STAFF REPORT TO THE CITY COUNCIL
DATE: Regular Meeting of January 23, 2024
TO: Mayor and Members of the City Council
VIA: Dante Hall, City Manager
SUBMITTED BY: Michael Roberts, Public Works Director/City Engineer SUBJECT: Library Starry Cone Leak – Discuss Options and Recommendation to Approve Amendment No.1 with SERA Architecture in the amount of $71,963 to Design a Permanent Repair, for a not-to-exceed total contract amount of $81,369 RECOMMENDED ACTION:
Staff recommends that the City Council:
Discuss options to address the Hercules Library Starry Cone leak.
Adopt a resolution approving Amendment No.1 with SERA Architecture in the amount of $71,963 to design a permanent repair, for a not-to-exceed total contract amount of $81,369 and authorizing the City Manager to execute the Amendment on behalf of the City Council.
BACKGROUND:
The Starry Cone is a unique, conical structural feature of the Hercules Library, which was built in 2006. The floor is circular and has a radius of 10ft, totaling 314 square feet. The exterior elements, which provide the barrier to water, consist of the window, skylight, and stucco walls. The interior of space allows for creative library learning activities and special amenities, such as a skylight.
Figure 1 Exterior view of Starry Cone
Figure 2 Interior Starry Cone Skylight
The Library is owned and maintained by the City, and under an agreement with the County is staffed and operated by their library employees. The County librarian for the facility describes the use and value of the Starry Cone as follows:
The original purpose of the Story Cone in the Hercules Library Children’s area was to provide a separate space for weekly storytimes. Over time, however, these programs have outgrown the space which now works better as a separate area for learning and playing. Hercules Library staff also realized this was an opportunity to adapt the space to fit different needs and abilities of children who use the library. Library staff worked with the Burgeon Group who specializes in creating library spaces that can hold up to rigorous everyday use in a public library setting and are engaging to all children no matter their abilities. The Story Cone is now the Starry Cone: an inclusive early literacy and place with a spaceship/space theme. The new space includes wall panel installations that elevate the current space to one that is more interactive and includes a variety of early literacy manipulatives.
The target population for the Starry Cone is children ages six months through 10 years old and their families. The space can be used by all children no matter their age or ability. The interactive early literacy toys are tactile, attractive and accessible to everyone in a separate safe and welcoming space. Creating this all-inclusive space welcomes children of all abilities into a learning environment and improve the service the Library is able to deliver to the community.
About 25.5% of all people in Hercules (population 26,016 – 2020 census data) use the library. 19.5% of these families have children under the age of 18, and 49.6% speak a language other than English. The new Starry Cone space continues to attract families who might otherwise not come to the library thereby creating new library users.
Figure 3 Interior learning and activity space of Starry Cone Over the last several Winters, the Starry Cone leaked during heavy rain. City staff was unable to determine the source of the leak but proceeded with re-caulking the window and removing soil around the base of the structure, as these were thought to be the most likely causes of the problem. However, these efforts did not stop the leaking, which requires the area be vacated and dried out using fans so it can be placed back in service and to prevent mold from forming.
Staff subsequently secured the services of SERA Architects, who are on the City’s prequalified vendor list, to determine the source of the leak in the Fall of 2023. They conducted an on-site leak investigation with their leak specialists, MCA, on September 19, which included spraying water on the exterior of the building.
Their findings and recommendations are outlined in detail in their November 3, 2023 memo (Att #4). In brief, SERA is recommending:
Remove the existing window assembly and reinstall a new window assembly with flashing details Remove existing skylight assembly and reinstall new skylight assembly with new flashing details Remove entire stucco surface and reinstall. This is an optimal solution as compared to multiple spot demolition and patch solutions which may provide opportunities for intrusion.
The extensive nature of these recommendations is due to an inadequate design or installation associated with the original construction. SERA obtained a contractor’s estimate for this work, which was $550K. In the future, a funding source would need to be identified for the construction contract. Staff would need additional time to explore funding options, which could include a combination of City funds, grant opportunities, or project fundraising.
ANALYSIS:
OPTION 1: The recommendation of SERA’s licensed architects, based upon their review of the plans, water intrusion testing, and on-site investigation, is to remove and reinstall the window, skylight, associated assemblies, and to remove the entire stucco surfacing and reinstall. This is primarily due, in their professional opinion, to the inadequacy of the original design and/or installation of these facilities. They believe this work is necessary to permanently address the leak. The construction cost for this work is estimated to be roughly $550K, with possible savings in the window and skylight can be reused.
OPTION 2: Re-seal the window, skylight, and cracks in the stucco to see if it stops the leaking from occurring. This would cost a fraction of the permanent repair. If unsuccessful, the permanent repair could then be pursued – potentially deferring the costlier repairs until a later date - but overall, the cost to fix the leaking would then be higher. SERA does not believe this approach will be effective in preventing the leak from re-occurring, given the inadequacy of the underlying construction.
OPTION 3: Make no repairs. When leaking occurs, the Starry Cone would be closed and dried out, as is currently occurring. This would not require additional out of pocket expenditures but would impact the public’s use of the facility and Library operations, require City staff time, and would not address the liability associated with mold.
OPTION 4: Close the Starry Cone. A mold-remediation plan would need to be further explored if this option is selected and the space would no longer be available for its current use.
In weighing the advantages and disadvantages of the different options, staff is recommending proceeding with Amendment No.1 with SERA to design a repair in accordance with their findings and recommendations (OPTION 1). This approach offers a permanent solution without further long-term impacts to the public, will allow the space to be utilized, and eliminates the liability associated with mold. This recommendation is contingent upon identifying funding for this work.
The scope of SERA’s work detailed in Amendment No.1 is to complete the remedial design, construction documents, and permitting; provide bid support; and provide construction administration support.
FISCAL IMPACT:
The Capital Improvement Program in the Adopted FY 23-24 Budget includes $100K in General Fund/Capital Reserves to address the Starry Cone leak. This is sufficient to cover the cost of the original contract for $9,406 and Amendment No.1 (Att #2) in the amount of $71,963, for a total commitment of $81,369.
ATTACHMENTS:
Attach 1- Resolution
Attach 2 – Amendment No.1
Attach 3 – Original Contract
Attach 4 – SERA Recommendations Memo