4.7 SR 07-06-2020Request for Action
To
Item Number
Mayor and City Council
4.7
Agenda Section
Meeting Date
Prepared by
Consent
July 6, 2020
Amanda Othoudt, EDD
Item Description
Reviewed by
Main and Gates Redevelopment Findings of Fact
Cal Portner, City Administrator
Reviewed by
Action Requested
Adopt, by motion, a resolution finding parcels are occupied by structurally substandard buildings.
Background/Discussion
At their October 7, 2019, meetings, the HRA and the City Council adopted resolutions designating 326
Gates Ave NW, 414, 426 and 430 Main Street NW as structurally substandard prior to being demolished
or removed in anticipation of creating a future redevelopment or renewal and renovation tax increment
financing district based on the TIF Analysis Findings dated September 6, 2019, completed by LHB, Inc.
The HRA engaged LHB, Inc. to conduct an inspection on two additional properties acquired by the HRA
to determine if the proposed district meets the requirements. On June 1, 2020, LHB, Inc. found 406 Main
Street NW to be structurally substandard under the definition set forth in the Minnesota Statutes,
Sections 469.174 to 469.1794.
A resolution must be adopted by the HRA and the city designating the buildings structurally substandard
before the creation of the TIF District.
The HRA will have three years from the approval of the resolution to certify the TIF district. Activity
must occur before or within five years after certification of the district.
Financial Impact
N/A
Attachments
HRA Staff Report (July 6, 2020)
Resolution
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional,` 01 e
service, and community engagement that encourages and inspires pi ospei l_ y INAWRE1
Request for Action
To
Item Number
Housing and Redevelopment Authority
7.3
Agenda Section
Meeting Date
Prepared by
General BusinessJuly
6, 2020
Amanda Othoudt, EDD
Item Description
Reviewed by
Main and Gates Redevelopment Findings of Fact
Cal Portner, City Administrator
Reviewed by
Action Requested
Approve, by motion, a resolution finding parcels are occupied by structurally substandard buildings.
Background/Discussion
At their April 3, 2017, meeting, the HRA directed staff to move forward with the steps necessary to create a
redevelopment plan for the property located at the intersection of Main Street, Gates Avenue NW and 3ra
Street. As part of this project, the HRA or the city may incur certain costs related to the creation of a TIF
District which may be financed on a temporary basis from available HRA funds.
The HRA proposes to reimburse itself for the administrative costs incurred prior to the establishment of the
TIF District, subject to the limitations of the TIF Act, and certain costs incurred in connection with a study of
blighted conditions, engineering, land and building acquisition, demolition and site preparation in an aggregate
amount not to exceed $1,300,000 as amended on April 6, 2020.
To create a Redevelopment TIF District per Minnesota Statutes, Section 46.174, the city and the HRA must
determine before the demolition or removal of any substandard building that certain conditions existed. "The
total coverage of the proposed TIF District have 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."
On October 7, 2019, the HRA and the City Council adopted resolutions designating 326 Gates Ave NW, 414,
426 and 430 Main Street NW as structurally substandard prior to being demolished or removed in anticipation
of creating a redevelopment or renewal and renovation tax increment financing district based on the TIF
Analysis Findings dated September 6, 2019.
The HRA engaged LHB, Inc. to conduct an inspection on two additional properties acquired by the HRA to
determine if the proposed district meets the requirements. On June 1, 2020, LHB found 406 Main St NW to be
structurally substandard under the definition set forth in the Minnesota Statutes, Sections 469.174 to 469.1794.
A resolution must be adopted by the HRA and the city designating the buildings structurally substandard
before the creation of the TIF District.
The Elk River Vision
A welcoming community n ith revolutionary and spirited resourcefulness, exceptional p Q w E H E u s r
service, and community engagement that encourages and inspires prosperity, g /� ITUR
The HRA will have three years from the approval of the resolution to certify the TIF district. Activity must
occur before or within five years after certification of the district.
Financial Impact
N/A
Attachments
LHB, Inc. TIF Analysis Findings Report Uune 1, 2020)
Resolution
Report of Inspection Procedures and Results for
Determining Qualifications of a
Tax Increment Financing District as a Redevelopment District
Main and Gates Redevelopment TIF District
Elk River, Minnesota
Revised June 1, 2020
Prepared For the
City of Elk River
Prepared by:
LHB, Inc.
701 Washington Avenue North, Suite 200
Minneapolis, Minnesota 55401
LHB Project No. 190549
TABLE OF CONTENTS
PART 1 — EXECUTIVE SUMMARY................................................................................ 2
Purposeof Evaluation................................................................................ 2
Scopeof Work........................................................................................... 3
Conclusion................................................................................................. 3
PART 2 — MINNESOTA STATUTE 469.174, SUBDIVISION 10 REQUIREMENTS....... 3
A. Coverage Test...................................................................................... 4
B. Condition of Buildings Test................................................................... 4
C. Distribution of Substandard Buildings ................................................... 5
PART 3 — PROCEDURES FOLLOWED......................................................................... 6
PART4 — FINDINGS...................................................................................................... 6
A. Coverage Test...................................................................................... 6
B. Condition of Building Test..................................................................... 7
1. Building Inspection....................................................................7
2. Replacement Cost..................................................................... 8
3. Code Deficiencies..................................................................... 8
4. System Condition Deficiencies..................................................9
C. Distribution of Substandard Structures ................................................. 9
PART 5 - TEAM CREDENTIALS.................................................................................. 11
APPENDIX A Property Condition Assessment Summary Sheet
APPENDIX B Building Code, Condition Deficiency and Context Analysis Reports
APPENDIX C Building Replacement Cost Reports
Code Deficiency Cost Reports
Photographs
Main and Gates Redevelopment TIF District
LHB Project No. 190549 Page 1 of 12 Final Report
PART 1 - EXECUTIVE SUMMARY
PURPOSE OF EVALUATION
LHB was hired by the City of Elk River to inspect and evaluate the properties within a Tax Increment
Financing Redevelopment District ("TIF District") proposed to be established by the City. The
proposed TIF District is bounded by 3' Street Northwest, Gates Avenue Northwest, and Main Street
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 eight (8)
parcels, located within the proposed TIF District, meet the qualifications required for a
Diagram 1— Proposed TIF District
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LHB Project No. 190549 Page 2 of 12 Final Report
SCOPE OF WORK
The proposed TIF District consists of eight (8) parcels with eight (8) buildings. Five (5) buildings
were inspected on the interior and exterior on August 14, 2019, and two (2) buildings were inspected
on the interior and exterior on May 8, 2020. One (1) building was not inspected as it did not appear
substandard upon initial inspection. Building Code and Condition Deficiency Reports for the
buildings that were inspected and found substandard are located in Appendix B.
CONCLUSION
After inspecting and evaluating the properties within the proposed TIF District and applying current
statutory criteria for a Redevelopment District under Minnesota Statutes, Section 469.174, Subdivision 10,
it is our professional opinion that the proposed TIF District qualifies as a Redevelopment District
because:
• The proposed TIF District has a coverage calculation of 100 percent which is above the 70
percent requirement.
• 62.5 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:
Main and Gates Redevelopment TIF District
LHB Project No. 190549 Page 3 of 12 Final Report
A. COVERAGE TEST
..."Parcels consisting of 70 percent of the area of the district are occupied by buildings, streets,
utilities, or paved or gravel parking lots..."
The coverage required by the parcel to be considered occupied is defined under Minnesota
Statutes, Section 469.174, Subdivision 10(e), which states: "For purposes of this subdivision, a parcel
is not occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar
structures unless 15 percent of the area of the parcel contains buildings, streets, utilities, paved
or gravel parking lots, or other similar structures."
B. CONDITION OF BUILDINGS TEST
Minnesota Statutes, Section 469.174, Subdivision 10(a) states, "...and more than 50 percent of the
buildings, not including outbuildings, are structurally substandard to a degree requiring
substantial renovation or clearance;"
1. Structurally substandard is defined under Minnesota Statutes, Section 469.174, Subdivision 10(b),
which states: "For purposes of this subdivision, `structurally substandard' shall mean
containing defects in structural elements or a combination of deficiencies in essential
utilities and facilities, light and ventilation, fire protection including adequate egress, layout
and condition of interior partitions, or similar factors, which defects or deficiencies are of
sufficient total significance to justify substantial renovation or clearance."
a. We do not count energy code deficiencies toward the thresholds required by Minnesota
Statutes, Section 469.174, Subdivision 10(b) defined as "structurally substandard", due to
concerns expressed by the State of Minnesota Court of Appeals in the Valser Auto
Sales, Inc. vs. City of Bicbfield 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.
Main and Gates Redevelopment TIF District
LHB Project No. 190549 Page 4 of 12 Final Report
• Chapter 13 of the 2015 Minnesota Building Code states, `Buildings shall be designed
and constructed in accordance with the International Energy Conservation Code."
Furthermore, Minnesota Rules, Chapter 1305.0021 Subpart 9 states, "References
to the International Energy Conservation Code in this code mean the Minnesota Energy
Code..."
• Chapter 11 of the 2015 Minnesota Residential Code incorporates Minnesota Rules,
Chapters, 1322 and 1323 Minnesota Energy Code.
• The Senior Building Code Representative for the Construction Codes and
Licensing Division of the Minnesota Department of Labor and Industry
confirmed that the Minnesota Energy Code is being enforced throughout the State
of Minnesota.
• In a January 2002 report to the Minnesota Legislature, the Management Analysis
Division of the Minnesota Department of Administration confirmed that the
construction cost of new buildings complying with the Minnesota Energy Code is
higher than buildings built prior to the enactment of the code.
• Proper TIF analysis requires a comparison between the replacement value of a
new building built under current code standards with the repairs that would be
necessary to bring the existing building up to current code standards. In order for
an equal comparison to be made, all applicable code chapters should be applied to
both scenarios. Since current construction estimating software automatically
applies the construction cost of complying with the Minnesota Energy Code,
energy code deficiencies should also be identified in the existing structures.
C. DISTRIBUTION OF SUBSTANDARD BUILDINGS
Minnesota Statutes, Section 469.174, Subdivision 10, defines a Redevelopment District and requires
one or more of the following conditions, "reasonably distributed throughout the district."
(1) "Parcels consisting of 70 percent of the area of the district are occupied by buildings,
streets, utilities, paved or gravel parking lots, or other similar structures and more than
50 percent of the buildings, not including outbuildings, are structurally substandard to a
degree requiring substantial renovation or clearance;
(2) the property consists of vacant, unused, underused, inappropriately used, or infrequently
used rail yards, rail storage facilities, or excessive or vacated railroad rights -of -way;
(3) tank facilities, or property whose immediately previous use was for tank facilities..."
Our interpretation of the distribution requirement is that the substandard buildings must be
reasonably distributed throughout the district as compared to the location of all buildings in
the district. For example, if all of the buildings in a district are located on one half of the
area of the district, with the other half occupied by parking lots (meeting the required 70
percent coverage for the district), we would evaluate the distribution of the substandard
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 WlalserAuto Sales, Inc. vs. City of Bicbfield case filed November 13,
2001.
Main and Gates Redevelopment TIF District
LHB Project No. 190549 Page 5 of 12 Final Report
PART 3 - PROCEDURES FOLLOWED
LHB inspected five (5) buildings during the day of August 14, 2019 and two (2) on May 8, 2020. One
(1) building was not inspected as it did not appear substandard upon initial inspection.
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).
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LHB Project No. 190549 Page 6 of 12 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.
Main and Gates Redevelopment TIF District
LHB Project No. 190549 Page 7 of 12 Final Report
2. REPLACEMENT COST
The second step in evaluating a building to determine if it is substandard to a degree
requiring substantial renovation or clearance is to determine its replacement cost. This is
the cost of constructing a new structure of the same square footage and type on site.
Replacement costs were researched using R.S. Means Cost Works square foot models for
2019 and 2020.
A replacement cost was calculated by first establishing building use (office, retail, residential,
etc.), building construction type (wood, concrete, masonry, etc.), and building size to obtain
the appropriate median replacement cost, which factors in the costs of construction in Elk
River, Minnesota.
Replacement cost includes labor, materials, and the contractor's overhead and profit.
Replacement costs do not include architectural fees, legal fees or other "soft" costs not
directly related to construction activities. Replacement cost for each building is tabulated
in Appendix A.
3. CODE DEFICIENCIES
The next step in evaluating a building is to determine what code deficiencies exist with
respect to such building. Code deficiencies are those conditions for a building which are
not in compliance with current building codes applicable to new buildings in the State of
Minnesota.
Minnesota Statutes, Section 469.174, Subdivision 10(c), specifically provides that a building
cannot be considered structurally substandard if its code deficiencies are not at least 15
percent of the replacement cost of the building. As a result, it was necessary to determine
the extent of code deficiencies for each building in the proposed TIF District.
The evaluation was made by reviewing all available information with respect to such
buildings contained in City Building Inspection records and making interior and exterior
inspections of the buildings. LHB utilizes the current Minnesota State Building Code as
the official code for our evaluations. The Minnesota State Building Code is actually a series
of provisional codes written specifically for Minnesota only requirements, adoption of
several international codes, and amendments to the adopted international codes.
After identifying the code deficiencies in each building, we used R.S. Means Cost Works
2019; Unit and Assembly Costs, and R.S. Means Cost Works 2020; 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:
Five (5) out of eight (8) buildings (62.5 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.
Main and Gates Redevelopment TIF District
LHB Project No. 190549 Page 8 of 12 Final Report
4. SYSTEM CONDITION DEFICIENCIES
If a building meets the minimum code deficiency threshold under Minnesota Statutes, Section
469.174, Subdivision 10(c), then in order for such building to be "structurally substandard"
under Minnesota Statutes, Section 469.174, Subdivision 10(b), the building's defects or
deficiencies should be of sufficient total significance to justify "substantial renovation or
clearance." Based on this definition, LHB re-evaluated each of the buildings that met the
code deficiency threshold under Minnesota Statutes, Section 469.174, Subdivision 10(c), to
determine if the total deficiencies warranted "substantial renovation or clearance" based on
the criteria we outlined above.
System condition deficiencies are a measurement of defects or substantial deterioration in
site elements, structure, exterior envelope, mechanical and electrical components, fire
protection and emergency systems, interior partitions, ceilings, floors and doors.
The evaluation of system condition deficiencies was made by reviewing all available
information contained in City records, and making interior and exterior inspections of the
buildings. LHB only identified system condition deficiencies that were visible upon our
inspection of the building or contained in City records. We did not consider the amount
of "service life" used up for a particular component unless it was an obvious part of that
component's deficiencies.
After identifying the system condition deficiencies in each building, we used our
professional judgment to determine if the list of defects or deficiencies is of sufficient total
significance to justify "substantial renovation or clearance."
FINDING:
In our professional opinion, five (5) out of eight (8) buildings (62.5 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).
Main and Gates Redevelopment TIF District
LHB Project No. 190549 Page 9 of 12 Final Report
FINDING:
The parcels with substandard buildings are reasonably distributed compared to all parcels
that contain buildings.
Diagram 3 — Substandard Buildings
Shaded green area depicts parcels with buildings.
Shaded orange area depicts substandard buildings.
Main and Gates Redevelopment TIF District
LHB Project No. 190549 Page 10 of 12 Final Report
PART 5 - TEAM CREDENTIALS
Michael A. Fischer, AIA, LEED AP - Project Principal/TIF Analyst
Michael has 31 years of experience as project principal, project manager, project designer and project
architect on planning, urban design, educational, commercial and governmental projects. He has
become an expert on Tax Increment Finance District analysis assisting over 100 cities with strategic
planning for TIF Districts. He is an Architectural Principal at LHB and currently leads the
Minneapolis office.
Michael completed a two-year Bush Fellowship, studying at MIT and Harvard in 1999, earning Masters
degrees in City Planning and Real Estate Development from MIT. He has served on more than 50
committees, boards and community task forces, including a term as a City Council President and as
Chair of a Metropolitan Planning Organization. Most recently, he served as Chair of the Edina,
Minnesota planning commission and is currently a member of the Edina city council. Michael has
also managed and designed several award -winning architectural projects, and was one of four
architects in the Country to receive the AIA Young Architects Citation in 1997.
Philip Waugh —Project Manager/TIF Analyst
Philip is a project manager with 13 years of experience in historic preservation, building investigations,
material research, and construction methods. He previously worked as a historic preservationist and
also served as the preservation specialist at the St. Paul Heritage Preservation Commission. Currently,
Phil sits on the Board of Directors for the Preservation Alliance of Minnesota. His current
responsibilities include project management of historic preservation projects, performing building
condition surveys and analysis, TIF analysis, writing preservation specifications, historic design
reviews, writing Historic Preservation Tax Credit applications, preservation planning, and grant
writing.
Phil Fisher — Inspector
For 35 years, Phil Fisher worked in the field of Building Operations in Minnesota including White Bear
Lake Area Schools. At the University of Minnesota he earned his Bachelor of Science in Industrial
Technology. He is a Certified Playground Safety Inspector, Certified Plant Engineer, and is trained in
Minnesota Enterprise Real Properties (MERP) Facility Condition Assessment (FCA). His FCA training
was recently applied to the Minnesota Department of Natural Resources Facilities Condition
Assessment project involving over 2,000 buildings.
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Main and Gates Redevelopment TIF District
LHB Project No. 190549 Page 11 of 12 Final Report
APPENDICES
APPENDIX A Property Condition Assessment Summary Sheet
APPENDIX B Building Code and Condition Deficiencies Reports
APPENDIX C Building Replacement Cost Reports
Code Deficiency Cost Reports
Photographs
Main and Gates Redevelopment TIF District
LHB Project No. 190549 Page 12 of 12 Final Report
APPENDIX A
Property Condition Assessment Summary Sheet
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APPENDIX B
Building Code, Condition Deficiency and Context Analysis Reports
Main and Gates TIF Analysis
Building Code, Condition Deficiency and Context Analysis Report
Building Name: Residence
Address: 326 Gates Ave NW, Elk River, MN 55330
Parcel ID: 75-401-0105
Inspection Date(s) & Time(s): August 14, 2019 10:00 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:
Estimated Cost to Correct Building Code Deficiencies:
Percentage of Replacement Cost for Building Code Deficiencies:
Defects in Structural Elements
1. None observed.
Combination of Deficiencies
1. Essential Utilities and Facilities
a. None observed.
2. Light and Ventilation
a. The HVAC system does not comply with code.
Fire Protection/Adequate Egress
a. Exterior stairways do not comply with code.
b. Interior stairways do not comply with code.
c. Smoke detectors do not comply with code.
d. There are no code -required Arc Fault Circuit Interrupters
e. There are no code -required carbon monoxide detectors.
$165,096
$31,730
19.22%
4. Layout and Condition of Interior Partitions/Materials
a. Flooring is of irregular heights and does not comply with code for emergency egress.
b. Interior ceiling tile is water stained from a roof leak and should be replaced.
c. There is mold present on the basement walls.
Main and Gates TIF Analysis Page 1 of 2 Building Report
LHB Project No. 190549 326 Gates Ave NW - Residence
5. Exterior Construction
a. Front door threshold is rotting, and allowing for water intrusion, contrary to code.
b. Windows are failing, allowing for water intrusion, and do not comply with code.
c. Roofing material is failing, allowing for water intrusion, contrary to code.
d. Chimney is cracked, allowing for water intrusion, contrary to code.
Description of Code Deficiencies
1. The HVAC system does not comply with code.
2. Exterior stairways do not comply with code for proper rise or run.
3. The interior stairways do not comply with code for proper rise or run.
4. Smoke detectors do not comply with code.
5. There are no code -required Arc Fault Circuit Interrupters.
6. There are no code -required carbon monoxide detectors.
7. Flooring is of irregular height, creating an impediment to emergency egress, which is contrary to
code.
8. Front door threshold is rotting, allowing for water intrusion, contrary to code.
9. Windows are failing, allowing for water intrusion, contrary to code.
10. Roofing material is failing, allowing for water intrusion, contrary to code.
11. Chimney is cracked, allowing for water intrusion, contrary to code.
Overview of Deficiencies
This 1939 building was originally constructed as a residential dwelling. The roofing material is failing,
allowing for water intrusion. Exterior stairways do not comply with code. Several of the windows are failing,
allowing for water intrusion. The HVAC system does not comply with code. The smoke detectors are not
code -compliant. There are no code -required AFCI's or carbon monoxide detectors in the building. Interior
stairways do not comply with code. Flooring is of irregular heights and is an impediment to emergency
egress, contrary to code. Windows and roofing material are failing, allowing for water intrusion, contrary to
code. The chimney is cracked allowing for water intrusion.
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Main and Gates TIF Analysis Page 2 of 2 Building Report
LHB Project No. 190549 326 Gates Ave NW - Residence
Main and Gates TIF Analysis
Building Code, Condition Deficiency and Context Analysis Report
Building Name: Former Office
Address: 430 Main Street NW, Elk River, MN 55330
Parcel ID: 75-401-0130
Inspection Date(s) & Time(s): August 14, 2019 9:00 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: $280,670
Estimated Cost to Correct Building Code Deficiencies: $58,710
Percentage of Replacement Cost for Building Code Deficiencies: 20.92%
Defects in Structural Elements
1. None observed
Combination of Deficiencies
1. Essential Utilities and Facilities
a. There is no code -compliant access into the building.
b. There is no code -required accessible parking designated.
2. Light and Ventilation
a. The HVAC system does not comply with code.
b. The electrical wiring does not comply with code.
Fire Protection/Adequate Egress
a. Exterior stairways are not code -compliant.
b. Thresholds are not code -compliant.
c. Interior stairway does not comply with code.
d. Smoke detectors are not code -compliant.
e. There is no code -required emergency notification system.
f. Emergency lighting is not code -compliant.
g. There is no code -required building sprinkler system.
h. The building does not have code -required fire proofing.
4. Layout and Condition of Interior Partitions/Materials
a. Windowsills should be refinished.
b. Floor tile should be repaired.
Main and Gates TIF Analysis Page 1 of 2 Building Report
LHB Project No. 190549 430 Main St NW — Former Office
5. Exterior Construction
a. Windows are failing, allowing for water intrusion, contrary to code.
b. Wood siding should be repainted.
Description of Code Deficiencies
1. There is no code -required accessible route into the building.
2. There is no code -required accessible parking.
3. The HVAC system does not comply with code.
4. The electrical wiring does not comply with code.
5. Exterior stairways are not code -compliant.
6. Thresholds are not code -compliant.
7. Interior stairway does not comply with code.
8. Smoke detectors are not code -compliant.
9. Emergency lighting does not comply with code.
10. There is no code -required emergency notification system.
11. There is no code -required building sprinkler system.
12. Code -required fire proofing should be installed.
13. Windows are failing, allowing for water intrusion, contrary to code.
Overview of Deficiencies
This building was constructed in 1920 as a residential dwelling. It was most recently used as an office space.
The interior was remodeled, and interior surfaces are in good condition, but it does not comply with life
safety codes for a commercial space. Access into the building does not comply with code. The exterior and
interior stairways do not comply with code. Windows are failing, allowing for water intrusion, contrary to
code.
M:\19Proj\190549\300 Design\Reports\Building Reports\430 Main Street NW\430 Main Street NW Building Report.docx
Main and Gates TIF Analysis Page 2 of 2 Building Report
LHB Project No. 190549 430 Main St NW — Former Office
Main and Gates TIF Analysis
Building Code, Condition Deficiency and Context Analysis Report
Building Name: Residence
Address: 426 Main Street NW, Elk River, MN 55330
Parcel ID: 75-401-0135
Inspection Date(s) & Time(s): August 14, 2019 9:20 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:
Estimated Cost to Correct Building Code Deficiencies:
Percentage of Replacement Cost for Building Code Deficiencies:
Defects in Structural Elements
1. The center floor beam is cracked and supported with a temporary screw jack.
Combination of Deficiencies
1. Essential Utilities and Facilities
a. None observed.
Light and Ventilation
a. The HVAC system is not code -compliant.
Fire Protection/Adequate Egress
a. Exterior stairways do not comply with code.
b. Interior stairways do not comply with code.
c. Basement floor to ceiling height does not comply with code.
d. Smoke detectors are not code -compliant.
e. There are no code -required Arc Fault Circuit Interrupters in the building.
f. There are no code -required carbon monoxide detectors in the building.
4. Layout and Condition of Interior Partitions/Materials
a. Plaster ceilings are cracked.
b. Plaster ceilings are water damaged.
c. Plaster ceilings should be repainted.
d. Interior doors and walls should be repainted.
$141,791
$42,712
30.12%
Main and Gates TIF Analysis Page 1 of 2 Building Report
LHB Project No. 190549 426 Main St NW - Residence
5. Exterior Construction
a. Widows are failing, allowing for water intrusion, contrary to code.
b. Roofing material is failing, allowing for water intrusion, contrary to code.
Description of Code Deficiencies
1. The HVAC system does not comply with code.
2. Exterior stairways do not comply with code.
3. Interior stairway does not comply with code.
4. Basement floor to ceiling height does not comply with code.
5. Current smoke detectors do not comply with code.
6. There are no code -required Arc Fault Circuit Interrupters in the building.
7. There are no code -required carbon monoxide detectors in the building.
8. Windows have failed, allowing for water intrusion, contrary to code.
9. Roofing material is failing allowing for water intrusion, contrary to code.
Overview of Deficiencies
This residential dwelling was constructed in 1926. Other than electric and HVAC it does not look like any
remodeling has taken place. Interior surfaces show wear and need to be repainted/refinished. The exterior
stairways do not comply with code. The interior stairways do not comply with code. The Basement floor to
ceiling height does not comply with code. The main supporting beam under the main floor has failed and is
being supported by a temporary screw jack. Current smoke detectors do not comply with code. Code -
required AFCI's are not present. Code -required carbon monoxide detectors are not present. Windows are
failing, allowing for water intrusion, contrary to code. The roofing material is failing allowing for water
intrusion, contrary to code.
M:\19Proj\190549\300 Design\Reports\Building Reports\426 Main Street NW\426 Main Street NW Building Report.docx
Main and Gates TIF Analysis Page 2 of 2 Building Report
LHB Project No. 190549 426 Main St NW - Residence
Main and Gates TIF Analysis
Building Code, Condition Deficiency and Context Analysis Report
Building Name: Residence
Address: 414 Main St NW, Elk River, MN 55330
Parcel ID: 75-401-0145
Inspection Date(s) & Time(s): August 14, 2019 9:40 am
Inspection Type: Interior and Exterior
Summary of Deficiencies: It is our professional opinion that this building is Substandard
because:
- Substantial renovation is required to correct Conditions found.
- Building Code deficiencies total more than 15% of
replacement cost, NOT including energy code deficiencies.
Estimated Replacement Cost:
Estimated Cost to Correct Building Code Deficiencies:
Percentage of Replacement Cost for Building Code Deficiencies:
Defects in Structural Elements
1. None observed.
Combination of Deficiencies
1. Essential Utilities and Facilities
a. None observed.
2. Light and Ventilation
a. The HVAC system does not comply with code.
Fire Protection/Adequate Egress
a. Front entrance stairs do not comply with code.
b. There are no code -compliant smoke detectors in the building
c. There are no code -required Arc Fault Circuit Interrupters in the building.
d. There are no code -required carbon monoxide detectors in the building.
e. Interior stairways do not comply with code.
4. Layout and Condition of Interior Partitions/Materials
a. Interior surfaces should be repainted/refinished.
b. Ceiling tile is stained and should be replaced.
c. Wood floors should be refinished.
d. Glass windows are cracked and should be replaced.
e. Plaster ceilings are cracked/damaged and should be repaired/repainted.
f. Basement floor to ceiling height does not comply with code.
$163,564
$47,651
29.13%
Main and Gates TIF Analysis Page 1 of 2 Building Report
LHB Project No. 190549 414 Main St NW - Residence
Exterior Construction
a. Wood fascia boards are rotting, allowing for water intrusion, contrary to code.
b. Wood trim and siding should be repainted.
c. The front porch does not comply with code
d. Windows are failing, allowing for water intrusion, contrary to code.
e. Roofing material is failing, allowing for water intrusion, contrary to code.
Description of Code Deficiencies
1. The HVAC system does not comply with code.
2. Front entrance stairway does not comply with code for proper rise.
3. Current smoke detectors do not comply with code.
4. There are no code -required AFCI's in the building.
5. There are no code -required carbon monoxide detectors in the building.
6. Interior stairways do not comply with code.
7. Basement floor to ceiling height does not comply with code.
8. Wood fascia boards are rotting, allowing for water intrusion, contrary to code.
9. The front porch does not comply with code.
10. Windows are failing, allowing for water intrusion, contrary to code.
11. Roofing material is failing, allowing for water intrusion, contrary to code.
Overview of Deficiencies
This residential dwelling was constructed in 1920. Exterior wood surfaces should be repainted. The front
entrance stairway does not comply with code for proper rise. The front porch does not comply with code.
Current smoke detectors do not comply with code. There are no code -required AFCI's in the building.
There are no carbon monoxide detectors in the building. All interior surfaces should be repainted/refinished.
Interior stairways do not comply with code. The basement floor to ceiling height does not comply with code.
Windows and roofing material has failed, allowing for water intrusion, contrary to code.
M:\19Proj\190549\300 Design\Reports\Building Reports\414 Main Street NW\414 Main Street NW Building Report.docx
Main and Gates TIF Analysis Page 2 of 2 Building Report
LHB Project No. 190549 414 Main St NW - Residence
Main and Gates TIF Analysis
Building Code, Condition Deficiency and Context Analysis Report
Parcel No. & Building Name: Parcel H Commercial
Address and Parcel ID: 406 Main St NW, Elk River, MN 55330
Parcel ID: 75-401-0150
Inspection Date(s) & Time(s): May 8, 2020 10:15 am
Inspection Type: Interior and Exterior
Summary of Deficiencies: It is our professional opinion that this building is Substandard
because:
- Substantial renovation is required to correct Conditions found.
- Building Code deficiencies total more than 15% of
replacement cost, NOT including energy code deficiencies.
Estimated Replacement Cost:
Estimated Cost to Correct Building Code Deficiencies:
Percentage of Replacement Cost for Building Code Deficiencies:
Defects in Structural Elements
1. None observed.
Combination of Deficiencies
1. Essential Utilities and Facilities
a. There is no code -required accessible parking.
b. There is no code -required accessible route into the building.
c. There is no code -required accessible route to all levels of the building.
d. Restrooms are not code -compliant for accessibility.
e. Staff breakroom is not code -compliant for accessibility.
f. Transaction counter is not code -compliant for accessibility.
2. Light and Ventilation
a. Electrical wiring does not comply with code.
b. Restrooms do not have a code -required Ground Fault Circuit Interrupter.
c. HVAC system does not comply with code.
$622,110
$176,236
28.33%
Fire Protection/Adequate Egress
a. The rear glass door does not have a code -required 10-inch kick plate.
b. Thresholds do not comply with code.
c. Door hardware is not code -compliant.
d. Basement stairway does not comply with code.
e. Damaged/missing floor tile should be repaired/replaced to comply with code for an
unimpeded means of emergency egress.
f. Smoke detectors do not comply with code.
g. Emergency lighting does not comply with code.
Main and Gates TIF Analysis Page 1 of 2 Building Report
LHB Project No. 190549 406 Main St NW — Commercial Building
h. There is no code -required emergency notification system.
i. There is no code -required building sprinkler system.
4. Layout and Condition of Interior Partitions/Materials
a. Interior walls and ceilings should be repaired/repainted.
b. Basement restroom is not finished.
c. Wood flooring should be refinished.
5. Exterior Construction
a. Roofing material is damaged and should be repaired.
Description of Code Deficiencies
1. Code -required accessible parking should be created.
2. There is no code -required accessible route into the building.
3. There is no code -required accessible route to all levels of the building.
4. Restrooms are not code -compliant.
5. Staff breakroom is not code -compliant.
6. There is no code -required transaction counter.
7. Electrical wiring does not comply with code.
8. Restrooms do not have code -required Ground Fault Circuit Interrupters.
9. The HVAC system does not comply with code.
10. Glass door does not have a code -required 10-inch kick plate.
11. Thresholds do not comply with code.
12. Door hardware is not code -compliant.
13. Basement stairway is not code -compliant.
14. Damaged/missing floor tile creates an impediment to emergency egress, contrary to code.
15. Smoke detectors do not comply with code.
16. Emergency lighting does not comply with code.
17. There is no code -required emergency notification system.
18. There is no code -required building sprinkler system.
Overview of Deficiencies
This former residential dwelling is currently used as a commercial building. The building does not comply
with code for accessibility. There is no accessible parking. There is no accessible route into the building.
There is no accessible route to all levels of the building. There is no accessible restroom. There is no
accessible transaction counter. There is no accessible staff breakroom. Electrical wiring is not code -
compliant. There are no code -required GFCI's in the restrooms. The HVAC system is not code -compliant.
The glass door does not have a code -required 10-inch kick plate. Thresholds do not comply with code.
Door hardware is not code -compliant. The basement stairway is not code -compliant. Damaged/missing
floor tile creates an impediment to emergency egress, contrary to code. Smoke detectors are not code -
compliant. Emergency lighting is not code -compliant. There is no code -required emergency notification
system. There is no code -required building sprinkler system.
M:\19Proj\190549\300 Design\Reports\01 2020 Reports\Building Reports\406 Main St NW\406 Main St NW Building Report.docx
Main and Gates TIF Analysis Page 2 of 2 Building Report
LHB Project No. 190549 406 Main St NW — Commercial Building
APPENDIX C
Building Replacement Cost Reports
Code Deficiency Cost Reports
Photographs
Main and Gates TIF Analysis
Replacement Cost Report
RShAeanr. data
frx M MOIR o 1^14
Estimate Name:
Building Type:
Location:
Story Count:
Story Height (L.F.):
Floor Area (S.F.):
Labor Type:
Basement:
Data Release:
Cost Per Square Foot:
Building Cost:
Square Foot Cost Estimate Report
326 Gates Ave NW
Economy 1-1/2 Story with Stucco on Wood Frame
ELK RIVER, MN
1.5
8.00
1201
RES
Unfinished
Year2019
$137.47
$165,096.98
Date: 8/20/2019
Costs are derived from a building model with basic components.
Scope differences and market conditions can cause costs to vary significantly.
of Total Cost Per S.F.
Cost
0104034
Footing excavation, building, 26' x 46', 4' deep
$2.49
$2,990.39
Foundation0204030
Footing systems, 10" thick by 20" wide footing
$2.19
$2,628.88
0208034
Block wall systems, 8" wall, grouted, full height
$7.66
$9,200.56
0208034
Block wall systems, 8" wall, grouted, full height
$6.70
$8,050.49
0220034
Floor slab systems, 4" thick slab
$2.71
$3,260.42
0302028
Floor framing systems, 2" x 8", 16" OC
$3.14
$3,768.66
0302106
Floor framing, wood joists, #2 or better, pine, 2" x 8", 16" OC
$1.29
$1,552.81
0302112
Floor framing, bridging, wood 1" x 3", joists 16" OC
$0.25
$298.50
0302119
Box sills, #2 or better pine, 2" x 8"
$0.19
$233.42
0308026
Exterior wall framing systems, 2" x 4", 16" OC
$0.68
$819.14
0308026
Exterior wall framing systems, 2" x 4", 16" OC
$5.40
$6,489.19
0312046
Gable end roof framing systems, 2" x 8" rafters, 16" OC, 4/12 pitch
$6.95
$8,344.85
0316138
Furring, 1" x 3", 16" OC
$0.77
$928.35
0348026
Partition framing systems, 2" x 4", 16" OC
$3.15
$3,785.31
Exterior Walls
0402148
Stucco, 2 coats
$0.70
$836.61
0402148
Stucco, 2 coats
$5.52
$6,627.60
0402155
Painting, lath, metal lath expanded 2.5 Ib/SY, painted
$0.15
$177.60
0402155
Painting, lath, metal lath expanded 2.5 Ib/SY, painted
$1.17
$1,406.97
0420043
Non -rigid insul, batts, fbgls, kraft faced, 3-1/2" thick, R13, 15" W
$0.87
$1,048.47
0420051
Non -rigid insul, batts, fbgls, kraft faced, 12" thick, R38, 23" wide
$0.98
$1,181.66
0440026
Sliding window systems, builder's quality wood window, 3' x 2'
$7.57
$9,093.56
0452046
Door systems, solid core birch, flush, 3' x 6'-8"
$1.60
$1,916.64
0460025
Storm door, al, combination, storm & screen, anodized, 3'-0" x 6'-8"
$0.48
$576.02
Main and Gates TIF Analysis
Replacment Cost Report
LHB Project No. 190549
Page 1 of 2
326 Gates
Ave NW - Residence
0504034
Gable end roofing, asphalt, roof shingles, class A
$3.97
$4,770.35
�.Interiors�.
0604026
Wall system, 1/2" drywall, taped & finished
$9.19
$11,032.35
0604026
Wall system, 1/2" drywall, taped & finished
$3.55
$4,266.42
0608026
1/2" gypsum wallboard, taped & finished ceilings
$2.75
$3,304.74
0620026
Lauan, flush door, hollow core, interior
$8.19
$9,840.87
0660017
Carpet, Olefin, 15 oz
$2.07
$2,491.75
0660027
Padding, sponge rubber cushion, minimum
$0.77
$924.97
0660038
Underlayment plywood, 1/2" thick
$2.11
$2,537.92
0664029
Resilient flooring, vinyl sheet goods, backed, .070" thick, minimum
$1.40
$1,676.34
0664048
Resilient flooring, sleepers, treated, 16" OC, 1" x 3"
$0.67
$807.64
0690036
Stairways 14 risers, oak treads, box stairs
$3.33
$4,002.43
0690137
Basement stairs, open risers
$0.98
$1,181.05
Specialties0708026
Kitchen, economy grade
$2.37
$2,851.72
0712035
Sinks, stainless steel, single bowl 16" x 20"
$1.42
$1,703.51
0712039
Water heater, electric, 30 gallon
$1.15
$1,377.47
0812046
Three fixture bathroom with wall hung lavatory
$3.97
$4,766.85
0860101
Furnace, gas heating only, 100 MBH, area to 1200 SF
$1.00
$1,196.44
0860109
Intermittent pilot, 100 MBH furnace
$0.23
$282.15
0860111
Supply duct, rectangular, area to 1200 SF, rigid fiberglass
$0.85
$1,024.78
0860121
Return duct, sheet metal galvanized, to 1500 SF
$1.02
$1,230.28
0860123
Lateral ducts, flexible round 6" insulated, to 1200 SF
$0.91
$1,094.40
0860135
Register elbows, to 1500 SF
$0.52
$626.98
0860137
Floor registers, enameled steel w/damper, to 1500 SF
$0.34
$404.81
0860139
Return air grille, area to 1500 SF 12" x 12"
$0.10
$116.67
0860143
Thermostat, manual, 1 set back
$0.10
$125.58
0860147
Plenum, heating only, 100 MBH
$0.15
$175.25
�Electrical
0910036
100 amp electric service
$1.02
$1,226.27
0930018
Duplex receptacles using non-metallic sheathed cable
$0.21
$254.98
0935112
Wiring device systems, economy to 1200 S.F.
$2.00
$2,407.52
0945112
Light fixture systems, economy to 1200 S.F.
$0.54
$644.04
SubTotal
100%
$119.54
$143,562.59
Contractor Fees (General Conditions,Overhead,Profit)
15.0 %
$17.93
$21,534.39
Architectural Fees
0.0 %
$0.00
$0.00
User Fees
0.0 %
$0.00
$0.00
Main and Gates TIF Analysis Replacment Cost Report
LHB Project No. 190549 Page 2 of 2 326 Gates Ave NW - Residence
Main and Gates TIF Analysis
Code Deficiency Cost Report
326 Gates Ave NW Elk River, MN 55330Address - PID 75-401-0105
Accessibility Items
Threshold
Replace rotting exterior threshold to prevent water intrusion, per
code
$
250.00
EA
1
$
250.00
Structural Elements
Exiting
Stairways
Modify exterior stairways to comply with code
$
0.37
SF
1201
$
444.37
Modify interior stairways to comply with code
$
0.98
SF
1201
$
1,176.98
Interior Flooring
Modify irregular flooring levels to comply with code for emergency
egress
$
4.68
SF
1201
$
5,620.68
Fire Protection
Smoke Detectors
Install code compliant smoke detectors
$
250.00
EA
4
$
1,000.00
Arc Fault Circuit Interrupters
Install code required AFCI's
$
250.00
EA
6
$
1,500.00
Carbon Monoxide Detectors
Install code required carbon monoxide detectors
$
250.00
EA
2
$
500.00
Exterior Construction
Windows
Replace failed windows to prevent water intrusion per code
$
7.57
SF
1201
$
9,091.57
Chimney
Repair cracks in chimney to prevent water intrusion per code
$
100.00
Lump
1
$
100.00
Roof Construction
Roofing Material
Remove failed roofing material
$
0.84
SF
1201
$
1,008.84
Install new roofing material to prevent water intrusion per code
$
3.97
SF
1201
$
4,767.97
Mechanical- Electrical
Mechanical
The HVAC system does not comply with code
$
5.22
SF
1201
$
6,269.22
Total Code Improvements
$
31,730
Main and Gates TIF Analysis
Code Deficiency
Cost Report
LHB Project No. 190549 Page 1 of 1
326 Gates Ave NW - Residence
Main and Gates TIF Analysis
Photos: 326 Gates Avenue NW - Residence
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Main and Gates TIF Analysis
Photos: 326 Gates Avenue NW - Residence
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Main and Gates TIF Analysis
Photos: 326 Gates Avenue NW - Residence
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Main and Gates TIF Analysis
Photos: 326 Gates Avenue NW - Residence
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Main and Gates TIF Analysis
Replacement Cost Report
RSMoa n& data
WAMMM11111101APIA
Estimate Name:
Building Type:
Location:
Story Count:
Story Height (L.F.):
Floor Area (S.F.):
Labor Type:
Basement Included:
Data Release:
Cost Per Square Foot:
Building Cost:
Square Foot Cost Estimate Report
430 Main St NW
Office, 1 Story with Vinyl Clapboard / Wood Frame
ELK RIVER, MN
1
8
1096
OPN
Yes
Year2019
$256.09
$280,670.39
Date: 8/20/2019
,a x'A
Costs are derived from a building model with basic components.
Scope differences and market conditions can cause costs to vary significantly.
of Total Cost Per S.F.
Cost
Substructure
A1010
Standard Foundations
$8.64
$9,465.54
A10101102700
Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity
$4.92
$5,389.39
6 KSF, 12" deep x 24" wide
A10102107410
Spread footings, 3000 PSI concrete, load 100K, soil bearing capacity 6
$3.72
$4,076.15
KSF, 4' - 6" square x 15" deep
A1030
Slab on Grade
$5.73
$6,276.05
A10301202240
Slab on grade, 4" thick, non industrial, reinforced
$5.73
$6,276.05
A2010
Basement Excavation
$3.97
$4,349.61
A20101104620
Excavate and fill, 10,000 SF, 8' deep, sand, gravel, or common earth,
$3.97
$4,349.61
on site storage
A2020
Basement Walls
$30.69
$33,635.58
A20201107260
Foundation wall, CIP, 12' wall height, pumped, .444 CY/LF, 21.59 PLF,
$30.69
$33,635.58
12" thick
B1010
Floor Construction
$29.15
$31,947.76
B10102030860
Cast -in -place concrete column, 12" square, tied, 200K load, 12' story
$8.40
$9,203.22
height, 142 Ibs/LF, 4000PSI
B10102103450
Wood column, 8" x 8", 20' x 20' bay, 10' unsupported height, 133
$0.45
$492.92
BF/MSF, 160 PSF total allowable load
B10102221720
Flat slab, concrete, with drop panels, 6" slab/2.5" panel, 12" column,
$14.26
$15,624.25
15'x15' bay, 75 PSF superimposed load, 153 PSF total load
B10107203700
Fireproofing, gypsum board, fire rated, 2 layer, 1" thick, 14" steel
$6.05
$6,627.38
column, 3 hour rating, 22 PLF
B1020
Roof Construction
$7.46
$8,172.21
B10201027100
Wood roof, truss, 4/12 slope, 24" O.C., 30' to 43' span
$7.46
$8,172.21
B2010
Exterior Walls
$13.06
$14,311.32
B20101484850
Wood siding, 2"x6" studs 16"OC, insulated wall, 8" plain vinyl siding
$11.45
$12,554.38
B20101907600
Insulation, fiberglass batts, 6" thick, R19
$1.60
$1,756.94
B2020
Exterior Windows
$6.13
$6,713.36
Main and Gates TIF Analysis Replacement Cost Report
LHB Project No. 190549 Page 1 of 3 430 Main St NW - Fomer Office
B20201066550
Windows, aluminum, awning, insulated glass, 4'-5" x 5'-3"
$6.13
$6,713.36
B2030
Exterior Doors
$4.08
$4,475.01
B20301106950
Door, aluminum & glass, with transom, narrow stile, double door,
$2.13
$2,338.12
hardware, 6'-0" x 10'-0" opening
B20301107300
Door, aluminum & glass, with transom, bronze finish, hardware, 3'-0"
$1.10
$1,209.20
x 10'-0" opening
B20302203450
Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'-0"
$0.85
$927.69
x 7'-0" opening
B3010
Roof Coverings
$2.88
$3,154.54
B30101401100
Asphalt roofing, strip shingles, inorganic, Class A, 4" slope, 210-235
$2.18
$2,384.56
I bs/SQ
B30106100200
Gutters, box, aluminum, .032" thick, 5", enameled finish
$0.56
$610.54
B30106200200
Downspout, aluminum, rectangular, 2" x 3", enameled, .024" thick
$0.15
$159.45
Interiors
C1010
Partitions
$4.33
$4,746.05
C10101241200
Wood partition, 5/8"fire rated gypsum board face, none base,2 x 4,@
$1.77
$1,944.01
16" OC framing,same opposite face, 0 insul
C10101241425
Wood partition, 5/8" fire rated gypsum board face, 1/4"sound
$1.31
$1,432.50
deadening gypsum board, 2x4 @ 16" OC framing, same opposite face,
sound attenuation insul
C10101280700
Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8"
$0.76
$829.71
C10101280960
Add for the following: taping and finishing
$0.49
$539.84
C1020
Interior Doors
$3.93
$4,310.91
C10201022600
Door, single leaf, kd steel frame, hollow metal, commercial quality,
$3.93
$4,310.91
flush, 3'-0" x 7'-0" x 1-3/8"
C1030
Fittings
$0.40
$433.13
C10301100420
Toilet partitions, cubicles, ceiling hung, plastic laminate
$0.40
$433.13
C3010
Wall Finishes
$1.58
$1,728.33
C30102300140
Painting, interior on plaster and drywall, walls & ceilings, roller work,
$0.67
$739.27
primer & 2 coats
C30102300140
Painting, interior on plaster and drywall, walls & ceilings, roller work,
$0.90
$989.06
primer & 2 coats
C3020
Floor Finishes
$5.26
$5,759.68
C30204100080
Carpet tile, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz
$3.15
$3,453.95
C30204101600
Vinyl, composition tile, maximum
$0.91
$999.72
C30204101720
Tile, ceramic natural clay
$1.19
$1,306.01
C3030
Ceiling Finishes
$6.45
$7,072.31
C30302106000
Acoustic ceilings, 3/4" fiberglass board, 24" x 48" tile, tee grid,
$6.45
$7,072.31
suspended support
D2010
Plumbing Fixtures
$3.10
$3,396.52
D20101102080
Water closet, vitreous china, bowl only with flush valve, wall hung
$1.48
$1,620.35
D20102102000
Urinal, vitreous china, wall hung
$0.20
$217.70
D20103101560
Lavatory w/trim, vanity top, PE on Cl, 20" x 18"
$0.56
$613.28
D20104404340
Service sink w/trim, PE on Cl,wall hung w/rim guard, 24" x 20"
$0.54
$595.85
D20108202080
Water cooler, electric, floor mounted, dual height, 14.3 GPH
$0.32
$349.34
D2020
Domestic Water Distribution
$1.71
$1,871.72
Main and Gates TIF Analysis
Replacement Cost Report
LHB Project No. 190549
Page 2 of 3
430 Main St NW - Fomer Office
D20202501860
Gas fired water heater, commercial, 100< F rise, 100 MBH input, 91
$1.71
$1,871.72
GPH
D3050
Terminal & Package Units
$21.92
$24,026.73
D30501553840
Rooftop, multizone, air conditioner, offices, 10,000 SF, 31.66 ton
$21.92
$24,026.73
D4010
Sprinklers
$3.63
$3,973.39
D40104100620
Wet pipe sprinkler systems, steel, light hazard, 1 floor, 10,000 SF
$3.63
$3,973.39
D4020
Standpipes
$1.60
$1,751.89
D40203101540
Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1
$1.60
$1,751.89
floor
D5010
Electrical Service/Distribution
$32.43
$35,540.16
D50101200320
Overhead service installation, includes breakers, metering, 20'
$6.75
$7,401.88
conduit & wire, 3 phase, 4 wire, 120/208 V, 400 A
D50102300320
Feeder installation 600 V, including RGS conduit and XHHW wire, 400
$8.76
$9,602.00
A
D50102400240
Switchgear installation, incl switchboard, panels & circuit breaker,
$16.91
$18,536.28
120/208 V, 3 phase, 600 A
D5020
Lighting and Branch Wiring
$17.04
$18,671.62
D50201100640
Receptacles incl plate, box, conduit, wire, 16.5 per 1000 SF, 2.0 W per
$4.99
$5,464.04
SF, with transformer
D50201350320
Miscellaneous power, 1.2 watts
$0.34
$378.10
D50201400280
Central air conditioning power, 4 watts
$0.62
$680.22
D50201452080
Motor installation, three phase, 460 V, 15 HP motor size
$4.75
$5,204.96
D50202100520
Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC,
$6.34
$6,944.30
10 fixtures @32watt per 1000 SF
D5030
Communications and Security
$7.55
$8,277.78
D50303101020
Telephone wiring for offices & laboratories, 8 jacks/MSF
$1.69
$1,851.93
D50309100452
Communication and alarm systems, fire detection, addressable, 25
$3.11
$3,403.10
detectors, includes outlets, boxes, conduit and wire
D50309100460
Fire alarm command center, addressable without voice, excl. wire &
$0.93
$1,019.15
conduit
D50309200110
Internet wiring, 8 data/voice outlets per 1000 S.F.
$1.83
$2,003.59
Equipment & Furnishings
E1090
Other Equipment
$0.00
$0.00
Special Construction
Building Sitework
SubTotal
100%
$222.68
$244,061.21
Contractor Fees (General Conditions,Overhead,Profit)
15.0 %
$33.40
$36,609.18
Architectural Fees
0.0 %
$0.00
$0.00
User Fees
0.0 %
$0.00
$0.00
Main and Gates TIF Analysis Replacement Cost Report
LHB Project No. 190549 Page 3 of 3 430 Main St NW - Fomer Office
Main and Gates TIF Analysis
Code Deficiency Cost Report
430 Main Street NW, Elk River, MN 55330 - PID 75-401-0130
Accessibility Items
Parking
Create a code required parking space
Building Access
Create a code compliant route into the building
Structural Elements
Exiting
Stairways
Modify exterior stairway to comply with code
Modify interior stairway to comply with code
Threshold
Modify thresholds to comply with code for maximum height
Fire Protection
Smoke Detectors
Install code compliant smoke detectors
Emergency Lighting
Install code compliant emergency lighting system
Emergency Notification System
Install code compliant emergency lighting system
Building Sprinkler System
Install code required emergency notification system
Fire Proofing
Install code required fire proofing
Exterior Construction
Windows
Replace failed windows to prevent water intrusion per code
Roof Construction
Mechanical- Electrical
Mechanical
Install a code compliant HVAC system
Electrical
Install code compliant electrical wiring
$ 100.00
EA
1
$
100.00
$ 1,500.00
Lump
1
$
1,500.00
$ 1,500.00
Lump
1
$
1,500.00
$ 1.01
SF
1096
$
1,106.96
$ 500.00
EA
1
$
500.00
$ 3.11
SF
1096
$
3,408.56
$ 500.00
EA
2
$
1,000.00
$ 0.93
SF
1096
$
1,019.28
$ 5.23
SF
1096
$
5,732.08
$ 6.05
SF
1096
$
6,630.80
$ 6.13 SF 1096 $ 6,718.48
$ 21.92
SF
1096
$
24,024.32
$ 4.99
SF
1096
$
5,469.04
Total Code Improvements $ 58,710
Main and Gates TIF Analysis Code Deficiency Cost Report
LHB Project No. 190549 Page 1 of 1 430 Main St NW - Fomer Office
Main and Gates TIF Analysis
Photos: 430 Main Street NW - Former Office
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x 'itk-
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Page 1 of 4
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Main and Gates TIF Analysis
Photos: 430 Main Street NW - Former Office
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I L�
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Page 2 of 4
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Main and Gates TIF Analysis
Photos: 430 Main Street NW - Former Office
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9
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r
I
•,ts
-WOW'
,v
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Page 3 of 4
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Main and Gates TIF Analysis
Photos: 430 Main Street NW - Former Office
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-11
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1 11 &-1 A
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Page 4 of 4
Main and Gates TIF Analysis
Replacement Cost Report
RShAea Ir. data
frx M MOIR o 1^14
Square Foot Cost Estimate Report
Date:
8/20/2019
Estimate Name:
426 Main St NW
Building Type:
Economy 1 Story with Stucco on Wood Frame
Location:
ELK RIVER, MN
'
Story Count:
1
- .•- ,,.--.
Story Height (L.F.):
8.00
s
Floor Area (S.F.):
993
y
Labor Type:
RES
a3 -
Basement:
Unfinished
Data Release:
Year2019
Costs are derived from a building model with basic
components.
Cost Per Square Foot:
$142.79
(Scope differences and market conditions can cause
costs to vary significantly.
Building Cost:
$141,791.03
of Total Cost Per S.F.
Cost
0104034
Footing excavation, building, 26' x 46', 4' deep
$3.01
$2,990.39
Foundation
0204030
Footing systems, 10" thick by 20" wide footing
$3.03
$3,007.77
0208034
Block wall systems, 8" wall, grouted, full height
$10.60
$10,526.61
0208034
Block wall systems, 8" wall, grouted, full height
$9.28
$9,210.78
0220034
Floor slab systems, 4" thick slab
$4.34
$4,313.20
0302106
Floor framing, wood joists, #2 or better, pine, 2" x 8", 16" OC
$2.07
$2,054.21
0302112
Floor framing, bridging, wood 1" x 3", joists 16" OC
$0.40
$394.89
0302119
Box sills, #2 or better pine, 2" x 8"
$0.31
$308.79
0308026
Exterior wall framing systems, 2" x 4", 16" OC
$4.98
$4,949.64
0308026
Exterior wall framing systems, 2" x 4", 16" OC
$0.47
$468.95
0316042
Truss roof framing systems, 24" OC, 4/12 pitch, 1' overhang, 26' span
$7.21
$7,155.96
0348026
Partition framing systems, 2" x 4", 16" OC
$2.70
$2,682.63
Exterior Walls
�.
0402148
Stucco, 2 coats
$5.09
$5,055.22
0402148
Stucco, 2 coats
$0.48
$478.95
0402155
Painting, lath, metal lath expanded 2.5 Ib/SY, painted
$1.08
$1,073.17
0402155
Painting, lath, metal lath expanded 2.5 Ib/SY, painted
$0.10
$101.68
0420043
Non -rigid insul, batts, fbgls, kraft faced, 3-1/2" thick, R13, 15" W
$0.81
$799.72
0420051
Non -rigid insul, batts, fbgls, kraft faced, 12" thick, R38, 23" wide
$1.57
$1,563.22
0440026
Sliding window systems, builder's quality wood window, 3' x 2'
$6.99
$6,936.13
0452046
Door systems, solid core birch, flush, 3' x 6'-8"
$2.90
$2,874.96
0460025
Storm door, al, combination, storm & screen, anodized, 3'-0" x 6'-8"
$0.87
$864.02
0504034
Gable end roofing, asphalt, roof shingles, class A
$5.48
$5,440.24
�.Interiors.�
.
Main and Gates TIF Analysis
Replacement Cost Report
LHB Project No. 190549
Page 1 of 2
426
Main St NW - Residence
0604026
Wall system, 1/2" drywall, taped & finished
$7.87
$7,818.58
0604026
Wall system, 1/2" drywall, taped & finished
$3.28
$3,254.22
0608026
1/2" gypsum wallboard, taped & finished ceilings
$2.75
$2,732.40
0620026
Lauan, flush door, hollow core, interior
$7.45
$7,396.85
0660017
Carpet, Olefin, 15 oz
$2.07
$2,060.20
0660027
Padding, sponge rubber cushion, minimum
$0.77
$764.78
0660038
Underlayment plywood, 1/2" thick
$2.11
$2,098.38
0664029
Resilient flooring, vinyl sheet goods, backed, .070" thick, minimum
$1.40
$1,386.02
0664048
Resilient flooring, sleepers, treated, 16" OC, 1" x 3"
$1.08
$1,068.43
0690137
Basement stairs, open risers
$1.19
$1,181.05
Specialties0708026
Kitchen, economy grade
$2.87
$2,851.72
0712035
Sinks, stainless steel, single bowl 16" x 20"
$1.72
$1,703.51
0712039
Water heater, electric, 30 gallon
$1.39
$1,377.47
0812046
Three fixture bathroom with wall hung lavatory
$4.80
$4,766.85
0860101
Furnace, gas heating only, 100 MBH, area to 1200 SF
$1.20
$1,196.44
0860109
Intermittent pilot, 100 MBH furnace
$0.28
$282.15
0860111
Supply duct, rectangular, area to 1200 SF, rigid fiberglass
$0.85
$847.30
0860121
Return duct, sheet metal galvanized, to 1500 SF
$1.02
$1,017.21
0860123
Lateral ducts, flexible round 6" insulated, to 1200 SF
$0.91
$904.86
0860135
Register elbows, to 1500 SF
$0.52
$518.40
0860137
Floor registers, enameled steel w/damper, to 1500 SF
$0.34
$334.70
0860139
Return air grille, area to 1500 SF 12" x 12"
$0.10
$96.46
0860143
Thermostat, manual, 1 set back
$0.13
$125.58
0860147
Plenum, heating only, 100 MBH
$0.18
$175.25
�•Electrical
0910036
100 amp electric service
$1.23
$1,226.27
0930018
Duplex receptacles using non-metallic sheathed cable
$0.34
$337.31
0935112
Wiring device systems, economy to 1200 S.F.
$2.00
$1,990.57
0945112
Light fixture systems, economy to 1200 S.F.
$0.54
$532.50
SubTotal
100%
$124.17
$123,296.55
Contractor Fees (General Conditions,Overhead,Profit)
15.0 %
$18.62
$18,494.48
Architectural Fees
0.0 %
$0.00
$0.00
User Fees
0.0 %
$0.00
$0.00
Main and Gates TIF Analysis Replacement Cost Report
LHB Project No. 190549 Page 2 of 2 426 Main St NW - Residence
Main and Gates TIF Analysis
Code Deficiency Cost Report
426 Main Street NW, Elk River, MN 55330 - PID 75-401-0135
Accessibility Items
Structural Elements
Exiting
Stairways
Modify exterior stairways to comply with code
Modify interior stairways to comply with code
Basement Floor to Ceiling Height
Modify basement floor to ceiling height to comply with code
Fire Protection
Smoke Detectors
Install code compliant smoke detectors
Arc Fault Circuit Interrupters
Install code compliant AFCI's
Carbon Monoxide Detectors
Install code compliant carbon monoxide detectors
Exterior Construction
Windows
Replace failed windows to prevent water intrusion per code
Roof Construction
Roofing Material
Remove failed roofing material
Install new roofing material to prevent water intrusion per code
Mechanical- Electrical
Mechanical
Install code compliant HVAC system
$ 1,000.00
Lump
1 $
1,000.00
$ 1.19
SF
993 $
1,181.67
$ 20.00
SF
993 $
19,860.00
$ 250.00
EA
3
$
750.00
$ 250.00
EA
4
$
1,000.00
$ 250.00
EA
2
$
500.00
$ 6.99
SF
993
$
6,941.07
$ 0.55
SF
993
$
546.15
$ 5.48
SF
993
$
5,441.64
$ 5.53 SF 993 $ 5,491.29
Total Code Improvements $ 42,712
Main and Gates TIF Analysis Code Deficiency Cost Report
LHB Project No. 190549 Page 1 of 1 426 Main St NW - Residence
Main and Gates TIF Analysis
Photos: 426 Main Street NW - Residence
20190814_091438.jpg
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mmm
�T
I
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Page 1 of 3
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Main and Gates TIF Analysis
Photos: 426 Main Street NW - Residence
4� r
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4
�I
i
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L
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Page 2 of 3
20190814_091722.jpg
Main and Gates TIF Analysis
Photos: 426 Main Street NW - Residence
20190814_091736.jpg
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Y „.
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Page 3 of 3
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Main and Gates TIF Analysis
Replacement Cost Report
RShAea Ir. ciaita
frx M MOIR o 1^14
Square Foot Cost Estimate Report
Date:
8/20/2019
Estimate Name:
414 Main St NW
Building Type:
Economy 2 Story with Wood Siding - Wood Frame
Location:
ELK RIVER, MIN
k __
Story Count:
2q_
,
Story Height (LF.):
8.00
cYi'.,
r• •
Floor Area (S.F.):
1064
IF
Labor Type:
RES
_ d,
Basement:
Unfinished
Data Release:
Year 2019
Costs are derived from a building model with basic
components.
Cost Per Square Foot:
$153.73
Scope differences and market conditions can cause
coststo vary significantly.
Building Cost:
$163,564.96
of Total Cost Per S.F.
Cost
0104034
Footing excavation, building, 26' x 46', 4' deep
$2.81
$2,990.39
Foundation�.
0204030
Footing systems, 10" thick by 20" wide footing
$2.04
$2,168.09
0208034
Block wall systems, 8" wall, grouted, full height
$7.13
$7,587.87
0208034
Block wall systems, 8" wall, grouted, full height
$6.24
$6,639.39
0220034
Floor slab systems, 4" thick slab
$2.17
$2,310.80
0302028
Floor framing systems, 2" x 8", 16" OC
$4.18
$4,451.68
0302106
Floor framing, wood joists, #2 or better, pine, 2" x 8", 16" OC
$1.03
$1,100.54
0302112
Floor framing, bridging, wood 1" x 3", joists 16" OC
$0.20
$211.56
0302119
Box sills, #2 or better pine, 2" x 8"
$0.16
$165.44
0308026
Exterior wall framing systems, 2" x 4", 16" OC
$6.71
$7,135.67
0308026
Exterior wall framing systems, 2" x 4", 16" OC
$0.32
$338.03
0316042
Truss roof framing systems, 24" OC, 4/12 pitch, 1' overhang, 26' span
$3.60
$3,833.81
0316138
Furring, 1" x 3", 16" OC
$1.03
$1,096.60
0348026
Partition framing systems, 2" x 4", 16" OC
$3.78
$4,024.22
Exterior Walls
0408034
Wood siding systems, 1/2" x 8" beveled cedar siding, "A" grade
$15.65
$16,653.79
0408034
Wood siding systems, 1/2" x 8" beveled cedar siding, "A" grade
$0.74
$788.93
0420043
Non -rigid insul, batts, fbgls, kraft faced, 3-1/2" thick, R13, 15" W
$1.08
$1,152.92
0420051
Non -rigid insul, batts, fbgls, kraft faced, 12" thick, R38, 23" wide
$0.79
$837.50
0440026
Sliding window systems, builder's quality wood window, 3' x 2'
$9.40
$9,999.50
0452046
Door systems, solid core birch, flush, 3' x 6'-8"
$1.80
$1,916.64
0460025
Storm door, al, combination, storm & screen, anodized, 3'-0" x 6'-8"
$0.54
$576.02
0504034
Gable end roofing, asphalt, roof shingles, class A
$2.74
$2,914.61
�.Interiors
Main and Gates
Replacement Cost Report
LHB Project No. 190549
Page 1 of 2
414
Main St NW - Residence
0604026
Wall system, 1/2" drywall, taped & finished
$4.41
$4,691.46
0604026
Wall system, 1/2" drywall, taped & finished
$11.02
$11,728.65
0608026
1/2" gypsum wallboard, taped & finished ceilings
$2.75
$2,927.77
0620026
Lauan, flush door, hollow core, interior
$10.24
$10,897.88
0660017
Carpet, Olefin, 15 oz
$2.07
$2,207.51
0660027
Padding, sponge rubber cushion, minimum
$0.77
$819.46
0660038
Underlayment plywood, 1/2" thick
$2.11
$2,248.41
0664029
Resilient flooring, vinyl sheet goods, backed, .070" thick, minimum
$1.40
$1,485.12
0664048
Resilient flooring, sleepers, treated, 16" OC, 1" x 3"
$0.54
$572.41
0690036
Stairways 14 risers, oak treads, box stairs
$3.76
$4,002.43
0690137
Basement stairs, open risers
$1.11
$1,181.05
Specialties0708026
Kitchen, economy grade
$2.68
$2,851.72
0712035
Sinks, stainless steel, single bowl 16" x 20"
$1.60
$1,703.51
0712039
Water heater, electric, 30 gallon
$1.29
$1,377.47
Mechanical
0812046
Three fixture bathroom with wall hung lavatory
$4.48
$4,766.85
0860101
Furnace, gas heating only, 100 MBH, area to 1200 SF
$1.12
$1,196.44
0860109
Intermittent pilot, 100 MBH furnace
$0.27
$282.15
0860111
Supply duct, rectangular, area to 1200 SF, rigid fiberglass
$0.85
$907.88
0860121
Return duct, sheet metal galvanized, to 1500 SF
$1.02
$1,089.94
0860123
Lateral ducts, flexible round 6" insulated, to 1200 SF
$0.91
$969.56
0860135
Register elbows, to 1500 SF
$0.52
$555.46
0860137
Floor registers, enameled steel w/damper, to 1500 SF
$0.34
$358.63
0860139
Return air grille, area to 1500 SF 12" x 12"
$0.10
$103.36
0860143
Thermostat, manual, 1 set back
$0.12
$125.58
0860147
Plenum, heating only, 100 MBH
$0.16
$175.25
�•Electrical
0910036
100 amp electric service
$1.15
$1,226.27
0930018
Duplex receptacles using non-metallic sheathed cable
$0.17
$180.72
0935112
Wiring device systems, economy to 1200 S.F.
$2.00
$2,132.89
0945112
Light fixture systems, economy to 1200 S.F.
$0.54
$570.57
SubTotal
100%
$133.68
$142,230.40
Contractor Fees (General Conditions,Overhead,Profit)
15.0 %
$20.05
$21,334.56
Architectural Fees
0.0 %
$0.00
$0.00
User Fees
0.0 %
$0.00
$0.00
Main and Gates Replacement Cost Report
LHB Project No. 190549 Page 2 of 2 414 Main St NW - Residence
Main and Gates TIF Analysis
Code Deficiency Cost Report
414 Main Street NW, Elk River, MN 55330 - PID 75-401-0145
Accessibility Items
Structural Elements
Exiting
Stairway
Modify exterior stairway to comply with code
SF
1064
$
-
Modify interior stairway to comply with code
SF
1064
$
-
Basement Floor to Ceiling Height
Modify basement floor to ceiling height to comply with code
$
20.00
SF
1064
$
21,280.00
Fire Protection
Smoke Detectors
Install code compliant smoke detectors
$
250.00
EA
3
$
750.00
Arc Fault Circuit Interrupters
Install code required AFCI's
$
250.00
EA
6
$
1,500.00
Carbon Monoxide Detectors
Install code required carbon monoxide detectors
$
250.00
EA
1
$
250.00
Exterior Construction
Wood Fascia Boards
Replace/repair damaged fascia boards to prevent water intrusion
per code
$
500.00
Lump
1
$
500.00
Front Porch
Modify front porch to comply with code
$
15.00
SF
260
$
3,900.00
Windows
Replace failed windows to prevent water intrusion per code
$
9.40
SF
1064
$
10,001.60
Roof Construction
Roofing Material
Remove failed roofing material
$
0.75
SF
1064
$
798.00
Install new roofing material to prevent water intrusion per code
$
2.74
SF
1064
$
2,915.36
Mechanical- Electrical
Mechanical
Replace HVAC system to comply with code
$
5.41
SF
1064
$
5,756.24
Total Code Improvements
$
47,651
Main and Gates Code Deficiency Cost Report
LHB Project No. 190549 Page 1 of 1 414 Main St NW - Residence
Main and Gates TIF Analysis
Photos: 414 Main Street NW - Residence
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Main and Gates TIF Analysis
Photos: 414 Main Street NW - Residence
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Main and Gates TIF Analysis
Photos: 414 Main Street NW - Residence
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Main and Gates TIF Analysis
Photos: 414 Main Street NW - Residence
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Main and Gates TIF Analysis
Photos: 414 Main Street NW - Residence
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Main and Gates TIF Analysis
Replacement Cost Report
RSM Mans darn
hole BORGLi111iM'
Square Foot Cost Estimate Report Date:
5/12/2020
Estimate Name:
406 Main Street NW
Building Type:
Office, 1 Story with Vinyl Clapboard / Wood Frame
Location:
ELK RIVER, MN
Story Count:
14 vas'`
i;'• ;
Story Height (L.F.):
10
n-.
Floor Area (S.F.):
2400
Labor Type:
OPIN
-3
Basement Included:
Yes
Data Release:
Year 2019 Costs are derived from a building model with
basic components.
Cost Per Square Foot:
$259.21 Scope differences and market
conditions can
cause costs to vary
significantly.
Building Cost:
$622,110.38
of Total Cost Per S.F.
Cost
Substructure
�
=
A1010
Standard Foundations
$7.78
$18,669.63
A10101102700
Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing
$3.93
$9,431.43
capacity 6 KSF, 12" deep x 24" wide
A10102107410
Spread footings, 3000 PSI concrete, load 100K, soil bearing capacity 6
$3.85
$9,238.20
KSF, 4' - 6" square x 15" deep
A1030
Slab on Grade
$5.73
$13,743.17
A10301202240
Slab on grade, 4" thick, non industrial, reinforced
$5.73
$13,743.17
A2010
Basement Excavation
$3.97
$9,524.69
A20101104620
Excavate and fill, 10,000 SF, 8' deep, sand, gravel, or common earth,
$3.97
$9,524.69
on site storage
A2020
Basement Walls
$24.53
$58,862.27
A20201107260
Foundation wall, CIP, 12' wall height, pumped, .444 CY/LF, 21.59 PLF,
$24.53
$58,862.27
12" thick
B1010
Floor Construction
$28.23
$67,749.18
B10102030860
Cast -in -place concrete column, 12" square, tied, 200K load, 12' story
$8.69
$20,858.21
height, 142 Ibs/LF, 4000PSI
B10102103450
Wood column, 8" x 8", 20' x 20' bay, 10' unsupported height, 133
$0.45
$1,079.38
BF/MSF, 160 PSF total allowable load
B10102221720
Flat slab, concrete, with drop panels, 6" slab/2.5" panel, 12" column,
$14.26
$34,213.68
15'x15' bay, 75 PSF superimposed load, 153 PSF total load
B10107203700
Fireproofing, gypsum board, fire rated, 2 layer, 1" thick, 14" steel
$4.83
$11,597.91
column, 3 hour rating, 22 PLF
B1020
Roof Construction
$7.46
$17,895.36
B10201027100
Wood roof, truss, 4/12 slope, 24" O.C., 30' to 43' span
$7.46
$17,895.36
B2010
Exterior Walls
$13.05
$31,310.03
B20101484850
Wood siding, 2"x6" studs 16"OC, insulated wall, 8" plain vinyl siding
$11.44
$27,462.71
Main and Gates TIF Analysis
Replacement Cost Report
LHB Project No. 190549.01
Page 1 of 3 406 Main St NW
— Commercial Building
B20101907600
Insulation, fiberglass batts, 6" thick, R19
$1.60
$3,847.32
B2020
Exterior Windows
$6.12
$14,685.48
B20201066550
Windows, aluminum, awning, insulated glass, 4'-5" x 5'-3"
$6.12
$14,685.48
B2030
Exterior Doors
$4.08
$9,799.30
B20301106950
Door, aluminum & glass, with transom, narrow stile, double door,
$2.13
$5,119.97
hardware, 6'-0" x 10'-0" opening
B20301107300
Door, aluminum & glass, with transom, bronze finish, hardware, 3'-0"
$1.10
$2,647.89
x 10'-0" opening
B20302203450
Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'-0"
$0.85
$2,031.44
x 7'-0" opening
B3010
Roof Coverings
$2.74
$6,569.14
B30101401100
Asphalt roofing, strip shingles, inorganic, Class A, 4" slope, 210-235
$2.18
$5,221.66
I bs/SQ
B30106100200
Gutters, box, aluminum, .032" thick, 5", enameled finish
$0.45
$1,068.44
B30106200200
Downspout, aluminum, rectangular, 2" x 3", enameled, .024" thick
$0.12
$279.04
Interiors
C1010
Partitions
$4.33
$10,389.69
C10101241200
Wood partition, 5/8"fire rated gypsum board face, none base,2 x 4,@
$1.77
$4,256.95
16" OC framing,same opposite face, 0 insul
C10101241425
Wood partition, 5/8" fire rated gypsum board face, 1/4"sound
$1.31
$3,136.86
deadening gypsum board, 2x4 @ 16" OC framing, same opposite
face, sound attenuation insul
C10101280700
Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8"
$0.76
$1,814.99
C10101280960
Add for the following: taping and finishing
$0.49
$1,180.89
C1020
Interior Doors
$3.93
$9,439.95
C10201022600
Door, single leaf, kd steel frame, hollow metal, commercial quality,
$3.93
$9,439.95
flush, 3'-0" x 7'-0" x 1-3/8"
C1030
Fittings
$0.40
$948.46
C10301100420
Toilet partitions, cubicles, ceiling hung, plastic laminate
$0.40
$948.46
C3010
Wall Finishes
$1.58
$3,782.99
C30102300140
Painting, interior on plaster and drywall, walls & ceilings, roller work,
$0.67
$1,617.16
primer & 2 coats
C30102300140
Painting, interior on plaster and drywall, walls & ceilings, roller work,
$0.90
$2,165.83
primer & 2 coats
C3020
Floor Finishes
$5.26
$12,612.43
C30204100080
Carpet tile, nylon, fusion bonded, 18" x 18" or 24" x 24", 35 oz
$3.15
$7,563.40
C30204101600
Vinyl, composition tile, maximum
$0.91
$2,189.16
C30204101720
Tile, ceramic natural clay
$1.19
$2,859.87
C3030
Ceiling Finishes
$6.45
$15,486.82
C30302106000
Acoustic ceilings, 3/4" fiberglass board, 24" x 48" tile, tee grid,
$6.45
$15,486.82
suspended support
D1010
Elevators and Lifts
$31.02
$74,449.60
* D10101102200
Hydraulic, passenger elevator, 3000 lb, 2 floors, 100 FPM
$31.02
$74,449.60
D2010
Plumbing Fixtures
$3.10
$7,437.63
Main and Gates TIF Analysis
Replacement
Cost Report
LHB Project No. 190549.01
Page 2 of 3
406 Main St NW -
Commercial Building
D20101102080 Water closet, vitreous china, bowl only with flush valve, wall hung
$1.48 $3,548.21
D20102102000
Urinal, vitreous china, wall hung
$0.20
$476.71
D20103101560
Lavatory w/trim, vanity top, PE on Cl, 20" x 18"
$0.56
$1,342.95
D20104404340
Service sink w/trim, PE on Cl,wall hung w/rim guard, 24" x 20"
$0.54
$1,304.78
D20108202080
Water cooler, electric, floor mounted, dual height, 14.3 GPH
$0.32
$764.98
D2020
Domestic Water Distribution
$1.71
$4,098.65
D20202501860
Gas fired water heater, commercial, 100< F rise, 100 MBH input, 91
$1.71
$4,098.65
GPH
D3050
Terminal & Package Units
$21.92
$52,613.28
D30501553840
Rooftop, multizone, air conditioner, offices, 10,000 SF, 31.66 ton
$21.92
$52,613.28
D4010
Sprinklers
$3.63
$8,700.86
D40104100620
Wet pipe sprinkler systems, steel, light hazard, 1 floor, 10,000 SF
$3.63
$8,700.86
D4020
Standpipes
$1.60
$3,836.25
D40203101540
Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1
$1.60
$3,836.25
floor
D5010
Electrical Service/Distribution
$14.81
$35,540.16
D50101200320
Overhead service installation, includes breakers, metering, 20'
$3.08
$7,401.88
conduit & wire, 3 phase, 4 wire, 120/208 V, 400 A
D50102300320
Feeder installation 600 V, including RGS conduit and XHHW wire, 400
$4.00
$9,602.00
A
D50102400240
Switchgear installation, incl switchboard, panels & circuit breaker,
$7.72
$18,536.28
120/208 V, 3 phase, 600 A
D5020
Lighting and Branch Wiring
$14.46
$34,694.01
D50201100640
Receptacles incl plate, box, conduit, wire, 16.5 per 1000 SF, 2.0 W
$4.99
$11,965.06
per SF, with transformer
D50201350320
Miscellaneous power, 1.2 watts
$0.34
$827.95
D50201400280
Central air conditioning power, 4 watts
$0.62
$1,489.54
D50201452080
Motor installation, three phase, 460 V, 15 HP motor size
$2.17
$5,204.96
D50202100520
Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC,
$6.34
$15,206.50
10 fixtures @32watt per 1000 SF
D5030
Communications and Security
$7.55
$18,126.52
D50303101020
Telephone wiring for offices & laboratories, 8 jacks/MSF
$1.69
$4,055.33
D50309100452
Communication and alarm systems, fire detection, addressable, 25
$3.11
$7,452.03
detectors, includes outlets, boxes, conduit and wire
D50309100460
Fire alarm command center, addressable without voice, excl. wire &
$0.93
$2,231.73
conduit
D50309200110
Internet wiring, 8 data/voice outlets per 1000 S.F.
$1.83
$4,387.43
Equipment & Furnishings
E1090
Other Equipment
$0.00
$0.00
Special Construction
Building Sitework
SubTotal
100%
$225.40
$540,965.55
Contractor Fees (General Conditions,Overhead,Profit)
15.0 %
$33.81
$81,144.83
Architectural Fees
0.0 %
$0.00
$0.00
User Fees
0.0 %
$0.00
$0.00
.
� -NRWXT
I : .
Main and Gates TIF Analysis Replacement Cost Report
LHB Project No. 190549.01 Page 3 of 3 406 Main St NW - Commercial Building
Main and Gates TIF Analysis
Code Deficiency Cost Report
Parcel H - 406 Main St NW, Elk River, MN 55330 - PID 75-401-0150
Accessibility Items
Parking
Create code required accessible parking
Accessible Route
Create a code required accessible route into the building
Create a code required accessible route to all levels of the
building
Restroom
Create a code required accessible restroom
Transaction Counter
Install a code required accessible transaction counter
Staff Breakroom
Modify breakroom to comply with accessibility code
Structural Elements
Exiting
Glass Door
Install code required 10-inch kick plates on glass door
Thresholds
Modify thresholds to comply with code for maximum height
Door Hardware
Install code compliant door hardware
Stairway
Modify basement stairway to comply with code
Floor Tile
Repair/replace damaged floor tile to comply with code for an
unimpeded means of egress
Fire Protection
Smoke Detectors
Install code compliant smoke detectors
Emergency Lighting
Install code compliant emergency lighting
Emergency Notification System
Install code required emergency notification system
Building Sprinkler System
Install code required building sprinkler system
$ 100.00
EA
1
$
100.00
$ 500.00
Lump
1
$
500.00
$ 31.02
SF
2,400
$
74,448.00
$ 2.24
SF
2,400
$
5,376.00
$ 500.00
Lump
1
$
500.00
$ 500.00
Lump
1
$
500.00
$ 100.00
EA
2
$
200.00
$ 200.00
Lump
1
$
200.00
$ 250.00
EA
10
$
2,500.00
$ 0.95
SF
2,400
$
2,280.00
$ 100.00
Lump
1
$
100.00
$ 3.11 SF
2,400
$
7,464.00
$ 1.00 SF
2,400
$
2,400.00
$ 0.93 SF
2,400
$
2,232.00
$ 5.23 SF
2,400
$
12,552.00
Main and Gates TIF Analysis Code Deficiency Cost Report
LHB Project No. 190549.01 Page 1 of 2 406 Main St NW — Commercial Building
Exterior Construction
Roof Construction
Mechanical- Electrical
Mechanical
Install code compliant HVAC system
Electrical
Install code compliant electrical wiring
Install code required GFCI's in restrooms
$ 21.92
SF
2,400
$
52,608.00
$ 4.99
SF
2,400
$
11,976.00
$ 150.00
EA
2
$
300.00
Total Code Improvements $ 176,236
Main and Gates TIF Analysis Code Deficiency Cost Report
LHB Project No. 190549.01 Page 2 of 2 406 Main St NW — Commercial Building
Main and Gates TIF Analysis
Photos: 406 Main St NW - Commerc
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Photos: 406 Main St NW - Commercial Building
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Main and Gates TIF Analysis
Photos: 406 Main St NW - Commercial Building
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11"
Iw
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Main and Gates TIF Analysis
Photos: 406 Main St NW - Commerc'
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10,
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Page 4 of 4
HOUSING AND REDEVELOPMENT AUTHORITY
IN AND FOR THE CITY OF ELK RIVER, MINNESOTA
SHERBURNE COUNTY
STATE OF MINNESOTA
RESOLUTION NO.
RESOLUTION FINDING PARCEL IS OCCUPIED BY
STRUCTURALLY SUBSTANDARD BUILDINGS
WHEREAS, it has been proposed that the City of Elk River, Minnesota, (the "City") or the Housing
and Redevelopment Authority in and for the City of Elk River, Minnesota (the "HRA"), create one or
more tax increment financing districts within the City to be designated as redevelopment districts or
renewal and renovation districts as defined in Minnesota Statutes, Section 469.174, Subd. 10 and Subd.
10a (the "TIF District"); and
WHEREAS, in order to create this type of TIF District, the City and the HRA must make a
determination that before the demolition or removal of any substandard building, certain conditions
existed; and
WHEREAS, under Minnesota Statutes, Section 469.174, Subd. 10(d), the City and the HRA are
authorized to deem parcels as occupied by structurally substandard buildings despite prior demolition or
removal of the buildings, subject to certain terms and conditions as described in this resolution; and
WHEREAS, in order to deem a parcel as being occupied by a structurally substandard building,
the City or the HRA must first pass a resolution before the demolition or removal that the parcel was
occupied by one or more structurally substandard buildings and that after demolition and clearance the
City or the HRA intended to include the parcel within the proposed tax increment financing district; and
WHEREAS, on October 7t", 2019, the Board of Commissioners of the HRA and the City Council of
the City adopted resolutions designating certain buildings within the City as substandard prior to being
demolished or removed in anticipation of creating a future redevelopment or renewal and renovation tax
increment financing district based on the "TIF Analysis Findings for 326 Gates Ave NW, 414, 426 and
430 Main Street NW", dated September 6, 2019 completed by LHB, Inc. ("LHB"); and
WHEREAS, subsequently LHB amended its report to include additional parcels; and
WHEREAS, there exists in the City on the additional parcel described in Exhibit A attached hereto
(the "Parcel') one structurally substandard building to be demolished or removed (the "Substandard
Building Condition"); and
WHEREAS, a parcel is deemed to be occupied by a structurally substandard building if the
Substandard Building Condition is met within three years of the filing of the request for certification of
the parcel as part of the tax increment financing district with the county auditor, and if certain other
conditions are met; and
WHEREAS, the HRA intends to cause demolition of buildings located on the Parcel, and the City or
the HRA may in the future include the Parcel in a redevelopment or renewal and renovation tax increment
financing district; and
NOW, THEREFORE, BE IT RESOLVED by the Board of Commissioners (the `Board") of the
Housing and Redevelopment Authority in and for the City of Elk River, Minnesota that:
I. The Board has received from LHB the "Report of Inspection Procedures and Results for
Determining Qualifications of a Tax Increment Financing Redevelopment District Main and Gates
Redevelopment TIF District, Elk River, Minnesota", dated June 1, 2020 (the "Inspection Report"),
finding that, based on an inspection of the buildings located on the Parcel, such buildings were
determined to be substandard under the definition set forth in the Minnesota Statutes, Sections 469.174 to
469.1794, as amended (the "TIF Act"). Based on the Inspection Report and other information available to
the Board, the Board finds that the buildings on the Parcel are structurally substandard to a degree
requiring substantial renovation or clearance and at least 15% of the area of the Parcel identified on
Exhibit A attached hereto are occupied within the meaning of Minnesota Statutes, Section 469.174, Subd.
10.
2. After the date of approval of this resolution, the buildings on the Parcel may be
demolished or removed by the City or the HRA, or such demolition or removal may be financed by the
City and the HRA, or may be undertaken by a developer under a development agreement with the City or
the HRA.
3. The City and the HRA intend to include the Parcel in a TIF District, and to file the
request for certification of such district with the Sherburne County auditor within 3 years after the date of
demolition of the buildings on the Parcel.
4. Upon filing the request for certification of a new tax increment financing district, the City
or the HRA will notify the Sherburne County auditor that the original tax capacity of the Parcel must be
adjusted to reflect the greater of (a) the current net tax capacity of the parcel, or (b) the estimated market
value of the Parcel for the year in which the building was demolished or removed, but applying class rates
for the current year, all in accordance with Minnesota Statutes, Section 469.174, Subd. 10(d).
5. City and HRA staff and consultants are authorized to take any actions necessary to carry
out the intent of this resolution.
6. The HRA authorizes expenditure of available tax increments and other available funds to
pay the costs of such demolition or removal, in such amounts as determined necessary for such purpose
by the City's Finance Director.
7. On April 6, 2020, City Council of the City and the Board adopted amended interfund
loan resolutions (collectively, the "Interfiuid Loan Resolution") authorizing the payment of certain costs
by the HRA and the City, including the costs of demolition of the buildings on the Parcel, in an amount
not to exceed the greater of $1,300,000 or the adopted and, if applicable, amended Tax Increment
Financing Plan budget for the TIF District pursuant to Minnesota Statutes, Section 469.178, Subd. 7.
Payments of principal of and interest on the Interf nid Loan (as defined in the Interfund Loan Resolution)
shall be paid from Available Tax increment (as defined in the Interf nid Loan Resolution). This
resolution supplements, but does not supersede, the Interfund Loan Resolution.
Approved by the Board of Commissioners of the Housing and Redevelopment Authority in and for the
City of Elk River, Minnesota this 6th day of July, 2020.
EL 185\48\660695.v 1
Chair
ATTEST:
Secretary
EL 185\48\660695.v 1
EXHIBIT A
PARCEL IDENTIFICATION NUMBERS
75-401-0150 — 406 Main Street
EL185\48\660695.v1
City of
Elk
River
City of Elk River
City Council
Resolution 20-
A Resolution of the City Council of the City of Elk River finding parcel is
occupied by structurally substandard buildings.
WHEREAS, it has been proposed that the City of Elk River, Minnesota, (the "City') or
the Housing and Redevelopment Authority in and for the City of Elk River, Minnesota (the
"HRA"), create one or more tax increment financing districts within the City to be
designated as redevelopment districts or renewal and renovation districts as defined in
Minnesota Statutes, Section 469.174, Subd. 10 and Subd. 10a (the "TIF District"); and
WHEREAS, in order to create this type of TIF District, the City and the HRA must make
a determination that before the demolition or removal of any substandard building, certain
conditions existed; and
WHEREAS, under Minnesota Statutes, Section 469.174, subd. 10(d), the City and the
HRA are authorized to deem parcels as occupied by structurally substandard buildings
despite prior demolition or removal of the buildings, subject to certain terms and conditions
as described in this resolution; and
WHEREAS, in order to deem a parcel as being occupied by a structurally substandard
building, the City or the HRA must first pass a resolution before the demolition or removal
that the parcel was occupied by one or more structurally substandard buildings and that after
demolition and clearance the City or the HRA intended to include the parcel within the
proposed tax increment financing district; and
WHEREAS, on October 71h, 2019, the Board of Commissioners of the HRA and the City
Council of the City adopted resolutions designating certain buildings within the City as
substandard prior to being demolished or removed in anticipation of creating a future
redevelopment or renewal and renovation tax increment financing district based on the "TIF
Analysis Findings for 326 Gates Ave NW, 414, 426 and 430 Main Street NW", dated
September 6, 2019 completed by LHB, Inc. ("LHB"); and
WHEREAS, subsequently LHB amended its report to include additional parcels; and
WHEREAS, there exists in the City on the additional parcel described in Exhibit A
attached hereto (the "Parcel") one structurally substandard building to be demolished or
removed (the "Substandard Building Condition"); and
WHEREAS, a parcel is deemed to be occupied by a structurally substandard building if
the Substandard Building Condition is met within three years of the filing of the request NATUREJ
certification of the parcel as part of the tax increment financing district with the county
auditor, and if certain other conditions are met; and
WHEREAS, the HRA intends to cause demolition of buildings located on the Parcel, and
the City or the HRA may in the future include the Parcel in a redevelopment or renewal and
renovation tax increment financing district; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk
River, Minnesota, as follows:
1. The Council has received from LHB the "Report of Inspection Procedures
and Results for Determining Qualifications of a Tax Increment Financing Redevelopment
District Main and Gates Redevelopment TIF District, Elk River, Minnesota", dated June 1,
2020 (the "Inspection Report"), finding that, based on an inspection of the buildings located
on the Parcel, such buildings were determined to be substandard under the definition set
forth in the Minnesota Statutes, Sections 469.174 to 469.1794, as amended (the "TIF Act").
Based on the Inspection Report and other information available to the Board, the Board
finds that the buildings on the Parcel are structurally substandard to a degree requiring
substantial renovation or clearance and at least 15% of the area of the Parcel identified on
Exhibit A attached hereto are occupied within the meaning of Minnesota Statutes, Section
469.174, Subd. 10.
2. After the date of approval of this resolution, the buildings on the Parcel may
be demolished or removed by the City or the HRA, or such demolition or removal may be
financed by the City and the HRA, or may be undertaken by a developer under a
development agreement with the City or the HRA.
3. The City and the HRA intend to include the Parcel in a TIF District, and to
file the request for certification of such district with the Sherburne County auditor within 3
years after the date of demolition of the buildings on the Parcel.
4. Upon filing the request for certification of a new tax increment financing
district, the City or the HRA will notify the Sherburne County auditor that the original tax
capacity of the Parcel must be adjusted to reflect the greater of (a) the current net tax
capacity of the parcel, or (b) the estimated market value of the Parcel for the year in which
the building was demolished or removed, but applying class rates for the current year, all in
accordance with Minnesota Statutes, Section 469.174, subd. 10(d).
5. City and HRA staff and consultants are authorized to take any actions
necessary to carry out the intent of this resolution.
6. The City authorizes expenditure of available tax increments and other
available funds to pay the costs of such demolition or removal, in such amounts as
determined necessary for such purpose by the City's Finance Director.
7. On April 6, 2020, the Council and the Board of Commissioners of the HRA
adopted amended interfund loan resolutions (collectively, the "Interfund Loan Resolution")
i
authorizing the payment of certain costs by the HRA and the City, including the costs of
demolition of the buildings on the Parcel, in an amount not to exceed the greater of
$1,300,000 or the adopted and, if applicable, amended Tax Increment Financing Plan budget
for the TIF District pursuant to Minnesota Statutes, Section 469.178, Subd. 7. Payments of
principal of and interest on the Interfund Loan (as defined in the Interfund Loan
Resolution) shall be paid from Available Tax increment (as defined in the Interfund Loan
Resolution). This resolution supplements, but does not supersede, the Interfund Loan
Resolution.
Passed and adopted this 61h day of July 2020.
John J. Dietz, Mayor
ATTEST:
Tina Allard, City Clerk
EXHIBIT A
PARCEL IDENTIFICATION NUMBERS
75-401-0150 — 406 Main Street