HRA Re[prt 2013-07 Finidings of Substandard Properties - Block 64A231 -
City of Hopkins
August 1, 2013 HRA Report 2013-07
FINDINGS OF SUBSTANDARD PROPERTIES — BLOCK 64
Proposed Action
Staff recommends approval of the following motion: move to adopt Resolution
494, finding the existence of structurally substandard real property that may be
included in a tax increment district pursuant to Minnesota Statutes, Section
469.174. Subdivision 10 ldl.
With this motion the properties may be demolished while preserving the ability to
create a TIF district in the future using the substandard findings.
Overview
The City of Hopkins and the Hopkins Housing & Redevelopment Authority have a
goal of redeveloping a large portion of Block 64 on the NW corner of Mainstreet
and Fifth Avenue. Many of the properties, including the three that are included in
the attached report, are substandard.
This action is being taken to document the conditions so that the current owners
(Hopkins/Doran LLC and the Hopkins HRA) can demolish the buildings without
losing the ability to include them in the substandard building calculations for the
purposes of establishing a TIF district in the future.
Approving the Resolution will not require the HRA to establish a TIF district, but
rather preserves the right. Under state statute, the HRA would have three years
to create the district.
Primary Issues to Consider
This action has no immediate effect, but rather will serve to preserve the ability to
establish a TIF District.
Supporting Documents
• TIF Analysis Findings for Hopkins Block 64
• r Resolution 494
Kersten Ey6rum
,Directo Planning & Development
Financial Impact: $ 0 Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.):
Notes:
250 Third Avenue North, Suite 450
Minneapolis, Minnesota 55401
612.338.2029
Fax 612.338.2088
www.LHBcorp.com
July 31, 2013
Kersten Elverum
Director of Planning & Development
1010 1" Street South
Hopkins, Minnesota 55343
TIF ANALYSIS FINDINGS FOR HOPKINS BLOCK 64
LHB was hired to inspect three buildings in Hopkins, MN: a service station located at 501
Mainstreet; an auto repair shop at 525 Mainstreet, and.a single family residence at 15 6t'
Avenue in order to determine if they meet the definition of "Substandard" as defined by
Minnesota Statutes, Section 469.174, subdivision 10. The buildings may potentially be
included in a future Redevelopment TIF District, so will need to be compliant with all of the
statutes pertaining to a Redevelopment District.
CONCLUSION
After inspecting and evaluating the buildings within the proposed TIF District on July 1, 2013 and
applying current statutory criteria for a Redevelopment District under Minnesota Statutes, Section
469.174, Subdivision 10, it is our professional opinion that all three buildings qualify as substandard.
The remainder of this letter and attachments describe our process and findings in detail.
PART 2 — MINNESOTA STATUTE 469.174. SUBDIVISION 10 REOUIREMENTS
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)."
Duluth, MN Minneapolis, MN
Page 2 of 4
July 30, 2013
Qualification Requirements
Minnesota Statutes, Section 469.174, Subdivision 10 (a) (1) requires two tests for occupied
parcels:
A. Coverage Test
...°parcels consisting of 70 percent of the area of the district are occupied by buildings,
streets, utilities, or paved or gravel parking lots"
The coverage required by the parcel to be considered occupied is defined under Minnesota
Statutes, Section 469.174, Subdivision: 10(e), which states: "For purposes of this subdivision, a
parcel is not occupied by buildings, streets, utilities, or paved or gravel parking lots unless 15
percent of the area of the parcel contains building, streets, utilities, or paved or gravel parking
lots."
The LHB team reviewed three parcels, (labeled 1, 2, and 3 on the site diagram below).
• Parcel 1 located at 501 Mainstreet is 17,290 sf with approximately 100 percent of the
square footage occupied by buildings, and paved surfaces.
• Parcel 2 located at 525 Mainstreet is 12,900 sf with approximately 100 percent of the
square footage occupied by buildings, and paved surfaces.
• Parcel 3 located at 15 6`f' Avenue South is 9,350 sf with approximately 21.4 percent of
the square footage occupied by buildings, and paved surfaces.
Findings:
Parcels 1 and 2 (501 Mainstreet and 525 Mainstreet respectively) are fully covered by
buildings, parking lots or other improvements, which exceeds the 15 percent parcel requirement.
Parcel 3 (15 6`'' Avenue South), a single family residence, is partially covered by buildings,
driveway or other improvements, but exceeds the 15 percent parcel requirement.
Site Diagram
Page 3 of 4
July 30, 2013
B. Condition of Buildings Test
..."and more than 50 percent of the buildings, not including outbuildings, are structurally
substandard to a degree requiring substantial renovation or clearance;"
1. Structurally substandard is defined under Minnesota Statutes, Section 469.174,
Subdivision 10(b), which states: "For purposes of this subdivision, `structurally
substandard' shall mean containing defects in structural elements or a combination of
deficiencies in essential utilities and facilities, light and ventilation, fire protection
including adequate egress, layout and condition of interior partitions, or similar factors,
which defects or deficiencies are of sufficient total significance to justify substantial
renovation or clearance."
a. We do not count energy code deficiencies toward the thresholds required by
Minnesota Statutes, Section 469.174, Subdivision 10(b)) defined as "structurally
substandard", due to concerns expressed by the State of Minnesota Court of
Appeals in the Walser Auto Sales, Inc. vs. City of Richfield case filed November
l3, 2001.
Findings:
501 Mainstreet, 525 Mainstreet, and 15 6d Avenue South all exceed the criteria required to
be determined substandard buildings.
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 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.
• The index page of the 2007 Minnesota Building Code lists the Minnesota
Energy Code as a "Required Enforcement" area compared to an additional
list of "Optional Enforcement" chapters.
• 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.
Page 4 of 4
July 30, 2013
Proper TIE 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.
Findings:
501 Mainstreet, 525 Mainstreet, and 15 6`h Avenue South all exceed the building code
deficiency criteria required to be determined substandard.
TEAM CREDENTIALS
Michael A. Fischer, AIA, LEED AP - Project PrincipaUTIF Analyst
Michael has twenty-four years of architectural experience as project principal, project manager,
project designer and project architect on municipal planning, educational, commercial and
governmental projects. He is a Senior Vice President at LHB and currently leads the Minneapolis
office. Michael completed a two-year Bush Fellowship at the Massachusetts Institute of
Technology in 1999, earning Masters Degrees in City Planning and Real Estate Development.
Michael has served on over 35 committees, boards and community task forces, including a term as
a City Council President, Chair of a Metropolitan Planning organization, and most recently, Chair
of the Planning Commission in Edina, Minnesota. He was one of four architects in the country to
receive the National "Young Architects Citation" from the American Institute of Architects 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, Philip 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.
We have attached a building condition/deficiency report, replacement cost worksheet, code -
related repair cost worksheet, and thumbnail photo sheets for each building and a summary
worksheet for inclusion in your council resolution. Please contact me at (612) 752-6920 if
you have any questions.
LHB INC.
MICHAEL A. FISCHER, AIA, LEED AP
VICE PRESIDENT
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HOPKINS BLOCK 64 TIF DISTRICT
BUILDING CODE AND CONDITION DEFICIENCIES REPORT
July 31, 2013
Map No. & Building Name/Address: MAP ID 41 — 501 Mainstreet
Inspection Date(s) & Time(s): March 11, 2005, 11:30 AM
July 1, 2013; 1:30 PM
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.
Estimated Replacement Cost: $226,372
Estimated Cost to Correct Building Code Deficiencies: $ 40,100
Percentage of Replacement Cost for Building Code Deficiencies: 17.7%
Description of Condition Deficiencies
- Garage floor slab has many cracks and some unevenness.
- Metal panel walls have some damage on northwest corner both low and high.
- Painted CMU on north wall has excessive peeling.
- CMU wall missing insulation and vapor barrier.
- Gas island canopy has excessive peeling of paint on underside.
- Gaps at door sills need to be sealed. Paint is peeling and metal corroding at N. windows.
- Fascia at northwest corner of building has severe damage.
- Provide accessible parking stalls, signage, and path to the entry.
- Install fresh/makeup air for entire building.
- Install an exhaust system for repair garage.
- Remodel restroom to provide an accessible restroom; clear floor area, fixture clearances, grab
bars, entry and access.
- Install an accessible drinking fountain.
- Install combustion air for gas fired furnace and heaters.
- Install covers and proper wiring of all equipment and devices.
- Install a fire rated partition and door between convenience store and repair garage.
- Paint on ceiling of service bays is peeling very badly.
Description of Code Deficiencies
- Provide accessible parking stalls, signage, and path to the entry.
- Install fresh/makeup air for entire building.
- Install an exhaust system for repair garage.
- Remodel restroom to provide an accessible restroom; clear floor area, fixture clearances, grab
bars, entry and access.
- Install an accessible drinking fountain.
- Install combustion air for gas fired furnace and heaters.
- Install covers and proper wiring of all equipment and devices.
- Install a fire rated partition and door between convenience store and repair garage.
Energy Code
In addition to the building code deficiencies, the existing building does not comply with the current
energy code; however, these deficiencies are not included in the estimated costs to correct code
deficiencies or listed as condition deficiencies.
- Buildings exterior envelope (walls, roof and foundation walls/perimeter slab) do not have
insulation with R -values needed to meet current energy code requirements.
- Building's heating, cooling and lighting are not as efficient as current energy code would require.
HOPKINS BLOCK 64 TIF DISTRICT
BUILDING CODE AND CONDITION DEFICIENCIES REPORT
July 31, 2013
Map No. & Building Name/Address: MAP ID 42 — 525 Mainstreet
Inspection Date(s) & Time(s): March 11, 2005, 11:00 AM/
Nov. 18, 2008, 9:10 AM
July 1, 2013,1:30 PM
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.
Estimated Replacement Cost: $256,353
Estimated Cost to Correct Building Code Deficiencies: $ 49,290
Percentage of Replacement Cost for Building Code Deficiencies: 19.2%
Description of Condition Deficiencies
- Wood siding is in need of refinishing and, in some areas close to ground, replacement.
- Wood near roof and soffit has damage at ends — replace.
- Overhead door has damaged panels at bottom — replace.
- East wall windows removed but openings not properly sealed for weather.
- Most windows and doors OK, but some trim at overhead door damaged and needs
repair/replacement.
- Interior door to office area has minor damage.
- Threshold at front exterior door is damaged and should be repaired.
- Ceilings in service area in poor condition and not continuous (holes and open/sagging seams).
- Tile floors throughout the facility are broken and in very poor condition.
- Baseboard throughout the facility is in poor condition.
- Wood paneling on office walls is bowed away from wall.
- Door is missing from restroom.
- Restroom walls are not impervious at sides of fixtures.
- Provide accessible parking stall, signage and path to entry door.
- Replace damaged storefront glazing at office area.
- Repair water damaged ceiling at repair garage.
- Repair plugged drain at mop sink in repair garage.
- Replace rotted/deteriorated wood siding/trim to make weather tight.
- Install fulltime fresh/makeup air ventilation system.
- Install exhaust system in repair garage area.
- Install exhaust fans in restrooms.
- Remodel office restroom to be fully accessible.
- Install GFCI outlets in restrooms and at break area sink.
- Install a fire rated partition (1 Hour) between office area and repair garage area.
- Upgrade east exterior wall to a one-hour fire rated construction since building is less than 10 feet
to property line.
Description of Code Deficiencies
- Restroom walls are not impervious at sides of fixtures.
Page 1 of 2
- Provide accessible parking stall, signage and path to entry door.
- Install fulltime fresh/makeup air ventilation system.
- Install exhaust system in repair garage area.
- Install exhaust fans in restrooms.
- Remodel office restroom to be fully accessible.
- Install GFCI outlets in restrooms and at break area sink.
- Install a fire rated partition (1 Hour) between office area and repair garage area.
- Upgrade east exterior wall to a one-hour fire rated construction since building is less than 10 feet
to property line.
- Provide landing at exterior of entry door. Existing is sloped.
- Provide 10" min. kickplate at entry door for accessibility requirement.
- Install fire -resistive exit door into intervening office space or exterior wall.
- Replace damaged storefront glazing at office area.
- Provide fire -extinguishers in office area and repair garage.
- Replace door for accessibility into private office and toilet room.
- Replace door knob with lever handle for accessibility.
- Repair water damaged ceiling at repair garage.
- Repair plugged drain at mop sink in repair garage.
- Install flammable trap at repair garage.
- Install roof overflow scupper.
- Replace deteriorated and non-compliant slope on roof.
- Replace rotted/deteriorated wood siding/trim to make weather tight.
Enerzy Code
In addition to the building code deficiencies, the existing building does not comply with the current
energy code; however, these deficiencies are not included in the estimated costs to correct code
deficiencies or listed as condition deficiencies.
- Buildings exterior envelope (walls, roof and foundation walls/perimeter slab) do not have
insulation with R -values needed to meet current energy code requirements.
- Building's heating, cooling and lighting are not as efficient as current energy code would require.
Page 2 of 2
HOPKINS BLOCK 64 TIF DISTRICT
BUILDING CODE AND CONDITION DEFICIENCIES REPORT
July31,2013
Map No. & Building Name/Address: MAP ID #3 — 15 6`h Avenue North
Inspection Date(s) & Time(s): March 11, 2005, 10:30 AM
July 1, 2013, 1:45 PM
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 $23,000 of energy code deficiencies.
Estimated Replacement Cost: $236,003
Estimated Cost to Correct Building Code Deficiencies: $ 36,833
Percentage of Replacement Cost for Building Code Deficiencies: 15.6%
Description of Condition Deficiencies
- Detached garage east and west walls are moisture damaged at bottom that is partial buried into
ground.
- House and garage asphalt roof shingles are in poor condition.
- Basement walls and floor show extensive mold growth.
- Basement VCT tiles are loose and broken and most likely contain asbestos.
- Paint on exterior trim and siding is chipped and peeling.
- Gutters are clogged and have plants growing in them.
- Downspouts and rainwater leaders on the south side are disconnected.
- 2nd floor at east side has peeling paint. Ice dams/water damage are possible cause.
- Front stoop steps and landing brick have been damaged water/freeze/thaw.
- Landing outside front door is too low.
- The chimney is not high enough above the roof.
- Brick chimney needs repointing.
- Brick stoop is damaged, with many loose and broken bricks.
- Front entry stoop handrails are not anchored securely at damaged brick stoop.
- Steel windows on house are corroding (storms and sashes) and need replacement.
- Guardrail at upstairs hall and stair is loose.
- Replace front stoop handrail and guardrail with code compliant (4" sphere) railings.
- Replace guardrail at 2nd floor landing with code compliant (4" sphere) railing.
- Install exhaust hood in kitchen.
- Install GFCI outlets at bathroom, kitchen, laundry and garage.
- Install arc fault current interrupter (AFCI) outlets at bedrooms, hallways and living rooms.
- Install egress window and window well at basement.
- Replace basement stair and railings to be code compliant, rise, run, railings and landing.
- Replace main stair and railings to be code compliant, rise, run, railings and landing.
- Install smoke detectors in both bedrooms and on each level including basement.
- Install carbon monoxide detector within 10 feet of bedrooms.
- Building lacks a furnace and ductwork in the basement. Install new furnace and connect to
existing ductwork.
- Install utility or laundry sink to provide for drainage of washing machine.
Page 1 of 2
- Install new lavatory at 2nd Floor bathroom to replace missing one. Upgrade insulation throughout
to be in compliance with Residential Code.
- Upgrade windows throughout with energy efficient glass and windows to be in compliance with
Residential Code.
Descrivtion of Code Deficiencies
- Replace front stoop handrail and guardrail with code compliant (4" sphere) railings.
- Rebuild front stoop to provide landing within 1 '/2" below top of threshold per R311.4.3.
- Replace guardrail at 2nd floor landing with code compliant (4" sphere) railing.
- Install exhaust hood in kitchen.
- Install GFCI outlets at bathroom, kitchen, laundry and garage.
- Install arc fault current interrupter (AFCI) outlets at bedrooms, hallways and living rooms.
- Install egress window and window well at basement.
- Replace basement stair and railings to be code compliant, rise, run, railings and landing.
- Replace main stair and railings to be code compliant, rise, run, railings and landing.
- Install smoke detectors in both bedrooms and in basement.
- Install carbon monoxide detector within 10 feet of bedrooms.
- The chimney is not high enough above the roof. Code minimum is 3'-0". Extend chimney min.
12" higher.
- Building lacks a furnace and ductwork in the basement. Install new furnace and connect to
existing ductwork.
- Install utility or laundry sink to provide for drainage of washing machine.
- Install new lavatory at 2nd Floor bathroom to replace missing one.
Energy Code Deficiencies
- Upgrade insulation throughout to be in compliance with Residential Code.
- Upgrade windows throughout with energy efficient windows to be in compliance with Residential
Code.
The lot is currently zoned R4 Medium High Density Multiple Family. A single family house is not a
conforming use in this zone. And since the house has been unoccupied for more than one year, any
subsequent use or occupancy on the lot would need to conform. Further, the lot does not meet the
minimum 150' width required in the R4 zone. Even if a variance was given for the inadequate lot
width, the existing structure could not reasonably be modified to house a permitted use.
The finished portion of the basement has significant and widespread mold growth. This will require
clean up to make the space useable, however as the Minnesota Department of Health notes, there is
not a legal requirement for a homeowner to address mold issues in his/her own home. However, a
landlord is required to maintain habitable units and a significant mold problem would impair
habitability of a space.
Page 2 of 2
Building Replacement Cost Report
Estimate Name:
Hopkins Garage/Service Station
snzMain Street, Hopkins, xxm
MAP /mwz
Garage, Repair with Enameled Sandwich Panel
Building Type:
Steel Frame
Location:
MINNEAPOLIS, MN
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Story Count:
z
8o*Height (/.pl:
zz
RoorArea <s.pl:
1647
Labor Type:
Opm
Basement Included:
No
Data Release:
vea,zozs
'
Cost Per Square Foot:
5137.45
,—
Building Cost:
$226'372
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cvstpe,sa
Cost
A1010
Standard Foundations
$3.35
$s'szr
Strip footing, concrete, reinforced, load 11.1 uLF' soil bearing capacity s
Azoan
Slab onGrade
$8.02
$13,209
Slab ongrade, 6^thick, light industrial, reinforced
A2010
Basement Excavation
$0.75
$z'zss
Excavate and fill, 2'OOOSF, 4'deep, sand gravel, orcommon earth, onsite
x2020
Basement Walls
$7.49
$12'336
Foundation wvU' c|p.4'wall height, di/ectc^otc' .148 cv/|r, 7.2 po' o^
ML
a1020
Roof Construction
$6s0
$10\376
bay, zVpspsuperimposed load, sz.s''deep, 4opsptotal load
n2010
Exterior Walls
$13.50
$zz'zss
Metal siding, steel, sandwich panels, factory fabricated, z^polystyrene,
oaoao
Exterior Windows
$8.00
$13'176
Windows, aluminum, sliding, standard glass, 5' x»'
Facing panel, textured aluminum, 4'xn'xs/z6^ plywood backing, single
eaoso
Exterior Doors
$*.zo
$15,152
Door, steel 1ngauge, hollow metal, zdoor with frame, nolabel, 3''0^x7''
000r,uee|24gavge.overhmu. sectional, manual operation, zz''o'', 12'-
B3010
Roof Coverings
$7.20
$zz'osu
Roofing, corrugated, steel, galvanized, zzga' 1.45 psF
Insulation, rigid, roof deck, fiberglass. 3'x4' or 4'x8' sheets, 15/16" thick,
c1010
.
Partitions
$3.10
$5,106
Lightweight block 4''thick
5/8^gypsum board, taped &finished, painted onzx4studs z6^OI.
czoao
Interior Doors
$zzo
$z'*ro
Door, single leaf, kdsteel frame, hollow metal, commercial quality, flush,
czoso
Fittings
$1.80
$z'yas
SubTotal 100% $124.95 $205,793
Toilet partitions, cubicles, ceiling hung, stainless steel
C3010
Wall Finishes
$2.85
$4,694
Painting, masonry or concrete, latex, brushwork, primer & 2 coats
Painting, masonry or concrete, latex, brushwork, addition for block filler
C3020
Floor Finishes
$1.34
$2,207
Concrete topping, hardeners, metallic additive, minimum
Vinyl, composition tile, minimum
C3030
Ceiling Finishes
$1.00
$1,647
Acoustic ceilings, 5/8" fiberglass board, 24" x 48" tile, tee grid, suspended
M
NET= NEED
D2010
Plumbing Fixtures
$4.20
$6,917
Water closet, vitreous china, bowl only with flush valve, wall hung
Urinal, vitreous china, wall hung
Lavatory w/trim, wall hung, PE on Cl, 19" x 17"
Service sink w/trim, PE on Cl,wall hung w/rim guard, 24" x 20"
Water cooler, electric, wall hung, wheelchair type, 7.5 GPH
D2020
Domestic Water Distribution
$3.00
$4,941
Gas fired water heater, residential, 100< F rise, 30 gal tank, 32 GPH
D3050
Terminal & Package Units
$11.00
$18,117
Rooftop, single zone, air conditioner, factories, 10,000 SF, 33.33 ton
D3090
Other HVAC Systems/Equip
$5.50
$9,059
Garage, single exhaust, 3" outlet, cars & light trucks, 1 bay
Garage, single exhaust, 3" outlet, additional bays up to seven bays
D4010
Sprinklers
$0.00
$0
Wet pipe sprinkler systems, steel, ordinary hazard, 1 floor, 10,000 SF
D4020
Standpipes
$0.00
$0
Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 floor
D5010
Electrical Service/Distribution
$4.20
$6,917
Service installation, includes breakers, metering, 20' conduit & wire, 3
Feeder installation 600 V, including RGS conduit and XHHW wire, 200 A
Switchgear installation, incl switchboard, panels & circuit breaker,
D5020
Lighting and Branch Wiring
$6.00
$9,882
Receptacles incl plate, box, conduit, wire, 4 per 1000 SF, .5 watts per SF
Miscellaneous power, 1 watt
D5030
Communications and Security
$2.20
$3,623
Communication and alarm systems, fire detection, addressable,
Internet wiring, 4 data/voice outlets per 1000 S.F.
D5090
Other Electrical Systems
$0.00
$0
Generator sets, w/battery, charger, muffler and transfer switch,
Equipment &
Furnishings
E1030
Vehicular Equipment
13.75
$22,646
Architectural equipment, auto equipment hoists, single post, 4 ton
E1090
Other Equipment
0
0
SubTotal 100% $124.95 $205,793
Contractor Fees (General Conditions,overhead,Profit)
Architectural Fees
10.00% $12.50 $20,579
0.00% $0.00 $0
User Fees 0.00% $0.00
Total Building Cost 1 $137.45 $226,372
Code deficiency Cost Report
Hopkins, MN Proposed Block 64 TIF District
Project No. 130391
MAP ID #1
PID 24-117-22-42-0009
Address 501 MAINSTREET
Unit
Code Related Cost Items Unit cost Units Quantity Total
General Site
Provide accessible parking stalls, signage, and path to the entry
$ 600.00
Lump sum
1
$ 600.00
Accessibility Items
Remodel restroom to provide an accessible restroom; clear floor area, fixture
clearances, grab bars, entry and access.
$ 14,000.00
Lump sum
1
$ 14,000.00
Install and accessible drinking fountain
$ 2,500.00
Lump sum
1
$ 2,500.00
Fire Protection
Install a fire rated partition and door between convenience store and repair
garage
$ 4,000.00
Lump Sum
1
$ 4,000.00
Mechanical- Electrical
Install fresh/makeup air for entire building
$ 8,000.00
Lump sum
1
$ 8,000.00
Install an exhaust system for repair garage
$ 9,000.00
Lump sum
1
$ 9,000.00
Install combustion air for gas fired furnace and heaters.
$ 300.00
3
$ 900.00
Install covers and proper wiring of all equipment and devices
$ 1,100.00
lump sum
1
$ 1,100.00
Total Code Improvements
$ 40,100.00
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Building Replacement Cost Report
Estimate Name:
Hopkins Repair Shop
525 Main Street, Hopkins, MN
MAP ID #2
Garage, Repair with Stucco on Concrete Block /
Building Type:
Wood Frame
Location:
MINNEAPOLIS, MN
Story Count:
1 .y
Story Height (LF.):
14
_ --
Floor Area (S.F.)
1925
Labor Type:
OPN
Basement Included:
No
Data Release:
Year 2013 Costs are derived from a building model
with basic components.
Cost Per Square Foot:
$133.16 Scope differences and market conditions
can ca use costs to vary significantly.
Building Cost:
$256,323
% of Total
Cost Per S.F.
Cost
,A Substructure
A1010
Standard Foundations
$3.35
$6,449
Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 6
A1030
Slab on Grade
$8.02
$15,439
Slab on grade, 6" thick, light industrial, reinforced
A2010
Basement Excavation
$0.75
$1,444
Excavate and fill, 2,000 SF, 4' deep, sand gravel, or common earth, on site
A2020
Basement Walls
$7.49
$14,418
Foundation wall, CIP, 4' wall height, direct chute, .148 CVLF, 7.2 PLF, 12"
own
Normm
81020
Roof Construction
$6.30
$12,128
bay, 20 PSF superimposed load, 32.5" deep, 40 PSF total load
82010
Exterior Walls
$13.50
$25,988
Cement stucco, 7/8" thick, plywood sheathing, 1x8 fascia, R30 insulation,
82020
Exterior Windows
$8.00
$15,400
Windows, aluminum, sliding, standard glass, Six 3'
Facing panel, textured aluminum, 4'x 8'x 5/16" plywood backing, single
82030
Exterior Doors
$6.80
$13,090
Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'-0" x 7' -
Door, steel 24 gauge, overhead, sectional, manual operation, 12'-0" x 12'-
B3010
Roof Coverings
$7.20
$13,860
Asphalt roofing, strip shingles, inorganic, Class C, 4" slope, 235-240
C Interiors
C1010
Partitions
�®
$3.10
$5,968
Lightweight block 4" thick
5/8" gypsum board, taped & finished, painted on 2 x 4 studs 16" O.C.
C1020
Interior Doors
$1.20
$2,310
Door, single leaf, kd steel frame, hollow metal, commercial quality, flush,
C1030
Fittings
$1.80
$3,465
Toilet partitions, cubicles, ceiling hung, stainless steel
C3010
Wall Finishes
$2.85
$5,486
Painting, masonry or concrete, latex, brushwork, primer & 2 coats
Painting, masonry or concrete, latex, brushwork, addition for block filler
C3020
Floor Finishes
$1.34
$2,580
Concrete topping, hardeners, metallic additive, minimum
Vinyl, composition tile, minimum
03030
Ceiling Finishes
$1.00
$1,925
Acoustic ceilings, 5/8" fiberglass board, 24" x 48'' tile, tee grid, suspended
D2010
Plumbing Fixtures
$4.20
$8,085
Water closet, vitreous china, bowl only with flush valve, wall hung
Urinal, vitreous china, wall hung
Lavatory w/trim, wall hung, PE on Cl, 19" x 17"
Service sink w/trim, PE on Cl,wall hung w/rim guard, 24" x 20"
Water cooler, electric, wall hung, wheelchair type, 7.5 GPH
D2020
Domestic Water Distribution
$3.00
$5,775
Gas fired water heater, residential, 100< F rise, 30 gal tank, 32 GPH
D3050
Terminal & Package Units
$10.00
$19,250
Rooftop, single zone, air conditioner, factories, 10,000 SF, 33.33 ton
D3090
Other HVAC Systems/Equip
$5.00
$9,625
Garage, single exhaust, 3" outlet, cars & light trucks, 1 bay
Garage, single exhaust, 3" outlet, additional bays up to seven bays
D4010
Sprinklers
$0.00
$0
Wet pipe sprinkler systems, steel, ordinary hazard, 1 floor, 10,000 SF
D4020
Standpipes
$0.00
$0
Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 floor
D5010
Electrical Service/Distribution
$4.20
$8,085
Service installation, includes breakers, metering, 20' conduit & wire, 3
Feeder installation 600 V, including RGS conduit and XHHW wire, 200 A
Switchgear installation, incl switchboard, panels & circuit breaker,
D5020
Lighting and Branch Wiring
$6.00
$11,550
Receptacles incl plate, box, conduit, wire, 4 per 1000 SF, .5 watts per SF
Miscellaneous power, 1 watt
D5030
Communications and Security
$2.20
$4,235
Communication and alarm systems, fire detection, addressable,
Internet wiring, 4 data/voice outlets per 1000 S.F.
D5090
Other Electrical Systems
$0.00
$0
Generator sets, w/battery, charger, muffler and transfer switch,
M.
E1030
Vehicular Equipment
13.75
$26,469
Architectural equipment, auto equipment hoists, single post, 4 ton
E1090
Other Equipment
0
0
SubTotal
100%
$121.05
$233,021
Contractor Fees (General Conditions,Overhead,Profit) 10.00%
$12.11
$23,302
Architectural Fees
0.00%
$0.00
$0
User Fees
0.00%
$0.00
$0
Code deficiency Cost Report
Hopkins, MN Proposed Block 64 TIF District
Project No. 130391
MAP ID #2
PID 24-117-22-42-0166
Address 525 MAINSTREET
Unit
Code Related Cost Items Unit cost Units Quantity Total
General
Install impervious floor and wall finishes at restrooms at plumbing fixtures
$ 1,600.00
ea
2
$ 3,200.00
Provide accessible parking stall, signage and path to entry door
$ 500.00
lump sum
1
$ 500.00
Accessibility Items
Remodel office restroom to be fully accessible
$ 7,000.00
Lump sum
1
$ 7,000.00
Lump sum
1
$ -
Lump sum
1
$ -
Fire Protection
Install a fire rated partition (1 Hour) between office area and repair garage area
Upgrade east exterior wall to a one hour fire rated construction since building is less
$ 4,400.00
Lump Sum
1
$ 4,400.00
than 10 feet to property line
$ 11,000.00
Lump Sum
1
$ 11,000.00
Mechanical- Electrical
Install fulltime fresh/makeup air ventilation system
$ 12,000.00
Lump sum
1
$ 12,000.00
Install exhaust system in repair garage area
$ 10,000.00
Lump sum
1
$ 10,000.00
Install exhaust fans in restrooms
$ 220.00
ea
2
$ 440.00
Install GFCI outlets in restrooms and at break area sink
$ 250.00
ea
3
$ 750.00
Total Code Improvements
$ 49,290.00
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Building Replacement Cost Report
15 6th Avenue North, Hopkins MAP ID #3
This is an estimate for a single-family residence built under competitive conditions in Zip area 553-555
Hopkins, Minnesota in 2013. This estimate includes a foundation as required for normal soil conditions,
excavation for foundation and doors, windows, trim, electric wiring and fixtures, rough and finish
plumbing, built-in appliances, supervision, design fees, permits, utility hook-ups, the contractors'
contingency, overhead and profit.
Approximate size of building
1,800 sf
Cost per sf
$ 131.11
Item Name
Material
Labor
Equipment
Total
Excavation
3,333.00
835
4,168.00
Foundation, Piers, Flatwork
6,861.00
11,295.00
1,699.00
19,855.00
Rough Hardware
670
1105
167
1,942.00
Rough Carpentry
20,000.00
18,000.00
-
38,000.00
Insulation
2,200.00
3,300.00
5,500.00
Exterior Finish
11,812.00
7,383.00
879
20,074.00
Exterior Trim
800
1,318.00
199
2,317.00
Doors
2,028.00
1,781.00
3,809.00
Windows
3,492.00
2,485.00
5,977.00
Finish Hardware
338
297
635.00
Garage Door
957
409
1,366.00
Roofing, Flashing, Fascia
6,000.00
6,000.00
12,000.00
Finish Carpentry
1,231.00
3,000.00
4,231.00
Interior Wall Finish
3,000.00
5,500.00
8,500.00
Painting
2,500.00
5,000.00
7,500.00
Wiring
3,585.00
5,000.00
8,585.00
Lighting Fixtures
2,688.00
885
3,573.00
Flooring
2,641.00
3,922.00
6,563.00
Carpeting
2,000.00
1,962.00
-
3,962.00
Bath Accessories
1,302.00
839
2,141.00
Shower & Tub Enclosure
831
729
1,560.00
Countertops
2,513.00
2,205.00
4,718.00
Cabinets
6,000.00
2,720.00
8,720.00
Built In Appliances
4,020.00
587
4,607.00
Plumbing Rough -in and Connection
2,500.00
5,000.00
550
8,050.00
Plumbing Fixtures
2,000.00
2,541.00
4,541.00
Heating and Cooling Systems
3,843.00
5,764.00
9,607.00
Unit Heating and Cooling
0.00
Fireplace and Chimney
0
Subtotal Direct Job Costs
$95,812.00
$102,360.00
$4,329.00
$202,501.00
Final Cleanup
1,115.00
1,115.00
Insurance
7,806.00
7,806.00
Permits & Utilities
4,740.00
4,740.00
Plans & Specs
1115.00
1115.00
Subtotal Indirect Job Costs
$13,661.00
$1,115.00
$14,776.00
Contractor Markup
19,162.40
19,162.40
Total Cost
$128,635.40
$103,475.00
$3,893.00
$236,003.40
Code deficiency Cost Report
Hopkins, MN Proposed Block 64 TIF District
Project No. 130391
MAP ID #3
PID 24-117-22-42-0017
Address 15 6TH AVE N
Code Related Cost Items
Accessibility Items
Exiting
Unit
Unit Cost Units Quantity Total
Replace damaged brick stoop with a compliant one
$ 2,000.00
lump
1
$ 2,000.00
Replace front stoop handrail and guardrail with code compliant railings
$
1,800.00
lump
1
$ 1,800.00
Replace guardrail at 2nd floor landing with code compliant railing
$
2,200.00
lump
1
$ 2,200.00
Basement stair - excess variation in height of risers, guard too low
revise select risers
$
350.00
Riser
13
$ 4,550.00
Provide new railing at 14 feet per stair
$
50.00
Foot
14
$ 700.00
2nd Floor stair - revise railing to code
revise select risers
$
350.00
Riser
14
$ 4,900.00
Provide new railing at 14 feet per stair
$
50.00
Foot
14
$ 700.00
Egress from habitable basement room
provide egress window and window well
$
3,600.00
lump
1
$ 3,600.00
Fire Protection
Fire alarms
Install smoke detectors at bedrooms, main floor and basement
$
225.00
ea
4
$ 900.00
Install CO detector outside bedrooms
$
225.00
ea
1
$ 225.00
Exterior Construction
Provide code compliant exterior wall covering
Repair damaged siding - various locations
$
5.00
SF
200
$ 1,000.00
Repoint chimney joints
$
4.50
SF
24
$ 108.00
Extend chimney
$
500.00
lump
1
$ 500.00
Roof Construction
Revise roof to provide adequate ventilation
MN1305.1507.10.1 to 1305.1507.15.1
Install new soffit and roof vents
lump
1
$ -
Mechanical- Electrical
Provide new furnace and basement ductwork to replace missing
$
8,000.00
each
1
$ 8,000.00
replace missing lav in bathroom
$
1,000.00
each
1
$ 1,000.00
replace missing laundry sink
$
600.00
each
1
$ 600.00
Provide ventilation hood at range
$
800.00
lump
1
$ 800.00
Provide GFCI protected receptacles at sink locations
Kitchen
$
250.00
each
3
$ 750.00
Bathroom
$
250.00
each
1
$ 250.00
Laundry
$
250.00
each
1
$ 250.00
Garage
$
250.00
each
1
$ 250.00
Provide AFCI protected receptacles at sink locations
Living Room
$
250.00
each
3
$ 750.00
Bedrooms
$
250.00
each
2
$ 500.00
Hallways
$
250.00
each
2
$ 500.00
Total Code Improvements
$ 36,833.00
Page 1 of 2
Unit
Code Related Cost Items Unit Cost Units Quantity Total
Energy Code
Replace windows
$ 15,000.00
lump
1 $
15,000.00
Add insulation.
$ 8,000.00
lump
1 $
8,000.00
Provide additional ventilation to comply with current code for fresh air
MN 1346.0403 Section 403.3
Assumes 30% of floor area is non -code compliant
Mechanical equipment, ductwork and units
$ 6.75
SF
540 $
3,645.00
Additional electrical service and distribution for mechanical equipment
$ 2.00
SF
540 $
1,080.00
Page 2 of 2
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HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR
THE CITY OF HOPKINS, MINNESOTA
Hennepin County, Minnesota
RESOLUTION NO. 494
A RESOLUTION FINDING THE EXISTENCE OF
STRUCTURALLY SUBSTANDARD BUILDINGS ON REAL
PROPERTY THAT MAY BE INCLUDED IN A TAX INCREMENT
DISTRICT, PURSUANT TO MINNESOTA STATUTES, SECTION
469.174, SUBDIVISION 10(d)
WHEREAS, the Housing and Redevelopment Authority In and For the City of Hopkins,
Minnesota (the "Authority"), has caused to be inspected certain parcels of real
property located within the City of Hopkins, Minnesota (the "City"), which
parcels of real property are collectively referred to herein as the "Property" and
the addresses of which are set forth on the attached Exhibit A; and
WHEREAS, the Property contains buildings that the Authority believes qualify as "structurally
substandard" within the meaning of Minnesota Statutes, section 469.174, subd. 10
of the Minnesota tax increment financing laws; and
WHEREAS, the Authority intends to undertake or assist in the redevelopment of the Property
and, in this regard, has determined that it may create a new tax increment
financing district to encompass the Property and to provide a funding source for
the redevelopment of the Property; and
WHEREAS, the Authority desires to demolish or cause to be demolished the buildings located
on the Property prior to the time that a new tax increment district can be created;
and
WHEREAS, Minnesota Statutes, section 469.174, subd. 10(d), provides that a parcel of
property on which a structurally substandard building has been demolished by a
tax increment authority or by a developer under a development agreement with
the authority may still be treated as occupied by such building for purposes of
creating a tax increment financing district if prior to the demolition the authority
finds by resolution that the parcel was occupied by a structurally substandard
building and that the authority intends to include the parcel in a tax increment
district; and
WHEREAS, the Authority by this resolution intends to preserve its ability to deem the Property
as occupied by structurally substandard buildings for purposes of including the
Property in a future tax increment financing district.
NOW, THEREFORE, be it hereby resolved by the Board of Commissioners of the
Authority as follows:
1. Based upon all of the information available to the Authority, including reports of
the Authority's consultants, staff and City building officials, the Authority finds that each parcel
of the Property is occupied by a structurally substandard building for the following reasons:
a. At least 15 percent of the area of each parcel comprising the Property is occupied
by buildings, streets, utilities, paved or gravel parking lots or other similar
structures;
b. Each building located on the Property contains 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; and
C. The buildings are not in compliance with the building code applicable to new
buildings and could not 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.
2. The demolition of the buildings on the Property will be undertaken by the
Authority or financed by the Authority or by a developer under a development agreement with
the Authority.
3. After demolition of the buildings the Authority intends to include the Property in
a new tax increment district if such district is created.
Adopted by the Board of Commissioners of the Housing and Redevelopment Authority
In and For the City of Hopkins, Minnesota, this 5th day of August 2013.
Chair
Secretary
��i:i ; •1
Addresses of Property
501 Mainstreet, Hopkins, Minnesota
525 Mainstreet, Hopkins, Minnesota
15 6t' Avenue, Hopkins, Minnesota