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2. HRA SR 09-04-2018Request for Action To Item Number Mayor and City Council and Commissioners of the HRA 2.0 Agenda Section Meeting Date Prepared by N/A September 4, 2018 Amanda Othoudt, EDD Item Description Reviewed by DT Redevelopment Project Cal Portner, City Administrator Reviewed by Action Requested Discuss LHB report and discuss next steps. Background/Discussion The City of Elk River is exploring the potential redevelopment of several parcels in downtown Elk River near the ISD #728 Building. As part of the project, the city is pursuing a redevelopment plan for the area. A proposed Redevelopment TIF District consisting of 24 parcels with 8 buildings was inspected for consideration. At the May 7, 2018, meeting, it was the consensus of the Council to engage LHB, Inc. to survey and inspect the properties to determine if the project qualified. LHB inspected the interior and exterior of the buildings on June 22, 2018. To qualify as a Redevelopment TIF District, 70% of the proposed district must be occupied by buildings, streets, utilities, or other similar structures, and more than 50% of the buildings must be structurally substandard. A building is structurally substandard if not in compliance with the building code for new buildings or could be brought into compliance for more than 15% of the cost of building a new building of the same type. Building Code and Condition Deficiency reports for the buildings that were inspected and found to be substandard are located in Appendix B of the report. Upon inspection, LHB Inc. found the following:  The proposed district has a coverage calculation of 100%, exceeding the 70% requirement.  87.5% of the buildings are structurally substandard, exceeding the 50% requirement.  The substandard buildings are reasonably distributed. Staff is seeking direction from the Council and the HRA on the recommended next steps in the process. Financial Impact N/A Attachments  LHB Report (August 21, 2018)  Map of Proposed TIF District The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity Report of Inspection Procedures and Results for Determining Qualifications of a Tax Increment Financing District as a Redevelopment District Elk River TH 10 and Lowell Redevelopment TIF District Elk River, Minnesota August 21, 2018 Prepared For the City of Elk River Prepared by: LHB, Inc. 701 Washington Avenue North, Suite 200 Minneapolis, Minnesota 55401 LHB Project No. 180477 Elk River TH 10 and Lowell Redevelopment LHB Project No. 180477 Page 1 of 11 Final Report TABLE OF CONTENTS PART 1 – EXECUTIVE SUMMARY ................................................................................ 2 Purpose of Evaluation ................................................................................ 2 Scope of Work ........................................................................................... 2 Conclusion ................................................................................................. 3 PART 2 – MINNESOTA STATUTE 469.174, SUBDIVISION 10 REQUIREMENTS ....... 3 A. Coverage Test ...................................................................................... 3 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 ..................................................................... 7 3. Code Deficiencies ..................................................................... 8 4. System Condition Deficiencies .................................................. 8 C. Distribution of Substandard Structures ................................................. 9 PART 5 - TEAM CREDENTIALS .................................................................................. 10 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 Elk River TH 10 and Lowell Redevelopment LHB Project No. 180477 Page 2 of 11 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 bounded by US Highway 10 Northwest, Jackson Avenue Northwest, Main Street Northwest and Lowell 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 eight (8) buildings on twenty-four (24) parcels, located within the proposed TIF District, meet the qualifications required for a Redevelopment District. Diagram 1 – Proposed TIF District SCOPE OF WORK The proposed TIF District consists of twenty-four parcels with eight (8) buildings. Eight (8) buildings were inspected on June 22, 2018. Building Code and Condition Deficiency reports for the buildings that were inspected and found to be substandard are located in Appendix B. Elk River TH 10 and Lowell Redevelopment LHB Project No. 180477 Page 3 of 11 Final Report 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. • 87.5 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).” 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…” Elk River TH 10 and Lowell Redevelopment LHB Project No. 180477 Page 4 of 11 Final Report 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 Walser 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.” 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 Elk River TH 10 and Lowell Redevelopment LHB Project No. 180477 Page 5 of 11 Final Report to the International Energy Conservation Code in this code mean the 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 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 Walser Auto Sales, Inc. vs. City of Richfield case filed November 13, 2001. Elk River TH 10 and Lowell Redevelopment LHB Project No. 180477 Page 6 of 11 Final Report PART 3 – PROCEDURES FOLLOWED LHB inspected eight (8) buildings on the interior and exterior during the day of June 22, 2018. 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). Elk River TH 10 and Lowell Redevelopment LHB Project No. 180477 Page 7 of 11 Final Report 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. 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 2018. 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 Elk River TH 10 and Lowell Redevelopment LHB Project No. 180477 Page 8 of 11 Final Report 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 2018; 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: Seven (7) out of eight (8) buildings (87.5 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. 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 Elk River TH 10 and Lowell Redevelopment LHB Project No. 180477 Page 9 of 11 Final Report 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, seven (7) out of eight (8) buildings (87.5 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. The Northwesterly portion of the proposed TIF District does not contain a substandard building, but it has a very small sample size of one structure to evaluate. In addition, the Northwesterly portion of the proposed TIF District has significant area allocated to paved parking lots which also meets the distribution requirements under Subdivision 10. Elk River TH 10 and Lowell Redevelopment LHB Project No. 180477 Page 10 of 11 Final Report Diagram 3 – Substandard Buildings Shaded green area depicts parcels with buildings. Shaded orange area depicts substandard buildings. PART 5 - TEAM CREDENTIALS Michael A. Fischer, AIA, LEED AP - Project Principal/TIF Analyst Michael has 30 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. Elk River TH 10 and Lowell Redevelopment LHB Project No. 180477 Page 11 of 11 Final Report 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. O:\18proj\180477\400 Design\406 Reports\Final Report\180477 Elk River TH 10 and Lowell Redevelopment TIF Report.docx 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 APPENDIX A Property Condition Assessment Summary Sheet Elk River TH 10 and Lowell Redevelopment TIF DistrictElk River, MinnesotaProperty Condition Assessment Summary SheetTIF Map No.PID # Property AddressImproved or VacantSurvey Method UsedSite Area(S.F.)Coverage Area of Improvements(S.F.)Coverage Percent of ImprovementsCoverageQuantity(S.F.)No. of BuildingsBuildingReplacementCost15% of Replacement CostBuilding Code DeficienciesNo. of Buildings Exceeding 15% CriteriaNo. of buildings determined substandardA 75-405-0190 NA Improved Exterior 27,443 19,862 72.4% 27,443B 75-405-0120 NA Improved Exterior 2,614 1,540 58.9% 2,614C 75-405-0180 815 US HIGHWAY 10 NW Improved Interior/Exterior 16,553 16,553100.0% 16,553 1 Note 1 0 0D 75-405-0170 NA Improved Exterior 5,227 5,227 100.0% 5,227E NA ROW Improved Exterior 29,975 23,807 79.4% 29,975F 75-405-0210 NA Improved Exterior 26,572 26,572 100.0% 26,572G 75-405-0272 NA Improved Exterior 436 436 100.0% 436H 75-405-0270 707 US Hwy 10 NW Improved Interior/Exterior 2,178 2,178 100.0% 2,178 1 $533,531 $80,030 $114,474 1 1I 75-405-0280 322 KING AVE NW Improved Exterior 3,485 3,485 100.0% 3,485J 75-405-0350 NA Improved Exterior 2,178 2,178 100.0% 2,178K 75-405-0360 NA Improved Exterior 1,742 1,742 100.0% 1,742L 75-405-0240 NA Improved Exterior 4,792 4,792 100.0% 4,792M 75-405-0220 NA Improved Exterior 3,920 3,920 100.0% 3,920N 75-405-0215 NA Improved Exterior 5,227 5,227 100.0% 5,227O 75-405-0225 724 Main Street NW Improved Interior/Exterior 3,920 3,920 100.0% 3,920 1 $601,920 $90,288 $225,658 1 1P 75-405-0230 720 MAIN ST NW Improved Exterior 6,098 6,098 100.0% 6,098Q 75-405-0235 716 MAIN ST NW Improved Exterior 4,792 4,792 100.0% 4,792R 75-405-0275 NA Improved Exterior 3,920 3,920 100.0% 3,920S 75-405-0205 NA Improved Exterior 871 871 100.0% 871T 75-405-0265 323 Jackson Ave NW Improved Interior/Exterior 4,356 4,356 100.0% 4,356 1 $802,589 $120,388 $123,088 1 1U 75-405-0260 315 Jackson Ave NW Improved Interior/Exterior 2,614 2,614 100.0% 2,614 1 $784,118 $117,618 $119,479 1 1V 75-405-0255 313 Jackson Ave NW Improved Interior/Exterior 2,614 2,614 100.0% 2,614 1 $990,660 $148,599 $251,024 1 1W 75-405-0250 309 Jackson Ave NW Improved Interior/Exterior 4,792 4,792 100.0% 4,792 1 $1,035,299 $155,295 $208,281 1 1X 75-405-0245 708 Main Street NW Improved Interior/Exterior 6,534 6,534100.0% 6,534 1 $1,458,790 $218,819 $412,334 1 1TOTALS 172,852 172,852 8 77100.0% 87.5%O:\18proj\180477\400 Design\406 Reports\Final Report\[180477 Elk River TH 10 and Lowell Redevelopment TIF Summary Spreadsheet.xlsx]Property Info87.5%Total Coverage Percent:Percent of buildings exceeding 15 percent code deficiency threshold: Percent of buildings determined substandard: Note 1: After an interior and exterior inspection, this building was determined not to be substandard.Elk River TH 10 and Lowell Redevelopment TIF DistrictLHB Project Number 180477Page 1 of 1Property Condition Assessment Summary Sheet APPENDIX B Building Code, Condition Deficiency and Context Analysis Reports Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 1 of 2 Building Report LHB Project No. 180477 Parcel H, Multi-Tennant Building Elk River TH 10 and Lowell Redevelopment TIF Analysis Building Code, Condition Deficiency and Context Analysis Report Parcel No. & Building Name: Parcel No. H Multi Tennant Professional Building Address: 707 US Hwy 10, Elk River, MN 55330 Parcel ID: 75-405-0270 Inspection Date(s) & Time(s): June 22, 2018 9:35 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: $533,531 Estimated Cost to Correct Building Code Deficiencies: $114,474 Percentage of Replacement Cost for Building Code Deficiencies: 21.46% Defects in Structural Elements 1. None observed. Combination of Deficiencies 1. Essential Utilities and Facilities a. Access into the building is not code compliant. b. Restrooms are not code compliant. c. Staff break room is not code compliant. d. Door hardware is not code compliant. e. A drinking fountain should be installed to comply with code. 2. Light and Ventilation a. Electrical panels do not have code required clear space in front of them. b. HVAC system is not code compliant. 3. Fire Protection/Adequate Egress a. The floor to ceiling height in the basement for emergency egress is not code compliant. b. Smoke detectors are not code compliant. c. Emergency lighting is not code compliant. d. Emergency notification system is not code compliant. e. There is no code required building sprinkler system in the building. f. Code required fire resistant material has not been used. g. Glass doors are not code compliant. Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 2 of 2 Building Report LHB Project No. 180477 Parcel H, Multi-Tennant Building 4. Layout and Condition of Interior Partitions/Materials a. Interior wall needs to be repainted. b. Carpeting should be replaced. 5. Exterior Construction a. Sidewalks are cracked and should be repaired. b. Roofing material is over 15 years old and may need to be replaced. Description of Code Deficiencies 1. Code required access to the building should be created. 2. Code compliant restrooms should be installed. 3. The staff break room should be made accessible per code. 4. Code compliant door hardware should be installed. 5. Install code compliant drinking fountain. 6. Electrical panels need to have a code required 36-inch clear space established and maintained. 7. The HVAC system should be replaced to comply with code. 8. Floor to ceiling height should be adjusted to comply with code for emergency egress. 9. Code compliant smoke detectors should be installed. 10. Code compliant emergency lighting should be installed. 11. Code required emergency notification system should be installed. 12. Code required building sprinkler system should be installed. 13. Code required fire resistant building material should be installed. 14. Glass doors should have code compliant 10-inch kick plates installed. Overview of Deficiencies This building houses three different businesses with one of them operating out of a non-code compliant space for emergency egress. None of the three entrances comply with code for accessibility. The building does not comply with life safety codes. Interior spaces should be repainted and have carpeting replaced. The HVAC system does not comply with code. The roofing material is over 15 years old and may need to be replaced. O:\18proj\180477\400 Design\406 Reports\Building Reports\H - 707 US Hwy 10 NW-Multi Tennant\707 US Hwy 10 NW Redevelopment District Substandard Building Report.docx Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 1 of 3 Building Report LHB Project No. 180477 Parcel O, Elk River Meat Market Elk River TH 10 and Lowell Redevelopment TIF Analysis Building Code, Condition Deficiency and Context Analysis Report Parcel No. & Building Name: Parcel O Elk River Meat Market Address: 724 Main St NW, Elk River, MN 55330 Parcel ID: 75-405-0225 Inspection Date(s) & Time(s): June 22, 2018 7:00 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: $601,920 Estimated Cost to Correct Building Code Deficiencies: $225,658 Percentage of Replacement Cost for Building Code Deficiencies: 37.49% Defects in Structural Elements 1. Stucco on the west side of the building shows major cracking and separation from the main structure, allowing for water intrusion, contrary to code. There is a rain leader that is discharging roof water between the structure and the stucco. 2. Bricks on southeast corner parapet are loose and are a safety hazard. Combination of Deficiencies 1. Essential Utilities and Facilities a. There is no code compliant restroom in the building. b. Thresholds are not code compliant. c. Door hardware is not code compliant. 2. Light and Ventilation a. HVAC system does not comply with code. b. The main electrical panel is not properly secured per code. c. Electrical wiring is not code compliant. d. Lighting is not code compliant. Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 2 of 3 Building Report LHB Project No. 180477 Parcel O, Elk River Meat Market 3. Fire Protection/Adequate Egress a. Code required 10-inch kick plates should be installed on glass door. b. The door hardware on the walk-in cooler is not code compliant. c. The door hardware on the walk-in freezer is not code compliant. d. Access to basement is not code compliant. e. Basement stairway is not code compliant. f. Floor to ceiling height in basement does not comply with code. g. There are no code required smoke detectors present. h. Emergency lighting is not code compliant. i. There is no code required emergency notification system. j. There is no code required building sprinkler system. 4. Layout and Condition of Interior Partitions/Materials a. Interior walls should be repaired and repainted. b. Carpeting should be replaced. c. Ceiling tile is stained and should be replaced. 5. Exterior Construction a. Stucco is cracked, allowing for water intrusion, contrary to code. b. Trees on east side of building are planted too close and are rubbing on building exterior surface. c. Exterior doors on north side of building need to be repainted. d. Glass window block is broken and should be repaired to prevent water intrusion per code. e. Roofing material has failed allowing for water intrusion, contrary to code. Description of Code Deficiencies 1. Stucco should be repaired to prevent water intrusion per code. 2. A code compliant restroom should be installed. 3. Thresholds should be modified to comply with code. 4. Code compliant door hardware should be installed. 5. HVAC system is not code compliant. 6. Main electrical panel should be locked per code. 7. Electrical wiring should be upgraded to comply with code. 8. Lighting should be upgraded to comply with code. 9. Code required 10-inch kick plates should be installed on the glass door. 10. Walk-in cooler door hardware should be replaced to comply with code. 11. Walk-in freezer door hardware should be replaced to comply with code. 12. A code compliant route of access to the basement should be created. 13. The basement stairway should be modified to comply with code. 14. Basement floor to ceiling height should be made code compliant. 15. Code compliant smoke detectors should be installed. 16. Code compliant emergency lighting should be installed. 17. Code required emergency notification system should be installed. 18. Code required building sprinkler system should be installed. 19. Glass window block should be replaced to prevent water intrusion per code. 20. Roofing material should be replaced to prevent water intrusion per code. Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 3 of 3 Building Report LHB Project No. 180477 Parcel O, Elk River Meat Market Overview of Deficiencies This one-story structure has significant stucco wall failure allowing for water intrusion. The roofing material is failing and should be replaced to prevent water intrusion. The restroom is not code compliant. Access to the basement is not code compliant and the basement stairs do not meet code. The floor to ceiling height in the basement does not meet code for emergency egress. There are no compliant life safety devices in the building. All interior surfaces should be improved. O:\18proj\180477\400 Design\406 Reports\Building Reports\O - 724 Main Street NW-Elk River Meat Market\724 Main Street NW Redevelopment District Substandard Building Report.docx Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 1 of 2 Building Report LHB Project No. 180477 Parcel T, Drug Store Elk River TH 10 and Lowell Redevelopment TIF Analysis Building Code, Condition Deficiency and Context Analysis Report Parcel No. & Building Name: Parcel T Drug Store Address: 323 Jackson Ave NW, Elk River, MN 55330 Parcel ID: 75-405-0265 Inspection Date(s) & Time(s): June 22, 2018 10:30 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: $802,589 Estimated Cost to Correct Building Code Deficiencies: $123,088 Percentage of Replacement Cost for Building Code Deficiencies: 15.34% Defects in Structural Elements 1. None observed. Combination of Deficiencies 1. Essential Utilities and Facilities a. There is no code required accessible route to the pharmacy work station. b. The staff break room does not comply with accessibility code. c. There is no code required drinking fountain in the building. 2. Light and Ventilation a. The HVAC system does not comply with code. 3. Fire Protection/Adequate Egress a. Glass doors do not have code required 10-inch kick plates. b. Smoke detectors are not code compliant. c. Emergency lighting is not code compliant. d. Emergency notification system is not code compliant. e. There is no code required building sprinkler system installed. f. Clear space in front of electrical panels does not comply with code. g. Basement stairs are damaged and do not comply with code. h. Wooden pocket doors are not code compliant. i. Code required fire resistant material should be installed. Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 2 of 2 Building Report LHB Project No. 180477 Parcel T, Drug Store 4. Layout and Condition of Interior Partitions/Materials a. Ceiling tile is stained and should be replaced. b. Interior walls should be repainted. c. Carpeting should be replaced. 5. Exterior Construction a. Window caulking has failed, allowing for water intrusion, contrary to code. b. Vertical mortar joints have failed allowing for water intrusion, contrary to code. c. Ceiling tile is water stained, and staff reports roofing material is allowing for water intrusion, contrary to code. Description of Code Deficiencies 1. A code required accessible route to the pharmacy work station should be installed. 2. A code required accessible route to the staff break room should be created. 3. A code required drinking fountain should be installed. 4. The HVAC system should be replaced to comply with code. 5. Glass doors should have code required 10-inch kick plates installed. 6. Code compliant smoke detectors should be installed. 7. Code compliant emergency lighting should be installed. 8. Code required emergency notification system should be installed. 9. Code required building sprinkler system should be installed. 10. A code required clear access space of 36 inches should be created and maintained per code. 11. Wooden basement stairway should be repaired to comply with code. 12. Code required fire resistant material should be installed. 13. Wooden pocket doors should be modified to comply with code. 14. Window caulking should be replaced per code to prevent water intrusion. 15. Vertical mortar joints should be repaired to prevent water intrusion per code. 16. Replace failed roofing material to prevent water intrusion per code. Overview of Deficiencies This one-story retail space is occupied by a drug store. Glass doors are not code compliant. Exterior window caulking has failed. Interior walls should be repainted. Interior flooring should be replaced. Ceiling tile is stained and should be replaced. Life safety systems do not comply with code. Accessibility to staff break room and pharmacy work station are not code compliant. Code required fire resistant material should be installed. O:\18proj\180477\400 Design\406 Reports\Building Reports\T - 323 Jackson Ave NW-Drug Store\323 Jackson Ave NW Redevelopment District Substandard Building Report.docx Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 1 of 2 Building Report LHB Project No. 180477 Parcel U, Pizzeria and Bakery Elk River TH 10 and Lowell Redevelopment TIF Analysis Building Code, Condition Deficiency and Context Analysis Report Parcel No. & Building Name: Parcel U Pizzeria and Bakery Building Address and Parcel ID: 315 Jackson Ave NW, Elk River, MN 55330 Parcel ID: 75-405-0260 Inspection Date(s) & Time(s): June 22, 2018 8:30 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: $784,118 Estimated Cost to Correct Building Code Deficiencies: $119,479 Percentage of Replacement Cost for Building Code Deficiencies: 15.24% Defects in Structural Elements 1. There is severe cracking of the stucco on the north side of the building, allowing for water intrusion, contrary to code. 2. It appears that the stucco on the north side is a separating where it interfaces with the brick on the east side of the building. This is allowing for water intrusion, which is contrary to code. Combination of Deficiencies 1. Essential Utilities and Facilities a. Restroom is not fully accessible as required by code. b. There is not an accessible route to all levels of the building as required by code. c. Door hardware is not code compliant. 2. Light and Ventilation a. Electrical wiring does not comply with code. b. HVAC system does not comply with code. Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 2 of 2 Building Report LHB Project No. 180477 Parcel U, Pizzeria and Bakery 3. Fire Protection/Adequate Egress a. Floor tile is damaged, creating an impediment for emergency egress, which does not comply with code. b. Smoke detectors do not comply with code c. Emergency lighting does not comply with code. d. Emergency notification system does not comply with code. e. There is no code required building sprinkler system. f. Glass doors do not have code required 10-inch kick plates. g. Stairways do not comply with code. h. There is no code required fire proofing. 4. Layout and Condition of Interior Partitions/Materials a. Interior walls should be repainted. 5. Exterior Construction a. Brick is stained and should be acid washed. b. Exterior metal railings are rusting and should be repainted. Description of Code Deficiencies 1. Damaged stucco should be repaired to prevent water intrusion per code. 2. Damage brick/stucco should be repaired to prevent water intrusion per code. 3. The restroom is not fully code compliant. 4. Code requires that there be an accessible route to all levels. 5. Door hardware is not code compliant. 6. Electrical wiring is not code compliant. 7. The HVAC system is not code compliant. 8. Damaged floor tile should be repaired to comply with code. 9. Code compliant smoke detectors should be installed. 10. Code compliant emergency lighting should be installed. 11. Code compliant emergency notification system should be installed. 12. Code required building sprinkler system should be installed. 13. Code required 10-inch kick plates should be installed on glass doors. 14. Stairways do not comply with code. 15. Install code required fire proofing material. Overview of Deficiencies This building was originally a bank and now has three tenants, a pizzeria, a bakery and apartments. The exterior brick on the building is stained. On the northeast corner there are some significant structural issues, allowing for water intrusion. The building does not have an accessible route between floors. The basement level bakery is not accessible per code. The building does not comply with current life safety codes. The restrooms are not fully accessible to be code compliant. The apartments need new paint and carpet. O:\18proj\180477\400 Design\406 Reports\Building Reports\U - 315 Jackson Ave NW-Pizzeria and Bakery\315 Jackson Ave NW Redevelopment District Substandard Building Report.docx Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 1 of 2 Building Report LHB Project No. 180477 Parcel V, Olde Main Eatery Elk River TH 10 and Lowell Redevelopment TIF Analysis Building Code, Condition Deficiency and Context Analysis Report Parcel No. & Building Name: Parcel V Olde Main Eatery Address: 313 Jackson Ave NW, Elk River, MN, 55330 Parcel ID: 75-405-0255 Inspection Date(s) & Time(s): June 22, 2018 8:45 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: $990,660 Estimated Cost to Correct Building Code Deficiencies: $251,024 Percentage of Replacement Cost for Building Code Deficiencies: 25.34% Defects in Structural Elements 1. None observed. Combination of Deficiencies 1. Essential Utilities and Facilities a. There is no code required accessible route to all levels. b. Thresholds are not code compliant. 2. Light and Ventilation a. The HVAC system is not mechanical/building code compliant. 3. Fire Protection/Adequate Egress a. Code compliant smoke detectors were not observed. b. Code compliant emergency lighting should be installed. c. Code required emergency notification system should be installed. d. Code required building sprinkler system should be installed. e. Stairways are not code compliant. f. Electrical panels are not code compliant for clear space in front of them. g. Glass doors do not have code required 10-inch kick plates. Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 2 of 2 Building Report LHB Project No. 180477 Parcel V, Olde Main Eatery 4. Layout and Condition of Interior Partitions/Materials a. Interior partitions are not fire rated as required per code. b. Vinyl composition tile is damaged and should be repaired/replaced. c. Carpeting is stained and should be cleaned/replaced. d. Ceiling tile is stained and should be replaced. e. Interior surfaces should be repainted. f. Floor to ceiling height in basement is not code compliant. 5. Exterior Construction a. Staff indicated that the roofing material has failed, allowing for water intrusion, contrary to code. b. Exterior wood windows are failing, allowing for water intrusion, contrary to code. c. Exterior brickwork is stained and should be acid washed. d. Windows are failing, allowing for water intrusion, and should be replaced to comply with code. Description of Code Deficiencies 1. There is no accessible route to all levels as required by code. 2. Thresholds do not comply with code. 3. The HVAC system is not code compliant. 4. Code compliant smoke detectors should be installed. 5. Code compliant emergency lighting should be installed. 6. Code required emergency notification system should be installed. 7. Code required building sprinkler system should be installed. 8. Stairways should be corrected to comply with code. 9. There is no 36-inch clear space in front of electrical panels as required by code. 10. Glass doors should have code required 10-inch kick plates installed. 11. Interior partitions should have code required fire rated material. 12. Floor to ceiling height should comply with code. 13. Roofing material should be replaced to prevent water intrusion per code. 14. Install new windows to prevent water intrusion per code. Overview of Deficiencies This two-story brick building has a café on the ground floor and apartments on the second floor. The non- code compliant basement is used as a break room and storage area. The building lacks code required fire and life safety systems. There is no code required accessible route between levels. The interior surfaces should be repainted and repaired. Exterior windows should be replaced to prevent water intrusion per code. Exterior brick surfaces should be acid washed. Failed roofing material should be replaced to prevent water intrusion per code. O:\18proj\180477\400 Design\406 Reports\Building Reports\V - 313 Jackson Ave NW-Olde Main Eatery\313 Jackson Ave NW Redevelopment District Substandard Building Report.docx Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 1 of 2 Building Report LHB Project No. 180477 Parcel W, Antique Store Elk River TH 10 and Lowell Redevelopment TIF Analysis Building Code, Condition Deficiency and Context Analysis Report Parcel No. & Building Name: Parcel W Antique Store Address: 309 Jackson Ave NW, Elk River, MN 55330 Parcel ID: 75-405-0250 Inspection Date(s) & Time(s): June 22, 2018 11:00 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: $1,035,299 Estimated Cost to Correct Building Code Deficiencies: $208,281 Percentage of Replacement Cost for Building Code Deficiencies: 20.12% Defects in Structural Elements 1. None observed. Combination of Deficiencies 1. Essential Utilities and Facilities a. Restrooms are not code compliant. b. There is no code required accessible route between all levels. c. There is no code required drinking fountain. 2. Light and Ventilation a. The HVAC system does not comply with mechanical/building code. b. Fluorescent lighting levels are not consistent. 3. Fire Protection/Adequate Egress a. Carpeting is torn creating an impediment for emergency egress which is contrary to code. b. There is no code required building sprinkler system. c. Glass doors do not have code required 10-inck kick plates. d. The emergency notification system does not comply with code. e. Electrical panels do not have code required clearance directly in front of them. f. There is no code required fireproofing. Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 2 of 2 Building Report LHB Project No. 180477 Parcel W, Antique Store 4. Layout and Condition of Interior Partitions/Materials a. Carpeting is stained. b. Walls should be repainted. c. Ceilings should be repainted. d. Suspended ceiling tile should be replaced. e. Storage rooms are cluttered. 5. Exterior Construction a. According to staff the roofing material has failed, allowing for water intrusion, contrary to code. Description of Code Deficiencies 1. A code compliant restroom should be installed. 2. A code required means of access to all levels should be created. 3. Code required 10-inch kick plates should be installed on all glass doors. 4. A code required drinking fountain should be installed. 5. The HVAC system should be replaced to comply with code. 6. Damaged carpeting should be removed/replaced to comply with code regarding emergency egress. 7. A code required building sprinkler system should be installed. 8. Code required 36-inch clearance should be kept in front of all electrical panels. 9. The emergency notification system should be made code compliant. 10. Code required fire proofing should be installed. 11. Roofing material should be replaced to prevent water intrusion per code. Overview of Deficiencies This two-story building houses an antique business. It is a wood framed structure that does not have current code required life safety systems in place. The building does not have a code required sprinkler system or code required fireproofing. The HVAC system does not comply with code. The interior spaces should be re-carpeted and repainted. Interior lighting is not consistent. There is no code compliant restroom and there is no code required means of access to each level. Staff has indicated that the roof is failing, allowing for water intrusion, contrary to code. O:\18proj\180477\400 Design\406 Reports\Building Reports\309 Jackson Ave NW-Antique Store\309 Jackson Ave NW Redevelopment District Substandard Building Report.docx Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 1 of 2 Building Report LHB Project No. 180477 Parcel X, Commercial Building Elk River TH 10 and Lowell Redevelopment TIF Analysis Building Code, Condition Deficiency and Context Analysis Report Parcel No. & Building Name: Parcel X Commercial Building Address: 708 Main St NW, Elk River, MN 55330 Parcel ID: 75-405-0245 Inspection Date(s) & Time(s): June 22, 2018 9:05 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: $1,458,790 Estimated Cost to Correct Building Code Deficiencies: $412,334 Percentage of Replacement Cost for Building Code Deficiencies: 28.27% Defects in Structural Elements 1. None observed. Combination of Deficiencies 1. Essential Utilities and Facilities a. Restrooms are not code compliant. b. There is no code required accessible route to all levels. c. The staff break room is not code compliant. d. There is not code required drinking fountain. 2. Light and Ventilation a. HVAC system is not code compliant. 3. Fire Protection/Adequate Egress a. Vinyl floor tile is damaged, creating an impediment for emergency egress, which is contrary to code. b. Stairs do not comply with code. c. Glass doors do not have code required 10-inch kick plates. d. Smoke detectors are not code compliant. e. The emergency notification system is not code compliant. f. Emergency lighting is not code compliant. g. There is no code required building sprinkler system. Elk River TH 10 and Lowell Redevelopment TIF Analysis Page 2 of 2 Building Report LHB Project No. 180477 Parcel X, Commercial Building 4. Layout and Condition of Interior Partitions/Materials a. Basement ceilings are damaged and should be repaired. b. Basement walls are damaged and should be repaired. c. Ceiling tile is stained from roof leaking. d. Plaster walls are cracking and should be repaired/repainted. e. Window sills are water stained and should be refinished. 5. Exterior Construction a. Windows are failing, allowing for water intrusion, contrary to code. b. The roofing material has failed allowing for water intrusion, contrary to code. Description of Code Deficiencies 1. Modify restrooms to be code compliant. 2. Create a code required accessible route to all levels. 3. Modify staff break room to comply with code. 4. Install code compliant drinking fountain. 5. Install code compliant HVAC system. 6. Replace damaged vinyl flooring to comply with code for emergency egress. 7. Install code compliant stairways. 8. Install code required 10-inch kick plates on glass doors. 9. Install code compliant smoke detectors. 10. Install code compliant emergency lighting system. 11. Install code compliant emergency notification system. 12. Install code required building sprinkler system. 13. Windows should be replaced to comply with code. 14. Failed roofing material should be replaced to prevent water intrusion per code. Overview of Deficiencies This two-story building was originally constructed as a bank. It currently houses multiple tenants both retail and professional service. The roofing material has failed and should be replaced to prevent water intrusion per code. There is no code required accessible route to all levels. Restrooms are not fully code compliant. The HVAC system does not comply with code. There are no code compliant life safety systems in the building. The stairways do not comply with code. O:\18proj\180477\400 Design\406 Reports\Building Reports\X - 708 Main Street NW-Commercial\708 Main Street NW Redevelopment District Substandard Building Report.docx APPENDIX C Building Replacement Cost Reports Code Deficiency Cost Reports Photographs Elk River TH 10 and Lowell Redevelopment TIF Analysis Replacement Cost Report Square Foot Cost Estimate Report Date:6/26/2018 707 US Hwy 10 NW City of Elk River 707 US Hwy 10 NW , Elk River , Minnesota , 55330 Building Type: Office 1 Story with Brick Veneer / Reinforced Concrete Location:ELK RIVER, MN Story Count:1 Story Height (L.F.):10 Floor Area (S.F.):1700 Labor Type:OPN Basement Included:Yes Data Release:Year 2018 Quarter 2 Cost Per Square Foot:$313.84 Building Cost:$533,531.46 % of Total Cost Per S.F. Cost 17.24% 49.90 84,824.79 A1010 Standard Foundations 9.49 16,125.07 4.93 8,389.28 4.55 7,735.79 A1030 Slab on Grade 5.79 9,846.72 5.79 9,846.72 A2010 Basement Excavation 3.89 6,617.00 3.89 6,617.00 A2020 Basement Walls 30.73 52,236.00 30.73 52,236.00 47.94% 134.67 228,947.63 B1010 Floor Construction 74.29 126,297.42 10.33 17,562.84 6.30 10,708.98 26.30 44,702.69 14.37 24,427.98 17.00 28,894.93 B2010 Exterior Walls 38.88 66,096.96 Spread footings, 3000 PSI concrete, load 100K, soil bearing capacity 6 KSF, 4' ‐ 6" square x 15" deep Slab on grade, 4" thick, non industrial, reinforced Excavate and fill, 10,000 SF, 8' deep, sand, gravel, or common earth, on site storage Foundation wall, CIP, 12' wall height, pumped, .444 CY/LF, 21.59 PLF, 12" thick B Shell Cast‐in‐place concrete column, 12" square, tied, 200K load, 12' story height, 142 lbs/LF, 4000PSI Cast‐in‐place concrete column, 12", square, tied, minimum reinforcing, 150K load, 10'‐14' story height, 135 lbs/LF, 4000PSI Concrete I beam, precast, 18" x 36", 790 PLF, 25' span, 6.44 KLF superimposed load Flat slab, concrete, with drop panels, 6" slab/2.5" panel, 12" column, 15'x15' bay, 75 PSF superimposed load, 153 PSF total load Precast concrete double T beam, 2" topping, 24" deep x 8' wide, 50' span, 75 PSF superimposed load, 165 PSF total load Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 6 KSF, 12" deep x 24" wide Estimate Name: Costs are derived from a building model with basic components. Scope differences and market conditions can cause costs to vary significantly. A Substructure Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 4 Replacement Cost Report Parcel H, Multi-Tennant Building 38.88 66,096.96 B2020 Exterior Windows 7.88 13,401.91 7.88 13,401.91 B2030 Exterior Doors 4.03 6,856.31 2.11 3,594.24 1.09 1,850.58 0.83 1,411.49 B3010 Roof Coverings 11.97 20,350.31 1.73 2,937.91 4.36 7,410.86 3.35 5,695.60 0.65 1,112.55 1.88 3,193.39 B3020 Roof Openings 1.65 2,801.03 0.34 582.25 0.89 1,511.52 0.42 707.26 8.40% 24.31 41,319.35 C1010 Partitions 4.08 6,931.55 1.59 2,703.41 0.89 1,508.22 0.97 1,649.76 0.63 1,070.16 C1020 Interior Doors 6.27 10,657.98 6.27 10,657.98 C1030 Fittings 0.40 679.25 0.40 679.25 C3010 Wall Finishes 1.76 2,987.49 0.91 1,539.01 0.85 1,448.48 C3020 Floor Finishes 5.36 9,115.33 3.21 5,464.85 0.94 1,590.87 1.21 2,059.61 C3030 Ceiling Finishes 6.44 10,947.75 6.44 10,947.75 26.42% 76.43 129,936.83D Services Acoustic ceilings, 3/4" fiberglass board, 24" x 48" tile, tee grid, suspended support Metal partition, 5/8"fire rated gypsum board face, no base,3 ‐5/8" @ 24" OC framing, same opposite face, no insulation Metal partition, 5/8"fire rated gypsum board face, no base,3 ‐5/8" @ 24" OC framing, same opposite face, sound attenuation insulation Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8" Add for the following: taping and finishing Door, single leaf, kd steel frame, hollow metal, commercial quality, flush, 3'‐ 0" x 7'‐0" x 1‐3/8" Toilet partitions, cubicles, ceiling hung, plastic laminate Painting, interior on plaster and drywall, walls & ceilings, roller work, primer & 2 coats Painting, interior on plaster and drywall, walls & ceilings, roller work, primer & 2 coats Carpet tile, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz Vinyl, composition tile, maximum Tile, ceramic natural clay C Interiors Door, aluminum & glass, with transom, narrow stile, double door, hardware, 6'‐0" x 10'‐0" opening Door, aluminum & glass, with transom, bronze finish, hardware, 3'‐0" x 10'‐ 0" opening Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'‐0" x 7'‐ 0" opening Roofing, single ply membrane, EPDM, 60 mils, loosely laid, stone ballast Insulation, rigid, roof deck, extruded polystyrene, 40 PSI compressive strength, 4" thick, R20 Roof edges, aluminum, duranodic, .050" thick, 6" face Flashing, aluminum, no backing sides, .019" Gravel stop, aluminum, extruded, 8", duranodic, .050" thick Roof hatch, with curb, 1" fiberglass insulation, 2'‐6" x 3'‐0", galvanized steel, 165 lbs Roof hatch, with curb, 1" fiberglass insulation, 2'‐6" x 4'‐6", aluminum curb and cover, 150lbs Smoke hatch, unlabeled, galvanized, 2'‐6" x 3', not incl hand winch operator Windows, aluminum, awning, insulated glass, 4'‐5" x 5'‐3" Brick wall, composite double wythe, standard face/CMU back‐up, 8" thick, perlite core fill, 3" XPS Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 4 Replacement Cost Report Parcel H, Multi-Tennant Building D2010 Plumbing Fixtures 3.06 5,194.94 1.44 2,446.76 0.20 333.24 0.56 943.72 0.54 920.82 0.32 550.40 D2020 Domestic Water Distribution 1.70 2,893.50 1.70 2,893.50 D2040 Rain Water Drainage 0.84 1,434.51 0.76 1,291.78 0.08 142.73 D3050 Terminal & Package Units 21.81 37,082.19 21.81 37,082.19 D4010 Sprinklers 3.54 6,010.78 3.54 6,010.78 D4020 Standpipes 1.57 2,677.00 1.57 2,677.00 D5010 Electrical Service/Distribution 21.02 35,734.41 4.34 7,382.09 5.66 9,618.25 11.02 18,734.07 D5020 Lighting and Branch Wiring 15.39 26,159.82 4.98 8,470.71 0.34 582.01 0.62 1,061.53 3.09 5,260.87 6.34 10,784.70 D5030 Communications and Security 7.50 12,749.68 1.68 2,848.36 3.09 5,252.96 0.92 1,567.26 1.81 3,081.10Internet wiring, 8 data/voice outlets per 1000 S.F. Overhead service installation, includes breakers, metering, 20' conduit & wire, 3 phase, 4 wire, 120/208 V, 400 A Feeder installation 600 V, including RGS conduit and XHHW wire, 400 A Switchgear installation, incl switchboard, panels & circuit breaker, 120/208 V, 3 phase, 600 A Receptacles incl plate, box, conduit, wire, 16.5 per 1000 SF, 2.0 W per SF, with transformer Miscellaneous power, 1.2 watts Central air conditioning power, 4 watts Motor installation, three phase, 460 V, 15 HP motor size Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, 10 fixtures @32watt per 1000 SF Telephone wiring for offices & laboratories, 8 jacks/MSF Communication and alarm systems, fire detection, addressable, 25 detectors, includes outlets, boxes, conduit and wire Fire alarm command center, addressable without voice, excl. wire & conduit Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 floor Water closet, vitreous china, bowl only with flush valve, wall hung Urinal, vitreous china, wall hung Lavatory w/trim, vanity top, PE on CI, 20" x 18" Service sink w/trim, PE on CI,wall hung w/rim guard, 24" x 20" Water cooler, electric, floor mounted, dual height, 14.3 GPH Gas fired water heater, commercial, 100< F rise, 100 MBH input, 91 GPH Roof drain, DWV PVC, 4" diam, diam, 10' high Roof drain, DWV PVC, 4" diam, for each additional foot add Rooftop, multizone, air conditioner, offices, 10,000 SF, 31.66 ton Wet pipe sprinkler systems, steel, light hazard, 1 floor, 10,000 SF Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 3 of 4 Replacement Cost Report Parcel H, Multi-Tennant Building 0% 0 0 E1090 Other Equipment 0 0 0% 0 0 0% 0 0 100% $285.31 $485,028.60 10.00% $28.53 $48,502.86 0.00% $0.00 $0.00 0.00% $0.00 $0.00 $313.84 $533,531.46 User Fees Total Building Cost E Equipment & Furnishings F Special Construction G Building Sitework SubTotal Contractor Fees (General Conditions,Overhead,Profit) Architectural Fees Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 4 of 4 Replacement Cost Report Parcel H, Multi-Tennant Building Elk River TH 10 and Lowell Redevelopment TIF Analysis Code Deficiency Cost Report Parcel H: 707 US Hwy 10 NW, Elk River, MN 55330 - PID 75-405-0270 Multi-Tennant Building Code Related Cost Items Unit Cost Units Unit Quantity Total Accessibility Items Access Into Building Modify thresholds to comply with code 250.00$ EA 3 750.00$ Restrooms Modify restrooms to comply with code 3.14$ SF 1700 5,338.00$ Staff Break Room Modify staff break room to comply with code 1,000.00$ Lump 1 1,000.00$ Door Hardware Install code compliant door hardware 250.00$ EA 8 2,000.00$ Drinking Fountain Install code required drinking fountain 0.32$ SF 1700 544.00$ Structural Elements -$ Exiting Basement Floor to Ceiling Height Create code required floor to ceiling height for emergency egress 25.00$ SF 1700 42,500.00$ Glass Doors Install code required 10-inch kick plates on glass doors 100.00$ EA 6 600.00$ Fire Protection Smoke Detectors Install code compliant smoke detectors 3.09$ SF 1700 5,253.00$ Emergency Lighting Install code compliant emergency lighting 1.25$ SF 1700 2,125.00$ Emergency Notification System Install code required emergency notification system 0.92$ SF 1700 1,564.00$ Building Sprinkler System Install code required building sprinkler system 5.11$ SF 1700 8,687.00$ Fire Resistant Building Material Install code required fire resistant building material 4.08$ SF 1700 6,936.00$ Exterior Construction -$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 2 Code Deficiency Cost Report Parcel H, Multi-Tennant Building Code Related Cost Items Unit Cost Units Unit Quantity Total Roof Construction -$ Mechanical- Electrical Mechanical Install code compliant HVAC system 21.81$ SF 1700 37,077.00$ Electrical Maintain code compliant space in front of electrical panels 50.00$ EA 2 100.00$ Total Code Improvements 114,474$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 2 Code Deficiency Cost Report Parcel H, Multi-Tennant Building Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel H, 707 US Hwy 10 NW - Multi-Tenant Building Page 1 of 3 P1190681.JPG P1190682.JPG P1190683.JPG P1190684.JPG P1190685.JPG P1190686.JPG P1190687.JPG P1190688.JPG P1190689.JPG P1190690.JPG P1190691.JPG P1190692.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel H, 707 US Hwy 10 NW - Multi-Tenant Building Page 2 of 3 P1190693.JPG P1190694.JPG P1190695.JPG P1190696.JPG P1190697.JPG P1190698.JPG P1190699.JPG P1190700.JPG P1190701.JPG P1190702.JPG P1190703.JPG P1190704.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel H, 707 US Hwy 10 NW - Multi-Tenant Building Page 3 of 3 P1190705.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Replacement Cost Report Square Foot Cost Estimate Report Date:6/26/2018 724 Main Street NW City of Elk River 724 Main Street NW , Elk River , Minnesota , 55330 Building Type: Store with Stucco & Concrete Block / Bearing Walls Location:ELK RIVER, MN Story Count:1 Story Height (L.F.):12 Floor Area (S.F.):3400 Labor Type:OPN Basement Included:Yes Data Release:Year 2018 Quarter 2 Cost Per Square Foot:$177.03 Building Cost:$601,920.39 % of Total Cost Per S.F. Cost 25.33% 40.77 138,629.95 A1010 Standard Foundations 8.04 27,348.51 3.70 12,583.92 4.34 14,764.59 A1030 Slab on Grade 5.79 19,693.45 5.79 19,693.45 A2010 Basement Excavation 3.89 13,233.99 3.89 13,233.99 A2020 Basement Walls 23.05 78,354.00 23.05 78,354.00 42.81% 68.90 234,260.48 B1010 Floor Construction 24.23 82,376.56 9.86 33,520.60 14.37 48,855.96 B1020 Roof Construction 8.37 28,445.25 7.82 26,593.20 0.54 1,852.05 B2010 Exterior Walls 13.83 47,021.13 13.83 47,021.13 B2020 Exterior Windows 11.24 38,214.86 Spread footings, 3000 PSI concrete, load 100K, soil bearing capacity 6 KSF, 4' ‐ 6" square x 15" deep Slab on grade, 4" thick, non industrial, reinforced Excavate and fill, 10,000 SF, 8' deep, sand, gravel, or common earth, on site storage Foundation wall, CIP, 12' wall height, pumped, .444 CY/LF, 21.59 PLF, 12" thick B Shell Cast‐in‐place concrete column, 12" square, tied, 200K load, 12' story height, 142 lbs/LF, 4000PSI Flat slab, concrete, with drop panels, 6" slab/2.5" panel, 12" column, 15'x15' bay, 75 PSF superimposed load, 153 PSF total load Roof, steel joists, beams, 1.5" 22 ga metal deck, on columns and bearing wall, 30'x30' bay, 28" deep, 40 PSF superimposed load, 62 PSF total load Roof, steel joists, beams, 1.5" 22 ga metal deck, on columns and bearing wall, 30'x30' bay, 28" deep, 40 PSF superimposed load, 62 PSF total load, add for Cement stucco, 5/8" thick, 2 coats on regular CMU, 8" x 8"x 16" Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 6 KSF, 12" deep x 24" wide Estimate Name: Costs are derived from a building model with basic components. Scope differences and market conditions can cause costs to vary significantly. A Substructure Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 3 Replacement Cost Report Parcel O, Elk River Meat Market 6.71 22,801.68 4.53 15,413.18 B2030 Exterior Doors 3.30 11,226.96 2.07 7,049.84 1.23 4,177.12 B3010 Roof Coverings 7.93 26,975.72 3.21 10,915.12 2.21 7,517.20 2.51 8,543.40 8.15% 13.12 44,595.98 C1010 Partitions 0.85 2,900.65 0.85 2,900.65 C1020 Interior Doors 1.33 4,515.42 0.68 2,295.57 0.65 2,219.85 C3010 Wall Finishes 3.39 11,523.34 2.96 10,072.22 0.43 1,451.12 C3020 Floor Finishes 3.12 10,605.79 3.12 10,605.79 C3030 Ceiling Finishes 4.43 15,050.78 4.43 15,050.78 23.71% 38.15 129,713.94 D2010 Plumbing Fixtures 4.00 13,615.81 1.25 4,243.66 1.19 4,043.10 1.57 5,329.05 D2020 Domestic Water Distribution 1.73 5,867.93 1.73 5,867.93 D3050 Terminal & Package Units 7.29 24,792.83 7.29 24,792.83 D4010 Sprinklers 4.82 16,381.17 4.82 16,381.17 D4020 Standpipes 2.70 9,185.78 2.70 9,185.78 D5010 Electrical Service/Distribution 3.20 10,886.28 0.74 2,522.29 0.60 2,056.26 1.86 6,307.73 D5020 Lighting and Branch Wiring 11.16 37,934.37 Switchgear installation, incl switchboard, panels & circuit breaker, 120/208 V, 3 phase, 400 A Acoustic ceilings, 5/8" fiberglass board, 24" x 48" tile, tee grid, suspended support D Services Water closet, vitreous china, tank type, 2 piece close coupled Lavatory w/trim, vanity top, PE on CI, 18" round Service sink w/trim, PE on CI,wall hung w/rim guard, 22" x 18" Gas fired water heater, residential, 100< F rise, 30 gal tank, 32 GPH Rooftop, single zone, air conditioner, food supermarkets, 5,000 SF, 14.17 ton Wet pipe sprinkler systems, steel, light hazard, 1 floor, 5000 SF Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 floor Overhead service installation, includes breakers, metering, 20' conduit & wire, 3 phase, 4 wire, 120/208 V, 200 A Feeder installation 600 V, including RGS conduit and XHHW wire, 200 A Vinyl, composition tile, maximum Door, aluminum & glass, without transom, wide stile, double door, hardware, 6'‐0" x 7'‐0" opening Door, birch, solid core, single door, hinged, 3'‐0" x 7'‐0" opening Roofing, asphalt flood coat, gravel, base sheet, 3 plies 15# asphalt felt, mopped Insulation, rigid, roof deck, composite with 2" EPS, 1" perlite Roof edges, aluminum, duranodic, .050" thick, 6" face C Interiors Wood partition, 5/8"fire rated gypsum board face, none base,2 x 4,@ 16" OC framing,same opposite face, 0 insul Door, single leaf, kd steel frame, hollow metal, commercial quality, flush, 3'‐ 0" x 7'‐0" x 1‐3/8" Door, double leaf, kd steel frame, hollow metal, commercial quality, B label, 2 ‐ 3'‐0" x 7'‐0" x 1‐3/8" 2 coats paint on masonry with block filler Painting, interior on plaster and drywall, brushwork, primer & 2 coats Glazing panel, plate glass, 1/4" thick, clear Aluminum flush tube frame, thermo‐break frame, 2.25" x 4.5", 5'x6' opening, no intermediate horizontals Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 3 Replacement Cost Report Parcel O, Elk River Meat Market 1.90 6,450.41 0.30 1,009.05 0.62 2,123.06 8.34 28,351.85 D5030 Communications and Security 3.25 11,049.77 1.35 4,596.34 1.90 6,453.43 0% 0 0 E1090 Other Equipment 0 0 0% 0 0 0% 0 0 100% $160.94 $547,200.35 10.00% $16.09 $54,720.04 0.00% $0.00 $0.00 0.00% $0.00 $0.00 $177.03 $601,920.39 User Fees Total Building Cost Architectural Fees Receptacles incl plate, box, conduit, wire, 2.5 per 1000 SF, .3 watts per SF Miscellaneous power, 1 watt Central air conditioning power, 4 watts Fluorescent fixtures recess mounted in ceiling, 2.4 watt per SF, 60 FC, 15 fixtures @ 32 watt per 1000 SF Communication and alarm systems, fire detection, addressable, 25 detectors, includes outlets, boxes, conduit and wire Fire alarm command center, addressable without voice, excl. wire & conduit E Equipment & Furnishings F Special Construction G Building Sitework SubTotal Contractor Fees (General Conditions,Overhead,Profit) Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 3 of 3 Replacement Cost Report Parcel O, Elk River Meat Market Elk River TH 10 and Lowell Redevelopment TIF Analysis Code Deficiency Cost Report Parcel O - 724 Main St NW, Elk River, MN 55330 - PID 75-405-0225 Elk River Meat Market Code Related Cost Items Unit Cost Units Unit Quantity Total Accessibility Items Restroom Install code compliant restroom 2.44$ SF 3400 8,296.00$ Thresholds Modify thresholds to comply with code 150.00$ EA 5 750.00$ Door Hardware Install code compliant door hardware 250.00$ EA 4 1,000.00$ Structural Elements Stucco Repair stucco to prevent water intrusion per code 13.83$ SF 1000 13,830.00$ Exiting Glass Doors Install code required 10-inch kick plates on glass doors 100.00$ EA 2 200.00$ Walk-in Cooler Install code compliant door hardware on cooler door 350.00$ EA 1 350.00$ Walk-in Freezer Install code compliant door hardware on freezer door 350.00$ EA 1 350.00$ Basement Install code compliant basement door to allow for emergency egress 1,000.00$ EA 1 1,000.00$ Install code compliant stairway in basement 1,500.00$ Lump 1 1,500.00$ Modify floor to ceiling height to comply with code for emergency egress 20.00$ SF 3400 68,000.00$ Fire Protection Smoke Detectors Install code compliant smoke detectors 1.35$ SF 3400 4,590.00$ Emergency Lighting Install code compliant emergency lighting system 1.05$ SF 3400 3,570.00$ Emergency Notification System Install code required emergency notification system 1.90$ SF 3400 6,460.00$ Building Sprinkler System Install code required building sprinkler system 7.52$ SF 3400 25,568.00$ Exterior Construction Glass Block Remove/replace damaged glass block to prevent water intrusion per code 150.00$ EA 1 150.00$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 2 Code Deficiency Cost Report Parcel O, Elk River Meat Market Code Related Cost Items Unit Cost Units Unit Quantity Total Roof Construction Roofing Material Remove failed roofing material 0.95$ SF 3400 3,230.00$ Install roofing material to prevent water intrusion per code 7.93$ SF 3400 26,962.00$ Mechanical- Electrical Mechanical Install code compliant HVAC system 7.29$ SF 3400 24,786.00$ Electrical Provide code compliant locking device on main panel 250.00$ EA 1 250.00$ Electrical wiring should be upgraded to comply with code 1.90$ SF 3400 6,460.00$ Lighting should be upgraded to comply with code 8.34$ SF 3400 28,356.00$ Total Code Improvements 225,658$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 2 Code Deficiency Cost Report Parcel O, Elk River Meat Market Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel O, 724 Main Street NW - Elk River Meat Market Page 1 of 6 P1190422.JPG P1190423.JPG P1190424.JPG P1190425.JPG P1190426.JPG P1190427.JPG P1190428.JPG P1190429.JPG P1190430.JPG P1190431.JPG P1190432.JPG P1190433.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel O, 724 Main Street NW - Elk River Meat Market Page 2 of 6 P1190434.JPG P1190435.JPG P1190436.JPG P1190437.JPG P1190438.JPG P1190439.JPG P1190440.JPG P1190441.JPG P1190442.JPG P1190443.JPG P1190444.JPG P1190445.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel O, 724 Main Street NW - Elk River Meat Market Page 3 of 6 P1190446.JPG P1190447.JPG P1190448.JPG P1190449.JPG P1190450.JPG P1190451.JPG P1190452.JPG P1190453.JPG P1190454.JPG P1190455.JPG P1190456.JPG P1190457.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel O, 724 Main Street NW - Elk River Meat Market Page 4 of 6 P1190458.JPG P1190459.JPG P1190460.JPG P1190461.JPG P1190462.JPG P1190463.JPG P1190464.JPG P1190465.JPG P1190466.JPG P1190467.JPG P1190468.JPG P1190469.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel O, 724 Main Street NW - Elk River Meat Market Page 5 of 6 P1190470.JPG P1190471.JPG P1190472.JPG P1190473.JPG P1190474.JPG P1190475.JPG P1190476.JPG P1190477.JPG P1190478.JPG P1190479.JPG P1190480.JPG P1190481.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel O, 724 Main Street NW - Elk River Meat Market Page 6 of 6 P1190482.JPG P1190483.JPG P1190484.JPG P1190485.JPG P1190486.JPG P1190487.JPG P1190488.JPG P1190489.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Replacement Cost Report Square Foot Cost Estimate Report Date:6/26/2018 323 Jackson Avenue NW City of Elk River 323 Jackson Avenue NW , Elk River , Minnesota , 55330 Building Type: Store, Retail with Brick Veneer / Reinforced Concrete Location:ELK RIVER, MN Story Count:1 Story Height (L.F.):14 Floor Area (S.F.):3600 Labor Type:OPN Basement Included:Yes Data Release:Year 2018 Quarter 2 Cost Per Square Foot:$221.58 Building Cost:$802,589.13 % of Total Cost Per S.F. Cost 18.22% 36.91 132,918.71 A1010 Standard Foundations 6.92 24,923.97 3.26 11,744.99 3.66 13,178.98 A1030 Slab on Grade 5.79 20,851.88 5.79 20,851.88 A2010 Basement Excavation 3.89 14,012.46 3.89 14,012.46 A2020 Basement Walls 20.31 73,130.40 20.31 73,130.40 48.13% 97.55 351,194.33 B1010 Floor Construction 27.73 99,829.05 8.31 29,920.73 5.05 18,178.49 14.37 51,729.84 B1020 Roof Construction 16.22 58,388.94 16.22 58,388.94 B2010 Exterior Walls 38.24 137,646.92 38.24 137,646.92 Cast‐in‐place concrete column, 12", square, tied, minimum reinforcing, 150K load, 10'‐14' story height, 135 lbs/LF, 4000PSI Flat slab, concrete, with drop panels, 6" slab/2.5" panel, 12" column, 15'x15' bay, 75 PSF superimposed load, 153 PSF total load Roof, concrete, beam and slab, 25'x25' bay, 40 PSF superimposed load, 20" deep beam, 9" slab, 152 PSF total load Brick wall, composite double wythe, standard face/CMU back‐up, 8" thick, perlite core fill, 3" XPS Cast‐in‐place concrete column, 12" square, tied, 200K load, 12' story height, 142 lbs/LF, 4000PSI Estimate Name: Costs are derived from a building model with basic components. Scope differences and market conditions can cause costs to vary significantly. A Substructure Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 6 KSF, 12" deep x 24" wide Spread footings, 3000 PSI concrete, load 100K, soil bearing capacity 6 KSF, 4' ‐ 6" square x 15" deep Slab on grade, 4" thick, non industrial, reinforced Excavate and fill, 10,000 SF, 8' deep, sand, gravel, or common earth, on site storage Foundation wall, CIP, 12' wall height, pumped, .444 CY/LF, 21.59 PLF, 12" thick B Shell Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 3 Replacement Cost Report Parcel T, Drug Store B2020 Exterior Windows 4.05 14,592.74 0.31 1,109.72 3.75 13,483.03 B2030 Exterior Doors 1.73 6,222.11 1.37 4,914.41 0.36 1,307.70 B3010 Roof Coverings 9.25 33,315.82 1.73 6,221.45 4.36 15,693.59 2.21 7,973.84 0.95 3,426.95 B3020 Roof Openings 0.33 1,198.75 0.33 1,198.75 8.19% 16.60 59,742.66 C1010 Partitions 2.33 8,390.36 0.76 2,726.13 0.95 3,435.63 0.62 2,228.61 C1020 Interior Doors 2.09 7,523.28 2.09 7,523.28 C1030 Fittings 0.2 719.95 0.2 719.95 C3010 Wall Finishes 1.38 4,967.74 0.84 3,016.46 0.27 977.72 0.27 973.55 C3020 Floor Finishes 3.12 11,229.66 3.12 11,229.66 C3030 Ceiling Finishes 7.68 27,631.62 7.68 27,631.62 25.46% 50.38 185,770.78 D1010 Elevators and Lifts 5.25 23,275.91 5.25 23,275.91 D2010 Plumbing Fixtures 2.33 8,398.63 0.37 1,321.56 0.38 1,372.16 0.32 1,165.77 0.95 3,412.46 0.31 1,126.68 D Services Water closet, vitreous china, tank type, 2 piece close coupled Urinal, vitreous china, wall hung Lavatory w/trim, vanity top, PE on CI, 20" x 18" Service sink w/trim, PE on CI,wall hung w/rim guard, 24" x 20" Water cooler, electric, wall hung, dual height, 14.3 GPH Hydraulic passenger elevator, 3000 lb, 3 floors,12' story height, 2 car group,125 FPM Acoustic ceilings, 3/4"mineral fiber, 12" x 12" tile, concealed 2" bar & channel grid, suspended support Roof hatch, with curb, 1" fiberglass insulation, 2'‐6" x 3'‐0", galvanized steel, 165 lbs C Interiors Metal partition, 5/8"fire rated gypsum board face, no base,3 ‐5/8" @ 24" OC framing, same opposite face, no insulation Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8" Add for the following: taping and finishing Door, single leaf, kd steel frame, hollow metal, commercial quality, flush, 3'‐0" x 7'‐0" x 1‐3/8" Toilet partitions, cubicles, ceiling hung, stainless steel Painting, interior on plaster and drywall, walls & ceilings, roller work, primer & 2 coats Painting, interior on plaster and drywall, walls & ceilings, roller work, primer & 2 coats Ceramic tile, thin set, 4‐1/4" x 4‐1/4" Vinyl, composition tile, maximum Gravel stop, aluminum, extruded, 4", mill finish, .050" thick Aluminum flush tube frame, for 1/4"glass,1‐3/4"x4", 5'x6' opening, no intermediate horizontals Glazing panel, insulating, 1/2" thick, 2 lites 1/8" float glass, clear Door, aluminum & glass, without transom, bronze finish, hardware, 3'‐0" x 7'‐0" opening Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'‐0" x 7'‐ 0" opening Roofing, single ply membrane, EPDM, 60 mils, loosely laid, stone ballast Insulation, rigid, roof deck, extruded polystyrene, 40 PSI compressive strength, 4" thick, R20 Roof edges, aluminum, duranodic, .050" thick, 6" face Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 3 Replacement Cost Report Parcel T, Drug Store D2020 Domestic Water Distribution 7.82 28,148.35 7.82 28,148.35 D2040 Rain Water Drainage 1.59 5,729.71 1.44 5,183.31 0.15 546.39 D3050 Terminal & Package Units 8.48 30,511.19 8.48 30,511.19 D4010 Sprinklers 4.62 16,645.32 4.62 16,645.32 D4020 Standpipes 1.15 4,133.60 1.15 4,133.60 D5010 Electrical Service/Distribution 6.41 23,082.90 1.64 5,905.68 1.34 4,809.13 3.44 12,368.10 D5020 Lighting and Branch Wiring 10.95 39,437.09 2.85 10,252.12 0.4 1,438.52 0.81 2,922.33 6.9 24,824.12 D5030 Communications and Security 1.78 6,408.08 0.97 3,504.04 0.81 2,904.04 0% 0 0 E1090 Other Equipment 0 0 0% 0 0 0% 0 0 100% $201.44 $729,626.48 10.00% $20.14 $72,962.65 0.00% $0.00 $0.00 0.00% $0.00 $0.00 $221.58 $802,589.13 SubTotal Contractor Fees (General Conditions,Overhead,Profit) Architectural Fees User Fees Total Building Cost G Building Sitework Overhead service installation, includes breakers, metering, 20' conduit & wire, 3 phase, 4 wire, 120/208 V, 400 A Feeder installation 600 V, including RGS conduit and XHHW wire, 400 A Switchgear installation, incl switchboard, panels & circuit breaker, 120/208 V, 3 phase, 400 A Receptacles incl plate, box, conduit, wire, 8 per 1000 SF, .9 watts per SF Miscellaneous power, 1.5 watts Central air conditioning power, 4 watts Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, 10 fixtures @32watt per 1000 SF Communication and alarm systems, fire detection, addressable, 25 detectors, includes outlets, boxes, conduit and wire Fire alarm command center, addressable without voice, excl. wire & conduit E Equipment & Furnishings F Special Construction Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 floor Gas fired water heater, commercial, 100< F rise, 500 MBH input, 480 GPH Roof drain, CI, soil,single hub, 4" diam, 10' high Roof drain, CI, soil,single hub, 4" diam, for each additional foot add Rooftop, single zone, air conditioner, department stores, 10,000 SF, 29.17 ton Wet pipe sprinkler systems, steel, ordinary hazard, 1 floor, 10,000 SF Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 3 of 3 Replacement Cost Report Parcel T, Drug Store Elk River TH 10 and Lowell Redevelopment TIF Analysis Code Deficiency Cost Report Parcel T, 323 Jackson Ave NW, Elk River, MN 55330 - PID 75-405-0265 Drug Store Code Related Cost Items Unit Cost Units Unit Quantity Total Accessibility Items Accessible Routes Create an accessible route to Pharmacy work stations per code 1,500.00$ Lump 1 1,500.00$ Create an accessible route to staff break room per code 5.25$ SF 3600 18,900.00$ Drinking Fountain Install code required drinking fountain 0.31$ SF 3600 1,116.00$ Structural Elements -$ Exiting Glass Doors Install code required 10-inch kick plates on glass doors 100.00$ EA 6 600.00$ Stairway Repair stairway to comply with code for safe means of egress 1,500.00$ Lump 1 1,500.00$ Fire Protection Smoke Detectors Install code compliant smoke detectors 0.97$ SF 3600 3,492.00$ Emergency Lighting Install code compliant emergency lighting 1.75$ SF 3600 6,300.00$ Emergency Notification System Install code required emergency notification system 0.81$ SF 3600 2,916.00$ Sprinkler System Install code required building sprinkler system 5.77$ SF 3600 20,772.00$ Fire Resistant Building Material Install code required fire resistant building material 2.33$ SF 3600 8,388.00$ Pocket Doors Modify pocket doors to comply with code 500.00$ EA 2 1,000.00$ Exterior Construction Windows Remove/replace damaged caulking to prevent water intrusion per code 350.00$ Lump 1 350.00$ Mortar Joints Remove/replace damaged mortar joints to prevent water intrusion per code 750.00$ Lump 1 750.00$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 2 Code Deficiency Cost Report Parcel T, Drug Store Code Related Cost Items Unit Cost Units Unit Quantity Total Roof Construction Roofing Material Remove failed roofing material 0.95$ SF 3600 3,420.00$ Replace roofing material to prevent water intrusion per code 9.58$ SF 3600 34,488.00$ Mechanical- Electrical Mechanical Install code compliant HVAC system 2.53$ SF 3600 9,108.00$ Electrical Upgrade electrical service for new HVAC system 2.33$ SF 3600 8,388.00$ Create and maintain a code required 36-inch clear space in front of circuit breaker panels 100.00$ Lump 1 100.00$ Total Code Improvements 123,088$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 2 Code Deficiency Cost Report Parcel T, Drug Store Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel T, 323 Jackson Ave NW - Drug Store Page 1 of 3 P1190668.JPG P1190669.JPG P1190670.JPG P1190671.JPG P1190672.JPG P1190673.JPG P1190674.JPG P1190679.JPG P1190680.JPG P1190706.JPG P1190707.JPG P1190708.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel T, 323 Jackson Ave NW - Drug Store Page 2 of 3 P1190709.JPG P1190710.JPG P1190711.JPG P1190712.JPG P1190713.JPG P1190714.JPG P1190715.JPG P1190716.JPG P1190717.JPG P1190718.JPG P1190719.JPG P1190720.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel T, 323 Jackson Ave NW - Drug Store Page 3 of 3 P1190721.JPG P1190722.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Replacement Cost Report Square Foot Cost Estimate Report Date:6/26/2018 315 Jackson Ave NW City of Elk River 315 Jackson Ave NW , Elk River , Minnesota , 55330 Building Type: Commercial, 2 Story with Brick Veneer / Reinforced Concrete Location:Elk River, MN Story Count:2 Story Height (L.F.):12 Floor Area (S.F.):1900 Labor Type:OPN Basement Included:Yes Data Release:Year 2018 Quarter 2 Cost Per Square Foot:$412.68 Building Cost:$784,118.04 % of Total Cost Per S.F. Cost 12.02% 45.11 85,702.11 A1010 Standard Foundations 12.77 24,265.80 4.42 8,389.28 8.36 15,876.52 A1030 Slab on Grade 2.90 5,502.58 2.90 5,502.58 A2010 Basement Excavation 1.95 3,697.73 1.95 3,697.73 A2020 Basement Walls 27.49 52,236.00 27.49 52,236.00 52.49% 196.91 374,137.37 B1010 Floor Construction 86.53 164,411.55 9.24 17,562.84 2.11 4,015.87 2.23 4,229.65 49.13 93,349.74 7.18 13,650.93 8.13 15,455.35 Cast‐in‐place concrete column, 12" square, tied, 200K load, 12' story height, 142 lbs/LF, 4000PSI Estimate Name: Costs are derived from a building model with basic components. Scope differences and market conditions can cause costs to vary significantly. A Substructure Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 6 KSF, 12" deep x 24" wide Spread footings, 3000 PSI concrete, load 200K, soil bearing capacity 6 KSF, 6' ‐ 0" square x 20" deep Slab on grade, 4" thick, non industrial, reinforced Excavate and fill, 10,000 SF, 8' deep, sand, gravel, or common earth, on site storage Foundation wall, CIP, 12' wall height, pumped, .444 CY/LF, 21.59 PLF, 12" thick B Shell Cast‐in‐place concrete column, 12", square, tied, minimum reinforcing, 150K load, 10'‐14' story height, 135 lbs/LF, 4000PSI Cast‐in‐place concrete column, 16", square, tied, minimum reinforcing, 300K load, 10'‐14' story height, 240 lbs/LF, 4000PSI Concrete I beam, precast, 18" x 36", 790 PLF, 25' span, 6.44 KLF superimposed load Flat slab, concrete, with drop panels, 6" slab/2.5" panel, 12" column, 15'x15' bay, 75 PSF superimposed load, 153 PSF total load Precast concrete double T beam, 2" topping, 24" deep x 8' wide, 50' span, 30 PSF superimposed load, 120 PSF total load Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 4 Code Deficiency Cost Report Parcel U, Pizzeria and Bakery 8.50 16,147.17 B2010 Exterior Walls 83.49 158,632.70 83.49 158,632.70 B2020 Exterior Windows 16.93 32,164.59 16.93 32,164.59 B2030 Exterior Doors 1.41 2,682.03 0.74 1,405.98 0.38 723.90 0.29 552.14 B3010 Roof Coverings 8.02 15,237.65 0.86 1,641.77 2.18 4,141.36 3.00 5,695.60 0.59 1,112.55 1.39 2,646.37 B3020 Roof Openings 0.53 1,008.85 0.24 455.53 0.29 553.32 8.90% 33.38 63,437.63 C1010 Partitions 5.42 10,293.51 1.27 2,417.17 0.71 1,348.53 2.08 3,959.42 1.35 2,568.38 C1020 Interior Doors 8.84 16,805.20 2.58 4,893.34 6.27 11,911.86 C1030 Fittings 0.23 442.84 0.23 442.84 C2010 Stair Construction 4.54 8,620.23 4.54 8,620.23 C3010 Wall Finishes 2.55 4,852.41 1.83 3,476.35 0.72 1,376.06 C3020 Floor Finishes 5.36 10,187.72 3.21 6,107.78 0.94 1,778.03 1.21 2,301.92 Roofing, single ply membrane, EPDM, 60 mils, loosely laid, stone ballast Precast concrete double T beam, 2" topping, 24" deep x 8' wide, 50' span, 75 PSF superimposed load, 165 PSF total load Brick wall, composite double wythe, standard face/CMU back‐up, 8" thick, perlite core fill, 3" XPS Windows, aluminum, awning, insulated glass, 4'‐5" x 5'‐3" Door, aluminum & glass, with transom, narrow stile, double door, hardware, 6'‐0" x 10'‐0" opening Door, aluminum & glass, with transom, bronze finish, hardware, 3'‐0" x 10'‐ 0" opening Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'‐0" x 7'‐ 0" opening Door, single leaf, wood frame, 3'‐0" x 7'‐0" x 1‐3/8", birch, solid core Insulation, rigid, roof deck, extruded polystyrene, 40 PSI compressive strength, 4" thick, R20 Roof edges, aluminum, duranodic, .050" thick, 6" face Flashing, aluminum, no backing sides, .019" Gravel stop, aluminum, extruded, 4", duranodic, .050" thick Roof hatch, with curb, 1" fiberglass insulation, 2'‐6" x 3'‐0", galvanized steel, 165 lbs Smoke hatch, unlabeled, galvanized, 2'‐6" x 3', not incl hand winch operator C Interiors Metal partition, 5/8"fire rated gypsum board face, no base,3 ‐5/8" @ 24" OC framing, same opposite face, no insulation Metal partition, 5/8"fire rated gypsum board face, no base,3 ‐5/8" @ 24" OC framing, same opposite face, sound attenuation insulation Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8" Add for the following: taping and finishing Door, single leaf, kd steel frame, hollow metal, commercial quality, flush, 3'‐0" x 7'‐0" x 1‐3/8" Toilet partitions, cubicles, ceiling hung, plastic laminate Stairs, steel, pan tread for conc in‐fill, picket rail,12 risers w/ landing Painting, interior on plaster and drywall, walls & ceilings, roller work, primer & 2 coats Painting, interior on plaster and drywall, walls & ceilings, roller work, primer & 2 coats Carpet tile, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz Vinyl, composition tile, maximum Tile, ceramic natural clay Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 4 Code Deficiency Cost Report Parcel U, Pizzeria and Bakery C3030 Ceiling Finishes 6.44 12,235.72 6.44 12,235.72 26.59% 99.76 189,557.47 D1010 Elevators and Lifts 12.25 23,275.91 12.25 23,275.91 D2010 Plumbing Fixtures 2.10 3,984.02 0.84 1,595.19 0.14 260.71 0.26 492.21 0.57 1,080.61 0.29 555.29 D2020 Domestic Water Distribution 0.60 1,131.87 0.60 1,131.87 D2040 Rain Water Drainage 2.38 4,518.03 0.46 875.40 1.92 3,642.63 D3050 Terminal & Package Units 17.35 32,972.51 17.35 32,972.51 D4010 Sprinklers 3.71 7,054.36 1.64 3,112.42 1.80 3,418.81 0.28 523.13 D4020 Standpipes 1.02 1,938.67 0.55 1,047.18 0.47 891.49 D5010 Electrical Service/Distribution 39.05 74,204.40 10.08 19,149.56 13.05 24,786.10 15.93 30,268.74 D5020 Lighting and Branch Wiring 15.06 28,618.52 4.98 9,467.26 0.34 650.48 0.62 1,186.42 2.77 5,260.87 6.34 12,053.49 D5030 Communications and Security 6.24 11,859.18 1.68 3,183.46 2.10 3,994.71 0.65 1,237.42 Water closet, vitreous china, bowl only with flush valve, wall hung Acoustic ceilings, 3/4" fiberglass board, 24" x 48" tile, tee grid, suspended support D Services Hydraulic passenger elevator, 3000 lb, 3 floors,12' story height, 2 car group,125 FPM Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 floor Urinal, vitreous china, wall hung Lavatory w/trim, vanity top, PE on CI, 20" x 18" Service sink w/trim, PE on CI,wall hung w/rim guard, 24" x 20" Water cooler, electric, wall hung, wheelchair type, 7.5 GPH Gas fired water heater, commercial, 100< F rise, 100 MBH input, 91 GPH Roof drain, CI, soil,single hub, 4" diam, 10' high Roof drain, CI, soil,single hub, 4" diam, for each additional foot add Rooftop, multizone, air conditioner, offices, 25,000 SF, 79.16 ton Wet pipe sprinkler systems, steel, light hazard, 1 floor, 5000 SF Wet pipe sprinkler systems, steel, light hazard, each additional floor, 5000 SF Standard High Rise Accessory Package 3 story Fire alarm command center, addressable with voice, excl. wire & conduit Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, additional floors Overhead service installation, includes breakers, metering, 20' conduit & wire, 3 phase, 4 wire, 120/208 V, 1000 A Feeder installation 600 V, including RGS conduit and XHHW wire, 1000 A Switchgear installation, incl switchboard, panels & circuit breaker, 120/208 V, 3 phase, 1200 A Receptacles incl plate, box, conduit, wire, 16.5 per 1000 SF, 2.0 W per SF, with transformer Miscellaneous power, 1.2 watts Central air conditioning power, 4 watts Motor installation, three phase, 460 V, 15 HP motor size fixtures @32watt per 1000 SF Telephone wiring for offices & laboratories, 8 jacks/MSF Communication and alarm systems, fire detection, addressable, 50 detectors, includes outlets, boxes, conduit and wire Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 3 of 4 Code Deficiency Cost Report Parcel U, Pizzeria and Bakery 1.81 3,443.58 0% 0 0 E1090 Other Equipment 0 0 0% 0 0 0% 0 0 100% $375.16 $712,834.58 10.00% $37.52 $71,283.46 0.00% $0.00 $0.00 0.00% $0.00 $0.00 $412.68 $784,118.04 Contractor Fees (General Conditions,Overhead,Profit) Architectural Fees User Fees Total Building Cost Internet wiring, 8 data/voice outlets per 1000 S.F. E Equipment & Furnishings F Special Construction G Building Sitework SubTotal Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 4 of 4 Code Deficiency Cost Report Parcel U, Pizzeria and Bakery Elk River TH 10 and Lowell Redevelopment TIF Analysis Code Deficiency Cost Report Parcel U, 315 Jackson Ave NW, Elk River, MN 55330 - PID 75-405-0260 Pizzeria and Bakery Code Related Cost Items Unit Cost Units Unit Quantity Total Accessibility Items Restrooms Entrance to restroom should be modified to comply with code for accessibility 3,000.00$ Lump 1 3,000.00$ Accessible Route Between Floors Create an accessible route to all levels 12.25$ SF 1900 23,275.00$ Door Hardware Install code compliant door hardware 250.00$ EA 10 2,500.00$ Structural Elements -$ Exiting Floor Tile Repair damaged floor tile to create code required unimpeded means of egress 15.00$ SF 50 750.00$ Glass Doors Install code required 10-inch kick plates on glass doors 100.00$ EA 6 600.00$ Stairways Modify stairways to comply with code 4.54$ SF 1900 8,626.00$ Fire Protection Smoke Detectors Install code compliant smoke detectors 2.10$ SF 1900 3,990.00$ Emergency Lighting Install code compliant emergency lighting 1.15$ SF 1900 2,185.00$ Emergency Notification System Install code required emergency notification system 0.65$ SF 1900 1,235.00$ Building Sprinkler System Install code required building sprinkler system 4.73$ SF 1900 8,987.00$ Fire Proofing Install code required fire proofing material 5.42$ SF 1900 10,298.00$ Exterior Construction Brick/Stucco Damaged stucco should be repaired to prevent water intrusion per code 2,000.00$ Lump 1 2,000.00$ Interface between brick and stucco should be repaired to prevent water intrusion per code 2,500.00$ Lump 1 2,500.00$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 2 Code Deficiency Cost Report Parcel U, Pizzeria and Bakery Code Related Cost Items Unit Cost Units Unit Quantity Total Roof Construction -$ Mechanical- Electrical Mechanical Install code compliant HVAC system 17.35$ SF 1900 32,965.00$ Electrical Install code compliant electrical wiring 8.72$ SF 1900 16,568.00$ Total Code Improvements 119,479$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 2 Code Deficiency Cost Report Parcel U, Pizzeria and Bakery Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel U, 315 Jackson Ave NW - Pizzeria and Bakery Page 1 of 4 315.jpg P1190551.JPG P1190552.JPG P1190553.JPG P1190554.JPG P1190555.JPG P1190556.JPG P1190557.JPG P1190558.JPG P1190559.JPG P1190560.JPG P1190561.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel U, 315 Jackson Ave NW - Pizzeria and Bakery Page 2 of 4 P1190562.JPG P1190563.JPG P1190564.JPG P1190565.JPG P1190566.JPG P1190567.JPG P1190568.JPG P1190569.JPG P1190570.JPG P1190574.JPG P1190575.JPG P1190576.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel U, 315 Jackson Ave NW - Pizzeria and Bakery Page 3 of 4 P1190577.JPG P1190578.JPG P1190579.JPG P1190580.JPG P1190581.JPG P1190582.JPG P1190583.JPG P1190584.JPG P1190585.JPG P1190586.JPG P1190587.JPG P1190588.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel U, 315 Jackson Ave NW - Pizzeria and Bakery Page 4 of 4 P1190589.JPG P1190590.JPG P1190591.JPG P1190592.JPG P1190593.JPG P1190594.JPG P1190595.JPG P1190669.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Replacement Cost Report Square Foot Cost Estimate Report Date:6/26/2018 313 Jackson Ave NW City of Elk River 313 Jackson Ave NAW , Elk River , Minnesota , 55330 Building Type: Office, 2‐4 Story with Brick Veneer / Reinforced Concrete Location:ELK RIVER, MN Story Count:2 Story Height (L.F.):12 Floor Area (S.F.):2700 Labor Type:OPN Basement Included:Yes Data Release:Year 2018 Quarter 2 Cost Per Square Foot:$366.89 Building Cost:$990,660.13 % of Total Cost Per S.F. Cost 12.37% 41.25 111,368.28 A1010 Standard Foundations 12.22 32,999.15 3.88 10,486.60 8.34 22,512.55 A1030 Slab on Grade 2.90 7,819.46 2.90 7,819.46 A2010 Basement Excavation 1.95 5,254.67 1.95 5,254.67 A2020 Basement Walls 24.18 65,295.00 24.18 65,295.00 53.30% 177.77 479,983.16 B1010 Floor Construction 80.08 216,205.33 9.22 24,903.72 1.86 5,019.83 1.96 5,287.07 43.22 116,687.17 7.18 19,398.69 8.13 21,962.87 Cast‐in‐place concrete column, 12", square, tied, minimum reinforcing, 150K load, 10'‐14' story height, 135 lbs/LF, 4000PSI Cast‐in‐place concrete column, 16", square, tied, minimum reinforcing, 300K load, 10'‐14' story height, 240 lbs/LF, 4000PSI Concrete I beam, precast, 18" x 36", 790 PLF, 25' span, 6.44 KLF superimposed load Flat slab, concrete, with drop panels, 6" slab/2.5" panel, 12" column, 15'x15' bay, 75 PSF superimposed load, 153 PSF total load Precast concrete double T beam, 2" topping, 24" deep x 8' wide, 50' span, 30 PSF superimposed load, 120 PSF total load Cast‐in‐place concrete column, 12" square, tied, 200K load, 12' story height, 142 lbs/LF, 4000PSI Estimate Name: Costs are derived from a building model with basic components. Scope differences and market conditions can cause costs to vary significantly. A Substructure Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 6 KSF, 12" deep x 24" wide Spread footings, 3000 PSI concrete, load 200K, soil bearing capacity 6 KSF, 6' ‐ 0" square x 20" deep Slab on grade, 4" thick, non industrial, reinforced Excavate and fill, 10,000 SF, 8' deep, sand, gravel, or common earth, on site storage Foundation wall, CIP, 12' wall height, pumped, .444 CY/LF, 21.59 PLF, 12" thick B Shell Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 4 Replacement Cost Report Parcel V, Olde Main Eatery 8.50 22,945.98 B2010 Exterior Walls 73.44 198,290.88 73.44 198,290.88 B2020 Exterior Windows 14.89 40,205.74 14.89 40,205.74 B2030 Exterior Doors 1.41 3,811.30 0.74 1,997.97 0.38 1,028.71 0.29 784.62 B3010 Roof Coverings 7.42 20,036.28 0.86 2,333.04 2.18 5,885.10 2.64 7,119.50 0.52 1,390.68 1.23 3,307.96 B3020 Roof Openings 0.53 1,433.63 0.24 647.33 0.29 786.30 8.21% 27.38 73,959.68 C1010 Partitions/Fire Proofing 5.00 13,511.01 1.27 3,434.92 0.71 1,916.33 1.83 4,949.28 1.19 3,210.48 C1020 Interior Doors 8.84 23,881.07 2.58 6,953.69 6.27 16,927.38 C1030 Fittings 0.23 629.31 0.23 629.31 C2010 Stair Construction 4.54 12,249.80 4.54 12,249.80 C3010 Wall Finishes 2.33 6,300.89 1.61 4,345.44 0.72 1,955.45 C3020 Floor Finishes 5.36 14,477.29 3.21 8,679.47 0.94 2,526.67 1.21 3,271.15 Door, single leaf, kd steel frame, hollow metal, commercial quality, flush, 3'‐0" x 7'‐0" x 1‐3/8" Toilet partitions, cubicles, ceiling hung, plastic laminate Stairs, steel, pan tread for conc in‐fill, picket rail,12 risers w/ landing Painting, interior on plaster and drywall, walls & ceilings, roller work, primer & 2 coats Painting, interior on plaster and drywall, walls & ceilings, roller work, primer & 2 coats Carpet tile, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz Vinyl, composition tile, maximum Tile, ceramic natural clay Door, single leaf, wood frame, 3'‐0" x 7'‐0" x 1‐3/8", birch, solid core Insulation, rigid, roof deck, extruded polystyrene, 40 PSI compressive strength, 4" thick, R20 Roof edges, aluminum, duranodic, .050" thick, 6" face Flashing, aluminum, no backing sides, .019" Gravel stop, aluminum, extruded, 4", duranodic, .050" thick Roof hatch, with curb, 1" fiberglass insulation, 2'‐6" x 3'‐0", galvanized steel, 165 lbs Smoke hatch, unlabeled, galvanized, 2'‐6" x 3', not incl hand winch operator C Interiors Metal partition, 5/8"fire rated gypsum board face, no base,3 ‐5/8" @ 24" OC framing, same opposite face, no insulation Metal partition, 5/8"fire rated gypsum board face, no base,3 ‐5/8" @ 24" OC framing, same opposite face, sound attenuation insulation Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8" Add for the following: taping and finishing Roofing, single ply membrane, EPDM, 60 mils, loosely laid, stone ballast Precast concrete double T beam, 2" topping, 24" deep x 8' wide, 50' span, 75 PSF superimposed load, 165 PSF total load Brick wall, composite double wythe, standard face/CMU back‐up, 8" thick, perlite core fill, 3" XPS Windows, aluminum, awning, insulated glass, 4'‐5" x 5'‐3" Door, aluminum & glass, with transom, narrow stile, double door, hardware, 6'‐0" x 10'‐0" opening Door, aluminum & glass, with transom, bronze finish, hardware, 3'‐0" x 10'‐0" opening Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'‐0" x 7'‐ 0" opening Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 4 Replacement Cost Report Parcel V, Olde Main Eatery C3030 Ceiling Finishes 6.44 17,387.60 6.44 17,387.60 26.13% 87.14 235,289.00 D1010 Elevators and Lifts 12.25 33,076.30 12.25 33,076.30 D2010 Plumbing Fixtures 2.10 5,661.49 0.84 2,266.85 0.14 370.48 0.26 699.46 0.57 1,535.61 0.29 789.09 D2020 Domestic Water Distribution 0.60 1,608.45 0.60 1,608.45 D2040 Rain Water Drainage 2.15 5,797.29 0.46 1,244.00 1.69 4,553.29 D3050 Terminal & Package Units 17.35 46,855.67 17.35 46,855.67 D4010 Sprinklers 3.71 10,024.62 1.64 4,422.92 1.80 4,858.30 0.28 743.40 D4020 Standpipes 1.02 2,754.95 0.55 1,488.10 0.47 1,266.85 D5010 Electrical Service/Distribution 27.48 74,204.40 7.09 19,149.56 9.18 24,786.10 11.21 30,268.74 D5020 Lighting and Branch Wiring 14.24 38,453.32 4.98 13,453.48 0.34 924.37 0.62 1,685.96 1.95 5,260.87 6.34 17,128.64 D5030 Communications and Security 6.24 16,852.51 1.68 4,523.87 2.10 5,676.70 0.65 1,758.44Fire alarm command center, addressable with voice, excl. wire & conduit Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, additional floors Overhead service installation, includes breakers, metering, 20' conduit & wire, 3 phase, 4 wire, 120/208 V, 1000 A Feeder installation 600 V, including RGS conduit and XHHW wire, 1000 A Switchgear installation, incl switchboard, panels & circuit breaker, 120/208 V, 3 phase, 1200 A Receptacles incl plate, box, conduit, wire, 16.5 per 1000 SF, 2.0 W per SF, with transformer Miscellaneous power, 1.2 watts Central air conditioning power, 4 watts Motor installation, three phase, 460 V, 15 HP motor size Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, 10 fixtures @32watt per 1000 SF Telephone wiring for offices & laboratories, 8 jacks/MSF Communication and alarm systems, fire detection, addressable, 50 detectors, includes outlets, boxes, conduit and wire Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 floor Urinal, vitreous china, wall hung Lavatory w/trim, vanity top, PE on CI, 20" x 18" Service sink w/trim, PE on CI,wall hung w/rim guard, 24" x 20" Water cooler, electric, wall hung, wheelchair type, 7.5 GPH Gas fired water heater, commercial, 100< F rise, 100 MBH input, 91 GPH Roof drain, CI, soil,single hub, 4" diam, 10' high Roof drain, CI, soil,single hub, 4" diam, for each additional foot add Rooftop, multizone, air conditioner, offices, 25,000 SF, 79.16 ton Wet pipe sprinkler systems, steel, light hazard, 1 floor, 5000 SF Wet pipe sprinkler systems, steel, light hazard, each additional floor, 5000 SF Standard High Rise Accessory Package 3 story Water closet, vitreous china, bowl only with flush valve, wall hung Acoustic ceilings, 3/4" fiberglass board, 24" x 48" tile, tee grid, suspended support D Services Hydraulic passenger elevator, 3000 lb, 3 floors,12' story height, 2 car group,125 FPM Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 3 of 4 Replacement Cost Report Parcel V, Olde Main Eatery 1.81 4,893.50 0% 0 0 E1090 Other Equipment 0 0 0% 0 0 0% 0 0 100% $333.54 $900,600.12 10.00% $33.35 $90,060.01 0.00% $0.00 $0.00 0.00% $0.00 $0.00 $366.89 $990,660.13 Contractor Fees (General Conditions,Overhead,Profit) Architectural Fees User Fees Total Building Cost Internet wiring, 8 data/voice outlets per 1000 S.F. E Equipment & Furnishings F Special Construction G Building Sitework SubTotal Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 4 of 4 Replacement Cost Report Parcel V, Olde Main Eatery Elk River TH 10 and Lowell Redevelopment TIF Analysis Code Deficiency Cost Report Parcel V, 313 Jackson Ave NW, Elk River, Minnesota, 55330 - PID 75-405-0255 Olde Main Eatery Code Related Cost Items Unit Cost Units Unit Quantity Total Accessibility Items Accessible Interior Route Install elevator to create a code required accessible interior route to all levels 12.25$ SF 2700 33,075.00$ Thresholds Modify thresholds to comply with code 100.00$ EA 2 200.00$ Structural Elements -$ Exiting Glass Doors Install code required 10-inch kick plates on glass doors 100.00$ EA 6 600.00$ Stairways Modify stairways to comply with code 4.54$ SF 2700 12,258.00$ Basement Modify floor to ceiling height to comply with code.30.00$ SF 2700 81,000.00$ Fire Protection Smoke Detectors Install code compliant smoke detectors 2.10$ SF 2700 5,670.00$ Emergency Lighting Install code compliant emergency lighting 1.75$ SF 2700 4,725.00$ Emergency Notification System Install code required emergency notification system 0.65$ SF 2700 1,755.00$ Sprinkler System Install code required building sprinkler system 4.73$ SF 2700 12,771.00$ Interior Partitions Install code required fire rated walls 5.00$ SF 2700 13,500.00$ Exterior Construction Windows Replace failed windows to prevent water intrusion per code 3.15$ SF 2700 8,505.00$ Roof Construction Roofing Material Remove failed roofing material 1.00$ SF 2700 2,700.00$ Install code compliant roofing material to prevent water intrusion 10.10$ SF 2700 27,270.00$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 2 Code Deficiency Cost Report Parcel V, Olde Main Eatery Code Related Cost Items Unit Cost Units Unit Quantity Total Mechanical- Electrical Mechanical Install code compliant HVAC system 17.35$ SF 2700 46,845.00$ Electrical Define and maintain code required clear space in front of all electrical panels 50.00$ EA 3 150.00$ Total Code Improvements 251,024$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 2 Code Deficiency Cost Report Parcel V, Olde Main Eatery Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel V, 313 Jackson Ave NW - Olde Main Eatery Page 1 of 3 P1190596.JPG P1190597.JPG P1190598.JPG P1190599.JPG P1190600.JPG P1190601.JPG P1190602.JPG P1190603.JPG P1190604.JPG P1190605.JPG P1190606.JPG P1190607.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel V, 313 Jackson Ave NW - Olde Main Eatery Page 2 of 3 P1190608.JPG P1190610.JPG P1190611.JPG P1190612.JPG P1190613.JPG P1190614.JPG P1190615.JPG P1190616.JPG P1190617.JPG P1190618.JPG P1190619.JPG P1190620.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel V, 313 Jackson Ave NW - Olde Main Eatery Page 3 of 3 P1190621.JPG P1190622.JPG P1190623.JPG P1190624.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Replacement Cost Report Square Foot Cost Estimate Report Date:6/27/2018 309 Jackson Ave NW City of Elk River 309 Jackson Ave NW , Elk River , Minnesota , 55330 Building Type: Office, 2‐4 Story with Stone Veneer / Wood Frame Location:ELK RIVER, MN Story Count:2 Story Height (L.F.):12 Floor Area (S.F.):3900 Labor Type:OPN Basement Included:Yes Data Release:Year 2018 Quarter 2 Cost Per Square Foot:$265.45 Building Cost:$1,035,299.91 % of Total Cost Per S.F. Cost 12.93% 31.20 121,675.89 A1010 Standard Foundations 8.94 34,884.24 2.80 10,906.06 6.15 23,978.18 A1030 Slab on Grade 2.90 11,294.77 2.90 11,294.77 A2010 Basement Excavation 1.95 7,590.08 1.95 7,590.08 A2020 Basement Walls 17.41 67,906.80 17.41 67,906.80 43.43% 104.80 408,718.07 B1010 Floor Construction 30.14 117,547.51 6.80 26,525.02 0.23 888.25 0.23 888.25 7.18 28,020.33 7.28 28,386.37 8.42 32,839.29 Spread footings, 3000 PSI concrete, load 200K, soil bearing capacity 6 KSF, 6' ‐ 0" square x 20" deep Slab on grade, 4" thick, non industrial, reinforced Excavate and fill, 10,000 SF, 8' deep, sand, gravel, or common earth, on site storage Foundation wall, CIP, 12' wall height, pumped, .444 CY/LF, 21.59 PLF, 12" thick B Shell Cast‐in‐place concrete column, 12" square, tied, 200K load, 12' story height, 142 lbs/LF, 4000PSI Wood column, 8" x 8", 20' x 20' bay, 10' unsupported height, 133 BF/MSF, 160 PSF total allowable load Wood column, 8" x 8", 20' x 20' bay, 10' unsupported height, 133 BF/MSF, 160 PSF total allowable load Flat slab, concrete, with drop panels, 6" slab/2.5" panel, 12" column, 15'x15' bay, 75 PSF superimposed load, 153 PSF total load Wood beam and joist floor, 12"x16" girder, 8"x16" beam, 2x10 joists @ 16", 20'x20' bay, 75 PSF LL, 102 PSF total load Fireproofing, gypsum board, fire rated, 2 layer, 1" thick, 14" steel column, 3 hour rating, 22 PLF Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 6 KSF, 12" deep x 24" wide Estimate Name: Costs are derived from a building model with basic components. Scope differences and market conditions can cause costs to vary significantly. ** Area entered is outside the range recommended by RSMeans. A Substructure Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 4 Replacement Cost Report Parcel W, Antique Store B1020 Roof Construction 4.75 18,525.00 4.75 18,525.00 B2010 Exterior Walls 51.86 202,252.44 51.05 199,109.66 0.81 3,142.78 B2020 Exterior Windows 10.72 41,813.97 10.72 41,813.97 B2030 Exterior Doors 1.41 5,505.21 0.74 2,885.96 0.38 1,485.91 0.29 1,133.34 B3010 Roof Coverings 5.92 23,073.94 2.54 9,906.00 2.95 11,505.00 0.30 1,179.57 0.12 483.37 12.18% 29.38 114,617.67 C1010 Partitions 4.66 18,192.99 1.43 5,589.73 1.06 4,117.11 1.32 5,147.25 0.86 3,338.90 C1020 Interior Doors 6.27 24,450.66 6.27 24,450.66 C1030 Fittings 0.23 909.00 0.23 909.00 C2010 Stair Construction 4.54 17,694.15 4.54 17,694.15 C3010 Wall Finishes 1.88 7,343.80 0.72 2,824.54 1.16 4,519.26 C3020 Floor Finishes 5.36 20,911.65 3.21 12,537.02 0.94 3,649.64 1.21 4,724.99 C3030 Ceiling Finishes 6.44 25,115.42 6.44 25,115.42 31.47% 75.94 296,170.11 D1010 Elevators and Lifts 12.25 47,776.87 D Services Acoustic ceilings, 3/4" fiberglass board, 24" x 48" tile, tee grid, suspended support Wood partition, 5/8" fire rated gypsum board face, 1/4"sound deadening gypsum board, 2x4 @ 16" OC framing, same opposite face, sound attenuation Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8" Add for the following: taping and finishing Door, single leaf, kd steel frame, hollow metal, commercial quality, flush, 3'‐0" x 7'‐0" x 1‐3/8" Toilet partitions, cubicles, ceiling hung, plastic laminate Stairs, steel, pan tread for conc in‐fill, picket rail,12 risers w/ landing Painting, interior on plaster and drywall, walls & ceilings, roller work, primer & 2 coats Painting, interior on plaster and drywall, walls & ceilings, roller work, primer & 2 coats Carpet tile, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz Vinyl, composition tile, maximum Tile, ceramic natural clay Wood partition, 5/8"fire rated gypsum board face, none base,2 x 4,@ 16" OC framing,same opposite face, 0 insul Stone wall, ashlar veneer, 4" thick, 8' high, 2x4@16" stud back‐up, low priced stone Insulation, fiberglass batts, 6" thick, R19 Windows, aluminum, awning, insulated glass, 4'‐5" x 5'‐3" Door, aluminum & glass, with transom, narrow stile, double door, hardware, 6'‐0" x 10'‐0" opening Door, aluminum & glass, with transom, bronze finish, hardware, 3'‐0" x 10'‐0" opening Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'‐0" x 7'‐0" opening Roofing, single ply membrane, EPDM, 60 mils, fully adhered Insulation, rigid, roof deck, extruded polystyrene, 60 PSI compressive strength, 2" thick, R10 Gutters, box, aluminum, .027" thick, 5", enameled finish Downspout, aluminum, rectangular, 2" x 3", embossed mill finish, .020" thick C Interiors Wood roof, flat rafter, 2" x 10", 12" O.C. Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 4 Replacement Cost Report Parcel W, Antique Store 12.25 47,776.87 D2010 Plumbing Fixtures 2.10 8,177.71 0.84 3,274.34 0.14 535.14 0.26 1,010.33 0.57 2,218.10 0.29 1,139.80 D2020 Domestic Water Distribution 0.60 2,323.31 0.60 2,323.31 D3050 Terminal & Package Units 17.35 67,680.41 17.35 67,680.41 D4010 Sprinklers 3.71 14,480.01 1.64 6,388.66 1.80 7,017.55 0.28 1,073.80 D4020 Standpipes 1.02 3,979.37 0.55 2,149.47 0.47 1,829.90 D5010 Electrical Service/Distribution 19.03 74,204.40 4.91 19,149.56 6.36 24,786.10 7.76 30,268.74 D5020 Lighting and Branch Wiring 13.64 53,205.52 4.98 19,432.80 0.34 1,335.20 0.62 2,435.28 1.35 5,260.87 6.34 24,741.37 D5030 Communications and Security 6.24 24,342.51 1.68 6,534.48 2.10 8,199.67 0.65 2,539.97 1.81 7,068.39 Fire alarm command center, addressable with voice, excl. wire & conduit Internet wiring, 8 data/voice outlets per 1000 S.F. Communication and alarm systems, fire detection, addressable, 50 detectors, includes outlets, boxes, conduit and wire Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 floor Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, additional floors Overhead service installation, includes breakers, metering, 20' conduit & wire, 3 phase, 4 wire, 120/208 V, 1000 A Feeder installation 600 V, including RGS conduit and XHHW wire, 1000 A Switchgear installation, incl switchboard, panels & circuit breaker, 120/208 V, 3 phase, 1200 A Receptacles incl plate, box, conduit, wire, 16.5 per 1000 SF, 2.0 W per SF, with transformer Miscellaneous power, 1.2 watts Central air conditioning power, 4 watts Motor installation, three phase, 460 V, 15 HP motor size Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, 10 fixtures @32watt per 1000 SF Telephone wiring for offices & laboratories, 8 jacks/MSF Standard High Rise Accessory Package 3 story Hydraulic passenger elevator, 3000 lb, 3 floors,12' story height, 2 car group,125 FPM Water closet, vitreous china, bowl only with flush valve, wall hung Urinal, vitreous china, wall hung Lavatory w/trim, vanity top, PE on CI, 20" x 18" Service sink w/trim, PE on CI,wall hung w/rim guard, 24" x 20" Water cooler, electric, wall hung, wheelchair type, 7.5 GPH Gas fired water heater, commercial, 100< F rise, 100 MBH input, 91 GPH Rooftop, multizone, air conditioner, offices, 25,000 SF, 79.16 ton Wet pipe sprinkler systems, steel, light hazard, 1 floor, 5000 SF Wet pipe sprinkler systems, steel, light hazard, each additional floor, 5000 SF Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 3 of 4 Replacement Cost Report Parcel W, Antique Store 0% 0 0 E1090 Other Equipment 0 0 0% 0 0 0% 0 0 100% $241.32 $941,181.74 10.00% $24.13 $94,118.17 0.00% $0.00 $0.00 0.00% $0.00 $0.00 $265.45 $1,035,299.91 SubTotal Contractor Fees (General Conditions,Overhead,Profit) Architectural Fees User Fees Total Building Cost E Equipment & Furnishings F Special Construction G Building Sitework Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 4 of 4 Replacement Cost Report Parcel W, Antique Store Elk River TH 10 and Lowell Redevelopment TIF Analysis Code Deficiency Cost Report Parcel W, 309 Jackson Ave NW, Elk River, Minnesota, 55330 - PID 75-405-0250 Antique Store Code Related Cost Items Unit Cost Units Unit Quantity Total Accessibility Items Restroom Install a code compliant restroom 1.47$ SF 3900 5,733.00$ Access to All Levels Install elevator 12.25$ SF 3900 47,775.00$ Drinking Fountain Install code required drinking fountain 0.60$ SF 3900 2,340.00$ Structural Elements -$ Exiting Glass Doors Install code required 10-inch kick plates on glass doors 100.00$ EA 6 600.00$ Carpeting Replace damaged carpeting to comply with code for emergency egress 3.21$ SF 1000 3,210.00$ Fire Protection Building Sprinkler System Install a code required building sprinkler system 4.73$ SF 3900 18,447.00$ Emergency Notification System Install code compliant emergency notification system 0.65$ SF 3900 2,535.00$ Fire Proofing Install code required fire proofing 8.42$ SF 3900 32,838.00$ Exterior Construction -$ Roof Construction Roofing Material Remove failed roofing material 1.00$ SF 3900 3,900.00$ Install code compliant roofing material 5.92$ SF 3900 23,088.00$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 2 Code Deficiency Cost Report Parcel W, Antique Store Code Related Cost Items Unit Cost Units Unit Quantity Total Mechanical- Electrical Mechanical Install code compliant HVAC system 17.35$ SF 3900 67,665.00$ Electrical Identify and maintain 36 inch clear space in front of all electrical panels per code 50.00$ EA 3 150.00$ Total Code Improvements 208,281$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 2 Code Deficiency Cost Report Parcel W, Antique Store Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel W, 309 Jackson Ave NW - Antique Store Page 1 of 2 P1190723.JPG P1190726.JPG P1190727.JPG P1190728.JPG P1190731.JPG P1190732.JPG P1190733.JPG P1190736.JPG P1190737.JPG P1190738.JPG P1190739.JPG P1190740.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel W, 309 Jackson Ave NW - Antique Store Page 2 of 2 P1190741.JPG P1190742.JPG P1190743.JPG P1190744.JPG P1190745.JPG P1190746.JPG P1190747.JPG P1190748.JPG P1190749.JPG P1190751.JPG P1190752.JPG P1190753.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Replacement Cost Report Square Foot Cost Estimate Report Date:6/26/2018 708 Main Street NW City of Elk River 708 Main Street NW , Elk River , Minnesota , 55330 Building Type: Office, 2‐4 Story with Brick Veneer / Reinforced Concrete Location:ELK RIVER, MN Story Count:2 Story Height (L.F.):12 Floor Area (S.F.):5600 Labor Type:OPN Basement Included:Yes Data Release:Year 2018 Quarter 2 Cost Per Square Foot:$260.50 Building Cost:$1,458,790.59 % of Total Cost Per S.F. Cost 11.19% 26.50 148,356.70 A1010 Standard Foundations 7.66 42,885.99 2.25 12,583.92 5.41 30,302.07 A1030 Slab on Grade 2.90 16,218.13 2.90 16,218.13 A2010 Basement Excavation 1.95 10,898.58 1.95 10,898.58 A2020 Basement Walls 13.99 78,354.00 13.99 78,354.00 38.89% 92.08 515,688.02 B1010 Floor Construction 27.34 153,123.46 5.99 33,520.60 1.44 8,085.73 1.80 10,071.73 7.18 40,234.32 10.93 61,211.08 B1020 Roof Construction 10.08 56,457.24 Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 6 KSF, 12" deep x 24" wide Estimate Name: Costs are derived from a building model with basic components. Scope differences and market conditions can cause costs to vary significantly. A Substructure Spread footings, 3000 PSI concrete, load 200K, soil bearing capacity 6 KSF, 6' ‐ 0" square x 20" deep Slab on grade, 4" thick, non industrial, reinforced Excavate and fill, 10,000 SF, 8' deep, sand, gravel, or common earth, on site storage Foundation wall, CIP, 12' wall height, pumped, .444 CY/LF, 21.59 PLF, 12" thick B Shell Cast‐in‐place concrete column, 12" square, tied, 200K load, 12' story height, 142 lbs/LF, 4000PSI Cast‐in‐place concrete column, 24", square, tied, minimum reinforcing, 700K load, 10'‐14' story height, 540 lbs/LF, 4000PSI Cast‐in‐place concrete column, 28", square, tied, minimum reinforcing, 1000K load, 10'‐14' story height, 740 lbs/LF, 4000PSI Flat slab, concrete, with drop panels, 6" slab/2.5" panel, 12" column, 15'x15' bay, 75 PSF superimposed load, 153 PSF total load Flat slab, concrete, with drop panels, 12" slab/11" panel, 24" column, 35'x35' bay, 125 PSF superimposed load, 290 PSF total load Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 4 Replacement Cost Report Parcel X, Commercial Building 10.08 56,457.24 B2010 Exterior Walls 40.60 227,381.58 40.60 227,381.58 B2020 Exterior Windows 6.80 38,071.65 3.64 20,382.55 3.16 17,689.10 B2030 Exterior Doors 1.98 11,075.59 1.78 9,949.47 0.12 685.20 0.08 440.92 B3010 Roof Coverings 5.19 29,063.50 1.61 8,988.92 1.11 6,190.63 1.53 8,543.40 0.30 1,668.82 0.66 3,671.73 B3020 Roof Openings 0.09 515.00 0.09 515.00 22.49% 53.27 298,298.06 C1010 Partitions 1.13 6,344.29 1.13 6,344.29 C1020 Interior Doors 2.09 11,702.88 2.09 11,702.88 C2010 Stair Construction 26.84 150,304.00 26.84 150,304.00 C3010 Wall Finishes 4.67 26,148.29 4.05 22,662.50 0.21 1,182.93 0.14 788.44 0.27 1,514.42 C3020 Floor Finishes 10.86 60,816.08 2.68 15,001.56 3.13 17,516.94 5.05 28,297.58 C3030 Ceiling Finishes 7.68 42,982.52 7.68 42,982.52 27.43% 64.97 363,830.48 D1010 Elevators and Lifts 15.05 84,280.00 1.35 7,549.70 Brick wall, composite double wythe, standard face/CMU back‐up, 8" thick, styrofoam core fill Roof, concrete, beam and slab, 35'x35' bay, 40 PSF superimposed load, 14" deep beam, 10" slab, 182 PSF total load C Interiors Aluminum flush tube frame, for 1/4"glass,1‐3/4"x4", 5'x6' opening, no intermediate horizontals Glazing panel, insulating, 1/2" thick, 2 lites 1/8" float glass, clear Doors, stainless steel & glass, balanced, standard, premium, 3'‐0" x 7'‐0" opening Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'‐0" x 7'‐0" opening Door, steel 24 gauge, overhead, sectional, electric operator, 10'‐0" x 10'‐0" opening Roofing, asphalt flood coat, gravel, base sheet, 3 plies 15# asphalt felt, mopped Insulation, rigid, roof deck, composite with 2" EPS, 1" perlite Roof edges, aluminum, duranodic, .050" thick, 6" face Flashing, aluminum, no backing sides, .019" Gravel stop, aluminum, extruded, 4", mill finish, .050" thick Smoke hatch, unlabeled, galvanized, 2'‐6" x 3', not incl hand winch operator D Services Metal partition, 5/8"fire rated gypsum board face, 1/4" sound deadening gypsum board, 2‐1/2" @ 24", same opposite face, no insulation Door, single leaf, kd steel frame, hollow metal, commercial quality, flush, 3'‐0" x 7'‐0" x 1‐3/8" Stairs, steel, pan tread for conc in‐fill, picket rail,24 risers w/ landing 2 coats paint on masonry with block filler Painting, interior on plaster and drywall, walls & ceilings, roller work, primer & 2 coats Vinyl wall covering, fabric back, medium weight Ceramic tile, thin set, 4‐1/4" x 4‐1/4" Carpet tile, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz Terrazzo, maximum Tile, porcelain type, minimum Acoustic ceilings, 3/4"mineral fiber, 12" x 12" tile, concealed 2" bar & channel grid, suspended support Hydraulic passenger elevator, 3500 lb., 3 floor, 16' story height, 125 FPM Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 4 Replacement Cost Report Parcel X, Commercial Building D2010 Plumbing Fixtures 1.99 11,128.03 1.32 7,403.81 0.07 412.52 0.21 1,168.22 0.20 1,139.88 0.18 1,003.60 D2020 Domestic Water Distribution 0.50 2,820.76 0.50 2,820.76 D2040 Rain Water Drainage 0.69 3,845.63 0.30 1,697.74 0.38 2,147.89 D3050 Terminal & Package Units 8.48 47,461.85 8.48 47,461.85 D4010 Sprinklers 2.25 12,615.47 0.81 4,513.59 1.39 7,777.28 0.06 324.60 D4020 Standpipes 1.83 10,257.04 0.16 902.91 1.67 9,354.13 D5010 Electrical Service/Distribution 20.76 116,266.83 4.19 23,483.09 11.16 62,515.00 5.41 30,268.74 D5020 Lighting and Branch Wiring 10.83 60,658.69 1.38 7,739.44 0.30 1,661.97 0.62 3,496.81 0.09 505.74 0.94 5,260.87 0.60 3,378.57 6.90 38,615.29 D5030 Communications and Security 2.59 14,496.18 2.00 11,202.10 0.14 767.82 0.45 2,526.26 Wet pipe sprinkler systems, steel, light hazard, each additional floor, 50,000 SF Water closet, vitreous china, bowl only with flush valve, wall hung Urinal, vitreous china, wall hung Lavatory w/trim, vanity top, PE on CI, 20" x 18" Service sink w/trim, PE on CI,wall hung w/rim guard, 24" x 20" Water cooler, electric, wall hung, dual height, 14.3 GPH Gas fired water heater, commercial, 100< F rise, 500 MBH input, 480 GPH Roof drain, CI, soil,single hub, 5" diam, 10' high Roof drain, CI, soil,single hub, 5" diam, for each additional foot add Rooftop, single zone, air conditioner, department stores, 10,000 SF, 29.17 ton Wet pipe sprinkler systems, steel, light hazard, 1 floor, 50,000 SF Motor feeder systems, three phase, feed to 200 V 5 HP, 230 V 7.5 HP, 460 V 15 HP, 575 V 20 HP Standard High Rise Accessory Package 3 story Wet standpipe risers, class III, steel, black, sch 40, 6" diam pipe, 1 floor Wet standpipe risers, class III, steel, black, sch 40, 6" diam pipe, additional floors Overhead service installation, includes breakers, metering, 20' conduit & wire, 3 phase, 4 wire, 120/208 V, 1200 A Feeder installation 600 V, including RGS conduit and XHHW wire, 1200 A Switchgear installation, incl switchboard, panels & circuit breaker, 120/208 V, 3 phase, 1200 A Receptacles incl plate, box, conduit, wire, 2.5 per 1000 SF, .3 W per SF, with transformer Miscellaneous power, 1 watt Central air conditioning power, 4 watts Motor installation, three phase, 460 V, 10 HP motor size Motor installation, three phase, 460 V, 15 HP motor size Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, 10 fixtures @32watt per 1000 SF Communication and alarm systems, fire detection, addressable, 100 detectors, includes outlets, boxes, conduit and wire Fire alarm command center, addressable with voice, excl. wire & conduit Internet wiring, 2 data/voice outlets per 1000 S.F. Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 3 of 4 Replacement Cost Report Parcel X, Commercial Building 0% 0 0 E1090 Other Equipment 0 0 0% 0 0 0% 0 0 100% $236.82 $1,326,173.26 10.00% $23.68 $132,617.33 0.00% $0.00 $0.00 0.00% $0.00 $0.00 $260.50 $1,458,790.59 Total Building Cost E Equipment & Furnishings F Special Construction G Building Sitework SubTotal Contractor Fees (General Conditions,Overhead,Profit) Architectural Fees User Fees Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 4 of 4 Replacement Cost Report Parcel X, Commercial Building Elk River TH 10 and Lowell Redevelopment TIF Analysis Code Deficiency Cost Report Parcel X, 708 Main St NW, Elk River, MN 55330 - PID 75-405-0245 Commercial Building Code Related Cost Items Unit Cost Units Unit Quantity Total Accessibility Items Restrooms Modify restrooms to comply with code 0.75$ SF 5600 4,200.00$ Accessible Route Create an accessible route to all levels 15.05$ SF 5600 84,280.00$ Staff Break Room Modify staff break room to comply with code 750.00$ Lump 1 750.00$ Drinking Fountain Install code required drinking fountain 0.18$ SF 5600 1,008.00$ Structural Elements -$ Exiting Vinyl Flooring Replace damaged vinyl flooring to comply with code for emergency egress 0.95$ SF 5600 5,320.00$ Stairways Install code compliant stairways 26.84$ SF 5600 150,304.00$ Glass Doors Install code required 10-inch kick plates on glass doors 100.00$ EA 6 600.00$ Fire Protection Smoke Detectors Install code compliant smoke detectors 2.00$ SF 5600 11,200.00$ Emergency Lighting System Install code compliant emergency lighting system 1.25$ SF 5600 7,000.00$ Emergency Notification System Install code compliant emergency notification system 0.14$ SF 5600 784.00$ Building Sprinkler System Install code compliant building sprinkler system 4.08$ SF 5600 22,848.00$ Exterior Construction Windows Replace windows to prevent water intrusion per code 6.80$ SF 5600 38,080.00$ Roof Construction Roofing Material Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 1 of 2 Code Deficiency Cost Report Parcel X, Commercial Building Code Related Cost Items Unit Cost Units Unit Quantity Total Remove failed roofing material 0.90$ SF 5600 5,040.00$ Install roofing material to prevent water intrusion per code 5.97$ SF 5600 33,432.00$ Mechanical- Electrical Mechanical Install code compliant HVAC system 8.48$ SF 5600 47,488.00$ Total Code Improvements 412,334$ Elk River TH 10 and Lowell Redevelopment TIF Analysis LHB Project No. 180477 Page 2 of 2 Code Deficiency Cost Report Parcel X, Commercial Building Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel X, 708 Main Street NW - Commercial Building Page 1 of 4 P1190625.JPG P1190626.JPG P1190628.JPG P1190629.JPG P1190630.JPG P1190631.JPG P1190632.JPG P1190633.JPG P1190634.JPG P1190635.JPG P1190636.JPG P1190637.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel X, 708 Main Street NW - Commercial Building Page 2 of 4 P1190638.JPG P1190639.JPG P1190640.JPG P1190641.JPG P1190642.JPG P1190643.JPG P1190644.JPG P1190645.JPG P1190646.JPG P1190647.JPG P1190648.JPG P1190649.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel X, 708 Main Street NW - Commercial Building Page 3 of 4 P1190650.JPG P1190651.JPG P1190652.JPG P1190653.JPG P1190654.JPG P1190655.JPG P1190656.JPG P1190659.JPG P1190660.JPG P1190661.JPG P1190662.JPG P1190663.JPG Elk River TH 10 and Lowell Redevelopment TIF Analysis Photos: Parcel X, 708 Main Street NW - Commercial Building Page 4 of 4 P1190664.JPG P1190665.JPG P1190666.JPG P1190667.JPG 37 5.7 © Bolton & Menk, Inc - Web GIS 0 Legend Revised Project Area This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only. The City of Elk River is not responsible for any inaccuracies herein contained. Disclaimer: 5/18/2018 7:57 AM 263 Feet City Limits Urban Service Area Parcels (1-24-2017) Park Areas