HomeMy WebLinkAboutAgenda - 09-12-2013 - 21
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: September 12, 2013
SUBJECT: Southern Branch Library Siting Criteria, Process Update
DEPARTMENT: Library, Asset Management
Services (AMS), Planning
Action Agenda
Item No. 2
PUBLIC HEARING: (Y /N) No
ATTACHMENT(S): INFORMATION CONTACT:
A. September 18, 2012 Site Selection Lucinda Munger, (919) 245 -2528
Criteria Abstract Jeff Thompson, (919) 245 -2625
B. May 10, 2013 Carrboro Additional Sites Michael Harvey, (919) 245 -2597
Letter
C. Southern Library Site Locator
D. Additional Site Partial Phase 1 Analysis
E. Sample Lease Cost Illustration
PURPOSE: To receive an update on additional Southern Branch Library site analysis and
provide feedback to the Manager on potential next steps.
BACKGROUND:
Purpose and Overview of the Site Selection Process
On September 18, 2012, the BOCC approved a set of guiding principles and a comprehensive
site selection criteria for locating the Southern Branch library, contemplated for operation during
fiscal year 2016 -17 within the Capital Investment Plan (note Attachment A, "September 18,
2012 Site Selection Criteria Abstract "). The criteria and its related processes is a guide for staff
examination, evaluation and recommendations to the BOCC for final site selection. The criteria
and process was crafted over several months with public input as well as that of the Carrboro
Board of Aldermen.
The criteria focus on a process providing two tiers of analysis. The first level ( "Phase 1")
focuses on technical considerations for the site, including location, broad geographic attributes,
jurisdiction land use requirements, site constraints, access, and general cost considerations.
Preliminary staff evaluation of selected sites would lead to recommendation to the BOCC for
more in -depth technical study of a given parcel(s) requiring the engagement of third party
professional services firms in the areas of soils, topography, environmental, and cultural
characteristics, utility capacity, access, transportation, and title issues. These in -depth studies
for would require an estimated $10,000 to $15,000 investment for each selected site to
determine the full viability and support of a Southern Branch library.
Upon the receipt of these results, staff may recommend a site (or sites) to the Board that would
matriculate to the second phase of analysis involving the receipt of public comment of the sites.
1
At the conclusion of this process, the Manager may recommend a final site for the BOCC's
approval for the complete development, construction, and operation of the Southern Branch
library.
Original sites nominated for examination by the Carrboro Board of Aldermen
The BOCC approved site selection criteria in September of 2012 and authorized staff to send a
letter to the Town of Carrboro soliciting sites for evaluation using said criteria. The Town of
Carrboro offered three sites in a letter submitted in December, 2012. These sites include: 1)
301 West Main Street — Carrboro Town Hall; 2) 1128 Hillsborough Street, Carrboro; and 3) 401
Fidelity Street, Carrboro. The County Manager directed staff to evaluate these three sites in
accordance with the site selection criteria.
On March 19, 2013, staff presented to the BOCC its partial Phase 1 analysis of these three
sites. Staff recommended the elimination 301 West Main Street site (i.e. the Town Hall) from
consideration due to significant constraints, most notably the condition of the building, limitation
on usable space for the library, limitations on future expansion, and potential parking conflicts.
Staff recommended 1128 Hillsborough and 401 Fidelity Street as candidates for further Phase 1
"in- depth" analysis; the summary is as follows:
1128 Hillsborough Road
401 Fidelity Street
1. VISUAL APPEAL: Existing power lines to the
1. VISUAL APPEAL: Property is partially
west running through an existing easement and a
developed as a cemetery with significant trees on
community garden. Property has vegetation
the western portion of the property. Property is
scattered throughout and is surrounded by single-
surrounded by non - residential and multi - family
family residential developments and a property
developments.
slated for development as a park.
2. REVIEW /APPROVAL PROCESS: Project
2. REVIEW /APPROVAL PROCESS: Project
would require a heightened permit review process
would require a heightened permit review
(i.e. Conditional Use Rezoning, text amendment,
process (i.e. Conditional Use Rezoning, text
etc.)
amendment, etc.)
3. ALIGNMENT WITH PLANNING TOOLS:
3. ALIGNMENT WITH PLANNING TOOLS:
Property appears to satisfy various 'goals' with
There is no clear synergy between uses (i.e.
respect to the location of a library from both the
cemetery and library) allowing them to be
County and Carrboro's standpoint. There are
developed together in accordance with local land
enhanced opportunities for synergy between a park
use policies and regulations.
and a library.
4. SERVICE TO EXISTING /FUTURE
4. SERVICE TO EXISTING /FUTURE
POPULATION: Property can serve existing and
POPULATION: Property lends itself to serving
anticipated future populations in the region.
existing, local, population.
5. DEFEATS OBSOLESCENCE: Sufficient
5. DEFEATS OBSOLESCENCE: There is a
space exists for development of a library facility that
limited development window on this property with
can morph over time to accommodate the needs of
limited opportunities for expansion.
southern Orange County residents.
6. SITE CONDITIONS, ALLOWANCES, AND
6. SITE CONDITIONS, ALLOWANCES, AND
CONSTRAINTS: The site has a significant utility
CONSTRAINTS: The site has significant visible
easement that will need to be negotiated. The
rock outcroppings as well as wet areas and tree
parcel also lacks significant road frontage. An
cover, all of which will need to be confirmed with
existing NCDOT drainage easement could
further analysis. The proximity of the cemetery
complicate access.
poses unique challenges to the development of
the property.
3
The BOCC received staff analysis and directed the Manager to defer any additional Phase 1 in-
depth analysis on any of the three sites. The BOCC supported 1) analysis of additional sites
should they be presented to the Manager, 2) continuing honoring the Carrboro partnership, 3)
consideration of multiple use facilities; 4) consideration of sites within proximity to lower /middle
income neighborhoods; 5) emphasis on sites with adequate parking; and 5) better
understanding and projected uses of rural and urban populations. The BOCC also supported
topical analysis of in context of the library strategic plan involving long term vision, and the
relationship with the Chapel Hill library.
Additional sites nominated for examination by the Carrboro Board of Aldermen
On May 10, 2013, the Town of Carrboro offered four additional sites in a letter submitted to the
County Manager. These sites include: 1) 120 Brewer Lane, Carrboro (Butler Property); 2) 300
East Main Street, Carrboro; 3) 203 S. Greensboro Street, Carrboro (Town owned property); and
4) 201 N. Greensboro Street (CVS Property). The County Manager directed staff to evaluate
these additional sites in accordance with the site selection criteria.
This letter is represented in Attachment B, entitled "May 10, 2013 Carrboro Additional Sites
Letter ". A site locator is represented by Attachment C, entitled "Southern Library Site Locator ",
which illustrates the original three sites proposed in addition to the four presented for evaluation
within the May 7, 2013 letter.
Staff has completed a partial Phase 1 analysis of these three sites, the full analysis is
Attachment D, entitled "Additional Site Partial Phase 1 Analysis ".
Staff recommends that 203 S. Greensboro Street be eliminated due to the extremely small site
and severely limited parking availability should any structure be built on the site. Staff also
recommends that 300 E. Main be eliminated due to its probable cost prohibitive base lease rate
in excess of $25 per square foot (note Attachment E, Sample Lease Cost Illustration). Staff
recommends that 201 North Greensboro Street be eliminated due to site constraints, the
probable high acquisition cost of the property, and the probable requirement to acquire more
property adjacent to the site.
The summary site analysis is as follows:
120 Brewer Lane
300 East Main Street
203 S. Greensboro Street
201 N. Greensboro Street
1. Visual Appeal: Building to
1. Visual Appeal: Property has
1. Visual Appeal: Property
1. Visual Appeal: Property
house proposed library is
direct frontage along Main
has direct frontage along S.
has direct frontage along N.
located within a mixed use
Street with a view of
Greensboro Street, Roberson
Greensboro Street and W.
development comprised of
surrounding non - residential land
Street, E. Carr Street, and
Weaver Street with a view
residential and non-
uses.
Maple Avenue with a view of
of surrounding non-
residential land uses as well
surrounding residential and
residential land uses.
as a parking deck. Rear of
non - residential land uses.
There is existing
the property looks over
landscaping on adjoining
wooded area. An existing,
lots.
unused, building is to be
demolished.
2. REVIEW /APPROVAL
2. REVIEW /APPROVAL
2. REVIEW /APPROVAL
2. REVIEW /APPROVAL
PROCESS: Project would
PROCESS: Project would
PROCESS: Project would
PROCESS: Project would
require a heightened permit
require a heightened permit
require a heightened permit
require a heightened permit
review process and
review process and amending a
review process (i.e.
review process (i.e.
amending a previously
previously approved `master
Conditional Use Rezoning,
Conditional Use Rezoning,
approved `master plan' by
plan' by the Town of Carrboro.
text amendment, etc.)
text amendment, etc.)
0
the Town of Carrboro.
3. ALIGNMENT WITH
3. ALIGNMENT WITH
3. ALIGNMENT WITH
3. ALIGNMENT WITH
PLANNING TOOLS:
PLANNING TOOLS: This
PLANNING TOOLS: This
PLANNING TOOLS: This
This property appears to
property appears to satisfy
property appears to satisfy
property appears to satisfy
satisfy various 'goals' with
various 'goals' with respect to
various 'goals' with respect to
various 'goals' with respect
respect to the location of a
the location of a library from
the location of a library from
to the location of a library
library from both the County
both the County and Carrboro's
both the County and
from both the County and
and Carrboro's standpoint.
standpoint.
Carrboro's standpoint.
Carrboro's standpoint..
4. SERVICE TO
4. SERVICE TO
4. SERVICE TO
4. SERVICE TO
EXISTING /FUTURE
EXISTING /FUTURE
EXISTING /FUTURE
EXISTING /FUTURE
POPULATION: Site would
POPULATION: Site would
POPULATION: Site would
POPULATION: Site would
provide access to existing
provide access to existing and
provide access to existing
provide access to existing
and future, local, population.
future, local, population. County
and future, local, population.
and future, local,
County residents will have
residents will have parking
County residents will have
population. County
parking available to make
available to make use of the
parking available to make use
residents will have parking
use of the facility.
facility.
of the facility.
available to make use of the
facility.
5. DEFEATS
5. DEFEATS
5. DEFEATS
5. DEFEATS
OBSOLESCENCE: Unsure
OBSOLESCENCE: Unsure at
OBSOLESCENCE: There is a
OBSOLESCENCE: There
at this time as the overall
this time as the overall size will
limited development window
is a limited development
size will depend on lease
depend on lease area.
for a library /parking on this
window for a library /parking
area. Expansion will be
Expansion will be limited to
property given its size and
on this property given its
limited to available space to
available space to
frontage on 4 streets. There
size. There will also be
lease /purchase to expand
lease /purchase to expand into.
will also be limited
limited opportunities for
into. Potentially assisting in
Potentially assisting in building
opportunities for expansion.
expansion.
building and space design is
and space design is helpful in
helpful in managing this
managing this criteria.
criteria.
6. SITE CONDITIONS,
6. SITE CONDITIONS,
6. SITE CONDITIONS,
6. SITE CONDITIONS,
ALLOWANCES, AND
ALLOWANCES, AND
ALLOWANCES, AND
ALLOWANCES, AND
CONSTRAINTS: As
CONSTRAINTS: As indicated
CONSTRAINTS:
CONSTRAINTS:
indicated herein this site
herein this site offers more
Development challenges due
Development challenges
offers more opportunities
opportunities than constraints.
to size of property and
due to size of property
than constraints.
Lease market for frontage along
frontage on 4 streets
outweigh development
E. Main probably cost
outweigh development
potential of the site for a
prohibitive; highest and best
potential of the site for a
library. Also purchase price
use from a Landlord standpoint
library.
of property is anticipated to
is probably not a non - retail use.
be significant.
The cost, however, will be 2 to 3
times more than 120 Brewer
Lane (part of same
development)
FINANCIAL IMPACT: There are sufficient funds available for the in -depth study for the original
two properties recommended (401 Fidelity Street and 1128 Hillsborough Street) as well as for
the 120 Brewer Lane property. Each in -depth study is estimated to cost $10,000 to $15,000.
RECOMMENDATION(S): The Manager recommends that the Board receive the update on
additional Southern Branch Library site analysis and provide feedback to the Manager on next
steps.
COPY
ATTACHMENT A
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: September 18, 2012
Action Agenda
Item No. 7 -a
SUBJECT: Sitinq Criteria for Southern Branch Library — Final Recommendation
DEPARTMENT: Asset Management Services
(AMS), Library
ATTACHMENT(S):
Southern Branch Library Locational
Criteria
Map Denoting Southwestern Orange
County
PUBLIC HEARING: (Y /N) No
INFORMATION CONTACT:
Lucinda Munger, (919) 245 -2528
Michael Harvey, (919) 245 -2597
Michael Talbert, (919) 245 -2308
PURPOSE: To approve the siting and locational criteria governing the review and site selection
process for the southern branch of the Orange County library.
BACKGROUND: At the June 14, 2012 BOCC work session, staff presented the DRAFT copy
of the siting criteria for the southern branch library for review and discussion. During this
meeting, the BOCC reviewed and discussed comments from the Carrboro Board of Aldermen
and subsequent staff suggested modifications. The attached criteria incorporate(s) these
revisions.
It should be noted that in a recent article printed within The Chapel Hill News, dated Sept 5,
2012, the Town of Carrboro has already begun an internal process of evaluating possible sites
for the library based on compliance with local development regulations and processes.
Designation of library: In past memoranda, staff has consistently referred to this project as the
`southwestern branch of the Orange County library'. The term was coined in the 2004 Library
Task Force Report where the Carrboro Library Workgroup recommended a `southwest regional
branch library/ be established by combining existing services and staff into a new library
`centered in the Town of Carrboro'.
At the June 14, 2012 BOCC work session, staff was tasked with defining what `southwest'
Orange County referred to in the context of this project. In reviewing the matter, staff
determined the `southwest' quadrant of the County did not necessarily correspond to the highest
concentration of population density in the area and did not properly identify all County residents
intended to be served by the project.
Staff suggests it would be more appropriate to refer to this project, in current and future
discussion and correspondence, as the `southern branch of the Orange County library'. The
change in nomenclature is intended to properly identify the population base the project will serve
and eliminate confusion over the anticipated location of the facility.
FINANCIAL IMPACT: There are no financial impacts associated with the adoption of the library
siting criteria. The review of potential library locations, within Phase 1, would be conducted by
County staff within adopted budgetary parameters.
Phase 2 of the process may require a financial investment to secure development rights for
selected properties. Funds for the previously considered 210 Hillsborough Street properties in
Carrboro were allocated from the $215,000 set aside for future property acquisition. The County
invested approximately $60,000 for examination of the 210 Hillsborough Road site in Carrboro.
This included $25,000 in earnest money and $10,000 for the 120 day extension (Note: The
County received the $25,000 in earnest money back). Any further 'investment' will vary
depending on the individual property. The remaining balance of $436,000 would be debt
financed. There is funding totaling $7,525,000 in the 2016 -17 Capital Investment Plan (CIP)
(page 21) for building construction and design services. This phase may also include the need
for the County to incur `initial due diligence' costs to ensure the viability of selected properties.
RECOMMENDATION(S): The Manager recommends that the Board:
1. Approve the attached Southern Branch Library Locational Criteria; and
2. Authorize the Chair to send a letter to the Town of Carrboro that:
a. Transmits the Board - approved locational and site selection criteria to the
Town, and
b. Requests that the Town initiate public solicitation and review of properties for
the southern branch of the Orange County library property based on the
approved criteria.
7
ORANGE COUNTY SOUTHERN BRANCH LIBRARY LOCATIONAL CRITERIA
Guiding Principles
When selecting a site for a new or expanded library, the Library system takes into
account three fundamental factors:
• The Library System recognizes that as a regional service provider, the
location of libraries must provide for optimal service to the most number of
residents within the entire System service area. This takes precedence
over political boundaries or undeveloped neighborhoods.
• The Board is committed to providing an equitable level of service
throughout the entire County.
• The placement of a library in a manner that maximizes its use will be more
valuable over the long term than the original investment made in land or
building. Typically, the original cost of a new building is exceeded in just
three years by its cumulative operating costs.
* *As amended by the BOCC at its June 14, 2012 work session
PRELIMINARY PHASE — TECHNICAL SITE REVIEW AND ASSESSMENT
Visibility:
• Visible from the street
• Classification of street where property will be accessed from (i.e. private, local,
arterial, collector, major thoroughfare, etc.).
• Visual appeal
Site Capacity:
• Able to provide comprehensive library services to all the residents of southern
Orange County.
• Meets minimum acreage (urban services vs. rural services)
• Space for building and on -site parking
• Adequate utilities and availability
• Space for future expansion (building to allow for additional library services, parking,
etc.) to serve all the residents of southern Orange County.
• Space to accommodate the necessary setbacks, road expansions and other site
amenities.
Access:
Accessibility for pedestrians
• Accessibility for vehicles
• Accessibility for public transportation
• Design capacity and existing traffic load of roadway proposed to access site.
Alignment with Planning Tools (Comprehensive Plan):
Alignment with planning tools applicable for the subject property (County Comprehensive
Plan, adopted Small Area Plans, Strategic Plans, etc.)
Lease versus Purchase:
• Analysis of the long term viability of the site
• Availability of property for lease
Centrality of Location:
• Existing and potential future population in a given area
• Growth and development opportunities /constraints in a given area (i.e. what is future
development, as embodied in applicable plans, going to look like and how will it
impact the proposed library)
• Proximity to schools
• Proximity to retail
• Proximity to other libraries
Site Conditions, Allowances, and Constraints:
• The cost - benefit conclusions of physical, legal, and land -use allowances /constraints
• Technical and environmental assessments (planning /zoning, jurisdictional processes,
etc.)
• Environmentally sustainable (C &A, storm water mgt, buffers, energy "net zero"
capacity)
• Operationally sustainable
• Defeats obsolescence
Cost and Availability:
• Cost for site acquisition
• Availability of property for lease
• Analysis of long term viability of site
• Timeframe for development of the site
• Terms for site control necessary for development process
9
ORANGE COUNTY SOUTHERN BRANCH LIBRARY LOCATIONAL CRITERIA:
** As amended by the BOCC at its June 14, 2012 work session
PRIMARY PHASE — PUBLIC INPUT AND ASSESSMENT
Community Preference
• Input from elected officials
• Input from a board cross - section of the area to be served
• Orange County & Carrboro Friends of the Library
Partnerships
• Co- location with other private or public entity
• Mutually beneficial joint development
• Enhances service possibilities
10
USGS Water Feature O Parcels
Soils Survey Water Feature ! .i Township
C3 Zoning
M City Limits
0 100 YR Floodplain (Effective 02/02/07)
Floodway (Effective 02/02107)
OC Updated Water Feature sa School System Boundary O ETJ
Z1, 500 YR Floodplain (Effective 02/02/07)
r
C Water Body Contours
Conservation Easements
D Buildings
C River Basins L,L 1' County Boundary
Held by Others
Water and Sewer Boundary
1 inch = 16,299.149 feet
Watershed ,; Soils
Orange County
0
6,500 13,000 26,000
Conservation Easements
Fe,
May 10, 2013
ATTACHMENT B
TOWN OF CAR"ORO
NORTH CAROLINA
WNNr%V. TO W NOFCARRBORO.ORG
Mr. Frank Clifton, Manager
Orange County
Delivery via email: fclifton @orangecountync.gov
RE: Town of Carrboro Additional Sites for the Southern Branch of the Orange County Library
Dear Frank,
At their May 7, 2013 meeting, the Carrboro Board of Aldermen reviewed four additional
optional sites for the Southern Branch of the Orange County Library. The Board has asked that
Orange County consider these sites in addition to the three sites that were previously submitted.
The Board is enthusiastic about the library's potential at the following additional sites:
• 120 Brewer Lane (Butler Property)
• 300 E. Main Street
• 203 S. Greensboro St. (Town -owned property)
• 201 N. Greensboro Street (CVS Property)
Out of these four properties, the Board of Aldermen expressed a preference for the 120 Brewer
Lane property and discussed the positive economic development potential the site brings for both
the town of Carrboro and Orange County. As we have discussed, the Board is still interested in
the Hillsborough Road and Fidelity Street sites that were previously forwarded to your staff. I
have also included materials that were presented to the Board on May 7 that I think will be very
helpful to you and your staff for review of the sites.
I look forward to continuing this discussion and am available to answer any questions you or
your staff may have regarding the sites.
Sincerely,
TIN
David Andrews
301 WEST MAIN STREET, CARRBORO, NC 27510 • (919) 942 -8541 • FAX (919) 918 -4456 • VOICE/rTY/PDD /ASCH:711
AN EQUAL OPPORTUNITY PROVIDER
11
12
CC: Mayor Chilton and Carrboro Board of Aldermen, via email
Matt Efird, Assistant to the Town Manager, via email
Trish McGuire, Planning Director, via email
Lucinda Munger, Orange County Library Director, via email
Michael Talbert, Assistant County Manager, via email
Enclosures
ATTACHMENT C
Southern Library Site Locator
13
MAN ED] MM Iu12101A91
SITE EVALUATION CRITERIA:
PHASE 1 - PRELIMINARY ASSESSMENT
VISIBILITY
Italicized words denote Town of Carrboro Comments
14
120 Brewer Lane
300 East Main Street
203 S. Greensboro Street
201 N. Greensboro Street
Based on current conceptual
layout of building location, library
This property is currently
This property was /is
would not be directly visible from
utilized as a Town of
proposed for development
Main Street or other major
Based on current conceptual
Carrboro parking lot.
by CVS pharmacy. Property
roadway. Significant off -site
layout of building location,
Property location /orientation
location /orientation would
directional signage will be
property location /orientation
would allow a library to be
allow a library to be visible
necessary directing motorists and
would allow a library to be visible
visible from identified
from identified arterial
Visible From Street
pedestrians to the site.
from identified arterial street.
arterial street.
street.
Classification of Street where property
will be access from
TOC COMMENT: Arterial
TOC COMMENT: Arterial
TOC COMMENT: Arterial
TOC COMMENT: Arterial
Building to house proposed
library is located within a mixed
use development comprised of
Property has direct frontage
Property has direct frontage
Visual Appeal
residential and non - residential
along S. Greensboro Street,
along N. Greensboro Street
land uses as well as a parking
Roberson Street, E. Carr
and W. Weaver Street with
deck. Rear of the property looks
Property has direct frontage
Street, and Maple Avenue
a view of surrounding non -
over wooded area. An existing,
along Main Street with a view of
with a view of surrounding
residential land uses. There
unused, building is to be
surrounding non - residential land
residential and non-
is existing landscaping on
demolished.
uses.
residential land uses.
adjoining lots.
14
15
SITE CAPACITY
120 Brewer Lane
300 East Main Street
203 S. Greensboro Street
201 N. Greensboro Street
Able to provide comprehensive library
services to all the residents of southern
Orange County
Yes
Yes
Yes
Yes
Property is .89 acres in area.
Property is .32 acres in
There may be difficulty in
area. There maybe
developing building and
difficulty in developing
parking on the property
building and parking on the
without constructing a
property without
parking deck or multi -story
constructing a parking deck
building in combination with
or multi -story building in
Meets minimum acreage
Yes
Yes
a deck.
combination with a deck.
Space for building and on -site parking
Yes
Yes
See above
See above
Adequate utilities and availability
TOCCOMMENTS: Yes
TOCCOMMENTS: Yes
TOCCOMMENTS: Yes
TOCCOMMENTS: Yes
Space for future expansion (building to
allow for additional library services,
Based on available information
Based on available information
parking, etc.) to serve the residents of
from developer there will be
from developer there will be
See above regarding meeting
See above regarding
southern Orange County.
sufficient space.
sufficient space.
minimum acreage
meeting minimum acreage
In staff's opinion there will be
Space to accommodate the necessary
challenges in designing this
In staff's opinion there will
setbacks, road expansions, and other
site given its size and
be challenges in designing
site amenities
Yes
Yes
frontage on 4 streets.
this site given its size.
We
ACCESS
120 Brewer Lane
300 East Main Street
203 S. Greensboro Street
201 N. Greensboro Street
Property is downtown and will be
adjacent to a proposed parking
Property is downtown and will be
deck as well as an existing
adjacent to a proposed parking
sidewalk system affording
deck as well as an existing
pedestrian access off of Main
sidewalk system affording
Street. The property is part of a
pedestrian access off of Main
Property is downtown and
master planned development
Street. The property is part of a
Property is downtown and is
is adjacent to existing
with internal access points for
master planned development
adjacent to existing sidewalk
sidewalk systems affording
various and diverse
with internal access points for
systems affording pedestrian
pedestrian access from
residential /non - residential uses
various residential /non-
access directly from S.
both N. Greensboro Street
Accessibility for Pedestrians
located on -site.
residential uses located on -site.
Greensboro Street.
and W. Weaver Street.
Access would more than
Access would more than
likely be off of W. Weaver
likely be off of a side street
Street in order to avoid
Access would be off of Main
Access would be off of Main
rather than a new driveway
access issues off of N.
Accessibility for Vehicles
Street and Brewer Lane.
Street and Boyd Street
onto S. Greensboro Street.
Greensboro Street.
Public transportation access will
Public transportation access will
Public transportation access
Public transportation access
Accessibility for public transportation
be possible
be possible
will be possible
will be possible
TOC COMMENT: 27400 (cop)/
TOC COMMENT: 13700 (cap)
TOC COMMENT: 13700
Design capacity and existing traffic
TOC COMMENT: 3000 (est cap)/
17000 (vol)
/ 12000 (vol)
(cap) / 11000 (vol)
load of roadway proposed to access
2000 (est vol) COUNTY
COUNTYSTAFF IS STILL TRYING
COUNTY STAFF IS STILL
COUNTY STAFF IS STILL
site
STAFF IS STILL TRYING TO VERIFY
TO VERIFY
TRYING TO VERIFY
TRYING TO VERIFY
17
ALIGNMENT WITH PLANNING TOOLS (COMPREHENSIVE PLAN)
LEASE VERSUS PURCHASE
120 Brewer Lane
300 East Main Street
203 S. Greensboro Street
201 N. Greensboro Street
No apparent environmental
This property appears to
This property appears to satisfy
This property appears to satisfy
This property appears to
satisfy various 'goals' with
Alignment with planning tools
various 'goals' with respect to the
various 'goals' with respect to the
satisfy various 'goals' with
respect to the location of a
applicable for the subject property
location of a library from both
location of a library from both the
respect to the location of a
library from both the
(County Comprehensive Plan, adopted
the County and Carrboro's
County and Carrboro's
library from both the County
County and Carrboro's
Small Area Plans, Strategic Plans, etc.)
standpoint.
standpoint.
and Carrboro's standpoint.
standpoint.
physical impediments to
physical impediments to
infrastructure on the
supporting infrastructure on
LEASE VERSUS PURCHASE
120 Brewer Lane
300 East Main Street
203 S. Greensboro Street
201 N. Greensboro Street
No apparent environmental
No apparent environmental
impediments to development
impediments to
identified. The property size,
development identified.
however, will create
The property size, however,
challenges to developing a
will create challenges to
No apparent environmental or
No apparent environmental or
library and supporting
developing a library and
physical impediments to
physical impediments to
infrastructure on the
supporting infrastructure on
Analysis of long -term viability of site
development identified.
development identified.
property.
the property.
This will be a lease /puchase
Property is owned by the
situation for the County as part
This will be a lease /puchase
Town of Carrboro where a
There is no information
of an agreement with the
situation for the County as part of
lease /purchase agreement
indicating the property is
Availability of property for lease
ideveloper
Ian agreement with the developer
lwould have to be discussed.
1for sale
IRV
CENTRALITY OF SITE
120 Brewer Lane
300 East Main Street
203 S. Greensboro Street
201 N. Greensboro Street
Site would provide access
Site would provide access to
Site would provide access to
Site would provide access to
to existing and future, local,
existing and future, local,
existing and future, local,
existing and future, local,
population. County
population. County residents will
population. County residents will
population. County residents
residents will have parking
Existing and potential future
have parking available to make
have parking available to make
will have parking available to
available to make use of the
population in given area
use of the facility.
use of the facility.
make use of the facility.
facility.
The size of the 'space' for the
The size of the 'space' for the
library will be limited to a
library will be limited to a
lease /purchase agreement with
lease /purchase agreement with
the developer. Expansion will be
the developer. Expansion will be
viable only if there are vacancies
viable only if there are vacancies
Development and
in other proposed 'store fronts'
in other proposed 'store fronts'
expansion will be limited
allowing the County to
allowing the County to
due to the overall size of
lease /purchase for expansion.
lease /purchase for expansion.
Development and expansion
the property (i.e. .32 acres).
Building isn't built yet, so there
Building isn't built yet, so there
will be limited on this
Expansion /development
Growth and development
are advantages in structure of
are advantages in structure of
property given its size and
will require purchase of
opportunities /constraints in a given
lease agreement and space
lease agreement and space
orientation (i.e. surrounded
additional, adjacent,
area
utilization.
utilization.
by street right -of- ways).
property.
TOC COMMENT: 0.2 miles from
TOC COMMENT: 0.6 miles
Community Schools for People
from Carrboro Elementary,
under Six, 1.2 miles from
TOC COMMENT: 1.0 miles from
0.7 miles from Frank Porter
TOC COMMENT: 0.5 miles
Proximity to schools
Northside Elementary
Northside Elementary
Graham Elementary
from Carrboro Elementary
Will be in the heart of a
Will be in the heart of a
Property is surrounded by
Proeprty is surrounded by
retail /residential mixed use
retail /residential mixed use
existing retail and residential
retail and professional (i.e.
Proximity to retail
development.
development.
land uses.
office) land uses
TOC COMMENT: Existing
TOC COMMENT: Existing branch
TOC COMMENT: Existing branch
TOC COMMENT: Existing
branch library at Carrboro
library at Carrboro Cybrary (0.6
library at Carrboro Cybrary (0.3
Branch Library at Carrboro
Cybrary (< 0.1 miles)
miles) County
miles) County Staff
Cybrary (< 0.1 miles)
County Staff Comment -
Staff Comment - Approximately
Comment - Approximately 3.2
County Staff Comment-
Approximately 3.6 miles
3.2 miles from Town of Chapel
miles from Town of Chapel Hill
Approximately 3.7 miles from
from Town of Chapel Hill
Proximity to other libraries
Hill library
library
Town of Chapel Hill library
library
Wee
SITE CONDITIONS, ALLOWANCES, AND CONSTRAINTS
120 Brewer Lane
300 East Main Street
203 S. Greensboro Street
201 N. Greensboro Street
As indicated herein this site offers
more opportunities than
constraints. (lease? Price ?) Lease
market for frontage along E. Main
probably cost prohibitive; highest
Development challenges
and best use from a Landlord
due to size of property
standpoint is probably not a non-
Development challenges due
outway development
retail use. The cost, however, will
to size of property and
potential of the site for a
The cost - benefit conclusions of
As indicated herein this site
be 2 to 3 times more than 120
frontage on 4 streets outway
library. Also purchase price
physical, legal, and land use
offers more opportunities than
Brewer Lane (part of same
development potential of the
of property is anticipated to
allowances /constraints
constraints.
development)
site for a library.
be significant.
Library would require a
Library would require a
heightened permit process
Library would require a
Library would require a
heightened permit process
(i.e. Conditional Use
heightened permit process (i.e.
heightened permit process (i.e.
(i.e. Conditional Use
Rezoning, text amendment,
Conditional Use Rezoning, text
Conditional Use Rezoning, text
Rezoning, text amendment,
etc.). Existing permit for
Technical and environmental
amendment, etc.). Existing
amendment, etc.). Existing
etc.). Existing permit for
project would have to be
assessments (Planning /Zoning,
permit for project would have to
permit for project would have to
project would have to be
amended to allow for
jurisdictional process, etc.)
be amended to allow for library
be amended to allow for library
amended to allow for library
library
Environmentally Sustainable (C and A,
stormwater management, buffers,
Probably not, given size of
Probably not, given size of
energy, 'net zero capacity')
Yes.
Yes.
property.
property.
Probably not, given size of
Probably not, given size of
Operationally Sustainable
Yes.
Yes.
property.
property.
Unsure at this time as the overall
Unsure at this time as the overall
size will depend on lease area.
size will depend on lease area.
There is a limited
There is a limited
Expansion will be limited to
Expansion will be limited to
development window for a
development window for a
available space to lease /purchase
available space to lease /purchase
library /parking on this
library /parking on this
to expand into. Potentially
to expand into. Potentially
property given its size and
property given its size.
assisting in building and space
assisting in building and space
frontage on 4 streets. There
There will also be limited
design is helpful in managing this
design is helpful in managing this
will also be limited
opportunities for
Defeats obsolescence
criteria.
criteria.
opportunities for expansion.
expansion.
K11
COST AND AVAILABILITY
PHASE 2 - PUBLIC INPUT AND ASSESSMENT
COMMUNITY PREFERENCE
120 Brewer Lane
300 East Main Street
203 S. Greensboro Street
201 N. Greensboro Street
Input from Elected officials
Pending
Developer has indicated a
Pending
Pending
Input from a broad cross - section of the
area to be served
Pending
preference for the County to use
Pending
Pending
Orange Couty and Carrboro Friends of
the Library
Developer has indicated a strong
120 Brewer Lane for a library
I Pending
I Pending
desire to discuss lease /purchase
project. Developer states that
Information available to
options for a space to house the
300 Main is not optimal for non-
staff at this time indicates
Cost for site acquisition
library.
retail uses.
Owned by Town of Carrboro
the property is not for sale.
Developer has indicated a
preference for the County to use
Developer has indicated a strong
120 Brewer Lane for a library
desire to discuss lease /purchase
project. Developer states that
options for a space to house the
300 Main is not optimal for non -
Availability of property for lease
library.
retail uses.
Yes
Unknown but assumed no.
Existing development
Existing size of parcel limits
surrounding property (i.e. 4
opportunities for expansion
Property offers potential for
Property offers potential for
streets) limits opportunities
or the development of
reasonable expansion , assuming
reasonable expansion , assuming
for expansion. Development
diverse partnerships to
willingness of developer and
willingness of developer and
of diverse partnerships to
promote use /development
vacancies, and partnership
vacancies, and partnership
promote use /development of
of the property to meet the
Analysis of long -term viability of the
opportunities to support long-
opportunities to support long-
the property may still be
needs of southern Orange
site
term provision of library services.
term provision of library services.
achieveable.
County.
Timeframe for development of site
Terms of site control necessary for the
development of the site
PHASE 2 - PUBLIC INPUT AND ASSESSMENT
COMMUNITY PREFERENCE
120 Brewer Lane
300 East Main Street
203 S. Greensboro Street
201 N. Greensboro Street
Input from Elected officials
Pending
Pending
Pending
Pending
Input from a broad cross - section of the
area to be served
Pending
Pending
Pending
Pending
Orange Couty and Carrboro Friends of
the Library
I Pending
I Pending
I Pending
I Pending
21
PARTNERSHIPS
120 Brewer Lane
300 East Main Street
203 S. Greensboro Street
201 N. Greensboro Street
Co- location with other private or public
entity
Mutual beneficial joint development
Enhances service possibilities
ATTACHMENT E
Sample Lease Cost Illustration, 10,000 Square Foot Library Facility, 5 year term
Assumptions:
Rentable Square Footage:
10,000
square feet
Base 5 Year Lease Cost:
$1,250,000
Base Annual Lease Rate:
$25
per square foot
Term:
5
years
Escalator:
none
Real Estate Taxes:
$2
per square foot
Real Estate Taxes Paid:
$100,000
Insurance:
$0.50
Insurance Paid:
$25,000
Common Area Maintenance ( "CAM ")
$6
CAM Paid:
$300,000
Utilities:
$1
Utility Costs:
$50,000
Solid Waste Removal:
$0.05
Solid Waste Removal:
$2,500
Lease Total:
$34.55
per square foot
$1,727,500
annualized cost: $345,500
One Time Costs:
Interior Upfit $45 per square foot $450,000
Furniture, Fixtures, and Equipment $45 " " " $450,000
One Time Cost Total: $90 $900,000
Notes:
1. Assumptions reflect reasonable market rates for cost categories.
2. Personnel costs and library book inventory not included in illustration.
3. Real estate taxes are paid to Orange County.
4. Potential purchase option structure for leased space not illustrated
22