TO:
Honorable Mayor and Members of the City Council
THROUGH:
David N. Carmany, City Manager
FROM:
Richard Thompson, Director of Community Development
Laurie Jester, Planning Manager
SUBJECT:Title
Use Permit, Coastal Development Permit, and Lot Line Adjustment, for a New County of Los Angeles Public Library at 1320 Highland Avenue
CONDUCT PUBLIC HEARING AND APPROVE RESOLUTION NO. 13-0027
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Recommended Action
RECOMMENDATION:
Staff recommends that the City Council adopt Resolution No. 13-0027 approving the project, and authorize the City Manager to execute the Quitclaim agreement for an exchange of land and accept the utility easement, for the demolition of the existing Library and construction of a new Library at 1320 Highland Avenue.
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FISCAL IMPLICATIONS:
There is currently no direct City funding required in the project budget for the Library; the project MOU does include a potential City contribution which would be repaid from Library funds. The City's Library property taxes will continue to be committed to the completion and ongoing operation of the County Library project, including repayment of bonds issued to complete the project. A total of $6.2 million in Surplus Library Taxes has been accumulated to fund the project and an additional $6.0 million is anticipated to be available to fund construction costs.
BACKGROUND:
The County of Los Angeles Manhattan Beach Library project involves the demolition and replacement of the existing public library with a new two-story, 21,500-square foot building that includes a larger community space and more advanced technological resources. The County owns and operates the existing 35-year old, 12,188-square foot Manhattan Beach Library.
The reconstruction of the public Library resulted from discussions held with Los Angeles County that the City initiated in the 1990s to implement the City's Facilities Strategic Plan. In 2008, conceptual plans were submitted and in 2010, City Staff proceeded with refining the Library design. The City Council, Planning Commission, Cultural Arts Commission, Library Commission, Senior Advisory Board has held twelve public meetings over the past several years, starting in December 2010, in order to provide information to the public and an opportunity for public input. Additionally there have been two Community meetings, a County Arts Commission meeting, the Los Angeles County Board of Supervisors meetings and smaller focus group meetings, in order to engage the community and solicit input on the development of the concepts, design and programming of the new Library.
On March 12, 2013, the Los Angeles County Board of Supervisors certified an EIR Addendum, approved quitclaims and a grant of easement, approved a budget, and awarded a contract for the Library Project (Attachments 6, 7 and 9). On March 27, 2013, the Planning Commission considered the Use Permit, Coastal Development Permit, and Lot Line Adjustment and adopted Planning Commission Resolution No. PC 13-02, recommending approval of the project (Attachments 2, 3, 4 and 5).
DISCUSSION:
Project Description
The overall design of the proposed library responds to input from the community. The placement of the Library and building shape take into account views from residences along 15th Street. The building was designed with a mechanical room on the second floor so that the roof would be streamlined and uncluttered. Simulations of the building show the relationship to and views over, the Civic Center plaza, City Hall and adjacent commercial buildings. The main entry was placed at the Northeast corner of the building to create a positive interface with City Hall and the space between the new Library and City Hall will be redesigned to connect the sites. The palm trees along Highland Avenue will be removed and some replaced once the project is near completion. The large Coral tree adjacent to Highland Avenue will be removed as it is within the building footprint of the new Library and the City arborist does not recommend relocation of the tree, and the County has reviewed and approved this recommendation. This will open up some views from residents along 15th Street. The new library is located further to the west on the property, closer to Highland Avenue which continues the streetscape of building facades along the edge of the sidewalk, as well as opens up a large public park-like open space at the rear, to the east, of the new Library.
The easterly portion of the site is designed to create a transitional space from the Civic Center plaza to the public Library. This area is designed as a public open space that could accommodate small community events. The area is about half paving next to the building and half is lawn area with large Sycamore trees around the perimeter.
Building placement also considered linkages to the community including, vehicle, bicycle, transit and pedestrian modes of transportation. Specifically, pedestrian paths and ramps lead down from the surface parking at the Civic Center plaza level down to the library entrance. The entrance aligns with the proposed relocated crosswalk on Highland Avenue that connects the library to the public parking lot at the corner of 14th Street. The setback from the building to the south is designed as a walk street and would also be used as service entry for deliveries.
The interior layout of the Library is designed to meet the needs of the community. The children's area is located prominently near the entrance on the first floor. A large community meeting room and 'back of house' operations are placed along the southerly half of the first floor that runs parallel to the adjacent commercial building. The Library's teen and adult collections are housed on the second level as well as study rooms, public access computers, staff areas and a mechanical room. From the second floor, the glass-clad exterior capitalizes on ocean views to the west. Partially transparent rolling shades will help minimize solar glare on the interior of the building and reduce reflected glare.
Budget & Schedule
On March 12, 2013, the Board of Supervisors approved a budget of $26,270,496 for the demolition and construction of the project. The total project cost includes the design-build contract ($18,448,919), awarded to C.W. Driver, Inc. The project is funded through property taxes in the amount of $12,170,496; and bonds in the amount of $14,100,000. On February 11, 2013, the City Council executed a Memorandum of Understanding with the County committing the City's Library property taxes to completion and ongoing operation of the project, including repayment of bonds issued to complete the project. A total of $6.2 million in Surplus Library Taxes has been accumulated to fund the project and an additional $6.0 million is anticipated to be available to fund construction costs. The Library is scheduled to close in June 2013, demolition is set to begin in July 2013, and construction is set to begin in October and last approximately one year with completion in Spring of 2015.
Temporary Services
As soon as the Library closes, and throughout construction of the new Library, temporary library services will be provided. Interim services will include: children's services, express library services (bookmobile) and a variety of online services. County Library representatives assured Staff that the following programs and services can be adjusted or modified to meet the needs of the community.
Children's Services will include the popular children's storytime program, maintaining the current service level of two days per week. The Children's Librarian will be dedicating 40 hours per week of service to a variety of programs in Manhattan Beach.
Express library services (bookmobile) in the Downtown will include 20 hours per week and allow users to reserve, pick up and checkout books. There will also be a small browsing collection of popular books, periodicals, newspapers, and the ability to perform any business transaction such as signing up for a library card or paying fines.
Online services will include a variety of resources including: accessing databases, downloadable eBooks, audiobooks and music, online tutor assistance, reference services, and Ed2Go (free online learning courses). These services may be accessed from computer workstations at the Joslyn Center, City Hall, or from home. For smartphone users, the County of Los Angeles Public Library has a phone application that enables users to review library location and hours, search the catalogue, reserve a book, join a summer reading program, ask a librarian a question, view upcoming events and classes, and download eBooks and eAudiobooks and links to Twitter and Facebook.
In addition to these services, the City will provide a dedicated reading room at the Joslyn Center and Dial-A-Ride transportation to the Redondo Beach Main Library (which provides reciprocal services for County of Los Angeles Public Library cardholders) and the County's Hermosa Beach Library.
Role of the City
The City has been a partner in the project but ultimately it remains a project of Los Angeles County. The new Library project requires that the City make the findings for approval of a Use Permit, Coastal Development Permit, and a Lot Line Adjustment. The findings for approval of all of the applications are included in the Draft City Council Resolution.
The General Plan designation of the project site is Public Facilities and the zoning classification is Public and Semi-Public District (PS Zone). The Manhattan Beach Municipal Code (MBMC) requires a Use Permit for a library in a PS zone. The MBMC indicates that the development standards for the site are established through the Use Permit.
Lot line adjustments may be granted administratively so long as the parcels resulting from the adjustment conform to local zoning and building code requirements. The lot line adjustments involve quitclaim exchanges of 629 square feet of real property between the County of Los Angeles and the City of Manhattan Beach. In addition, the County will grant a utility easement to the City for existing underground utilities that serve the Civic Center and surrounding area. The City Council will need to accept the land through the Lot Line Adjustment and the utility easement though a grant deed.
The City of Manhattan Beach has a certified Local Coastal Program (LCP) and is therefore able to issue our own Coastal Development Permits. The project is not located in the Appealable Area of the Coastal Zone and therefore is not appealable to the California Coastal Commission.
Typically the Planning Commission is the decision maker for the Use Permit, Coastal Development Permit, and Lot Line Adjustment, and the City Council accepts the quitclaim exchange of land and utility easement. Due to the extensive public interest in this project staff added this additional City Council public hearing to provide the opportunity for more public input. This also consolidates the approval into one process, all at one time, to provide a clearer final decision.
Los Angeles County will be issuing the building permit for the new Library and will ensure that the proposed structure meets the requirements of the California Building Code, Los Angeles County Construction Codes, the California Fire Code (with the City of Manhattan Beach amendments) and California Green Building Code (with the City of Manhattan Beach amendments). The City will issue right-of- way permits for any construction in the City public right-of-way.
Planning Commission and Public Comments
At the Planning Commission meeting on March 27, 2013 the project Architect provided a detailed power point presentation. The Commission asked questions regarding potential glare, energy efficiency and maintenance of the glass façade, the beauty in the eclectic building design, temporary services, the use of the park-like open space, bollards on the south side "walkstreet, mechanical equipment, LEED gold certification, dynamic children's area, years of public outreach and input, and the responsiveness of the County to meet the communities' needs. Two members of the public spoke and addressed the Lot Line Adjustment process, the EIR, height limits, glare, the setback on Highland, the extensive children's area, safety, Downtown compatibility, energy efficiency and Coastal Commission role. Staff and the project architect addressed all of the comments from the public and Commission and the Planning Commission unanimously supported the project.
Environmental Determination
On March 12, 2013, Los Angeles County certified an Addendum to the Environmental Impact Report (EIR) for the Civic Center/ Metlox project in accordance with the requirements of the California Environmental Quality Act. The project description in the Certified EIR included the demolition and reconstruction of the library. The Library evaluated in the certified EIR was approximately 40,000 square feet. The proposed public Library with an area of approximately 21,500 square feet is approximately 46 percent smaller than the previously approved library. The EIR Addendum confirms that the current project adheres to the Facts and Findings of the certified EIR, and includes a mitigation monitoring and reporting program (Attachments 8 and 9).
Public Notice
A public notice for the project was mailed to the property owners within 500 feet of the site and published in the Beach Reporter newspaper. Staff did not receive any comments at the writing of this report. A series of more than a dozen community meetings were held with the Cultural Arts, Planning, and Library Commissions, Senior Advisory Board, County of Los Angeles and the City Council from December 2010 through March 2013, to solicit public input on the project. Public input was taken into account in terms of site planning, building design, and programming.
CONCLUSION:
Staff recommends that the City Council conduct the public hearing, discuss the project and adopt the City Council Resolution (Attachment 1) approving the project and Authorizing the City Manager to execute the Quitclaim agreement for an exchange of land and accept the utility easement, for the demolition of the existing Library and construction of a new Library at 1320 Highland Avenue.
Representatives from the County's architectural team will provide a presentation on the proposed Library project and Los Angeles County staff will be available to answer questions.
ATTACHMENTS:
1. Draft Resolution No. 13-0027
2. Resolution No. PC 13-02
3. Planning Commission Staff Report-March 27, 2013
4. Draft Planning Commission Minutes-March 27, 2013
5. Library Plans-June 15, 2012
6. City Quitclaim, County Quitclaim and Grant of Easement
7. Los Angeles County Board of Supervisors Report-March 12, 2013
8. Civic Center/Metlox Certified EIR- 2001
9. Certified EIR Addendum- 2013