HomeMy WebLinkAbout#05 - 180 Acres on Ideal AvenueSTAFF REPORT
DATE: November 12, 2019
DISCUSSION
AGENDA ITEM: 180 acres of City Property on Ideal Ave/City Hall-Fire Station Project
SUBMITTED BY: Kristina Handt, City Administrator
BACKGROUND:
The Council last discussed the 180 acre property and possible uses at the July work session. There were a
variety of possibilities discussed and request for more information from the council about uses and costs
related to the City Hall/Fire Station project.
ISSUE BEFORE COUNCIL:
What are the next steps the Council would like to take with respect to the 180 acres? What direction should
council give to staff regarding the City Hall/Fire Station project?
PROPOSAL DETAILS/ANALYSIS:
In order to get a better understanding of what the market could support in that area, staff is preparing an
application to Washington County Community Development Authority (CDA) for predevelopment finance
fund. We are putting together a proposal to calculate what it would cost to make the area “shovel ready”
as there are not many shovel ready sites in Washington County per CDA Director Chris Eng. The analysis
will then give us an idea of whether or not the city could recover the costs associated with making it shovel
ready (utilities, roads, etc.) through the sale of the land. A similar analysis was done in Forest Lake with
the help of the CDA. Information about the Predevelopment Finance Fund is included in your packet. Staff
is aiming to keep the grant amount to $10,000 so that the City will only need to match 20%, however its
unknown at this time if we can get proposals in under that dollar amount. An update will be provided at the
November 19th meeting. As we heard from the ULI folks at the October work session, this area may be well
suited for a business park. I’ve also had inquiries about industrial uses.
Staff is also working on a one year extension of the farming lease since it is unlikely any development
would occur on the property in the next year given the planning required. I’ve been in communications
with the current leasee and expect to bring a new lease to the Council for approval before the end of the
year.
Staff has been approached by neighbors as well asking if they would have the opportunity to purchase the
property. I’ve told them we are too early in the process to know if it will be opened to the public for
purchase. They had been hunting on the land and riding ATVs in the area. Once we became aware of that
we did ask them to remove their hunting blinds and cease ATVs operating on city property.
At the last work session we also talked about the possibility of using some of the land for ballfields, a dog
park and a new city hall. Attached to your packet are the facilities summary presentation and space needs
study completed by BKV in 2017. While building on a new site is shown to cost more, it is not significantly
more. Staff would estimate, based upon these studies that building a city hall separate from the fire station
would cost about $500,000-750,000 more. The advantage would be that more space would be available in
case expansion was needed again after the 15 year study period. It will also allow for more space for the
sheriff’s office. After visiting the substation in Newport, addition space was identified that could improve
the function of the deputies. Moving city hall to a new site will also allow us to sell the existing city hall
sooner. Under the combined Brookfield plan, staff would relocate to the current city hall while the
Brookfield building is being renovated.
FISCAL IMPACT:
The 2020 lease is expected to cover the taxes for that year. There is a one year lag in change of the tax
status which mean even if the land is not leased in 2021, the city will still be responsible for the taxes that
year.
Staff expects to bring a resolution to the November 19th Council meeting in support of a $10,000 Pre
Development Grant from Washington County CDA. This will require a match of about $2,000 from the
city.
RECOMMENDATION:
Direct staff to prepare the Pre Development Finance Fund application and bring to the November 19th
council meeting.
Direct staff to prepare a Request for Proposals for a Design/Build of a new City Hall and new Fire Station.
RFP could include another analysis of combined facility at Brookfield vs separate facilities at Brookfield
and 180 acres.
ATTACHMENT:
• Pre-Development Finance Fund Info
• BKV 2017 Facilities Summary
• BKV 2017 Space Needs Study
WASHINGTON COUNTY CDA PREDEVELOPMENT FINANCE FUND
POLICY AND GUIDELINES
I. Purpose:
To provide predevelopment grants to cities, townships and local government
development authorities located in Washington County. These funds are intended to: 1)
increase the availability of shovel ready properties in the county; 2) provide opportunities
for our existing businesses to stay and grow here in Washington County; 3) spur new
business development and job opportunities in the County; 4) provide opportunities for
business diversity; 5) increased commercial and industrial market values within
Washington County, and 6) assist with removing blighted properties.
II. Maximum Grant Awards and Matching Requirements:
a. There will be two levels of grant funding. The small pool will include a
lower level of funding of grants totaling less than $10,000. The large pool
will include grant amounts between $10,000 and $40,000.
b. Grant amounts may not exceed $40,000 per year, per city, and must be a
$1 to $1 (CDA funds to local funds) match for grants of $10,000 or more
and .20 cents local to every $1 of CDA funds match for grants of less than
$10,000.
c. Applicants may use non-public funds as local match. In-kind
contributions shall not be considered a match.
III. Eligible Applicants:
Eligible applicants include cities and townships located in Washington County, and/or
their duly created economic development organizations or authorities that are enabled
under Minnesota Statutes are eligible to apply.
IV. General Program Parameters and Application Requirements:
a. Applicants must consult with CDA Economic Development Director prior
to the submission of an application to determine if the proposed request
would meet the intent and the criteria of the program.
b. The required application form will be provided upon request; however, a
detailed project narrative must accompany the application and must
address the following items in order to proceed to scoring:
i. A description of the proposed activities for which the grant funds
will be utilized and a description of the expected development
including the anticipated types of businesses as a result of the
activities.
ii. An analysis of how the proposed activities satisfy the criteria in
Section VII, including an analysis of why the property is not likely
to develop through the normal private sector development process
without the requested CDA funding.
iii. A sources and uses spreadsheet identifying the expenditures/uses
anticipated, including the purpose of the requested funds, and
identifying all sources of funds to pay for the proposed work,
including the matching funds. It must be documented that the
matching funds will be used for eligible activities.
iv. A project timeline describing when the requested activities is
proposed to occur, the timeline of subsequent activities including,
the timeline of anticipated development and the expected type(s)
of development.
v. A description of how the development is consistent with policies
and strategies of the local community comprehensive and/or other
economic development plan.
vi. A description of the benefits to the city and the county, including
but not limited to, a description of total anticipated jobs, wages,
the amount of new jobs, the level of private investment, the
change in commercial and industrial market values, and
anticipated indirect economic benefits.
vii. A description of how anticipated development interacts with the
local economy, existing businesses and suppliers and the
accessibility to local talent), and whether the anticipated
development diversifies the economic base of the community.
viii. A description of the level of local commitment to the development
of the property, including an explanation of previous or pending
public meetings.
c. Submission of a supporting resolution from the governing body of the
jurisdiction (template provided below).
d. The Washington County CDA reserves the right to award all or a portion
of the funds requested.
e. Applications will be accepted on a continual pipeline basis until all
available funds have been exhausted.
f. The general operating costs of an applicant may not be funded through
this grant or be used to fulfil matching requirements.
g. Two pools of funds are available:
i. The “Small Pool” is for grants of less than $10,000 and is awarded
by the Washington County CDA Economic Development Director.
1. The application will be reviewed and ranked in the order in
which it was received. A minimum of 60 points must be
scored in order to be funded from the Small Pool.
ii. The “Large Pool” is for grants ranging from $10,000 to $40,000
and is awarded by the Washington County CDA Board of
Commissioners.
1. The application will be reviewed and ranked in the order in
which it was received. Applications for the Large Pool will
be processed for the next available Board meeting. A
minimum of 60 points must be scored in order to be funded
from the Large Pool.
2. Funds already expended on eligible activities within six
months of the date of application may be included in the
request and approved by the CDA Board.
h. Any CDA funded activities that are included in a MN Statutes Chapter 429
Assessment must be reimbursed to the Washington County CDA.
V. Eligible Activities:
a. The following activities are eligible for funding:
i. Environmental studies (including wetland studies, EAW, EIS and
AUAR studies, geotechnical, soil tests and feasibility studies)
ii. Site planning and design (including land use studies)
iii. Appraisals
iv. Survey work
v. Engineering studies including reports, drawings and water, sewer
and storm water feasibility studies
vi. TIF, Tax Abatement Analysis (i.e. TIF Plan) or other financial
incentives planning
vii. Other predevelopment activities as determined to be acceptable at
the discretion of the CDA Board of Directors.
b. It is anticipated that the above eligible activities will be aimed at
development or redevelopment of a blighted property, underutilized
property, creation or redevelopment of large acreage industrial/business
park, and/or difficult to develop or contaminated sites.
VI. Grant Distribution and Close Out:
a. Contracts must be executed and invoices or proof of payment submitted
to the CDA prior to release of any funds.
b. At the end of the grant period the grantee must provide a final report to
document:
i. All grant activities have been completed;
ii. All funds received must have been expended; and
iii. A description of the outcome and copy of the study or activity paid
for by CDA funds.
c. The Washington County CDA reserves the right to terminate the grant
agreement if the proposed project is not making adequate progress.
VII. Funding Priorities and Scoring System:
a. If the application is complete and demonstrates compliance with the intent
and the criteria of the program, applications will be reviewed and ranked
in the order in which it was received based on the following competitive
criteria:
i. Increase the Inventory of Commercial and Industrial Shovel
Ready/Developable Properties. The application clearly
demonstrates that development on the subject parcel(s) is not
imminent, and also demonstrates that the request will allow
development to occur that may not otherwise occur. [up to 20
Maximum Points]
ii. Business Retention and Expansion. The application clearly
demonstrates that the request could allow for retention and/or
expansion of existing business. [up to 10 Maximum Points]
iii. Opportunity for Business Diversity. The application clearly
demonstrates that the request could provide for different types of
businesses to be located in the community thereby strengthening
the diversity of the existing economy. [up to 10 Maximum Points]
iv. Removes Blighted Properties. The application clearly
demonstrates that the request will aid in removing blighted
properties that may be hindering economic investment. [up to 10
Maximum Points]
v. Economic Benefit. The application clearly demonstrates the
potential future impact/benefit on the local economy, as measured
through factors including but not limited to growth and/or projected
growth in commercial and industrial value, property taxes, and/or
the potential for new and/or retained livable wage jobs. [up to 40
Maximum Points]
vi. Increased Leverage. The applicant provides local matching
contributions in excess of the minimum requirements for the large
pool grant and small pool request requirements. [up to 10
Maximum Points]
b. Applications must be submitted electronically on the forms provided by
the CDA and will be accepted on a pipeline basis beginning March 1,
2018. Applications must be submitted electronically (.pdf file preferred) by
email to the CDA Economic Development Director.
VIII. Grant Agreement:
a. CDA staff will work with the Applicant and enter into a Grant Agreement.
This agreement will detail the terms and conditions of the grant and allow
for the release of funds to the grant recipient.
b. The grant agreement will require funds to be spent no later than
December 31, 2019.
c. The Grant Agreement must be fully executed by both parties no later than
December 31, 2018.
d. Waivers and extensions to any provision in the agreement requested by
the grantee will be considered on a case by case basis depending on the
merits of the request.
e. Grants will be paid on a reimbursement basis. Grantees will be required
to submit quarterly/semi-annual progress reports to the CDA when
requested.
REQUIRED RESOLUTION PROVISIONS – CITY
WHEREAS, the City of has identified a proposed project within the City that meets
the Washington County Community Development Agency (CDA) Predevelopment
Finance Fund’s purposes and criteria; and
WHEREAS, the City has established that the property in consideration has been zoned
and/or guided for future development accordingly and the proposed project is a high
priority of the city; and
WHEREAS, the City supports the proposed project scope of work and hereby supports
the application to the Predevelopment Finance Fund; and
WHEREAS, the City has the legal authority to apply for financial assistance; and
WHEREAS, the City is supportive of enhancing economic development opportunities
that will serve to create jobs, enhance the tax base and improve the lives of Washington
County residents.
NOW THEREFORE BE IT RESOLVED that the City of approves the application for
funding from the Washington County CDA Predevelopment Finance Fund.
BE IT FURTHER RESOLVED that upon approval of its application by the Washington
County CDA, [insert authorized official’s name], the [insert authorized official’s title], is
hereby authorized to execute such agreements as are necessary to receive and use the
funding for the proposed project.
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
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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
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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.
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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
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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
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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
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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
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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
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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
Ja
n
Fe
b
Ma
r
Ap
r
Ma
y
Ju
n
Ju
l
Au
g
Se
p
Oc
t
No
v
De
c
Ja
n
Fe
b
Ma
r
Ap
r
Ma
y
Ju
n
Ju
l
Au
g
Se
p
Oc
t
No
v
De
c
Ja
n
Fe
b
Ma
r
Ap
r
Ma
y
Ju
n
Ju
l
Au
g
Se
p
Oc
t
No
v
De
c
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
Ja
n
Fe
b
Ma
r
Ap
r
Ma
y
Ju
n
Ju
l
Au
g
Se
p
Oc
t
No
v
De
c
Ja
n
Fe
b
Ma
r
Ap
r
Ma
y
Ju
n
Ju
l
Au
g
Se
p
Oc
t
No
v
De
c
Ja
n
Fe
b
Ma
r
Ap
r
Ma
y
Ju
n
Ju
l
Au
g
Se
p
Oc
t
No
v
De
c
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
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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
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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
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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
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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.