Council Agenda - City of Burbank

Tuesday, July 17, 2001

Agenda Item - 7

PURPOSE:

The purpose of this report is to review options for the re-use of the old Buena Vista Library building.

BACKGROUND:

On April 10, 2001 the City Council approved the new 28,198 square foot Buena Vista Library building and passive park project (PD 2001-1), which is located at 320 N. Buena Vista Street.  As construction of the new library facility and park will begin shortly, a committee was formed to explore opportunities for the re-utilization of the Old Buena Vista Library.  The committee includes representatives from various City departments.

The existing Buena Vista Library is located at 401-405 N. Buena Vista Street with an adjacent parking lot located on the north east corner of Frederick Street and Verdugo Avenue (Exhibit �A�).  Both properties are connected by two 15-foot alleys that provide access to the site off Frederick Street and Verdugo Avenue.  The subject property is comprised of approximately 33,106 square feet and is currently improved with an 8,600 square foot building that was constructed in 1948.  Zoning on the subject property is R-1 single-family residential.

The committee conducted several brainstorming sessions to consider a variety of possible public uses for the site.  Initially, staff tried to identify City related uses and/or support functions that could occupy the site.  Subsequently, staff created a matrix that identifies the uses that have been explored (Exhibit �B�).  The matrix looks at various factors including minimum required building and lot size, cost, and neighborhood compatibility.  Based on these factors most of the proposed uses that were being considered were determined to be not appropriate for the site particularly considering the size of the property and neighborhood compatibility.  These uses included a soccer field, dog park, roller hockey center and vocational center, to name a few. 

After additional analysis, the committee focused on four options centered on single family residential uses and child care uses.  The four options being recommended are as follows: 1) standard single-family residential development; 2) small lot single family housing; 3) a child care center utilizing the existing building; and 4) a newly constructed child care center.   The single-family housing options are being considered because they would be very compatible with the neighborhood.  Two variations of a child care center are being considered due to the serious unmet demand for quality child care within the City.  Furthermore, a child care use would not create neighborhood impacts on weekends or evenings, due to the hours of operation of child care centers (i.e. Monday through Friday 7:30 a.m. to 6:00 p.m.).  The following is an analysis of the four options:

Standard Single-Family Development (5-units)

The subject property is zoned R-1 single family residential while abutting and adjacent properties are also zoned R-1 single family residential.  It is staff�s assessment that creating additional single family residential dwellings would be compatible with the existing neighborhood.

Under current code regulations, the subject property could be subdivided and developed into five (5) separate single family residential lots, without vacating the two (2) existing alleys.  Based on comparable sales of vacant land in the area, the estimated fair market value of the entire site is approximately $775,000 - $850,000.  (These figures do not include demolition nor subdivision costs, which represent approximately $127,000.)

Small Lot Residential Housing  (9-units)

Infill housing projects are increasingly being developed for small-lot housing developments, similarly to the project planned by M. David Paul & Associates in the Golden State neighborhood.  A preliminary plan suggests that nine 2-story housing units could be developed on the site.  The small-lot parcels would allow each house to have 30 feet of frontage and 110 feet of depth with detached garages located in the rear.  A total of five (5) lots would have frontage along Buena Vista Street while four (4) lots would have frontage along Verdugo Avenue.  Each of the homes would be designed to allow for up to four bedrooms and three bathrooms in approximately 1,500 square feet, with detached garages located and accessed by the alley in the rear.  Based on this use, the estimated value of the property ranges from $425,000 - $500,000.

Rehabilitate existing building for a Child Care Center

The Public Works Director has concluded that the existing library building is in relatively good condition and could be converted for a child care use with some upgrades to its existing HVAC system, electrical system, and roof.  The estimated cost to rehabilitate the existing building for any basic use is approximately $255,000. 

Additionally, staff conducted a tour of the facility with an architectural firm with specialization in designing child care centers (Ross Andrews and Associates) to determine the feasibility of converting the building into a child care use.   Upon a preliminary review of the site, Ross Andrews has concluded that the existing floor plan of the library has many similar characteristics of a child care center with its sectional reading rooms, various plumbing fixtures, and many separate entrances/exits that would satisfy exiting requirements.  Nevertheless, the cost for interior improvements on child care centers is high for any building, because of the numerous restroom fixtures and other specialized improvements.  In addition, the outside play yard areas will need to be constructed.  When considering these expenses, as well as the expenses for upgrading the existing shell, the total cost to convert this building to a child care center is estimated to be $1,400,000 The facility could accommodate approximately ninety (90) children.  One of the main advantages for converting the existing building is that the overall design character of the site remains relatively unchanged.  No assumptions have been made for possible operating expenses, which are subject to many factors, including the amount of infant care (0-1 years) versus pre-school or after school care and any affordability restrictions. 

New Construction of a Child Care Center

An approximate 8,500 square foot child care center could be developed on the 33,106 square foot lot, which would accommodate approximately 90 children.  The cost of constructing a new center would be approximately $1,800,000 including the cost to demolish the existing library.  It should be noted that all of the costs mentioned above relate to capital expenses.  No assumptions have been made for possible operating expenses, which is subject to many factors as noted above.

FISCAL IMPACT:

CONCLUSIONS:

Staff has identified several potential uses that have been explored but are not being recommended for consideration due to lot size constraints and/or neighborhood incompatibility issues.  At the same time four options are still being considered for the re-utilization of the existing Buena Vista Library site.  As the zoning on the subject property as well as neighboring properties are zoned R-1 single-family residential, staff has determined that single-family uses would be very compatible.  However the site could also be considered for child care uses as well due to the strong need for child care within the community and relative compatibility with the neighborhood.  Staff would recommend sharing these options in a community meeting for residents within 1000 feet of the site.  However, staff will also welcome other uses suggested by the City Council and community.

RECOMMENDATION:

It is recommended that the City Council direct staff to conduct a community meeting to receive public comment for the proposed four options.  Staff will also welcome other uses suggested by the City Council and community.

EXHIBITS:

A         Map of subject property

B          Re-Use Matrix