at a much lower site elevation. Views out to trees and stream buffer behind library. Direct access to outdoor green spaces are possible at rear. Bio-swales may be created on site.

Views to mountains to the west are possible from the main floor of library which is about 17’-20’ higher than the street elevation at Crozet Avenue.  Bio-swales may be created on site. Exterior seating areas and urban scale, on site gardens are possible.

10. Will Site allow for sustainable LEED design strategies?

Yes- green roof, light pollution reduction, erosion and sediment control, heat island reduction, SWM rate + quantity are possible LEED credits

Yes- green roof, light pollution reduction, erosion and sediment control, heat island reduction, SWM rate + quantity are possible LEED credits

Yes- green roof, light pollution reduction, erosion and sediment control, heat island reduction, SWM rate + quantity are possible LEED credits

11. Project timeline

 

 

The Old School site has a lease with Waldorf School that runs through July, 2007 with an option to extend to January, 2008 contingent upon agreement by both parties.

 

The community-based design and review and approval process is estimated to take two years.

The Old School site has a lease with Waldorf School that runs through July, 2007 with an option to extend to January, 2008 contingent upon agreement by both parties.

 

The community-based design and review and approval process is estimated to take two years.

Contract on this property allows current owners to remain for up to three years from date of purchase.

 

The community-based design and review and approval process is estimated to take two years.

12. Site zoning

R-2 Residential – permits libraries as a public use.

 

R-2 Residential – permits libraries as a public use.

 

R-2 Residential – permits libraries as a public use.

 

13. Land Use Designation

 

Designated CT1 Preservation by Master Plan.- Function: Preservation of open space & historic agricultural activities. Clearly defines the edge of development.

 

A library at this site would require a finding of compliance from the Planning Commission.

Designated CT1: Preservation by Master Plan. Function: Preservation of open space & historic agricultural activities. Clearly defines the edge of development.

 

A library at this site would require a finding of compliance from the Planning Commission.

Designated CT6: Urban Core by Master Plan. Function: the commercial “hub” for several neighborhoods and/or villages, affecting an area approximately 2 to 5 miles out from its center.

 

A library at this site would require a finding of compliance from the Planning Commission.

14. Accessibility: vehicular, pedestrian, ADA, seniors

Yes to vehicles, ADA, and pedestrians

 

Yes to vehicles, ADA, and pedestrians

 

Yes to vehicles, ADA, and pedestrians. Site is close to senior’s housing in downtown Crozet.

 

15. Solar Orientation

Main historic façade faces east. Main views face west and south. North facing glass areas face parking. Library can be sited to take advantage of solar orientation. Numerous day lighting opportunities can be achieved on this site.

Main façade faces east. Main views are to west and south. North facing glass areas face side of existing school. Library can be sited to take advantage of solar orientation. Numerous day lighting opportunities can be achieved on this site.

Main façade faces north onto new Main Street. Views are to west facing Crozet Avenue. Library can be sited to take advantage of solar orientation. Numerous day lighting opportunities can be achieved on this site. North facing glass along Main Street will help to activate and vitalize downtown.

16. Ability to support library functions + deliver outstanding library services on this site

Yes

Yes

Yes

17. Special issues due to site selection

Renovation and demolition of existing structures will require asbestos and lead paint abatement.

Selection of this site will require upgrading site entrance to meet County standards. Historic review required.

 

Selection of this site will require upgrading site entrance to meet County standards.

Selection of this site will require constructing first 150’ +/- of new Main Street alignment. Demolition of several structures, historic review required.

18. Approximate costs to develop library project on this site:

 

(Note: these costs are “ball park estimates” and they reflect a “snapshot” of what libraries are costing at this moment in time- Fall 2006. These costs are a good indication of the relative cost of each site in relation to the others. There are still outstanding unknowns for each site that cannot be determined until comprehensive geotechnical information is gathered and evaluated Geotechnical investigation is costly and will not be undertaken until one site is chosen. )

Total cost of construction on this site in 2007 dollars (add 5% per year for construction start date beyond 2007):

 

$4,978,000 - $5,228,000

 

 

Cost Breakdown:

 

Sustainable demolition of old school wing:

14,400sf x $10/sf= $144,000

 

Asbestos and lead abatement:

$150,000 +/-

 

Renovation of existing:

8,400sf x $220/sf = $1,848,000

 

Renovation of lower level:

1,200 sf x $30/sf= $36,000

 

New addition:

7,000sf x $350/sf= $2,450,000

 

Site costs: $350,000 - $600,000

(does not include replacing playground)

Total cost of construction on this site in 2007 dollars (add 5% per year for construction start date beyond 2007):

 

 $4,700,000 - $5,450,000

 

 

Cost Breakdown:

 

New  Construction of 15,000sf (may range from $280/sf to $313/sf):

$4,200,000- $4,700,000

 

Site costs: $500,000 - $750,000

Total cost of construction on this site in 2007 dollars (add 5% per year for construction start date beyond 2007):

 

 $4,700,000 - $5,450,000

 

 

Cost Breakdown:

 

New  Construction of 15,000sf  (may range from $280/sf to $313/sf):

$4,200,000- $4,700,000

 

Site costs: $500,000 - $750,000

 

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