5.1. SR 01-17-2006
Item 5.1.
MEMORANDUM
TO: Mayor and City Council
FROM: Bill Maertz, Parks and Recreation Director
DATE: January 17,2006
SUBJECT: Elk River Library Project
Introduction
Presentation by I<'KE Architects on the site selection process for the Library project.
Discussion
The Elk River Library has the greatest circulation increase of any library in the Great River
Regional System. The current library is at capacity, with no additional space for material.
Four options were considered for increasing the size of the library.
1. Remodel and expand the existing library.
2. Build a new library at the existing site and demolish the old one.
3. Build a new library across from City Hall on Orono Parkway.
4. Build a new library behind City Hall, adjacent to Lake Orono.
After interviewing three ftrms, the City contracted with KKE Architects to do a site
feasibility study to evaluate the options. The results of this report clearly indicate that the site
on Orono Parkway, across from City Hall, is the best option. There are multiple factors that
influence this choice; however, the compelling factor is that this site is the only one that
provides enough usable area for the long-range growth of library services.
Financial Impact
KKE will discuss several options for a library building on the Orono Parkway site, and the
various costs involved. Depending on the size, and quality of materials, this project could
range from $3.43 million to $3.83 million. This price is the total project cost and includes
professional fees, site development, landscaping and furnishings.
Action Requested
1. Preliminarily approve the concept of building a new library across from City Hall on
Orono Parkway
2. Direct staff to explore funding options.
Once funding options have been explored, staff will return to Council, for direction
regarding the scope of the project.
Attachments
Site Feasibility Report
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KK
arch itects
minneapolis
KKE Architects, Inc.
300 first avenue north
minneapolis, mn 55401
612/339-4200
612/338-6936 fax
www.kke.com
TM
January 9, 2006
Mr. Bill Maertz
Director of Parks and Recreation
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Subject:
Elk River Library Site Feasibility Study
KKE 0606.1159.01
Dear Mr. Maertz:
The purpose of this site feasibility study report is to evaluate and prioritize site
locations according to the needs and unique requirements for the Elk River
Library as part of the Great River Regional Library System. The evaluations
include an examination of existing conditions, design possibilities, and preliminary
program requirements. Three unique sites were examined for this effort.
The evaluation process measured each of the buildings according to the same
criteria. Some of the measurements were quantitative while others were .
qualitative. Some measurements were neutral to the selection process because
all of the sites could be considered equal. Other conditions were considered as
critical and clearly support the recommendation being offered.
Based upon the available site data and the development of preliminary site
design concepts, the site identified as Option "C", located across from City Hall
on Orono Parkway is recommended as the best site immediately available for the
construction of a new library for the City of Elk River. The recommendation is
based primarily on the following:
. Size, Shape, and Site Expandability: The existing sites must be large
enough to accommodate the current needs and future program expansions.
The largest site is Site C and it also has the largest amount of net building
area based upon current zoning. Its shape allows building and parking to
be located so that future expansion of both the building and parking areas
can be accomplished.
. Visibility: One of the most desirable features for any library location is the
high degree of visibility it presents. Site C offers the greatest visibility
because of its location and its position at the curve of Orono Parkway.
Views are unobstructed and any building will have the appearance of a
destination. The scale of the building will make it visible as a public
building. Site access and parking locations will be obvious and simple.
las vegas irvine pasadena
expanding the vision'"
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Mr. Bill Maertz
January 9, 2006
KKE 0606.1159.01
Page 2
· Site Access and Safety: Site access and safety is dependent upon the
operational aspects of the local street system, traffic conditions and the
design of improvements. Site C offers easy access to a majority of .the
users because of its location on an arterial road of Orono Parkway and links
to Highway 10 and Main Street. Site access and parking locations will be
obvious and simple.
· Comprehensive Plan: The comprehensive plan encourages the
community to consider the future and serves as a guide for public
investments in infrastructure and facilities. The development of the library
at Site C best coordinates with the capital improvements plans of the City of
Elk River as outlined in the comprehensive plan.
· Views and Aesthetic Qualities: Locating the new library on a site with
natural aesthetic qualities is significant - especially when looking to the
future and the potentials for enhancing the qualities with the building and
site design. Site C is attractive and defined by tree lines. These view and
the defined limits of the site will not change with development. The views
and proximities to the Lake and Dam will also not be changed with the
construction of the library.
· Site Development Costs: The existing conditions dictate the potential
costs for the development of each site. Preliminary site development costs
were prepared based upon the program assumptions and preliminary site
design concepts. Development costs for Site C have been projected to be
about $87.000 for a new structure.
The analysis indicates that both of the sites A and B offer good opportunities for
construction of the replacement library. The "retained asset value" of
constructing on a new site offers financial benefits beyond the first cost
construction pricing. On balance, Site Option "C" will provide the most
satisfactory long-range site solution for the library construction.
Different priorities or additional criterial could modify the ranking of these sites.
However, we believe that the final analysis should confirm the comparative
benefits of the recommended site. We thank everyone for their assistance in this
analysis process. Please do not hesitate to contact us for additional information
or supporting data.
Sincerely,
Mohammed Lawal, AlA
Principal, Senior Project Architect
Sara Rothholz Weiner
Director of Interior Architecture
Cc: Chris Leeseberg, Park Planner
Enclosures
File: SITE 0109khMaertz.doc
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'''~
E~ver
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARV SYSTEM
CITY OF ELK RIVER
PREFACE
Public libraries have always maintained a crucial role as centers for the intellectual, cultural and
recreational needs of our communities. The growing community of the City of Elk River and the
region as a whole provides the context for the development of expanding library services and
use through the Great River Regional Library System.
Rapidly changes in the sources and uses of information, along with changing media formats,
storage requirements, retrieval options and distribution now require a facility response to the
growing and changing demands of the community for services. The size, configuration, and
location of the library must respond with the freedom to adapt, grow, and respond to change.
The selection of the library location is an initial step in the preparation of the building and site
designs. The location is driven by the analysis of available sites, the program of requirements
for the site, and the building or space program for the functional design. These pre-design
initiatives form the basis of decision-making and direction.
Strategies for renovations, additions, or new construction may be evaluated according to
common criteria reflecting the priorities of the City and the Great River Regional Library. The
purpose of this document is to evaluate potential sites regarding the feasibility of and suitability
for construction to meet the library program of requirements.
Three sites have been identified for initial review. Included are the existing site and two new
locations adjacent to the City Offices for Elk River. These sites are to be prioritized utilizing the
common evaluation criteria versus available information and conceptual site studies. The result
of this effort is the identification of a preferred site for the construction project.
XXX) ~eat
~ River
SOOO Regional
'-"I fl a. Ubfary
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
RECOMMENDATION
Based upon the available site data and the development of preliminary site design concepts, the
site identified as Option "C", located across from City Hall on Orono Parkway is recommended
as the best site immediately available for the construction of a new library for the City of Elk
River as part of the Great River Regional Library System.
The evaluation process measured each of the buildings according to the same criteria. Some of
the measurements were quantitative while others were qualitative. Some measurements were
neutral to the selection process because all of the sites could be considered equal. Other
conditions were considered as critical. The recommendation is based primarily on the following:
· Size, Shape, and Site Expandability: The existing sites must be large enough to
accommodate the current needs and future program expansions. The largest site is Site
C and it also has the largest amount of net building area based upon current zoning. Its
shape allows building and parking to be located so that future expansion of both the
building and parking areas can be accomplished.
· Visibility: One of the most desirable features for any library location is the high degree
of visibility it presents. Site C offers the greatest visibility because of its location and its
position at the curve of Orono Parkway. Views are unobstructed and any building will
have the appearance of a destination. The scale of the building will make it visible as a
public building. Site access and parking locations will be obvious and simple.
· Site Access and Safety: Site access and safety is dependent upon the operational
aspects of the local street system, traffic conditions and the design of improvements.
Site C offers easy access to a majority of the users because of its location on an arterial
road of Orono Parkway and links to Highway 10 and Main Street. Site access and
parking locations will be obvious and simple.
· Comprehensive Plan: The comprehensive plan encourages the community to
consider the future and serves as a guide for public investments in infrastructure and
facilities. The development of the library at Site C best coordinates with the capital
improvements plans of the City of Elk River.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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ARTIST'S CONCEPT
SITE CONCEPT "e"
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E~
River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
· Views and Aesthetic Qualities: Locating the new library on a site with natural
aesthetic qualities is significant - especially when looking to the future and the potentials
for enhancing the qualities with the building and site design. Site C is attractive and
defined by tree lines. These view and the defined limits of the site will not change with
development. The views and proximities to the Lake and Dam will also not be changed
with the construction of the library.
· Site Development Costs: The existing conditions dictate the potential costs for the
development of each site. Preliminary site development costs were prepared based
upon the program assumptions and preliminary site design concepts. Development
costs for Site C have been projected to be about $87.000 for a new structure.
The analysis indicates that both of the sites A and B offer good opportunities for construction of
the replacement library. Costs associated with relocating and temporary provisions during
construction impact Site A negatively. The "retained asset value" of constructing on a new site
offers financial benefits beyond the first cost construction pricing. On balance, Site Option "C"
will provide the most satisfactory long-range site solution for the library construction.
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KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
TABLE OF CONTENTS
PREFACE.................................................................................................................................... .1
R ECOM MENDA TION ............................................................................................ ........................... 2
TABLE OF CONTENTS .................................................... ........ ............................................... ........ 4
SITE ANAL YSI S......................................................................................................................... 7
Background............................... ....................... ....................................................................... 7
Program Considerations............................................................................... ..................... ......8
Building Attributes............... ....................................................................................................8
Site Identifications................................................................................................................ ...9
DISCUSSION CRITERIA................................................................................................................ 12
Site Option "A": Existing Site: 413 Proctor Avenue, Elk River ................................................14
Site Option "B": North Site: Adjacent to City Hall and Orono Park..........................................16
Site Option "e": South Site: Across From the City Hall .........................................................18
COM PREH ENSIVE PLAN .............................................................................................................. 20
City of Elk River......... ................................................................................................ .'.......... .20
SITE SURVEY AN D T OPOG RAPHY ................................................................................................. 22
Survey Report............ ................. ......................................................................................... .22
Site Expandability................................................................................................................. .22
Size and Shape................................................................................................................... ..23
Shared Amenities................................................................ ................................................. .23
Utilities Report........................... .............................................................. ................. ............ .24
Flood Plain................................................................................................................... ........ .25
GEOLOGICAL AN D SOilS Su RVEY ....................................................................... ................... .....26
Geological Evaluation........... ...... .......................................................................................... .26
Geological Summary......................................................................................................... ... .27
AESTHETIC Qu AllTIES ............................................................ ....................................................28
Views and Vistas.................................................................................................................. .28
Visibility............................................................................ .................................................... .28
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
Adjacent Uses ......... ....... .................................................................................. .................... .29
Access To Housing. ....... .................... ...... ...................................................................... .......29
TRAFFIC EVALUATIONS ........ ..................... ...... ................. ................................................... ........30
Site Access ........................................................................................................................... 30
Site Traffic Safety.... ........ ......................... ............... ....... ........ .................................... .......... .30
CONTAMINANT Su RVEY . ........ ....... ................. ................................... ......................... ...... ........... 31
Levell Contaminant Survey.... ............... ...................... ...... ...... ..................... ............. ........ ....31
SAFETY AN D SE CU RITY .................................. ................ ......... ......................................... .......... .31
Location Considerations............ ........... ... ......... ........ ............ ..................................... ...... .... ..31
CULTURAL RESOURCE INVENTORY. ............... ......... .......... ........ ................................................ ...32
Elk River Heritage Preservation Commission....... ...... ............................................... ........ ....32
Archaeology Review................................. .................................................................. ......... ..32
Resources ................ ...... ... ......... ............. .................... .............. ....................... ......... ....... .....32
BUDGET I M PLICA TIONS ...... ......................................... ............................................................ ....33
Site Purchase........................................................................................................................ 33
Site Development Cost........ ................................................................... ........... ............ ....... .33
Utility Costs........................................................................................................................... 33
Demolition Costs.... .............. ........... ........ ....... ........... ........ .......... .... ..... ............. ... ... ... ... ....... .33
Road Development Costs............................................... .............. ... ........................ ....... ...... .33
Building Cost Implications...................... .................... ......... ....... ......................... ........... ...... .33
Assessments..................................................................................................................... ....33
SUMMARY AND CONCLUSIONS ................ ...................................... ............................ .......... ...... ..35
Site Analysis..... ...... ........... .................. ......... ......... ...... .... .... ........................ ......... ............... ..35
Recommendation....... ..... ......... .... ...... ......... ... ...... '" .... ............. ............................ ......... ...... ..35
Rational and Discussion... .... ............ ....... .......... ..... ...................................... ........ .... ........... ..35
Tabulations and Tables....... ........................... ... ..................................................... ... ......... ...38
CONTACT I NFORMA TION ................ .................................................................................... .........42
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SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
APPENDICES AND ATTACHMENTS
Appendix A: Potential Building Sites
Appendix B: Site Survey Information
Appendix C: Developed Building Sites
Appendix D: Input and Survey Data
Appendix E: General Cost Data
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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SITE ANALYSIS
BACKGROUND
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
The following submittal report contains the specific site information and analysis for the
proposed Elk River Library as part of the Great River Regional Library System. The Building
and Space Program provides data and guidance for design for the library. The City of Elk River
is the owner of the properties and will use the site analysis in the planning the library project.
Regional libraries can be differentiated from academic,
school, and special libraries because they function to
serve the needs of a diverse service population including
small children, students, professionals, and the elderly.
Although public libraries serve the public at large,
including those who are also served by other types of
libraries, they are used primarily by members of the local
community in which they are constructed and secondarily
by members in communities in immediately outlying
areas.
Elk River is a community with a large population of young
children and a community with a high-quality elementary
school system; the public library design must address the
needs of children and how they use libraries. This public
library also serves the needs of a community with a large
population of elderly people and must included design
criteria to meet their needs.
KKE ARCHITECTS: 0606.1159.01
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The purpose of this document is
to evaluate and prioritize site
locations for the Elk River Library
according to the assumed space
program, the technical program
needs and the service
requirements of the Great River
Regional Library System.
SITE FEASIBILITY STUDY REPORT
~
River
PROGRAM CONSIDERATIONS
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL lIBRARV SYSTEM
CITY OF ELK RIVER
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A complete programming process has not been completed. The purpose of this document is
not to describe in detail the individual spaces designed to support the program to be housed
within the Elk River Library. This document has been completed following the review of the
physical needs and the typical requirements of similar library developments. It is not the intent
of this document to program for the existing library as it currently operates. This document
prepared to establish or modify the current programs offered.
The development of a final building program document will require extensive involvement and
review. The program will be developed in greater depth with Great River Regional Library
System during the design phase, directly following site selection. The following is a list of
assumptions and program elements considered for this site analysis.
· Gross square footage of 14,000 square feet
· Future expansion capability of 50% to 21,000 square feet
· 45,000 - 55,000 volumes
· 47 stalls required parking - 70 stalls provided for future expansion
· Material drop off - pedestrian and vehicular
· Access for community room - off hour use
· Bathrooms accessible for community room use
· Retail opportunity - Coffee Shop
· Outdoor reading rooms
· Service and delivery area
· Drive thru book drop
· Pedestrian access
· Bus drop-off
BUILDING ATTRIBUTES
Part of this discussion begins with a review of some common building attributes. This text is
prepared as a preliminary document so that fundamental program requirements (building and
site) have not been tabulated. The library space types are areas where bound paper
documents, film, or magnetic media are stored. The library space type may include both open
and closed storage systems and moveable shelving systems, and be applicable to file rooms
and other dense storage of materials.
The library is assumed to be general purpose, and may include display spaces and reading,
meeting, and electronic workstations, as defined by the desired level of access to materials
being stored. Internet access, electronic media, computer technology, and other forms of
modern-day advancements have had a profound effect on the function and design of libraries.
As a result, library space design must be flexible enough to take into account these types of
integrated technologies as well as to properly store, handle, and circulate printed and other
media types.
KKE ARCHITECTS: 0606.1159.01
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SITE FEASIBILITY STUDY REPORT
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SITE ~DENTIFICATIONS
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
The Elk River Library will be located within the City of Elk River. The existing library is located
on an existing site at 413 Proctor Avenue, Elk River. The property has been identified as one of
the potential locations for the replacement facility. The City of Elk River has two distinct
properties both located on Orono Parkway adjacent to and across from the current City Hall.
No additional or alternative sites are being considered for purposes of this study. Three optional
locations being considered have been identified as follows:
Option A: ExistinQ Site: 413 Proctor Avenue, Elk River
The existing library is located on Proctor Avenue between 4th Street and 5th
Street in Elk River. The boundary survey and topographic survey have been
included in Appendix A. The existing site development includes the existing
library building and parking.
Option B: North Site Option: Adjacent to City Hall and Orono Park
The City of Elk River owns Block 1, Lot 1, and Outlots A of the Gospodor's
Orono Lake Addition according to the plat on file and survey included in
Appendix A. Site development includes existing buildings and services of the
City of Elk River.
Option C: South Site Option: Across from City Hall on Orono Parkway
The City of Elk River owns Block 2, Lot 1, and Outlots A of the Gospodor's
Orono Lake Addition according to the plat on file and survey included in
Appendix A. The site is undeveloped and has not building or visible
structures.
Large area maps with site labels
are contained in Appendix A of this
report text.
A city road map identifying the site
locations is shown in Figure No. 1
of the following page.
Smaller scale photos are shown in
Figures No.2 and Figure No 3. on
the following pages.
KKE ARCHITECTS: 0606.1159.01
.." ~
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SITE FEASIBILITY STUDY REPORT
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SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
FIGURE 1: SITE IDENTIFICATION MAP
THREE SITES - ELK RIVER
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----~________---__....1&~:i~--/./--.,,-/
The existing library location is shown as point "A" in Figure 1. Its relative position to the
commercial developments, Main Street, and Highway No.1 0 place the site more central to the
areas traditionally considered as the "downtown." Indicated on the map view as point "B" is the
area being developed as the "city center" with municipal services, city hall, police, fire
protection, and parks adjacent to Orono Lake. Point "e" is the location of the south site across
Orono Parkway from the City Hall.
The Comprehensive Plan, Buildina the Future, adopted August 16, 2004 offers the best guide to
future growth, redevelopment, and improvement efforts. Community facilities all addressed with
goals of providing cooperative services with regional agencies "to achieve efficiencies in the
provision of services that may cross jurisdictional boundaries" and "support collaborative
solution" for local facility needs.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
DISCUSSION CRITERIA
The nature of library site planning is included with the overall programming components that will
become more detailed as the building space program develops. As a first step, the planning
includes basic design criteria described below. These criteria outline guidelines for
consideration in the design of public libraries.
Location Site and Visibility
It is commonly recommended that a central public library be located in the heart of or adjacent
to a downtown, shopping/business, or community and civic centers within easy walking distance
of both vehicular and public transportation. Visits to the library may coincide with other activities
so easy access is critical. The image of the library building and site are important so that
passing vehicles and pedestrian may identify it.
The assumption (for site analysis purposes) is that the site for the library should be able to
accommodate a first floor plan of up to 14,000 square feet to 16,000 square feet as a first phase
with the expandability to 21,000 gross square feet. The building must also allow for the
necessary parking, landscaping, and programmed site uses while maintaining an attractive,
safe, and inviting appearance.
Entrance / Exit and Security
The library building must have a single entrance and primary exit system so that security for the
materials can be maintained. Electronic systems at the entrance/exit are often used (or may be
used in the future) for electronic detection to protect the collection. The checkout system and
circulation desk location is also important to effective and efficient security of the building and its
contents.
Sight lines from checkout areas are a requirement that extends to the ability of the service areas
to have some visual observation of the site as well. Internal locations and desired positioning
will be addressed as part of the programming process. The kinds of security access or controls
will also be addressed as program requirements are finalized. Of particular concern in this site
analysis is the visibility on and around the site. The careful location of pathways and lighting are
consistent for any of the sites under consideration.
Access and Ease of Use
Ease of access for the majority of library patrons includes access to parking directly adjacent to
the library. The library building design criteria for Elk River is one parking space for every 300
square feet of building.
Service Entrance and Parking
The library requires a convenient and secure entry for service and delivery. For administrative
purposes, this entrance needs to be in a close functional relationship with the library technical
and services work areas - but distinctly located away from the primary entrance.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
- 12-
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
Common Site Questions
Site considerations reflect common site related categories and questions.
1. Are the sites readily accessible to the library patrons and the community served?
2. Are the sites accessible over hard-surfaced roads and walks?
3. Are the sites centrally located for the present and anticipated user populations?
4. Are the sites reasonably protected from traffic and transportation dangers?
5. Are the sites reasonably protected from pollution?
6. Have the sites been developed to provide grounds with proper drainage of surface
water?
7. Are the sites reasonably free of overhead electrical transmission lines?
8. Do the sites provide utilities: municipal water; electrical; natural gas; telephone;
disposal?
9. Are the sites sufficiently extensive to provide for present library needs?
10. Are the sites sufficiently extensive to provide for future library expansion needs?
11 . Are the sites free from obstruction and hazards to students in route to and from site
areas?
12. Are the sites provided with walks or driveways from all exits?
13. Are the sites provided with suitable fencing where needed?
14. Do the sites include parking areas of sufficient size to meet library and city
requirements?
15. Do the sites have properly maintained or shared parking areas?
16. Do the sites have designated parking spaces for the physically handicapped?
17. Do the sites have parking areas and walkways that are well lighted for night use?
18. Do the sites provide adequate facilities for the physically handicapped?
19. Do the sites have adequate provisions for safely loading and unloading or deliveries?
20. Do the sites include areas for outdoor library activities?
21. Do the sites provide sufficient areas for meetings or other organized activities?
Additional discussions for criteria and categories for review have been tabulated with the option-
specific reviews. As a minimum, the library site must provide the connections for transportation,
utilities, shared programs, and maintenance. The items of continued discussion and
enhancement reviewed include:
· How accessible can the site be designed for the library patrons and the community?
· To what extent can the site and its surroundings be changed to provide a safe and
healthy environment?
· How extensive is the site relative to the potential for future growth?
· How satisfactory will be the cost of maintenance of the site?
· How satisfactory is the aesthetic quality of the site and can qualities be enhanced?
· How effectively does the site support a design specifically reflecting the library's
mission and purposes?
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SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
SITE OPTION "A": EXISTING SITE: 413 PROCTOR AVENUE. ELK RIVER
The existing library is located on Proctor Avenue between 4th Street and sth Street in Elk River.
The existing site development includes the existing library building and parking.
a.) Site Map A map of the existing site is provided in Figure 4 and the
enclosed drawings as Appendix B of this text.
b.) Location of Building The potential building site areas are provided in the
enclosed drawings as Appendix C of this text.
c.) Acreage Contained All acres for the site are part of the existing city campus.
No new acres will be purchased. Total acres are 1.64
acres.
d.) Zoning: Zoned "R1"
e.) Build able Area: 42,140 Square Feet or .97 acres / current zoning
f.) Ownership City of Elk River
g.) Cost of Acquisition No acquisition cost
h.) Other Considerations Additional items of consideration:
1. Preliminary Site Development Costs: $182,300
2. Contaminants: None known
3. Geotechnical: No restrictions or objections
4. Archeologist: No implications known
S. Programmatic: This site offers a known identity and proximity to
neighborhoods, Handke School, and a site of sufficient size for
immediate needs.
6. Constructability: This site option provides some construction flexibility
without disruption of the current library programs, except for parking
restriction.
7. Traffic and Circulation: The location of parking to one side of the site
allows for control of exits and avoids pedestrian and vehicle
crossings.
8. Existing Resources: Has the potential to use or reuse the existing
library construction.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
- 14-
4000 SQ. FT.
ADDITION MAX.
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River
PEDESTRIAN PATH
E8
No rt h
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
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Fiqure 4: Preliminarv Site Concept
Option Location A
01
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Q:
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D.
4TH ST. NW
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100
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200ft
SITE FEASIBILITY STUDY REPORT
KKE ARCHITECTS: 0606.1159.01
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River'
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
SITE OPTION "B": NORTH SITE: ADJACENT TO CITY HALL AND ORONO PARK
The City of Elk River own Block 1, Lot 1, and Outlots A of the Gospodor's Orono Lake Addition.
Site development includes existing buildings and services of the City of Elk River.
a.) Site Map A map of the existing site is provided in the enclosed
drawings as Appendix B of this text.
b.) Location of Building The potential building site area is provided in Figure 5 and
the enclosed drawings as Appendix C of this text.
c.) Acreage Contained All acres for the site are part of the City of Elk River
Campus. No new acres will be purchased. The exact
number of acres depends upon the limits assigned to this
project. The estimated total acres are 3.3 acres.
d.) Zoning: Zoned "R1"
e.) Build able area: 88,449 Square Feet or 2.03 acres / current zoning
f.) Ownership City of Elk River
g.) Cost of Acquisition No acquisition
h.) Other Considerations Additional items of consideration:
1. Preliminary Site Development Costs: $182,300
2. Contaminants: None known
3. Geotechnical: No restrictions or objections but concerns about the
location of abandoned street conditions.
4. Archeologist: No implications known
5. Programmatic: This site offers the opportunity for a new design,
specific to current and projected future needs, adjacent to a new City
Center.
6. Constructability: This site option provides less construction flexibility
because of existing site developments and the restrictions of
collocating with City Services. The location of geothermal well field
may restrict construction limits or building area.
7. Traffic and Circulation: The location of the site will require expanded
parking and there are concerns about pedestrian and vehicle
crossings unless the existing street and some utilities are relocated or
a new street is developed from the north.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
- 16-
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
FiQure 5: Preliminarv Site Concept
Option Location B
EXISTING PARK
SHELTER
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EB
North
100
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200ft
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
SITE OPTION "C": SOUTH SITE: ACROSS FROM THE CITY HALL
The City of Elk River owns Block 2, Lot 1, and Outlots A of the Gospot is south of the existing
high school in proximity to the existing middle school and other non-educational tribe-owned
buildings.
a.) Site Map A map of the site is provided in Figure 6 and the enclosed
drawings as Appendix A of this text.
b.) Location of Building The potential building site area is provided in the enclosed
drawings as Appendix C of this text.
c.) Acreage Contained All acres for the site are independent of existing city
campus. No new acres will be purchased. No demolition
is anticipated. The estimated total acres are 3.3 acres.
d.) Zoning: Zoned "R1"
e.) Build able Area: 1 00,078 Square Feet or 2.30 acres / current zoning
f.) Ownership The City of Elk River
g.) Cost of Acquisition No acquisition cost
h.) Other Considerations Additional items of considerations:
1. Preliminary Site Development Costs: $87,300
2. Contaminants: None known
3. Geotechnical: No restrictions or objections
4. Archeologist: No implications known
5. Programmatic: This site offers complete physical separation. It is
also in proximity to the city buildings that are not part of the library
campus.
6. Constructability: This site option provides maximum construction
flexibility because it will require the immediate reconstruction.
Furthermore, access for construction will not be through existing
program areas.
7. Traffic and Circulation: This site offers the opportunity for a new
design for current parking needs with ample space for projected future
needs in a site with a unique identity.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
- 18-
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River
CIVIC
APPROACH
LAKE
ORONO
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SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
Fiqure 6: Preliminarv Site Concept
Option Location C
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11-"-1'
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North
100
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200ft
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OUTDOOR
READING
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UBRARY - F:~l
ANSiJ:lN
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_ _ _.J
--....
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BOOK DROP /
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KKE ARCHITECTS: 0606.1159.01
- 19-
SITE FEASIBILITY STUDY REPORT
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River-
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
COMPREHENSIVE PLAN
CITY OF ELK RIVER
The comprehensive plan, Building the Future - A Comprehensive Plan for Elk River, dated
August 2004, prepared by Hoisington Koegler Group Inc., is referenced in this site analysis as it
applies to the site selection for the Elk River Library.
Vision: The Vision included in the comprehensive plan "encourages the community to consider
the future, even a future that is twenty years distant." Choices for the library site must reflect
this long-range approach for "evaluating proposals, projects, ideas, and new directions." The
Comprehensive Plan serves as a guide for public investments in infrastructure and facilities.
The development of the library needs to be coordinated with the capital improvements plan.
Community Context: The existing conditions, history and heritage are to be considered in the
development of the community. Growth trends show a dramatic historical increased population.
The immediate population of the City grew to 16,447 in the year 2000. However, the population
of Elk River is growing older - with historical growth consisting of 55% between the ages of 25
and 59. Most importantly, children (19 years and younger) make up one-third of Elk River's
2000 population.
Land Use: The current City of Elk River covers 44 square miles. The largest area of the city
was added in 1978 by merging with Elk River Township. This expansion provided the capacity
for recent development. A plan for the analysis of the types of developments may be planned
but not the timing of growth. Existing land uses for the three sites include Residential,
Public/Semi-Public, and Open Space uses.
Transportation: The Transportation Plan adopted by the City of Elk River examines the
operational aspects of the local street system, traffic conditions and potential improvements.
Corridor management plans are for existing highways and do not apply to the three sites.
County roadways do have more significant impacts. The arterial routes - including Orono
Parkway and the Orono Road and Main Street are critical major collectors. Assumptions about
road development do impact the site location - and all are adjacent to major collectors.
Housing: Population growth has resulted in new housing. In each of the past three decades
the increase in population ranged from 4,358 to 5.304. From 1991 to 2001 the City issued
building permits for 2,264 new housing units. The development of Elk River could result in
nearly 16,000 more residents in the next twenty years.
Parks: City owned parks are identified in the Comprehensive Plan. A system of trails also
connects the community. The plan contains an analysis of park needs and elements of the
proposed parks and trail systems and implementation strategies. Two types of parks are
designated, including "community parks" that have an "active use orientation." These parks
"contain a combination of uses designed around gatherings and outdoor play." The Orono Park
is part of the site analysis and is designated and has been developed as a Community Park.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
- 20-
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
The continued growth of the area creates additional challenges for community athletic facilities,
including the need for increased capacity and the need for ideal locations. At the same time,
greenway corridors and the routes for the trail system and means of linking parks, community
facilities (including the library) and the neighborhoods.
The Park and Recreation Commission has established goals and objectives. Measurement of
the use of Orono Park for Library and parking need to be weighed against park system
objectives for Site Option B. Retention of green space also impacts priorities for the use of Site
Option C. Site Option A is not impacted by park planning and is not currently connected by the
linking trails. Preservation of the waterways, lakeshore, and other sites preserved for natural or
historical significance are part of this evaluation.
Community Facilities: The library is a community facility that is important as it provides
community services with access to residents and visitors. Development of a library site - if
relocated - may influence the pattern of traffic. The importance and visibility of service facilities
suggest the value the community has for opportunities within the community. The Elk River
Library is a branch of the Great River Regional Library. This system consists of over 32 libraries
over a six county area.
Note: While the City has acquired homes around the existing Library to provide capacity
for future expansions at the existing site, the purpose of this analysis is to compare that
current site versus two alternatives based upon criteria specific to the library projected
needs and the potential expansion opportunities.
Natural Resources: Rivers, woodlands, prairies, bluffs, and wetland systems provide for
natural resources in the City of Elk River. Analysis for this report depends upon existing
resources for land use inventories, National Wetland Inventory, Flood plain data (from FEMA),
and biological surveys provided through the Minnesota Department of Natural Resources.
· The Natural Resources Inventory does not impact the proposed sites.
· The existing sites do not appear to contain any natural wetlands consisting of peat
and mucky soils covered by marshy vegetation.
· The City of Elk River is the Responsible Governmental Unit for administering and
enforcing the provisions of the Wetlands Conservation Act.
· The Federal Emergency Management Administration (FEMA) administers the
programs regarding flood insurance and the Flood Hazard Boundary Map (FHBM).
The maps are called Community-Panels to determine if properties and structures are
in designated flood areas.
Community Development: The Land Use Plan is used to channel market forces to meet the
development objectives of the community.
Community Image: Investments in public buildings such as the library and other infrastructure
"create the opportunity to define and enhance community image." Public buildings and sites are
important elements in the community character. Public buildings and the development of green
space and maintaining natural settings contribute to the quality of life of Elk River.
- 21-.
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SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
SITE SURVEY AND TOPOGRAPHY
SURVEY REPORT
The topographic surveys are included in Appendix A of this document. Included are the
following:
o Site Option A: Topographic Survey (1 of 1) prepared by Howard R. Green Company.
The survey includes boundary and property line designations and site features. The
house lots purchased by the City are also identified. There is less than one foot of
grade change on the site.
o Site Option B: Gospodor's Orono Lake Addition No. 1 prepared by Maier Stewart &
Associates, Inc. including boundary and easements for the described property,
including Block 1. Detailed site development details reflecting the construction of the
existing Elk River City Hall and the Elk River Public Safety Building as prepared by
Tushie Montgomery Architects, Sheet C3.0, Utility Plan. Utility lines and contour
intervals are also shown. The limits of the specific development site are not
determined or identified in the survey. There is less than 3 feet of grade change over
the entire site.
o Site Option C: Gospodor's Orono Lake Addition No. 1 prepared by Maier Stewart &
Associates, Inc. including boundary and easements for the described property,
including Block 2. Detailed site development details reflecting the construction of the
existing Elk River City Hall and the Elk River Public Safety Building as prepared by
Tushie Montgomery Architects, Sheet C3.0, Utility Plan, include utility lines and
contour intervals at the northern most edge of Site Option C. There appears to be
less than 2 feet of grade change over the entire site.
SITE EXPANDABILlTY
Site expandability is dependent upon conditions and assumptions for each site.
o Site Option A: Expansion of the site is dependent upon the City's desire and ability to
acquire additional adjacent residences. Expansion on the site will require a
reduction of parking.
o Site Option B: Expansion of the building site is dependent upon the City's desire and
priorities to use more green space within the park. Expansion is limited by the
shoreline setback and the existing construction on the site.
o Site Option C: Expansion of the site is dependent upon the City's desire and ability to
acquire additional adjacent residences. Expansion on the site beyond 21,000
square feet could require a reduction of parking.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
- 22-
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
SIZE AND SHAPE
The size and shape of the properties are generally shown in the survey reports identified above.
o Site Option A: The site areas are identified in Appendix B of this text. The site is
generally rectangular and consists of 1.64 acres or 71,438 square feet - (43,560
square feet x 1.64). A building of 14,000 square feet represents 19.6% site
coverage. The majority of the site is usable.
o Site Option B: The site areas are identified in Appendix B of this text. The site is
irregular and consists of about 3.3 acres or 143,748 square feet - (43,560 square
feet x 3.3). A building of 14,000 square feet represents 9.7% site coverage. The
designated building area is designated by limitations and restrictions imposed by the
location of Lake Orono and the construction already existing on the site.
o Site Option C: The site areas are identified in Appendix B of this text. The site is
irregular and triangular and consists of about 3.3 acres or 139,392 square feet -
(43,560 square feet x 3.2). A building of 14,000 square feet represents 10.0% site
coverage. The majority of the site is usable but the narrowing of the site restricts
portions at the west end of the site.
SHARED AMENITIES
The location of the sites allow for some shared use of developed amenities.
o Site Option A: The existence of the Handke School and existing parking provides the
potential for sharing parking for special library events. The Comprehensive Plan
identifies the Hanke site as a community resource and is its physical proximity to the
existing Library will be dependent upon the future uses of the Handke site.
o Site Option B: Construction of the library adjacent to the City Hall and park space
allows for the sharing of parking areas, green space, and expanded library outdoor
events. It should be noted that it is equally likely that athletic events and other
community functions may elect to use the parking and site assets of the library to be
near Orono Lake or for events such as softball tournaments. The proposed
development of a new roadway is critical for access from the north. Alternative
access may use the existing drives of the City Hall parking areas for the second
access to the Library site from Orono Parkway. The analysis of this site location
does assume the construction of a new site roadway from the north through the park.
i;J Site Option C: Construction of the library across from the City Hall and park space
allows for the sharing of parking areas, green space, and expanded library outdoor
events within easy walking distance on developed paths. It is less likely that athletic
events and other community functions may elect to use the parking and site assets
of the library for events such as softball tournaments. Parking at this site might
encourage parking while people access the Lake views and walking paths.
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
UTILITIES REPORT
Utility requirements are identified in Part III Program of Requirements of this text. The utility
surveys are included in Appendix A of this document. Included are the following:
o Water: Domestic water lines to the City of Elk River are available at all sites. New
water lines are assumed to be required at all sites.
o Fire Protection: Fire protection lines are available at all sites. Pressures have not
been confirmed. Hydrants exist at Site Option A and Site Option C. A new hydrant
and loop may be required for Site Option B. Hydrant and valve locations to be
verified with the City to conform to additional service requirements beyond the site
for the intended loops.
o Natural Gas: Connections for natural gas are available at all sites but the extensions for
Site Option B and Option C are longer than reconnecting at Site Option A. Gas
pressures have not been confirmed but are assumed to be adequate for an original
construction and future expansions.
o Electrical Service: Connections for electrical services are available at all sites but the
extensions for Site Option B and Option C are longer than reconnecting at Site
Option A. Underground connections are assumed to be standard requirements.
o Sanitary Sewer: Connections for sanitary sewer lines are available at all sites but the
extensions for Site Option B and Option C are longer than reconnecting at Site
Option A. Invert elevations and sizes are available for Site Option B. Site Option A
and Option C need to be confirmed.
o It was noted on Site Option B that
culverts below the pathway provide
surface drainage of the site behind the City Hall.
o Storm Drainage: Storm drainage from parking
surfaces and roof surfaces will be
maintained on the site to the maximum
degree possible. Surface drainage plans
must be consistent with requirements of the
City of Elk River. Storm drainage system
will include an underground system of
reinforced concrete pipe to drain by gravity
to an appropriate watercourse if possible.
o At Site Option A, the storm drainage system will include curb inlets in the streets
and parking lots, area inlets at the interior of large expanses of parking lots and
on site connections to street and parking lot sub drainage systems, connections
to building roof drains, etc., as appropriate.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
- 24-
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River
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SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
FLOOD PLAIN
The Federal Emergency Management Administration (FEMA) administers the programs
regarding flood insurance and the Flood Hazard Boundary Map (FHBM) for Elk River. The
maps are called Community-Panels to determine if properties and structures are in designated
flood areas.
The survey of Gospodor's Orono Lake Addition NO.1 identifies the ordinary high water elevation
of Orono Lake as 871.5 feet. The 1 OO-year floor elevation is 876.7 feet. The floor elevation of
the existing City Hall is 884.5 feet - or eight feet above the 1 OO-year flood line.
The panel below shows some areas adjacent to Orono Lake fall into the 500 - Yr Flood. The
maps displayed on this site should be considered an advisory tool for general hazard
awareness, education, and flood plain management. The flood hazard maps displayed on this
site are not the legal document to be used when making a single site flood hazard
determination.
FiQure 7: Elk River Flood Hazard Boundarv Map
,.,.,- "'.
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LL,
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-~.
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----- -----
--
c 2006 ESRt'
tv1iaaiaaippi River
------
1,9 mi /3.1 kID across
KKE ARCHITECTS: 0606.1159.01
US FLOOD
HAZARD AREAS
Flood Data
DIDO - 'Ii- Flood
D 500 - 'Ii- Flood
D WaII!'r Bo:::lies
D No Dcta
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SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
GEOLOGICAL AND SOILS SURVEY
GEOLOGICAL EVALUATION
Preliminary geotechnical evaluations for the proposed sites have not been conducted at this
time. Before construction, detailed reports will be necessary to provide subsurface soil and
groundwater data for the proposed separate sites. Some background information was located
and some assumptions have had to be made regarding soil and subsurface conditions.
o Site Option A: No explorations were available. The existing library was constructed
without major structural implications. Subsurface conditions could likely include old
or abandoned foundations or other disturbed conditions.
o Soils: Assume that the general soil consisted of fill and/or topsoil overlying
sand. Fill due to previous construction is expected to be encountered in the
disturbed areas of the site. The topsoil layer for lawns probably is generally 1 to
2 feet thick maximum.
o Groundwater: No groundwater or other testing borings were available at this
time. Seasonal and annual fluctuations should be anticipated and sand may
collect water and cause water to perch. Water seepage from these sand layers
may be encountered but is not likely to be a major problem.
o Site Option B: A subsurface exploration and geotechnical engineering analysis for the
additions to the Elk River City Hall and the Public Safety Building at Orono Parkway
was prepared in November of 2001 by STS Consultants. It includes soil borings and
an evaluation of conditions encountered at that time.
o Reports: The STS Consultants report for borings for the addition located at the
northwest corner of the City Hall is useful to project but not define foundation
types allowable soil bearing pressures, lateral earth pressures on underground
walls, pavement design, and other geotechnical related design and construction
considerations. The area explored lies between Orono Lake, which is actually
the widening of the Elk River, and the Mississippi River. The area is relatively
level, and the report identifies only about 2 Y2 feet maximum difference in
elevation for all of the borings.
o Soils: One significant boring was #4 within the vacated Orono Road. The
vacated roadway must be considered as a significant disturbance from
surrounding conditions. Additional borings #2 and #5 indicated 5.5 to 4.5 feet of
sand fill. There is likely to be more fill at other locations but it was noted in the
report that these fill materials are similar to native sands. The major naturally
occurring soil type at this site "commenced at depths of .4 to 5.5 feet below
present ground surface, and extended beyond the termination depths of the
borings." For density, the "upper portion of the sand tended to be loose, and the
lower portion was generally medium dense."
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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F~
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
o Groundwater: Free groundwater was observed at all borings at depths of 12.5 to
14.7 feet below the ground surface, corresponding to elevations 866.3 to 869.8
feet. The average water level in the adjacent Lake Orono, "controlled by the
power plant dam at the east end is 872 feet". STS interpreted from their data
that there is a north/south groundwater level gradient, in addition to the usual
downstream gradients along the flow lines of the two rivers. The groundwater
level at the City Hall is closely related to the prevailing water levels in the Elk
River and Mississippi River and ''will fluctuate as the river levels vary."
o Flooding: There is a U.S. Corps of Engineering gauging station at the north end
of the Parrish Avenue (County Road 42) bridge across the Mississippi River.
STS was informed by the Corps of Engineers that the "1 DO-year flood elevation
at the gauging station is about 866 feet and is 877 feet in Orono Lake."
o Site Option C: The subsurface exploration identified above provides some insights into
the general soil conditions of the adjacent properties but cannot be conclusive.
o Report: The STS Consultants report is useful to project but not define
foundation types allowable soil bearing pressures, lateral earth pressures on
underground walls, pavement design, and other geotechnical related design and
construction considerations.
o Soils Assumption: There is likely to be more fill and grading disturbances but
conditions should generally be similar to native sands. Because of the proximity
to the City Hall site, assume most of the site will be covered with organic topsoil
over natural sands that are loose at the surface and more compacted (medium)
at lower levels.
o Groundwater: Free groundwater was observed at borings at the adjacent City
Hall site at depths of 12.5 to 14.7 feet below the ground surface, corresponding
to elevations 866.3 to 869.8 feet. The average water level in the adjacent Lake
Orono, "controlled by the power plant dam at the east end is 872 feet". Previous
observations by STS interpreted from their data that there is a north/south
groundwater level gradient, in addition to the usual downstream gradients along
the flow lines of the two rivers.
o Flooding: There is a U.S. Corps of Engineering gauging station at the north end
of the Parrish Avenue (County Road 42) bridge across the Mississippi River.
STS was informed by the Corps of Engineers that the "1 DO-year flood elevation
at the gauging station is about 866 feet and is 877 feet in Orono Lake." These
observations will apply to this site as well.
GEOLOGICAL SUMMARY
Preliminary geotechnical evaluations for the proposed sites will need to be conducted. Assume
soils in all locations are not uniform in graduation or density. Assume there may be previous
structures and other disturbances. Assume after corrections conventional spread-footing
foundations may be used at all sites. Assume all building pads will be oversized. Pavement
designs should not be exceptional but will need to be based upon the recommendations of a
final geotechnical consultant.
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
AESTHETIC QUALITIES
VIEWS AND VISTAS
Views and vistas at each of the site may vary by season. The following observations were
recorded during site tours to each site.
o Site Option A: There are no specific views or vistas to be identified. The existing
library site is surrounded by pleasant residential properties. The most visible
element from the site is Handke School. The current building is to scale with the
neighborhood developments.
o Site Option B: The views of Lake Orono provide a unique setting for the potential
sighting of the new library. Surrounding green space also provides desirable views.
Athletic areas are visible. The back and service areas of the City Hall are visible
from the proposed site.
o Site Option C: The site is surrounded by maturing trees. An additional view includes
the perspective of the City Hall across the street. The balance of the site is
surrounded with residential properties. The presence of the Lake is obvious from the
site.
VISIBILITY
Site designs and building elevations have not been developed for all of the sites. The following
observations may be shared from site tours:
o Site Option A: The existing library is observable when approached from street levels.
It is not well exposed to persons in route to other locations. The existing location
does not create a sense of "place" within the context of the community. The library
currently represents itself as a neighborhood asset. Because of parking locations,
users of Handke School are provided the most opportunity to identify the library. The
existing library has a history in its present location that does contribute to visibility.
o Site Option B: A new library may be visible across open fields. It will also be present to
visitors and users of other city services located at the City Hall complex. The routes
to the proposed building site must be intentional.
o Site Option C: The proposed site is visible on approach from Orono Parkway -
independent of the City Hall site. The property creates a sense of place because of
the pronounced curve in the street. The use of Orono Parkway as an arterial route
for the community assures casual users will see, observe, and identify the library
location and use. Use of the City Hall site and the major approaches to these city
services assure traffic will front the site.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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El~
River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
ADJACENT USES
The following uses of adjacent properties were noted:
o Site Option A: Adjacent uses are
primarily residential in character.
Diagonal from the site is Handke
School that is a public use facility.
o Site Option B: Adjacent uses include
athletic fields, recreational
developments for Lake Orono, and
the adjacent public service uses of
City Hall and the Public Safety
Building.
J
o Site Option C: Adjacent uses are
primarily residential at site limits.
The site is across the Orono
Parkway from the City Hall and the Public Safety Building.
proximity to the historical dam site and Lake Orono.
The site is in immediate
ACCESS To HOUSING
Access to housing has been addressed in previous observations. Considering the service area,
adjacency to a neighborhood with housing and residential may be less of a consideration than
access by greater numbers of users.
o Site Option A: The existing library is immediately accessible to a residential
- - --- neighborhood. Sidewalks
provide pedestrian access.
--:':,..
o Site Option B: This site option is
not considered immediately
accessible to a residential
neighborhood - even though
walkways do provide
pedestrian access.
o Site Option C: This site is backed
by residential developments.
Pathways and walkways do
provide pedestrian access.
SITE FEASIBILITY STUDY REPORT
KKE ARCHITECTS: 0606.1159.01
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TRAFFIC EVALUATIONS
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
The Transportation Plan adopted by the City of Elk River examines the operational aspects of
the local street system, traffic conditions and potential improvements. The Arterial routes -
including Orono Parkway and the Orono Road and Main Street are critical major collectors and
may impact the desired site location.
SITE ACCESS
Site access points for each of the sites are as follows:
o Site Option A: Access to the existing library
site is from "local streets" within a
residential neighborhood. There are two
access points including Proctor Avenue
and 5th Street. The site is strategically
located between the "principal arterials" of
Highway 10 and the "major collector" of
Main Street.
o Site Option B: To access the proposed area
of Orono Park identified for this site option,
a new street will be required. The site is
located between the "principal arterials" of
Highway 10 and the "major collector" of
Orono Parkway. A secondary access
connection may be from the City Hall
parking area.
o Site Option C: The site is strategically located
on the "major collector" of Orono Parkway.
New lanes, curbs, and drives will be
required to access the parking at the site.
A split entry drive may be used to create
two distinct emergency entrances.
SITE TRAFFIC SAFETY
Site safety considerations discussed for each of the
sites are design issues to be outlined in the Program
of Requirements. Included, as design issues are
traffic, pedestrian and lighting considerations.
KKE ARCHITECTS: 0606.1159.01
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SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
CONTAMINANT SURVEY
LEVEL I CONTAMINANT SURVEY
The existing site and all locations being considered for the replacement library have not yet
been surveyed. The survey for the selected site should be performed to determine if any
environmental liabilities exist on property targeted for construction of the library. The City of Elk
River will need to confirm that there have been and are no contaminants present on the
properties or the specific site selected.
SAFETY AND SECURITY
lOCATION CONSIDERATIONS
Research indicates that towns build libraries on the average of about once in forty years - yet
they have the potential to be used by more citizens than any other building in a community. To
the degree possible, the library must be in a location where it can be constantly visible to all
potential users.
1. On a major road used at some time by most citizens.
2. Near a shopping center that is open when the library will be open.
3. Convenient to parking and mass transportation.
4. Easy for pedestrians and children on bicycles to find and safe for them to come to.
5. Convenient for the elderly and handicapped - no curb cuts or significant grade changes.
6. Common considerations suggest areas to be avoided:
a. Parks - dangerous at night and subject to vandalism
b. Schools - closed in afternoons and summers, noisy, disruptive
c. Offices - closed at night, crowded and noisy in daytime
d. Town halls or civic centers - often closed at night
Proximity to the Public Safety Building and the direct police
observation at Site Options Band C must be considered a plus for
site security. However, a location within a park has both the assets
of undesirable adjacent use and also the benefit of additional
occupancies within the park (a public presence) during the hours
that the library is open.
This library is built for use by a broad group of citizens. Common attitudes suggest that if
people see the library - they will use it. The vast majority of present library use is by automobile
so accessibility is dependent upon locating the library on a major roadway used by people for
their everyday activities. Obvious and sufficient parking also increases library use. People with
limited time desire convenient access.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
CULTURAL RESOURCE INVENTORY
ELK RIVER HERITAGE PRESERVATION COMMISSION
In 2002, the Elk River Heritage Preservation Commission undertook a historical contexts study
with the Elk River Housing and Redevelopment Authority. The study provides a summary of the
local history and an inventory of historically significant properties in the downtown area.
Elements of the history of the area help provide the context for locating the library campus. The
location of the first dam built in 1851 is significant in relationship to two of the proposed sites
because the dam location caused the development of commerce, including the construction of
the first flourmill, saw mill and a type of city center. The community was originally platted in
1855 as the town of Orono covering an area of approximately 14 square blocks.
The development of Old Town and the building upon the historical character of Elk River may be
an important consideration in the site selection. Strategies for using the Old Town area and
enhancing the image of Elk River may include the desire to increase attractions to the areas
closer to downtown while maintaining a strong and distinct residential neighborhood.
ARCHAEOLOGY REVIEW
No archaeologist review for the potential sites for the library has yet been received. All of the
areas being considered have been extensively disturbed.
./ Site Option A: The site has been totally developed with the existing library and
associated parking and landscaping.
./ Site Option B: The area designated for the library development adjacent to the City
Hall has been developed and graded. The original Orono Road was vacated along with
Main Street connections. Surface and subsurface conditions have all been disturbed.
./ Site Option C: The area across from the City Hall is currently vacant but has been
graded and cleared for development. A detailed site survey may be necessary before
further excavations.
RESOURCES
Additional contacts for context and site specific information have been request from:
STEARNS COUNTY HISTORICAL SOCIETY
235 33rd Avenue South
St. Cloud, MN 56301-3752
320/253-8424
Fax: 320/253-2172
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
BUDGET IMPLICATIONS
SITE PURCHASE
The historical costs of acquiring the existing properties have not been considered in the
evaluation of comparative costs. Site purchase requirements may apply to Site Option A for
future expansions. No direct costs have been projected but are factored in the rational for the
site recommendation.
SITE DEVELOPMENT COST
Site development costs are usually a minor fraction of the total project budget - especially when
considered over the number of years the library is anticipated for use. Site costs still are
considered along with other factors in this site analysis and selection process due to budget
restrictions.
UTILITY COSTS
. All of the sites require the same utility connections. Cost comparisons are dependent upon the
distance or lengths of new utility service connections. Cost projects have been included as they
are developed as an appendix to this text.
DEMOLITION COSTS
Demolition costs apply only to the existing library Site Option A - if the assumption that the
library will be replaced (versus expanded) is valid. No other demolition costs for the other two
sites are required.
ROAD DEVELOPMENT COSTS
The only road construction assumptions apply to Site Option B. If the roadway is constructed,
the assumption must be that the street development costs are separate from and not included in
the project costs for the construction of the library.
BUILDING COST IMPLICATIONS
Building cost implications are primarily based upon structural requirements based on soil
conditions. Identical building programs apply to each of the sites.
ASSESSMENTS
It is assumed there will be no special assessments or charges that might differ from one site to
another.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
FiQure 8: Preliminary Site Concept Costs
Site Comparisons
Site "A1" Site "A2~
AddtnlRenov Den101Rebuild Site "B" Site ~C~ ....
Work Item 1.64 acre 1.64 acre 3.2 acre ... 3.3 acre
Sitework
Structure Demo - Residential $8,850 $8,850 $0 $0
Structure Demo - Exstg Library $0 $44,850 $0 $0
Clearing, Site Surface Removals $7,580 $7,580 $4,800 $4,800
Grading, Earthwork $15,500 $21,200 $35,000 $35,000
Soil corrections I subsurface alterations $0 $0 $20,000 $0
Site Utilities - Water $3,500 $3,500 $11,000 $11,000
Site Utilities - Sewer _ _n~__n_l~OOS>_ $5,000 ______j.9_''O'QQ_ ___.___ .!9-,-000._
1--- - --- ~ - ---- - -- --.----- ---.... ._------~
Site Utilities - Storm Drain $7,500 $10,000 $15,000 $15,000
Site Utilities - PUC's (power gas) $0 $0 $5,000 $5,000
~!iveway~2..Ql!.~~~________________ - ---- ----. ------.._--- $0 -. __ $0_ ~_ _ ____~E,~<>Q. .--- -- E.EQQ
Site Access/Control (Off Site Development) $0 $0 $75,000 $0
Total Preliminary Site Development $47,930 $100,980 $182,300 $87,300
Building Construction/Renovation
New Construction (14,000-16,000 sf) $0 $2,240,000 $2,560,000 $2,560,000
Addition/Renovation (14,000 sf) $1,230,000
Total Preliminary Building Canst Costs $1,230,000 $2,240,000 $2,560,000 $2,560,000
Total Preliminary Bldg & Site Devel Costs $1,277,930 $2,340,980 $2,742,300 $2,647,300
Notes:
The costs noted above are preliminary cost estimates for direct construction only. Costs for
fees, services, and furniture, fixtures, and equipment are not included in the preliminary
estimate. These costs could range from 25% to 30% of direct construction costs.
The option for Site "8" assumes there must be an allowance for soil corrections at the old "main
streef abandoned route. Site "8" also requires the construction of a new access road
development to the designated site area.
Site "A" and "A2" are based upon a 14,000 square foot building - the maximum area that can be
constructed on the site through additions or new replacement structures. Site "8" and "c" are
based upon an original footprint of up to 16, 000 square feet.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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E~Ri
ver
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
SUMMARY AND CONCLUSIONS
SITE ANALYSIS
The use of example criteria for comparing alternative sites has been incorporated into this text.
Three optional locations are being considered for the library campus. The locations of the sites
are identified in the previous pages of this text. Individual site locations and approximate
building areas are also located for analysis purposes.
RECOMMENDATION
Examination of all sites based upon pre-determined criteria suggested that none of the sites
have fatal flaws but two of the sites have more limitations. The properties most important to this
recommendation concluded that SITE OPTION C, the property across from City Hall on Orono
Parkway is unanimously and confidently recommended.
RATIONAL AND DISCUSSION
A total of eighteen criteria were used to compare the three sites. Priority values (degree of
importance) were assigned to each of the criteria. The process also allowed the establishment
of weighting values. The results of this weighting process are shown in Figure 9: Criteria
Ranking. It is acknowledged that differences in assigning these values may happen as a result
of different priorities or different perceptions.
The tabulation of scores assigned to each of the sites base upon their qualities is summarized in
Figure 9: Site Option Scores. This combined with the priority issues brings focus to the
discussion about the most significant attributes of the sites. The following criteria provided the
comparisons, created the recommendation and helped summarize the key issues.
· Size, Shape, and Site Expandability: The existing sites must be large enough to
accommodate the current needs and future program expansions.
o The largest site is Site C. Its shape allows building and parking to be located so
that future expansion of both the building and parking areas can be
accomplished with a number of different design configurations.
o Site B is limited by the lakeshore and existing structures and fields - as well as
requiring parking construction over geothermal wells. The shape of the available
building area limits design options. Expansion requires more parkland be used.
o While the shape of Site A is desirable in many respects, its shape may create
orientation issues with the main entrance. Furthermore, expansion in the future
may require that additional residential properties be acquired.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
- 35-
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
· Visibility: One of the most desirable features for any library location is the high degree
of visibility it presents to the community.
o Site C offers the greatest visibility because of its location and its position at the
curve of Orono Parkway. Views are unobstructed and any building will have the
appearance of a destination - along with the City Hall and service center. A
"place" has already been created. The scale of the building will make it visible as
a public building. Site access and parking locations will be obvious and simple.
o Existina structures. park landscapina. and natural features will obstruct Site B. A
secondary drive needs to be constructed that will not be used for through traffic.
The building will not be casually observed. It must be intentionally sought for
identification. The location shares the benefit of potentially being seen as part of
the City service complex and may share its identity.
o Site A is highly visible from the immediate street traffic. The building cannot be
observed from any major highway or arterial street. The unique street lengths
also limit the length from which the building may be viewed. The site does have
the advantage of being exposed to the users of the Handke School.
· Site Access and Safety: Site access and safety is dependent upon the operational
aspects of the local street system, traffic conditions and the design of improvements.
o Site C offers easy access to a majority of the users because of its location on c;ln
arterial road of Orono Parkway and links to Highway 10 and Main Street. Site
access and parking locations will be obvious and simple. Safe access and even
turning lanes may be created.
o Site A observations suggest that Proctor may serve as a connector from Main
Street to Highway 10 even though it is clearly a residential street. However, the
traffic is limited and it is nearly as easy and nearly as fast to following the
Parkway and connects at other locations. No turning lanes may be created at
this location but traffic loads do not warrant additional controls except when there
is exceptional traffic to Handke and the parking lot across the street.
o Access to Site B will need to be created. Access through the City Hall site is not
recommended. Proposed is a new roadway through the park. Traffic will have
ready access from Highway 10 but must be slowed upon reaching the site.
Orono Park is an active community park with use by families (including children).
Any roadway to the proposed area for the site option must bisect areas of the
park. Uncontrolled crossing traffic from pedestrians, bicycles, etc. is an
undesirable feature for any roadway.
· Comprehensive Plan: The comprehensive plan encourages the community to
consider the future and serves as a guide for public investments in infrastructure and
facilities. The development of the library needs to be coordinated with the capital
improvements plan.
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
o Existing land use for the three sites includes Residential, Public/Semi-Public, and
Open Space uses. Site Band C are in the Public/Semi-Public and Open Space
land use areas. Site A is in the residential use area.
o Sites on the main arterial routes - including Orono Parkway and the Orono Road
and Main Street are critical major collectors. Assumptions about road
development do impact the site location.
o Site Option B is in the closes proximity to the most housing and future housing.
o Most importantly, the City owned parks are identified in the Comprehensive Plan.
A system of trails also connects the community. The plan contains an analysis of
park needs and elements of the proposed parks and trail systems and
implementation strategies. Orono Park is designated as a "community park" that
has an "active use orientation." This park contains a combination of uses
designed around gatherings and outdoor play that cannot be found elsewhere.
o The continued growth of the area will create additional challenges for community
athletic facilities, including the need for increased capacity and the need for ideal
locations. Using the park for the Option B location may not be consistent with the
Park and Recreation Commission established goals and objectives.
o Measurement of the use of Orono Park for Library and parking need to be
weighed against park system objectives for Site Option B.
o Retention of green space also impacts priorities for the use of Site Option C. Site
Option A is not impacted by park planning and is not currently connected by the
linking trails. Preservation of the waterways, lakeshore, and other sites
preserved for natural or historical significance are part of this evaluation.
o Development of a library site at Site Option C could positive influence the pattern
of traffic. Establishing a building footprint of approximately 14,000 square feet
illustrates that there remains adequate space for future expansion, parking, and
outdoor activities at Site Option C.
o Building the library along with other public buildings in proximity to the City Hall
and city services creates an even strong sense of place and location important in
creating the community character and contribute to the quality of life of Elk River.
· Views and Aesthetic Qualities: Locating the new library on a site with natural
aesthetic qualities is significant - especially when looking to the future and the potentials
for enhancing the qualities with the building and site design.
o Expanding construction at Site A may create issues of scale. With the exception
of Handke School, the adjacent structures are one story and small in site
coverage. The proposed construction will entirely change the nature of the site
development and the image created by the existing library.
o Site C is attractive and defined by tree lines. These view and the defined limits of
the site will not change with development. The views and proximities to the Lake
and Dam will also not be changed with the construction of the library.
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
- 37-
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
o The lake and the park at Site.!! clearly offer the greatest potential views and have
exceptional qualities for small-scale developments. The question for some
discussion is the impact another building at the proposed location has on the
views and aesthetic qualities of the spaces that already exist. While positive for
the Library, imposition of the building and associated parking and roadways may
actually reduce the green space and aesthetic qualities of the park.
· Site Development Costs: The existing conditions dictate the potential costs for the
development of each site. Preliminary site development costs were prepared based
upon the program assumptions and preliminary site design concepts.
o Expanding construction at Site A includes additions and remodeling that are
projected to cost approximately $48,000. If the building is to be demolished and
rebuilt, the site development costs are projected to be nearly $101.000.
o The area identified as Site B has the most expensive site development
implications. Allowances must be made for soils correction and some
assumption for exceptional roadway construction to the site. The preliminary
estimate is about $182.000.
o The recommended Site C has site development costs projected to be about
$87.000 for a new structure. Unlike Site A, no demolitions are required and no
roadways or soil corrections are required that must be anticipated for Site B.
The scoring indicates that both of the sites A and B offer good opportunities for construction of
the replacement library. Costs associated with relocating and temporary provisions during
construction impact Site A negatively. The "retained asset value" of constructing on a.new site
offers financial benefits beyond the first cost construction pricing.
TABULATIONS AND TABLES
An additional test of the criteria based recommendation was to weigh scores and tabulate the
results. Both methods of scoring and the assignment of values shown in Figure 10 and Figure
11 confirm the fact that both Option B and Option C are good selections. Option A is a good
location, but creates access and other suitability issues during construction and in the event of
any future expansions.
The critical site evaluation has much to do with the recommendation of Site Option C as the
most appropriate location. The three optional locations have design issues and cost issues that
can be explored. Based upon this method the following priorities for site location can be
established. Regardless of the method, Site Option C is preferred.
Establishing a building footprint of approximately 14,000 square feet illustrates that there
remains adequate space for future expansion, parking, and outdoor activities at Site Option C.
- 38-
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
FiQure 9: Criteria Priority RankinQ
(PRIORITY: 1 = Important, 2=Very Important, 3=Most Important)
Scoring of the three alternative sites is based upon eighteen categories. Each factor has been
assigned a value on a scale of 1 to 3 for important with a score of 3 being the highest and most
important. The weighting factor column is the total of the four assigned priority values.
STAFF INPUT Prioritv Assigned
CRITERIA WEIGHT 1 2 3 4 AVE
Design and Site
r -.;f.... ... ..,
Comprehensive Plan 10 .1 2 3 3 2 2.50
Availability of Utilities 5 1 1 2 1 1.25
Size & Shape 9 2 3 3 1 2.25
"
Site Expandability 12 3 3 3 3 3.00
Shared Amenities 8 2 2 1 3 2.00
Soil Conditions 5 1 1 1 2 1.25
Views/Aesthetic Qual. 10 3 2 2 3 2.50
~
, I
Safe Site Access 11 i 2 3 3 3 2.75
Pedestrian Access 8 2 2 1 3 2.00
Community Criteria
Proximity to housing 5 2 1 1 1 1.25
Access to Highways 7 3 1 2 1 1.75
Visability 12 3 3 3 3 3.00
Acceptable adjacent uses 9 1 2 3 3 2.25
Cost Criteria
Site Purchase 7 1 2 2 2 1.75
Site Development Cost 9 3 2 2 2 2.25
Utilities Costs 7 1 2 2 2 1.75
Road Development Costs 8 2 2 2 2 2.00
Assessments 7 1 2 2 2 1.75
Total Score 8.28 35 37 38 39 2.07
(1 =Important, 2=Very Important, 3=Most Important)
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
- 39-
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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MvtL
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
Fi~ure 10: Site Option Score Tabulation Summary
(ORDER: 1 = Good, 2=Better, 3=Best)
An alternative method of establishing priorities is to score each site as "good, better, best"
using a 3-point system. This method provides a check that addresses the comparative value for
each of the three possible site locations.
STAFF INPUT Order
CRITERIA WEIGHT A B C
Design and Site 16 15 23
Comprehensive Plan .::-'.~...':' "7:-
10 2 1 3
Availability of Utilities 5 3 1 2
Size & Shape 9 1 2 3
Site Expandability 12 1 2 3
-- - .
Shared Amenities 8 1 3 2
Soil Conditions 5 3 1 2
Views/Aesthetic Qual. 10 1 3 2
. ...--.....;...-,
Safe Site Access .
11 2 1 3
.~ ."-
Pedestrian Access 8 2 1 3
Community Criteria 8 5 11
Proximity to housing 5 2 1 3
Access to Highways 7 2 1 3
Visability 12 , 1 2 3
Acceptable adjacent uses 9 3 1 2
Cost Criteria 11 7 12
Site Purchase 7 1 2 3
Site Development Cost 9 3 1 2
Utilities Costs 7 3 1 2
Road Development Costs 8 2 1 3
Assessments 7 2 2 2
Total Score 8.28 35 27 46
32% 25% 43%
- 40-
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,.~
E~t~,
River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
FiQure 11: Site Option WeiQhted Score Tabulation
(Weighted Based Upon Weight and Rank)
An alternative method of establishing priorities is tabulate each site using a weighted score
system. This method provides a check that addresses the comparative value for each of the
three possible site locations.
STAFF IN PUT Weighted
CRITERIA WEIGHT A B C
Design and Site 0.85 0.90 1.37
Comprehensive Plan ',",'" 7 1 0.13 0.07 0.20
10 'j
1
Availability of Utilities 5 0.10 0.03 0.07
Size & Shape 9 0.06 0.12 0.18
Site Expandability 12 ~. 1 0.08 0.16 0,24
Shared Amenities 8 0.05 0.16 0.11
Soil Conditions 5 0.10 0.03 0.07
Views/Aesthetic Qual. 19 ! 0.07 0.20 0.13
'...' 'i>EJ.' ~
" '1
Safe Site Access 11 , i 0.15 0.07 0.22
Pedestrian Access 8 0.11 0.05 0.16
Community Criteria 0.42 0.30 0.60
Proximity to housing 5 0.07 0.03 0.10
Access to Highways 7 0.09 0.05 0.14
Visability 12 0.08 0.16 0.24
I
Acceptable adjacent uses 9 0.18 0.06 0.12
Cost Criteria 0.57 0.36 0.63
Site Purchase 8 0.05 0.11 0.16
Site Development Cost 9 0.18 0.06 0.12
Utilities Costs 7 0.14 0.05 0.09
Road Development Costs 8 0.11 0.05 0.16
Assessments 7 0.09 0.09 0.09
Total Score 150.00 1.84 1.56 2.6
31% 26% 43%
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
- 41-
KKE ARCHITECTS: 0606.1159.01
SITE FEASIBILITY STUDY REPORT
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River
SITE FEASIBILITY STUDY
GREAT RIVER REGIONAL LIBRARY SYSTEM
CITY OF ELK RIVER
CONTACT INFORMATION
Identification:
Great River Regional Library
405 W. St. Germain
St. Cloud, MN 56301
Joan Allen
Coordinator, Training & Staff Development
Phone: 320/650-2510
Fax: 320/650-2501
Elk River Public Library
413 Proctor Street
Elk River, MN 55330
Mick Stoffers
Branch Manager
Phone: 763/ 441-1641
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Chris Leeseberg
Park Planner/ Planner
Phone: 763/635-1033
Fax: 763/635-1090
Bill Maertz
Director of Parks and Recreation
1104 Lions Park Drive
Phone: 763.635.1150
Fax: 763.635.1155
Architect
KKE Architects, Inc.
300 First Avenue North
Minneapolis, MN 55401
Sara Rothholz Weiner, Assoc. AlA
Jennifer Anderson-Tuttle
Kevin Wm. Halbach, AlA
Mohammed Lawal, AlA
Phone: 612/339-4200
Fax: 612/342-9267
- 42-
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APPENDIX A
SITE LOCATION MAPS
(
SITE FEASIBiliTY STUDY
SUBMITTED TO
CITY OF ELK RIVER
13065 ORONO PARKWAY
ELK RIVER, MN 55330
CITY OF ELK RIVER
. .
GREAT RIVER REGIONAL LIBRARY SYSTEM
ELK RIVER, MINNESOTA
KK :I'"
arch itects
KKE 0606.1159.01
JANUARY 9, 2006
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APPE.NDIXB
POTENTIAL BUILDING SITES
SITE FEASIBILITY STUDY
SUBMITTED TO
CITY OF ELK RIVER
13065 ORONO..PARKWAY
ELK RlVER,MN55330
CITY OF ELK RIVER
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GREA T RIVER REGIONAL LIBRARY SYSTEM
ELK RIVER,. MINNESOTA
KK.lN
architects
KKE 0606.1159.01
JANUARY 9, 2006
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CITY OF ELK RIVER
GREAT RIVER REGIONAL LIBRARY
IDENTIFIED SITES
Existina Librarv Sitel413 Proctor Avenue. Elk River
5th STREET
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CITY OF ELK RIVER
GREAT RIVER REGIONAL LIBRARY
IDENTIFIED SITES
Elk River City Hall Sitel North Location. Elk River
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CITY OF ELK RIVER
GREAT RIVER REGIONAL LIBRARY
IDENTIFIED SITES
Elk River City Hall Sitel South Location. Elk River
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APPENDIX C
DRAFT SITE CONCEPTS
SITE FEASIBILITY STUDY
SUBMITTED TO
CITY OF ELK RIVER
13065 ORONO PARKWAY
ELK RIVER, MN 55330
CITY OF ELK RIVER
GREAT RIVER REGIONAL LIBRARY SYSTEM
ELK RIVER, MINNESOTA
K K !1TU
arch itects
KKE 0606.1159.01
JANUARY 9, 2006
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APPENDIX D
USER SURVEY AND INPUT
SITE FEASIBILITY STUDY
SUBMITTED TO
CITY OF ELK RIVER
13065 ORONO PARKWAY
ELK RIVER, MN 55330
CITY OF ELK RIVER
GREAT RIVER REGIONAL LIBRARY SYSTEM
ELK RIVER, MINNESOTA
TM
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arch itects
KKE 0606.1159.01
JANUARY 9, 2006
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Librarv Survey 2005
What do yOU like best about the physical space of the Elk River Librarv?
*It is a good library
*Nice windows/open space - 18
*Comfortable reading chairs - 8
*Organized and clean - 7
*Everything is very easy to find - 6
*Physical location is very convenient. However, the new proposed location is very
accessible as well and would allow a major expansion.
*Items are easy to find
*Staff - 5
*It's location - 11
*Check out Desk near entrance/exit - 3
*Study areas are privately arranged - 2
*Room between aisles are nicely spaced - 2
*It's overall layout .:. 5
*Not much - 4
*Well referenced
*Large tables to work at - 2
*Quiet areas for reading - 6
*Children's area, where it's located ( you can see if from all other areas) and what it
contains, legos, kids tables, etc - 7
*Room for story times
*Two public restrooms
*Computers with internet access far away from Children's area
*On one level
*Good parking available
*The big clock
*Outside book drop
*Y ou've made the best use out of a cramped and outdated space
*Meeting room in front
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What improvements do YOU suaaest for the phvsical space of the Elk River Librarv?
*Y ou should be able to read whole books from your computer screen
*Separate soundproof room for talkers
*More room between shelves-1
*More private areas between computers - 3
*More space for a bigger selection to house books, books on tape, DVD's , etc - 19
*More space for the staff - 2
*Larger children's area and separate from the rest for noise - 15
*Computer/catalog station in children's area - 4
* Just bigger - 11
*More "decorator" like atmosphere, lamps by chairs, etc - 6
*Study space moved from the main traffic areas
*More computers with internet access - 9
*More quiet space for reading - 8
*Sandwich shop - 2
*Coffee shop - 5
*Build new in an area that can expand in the future
* As you enter the library no clutter, an open space
*Bigger community room - 4
*Fireplace
*More magazines
*More study tables - 2
*Study tables have privacy dividers
*More chairs - 5
*Self-checkout - 5
*Lots of windows/window seats - 8
*More of an open feeling, maybe a 2nd floor - 2
* A rental book program to generate funds. The reserve system could stay in place
while offering a pay to read program.
*Isolate front desk to reduce noise
*Fresh coat of paint
*Drive up book drop - 2
*Larger restrooms to fit strollers, diaper changing stations
*Less expensive photocopier
*A postal station/ATM - 2
*Open earlier
* A lighted open/close sign
*Safer parking lot especially for walking in with children
*Better outside lighting
*Nicer landscaping, garden to walk through with children
*Better way to display DVD's
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Other comments
*Thank you for expanding the library
*Currently runs a coffee bar and is interested in expanding her services
*Remain in the same location, but other sites are O.K due to future expansion
*Catalog is a bit cumbersome to use
*Coffee shop is a great idea - 3
*Offer more story times and/or state in the program guide you have to sign up in
advance - 2
*Great staff - 12
*Lots of access to other materials with very quick delivery
*Enjoy programs offered - 3
*Expand circulation materials - 6
*More space for reading - 2
*More book sales
*More parking
*Keep up the good work
*If books on spinner racks would be in catalog
*The ability to request books online is great - 3
*Love the library and make great use of it
*Quieter, maybe isolate the front desk - 3
*Increase hours of operation
*Keep the library near ER downtown
*Offer a book club for working Moms
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Elk River Collection Details
0/)"'. 1I~~ft) f
~"DVI-'{<J bl ([1M'" ftr1/(!.. I
V-"..". t.. 1"'/1.//)'
Call Num Elk River Circulation
Category Holdings To Date
Biography 691 1531
Board Books 247 2597
CD Music 1002 8780
DVD Entertainment 436 11426
DVD Non Fiction 73 . 1488
Easy Books 5742 42702
Beginning Readers 869 8160
Adult Easy Readers 30 26
Fiction 6411 24979
Foreign Language 31 38
Fiction Mystery 1626 3831
Fiction Sci-Fi 217 457
Fiction Western 408 919
ILL 0 370
Kit - Non-Fiction 51 . 212
Juvenile Biography 608 995
Juv Cass Music 57 129
Juv CD 120 1602
Juv DVD Entertain 141 3853
Juv DVD NF 9 53.
Juv Fiction 4936 22638
Juv Foreign Lang 138 278
Juv Kit 279 1770
Juv LP 97 244
Juv Non-Fiction 6547 21344
Juv Periodicals 7 0
Juv Paperbacks 3 23
Juvenile Reference 292 0
Juv Spoken Word 361 2704
Juv Video Entertain 392 11615
Juv Video NF 39 341
LP - Fiction 441 1122
LP - Mystery 89 160
LP - NF 80 122
LP - Sci-Fi 3 2
LP - Westerns 105 314
Media - Temporary 4 2644
Music Cassettes 0 121
Non - Fiction 12617 39911
Paperbacks 3 1468
P~riodicals . 76 839
Professional Collect 0 23
Reference 742 0
Story Collections 154 386
Story Telling Kit 0 2
Spoken W/Fic CD 235 2903
Spoken W/CD NF 52 695
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12/21/2665 69:46 76324192866
ERFAX
PAGE 03
Appendix D4
Guidelines for Determining Space Needs
1. Print and nonprint coUectioDS
· Open adUlt book shelving: 7 volumes per linear foot
· Closed adult book shelving: 8 volumes per linear foot
· Open children book shelving: 15-20 volumes per linear foot
· Closed children book shelving: 18-24 volumes per linear foot _
· Periodicals: Current title display 1 linear ft.. per title; back issues 3 years per 1 linear it
· Pamphlet file cases: 12 sq. ft. per file
· Records: 15 records per sq. fl per record bin; 25 records per sq. it on shelves
· Map cases: 30 sq. ft. per file
· Cassette display cases: 16-18 per-linear foot
· CD display cases: 25-28 per linear foot
· Paperback tower/carousel racks: 30 sq. ft.
- · _ Videos: 12 per linear ft.
2. Study and leisure reading areas
· Lounge/infonnal seating: 40 sq. ft. per reader
· Carrels & microfilm reader/printers 35 sq. feet
· Table seating: 30 sq. feet per reader
3. Staff work and lounge area!
· 150 sq. it per staff at circulation or reference desk.
· Staff ar~ varies from 100-225 sq. ftfor office space and75-125 sq. ft. for work stations.
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4. Compu.ten, listening and 'Viewing stations
· Computer terminals: 40 sq. feet per reader
· - Listening/viewing stations: 25 sq. it per reader fdr seating only; 30 sq. ft. per reader at
table
5. Miscellaneous
· Space for heating and 'cooling equipment, niultipurpose room, stairways, ramps, elevators,
janitor's and toilet supplies, entry way, undesignated spaces, etc. determined_ by comniunity
needs, library's written service program, and architectmal design.
Sourcc; Standards lor Mlmwota Public Libraries
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12/21/2085 89:46 76324192868
PAGE 84
ERFAX
Ap'peDdix D5
Space Needs Assessment Calculations
1. Collection Space
· Bookstock @ 10 volumes per square foot
· Audiovisual holdings @ 30 rtetm pet square foot
. Periodical display @ 1.5 items per square foot
- Periodical backfi1es @ 0.5 square feet per title per year retained
1. Reader Seating Space
- Allow 30 square feet per reader seat
3. Staff Work Space. .
- Allow 125-150 square feet per staffwodc station
4. Meeting Room Space
- Oeneral.meeting space@ 10 square feet per seat
· Conference space @ 25 square feet per seat
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· Children's progtRn)~i~g space @ 10 square feet per seat
5. Special Use Space
· Add the allocatiollS for collection space, reader seating space, staff work space, and ..
meeting space (nos. 1-4 above)
-Multiply that total by 0.15
6. Nonusignable Space
· Add the allocations for collection space, reader seating space, staffwork space, meetii1g
space, and special use space .
· Multiply that total by 0.25
Source: Standarcb for Minnesota Public Librari.u
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APPENDIXE
PRELIMINARY COSTDA TA
SITE FEASIBILITY STUDY
SUBMITTED TO
CITY OF ELK RIVER
13065 ORONO PARKWAY
ELK RIVER, MN 55330
CITY OF ELK RIVER
GREAT RIVER REGIONAL LIBRARY SYSTEM
ELK RIVER, MINNESOTA
KK~1M
arch itects
KKE 0606.1159.01
JANUARY 9, 2006
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