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Home My WebLink About#02 - Space Needs StudySTAFF REPORT DATE: December 12, 2017 AGENDA ITEM: Space Needs Study TO: Mayor and Council SUBMITTED BY: Kristina Handt, City Administrator BACKGROUND: Earlier this year the Council approved a contract with BKV Group to complete a space needs study for city hall, the fire stations and public works. At the August work session, BKV presented their draft report. Since that time work has been completed to refine the report. ISSUE BEFORE COUNCIL: What is the Council’s preferred option? PROPOSAL DETAILS/ANALYSIS: The Municipal Facilities Space Needs Assessment report includes an assessment of our existing facilities, capital improvement estimates, space programming, master planning concepts, conceptual project budget and schedule, actions steps, and appendices covering the Brookfield building, population projections and existing drawings. FISCAL IMPACT: Estimated cost for all three buildings (City Hall, Fire Station and Public Works) is about $15 million. The fiscal impact is discussed on page 17 of the presentation document. This fiscal analysis by Northland included the following Notes: 1. The final cost of issuance will vary based upon final terms and is anticipated to be less than 3%. 2. The adjusted net tax capacity (NTC) is based on Lake Elmo NTC for Pay 2017 and is the NTC after fiscal disparity contribution but before distribution. This will need to be updated to reflect Pay 2019. 3. All figures are preliminary estimates based on current interest rates plus 50 basis points, and are subject to change. OPTIONS: The report lays out 8 different combinations of options. Council should identify their preferred option in order to proceed with the next steps as outlined on page 18 of the presentation. ATTACHMENT: • 12-12-17 Facilities Study presentation • 2017-12-07 Draft report City of Lake Elmo Municipal Facilities Space Needs Assessment December 12, 2017 Anticipated Growth in Lake Elmo Study Process •Facility Assessments •Programming •Master Planning •Location and configuration options for City Hall, Public Safety, and both together •Overall Master Planning Combinations •Cost and Schedule Facility Assessment –City Hall •Exterior shell in poor condition •Restrooms not ADA compliant •Lacking of security Facility Assessment –Public Works •Newer building in generally good condition •No locker rooms, welding area, carpentry shop, signage shop or meter shop •Will be rapidly outgrown as City expands Facility Assessment –Fire Station #1 •Well-maintained building that is simply too unantiquated •Unsafe working conditions •Cannot effectively support training mandated by NFPA 1720 and 1583 •Insufficient maintenance space for NFPA 1737 compliance •No turnout gear storage space in violation of NFPA 1937 Facility Assessment –Fire Station #2 •Lots of site issues – erosion, failing asphalt, collapsing retaining wall •Not originally designed as a fire station, and cannot be safely used as a fire station •Cannot effectively support training mandated by NFPA 1720 and 1583 •Insufficient maintenance space for NFPA 1737 compliance •No turnout gear storage space in violation of NFPA 1937 Programming •City Hall •Current: 5,693 SF •Proposed: 9,316 SF •Sheriff Space •Current: 260 SF •Proposed: 675 SF •Fire Department •Current: 8,244 SF (both stations) •Proposed: 21,594 SF •Public Works •Needs additional 2,340 SF •Needs fleet storage space City Population Facility Size (GSF) Waconia 11,490 13,344 Vadnais Heights 12,983 12,025 Monticello 13,029 10,000 Sauk Rapids 13,270 11,500 Fergus Falls 13,351 19,068 Hutchinson 13,871 19,500 Fire Department Size Facility Size (GSF) Rochester Station #2 4 bays 31,220 Eden Prairie 4 bays 22,000 St. Louis Park Station #2 4 bays 16,760 Shakopee Station #2 5 bays 23,000 Long Lake 5 bays 17,500 Hopkins 5 bays 26,000 Fridley Station #1 6 bays 24,770 Stillwater 6 bays 18,167 Eagan Station #2 6 bays 38,511 Worthington 6 bays 17,870 St. Louis Park Station #1 8 bays 30,695 Master Planning •Where should City Hall be located? •Where should the Fire Station be located? •How should we add on to Public Works? •Where would a future Library be located? •Can we utilize existing City-owned property? •What should we do with the Existing buildings? Master Planning Options A1 A2 A3 B1a B1b B2 C1 C2 C3 C4 D1 Master Planning Combinations •Keep City Hall at Existing site •Remodel/Addition on site (with or without Fire) •Teardown and replace on site (with or without Fire) •Move City Hall to Fire Station #1 site •Relocate Fire to greenfield site •Relocate Fire to City Hall site •Move City Hall to greenfield site *all combinations include Public Works addition Estimated Combined Project Costs Estimated Project Costs Construction Cost: $10,089,640 Total Project Cost: $12,057,568 Construction Cost: $3,021,645 Total Project Cost: $3,625,974 Construction Cost: $7,528,686 Total Project Cost: $9,034,423 Construction Cost: $655,200 Total Project Cost: $786,240 Annual Cost to Citizens These numbers are preliminary. Costs of issuance, interest rates, bond term, and Net Tax Capacity are subject to change. Next Steps •Select one of the Master Planning Combinations as the preferred option •Adopt goals for completion dates – time is of the essence due to construction escalation •Circulate the report for public review •Select a Project Manager from the City Staff to be in charge Schedule Schedule DRAFT Municipal Facilities Space Needs Assessment City of Lake Elmo, Minnesota December 7, 2017 Lake Elmo Municipal Facilities Space Needs Assessment page 1 Table of Contents Acknowledgements 3 Executive Summary 5 Facility Assessments 8 City Hall 11 Public Works 31 Fire Station #1 49 Fire Station #2 67 Capital Improvement Estimates 83 Space Programming 93 Masterplanning Concepts 101 Conceptual Project Budget 115 Conceptual Project Schedule 121 Action Steps 123 Appendix A – Brookfield Building 125 Appendix B – Population Projections 127 Appendix C – Existing Drawings 129 page 2 BKV Group Commission #2162.01 this page intentionally left blank Lake Elmo Municipal Facilities Space Needs Assessment page 3 Acknowledgements BKV Group would like to thank the City of Lake Elmo project team for their time during the preparation of this study. · Kristina Handt City Administrator · Stephen Wensman Planning Director · Rob Weldon Public Works Director · Greg Malmquist Fire Chief · Michael Bent Building Official · Sgt. Larry Osterman Washington County Sheriff BKV Group would like to thank Tammy Omdal with Northland Public Finance for providing information about tax impacts arising from potential project bonding. page 4 BKV Group Commission #2162.01 this page intentionally left blank Lake Elmo Municipal Facilities Space Needs Assessment page 5 Executive Summary BKV Group was retained in mid-2017 to review the conditions of the City of Lake Elmo facilities, assess the future needs of each department, and recommend how to move forward. The intent of this study is to provide tools enabling Lake Elmo leadership to make informed decisions regarding the City’s facilities. This report will assist the City in identifying solutions to current facility issues and support the City in providing services that are responsive, efficient, safe, and provided in an economically responsible manner. The facilities involved in this study are City Hall, Public Works, Fire Station #1, and Fire Station #2. The Departments involved in this study are Administration, Planning, Building, Public Works, Fire, and Sheriff. Discovery The study started with a discovery process where BKV Group obtained all available plans of existing facilities. The next step in the study was a meeting with the City’s project team, followed by an on-site assessment of each facility by BKV Group’s team of architects and engineers on May 1, 2017. Facility Assessments Each building in the study was reviewed for physical and functional issues. Any issues discovered were documented with text and photographs. Many issues are simple to correct – some of the more complicated issues are listed below. City Hall was built in 1986 and is 2,806 square feet. It is a single story wood framed building with a shingle roof. The exterior cedar lap siding is failing and needs to be replaced. The vinyl windows are cracked and need to be replaced. The roofing is at the end of it’s service life and needs to be replaced. The restrooms are not accessible. There is very little in the way of security. There is insufficient office space and conference room space. The space allocated to the sheriff’s department is too small and improperly equipped. Public Works was built in 2006 and is 14,739 square feet. It is a pre-engineered building and the outbuildings are wood-framed. Overall the building is in good condition and expansion should be straightforward. The salt storage shed is too small, the rear yard is unpaved, there is no welding bay, there is no shop space and insufficient locker room and training room facilities. The fleet storage garage has reached capacity and needs to be enlarged. The sewer line to the septic system is not sufficiently deep and sometimes freezes during the winter. The height in the bays creates stratification issues during the winter and the lack of an energy recovery system leads to large heating bills in the winter. Fire Station #1 was built in 1957, and expanded in 1979. It is 4,624 square feet and is constructed of concrete block with a steel roof structure. There is insufficient office and training space. There is no accessible restroom. The apparatus bays are too small to safely conduct operations and there is poor separation between the spaces where fireground toxins are present and where they should not be present. There is no decontamination space for personnel, forcing the volunteers to go home still covered in fireground toxins, exposing their personal vehicles, their homes, and their families to known carcinogens and toxins. This building is in reasonable condition physically, but does not function safely as a fire station and should be replaced. Fire Station #2 was built in 19XX and is 3,620 square feet. It is a single-story concrete and masonry building with a steel roof structure and is built into a berm. There is no safe means of egress from the office and dayroom spaces, there is no accessible entrance, and there is no accessible restroom. The apparatus bays are too small to safely conduct operations and there is poor separation between the spaces where fireground toxins are present and where they should not be present. There is no decontamination space for personnel, page 6 BKV Group Commission #2162.01 forcing the volunteers to go home still covered in fireground toxins, exposing their personal vehicles, their homes, and their families to known carcinogens and toxins. This building is in reasonable condition physically, but does not function safely as a fire station and should be replaced. Capital Improvement Estimates Based upon findings during the facility assessments, BKV Group estimated the costs to rectify the maintenance, repair, and safety issues at each facility. Each issue was categorized as urgent, short-term (1 to 5 years), medium-term (5 to 10 years), or long- term (10+ years). These estimates do not include major building additions to address current functional concerns – those costs are addressed as part of the master planning process later in this report. The City Hall has $1,000 of urgent issues, $862,000 of short-term issues, $80,200 of medium-term issues, and $38,700 of long- term issues. Approximately $420,000 of the short-term issues are related to the exterior envelope, which is in poor condition after 30 years. This $420,000 of repair work would need to be completed if the building is renovated, while many of the other issues would be rectified in the normal scope of the renovations. This $420,000 will be a significant factor when deciding whether to renovate or demolish the building. Public Works has $2,600 of urgent issues, $476,000 of short-term issues, $405,000 of medium-term issues, and $360,000 of long- term issues. The bulk of the short-term costs are already planned for within the City’s existing capital improvements plan. Fire Station #1 has $3,200 of urgent issues, $199,000 of short-term issues, $163,000 of medium-term issues, and $9,800 of long-term issues. These costs should not be construed as sufficient to make the building safe and functional for fire station use. These costs represent the building maintenance that must be invested if the building is to stay habitable for some other use. Fire Station #2 has $18,700 of urgent issues, $514,000 of short-term issues, $50,400 of medium-term issues, and $13,200 of long- term issues. These costs should not be construed as sufficient to make the building safe and functional for fire station use. These costs represent the building maintenance that must be invested if the building is to stay habitable for some other use. Space Programming BKV Group assessed the City’s space requirements based on national standards, interviews with the department heads, current staffing levels, and demographic projections. The space requirements were analyzed at five year increments out to 2032. Due to declining numbers of volunteers and the impacts on response time, the fire department program reflects consolidation to a single station with staff manning the station 24 hours per day. Based upon this analysis, City Hall space requirements will be ~9,300 sf (currently ~5,700 sf across two buildings). Public Works will require an addition of ~2,300 sf. The Sheriff Department will need ~675 sf of space (currently 260 sf). The Fire Department will need ~21,600 sf of space (currently ~8,200 sf). Comparison with other communities in Minnesota shows that the City Hall program is smaller than recently completed City Halls for similar communities. This is due to Lake Elmo staff requesting smaller offices than most other Cities are building, an existing preference to hire outside contractors to supplement staff during times of unusually heavy workload, and the elimination of many Police Department functions (like holding and evidence storage) by utilizing the Washington County Sheriff to provide law enforcement. Master Planning Concepts BKV Group examined several ways to distribute the various City departments across existing City-owned property and generic greenfield sites, looking at the impacts on parking, stormwater detention, zoning compliance, fire apparatus circulation, civic presence, etc. Stand-alone buildings were examined as were co- located facilities. The combination of the Master Plan Options yields eight viable Lake Elmo Municipal Facilities Space Needs Assessment page 7 Master Plan Combinations, each with pros and cons. Conceptual Project Budgets The Master Plan Options were priced individually, considering such factors as building costs, site costs, property sale or acquisition, contingency and soft costs, etc. Combining Master Plan Option Costs into overall cost models shows a low of $13.99 M and a high of $15.63 M. Due to response time optimization, the long and short-term savings provided by co- location, and the potential economic benefits to the businesses in Lake Elmo village, BKV Group recommends pursuing one of two options: · Master Plan Combination 2 co- locates City Hall, Fire, and Sheriff on the current City Hall site and is estimated to cost $13.99 M. · Master Plan Combination 6 locates City Hall on the existing Fire Station #1 site, then moves the Fire Station to the existing City Hall site the following year. Master Plan Combination 6 is estimated to cost $15.09 M, however this cost may be reduced by more than $400,000 if the City Hall was temporarily relocated while both buildings are constructed simultaneously. Conceptual Project Schedule The final schedule for this project needs to consider the City’s ability to finance the work. Absent this information, we assume for the purposes of this report that financing is available. We recommend immediately commencing design work on the Public Works facility in preparation for construction work in Summer 2018 (saving at least a year of construction escalation). Design work on the Fire Station/ Sheriff Support facility and on the City Hall building should be completed in time for bidding in late-winter of 2019. This would allow a groundbreaking in spring of 2019 and a Grand Opening in spring of 2020. Action Steps Next steps for the City of Lake Elmo should include: · Select one of the combination master plan options as the preferred option. · Work with financial planners to understand the financial impacts of the project over time. · Adopt goals for project completion dates that will are economically feasible for the community. · Make this report available for the general public and set up times for the public to visit the facilities and observe the conditions firsthand. · Select a Project Manager from the City staff to shepherd the project(s) through completion. Send the PM to receive training if necessary. · Establish formal agreements with Washington County Sheriff and/or Lakeview Ambulance if a joint facility is desired. · Examine properties for sale to determine appropriateness for the buildings under consideration and conduct due diligence investigations. · Obtain an architect’s sketch of the potential project for use in a public awareness campaign. page 8 BKV Group Commission #2162.01 this page intentionally left blank Lake Elmo Municipal Facilities Space Needs Assessment page 9 Facilities Assessments The purpose of this section of the Study is to document the condition of the City Hall, the Public Works Facility, and the two Fire Stations. This information provides the necessary data to enable the City to make informed decisions regarding how to best address any repairs, upgrades and/or replacements as part of the City’s long-range planning. There are two components to the Assessment: An on-site Physical Condition Assessment of the building was performed to determine maintenance issues, safety and code concerns, remaining useful life for the building systems and finishes, and to review how current conditions affect building system operations and energy costs. A Functional Assessment was performed through observations and discussions with key staff. It determined how existing building conditions are affecting staff operations and the ability to serve the community. The Functional Assessment also examined how present operations and workflows compare to current recommended best practices in the industry. The assessments are intended to provide an indication of the capital maintenance requirements, potential code and regulatory required upgrades, and other building conditions which should be considered as part of the facility’s general upkeep as well as part of any building project. This study does not address areas of the building that are concealed behind walls or locked doors. The facility assessments were conducted on May 1, 2017 by the following individuals: · Bruce Schwartzman, AIA Partner, BKV Group · Craig Carter, AIA Senior Project Architect, BKV Group · Josh Ortmann, EIT Electrical Engineer, BKV Group · Myron Jordan, PE Senior Mechanical Engineer, BKV Group page 10 BKV Group Commission #2162.01 this page intentionally left blank Lake Elmo Municipal Facilities Space Needs Assessment page 11 Facility Assessment – City Hall The City Hall is located at 3800 Laverne Avenue N. It was built in 1986. It is 2,806 square feet and sits on a 1.5 acre lot. Public parking is north of the building off a private drive and the staff parking is to the east. Architectural Report A. Building Description 1. The building is slab-on-grade construction with exterior walls of 6” cedar lap siding over ½” plywood sheathing over wood studs. The roof is hipped asphalt shingles. The building contains a vestibule, public lobby, mechanical room, council chambers, men’s and women’s restrooms, a small break alcove, three private offices, and an open office area. B. Site 1. Topography a. The site topography slopes gently to a drainage ditch to the south, with the pitch increasing significantly south of the building. We recommend adding a concrete pad for the mechanical equipment to sit upon so that it can be level. 2. Storm Water Drainage page 12 BKV Group Commission #2162.01 a. Storm water sheets flows from the site to a drainage ditch along the south property line. 3. Access and Egress a. The site is accessed off a private drive from Laverne Avenue. 4. Paving and concrete a. The asphalt at the private drive from Laverne Avenue is showing signs of wear. We recommend recoating within six months to extend the lifespan of the drive. b. The asphalt at the public parking area is in poor condition, especially where it joins to the access drive. There is insufficient slope at this juncture to allow for drainage, and water ponding has accelerated the deterioration of the asphalt. We recommend patching and seal coating within six months, and we anticipate full replacement being necessary within five years. c. The asphalt staff parking lot is in poor condition, with significant cracking, areas of water ponding, exposed aggregates, and worn striping. We recommend seal coating within six months, and we anticipate full replacement being necessary within ten years. d. The concrete sidewalks are in excellent condition, having recently been replaced. 5. Landscaping and Appurtenances a. The landscape appears to have been recently planted, but it is too early in the season to determine the health of the plants. b. The flagpole is in excellent condition. c. The decorative bench near the public entrance is in good condition. 6. Recreational Facilities a. The picnic table in the rear of the building is in good condition. b. The propane grill appears to be in good condition. 7. Utilities a. Water (1) Domestic water entrance was not observed. b. Electricity (1) The electrical transformer is on the north side of the building near the public entrance. (2) The service entrance and electric meter are on the north wall of the building adjacent to the public entrance. c. Natural Gas (1) Gas enters the building on the south wall directly into the mechanical room. d. Sanitary Sewer (1) The building is currently on a septic system east of the building, but it is reported that it will be connected to City Sewer over the summer. e. Storm Sewer (1) There is no storm sewer piping on site. f. Communications (1) Communications enter the building from the north side. C. Structural Frame and Exterior Enclosure 1. Foundation a. The foundation appears to be in good condition as there is no evidence of building settlement. 2. Slab-on-grade Lake Elmo Municipal Facilities Space Needs Assessment page 13 a. Where visible, the slab appears to be in good condition. 3. Superstructure a. The building is framed of wood studs and wood roof trusses. All appear to be in good condition. 4. Exterior walls a. The cedar plank lap siding is showing signs of age. There are gaps forming between butt joints, nails are popping out, the stain is faded, insects and birds have created holes, the sealants have failed, and the wood has lost moisture content leading to large splits. In this wall system, the integrity of the siding is essential because the building wrap cannot withstand exposure to UV light. We recommend replacement within five years. b. There does not appear to be flashing at the base of the exterior wall to direct water running down the face of the building wrap towards the exterior. We recommend adding this flashing when the siding is replaced. c. Near the public entry where the cedar plank siding touches the concrete sidewalk, the wood has deteriorated due to exposure to de-icing salts and melted snow. We recommend using a more durable cladding material at the wall base when the lap siding is replaced. d. The cedar plank that touches the roof shingles above the main entry and above the rear porch is not protected from water by metal flashing. The water is being absorbed into the planks, leading to accelerated deterioration in these zones. e. The sealant surrounding the mechanical penetrations on the south elevation has failed. We recommend replacement. 5. Windows and Doors a. The exterior windows are in poor condition. The vinyl is splitting, allowing water to infiltrate the system. We recommend replacement within two years. b. The east window on the south elevation into the council chambers does not latch. We recommend securing this window with screws until the windows are replaced. c. The sealant at the perimeter of the windows is in poor condition. We recommend replacement within six months. d. The exterior storefront doors are in serviceable condition. The coating is scraping off and the pivots are rusting. We anticipate replacement being necessary within ten years. e. The exterior hollow metal doors and frames are fading, indicating deterioration of the paint. We recommend repainting within six months to protect the doors. 6. Roof a. The roof shingles are original to the building and are nearing the end of their service life. We anticipate needing replacement within two years. b. At locations where the roof slopes parallel to an adjacent wall, above the main entry and above the rear porch, there is no kickout flashing. This flashing is used to prevent water from running down the face of the wall and degrading the siding. We recommend installing this flashing. c. The cedar plank roof fascia of the high roof that touches the roof shingles of the low roof are not protected from water by metal flashing. The water is being absorbed into the planks, leading to accelerated deterioration in these zones. d. There is no gutter at the perimeter of the roof except at the rear porch, the north stretch of the low roof, and above the staff entry. Where gutters are not provided, water dripping from the roof impacts the ground and has eroded a small depression. Water collects in this depression, and drips from the roof splash back up against the page 14 BKV Group Commission #2162.01 base of the building wall, deteriorating the cedar planks. We recommend adding gutters around the full perimeter of the roof to improve the longevity of the cladding system. This condition is exacerbated at the small segment of gutter over the staff entrance, which has no downspout. e. The soffit vents have clogged in many areas of the elevation. This prevents proper ventilation of the attic space which can lead to condensation in the attic space and degradation of the insulation. We recommend cleaning the vents immediately. D. Interior Elements 1. Flooring a. The carpet in the council chambers, offices, and open office area is in good condition. b. The ceramic tile in the corridors and the restrooms is in excellent condition, except there is a mosaic tile missing in the men’s restroom. 2. Walls a. The painted gypsum board walls are in good condition. b. The wainscot in the council chambers is in good condition. c. The acoustic panels in the council chambers are in good condition. d. The ceramic tile wainscot in the restrooms is in decent condition. 3. Doors and Windows a. The door hinges in the men’s and women’s restrooms are beginning to rust. We recommend replacement with non-ferrous hinges. b. The accordion door at the media closet is in decent condition, but the lifespan of these doors is brief and we anticipate replacement being necessary within five years. c. The door frame into the sheriff office is bent at the latch and should be replaced. d. The interior side of the staff entry door is scratched. We recommend repainting to extend the service lifespan. e. The transaction window coiling doors is reported to be in good condition. f. The door from the lobby into the council chambers is showing signs of wear. We anticipate needing to replace within five years. 4. Ceilings a. The painted gypsum board ceilings are in good condition. 5. Casework a. The public counter is in good condition. b. The council dais is in decent condition. The laminate on the edge of the counter is chipping off and the rear of the front panel shows significant wear from shoes. We anticipate needing replacement of the dais within five years. c. The side tables in the council chambers are in decent condition. d. The work counter in the open office area is in decent condition, but the cabinets are past their useful service life. We recommend replacement within two years. e. The lavatory counters in the restrooms are nearing the end of their service life. We anticipate replacement being necessary within five years. f. The counter and cabinets in the break room alcove are nearing the end of their service life. We anticipate needing to replace them within five years. 6. Equipment a. The projection screen in the council chambers is in good condition b. The podium in the council chambers is in good condition. c. The A/V equipment in the council podium is reported to be in good condition. The recording equipment in the media alcove is in poor condition and is due for Lake Elmo Municipal Facilities Space Needs Assessment page 15 replacement. The technology in the dais is limited and reaching the end of its service life. d. The toilet partitions in the women’s restroom are in good condition. The toilet partitions in the men’s restroom are showing signs of rust. e. The refrigerator, coffee maker, and microwave in the break alcove are in good condition. E. Vertical Transportation 1. There is a retractable ladder and ceiling hatch for access to the attic space (which is being used for records storage). It is in decent condition. F. Building Code Issues 1. The council chambers has a capacity of more than fifty people, so the exit doors need to be equipped with panic hardware. G. Accessibility Code Issues 1. The dropbox for water bill payments outside the public entry is mounted too high. 2. The aluminum storefront vestibule doors do not have 12” of solid panel at the bottom. 3. The public counter has no lowered section for use by someone in a wheelchair. 4. The staff entry door is not accessible. The concrete sidewalk leading to the entry is too steep, the “landing” outside the door is not large enough to accommodate wheelchair pull clearances, and the hardware has a knob instead of a lever. 5. There are no truncated dome detectible warnings at the curb ramps in either parking area. 6. The accessible parking stall striping has faded. 7. There is knob hardware on doors throughout the building 8. The drinking fountain is not accessible, but there is a water cooler adjacent that serves provides equivalent facilitation. 9. The women’s restroom is not accessible. The lavatory waste and supply piping is not insulated, the toilet tissue dispenser is in the wrong location, the toilet flush controls are on the wrong side, the clear floor area around the toilet is too small, the toilet partition door does not have the required floor clearances, and the clear floor area at the pull side of the door out of the restroom is insufficient. 10. The men’s restroom is not accessible. The lavatory waste and supply piping is not insulated, the toilet tissue dispenser is in the wrong location, the clear floor area around the toilet is too small, the toilet partition door does not have the required floor clearances, and the clear floor area at the pull side of the door out of the restroom is insufficient. H. Health and Safety Issues 1. There is insufficient power and data provided to the council dais and the side tables, leading to cords laying across the floor. 2. There is no fire suppression system or fire alarm system. I. Functionality Issues 1. There are insufficient offices for all staff members. 2. The area dedicated for the County Sheriff’s use is too small and does not provide space for taking reports from victims, secure storage of firearms and ammunition, briefing staff, page 16 BKV Group Commission #2162.01 lockers and storage of personal belongings, storage of duty bags, processing of evidence, changing and showering, staging investigations, etc. 3. There is no security provision to prevent the general public from wandering into the office spaces. 4. The organization of work counters in the open office area complicates workflows for staff. 5. There is no conference room space. 6. There is insufficient seating in the council chambers for members of the public. 7. There is insufficient side table space for department heads in the council chambers. 8. There is no barrier for council members to seek protection behind in the event of a violent incident. 9. There is no appropriate space for IT equipment. 10. There is no appropriate space for records storage. Figure CH-B.4.a: Private drive asphalt Figure CH-B.4.b: Public parking asphalt Figure CH-B.4.c: Staff parking asphalt Figure CH-C.4.a.1: Cedar plank lap siding Lake Elmo Municipal Facilities Space Needs Assessment page 17 Figure CH-C.4.a.2: Cedar plank lap siding Figure CH-C.4.a.3: Cedar plank lap siding Figure CH-C.4.a.4: Cedar plank lap siding Figure CH-C.4.b: Lack of flashing Figure CH-C.4.c: Cedar plank deteriorated at base Figure CH-C.4.d: Cedar plank touching roof shingles page 18 BKV Group Commission #2162.01 Figure CH-C.4.e: Sealant failed Figure CH-C.5.a.1: Vinyl windows cracking Figure CH-C.5.a.2: Vinyl windows cracking Figure CH-C.5.b: Window doesn’t latch Figure CH-C.5.c: Window perimeter sealant in poor condition Figure CH-C.5.e: Exterior hollow metal doors Lake Elmo Municipal Facilities Space Needs Assessment page 19 Figure CH-C.6.b: Lacking kickout flashing Figure CH-C.6.c: Cedar fascia against roof shingles Figure CH-C.6.d: Lack of gutters Figure CH-C.6.e: Soffit vents clogged Figure CH-D.1.b: Missing tile in Men’s Restroom Figure CH-D.3.a: Rust at hinges page 20 BKV Group Commission #2162.01 Figure CH-D.3.c: Door frame at Sheriff’s Office Figure CH-D.3.d: Scratched door paint Figure CH-D.5.b: Council dais chipping at edges Figure CH-D.5.d: Work area cabinets in poor condition Figure CH-D.5.e: Lavatory counters Figure CH-D.5.f: Break Room cabinets and countertop in poor condition Lake Elmo Municipal Facilities Space Needs Assessment page 21 Figure CH-D.6.d: Rust at bottom of partition Figure CH-G.1: Drop box too high Figure CH-G.2: No kickplate at glass entry doors Figure CH-G.3: No accessible-height counter Figure CH-G.4: Staff entry too steep Figure CH-G.5: No truncated dome detectible warnings page 22 BKV Group Commission #2162.01 Figure CH-G.6: Accessible parking striping faded Figure CH-G.9: Women’s Restroom not accessible Figure CH-G.10: Men’s Restroom not accessible Mechanical Report J. Building Description 1. The building has two zones, one is the council chambers, the other is the administrative office areas. K. Fire Protection 1. There is no fire sprinkler system installed in this building. L. Plumbing 1. Domestic Water a. A one inch water service enters the building within the mechanical room (See Figure CH-L.1). A water meter is located within 30 inches of the house electrical panel, within 12 inches of the floor. The service clearance for the water meter is currently not code compliant. This requirement is mainly due to NEC requirements for keeping clear space to the main electrical panel. Lake Elmo Municipal Facilities Space Needs Assessment page 23 2. Sanitary Sewer a. A septic system is utilized for drainage. It appears to be functional. 3. Hot Water a. A 6 gallon electric water heater is installed within the mechanical room and serves the building. All connections appear to be operational. The unit appears to be approximately 10 years old. The hot water piping was not insulated. Effort should be made to clear the area around the water heater for servicing (See Figure CH-L.3.a). b. Efficiency: According to the ASHRAE 90.1 – 2010 Energy Standard for Buildings, the following comparisons can be stated: (1) Estimated Efficiency: N/A (2) Regulatory Efficiency: 93% c. Life Expectancy: According to the latest industry information, water heaters of this type have an estimated 12-year service life. This water heater is beyond its service life. (1) Install Date: 2006 (2) Life Cycle: 12 (3) Years remaining: 1 4. Fixtures a. The bathroom fixtures are degraded. It appears that some replacements have been installed, however, a few fixtures do to not function properly (i.e. leak, squeak) and will need repair. The p-traps and drainage pipe should have protective guards installed for ADA regulatory requirements. See Figures M4 and M5 b. Life Expectancy: According to the latest industry information, plumbing fixtures have the following life cycles. (1) Faucets 20 years (2) Toilets 100 years (3) Urinals 100 years c. The faucets for the lavatories are currently malfunctioning and need to be repaired or replaced. The typical service life cycle for faucets indicate that the existing faucets are near the end of their service life. M. HVAC 1. Furnaces (Split-Systems) a. A pair of residential type natural gas fired furnaces, located in the mechanical room in the rear of the building, serve each area. The units are down-flow style and include cooling coils (D/X) which are connected to exterior air-cooled condensers. These split systems operate using refrigerant R-22. This refrigerant has recently been phased out for all new equipment and will no longer be manufactured beyond 2020. b. Both furnace units and related cooling coils where installed in 2006. The furnace units are natural-gas fired units. All unit connections are intact. Utility services are available for proper connections. See Figures M6 and M7. c. Life Expectancy: According to the latest ASHRAE Equipment Life Expectancy information, furnace units of this type have an estimated 18-year service life. (1) Install Date: 2006 (2) Life Cycle: 18 (3) Years Remaining: 7 d. Efficiency: According to the ASHRAE 90.1 – 2010 Energy Standard for Buildings, the following comparison can be stated: (1) Estimated Unit Efficiency: 92% AFUE (2) Regulatory Efficiency (90.1-2010): 80% AFUE page 24 BKV Group Commission #2162.01 2. Condensing Units (Split-Systems) a. The air-cooled condensing units (exterior), one original to the building (1986), the other newer (2006), are located under the drip edge of the roof eve in the rear of the building. The units were not level and appeared to slope with the exterior grading. These units are 4 and 3 Tons respectively. See Figures M8 and M9 b. Life Expectancy: According to the latest ASHRAE Equipment Life Expectancy information, split system units have an estimated 20-year service life. (1) Unit #1 Install Date: 1986 (2) Unit #1 Life Cycle: 20 (3) Unit #1 Years Remaining: none (4) Unit #2 Install Date: 2006 (5) Unit #2 Life Cycle: 20 (6) Unit #2 Years Remaining: 9 c. Efficiency: According to the ASHRAE 90.1 – 2010 Energy Standard for Buildings, the following comparisons can be stated: (1) Estimated Efficiency (4 Ton): 8.5 SEER (2) Estimated Efficiency (3 Ton): 8.5 SEER (3) Regulatory Efficiency (90.1 – 2010): 11.2 SEER d. Due to the phase-out of R-22 refrigerant as well as to take advantage of long-term energy cost savings, we recommend replacing both condensing units with new models having a significantly higher SEER rating. 3. The furnace units and corresponding condensing units are not sized to effectively provide tempered/ conditioned ventilation for the council chambers. According to the occupants, during times of public meetings, the room becomes uncomfortable. A brief review of the load conditions for the space identified that HVAC system for the Council Chambers is undersized. A more thorough load calculation should be completed. The space which houses the mechanical equipment currently is not adequate to house larger equipment. Some revisions of the localized mechanical space will likely be required. 4. Auxiliary Heating Systems a. Two electric baseboard radiation units in the entry vestibule and the lobby were currently not functioning. The circuit breaker panel did not indicate a specific item for fin tube radiation. The circuits should be checked for a positive connection to power. No indication of usage was apparent. b. Life Expectancy: According to the latest ASHRAE Equipment Life Expectancy information, electric baseboard has an estimated 10-year service life (1) Install Date: 2006 (2) Life Cycle: 10 (3) Years Remaining: none 5. Auxiliary Cooling Systems: a. Two IT closets are located adjacent to the restrooms and is directly connected to the central corridor. One closet is used for broadcasting and the other for communications/ server applications. Both areas are located directly under the return air duct route within the ceiling. b. Typically, IT systems are located in a room which has a dedicated cooling system. We recommend a split-system, wall mounted air conditioner be installed with a minimum of 13.0 SEER. 6. Ventilation Lake Elmo Municipal Facilities Space Needs Assessment page 25 a. An air-to-air heat exchanger serves the building and provides tempered fresh air to both furnace systems. The ductwork connections to/ from the unit are flexible duct which routes in the attic space and within the mechanical room (to the furnaces). Some ducts were not connected to the system and were open to the attic space. The unit appears to be part of the HVAC renovation (2006). The exhaust and intake openings were present, however, the distance between them was not consistent with current code requirements. b. Exhaust fans are located within the rest rooms and are connected to the air-to-air heat exchanger. The fans are switched at the entrance to the rest rooms. The units appear to be original to the building. c. Life Expectancy: According to the latest ASHRAE Equipment Life Expectancy information, ventilation fans have an estimated 20 year service life. (1) Air-To-Air X-Change Install Date: 2006 (2) Air-To-Air X-Change Life Cycle: 20 (3) Air-To-Air X-Change Years Remaining: 9 (4) Exhaust Fans Install Date: 1986 (5) Exhaust Fans Life Cycle: 20 (6) Exhaust Fans Years Remaining: none N. Energy Efficiency 1. The gas and electric meter data provided by the utility was used to determine the Energy Usage Index (EUI) for the building. According to the utility data, the current EUI is 145.9 kBtu/ft2, 18.5% worse than the median building of this type. An energy recovery ventilator (ERV) is installed, however, needs to be renovated and connected properly. The sequence of operations is not consistent with proper operation. Figure CH-L.1: Domesitc water entrance Figure CH-L.3.a: Lack of clear area around water heater page 26 BKV Group Commission #2162.01 Figure CH-L: Fixtures squeak when operated Figure CH-L: Lack of insulation at traps and valves. Figure CH-M.1.a.1: Furnace Figure CH-M.1.a.2: Furnace Figure CH-M.2.a.1: Condensing units Figure CH-M.2.a.2: Condensing units Lake Elmo Municipal Facilities Space Needs Assessment page 27 Figure CH-M.4: Auxiliary Heating System Figure CH-M.5: Auxiliary cooling system Figure CH-M.6.a.1: Ducts in mechanical room Figure CH-M.6.a.2: Ducts open to attic space Figure CH-M.6.a.3: Exhaust hoods at exterior page 28 BKV Group Commission #2162.01 Electrical Report O. Building Description 1. The electrical systems include the service, a single panel for distribution, lighting systems, and communication systems. P. Power Distribution 1. The electrical service is a pad mounted transformer on the north side of the building that feeds a 120/240V, single phase, 200 Amp panel located in the electrical room. The 200 Amp Siemens panel was installed at the time of construction in 1986 (figure CH-O.1). The panel has a 200 Amp main circuit breaker and service disconnect, 20 Amp single pole circuit breakers to feed the lighting and receptacle loads, and 30 and 40 Amp, 2-pole circuit breakers to feed the AC units. 2. Capacity a. The electrical service for the building is rated at 48 kVA. With a building area of approximately 3050 square feet, the load capacity for the building is 15.74 VA/SF. This capacity is acceptable for the expected load of a building of this type and use. 3. The electrical panel and all circuit breakers appear to be in good working condition. Panel is nearing the end of its expected service life, but there is no indication of damage or corrosion. Need for replacement of electrical panel would not be expected until long term (10+ years). Q. Emergency Power Distribution 1. There is no emergency generator. 2. Emergency egress lighting for the building is accomplished using remote head battery backup units. Not all of the units are in good working condition. During the facility assessment, it was noted that the lights did not operate when the “test” button was depressed (figure CH-P.2). It is recommended that dysfunctional units be replaced immediately. R. Lighting 1. Exterior a. Lighting for the exterior is composed of High Intensity Discharge (HID) pole fixtures and new LED downlights in the front exterior soffit. b. The poles of the exterior light fixtures are in poor condition. It is recommended that rust be removed and the poles painted to increase their lifespan. c. An HID flood light is mounted to the north face of the building for flag illumination. The flood light appears to be misaligned with the location of the flag (figure CH- Q.1.c). If the distribution of the floodlight is not wide enough to adequately light the flag, it is recommended that either the flag be taken down every day prior to sunset, or the fixture be relocated to the east such that the light covers the flag to comply with the US Flag Code. d. The exterior light fixtures are controlled by both photocell and timeclock. It was observed that the pole fixtures were turned on at a time when there was plenty of natural daylight (figure CH-Q.1.d). It is recommended that the control for the pole lights be calibrated such that the fixtures remain turned off during daylight hours in the near term (0-5 years). 2. Interior a. General lighting for the interior spaces is composed of surface mounted fluorescent troffers. All interior lighting control consists of line voltage toggle switches. Lake Elmo Municipal Facilities Space Needs Assessment page 29 b. Efficiency of the interior lighting system could be improved by retrofitting all fluorescent fixtures with LED lamps and adding occupancy sensors to appropriate spaces. S. Systems, Safety, and Security 1. Telephone/Data a. Telephone service enters the building into the electrical room where it is terminated. The data and telephone infrastructure appear to be in good working condition and need for replacement or repair is not expected until long term (10+ years). 2. Fire alarm a. There was no fire alarm system (horns, strobes, etc.) observed in the building. Figure CH-O.1: Main distribution panel Figure CH-P.2: Emergency lighting not working page 30 BKV Group Commission #2162.01 Figure CH-Q.1.c: Misaligned flag light Figure CH-Q.1.d: Exterior light pole Lake Elmo Municipal Facilities Space Needs Assessment page 31 Facility Assessment – Public Works The Public Works facility is located at 3400 Ideal Avenue. It is comprised of a 14,739 square foot main building with offices and shop area, a 1,488 square foot salt shed, a water tower, and a 375 square foot fuel shed. The site is slightly less than 7.5 acres. The facility was built in 2006. Architectural Report A. Building Description 1. The building is a pre-engineered metal structure with steel bents, metal roof, and metal wall panels contributing to the structural stability. The base of the walls is clad with rockface concrete block veneer. The office areas are located north of the main shop, with a private office, and open office/ gathering/ break area, two single user restrooms, a janitor closet, a mechanical room, and lockers lining the corridor. There is a wash bay south of the main shop. B. Site 1. Topography a. The site is screened from the highway on the south side and from the septic field on the east side by berms. b. There is a large detention area north of the building 2. Storm Water Drainage page 32 BKV Group Commission #2162.01 a. Storm water flows across the site to the detention basin on the north side of the property. There are spots of ponding in the materials yard. 3. Access and Egress a. The site is accessed via a long drive extending north from the northwest corner of the property. 4. Paving and concrete a. The front parking lot paving is in good condition, but with some large cracks. We recommend repairing the cracks and sealcoating within two years (Figure PW-B.4.a). b. The only curbs on site are at around the front man door and front overhead door. They are in excellent condition. c. There are no curbs at the perimeter of most of the asphalt paving. This results in water ponding along the boundary of the pad, but there is no evidence of extra settlement. (Figure PW-B.4.c). d. The sidewalk outside the public entrance is in serviceable condition. The surface of the concrete has pitted and spalled due to improper curing and a decade of deicing salts. We anticipate replacement being necessary within ten years (Figure PW-B.4.d). 5. Landscaping and Appurtenances a. The limited plantings on site are in good condition. b. The chain link fence around the materials yard is in good condition. c. The motorized gate is reported to be in good condition. d. The flagpole and monument sign are in good condition. e. The salt shed is in good condition (Figure PW-B.5.e). 6. Recreational Facilities a. The exterior picnic table is in good condition. 7. Utilities a. Water (1) Domestic water entrance was not observed. b. Electricity (1) The electrical transformer is located north of the office areas. (2) The standby generator is located north of the office areas. (3) The electric meter and service entrance is located inside the building on the north wall of the mechanical room. c. Natural Gas (1) Gas enters the building on the north wall. d. Sanitary Sewer (1) The building is served by a septic system with a septic field east of the building. e. Storm Sewer (1) There is no storm sewer piping on site except culverts underneath vehicle driveways. f. Communications (1) Communications enter the building from the north side. C. Structural Frame and Exterior Enclosure 1. Foundation a. The foundation system appears to be in satisfactory condition, as there is no evidence of building settlement. 2. Slab-on-grade Lake Elmo Municipal Facilities Space Needs Assessment page 33 a. The concrete floor slab is in excellent condition. 3. Superstructure a. The building is supported by a pre-engineered steel frame. Visible components are in excellent condition (Figure PW-C.3.a). b. The mezzanine is suspended from the steel frame and is in excellent condition. 4. Exterior walls a. The main cladding material is vertical metal wall panels with exposed fasteners, which is part of the pre-engineered metal building system. b. The exterior wainscot is rockface concrete block veneer. It is in generally good condition with some exception noted below (1) There is a crack in the block at the corner near the public entry (Figure PW- C.4.b.1). (2) The block at the top of the wainscot at the front overhead door is shattered. We recommend immediate repair to prevent water from entering the wall cavity (Figure PW-C.4.b.2). (3) The rain dripping off the flashing at the top of the wainscot is impacting the level top of the metal flashing protecting the insulation at the bottom of the wainscot and splashing up onto the block, leading to increased degradation and the growth of lichens and molds (Figure PW-C.4.b.3). We recommend adjusting the flashing to provide positive drainage. c. The building signage finish is wearing off. We recommend replacement, although paint might extend the life of the lettering (Figure PW-C.4.c). d. The sealant between the base of the wall and the concrete sidewalk is failing (Figure PW-C.4.d). We recommend replacement within two years. e. The sealants between the interior floor slab and the exterior concrete aprons at the overhead doors is failing (Figure PW-C.4.e). We recommend replacement within two years. f. There is no sealant at conduit penetrations of the exterior wall. We recommend adding this sealant to prevent water intrusion into the wall cavity (Figure PW-C.4.f). g. The metal flashing covering the insulation at the base of the wall is ripped and dented in many locations. The insulation cannot withstand long term exposure to UV light, but localized failure is acceptable (Figure PW-C.4.g). h. The control joint sealant in the concrete block wainscot has failed. We recommend replacement (Figure PW-C.4.h). 5. Windows and Doors a. The bottom panel of the overhead doors is beginning to rust (Figure PW-C.5.a). We recommend removing the rust and repainting to extend the lifespan of the doors. b. The wood applied to the overhead doors to create the appearance of a barn is too heavy for the openers. We recommend removal. c. The weatherstripping around the front overhead door is damaged. We recommend replacement (Figure PW-C.5.c1). d. The paint on the hollow metal doors and frames is scraped off in places (Figure PW- C.5.d). We recommend painting to extend the lifespan of the doors. e. The latch pin at the exterior man doors with panic hardware is corroded. We recommend maintenance (Figure PW-C.5.e). f. The windows into the office area are in good condition. g. The clerestory windows at the top of the shop were inaccessible and not reviewed. 6. Roof page 34 BKV Group Commission #2162.01 a. The building has a sloped metal roof. It appears to be in excellent condition from visible examination from ground level. Previous leaks are reported to have been fixed. b. The prefinished metal soffit panels are in excellent condition. There is one panel out of place on the west elevation (Figure PW-C.6.b). D. Interior Elements 1. Flooring a. The vinyl composition tile in the front lobby and front office is in good condition. b. The vinyl composition tile in the open office/ break/ gathering area is in poor condition. We recommend replacement within two years (Figure PW-D.1.b). c. The ceramic tile in the restrooms is in serviceable condition, with significant staining at the grout joints. 2. Walls a. The prefinished metal panels are in excellent condition. b. The painted masonry walls are in good condition. c. The ceramic tile wainscot in the restrooms is in good condition. d. The painted gypsum board walls are in good condition. (1) In the bathroom off the open office area, the wallboard is being replaced due to damage from the now repaired roof leak (Figure PW-D.2.d.1). 3. Doors and Windows a. The transaction window is in excellent condition. b. The interior doors are in good condition. 4. Ceilings a. The suspended ceiling tiles in the office areas are in good condition except where stained due to leaks (Figure PW-D.4.a). We recommend replacing the stained tiles. 5. Casework a. The transaction counter is damaged where impacted by the handle of the adjacent door (Figure PW-D.5.a). b. The countertop and cabinets at the break room are in good condition (Figure PW- D.5.b). 6. Equipment a. The refrigerator, microwave, and oven in the break area are in good condition. b. The lockers are in excellent condition (Figure PW-D.6.b). E. Vertical Transportation 1. There is a steel grating stair providing access to the mezzanine. It is in good condition. F. Building Code Issues 1. No building code violations were noticed. G. Accessibility Code Issues 1. There is no accessible parking space (Figure PW-G.1). We recommend adding an accessible stall with signage and striping. 2. There is no accessible route on the site that is protected from vehicle use with a curb or truncated domes (Figure PW-G.2). We recommend adding truncated domes. 3. The front transaction window does not have a lowered section of counter for use by someone in a wheelchair (Figure PW-G.3). Lake Elmo Municipal Facilities Space Needs Assessment page 35 H. Health and Safety Issues 1. No health and safety issues were noted. I. Functionality Issues 1. The mezzanine space is inconvenient to use because the stairs are located far away from the workspaces of the people who access it. 2. There is insufficient space for making repairs to water meters. 3. The height of the space leads to stratified air, which increases heating costs. 4. The salt shed is undersized. 5. The wood applied to the overhead doors to create the appearance of a bar is too heavy for the openers. 6. There is insufficient gathering space for staff. 7. There is insufficient locker room space for staff. Figure PW-B.4.a: Cracks in pavement Figure PW-B.4.c: Lack of curbs Figure PW-B.4.d: Pitting and spalling at sidewalk Figure PW-B.5.e: Salt shed page 36 BKV Group Commission #2162.01 Figure PW-C.3.a: Steel structure Figure PW-C.4.b.1: Crack in wainscot Figure PW-C.4.b.2: Broken block Figure PW-C.4.b.3: Water splashing back onto block Figure PW-C.4.c: Finish at signage Figure PW-C.4.d: Sealant between wall and concrete failing Lake Elmo Municipal Facilities Space Needs Assessment page 37 Figure PW-C.4.e: Sealant between apron and slab failing Figure PW-C.4.f: No sealant at conduit penetrations Figure PW-C.4.g: Dents and tears at base flashing Figure PW-C.4.h: Control joint sealant has failed Figure PW-C.5.a: Rust at bottom of overhead door Figure PW-C.5.c: Damaged weatherstripping page 38 BKV Group Commission #2162.01 Figure PW-C.5.d: Paint at hollow metal doors and frames is scratched Figure PW-C.5.e: Corrosion at latch pin Figure PW-C.6.b: Missing soffit panel Figure PW-D.1.b: VCT at office areas is worn Figure PW-D.2.d.1: Repair in restroom Figure PW-D.4.a: Stained ceiling tiles Lake Elmo Municipal Facilities Space Needs Assessment page 39 Figure PW-D.5.a: Damaged transaction counter Figure PW-D.5.b: Break counter and cabinets Figure PW-D.6.b: Lockers in corridor Figure PW-G.1: No accessible parking Figure PW-G.2: No truncated dome detectible warnings Figure PW-G.3: No transaction counter at wheelchair height page 40 BKV Group Commission #2162.01 Mechanical Report J. Building Description 1. The overall usage of the building is for housing and maintenance of public works vehicles. The building is divided into two main zones – the office areas and the shop areas. K. Fire Protection 1. There is no fire protection system installed. L. Plumbing 1. Water Heater a. The water heater located in the utility room (2006) is operational. The unit is a natural gas fired. There are no indications of any leaks (Figure PW-L.1.a). b. Life Expectancy: According to the latest ASHRAE Equipment Life Expectancy information, water heaters of this type have a 10 year service life. (1) Install Date: 2006 (2) Life Expectancy: 10 (3) Years Remaining: none c. Efficiency: According to the ASHRAE 90.1 – 2010 Energy Standard for Buildings, the following comparisons can be stated: (1) Estimated Efficiency: 80% AFUE (2) Regulatory Efficiency: 80% AFUE d. There was no hot water recirculation pump installed. There was no insulation applied to the hot water piping. Although this is not a requirement, the insulation will aid with providing hot water to the showers and lavatories. We recommend installing an in- line booster pump hot and water return line back to the water heater. Provide a balancing valve and required insulation. 2. Sanitary Drain a. It was reported that the sanitary waste line froze last winter and eventually thawed due to warmer weather. Upon reviewing the plumbing plans, the sanitary waste exits the building above the typical frost depth. Portions of the drainage system could be compromised permanently. 3. Plumbing Fixtures a. The sanitary waste piping for the Unisex Rest Room had some corrosion present on the lavatory drain (Figure PW-L.3.a). b. Hard water has created stains on the porcelain of the lavatory. This issue is cosmetic. M. HVAC 1. Furnace a. A natural gas-fired residential style furnace serves the Administrative office areas (1,575 sq. ft.). The unit is in good condition and was installed when the building was built (Figure PW-M.1.a). b. Life Expectancy: According to the latest ASHRAE Equipment Life Expectancy information, furnace units of this type have an estimated 18-year service life. (1) Install Date: 2006 (2) Life Expectancy: 18 (3) Years Remaining: 7 Lake Elmo Municipal Facilities Space Needs Assessment page 41 c. Efficiency: According to the ASHRAE 90.1 – 2010 Energy Standard for Buildings, the following comparisons can be stated: (1) Estimated Efficiency: 92.3% AFUE (2) Regulatory Efficiency: 80% AFUE d. Upon observation of the utility connections, the combustion air pipe was disconnected from the concentric vent (Figure PW-L.1.d). It may be a result of ice which slides off the roof and may eventually dislodge the flue piping entirely. This is a life safety hazard and must be fixed immediately. The roof above the mechanical/ utility room is a metal standing seam roof that is situated below an even larger standing seam roof. The chance of sliding snow or ice damaging the flue piping is high. We recommend the installation of a diverter plate within six months to force ice sheets and snow to either side. 2. Condensing Unit a. The Condensing Unit (ACCU-1), which serves the furnace and corresponding cooling coil, is installed just outside the utility room on a concrete pad. The condenser utilizes refrigerant R-410a, which is compliant with current federal standards. The placement of the unit as it relates to the drip edge of the roof is suspect. We recommend adjusting the location of the condensing unit so it is not in the dripline from the roof (Figure PW- M.2.a). b. Life Expectancy: According to the latest ASHRAE Equipment Life Expectancy information, split system units have an estimated 20-year service life. (1) Install Date: 2006 (2) Life Expectancy: 20 (3) Years Remaining: 9 c. Efficiency: According to the ASHRAE 90.1 – 2010 Energy Standard for Buildings, the following comparisons can be stated: (1) Estimated Efficiency: 12.5 SEER (2) Regulatory Efficiency: 11.2 SEER 3. Make Up Air a. Make-Up Air Unit MAU-1 is a 100% OA unit which serves the garage area (9,320 sq. ft.) and is currently operational (Figure PW-M.3.a). The control panel, located in the space, has an operational sequence based upon winter-summer operation. The user initiates the operation via timer (dial). The unit operates the burner via discharge air temperature set-point. (1) Code Related issue: The make-up air unit is recommended to have an override circuit installed which is energized by a gas detection system. The gas detection system will automatically engage the make-up air unit to operate if CO and NO2 levels go beyond the limit (ppm). b. Make-Up Air Unit MAU-2 and the corresponding exhaust system EF-1 serves the vehicle wash area (827 sq. ft.) and is currently operational (Figures PW-M.3.b.1 and PW- M.3.b.2). The control panel, located adjacent to the space, has an operation sequence based upon winter-summer operation. The user initiates the operation via timer (dial). The unit operates the burner via discharge air temperature set-point. c. Life Expectancy: (1) MAU-1 Install Date: 2006 (2) MAU-1 Life Expectancy: 30 (3) MAU-1 Years Remaining: 19 (4) MAU-2 Install Date: 2006 (5) MAU-2 Life Expectancy: 30 page 42 BKV Group Commission #2162.01 (6) MAU-2 Years Remaining: 19 (7) EF-1 Install Date: 2006 (8) EF-1 Life Expectancy: 20 (9) EF-1 Years Remaining: 9 d. Efficiency: both make-up air units are direct fired and have an estimated efficiency of 100% 4. Ductwork a. Generally, ductwork throughout the facility is in good condition except as noted below. (1) The ductwork accessories and supports for the ductwork within the vehicle wash area were corroded and should be replaced. The flexible duct connection is badly corroded (Figure PW-M.4.a.1). 5. Auxiliary Heating Systems a. Infrared unit heaters are located throughout the facility. They all appear to be functional (Figure PW-M.5.a). These units serve the maintenance areas with additional heat when the Make-Up Air Unit is not operating. It was observed that some thermostats were not readily accessible. b. Life Expectancy: (1) Install Date: 2006 (2) Life Expectancy: 25 (3) Years Remaining: 14 c. Efficiency: According to the ASHRAE 90.1 – 2010 Energy Standard for Buildings, the following comparisons can be stated: (1) Estimated Efficiency: 81% AFUE (2) Regulatory Efficiency: 80% AFUE d. The building has a very high central roof atrium that allows warm air to rise away from staff members. Currently, no circulation fans are installed. We recommend installing air circulation fans to allow the heat provided by the make-up air unit to more effectively control air temperature at the occupied zone near the floor slab (Figure PW-M.5.d). e. Currently, the tempered air is simply exhausted. A more thorough ventilation design that recaptures some energy from the exhausted air is recommended (Figure PW- M.5.e). N. Energy Efficiency 1. The gas and electric meter data provided by the utility was used to determine the Energy Usage Index (EUI) for the building. According to the utility data, the EUI was 158.4 kBtu/ft2. This number is higher than the expected normal range. Since this building has a vehicle wash with a hot water pressure washer, a higher energy usage can be expected. Some other operational patterns may contribute to the overall energy usage. The thermostats for the infrared heaters were not accessible. Using the infrared heaters for controlling the temperature of the space from 0 to 6 ft. above the floor is a preferred method for this type of building. The structure of the building has a high vaulted ceiling with clerestory windows, creating a heat pocket. Some paddle fans placed within the ceiling would help circulate the heated air downward and will reduce energy consumption. Additionally, a CO and NO2 gas detection system will reduce the energy consumption by automatically operating the make-up air unit when necessary. Lake Elmo Municipal Facilities Space Needs Assessment page 43 Figure PW-L.1.a: Water heater Figure PW-L.3.a: Corrosion at lavatory piping Figure PW-M.1.a: Furnace Figure PW-L.1.d: Combustion air pipe disconnected Figure PW-M.2.a: Condensing unit below drip line Figure PW-M.3.a: MAU-1 page 44 BKV Group Commission #2162.01 Figure PW-M.3.b.1: MAU-2 Figure PW-M.3.b.2: MAU-2 Figure PW-M.4.a.1: Corroded ductwork at vehicle wash Figure PW-M.5.a: Radiant heater Figure PW-M.5.d: Tall ceiling space leading to stratified air Figure PW-M.5.e: Exhaust with no energy recovery Electrical Report Lake Elmo Municipal Facilities Space Needs Assessment page 45 O. Building Description 1. The electrical systems include the service, distribution equipment (panels and dry-type transformers), an emergency power system, lighting systems, and communication systems. P. Power Distribution 1. The electrical service is a pad mounted transformer on the west side of the building that feeds a 277/480V, three phase, 400 Amp ASCO automatic transfer switch (ATS) with a service disconnect located in the electrical room (Figure PW-O.1). The ATS feeds Panel D, which is a 277/480V, 400 Amp Square D distribution panel feeding the following loads: a. 277/480V, 150 Amp Square D lighting panel, LP4. b. 2. A 75 kVA transformer feeding 120/208V, 225 Amp Square D panels LP-2A and LP- 2B. c. Exhaust Fans d. Make Up Air Units e. Power Gates 2. Capacity a. The electrical service for the building is rated at 332 kVA. With a building area of approximately 14900 square feet, the load capacity for the building is 22.28 VA/SF. This capacity is acceptable for the expected load of a building of this type and use. 3. All electrical panels and breakers were installed during the original construction (2006) and are well within the expected service life. They appear to be in good condition with no indication of damage or corrosion. Q. Emergency Power Distribution 1. There is an exterior Generac 200 kW diesel generator backing up the entire facility. It has a 200 Amp GE circuit breaker protecting the feeders serving the ATS. 2. The generator is older than the Public Works facility. A date of 1990 was found on the label for the circuit breaker (Figure PW-P.2). Even though the generator is approaching the end of its expected service life, it appears to be in good working condition, and the owner confirmed that it is routinely tested per manufacturer recommendations. There is no expected need for replacement of generator until long term (10+ years). 3. Emergency egress lighting for the building is accomplished using remote head battery backup units. Units appear to be very old and not all the units are in good working condition. During the facility assessment, it was noted that the lights did not operate when the “test” button was depressed (Figure PW-P.3). There is a generator backing up the lighting for the building, but because the generator services the entire building without a separate ATS for life safety, the battery backup units are still required. It is recommended that dysfunctional units be replaced immediately. R. Lighting 1. Exterior a. Lighting for the exterior is composed of High Intensity Discharge (HID) pole fixtures and incandescent wall mounted fixtures at exterior doors. b. Many of the lamps for the wall fixtures are either missing or broken (Figure PW-Q.1.b). It is recommended that these lamps be replaced with LED retrofits in the near term (0- 5 years) c. The grilles for the step lights at the man doors are rusting (Figure PW-Q.1.c). It is recommended that these be replaced in the near term. page 46 BKV Group Commission #2162.01 2. Interior a. General lighting for the interior spaces is composed of recessed fluorescent troffers in the offices and fluorescent high bay fixtures in the bay. Interior lighting control consists of a combination of occupancy sensors and switches. b. Efficiency of the interior lighting system could be improved by retrofitting all fluorescent fixtures with LED lamps. S. Systems, Safety, and Security 1. Telephone a. Telephone service enters the building into the electrical room where it is terminated. The data and telephone infrastructure appear to be in good working condition with no signs of damage or corrosion. 2. Fire Alarm a. There was no fire alarm system (horns, strobes, etc.) observed in the building. Figure PW-O.1: ATS with service disconnect Figure PW-P.2: Backup generator Figure PW-P.3: Emergency lighting not working Figure PW-Q.1.b: Broken bulb at exterior fixture Lake Elmo Municipal Facilities Space Needs Assessment page 47 Figure PW-Q.1.c: Rusted grille at step light page 48 BKV Group Commission #2162.01 this page intentionally left blank Lake Elmo Municipal Facilities Space Needs Assessment page 49 Facility Assessment – Fire Station #1 Fire Station #1 is located at 3510 Laverne Ave N. It is 4,624 square feet and is located on an ~0.5 acre lot. It was built in 1957 and has been added onto twice, the most recent time in 1979 when the ladder truck bay and kitchen were added to the west side. There were originally three vehicle bays. A fourth bay was added to the south but has been converted into a training room. An additional bay for a ladder truck was added in 1979. Parking is located south of the building and the public entry door is on the east side. A Note on Facility Assessments for Fire Stations: Firefighters are at significantly higher risk than the general population to develop cancer (21% higher colon cancer risk, 32% higher brain cancer risk, 39% higher skin cancer risk, 102% higher testicular cancer risk, etc.). This risk is a direct result of their volunteer activities – they are frequently exposed to highly toxic and carcinogenic compounds at the fireground (arsenic, benzene, acrylonitrile, polycyclic aromatic hydrocarbons, etc.), and they bring those compounds back to the fire station on every hose, ladder, fire truck, and piece of personal protective equipment that was anywhere near the fire. In addition, operating diesel fire trucks inside the fire station every day for years has resulted in massive amounts of diesel particulates to permeate the apparatus bay (one large study showed a typical apparatus bay has 16x above EPA Standards). Both the fireground toxins and the diesel particulates are so small that they hang suspended in the air for long periods of time, so the risk does not go away between calls but rather is consistent every time the apparatus bay is entered. Apparatus Bays are not a safe place to work, not a safe place to store equipment and supplies (especially absorptive materials like paper products), and not a safe place to walk through to gain access to adjoining spaces. Any adjoining space that is not properly protected through air pressure differentials and air locks also becomes contaminated. The increased risk of cancer becomes a major factor in evaluating the functionality of a fire station, and it will be covered in detail in section I. Architectural Report A. Building Description 1. The building is constructed of concrete block walls, with brick veneer on the east façade and 4” concrete block veneer on the north, west, and south sides. The roof is low slope supported by steel joists and is broken into three areas corresponding to the three construction phases. B. Site 1. Topography a. The site has only minor topography. 2. Storm Water Drainage a. Storm water sheets flows from the site to storm sewer grates in the street. b. The north downspout on the west side is missing a splashblock. c. The splashblock below the downspout on the north side is not pitched away from the building, allowing water to drain back down the face of the foundation. 3. Access and Egress a. The parking lot is accessed from the alley on the west side only. The east access point into the parking lot was eliminated because it was being used as a shortcut. Currently, only the east-facing apparatus bays can exit onto Laverne Street, but people unfamiliar with the building are entering from the response apron and driving page 50 BKV Group Commission #2162.01 over the paved front yard to access parking. We recommend additional signage to direct drivers to the rear alley. 4. Paving and concrete a. The asphalt parking area is in excellent condition. b. The concrete apron outside the ladder truck bay is severely cracked. We recommend replacement within 6 months. c. The front apparatus apron concrete is in good condition. 5. Landscaping and Appurtenances a. The rear grass yard has not recovered from construction work on the adjacent streets. b. The flagpole is rusting. We recommend scraping off rust and re-painting. 6. Recreational Facilities a. Not applicable. 7. Utilities a. Water (1) Domestic water entrance was not observed. b. Electricity (1) The electrical transformer is pole mounted north of the building. (2) The service entrance and electric meter are on the north wall of the building. c. Natural Gas (1) Gas enters the building on the north wall, towards the east side d. Sanitary Sewer (1) The routing of sanitary sewer could not be determined. e. Storm Sewer (1) There is no storm sewer piping on site. f. Communications (1) Communications enter the building from the north side. C. Structural Frame and Exterior Enclosure 1. Foundation a. The foundation system appears to be in satisfactory condition, as there is no evidence of building settlement. 2. Slab-on-grade a. Where visible, the concrete floor slab has major cracking. It is still serviceable. The cracks make it impossible to completely clean the facility of fireground toxins or bacteria from medical calls. We recommend sealing the cracks with a high-quality traffic sealant. 3. Superstructure a. The building is supported on masonry bearing walls and has a steel joist roof structure with metal roof deck. 4. Exterior walls a. The bricks on the east elevations are in good condition. b. The exposed concrete block on the north, west, and south sides is in good condition except for a few areas. (1) The painted concrete block around the window on the south side is peeling. We recommend re-painting within six months to protect the block. (2) The painted concrete windows sills on the west elevation have lost paint in certain areas. We recommend re-painting within six months to protect the block. Lake Elmo Municipal Facilities Space Needs Assessment page 51 (3) The concrete block at the base of the wall near the side entrance door is crumbling. This is likely due to free-thaw cycles of water trapped between the sidewalk and the wall. We recommend repairing the block with concrete and sealing the joint between the sidewalk and the wall within six months. If necessary, remove and replace the concrete sidewalk to pitch away from the building. (4) There is a major crack in the masonry at the man door into the truck bay that resulted from an impact. It appears to have been repaired properly, but should be painted to protect from moisture infiltration. (5) Where the rainwater leader and downspout discharges at the north side of the building, water has splashed back against the wall and damaged the concrete block. We recommend pitching the splashblock away from the building and patching/painting the damaged block. c. The area of wall that has been infilled with fiber-cement lap siding is in good condition. The backup wall consists of air barrier, sheathing, studs, and insulation. The fiber cement is in good condition. d. The sealant joint between the exterior wall and the concrete sidewalk on the south side of the building is failing. We recommend replacement within two years. 5. Windows and Doors a. There are dents and scratches in the finish of the three front overhead doors. They are in otherwise good condition. b. The glass windows in the overhead doors are in good condition. c. The paint at the bottom of the overhead door at the ladder truck bay peeling. We recommend painting to protect the door. d. The steel angles protecting the brick at the ladder truck overhead door jambs are rusting. We recommend cleaning off the rust and re-painting. e. The steel corner bollards at the front apparatus doors are in good condition. f. The steel angle at the sill of the south overhead door in the main apparatus room rusted away and had to be removed. The concrete was damaged by the process and patched. g. The hollow metal man doors and frames are showing signs of rust where the paint has scratched off. We recommend scraping loose rust and re-painting. h. The hinges at the man door into the ladder truck bay are rusting. We recommend replacement with non-ferrous hinges. 6. Roof a. The building has a low-slope roof approximately 20 years old. It was not accessible and was not reviewed. b. The prefinished metal parapet caps/ roof edge flashings are in excellent condition. c. The original building roof drains into a roof drain and a conductor head and downspout that outlet on the north elevation. The training room roof drains into a conductor head and downspout on the south side of the building. The ladder truck addition drains into two conductor heads with downspouts on the west elevation. D. Interior Elements 1. Flooring a. The carpet in the training room and the chief’s office is heavily worn and should be replaced within two years. b. The ceramic tile floor in the open office area is in good condition. c. The quarry tile in the restrooms is in good condition. d. The mosaic tile in the radio room and kitchen is in good condition. page 52 BKV Group Commission #2162.01 2. Walls a. The painted masonry is in excellent condition. (1) The paint at the bottom of the walls between the bay doors has peeled off. We recommend re-painting to protect the block. (2) The paint adjacent to the range has been burned and should be scraped off and re-painted. (3) The masonry above the side entry door has cracked. This is likely the result of minor building movement and the lack of a control joint. We recommend sealing the crack. b. The painted wood-look paneling in the training room is in decent condition. c. The wood-look paneling in the Chief’s Office is in decent condition. 3. Doors and Windows a. The interior of the public entry door is peeling and should be re-painted. b. The windows between the offices and the truck bay are showing signs of wear. We recommend stripping and staining or removing the windows and infilling with concrete masonry. c. The window between the radio room and the main apparatus room is in good condition. d. The overhead door operators are reported to be in good condition. 4. Ceilings a. The ceiling tiles in the training room are sagging. b. The painted gypsum board ceilings are in good condition. 5. Casework a. The build in worksurface in the radio room is in decent condition. b. The countertops in the kitchen are in decent condition. The cabinets in the kitchen are nearing the end of their service life and should be replaced within five years. 6. Equipment a. The projection screen in the training room is in good condition. b. The icemaker in the ladder truck bay is in good condition. c. The flammable storage cabinet is in good condition d. The Gear-Grid wall-mounted turnout storage racks are in good condition. e. The Gear-Grid hose drying rack is in good condition. f. The Gear-Grid mobile hose storage rack is in good condition. g. The Craftsman workbench is in good condition. h. The washer-extractor is reported to be in good condition. i. The combination dryer is reported to be in good condition. j. The Bauer SCBA air compressor, cascade, and fill station are tested and certified each year and are in good condition. k. The ceiling fans are in good condition. l. The range and coffee maker are nearing the end of their service life and should be replaced within two years. m. The popcorn machine, microwave, refrigerator, hot dog roller, and pizza oven are in decent condition. E. Vertical Transportation 1. There is a retractable ladder and ceiling hatch for access to the mezzanine storage area. It is in good condition. 2. The ladder to a mezzanine area above the kitchen is wobbly. Lake Elmo Municipal Facilities Space Needs Assessment page 53 F. Building Code Issues 1. The training room has a capacity of more than fifty people, so the exit doors need to be equipped with panic hardware. G. Accessibility Code Issues 1. There are no truncated dome detectable warning strips where the sidewalk crosses the front apparatus apron. 2. The men’s restroom is not accessible. The door is too narrow, the lavatory supply and waste valves are unprotected, the lavatory faucet requires twisting of the wrist, the flush control is on the wrong side of the toilet tank, the toilet seat height is too low, there is insufficient maneuvering clearance around the toilet, the mirror is mounted too high, and there are no grab bars. 3. The women’s restroom is not accessible. The door is too narrow, the lavatory supply and waste valves are unprotected, the lavatory faucet requires twisting of the wrist, the flush control is on the wrong side of the toilet tank, the toilet seat height is too low, there is insufficient maneuvering clearance around the toilet, the mirror is mounted too high, and there are no grab bars. 4. Doors throughout the facility have knob hardware instead of lever hardware. H. Health and Safety Issues 1. There is insufficient space to fit fire apparatus comfortably within the building. The apparatus is parked very close to the rear walls, very close to the side walls, and very close to other apparatus. These proximities increase the risk that a firefighter will be injured by moving apparatus, whether it is backing into the station or whether it is responding while firefighters are getting onto the adjacent rig. We typically recommend that our clients move all equipment stored along the side of the apparatus bays to another location. In this instance, there is no alternative location without building a significant addition. 2. The downspout from the training room roof discharges onto the sidewalk near the side entry door. This can create slippery conditions. 3. The overhead doors do not meet the provisions of UL325 because they do not have a photoeye within 6” of the floor. I. Functionality Issues 1. Site wayfinding is difficult because the main door has no signage. 2. The Chief’s office is too small to handle personnel issues with privacy. 3. The training room is too small and improperly equipped to accommodate modern fire training functions. This may lead to problems complying with NFPA 1720. 4. There is only one floor drain in the apparatus bays. This creates slip and fall hazards after returning from calls on a rainy day or while cleaning the apparatus. 5. There is poor separation between the “clean” areas of the station and the areas that are expected to have fireground toxins and diesel particulates suspended in the air. Each of these issues exposes everyone who enters the station to carcinogenic chemicals. a. The kitchen opens directly onto the apparatus bay floor, exposing the counters and food preparation equipment to fireground toxins. b. The training room opens directly onto the apparatus floor, allowing fireground toxins and diesel particulates to waft into the room and get tracked into the carpet. c. The restrooms open off the apparatus bays, forcing people to enter a contaminated space every time they must use the facilities. page 54 BKV Group Commission #2162.01 d. The HVAC systems are located in the apparatus bays, creating significant cross contamination issues between clean and dirty spaces. 6. The floor drains in the ladder truck bay are centered in the room and not on the overhead door, so the truck rests at a 1 percent slope when parked. This causes long- term damage to the suspension and will cause the ladder truck to need replacement early. 7. There is insufficient space for the maintenance shop. This may lead to problems complying with NFPA 1737. 8. There is insufficient space for storage of hoses, extra turnout gear, hoses, paper products, etc. These items are then stored in the apparatus bay where they are exposed to fireground toxins and diesel particulates. 9. There is no dedicated space for turnout gear lockers that can segregate them from the remainder of the building. This is a violation of NFPA 1937. 10. There is insufficient space for decontamination equipment. This can result in incomplete cleaning or in injuries during the cleaning process. 11. There is no separate cleaning equipment for the apparatus bays and the business areas. This results in the mops being used to clean fireground toxins and diesel particulates from the apparatus bay floor to be used in the remainder of the station, exposing everyone who enters the station to carcinogenic chemicals. 12. There is no space for strength and cardiovascular training in the fire station. A properly equipped physical training room is a key part of compliance with NFPA 1583. 13. There are no functional showers in the facility. To reduce the risk of cancer, firefighters exposed to fireground toxins are expected to shower within one hour of returning from a call to remove the hazardous chemicals from their skin (skin absorption of carcinogens increases 400% for each 5 degree elevation in skin temperature). If showers are not provided at the station, the firefighters are delayed in showering because they are cleaning equipment and restocking the apparatus. In addition, firefighters sit in their personal vehicles and enter their private homes, exposing everyone in their family to carcinogenic compounds until every surface they touch or sit on has been decontaminated. Figure FS1-B.2.b: Missing splashblock Figure FS1-B.2.c: Ineffective splashblock Lake Elmo Municipal Facilities Space Needs Assessment page 55 Figure FS1-B.4.b: Cracked concrete apron Figure FS1-B.5.b: Rust at flagpole Figure FS1-C.2.a: Cracking at floor slab Figure FS1-C.4.b.1: Peeling paint by windows Figure FS1-C.4.b.2: Missing paint at sill Figure FS1-C.4.b.3: Cracked block at base of wall page 56 BKV Group Commission #2162.01 Figure FS1-C.4.b.4: Crack at man door into truck bay Figure FS1-C.4.b.5: Damage to block from water splashing Figure FS1-C.4.d: Failing sealant at base of wall Figure FS1-C.5.a: Damage to overhead door Figure FS1-C.5.c: Peeling paint at bottom of overhead doors Figure FS1-C.5.f: Steel sill removed Lake Elmo Municipal Facilities Space Needs Assessment page 57 Figure FS1-C.5.g: Scratched paint at man doors Figure FS1-D.1.a: Worn carpet Figure FS1-D.2.a.1: Paint damaged at base of wall Figure FS1-D.2.a.2: Damaged paint at range Figure FS1-D.2.a.3: Crack in masonry above side door Figure FS1-D.3.a: Peeling paint at doors page 58 BKV Group Commission #2162.01 Figure FS1-D.3.b: Damage at interior windows Figure FS1-D.5.b: Cabinets at end of service life Figure FS1-E.2: Ladder not secure Figure FS1-G.1: No truncated dome detectible warnings Figure FS1-G.2: Men’s Restroom not accessible Figure FS1-G.3: Women’s Restroom not accessible Lake Elmo Municipal Facilities Space Needs Assessment page 59 Figure FS1-G.4: Door hardware not accessible Figure FS1-H.1: Insufficient space in apparatus bays Figure FS1-H.3: Overhead doors do not meet UL325 Figure FS1-I.6: Ladder truck parked at angle Mechanical Report J. Building Description 1. In general, the heating, ventilation and air conditioning (HVAC) system are in fair condition. There are some issues relating to required ventilation for the apparatus bays and the kitchen/ break room. The overall usage of the facility is mainly for housing and maintenance of emergency vehicles. K. Fire Protection 1. There is no fire protection system installed. L. Plumbing 1. In general, the plumbing systems within the building are in fair to poor condition mainly due to their age and overall service life. 2. Water Heater page 60 BKV Group Commission #2162.01 a. A 40-gallon water heater, located in the Women’s restroom, serves the entire building. No recirculation pump is installed. The water heater is over 25 years old and beyond its service life (Figure FS1-L.2.a). b. Life Expectancy: According to the latest ASHRAE Equipment Life Expectancy information, water heaters of this type have a 10-year service life. (1) Install Date: 25+ years ago (2) Life Expectancy: 10 (3) Years Remaining: none c. Efficiency: According to the ASHRAE 90.1 – 2010 Energy Standard for Buildings, the following comparisons can be stated: (1) Estimated Efficiency: 80% AFUE (2) Regulatory Efficiency: 80% AFUE d. Typically, water heaters are placed within normally unoccupied areas where they may be serviced. We recommend replacement within two years, with relocation occurring at that time. A new location may be on the mezzanine. 3. Plumbing Fixtures a. The plumbing fixtures were in fair condition except as noted below. b. The water closet in the Women’s restroom has a valve which sticks and does not allow for water to shut off when the tank is full. A new valve is required (Figure FS1-L.3.b). c. Life Expectancy: According to the latest industry information, toilets of this type have an estimated 70-year service life. (1) Install Date: 30+ years ago (2) Life Expectancy: 70 (3) Years Remaining: 40 d. The toilet components (i.e. valves, float, handle) have a 7-year service life. M. HVAC 1. Boiler System a. A boiler system is installed within the Women’s Restroom and serves the perimeter fin- tube radiation for the building. All supply and return connections appear to be operational with very few leaks. The vintage of the boiler appears to be mid-to-late 1940s. When compared to the values listed in the ASHRAE Life Expectancy Service Values, the unit has far exceeded its useful life. The hydronic piping system is also original to the building (1957) is also beyond its expected service life (Figure FS1-M.1.a). b. Life Expectancy: According to the latest ASHRAE Equipment Life Expectancy information, boilers of this type have a 25-year service life. (1) Install Date: 1957 (2) Life Expectancy: 25 (3) Years Remaining: none c. Efficiency: According to the ASHRAE 90.1 – 2010 Energy Standard for Buildings, the following comparisons can be stated: (1) Estimated Efficiency: 77% AFUE (2) Regulatory Efficiency: 80% AFUE d. Typically, boilers and heat producing equipment is placed within normally unoccupied areas where they may be serviced. We recommend replacement within two years with relocation occurring at that time. A new location may be on the mezzanine. 2. Furnace a. A natural gas fired furnace is installed in the mezzanine storage area of the apparatus bays. It is a horizontal style unit which is currently operational. The unit serves the rear Lake Elmo Municipal Facilities Space Needs Assessment page 61 of the apparatus bays, office areas and kitchenette. A test and balance report was not available during our observation. There were diffusers which did not receive supply air at their location. The unit appears to be around 10 years old based upon the style and the observed condition (Figure FS1-M.2.a). b. Life Expectancy: According to the latest ASHRAE Equipment Life Expectancy information, furnace units of this type have an estimated 18-year service life. (1) Install Date: 2007 (2) Life Expectancy: 18 (3) Years Remaining: 8 c. Efficiency: According to the ASHRAE 90.1 – 2010 Energy Standard for Buildings, the following comparisons can be stated: (1) Estimated Efficiency: 90% AFUE (2) Regulatory Efficiency: 80% AFUE 3. Kitchen Area a. The kitchen was not receiving much air movement. Transfer grilles were installed within the serving windows to allow migration between the apparatus bay and the kitchenette. This is not code compliant separation between these two spaces (Figure FS1-M.3.a). b. Typically, kitchen areas are somewhat isolated from vehicle service areas and other areas where objectional odors are able to traverse into the space. Also, there were no ventilation hoods or other make-up air sources for the stove, griddle, or warmers. This equipment has the potential to produce a large amount of grease vapors and can be hazardous to the space and its occupants (Figure FS1-M.3.b). c. We recommend investigating a new location for the kitchen to eliminate the issue of air contamination. A make-up air and exhaust hood ventilation system shall be considered in order to provide a code-compliant environment for the kitchen/ break room areas. 4. Exhaust a. The Men’s Restroom is equipped with an exhaust fan. The fan is operational, however, the amount of air exhausted is limited. The exhaust system should have a test and balance report completed. The age of the system appears to be more than 30 years old (Figure FS1-M.4.a). b. Life Expectancy: According to the latest ASHRAE Equipment Life Expectancy information, exhaust fans of this type have an estimated 25-year service life. (1) Install Date: 30+ years ago (2) Life Expectancy: 25 (3) Years Remaining: none 5. Unit Heater a. A natural gas fired unit heater is installed in the apparatus bay. The unit was installed within the last two years (Figures FS1-M.5.a.1 and FS1-M.5.a.2). b. Life Expectancy: According to the latest ASHRAE Equipment Life Expectancy information, gas fired unit heaters have an estimated 13-year service life. (1) Install Date: 2016 (2) Life Expectancy: 13 (3) Years Remaining: 12 c. Efficiency: According to the ASHRAE 90.1 – 2010 Energy Standard for Buildings, the following comparisons can be stated: (1) Estimated Efficiency: 80% AFUE (2) Regulatory Efficiency: 80% AFUE page 62 BKV Group Commission #2162.01 6. Apparatus Bay Ventilation a. The apparatus bays are heated via a natural gas unit heater (as noted). However, there was no ventilation system present. Typically, apparatus bays require an area- based ventilation system which also includes a gas detection system which engages an exhaust system to draw in fresh air upon detection of Carbon Monoxide (CO) or Nitrogen Dioxide (NO2). This a current code requirement and important for the long- term health and safety of the firefighters. We recommend providing a make-up air system which interlocks with an exhaust system and gas detection system to remove contaminated air as required. N. Energy Efficiency 1. The gas and electric meter data provided by the utility was used to determine the Energy Usage Index (EUI) for the building. According to the utility data, the current EUI is 127.5 kBtu/ft2, 17.4% better than the median building of this type. A make-up air system is not present for this building. Code requires the space be ventilated and be provided with a gas detection system. Figure FS1-L.2.a: Water heater in Women’s Restroom Figure FS1-L.3.b: Women’s toilet valve sticks Figure FS1-M.1.a: Boiler in Men’s Restroom Figure FS1-M.2.a: Furnace suspended from roof structure Lake Elmo Municipal Facilities Space Needs Assessment page 63 Figure FS1-M.3.a: Vents between kitchen and apparatus bay Figure FS1-M.3.b: No kitchen ventilation hoods Figure FS1-M.4.a: Exhaust in Men’s Restroom Figure FS1-M.5.a.1: Unit heater in apparatus bays Figure FS1-M.5.a.2: Unit heater in apparatus bays page 64 BKV Group Commission #2162.01 Electrical Report O. Building Description The electrical systems include the service, a single panel for distribution, lighting systems, and communication systems. P. Power Distribution 1. The electrical service is a pole mounted transformer that feeds a 120/240V, single phase, 200 Amp panel located in the bay. The 200 Amp Wadsworth Electric panel was installed at the time of construction in 1957 (Figure FS1-O.1). The panel has a 200 Amp main fuse and service disconnect, and feeds (1) 100 A Wadsworth sub panel located in the meeting room and (1) Square D sub panel to feed the new addition. 2. Capacity a. The electrical service for the building is rated at 48 kVA. With a building area of approximately 3800 square feet, the load capacity for the building is 12.63 VA/SF. This capacity is acceptable for the expected load of a building of this type and use. There appeared to be adequate cord/reel receptacle coverage to provide power for the fire trucks. b. The owner mentioned that the compressor and dryer could not be run at the same time without the circuit breaker tripping (Figure FS1-O.2.b). It is recommended dedicated circuits with appropriately sized breakers be run to the compressor and the dryer in the near term (0-5 years). 3. The electrical panels and all circuit breakers appear to be in fair working condition. Panels are well past their expected service lives, and Wadsworth Electric is no longer in business, making the purchase of new breakers for the panels difficult. It is recommended that the two Wadsworth electrical panels that were installed during original construction be replaced in the near term (0-5 years). Q. Emergency Power Distribution 1. There is no emergency generator. As this is an essential facility, we recommend that an emergency generator be installed. 2. Exit sign/remote head battery backup combo units are used for emergency egress lighting. These appeared to be in working order, but should continue to be tested regularly. R. Lighting 1. Exterior a. Lighting for the exterior is composed of High Intensity Discharge (HID) wall pack fixtures and an HID flood light for flag pole lighting (Figure FS1-Q.1.a). b. There was no apparent damage to any of the fixtures, and the lighting control was working as expected. c. Efficiency could be improved by replacing HID fixtures with LED. 2. Interior a. General lighting for the interior spaces is composed of recessed fluorescent troffers and incandescent adjustable down lights in the meeting room and surface mounted fluorescent strip fixtures in the bay. All interior lighting control consists of line voltage toggle switches. b. Efficiency of the interior lighting system could be improved by retrofitting all fluorescent and incandescent fixtures with LED lamps and adding occupancy sensors to appropriate spaces. Lake Elmo Municipal Facilities Space Needs Assessment page 65 S. Systems, Safety, and Security 1. Telephone/Data a. Telephone service enters the building near the electrical panel in the bay where it is terminated. The owner mentioned issues with signal outages. It is recommended that the signal infrastructure be upgraded and coordinated with signal provider. 2. Fire alarm a. There was no fire alarm system (horns, strobes, etc.) observed in the building. Figure FS1-O.1: Main service panel Figure FS1-O.2.b: Circuits have insufficient capacity Figure FS1-Q.1.a: Exterior lighting page 66 BKV Group Commission #2162.01 this page intentionally left blank Lake Elmo Municipal Facilities Space Needs Assessment page 67 Facility Assessment – Fire Station #2 Fire Station #2 is located at 4059 Jamaca Ave N. It is approximately 3,620 square feet and shares a 40 acre lot with a large shed and a decommissioned trash dump on the south. Parking is located south and east of the building. There is no public access. A Note on Facility Assessments for Fire Stations: Firefighters are at significantly higher risk than the general population to develop cancer (21% higher colon cancer risk, 32% higher brain cancer risk, 39% higher skin cancer risk, 102% higher testicular cancer risk, etc.). This risk is a direct result of their volunteer activities – they are frequently exposed to highly toxic and carcinogenic compounds at the fireground (arsenic, benzene, acrylonitrile, polycyclic aromatic hydrocarbons, etc.), and they bring those compounds back to the fire station on every hose, ladder, fire truck, and piece of personal protective equipment that was anywhere near the fire. In addition, operating diesel fire trucks inside the fire station every day for years has resulted in massive amounts of diesel particulates to permeate the apparatus bay (one large study showed a typical apparatus bay has 16x above EPA Standards). Both the fireground toxins and the diesel particulates are so small that they hang suspended in the air for long periods of time, so the risk does not go away between calls but rather is consistent every time the apparatus bay is entered. Apparatus Bays are not a safe place to work, not a safe place to store equipment and supplies (especially absorptive materials like paper products), and not a safe place to walk through to gain access to adjoining spaces. Any adjoining space that is not properly protected through air pressure differentials and air locks also becomes contaminated. The increased risk of cancer becomes a major factor in evaluating the functionality of a fire station, and it will be covered in detail in section I. Architectural Report A. Building Description 1. The building is constructed of brick veneer over concrete block walls and cast-in-place concrete foundation walls. The roof structure is steel joists. There were originally five vehicle bays (three ~40’ deep and two ~50’ deep), the center of which has been converted into office and dayroom space. B. Site 1. Topography a. The site is flanked by a berm on the west side and the building itself is built into a 10’ tall berm on its north side. These berms serve to shield the grounds from public view, as it was a public works garage at one time. b. The retaining wall east of the building is collapsing, and it being held in place partially by the wiring inside a 2” conduit. The exposed wiring is unsafe, and failure of the wall would block a means of egress in to the building. We recommend immediate replacement. c. The asphalt pad is not sloped sufficiently to drain completely. 2. Storm Water Drainage a. Storm water flows generally towards the southeast before entering the detention basin south of the site. page 68 BKV Group Commission #2162.01 b. The berms are steeply sloped and experience significant erosion at locations of roof discharge on the east and west facades. This creates dirty and slippery conditions at both entrances to the building. c. The roof discharge has undermined the splashblocks, allowing water to run back towards the building and down the face of the foundation wall. 3. Access and Egress a. The site is accessed from the west boundary of Jamaca Street N. The driveway extends along the north parcel line before curving south to terminate in the asphalt pad east of the fire station. 4. Paving and concrete a. The asphalt that covers the majority of the site is showing signs of severe wear, including cracks, areas of ponding, and asphalt worn down to the aggregate b. The concrete aprons directly outside of the overhead doors are in good condition. Where cracks occur, they have been filled with sealant. c. There are no curbs at the perimeter of the asphalt paving. This results in water ponding along the boundary of the pad, but there is no evidence of extra settlement. d. There is no sidewalk on site. e. Weeds are growing at joints between the asphalt and concrete, and between the concrete and the building slab. This can accelerate deterioration. We recommend removing the weeds and filling the joints with sealant. 5. Landscaping and Appurtenances a. The trees and bushes along the west side of the site are generally healthy, although the walkthrough occurred too early in the season to be certain of any dead branches. b. The chain link fence separating the asphalt pad from the detention basin beyond is in good condition. 6. Recreational Facilities a. There are vehicle extrication training props along the south end of the asphalt pad. 7. Utilities a. Water (1) Domestic water entrance was not observed. b. Electricity (1) The electrical transformer is located north of the building. (2) The electric meter and service entrance is located inside the building on the north wall of the eastern apparatus room. c. Natural Gas (1) Gas enters the building on the north wall, towards the west side. d. Sanitary Sewer (1) The sanitary exits the building at the middle bay and heads south. e. Storm Sewer (1) There is no storm sewer piping on site. f. Communications (1) Communications enter the building from the north side. C. Structural Frame and Exterior Enclosure 1. Foundation a. The foundation system appears to be in satisfactory condition, as there is no evidence of building settlement. Where the grade has been built-up on the north, Lake Elmo Municipal Facilities Space Needs Assessment page 69 east, and west sides of the building, the concrete foundation wall visible from inside the building is in good condition and shows no signs of moisture intrusion or movement from hydrostatic pressure of the soil. 2. Slab-on-grade a. The concrete floor slab is in good condition generally, but is spalling near the trench drain. It remains serviceable but we recommend repair if and when the floor paint is replaced. 3. Superstructure a. The building is supported on masonry bearing walls and has a steel joist roof structure with metal roof deck. b. The mezzanine above the office and restroom is framed with dimensional wood joists and exposed plywood sheathing. The deflection and “bounciness” of the floor indicates that the joists are near their load limit. This mezzanine was likely not intended for storage, so it should be reviewed by the building inspector. 4. Exterior walls a. The main cladding material is jumbo bricks 4” tall x 12” long over concrete masonry walls or concrete foundation walls. There is no record of what materials were used for air barrier or insulation, if any. b. The brick appears to be in good condition unless noted otherwise. c. There are small areas around the building where the brick and mortar have separated, leaving a gap for water to infiltrate the wall cavity. This water should be handled by the weeps at the base of the wall, but we recommend spot tuckpointing the problem areas. d. The brick expansion joint sealant is in decent condition on the north side but is losing its elasticity on the east and west sides. We recommend replacement within two years. e. The presence of rope weeps at the base of brick walls indicates that there is likely through-wall flashing, but the flashing does not extend to the exterior face of the building, limiting its usefulness. It would be cost prohibitive to extend this flashing, so we recommend regular visual inspection for any indication of water in the wall cavity. f. The center overhead door bay has been infilled with fiber-cement lap siding over and air barrier, sheathing, wood studs, and insulation. The fiber cement is in good condition except at grade, where the paint has peeled off the fiber cement plank. Fiber cement is not recommended within 2” of grade, so we recommend replacing the lowest plank with prefinished metal flashing. g. The sealant joint between the exterior wall and the concrete apron is failing. We recommend replacement within two years. h. At locations where pipes and conduit penetrate the exterior wall, the sealant is non- existing or has failed. We recommend replacement as soon as possible. 5. Windows and Doors a. The overhead doors are all punctured and dented. This has compromised the water- tightness of the doors. We recommend replacement within two years. b. The small windows in the overhead doors are in decent condition. c. The steel angles protecting the brick at the overhead door jambs are rusting. We recommend cleaning off the rust and re-painting. d. The hollow metal man doors and frames are showing signs of rust near the bottom. We recommend scraping loose rust and re-painting. page 70 BKV Group Commission #2162.01 e. The man doors have hinges, closers, cypher locks with levers at the interior face, and kickplates. All appear in good condition except the kick plates, which are worn at the center but still serviceable. f. The east man door does not have a sweep and daylight is visible below the door bottom. We recommend adding a sweep. g. There is one vinyl window set in the fiber cement siding infill wall. It is in good condition. 6. Roof a. The building has a low-slope roof. It was not accessible and was not reviewed. b. The prefinished metal gravel stops/ roof edge flashings are in good condition. c. There are two roof drains which are piped to the exterior face of the building, where they discharge at grade. No overflow roof drains were observed. D. Interior Elements 1. Flooring a. The floor paint is wearing out and should be sandblasted off and replaced to protect the floor slab from road salts and oil spills. b. The carpet in the dayroom area is heavily worn and has no more than five years of remaining useful life. We recommend replacement with a vinyl or ceramic tile that can be more easily cleaned. c. The resilient flooring in the office/ break room area is in good condition. 2. Walls a. The painted masonry and painted concrete in the apparatus bays is in good condition b. The masonry in the restroom needs to be repainted to protect the block c. The painted stud walls at the infilled bay are in good condition. 3. Doors and Windows a. The steel angles protecting the overhead door tracks are rusting at the bottom. b. The overhead door operators are reported to be in good condition. c. The man doors and frames are in good condition but need to be repainted to prevent rust. 4. Ceilings a. The painted exposed structure is in good condition. b. The painted gypsum board ceilings in the bathroom, office, and dayroom areas are in good condition. 5. Casework a. There is no built-in casework. 6. Equipment a. The Gear-Grid mobile turnout storage racks are in good condition. b. The Gear-Grid hose drying rack is in good condition. c. The Craftsman workbench is in good condition. d. The washer-extractor is reported to have failed and should be replaced. e. The combination dryer is near the end of its expected service life. f. The ceiling fans are in good condition E. Vertical Transportation 1. There is a retractable ladder and ceiling hatch for access to the mezzanine mechanical and storage area. It is in good condition. Lake Elmo Municipal Facilities Space Needs Assessment page 71 2. The railings around the mezzanine access hatch are built of 2x4 wood studs and are not structurally sound. We recommend replacement with a system designed for that purpose. F. Building Code Issues 1. Means of egress are not permitted to pass from Business occupancies through garage areas. Since both man doors exit directly from the garage spaces, there is no allowable means of egress from the dayroom/ office/ bathroom area. Before the dayroom space was created, the office and bathroom could be interpreted as an accessory use to the vehicle storage, but with the infill of the center bay, the non-storage uses exceed 10% of the floor area resulting in a code violation. We recommend adding a man door to the exterior from the dayroom space. G. Accessibility Code Issues 1. There is no accessible parking space. We recommend adding an accessible stall with signage and striping. 2. There is no accessible route on the site that is protected from vehicle use with a curb or truncated domes. We recommend using striping to designate an accessible route. 3. There is a single step up into the dayroom space. We recommend removing raised floor elements so there is no step. 4. The bathroom is not accessible. The door is too narrow, the door has knob hardware instead of lever hardware, the toilet does not have the required clear areas, and the toilet does not have the proper grab bars installed. 5. The doors at either end of the corridor between the apparatus rooms do not have sufficient clearance because they have both a closer and a latch. H. Health and Safety Issues 1. There is insufficient space to fit fire apparatus comfortably within the building. The apparatus is parked very close to the rear walls, very close to the side walls, and very close to other apparatus. These proximities increase the risk that a firefighter will be injured by moving apparatus, whether it is backing into the station or whether it is responding while firefighters are getting onto the adjacent rig. While there is no structurally feasible solution to this issue, we recommend moving all equipment stored along the side of the apparatus bays to reduce the risks to personnel. 2. The overhead doors do not meet the provisions of UL325 because they do not have a photoeye within 6” of the floor. I. Functionality Issues 1. There is insufficient space for the maintenance shop. This may lead to problems complying with NFPA 1737. 2. There is insufficient space for storage of hoses, extra turnout gear, hoses, paper products, etc. These items are then stored in the apparatus bay where they are exposed to fireground toxins and diesel particulates. 3. There is no dedicated space for turnout gear lockers that can segregate them from the remainder of the building. This is a violation of NFPA 1937. 4. There is insufficient space for decontamination equipment. This can result in incomplete cleaning or in injuries during the cleaning process. 5. There is no separate cleaning equipment for the apparatus bays and the business areas. This results in the mops being used to clean fireground toxins and diesel particulates from page 72 BKV Group Commission #2162.01 the apparatus bay floor to be used in the remainder of the station, exposing everyone who enters the station to carcinogenic chemicals. 6. There is poor separation between the “clean” areas of the station and the areas that are expected to have fireground toxins and diesel particulates suspended in the air. Each of these issues exposes everyone who enters the station to carcinogenic chemicals. a. The office and dayroom areas are separated from the apparatus bays by screen doors, allowing contaminants to migrate freely between spaces. b. The restroom opens off the apparatus bays, forcing people to enter a contaminated space every time they must use the facilities. 7. There is no space for strength and cardiovascular training in the fire station. A properly equipped physical training room is a key part of compliance with NFPA 1583. 8. There are no functional showers in the facility. To reduce the risk of cancer, firefighters exposed to fireground toxins are expected to shower within one hour of returning from a call to remove the hazardous chemicals from their skin (skin absorption of carcinogens increases 400% for each 5 degree elevation in skin temperature). If showers are not provided at the station, the firefighters are delayed in showering because they are cleaning equipment and restocking the apparatus. In addition, firefighters sit in their personal vehicles and enter their private homes, exposing everyone in their family to carcinogenic compounds until every surface they touch or sit on has been decontaminated. Figure FS2-B.1.b.1: Retaining wall collapse Figure FS2-B.1.b.2: Wires holding up the retaining wall Lake Elmo Municipal Facilities Space Needs Assessment page 73 Figure FS2-B.1.c: Ponding at asphalt Figure FS2-B.2.c.1: Erosion at rainwater discharge Figure FS2-B.2.c.2: Erosion at rainwater discharge Figure FS2-B.4.a: Worn asphalt Figure FS2-B.4.c: No curbing Figure FS2-B.4.e: Sealant missing between slab and apron page 74 BKV Group Commission #2162.01 Figure FS2-C.2.a: Spalling at trench drain Figure FS2-C.3.b: Mezzanine construction Figure FS2-C.4.c: Small cracks in mortar Figure FS2-C.4.d: Expansion joint sealant failing Figure FS2-C.4.f: Fiber cement failure at grade Figure FS2-C.4.g: Sealant failure between wall and apron Lake Elmo Municipal Facilities Space Needs Assessment page 75 Figure FS2-C.4.h: No sealant at conduit penetrations Figure FS2-C.5.a: Punctures in overhead doors Figure FS2-C.5.c: Rust at steel angles Figure FS2-C.5.d: Rust at hollow metal door and frame Figure FS2-C.5.f: Daylight at base of door Figure FS2-D.1.a: Floor paint wearing off page 76 BKV Group Commission #2162.01 Figure FS2-D.1.b: Carpet heavily worn Figure FS2-D.2.b: Restroom wall needs paint Figure FS2-D.3.a: Rust at track guard Figure FS2-D.6.d: Extractor no longer working Figure FS2-E.2: Mezzanine railing not code compliant Figure FS2-G.3: Step into dayroom Lake Elmo Municipal Facilities Space Needs Assessment page 77 Figure FS2-G.4: Restroom is not accessible. Mechanical Report J. Building Description 1. The building has two major uses, the office/dayroom area which is fully conditioned and the apparatus garage areas, which are semi-conditioned. K. Fire Protection 1. There is no automatic fire suppression system in the building. L. Plumbing 1. The domestic water piping throughout the building is in fair to poor condition. Some corrosion is present at the fixture connection locations. 2. The sanitary plumbing system for the building was reported to have issues with back-ups. Based upon the available information from the regular occupants, when a heavy rain event occurs, the drain field for the septic system becomes water logged and will no longer receive drainage from the building. On one occurrence, the drainage system backed up so that rain water was pooling on the floor. 3. The plumbing fixtures in the common areas were in fair to poor condition. Some drainage connections were not consistent with general plumbing rules. 4. The plumbing fixtures in the apparatus bays were in poor condition. The trench drains were in place, however, were corroded. The service sink was not working properly. Service connections to hose bibbs were corroded. 5. A water softener was installed and appeared to be in working condition. No salt storage was present. 6. The rain water leaders were in working order. Apparently, some new piping was installed recently. 7. The natural gas piping was in place and was in fair condition. 8. No pipe labels were present throughout the facility. M. HVAC 1. Office and Dayroom a. The offices and dayroom in the center of the building are served by two separate systems. A single natural gas fired furnace unit (heating only), located in the loft, page 78 BKV Group Commission #2162.01 provides heating to the office areas below. A single through-the-wall air conditioning unit is located near the center of the day room. Both areas are communicating through a central hallway. b. In general, the Heating, Ventilation and Air Conditioning (HVAC) equipment is in fair condition. 2. Apparatus Bays a. The apparatus bays are heated via natural gas infrared tubular heaters. (1) Temperature control appeared to be On/Off. (2) Some radiant reflectors were damaged. b. There was no ventilation system present. A relief hood was present for both bays, however, no positive displacement of air was observed. Typically, apparatus bays require an area-based ventilation system which also includes a gas detection system which engages an exhaust system to draw in fresh air upon detection of Carbon Monoxide (CO) or Nitrogen Dioxide (NO2). This a current code requirement. We recommend the installation of a make-up air system which interlocks with an exhaust system and gas detection system to remove contaminated air as required. N. Energy Efficiency 1. The gas and electric meter data provided by the utility was used to determine the Energy Usage Index (EUI) for the building. According to the utility data, the current EUI is 154.3 kBtu/ft2, consistent with the median building of this type. Figure FS2-L.5: Water softener Figure FS2-M.1.a: Furnace Lake Elmo Municipal Facilities Space Needs Assessment page 79 Figure FS2-M.1.a: Through-the-wall air conditioning in dayroom Electrical Report N. Building Description 1. The electrical systems include the service, a single panel for distribution, lighting systems, and communication systems. O. Power Distribution 1. The electrical service is a pad mounted transformer that feeds a 120/240V, single phase, 400 Amp panel located in the bay. The 400 Square D panel was installed at the time of construction (Figure FS2-O.1.1). The panel has single pole, 20A circuit breakers feeding the lighting and receptacle loads for the building with two pole circuit breakers feeding mechanical equipment and large overhead doors. To feed the three-phase extractor, a phase converter is used (Figure FS2-O.1.2). 2. Capacity a. The electrical service for the building is rated at 96 kVA. With a building area of approximately 3620 square feet, the load capacity for the building is 26.52 VA/SF. This capacity is acceptable for the expected load of a building of this type and use. 3. There appeared to be adequate cord/reel receptacle coverage to provide power for the fire trucks. 4. The electrical panels and all circuit breakers appear to be in fair working condition. The electrical panel is nearing the end of its service life. It is recommended that it be budgeted for the Square D panel to be replaced in the midterm (5-10 years). 5. The door latch of the CT Cabinet enclosure is damaged such that the door will not close. This leaves the hot components and conductors of this cabinet exposed and is a safety concern (Figure FS2-O.5). It is recommended that this enclosure be fixed or replaced immediately. 6. Many exterior receptacles are missing their weatherproof covers (Figure FS2-O.6). It is recommended that these covers be replaced immediately. 7. In the mezzanine, there are exposed wires, uncovered boxes leaving terminations exposed, and improperly supported conduits/cables (Figure FS2-O.7). It is recommended that the mezzanine be rewired to leave no cables or terminations exposed immediately. page 80 BKV Group Commission #2162.01 8. Along the exterior wall there are location where the conduit has broken away leaving exposed wiring and access for water to get in (Figure FS2-O.8). It is recommended that this be fixed and sealed to prevent water access immediately. P. Emergency Power Distribution 1. There is no emergency generator. As this is an essential facility, we recommend that an emergency generator be installed. 2. Exit sign/remote head battery backup combo units are used for emergency egress lighting. These appeared to be in working order, but should continue to be tested regularly. Q. Lighting 1. Exterior a. Lighting for the exterior is composed of High Intensity Discharge (HID) wall pack fixtures being controlled by a photocell. b. The wall pack fixtures were turned on at a time where there was plenty of daylight (Figure FS2-Q.1.b). It is recommended that the photocell be adjusted or replaced such that the lights do not come on during daylight hours. 2. Interior a. General lighting for the interior spaces is composed of recessed fluorescent troffers in the office area, incandescent down lights in the day room, and chain hung fluorescent strip fixtures in the bays. All interior lighting control consists of line voltage toggle switches. b. Efficiency of the interior lighting system could be improved by retrofitting all fluorescent and incandescent fixtures with LED lamps and adding occupancy sensors to appropriate spaces. R. Systems, Safety, and Security 1. Telephone/Data a. Telephone/Data service enters the building in the bay and terminates to a switch and router in the office area. There was no sign of physical damage to the equipment or infrastructure, but cables were found to be hanging lower than recommended and supported by wall fixtures (Figure FS2-R.1.a). It is recommended that the low voltage cables be run such that they are properly supported and out of head space. 2. Fire alarm a. There was no fire alarm system (horns, strobes, etc.) observed in the building. Lake Elmo Municipal Facilities Space Needs Assessment page 81 Figure FS2-O.1.1: Main distribution panel Figure FS2-O.5: CT cabinet latch broken Figure FS2-O.1.2: Phase converter Figure FS2-O.6: Exterior receptacle without weather protection Figure FS2-O.7: Exposed wires in mezzanine Figure FS2-O.8: Broken conduit connections page 82 BKV Group Commission #2162.01 Figure FS2-Q.1.b: Wall fixtures on during day Figure FS2-R.1.a: Communications cables draped across wall Lake Elmo Municipal Facilities Space Needs Assessment page 83 Capital Improvement Estimates BKV Group estimated the construction cost for each issue identified in the Facility Assessments, breaking them into Urgent (complete within one year), Short Term (complete within five years), Medium Term (complete within ten years), and Long Term (more than 10 years) recommendations. These estimated costs are based on construction costs in September of 2017 and escalated to the midpoint of the anticipated date range. Construction costs fluctuate significantly over time and are especially sensitive to changes in the economy. The estimates provided are intended to allow for long-range planning of capital expenditures and should be confirmed at the time of planned construction. In addition, to account for soft costs such as design fees, permits, materials testing, and contingency, we recommend adding 25% of the indicated construction cost for those projects involving more than routine maintenance. Capital Improvement Estimates for City Hall Item Estimated Construction Cost* Recommended Time Period & Escalated Project Cost ** as of Sept. 2017 Urgent (2018) Short Term (2019- ‘23) Med. Term (2024-‘28) Long Term (2029 +) Site Patch and seal asphalt at Private Drive $ 3,000 $ 3,540 Patch and seal asphalt at public parking $ 1,000 $ 1,180 Remove, regrade, and repave public parking $ 10,000 □ $ 14,750 Remove, regrade, and repave staff parking $ 43,500 □ $ 64,163 Structural Frame no issues Exterior Enclosure Replace cedar plank siding and flashings with zoning code compliant materials and added insulation to meet energy code $ 165,000 ■ $ 243,375 Replace windows $ 95,000 ■ $ 140,125 Replace aluminum storefront systems $ 16,000 ■ $ 28,100 Repaint hollow metal doors and frames $ 1,000 $ 1,180 Replace roofing, fascia, and soffits with zoning-code compliant materials and added insulation to meet energy codes $ 160,000 ■ $ 236,000 Add gutters at roof perimeter $ 8,000 □ $ 14,050 Interior Elements Replace hinges at restrooms $ 1,000 $ 1,180 Replace accordion door at media closet $ 1,000 $ 1,180 page 84 BKV Group Commission #2162.01 Replace hollow metal frame at sheriff office $ 1,200 $ 1,416 Repaint hollow metal doors and frames $ 1,000 $ 1,180 Replace door between council chambers and lobby $ 1,500 $ 2,108 Replace council dais $ 12,000 ■ $ 21,075 Replace cabinets at work counter $ 4,000 ■ $ 5,900 Replace vanity counters $ 2,200 □ $ 3,245 Replace break alcove countertop and cabinets $ 8,000 □ $ 11,800 Replace A/V recording equipment in council chambers $ 20,000 $ 23,600 Replace toilet partition in men’s restroom $ 1,300 □ $ 1,918 Vertical Transportation no issues Building Code Issues Replace door hardware at council chambers with panic bars $ 3,000 ■ $ 4,425 Accessibility Code Issues Relocate water payment drop box $ 200 $ 236 Add kickplate to storefront doors $ 1,000 $ 1,180 Add accessible height counter element $ 1,000 □ $ 1,475 Remove and replace concrete sidewalk leading to staff entry with accessible ramp $ 3,500 ■ $ 5,163 Replace hardware knob hardware with lever hardware throughout $ 10,000 □ $ 14,750 Add truncated dome detectible warnings at curb ramps $ 1,000 □ $ 1,475 Restripe accessible parking spaces $ 1,000 $ 1,180 Remodel women's restroom to make it accessible $ 20,000 ■ $ 29,500 Remodel men's restroom to make it accessible $ 20,000 ■ $ 29,500 Health and Safety Issues Add electrical outlets to council dais $ 3,500 ■ $ 7,131 Install fire alarm system $ 12,000 □ $ 24,450 Subtotals for Architectural $ 631,900 $ 0 $ 844,615 $ 65,333 $ 31,581 MECHANICAL Plumbing - Water Heater $ 1,300 □ $ 1,918 Plumbing - Plumbing Fixtures - Men's and Women's $ 4,100 □ $ 6,048 Lake Elmo Municipal Facilities Space Needs Assessment page 85 $ 0 HVAC - Furnace Unit (Split-System) $ 4,600 □ $ 8,079 HVAC - Condensing Unit (Split-System) #1 $ 1,800 □ $ 2,655 HVAC - Condensing Unit (Split-System) #2 $ 1,800 □ $ 3,161 HVAC - Air-To-Air Exchanger $ 2,100 ■ $ 3,688 HVAC - Exhaust Fans for Rest Rooms $ 1,000 $ 1,180 HVAC - Electric Baseboard $ 1,200 $ 1,416 HVAC - Communication Rack Cooling $ 2,700 ■ $ 3,983 Subtotals for Mechanical $ 20,600 $ 0 $ 17,199 $ 14,928 $ 0 ELECTRICAL Replace battery-backup emergency lighting fixtures $ 1,000 $ 1,045 Replace exterior photocell $ 200 $ 236 225A 120/240V Electrical Service Panel $ 3,500 □ $ 7,131 Subtotals for Electrical $ 4,700 $ 1,045 $ 236 $ 0 $ 7,131 Total $ 657,200 $ 1,045 $ 862,049 $ 80,261 $ 38,713 * These estimated totals are based on current construction cost as of the date of this report. Costs do fluctuate with changes over time and the economy. Values should be confirmed at the time of planned construction. ** These numbers represent yearly construction escalation to the midpoint of the date range. To account for soft costs such as design fees, permits, materials testing, and contingency, we recommend adding 25% of the indicated construction cost. ■ The involvement of an architect or engineer will be legally required. Escalated costs include a 25% increase to cover soft costs, including design fees, materials testing, FF&E, contingency, etc. □ We recommend involving an architect or engineering in this project due to complexity. Escalated costs include a 25% increase to cover soft costs, including design fees, materials testing, FF&E, contingency, etc. Capital Improvement Estimates for Public Works Item Estimated Construction Cost* Recommended Time Period & Escalated Project Cost ** as of as of Sept. 2017 Sept. 2017 Urgent (2018) Short Term (2019- ‘23) Med. Term (2024-‘28) Long Term (2029 +) Site Grade and pave rear yard $ 200,000 ■ $ 351,250 Repair and sealcoat front parking pad $ 5,000 $ 5,900 Replace sidewalk at public entry $ 1,600 Replace salt storage shed $ 280,000 □ $ 413,000 Structural Frame no issues page 86 BKV Group Commission #2162.01 Exterior Enclosure Repair concrete block at public entry $ 800 $ 944 Repair concrete block at front overhead door $ 1,500 $ 1,770 Alter flashing at wall base $ 8,000 □ $ 14,050 Replace building signage $ 2,000 $ 2,360 Replace sealant at base of walls $ 700 $ 826 Add sealant at wall penetrations of pipe and conduit $ 500 $ 590 Replace control joint sealant at concrete block wainscot $ 1,200 $ 1,416 Replace bottom overhead door panel and repaint overhead doors $ 3,600 $ 4,248 Replace weatherstipping at overhead doors $ 1,200 $ 1,416 Repaint hollow metal doors and frames $ 500 $ 590 Replace strikes at egress doors $ 1,200 $ 1,686 Interior Elements Replace flooring in open office area $ 5,000 $ 5,900 Replace stained ceiling tiles $ 500 $ 590 Add door stop to vestibule door $ 200 $ 236 Vertical Transportation no issues Building Code Issues no issues Accessibility Code Issues Provide striping and signage at accessible parking $ 1,200 $ 1,416 Define accessible route from parking with truncated domes $ 2,000 □ $ 2,950 Add accessible height counter element $ 400 □ $ 590 Health and Safety Issues no issues Subtotals for Architectural $ 517,100 $ 0 $ 444,742 $ 366,986 $ 0 MECHANICAL Plumbing - Fixtures (Repair) $ 500 $ 590 Plumbing - Septic System $ 8,000 □ $ 11,800 Plumbing - Heat Trace $ 1,700 $ 2,006 Plumbing - Water Heater (Nat. Gas) $ 1,100 $ 1,298 Lake Elmo Municipal Facilities Space Needs Assessment page 87 HVAC - Furnace (Office) - Repair $ 200 $ 236 HVAC - Furnace (Split-System) Replace $ 2,400 □ $ 4,215 HVAC - Condensing Unit (Split-System) Replace $ 2,100 □ $ 3,688 HVAC - Ceiling Stratification Fans $ 6,800 □ $ 10,030 HVAC - Duct Connections - Repair $ 1,100 ■ $ 1,623 HVAC - Make-Up Air Unit (Bays) $ 47,000 ■ $ 95,763 HVAC - Make-Up Air Unit (Wash Bay) $ 26,000 ■ $ 52,975 HVAC - Louvers/ Dampers $ 8,400 □ $ 17,115 HVAC - Exhaust Fans (Bays) $ 17,000 □ $ 29,856 HVAC - Infrared Heating $ 20,400 □ $ 41,565 Subtotals for Mechanical $ 142,700 $ 0 $ 27,583 $ 37,759 $ 207,418 ELECTRICAL Electrical Boxes $ 500 $ 590 Power Distribution System (Inspection, torqueing, thermal imaging, etc.) $ 500 $ 590 Exterior door light fixtures $ 2,500 $ 2,950 Battery backup emergency fixtures $ 2,500 $ 2,613 200 kW diesel generator $ 75,000 □ $ 152,813 Subtotals for Electrical $ 81,000 $ 2,613 $ 4,130 $ 0 $ 152,813 Total $ 740,800 $ 2,613 $ 476,455 $ 404,745 $ 360,230 * These estimated totals are based on current construction cost as of the date of this report. Costs do fluctuate with changes over time and the economy. Values should be confirmed at the time of planned construction. ** These numbers represent yearly construction escalation to the midpoint of the date range. To account for soft costs such as design fees, permits, materials testing, and contingency, we recommend adding 25% of the indicated construction cost. ■ The involvement of an architect or engineer will be legally required. Escalated costs include a 25% increase to cover soft costs, including design fees, materials testing, FF&E, contingency, etc. □ We recommend involving an architect or engineering in this project due to complexity. Escalated costs include a 25% increase to cover soft costs, including design fees, materials testing, FF&E, contingency, etc. Capital Improvement Estimates for Fire Station #1 Item Estimated Construction Cost* Recommended Time Period & Escalated Project Cost ** as of Sept. 2017 Urgent (2018) Short Term (2019- ‘23) Med. Term (2024-‘28) Long Term (2029 +) Site Add splashblock at northwest downspout $ 250 $ 295 Repair erosion at downspout discharge at west side $ 250 $ 295 page 88 BKV Group Commission #2162.01 Add wayfinding signage $ 1,600 □ $ 2,360 Replace concrete at ladder truck apron $ 2,000 □ $ 2,613 Repaint flagpole $ 600 $ 708 Structural Frame Seal cracks in floor slab $ 2,000 $ 2,360 Exterior Enclosure Repaint concrete block at south window $ 300 $ 314 Repaint window sills at west side $ 300 $ 314 Repair block at base of wall near side entry $ 1,000 □ $ 1,475 Replace joint sealants between exterior wall and concrete sidewalk $ 700 $ 826 Paint wall crack at ladder truck bay $ 250 $ 295 Repaint wall at splashblocks $ 600 $ 708 Repaint ladder truck overhead sectional door and steel angle jamb protection $ 1,200 $ 1,416 Clean and re-paint hollow metal door frames $ 1,500 $ 1,770 Replace rusted hinges at ladder truck bay man door $ 500 □ $ 738 Interior Elements Replace carpet in training room and chiefs office $ 6,000 □ $ 8,850 Repaint walls between apparatus doors $ 500 $ 590 Repaint wall adjacent to range $ 200 $ 236 Seal masonry crack at side entry door $ 200 $ 236 Remove windows into ladder truck bay and infill with concrete block $ 800 □ $ 1,180 Replace ceiling in training room $ 1,500 □ $ 2,213 Replace cabinets in kitchen $ 28,000 ■ $ 41,300 Replace range $ 6,500 □ $ 9,588 Replace coffee maker $ 500 $ 590 Vertical Transportation Replace ladder to mezzanine storage area $ 600 □ $ 885 Building Code Issues Replace door hardware at training room with panic bars $ 3,000 ■ $ 4,425 Accessibility Code Issues Lake Elmo Municipal Facilities Space Needs Assessment page 89 Add truncated dome detectible warnings at front apparatus apron $ 600 ■ $ 885 Add building addition for men’s and women's restrooms/showers $ 80,000 ■ $ 140,500 Replace knob hardware throughout with lever hardware $ 5,000 □ $ 7,375 Health and Safety Issues Remove equipment from the walls of the apparatus bays (turnout gear lockers, decontamination sink, extractor, dryer, etc.) and relocate to new addition the extent of work required to make the building safe for fire station use is more than the building is worth Relocate downspout near training room entry $ 400 $ 472 Add photoeyes to overhead doors to comply with UL 325 $ 800 □ $ 1,180 Subtotals for Architectural $ 147,650 $ 3,240 $ 93,250 $ 140,500 $ 0 MECHANICAL Plumbing - Piping Renovation $ 650 ■ $ 959 Plumbing - Water Heater (Nat. Gas) $ 1,100 □ $ 1,623 Plumbing - Fixtures - Main RRs (Repair) $ 700 $ 826 Plumbing - Fixtures - Kitchen (Repair) $ 550 $ 649 Plumbing - Equipment - Kitchen - Replacement $ 1,600 □ $ 3,260 HVAC - Kitchen Separation $ 1,200 ■ $ 1,770 HVAC - Make-Up Air Unit (Kitchen) $ 7,900 ■ $ 11,653 HVAC - Make-Up Air Unit (Apparatus Bays) $ 16,500 ■ $ 24,338 HVAC - Exhaust for Rest Rooms $ 1,250 ■ $ 1,844 HVAC - Unit Heater $ 1,200 □ $ 2,445 HVAC - Hydronic Baseboard/ Cabinet Unit Heaters $ 3,200 □ $ 4,720 HVAC - Hydronic Boiler/ Piping $ 4,500 $ 5,310 HVAC - Furnaces $ 13,000 □ $ 22,831 Subtotals for Mechanical $ 53,350 $ 0 $ 53,690 $ 22,831 $ 5,705 ELECTRICAL 225A 120/240V Electrical Service Panel - provide missing cover plates and weather proof covers for electrical boxes/receptacles where needed to meet code $ 3,500 $ 4,130 Provide dedicated circuits for compressor and dryer $ 500 ■ $ 738 Replace 100 A sub panel in meeting room $ 2,000 □ $ 2,950 page 90 BKV Group Commission #2162.01 Replace 100 A sub panel in addition $ 2,000 □ $ 4,075 Provide 50 kW natural gas generator $ 30,000 ■ $ 44,250 Subtotals for Electrical $ 38,000 $ 0 $ 52,068 $ 0 $ 4,075 Total $ 239,000 $ 3,240 $ 199,007 $ 163,331 $ 9,780 * These estimated totals are based on current construction cost as of the date of this report. Costs do fluctuate with changes over time and the economy. Values should be confirmed at the time of planned construction. ** These numbers represent yearly construction escalation to the midpoint of the date range. To account for soft costs such as design fees, permits, materials testing, and contingency, we recommend adding 25% of the indicated construction cost. ■ The involvement of an architect or engineer will be legally required. Escalated costs include a 25% increase to cover soft costs, including design fees, materials testing, FF&E, contingency, etc. □ We recommend involving an architect or engineering in this project due to complexity. Escalated costs include a 25% increase to cover soft costs, including design fees, materials testing, FF&E, contingency, etc. Capital Improvement Estimates for Fire Station #2 Item Estimated Construction Cost* Recommended Time Period & Escalated Project Cost ** as of Sept. 2017 Urgent (2018) Short Term (2019- 2023) Med. Term (2024-2028) Long Term (2029 +) Site Replace retaining wall at east side of building $ 10,000 ■ $ 13,063 Remove asphalt apron, regrade, and replace $ 200,000 ■ $ 295,000 Repair erosion at downspout discharge and add gravel $ 1,600 $ 1,888 Add soil retention at west entry $ 500 □ $ 738 Repair joint sealant between asphalt at concrete aprons $ 500 $ 590 Structural Frame Repair floor slab near trench drain $ 2,000 □ $ 4,075 Replace wood-framed mezzanine floor with code-compliant structure $ 15,000 ■ $ 22,125 Exterior Enclosure Spot tuckpointing at building exterior $ 2,000 $ 2,810 Replace brick expansion joint sealant $ 500 $ 590 Replace lowest lap siding plank at dayroom with prefinished metal flashing $ 800 □ $ 1,405 Replace joint sealant between exterior wall and concrete aprons $ 500 $ 590 Lake Elmo Municipal Facilities Space Needs Assessment page 91 Replace sealant at exterior wall penetrations of piping and conduit $ 600 $ 708 Replace overhead sectional door panels $ 40,000 $ 47,200 Clean and re-paint steel lintels $ 500 $ 590 Clean and re-paint hollow metal door frames $ 500 $ 590 Add sweep to east man door $ 500 $ 590 Interior Elements Remove existing floor paint and re-coat $ 4,500 □ $ 9,169 Replace carpet in dayroom with ceramic tile or VCT $ 2,000 □ $ 2,950 Repaint masonry walls in restroom $ 500 $ 703 Clean and re-paint steel angles protecting overhead door tracks $ 500 $ 590 Repaint hollow metal doors and frames $ 500 $ 590 Replace washer/extractor $ 3,500 □ $ 4,572 Replace combination dryer $ 2,000 □ $ 2,950 Vertical Transportation Replace wood stud railing system at mezzanine storage area with code- compliant railing $ 600 ■ $ 885 Building Code Issues Add man door to the exterior from dayroom space with accessible ramp $ 6,500 ■ $ 11,416 Accessibility Code Issues Add accessible parking stall with striping and signage $ 300 ■ $ 443 Designate an accessible route on side with striping and truncated domes $ 300 ■ $ 443 Remove raised flooring in dayroom to provide access to wheelchairs $ 3,500 ■ $ 6,147 Remodel bathroom to be accessible $ 4,000 ■ $ 5,900 Change hardware at corridor connecting the bays to be push/pull $ 2,000 □ $ 3,513 Health and Safety Issues Remove equipment from the walls of the apparatus bays (turnout gear lockers, decontamination sink, extractor, dryer, etc.) and relocate to new addition the extent of work required to make the building safe for fire station use is more than the building is worth Add photoeyes to overhead doors to comply with UL 325 $ 800 □ $ 1,180 Subtotals for Architectural $ 307,000 $ 17,634 $ 387,129 $ 25,993 $ 13,244 page 92 BKV Group Commission #2162.01 MECHANICAL Plumbing - Piping Renovation - General Interior $ 700 ■ $ 1,033 Plumbing - Inflammable Waste w/ Separate Holding Tank $ 16,500 ■ $ 24,338 Plumbing - Piping Revisions - Utility Sink $ 850 ■ $ 1,254 Plumbing - Replace Wall Hydrants $ 420 ■ $ 620 Plumbing - Fixtures - Main Rest Rooms $ 1,800 ■ $ 3,161 Plumbing - Fixtures - Apparatus Bays $ 600 ■ $ 1,054 HVAC - Ductwork Repair $ 250 $ 295 HVAC - Furnace $ 2,200 □ $ 3,245 HVAC - Make-Up Air Unit (Apparatus Bays) $ 19,500 ■ $ 28,763 HVAC - Infrared Heater Repair $ 300 $ 354 HVAC - Infrared Heaters $ 6,800 □ $ 11,943 HVAC - Baseboard Heat $ 600 $ 843 HVAC - Wall A/C $ 300 $ 422 Subtotals for Mechanical $ 50,820 $ 0 $ 59,900 $ 17,422 $ 0 ELECTRICAL Provide missing cover plates and weather proof covers for electrical boxes/receptacles where needed to meet code $ 1,000 $ 1,045 Repair/replace exterior photocell $ 200 $ 236 Provide 100 kW natural gas generator $ 45,000 ■ $ 66,375 Replace one 400A 120/240V electrical service panel $ 4,000 □ $ 7,025 Subtotals for Electrical $ 50,200 $ 1,045 $ 66,611 $ 7,025 $ 0 Total $ 408,020 $ 18,679 $ 513,639 $ 50,440 $ 13,244 * These estimated totals are based on current construction cost as of the date of this report. Costs do fluctuate with changes over time and the economy. Values should be confirmed at the time of planned construction. ** These numbers represent yearly construction escalation to the midpoint of the date range. To account for soft costs such as design fees, permits, materials testing, and contingency, we recommend adding 25% of the indicated construction cost. ■ The involvement of an architect or engineer will be legally required. Escalated costs include a 25% increase to cover soft costs, including design fees, materials testing, FF&E, contingency, etc. □ We recommend involving an architect or engineering in this project due to complexity. Escalated costs include a 25% increase to cover soft costs, including design fees, materials testing, FF&E, contingency, etc. Lake Elmo Municipal Facilities Space Needs Assessment page 93 Space Programming BKV Group assessed the City’s space requirements based on national standards, interviews with the department heads, current staffing levels, and demographic projections. The space requirements were analyzed at five year increments out to 2032. Each department is programmed at the level of individual rooms or spaces. The areas identified for each are based on solid experience and familiarity of these types of facilities by the planning team, as well as data collected from City staff. Consolidating this information, BKV Group developed a draft space needs matrix and reviewed, developed and refined the information with the project team. The programming effort considers the current space allocation for each function, the current number of staff, number of workstations and offices, and current support spaces provided for each department and projects these needs forward into the future. Once the program information is reviewed and confirmed with the City team, this then forms the basis of the Master Planning Concepts and should be the basis of further exploration in Concept and Schematic Design phases. Assumptions made in developing the program: The development of the program is based on planning for a 15-year projected need. Although government buildings are commonly built to the quality of a 50-100-year life span, it is not financially feasible, nor reliable to construct spaces that may or may not be needed within that extended time frame. Rather, the building should be designed to easily accommodate renovation and expansion. A forecast of 15-20 years is the practical limit of reasonably accurate projections. It is important to note however, that as time passes, particularly if funding for a project is not immediately available, the original program should be updated upon project commencement to incorporate changing growth patterns. How to read the Space Program Spreadsheets: Each space required for the department is listed in the matrix along with the area required for those spaces. The number of such spaces expected to be needed over five year increments is shown, then the net area is calculated by multiplying the size of the room by the number of such rooms at each increment in time. These are tallied by department and again at the bottom of the page into a Total Net Square Footage. This Net Square Footage does not factor in the area occupied by wall thicknesses, columns, plumbing and mechanical shafts, corridors, etc. that cannot be precisely identified at this early phase of the project. To account for these other functions, architects use an “Efficiency Factor” (typically 20% to 35%) that is added to the Net Square Footage to arrive at a Total Proposed Square Footage. Generally speaking, buildings that require greater circulation, wide public waiting areas, or large public interface functions require larger efficiency factors. Comments about specific programs The types and sizes of Sheriff Department spaces are based upon a successful example in Newport. The Sheriff Department needs to be co-located with either City Hall, the Fire Station, or both. The City Hall may be the site of a future 10,000 square foot Washington County library, but that area was not added to the program because it would not occur for some time and it would not be paid for by the City of Lake Elmo. It may occur as a separate building or as an addition to the City Hall. page 94 BKV Group Commission #2162.01 Due to declining numbers of volunteers and the impacts on response time, the fire department program reflects consolidation to a single station with staff manning the station 24 hours per day. The fire station program also shows, below the total, the space impact of a joint facility with Lakeview Ambulance. The idea of a joint facility is still being discussed but it is important to consider the space impacts when looking at potential building sites. Due to the newness of the Public Works facility, the programming matrix focuses on spaces that aren’t currently provided or that need to be enlarged, rather that listing every space and indicating “no change.” Lake Elmo Municipal Facilities Space Needs Assessment page 95 Public Works NUMBER REQUIRED UNIT AREA (sf) TOTAL AREA (sf) COMMENTS CURRENT SPACE (sf) 2017 2022 2027 2032 2017 2022 2027 2032 Space Description Req'd Proj Proj Proj Proposed Projected Projected Projected Needed Spaces Workstation 4 4 4 4 56 224 224 224 224 reconfigure existing workstation space, not tallied below Linear Computer Terminals - 2 3 4 20 - 40 60 80 reconfigure existing workstation space, not tallied below Assembly/ Break/ Training Room - 1 1 1 525 - 525 525 525 accommodate 24 people Locker Room 1 1 1 1 250 250 250 250 250 accommodate 24 people Welding Shop 1 1 1 1 - - - - inside existing bay space Signage Shop 1 1 1 1 250 250 250 250 250 Utilities Shop 1 1 1 1 250 250 250 250 250 Carpentry Shop/ Tool Storage - - - 1 525 - - - 525 Additional Fleet Storage to be accommodated at Fire Station #2 Subtotal, Needed Spaces 750 1,275 1,275 1,800 Total Net Square Footage 750 1,275 1,275 1,800 Efficiency Factor 30% 225 383 383 540 TOTAL PROPOSED SQUARE FOOTAGE 975 1,658 1,658 2,340 page 96 BKV Group Commission #2162.01 City Hall NUMBER REQUIRED UNIT AREA (sf) TOTAL AREA (sf) COMMENTS CURRENT SPACE (sf) 2017 2022 2027 2032 2017 2022 2027 2032 Space Description Req'd Proj. Proj. Proj. Proposed Projected Projected Projected Public Spaces Lobby 1 1 1 1 300 300 300 300 300 must accommodate overflow from Council Chambers 150 Public Restrooms 2 2 2 2 180 360 360 360 360 three fixtures 190 Community Room 1 1 1 1 850 850 850 850 850 seating for 30 at tables, divisible - Community Room Storage 1 1 1 1 85 85 85 85 85 Small Conference Room 1 1 1 1 100 100 100 100 100 4 person - Large Conference Room 1 1 1 1 264 264 264 264 264 10 person + credenza 240 Subtotal, Public Spaces 1,959 1,959 1,959 1,959 Shared Spaces Staff Restroom 2 2 2 2 60 120 120 120 120 single user restrooms - Copy/ Plotter Room 1 1 1 1 200 200 200 200 200 convenient to reception counter; includes storage 120 Break Room 1 1 1 1 250 250 250 250 250 seats 8-12 50 Election Storage 1 1 1 1 100 100 100 100 100 - Janitor Closet 1 1 1 1 30 30 30 30 30 - Reception Counter 2 2 2 2 80 160 160 160 160 Admin Counter and Building/Zoning Counter 80 Subtotal, Shared Spaces 860 860 860 860 Administration and Finance City Administrator Office 1 1 1 1 140 140 140 140 140 140 Assistant City Administrator Office 1 1 1 1 120 120 120 120 120 - City Clerk Office 1 1 1 1 120 120 120 120 120 120 Public Works Director Office 1 1 1 1 140 140 140 140 140 - Finance Director Office 1 1 1 1 140 140 140 140 140 140 Sheriff Sergeant Office 1 1 1 1 140 140 140 140 140 not needed if co-located with Sheriff Support 140 Future Office - - 1 1 120 - - 120 120 120 Deputy Clerk Workstation 1 1 1 1 48 48 48 48 48 60 Accounting Clerk Workstation 1 1 2 2 48 48 48 96 96 48 Intern Workstations 2 2 2 2 48 96 96 96 96 96 Subtotal, Administration 992 992 1,160 1,160 Lake Elmo Municipal Facilities Space Needs Assessment page 97 Council Spaces Council Chambers 1 1 1 1 1,200 1,200 1,200 1,200 1,200 40 public seats; 7 seats at dais; 9 seats at side tables 950 Media Room 1 1 1 1 80 80 80 80 80 34 Executive Session Room 1 1 1 1 264 264 264 264 264 - Subtotal, Council Spaces 1,544 1,544 1,544 1,544 Planning and Zoning Planning Director Office 1 1 1 1 140 140 140 140 140 100 City Planner Office 1 1 1 1 140 140 140 140 140 100 Future Office - - 1 1 120 - - 120 120 Permit Technician Workstation 1 1 1 1 48 48 48 48 48 position shared w/ Building Dept 60 Interns Workstation 1 1 1 1 48 48 48 48 48 - Future Workstation - - 1 1 48 - - 48 48 - Subtotal, Planning and Zoning 376 376 544 544 Building Department Building Official Office 1 1 1 1 140 140 140 140 140 140 Building Inspector Workstation 2 2 2 2 80 160 160 160 160 120 Intern Workstation 1 1 1 1 48 48 48 48 48 - Meter Storage Room 1 1 1 1 20 20 20 20 20 convenient to Counter - Mud Room 1 1 1 1 60 60 60 60 60 - Subtotal, Building Department 428 428 428 428 Building Support Mechanical 1 1 1 1 400 400 400 400 400 Electrical 1 1 1 1 120 120 120 120 120 Communications 1 1 1 1 120 120 120 120 120 Sprinkler Room 1 1 1 1 30 30 30 30 30 Subtotal, Building Support 670 670 670 670 Total Net Square Footage 6,829 6,829 7,165 7,165 3,680 Efficiency Factor 30% 2,049 2,049 2,150 2,150 TOTAL PROPOSED SQUARE FOOTAGE 8,878 8,878 9,315 9,315 page 98 BKV Group Commission #2162.01 Fire Station NUMBER REQUIRED UNIT AREA (sf) TOTAL AREA (sf) COMMENTS CURRENT SPACE (sf) 2017 2022 2027 2032 2017 2022 2027 2032 Space Description Req'd Proj Proj Proj Proposed Projected Projected Projected Public Spaces Lobby 1 1 1 1 150 150 150 150 150 includes display cases - Public Restrooms 2 2 2 2 180 360 360 360 360 three fixtures (not needed if co-located with City Hall) - Training Room 1 1 1 1 960 960 960 960 960 seating for 40 at tables; serves as EOC and safe room 750 Training Room Storage 1 1 1 1 96 96 96 96 96 - Subtotal, Public Spaces 1,566 1,566 1,566 1,566 Office Areas Chief Office 1 1 1 1 140 140 140 140 140 60 Assistant Chief Office 1 1 1 1 120 120 120 120 120 - Future Office - - 1 1 120 - - 120 120 - Captains/ Lieutenant Workstation 4 4 4 4 48 192 192 192 192 120 Admin. Assistant Workstation 0.5 0.5 1 1 80 40 40 80 80 doubles as reception counter 60 Public Safety Education Storage 1 1 1 1 80 80 80 80 80 - Records Storage 1 1 1 1 80 80 80 80 80 - Election Storage 1 1 1 1 100 100 100 100 100 Conference Room 1 1 1 1 264 264 264 264 264 10 person table + credenza - Copy Area 1 1 1 1 48 48 48 48 48 in open office area - Radio Room/ Report Writing 1 1 1 1 140 140 140 140 140 two work stations 50 Subtotal, Office Spaces 1,204 1,204 1,364 1,364 Living Areas Shared Locker Room 1 1 1 1 400 400 400 400 400 40 personal lockers - Unisex Shower Rooms 2 2 3 3 85 170 170 255 255 could be shared with Sheriff - Bunk Rooms 6 6 6 6 90 540 540 540 540 - Dayroom 1 1 1 1 400 400 400 400 400 220 Dining Room 1 1 1 1 200 200 200 200 200 - Kitchen 1 1 1 1 280 280 280 280 280 220 Wellness Room 1 1 1 1 800 800 800 800 800 - Laundry Room 1 1 1 1 100 100 100 100 100 - Janitor Closet 1 1 1 1 30 30 30 30 30 - Storage + Uniforms 1 1 1 1 140 140 140 140 140 - Subtotal, Living Spaces 3,060 3,060 3,145 3,145 Lake Elmo Municipal Facilities Space Needs Assessment page 99 Apparatus Bays Single-deep Bays - - - - 1,080 - - - - 18'x60' 5,670 Double-deep Bays 5 5 5 5 1,620 8,100 8,100 8,100 8,100 18'x90' - Subtotal, Apparatus Bays 8,100 8,100 8,100 8,100 Apparatus Bay Support Decontamination 1 1 1 1 280 280 280 280 280 - Bay Restroom 1 1 1 1 60 60 60 60 60 150 Turnout Gear Storage 1 1 1 1 480 480 480 480 480 40 gear lockers - Turnout Gear Laundry 1 1 1 1 140 140 140 140 140 2 extractors, one drying cabinet - Maintenance Shop 1 1 1 1 150 150 150 150 150 - SCBA Compressor Room 1 1 1 1 180 180 180 180 180 - Hose Storage 1 1 1 1 80 80 80 80 80 - Quartermaster Storage 1 1 1 1 80 80 80 80 80 - General Storage 1 1 1 1 400 400 400 400 400 - Hose/ Training Tower 1 1 1 1 400 400 400 400 400 - Subtotal, Apparatus Bay Support 2,250 2,250 2,250 2,250 Building Support Mechanical 1 1 1 1 500 500 500 500 500 reduction possible if co-located with City Hall Electrical 1 1 1 1 200 200 200 200 200 reduction possible if co-located with City Hall Communications 1 1 1 1 120 120 120 120 120 not needed if co-located with City Hall Sprinkler Room 1 1 1 1 30 30 30 30 30 not needed if co-located with City Hall Subtotal, Building Support 850 850 850 850 Total Net Square Footage 17,030 17,030 17,275 17,275 7,400 Efficiency Factor 25% 4,258 4,258 4,319 4,319 TOTAL PROPOSED SQUARE FOOTAGE 21,288 21,288 21,594 21,594 Optional Lakeview Ambulance Space Apparatus Bay 1 1 1 1 1,080 1,080 1,080 1,080 1,080 18'x60' - Locker Space 1 1 1 1 95 95 95 95 95 adjacent to fire station locker area - Shower Room 1 1 1 1 95 95 95 95 95 adjacent to fire station shower rooms - Bunk Room 2 2 2 2 90 180 180 180 180 adjacent to fire station bunk rooms - Efficiency Factor 25% 363 363 363 363 PROPOSED LAKEVIEW SQUARE FOOTAGE 1,813 1,813 1,813 1,813 TOTAL BUILDING WITH LAKEVIEW 23,100 23,100 23,406 23,406 page 100 BKV Group Commission #2162.01 Sheriff Station NUMBER REQUIRED UNIT AREA (sf) TOTAL AREA (sf) COMMENTS CURRENT SPACE (sf) 2017 2022 2027 2032 2017 2022 2027 2032 Space Description Req'd Proj Proj Proj Proposed Projected Projected Projected Office Areas Sergeants Office 1 1 1 1 140 140 140 140 140 140 Report Writing Workstations 2 2 3 3 36 72 72 108 108 50 Conference Room - - - - - - - - access to shared conference room - Coffee Alcove 1 1 1 1 32 32 32 32 32 - Subtotal, Office Areas 244 244 280 280 Patrol Areas Shared Locker Room 1 1 1 1 95 95 95 95 95 8 personal lockers 50 Unisex Shower Rooms - - - - 95 - - - - only needed if not co-located with fire - Break Room - - - - - - - - access to shared break room - Squad Briefing Area - - - - - - - - extra space within Patrol Area - Duty Bag Storage 1 1 1 1 32 32 32 32 32 8 bags - in patrol area 10 Radio/ Camera Storage 1 1 1 1 32 32 32 32 32 in patrol area 10 Squad Garage - - - - 800 - - - - not included - Subtotal, Patrol Areas 159 159 159 159 Evidence Areas Deputy Drop Off 1 1 1 1 80 80 80 80 80 counter, cabinets, lockers - Subtotal, Evidence 80 80 80 80 Total Net Square Footage 483 483 519 519 260 Efficiency Factor 30% 145 145 156 156 TOTAL PROPOSED SQUARE FOOTAGE 628 628 675 675 prepared by BKV Group page 101 Master Planning Concepts Based upon the space needs identified during programming, BKV Group examined options for expansion, renovation, or replacement of the buildings on current City-owned property and on greenfield sites. Potential building massing was explored to determine how the building might fit on the site given the required size, zoning restrictions, parking, stormwater detention, etc. Nine site plans were created to prove the feasibility of the solutions. These can be mixed and matched to arrive at overall master planning options. The building area, and therefore the costs, of each plan vary based upon how much renovation will occur and whether the building can support one- vs. two-story buildings. Other important evaluation criteria include the location of parking relative to the building, fire apparatus circulation paths, phasing complications, the need to purchase property, the ability to sell property, the capacity for future expansion, the ability to share spaces, the ability to bring citizens and staff downtown, and operating efficiencies. Plan A1 investigated locating City Hall, Sheriff, and Fire on the existing City Hall site, renovating the existing building. It assumes current zoning. Plan A2 investigated locating City Hall, Sheriff, and Fire on the existing City Hall site, assuming that zoning could change and that the existing City Hall could be torn down. Plan A3 investigated locating City Hall, Sheriff, and Fire on a greenfield site, leaving space for a future library building. Plans B1a and B1b investigated renovating and expanding City Hall on site, leaving space for a future library building. Plan B2 investigated demolishing the existing Fire Station #1 and building a new City Hall in its place, leaving space for a future library building. Plan C1 investigated demolishing the existing Fire Station #1 and building a new 2-story station in its place. This requires a temporary fire station. Plan C2 investigated constructing a new 1-story Fire Station on a greenfield site. Plan C3 investigated demolishing the existing City Hall and building a new 1-story Fire Station #1 in its place. Plan C4 investigated renovating and expanding the existing City Hall to create new 1-story Fire Station #1. Plan D1 investigated expanding the Public Works building. page 102 BKV Group Commission #2162.01 this page intentionally left blank prepared by BKV Group page 103 page 104 BKV Group Commission #2162.01 Lake Elmo Municipal Facilities Space Needs Assessment page 105 page 106 BKV Group Commission #2162.01 Lake Elmo Municipal Facilities Space Needs Assessment page 107 page 108 BKV Group Commission #2162.01 Lake Elmo Municipal Facilities Space Needs Assessment page 109 page 110 BKV Group Commission #2162.01 Lake Elmo Municipal Facilities Space Needs Assessment page 111 page 112 BKV Group Commission #2162.01 Lake Elmo Municipal Facilities Space Needs Assessment page 113 page 114 BKV Group Commission #2162.01 this page intentionally left blank prepared by BKV Group page 115 Conceptual Project Budget Construction costs for government buildings vary regionally and based on construction type. BKV Group has developed Cost Estimates for each individual Master Plan Option, then combined them into a table indicating overall Costs of each potential combination of Master Plan Options. These estimated costs are based on construction costs in September of 2017. Construction costs escalate significantly over time and are especially sensitive to changes in the economy. Industry experts are currently predicting that costs will escalate 4% to 5% each year for the next few years. Plan A1 Area Cost / SF Estimated Total City Hall Remodeling 3,232 $ 135 $ 436,320 City Hall Deferred Maintenance $ 420,000 City Hall Addition 6,083 $ 260 $ 1,581,580 Fire Station New Construction 21,594 $ 280 $ 6,046,320 Sheriff Support New Construction 675 $ 260 $ 175,500 Vertical Circulation 750 $ 280 $ 210,000 Co-location space reduction (942) $ 280 $ (263,760) Site Development 61,300 $ 6 $ 367,800 Below Grade Stormwater Detention $ 150,000 Shared Driveway Improvements $ 40,000 Contingency 12% $ 1,099,651 Total Estimated Construction Costs (2017 values) $ 10,263,411 Property Purchase $ 0 Property Sale (Fire Station #1) $ (50,000) Soft Costs (FF&E, design, testing, etc.) 20% $ 2,052,682 TOTAL ESTIMATED PROJECT COSTS (2017 values) $ 12,266,093 Plan A2 Area Cost / SF Estimated Total Demolition of City Hall 3,232 $ 20 $ 64,640 City Hall New Construction 9,315 $ 260 $ 2,421,900 Fire Station New Construction 21,594 $ 280 $ 6,046,320 Sheriff Support New Construction 675 $ 260 $ 175,500 Vertical Circulation 750 $ 280 $ 210,000 Co-location space reduction (942) $ 280 $ (263,760) Site Development 61,300 $ 6 $ 367,800 Below Grade Stormwater Detention $ 150,000 Contingency 10% $ 917,240 Total Estimated Construction Costs (2017 values) $ 10,089,640 Property Purchase $ 0 Property Sale (Fire Station #1) $ (50,000) Soft Costs (FF&E, design, testing, etc.) 20% $ 2,017,928 TOTAL ESTIMATED PROJECT COSTS (2017 values) $ 12,057,568 page 116 BKV Group Commission #2162.01 Plan A3 Area Cost / SF Estimated Total City Hall New Construction 9,315 $ 260 $ 2,421,900 Fire Station New Construction 21,594 $ 280 $ 6,046,320 Sheriff Support New Construction 675 $ 260 $ 175,500 Co-location space reduction (942) $ 280 $ (263,760) Site Development 168,000 $ 6 $ 1,008,000 Extend Utilities to Site (SWAG) $ 250,000 Contingency 10% $ 963,796 Total Estimated Construction Costs (2017 values) $ 10,601,756 Property Purchase 3.6 acres $ 206,000 $ 936,000 Property Sale (Fire Station #1 and City Hall) $ (100,000) Soft Costs (FF&E, design, testing, etc.) 20% $ 2,120,351 TOTAL ESTIMATED PROJECT COSTS (2017 values) $ 13,558,107 Plan B1a & Plan B1b Area Cost / SF Estimated Total City Hall Interior Remodeling 3,232 $ 135 $ 436,320 City Hall Deferred Maintenance $ 420,000 City Hall Addition 6,083 $ 260 $ 1,581,580 Site Development 61,300 $ 6 $ 367,800 Contingency 12% $ 336,684 Total Estimated Construction Costs (2017 values) $ 3,142,384 Property Purchase $ 0 Property Sale $ 0 Soft Costs (FF&E, design, testing, etc.) 20% $ 628,477 TOTAL ESTIMATED PROJECT COSTS (2017 values) $ 3,770,861 Plan B2 Area Cost / SF Estimated Total Demolition of Parks House 1,850 $ 20 $ 37,000 Demolition of Fire Station #1 2,304 $ 20 $ 46,080 City Hall New Construction 9,315 $ 260 $ 2,328,750 Site Development 36,995 $ 6 $ 221,970 Relocate Power Lines $ 20,000 Contingency 10% $ 274,695 Total Estimated Construction Costs (2017 values) $ 3,021,645 Property Purchase $ 0 Property Sale $ 0 Soft Costs (FF&E, design, testing, etc.) 20% $ 604,329 TOTAL ESTIMATED PROJECT COSTS (2017 values) $ 3,625,974 Lake Elmo Municipal Facilities Space Needs Assessment page 117 Plan C1 Area Cost / SF Estimated Total Demolition of Parks House 1,850 $ 20 $ 37,000 Demolition of Fire Station #1 2,304 $ 20 $ 46,080 Fire Station New Construction 21,594 $ 280 $ 6,046,320 Sheriff Support New Construction 675 $ 260 $ 175,500 Vertical Circulation 750 $ 280 $ 210,000 Site Development 36,995 $ 6 $ 221,970 Relocate Power Lines $ 20,000 Contingency 10% $ 675,687 Total Estimated Construction Costs (2017 values) $ 7,432,557 Property Purchase $ 0 Property Sale $ 0 Temporary Fire Station $ 150,000 Soft Costs (FF&E, design, testing, etc.) 20% $ 1,486,511 TOTAL ESTIMATED PROJECT COSTS (2017 values) $ 9,069,068 Plan C2 Area Cost / SF Estimated Total Fire Station New Construction 21,594 $ 280 $ 6,046,320 Sheriff Support New Construction 675 $ 260 $ 175,500 Site Development 84,000 $ 6 $ 504,000 Extend Utilities (SWAG) $ 250,000 Contingency 10% $ 697,582 Total Estimated Construction Costs (2017 values) $ 7,673,402 Property Purchase 1.9 acres $ 206,000 $ 494,000 Property Sale (Fire Station #1) $ (50,000) Soft Costs (FF&E, design, testing, etc.) 20% $ 1,534,680 TOTAL ESTIMATED PROJECT COSTS (2017 values) $ 9,652,082 Plan C3 Area Cost / SF Estimated Total Demolition of City Hall 3,232 $ 20 $ 64,640 Fire Station New Construction 21,594 $ 280 $ 6,046,320 Sheriff Support New Construction 675 $ 260 $ 175,500 Site Development 61,300 $ 6 $ 367,800 Below Grade Stormwater Detention $ 150,000 Shared Driveway Improvements $ 40,000 Contingency 10% $ 684,426 Total Estimated Construction Costs (2017 values) $ 7,528,686 Property Purchase $ 0 Property Sale $ 0 Soft Costs (FF&E, design, testing, etc.) 20% $ 1,505,737 TOTAL ESTIMATED PROJECT COSTS (2017 values) $ 9,034,423 page 118 BKV Group Commission #2162.01 Plan C4 Area Cost / SF Estimated Total Remodel City Hall into Fire Station 3,232 $ 150 $ 484,800 City Hall Deferred Maintenance $ 420,000 Fire Station Addition 18,362 $ 280 $ 5,5,141,360 Sheriff Support Addition 675 $ 260 $ 175,500 Site Development 61,300 $ 6 $ 367,800 Below Grade Stormwater Detention $ 150,000 Shared Driveway Improvements $ 40,000 Contingency 12% $ 813,535 Total Estimated Construction Costs (2017 values) $ 7,592,995 Property Purchase $ 0 Property Sale $ 0 Soft Costs (FF&E, design, testing, etc.) 20% $ 1,518,599 TOTAL ESTIMATED PROJECT COSTS (2017 values) $ 9,111,594 Plan D1 Area Cost / SF Estimated Total Office Addition 2,340 $ 250 $ 585,000 Contingency 12% $ 70,200 Total Estimated Construction Costs (2017 values) $ 655,200 Property Purchase $ 0 Soft Costs (FF&E, design, testing, etc.) 20% $ 131,040 TOTAL ESTIMATED PROJECT COSTS (2017 values) $ 786,240 Lake Elmo Municipal Facilities Space Needs Assessment page 119 Plan Key Year of Work Estimated Project Costs (2017 values) Combined Option Cost (2017 values) Combined Option Cost (escalated) Keep City Hall at Existing site Combined Option 1 $ 13,050,000 $ 14,210,000 A1 Renovate and Add-on to existing City Hall to create a Combined Government Center; 2019 $ 12,266,093 D1 Public Works Improvements; 2018 $ 786,240 Combined Option 2 $ 12,840,000 $ 13,990,000 A2 Demolish existing City Hall and build a New Combined Government Center; 2019 $ 12,057,568 D1 Public Works Improvements; 2018 $ 786,240 Combined Option 3 $ 12,630,000 $ 14,840,000 B1 Renovate and Add-on to the existing City Hall; 2019 $ 3,770,861 C1 Build a new Public Safety building on existing Fire Station site; 2019 $ 9,069,068 D1 Public Works Improvements; 2018 $ 786,240 Combined Option 4 $ 14,210,000 $ 15,480,000 B1 Renovate and Add-on to the existing City Hall; 2019 $ 3,770,861 C2 Build a new Public Safety building on Greenfield site; 2019 $ 9,652,082 D1 Public Works Improvements; 2018 $ 786,240 Move City Hall to Fire Station #1 site Combined Option 5 $ 14,060,000 $ 15,320,000 B2 Build a new City Hall on existing Fire Station site; 2019 $ 3,625,974 C2 Build a new Public Safety building on Greenfield site; 2019 $ 9,652,082 D1 Public Works Improvements 2018 $ 786,240 Combined Option 6 $ 13,450,000 $ 15,090,000 B2 Build a new City Hall on existing Fire Station site; 2019 $ 3,625,974 C3 Build a new Public Safety building on existing City Hall site; 2020 $ 9,034,423 D1 Public Works Improvements; 2018 $ 786,240 Combined Option 7 $ 13,520,000 $ 15,180,000 B2 Build a new City Hall on Existing Fire Station site; 2019 $ 3,625,974 C4 Expand/renovate City Hall to create a Public Safety building; 2020 $ 9,111,594 D1 Public Works Improvements 2018 $ 786,240 Move City Hall to Greenfield site Combined Option 8 $ 14,340,000 $ 15,630,000 A3 New Combined Government Center; 2019 $ 13,558,107 D1 Public Works Improvements; 2018 $ 786,240 page 120 BKV Group Commission #2162.01 BKV Group solicited information on tax impacts from Northland Public Finance, which handles the City’s bonding. The following chart shows the annual tax burden for properties of various value. Column A shows a $15 M project with a bond term of 15 years. Column B shows a $15 M project with a bond term of 20 years. These numbers are not final, but will provide a good ballpark estimate. Lake Elmo Municipal Facilities Space Needs Assessment page 121 Conceptual Project Schedule Due to winter conditions, construction projects in Minnesota almost always start as the ground thaws in the spring. The following schedules are based around Master Plan Combinations 2 and 6. Combined Master Plan Option 2 2018 2019 2020 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec City Council Approval Public Works Design/Documentation Bidding & Award Construction (7 mo.) Combined City Hall, Fire Station, & Sheriff Support Design/Documentation Bidding & Award Move out of City Hall Demolition Construction (12 mo.) Combined Master Plan Option 6 2018 2019 2020 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec City Council Approval Public Works Design/Documentation Bidding & Award Construction (7 mo.) City Hall Design/Documentation Bidding & Award Construction (10 mo.) Move into new City Hall Fire Station & Sheriff Support Design/Documentation Bidding & Award Demolition Construction (10 mo.) page 122 BKV Group Commission #2162.01 this page intentionally left blank Lake Elmo Municipal Facilities Space Needs Assessment page 123 Action Steps This report provides the data necessary to make informed decisions about the future of the Lake Elmo facilities, but is only the first step of the process. Recommended next steps for staff and City Council are as follows: · Select one of the combination master plan options as the preferred option. · Work with financial planners to understand the financial impacts of the project over time. · Adopt goals for project completion dates that will are economically feasible for the community. · Make this report available for the general public and set up times for the public to visit the facilities and observe the conditions firsthand. · Select a Project Manager from the City staff to shepherd the project(s) through completion. Send the PM to receive training if necessary. · Establish formal agreements with Washington County Sheriff and/or Lakeview Ambulance if a joint facility is desired. · Examine properties for sale to determine appropriateness for the buildings under consideration and conduct due diligence investigations. · Obtain an architect’s sketch of the potential project for use in a public awareness campaign. page 124 BKV Group Commission #2162.01 this page intentionally left blank Lake Elmo Municipal Facilities Space Needs Assessment page 125 Appendix A – Brookfield Building BKV Group explored the possibility of relocating the City Hall functions into the Brookfield building at 3880 Laverne Avenue N. The site is approximately 2.9 acres and has ~80 parking stalls. The building was constructed in 1980 and is a two-story structure with precast walls and a steel floor and roof structure. The roof was replaced approximately 15 years ago. The first floor area is 8,737 square feet and the second floor area is 8,529 square feet. The building is large enough to accommodate the entire City Hall program, but the floor to floor heights and the existing structural system prevent the Council Chambers from fitting inside the existing building – this function would need to be constructed as an addition. This would leave the entire second floor unoccupied. The building has not been designed to the higher wind load requirements of first responder facilities, so it would be inappropriate to recommend that it be used for any fire or police functions. It may be possible to locate a future branch of the Washington County library on the second floor, but it is important to note that until that happens, the added costs to heat and cool a building twice as large as necessary will be significant. There would need to be substantial renovations to the building, including the following: · Add insulation to the exterior walls and roof. · Replace windows and exterior doors. · Upgrade stairs and railings to comply with modern codes and accessibility provisions. · Add an elevator for wheelchair access to the second floor. · Remodel the restrooms to provide accessibility. · Replace the mechanical systems (assuming they are more than 20 years old). · Replace the roof (it is within five years of the end of its expected service life). While we have walked through the property, BKV Group has not explored this building in as much detail as we have the existing City-owned properties, so there are more unknowns in our projections. This leads to a range of estimated costs. We would anticipate that the Total Estimated Project Costs (2017 values) to remodel, repair, and expand the building would be $3,250,000 - $4,250,000, plus the purchase price. page 126 BKV Group Commission #2162.01 this page intentionally left blank Lake Elmo Municipal Facilities Space Needs Assessment page 127 Appendix B – Population Projections BKV Group researched population projections for the City of Lake Elmo to understand the implications future growth may have on space needs. The US Census estimates a population of 8,800 as of 2016. The Metropolitan Council has estimated the population of Lake Elmo per the following table. Year Population Density (people/sq. mi.) Households Housing Density (units/ acre) 2010 8,061 362 2,776 0.19 2020 10,500 472 3,800 0.27 2030 14,100 634 5,300 0.37 2040 18,200 818 7,100 0.50 As an example of how this affects City services, consider that Americans, on average, are making emergency calls to the fire department approximately once per year for every 10 residents. For Lake Elmo, this translates into more than 1,800 calls for service in 2040, or about 5 calls per day. The Public Works Department maintains approximately 120 linear miles of roadway. The road network in Lake Elmo is expected to increase by 5 - 8 miles per year, effectively doubling the amount of work the department does by 2040. This results in a proportional increase in staff and vehicles. page 128 BKV Group Commission #2162.01 this page intentionally left blank Lake Elmo Municipal Facilities Space Needs Assessment page 129 Appendix C – Existing Drawings BKV Group was provided with existing drawings of City Hall, Fire Station #1, and the Public Works facility. These do not necessarily reflect the current conditions of each building, but are attached to this report for informational purposes.