Memo To:Budget Committee

City of Toronto

From:Josephine Bryant

City Librarian

Date:May 10, 1999

Subject:Transmittal of Evaluation of the Leaside Neighbourhood Branch Library - Capital Budget Project

Attached for consideration of the Budget Committee at its May 25, 1999 meeting is the Leaside Neighbourhood Branch Library report adopted by the Toronto Public Library Board at its May3, 1999 meeting. The Board approved the following recommendation:

That the Toronto Public Library Board:

1.Adopt Option 2* as outlined in the Parkin Group report as the preferred option and convey this to the Budget Committee in May 1999 as requested, and

2.Proceed to working drawings for the new building in 1999, funded by expending the balance of the 1999 capital allotment for the Leaside project estimated at $240,000.

The report is provided in response to the Budget Committee's request for an overall evaluation of the Leaside Public Library facility.

Attachment

cc:Shirley Hoy

Commissioner, Community and Neighbourhood Services

*Options 1 and 2 of the Leaside Branch Feasibility Study, April 26, 1999 attached

Project Cost Estimates (GST is excluded from all amounts)

Option 1 - Upgrade Existing Building

-Renovations to existing building including$1,362,409.00

construction of new elevator, barrier free

washroom and enlarged main entrance

-Professional fees and associated costs (10%)136,000.00

-Furniture, fixtures and equipment175,000.00

-Building permit fees @ $12.00/mē11,160.00

Total Project Cost Estimate (renovation)$1,684,570.00

Option 2 - New Building

-Construction of new 9000 sq ft library$1,477,211.00

including demolition of existing building

-Professional fees and associated costs (10%)147,720.00

-Furniture, fixtures and equipment175,000.00

-Building permit fees @ $12.00/mē10,800.00

Total Project Cost Estimate$1,810,731.00

(new construction)

The Parkin Group/Parkin Architects Limited

Toronto Public Library - Leaside Branch Feasibility Study - April 26, 1999

Adopted by the Toronto Public Library Board

at the May 3, 1999 Board Meeting

To:Toronto Public Library Board - May 3, 1999

From:City Librarian

Subject:Leaside Neighbourhood Branch Library

Purpose:

To present the results of the Feasibility Study to determine whether to retrofit or reconstruct Leaside Neighbourhood Library.

Funding Sources, Financial Implications and Impact Statement:

Funding for the project was provided in the 1998 Capital Budget and further funds were approved pending the City Librarian's report to the Budget Committee on an overall evaluation of the Leaside Public Library facility.

Recommendation:

It is recommended that the Toronto Public Library Board:

1.Adopt Option 2 as outlined in the Parkin Group report as the preferred option and convey this to the Budget Committee in May 1999 as requested, and

2.Proceed to working drawings for the new building in 1999, funded by expending the balance of the 1999 capital allotment for the Leaside project estimated at $240,000.

Comments and/or Discussion and/or Justification:

In 1998, a capital budget of $235,000 was approved for the Leaside Neighbourhood Library to provide barrier-free access to the building (elevators, washroom, automatic doors). Upon undertaking the work for this project, difficulties associated with high water table escalated the cost to $600,000.

As a result of the 1999 capital budget discussions, Council directed that:

CThe increase in expenditures of $65 thousand in 1999 and $300 thousand in 2000 required for the Leaside Accessibility project be approved pending the City Librarian's report to the Budget Committee on an overall evaluation of the Leaside Public Library facility.

Overall concern was expressed about the $600,000 cost of providing barrier-free access when the whole facility could be completely replaced at two-to-three times the cost. The expenditure was considered not good value for money, particularly in view of the fact that other building deficiencies would remain.

The Parkin Group was employed by Toronto Public Library to undertake an overall evaluation of the Leaside Public Library.

The results of the Parkin Group study are two options, with costing provided for each. Option 1 is for renovating the existing facility at just under $1.7 million. Option 2, the recommended option, is for demolition of the existing facility and construction of a new facility at $1.8 million.

In assessing both options it is important to note that the renovation program to upgrade the existing facility in Option 1 does not address a number of significant deficiencies, and there is no guarantee as to the longevity of the building or equipment:

CAn elevator is required in the retrofit option. In addition, the elevator doors will open directly into the auditorium; there is no space for a vestibule or lobby area on the lower level.

CWhile the circulation desk service area will be enhanced with a renovation, site lines into the adult and children's areas will remain problematic. It is anticipated that current staffing levels at Leaside will remain unchanged. For those times when it is not possible to staff the adult or children's desks, the circulation desk staff will continue to be responsible for service in those areas and will have difficulty monitoring these activities.

CThe stairway to the lower level is very steep. An investigation was undertaken to rebuild the existing stair that would see a decrease in the slope as well as eliminate the 90 degree turn at the landing. However, such a significant redesign of the existing facility would impact on space allocation (a minimum of 8 feet would be lost in the auditorium), and increase costs significantly. In the retrofit option, there is no change to the existing stair.

CThere will continue to be inefficient use of space. There is no opportunity to rationalize space allocation for collection and services; eg. the proportion of adult and children's areas and the opportunity to respond to local needs such as the addition of a local history collections area.

CEnergy efficiency of the building could be improved with the installation of insulation and a vapour barrier on perimeter walls, but this upgrade may cause deterioration of the exterior wall brickwork.

A significant investment of almost $1.7 million results in some important improvements to the Leaside Library. However, the Library Board is left with a facility built in 1950 where a number of deficiencies continue, and the life expectancy of the building and equipment remain uncertain.

Contact Names:

Ann Eddie, Director, Administration, 393-7091

Bruce Barnett, Senior Manager, Facilities, 395-5880

Josephine Bryant

City Librarian