10.3. SR 05-07-2018Request for Action
To
Item Number
Mayor and City Council
10.3
Agenda Section
Meeting Date
Prepared by
Work Session
May 7, 2018
Zack Carlton, Planning Manager
Item Description
Reviewed by
Jackson Street Water Tower Grant Opportunity and
Cal Portner, City Administrator
Future Planning
Reviewed by
Action Requested
Provide direction on the restoration of the Jackson Street Water Tower and discuss future plans for the
tower and site.
Background/Discussion
Earlier this year the city worked with Kodet Architectural Group to prepare architectural plans and
restoration estimates for the Jackson Street Water Tower. We received estimates for three different
restoration options:
1. Option 1 (Short -Term) — Pressure wash water tower, fix structural items noted in conditions
assessment from August 2015, and repaint the tower.
2. Option 2 (Medium -Term) — Pressure wash water tower, sand blast and repair only the problem
areas identified in the conditions assessment from August 2015, and repaint the tower.
3. Option 3 (Long -Term) — Remove all lead based paint by sand blasting the entire tower, fix
structural items noted in conditions assessment from August 2015, and repaint the tower.
The consultant contacted two firms and their estimates for each option are attached. The HPC reviewed
these recommendations during their April 26, 2018, meeting and recommended Option 1.
Staff is seeking direction from Council on the preferred restoration option. Grant applications are due
May 25, 2018, and staff will prepare the grant based on Council's recommendation.
Additionally, staff is seeking input on long-term plans for the Jackson Street Water Tower and site. Elk
River Municipal Utilities (ERMU) has agreed to contribute to the match for the restoration grant, but
that comes with the requirement that the city takes ownership of the tower and responsibilities for future
maintenance obligations.
Financial Impact
Long-term maintenance obligations for the Jackson Street Water Tower
Attachments
Elk River Water Tower Conditions Assessment dated August 3, 2015
Architectural Plans dated February 13, 2018
Restoration Cost Estimates dated March 26, 2018
The Elk River Vision
A PehoMing community Pitb revolutionary and spirited resourcefulness, exceptional P,` 01 W E H E 8 6 T
service, and community engagement that encourages and inspires prosperity INAMIRE1
Jackson Street Water Tower
City of Elk River
Condition Assessment
Prepared By
ice COLLABORATIVE DesignGroup,»Zc.
100 PORTLAND AVENUE SOUTH, SUITE 100
MINNEAPOLIS, MINNESOTA 55401
PHONE: 612.332.3654 FAX: 612.332.3626
Project Number 15010.00
August 3, 2015
COLLABORATIVE DesignGroup, Inc. ro
Architecture
Engineering
Interiors
Planning
August 3, 2015
Zack Carlton
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Re: City of Elk River Jackson Street Water Tower Condition Assessment
CDG Project # 15010
Dear Zack,
We have completed the Condition Assessment for the Jackson Street Water Tower as proposed.
This report summarizes our evaluation procedures, along with our observations, conclusions
regarding the current condition of the water tower, and recommendations for repairs.
The services performed in evaluating this assessment and in preparing this report have been in
accordance with the level of skill and care normally used for this type of project. The
conclusions and recommendations discussed in this report are our best professional opinions
based on our knowledge of current design and repair of this type of building. No warranties are
expressed or implied.
It has been a pleasure to perform this service for you. If you have any questions, or if we can be
of further assistance, please feel free to call.
Very truly yours,
Collaborati Design Group
I 11�� -1 U3
CMilkert, PE
iE
Principal
Affirmative Action. Equal Opportunity Employer
160 Portland Avenue South, Suite 100
Minneapolis, Minnesota 55401
t 612.332/3654 f 332.3626
www.collabcrativedesigngroup.com
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
TABLE OF CONTENTS
EXECUTIVE SUMMARY....................................................................................... 1
INTRODUCTION..................................................................................................
2
SCOPEOF REPORT.............................................................................................
2
Review of Documents.................................................................................
2
Discussions with City of Elk River Personnel .............................................
2
Observations.................................................................................................
3
DISCUSSION AND CONCLUSIONS.................................................................
28
Introduction.................................................................................................
28
General Discussion....................................................................................
28
RECOMMENDATIONS......................................................................................
30
PRIORITIES AND ESTIMATE OF PROBABLE COSTS ........................................
30
C COLLABORATIVE Design Group, ii..
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
EXECUTIVE SUMMARY
From a structural standpoint, all components of the Water Tower appear to be performing
well. Besides some more superficial issues, such as the presence of chipped paint, rust, and
lichen, all steel components are in average condition, especially for their age. The legs are
securely bolted to the concrete footings. There are no noticeable problems with any of the
tie rods, horizontal girders, or lattice work on the legs.
Two issues were observed, both located on the legs, which will need further maintenance
beyond the obvious painting. The first issue relates to some corrosion of the steel at the base
of the legs. This condition is hidden by the concrete that was installed to drain water from the
legs. It would be important to investigate the condition of the steel behind the concrete
further during the painting project by removing a portion of the concrete infill and inspecting
the steel. If the corrosion is worse than what is observed presently, some remedial action may
need to be done to strengthen the base, such as the addition of steel plates to replace the
loss of cross sectional area due to corrosion.
The second potential concern involves the steel splice plates connecting the leg sections.
Some of the plates are bowing as result of rust jacking, which occurs when the backside of
the metal rusts and expands, causing the front of the panel to move outward. Further
investigation and testing is recommended to confirm the severity of the corrosion and
determine the proper remedial action.
Paint is chipping on the Water Tower's legs, tie rods, and horizontal girders; the surface of
much of the exposed steel is covered in rust. The condition of the underside of the tank and
its surrounding walkway platform was observed to be similar to that of the legs, tie rods, and
girders, with a significant amount of weathered paint and rust. The sides of the tank
appeared to be in good condition relative to the rest of the Tower, but the roof and cap are
weathered with rust stains present from seams in the roof panels.
Considering that the Water Tower structure is no longer supporting the weight of water in a full
tank, maintenance and periodic observation will be all that is required in the future, and no
major structural modifications will be necessary. Some minor modifications may be necessary
as identified above.
All of the Tower's surfaces should be painted, including areas that may not be easily visible
from the ground, such as any exposed areas of steel angles, the inside of legs, and the
walkway platform. A new coat of paint will not only return it to its original appearance, but it
will also protect the steel from further rusting and deterioration.
The two potential structural issues should be further investigated with a more in depth study of
the areas in question. We recommend that a portion of concrete from one of the leg bases
be removed to get a better understanding of the condition of the steel. The bowing steel
splice panels should also be closely observed and tested to determine the extent of
damage.
Co COLLABORATIVE DesignGroup,,nc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
INTRODUCTION
The Jackson Street Water Tower was built in 1920 by the Minneapolis Steel & Machinery
Company as part of a water works project that developed a fire protection program for the
City of Elk River. The Water Tower consists of a 100,000 gallon tank on a four leg, lattice -girder
trestle tower and stands approximately 129 feet tall. The Tower is currently coated with paint
that is assumed to be lead-based, and displays a non -historic City of Elk River logo, which
differs from the original silver tank and red conical roof. The structure was added to the
National Register of Historic Places on May 23, 2012.
The City of Elk River and the Elk River Heritage Preservation Commission have plans to restore
this structure. The intent of this Condition Assessment is to provide an understanding of the
required restoration work, along with the associated costs.
SCOPE OF REPORT
Review of Documents
Available documents regarding the Jackson
Street Water Tower were limited, but the
National Register of Historic Places
Registration Form was reviewed to gain an
understanding of the structure's construction
and history. This paperwork informed us that,
besides cleaning and painting of the Water
Tower, no alterations had been made to the
structure since its construction.
Discussions with City of Elk River Personnel
The Jackson Street Water Tower is an iconic
landmark, and provides an important piece
of the identity and heritage of the City of Elk
River. The historic paint colors were silver for
the main structure and tank, and red for the
sloped roof. Simple black lettering spelled
out "Elk River' on the side of the tank.
The water tank structure was constructed in
1920 by the Minneapolis Steel and Machinery
Company. The tank was constructed initially
as a response to the many fires that occurred
in the downtown area. These fires were
difficult to fight since the railroad line created
a barrier between the downtown and the
river. After the construction of newer water
tanks in other locations, the Jackson Street
Water Tower was de -commissioned in 1960.
ELN
C COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
Observations
Initial, ground -level observations were made on January 30, 2015. A more thorough site visit
was made on March 12, 2015 to further document the structure from both the ground and
the top of the Tower.
The following rating system was used in assessing the condition of the structure components:
• Good: The component is new, with no apparent defects.
• Average: The component is able to perform its originally intended function in
its current condition. Any defects are minor and do not affect the
performance of the component.
• Poor: The component is unable to perform its originally intended function
in its current condition. The component has major defects, but is
repairable.
• Unacceptable: The component is unable to perform its originally intended function
in its current condition, and cannot be economically repaired.
Replacement of the component is required.
Visual observations of the building are recorded below.
OBSERVATIONS
Each of the Water
Tower's legs consists
of two parallel steel
channels, which are
bracketed on the
outside with a flat
steel plate, and on
the inside with small
latticed bars.
REFERENCE PHOTO
WCMN
3 C COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
2. The Water Tower
was constructed in
1920.
3. The Water Tower
has four concrete
footings with
varying amounts of
exposure due to the
surrounding
landscape. All
footings appear to
be in average
condition, with no
significant
deficiencies noted.
REFERENCE PHOTO
'!1-,kiii
4 6 COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Wafer Tower Condition Assessment Auqusf 3, 2015
CDG Project # 15010.00
OBSERVATIONS
4. The legs are
connected onto a
steel base plate at
each footing with
steel angles, all of
which appear fo be
in average
condition.
5. The steel base plate
at the bottom of
each leg is bolted
info the concrete
footings. These
bolts show no
significant
deterioration, and
are in average
condition.
REFERENCE PHOTO
C COLLABORATIVE DesignGroup,,lw.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
6. The inside of the
base of each leg
has been filled with
concrete.
7. The sloped surface
of the concrete
allows water to
drain from the base
of the legs, but
water that flows to
sides of the legs has
begun to rust and
deteriorate the
steel.
REFERENCE PHOTO
I
s COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
8. Water flows out of
the legs along the
steel at the edge of
the concrete, which
has caused the
steel to corrode.
Loss of cross-
sectional area of
the steel is
occurring on the
steel channels due
to corrosion.
9. Loss of cross-
sectional area of
the steel is
occurring on the
steel channels due
to corrosion.
REFERENCE PHOTO
.4
COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
10. Steel tie rods are
connected to the
base of each leg.
Steel legs and tie
rods are covered
With a significant
amount of rust and
chipped paint.
Ill. Rust and chipped
paint are prevalent
on all steel tie rods
and legs.
REFERENCE PHOTO
COLLABORATIVE DesignGroup Ong.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
12. Diagonal tie rods
are in overall
average condition
and are performing
well, but are
showing a
significant amount
of chipped paint
and rust.
13. Diagonal tie rods
are in overall
average condition
and are performing
well, but are
showing a
significant amount
of chipped paint
and rust.
REFERENCE PHOTO
COLLABORATIVE DesignGroup,blw.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
14. Tie rods are
connected with
steel turnbuckles.
Like the tie rods,
these turnbuckles
are covered with
rust and chipping
paint, but their
performance is
unaffected.
15. A ladder extends
up the northwest
leg of the Water
Tower. Surface rust
and peeling paint
are visible in some
areas, but no
functional concerns
regarding the
ladder were
observed.
REFERENCE PHOTO
10 (1 COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
16. Lichen (organic
growth) is growing
on the legs in some
areas.
17. The lattice girder
legs appear to be in
average condition,
With no structural
deficiencies
observed. Lattice
surfaces generally
seem to be in better
condition than the
flat sides of the legs,
with considerably
less chipped paint,
rust, and lichen.
REFERENCE PHOTO
—11111.plw _ - .. .'t
11 66,
COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
18. The paint on the flat
sides of the legs is
weathered; lichen
and corrosion was
observed in some
areas.
19. Each of the Water
Tower's legs is
essentially made up
of three sections,
with the longest at
the bottom and the
shortest at the top.
The leg sections are
connected with
steel splice plates
on all four sides,
with some plates
inside the legs and
some outside. Note
the two exterior
plates indicated in
the photo.
REFERENCE PHOTO
12 Co COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Wafer Tower Condition Assessment Auqusf 3, 2015
CDG Project # 15010.00
OBSERVATIONS
20. The presence of
bolts and rivets
wifhin the leg
channels indicates
that there is a steel
plate inside the leg,
the condition of
which could not be
ascertained from
ground level. The
steel bracket
connecting the
horizontal girder is
rusting and the
bottom of the
exterior plate is
expanding outward
slightly.
21. A steel plate is
attached fo the
legs just above the
connection fo the
horizontal girders.
Each of these plates
(eight total) appear
fo be in average
condition.
lra
.t
REFERENCE PHOTO
13 COLLABORATIVE DesignGroup,blw.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
22. The plates on the
outside of the Water
Tower are in
average to poor
condition, with
some showing
significant rust and
expansion.
23. Close up of one of
the outside steel
plates. It appears
as though water
has corroded the
backside of the
plate, causing the
steel to expand and
bow outward, a
condition known as
rust jacking.
REFERENCE PHOTO
1�
W'Y
14 `S COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
24. Another instance of
rust jacking. While
this plate is in better
condition than
others, it can be
expected to
continue to
degrade.
25. A horn sits on a
platform perched
atop two horizontal
steel girders,
requiring an
electrical conduit
running up the
northwest leg from
the ground. The
horn and platform
contain surface rust
and weathered
paint, but no major
deficiencies. It is
unknown if the horn
is functional.
REFERENCE PHOTO
•
•
•
•
•
4h
15 C COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
26. Horizontal girders
are connected to
the legs with steel
angles and rivets.
There are eight total
girders, connected
just below the
seams between leg
sections. All girders
appear to be in
average condition,
with just some rust,
weathered paint,
and lichen noted
on their surfaces.
27. Lichen is growing on
horizontal girders.
REFERENCE PHOTO
16 COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
28. Rust and chipped
paint is evident on
the surface of
horizontal girders.
29. At the epicenter of
the four Tower legs
is vertical steel tube
that encloses an
eight inch stand
pipe connecting
the tank to the
water system. Eight
tie rods connect the
center tube to the
Tower's legs.
REFERENCE PHOTO
17 Co COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
30. An access hatch
leads underground
underneath the
Water Tower.
31. A small hatch allows
access to the
enclosed stand
pipe.
REFERENCE PHOTO
18 COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Wafer Tower Condition Assessment Auqusf 3, 2015
CDG Project # 15010.00
OBSERVATIONS
32. Some minor rusting
and weathered
paint were
observed on the
vertical tube.
33. The vertical tube is
bolted info a
concrete pad. The
surfaces of the bolts
are covered with
rust and dirt, but are
performing well.
REFERENCE PHOTO
19 COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
34. The standpipe
enclosure extends
from the ground to
the underside of the
tank.
35. The underside of the
tank is in average
condition, with
some rusting and
weathered paint.
REFERENCE PHOTO
20 COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Wafer Tower Condition Assessment Auqusf 3, 2015
CDG Project # 15010.00
OBSERVATIONS
36. The walkway
platform
surrounding the
tank is in average
condition, with
weathered paint.
37. Sections of the steel
plate walkway are
riveted fo steel
splice plates
beneath the
platform.
REFERENCE PHOTO
F
1
21 C COLLABORATIVE DesignGroupol c.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
38. Steel plates and
Civets beneath the
walkway platform
connect the
sections of steel
walkway plates.
The walkway has a
latticed steel
guardrail, which -
like the platform - is
weathered but in
average condition.
39. The latticed
handrail around the
tank is in average
condition overall,
but features many
areas of chipped
paint and rust.
REFERENCE PHOTO
22 COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
40. The latticed
handrail around the
tank is in average
condition overall,
but features many
areas of chipped
paint and rust.
41. The four legs extend
inside the walkway
platform and are
connected with
steel angles and
Civets to the vertical
surface of the tank.
REFERENCE PHOTO
23 Co COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
42. View looking down
the inside of one of
the Water Tower's
legs.
43. The side of the tank
is in average
condition.
REFERENCE PHOTO
A
24 Ca
COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
44. The side of the tank
is in average
condition.
45. A second ladder
rises along the side
of the tank. Like the
ladder along the
northwest leg, this
ladder features
surface rust and
chipped paint, but
is performing well
and has a good
connection to the
Water Tower.
REFERENCE PHOTO
t_
25
`COLLABORATIVE DesignGroup,,lw.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
46. A third ladder
allows access to the
conical roof of the
tank and the cap
on the very top of
the Water Tower.
This ladder can dis-
connect from the
second ladder, and
pivot around the
cap at the top to
provide access
around the entire
circumference of
the roof.
47. Some minor rusting
and water staining
was observed at
seams and the
edge of the tank on
the underside of the
roof eave.
REFERENCE PHOTO
26 Co COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS
48. The conical roof is
rusting at panel
seams.
49. The conical roof is
rusting at panel
seams.
REFERENCE PHOTO
--y
27 COLLABORATIVE DesignGroup,inc.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
OBSERVATIONS I REFERENCE PHOTO
50. The cap atop the
roof appears to be
in average
condition.
DISCUSSION AND CONCLUSIONS
Introduction
This condition assessment focuses on two main points concerning the Jackson Street Water
Tower: the overall structural condition of the Tower, and the requirements to preserve the
Tower to maintain its integrity and value. Part of the preservation plan is to restore the water
tower to its original appearance, which will require extensive work to clean and remove old
paint, rust, and growing lichen. A few rusting areas, such as at connecting splice plates on
the outside of the legs and deteriorating areas within leg bases also present a concern from a
structural standpoint.
General Discussion
From a structural standpoint, all components of the Water Tower appear to be performing
well. Besides some more superficial issues, such as the presence of chipped paint, rust, and
lichen, all steel components are in average condition, especially for their age. The legs are
securely bolted to the concrete footings. There are no noticeable problems with any of the
tie rods, horizontal girders, or lattice work on the legs.
The Water Tower's legs consist of two steel channels sitting parallel to each other and riveted
to a long, flat steel plate on the edges on the outside perimeter of the Tower and small
is
COLLABORATIVE DesignGroup,,lw.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
latticed bars on the inside edges. Put together, these pieces form a square leg that rises to
the tank in three sections. Each section is connected with four steel splice plates, two of
which are bolted and riveted inside the legs, and two that are bolted on the legs' exterior
surfaces.
Two issues were observed, both located on the legs, which will need further maintenance
beyond the obvious painting. First, the base of each leg is filled with concrete that promotes
the drainage of water out of the leg assembly. It appears that water naturally flows to the
sides of this concrete and along the edge of the inside of the legs, which has resulted in some
deterioration and loss of cross sectional area of the steel. The thickness of the steel channels
is important, as this is what transfers the load of the water tower to the foundation. At this
time, the condition of the steel is behind the concrete is unknown. It would be important to
investigate the condition of the steel behind the concrete further during the painting project
by removing a portion of the concrete infill and inspecting the steel. If the corrosion is worse
than what is observed presently, some remedial action may need to be done to strengthen
the base, such as the addition of steel plates to replace the loss of cross sectional area due
to corrosion.
If it is determined that additional steel needs to be added, a sample of the steel should be
taken and tested to determine its physical properties. Steel produced during the time of the
construction of this water tower did not have the same physical properties of modern day
steel, and may not be able to be welded. This testing information will inform the design of the
connection of any additional steel members, if needed.
The second potential concern involves the steel splice plates connecting the leg sections.
Some of the plates are bowing as result of rust jacking, which occurs when the backside of
the metal rusts and expands, causing the front of the panel to move outward. This appears
to be happening exclusively on the eight plates on the outside perimeter of the Tower, which
is not surprising since the slope of these surfaces allows water to travel down the legs and flow
behind the connection plates. Since these plates hold the legs together, they are integral to
the structural integrity of the Tower. If the plates continue to corrode, the connection
between each section will weaken and the structural capacity of the legs will diminish.
Paint is chipping on the Water Tower's legs, tie rods, and horizontal girders; the surface of
much of the exposed steel is covered in rust. A significant amount of lichen is also growing on
some of these surfaces.
The condition of the underside of the tank and its surrounding walkway platform was
observed to be similar to that of the legs, tie rods, and girders, with a significant amount of
weathered paint and rust. The sides of the tank appeared to be in good condition relative to
the rest of the Tower, but the roof and cap are weathered with rust stains present from seams
in the roof panels.
Considering that the Water Tower structure is no longer supporting the weight of water in a full
tank, maintenance and periodic observation will be all that is required, and no major
structural modifications will be necessary. Some minor modifications may be necessary as
identified above.
29 Co
COLLABORATIVE DesignGroup,,lw.
City of Elk River
Jackson Street Water Tower Condition Assessment August 3, 2015
CDG Project # 15010.00
RECOMMENDATIONS
It is the City of Elk River's intent to restore the Water Tower to its original appearance, which
consisted of mostly silver painted steel except for black lettering and a red roof. In order to
do so, chipped paint, lichen, and rust will need to be removed to provide for the adhesion of
the new paint. Because the paint is likely to contain lead, all removed paint will need to be
captured by qualified workers and properly disposed of. It will not be necessary to strip all of
the paint off of the water tower down to bare steel. Any lead based paint that is adhered
well can be encapsulated with the new paint. Proper cleaning and preparation of all
surfaces will need to be performed prior to cleaning.
All of the Tower's surfaces should be painted, including areas that may not be easily visible
from the ground, such as any exposed areas of steel angles, the inside of legs, and the
walkway platform. A new coat of paint will not only return it to its original appearance, but it
will also protect the steel from further rusting and deterioration.
The two potential structural issues should be further investigated with a more in depth study of
the areas in question. We recommend that a portion of concrete from one of the leg bases
be removed to get a better understanding of the condition of the steel. Areas of rust and
deterioration are present on the exposed steel just above the concrete, and the possibility
exists that water has been able to seep between the metal and concrete and cause unseen
damage to the steel. The bowing steel splice panels should also be tested to determine the
extent of damage.
PRIORITIES AND ESTIMATE OF PROBABLE COSTS
Description
Estimated Cost
Additional Testing
$ 4,000
Steel repair (if required)
$ 5,000
Painting
$60,000
Sub Total
$69,000
Contingency, 15%
$10,350
Design Fees, 8%
5,525
Total
$84,875
30
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= Architectural Group Ltd.
15 Groveland Terrace • Minneapolis. MN 55403-1 154
Telephone 612.377.2737 • Facsimile 61 2:377.1 331
E -Mail arehODkodet.com • Website www.kodet.com
March 26, 2018
Mr. Zack Carlton
City of Elk River - Planning Manager
13065 Orono Parkway
Elk River, MN 55330
Re: Elk River Jackson Street Historic Water Tower - Renovation
Dear Mr. Carlton:
We have evaluated the existing water tower and generated budgeting numbers to help
assist you in the grant submission. The existing water tower was scanned by a UAV (Unmanned Aerial Vehicle) on
February 81h, 2018. We have taken the data from the scan and converted it into a scaled drawing which was used for cost
estimating by two painting contractors. Both painting contractors have separated out their cost estimate into three options as
noted below. Each of the three options give you different levels of restoration to choose from:
I . Option 1 (short term) - pressure wash water tower and repaint. Fix structural items as noted in report dated August
3, 2015.
2. Option 2 (medium term) - pressure wash and sand blast only problem areas as identified in report and repaint. Fix
structural items as noted in report dated August 3, 2015.
3. Option 3 (Long term) - remove all the lead base paint by sand blasting the entire water tower and repaint. Fix
structural items as noted in report dated August 3, 2015.
The two attached cost estimates from the painting contractors did not include the
following mark-ups - 25% Soft Costs, 20% for contingency and 10% per year for inflation - see cost breakouts below.
Estimate /
Soft
Costs (25%Z
/ Contingency
(20%) / 2018 cost
/ 2019 cost (10%)
/ 2020 cost (10%)
1. Slack Painting:
a. Option I - $92,000
+
$23,000
+ $18,400
= $133,400
$146,740
$161,414
b. Option 2 - $130,000
+
$32,500
+ $26,000
= $188,500
$207,350
$228,085
c. Option 3 - $390,000
+
$97,500
+ $78,000
= $565,500
$622,050
$684,255
2. TMI Coating:
a. Option 1 - $153,000
+
$38,250
+ $30,.600
=$221,850
$244,035
$268,439
b. Option 2 - $193,000
+
$48,250
+ $38,600
= $279,850
$307,835
$338,619
c. Option 3 - $385,000
+
$96,250
+ $77,000
= $558,250
$614,075
$675,483
Mr. Carlton, we again appreciate the opportunity to work with you and everyone with
the City of Elk River on this project. Let us know if you need additional information for the grant submission. If you have
any questions, please contact me.
Sincerely,
K ET AR HITECTURAL GROUP, LTD.
dward J. K et, Jr., FAIA, ED AP BD+C
Attachments:
Existing Drawing
TMI and Slack painting proposals
Architecture - Interior5 • Planning
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SLACK
Painting
/'�
Tel 612-991-6493 15886 SVEND LANE NW
Fax 218-948-2328 EVANSVILLE, MN 56326
�- DATE: February, 26 2018
Elk River, MN, Legged water tank
TOM SLACK
PROPOSAL/QUOTE
EMAIL:
Slackpainting@gmail.com
Option 1: Water Blast entire tank, Coat high rusted areas with Sherwin Williams 920 Pre
Prime, followed by a coat of Macro 646, A final top coat of Aluminum Spray-Lastic, Final
top coat of Flourokem on the roof, Logo Elk River Flourokem, Fix concrete inside legs,
Structural repair. Reinforced poly will be laid out covering the ground underneath the
tank and around the perimeter to contain any chips that may come off in the Water
blasting process. Chips that are collected will be properly disposed of including
paperwork to track disposal.
$92,000
Option 2: Water Blast Entire Tank, Sand Blast SSPC-SP6 Wet Blast on extremely rusted
areas only, estimated surface area Wet blasted < %10, two coats Sherwin Williams
Macro 646, A final top coat of Aluminum Spray-Lastic, Final top coat of Flourokem on
the roof, Logo Elk River Flourokem, Fix concrete inside legs, Structural repair. Disposal
and containment would be the same as Option 1
$130,000
Option 3: Sandblast Entire Tank SSPC-SP6, 2 coats Macro, 1 coat Sherwin Williams Hi -
solid poly. Fix concrete inside legs, Structural repair. Full tarp containment system
would be utilized. Ground cover would be laid out around the perimeter of the
containment system. Dust collector would be used inside the containment system. A
wash station, PPE, Lead training, TCLP test would be included. Spent abrasive would be
disposed of at the proper landfill with all the attached paperwork.
$390,000
Thank you for allowing Slack Painting, LLC the opportunity to bid this project for you. The total bid price
is based on the work reviewed; any alterations or unforeseen circumstances may result in an adjustment
to the proposal total. Slack Painting is not responsible for moving or removing any materials or objects
that interfere with the proposed work. If you have any additional questions or concerns please contact
me directly. Thank you.
Tom Slack
PROPOSAL
61 TMI Coatings, Inc.
3291 Terminal Drive, St. Paul, Minnesota 55121-1610 Phone: 651-452-6100 Fax: 651-452-0598
Painting & Restoration Contractors
Kodet Architectural Group, LTD. NOTE: This proposal may be withdrawn by TMI if
Attention: John Brandel not accepted within 30 days.
15 Groveland Terrace
Minneapolis, MN 55403 Date: February 23, 2018
Phone 612-377-2737
E-mail Ibrandel@kodet.com
TMI Coatings, Inc. hereby provides budget pricing to repaint the 100,000 -gallon lattice leg tower on Jackson
Street in Elk River, MN.
Scope:
• Option 1— Wash and Paint
o Power wash at 3,500 psi.
o Spot clean and prime rusted areas. Includes up to 5% of surfaces only.
o Apply two full topcoats.
• Option 2 — Wash, Spot Repair, and Overcoat
o Power wash at 3,500 psi.
o Spot abrasive blast and prime rusted areas. Includes up to 20% of surfaces only.
o Apply two full topcoats.
o Containment is priced as an option.
• Option 3 — Full Abrasive Blast and Recoat with Containment
o Abrasive blast per SSPC-SP6 all exterior surfaces.
o Apply a three -coat system.
o Containment is priced as an option.
• All options above include installing steel reinforcement at one leg where bowed and at one base plate
foundation for additional reinforcement.
• All options include the re-application of the tank logos.
Pricing:
A. Option 1 - $153,000
B. Option 2 - $193,000
C. Option 3 - $385,000
NOTES:
1. Includes lead testing and abatement as required.
2. Prevailing wages are not included.
3. Bonds are not included.
4. Work to be scheduled during average temperature of 50°F and up.
P:\Shared\Bid Package\FEBRUARY 2018\Elk River, MN 2-22-18\Elk River PROPOSAL.Doc
ACCEPTANCE
The undersigned hereby accepts TMI's proposal and authorizes TMI to furnish all materials and labor required to complete the work set forth in the
proposal pursuant to the proposal terms and conditions set forth on the reverse side hereof, for which we agree to pay you the amount set forth in the
proposal. If the proposal terms and conditions set forth on the reverse side hereof were not provided with transmission of TMI's proposal by facsimile,
mail or email, the undersigned agrees to request a copy of the proposal terms and conditions before signing below. The undersigned agrees to be
bound by the proposal terms and conditions set forth on the reverse side hereof regardless of whether the undersigned requested a copy or read
them before signing below.
Accepted:
By
Respectfully,
TMI Coatings, Inc.
By
Title Ben Nicholson, Senior Estimator
Customer: Sign and return copy. Retain original for your files.
Porath, Katie
From:Allard, Tina
Sent:Tuesday, May 15, 2018 8:25 AM
To:Porath, Katie
Subject:FW: Heritage Preservation Council
Hi:
Can you save the letter to Councilmember Wagner below to the packet record for May 7? It can be added to Item
10.3.
Thanks,
Tina
From: Wagner, Jennifer
Sent: Monday, May 14, 2018 5:46 PM
To: Allard, Tina
Subject: Fwd: Heritage Preservation Council
Here you go!
Begin forwarded message:
From: Liam Barnes <liambarnes30@gmail.com>
Date: May 1, 2018 at 11:41:44 AM CDT
To: <jennifer.wagner@elkrivermn.gov>
Subject: Heritage Preservation Council
Dear Council Woman Wagner,
I am writing to you regarding the Heritage Preservation Commission. The first concern I have is regarding the
Jackson street water tower, I wholeheartedly agree with the commission and believe that it should be restored
to its former glory. I believe the City Council should give the funds that the council requested and allow them to
move forward in the process of restoring the tower. The reason that I think the tower should be saved is that it
is a landmark of Elk River that is part of downtown Elk River's historic charm. To tear down such a beautiful
structure just because it is expensive to maintain is like burning a Van Gogh just because the insurance is
expensive.
The other reason that I wish to write to you is to express my wholehearted support of the Heritage Preservation
Commission's existence. I believe that serve a vital purpose of a being an advocate for long-term thinking by
ensuring we don't destroy our past because we cannot think beyond the present. I know that their meetings
have been irregular and that doesn't reflect well but I think it is only fair to also acknowledge that they lost 2/5 of
their board over last year which is sure to through even most precise and organized organization( and I am
sure we can both recognize that city government is almost anything but precise and efficient). In closing, I hope
that you will continue to support the restoration Jackson Street water tower and back the continued existence of
the Heritage preservation council.
Sincerely
Righ
t-
click
here
to
dow
nlo…
Liam Barnes
1
18266 Monroe Ct. Nw.
Elk River, MN, 55330
2