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

If you are interested, you can download a copy here.

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.

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:

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.

... 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:

• 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

The public experience will be outstanding at this facility. Southern exposures and 18 ft floor heights will bathe the interior with natural light. And bay window will provide the public with fantastic views of our city up and down West Washington and of both lakes - views usually reserved for the executive suite.

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

Madison is a city that values education, literacy, the search for knowledge, democracy and accessibility, welcoming the diversity of our community - and all of these values are most symbolized by the central library. Just as the State Capitol building is symbolic of the value we place on democratic government; so Madison’s Central Library should represent the value we place on free access to knowledge and opportunity for our entire society.

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.

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.

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 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:

"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).

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 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 design details are superior in every category.

• 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 public experience will be outstanding.

• 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 enjoy complete and continuous operational control of its facility.

• 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.

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

Exterior Renderings

These images illustrate the exterior views of the proposed free-standing library on West Washington Avenue, as well as our preliminary concepts for the old library site on Mifflin Street.

The New Central Library will be the sole occupant in a single-use building on Block 66 at the northeast corner of West Washington Avenue and Henry Street in Madison. The building will be constructed on an existing foundation originally master planned for a 10-story office tower, saving months of construction time and eliminating the need for a temporary library site.

A three-story structure currently exists on the New Library site. It includes one level of commercial office space on top of two levels of parking. Office tenants in the space will be relocated prior to the construction start. Parking on the two levels, however, will remain open and dedicated to occupants of the Network222 office building.

Click on any of the images for a larger version: