Posts
Wednesday, November 11, 2009
Thursday, October 8, 2009
This IS The Right Time!
One of the common reactions to the proposed new Central Library for the Madison Public Library system is:
Why? ... Because we have a rare opportunity as a community to build a new library for a small fraction of its usual cost due to a unique confluence of factors:
1. Historically low interest rates. Just as if you were buying a new house, the City will borrow the capital to fund this construction and repay it over time. (Because Madison is so fiscally conservative, it plans to pay this "mortgage" back in only 10 years.) Interest rates on municipal debt are now lower than they've been since Lyndon Johnson was in the White House.
These rates are not expected to remain this low for long.
2. Federal subsidy is currently available under the New Markets Tax Credit program that is expected to range from $6 - 8 million. The City funding commitment is only $17 million - out of a total budget cost of $37 million.
The New Markets Tax Credit program is currently set to expire after 2010.
3. Construction prices are currently depressed. The estimated cost to build the library is $6 million lower today than it was one year ago. However, material costs are already beginning to move upward.
In short, there has never been - nor may ever be - a better opportunity in our lifetimes to make this much needed investment in the Madison Public Library system.
The Mayor's office has estimated that the cost on the average Madison home will average $17 per year starting in 2011. And when the debt is paid off after 10 years, the City will continue to enjoy new tax revenues from the redevelopment of Block 66 for decades to come thereafter.
This investment is worth it. And we owe it to future generations to act wisely now.
"I support this project, but think it should be delayed for a few years until the economy recovers."This would seem to be a reasonable, but to further delay action will be costly.
Why? ... Because we have a rare opportunity as a community to build a new library for a small fraction of its usual cost due to a unique confluence of factors:
1. Historically low interest rates. Just as if you were buying a new house, the City will borrow the capital to fund this construction and repay it over time. (Because Madison is so fiscally conservative, it plans to pay this "mortgage" back in only 10 years.) Interest rates on municipal debt are now lower than they've been since Lyndon Johnson was in the White House.
These rates are not expected to remain this low for long.2. Federal subsidy is currently available under the New Markets Tax Credit program that is expected to range from $6 - 8 million. The City funding commitment is only $17 million - out of a total budget cost of $37 million.
The New Markets Tax Credit program is currently set to expire after 2010.3. Construction prices are currently depressed. The estimated cost to build the library is $6 million lower today than it was one year ago. However, material costs are already beginning to move upward.
In short, there has never been - nor may ever be - a better opportunity in our lifetimes to make this much needed investment in the Madison Public Library system.
The Mayor's office has estimated that the cost on the average Madison home will average $17 per year starting in 2011. And when the debt is paid off after 10 years, the City will continue to enjoy new tax revenues from the redevelopment of Block 66 for decades to come thereafter.
This investment is worth it. And we owe it to future generations to act wisely now.
Monday, October 5, 2009
Strong Support from Three Former Mayors!
The Wisconsin State Journal ran a guest column today co-signed by three former Madison mayors expressing their support for a new Downtown library:
"As three former Madison mayors, we have followed with great interest the various proposals for a new Madison Central Library.
We were very gratified to see funding for the Fiore/Irgens proposal for a new Central Library in Mayor Dave Cieslewicz's proposed capital budget, which the City Council will consider this fall.
We couldn't be more supportive..." [read more here]
Friday, September 25, 2009
A Conservative Economic Analysis
One of the important factors that weighed in Mayor Cieslewicz's decision to support the new Central Library is the impact analysis performed by Andrew Statz, his Fiscal Efficiency Auditor. He described this analysis in a powerpoint presentation to the Common Council on August 27, 2009.
Everyone acknowledges that significant new tax revenues will flow to the City from redevelopment of the existing library site. Indeed, our team estimated that these new revenues could exceed $100 million over a 50-year horizon, including just the City portion of property taxes and room taxes. However, before putting this project in his 2010 capital budget request, Mayor Cieslewicz wanted to take a look at this from a very cautious and conservative perspective.
Statz did this in his comparison of the costs and benefits of the proposed project with those of the remodeling alternative. His conclusion was that in a worst case scenario the net cost to taxpayers over a 15-year horizon would be no greater for the new library than the remodel. Under expected conditions, the new library will actually be $8 millions less.
What makes his assumptions conservative?
1. A 15-year analysis period was used. This timeframe covers repayment of all City debt and results in four years where the tax revenues exceed the debt service costs. However, tax base created by the Phase II development will generate revenues to the City for decades thereafter.
2. Debt service costs were estimated assuming a 5% interest rate. Current ten year rates for municipal bonds are 3.3% - and federal "recovery zone" subsidies could reduce this rate even further.
3. Property tax rates and assessments are projected to decline every year during the analysis period. In contrast, Fiore-Irgens projections reflected a 2.5% average increase in property taxes.
4. The "status quo" value of Block 66 is escalated by 4% annually to determine the increased property taxes. On the other hand, the value of the fully-improved Block 66 is assumed to increase by only 2%.
We are cautious investors ourselves, and generally approve this approach. After all, if a project still makes sense when the assumptions are stacked against it, you know you have a good one!
Everyone acknowledges that significant new tax revenues will flow to the City from redevelopment of the existing library site. Indeed, our team estimated that these new revenues could exceed $100 million over a 50-year horizon, including just the City portion of property taxes and room taxes. However, before putting this project in his 2010 capital budget request, Mayor Cieslewicz wanted to take a look at this from a very cautious and conservative perspective.
Statz did this in his comparison of the costs and benefits of the proposed project with those of the remodeling alternative. His conclusion was that in a worst case scenario the net cost to taxpayers over a 15-year horizon would be no greater for the new library than the remodel. Under expected conditions, the new library will actually be $8 millions less.
What makes his assumptions conservative?
1. A 15-year analysis period was used. This timeframe covers repayment of all City debt and results in four years where the tax revenues exceed the debt service costs. However, tax base created by the Phase II development will generate revenues to the City for decades thereafter.
2. Debt service costs were estimated assuming a 5% interest rate. Current ten year rates for municipal bonds are 3.3% - and federal "recovery zone" subsidies could reduce this rate even further.
3. Property tax rates and assessments are projected to decline every year during the analysis period. In contrast, Fiore-Irgens projections reflected a 2.5% average increase in property taxes.
4. The "status quo" value of Block 66 is escalated by 4% annually to determine the increased property taxes. On the other hand, the value of the fully-improved Block 66 is assumed to increase by only 2%.
We are cautious investors ourselves, and generally approve this approach. After all, if a project still makes sense when the assumptions are stacked against it, you know you have a good one!
Tuesday, September 15, 2009
Access: City Hall
A New Central Library
Stu Levitan hosts an hour-long program that takes an in-depth look at issues facing Madisonians. The current episode looks at the New Central Library.
Click the image above to watch this episode.
Tuesday, September 1, 2009
Monday, August 31, 2009
News: Mayor Cieslewicz Proposes New Library in 2010 Capital Budget
Mayor Dave Cieslewicz has thrown his support behind construction of a new library. This was a very important move forward for this project. Next step: Common Council approval of the capital budget.
We are also pleased to have received strong backing for the new Madison Central Library from Capitol Neighborhoods, Inc., Downtown Madison, Inc. and the City of Madison "Downtown Coordinating Committee."
Wisconsin State Journal, Sunday August 30, 2009:
Madison Mayor Wants to Move Ahead with $37 Million Library
Monday, August 24, 2009
Briefing Memorandum
At the request of the Madison Common Council, we prepared a brief that addresses many "frequently asked questions." Topics covered include:
- Public Library Role
- Central Library Role / Issues
- New Library Development
- Design Questions
- Economic Benefits
- Timing / Funding Concerns
- Rehab of Existing Building Alternative
Friday, August 14, 2009
Should Madison simply remodel the existing library building?
At a minimum, the existing building requires mechanical and structural repairs in excess of $8 million. These expenditures would be funded exclusively by City of Madison taxpayers, and these maintenance expenditures will not make any improvement to the interior or exterior appearance, nor improve the functionality, of the library.
We’ve seen several proposals over the past decade that promised significant improvements to the existing building. Fiore-Irgens estimates that a comprehensive budget for renovation of the library would cost at least $30 million, and this estimate is consistent with the findings from two prior renovation studies by the Madison Public Library, which both estimated renovation costs at $28 - $30 million.
But when comparing options it is important to compare both costs and benefits. Even with $30 million of improvement, the renovated library would perpetuate the following deficiencies:
o Lack of natural day lighting. The entire rear elevation of the existing library is without windows and 40% of building area is below grade.
o Low ceiling heights. The two public floors of the existing library are 14 ft high from floor to floor, which yields a finished ceiling around 9’. This ceiling height is inadequate for effective utilization of natural daylight, will consume more energy for lighting and will still present a dark, institutional environment. It will also continue a displeasing sense of proportion in the space. Larger floor areas demand higher ceiling heights.
o Compromised Functionality and Less Public Space. The remodeled library would consist of two and a half floors (75,000 SF) above-grade including a new third floor addition. The remaining area (23,000 SF) is very low quality storage/mechanical space located in the basement level. A substantial portion of the collection will remain inaccessible to the public in this area.
o Limited Meeting Space. The remodeled library allows just 4,200 SF of meeting space, which is only a modest increase from the existing facility.
o Lack of Parking. The lack of connected parking at the existing Central Library diminishes its ability to serve as a community-wide destination.
o Limited Visibility and Exposure. The building itself is out of scale with surrounding uses, and the Mifflin Street location provides poor visibility within the community.
Most significantly, a remodel "compromise" would cement the existing under-utilized condition of this site for one or more generations and foreclose the opportunity for the City to realize the “highest and best use” of the entire block. This would be a tragic lost opportunity for Madison taxpayers. Based on the City Assessor’s estimates, building a new Central Library on West Washington Avenue will unlock future City of Madison tax revenues on Block 66 to the tune of $25 million over the twenty year period that follows construction.
We’ve seen several proposals over the past decade that promised significant improvements to the existing building. Fiore-Irgens estimates that a comprehensive budget for renovation of the library would cost at least $30 million, and this estimate is consistent with the findings from two prior renovation studies by the Madison Public Library, which both estimated renovation costs at $28 - $30 million.
But when comparing options it is important to compare both costs and benefits. Even with $30 million of improvement, the renovated library would perpetuate the following deficiencies:
o Lack of natural day lighting. The entire rear elevation of the existing library is without windows and 40% of building area is below grade.
o Low ceiling heights. The two public floors of the existing library are 14 ft high from floor to floor, which yields a finished ceiling around 9’. This ceiling height is inadequate for effective utilization of natural daylight, will consume more energy for lighting and will still present a dark, institutional environment. It will also continue a displeasing sense of proportion in the space. Larger floor areas demand higher ceiling heights.
o Compromised Functionality and Less Public Space. The remodeled library would consist of two and a half floors (75,000 SF) above-grade including a new third floor addition. The remaining area (23,000 SF) is very low quality storage/mechanical space located in the basement level. A substantial portion of the collection will remain inaccessible to the public in this area.
o Limited Meeting Space. The remodeled library allows just 4,200 SF of meeting space, which is only a modest increase from the existing facility.
o Lack of Parking. The lack of connected parking at the existing Central Library diminishes its ability to serve as a community-wide destination.
o Limited Visibility and Exposure. The building itself is out of scale with surrounding uses, and the Mifflin Street location provides poor visibility within the community.
Most significantly, a remodel "compromise" would cement the existing under-utilized condition of this site for one or more generations and foreclose the opportunity for the City to realize the “highest and best use” of the entire block. This would be a tragic lost opportunity for Madison taxpayers. Based on the City Assessor’s estimates, building a new Central Library on West Washington Avenue will unlock future City of Madison tax revenues on Block 66 to the tune of $25 million over the twenty year period that follows construction.
Tuesday, July 14, 2009
3D Model of the Proposed New Central Library
Our colleagues at Eppstein Uhen Architects have created a model for the new Madison Central Library. Here are some pictures . . .
You might also be interested in viewing the "fly around" computer model.
You might also be interested in viewing the "fly around" computer model.
Thursday, July 9, 2009
21st Century Central Libraries
Here are some links so you can see what other communities have recently built:
Minneapolis, with a cost of $139 million
Des Moines, $33 million
Austin, Texas, $90 million (under design development)
Seattle, $165 million
Minneapolis, with a cost of $139 million
Des Moines, $33 million
Austin, Texas, $90 million (under design development)
Seattle, $165 million
Wednesday, June 17, 2009
A Common Question
"From the comments on my Central Library story today, you might think so. In some ways, the idea makes sense on the surface -- if you can find information online, why go to a special building to do so? Looking at statistics from the Madison Public Library system, however, the short answer is 'no'...">>> Read more
Related links:
Have Libraries Been Made Obsolete by the Technology Revolution?
Thursday, June 11, 2009
Excited to Move Forward
The folks at InBusiness invited us to participate in a web video to tie-in with their feature story about the Central Library project in their June 2009 issue. Requisite Video did a really nice job on the production. I think you can sense how excited we are to undertake this project! ... To see it, just click this image link to the IBTV video page:
Friday, June 5, 2009
NEWS FLASH: June 5, 2009
Last night, the Madison Public Library Board unanimously approved the selection of the Fiore-Irgens proposal for a new free-standing library. This was an important hurdle!
Our next step will be to engage in discussion with the Common Council about the costs and benefits of this project. We know that this mixed-use development - new free-standing library, new hotel with lobby at Mifflin/Fairchild, new structured parking for 400+ vehicles, new retail - will provide very significant economic benefits to the greater Madison area. Now we must begin to share this understanding with the community at large!
We are quite grateful for the recommendation by the Central Library Disposal Surplus Property Criteria and Selection Committee. This group spent six months deeply considering the options before the community. It also made great efforts to include public input.
A public hearing was held, including full presentations by Terrance Wall and the Fiore team, which was taped by Madison City Channel and is available online. We also participated in a Public Forum sponsored by Capitol Neighborhoods Inc.
We greatly appreciate the public service provided by the committee members!
Links of interest
Madison Library Board Backs Plan With Total Support,
Proposal for New Facility, Location OK'd.
Our next step will be to engage in discussion with the Common Council about the costs and benefits of this project. We know that this mixed-use development - new free-standing library, new hotel with lobby at Mifflin/Fairchild, new structured parking for 400+ vehicles, new retail - will provide very significant economic benefits to the greater Madison area. Now we must begin to share this understanding with the community at large!
We are quite grateful for the recommendation by the Central Library Disposal Surplus Property Criteria and Selection Committee. This group spent six months deeply considering the options before the community. It also made great efforts to include public input.
A public hearing was held, including full presentations by Terrance Wall and the Fiore team, which was taped by Madison City Channel and is available online. We also participated in a Public Forum sponsored by Capitol Neighborhoods Inc.
We greatly appreciate the public service provided by the committee members!
Links of interest
Madison Library Board Backs Plan With Total Support,
Proposal for New Facility, Location OK'd.
Thursday, May 7, 2009
The Rest of the Picture
We have argued all along that one of the advantages of the Fiore-Irgens development proposal is that it will "look good from all four sides of the block." And we have provided views of our project from all angles to support that assertion.
At the last Central Library Disposal Committee, we were finally provided a copy of the "rear elevation" for the proposed library development by T.Wall. (This had not been included in the RFP response ... for reasons quite apparent.)
I gave this elevation to our architects and asked them to illustrate the view from West Washington if the T.Wall building is constructed. Here's how it will look from Capitol West:
The material for this rear wall was described by the T.Wall team as "cement block." (At least the windowless wall at the AT&T Building is constructed of quality building material!)
So, which developer's vision do you think will create more value downtown? The T.Wall plan above?
Or the Fiore-Irgens plan shown below?
Only one proposal provides a comprehensive and integrated plan for this block. The Fiore-Irgens development plan will create more economic value from day one - and substantially more value for the community over the long-term.
At the last Central Library Disposal Committee, we were finally provided a copy of the "rear elevation" for the proposed library development by T.Wall. (This had not been included in the RFP response ... for reasons quite apparent.)
I gave this elevation to our architects and asked them to illustrate the view from West Washington if the T.Wall building is constructed. Here's how it will look from Capitol West:
The material for this rear wall was described by the T.Wall team as "cement block." (At least the windowless wall at the AT&T Building is constructed of quality building material!)
So, which developer's vision do you think will create more value downtown? The T.Wall plan above?
Or the Fiore-Irgens plan shown below?
Only one proposal provides a comprehensive and integrated plan for this block. The Fiore-Irgens development plan will create more economic value from day one - and substantially more value for the community over the long-term.
Tuesday, May 5, 2009
Our Funding Plan
We understand that the City of Madison issued its RFP for a new library with a "budget in mind" of $30 million. This cost was to be funded with:
We have suggested a plan to the City of Madison that would bridge the funding gap by utilizing federal financing subsidies. Our alternate financing plan utilizes two different subsidies: 1) New Markets Tax Credits and 2) bond financing using Recovery Zone Economic Development Bonds or Build America Bonds.
In simple terms, this financing structure would allow the City to get $25.5 million of building for the same annual cost (or less) that would be incurred for $16 million without these federal programs. The New Markets Tax Credits would be structured to provide $8-10 million of "equity" to the Library - meaning that only $15.5 to $17.5 million would need to be repaid by the City.
Block 66 - the library block - is within a high-priority Qualifying Census Tract for New Markets Tax Credits. To learn more about New Markets Tax Credits, please visit www.cdfifund.gov/what_we_do/programs_id.asp?programID=5.
The Recovery Zone Economic Development Bonds are authorized under the American Reinvestment and Recovery Act of 2009. The Federal government will subsidize 45% of the interest on these bonds. Recovery Zone Bonds may only be issued until December 31, 2010.
- $16 million of City financing (tax-exempt municipal bonds)
$ 4 million proceeds from sale of existing library site
$10 million from private section donations
We have suggested a plan to the City of Madison that would bridge the funding gap by utilizing federal financing subsidies. Our alternate financing plan utilizes two different subsidies: 1) New Markets Tax Credits and 2) bond financing using Recovery Zone Economic Development Bonds or Build America Bonds.
In simple terms, this financing structure would allow the City to get $25.5 million of building for the same annual cost (or less) that would be incurred for $16 million without these federal programs. The New Markets Tax Credits would be structured to provide $8-10 million of "equity" to the Library - meaning that only $15.5 to $17.5 million would need to be repaid by the City.
Block 66 - the library block - is within a high-priority Qualifying Census Tract for New Markets Tax Credits. To learn more about New Markets Tax Credits, please visit www.cdfifund.gov/what_we_do/programs_id.asp?programID=5.
The Recovery Zone Economic Development Bonds are authorized under the American Reinvestment and Recovery Act of 2009. The Federal government will subsidize 45% of the interest on these bonds. Recovery Zone Bonds may only be issued until December 31, 2010.
What is a Library Worth?
At the last meeting of the Central Library Disposal Surplus Property Criteria Selection Committee, City Comptroller Dean Brasser mentioned that the City of Madison currently subsidizes the operating budget for the Madison Public Library System by $11 million annually. This translates into an annual cost to the city's taxpayers of $50 per capita.
If the City issues 20-year municipal bonds to finance $16 million of new library construction, this budget subsidy is estimated to increase by $1.2 million (or $5 per capita).
However, this modest increase in the library budget need not be borne by the taxpayer. If the investment creates new private development, the taxable property generates new tax revenues that will offset this cost.
Under our proposal, the new hotel, retail and parking facility is expected to generate an average of $2 million per year of property and room taxes (and more than $1.2 million in year one.) This represents a net benefit to the taxpayers.
In contrast, if the existing library is simply repaired for $16 million, no new tax base is created and the remodeled library will represent a new net cost to the taxpayers.
I've read a number of reports about the economic return from public libraries suggesting a return of $4 - $5 for every dollar spent... So libraries may well be one of the most productive investments that the public can make!
Curious for more? Here are some links you may appreciate:
Public Libraries - A Wise Investment - a return on investment study by the Colorado Public Library. I would guess that our community's relationship with the library may be consistent with these interesting survey results.
The Economic Contribution of Wisconsin Public Libraries to the Economy of Wisconsin by Northstar Economics. The title says it all.
If the City issues 20-year municipal bonds to finance $16 million of new library construction, this budget subsidy is estimated to increase by $1.2 million (or $5 per capita).
However, this modest increase in the library budget need not be borne by the taxpayer. If the investment creates new private development, the taxable property generates new tax revenues that will offset this cost.
Under our proposal, the new hotel, retail and parking facility is expected to generate an average of $2 million per year of property and room taxes (and more than $1.2 million in year one.) This represents a net benefit to the taxpayers.
In contrast, if the existing library is simply repaired for $16 million, no new tax base is created and the remodeled library will represent a new net cost to the taxpayers.
I've read a number of reports about the economic return from public libraries suggesting a return of $4 - $5 for every dollar spent... So libraries may well be one of the most productive investments that the public can make!
Curious for more? Here are some links you may appreciate:
Public Libraries - A Wise Investment - a return on investment study by the Colorado Public Library. I would guess that our community's relationship with the library may be consistent with these interesting survey results.
The Economic Contribution of Wisconsin Public Libraries to the Economy of Wisconsin by Northstar Economics. The title says it all.
Development Context
I walked around Block 66 with my camera to provide location context to our proposal for a new Central Public Library...
The corner of Fairchild and State Street. Overture Center for the Arts on the left.
View up Fairchild. We propose that the new library enjoy transparent window bays extending over the sidewalk similar to this element at Overture.
The existing Central Library is out-of-scale with surrounding uses and underutilizes its site.
View west down Mifflin Street. Overture Center on right. After the library moves into its new facility, Fiore-Irgens will purchase the old library site for slightly more than $4 million. We plan to build new hotel and retail facilities, with internal parking for up to 400 vehicles.
We expect new hotel and parking facilities on the existing library site to catalzye redevelopment on the 100 Block of West Mifflin. These storefronts have been vacant for almost 10 years.
The existing Central Library building presents an "unfriendly" pedestrian streetscape. View west from Fairchild Avenue to Mifflin Street
Network222 is a 190,000 sq ft Class-A office building owned and managed by The Fiore Companies. It is one of the most connected and fiber-rich buildings in the state and is served by fully underground dual-circuit power grid. These technology advantages will all be available to the new library.
Corner of Fairchild and West Washington. View northeast toward Capitol Building.
Corner of Fairchild and West Washington. View southwest toward Bassett Neighborhood.
View down West Washington Avenue from Capitol Square
Network222 in center. New library site to left (behind tree)
Site of proposed new library. The single story structure will be removed, but existing foundations and structure support will be re-used.
Property across Henry Street from new library. These historic structures create a welcome setback from the SBC Building.
View southeast toward Lake Monona from Henry Street. Capitol West condominiums and Capitol Lakes retirement community on right.
View west from Mifflin and Henry Street. Currently, another "pedestrian-hostile" streetscape. We envision sidewalk cafes...
Overture Lobby as viewed from the proposed new hotel lobby.
The corner of Fairchild and State Street. Overture Center for the Arts on the left.
View up Fairchild. We propose that the new library enjoy transparent window bays extending over the sidewalk similar to this element at Overture.
The existing Central Library is out-of-scale with surrounding uses and underutilizes its site.
View west down Mifflin Street. Overture Center on right. After the library moves into its new facility, Fiore-Irgens will purchase the old library site for slightly more than $4 million. We plan to build new hotel and retail facilities, with internal parking for up to 400 vehicles. 
We expect new hotel and parking facilities on the existing library site to catalzye redevelopment on the 100 Block of West Mifflin. These storefronts have been vacant for almost 10 years.
The existing Central Library building presents an "unfriendly" pedestrian streetscape. View west from Fairchild Avenue to Mifflin Street
Network222 is a 190,000 sq ft Class-A office building owned and managed by The Fiore Companies. It is one of the most connected and fiber-rich buildings in the state and is served by fully underground dual-circuit power grid. These technology advantages will all be available to the new library.
Corner of Fairchild and West Washington. View northeast toward Capitol Building. 
Corner of Fairchild and West Washington. View southwest toward Bassett Neighborhood. 
View down West Washington Avenue from Capitol Square
Network222 in center. New library site to left (behind tree)
Site of proposed new library. The single story structure will be removed, but existing foundations and structure support will be re-used.
Property across Henry Street from new library. These historic structures create a welcome setback from the SBC Building. 
View southeast toward Lake Monona from Henry Street. Capitol West condominiums and Capitol Lakes retirement community on right.
View west from Mifflin and Henry Street. Currently, another "pedestrian-hostile" streetscape. We envision sidewalk cafes...
Overture Lobby as viewed from the proposed new hotel lobby.Thursday, April 23, 2009
... and I Meant Every Word
Our team was asked to make a 15 minute presentation about our project at a public forum entitled What is the Future of Madison’s Central Library? Here’s what I what I used my time to say:
Our proposal for the Central Library is uniquely distinguished by several major features:
Our team well understands that more public discussion is needed about the value and role of libraries in our community and the central library in particular. But as a starting point, please allow me to share our beliefs with you:
This is a defining moment for us… future generations are going to live with this decision - and we need to do it right.
I hope that you agree with me that one of the clear lessons from our current economy is that we must all begin to shift our focus from short-term financial thinking to a longer-term view. We must distinguish meaningful investment from short-term costs. And we must act responsibly.
Madison has a unique opportunity right now to take advantage of several federal financing programs to aid in the creation of a new Central Library. Washington has recognized that our nation’s infrastructure is aging and is providing resources for projects just like this. For example, we have identified programs that could provide $9.5 million of federal subsidy to our project. It is both wise and patriotic to participate in these. But realize that these extraordinary stimulus programs are only available for a short period of time.
Our proposal for the library - at an expected total cost of $40 to 42 million - appears on the surface to be the most costly option. But I would argue strongly that it is the best value. First, it’s a better and more valuable site and building structure. But more importantly, if Madison analyzes these 3 alternatives from the perspective of an investor - it will consider both costs and benefits.
And when the City’s cost is offset by the new revenues generated by each proposal - our vision certainly comes at the lowest net present cost. Similarly, the most costly alternative to the taxpayer is the remodeling option because it offers no new tax base - and its entire cost must be borne by the taxpayers.
Our architect - Steve Holzhauer at EUA - likes to imagine this image as a postcard - showing the Library as one of the icons of our City. And I think it would be one - not because it presents a flamboyant and gold-plated building, but because our attractive and functional architecture exploits the natural physical advantages of this location … Because the views out will be as pleasing as the views in. … And because it will be a highly visible landmark. This will be a place that is authentically special because of it topography and the attractiveness of Madison’s urban environment!
Finally, I want to comment on our development team. I am very proud of the professional firms we have assembled. Fiore - Findorff - Eppstein… We are all headquartered in downtown Madison - we understand the central city - and we have a long history supporting it. And we’ve added Irgens Development Group and PSA/Dewberry to form a “super team.”
We are here to work with you! . . . This selection will not be the end, but the beginning of an important public dialogue. There remains a long road ahead - and lots of decisions to make. We want to be your partner in this, and we hope to be given the opportunity. Thank you.
Our proposal for the Central Library is uniquely distinguished by several major features:
- It creates a new free-standing library on West Washington Ave – locating it on a primary downtown arterial and the major axis through Capitol Square. The site at West Washington will provide more visibility and stature to the Library as a civic institution, and the self-contained building provides maximum security and control for library staff.
- This approach completely avoids costly interim relocation and operational disruption during the construction period - and those costs are simply wasted resources.
- After completing the new library, we plan $46 million of new construction on the existing library site, which will generate new property and room taxes expected to exceed the entire City cost for the new library.
- This plan creates 400 new parking stalls that help satisfy the need found by the City’s LRTPC in 2001 - at the #1 location recommended by the City’s Ad Hoc West Washington Parking Committee in 2003
- Finally, it provides a green-built building at a guaranteed cost - and LEED-Silver certification reflecting the value Madison places on sustainability
Our team well understands that more public discussion is needed about the value and role of libraries in our community and the central library in particular. But as a starting point, please allow me to share our beliefs with you:
- The role of the library is changing, but libraries are not becoming obsolete.
- Libraries are popular and well utilized by all segments of our community.
- The library is the only institution that offers free and equal access to all members of our society.
- Libraries are places of opportunity for education, self help and workforce development.
- Libraries are economic generators. Studies show that libraries provide $5 of economic benefit for every dollar invested.
- Great cities have great central libraries. And many have been re-investing in them to be properly positioned for the 21st Century.
- Great central libraries are popular destinations for the regional community as well as visitors to the central city.
- The central library performs substantial service for the branches in the system. The system is dependant on the central core.
- Libraries are icons to cultural intellect.
- Finally symbols are important within a community. . . and not just dollar signs
This is a defining moment for us… future generations are going to live with this decision - and we need to do it right.
I hope that you agree with me that one of the clear lessons from our current economy is that we must all begin to shift our focus from short-term financial thinking to a longer-term view. We must distinguish meaningful investment from short-term costs. And we must act responsibly.
Madison has a unique opportunity right now to take advantage of several federal financing programs to aid in the creation of a new Central Library. Washington has recognized that our nation’s infrastructure is aging and is providing resources for projects just like this. For example, we have identified programs that could provide $9.5 million of federal subsidy to our project. It is both wise and patriotic to participate in these. But realize that these extraordinary stimulus programs are only available for a short period of time.
Our proposal for the library - at an expected total cost of $40 to 42 million - appears on the surface to be the most costly option. But I would argue strongly that it is the best value. First, it’s a better and more valuable site and building structure. But more importantly, if Madison analyzes these 3 alternatives from the perspective of an investor - it will consider both costs and benefits.
And when the City’s cost is offset by the new revenues generated by each proposal - our vision certainly comes at the lowest net present cost. Similarly, the most costly alternative to the taxpayer is the remodeling option because it offers no new tax base - and its entire cost must be borne by the taxpayers.
Our architect - Steve Holzhauer at EUA - likes to imagine this image as a postcard - showing the Library as one of the icons of our City. And I think it would be one - not because it presents a flamboyant and gold-plated building, but because our attractive and functional architecture exploits the natural physical advantages of this location … Because the views out will be as pleasing as the views in. … And because it will be a highly visible landmark. This will be a place that is authentically special because of it topography and the attractiveness of Madison’s urban environment!Finally, I want to comment on our development team. I am very proud of the professional firms we have assembled. Fiore - Findorff - Eppstein… We are all headquartered in downtown Madison - we understand the central city - and we have a long history supporting it. And we’ve added Irgens Development Group and PSA/Dewberry to form a “super team.”
We are here to work with you! . . . This selection will not be the end, but the beginning of an important public dialogue. There remains a long road ahead - and lots of decisions to make. We want to be your partner in this, and we hope to be given the opportunity. Thank you.
Wednesday, April 22, 2009
Pictures from Network222
These pictures were taken last week from the roof at Network222. They are comparable to the views that will be available to the public from the proposed library on West Washington Avenue.
View east to State Capitol Building
View south to Monona Bay
View down West Washington Avenue
The proposed outdoor patio on the top floor would begin 40 feet further east, and be about 30 foot lower.
View east to State Capitol Building
View south to Monona Bay
View down West Washington AvenueThe proposed outdoor patio on the top floor would begin 40 feet further east, and be about 30 foot lower.
Monday, April 20, 2009
What is the Future of Madison’s Central Library ?
All Madison residents are invited to an important and open forum to discuss the future of Madison’s central library.
Wednesday April 22
6:30 PM Open House to view Proposals
7 – 9:00 PM Presentations and Discussion
Capitol Lakes Retirement – Grand Hall 333 W. Main St.
Sponsored by Capitol Neighborhoods, Inc.
The City has received two proposals for construction of a new central library and has contracted for a study of the options for renovating the current facility. A city Committee is currently reviewing these proposals and is expected to make a recommendation soon.
This will be a chance to hear presentations about each of the options and to engage is a discussion on the merits of each. Community input is vital to the assessing the future of the central library. This is your chance to become informed and to inform the decision makers.
A significant portion of the forum will be devoted to a community discussion of the future of the central library as portrayed by these three options.
Further information on the two developer proposals is available on the Madison Library website.
The October 29, 2008 Capitol Neighborhoods forum - "The Role of Madison’s Central Library" - can be viewed on the Madison City Channel 12 website.
Wednesday April 22
6:30 PM Open House to view Proposals
7 – 9:00 PM Presentations and Discussion
Capitol Lakes Retirement – Grand Hall 333 W. Main St.
Sponsored by Capitol Neighborhoods, Inc.
The City has received two proposals for construction of a new central library and has contracted for a study of the options for renovating the current facility. A city Committee is currently reviewing these proposals and is expected to make a recommendation soon.
This will be a chance to hear presentations about each of the options and to engage is a discussion on the merits of each. Community input is vital to the assessing the future of the central library. This is your chance to become informed and to inform the decision makers.
A significant portion of the forum will be devoted to a community discussion of the future of the central library as portrayed by these three options.
Further information on the two developer proposals is available on the Madison Library website.
The October 29, 2008 Capitol Neighborhoods forum - "The Role of Madison’s Central Library" - can be viewed on the Madison City Channel 12 website.
Tuesday, April 14, 2009
Have Libraries Been Made Obsolete by the Technology Revolution?
This is a question that comes up from time to time, usually from people who assume that libraries are merely depositories for books. So I asked our library consultant - Randy Gibson at PSA/Dewberry - how he responds to this. Here's what he had to say:
"Today’s libraries are more relevant today than perhaps at anytime in their existence. It is true that libraries still maintain their historic role as a depository of books, vital research records, media materials, and historical documents. In fact, some of these materials are evolving into digital formats making them nearly infinitely more accessible to people beyond the physical boundaries of the Library. In this regard, libraries play an even larger role as the keeper and cataloger of materials for the general public’s use. This is a powerful service that provides opportunities to people of every socio-economic group.In addition, here's a brief article that really resonated for me. Written by Greta Thompson from the Outagamie Waupaca Library System, it describes how:
Besides the broadening of the Library’s traditional role, the other major change in its service (and relevancy) to the public is in its role as cultural center destination. Today’s library, more than ever before, is an active community space where meetings take place, ideas are exchanged and debated, and where events and programs occur. In addition, they serve as an institution that provides free access to the Internet, to DVDs, CDs, and other highly desired materials. In short, libraries have evolved into the community’s intellectual, cultural, and to a certain degree, its recreational center. No other civic body is remotely able to fulfill this vital role.
Technology has transformed the Library in both obvious and subtle ways. No doubt most are aware of the increasing popularity and need for free public Internet access. Look at a modern library and you will see row after row of computers with many if not all being used (irrespective of economic conditions). Perhaps more profound, if not significantly more subtle, is the effect that technology has had on library use. Technology and our subsequent ability to communicate without actually interacting with others has had a certain dehumanizing effect on society. Because of this, the Library has become a popular place to “see and be seen.” In fact, it has become, really, the town square or village green of earlier times. This transformation is still in progress.
At the onset of the technology revolution, many, including librarians, worried about the relevancy of the Library and whether it would have a meaningful purpose in the future. During the 15 years or so after these concerned were uttered, the Library has become an even more vital public institution with a greater and more far-reaching role to play."
- The library supports democracy
- The library helps businesses
- The library fosters community
- The library levels the playing field
- The library nourishes learning and creativity
- Librarians help transform data into knowledge
“The public library is the only institution in American society whose purpose is to guard against the tyrannies of ignorance and conformity, and its existence indicates the extent to which a democratic society values knowledge, truth, justice, books, and culture.”
Wednesday, February 18, 2009
Economic Benefits - Block 66 Plan
We've been promoting our response to the Library's RFP as not only a better library facility but a superior land use plan because it takes an integrated approach to the development of Block 66 (bounded by West Washington Avenue, Henry Street, Mifflin Street and Fairchild Street). See Top Five Design Advantages
After construction of a new Central Library at the corner of West Washington and Henry Street, we propose to redevelop the "old" library site along Mifflin Street into a mixed use structure comprised of 250-270 hotel rooms, 400 structured parking stalls, and new sidewalk retail.
This land use puts additional parking where it is needed in the Central Business District, fulfills unmet demand for higher-quality hotel guest rooms in the Downtown, and will help catalyze additional activity at Overture Center, the 100 block of West Mifflin, upper State Street and the Capitol Square.
This new project will also generate economic benefits in the form direct and indirect employment, and significant direct property taxes, sales taxes, and room taxes for the City of Madison. Here are our best estimates:
Tax Revenues
We expect to invest $46 million in the Phase II development and forecast that property taxes will average $1 million annually through 2011.
Sales taxes directly generated by the hotel are estimated to total approximately $650,000 annually by the third, stabilized year of operation.
Room taxes are expected to reach $1,100,000 annually by the third year of operation.
Job Creation
The proposed hotel is projected to generate direct employment for 82 full-time equivalent employees. In addition to the direct employment created by the hotel, we would estimate that an employment multiplier of 2 would be applied to the direct employment to indicate the number of additional “indirect employment” jobs that are created in the economy. That is to say that for the 82 direct jobs, we would estimate that an additional 164 jobs will be created in the community through the activities of vendors and the purchases of goods and services by the permanent employees.
In addition, the construction of the hotel will produce approximately 266 construction jobs, which are considered basic employment. Applying an employment multiplier of 2.4 for construction jobs, approximately 640 additional indirect jobs will be created in the community.
After construction of a new Central Library at the corner of West Washington and Henry Street, we propose to redevelop the "old" library site along Mifflin Street into a mixed use structure comprised of 250-270 hotel rooms, 400 structured parking stalls, and new sidewalk retail.
This land use puts additional parking where it is needed in the Central Business District, fulfills unmet demand for higher-quality hotel guest rooms in the Downtown, and will help catalyze additional activity at Overture Center, the 100 block of West Mifflin, upper State Street and the Capitol Square.
This new project will also generate economic benefits in the form direct and indirect employment, and significant direct property taxes, sales taxes, and room taxes for the City of Madison. Here are our best estimates:
Tax Revenues
We expect to invest $46 million in the Phase II development and forecast that property taxes will average $1 million annually through 2011.
Sales taxes directly generated by the hotel are estimated to total approximately $650,000 annually by the third, stabilized year of operation.
Room taxes are expected to reach $1,100,000 annually by the third year of operation.
Job Creation
The proposed hotel is projected to generate direct employment for 82 full-time equivalent employees. In addition to the direct employment created by the hotel, we would estimate that an employment multiplier of 2 would be applied to the direct employment to indicate the number of additional “indirect employment” jobs that are created in the economy. That is to say that for the 82 direct jobs, we would estimate that an additional 164 jobs will be created in the community through the activities of vendors and the purchases of goods and services by the permanent employees.
In addition, the construction of the hotel will produce approximately 266 construction jobs, which are considered basic employment. Applying an employment multiplier of 2.4 for construction jobs, approximately 640 additional indirect jobs will be created in the community.
Thursday, February 12, 2009
HVAC Systems - What's the Difference?
This is a technical subject, but an important one...
The "Base Building Specification" within the Request For Proposals required a dedicated library-appropriate Heating, Ventilation and Air Conditioning (HVAC) system. We believe that this specification was properly made because indoor environmental comfort and air quality should be critical considerations for a significant civic building such as this.
Some have suggested that if the Central Library was embedded within a larger office building, it could save significant cost by sharing a central system with the office tenants... However, we believe that a shared heat pump system would be a "penny-wise, but pound-foolish choice" at best - and potentially a nightmare.
Here's some of the important differences between the dedicated Variable Air Volume (VAV) system proposed by Fiore-Irgens, and the shared heat pump system proposed by T.Wall.
COST TO DEVELOPER: The heat pump system will typically be less expensive as a base system for the developer because the boilers and make up air handling unit are both smaller. Additionally, a cooling tower is less costly than a chiller.
COST TO LIBRARY INTERIOR BUILD-OUT: The Library interior build-out will likely experience a higher cost to install the heat pump system as heat pumps are more expensive than VAV boxes and require more power wiring.
OVERALL COST: The overall cost of the VAV and heat pump systems are typically found to be comparable. However, the heat pump system shifts more of the cost burden to the interior buildout portion of the project as described above.
NOISE & COMFORT: Each heat pump has a compressor and fan. Heat pumps will be located above the ceiling throughout the new library. Both the compressor and fan create noise which is sometimes found to be objectionable. Also, heat pumps heat via overhead with luke warm air. This can sometimes result in drafts which people find uncomfortable. Finally, because an individual heat pump is larger and more expensive than a typical VAV box they are less likely to be used to provide zoning for small individual rooms. The sharing of thermostats can sometimes lead to comfort and temperature control problems.
INDOOR AIR QUALITY: Heat pumps only have simple filters (30% efficient). Generally, the make up air units only has 30% efficient filters as well, although higher efficiency filters can be installed. A heat pump system typically only brings in minimal outdoor air. The VAV system by comparison can bring in up to 100% outdoor air when operating in economizer mode. The VAV systems’ air handling units will have high efficiency filters installed as standard. Finally, the VAV system easily allows for a very efficient humidification system to be added.
MAINTENANCE: Each heat pump has a compressor, a fan, a filter, a reversing valve, a condensate pan, and controls. All of these items require more maintenance than a VAV box. The maintenance of these heat pump components must be done in the ceiling at the location of each heat pump through the new library. By contrast, the VAV system will have a large chiller. The VAV system’s chiller will be located on the roof making it easier and less intrusive to maintain. Another item to consider is that each heat pump will have a condensate drain and drain line. If the drain becomes plugged, water can overflow potentially causing damage to books, other media, equipment, and the library interiors below.
OWNERSHIP: A shared central heat pump system will have boilers, pumps, water treatment and a cooling tower or fluid cooler. Allocation of operating costs in a shared heat pump system will be quite difficult with different types of users and different operating hours throughout a mixed-use building. As ownership of the other components of the mixed-use facility change throughout the life of the building, each new owner brings a different philosophy of maintenance, cost sharing, etc. This can lead to a lifetime of disputes related to operating cost allocation. A stand-alone HVAC system (such as the VAV system proposed by Fiore-Irgens) eliminates these issues in their entirety.
ENERGY: Both a heat pump system and a VAV system are very efficient heating and cooling systems. Efficiency will largely depend on building dynamics and the design of the specific HVAC system. A stand alone VAV system can more easily be designed with the City’s efficiency expectations in mind. This is due to the fact that it is stand alone and decisions will not affect the costs attributable to other users in a mixed-use facility. Additionally, the Fiore-Irgens proposal includes LEED Silver certification causing the stand alone HVAC system to be designed to a high standard in order to achieve such certification.
The "Base Building Specification" within the Request For Proposals required a dedicated library-appropriate Heating, Ventilation and Air Conditioning (HVAC) system. We believe that this specification was properly made because indoor environmental comfort and air quality should be critical considerations for a significant civic building such as this.
Some have suggested that if the Central Library was embedded within a larger office building, it could save significant cost by sharing a central system with the office tenants... However, we believe that a shared heat pump system would be a "penny-wise, but pound-foolish choice" at best - and potentially a nightmare.
Here's some of the important differences between the dedicated Variable Air Volume (VAV) system proposed by Fiore-Irgens, and the shared heat pump system proposed by T.Wall.
COST TO DEVELOPER: The heat pump system will typically be less expensive as a base system for the developer because the boilers and make up air handling unit are both smaller. Additionally, a cooling tower is less costly than a chiller.
COST TO LIBRARY INTERIOR BUILD-OUT: The Library interior build-out will likely experience a higher cost to install the heat pump system as heat pumps are more expensive than VAV boxes and require more power wiring.
OVERALL COST: The overall cost of the VAV and heat pump systems are typically found to be comparable. However, the heat pump system shifts more of the cost burden to the interior buildout portion of the project as described above.
NOISE & COMFORT: Each heat pump has a compressor and fan. Heat pumps will be located above the ceiling throughout the new library. Both the compressor and fan create noise which is sometimes found to be objectionable. Also, heat pumps heat via overhead with luke warm air. This can sometimes result in drafts which people find uncomfortable. Finally, because an individual heat pump is larger and more expensive than a typical VAV box they are less likely to be used to provide zoning for small individual rooms. The sharing of thermostats can sometimes lead to comfort and temperature control problems.
INDOOR AIR QUALITY: Heat pumps only have simple filters (30% efficient). Generally, the make up air units only has 30% efficient filters as well, although higher efficiency filters can be installed. A heat pump system typically only brings in minimal outdoor air. The VAV system by comparison can bring in up to 100% outdoor air when operating in economizer mode. The VAV systems’ air handling units will have high efficiency filters installed as standard. Finally, the VAV system easily allows for a very efficient humidification system to be added.
MAINTENANCE: Each heat pump has a compressor, a fan, a filter, a reversing valve, a condensate pan, and controls. All of these items require more maintenance than a VAV box. The maintenance of these heat pump components must be done in the ceiling at the location of each heat pump through the new library. By contrast, the VAV system will have a large chiller. The VAV system’s chiller will be located on the roof making it easier and less intrusive to maintain. Another item to consider is that each heat pump will have a condensate drain and drain line. If the drain becomes plugged, water can overflow potentially causing damage to books, other media, equipment, and the library interiors below.
OWNERSHIP: A shared central heat pump system will have boilers, pumps, water treatment and a cooling tower or fluid cooler. Allocation of operating costs in a shared heat pump system will be quite difficult with different types of users and different operating hours throughout a mixed-use building. As ownership of the other components of the mixed-use facility change throughout the life of the building, each new owner brings a different philosophy of maintenance, cost sharing, etc. This can lead to a lifetime of disputes related to operating cost allocation. A stand-alone HVAC system (such as the VAV system proposed by Fiore-Irgens) eliminates these issues in their entirety.
ENERGY: Both a heat pump system and a VAV system are very efficient heating and cooling systems. Efficiency will largely depend on building dynamics and the design of the specific HVAC system. A stand alone VAV system can more easily be designed with the City’s efficiency expectations in mind. This is due to the fact that it is stand alone and decisions will not affect the costs attributable to other users in a mixed-use facility. Additionally, the Fiore-Irgens proposal includes LEED Silver certification causing the stand alone HVAC system to be designed to a high standard in order to achieve such certification.
Wednesday, February 4, 2009
Disposal Committee Meeting - Feb 02 2009
The Central Library Disposal Committee met on February 2, 2009. Here is the statement we made during public comment:
[Click above image]
At this meeting, the Committee began listing the relative merits of each proposal and raised several issues for further reasearch by City / Library staff.
The Committee will meet again on March 2, 2009 at 5:30pm at Madison Central Library.
Media coverage:
Alders go over library designs
Laptop City Hall: The Neverending Story, Central Library edition
[Click above image]At this meeting, the Committee began listing the relative merits of each proposal and raised several issues for further reasearch by City / Library staff.
The Committee will meet again on March 2, 2009 at 5:30pm at Madison Central Library.
Media coverage:
Alders go over library designs
Laptop City Hall: The Neverending Story, Central Library edition
Friday, January 30, 2009
The Central Library
We brought onto our team one of the region's best library consultants - Randy Gibson from PSA/Dewberry - to ensure that the free-standing building we wanted to propose would i) reflect state-of-the-art design for a 21st Century library, ii) be efficient to operate and iii) be open and inviting to the community.
I recently asked Randy to describe the functional and philosophical differences between a central library and a branch facility. Here's what he had to say:
I recently asked Randy to describe the functional and philosophical differences between a central library and a branch facility. Here's what he had to say:
"Historically, central libraries have usually been the first library in the community. They are most often the largest facility within a multiple facility library system, both in terms of physical structure and collection sizes.
Central libraries tend to be located in the historic center of a community, whereas branch libraries tend to be established as service points to areas that are growing and/ or to provide convenience to geographic expansion.
Perhaps the major difference between a central library and branch library, however, is the fact that the central library typically enjoys historical, cultural and architectural significance, whereas branch libraries enjoy no such iconic importance. Because of this, it is of critical importance that the central library be viewed as an independent entity – both physically and organizationally.
The character of the central library communicates a great deal about the values of the community, not only to its citizens, but to outsiders as well. Is it symbolic of grandeur? Is it welcoming yet formidable? Does it communicate a sense of importance? Or is it in the background or hidden? The significance of this difference is profound.
There are typically some fundamental differences in functionality between central and branch library facilities. The central library, as is implied in its name, typically houses centralized services – administration, technical services (processing), interlibrary loaning, and technology support services. Outreach services are often contained within the central library.
Besides staff functions, the central library is often distinct from branch facilities in terms of public services. Notably, central libraries will frequently house the highly specialized collections (local history, genealogy, rare books, etc). It is these collections that draw people from often far away places.
Because of the typical demographics surrounding the central city, central libraries have smaller children’s libraries, smaller young adult (or teen) spaces, but larger reference collections, career development materials, and greater numbers of digital resources. Branch libraries cater to a more targeted audience. Often, the branch is highly geared to popular materials, and can be seen as having more space dedicated to children, to casual reading, library programming, and to technology. "
Block 66 Animation
Here is a short animated model that flies around Block 66 as we envision it.
This plan contemplates a new free-standing Central Library on West Washington Avenue, followed by redevelopment of 200 Mifflin Street to include i) a new Hotel with lobby across from Overture Center for the Arts, ii) related retail uses on Mifflin Street, iii) 400 parking stalls above ground, with hotel above. This model illustrates potential office use on corner of Henry Street and Mifflin (which we offer as a possible relief for the Municipal Building, if a new convention hotel is built on that site).
This plan contemplates a new free-standing Central Library on West Washington Avenue, followed by redevelopment of 200 Mifflin Street to include i) a new Hotel with lobby across from Overture Center for the Arts, ii) related retail uses on Mifflin Street, iii) 400 parking stalls above ground, with hotel above. This model illustrates potential office use on corner of Henry Street and Mifflin (which we offer as a possible relief for the Municipal Building, if a new convention hotel is built on that site).
Monday, January 26, 2009
What’s next on the Schedule?
Our team acknowledges that this is an important decision for Madison, and we support the community dialogue that is required to build a shared vision around what the new Central Library could mean for our city... Here is the next meeting on the schedule:
Central Library Surplus Property Criteria and Selection Committee
When: February 2, 2009
Why: The Disposal Committee will meet to discuss pros/cons of the alternative proposals submitted in response to the RFP.
FYI - Here’s the schedule from the Request for Proposal issued by the City of Madison on Sept 20, 2008: MadisonPublicLibraryRFP.pdf
And here’s the resulting development schedule that we anticipated in our proposal: Development_Schedule.pdf
After a development team is selected there is significant time required for selection of interior architect by the City, legal documentation and public approvals before a shovel can be put into the ground.
We are quite anxious to begin work on this project. We believe that the Central Library is a civic institution that plays an important role in our local economy, and a new 21st Century library is an investment that could do great good!
Central Library Surplus Property Criteria and Selection Committee
When: February 2, 2009
Why: The Disposal Committee will meet to discuss pros/cons of the alternative proposals submitted in response to the RFP.
FYI - Here’s the schedule from the Request for Proposal issued by the City of Madison on Sept 20, 2008: MadisonPublicLibraryRFP.pdf
And here’s the resulting development schedule that we anticipated in our proposal: Development_Schedule.pdf
After a development team is selected there is significant time required for selection of interior architect by the City, legal documentation and public approvals before a shovel can be put into the ground.
We are quite anxious to begin work on this project. We believe that the Central Library is a civic institution that plays an important role in our local economy, and a new 21st Century library is an investment that could do great good!
Monday, January 19, 2009
Potential Federal Funding?
On January 15th, we heard from Governor Doyle that he expects Wisconsin will be granted some federal money in the form of a Stimulus Package. We also understand that Mayor Dave Cieslewicz has included the Downtown Public Library on the list of stimulus projects to be considered for the City of Madison.
The Downtown Public Library may well be positioned perfectly for President Obama's Stimulus Package. Here is why, based on four key measurements for Stimulus funding as described by the Governor:
1. Get people back to work quickly. Our proposal for the Library is "shovel ready" and more. The foundations are already in place. We can start work on the new Library within 60 days. Selective demolition could occur as we initiate steel detailing and fabrication. A local workforce of architects, engineers, sub-contractors, fabricators and trades workers could be working promptly, and steel could begin placement within just a few months.
2. Affect many areas of the State. The public library system has a significant and broad economic impact in our region. A new central library not only will strengthen this system, but increased visitor activity at the new facility will stimulate economic activity at surrounding businesses. The second phase also adds value and uses that will compliment existing businesses around the Capitol, on State Street and Mifflin Street, providing better adjacent uses to Overture Center with a hotel complex, and sidewalk shops and restaurants for the Bassett neighborhood.
3. Include small businesses and contractors. This project will be designed and built locally with small to medium sized businesses. The economic impact will hit the street immediately.
4. Long-term value. The value of a new downtown library, relocated to a major Capitol axis street and vacating a site that allows even more private investment in a key downtown location will bring phenomenal long-term value to current and future generations. By any measure, the Fiore-Irgens proposal, designed by Eppstein Uhen Architects and built by J.H. Findorff & Son, will exceed any other alternative that leaves the Library on its present site.
This project should be placed very high on any list prioritizing where best to invest federal, state or local dollars with the purpose of achieving prompt, measureable and long-term value to a community.
Steve Holzhauer
The Downtown Public Library may well be positioned perfectly for President Obama's Stimulus Package. Here is why, based on four key measurements for Stimulus funding as described by the Governor:
1. Get people back to work quickly. Our proposal for the Library is "shovel ready" and more. The foundations are already in place. We can start work on the new Library within 60 days. Selective demolition could occur as we initiate steel detailing and fabrication. A local workforce of architects, engineers, sub-contractors, fabricators and trades workers could be working promptly, and steel could begin placement within just a few months.
2. Affect many areas of the State. The public library system has a significant and broad economic impact in our region. A new central library not only will strengthen this system, but increased visitor activity at the new facility will stimulate economic activity at surrounding businesses. The second phase also adds value and uses that will compliment existing businesses around the Capitol, on State Street and Mifflin Street, providing better adjacent uses to Overture Center with a hotel complex, and sidewalk shops and restaurants for the Bassett neighborhood.
3. Include small businesses and contractors. This project will be designed and built locally with small to medium sized businesses. The economic impact will hit the street immediately.
4. Long-term value. The value of a new downtown library, relocated to a major Capitol axis street and vacating a site that allows even more private investment in a key downtown location will bring phenomenal long-term value to current and future generations. By any measure, the Fiore-Irgens proposal, designed by Eppstein Uhen Architects and built by J.H. Findorff & Son, will exceed any other alternative that leaves the Library on its present site.
This project should be placed very high on any list prioritizing where best to invest federal, state or local dollars with the purpose of achieving prompt, measureable and long-term value to a community.
Steve Holzhauer
Thursday, January 15, 2009
Top Five Design Advantages
The Wisconsin State Journal recently asked us to describe the "top five areas that your project offers an advantage over your competitor in terms of site plan, design, use of space, etc." Here's what we gave them:
The Library will be an iconic building at a prominent location.
The Library will be part of a true mixed-use plan - a rare urban plan for the whole city block.
The Library will be an iconic building at a prominent location.
- The free-standing Library will enjoy a high-profile visibility along West Washington Avenue - a major gateway into Downtown Madison.
- The Library’s exclusive main entry is prominently located along a major bus and pedestrian axis to the Capitol Square and enjoys an average daily traffic count of 20,000 vehicles (compared to 9,000 cars at the existing location)
- The Library will properly represent the value our community places on this important civic institution.
- The free-standing Library will generate greater support from private donors and may enable other federal funding sources.
- The building is south facing, affording warmth and comfort to reading areas, the 6th floor outdoor patio, and better winter ice control on sidewalks at the entry of the building.
- The building provides 18’ between floors to allow better daylight penetration.
- The exterior is real stone and glass, not “stone-like” cladding.
- The mechanical system is higher quality, and allows more outdoor air, better filtration, and higher indoor air quality with less maintenance than the heat pump system proposed by others.
- The main entry level is inviting and graciously proportioned; providing 29,000 sq ft of area including the mezzanine. The circulation desk is prominent at the entry; the two-story portion along Henry Street is pleasant and functional and will be used for reading tables, comfortable chairs, new releases, and popular collections.
- Southern exposures, tall ceiling heights and high glass-to-floor-area ratio provide superior natural day-lighting to every square foot of public area.
- West Washington window bays will provide library patrons fantastic views from all floors, and the top floor patio is accessible to library patrons.
- The library will not be required to move during construction of the new building. It will be able to operate and function in its present location right up to moving day.
- The free-standing library will enjoy complete operational control of its space. There will be no shared vertical circulation with other building occupants. The Library will not be exposed to water and sanitary sewer leaks or other potential damage originating from other building occupants.
- True freight and loading facilities are provided at a location convenient to library back-of-house areas.
- The dedicated and library-appropriate HVAC system will offer greatest comfort, control and air quality.
- LEED Silver building will provide lowest lifecycle operating cost
The Library will be part of a true mixed-use plan - a rare urban plan for the whole city block.
- Existing fully occupied tech office (185,900 sf);
- Phase II public parking, hotel/office and true street-level retail provide real synergies for the Library, Overture Center and other downtown businesses
- Up to 400 new stalls in Phase II provides public parking opportunity.
- With completion of Phase II, Block 66 will be fully-integrated, well-proportioned and presenting attractive architecture on all four street elevations.
Wednesday, January 14, 2009
Inside the New Library: Daylight!
When skillfully introduced, daylight creates an ambience of quiet contemplation and visual comfort. The effective use of daylight in library design is both an art and a science. (1)
In all areas of the Fiore-Irgens proposed building, high efficiency, clear glass will maximize light penetration and minimize the exterior mirror effect seen in many corporate office buildings.
South facing windows are the easiest to protect against direct solar radiation since the sun is at relatively high angles for most of the day. The library's south facade (Washington Ave.) will be carefully designed to control and diffuse direct sunlight. The horizontal sun shades pictured in the renderings are intentionally located high above the eye level to shade the glass while providing the least visual obstruction. The design of the exterior sunshades make them permeable to daylight while maintaining full shading characteristics.
The library's design consciously considers energy efficiency by incorporating some solid wall area on the west and east sides, addressing concerns over direct morning and afternoon sunlight on the building. While commercial office buildings must wrap the entire perimeter of the building with windows, our design expresses the library use with vertical window bays that offer bright, cheerful seating areas along the building's length while striking a balance between the amount of glass and the realities summer solar gain/winter heat loss. In addition, The building's 90-foot depth combined with fourteen-foot high ceilings and internal light shelves will deliver diffuse daylight deep into the building interior.
Bay windows on West Washington Ave and also on Henry Street will give library patrons the type of views usually reserved for CEO's and executive corner offices. In cold winter months, patrons will enjoy the opportunity to find a comfortable seat in the sun. A cozy chair and a great street view will be a big draw for library users.
The 6th floor of the library is envisioned to be a prime public meeting space providing expansive views of the city's skyline. With its high ceilings and deep roof overhangs, daylight in this space will be bright and even throughout the day. A modest but effective outdoor patio on the south side will be a delightful place to view the Capitol or catch some fresh air.
by: Steve Holzhauer
(1) Daylighting Design in Libraries. 2005. Edward t. Dean, AIA
In all areas of the Fiore-Irgens proposed building, high efficiency, clear glass will maximize light penetration and minimize the exterior mirror effect seen in many corporate office buildings.
South facing windows are the easiest to protect against direct solar radiation since the sun is at relatively high angles for most of the day. The library's south facade (Washington Ave.) will be carefully designed to control and diffuse direct sunlight. The horizontal sun shades pictured in the renderings are intentionally located high above the eye level to shade the glass while providing the least visual obstruction. The design of the exterior sunshades make them permeable to daylight while maintaining full shading characteristics.
The library's design consciously considers energy efficiency by incorporating some solid wall area on the west and east sides, addressing concerns over direct morning and afternoon sunlight on the building. While commercial office buildings must wrap the entire perimeter of the building with windows, our design expresses the library use with vertical window bays that offer bright, cheerful seating areas along the building's length while striking a balance between the amount of glass and the realities summer solar gain/winter heat loss. In addition, The building's 90-foot depth combined with fourteen-foot high ceilings and internal light shelves will deliver diffuse daylight deep into the building interior.
Bay windows on West Washington Ave and also on Henry Street will give library patrons the type of views usually reserved for CEO's and executive corner offices. In cold winter months, patrons will enjoy the opportunity to find a comfortable seat in the sun. A cozy chair and a great street view will be a big draw for library users.
The 6th floor of the library is envisioned to be a prime public meeting space providing expansive views of the city's skyline. With its high ceilings and deep roof overhangs, daylight in this space will be bright and even throughout the day. A modest but effective outdoor patio on the south side will be a delightful place to view the Capitol or catch some fresh air.
by: Steve Holzhauer
(1) Daylighting Design in Libraries. 2005. Edward t. Dean, AIA
Monday, January 5, 2009
Background: RFP and Competing Proposals
The Madison Public Library has updated its website to include links to the Request for Proposals, and full copies of the responses by both teams - including floor plans and qualifications.
Planning for the Future: Central Library
The site also addresses the reasons that a new library is needed, and describes the functional obsolescence of the existing library building.
Both development teams presented their proposals and vision for a new Central Library at a joint public hearing of the Library Board and the Central Library Surplus Property Criteria and Selection Committee (yes, that is truly its name... otherwise known as "the Disposal Committee") on January 8, 2009. It was filmed for broadcast by Madison City Channel - and you can watch it stream online here.
(Note: RealPlayer plug-in is required. This is a free download if you don't yet have it.)
Planning for the Future: Central Library
The site also addresses the reasons that a new library is needed, and describes the functional obsolescence of the existing library building.
Both development teams presented their proposals and vision for a new Central Library at a joint public hearing of the Library Board and the Central Library Surplus Property Criteria and Selection Committee (yes, that is truly its name... otherwise known as "the Disposal Committee") on January 8, 2009. It was filmed for broadcast by Madison City Channel - and you can watch it stream online here.
(Note: RealPlayer plug-in is required. This is a free download if you don't yet have it.)
Online Discussion - The Daily Page Forum
The public library is an important civic institution, so our community needs to discuss the goals for improving the library, seek a consensus around the vision, and fully understand the investment needed in a new Central Library.
There has been thoughtful and articulate community discussion begun online at The Daily Page Forum - Central Library Proposal.
Check it out.
There has been thoughtful and articulate community discussion begun online at The Daily Page Forum - Central Library Proposal.
Check it out.
Thursday, January 1, 2009
We need to ask the right questions about library plan
This guest column by Derrick Van Mell appeared in the Wisconsin State Journal on January 1, 2009. (Click on image above for full article.)
I think that Van Mell has this right. At the end of the day, the most important step will be for our community to consider and re-affirm our commitment to the values historically expressed by our libraries - equal access to knowledge, life-long learning, and the importance of literacy. The Central Library is different and much more than a branch library. It is a symbolic expression of these democratic values.
Our team passionately believes that these symbols are important, and we will argue that Madison should take this opportunity to build a new central library of real substance and integrity.
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