A-3. Attachment 2-Draft TIF 11 Redevelopment Plan
As of August 18, 2017
Draft for Public Hearing
Section 1 - Modification to the Redevelopment Plan
for the Downtown Chanhassen Redevelopment Project Area
Section 2 - Tax Increment Financing Plan
for Tax Increment Financing District No. 11
Minnesota
Statutes ("M.S."), Sections 469.090 to 469.1082M.S., Sections 469.174 to
469.1794
M.S., Chapter 117
M.S., Sections 469.174 to 469.1794
M.S., Section 469.174, Subd. 10(a)(1)
(a)"Redevelopment district" means a type of tax increment financing district consisting of a project,
or portions of a project, within which the authority finds by resolution that one or more of the
following conditions, reasonably distributed throughout the district, exists:
(1)parcels consisting of 70 percent of the area in 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, as defined
in Section 115C, Subd. 15, if the tank facility:
(i)have or had a capacity of more than one million gallons;
(ii)are located adjacent to rail facilities; or
(iii)have been removed, or are unused, underused, inappropriately used or infrequently
used; or
(4)a qualifying disaster area, as defined in Subd. 10b.
(b)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.
(c)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. The municipality may not make such a determination without
an interior inspection of the property, but need not have an independent, expert appraisal
prepared of the cost of repair and rehabilitation of the building. 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.
(d)A parcel is deemed to be occupied by a structurally substandard building for purposes of the
finding under paragraph (a) or by the improvement described in paragraph (e) if all of the
following conditions are met:
(1) the parcel was occupied by a substandard building or met the requirements of paragraph
(e), as the case may be, within three years of the filing of the request for certification of the
parcel as part of the district with the county auditor;
(2) the substandard building or the improvements described in paragraph (e) were demolished
or removed by the authority or the demolition or removal was financed by the authority or
was done by a developer under a development agreement with the authority;
(3) the authority found by resolution before the demolition or removal that the parcel was
occupied by a structurally substandard building or met the requirement of paragraph (e) and
that after demolition and clearance the authority intended to include the parcel within a
district; and
(4) upon filing the request for certification of the tax capacity of the parcel as part of a district,
the authority notifies the county auditor that the original tax capacity of the parcel must be
adjusted as provided by § 469.177, subdivision 1, paragraph (f).
(e) 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.
(f) For districts consisting of two or more noncontiguous areas, each area must qualify as a
redevelopment district under paragraph (a) to be included in the district, and the entire area of
the district must satisfy paragraph (a).
M.S., Section 469.176, Subd. 7
M.S., Sections 273.111273.112, or 273.114Chapter 473H
M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1
M.S., Section 469.176, Subd. 1b.
M.S., Section 469.174, Subd. 7 and M.S., Section 469.177, Subd. 1
M.S., Section 469.177, Subds. 1 and 2
M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4
M.S., Section 469.177, Subd. 4
M.S.,
Section 469.175, Subd. 4
M.S., Section 469.175, Subd. 3.
M.S., Section 469.1763, Subd. 2
M.S., Section 469.177, Subd. 3
M.S., Section 469.177, Subd. 3, clause b
(1)The original net tax capacity shall be determined before the application of the fiscal disparity
provisions of Chapter 276A or 473F. The current net tax capacity shall exclude any fiscal
disparity commercial-industrial net tax capacity increase between the original year and the
current year multiplied by the fiscal disparity ratio determined pursuant to M.S., Section
276A.06, subdivision 7 or M.S., Section 473F.08, subdivision 6. Where the original net tax
capacity is equal to or greater than the current net tax capacity, there is no captured tax capacity
and no tax increment determination. Where the original tax capacity is less than the current tax
capacity, the difference between the original net tax capacity and the current net tax capacity
is the captured net tax capacity. This amount less any portion thereof which the authority has
designated, in its tax increment financing plan, to share with the local taxing districts is the
retained captured net tax capacity of the authority.
(2)The county auditor shall exclude the retained captured net tax capacity of the authority from the
net tax capacity of the local taxing districts in determining local taxing district tax rates. The
local tax rates so determined are to be extended against the retained captured net tax capacity
of the authority as well as the net tax capacity of the local taxing districts. The tax generated by
the extension of the less of (A) the local taxing district tax rates or (B) the original local tax rate
to the retained captured net tax capacity of the authority is the tax increment of the authority.
M.S., Section 469.177, Subd. 3:
(c)The method of computation of tax increment applied to a district pursuant to paragraph (a) or
(b) shall remain the same for the duration of the district, except that the governing body may
elect to change its election from the method of computation in paragraph (a) to the method in
paragraph (b).
M.S., Section 116J.993, Subd. 3
M.S., Section 116J.552, Subd. 3;
M.S., Section 469.174, Subd. 23
M.S., Section
469.174, Subd. 19
M.S., Section469.1813
M.S., Sections 116J.993 to 116J.995
M.S., Section 469.175, Subd. 1a
M.S. Section 469.175 Subd. 2(b)
M.S. Section 469.175 Subd. 2(b)
M.S. Section 469.175, Subd. 1 (a), clause 7
M.S. Section 469.175, Subd.
3, clause (b)(2)
M.S., Section 469.174, Subd. 25
M.S.,
Section 469.177
M.S., Section 273.1384
M.S., Section 469.175, Subd. 4
M.S., Section 469.175, Subd. 4(e)
M.S. Section 469.175 Subd. 4(f)
M.S., Section 469.174, Subd. 10
M.S., Section 469.177, Subd. 1
M.S., Section 469.174, Subd. 14,
other than
M.S., Section 469.178
M.S., Section
469.176, Subd. 3
M.S., Section 469.174, Subd. 25, clause
(1)
M.S., Section 469.174, Subd.
25, clause (1)
M.S., Section 469.176, Subd. 4h
M.S., Section 469.176, Subd. 3
M.S., Section 469. 177, Subd. 11
M.S., Section 469.176, Subd. 6
if, after four years from the date of certification of the original net tax capacity of the tax
increment financing district pursuant to M.S., Section 469.177, no demolition, rehabilitation
or renovation of property or other site preparation, including qualified improvement of a
street adjacent to a parcel but not installation of utility service including sewer or water
systems, has been commenced on a parcel located within a tax increment financing district
by the authority or by the owner of the parcel in accordance with the tax increment financing
plan, no additional tax increment may be taken from that parcel, and the original net tax
capacity of that parcel shall be excluded from the original net tax capacity of the tax
increment financing district. If the authority or the owner of the parcel subsequently
commences demolition, rehabilitation or renovation or other site preparation on that parcel
including qualified improvement of a street adjacent to that parcel, in accordance with the
tax increment financing plan, the authority shall certify to the county auditor that the activity
has commenced and the county auditor shall certify the net tax capacity thereof as most
recently certified by the commissioner of revenue and add it to the original net tax capacity
of the tax increment financing district. The county auditor must enforce the provisions of this
subdivision. The authority must submit to the county auditor evidence that the required
activity has taken place for each parcel in the district. The evidence for a parcel must be
submitted by February 1 of the fifth year following the year in which the parcel was certified
as included in the district. For purposes of this subdivision, qualified improvements of a
street are limited to (1) construction or opening of a new street, (2) relocation of a street,
and (3) substantial reconstruction or rebuilding of an existing street.
M.S., Sections 469.090 to 469.1082
M.S., Section 469.176, Subd. 4
M.S., Chapter 462C. M.S., Sections 469.152 through 469.165M.S., Sections 469.178
M.S., Chapter 462C, M.S., Sections 469.152
through 469.165M.S., Sections 469.178
M.S., Section 469.176, Subd. 4.
M.S., Section 469.176, Subd. 2
M.S., Section 469.176, Subd. 5
M.S., Section 469.178
M.S., Section 469.177, Subd. 8
M.S., Section 469.175, Subds. 5, 6, and 6b
M.S., Section 469.175, Subd. 5
M.S., Section
469.175 Subd. 5 and Subd. 6,
M.S., Sections 469.090 to 469.1082
M.S., Section 469.1763, Subd. 3
M.S., Section 469.1763, Subd. 5
M.S., Section 469.176 Subd. 4j.
Tax Increment Financing District No. 11
Downtown Chanhassen Redevelopment Project Area
City of Chanhassen, Minnesota
Tax Increment
Financing
District No. 11
212
£
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Ly(
malvd
·
212
£
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Document Path: K:\\NickLH\\Projects\\Finance\\July2017\\TIF11_District\\MXD\\DowntownChanhassenRedevArea.mxd
7/12/2017
Downtown Chanhassen Redevelopment Project Area
Area/
Phase
8,1883,595
18,24130,024
After
Conversion
Orig. Tax Cap.
0.00%1.50%2.00%2.00%1.25%0.75%0.25%1.00%1.25%1.00%1.25%1.00%
Base Value Assumptions - Page 1
After
Class
RentalRental
C/I Pref.
Conversion
8,9385,752
28,43643,126
Current
Original
Tax Capacity
C/IC/I
Tax
Class
C/I Pref.
Tax Rates
Property
Pay 2018Pay 2018Pay 2018
Original
$150,000$150,000$115,000$115,000$500,000$500,000$500,000$500,000Tax Year
Market Value
FirstFirstFirstFirst
OverOverOverOver
446,900287,600
1,459,300
2,193,800
Original
Market Value
Exempt Class Rate (Exempt)Commercial Industrial Preferred Class Rate (C/I Pref.)Commercial Industrial Class Rate (C/I)Rental Housing Class Rate (Rental)Affordable Rental Housing Class
Rate (Aff. Rental)Non-Homestead Residential (Non-H Res. 1 Unit)Homestead Residential Class Rate (Hmstd. Res.)Agricultural Non-Homestead
N:\\Minnsota\\Chanhassen\\Housing - Economic - Redevelopment\\TIF\\TIF Districts\\TIF 11 Frontier\\Chanhassen_Frontier 2 TIF Run (8.8.2017).xls
100%100%100%
for District
Percentage
Of Value Used
City of Chanhassen, MN
ASSUMPTIONS AND RATES
446,900287,600
1,459,300
Total
Value
2,193,800
Market
Pay 2017 Pay 2017 Pay 2017 Pay 2017 Pay 2017 Pay 2017
134 Market Rate Apartments and 19,000 sq ft retail
BASE VALUE INFORMATION (Original Tax Capacity)
0
26
Frontier 2 Redevelopment TIF District
201820202045
0.00%5.00%
38,900
1-Feb-19
1-Aug-18
Pay 2018Inside(B)
Value
1,067,400
37.5067%106.381%106.381%45.8020%0.24963%
Market
TIF No. 11
1,106,300
150.0490%Building
Incremental
Redevelopment
391,900408,000287,600
Land
1,087,500
Market Value
Address
Owner
Bloomberg CoBloomberg CoBloomberg Co
DistrictType:District Name/Number:County District #:First Year Construction or Inflation on ValueExisting District - Specify No. Years RemainingInflation Rate - Every Year:Interest
Rate:Present Value Date:First Period EndingTax Year District was Certified:Cashflow Assumes First Tax Increment For Development:Years of Tax IncrementAssumes Last Year of Tax IncrementFiscal
Disparities Election \[Outside (A), Inside (B), or NA\]Incremental or Total Fiscal DisparitiesFiscal Disparities Contribution RatioFiscal Disparities Metro-Wide Tax RateMaximum/Frozen
Local Tax Rate: Current Local Tax Rate: (Use lesser of Current or Max.)State-wide Tax Rate (Comm./Ind. only used for total taxes)Market Value Tax Rate (Used for total taxes)
PID
25.283002025.168003125.2830031
8/10/2017 Prepared by Ehlers & Associates, Inc. - Estimates Only
Note:1. Base values are for pay 2018 based upon review of County website on July 10, 2017.
123
Map #
20202020
Payable
First Year
Full Taxes
2021
100%100%
Completed
Percentage
Base Value Assumptions - Page 2
2020
100%100%
Completed
Percentage
2019
100%100%
Completed
Percentage
2,193,8003,954,399
4.28
24,338,41022,144,61018,190,21118,190,211
2018
100%100%
2,599.91
Taxes Per
Completed
Sq. Ft./Unit
Percentage
2
2,058
Total
Taxes
81,291
348,388429,679
Project Tax
Capacity/Unit
5,692
Value
Taxes
55,06460,756
Market
Project44,85044,850
275,730320,580275,730
Tax Capacity
N:\\Minnsota\\Chanhassen\\Housing - Economic - Redevelopment\\TIF\\TIF Districts\\TIF 11 Frontier\\Chanhassen_Frontier 2 TIF Run (8.8.2017).xls
0
Tax
Class
Taxes
Rental
20,54220,542
C/I Pref.
PropertyProperty
State-wide
MARKET VALUE BUT / FOR ANALYSIS
City of Chanhassen, MN
0
PROJECT INFORMATION (Project Tax Capacity)
Value
Taxes
Fiscal 25,24125,241
Market
2,280,0002,280,000
Disparities
22,058,41024,338,41022,058,410
Total Taxable
Current Market Value - Est.New Market Value - Est. DifferencePresent Value of Tax Increment DifferenceValue likely to occur without Tax Increment is less than:
134 Market Rate Apartments and 19,000 sq ft retail
Frontier 2 Redevelopment TIF District
134134
Total
Local
Taxes
TAX CALCULATIONS
29,817
19,00019,000
293,324323,141
Property
Sq. Ft./Units
120
164,615
Tax
Local
28,028
275,730303,758
Taxable
(20,542)(25,241)(60,756)(28,673)
429,679294,468
Capacity
Market Value
Per Sq. Ft./Unit
0
120
Fiscal 16,82216,822
164,615
Estimated
Disparities
Tax Capacity
Market Value
Per Sq. Ft./Unit
Tax
Total
Retail
44,850
275,730320,580
Capacity
New Use
Apartments
WHAT IS EXCLUDED FROM TIF?
e
s
U
w
Retail
e
TOTALTOTAL
N
Area/Phase
Apartments
8/10/2017 Prepared by Ehlers & Associates, Inc. - Estimates Only
Subtotal ResidentialSubtotal Commercial/Ind.Note:1. Market values are based upon the proposed minimum assessed value agreement for the apartment redevelopment, and retail estimates provide
by the County Assessor. Note: 1. Taxes and tax increment will vary significantly from year to year depending upon values, rates, state law, fiscal disparities and other factors
which cannot be predicted.Total Property Taxesless State-wide Taxesless Fiscal Disp. Adj.less Market Value Taxesless Base Value TaxesAnnual Gross TIF
Date
02/01/1908/01/1902/01/2008/01/2002/01/2108/01/2102/01/2208/01/2202/01/2308/01/2302/01/2408/01/2402/01/2508/01/2502/01/2608/01/2602/01/2708/01/2702/01/2808/01/2802/01/2908/01/2902/01/3008/01/3002/01/3
108/01/3102/01/3208/01/3202/01/3308/01/3302/01/3408/01/3402/01/3508/01/3502/01/3608/01/3602/01/3708/01/3702/01/3808/01/3802/01/3908/01/3902/01/4008/01/4002/01/4108/01/4102/01/4208/01/4202/01/4308/01/
4302/01/4408/01/4402/01/4508/01/4502/01/46
Payment
2020202020212021202220222023202320242024202520252026202620272027202820282029202920302030203120312032203220332033203420342035203520362036203720372038203820392039204020402041204120422042204320432044204
420452045
Year
Tax
123456789
1011121314151617181920212223242526
Tax Increment Cashflow - Page 3
0.51.52.53.54.55.56.57.58.59.5
10.511.512.513.514.515.516.517.518.519.520.521.522.523.524.525.5
Yrs.
PERIOD
ENDING
126,261 249,443 369,620 486,866 601,252 712,848 821,723 927,942
1,031,570 1,132,671 1,231,306 1,327,535 1,421,417 1,513,009 1,602,368 1,689,547 1,774,599 1,857,577 1,938,532 2,017,511 2,094,565 2,169,739 2,243,080 2,314,631 2,384,438 2,452,542 2,518,985
2,583,807 2,647,049 2,708,748 2,768,942 2,827,667 2,884,961 2,940,857 2,995,390 3,048,593 3,100,498 3,151,137 3,200,541 3,248,740 3,295,764 3,341,640 3,386,398 3,430,064 3,472,665 3,514,227
3,554,775 3,594,334 3,632,928 3,670,581 3,707,316 3,743,155
Value
Present
Semi-Annual
---
139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369
139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369 139,369
139,369 139,369 139,369 139,369 139,369 139,369
7,247,165 3,743,155
Net Tax
Increment
Semi-Annual
---
(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,
335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)(7,335)
at(381,430)(197,008)
5%
Admin.
---
(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530
)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)(530)
(27,562)(14,236)
State
0.36%
Auditor
---
N:\\Minnsota\\Chanhassen\\Housing - Economic - Redevelopment\\TIF\\TIF Districts\\TIF 11 Frontier\\Chanhassen_Frontier 2 TIF Run (8.8.2017).xls
147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147
,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234147,234
7,656,1573,954,399
Increment
Gross Tax
Semi-Annual
294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294
,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468294,468
City of Chanhassen, MN Annual
Increment
Gross Tax
TAX INCREMENT CASH FLOW
Frontier 2 Redevelopment TIF District
5.00%
Tax
Rate
Local
106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381
%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.381%106.38
1%106.381%106.381%
134 Market Rate Apartments and 19,000 sq ft retail
276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276
,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805276,805
Tax
Capacity
Captured
Present Value Rate
(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751
)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,751)(13,75
1)(13,751)(13,751)
Fiscal
Disparities
Incremental
(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024
)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,024)(30,02
4)(30,024)(30,024)
Tax
Original
Capacity
Present Value From 08/01/2018
320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320
,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580320,580
Tax
Project
Capacity
Total
% of
100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100
%100%100%
OTC
8/10/2017 Prepared by Ehlers & Associates, Inc. - Estimates Only
Report ofInspection Procedures and Resultsfor
Determining Qualifications of a
Tax Increment Financing District as a Redevelopment District
th
Chanhassen West 78Street
Redevelopment TIF District
Chanhassen, Minnesota
December 15, 2015
Prepared For the
City of Chanhassen
Prepared by:
LHB, Inc.
701 Washington Avenue North, Suite 200
Minneapolis, Minnesota 55401
LHB Project No. 150703
TABLE OF CONTENTS
PART 1 –EXECUTIVE SUMMARY................................................................................2
Purpose of Evaluation................................................................................2
Scope of Work...........................................................................................3
Conclusion.................................................................................................3
PART 2 –MINNESOTA STATUTE 469.174, SUBDIVISION 10 REQUIREMENTS.......3
A.Coverage Test......................................................................................4
B.Condition of Buildings Test...................................................................4
C.Distribution of Substandard Buildings...................................................5
PART 3 –PROCEDURES FOLLOWED.........................................................................6
PART 4 –FINDINGS......................................................................................................6
A.Coverage Test......................................................................................6
B.Condition of Building Test.....................................................................7
1.Building Inspection....................................................................7
2.Replacement Cost.....................................................................8
3.Code Deficiencies.....................................................................8
4.System Condition Deficiencies..................................................9
C.Distribution of Substandard Structures.................................................9
PART 5 -TEAM CREDENTIALS..................................................................................11
APPENDIX AProperty Condition Assessment Summary Sheet
APPENDIX BBuilding Code, Condition Deficiency and Context Analysis Reports
APPENDIX CBuilding Replacement Cost Reports
Code Deficiency Cost Reports
Photographs
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PART1 –EXECUTIVE SUMMARY
PURPOSE OF EVALUATION
LHB was hired by theCity of Chanhassen to inspect and evaluate the properties within a Tax
Increment Financing Redevelopment District (“TIF District”) proposed to be established by the City.
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The proposed TIF District is located between 78Street West and Market Street, east of Market
Boulevard (Diagram 1). The purpose of LHB’swork isto determine whether the proposed TIF
District meets the statutory requirements for coverage, and whether two (2) buildingson three (3)
parcels, located within the proposed TIF District, meet the qualifications required for a
Redevelopment District.
Diagram 1 – Proposed TIF District
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SCOPE OF WORK
The proposed TIF District consists of three (3) parcels withtwo (2)buildings. Two (2) buildings were
inspected on November 20, 2015. Building Code and Condition Deficiency reports for the buildings
that were inspected 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 qualifiesas a Redevelopment District
because:
The proposed TIF District has a coverage calculation of 100 percent which is abovethe 70
percent requirement.
100 percent of the buildings are structurally substandard which is above the 50 percent
requirement.
The substandard buildings arereasonably 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 \[that the buildingis structurally substandard\]
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:
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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 Walser Auto
Sales, Inc. vs. City of Richfield case filed November 13, 2001.
2.Buildings are not eligible to be considered structurally substandard unless they meet certain
additional criteria, as set forth in Subdivision 10(c) which states:
“A building is not structurally substandard if it is in compliance with the building code
applicable to new buildings or could be modified to satisfy the building code at a cost of
less than 15 percent of the cost of constructing a new structure of the same square footage
and type on the site. The municipality may find that a building is not disqualified as
structurally substandard under the preceding sentence on the basis of reasonably available
evidence, such as the size, type, and age of the building, the average cost of plumbing,
electrical, or structural repairs, or other similar reliable evidence.”
“Items of evidence that support such a conclusion \[that the building is not disqualified\]
include recent fire or police inspections, on-site property tax appraisals or housing
inspections, exterior evidence of deterioration, or other similar reliable evidence.”
LHB counts energy code deficiencies toward the 15 percent code threshold required by
Minnesota Statutes, Section 469.174, Subdivision 10(c)) for the following reasons:
The Minnesota energy code is one of ten building code areas highlighted by the
Minnesota Department of Labor and Industry website where minimum
construction standards are required by law.
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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…”
The Senior Building Code Representative for the Construction Codes and
Licensing Division of the Minnesota Department of Labor and Industry
confirmed that the Minnesota Energy Code is being enforced throughout the State
of Minnesota.
In a January 2002 report to the Minnesota Legislature, the Management Analysis
Division of the Minnesota Department of Administration confirmed that the
construction cost of new buildings complying with the Minnesota Energy Code is
higher than buildings built prior to the enactment of the code.
Proper TIF analysis requires a comparison between the replacement value of a
new building built under current code standards with the repairs that would be
necessary to bring the existing building up to current code standards. In order for
an equal comparison to be made, all applicable code chapters should be applied to
both scenarios. Since current construction estimating software automatically
applies the construction cost of complying with the Minnesota Energy Code,
energy code deficiencies should also be identified in the existing structures.
C.DISTRIBUTION OF SUBSTANDARD BUILDINGS
Minnesota Statutes, Section 469.174, Subdivision 10, defines a Redevelopment District and requires
one or more of the following conditions, “reasonably distributed throughout the district.”
(1)“Parcels consisting of 70 percent of the area of the district are occupied by buildings,
streets, utilities, paved or gravel parking lots, or other similar structures and more than
50 percent of the buildings, not including outbuildings, are structurally substandard to a
degree requiring substantial renovation or clearance;
(2)the property consists of vacant, unused, underused, inappropriately used, or infrequently
used rail yards, rail storage facilities, or excessive or vacated railroad rights-of-way;
(3)tank facilities, or property whose immediately previous use was for tank facilities…”
Our interpretation of the distribution requirement is that the substandard buildings must be
reasonably distributed throughout the district as compared to the location of all buildings in
the district. For example, if all of the buildings in a district are located on one half of the
area of the district, with the other half occupied by parking lots (meeting the required 70
percent coverage for the district), we would evaluate the distribution of the substandard
buildings compared with only the half of the district where the buildings are located. If all of
the buildings in a district are located evenly throughout the entire area of the district, the
substandard buildings must be reasonably distributed throughout the entire area of the
district. We believe this is consistent with the opinion expressed by the State of Minnesota
Court of Appeals in the Walser Auto Sales, Inc. vs. City of Richfield case filed November 13,
2001.
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PART 3 –PROCEDURES FOLLOWED
LHB inspected two (2) of the two (2) buildings during the day of November 20, 2015.
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 mappingand site verification.
2.The total square foot area of buildings and site improvements on the parcelsin the
proposed TIF District was obtained from City records, GIS mapping and site verification.
3.The percentage of coverage for eachparcel 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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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.
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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
2015.
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 medianreplacement cost, which factors in the costs of construction in
Chanhassen, Minnesota.
Replacement cost includeslabor, 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 istabulated
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
buildingscontained 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
2015; Unit and Assembly Coststo 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:
Two (2) out of two (2) buildings (100 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.
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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, two (2) out of two (2) buildings (100 percent) in the proposed
TIF District are structurally substandard to a degree requiring substantial renovation or
clearance, because of defects in structural elements or a combination of deficiencies in
essential utilities and facilities, light and ventilation, fire protection including adequate
egress, layout and condition of interior partitions, or similar factors which defects or
deficiencies are of sufficient total significance to justify substantial renovation or clearance.
This exceeds the 50 percent requirement of Subdivision 10a(1).
C.DISTRIBUTION OF SUBSTANDARD STRUCTURES
Much of this report has focused on the condition of individual buildings as they relate to
requirements identified by Minnesota Statutes, Section 469.174, Subdivision 10. It is also
important to look at the distribution of substandard buildings throughout the geographic
area of the proposed TIF District (Diagram 3).
FINDING:
The parcels with substandard buildings are reasonably distributed compared to all parcels
that contain buildings.
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Diagram 3 – Substandard Buildings
Shaded green area depicts parcels with substandard buildings.
Shaded orange area depicts substandard buildings.
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PART 5 -TEAM CREDENTIALS
Michael A. Fischer, AIA, LEED AP -Project Principal/TIF Analyst
Michael has 28 years of experienceas 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 a Senior Vice President 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. 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.
PhilipWaugh –Project Manager/TIF Analyst
Philipis 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.
M:\\15Proj\\150703\\400 Design\\406 Reports\\Final Report\\150703 20151215 Chanhassen West 78th Redevelopment TIF Report.docx
APPENDICES
APPENDIX AProperty Condition Assessment Summary Sheet
APPENDIX BBuilding Code and Condition Deficiencies Reports
APPENDIX CBuilding Replacement Cost Reports
Code Deficiency Cost Reports
Photographs
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APPENDIX A
Property Condition Assessment Summary Sheet
APPENDIX B
Building Code, Condition Deficiency and Context Analysis Reports
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ChanhassenWest 78Street Redevelopment TIF District
Building Code, Condition Deficiency and Context Analysis Report
December 1, 2015
Map No. & Address: Parcel A - 78Th Street West, Chanhassen, MN 55317
Inspection Date(s) & Time(s): November 20, 2015 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: $2,264,147
Estimated Cost to Correct Building Code Deficiencies: $515,382
Percentage of Replacement Cost for Building Code Deficiencies: 22.76%
Defects in Structural Elements
1.There is a bowed wooden support column on the south side of the building that supports a roof.
2.There are brick parapet columns that are out of plumb.
3.Steel arches are rusting.
Combination of Deficiencies
1.Essential Utilities and Facilities
a.Thresholds are not ADA compliant.
b.There is not an accessible route to two out of the three levels in this building.
c.There are no accessible restrooms on the second floor.
d.Door hardware are not all ADA compliant.
e.Stair railings are missing and not in compliance with building code.
f.Faucets in one ground floor restroom are non-compliant.
g.Stair risers on two sets of stairs are not compliant.
h.Sidewalks do not meet accessibility standards.
i.There is a non-compliant threshold leading into the restaurant cooler.
j.The staff break room sinks in two areas are non-compliant.
k.The transaction counter in one of the retail spaces is not ADA compliant.
l.There are showers that are not ADA compliant.
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2.Light and Ventilation
a.The HVAC system in several areas is of an age that it would not meet current ASHRAE
standards.
b.Light diffusers are stained and damaged from cooking grease and water.
c.Wall return grills are covered in dust indicative of a compromised HVAC system.
d.Water stains are evident on the OSB flooring in the mechanical room.
e.Exterior exhaust diffusers are hail damaged.
3.Fire Protection/Adequate Egress
a.There is a smoke detector that has been disabled on the lower level.
b.Carpeting is missing and/or torn preventing adequate egress in the event of an emergency.
c.Vinyl flooring is loosen and damaged preventing adequate egress in the event of an
emergency.
d.The stoop is too high for safe egress from the building.
4.Layout and Condition of Interior Partitions/Materials
a.Interior corridors are in need of repair and painting.
b.Walls have been removed and are exposing structural members.
c.Glass wall mirrors are broken and should be replaced.
d.The interior block walls in the lower service areas show signs of water intrusion and mold.
e.There are stained ceiling tiles indicative of water intrusion from the roof.
f.Wooden stairs are in need of paint.
g.Interior sheetrock ceiling in lower area is damaged from a pipe leak and in need of repair.
h.Interior wall sections are missing and need repair or replacement.
i.Transitions are missing between dissimilar surfaces.
j.Window sills need to be refinished.
k.Window hardware is missing.
l.Ceiling sheetrock is damaged at tape joints in several areas.
m.Wallpaper is peeling and needs repair.
n.Ceramic tile is cracked and in need of replacement.
o.Wooden dance floor needs refinishing.
5.Exterior Construction
a.The EPDM roof is failing, showing water leakage on ceiling members below.
b.Block work is in need of pointing and replacement.
c.Windows are rotting and allowing for water intrusion.
d.Exposed wood ceiling members are stained from water intrusion and need painting.
e.Sidewalks and parking lots are crumbling and in need of repair.
f.Brick is missing from column wrap.
g.Roof drains are spilling over walkway and may cause icy conditions in the winter.
h.Exterior openings on the upper floor have a temporary plastic covering over them.
i.Gas pipe is rusting and in need of painting.
j.Exterior block is in need of painting.
k.Door trim should be painted.
l.Miscellaneous debris including an AC unit is abandoned on the roof.
m.Roof tie downs are rusting and should be replaced.
n.Exterior windows should be repainted.
o.Metal flashing is in need of painting.
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Description of Code Deficiencies
1.Replace thresholds that are not ADA compliant.
2.Create an accessible route between all building levels per building code.
3.Create ADA compliant restrooms on upper level per code.
4.Install code compliant door hardware where necessary.
5.Install code compliant hand railings on all stairs.
6.Install code compliant ADA accessible lavatory faucet on main level.
7.Correct stair risers to be building code compliant on two stairways.
8.Sidewalks need to be replaced to meet building code.
9.Correct the threshold on the walk-in cooler to be building code compliant.
10.Create a transaction counter in the lower retail space to meet ADA compliance.
11.Modify the two staff break room sinks to be ADA compliant.
12.Create at least one accessible shower facility for ADA compliance.
13.Replace HVAC system to meet building code compliance.
14.Replace/repair the nonfunctioning smoke detector for code compliance.
15.Replace the damaged carpet to allow for unimpeded egress in an emergency per life safety code.
16.Replace the torn vinyl flooring to allow for unimpeded egress in an emergency per life safety code.
17.Correct the elevation on the stoop to allow for safe egress per building code.
18.Repair damaged block to prevent water intrusion per building code.
19.Replace EPDM roofing to prevent water intrusion per building code.
20.Replace failed window systems to prevent water intrusion per building code.
Overview of Deficiencies
This building was originally constructed as a lumber yard and hardware store. Over the years it has been
remodeled into its current retail businesses on the lower levels and professional services on the upper level.
There is no accessible route between levels. Restrooms on the second floor are non-compliant for
accessibility. The individual HVAC systems are of an age that they would not meet ASHRAE standards for
the current usage. The exposed block wall on the east side is in need of repair as it is allowing for water
intrusion.
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ChanhassenWest 78Street Redevelopment TIF District
Building Code, Condition Deficiency and Context Analysis Report
December 1, 2015
Map No. & Address: Parcel B - 78th Street West, Chanhassen, MN 55317
Inspection Date(s) & Time(s): November 20, 2015 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: $429,067
Estimated Cost to Correct Building Code Deficiencies: $96,075
Percentage of Replacement Cost for Building Code Deficiencies: 22.39%
Defects in Structural Elements
1.Not Applicable.
Combination of Deficiencies
1.Essential Utilities and Facilities
a.Drinking fountain is inoperable.
b.Thresholds are non-compliant.
c.Sidewalks do not provide for an unobstructed route to building.
d.Install code-compliant door hardware
2.Light and Ventilation
a.HVAC system is older and functioning below ASHRAE standards.
b.Smoke stack needs to be replaced/repaired.
3.Fire Protection/Adequate Egress
a.There are no GFCI receptacles present in building.
4.Layout and Condition of Interior Partitions/Materials
a.Interior walls should be painted.
b.Scuff marks on exit corridor walls.
c.VCT flooring showing signs of age.
d.Exit door stained and dented.
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5.Exterior Construction
a.Siding needs repair and painting.
b.Roof needs replacement.
c.Ceiling in walkway needs painting.
d.Exterior block walls cracked, damaged and in need of painting.
e.Gutters need to be repaired/replaced.
Description of Code Deficiencies
1.Replace roof to prevent water intrusion per building code
2.Repair/replace drinking fountain per plumbing and building code.
3.Correct threshold height to meet ADA compliance code.
4.Replace sidewalks to provide an unobstructed route to building per ADA code.
5.Replace existing HVAC system to meet building code requirements.
6.Install GFCI receptacles near all water sources per electrical code.
7.Repair/replace siding to prevent water intrusion per building code.
8.Install ADA compliant door hardware.
Overview of Deficiencies
This building is part of a commercial mixed use assemblage of both retail and professional services connected
by an enclosed walkway and an exposed sidewalk. In this building there is a hair salon and an educational
training service. The roof is showing signs of weathering with curling of the asphalt shingles. The wood
siding is damaged and in need of repair. Accessibility concerns are apparent by the uneven sidewalk and the
elevated thresholds. The HVAC system is older and appears not to meet current ASHRAE criteria.
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APPENDIX C
Building Replacement Cost Reports
Code Deficiency Cost Reports
Photographs
Chanhassen West 78th Street Redevelopment TIF District
Replacement Cost Report
Square Foot Cost Estimate ReportDate:11/25/2015
Parcel A
Estimate Name:
City of Chanhassen
78th StreetWest, Chanhassen, Minnesota,
55317
Store, Retail with Painted Concrete Block
Building Type:/ Steel Joists
Location:MINNEAPOLIS, MN
Story Count:1
Story Height (L.F.):12
Floor Area (S.F.):33357
Labor Type:OPN
Basement Included:Yes
Data Release:Year 2016 Costs are derived from a building model with basic components.
Cost Per Square Foot:$126.82 Scope differences and market conditions can cause costs to vary significantly.
Building Cost:$2,264,146.89
% of TotalCost Per S.F.Cost
19.10%22.02367,323.46
A Substructure
A1010Standard Foundations3.6861,430.46
Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing
1.3222,046.53
capacity 6 KSF, 12" deep x 24" wide
Spread footings, 3000 PSI concrete, load 100K, soil bearing capacity
2.3639,383.93
6 KSF, 4' - 6" square x 15" deep
A1030Slab on Grade5.6393,972.36
5.6393,972.36
Slab on grade, 4" thick, non industrial, reinforced
A2010Basement Excavation4.4273,711.42
Excavate and fill, 10,000 SF, 8' deep, sand, gravel, or common
4.4273,711.42
earth, on site storage
A2020Basement Walls8.29138,209.22
Foundation wall, CIP, 12' wall height, pumped, .444 CY/LF, 21.59
8.29138,209.22
PLF, 12" thick
39.74%45.82764,260.61
B Shell
B1010Floor Construction19.83330,705.74
Cast-in-place concrete column, 12" square, tied, 200K load, 12' story
height, 142 lbs/LF, 4000PSI5.6694,456.20
Flat slab, concrete, with drop panels, 6" slab/2.5" panel, 12" column,
15'x15' bay, 75 PSF superimposed load, 153 PSF total load14.17236,249.54
B1020Roof Construction10.16169,385.11
Roof, steel joists, beams, 1.5" 22 ga metal deck, on columns, 25'x25'
bay, 20" deep, 40 PSF superimposed load, 60 PSF total load8.41140,269.32
Roof, steel joists, beams, 1.5" 22 ga metal deck, on columns, 25'x25'
bay, 20" deep, 40 PSF superimposed load, 60 PSF total load, add
1.7529,115.79
for column
B2010Exterior Walls6.67111,179.53
E.I.F.S., cement board sheathing, 1x8 fascia, R8 insulation, 6" metal
6.67111,179.53
studs, 16" O.C., 2" EPS
B2020Exterior Windows1.4824,805.65
Aluminum flush tube frame, for 1/4"glass,1-3/4"x4", 5'x6' opening, no
0.111,875.35
intermediate horizontals
Chanhassen West 78th Street Redevelopment TIF DistrictReplacement Cost Report
Page 1 of 3
LHB Project No. 150703Parcel A
% of TotalCost Per S.F.Cost
Glazing panel, insulating, 1/2" thick, 2 lites 1/8" float glass, clear1.3722,930.30
B2030Exterior Doors1.6727,904.64
Door, aluminum & glass, with transom, black finish, hardware, 3'-0" x
1.4223,654.95
10'-0" opening
Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3'-0"
x 7'-0" opening0.254,249.69
B3010Roof Coverings5.9599,312.93
Roofing, single ply membrane, EPDM, 60 mils, loosely laid, stone
ballast1.6928,200.83
Insulation, rigid, roof deck, extruded polystyrene, 40 PSI
compressive strength, 4" thick, R202.9449,056.34
Roof edges, aluminum, duranodic, .050" thick, 6" face0.9215,398.53
Gravel stop, aluminum, extruded, 4", mill finish, .050" thick0.46,657.23
B3020Roof Openings0.06967.01
Roof hatch, with curb, 1" fiberglass insulation, 2'-6" x 3'-0",
galvanized steel, 165 lbs0.06967.01
13.25%15.27254,743.60
C Interiors
C1010Partitions1.3823,049.23
Metal partition, 5/8"fire rated gypsum board face, no base,3 -5/8" @
0.7913,231.55
24" OC framing, same opposite face, no insulation
0.355,884.53
Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8"
0.243,933.15
Add for the following: taping and finishing
C1020Interior Doors2.0534,225.32
Door, single leaf, kd steel frame, hollow metal, commercial quality,
2.0534,225.32
flush, 3'-0" x 7'-0" x 1-3/8"
C1030Fittings0.203,345.70
0.23,345.70
Toilet partitions, cubicles, ceiling hung, stainless steel
C3010Wall Finishes0.8714,436.58
Painting, interior on plaster and drywall, walls & ceilings, roller work,
0.284,666.77
primer & 2 coats
Painting, interior on plaster and drywall, walls & ceilings, roller work,
0.315,137.42
primer & 2 coats
0.284,632.39
Ceramic tile, thin set, 4-1/4" x 4-1/4"
C3020Floor Finishes2.9549,200.43
2.9549,200.43
Vinyl, composition tile, maximum
C3030Ceiling Finishes7.82130,486.34
Acoustic ceilings, 3/4"mineral fiber, 12" x 12" tile, concealed 2" bar &
7.82130,486.34
channel grid, suspended support
27.92%32.18671,987.68
D Services
D2010Plumbing Fixtures1.7929,826.08
0.345,674.02
Water closet, vitreous china, tank type, 2 piece close coupled
0.081,288.21
Urinal, vitreous china, wall hung
0.315,183.15
Lavatory w/trim, vanity top, PE on CI, 20" x 18"
0.8213,624.26
Service sink w/trim, PE on CI,wall hung w/rim guard, 24" x 20"
0.244,056.44
Water cooler, electric, wall hung, dual height, 14.3 GPH
D2020Domestic Water Distribution1.4924,826.40
Gas fired water heater, commercial, 100< F rise, 500 MBH input, 480
1.4924,826.40
GPH
D2040Rain Water Drainage1.2621,043.16
Chanhassen West 78th Street Redevelopment TIF DistrictReplacement Cost Report
Page 2 of 3
LHB Project No. 150703Parcel A
% of TotalCost Per S.F.Cost
1.1619,303.74
Roof drain, CI, soil,single hub, 4" diam, 10' high
0.11,739.42
Roof drain, CI, soil,single hub, 4" diam, for each additional foot add
D3050Terminal & Package Units8.10270,191.70
Rooftop, single zone, air conditioner, department stores, 10,000 SF,
29.17 ton8.1270,191.70
D4010Sprinklers4.3772,893.87
Wet pipe sprinkler systems, steel, ordinary hazard, 1 floor, 10,000
SF4.3772,893.87
D4020Standpipes1.0918,176.62
Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1
1.0918,176.62
floor
D5010Electrical Service/Distribution1.3622,848.70
Overhead service installation, includes breakers, metering, 20'
0.366,081.30
conduit & wire, 3 phase, 4 wire, 120/208 V, 400 A
Feeder installation 600 V, including RGS conduit and XHHW wire,
400 A0.274,529.15
Switchgear installation, incl switchboard, panels & circuit breaker,
120/208 V, 1 phase, 400 A0.7312,238.25
D5020Lighting and Branch Wiring10.99183,240.25
Receptacles incl plate, box, conduit, wire, 8 per 1000 SF, .9 watts
per SF2.8847,955.25
Miscellaneous power, 1.5 watts0.426,979.74
Central air conditioning power, 4 watts0.8414,020.93
Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40
FC, 10 fixtures @32watt per 1000 SF6.85114,284.33
D5030Communications and Security1.7328,940.90
Communication and alarm systems, fire detection, addressable, 25
detectors, includes outlets, boxes, conduit and wire0.9616,046.62
Fire alarm command center, addressable without voice, excl. wire &
conduit0.7712,894.28
0%00
E Equipment & Furnishings
E1090Other Equipment00
0%00
F Special Construction
0%00
G Building Sitework
100%$115.29 $2,058,315.35
SubTotal
10.00%$11.53 $205,831.54
Contractor Fees (General Conditions,Overhead,Profit)
0.00%$0.00 $0.00
Architectural Fees
0.00%$0.00 $0.00
User Fees
$126.82 $2,264,146.89
Total Building Cost
Chanhassen West 78th Street Redevelopment TIF DistrictReplacement Cost Report
Page 3 of 3
LHB Project No. 150703Parcel A
Chanhassen West 78th Street Redevelopment TIF District
Code Deficiency Cost Report
Parcel A - 78th Street West, Chanhassen, MN 55317 - Parcel No. 252830020
Unit
Code Related Cost Items Unit Cost Units Total
Quantity
Accessibility Items
Thresholds
Replace all thresholds for ADA compliance250.00$ Ea10 2,500.00$
Door Hardware
Replace door hardware for ADA compliance250.00$ Ea40 10,000.00$
Sidewalks
Remove and Replace sidewalks for ADA compliance10.00$ SF1,000 10,000.00$
Accessible route
Install an elevator between all levels100,000.00$ Lump1 100,000.00$
Restrooms
Create ADA compliant restrooms on upper level10,000.00$ Ea2 20,000.00$
Install compliant lavatory faucet on lower level150.00$ Ea1 150.00$
Restaurant walk in cooler
Modify threshold for ADA compliance2,500.00$ Ea1 2,500.00$
Transaction counter
Modify counter to comply with ADA500.00$ Ea1 500.00$
Staff break room sinks
Modify sink for ADA compliance500.00$ Ea2 1,000.00$
Shower facility
Install ADA compliant shower stall1,500.00$ Ea1 1,500.00$
Structural Elements
Exiting
Stairways
Install compliant hand railings250.00$ Ea4 1,000.00$
Correct stair riser height to meet compliance250.00$ Ea15 3,750.00$
Flooring
Replace damaged carpeting2.95$ SF12,000 35,400.00$
Replace damaged vinyl flooring2.35$ SF1,000 2,350.00$
Exterior stoop
Correct excessive elevation per code500.00$ Ea1 500.00$
Fire Protection
Smoke detector
Replace non functioning detector100.00$ Ea1 100.00$
Chanhassen West 78th Street Redevelopment TIF DistrictCode Deficiency Cost Report
Page 1 of 2
LHB Project No. 150703Parcel A
Unit
Code Related Cost Items Unit Cost Units Total
Quantity
Exterior Construction
Block walls
Repair/replace damaged block to prevent water intrusion8.00$ Ea4,000 32,000.00$
źƓķƚǞƭ
Replace failed window systems1.48$ Ea10,000 14,800.00$
Roof Construction
Provide code compliant exterior roof covering
Remove and replace EPDM roof5.95$ SF1,200 7,140.00$
Mechanical- Electrical
Mechanical
Replace HVAC system for code compliance8.10$ SF33,357 270,191.70$
Total Code Improvements515,381.70$
Chanhassen West 78th Street Redevelopment TIF DistrictCode Deficiency Cost Report
Page 2 of 2
LHB Project No. 150703Parcel A
Chanhassen West 78th Street Redevelopment TIF District
Photos: Parcel A
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Chanhassen West 78th Street Redevelopment TIF DistrictPage 2 of 13Photos
LHB Project No. 150703Parcel A
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LHB Project No. 150703Parcel A
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LHB Project No. 150703Parcel A
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Chanhassen West 78th Street Redevelopment TIF DistrictPage 5 of 13Photos
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LHB Project No. 150703Parcel A
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LHB Project No. 150703Parcel A
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Chanhassen West 78th Street Redevelopment TIF DistrictPage 8 of 13Photos
LHB Project No. 150703Parcel A
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Chanhassen West 78th Street Redevelopment TIF DistrictPage 9 of 13Photos
LHB Project No. 150703Parcel A
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Chanhassen West 78th Street Redevelopment TIF DistrictPage 10 of 13Photos
LHB Project No. 150703Parcel A
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Chanhassen West 78th Street Redevelopment TIF DistrictPage 11 of 13Photos
LHB Project No. 150703Parcel A
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LHB Project No. 150703Parcel A
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LHB Project No. 150703Parcel A
Chanhassen West 78th Street Redevelopment TIF District
Replacement Cost Report
Square Foot Cost Estimate ReportDate:11/25/2015
Chanhassen Parcel B
Estimate Name:
City of Chanhassen
78th St W, Chanhassen, Minnesota, 55317
Retail, Wood Siding / Wood Truss
Building Type:
MINNEAPOLIS, MN
Location:
1
Story Count:
12
Story Height (L.F.):
Floor Area (S.F.):3494
Labor Type:OPN
Basement Included:No
Data Release:Year 2016 Costs are derived from a building model with basic components.
Cost Per Square Foot:$122.82 Scope differences and market conditions can cause costs to vary significantly.
Building Cost:$429,067.46
% of TotalCost Per S.F.Cost
13.84%15.4453,979.58
A Substructure
A1010Standard Foundations3.2711,431.53
Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 6
3.2711,431.53
KSF, 12" deep x 24" wide
A1030Slab on Grade5.6319,686.98
5.6319,686.98
Slab on grade, 4" thick, non industrial, reinforced
A2010Basement Excavation0.351,216.93
Excavate and fill, 10,000 SF, 4' deep, sand gravel, or common earth, on
site storage0.351,216.93
A2020Basement Walls6.1921,644.14
Foundation wall, CIP, 4' wall height, direct chute, .123 CY/LF, 6.0 PLF,
6.1921,644.14
10" thick
29.52%32.97115,144.19
B Shell
B1020Roof Construction7.4826,149.24
7.4826,149.24
Wood roof, truss, 4/12 slope, 24" O.C., 30' to 43' span
B2010Exterior Walls8.3729,244.78
8.3729,244.78
Wood siding systems, 1/2" x 6" beveled cedar siding, "A" grade
B2020Exterior Windows7.7326,994.24
7.7326,994.24
Windows, wood, double hung, insulated glass, 2'-8" x 4'-6"
B2030Exterior Doors4.2914,973.77
4.2914,973.77
Door, birch, solid core, single door, hinged, 3'-0" x 7'-0" opening
B3010Roof Coverings5.1017,782.16
Asphalt roofing, strip shingles, inorganic, Class A, 4" slope, 210-235
2.418,406.81
lbs/SQ
Insulation, rigid, roof deck, fiberglass, 3'x4' or 4'x8' sheets, 15/16" thick,
R3.701.796,269.17
Flashing, aluminum, no backing sides, .019"0.461,595.11
Gutters, box, aluminum, .027" thick, 5", enameled finish0.381,310.93
Downspout, aluminum, rectangular, 2" x 3", embossed mill finish, .020"
0.06200.14
thick
26.37%29.43102,848.35
C Interiors
C1010Partitions12.0642,121.36
Chanhassen West 78th Street Redevelopment TIF DistrictReplacement Cost Report
Page 1 of 3
LHB Project No. 150703Parcel B
Wood partition, 5/8" fire rated gypsum board face, 1/4"sound deadening
7.8627,450.42
gypsum board, 2x4 @ 16" OC framing, same opposite face, 1.5"
4.214,670.94
1/2" fire rated gypsum board, taped & finished, painted on metal furring
C1020Interior Doors1.926,725.95
1.926,725.95
Door, single leaf, wood frame, 3'-0" x 7'-0" x 1-3/8", birch, hollow core
C3010Wall Finishes2.9710,390.15
Painting, interior on plaster and drywall, walls & ceilings, roller work,
1.495,214.28
primer & 2 coats
1.485,175.87
Ceramic tile, thin set, 4-1/4" x 4-1/4"
C3020Floor Finishes7.3825,775.56
4.5215,796.90
Carpet, tufted, nylon, roll goods, 12' wide, 36 oz
1.013,531.21
Carpet, padding, add to above, 2.7 density
1.856,447.45
Tile, ceramic natural clay
C3030Ceiling Finishes5.1017,835.33
Gypsum board ceilings, 1/2" fire rated gypsum board, painted and
5.117,835.33
textured finish,1" x 3" wood, 16" OC furring, wood support
30.27%33.81118,089.21
D Services
D2010Plumbing Fixtures2.087,267.52
1.334,647.02
Water closet, vitreous china, tank type, 2 piece close coupled
0.752,620.50
Lavatory w/trim, vanity top, cultured marble, 19" x 17"
D2020Domestic Water Distribution4.3315,116.41
Gas fired water heater, commercial, 100< F rise, 155 MBH input, 150
GPH4.3315,116.41
D3050Terminal & Package Units8.4329,454.42
3/4 ton,cooling units3.7413,067.56
Furnace, gas heating only, 100 MBH, area to 1200 SF0.722,515.68
Intermittent pilot, 100 MBH furnace0.12419.28
Supply duct, rectangular, area to 1200 SF, rigid fiberglass0.822,865.08
Return duct, sheet metal galvanized, to 1500 SF1.023,563.88
Lateral ducts, flexible round 6" insulated, to 1200 SF0.873,039.78
Register elbows, to 1500 SF0.561,956.64
Floor registers, enameled steel w/damper, to 1500 SF0.28978.32
Return air grille, area to 1500 SF 12" x 12"0.09314.46
Thermostat, manual, 1 set back0.09314.46
Plenum, heating only, 100 MBH0.12419.28
D4010Sprinklers4.7016,434.66
Wet pipe sprinkler systems, steel, light hazard, 1 floor, 5000 SF4.716,434.66
D4020Standpipes1.093,807.96
1.093,807.96
Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 floor
D5010Electrical Service/Distribution3.0510,646.16
Overhead service installation, includes breakers, metering, 20' conduit &
0.873,054.80
wire, 3 phase, 4 wire, 120/208 V, 200 A
Feeder installation 600 V, including RGS conduit and XHHW wire, 200
1.34,531.80
A
Switchgear installation, incl switchboard, panels & circuit breaker,
0.883,059.56
120/208 V, 1 phase, 400 A
D5020Lighting and Branch Wiring7.3325,563.78
Receptacles incl plate, box, conduit, wire, 10 per 1000 SF, 1.2 watts per
3.0710,715.19
SF
1.354,710.54
Wall switches, 5.0 per 1000 SF
0.17578.47
Miscellaneous power, to .5 watts
Chanhassen West 78th Street Redevelopment TIF DistrictReplacement Cost Report
Page 2 of 3
LHB Project No. 150703Parcel B
Fluorescent fixtures recess mounted in ceiling, 1 watt per SF, 20 FC, 5
2.749,559.58
fixtures @40 watts per 1000 SF
D5030Communications and Security2.809,798.30
Communication and alarm systems, fire detection, addressable, 25
2.037,096.98
detectors, includes outlets, boxes, conduit and wire
Fire alarm command center, addressable without voice, excl. wire &
0.772,701.32
conduit
0.00%0.000.00
E Equipment & Furnishings
E1090Other Equipment00
0%00
F Special Construction
0%00
G Building Sitework
100%$111.65 $390,061.33
SubTotal
10.00%$11.17 $39,006.13
Contractor Fees (General Conditions,Overhead,Profit)
0.00%$0.00 $0.00
Architectural Fees
0.00%$0.00 $0.00
User Fees
$122.82 $429,067.46
Total Building Cost
Chanhassen West 78th Street Redevelopment TIF DistrictReplacement Cost Report
Page 3 of 3
LHB Project No. 150703Parcel B
Chanhassen West 78th Street Redevelopment TIF District
Code Deficiency Cost Report
Parcel B - 78th Street West, Chanhassen, MN 55317 - Parcel No. 25168003
Unit
Code Related Cost Items Unit Cost Units Total
Quantity
Accessibility Items
Thresholds
Replace all thresholds for ADA compliance250.00$ Ea2 500.00$
Door Hardware
Replace door hardware for ADA compliance250.00$ Ea4 1,000.00$
Sidewalks
Remove and Replace sidewalks for ADA compliance10.00$ SF450 4,500.00$
Structural Elements
$-
Exiting
$-
Fire Protection
$-
Exterior Construction
Provide code compliant exterior wall covering
Replace siding to prevent water intrusion8.37$ SF3,494 29,244.78$
Roof Construction
Provide code compliant exterior roof covering
Remove and replace ashphalt shingles8.48$ SF3,494 29,629.12$
Mechanical- Electrical
9ƌĻĭƷƩźĭğƌ
Provide GFCI protected receptacles at sink locations0.50$ SF3,494 1,747.00$
Mechanical
Replace HVAC system for code compliance8.43$ SF3,494 29,454.42$
Total Code Improvements96,075.32$
Chanhassen West 78th Street Redevelopment TIF DistrictCode Deficiency Cost Report
Page 1 of 1
LHB Project No. 150703Parcel B
Chanhassen West 78th Street Redevelopment TIF District
Photos: Parcel B
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LHB Project No. 150703Parcel B
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LHB Project No. 150703Parcel B
To be added to prior to the public hearing