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8.1. SR 06-19-2017 EOty1� ,.,�� Request for Action River To Item Number Mayor and City Council 8.1 Agenda Section Meeting Date Prepared by General Business June 19, 2017 Amanda Othoudt,Economic Development Director Item Description Reviewed by Resolution Designating Certain Buildings within Tina Allard, City Clerk Development District No. 1 as Structurally Reviewed by Substandard T.John Cunningham, Fire Chief Action Requested Adopt,by motion, a resolution finding buildings to be substandard in anticipation of considering the creation of a Redevelopment TIF District. Background/Discussion Staff has been working with Beaudry Oil Company in the development of a new truck shop facility along Proctor Avenue. As part of the project, the city is pursuing a redevelopment plan for the area. At their April 3, 2017, meeting, the City Council directed staff to move forward with the steps necessary to create a redevelopment plan. To determine the boundary of this redevelopment plan,it was necessary to inspect each of the properties within the proposed development district to determine if the area qualifies as a Redevelopment TIF District. The city's consultant,LHB,performed the inspection of the properties within the proposed district. They inspected both the interior and exterior of the buildings and evaluate the coverage of each parcel. Redevelopment districts are a type of tax increment financing district in which one or more of the following conditions exists and is reasonably distributed throughout the district: 1. Parcels comprising at least 70% of the area of the district are occupied by buildings, streets, utilities,paved or gravel parking lots, or other similar structures and more than 50% of the buildings, not including outbuildings, are structurally substandard requiring substantial renovation or clearance. A parcel is deemed "occupied" if at least 15% of the area of the parcel contains buildings, streets, utilities,paved or gravel parking lots, or other similar structures. 2. The property consists of vacant, unused, underused,inappropriately used, or infrequently used railyards,rail storage facilities, or excessive or vacated railroad right-of-ways; or 3. Tank facilities, or property whose immediately previous use was for tank facilities, as defined in section 115C.02, subdivision 15,if they: a. have or had a capacity of more than 1,000,000 gallons; b. are located adjacent to rail facilities; and c. have been removed or are unused, underused,inappropriately used, or infrequently used. POWERED 6T Template Updoted 4/14 INAWRE1 Within the proposed district, there are 12 properties total,with structures on 11 of them. In order to meet the criteria for the establishment of a redevelopment TIF district, over 50% of the structures must meet the definition of structurally substandard. Structurally substandard is defined as buildings containing defects or deficiencies in structural elements, essential utilities and facilities, light and ventilation, fire protection (including egress),layout and condition of interior partitions, or similar factors. Generally, a building is not structurally substandard if it is in compliance with the building code applicable to a new building, or could be modified to satisfy the existing code at a cost of less than 15% of the cost of constructing a new structure of the same size and type. LHB's report dated June 15, 2017, made a determination that 8 of the 12 properties meets the definition of structurally substandard, exceeding the 50% requirement to establish the district. The TIF District qualifies as a redevelopment district in that it meets all of the criteria listed in (1) above. The analysis was completed by LHB, a third party consultant,who made this determination. Financial Impact N/A Attachments ■ LHB Report ■ Resolution N:APublic Bodies\Agenda Packets\06-19-2017\Final\x8.1 sr Substandard Bldg.docx City of City of Elk River, Minnesota Elk City Council River Resolution 17 - A Resolution of the City Council of the City of Elk River Designating Certain Buildings within Development District No. I as Structurally Substandard WHEREAS, under Minnesota Statutes, Section 469.174, subd. 10(d), the City of Elk River, Minnesota (the "City") is authorized to deem parcels as occupied by structurally substandard buildings despite prior demolition or removal of the buildings, subject to certain terms and conditions as described in this resolution; and WHEREAS, the City intends to cause demolition of buildings located on the property located in the City identified in Exhibit A (collectively, the "Designated Property"), and may in the future include the Designated Property in a redevelopment or renewal and renovation tax increment financing district as defined in Minnesota Statutes, Sections 469.174, Subd. 10 and Subd. 10a, respectively. BE IT RESOLVED by the City Council of the City of Elk River,Minnesota (the "Council"), as follows: 1. The Council has received from LHB,Inc. the "TIF District#24 Elk River,Minnesota Property Condition Assessment Summary Sheet", for inspections on May 5 and May 16, 2017 (the "Inspection Report"),finding that,based on an inspection of the buildings located on the Designated Property, such buildings were determined to be substandard under the definition set forth in the Minnesota Statutes, Sections 469.174 to 469.1794, as amended (the "TIF Act"). Based on the Inspection Report and other information available to the Council, the Council finds that the buildings on the Designated Property are structurally substandard to a degree requiring substantial renovation or clearance. 2. After the date of approval of this resolution, the buildings on the Designated Property may be demolished or removed by the City, or such demolition or removal may be financed by the City, or may be undertaken by a developer under a development agreement with the City. 3. The City intends to include Designated Property in one or more redevelopment or renewal and renovation tax increment financing districts pursuant to the TIF Act (the "TIF District"), and to file the request for certification of such district with the Stearns County auditor within 3 years after the date of building demolition on the Designated Property. 4. Upon filing the request for certification of a new tax increment financing district, the City will notify the Stearns County auditor that the original tax capacity of the Designated Property must be adjusted to reflect the greater of(a) the current net tax capacity of the parcel, or (b) the estimated market value of the parcel for the year in which the building was demolished or removed,but applying class rates for the current year, all in accordance with Minnesota Statutes, Section 469.174, subd. 10(d). 5. City staff and consultants are authorized to take any actions necessary to carry out the intent of this resolution. 501550v1 JSB BL185-52 6. The City hereby authorizes City staff and consultants to negotiate the terms of a development agreement with a developer in connection with the demolition of some or all of the buildings on the Designated Property (the "Development Agreement") and the Mayor and City Clerk are authorized to execute the Development Agreement on behalf of the City, and to carry out, on behalf of the City, the City's obligations thereunder. 7. The City authorizes expenditure of available tax increments and other available funds to pay the costs of such demolition or removal,in such amounts as determined necessary for such purpose by the City's Finance Director,in accordance with the City's resolution authorizing interfund loans to be repaid from the TIF District adopted May 15, 2017. Approved by the City Council of the City of Elk River this 19th day of June,2017. John J. Dietz,Mayor ATTEST: Tina Allard, City Clerk 501550vl JSB BL185-52 EXHIBIT A Affected Properties Parcel ID # Address 75-403-0030 706 Quinn Ave NW 75-403-0020 634Quinn Ave NW 75-403-0010 620 Quinn Ave NW 75-410-0745 1234 6th St NW 75-410-0705 1214 6th St NW 75-410-0710 1206 6th St 75-410-0720 623 Proctor Ave NW 75-410-0725 633 Proctor Ave NW 501550v1 JSB BL185-52 Report of Inspection Procedures and Results for Determining Qualifications of a Tax Increment Financing District as a Redevelopment District Beaudry Redevelopment TIF District #24 Elk River, Minnesota > . 'f IC. F [ r f � 1. -� r E' I t� 4 June 15,2017 Prepared For the City of Elk River Prepared by: LHB,Inc. 701 Washington Avenue North, Suite 200 Minneapolis,Minnesota 55401 LHB Project No.170323 TABLE OF CONTENTS PART 1 — EXECUTIVE SUMMARY................................................................................2 Purpose of Evaluation................................................................................2 Scopeof Work ...........................................................................................3 Conclusion .................................................................................................3 PART 2 — MINNESOTA STATUTE 469.174, SUBDIVISION 10 REQUIREMENTS....... 3 A. Coverage Test...................................................................................... 4 B. Condition of Buildings Test................................................................... 4 C. Distribution of Substandard Buildings................................................... 5 PART 3 — PROCEDURES FOLLOWED......................................................................... 6 PART 4 — FINDINGS ...................................................................................................... 6 A. Coverage Test...................................................................................... 6 B. Condition of Building Test..................................................................... 7 1. Building Inspection .................................................................... 7 2. Replacement Cost..................................................................... 8 3. Code Deficiencies ..................................................................... 8 4. System Condition Deficiencies.................................................. 9 C. Distribution of Substandard Structures................................................. 9 PART 5 - TEAM CREDENTIALS.................................................................................. 11 APPENDIX A Property Condition Assessment Summary Sheet APPENDIX B Building Code, Condition Deficiency and Context Analysis Reports APPENDIX C Building Replacement Cost Reports Code Deficiency Cost Reports Photographs Beaudry Redevelopment TIF District#24 LHB Project No. 170323 Page 1 of 12 Final Report PART 1 - EXECUTIVE SUMMARY PURPOSE OF EVALUATION LHB was hired by the City of Elk River to inspect and evaluate the properties within a Tax Increment Financing Redevelopment District ("TIF District") proposed to be established by the City. The proposed TIF District is located at the northwest corner of 6`'' Street Northwest and Proctor Avenue Northwest (Diagram 1). The purpose of LHB's work is to determine whether the proposed TIF District meets the statutory requirements for coverage, and whether twelve (12) buildings on twelve (12) parcels and one (1) right of way parcel, located within the proposed TIF District, meet the qualifications required for a Redevelopment District. F,,. a a i�illtYl1 y, r } M, J4-1 0 z X C 1 M 6th Street Northwest US Highway 10 NW Diagram 1—Proposed TIF District Beaudry Redevelopment TIF District#24 LHB Project No. 170323 Page 2 of 12 Final Report SCOPE OF WORK The proposed TIF District consists of twelve (12) parcels and one (1) right of way parcel with twelve (12) buildings. Nine (9) buildings were inspected on the interior and exterior and one (1) building was inspected on the exterior on May 5,2017 and May 16,2017. Two (2) buildings were not inspected as they were assumed to be "Not Substandard" based on an exterior evaluation. Building Code and Condition Deficiency Reports for the buildings that were found to be substandard are located in Appendix B. CONCLUSION After inspecting and evaluating the properties within the proposed TIF District and applying current statutory criteria for a Redevelopment District under Minnesota Statutes, Section 469.174, Subdivision 10, it is our professional opinion that the proposed TIF District qualifies as a Redevelopment District because: • The proposed TIF District has a coverage calculation of 100 percent which is above the 70 percent requirement. • 66.7 percent of the buildings are structurally substandard which is above the 50 percent requirement. • The substandard buildings are reasonably distributed. The remainder of this report describes our process and findings in detail. PART 2 - MINNESOTA STATUTE 469.174, SUBDIVISION 10 REQUIREMENTS The properties were inspected in accordance with the following requirements under Minnesota Statutes, Section 469.174, Subdivision 10(c),which states: INTERIOR INSPECTION "The municipality may not make such determination [that the building is structurally substandard] without an interior inspection of the property..." EXTERIOR INSPECTION AND OTHER MEANS "An interior inspection of the property is not required,if the municipality finds that (1) the municipality or authority is unable to gain access to the property after using its best efforts to obtain permission from the party that owns or controls the property;and (2) the evidence otherwise supports a reasonable conclusion that the building is structurally substandard." DOCUMENTATION "Written documentation of the findings and reasons why an interior inspection was not conducted must be made and retained under section 469.175, subdivision 3(1)." Beaudry Redevelopment TIF District#24 LHB Project No. 170323 Page 3 of 12 Final Report QUALIFICATION REQUIREMENTS Minnesota Statutes, Section 469.174, Subdivision 10 (a) (1) requires three tests for occupied parcels: A. COVERAGE TEST ..."parcels consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, or paved or gravel parking lots..." The coverage required by the parcel to be considered occupied is defined under Minnesota Statutes,Section 469.174,Subdivision 10(e),which states:"For purposes of this subdivision,a parcel is not occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures unless 15 percent of the area of the parcel contains buildings, streets,utilities,paved or gravel parking lots, or other similar structures." B. CONDITION OF BUILDINGS TEST Minnesota Statutes, Section 469.174, Subdivision 10(a) states, "...and more than 50 percent of the buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance;" 1. Structurally substandard is defined under Minnesota Statutes,Section 469.174, Subdivision 10(b), which states: "For purposes of this subdivision, `structurally substandard' shall mean containing defects in structural elements or a combination of deficiencies in essential utilities and facilities,light and ventilation, fire protection including adequate egress,layout and condition of interior partitions, or similar factors,which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." a. We do not count energy code deficiencies toward the thresholds required by Minnesota Statutes, Section 469.174, Subdivision 10(b) defined as "structurally substandard", due to concerns expressed by the State of Minnesota Court of Appeals in the Wlalser Auto Sales, Inc. vs. City of Richfield case filed November 13,2001. 2. Buildings are not eligible to be considered structurally substandard unless they meet certain additional criteria,as set forth in Subdivision 10(c) which states: "A building is not structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the building code at a cost of less than 15 percent of the cost of constructing a new structure of the same square footage and type on the site. The municipality may find that a building is not disqualified as structurally substandard under the preceding sentence on the basis of reasonably available evidence, such as the size, type, and age of the building, the average cost of plumbing, electrical, or structural repairs, or other similar reliable evidence." "Items of evidence that support such a conclusion [that the building is not disqualified] include recent fire or police inspections, on-site property tax appraisals or housing inspections, exterior evidence of deterioration, or other similar reliable evidence." Beaudry Redevelopment TIF District#24 LHB Project No. 170323 Page 4 of 12 Final Report LHB counts energy code deficiencies toward the 15 percent code threshold required by Minnesota Statutes, Section 469.174, Subdivision 10(c)) for the following reasons: • The Minnesota energy code is one of ten building code areas highlighted by the Minnesota Department of Labor and Industry website where minimum construction standards are required by law. • Chapter 13 of the 2015 Minnesota Building Code states, `Buildings shall be designed and constructed in accordance with the International Energy Conservation Code." Furthermore, Minnesota Rules, Chapter 1305.0021 Subpart 9 states, "References to the International Energy Conservation Code in this code mean the Minnesota Energy Code..." • Chapter 11 of the 2015 Minnesota Residential Code incorporates Minnesota Rules, Chapters, 1322 and 1323 Minnesota Energy Code. • The Senior Building Code Representative for the Construction Codes and Licensing Division of the Minnesota Department of Labor and Industry confirmed that the Minnesota Energy Code is being enforced throughout the State of Minnesota. • In a January 2002 report to the Minnesota Legislature, the Management Analysis Division of the Minnesota Department of Administration confirmed that the construction cost of new buildings complying with the Minnesota Energy Code is higher than buildings built prior to the enactment of the code. • Proper TIF analysis requires a comparison between the replacement value of a new building built under current code standards with the repairs that would be necessary to bring the existing building up to current code standards. In order for an equal comparison to be made,all applicable code chapters should be applied to both scenarios. Since current construction estimating software automatically applies the construction cost of complying with the Minnesota Energy Code, energy code deficiencies should also be identified in the existing structures. C. DISTRIBUTION OF SUBSTANDARD BUILDINGS Minnesota Statutes, Section 469.174, Subdivision 10,defines a Redevelopment District and requires one or more of the following conditions, "reasonably distributed throughout the district." (1) "Parcels consisting of 70 percent of the area of the district are occupied by buildings, streets,utilities,paved or gravel parking lots, or other similar structures and more than 50 percent of the buildings,not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance; (2) the property consists of vacant,unused,underused,inappropriately used, or infrequently used rail yards,rail storage facilities, or excessive or vacated railroad rights-of-way; (3) tank facilities, or property whose immediately previous use was for tank facilities..." Our interpretation of the distribution requirement is that the substandard buildings must be reasonably distributed throughout the district as compared to the location of all buildings in the district. For example,if all of the buildings in a district are located on one half of the area of the district,with the other half occupied by parking lots (meeting the required 70 percent coverage for the district),we would evaluate the distribution of the substandard Beaudry Redevelopment TIF District#24 LHB Project No. 170323 Page 5 of 12 Final Report buildings compared with only the half of the district where the buildings are located. If all of the buildings in a district are located evenly throughout the entire area of the district, the substandard buildings must be reasonably distributed throughout the entire area of the district. We believe this is consistent with the opinion expressed by the State of Minnesota Court of Appeals in the Wl'alserAuto Sales, Inc. vs. City of Kicbfield case filed November 13, 2001. PART 3 - PROCEDURES FOLLOWED LHB inspected ten (10) of the twelve (12) buildings during the day of May 5,2017 and May 16,2017. Two (2) buildings were assumed to be "Not Substandard" based on an exterior evaluation. PART 4 - FINDINGS A. COVERAGE TEST 1. The total square foot area of the parcel in the proposed TIF District was obtained from City records, GIS mapping and site verification. 2. The total square foot area of buildings and site improvements on the parcels in the proposed TIF District was obtained from City records, GIS mapping and site verification. 3. The percentage of coverage for each parcel in the proposed TIF District was computed to determine if the 15 percent minimum requirement was met. The total square footage of parcels meeting the 15 percent requirement was divided into the total square footage of the entire district to determine if the 70 percent requirement was met. FINDING: The proposed TIF District met the coverage test under Minnesota Statutes, Section 469.174, Subdivision 10(e), which resulted in parcels consisting of 100 percent of the area of the proposed TIF District being occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures (Diagram 2). This exceeds the 70 percent area coverage requirement for the proposed TIF District under Minnesota Statutes, Section 469.174, Subdivision (a) (1). Beaudry Redevelopment TIF District#24 LHB Project No. 170323 Page 6 of 12 Final Report WT .• M 6th Street Northwest US • Highway 1 NW Diagram 2—Coverage Diagram Shaded area depicts a parcel more than 15 percent occupied by buildings,streets,utilities, paved or gravel parking lots or other similar structures B. CONDITION OF BUILDING TEST 1. BUILDING INSPECTION The first step in the evaluation process is the building inspection. After an initial walk- thru,the inspector makes a judgment whether or not a building"appears" to have enough defects or deficiencies of sufficient total significance to justify substantial renovation or clearance. If it does, the inspector documents with notes and photographs code and non- code deficiencies in the building. Beaudry Redevelopment TIF District#24 LHB Project No. 170323 Page 7 of 12 Final Report 2. REPLACEMENT COST The second step in evaluating a building to determine if it is substandard to a degree requiring substantial renovation or clearance is to determine its replacement cost. This is the cost of constructing a new structure of the same square footage and type on site. Replacement costs were researched using R.S. Means Cost Works square foot models for 2017. A replacement cost was calculated by first establishing building use (office,retail,residential, etc.),building construction type (wood,concrete,masonry,etc.),and building size to obtain the appropriate median replacement cost,which factors in the costs of construction in Elk River,Minnesota. Replacement cost includes labor, materials, and the contractor's overhead and profit. Replacement costs do not include architectural fees, legal fees or other "soft" costs not directly related to construction activities. Replacement cost for each building is tabulated in Appendix A. 3. CODE DEFICIENCIES The next step in evaluating a building is to determine what code deficiencies exist with respect to such building. Code deficiencies are those conditions for a building which are not in compliance with current building codes applicable to new buildings in the State of Minnesota. Minnesota Statutes, Section 469.174, Subdivision 10(c), specifically provides that a building cannot be considered structurally substandard if its code deficiencies are not at least 15 percent of the replacement cost of the building. As a result,it was necessary to determine the extent of code deficiencies for each building in the proposed TIF District. The evaluation was made by reviewing all available information with respect to such buildings contained in City Building Inspection records and making interior and exterior inspections of the buildings. LHB utilizes the current Minnesota State Building Code as the official code for our evaluations. The Minnesota State Building Code is actually a series of provisional codes written specifically for Minnesota only requirements, adoption of several international codes, and amendments to the adopted international codes. After identifying the code deficiencies in each building, we used R.S. Means Cost Works 2017; Unit and Assembly Costs to determine the cost of correcting the identified deficiencies. We were then able to compare the correction costs with the replacement cost of each building to determine if the costs for correcting code deficiencies meet the required 15 percent threshold. FINDING: Eight(8) out of twelve (12) buildings (66.7 percent)in the proposed TIF District contained code deficiencies exceeding the 15 percent threshold required by Minnesota Statutes, Section 469.174, Subdivision 10(c). Building Code, Condition Deficiency and Context Analysis reports for the buildings in the proposed TIF District can be found in Appendix B of this report. Beaudry Redevelopment TIF District#24 LHB Project No. 170323 Page 8 of 12 Final Report 4. SYSTEM CONDITION DEFICIENCIES If a building meets the minimum code deficiency threshold under Minnesota Statutes, Section 469.174, Subdivision 10(c), then in order for such building to be "structurally substandard" under Minnesota Statutes, Section 469.174, Subdivision 10(b), the building's defects or deficiencies should be of sufficient total significance to justify "substantial renovation or clearance." Based on this definition,LHB re-evaluated each of the buildings that met the code deficiency threshold under Minnesota Statutes, Section 469.174, Subdivision 10(c), to determine if the total deficiencies warranted"substantial renovation or clearance"based on the criteria we outlined above. System condition deficiencies are a measurement of defects or substantial deterioration in site elements, structure, exterior envelope, mechanical and electrical components, fire protection and emergency systems,interior partitions, ceilings, floors and doors. The evaluation of system condition deficiencies was made by reviewing all available information contained in City records, and making interior and exterior inspections of the buildings. LHB only identified system condition deficiencies that were visible upon our inspection of the building or contained in City records. We did not consider the amount of"service life" used up for a particular component unless it was an obvious part of that component's deficiencies. After identifying the system condition deficiencies in each building, we used our professional judgment to determine if the list of defects or deficiencies is of sufficient total significance to justify"substantial renovation or clearance." FINDING: In our professional opinion, eight (8) out of twelve (12) buildings (66.7 percent) in the proposed TIF District are structurally substandard to a degree requiring substantial renovation or clearance, because of defects in structural elements or a combination of deficiencies in essential utilities and facilities,light and ventilation, fire protection including adequate egress,layout and condition of interior partitions, or similar factors which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance. This exceeds the 50 percent requirement of Subdivision 10a(1). C. DISTRIBUTION OF SUBSTANDARD STRUCTURES Much of this report has focused on the condition of individual buildings as they relate to requirements identified by Minnesota Statutes, Section 469.174, Subdivision 10. It is also important to look at the distribution of substandard buildings throughout the geographic area of the proposed TIF District (Diagram 3). FINDING: The parcels with substandard buildings are reasonably distributed compared to all parcels that contain buildings. Beaudry Redevelopment TIF District#24 LHB Project No. 170323 Page 9 of 12 Final Report 1 r ff/ Diagram 3—Substandard Buildings Shaded green area depicts parcels with buildings. Shaded orange area depicts substandard buildings. Beaudry Redevelopment TIF District#24 LHB Project No. 170323 Page 10 of 12 Final Report PART 5 - TEAM CREDENTIALS Michael A. Fischer, AIA, LEED AP - Project Principal/TIF Analyst Michael has 29 years of experience as project principal,project manager,project designer and project architect on planning, urban design, educational, commercial and governmental projects. He has become an expert on Tax Increment Finance District analysis assisting over 100 cities with strategic planning for TIF Districts. He is an Architectural Principal at LHB and currently leads the Minneapolis office. Michael completed a two-year Bush Fellowship,studying at MIT and Harvard in 1999,earning Masters degrees in City Planning and Real Estate Development from MIT. He has served on more than 50 committees, boards and community task forces, including a term as a City Council President and as Chair of a Metropolitan Planning Organization. Most recently, he served as Chair of the Edina, Minnesota planning commission and is currently a member of the Edina city council. Michael has also managed and designed several award-winning architectural projects, and was one of four architects in the Country to receive the AIA Young Architects Citation in 1997. Philip Waugh- Project Manager/TIF Analyst Philip is a project manager with 13 years of experience in historic preservation,building investigations, material research, and construction methods. He previously worked as a historic preservationist and also served as the preservation specialist at the St.Paul Heritage Preservation Commission. Currently, Phil sits on the Board of Directors for the Preservation Alliance of Minnesota. His current responsibilities include project management of historic preservation projects, performing building condition surveys and analysis, TIF analysis, writing preservation specifications, historic design reviews, writing Historic Preservation Tax Credit applications, preservation planning, and grant writing. Phil Fisher- Inspector For 35 years,Phil Fisher worked in the field of Building Operations in Minnesota including White Bear Lake Area Schools. At the University of Minnesota he earned his Bachelor of Science in Industrial Technology. He is a Certified Playground Safety Inspector, Certified Plant Engineer, and is trained in Minnesota Enterprise Real Properties (MERP) Facility Condition Assessment(FCA). His FCA training was recently applied to the Minnesota Department of Natural Resources Facilities Condition Assessment project involving over 2,000 buildings. Thomas D. Fennessey- Inspector Prior to joining the LHB team in early 2015, Tom served over 30 years in various positions within facilities management at the University of Wisconsin-Superior, including serving as Director of Facilities Management for over 10 years. His role in LHB's Superior office includes owner's representation, quality assurance of project delivery, construction management, Wisconsin business development,building assessments,plan reviews,and other facilities-related assessments and projects. He has served nearly eight years as a city councilor for the City of Superior and is currently city council president. In his various roles he has worked with both local and state levels of government in seeking new and revised legislation for both higher Ed and local government. 0:\17Pioj\170323\400 Design\406 Reports\Final Report\170323 20170615 Elk River Proctor and Quem Redevelopment TIF Report.docx Beaudry Redevelopment TIF District#24 LHB Project No. 170323 Page 11 of 12 Final Report APPENDICES APPENDIX A Property Condition Assessment Summary Sheet APPENDIX B Building Code and Condition Deficiencies Reports APPENDIX C Building Replacement Cost Reports Code Deficiency Cost Reports Photographs Beaudry Redevelopment TIF District#24 LHB Project No. 170323 Page 12 of 12 Final Report APPENDIX A Property Condition Assessment Summary Sheet o � O O o co E (o �o E L E �y> y CD m Y O O O O CD m 0 LU f0 y Q o � U to � � m o m m N M N r a � U A C OI N C v co o M v M r m — co r ro w u� w ri N 7 fA fA fA fA fA fA fA fA 16 O E5 U C i _ _ N LL� LL� N r O O r O N LL� N O r O W O W W LL O N N O O N O LL� V O M � Z � � Z Z CL C N O N O N X w to C M M N O O m O N O O W 0 i N O p L IL O o U a 0 0 0 0 0 0 0 0 0 0 0 o O x o r N u� co u� o M N m o rn N o ro co ui ui � v r �i r v ri ri oo d x N � (6 L A o a N � O U U m E M m rn M rn r u� o N r p E m o co rn rn rn u� o M o rn o v F r co co v co r u� co rn r u� . ro F EE o 0 m M M c2 c2 6 w c2 o o ro r N N of N Q B O O O O O O O O O N N N x N N N Y N N O O x O O W W W W W W W W W o O O` o o LL, o W o o o o o W o W m LL C m W > > > > > > > > > > > > N O O O O O O o o O O O O O r n n n n n n n n n n m n n Lo E E EE E E E E E E > E E T oN m -2.m N C — M �a 0 m o L0 m r +' Z Z Z 2 Z Z Z Z '� in O N_ (6 o o o Z in Z in > > > > Q 9 fn m E Q> Q> Q> in in Q Q Q ¢ m LL 7 s co s co 0 0 o Z o Z 0 9 m C C C N N O O O O 0 p LL ++ C co G O N N LL LL LL rn o o E N N N O - V N y0 = cl �M Q M N V V O N N M M O O O r r r r r r r r r C l Y m C O O O O O O O O O O O O a a a v v v v v v v v v a a m a E `m 0 r r r r r r r r r r r r 9 9 (6 N o f M > � O a � oz C O Of o (a Q Q m U o W LL (9 2 a d LL O an d 0 0 0 O m m APPENDIX B Building Code, Condition Deficiency and Context Analysis Reports Beaudry Redevelopment TIF District #24 Building Code, Condition Deficiency and Context Analysis Report June 5,2017 Parcel No.&Building Name: A Rental Units Address: 706 Quinn Ave NW Elk River,MN 55330 Parcel ID: 75-403-0030 Inspection Date(s) &Time(s): May 5,2017 12:15 PM exterior and May 16,2017 10:00 am interior Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: - Substantial renovation is required to correct Conditions found. - Building Code deficiencies total more than 15%of replacement cost,NOT including energy code deficiencies. Estimated Replacement Cost: $309,564 Estimated Cost to Correct Building Code Deficiencies: $107,394 Percentage of Replacement Cost for Building Code Deficiencies: 34.69% Defects in Structural Elements 1. Foundation walls are compromised and earthen material has migrated into the pathway for emergency egress,which is contrary to code. Combination of Deficiencies 1. Essential Utilities and Facilities a. There are no code required Arc Fault Interrupters. 2. Light and Ventilation a. HVAC system is not mechanical/building code compliant. 3. Fire Protection/Adequate Egress a. Code compliant smoke detectors should be installed. b. Code compliant carbon monoxide detectors should be installed. c. There is no code require building sprinkler system installed. d. There is no code required emergency notification system installed. 4. Layout and Condition of Interior Partitions/Materials a. Stair tread is not code compliant for rise and run. b. Toilet does not meet code for minimum distance from other fixed objects. c. Wall paper is stained. d. Interior walls need to be painted. Beaudry Redevelopment TIF District#24 Page 1 of 2 Building Report LHB Project No. 170323 Parcel A, Rental Units e. Flooring needs to be replaced. f. Ceiling exhibits water staining and should be repainted. g. Floor to ceiling height does not meet code in second floor bathroom. h. Interior window trim is water stained. i. Basement floor to ceiling height does not comply with code. j. Install code required emergency egress windows in basement. 5. Exterior Construction a. Exterior window trim needs repair. b. Front step carpeting needs to be replaced. c. Windows are broken and should be repaired per city code. Description of Code Deficiencies 1. HVAC system is not mechanical/building code compliant. 2. Code compliant smoke detectors should be installed. 3. Code compliant carbon monoxide detectors should be installed. 4. Code required AFCI's should be installed. 5. Code required building sprinkler system should be installed. 6. Code required emergency notification system should be installed. 7. Stair tread needs to be modified on second floor to comply with code. 8. Bathroom on second floor needs to be modified to comply with code for distance in front of toilet. 9. Floor to ceiling height on second floor bathroom needs to be modified to comply with code, 10. Basement floor to ceiling height needs to be modified to comply with code. 11. Foundation walls need to be rebuilt to hold back earthen material per code. 12. Install emergency egress windows in basement to comply with code. 13. Repair broken windows per code. Overview of Deficiencies This building has six rental units. Each of the units will require new flooring and painting. There are no code required carbon monoxide detectors in any of the units. There is no code required building wide sprinkler system. The basement floor to ceiling height does not meet code. The second floor bathroom floor to ceiling height does not meet code. There are no code required AFCI's in the building. There are no compliant smoke detectors in the building. Stair treads on the second floor need to be modified to comply with code for rise. The foundation is compromised and should be rebuilt per code. 0:\17Proj\170323\400 Design\406 Reports\Building Reports\170323 706 Quinn Ave Building Report.docx Beaudry Redevelopment TIF District#24 Page 2 of 2 Building Report LHB Project No. 170323 Parcel A, Rental Units Beaudry Redevelopment TIF District #24 Building Code, Condition Deficiency and Context Analysis Report June 2,2017 Parcel No. &Building Name: B Residence Address: 634 Quinn Ave NW Elk River,MN 55330 Parcel ID: 75-403-0020 Inspection Date(s) &Time(s): May 5,2017 11:55 am Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: - Substantial renovation is required to correct Conditions found. - Building Code deficiencies total more than 15%of replacement cost,NOT including energy code deficiencies. Estimated Replacement Cost: $117,526 Estimated Cost to Correct Building Code Deficiencies: $19,031 Percentage of Replacement Cost for Building Code Deficiencies: 16.2% Defects in Structural Elements 1. Roof is showing a protrusion mid-roof running from ridge to entryway addition indicating structure settlement or heaving. 2. NW corner of house is not sitting tight to foundation wall indicating structural movement of house/foundation wall. 3. Temporary basement floor jacks have been installed to stabilize 1St floor, indicating structural deficiency in flooring system. Combination of Deficiencies 1. Essential Utilities and Facilities a. Portions of electrical wiring in basement is improperly installed and needs to be rerouted. b. Circuit breaker box has open slots that need to be filled. c. House lacks code-required AFCI receptacles in living room,bedrooms and hallways. d. Current forced-air system does not meet current heating and ventilation code and needs to be replaced. e. Areas of basement plumbing was not installed per current plumbing code and needs to be modified. £ Basement utility sink faucet with hose thread does not have code-required vacuum breaker. 2. Light and Ventilation a. None Beaudry Redevelopment TIF District#24 Page 1 of 3 Building Report LHB Project No. 170323 Parcel B, Residence 3. Fire Protection/Adequate Egress a. Front wood entrance steps do not meet code requirement for egress and need to be replaced. b. Rear entrance lacks proper code-compliant steps;currently using loose patio blocks. c. Rear entry lacks proper flat walking surface; currently a tripping hazard due to uneven concrete and gravel. d. All smoke detectors have been disabled.Install code compliant hardwired detectors. e. No CO detectors present;install code compliant detectors. f. Underside of basement stairs is not enclosed per fire-code. 4. Layout and Condition of Interior Partitions/Materials a. Carpet is old and worn and needs replacing. b. Portions of kitchen cabinets have been damaged and need replacing. c. Interior woodwork on windows need refinishing and repair. 5. Exterior Construction a. Several sections of vinyl siding are missing,allowing for water intrusion. b. NW corner of foundation wall has been spray foamed to seal gap between house and foundation. Foam has deteriorated allowing for weather intrusion. c. Several asphalt roof shingle tabs missing resulting in possible water intrusion. d. Chimney base roof flashing improperly installed allowing possible water intrusion. e. Chimney masonry is deteriorated and missing and brick work cracked allowing for water intrusion. Description of Code Deficiencies 1. Roof is showing a protrusion mid-roof running from ridge to entryway addition indicating structure settlement or heaving,investigate and repair. 2. Northwest corner of house is not sitting tight to foundation wall indicating structural movement of house/foundation wall. 3. Replace and modify existing temporary basement floor jacks with structurally designed system. 4. Replace front wood entrance steps to meet proper egress codes. 5. Install code-compliant rear entrance steps to replace existing loose patio blocks. 6. Install code-compliant sidewalk at side entrance to replace existing partial concrete and uneven gravel surface to eliminate tripping hazard. 7. All smoke detectors have been disabled.Install code compliant hardwired detectors. 8. No CO detectors present. Install code compliant detectors. 9. Enclose underside of basement stairs to comply with fire-code. 10. Replace missing sections of vinyl siding to prevent water intrusion. 11. Northwest corner of foundation wall has been spray foamed to seal gap between house and foundation. Foam has deteriorated allowing for weather intrusion. 12. Several asphalt roof shingle tabs are missing,resulting in possible water intrusion. 13. Chimney base roof flashing improperly installed,allowing possible water intrusion. 14. Chimney masonry is deteriorated and missing and brick work cracked,allowing for water intrusion. 15. Reroute portions of electrical wiring in basement area that is improperly installed. 16. Correct open slots in circuit breaker box. 17. Install code-required AFCI receptacles in living room,bedrooms and hallways. 18. Replace current forced-air system with code compliant version including controls. 19. Modify/correct improperly installed basement plumbing to meet current plumbing code. 20. Install code-compliant vacuum breaker on utility sink hose connections. Beaudry Redevelopment TIF District#24 Page 2 of 3 Building Report LHB Project No. 170323 Parcel B, Residence Overview of Deficiencies This single story,single family home was built in 1934. It consists of three bedrooms,one bath and a partially finished basement. The house interior needs much updating of kitchen, walls and flooring. The house exterior needs repairs on the roof, chimney, and siding. There is evidence of structural shifting of the house as evidenced in the roof,corner foundation and the additional floor jacks installed in the basement to stabilize the upper floor. The heating system does not meet current heating and ventilation codes and needs to be replaced. 0:\17Pioj\170323\400 Design\406 Reports\Building Reports\170323 634 Quinn Ave Building Report.docx Beaudry Redevelopment TIF District#24 Page 3 of 3 Building Report LHB Project No. 170323 Parcel B, Residence Beaudry Redevelopment TIF District #24 Building Code, Condition Deficiency and Context Analysis Report June 1,2017 Parcel No. &Building Name: C Residence Address: 620 Quinn Ave NW,Elk River,MN 55330 Parcel ID: 75-403-0010 Inspection Date(s) &Time(s): May 5,2017 11:30 am Inspection Type: Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: - Substantial renovation is required to correct Conditions found. - Building Code deficiencies total more than 15%of replacement cost,NOT including energy code deficiencies. Estimated Replacement Cost: $120,241 Estimated Cost to Correct Building Code Deficiencies: $31,825 Percentage of Replacement Cost for Building Code Deficiencies: 26.5% Defects in Structural Elements 1. Entire exterior of house is missing portions of siding with evidence of rotted subsiding and framing. 2. Eaves and soffits were improperly installed and maintained with evidence of water intrusion and deterioration. Combination of Deficiencies 1. Essential Utilities and Facilities a. Could not assess,as building was abandoned and no internal access allowed. 2. Light and Ventilation a. All exterior windows and back door have been removed and boarded up. 3. Fire Protection/Adequate Egress a. Could not assess,as building was abandoned and no internal access allowed. 4. Layout and Condition of Interior Partitions/Materials a. Could not assess,as building was abandoned and no internal access allowed. 5. Exterior Construction a. Sections of soffits are open allowing water intrusion and animal habitat. b. House siding has been removed in sections, plywood ill-fitted, Tyvek sheeting missing and torn. Beaudry Redevelopment TIF District#24 Pagel of 2 Building Report LHB Project No. 170323 Parcel C-Residence c. Soffit and eaves are unprotected,allowing for water intrusion. d. Vegetative vine growth present on several exterior walls, trees have grown up alongside house and landscaping around house is overgrown. e. New roof has been installed in last 3-years, but installation is improper due to poor condition of roof substrate, eave and soffits. Description of Code Deficiencies 1. Front door needs to be replaced to meet proper accessibility into house. 2. Missing and evidence of rotted subsiding and framing allowing for water intrusion. 3. Eaves and soffits improperly installed and maintained with evidence of water intrusion and deterioration. 4. Rear door has been removed and boarded up-install new code-required door. 5. Windows have been removed and boarded up restricting proper egress. 6. Sections of soffits are open allowing for water intrusion and animal habitat. 7. House siding has been removed in sections,plywood ill-fitted,Tyvek sheeting missing and torn;lacks code required water tight exterior. 8. Soffit and eaves unprotected allowing for water intrusion. 9. Remove vegetative vine growth that is present on several exterior walls causing siding damage. 10. Remove numerous tree and shrub growth that is against house siding and roof edge causing damage. 11. Replace roof due to poor substrate, soffits and eaves. Overview of Deficiencies This single story, single family house,was built in 1932. It currently sits vacant and entry to the interior for inspection was not allowed. Exterior of house is in total non-compliance to building codes due to lack of proper siding, along with all exterior windows and rear entrance, which are boarded up. In addition, numerous areas of the exterior lack a watertight seal with areas of soffits open allowing for animal habitat The roof is in good condition but lacks proper installation due to poor roof substrate and failing soffits and eaves. 0:\17Proj\170323\400 Design\406 Reports\Building Reports\170323 620 Quinn Ave Building Report.docx Beaudry Redevelopment TIF District#24 Page 2 of 2 Building Report LHB Project No. 170323 Parcel C-Residence Beaudry Redevelopment TIF District #24 Building Code, Condition Deficiency and Context Analysis Report June 5,2017 Parcel No.&Building Name: D Residence Address: 1234 6th Street NW Elk River,MN 55330 Parcel ID: 75-410-0745 Inspection Date(s) &Time(s): May 5,2017 11:05 am Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: - Substantial renovation is required to correct Conditions found. - Building Code deficiencies total more than 15%of replacement cost,NOT including energy code deficiencies. Estimated Replacement Cost: $128,746 Estimated Cost to Correct Building Code Deficiencies: $42,844 Percentage of Replacement Cost for Building Code Deficiencies: 33.28% Defects in Structural Elements 1. None observed. Combination of Deficiencies 1. Essential Utilities and Facilities a. Electrical outlets are not grounded and do not comply with code. b. There are no code required Arc Fault Circuit Interrupters installed. 2. Light and Ventilation a. The HVAC system does not comply with mechanical/building code. 3. Fire Protection/Adequate Egress a. There are no code required smoke detectors present. b. There are no code required carbon monoxide detectors present. 4. Layout and Condition of Interior Partitions/Materials a. Interior walls need repair/repainting. b. The basement stairs are not code compliant for tread rise and run. c. The basement stairway does not have a code compliant hand rail. d. The basement stairway has an open underside and does not comply with code. e. The electrical circuit box does not comply with code. f. The side door does not comply with code for opening over a landing. Beaudry Redevelopment TIF District#24 Page 1 of 2 Building Report LHB Project No. 170323 Parcel D, Residence g. Wood floors need to be refinished. h. The bathroom toilet is not code compliant for distance from door. i. The bathroom exhaust system is not code compliant. j. The stairs to the second floor do not comply with code. k. The floor to ceiling height on the second floor does not comply with code. 5. Exterior Construction a. Front entrance steps are not code compliant for tread rise. b. Exterior wood surfaces need painting. c. Foundation block mortar is separating or missing and needs to be replaced to prevent water intrusion per code. d. The windows are allowing for water intrusion contrary to code. Description of Code Deficiencies 1. The HVAC system does not comply with code. 2. Code compliant smoke detectors should be installed. 3. Code required carbon monoxide detectors should be installed. 4. Install code required grounded electrical outlets. 5. Install code required AFCI's. 6. The basement stairs should be modified to comply with code. 7. The stairway to the second floor should be modified to comply with code. 8. The electrical circuit box does not comply with code. 9. The side door entering the basement stairway landing does not comply with code. 10. The bathroom toilet does not comply with code for distance from door. 11. The bathroom toilet exhaust is not code compliant. 12. The second-floor stairway is not code compliant. 13. The floor to ceiling height on the second floor does not comply with code. 14. The front entrance steps are not code compliant. 15. Mortar on the foundation block needs to be repaired to prevent water intrusion per code. 16. Windows should be replaced to prevent water intrusion per code. Overview of Deficiencies This residential dwelling needs a new HVAC system to comply with code. There are no code compliant smoke detectors in the residence. There are no code required carbon monoxide detectors in the home. Electrical outlets are not grounded and do not comply with code. Both the basement and the second floor stairways do not comply with code. The interior walls and ceilings need repair/repainting. The floor to ceiling height does not comply with code on the second floor. Windows should be replaced to prevent water intrusion. 0:\17Pioj\170323\400 Design\406 Reports\Building Reports\170323 1234 6th St Building Reportdocx Beaudry Redevelopment TIF District#24 Page 2 of 2 Building Report LHB Project No. 170323 Parcel D, Residence Beaudry Redevelopment TIF District #24 Building Code, Condition Deficiency and Context Analysis Report June 2,2017 Parcel No.&Building Name: F Residence Address: 1214 6th Street NW Elk River,MN 55330 Parcel ID: 75-410-0705 Inspection Date(s) &Time(s): May 5,2017 10:15 am Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: - Substantial renovation is required to correct Conditions found. - Building Code deficiencies total more than 15%of replacement cost,NOT including energy code deficiencies. Estimated Replacement Cost: $169,960 Estimated Cost to Correct Building Code Deficiencies: $31,259 Percentage of Replacement Cost for Building Code Deficiencies: 18.4% Defects in Structural Elements 1. None observed. Combination of Deficiencies 1. Essential Utilities and Facilities a. Current forced air heating system and controls do not meet current code and need to be replaced. b. Basement bathroom is non-compliant with codes and needs to be modified. c. Ceiling mounted gas heater located in attached garage does not meet current code and needs to be replaced. d. Provide AFCI protected receptacles in living room, bedrooms and hallway per electrical code. e. Provide GFCI protected receptacles in Kitchen to meet current electrical code. f. Basement wall outlets are loose and have unprotected wiring and need to be repaired per electrical code. g. Electrical outlets adjacent to main electrical panel are damaged and need to be repaired per electrical code. Beaudry Redevelopment TIF District#24 Page 1 of 3 Building Report LHB Project No. 170323 Parcel F, Residence 2. Light and Ventilation a. HVAC system does not meet mechanical/building code. 3. Fire Protection/Adequate Egress a. Current wood handicap ramp lacks code-compliant protective handrails. b. Replace entrance door hardware with code-compliant egress style. c. Rear entrance concrete steps are not level with door threshold as per code. d. There is no code-compliant emergency egress window in basement to provide secondary exit. e. R3 Residential Group classification requires automatic fire sprinkler system building-wide. 4. Layout and Condition of Interior Partitions/Materials a. Interior walls and ceilings should be repaired/repainted. b. Exposed copper piping should be attached to walls. c. Kitchen casework should be painted. d. Baseboard should be replaced where missing. e. Door trim should be installed. f. Water stained floor should be re-sanded and finished. g. Miscellaneous debris should be removed from basement. h. Ceiling tile should be replaced in basement. i. Basement fire place brick should be cleaned. 5. Exterior Construction a. Wood soffits and eaves on rear of house need to be painted/covered to prevent water intrusion. b. Wood windows need to be painted and caulked to prevent water intrusion. c. Wood siding on rear of house is peeling and needs to be painted to prevent water intrusion. Description of Code Deficiencies 1. Current wood handicap ramp lacks code-compliant protective handrails. 2. Replace entrance door hardware with code-compliant style. 3. Replace non-compliant rear entrance concrete steps level with threshold per code. 4. Wood soffits and eaves on rear of house need to be painted/covered to prevent water intrusion. 5. Wood windows need to be painted and caulked to prevent water intrusion. 6. Wood siding on rear of house needs to be painted to prevent water intrusion. 7. Replace non-compliant forced air heating system and controls to meet code. 8. Modify non-compliant basement bathroom per code. 9. Replace non-complaint ceiling mounted gas heater located in attached garage to meet code. 10. Provide AFCI protected receptacles per code. 11. Provide GFCI protected receptacles in Kitchen. 12. Repair non-compliant basement wall outlets that are loose and have unprotected wiring. 13. Repair electrical outlets adjacent to main electrical panel that are damaged and are not code compliant. 14. Install code-required automatic fire sprinkler system. 15. Install code-required basement emergency egress window. Beaudry Redevelopment TIF District#24 Page 2 of 3 Building Report LHB Project No. 170323 Parcel F, Residence Overview of Deficiencies This house was built in 1966 as a single-family home, then converted to a transitional home for three individuals. The home is a single story with an unfinished basement. Most original wood-framed windows have been replaced with vinyl, but there are still two old wood windows that exist and need maintenance. The house has a wood handicap ramp at the front entrance but lacks code-compliant handrails. The interior of the house has seen some updates on finishes but most are dated. Electrical system needs updating to provide code-compliant GFCI and AFCI receptacles. The mechanical heating system does not meet current ventilation and heating codes and needs to be replaced. 0:\17Proj\170323\400 Design\406 Reports\Building Reports\170323 1214 6th St Building Reportdocx Beaudry Redevelopment TIF District#24 Page 3 of 3 Building Report LHB Project No. 170323 Parcel F, Residence Beaudry Redevelopment TIF District #24 Building Code, Condition Deficiency and Context Analysis Report June 5,2017 Parcel No.&Building Name: G Residence Address: 1206 6th Street Elk River,MN 55330 Parcel ID: 75-410-0710 Inspection Date(s) &Time(s): May 5,2017 9:50 am exterior and May 16,2017 9:30 am interior Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: - Substantial renovation is required to correct Conditions found. - Building Code deficiencies total more than 15%of replacement cost,NOT including energy code deficiencies. Estimated Replacement Cost: $128,746 Estimated Cost to Correct Building Code Deficiencies: $22,345 Percentage of Replacement Cost for Building Code Deficiencies: 17.36% Defects in Structural Elements 1. There are both vertical and horizontal cracks on interior walls indicative of differential settling. Combination of Deficiencies 1. Essential Utilities and Facilities a. There are ungrounded electrical outlets that are not code compliant. b. There are no code required Arc Fault Circuit Interrupters installed. 2. Light and Ventilation a. There is a light on the second floor that is not code compliant. b. There is a dryer vent that is not code compliant. c. The HVAC system is not code compliant. 3. Fire Protection/Adequate Egress a. Smoke detectors are not code compliant. b. There are no code required carbon monoxide detectors. 4. Layout and Condition of Interior Partitions/Materials a. Interior walls and ceilings need to be repaired/repainted. b. Interior windows are water stained indicative of water intrusion,contrary to code. c. The stairway to the second floor is not code compliant for stair tread rise and run. d. Carpet is torn and damaged. Beaudry Redevelopment TIF District#24 Page 1 of 2 Building Report LHB Project No. 170323 Parcel G, Residence 5. Exterior Construction a. Front steps are not code compliant for rise to threshold. b. Front door does not have code required flashing. c. Windows are rotting allowing for water intrusion contrary to code. d. Siding is damaged and in need of paint. e. Windows do not comply with code for flashing. f. Roof rafters appear to be compromised and in need of repair. g. Southern door step to threshold does not comply with code for maximum height. Description of Code Deficiencies 1. Light fixture on the second floor needs to be installed properly to comply with code. 2. The dryer vent needs to be installed properly to comply with code. 3. The HVAC system needs to be replaced to comply with code. 4. Code compliant smoke detectors need to be installed. 5. Code required carbon monoxide detectors need to be installed. 6. Code required AFCI electrical outlets need to be installed. 7. Ungrounded electrical outlets need to be replaced to comply with code. 8. Windows need to be replaced to prevent water intrusion per code. 9. The stairway to the second floor is not code compliant for rise and run of treads. 10. Southern entrance steps need to be modified to comply with code for proper rise. 11. Flashing needs to be installed above all exterior doors and windows to comply with code. Overview of Deficiencies This single-family dwelling needs repair/repainting of both interior and exterior surfaces. The carpeting should be replaced. Electrical code issues include,improper installation of light fixtures,and ungrounded electrical outlets. The dryer vent should be replaced to comply with code. Code requires proper installation of smoke detectors and carbon monoxide detectors. Windows should be replaced to comply with code to prevent water intrusion. The interior stairway should be modified to comply with code required rise and run of stair treads. The southern entrance steps need to be modified to comply with code for maximum rise. Code required flashing needs to be installed over doors and windows. 0:\17Pioj\170323\400 Design\406 Reports\Building Reports\170323 1206 6th Street Building Reportdocx Beaudry Redevelopment TIF District#24 Page 2 of 2 Building Report LHB Project No. 170323 Parcel G, Residence Beaudry Redevelopment TIF District #24 Building Code, Condition Deficiency and Context Analysis Report June 1,2017 Parcel No. &Building Name: I Residence Address: 623 Proctor Ave NW Elk River,MN 55330 Parcel ID: 75-410-0720 Inspection Date(s) &Time(s): May 5,2017 9:00 am exterior and May 16,2017 8:00 am interior Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: - Substantial renovation is required to correct Conditions found. - Building Code deficiencies total more than 15%of replacement cost,NOT including energy code deficiencies. Estimated Replacement Cost: $158,279 Estimated Cost to Correct Building Code Deficiencies: $52,250 Percentage of Replacement Cost for Building Code Deficiencies: 33.01% Defects in Structural Elements 1. Foundation is cracked and allowing for water intrusion. Combination of Deficiencies 1. Essential Utilities and Facilities a. There are no code required Arc Fault Circuit Interrupters in the home. b. There are ungrounded electrical outlets in the home,contrary to code. 2. Light and Ventilation a. The light in the second-floor bathroom is missing a protective globe. b. The HVAC system does not meet mechanical/building code requirements. 3. Fire Protection/Adequate Egress a. There are no code compliant smoke detectors in the home. b. There are no code required carbon monoxide detectors in the home. c. There is no code required fire extinguisher in the home. 4. Layout and Condition of Interior Partitions/Materials a. Interior walls should be repaired/repainted. b. Interior flooring should be replaced. c. Interior ceiling should be repaired/replaced. d. Stairway to the second floor is not code compliant for rise and run. Beaudry Redevelopment TIF District#24 Page 1 of 2 Building Report LHB Project No. 170323 Parcel I, Residence e. A code required stair railing should be installed. f. Second floor bathroom should be repaired/repainted. g. The basement floor to ceiling height is not code compliant. 5. Exterior Construction a. Roof has failed and is allowing for water intrusion contrary to code. There is evidence of water intrusion on the second-floor ceiling. b. Windows are damaged and allowing for water intrusion contrary to code. c. Exterior wood siding is damaged and allowing for water intrusion contrary to code. d. Gutters need to be painted. e. Soffit and fascia have holes from woodpeckers which is allowing for water intrusion, contrary to code. f. Chimney is damaged and missing mortar,allowing for water intrusion and contrary to code. Description of Code Deficiencies 1. HVAC system is not mechanical/building code compliant. 2. Code compliant smoke detectors should be installed. 3. Code required carbon monoxide detectors should be installed. 4. Code required fire extinguisher should be installed. 5. Code required AFCI's should be installed. 6. Code compliant,grounded electrical outlets should be installed. 7. Stairway to second floor should be made code compliant for rise and run of stair treads. 8. Stairway to second floor should have a code required handrail installed. 9. Basement floor to ceiling height should be corrected to comply with code. 10. Replace roof to prevent water intrusion per code. 11. Replace windows to prevent water intrusion per code. 12. Repair wood siding to prevent water intrusion per code. 13. Repair soffit and facia to prevent water intrusion per code. 14. Repair foundation cracks to prevent water intrusion per code. 15. Repair chimney to prevent water intrusion per code. Overview of Deficiencies This one and a half story residential dwelling is currently being rented. The interior and exterior surfaces should be repaired and repainted. The flooring should be replaced. There are no code compliant smoke detectors,carbon monoxide detectors or fire extinguishers installed. Access to the second-floor lacks code compliant rise and run of the stair treads. There is no code required hand railing on the second-floor stairway. There are no code required AFCI's. The electrical outlets do not have code required grounding. The roof and windows should be replaced to become code compliant. The wood siding,soffit and fascia should be repaired to prevent water intrusion per code. The foundation and chimney should be repaired to prevent water intrusion per code. 0:\17Pioj\170323\400 Design\406 Reports\Building Reports\170323 623 Pfoctor Ave Building Reportdocx Beaudry Redevelopment TIF District#24 Page 2 of 2 Building Report LHB Project No. 170323 Parcel I, Residence Beaudry Redevelopment TIF District #24 Building Code, Condition Deficiency and Context Analysis Report May 30,2017 Parcel No.&Building Name: J Residence Address and Parcel ID: 633 Proctor Ave NW Elk River,MN 55330 Parcel ID: 75-410-0725 Inspection Date(s) &Time(s): May 5,2017 8:40 am Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: - Substantial renovation is required to correct Conditions found. - Building Code deficiencies total more than 15%of replacement cost,NOT including energy code deficiencies. Estimated Replacement Cost: $145,530 Estimated Cost to Correct Building Code Deficiencies: $24,741 Percentage of Replacement Cost for Building Code Deficiencies: 17% Defects in Structural Elements 1. Investigate and repair plaster cracking in upper walls of kitchen that are showing signs of wall settlement. Combination of Deficiencies 1. Essential Utilities and Facilities a. Outlets throughout the house are old and ungrounded. They need to be replaced with grounded outlets to meet code. b. New GFCI and AFCI protected receptacles need to be installed in areas of house per electrical code. c. Various areas in basement have non-metallic sheathed electrical wiring improperly installed, which needs to be re-routed to meet current electrical code. d. Much of the current household wiring is original non-grounded wiring,which will need to be updated/replaced. 2. Light and Ventilation a. The forced-air furnace does not meet current heating and ventilation code and needs to be replaced along with any control equipment. Beaudry Redevelopment TIF District#24 Page 1 of 3 Building Report LHB Project No. 170323 Parcel J, Residence 3. Fire Protection/Adequate Egress a. Current smoke alarms have been disconnected and are not hardwired. New hardwired smoke detectors need to be installed per current code. b. New CO detectors need to be installed in house per current code. 4. Layout and Condition of Interior Partitions/Materials a. Basement partitions have wood 2X4 sill plates running through doorways and need to be removed. b. Current entrance door hardware does not meet code and needs to be updated. c. Basement stairs do not meet code required height and width of stair risers and treads. Several of the wood treads are cracked and pose stability issues. d. Visible repairs have been made to kitchen ceiling and upper wall gypsum board, indicating some type of repairs have recently been made. e. Old floor the in several areas of house is suspected of containing asbestos but needs to be confirmed. 5. Exterior Construction a. Chimney requires tuck pointing and repair to prevent water intrusion. b. CMU block basement walls have cracked and spalling joints and need to be repaired to prevent water intrusion,which is causing efflorescent on inside of basement walls. c. Install guards around open window well at side walkway to prevent potential tripping hazard d. Concrete front, side and rear entrance stairs need to be replaced as they do not meet code- required tread and rise measurements. e. Roof asphalt shingles starting to curl and showing overall deterioration. Consideration of roof replacement in near future. f. Siding, soffits and fascia is dirty and not well maintained. Description of Code Deficiencies 1. Investigate and repair plaster cracking in upper walls of kitchen that are showing signs of wall settlement. 2. Replace non-grounded outlets throughout house to meet code. 3. Provide GFCI protected receptacles per code. 4. Provide AFCI required receptacles. 5. Replace code deficient furnace to meet current ventilation codes. 6. Replace existing thermostat with energy code compliant one. 7. Modify non-metallic sheathed electrical cable which is installed improperly. 8. Provide code-compliant hardwired smoke detectors. 9. Provide code-compliant CO detectors throughout house. 10. Remove 2X4 wood wall plates in basement room doorways. 11. Repair/tuckpoint chimney to prevent water intrusion. 12. Repair cracked and spalling block foundation to prevent water intrusion causing efflorescence on inside of basement walls. 13. Install guards around open window well at side walkway to prevent tripping hazard 14. Replace door hardware on entrance doors to meet proper code 15. Replace non-compliant front,side and rear entrance stairs to meet proper tread and rise. 16. Modify basement stairway to meet proper rise and tread on stairs per code Beaudry Redevelopment TIF District#24 Page 2 of 3 Building Report LHB Project No. 170323 Parcel J, Residence Overview of Deficiencies This single-family house was built in 1951 and includes an unfinished basement. The roof is in fair condition with the asphalt shingles starting to curl. The house has original non-grounded electrical receptacles and lacks proper GFCI and AFCI receptacles. The basement wall has evidence of water intrusion with signs of efflorescence and peeling paint. Several areas of the house contain older 9x9 floor tiles,which are suspected to be asbestos containing, but cannot be verified without future testing. Exterior of the house is lacking proper maintenance as evidenced by dirty soffits and siding. Exterior sidewalks have recently been replaced, but all three concrete entrance steps do not meet required rise and tread measurements per code. The current heating system does not meet current heating and ventilation codes and needs to be replaced. 0:\17Proj\170323\400 Design\406 Reports\Building Reports\170323 633 Pfoctof Ave Building Reportdocx Beaudry Redevelopment TIF District#24 Page 3 of 3 Building Report LHB Project No. 170323 Parcel J, Residence APPENDIX C Building Replacement Cost Reports Code Deficiency Cost Reports Photographs Beaudry Redevelopment TIF District #24 Replacement Cost Report RSMCQRae darWSquare Foot Cost Estimate Report Date: 5/23/2017 Estimate Name: 706 Quinn Avenue NW City of Elk River 706 Quinn Avenue NW, Elk River, Minnesota, 55330 Economy 2 Story with Wood Siding-Wood Building Type: Frame Location: ELK RIVER,MN Story Count: 2 _ ��, `' _.�• F, r Story Height(LF.): 8 Floor Area (S.F.): 2600 Labor Type: RES .. rl. Basement Included: No ` Data Release: Year 2017 Quarter 2 Costs are derived from a building model with basic components. Cost Per Square Foot: $109.41 Scope differences and market conditions can cause costs to vary significantly. Building Cost: $309,564.68 of Total Cost Per S.F. Cost 01 Site Work Footing excavation, building,26'x 46',4' deep 1.16 3027.89 02 Foundation Footing systems, 10"thick by 20"wide footing 1.28 3320.39 Block wall systems,8"wall,grouted,full height 4.53 11771.35 Block wall systems,8"wall,grouted,full height 3.96 10299.93 Floor slab systems,4"thick slab 2.16 5618.31 03 Framing Floor framing systems,2"x 8", 16"OC 4.07 10578.74 Floor framing,wood joists,#2 or better,pine,2"x 8", 16"OC 0.98 2558.54 Floor framing, bridging,wood 1"x 3",joists 16"OC 0.20 514.35 Box sills,#2 or better pine,2"x 8" 0.15 382.16 Girders, including lally columns,3 pieces spiked together,2"x 8" 0.81 2100.36 Exterior wall framing systems, 2"x 4", 16"OC 4.10 10655.55 Exterior wall framing systems, 2"x 4", 16"OC 0.19 504.78 Truss roof framing systems,24"OC,4/12 pitch, 1' overhang,26'span 3.61 9393.54 Furring, 1"x 3", 16"OC 1.01 2621.58 Partition framing systems,2"x 4", 16"OC 2.67 6939.77 0, Exterior Walls Painting,2 coats 0.46 1199.62 Wood siding systems, 1/2"x 8" beveled cedar siding, "A"grade 9.19 23898.17 Wood siding systems, 1/2"x 8" beveled cedar siding, "A"grade 0.44 1132.11 Non-rigid insul, batts,fbgls, kraft faced,3-1/2"thick, R13, 15"W 0.69 1794.37 Non-rigid insul, batts,fbgls, kraft faced, 12"thick, R38,23"wide 0.81 2118.66 Sliding window systems, builder's quality wood window,3'x 2' 6.05 15734.24 Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 1 of 2 Parcel A, Residence Door systems,solid core birch,flush,3'x 6'-8" 1.07 2779.03 Storm door,al,combination,storm&screen,anodized,3'-0"x 6'-8" 0.32 843.77 05 Roofing �® Gable end roofing,asphalt,roof shingles,class A 2.75 7142.34 i. Interiors � Wall system, 1/2"drywall,taped &finished 7.87 20450.09 Wall system, 1/2"drywall,taped &finished 2.82 7323.98 1/2"gypsum wallboard,taped&finished ceilings 2.74 7119.71 Suspended ceiling 2'x 4'grid,film faced fiberglass, 5/8"thick 2.64 6864.57 Lauan,flush door, hollow core, interior 6.54 17012.45 Carpet,Olefin, 15 oz 2.11 5478.05 Carpet,tile,foam backed,needle punch 2.94 7637.64 Padding,sponge rubber cushion, minimum 0.76 1988.46 Underlayment plywood, 1/2"thick 2.16 5614.49 Resilient flooring,vinyl sheet goods, backed, .070"thick,minimum 1.24 3218.07 Resilient flooring,sleepers,treated, 16"OC, 1"x 3" 0.54 1400.22 Stairways 14 risers,oak treads,box stairs 1.56 4050.41 Basement stairs,open risers 0.44 1145.68 07 Specialties Kitchen,economy grade 1.07 2771.93 Sinks,stainless steel,single bowl 16"x 20" 0.65 1697.03 Water heater,electric,30 gallon 0.58 1509.99 isMechanical � •� Three fixture bathroom with wall hung lavatory 1.89 4911.06 Furnace,gas heating only, 100 MBH,area to 1200 SF 0.43 1115.05 Intermittent pilot, 100 MBH furnace 0.10 256.72 Supply duct, rectangular,area to 1200 SF, rigid fiberglass 0.82 2141.80 Return duct,sheet metal galvanized,to 1500 SF 1.01 2628.82 Lateral ducts,flexible round 6" insulated,to 1200 SF 0.91 2366.43 Register elbows,to 1500 SF 0.52 1345.85 Floor registers,enameled steel w/damper,to 1500 SF 0.33 851.87 Return air grille,area to 1500 SF 12"x 12" 0.10 255.71 Thermostat, manual, 1 set back 0.05 136.00 Plenum, heating only, 100 MBH 0.07 170.31 Fire sprinkler system/residential, includes emergency notification 8.80 22880.00 09 Electrical 100 amp electric service 0.50 1302.92 Duplex receptacles using non-metallic sheathed cable 0.86 2235.42 Wiring device systems,economy to 1200 S.F. 2.02 5246.76 Light fixture systems,economy to 1200 S.F. 0.53 1365.40 SubTotal 100% $99.46 $281,422.44 Contractor Fees(General Conditions,Overhead,Profit) 10.00% $9.95 $28,142.24 Architectural Fees 0.00% $0.00 $0.00 User Fees 0.00% $0.00 $0.00 Total Building Cost � = Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 2 of 2 Parcel A, Residence Beaudry Redevelopment TIF District #24 Code Deficiency Cost Report Parcel A - 706 Quinn Ave NW Elk River, MN 55330 - Parcel ID 75-403-0030 Residence Code Related Cost Items Unit Cost Units Unit Total Quantity Accessibility Items Bathroom Modify fixture location to comply with code for proper distancing $ 15.00 SF 70 $ 1,050.00 Structural Elements Foundation Rebuild foundation walls to comply with code $ 4.53 SF 1000 $ 4,530.00 Exiting Stairway Modify stair treads to comply with code $ 125.00 EA 10 $ 1,250.00 Floor to Ceiling Height Modify floor to ceiling height in second floor bathroom to comply with code $ 20.00 SF 70 $ 1,400.00 Modify floor to ceiling height in basement to comply with code $ 20.00 SF 2600 $ 52,000.00 Emergency Egress Windows Install emergency egress windows in basement $ 1,500.00 EA 3 $ 4,500.00 Fire Protection Smoke Detectors Install code compliant smoke detectors $ 250.00 EA 10 $ 2,500.00 Arc Fault Circuit Interrupters Install code required AFCI's $ 250.00 EA 16 $ 4,000.00 Building Sprinkler System and Emergency Notification System Install code required building sprinkler system $ 8.80 SF 2600 $ 22,880.00 Exterior Construction Roof Construction Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 1 of 2 Parcel A, Residence Code Quantity Mechanical- Electrical Mechanical HVAC system should be replaced per code $ 4.34 SF 2600 $ 11,284.00 Electrical Carbon Monoxide Detectors Install code required carbon monoxide detectors $ 250.00 EA 8 $ 2,000.00 Total Code Improvements $ 107,394 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 2 of 2 Parcel A, Residence Beaudry • • • Quinn Avenue P1 1 30820.JPG P1130821.JPG0' P1 1 30823.JPG P1130824.JPG • :- :d}' .- =moi ^. .. - �-. ,k., •-.� P1 1 � 1 30826.JPG P1130827.JPG0: ,t • .•' 1 of �J 70 M P1 1 30832.J PG P 1140048.J PG P 1140049.J PG P 1140050.J PG P 1140051.J PG P 1140052.J PG ' vu P 1140053.J PG P 1140054.J PG P 1140055.J PG j4 P1140056.JPG P1140057.JPG P1140058.JPG Beaudry Redevelopment TIF District#24 Page 2 of 8 Photos LHB Project No. 170323 Parcel A, Residence P 1140059.J PG P 1140060.J PG P 1140061.J PG xv P 1140062.J PG P 1140063.J PG P 1140064.J PG P1140065.JPG P1140066.JPG P1140067.JPG P 1140068.J PG P 1140069.J PG P 1140070.J PG Beaudry Redevelopment TIF District#24 Page 3 of 8 Photos LHB Project No. 170323 Parcel A, Residence c 1 .: i P 1140071.J PG P 1140072.J PG P 1140073.J PG E I1I - P1140074.JPG P1140075.JPG P1140076.JPG k P1140077.J PG P 1140078.J PG P 1140079.J PG P 1140080.J PG P 1140081.J PG P 1140082.J PG Beaudry Redevelopment TIF District#24 Page 4 of 8 Photos LHB Project No. 170323 Parcel A, Residence i P 1140083.J PG P 1140084.J PG P 1140085.J PG P1140086.JPG P1140087.JPG P1140088.JPG uh P 1140089.J PG P 1140090.J PG P 1140091.J PG t P 1140092.J PG P 1140093.J PG P 1140094.J PG Beaudry Redevelopment TIF District#24 Page 5 of 8 Photos LHB Project No. 170323 Parcel A, Residence P 1140095.J PG P 1140096.J PG P 1140097.J PG t P1140098.JPG P1140099.JPG P1140100.JPG ra - 3E. P1140101.JPG P1140102.JPG P1140103.JPG I P1140104.JPG P1140105.JPG P1140106.JPG Beaudry Redevelopment TIF District#24 Page 6 of 8 Photos LHB Project No. 170323 Parcel A, Residence kt'YW ;'�v1k P1140107.JPG P1140108.JPG P1140109.JPG IL P1140110.JPG P1140111.JPG P1140112.JPG :6 i* P1140113.JPG P1140114.JPG P1140115.JPG P1140117.JPG P1140118.JPG P1140119.JPG Beaudry Redevelopment TIF District#24 Page 7 of 8 Photos LHB Project No. 170323 Parcel A, Residence P1140120.JPG P1140121.JPG P1140122.JPG P1140123.JPG P1140124.JPG P1140125.JPG c IV t� 4 P1140126.JPG P1140127.JPG P1140128.JPG P1140129.JPG P1140130.JPG P1140131.JPG Beaudry Redevelopment TIF District#24 Page 8 of 8 Photos LHB Project No. 170323 Parcel A, Residence Beaudry Redevelopment TIF District #24 Replacement Cost Report ns d5W Square Foot Cost Estimate Report Date: 6/2/2017 Estimate Name: 634 Quinn Ave NW City of Elk River 634 Quinn Ave, Elk River, Minnesota,55330 Economy 1 Story with Wood Siding-Wood Building Type: Frame Location: MINNEAPOLIS,MN Story Count: 1 , Story Height(LF.): 8 Floor Area (S.F.): 930 ALM ?3 Labor Type: RESP —z:.. •.-•.- _ Basement Included: No Data Release: Year 2017 Quarter Costs are derived from a building model with basic components. Cost Per Square Foot: $126.37 Scope differences and market conditions can cause costs to vary significantly. Building Cost: $117,525.95 of Total Cost Per S.F. Cost 01 Site Work Footing excavation, building,26'x 46',4' deep 3.26 3,027.89 02 Foundation Footing systems, 10"thick by 20"wide footing 3.09 2,877.19 Block wall systems,8"wall,grouted,full height 10.97 10,200.14 Floor slab systems,4"thick slab 4.32 4,019.26 03 Framing Exterior wall framing systems, 2"x 4", 16"OC 4.96 4,616.63 Exterior wall framing systems, 2"x 4", 16"OC 0.47 437.4 Truss roof framing systems,24"OC,4/12 pitch, 1' overhang,26'span 7.23 6,719.99 Partition framing systems,2"x 4", 16"OC 3.11 2,896.02 04Exterior Walls � Metal&plastic siding systems,vinyl clapboard siding, 8"wide,white 0.63 589.73 Metal&plastic siding systems,vinyl clapboard siding, 8"wide,white 6.69 6,224.45 Non-rigid insul, batts,fbgls, kraft faced,3-1/2"thick, R13, 15"W 0.84 777.43 Non-rigid insul, batts,fbgls, kraft faced, 12"thick, R38,23"wide 1.63 1,515.66 Sliding window systems, builder's quality wood window,3'x 2' 7.33 6,817.04 Door systems, solid core birch,flush,3'x 6'-8" 2.99 2,779.03 Storm door,al, combination,storm&screen,anodized, 3'-0"x 6'-8" 0.91 843.77 05 Roofing �. Gable end roofing,asphalt, roof shingles,class A 5.49 5,109.52 0. Interiors Wall system, 1/2"drywall,taped&finished 9.18 8,533.98 Wall system, 1/2"drywall,taped&finished 3.41 3,173.20 1/2"gypsum wallboard,taped&finished ceilings 2.74 2,546.67 Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 1 of 2 Parcel B, Residence Lauan,flush door, hollow core, interior 7.14 6,638.43 Carpet,Olefin, 15 oz 2.11 1,959.46 Padding,sponge rubber cushion, minimum 0.76 711.26 Underlayment plywood, 1/2"thick 2.16 2,008.26 Resilient flooring,vinyl sheet goods, backed, .070"thick, minimum 1.24 1,151.08 Resilient flooring, sleepers,treated, 16"OC, 1"x 3" 1.08 1,001.69 07 Specialties Kitchen,economy grade 2.98 2,771.93 Sinks,stainless steel, single bowl 16"x 20" 1.82 1,697.03 Water heater,electric,30 gallon 1.62 1,509.99 0: Mechanical � Three fixture bathroom with wall hung lavatory 5.28 4,911.06 Furnace,gas heating only, 100 MBH,area to 1200 SF 1.2 1,115.05 Intermittent pilot, 100 MBH furnace 0.28 256.72 Supply duct, rectangular,area to 1200 SF, rigid fiberglass 0.82 766.11 Return duct,sheet metal galvanized,to 1500 SF 1.01 940.31 Lateral ducts,flexible round 6" insulated,to 1200 SF 0.91 846.46 Register elbows,to 1500 SF 0.52 481.4 Floor registers,enameled steel w/damper,to 1500 SF 0.33 304.71 Return air grille,area to 1500 SF 12"x 12" 0.1 91.47 Thermostat,manual, 1 set back 0.15 136 Plenum, heating only, 100 MBH 0.18 170.31 09 Electrical 100 amp electric service 1.4 1,302.92 Wiring device systems, economy to 1200 S.F. 2.02 1,876.73 Light fixture systems, economy to 1200 S.F. 0.53 488.39 SubTotal 100% $114.88 $106,841.77 Contractor Fees(General Conditions,Overhead,Profit) 10.00% $11.49 $10,684.18 Architectural Fees 0.00% $0.00 $0.00 User Fees 0.00% $0.00 $0.00 Total Building Cost ��Me= *** Indicates Assemblies or Components have been customized. Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 2 of 2 Parcel B, Residence Beaudry Redevelopment TIF District #24 Code Deficiency Cost Report Parcel B - 634 Quinn Ave NW, Elk River, MN 55330 - Parcel ID 75-403-0020 Residence Code Related Cost Items Unit Cost Unit Units Total Quantity Accessibility Items Modify threshold between entryway and kitchen to meet code compliance. $ 225.00 Lump 1 $ 225.00 Structural Elements Roof is showing a protrusion mid-roof running from ridge to entryway addition indicating structure settlement or heaving- investigate and repair. $ 1,500.00 Lump 1 $ 1,500.00 NW corner of house is not sitting tight to foundation wall indicating structural movement of house/foundation wall. $ 1,200.00 Lump 1 $ 1,200.00 Replace and modify existing temporary basement floor jacks with structurally designed system. $ 3,200.00 Lump 1 $ 3,200.00 Exiting Replace front wood entrance steps to meet proper egress codes. $ 650.00 Lump 1 $ 650.00 Install code-compliant rear entrance steps to replace existing loose patio blocks. $ 1,200.00 Lump 1 $ 1,200.00 Install code-compliant sidewalk at side entrance to replace existing partial concrete and uneven gravel surface to eliminate tripping hazard. $ 9.84 Sf 150 $ 1,476.00 Fire Protection All smoke detectors have been disabled- install code compliant hardwired detectors. $ 250.00 Ea 7 $ 1,750.00 No CO detectors present- install code compliant detectors. $ 250.00 Ea 4 $ 1,000.00 Enclose underside of basement stairs with fire-code compliant $ 4.25 Sf 42 $ 178.50 Exterior Construction Replace missing sections of vinyl siding to prevent water intrusion. $ 7.56 Sf 50 $ 378.00 NW corner of foundation wall has been spay foamed to seal gap between house and foundation-foam deteriorated allowing weather intrusion. $ 354.00 Lump 1 $ 354.00 Roof Construction Several asphalt roof shingle tabs missing resulting in possible water intrusion. $ 5.50 Sf 45 $ 247.50 Chimney base roof flashing improperly installed allowing possible water intrusion. $ 325.00 Lump 1 $ 325.00 Chimney masonry is deteriorated and missing and brick work cracked allowing water intrusion. $ 9.50 Sf 36 $ 342.00 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 1 of 2 Parcel B, Residence Code Quantity Mechanical- Electrical Reroute portions of electrical wiring in basement area that is improperly installed. $ 325.00 Lump 1 $ 325.00 Correct open slots in circuit breaker box. $ 55.00 Ea 1 $ 55.00 Install code-required AFCI receptacles in living room, bedrooms and hallways. $ 250.00 Ea 7 $ 1,750.00 Replace current forced-air system with code compliant version including controls. $ 2,300.00 Lump 1 $ 2,300.00 Modify/correct improperly installed basement plumbing to meet current plumbing code. $ 425.00 Lump 1 $ 425.00 Install code-compliant vacuum breaker on utility sink hose connections. $ 150.00 Ea 1 $ 150.00 Total Code Improvements $ 19,031 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 2 of 2 Parcel B, Residence Beaudry Redevelopment TIF District #24 Photos- Parcel B, 634 Quinn Avenue L° 63 IMG 0233.JPG IMG 0234.JPG IMG 0235.JPG --: 77 - - T— IMG 0236.JPG IMG 0237.JPG IMG 0238.JPG IMG 0239.JPG IMG 0240.JPG IMG 0241.JPG } TM� � z --j IMG 0242.JPG IMG 0243.JPG IMG 0244.JPG Page 1 of 6 I IMG 0245.JPG IMG 0246.JPG IMG 0247.JPG i IMG_0248.JPG IMG_0249.JPG IMG_0250.JPG i MA 71 i I � IMG 0251.JPG IMG 0252.JPG IMG 0253.JPG ROW IMG 0254.JPG IMG 0255.JPG IMG 0256.JPG Beaudry Redevelopment TIF District#24 Page 2 of 6 Photos LHB Project No. 170323 Parcel B, Residence - ar� — 'S 1 IMG 0257.JPG IMG 0258.JPG IMG 0259.JPG WOWS"- IMG 0260.JPG IMG 0261.JPG IMG 0262.JPG IMG 0263.JPG IMG 0264.JPG IMG 0265.JPG V Tr 1634 P1130768.JPG P1130769.JPG P1130770.JPG Beaudry Redevelopment TIF District#24 Page 3 of 6 Photos LHB Project No. 170323 Parcel B, Residence y . 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P1130777.JPG P1130778.JPG P1130779.JPG I 4 p -t P1130780.JPG P1130781.JPG P1130782.JPG Beaudry Redevelopment TIF District#24 Page 4 of 6 Photos LHB Project No. 170323 Parcel B, Residence +1�r P1130783.JPG P1130784.JPG P1130785.JPG P1130786.JPG P1130787.JPG P1130788.JPG a 0 6 P1130789.JPG P1130790.JPG P1130791.JPG P1130792.JPG P1130793.JPG P1130794.JPG Beaudry Redevelopment TIF District#24 Page 5 of 6 Photos LHB Project No. 170323 Parcel B, Residence P1130795.JPG P1130796.JPG P1130797.JPG r A P1130798.JPG P1130799.JPG P1130800.JPG P1130801.JPG P1130802.JPG P1130803.JPG P1130804.JPG Beaudry Redevelopment TIF District#24 Page 6 of 6 Photos LHB Project No. 170323 Parcel B, Residence Beaudry Redevelopment TIF District #24 Replacement Cost Report ns d5W Square Foot Cost Estimate Report Date: 6/1/2017 Estimate Name: 620 Quinn Ave NW-Elk River City of Elk Rvier 620 Quinn Ave. NW, Elk River, Minnesota, 55330 Economy 1 Story with Wood Siding-Wood Building Type: Frame Location: MINNEAPOLIS,MN Story Count: 1 Story Height(LF.): 8 Floor Area (S.F.): 992 Labor Type: RES Basement Included: No Data Release: Year 2017 Quarter Costs are derived from a building model with basic components. Cost Per Square Foot: $121.21 Scope differences and market conditions can cause costs tovary significantly. Building Cost: $120,241.35 of Total Cost Per S.F. Cost 01 Site Work Footing excavation, building,26'x 46',4' deep 3.05 3,027.89 02 Foundation Footing systems, 10"thick by 20"wide footing 2.97 2,944.58 Block wall systems,8"wall,grouted,full height 10.52 10,439.06 Floor slab systems,4"thick slab 4.32 4,287.21 03 Framing �® Exterior wall framing systems, 2"x 4", 16"OC 4.76 4,724.77 Exterior wall framing systems, 2"x 4", 16"OC 0.45 447.65 Truss roof framing systems,24"OC,4/12 pitch, 1' overhang,26'span 7.23 7,167.99 Partition framing systems,2"x 4", 16"OC 2.67 2,647.79 04Exterior Walls � Metal&plastic siding systems,vinyl clapboard siding, 8"wide,white 6.42 6,370.25 Metal&plastic siding systems,vinyl clapboard siding, 8"wide,white 0.61 603.55 Non-rigid insul, batts,fbgls, kraft faced,3-1/2"thick, R13, 15"W 0.8 795.64 Non-rigid insul, batts,fbgls, kraft faced, 12"thick, R38,23"wide 1.63 1,616.70 Sliding window systems, builder's quality wood window,3'x 2' 7.03 6,976.71 Door systems, solid core birch,flush,3'x 6'-8" 2.8 2,779.03 Storm door,al, combination,storm&screen,anodized, 3'-0"x 6'-8" 0.85 843.77 05 Roofing Gable end roofing,asphalt, roof shingles,class A 5.49 5,450.16 0. Interiors Wall system, 1/2"drywall,taped&finished 7.87 7,802.49 Wall system, 1/2"drywall,taped&finished 3.27 3,247.52 1/2"gypsum wallboard,taped&finished ceilings 2.74 2,716.44 Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 1 of 2 Parcel C, Residence Lauan,flush door, hollow core, interior 7.14 7,080.99 Carpet,Olefin, 15 oz 2.11 2,090.09 Padding,sponge rubber cushion, minimum 0.76 758.67 Underlayment plywood, 1/2"thick 2.16 2,142.15 Resilient flooring,vinyl sheet goods, backed, .070"thick, minimum 1.24 1,227.82 Resilient flooring, sleepers,treated, 16"OC, 1"x 3" 1.08 1,068.47 07 Specialties Kitchen,economy grade 2.79 2,771.93 Sinks,stainless steel, single bowl 16"x 20" 1.71 1,697.03 Water heater,electric,30 gallon 1.52 1,509.99 0: Mechanical � Three fixture bathroom with wall hung lavatory 4.95 4,911.06 Furnace,gas heating only, 100 MBH,area to 1200 SF 1.12 1,115.05 Intermittent pilot, 100 MBH furnace 0.26 256.72 Supply duct, rectangular,area to 1200 SF, rigid fiberglass 0.82 817.18 Return duct,sheet metal galvanized,to 1500 SF 1.01 1,002.99 Lateral ducts,flexible round 6" insulated,to 1200 SF 0.91 902.89 Register elbows,to 1500 SF 0.52 513.49 Floor registers,enameled steel w/damper,to 1500 SF 0.33 325.02 Return air grille,area to 1500 SF 12"x 12" 0.1 97.56 Thermostat, manual, 1 set back 0.14 136 Plenum, heating only, 100 MBH 0.17 170.31 09 Electrical 100 amp electric service 1.31 1,302.92 Wiring device systems, economy to 1200 S.F. 2.02 2,001.84 Light fixture systems, economy to 1200 S.F. 0.53 520.95 SubTotal 100% $110.19 $109,310.32 Contractor Fees(General Conditions,Overhead,Profit) 10.00% $11.02 $10,931.03 Architectural Fees 0.00% $0.00 $0.00 User Fees 0.00% $0.00 $0.00 Total Building Cost ��Me= *** Indicates Assemblies or Components have been customized. Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 2 of 2 Parcel C, Residence Beaudry Redevelopment TIF District #24 Code Deficiency Cost Report Parcel C - 620 Quinn Ave NW, Elk River, MN 55330 - Parcel ID 75-403-0010 Residence Code Related Cost Items Unit Cost Unit Units Total Quantity Accessibility Items Front door needs to be replaced to meet proper accessibility into house. $ 825.00 Ea 1 $ 825.00 Structural Elements Structural code issues: Missing and evidence of rotted subsiding and framing allowing water intrusion $ 4.70 SF 600 $ 2,820.00 Eves and soffits improperly installed and maintained with evidence of water intrusion and deterioration. $ 8,500.00 Lump 1 $ 8,500.00 Exiting Rear door has been removed and boarded up- install new code- required door. Demo and framing for new $ 250.00 Lump 1 $ 250.00 Installation $ 825.00 Ea 1 $ 825.00 Windows have been removed and boarded up restricting proper egress. $ 675.00 Ea 7 $ 4,725.00 Fire Protection Unable to verify $ - Exterior Construction Sections of soffits are open allowing water intrusion and animal habitat. $ 4.25 Sf 225 $ 956.25 House siding has been remove removed in sections, plywood ill- fitted, Tyvek sheeting missing and torn- lacks code required water tight exterior $ 6.42 Sf 965 $ 6,195.30 Remove vegetative vine growth that is present on several exterior walls creating damage to siding. $ 275.00 Lump 1 $ 275.00 Remove numerous tree and shrub growth that is against house siding and roof edge causing damage to siding. $ 325.00 Lump 1 $ 325.00 Roof Construction Replace roof due to poor substrate, soffits and eaves. $ 6.19 SF 990 $ 6,128.10 Mechanical- Electrical Unable to assess $ - Total Code Improvements $ 31,825 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 1 of 1 Parcel C, Residence Beaudry Redevelopment TIF District #24 Photos- Parcel C, 620 Quinn Avenue 'r - •� �a �p�rrF IMG 0266.JPG IMG 0267.JPG IMG 0268.JPG x l "4 U gq.a. R ALM-,s IMG 0269.JPG IMG 0270.JPG IMG 0271.JPG ;T ` P1130805.JPG P1130806.JPG IMG_0272.JPG P1 1 30807.J PG P 1130808.J PG P 1130809.J PG Page 1 of 2 I e . 1 P1 1 30816.JPG P1130817.JPG0: y: P113 0: Beaudry Redevelopment TI F District#24 Page 2 of 2 Photos LHB Project No. 170323Residence Beaudry Redevelopment TIF District #24 Replacement Cost Report RSMCQRae darWSquare Foot Cost Estimate Report Date: 5/24/2017 Estimate Name: 1234 6th Street City of Elk River 1234 6th Street NW, Elk River, Minnesota, 55330 Economy 1-1/2 Story with Wood Siding-Wood Building Type: Frame Location: ELK RIVER,MN Story Count: 1.5 "� � -- Story Height(L.F.): 8 { Floor Area (S.F.): 800 - Labor Type: RES Basement Included: No Y Data Release: Year 2017 Quarter Costs are derived from a building model with basic components. Cost Per Square Foot: $160.91 Scope differences and market conditions can cause costs to vary significantly. Building Cost: $128,746.99 of Total Cost Per S.F. Cost 01 Site Work Footing excavation, building,26'x 46',4' deep 3.78 3,027.89 02 Foundation Footing systems, 10"thick by 20"wide footing 2.5 1,996.88 Block wall systems,8"wall,grouted,full height 8.85 7,079.27 Block wall systems,8"wall,grouted,full height 7.74 6,194.36 Floor slab systems,4"thick slab 2.7 2,160.89 03 Framing Floor framing systems,2"x 8", 16"OC 3.05 2,441.25 Floor framing,wood joists,#2 or better,pine,2"x 8", 16"OC 1.23 984.06 Floor framing, bridging,wood 1"x 3",joists 16"OC 0.25 197.83 Box sills,#2 or better pine,2"x 8" 0.18 146.99 Exterior wall framing systems, 2"x 4", 16"OC 0.76 606.69 Exterior wall framing systems, 2"x 4", 16"OC 6.01 4,806.17 Gable end roof framing systems, 2"x 8" rafters, 16"OC,4/12 pitch 6.76 5,409.70 Furring, 1"x 3", 16"OC 0.76 604.98 Partition framing systems,2"x 4", 16"OC 3.74 2,989.44 04 Exterior Walls Wood siding systems, 1/2"x 8" beveled cedar siding, "A"grade 1.7 1,360.68 Wood siding systems, 1/2"x 8" beveled cedar siding, "A"grade 13.47 10,779.25 Non-rigid insul, batts,fbgls, kraft faced,3-1/2"thick, R13, 15"W 1.01 809.35 Non-rigid insul, batts,fbgls, kraft faced, 12"thick, R38,23"wide 1.02 814.87 Sliding window systems, builder's quality wood window,3'x 2' 8.87 7,096.91 Door systems, solid core birch,flush,3'x 6'-8" 2.32 1,852.69 Storm door,al, combination,storm&screen,anodized, 3'-0"x 6'-8" 0.7 562.51 Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 1 of 2 Parcel D, Residence 05 Roofing Gable end roofing,asphalt,roof shingles,class A 3.98 3,186.58 i. Interiors � •� �: Wall system, 1/2"drywall,taped &finished 4.13 3,303.48 Wall system, 1/2"drywall,taped &finished 11.01 8,809.27 1/2"gypsum wallboard,taped&finished ceilings 2.74 2,190.68 Lauan,flush door, hollow core, interior 9.81 7,851.90 Carpet,Olefin, 15 oz 2.11 1,685.56 Padding,sponge rubber cushion, minimum 0.76 611.83 Underlayment plywood, 1/2"thick 2.16 1,727.54 Resilient flooring,vinyl sheet goods, backed,.070"thick,minimum 1.24 990.18 Resilient flooring,sleepers,treated, 16"OC, 1"x 3" 0.67 538.55 Stairways 14 risers,oak treads,box stairs 5.06 4,050.41 Basement stairs,open risers 1.43 1,145.68 07 Specialties Kitchen,economy grade 3.46 2,771.93 Sinks,stainless steel,single bowl 16"x 20" 2.12 1,697.03 Water heater,electric,30 gallon 1.89 1,509.99 0: Mechanical � �. Three fixture bathroom with wall hung lavatory 6.14 4,911.06 Furnace,gas heating only, 100 MBH,area to 1200 SF 1.39 1,115.05 Intermittent pilot, 100 MBH furnace 0.32 256.72 Supply duct, rectangular,area to 1200 SF, rigid fiberglass 0.82 659.02 Return duct,sheet metal galvanized,to 1500 SF 1.01 808.87 Lateral ducts,flexible round 6" insulated,to 1200 SF 0.91 728.13 Register elbows,to 1500 SF 0.52 414.11 Floor registers,enameled steel w/damper,to 1500 SF 0.33 262.11 Return air grille,area to 1500 SF 12"x 12" 0.1 78.68 Thermostat, manual, 1 set back 0.17 136 Plenum, heating only, 100 MBH 0.21 170.31 0• Electrical 100 amp electric service 1.63 1,302.92 Duplex receptacles using non-metallic sheathed cable 0.21 171.96 Wiring device systems,economy to 1200 S.F. 2.02 1,614.39 Light fixture systems,economy to 1200 S.F. 0.53 420.12 SubTotal 100% $146.28 $117,042.72 Contractor Fees(General Con ditions,Overhead,Profit) 10.00% $14.63 $11,704.27 Architectural Fees 0.00% $0.00 $0.00 User Fees 0.00% $0.00 $0.00 Total Building Cost ��Mm= Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 2 of 2 Parcel D, Residence Beaudry Redevelopment TIF District #24 Code Deficiency Cost Report Parcel D - 1234 6th Street NW Elk River, MN 55330 - Parcel ID 75-41-0745 Residence Code Related Cost Items Unit Cost Units Unit Total Quantity Accessibility Items Bathroom Modify bathroom so fixtures comply with code for proper spacing $ 6.14 SF 800 $ 4,912.00 Front Steps Modify front steps to comply with code for proper rise and run $ 1,000.00 Lump 1 $ 1,000.00 Structural Elements Exiting Stairways Modify basement stairway to comply with code $ 250.00 EA 13 $ 3,250.00 Modify second floor stairway to comply with code $ 250.00 EA 13 $ 3,250.00 Side Entrance Modify side entrance to comply with code for door at landing $ 2,500.00 Lump 1 $ 2,500.00 Floor to Ceiling Height Modify second floor to comply with code for proper height from floor to ceiling $ 20.00 SF 400 $ 8,000.00 Fire Protection Smoke Detectors Install code required smoke detectors $ 250.00 EA 6 $ 1,500.00 Arc Fault Circuit Interrupters Install code required AFCI's $ 250.00 EA 8 $ 2,000.00 Exterior Construction Windows Replace windows to prevent water intrusion per code $ 8.87 SF 800 $ 7,096.00 Roof Construction Mechanical- Electrical Mechanical Replace HVAC system to comply with code $ 5.78 SF 800 $ 4,624.00 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 1 of 2 Parcel D, Residence Code Quantity Electrical Install code required carbon monoxide detectors $ 250.00 EA 4 $ 1,000.00 Install code compliant grounded electrical fixtures $ 2.76 SF 800 $ 2,208.00 Install code compliant circuit box $ 1.63 SF 800 $ 1,304.00 Install code complinat exhaust in bathroom $ 200.00 EA 1 $ 200.00 Total Code Improvements $ 42,844 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 2 of 2 Parcel D, Residence Beaudry Redevelopment TIF District #24 Photos- Parcel D, 1234 6th Street .r i ,s 7 4. P1130723.JPG P1130724.JPG P1130725.JPG P1130726.JPG P1130727.JPG P1130728.JPG P1130729.JPG P1130730.JPG P1130731.JPG ail P1130732.JPG P1130733.JPG P1130734.JPG Page 1 of 4 P1130735.JPG P1130736.JPG P1130737.JPG i - 'yrte� P 1130738.JPG P1130739.J PG P 1130740.J PG P1130741.JPG P1130742.JPG P1130743.JPG r P1130744.JPG P1130745.JPG P1130746.JPG Beaudry Redevelopment TIF District#24 Page 2 of 4 Photos LHB Project No. 170323 Parcel D, Residence ri i u , P1130747.JPG P1130748.JPG P1130749.JPG 4. . { P1130750.JPG P1130751.JPG P1130752.JPG P1130753.JPG P1130754.JPG P1130755.JPG i P1130756.JPG P1130757.JPG P1130758.JPG Beaudry Redevelopment TIF District#24 Page 3 of 4 Photos LHB Project No. 170323 Parcel D, Residence P1130759.JPG P1130760.JPG P1130761.JPG i rt P1 1 30762.J PG P 1130763.J PG P 1130764.J PG r> P1130765.JPG P1130766.JPG P1130767.JPG Beaudry Redevelopment TIF District#24 Page 4 of 4 Photos LHB Project No. 170323 Parcel D, Residence Beaudry Redevelopment TIF District #24 Replacement Cost Report ns d5W Square Foot Cost Estimate Report Date: 6/2/2017 Estimate Name: 1214 6th Street NW-Elk River Elk River 1214 6th Street NW, Elk River, Minnesota, 55330 Economy 1 Story with Wood Siding-Wood Building Type: Frame Location: MINNEAPOLIS,MN Story Count: 1 ` - .... Story Height(LF.): 8 ` —L Floor Area (S.F.): 1450 �aM �a I# Labor Type: RES = - — Basement Included: No Data Release: Year 2017 Quarter Costs are derived from a building model with basic components. Cost Per Square Foot: $117.21 Scope differences and market conditions can cause costs to vary significantly. Building Cost: $169,960.69 of Total Cost Per S�.F.� Cost 01 Site Work ' Footing excavation, building,26'x 46',4' deep 2.09 3,027.89 02 Foundation k Footing systems, 10"thick by 20"wide footing 2.44 3,538.91 Block wall systems,8"wall,grouted,full height 8.65 12,546.04 Block wall systems,8"wall,grouted,full height 7.57 10,977.79 Floor slab systems,4"thick slab 4.32 6,266.58 03 Framing Floor framing,wood joists,#2 or better,pine,2"x 8", 16"OC 1.97 2,853.76 Floor framing, bridging,wood 1"x 3",joists 16"OC 0.4 573.69 Box sills,#2 or better pine,2"x 8" 0.29 426.26 Exterior wall framing systems, 2"x 4", 16"OC 3.92 5,678.40 Exterior wall framing systems, 2"x 4", 16"OC 0.37 538 Truss roof framing systems,24"OC,4/12 pitch, 1' overhang,26'span 7.23 10,477.41 Partition framing systems,2"x 4", 16"OC 2.34 3,386.48 04 Exterior Walls Metal&plastic siding systems,vinyl clapboard siding, 8"wide,white 0.5 725.36 Metal&plastic siding systems,vinyl clapboard siding, 8"wide,white 5.28 7,656.00 Non-rigid insul, batts,fbgls, kraft faced,3-1/2"thick, R13, 15"W 0.66 956.23 Non-rigid insul, batts,fbgls, kraft faced, 12"thick, R38,23"wide 1.63 2,363.12 Sliding window systems, builder's quality wood window,3'x 2' 5.78 8,384.87 Door systems, solid core birch,flush,3'x 6'-8" 1.92 2,779.03 Storm door,al, combination,storm&screen,anodized, 3'-0"x 6'-8" 0.58 843.77 05 Roofing Gable end roofing,asphalt, roof shingles,class A 5.49 7,966.46 Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 1 of 2 Parcel F, Residence 0. Interiors �� •� Wall system, 1/2"drywall,taped&finished 6.88 9,979.25 Wall system, 1/2"drywall,taped&finished 2.69 3,903.00 1/2"gypsum wallboard,taped&finished ceilings 2.74 3,970.61 Lauan,flush door, hollow core, interior 6.54 9,487.71 Carpet,Olefin, 15 oz 2.11 3,055.07 Padding,sponge rubber cushion, minimum 0.76 1,108.95 Underlayment plywood, 1/2"thick 2.16 3,131.16 Resilient flooring,vinyl sheet goods, backed, .070"thick, minimum 1.24 1,794.69 Resilient flooring, sleepers,treated, 16"OC, 1"x 3" 1.08 1,561.78 Basement stairs,open risers 0.79 1,145.68 07 Specialties Kitchen,economy grade 1.91 2,771.93 Sinks,stainless steel, single bowl 16"x 20" 1.17 1,697.03 Water heater,electric,30 gallon 1.04 1,509.99 0: Mechanical Three fixture bathroom with wall hung lavatory 3.39 4,911.06 Furnace,gas heating only, 100 MBH,area to 1200 SF 0.77 1,115.05 Intermittent pilot, 100 MBH furnace 0.18 256.72 Supply duct, rectangular,area to 1200 SF, rigid fiberglass 0.82 1,194.47 Return duct,sheet metal galvanized,to 1500 SF 1.01 1,466.07 Lateral ducts,flexible round 6" insulated,to 1200 SF 0.91 11319.74 Register elbows,to 1500 SF 0.52 750.57 Floor registers,enameled steel w/damper,to 1500 SF 0.33 475.08 Return air grille,area to 1500 SF 12"x 12" 0.1 142.61 Thermostat, manual, 1 set back 0.09 136 Plenum, heating only, 100 MBH 0.12 170.31 0• Electrical 100 amp electric service 0.9 1,302.92 Duplex receptacles using non-metallic sheathed cable 0.34 498.67 Wiring device systems, economy to 1200 S.F. 2.02 2,926.08 Light fixture systems, economy to 1200 S.F. 0.53 761.47 SubTotal 100% $106.56 $154,509.72 Contractor Fees(General Conditions,Overhead,Profit) 10.00% $10.66 $15,450.97 Architectural Fees 0.00% $0.00 $0.00 User Fees 0.00% $0.00 $0.00 Total Building Cost ® = 0** Indicates Assemblies or Components have been customized. Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 2 of 2 Parcel F, Residence Beaudry Redevelopment TIF District #24 Code Deficiency Cost Report Parcel F - 1214 6TH Street NW, Elk River, MN 55330 - Parcel ID 75-410-0705 Code Related Cost Items Unit Cost Unit Units Total Quantity Accessibility Items Current wood handicap ramp lacks code-compliant protective handrails. $ 12.50 LF 75 $ 937.50 Modify bathroom fixtures to comply with ADA code for proper spacing and clearances. $ 3.39 SF 1400 $ 4,746.00 Structural Elements None $ - Exiting Replace entrance door hardware with code-compliant style. $ 150.00 Ea 2 $ 300.00 Replace non-compliant rear entrance concrete steps level with threshold per code. $ 2,200.00 Lump 1 $ 2,200.00 Install code-required basement egress window $ 3,025.00 Lump 1 $ 3,025.00 Fire Protection Install code-required building-wide automatic fire sprinkler system $ 1.61 SF 2800 $ 4,508.00 Exterior Construction Wood soffits and eaves on rear of house need to be painted/covered to prevent water intrusion. $ 256.00 Lump 1 $ 256.00 Wood windows need to be painted and caulked to prevent water intrusion. $ 78.00 Ea 2 $ 156.00 Wood siding on rear of house needs to be painted to prevent water intrusion. $ 2.25 SF 400 $ 900.00 Roof Construction None $ - Mechanical- Electrical Replace non-compliant forced air heating system and controls to meet code. $ 4.85 SF 1400 $ 6,790.00 Modify non-compliant basement bathroom per code. $ 1,600.00 Lump 1 $ 1,600.00 Replace non-complaint ceiling mounted gas heater located in attached garage to meet code. $ 1,100.00 Lump 1 $ 1,100.00 Provide AFCI protected receptacles per code: Living Room $ 250.00 Ea 8 $ 2,000.00 Bedrooms $ 250.00 Ea 6 $ 1,500.00 Hallways $ 250.00 Ea 2 $ 500.00 Provide GFCI protected receptacles in Kitchen $ 250.00 Ea 2 $ 500.00 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 1 of 2 Parcel F, Residence Code Quantity Repair non-compliant basement wall outlets that are loose and have unprotected wiring. $ 85.00 Ea 2 $ 170.00 Repair electrical outlets adjacent to main electrical panel that are damaged and are not code compliant. $ 35.00 Ea 2 $ 70.00 Total Code Improvements $ 31,259 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 2 of 2 Parcel F, Residence Beaudry Redevelopment TIF District #24 Photos- Parcel F, 1214 6th Street IMG 0148.JPG IMG 0149.JPG IMG 0150.JPG � 4 C . IMG_0151.JPG IMG_0152.JPG IMG_0153.JPG NO IMG 0154.JPG IMG 0155.JPG IMG 0156.JPG Ox _ -PO IMG_0157.JPG IMG_0158.JPG IMG_0159.JPG Page 1 of 8 - Lie IMG 0160.JPG IMG 0161.JPG IMG 0162.JPG r IMG_0163.JPG IMG_0164.JPG IMG_0165.JPG IMG 0166.JPG IMG 0167.JPG IMG 0168.JPG IMG 0169.JPG IMG 0170.JPG IMG 0171.JPG Beaudry Redevelopment TIF District#24 Page 2 of 8 Photos LHB Project No. 170323 Parcel F, Residence x IMG-01 72.JPG IMG 0173.JPG IMG-01 74.JPG 4' } rwl+ -1 IMG_0175.JPG IMG_0176.JPG IMG_0177.JPG IMG_0178.JPG IMG_0179.JPG IMG_0180.JPG w. IMG_0181.JPG IMG_0182.JPG IMG_0183.JPG Beaudry Redevelopment TIF District#24 Page 3 of 8 Photos LHB Project No. 170323 Parcel F, Residence � nh - g" ma Air 40, L ae . - L....c 147 L4C1fS}R47Cf ' J■■ .1 1 IMG_0184.JPG IMG_0185.JPG IMG_0186.JPG -R P1 1 30674.J PG P 1130675.J PG P 1130676.J PG y- R ti P1130677.JPG P1130678.JPG P1130679.JPG P1 1 30680.J PG P 1130681.J PG P 1130682.J PG Beaudry Redevelopment TIF District#24 Page 4 of 8 Photos LHB Project No. 170323 Parcel F, Residence P P1 1 30683.J PG P 1130684.J PG P 1130685.J PG P1 1 30686.J PG P1130687.J PG P 1130688.JPG fi i P1130689.JPG P1130690.JPG v P1130691.JPG P1130692.JPG P1130693.JPG P1130694.JPG Beaudry Redevelopment TIF District#24 Page 5 of 8 Photos LHB Project No. 170323 Parcel F, Residence kt�- i- �,--v thlIMM P1 1 30695.J PG P 1130696.J PG P 1130697.J PG P1 1 30698.J PG P 1130699.J PG P 1130700.J PG f P1130701.JPG P1130702.JPG P1130703.JPG 4 P1130704.JPG P1130705.JPG P1130706.JPG Beaudry Redevelopment TIF District#24 Page 6 of 8 Photos LHB Project No. 170323 Parcel F, Residence P1130707.JPG P1130708.JPG P1130709.JPG Q. a P1130710.JPG P1130711.JPG P1130712.JPG Yt P1130713.JPG P1130714.JPG P1130715.JPG 04 ti • P1130716.JPG P1130717.JPG P1130718.JPG Beaudry Redevelopment TIF District#24 Page 7 of 8 Photos LHB Project No. 170323 Parcel F, Residence ii P1130719.JPG P1130720.JPG P1130721.JPG P1130722.JPG Beaudry Redevelopment TIF District#24 Page 8 of 8 Photos LHB Project No. 170323 Parcel F, Residence Beaudry Redevelopment TIF District #24 Replacement Cost Report RSMCQRae darWSquare Foot Cost Estimate Report Date: 5/24/2017 Estimate Name: 1206 6th Street City of Elk River 1206 6th Street NW, Elk River, Minnesota, 55330 Economy 1-1/2 Story with Wood Siding-Wood Building Type: Frame s l Location: ELK RIVER,MN t 6 Story Count: 1.5 ;'h � � F -' Story Height(L.F.): 8 Floor Area (S.F.): 800 Labor Type: RES Basement Included: No Data Release: Year 2017 Quarter Costs are derived from a building model with basic components. Cost Per Square Foot: $160.93 Scope differences and market conditions can cause costs to vary significantly. Building Cost: $128,746.99 of Total Cost Per S.F. Cost 01 Site Work Footing excavation, building,26'x 46',4' deep 3.78 3027.89 02 Foundation Footing systems, 10"thick by 20"wide footing 2.50 1996.88 Block wall systems,8"wall,grouted,full height 8.85 7079.27 Block wall systems,8"wall,grouted,full height 7.74 6194.36 Floor slab systems,4"thick slab 2.70 2160.89 03 Framing Floor framing systems,2"x 8", 16"OC 3.05 2441.25 Floor framing,wood joists,#2 or better,pine,2"x 8", 16"OC 1.23 984.06 Floor framing, bridging,wood 1"x 3",joists 16"OC 0.25 197.83 Box sills,#2 or better pine,2"x 8" 0.18 146.99 Exterior wall framing systems, 2"x 4", 16"OC 0.76 606.69 Exterior wall framing systems, 2"x 4", 16"OC 6.01 4806.17 Gable end roof framing systems, 2"x 8" rafters, 16"OC,4/12 pitch 6.76 5409.70 Furring, 1"x 3", 16"OC 0.76 604.98 Partition framing systems,2"x 4", 16"OC 3.74 2989.44 04 Exterior Walls Wood siding systems, 1/2"x 8" beveled cedar siding, "A"grade 1.70 1360.68 Wood siding systems, 1/2"x 8" beveled cedar siding, "A"grade 13.47 10779.25 Non-rigid insul, batts,fbgls, kraft faced,3-1/2"thick, R13, 15"W 1.01 809.35 Non-rigid insul, batts,fbgls, kraft faced, 12"thick, R38,23"wide 1.02 814.87 Sliding window systems, builder's quality wood window,3'x 2' 8.87 7096.91 Door systems, solid core birch,flush,3'x 6'-8" 2.32 1852.69 Storm door,al, combination,storm&screen,anodized, 3'-0"x 6'-8" 0.70 562.51 Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 1 of 2 Parcel G, Residence 05 Roofing Gable end roofing,asphalt,roof shingles,class A 3.98 3186.58 i. Interiors � •� �: Wall system, 1/2"drywall,taped &finished 4.13 3303.48 Wall system, 1/2"drywall,taped &finished 11.01 8809.27 1/2"gypsum wallboard,taped&finished ceilings 2.74 2190.68 Lauan,flush door, hollow core, interior 9.81 7851.90 Carpet,Olefin, 15 oz 2.11 1685.56 Padding,sponge rubber cushion, minimum 0.76 611.83 Underlayment plywood, 1/2"thick 2.16 1727.54 Resilient flooring,vinyl sheet goods, backed,.070"thick,minimum 1.24 990.18 Resilient flooring,sleepers,treated, 16"OC, 1"x 3" 0.67 538.55 Stairways 14 risers,oak treads,box stairs 5.06 4050.41 Basement stairs,open risers 1.43 1145.68 07 Specialties Kitchen,economy grade 3.46 2771.93 Sinks,stainless steel,single bowl 16"x 20" 2.12 1697.03 Water heater,electric,30 gallon 1.89 1509.99 0: Mechanical � �. Three fixture bathroom with wall hung lavatory 6.14 4911.06 Furnace,gas heating only, 100 MBH,area to 1200 SF 1.39 1115.05 Intermittent pilot, 100 MBH furnace 0.32 256.72 Supply duct, rectangular,area to 1200 SF, rigid fiberglass 0.82 659.02 Return duct,sheet metal galvanized,to 1500 SF 1.01 808.87 Lateral ducts,flexible round 6" insulated,to 1200 SF 0.91 728.13 Register elbows,to 1500 SF 0.52 414.11 Floor registers,enameled steel w/damper,to 1500 SF 0.33 262.11 Return air grille,area to 1500 SF 12"x 12" 0.10 78.68 Thermostat, manual, 1 set back 0.17 136.00 Plenum, heating only, 100 MBH 0.21 170.31 0• Electrical 100 amp electric service 1.63 1302.92 Duplex receptacles using non-metallic sheathed cable 0.21 171.96 Wiring device systems,economy to 1200 S.F. 2.02 1614.39 Light fixture systems,economy to 1200 S.F. 0.53 420.12 SubTotal 100% $146.30 $117,042.72 Contractor Fees(General Con ditions,Overhead,Profit) 10.00% $14.63 $11,704.27 Architectural Fees 0.00% $0.00 $0.00 User Fees 0.00% $0.00 $0.00 Total Building Cost ��Mm= Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 2 of 2 Parcel G, Residence Beaudry Redevelopment TIF District #24 Code Deficiency Cost Report Parcel G - 1206 6th Street NW Elk River, MN 55330 - Parcel ID 75-410-0710 Residence TotalCode Related Cost Items Unit Cost Units Unit Quantity Accessibility Items Front Steps Modify front steps to comply with code for rise of threshold $ 800.00 Lump 1 $ 800.00 Structural Elements Exiting Stairway Modify second floor stairway to comply with code for proper rise and run of treads $ 250.00 EA 13 $ 3,250.00 Fire Protection Smoke Detectors Install code compliant smoke detectors $ 250.00 EA 5 $ 1,250.00 Arc Fault Circuit Interrupters Install code required AFCI's $ 250.00 EA 8 $ 2,000.00 Exterior Construction Windows Replace windows to prevent water intrusion per code $ 8.87 SF 800 $ 7,096.00 Flashing Install flashing over doors and windows to comply with code $ 500.00 Lump 1 $ 500.00 Roof Construction Mechanical- Electrical Mechanical Install dryer vent per code $ 250.00 Lump 1 $ 250.00 Replace HVAC system to comply with code $ 5.78 SF 800 $ 4,624.00 Electrical Install electrical fixture on second floor per code $ 75.00 Lump 1 $ 75.00 Install code required carbon monoxide detectors $ 250.00 EA 4 $ 1,000.00 Install code compliant grounded electrical outlets $ 125.00 EA 12 $ 1,500.00 Total Code Improvements $ 22,345 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 1 of 1 Parcel G, Residence Beaudry Redevelopment TIF District #24 Photos- Parcel G, 1206 6th Street f P1 1 30658.J PG P 1130659.J PG P 1130660.J PG �wyl P1130661.JPG P1130662.JPG P1130663.JPG r , P1 1 30664.J PG P1130665.JPG P 1130666.JPG ;;aimm2r�i-I P1 1 30667.J PG P 1130668.J PG P 1130669.J PG Page 1 of 5 _ F tr P1 1 30670.J PG P 1130671.J PG P 1130672.J PG T§ P1130673.JPG P1140013.JPG P1140015.JPG P1140016.JPG P1140017.JPG P1140018.JPG i P1140019.JPG P1140020.JPG P1140021.JPG Beaudry Redevelopment TIF District#24 Page 2 of 5 Photos LHB Project No. 170323 Parcel G, Residence i r r 1 dim a P1140022.JPG P1140023.JPG P1140024.JPG ! P1140025.JPG P1140026.JPG P1140027.JPG rf_ P1140028.JPG P1140029.JPG P1140030.JPG s i r P 1140031.J PG P 1140032.J PG P 1140033.J PG Beaudry Redevelopment TIF District#24 Page 3 of 5 Photos LHB Project No. 170323 Parcel G, Residence r ^L: P1140034.JPG P1140035.JPG P1140036.JPG a• %fsf��..G r" P1140037.JPG P1140038.JPG P1140039.JPG PIN". `s P1140040.JPG P 1140041.J PG P 1140042.J PG P 1140043.J PG P 1140044.J PG P 1140045.J PG Beaudry Redevelopment TIF District#24 Page 4 of 5 Photos LHB Project No. 170323 Parcel G, Residence P1140046.JPG P1140047.JPG Beaudry Redevelopment TIF District#24 Page 5 of 5 Photos LHB Project No. 170323 Parcel G, Residence Beaudry Redevelopment TIF District #24 Replacement Cost Report RSMCQRae darWSquare Foot Cost Estimate Report Date: 5/23/2017 Estimate Name: 623 Proctor Avenue NW City of Elk River 623 Proctor Avenue NW, Elk River, Minnesota, 55330 Economy 2 Story with Wood Siding-Wood Building Type: Frame Location: ELK RIVER,MN Story Count: 2 -.-- --- ; Story Height(LF.): 8 r :w Floor Area (S.F.): 1200 '"`_ ,= Labor Type: RES N. 4. .' Basement Included: No Data Release: Year 2017 Quarter Costs are derived from a building model with basic components. Cost Per Square Foot: $131.88 Scope differences and market conditions can cause costs to vary significantly. Building Cost: $158,279.20 of Total Cost Per S.F. Cost 01 Site Work �® Footing excavation, building,26'x 46',4' deep 2.52 3027.89 02 Foundation Footing systems, 10"thick by 20"wide footing 1.83 2196.56 Block wall systems,8"wall,grouted,full height 6.49 7787.20 Block wall systems,8"wall,grouted,full height 5.68 6813.80 Floor slab systems,4"thick slab 2.16 2593.07 03 Framing Floor framing systems,2"x 8", 16"OC 4.07 4882.49 Floor framing,wood joists,#2 or better,pine,2"x 8", 16"OC 0.98 1180.87 Floor framing, bridging,wood 1"x 3",joists 16"OC 0.20 237.39 Box sills,#2 or better pine,2"x 8" 0.15 176.38 Exterior wall framing systems, 2"x 4", 16"OC 5.87 7049.05 Exterior wall framing systems, 2"x 4", 16"OC 0.28 333.93 Truss roof framing systems,24"OC,4/12 pitch, 1' overhang,26'span 3.61 4335.48 Furring, 1"x 3", 16"OC 1.01 1209.96 Partition framing systems,2"x 4", 16"OC 3.11 3736.80 04 Exterior Walls Wood siding systems, 1/2"x 8" beveled cedar siding, "A"grade 13.17 15809.56 Wood siding systems, 1/2"x 8" beveled cedar siding, "A"grade 0.62 748.93 Non-rigid insul, batts,fbgls, kraft faced,3-1/2"thick, R13, 15"W 0.99 1187.04 Non-rigid insul, batts,fbgls, kraft faced, 12"thick, R38,23"wide 0.81 977.84 Sliding window systems, builder's quality wood window,3'x 2' 8.67 10408.81 Door systems, solid core birch,flush,3'x 6'-8" 1.54 1852.69 Storm door,al, combination,storm&screen,anodized, 3'-0"x 6'-8" 0.47 562.51 Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 1 of 2 Parcel I, Residence 05 Roofing �® Gable end roofing,asphalt,roof shingles,class A 2.75 3296.47 i. Interiors � Wall system, 1/2"drywall,taped &finished 9.18 11011.58 Wall system, 1/2"drywall,taped &finished 4.04 4845.10 1/2"gypsum wallboard,taped&finished ceilings 2.74 3286.02 Lauan,flush door, hollow core, interior 7.85 9422.28 Carpet,Olefin, 15 oz 2.11 2528.33 Padding,sponge rubber cushion, minimum 0.76 917.75 Underlayment plywood, 1/2"thick 2.16 2591.30 Resilient flooring,vinyl sheet goods, backed,.070"thick,minimum 1.24 1485.26 Resilient flooring,sleepers,treated, 16"OC, 1"x 3" 0.54 646.25 Stairways 14 risers,oak treads,box stairs 3.38 4050.41 Basement stairs,open risers 0.95 1145.68 07 Specialties Kitchen,economy grade 2.31 2771.93 Sinks,stainless steel,single bowl 16"x 20" 1.41 1697.03 Water heater,electric,30 gallon 1.26 1509.99 0: Mechanical � Three fixture bathroom with wall hung lavatory 4.09 4911.06 Furnace,gas heating only, 100 MBH,area to 1200 SF 0.93 1115.05 Intermittent pilot, 100 MBH furnace 0.21 256.72 Supply duct, rectangular,area to 1200 SF, rigid fiberglass 0.82 988.53 Return duct,sheet metal galvanized,to 1500 SF 1.01 1213.30 Lateral ducts,flexible round 6" insulated,to 1200 SF 0.91 1092.20 Register elbows,to 1500 SF 0.52 621.16 Floor registers,enameled steel w/damper,to 1500 SF 0.33 393.17 Return air grille,area to 1500 SF 12"x 12" 0.10 118.02 Thermostat, manual, 1 set back 0.11 136.00 Plenum, heating only, 100 MBH 0.14 170.31 09 Electrical 100 amp electric service 1.09 1302.92 Duplex receptacles using non-metallic sheathed cable 0.17 206.35 Wiring device systems,economy to 1200 S.F. 2.02 2421.58 Light fixture systems,economy to 1200 S.F. 0.53 630.18 SubTotal 100% $119.89 $143,890.18 Contractor Fees(General Con ditions,Overhead,Profit) 10.00% $11.99 $14,389.02 Architectural Fees 0.00% $0.00 $0.00 User Fees 0.00% $0.00 $0.00 Total Building Cost i Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 2 of 2 Parcel I, Residence Beaudry Redevelopment TIF District #24 Code Deficiency Cost Report Parcel I - 623 Proctor Ave NW Elk River, MN 55330Address - Parcel 75-41-0720 Code Related Cost Items Unit Cost Units Unit Total Quantity Accessibility Items Stairway Modify second floor stair treads to comply with code for rise and run $ 1,500.00 Lump 1 $ 1,500.00 Install code required hand rail on second floor stairway $ 150.00 EA 1 $ 150.00 Structural Elements Foundation Repair foundation cracks to prevent water intrusion per code $ 500.00 Lump 1 $ 500.00 Exiting Basement Floor to Ceiling Height Modify basement floor to ceiling height to comply with code $ 20.00 SF 1200 $ 24,000.00 Fire Protection Smoke Detectors Install code compliant smoke detectors $ 250.00 EA 5 $ 1,250.00 Carbon Monoxide Detectors Install code required carbon monoxide detectors $ 250.00 EA 3 $ 750.00 Fire Extinguisher Install code required fire extinguisher $ 50.00 EA 1 $ 50.00 Arc Fault Circuit Interrupters Install code required AFCI's $ 250.00 EA 6 $ 1,500.00 Exterior Construction Windows Replace windows to prevent water intrusion per code $ 8.67 SF 1200 $ 10,404.00 Exterior Siding System Repair wood siding to prevent water intrusion per code $ 1,000.00 Lump 1 $ 1,000.00 Repair soffit and fascia to prevent water intrusion per code $ 500.00 SF 1 $ 500.00 Chimney Repair chimney to prevent water intrusion per code $ 500.00 Lump 1 $ 500.00 Roof Construction Roofing Material Replace roofing material to prevent water intrusion per code $ 2.75 SF 1200 $ 3,300.00 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 1 of 2 Parcel I, Residence Code Quantity Mechanical- Electrical Mechanical Replace HVAC system to comply with code $ 5.08 SF 1200 $ 6,096.00 Electrical Install code compliant ground fault circuit interrupters $ 250.00 EA 3 $ 750.00 Total Code Improvements $ 52,250 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 2 of 2 Parcel I, Residence Beaudry Redevelopment TIF District #24 Photos: Parcel I, 623 ProctorAvenue x P1130605.JPG P1130606.JPG P1130607.JPG P1 1 30608.J PG P 1130609.J PG P 1130610.JPG �r 1' i P1130611.JPG P1130612.JPG P1130613.JPG r P1130614.JPG P1130615.JPG P1130616.JPG Page 1 of 5 a P1130617.JPG P1130618.JPG P1130619.JPG I + ° P1 1 30620.J PG P 1130621.J PG P 1130622.J PG , . P1130623.JPG P1130624.JPG P1130625.JPG r P1130626.JPG P1130627.JPG P1130628.JPG Beaudry Redevelopment TIF District#24 Page 2 of 5 Photos LHB Project No. 170323 Parcel I, Residence ; Ar If P1130629.JPG P1130983.JPG P1130984.JPG � tr P1130985.JPG P1130986.JPG P1130987.JPG P1 1 30988.J PG P 1130989.J PG P 1130990.J PG r� a P 1130991.J PG P 1130992.J PG P 1130993.J PG Beaudry Redevelopment TIF District#24 Page 3 of 5 Photos LHB Project No. 170323 Parcel I, Residence moi' �o P1130994.JPG P1130995.JPG P1130996.JPG P1130997.J PG P 1130998.J PG P 1130999.J PG P 1140001.J PG P 1140002.J PG P 1140003.J PG 414r t i P 1140004.J PG P 1140005.J PG P 1140006.J PG Beaudry Redevelopment TIF District#24 Page 4 of 5 Photos LHB Project No. 170323 Parcel I, Residence -.rrrir-n r-*'^-•--•r-r-^'-r•--rrr-,rT-r i P1140007.JPG P1140008.JPG P1140009.JPG � a f 1 i P1140010.JPG P1140011.JPG P1140012.JPG Beaudry Redevelopment TIF District#24 Page 5 of 5 Photos LHB Project No. 170323 Parcel I, Residence Beaudry Redevelopment TIF District #24 Replacement Cost Report ns d5W Square Foot Cost Estimate Report Date: 5/30/2017 Estimate Name: 633 Proctor Ave NW Mendota Heights 633 Proctor Ave NW, Elk River, Minnesota, 55330 Economy 1 Story with Wood Siding-Wood Building Type: Frame Location: MINNEAPOLIS,MN Story Count: 1 Story Height(LF.): 8 Floor Area (S.F.): 1040 Labor Type: RES Basement Included: No Data Release: Year 2017 Quarter Costs are derived from a building model with basic components. Cost Per Square Foot: $139.93 Scope differences and market conditions can cause costs tovary significantly. Building Cost: $145,530.89 of Total Cost Per S.F. Cost 01 Site Work Footing excavation, building,26'x 46',4' deep 2.91 3,027.89 02 Foundation Footing systems, 10"thick by 20"wide footing 2.97 3,087.06 Block wall systems,8"wall,grouted,full height 10.52 10,944.17 Block wall systems,8"wall,grouted,full height 9.21 9,576.15 Floor slab systems,4"thick slab 4.32 4,494.65 03 Framing �® Floor framing,wood joists,#2 or better,pine,2"x 8", 16"OC 1.97 2,046.83 Floor framing, bridging,wood 1"x 3",joists 16"OC 0.4 411.48 Box sills,#2 or better pine,2"x 8" 0.29 305.73 Exterior wall framing systems, 2"x 4", 16"OC 4.76 4,953.39 Exterior wall framing systems, 2"x 4", 16"OC 0.45 469.31 Truss roof framing systems,24"OC,4/12 pitch, 1' overhang,26'span 7.23 7,514.83 Partition framing systems,2"x 4", 16"OC 2.67 2,775.91 04 Exterior Walls Wood siding systems, 1/2"x 8" beveled cedar siding, "A"grade 1.01 1,052.55 Wood siding systems, 1/2"x 8" beveled cedar siding, "A"grade 10.68 11,109.42 Non-rigid insul, batts,fbgls, kraft faced,3-1/2"thick, R13, 15"W 0.8 834.14 Non-rigid insul, batts,fbgls, kraft faced, 12"thick, R38,23"wide 1.63 1,694.93 Sliding window systems, builder's quality wood window,3'x 2' 7.03 7,314.30 Door systems, solid core birch,flush,3'x 6'-8" 2.67 2,779.03 Storm door,al, combination,storm&screen,anodized, 3'-0"x 6'-8" 0.81 843.77 05 Roofing Gable end roofing,asphalt, roof shingles,class A 5.49 5,713.87 Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 1 of 2 Parcel J, Residence • Interiors ®® , •I Wall system, 1/2"drywall,taped&finished 7.87 8,180.03 Wall system, 1/2"drywall,taped&finished 3.27 3,404.66 1/2"gypsum wallboard,taped&finished ceilings 2.74 2,847.88 Lauan,flush door, hollow core, interior 7.14 7,423.62 Carpet,Olefin, 15 oz 2.11 2,191.22 Padding,sponge rubber cushion, minimum 0.76 795.38 Underlayment plywood, 1/2"thick 2.16 2,245.80 Resilient flooring,vinyl sheet goods, backed, .070"thick, minimum 1.24 1,287.23 Resilient flooring, sleepers,treated, 16"OC, 1"x 3" 1.08 1,120.17 Basement stairs,open risers 1.1 1,145.68 07 Specialties �® Kitchen,economy grade 2.67 2,771.93 Sinks,stainless steel, single bowl 16"x 20" 1.63 1,697.03 Water heater,electric,30 gallon 1.45 1,509.99 0: Mechanical Three fixture bathroom with wall hung lavatory 4.72 4,911.06 Furnace,gas heating only, 100 MBH,area to 1200 SF 1.07 1,115.05 Intermittent pilot, 100 MBH furnace 0.25 256.72 Supply duct, rectangular,area to 1200 SF, rigid fiberglass 0.82 856.72 Return duct,sheet metal galvanized,to 1500 SF 1.01 1,051.53 Lateral ducts,flexible round 6" insulated,to 1200 SF 0.91 946.57 Register elbows,to 1500 SF 0.52 538.34 Floor registers,enameled steel w/damper,to 1500 SF 0.33 340.75 Return air grille,area to 1500 SF 12"x 12" 0.1 102.28 Thermostat, manual, 1 set back 0.13 136 Plenum, heating only, 100 MBH 0.16 170.31 09 Electrical 100 amp electric service 1.25 1,302.92 Duplex receptacles using non-metallic sheathed cable 0.34 357.67 Wiring device systems, economy to 1200 S.F. 2.02 2,098.70 Light fixture systems, economy to 1200 S.F. 0.53 546.16 SubTotal 100% $127.21 $132,300.81 Contractor Fees(General Conditions,Overhead,Profit) 10.00% $12.72 $13,230.08 Architectural Fees 0.00% $0.00 $0.00 User Fees 0.00% $0.00 $0.00 Total Building Cost ��Me= 0** Indicates Assemblies or Components have been customized. Beaudry Redevelopment TIF District#24 Replacement Cost Report LHB Project No. 170323 Page 2 of 2 Parcel J, Residence Beaudry Redevelopment TIF District #24 Code Deficiency Cost Report Parcel J - 633 Proctor Ave NW, Elk River, MN 55330 - Parcel ID 75-410-0725 Residence Code Related Cost Items Unit Cost Unit Units Total Quantity Accessibility Items Install guards around open window well at side walkway to prevent tripping hazard $ 475.00 Lump 1 $ 475.00 Remove 2X4 wood wall plates in basement room doorways $ 125.00 Lump 1 $ 125.00 Replace door hardware on entrance doors to meet proper code $ 250.00 Ea 3 $ 750.00 Structural Elements Investigate and repair plaster cracking in upper walls of kitchen that are showing signs of wall settlement $ 1,850.00 Lump 1 $ 1,850.00 Exiting Exterior Stairs Replace non-compliant front, side and rear entrance stairs to meet proper tread and rise. $ 1,800.00 Ea 3 $ 5,400.00 Modify basement stairway to meet proper rise and tread on stairs per code $ 1,900.00 Lump 1 $ 1,900.00 Fire Protection Provide code-compliant hardwired fire and CO detectors throughout house: $ - Smoke detectors $ 250.00 Ea 5 $ 1,250.00 CO detectors $ 250.00 Ea 3 $ 750.00 Exterior Construction Repair/tuck point chimney to prevent water intrusion $ 9.50 Sf 24 $ 228.00 Repair cracked and spalling block foundation to prevent water intrusion causing efflorescent on inside of basement walls $ 8.75 Sf 150 $ 1,312.50 Roof Construction None $ - Mechanical- Electrical Outlets: Replace non-grounded outlets throughout house to meet code $ 125.00 Ea 24 $ 3,000.00 Provide GFCI protected receptacles per code: $ - Bathroom $ 250.00 Ea 1 $ 250.00 Kitchen $ 250.00 Ea 2 $ 500.00 Other wet locations $ 250.00 Ea 2 $ 500.00 Provide AFCI required receptacles: Living Room $ 250.00 Ea 8 $ 2,000.00 Bedrooms $ 250.00 Ea 4 $ 1,000.00 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 1 of 2 Parcel J, Residence Code Quantity Hallways $ 250.00 Ea 1 $ 250.00 Forced-air furnace: Replace code deficient furnace to meet current ventilation codes $ 2,300.00 Lump 1 $ 2,300.00 Replace existing thermostat with energy code compliant one $ 150.00 Ea 1 $ 150.00 Modify nonmetallic sheathed electrical wiring that is improperly installed as per code $ 750.00 Lump 1 $ 750.00 Total Code Improvements $ 24,741 Beaudry Redevelopment TIF District#24 Code Deficiency Cost Report LHB Project No. 170323 Page 2 of 2 Parcel J, Residence Beaudry Redevelopment TIF District #24 Photos- Parcel J, 633 Proctor Avenue IMG-0033.JPG IMG-0034.JPG IMG-0035.JPG Y •a IMG-0036.JPG IMG-0037.JPG IMG-0038.JPG i I . IMG 0039.JPG IMG 0040.JPG IMG 0041.JPG I � I - IMG-0042.JPG IMG-0043.JPG IMG-0044.JPG Page 1 of 9 Beaudry Redevelopment TIF District #24 Photos- Parcel J, 633 Proctor Avenue IMG 0045.JPG IMG 0046.JPG IMG 0047.JPG i Y IMG 0048.JPG IMG 0049.JPG IMG 0050.JPG I M G_0051.J PG I M G_0052.JPG I MG_0053.J PG IMG 0054.JPG IMG 0055.JPG IMG 0056.JPG Page 2 of 9 Beaudry Redevelopment TIF District #24 Photos- Parcel J, 633 Proctor Avenue r_ . f4 IMG_0057.JPG IMG_0058.JPG IMG_0059.JPG TOIW f � r` I M G_0060.J PG I M G_0061.J PG I MG_0062.J PG IMG 0063.JPG IMG 0064.JPG IMG 0065.JPG a 5 9 4 IMG 0066.JPG IMG 0067.JPG IMG 0068.JPG Page 3 of 9 Beaudry Redevelopment TIF District #24 Photos- Parcel J, 633 Proctor Avenue IMG 0069.JPG IMG 0070.JPG IMG 0071.JPG IMG 0072.JPG IMG 0073.JPG IMG 0074.JPG IMG 0075.JPG IMG 0076.JPG IMG 0077.JPG I M G_0078.JPG I M G_0079.JPG I MG_0080.J PG Page 4 of 9 Beaudry Redevelopment TIF District #24 Photos- Parcel J, 633 Proctor Avenue P1130552.JPG P1130553.JPG P1130554.JPG jz P1130555.JPG P1130556.JPG P1130557.JPG C.1 `� { P1130558.JPG P1130559.JPG P1130560.JPG AF a P1130561.JPG P1130562.JPG P1130563.JPG Page 5 of 9 Beaudry Redevelopment TIF District #24 Photos- Parcel J, 633 Proctor Avenue L• - _ ti P1130564.JPG P1130565.JPG P1130566.JPG P 1130567.JPG P 1130568.JPG P 1130569.J PG P1 1 30570.J PG P1130571-JPG P 1130572-JPG P1130573.JPG P1130574.JPG P1130575.JPG Page 6 of 9 Beaudry Redevelopment TIF District #24 Photos: Parcel J, 633 Proctor Avenue P1130576.JPG P1130577.JPG P1130578.JPG P1130579.JPG P1130580.JPG P1130581.JPG P1130582.JPG P1130583.JPG P1130584.JPG P1130585.JPG P1130586.JPG P1130587.JPG Page 7 of 9 Beaudry Redevelopment TIF District #24 Photos- Parcel J, 633 Proctor Avenue -MV! _ P1130588.JPG P1130589.JPG P1130590.JPG "`- P1130591.JPG P1130592.JPG P 1130593.J PG AA +t P1130594.JPG P1130595.J PG P 1130596.J PG P1130597.JPG P1130598.JPG P1130599.JPG Page 8 of 9 Beaudry Redevelopment TIF District #24 Photos- Parcel J, 633 Proctor Avenue r , P1 1 30600.J PG P 1130601.J PG P 1130602.J PG r P1130603.JPG P1130604.JPG Page 9 of 9