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HomeMy WebLinkAbout1987 06-22 HRAP HRA AGENDA CITY OF BROOKLYN CENTER JUNE 22, 1987 (following adjournment of the City Council Meeting) 1. Call to Order 2. Roll Call 3. Approval of Minutes - May 18, 1987 4. Resolution: a. Approving Two (2) Rehabilitation Grants 5. Discussion Item: a. Recommendation from Earle Brown Farm Committee 1. Resolution Authorizing Execution of a Contract for Professional Services between Maxfield Research Group and the Brooklyn Center Housing and Redevelopment Authority 6. Adjournment MINUTES OF THE PROCEEDINGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA SPECIAL SESSION MAY 18, 1987 CITY HALL CALL TO ORDER The Brooklyn Center Housing and Redevelopment Authority met in special session and was called to order by Chairman Dean Nyquist at 8:43 p.m. ROLL CALL Chairman Dean Nyquist, Commissioners Gene Lhotka, Celia Scott, Bill Hawes, and Rich Theis. Also present were HRA Director Gerald Splinter, Director of Public Works Sy Finance Director Y PPS for Paul Holmlund City Attorney Charlie y y LeFevere, HRA Coordinator Brad Hoffman, Personnel Coordinator Geralyn Barone, and Administrative Aid Patti Page. APPROVAL OF MINUTES - MAY 4 1987 There was a motion by Commissioner Scott and seconded by Commissioner Theis to approve the minutes of the May 4, 1987, Housing and Redevelopment Authority meeting as submitted. The motion passed unanimously. RESOLUTIONS The HRA Director presented a Resolution Authorizing the Sale of Property. He noted this resolution would authorize the sale of the property at 1500 55th Avenue North. There was a motion by Commissioner Scott and seconded by Commissioner Hawes to approve the resolution authorizing the sale of property. Commissioner Lhotka inquired what the HRA had initially spent for the acquisition of the lot and what it cost to have the home demolished. The HRA Coordinator stated the lot initially cost $50,400 and that demolition of the house cost $4,785. He noted the demolition costs were paid for from CDBG funds. Commissioner Lhotka inquired if the HRA would have any input regarding what type of structure is built on the lot. The HRA Coordinator stated a single family home is the only structure allowed for this lot. He noted the lot has currentl e 1 y been appraised at $18,500 and the top bid for the lot is $23,500. Commissioner Lhotka inquired if the HRA could have some control over the exterior appearance of the house. The HRA Coordinator stated if the HRA desires to have control over the appearance of the home it is advisable that all bids are rejected, and the process is started from the beginning with this as a condition. Commissioner Lhotka inquired of the City Attorney if he had any suggestions regarding this matter. The City Attorney stated the HRA could place certain conditions into the closing agreement and leave the decision to accept or reject the closing agreement up to the developer. 5 -18 -87 -1- The HRA Coordinator stated the developer could bring plans in for review or comment, but the HRA would have to decide if they wished only to comment on the plans or to control the plans. Commissioner Theis inquired what type of conditions Commissioner Lhotka would want to place on the agreement. Commissioner Lhotka stated he would like the HRA to review the proposed exterior materials. The HRA Coordinator inquired what, type of materials Commissioner Lhotka would deem acceptable. Commissioner Lhotka stated he would like to see some type of low maintenance materials used, and he would like to see the developer be innovative. Commissioner Hawes stated it could appear the HRA /City is trying to control the housing stock in Brooklyn Center. Commissioner Scott stated she did not want to place any restrictions or conditions on the proposed building. She stated she was sure the developer would not object to bringing his plans in for HRA comment but could see no reason to control the project. There was a motion by Commissioner Lhotka and seconded by Commissioner Theis to include the following addition in the resolution authorizing the sale of property: 2. The purchase agreement is conditioned to provide the Housing and Redevelopment Authority the right to review and approve the design and material used for the exterior of the house to be built prior to the closing on the property. The motion passed with Commissioner Hawes opposed. RESOLUTION NO. 87 -09 Member Celia Scott introduced the following resolution and moved its adoption: RESOLUTION AUTHORIZING THE SALE OF PROPERTY The motion for the adoption of the foregoing resolution was duly seconded by member Bill Hawes, and the motion passed unanimously. ADJOURNMENT There was a motion by Commissioner Scott and seconded by Commissioner Theis to adjourn the meeting. The Brooklyn Center Housing and Redevelopment Authority meeting adjourned at 9:02 p.m. Chairman 5 -18 -87 -2- Member introduced the following resolution and moved its adoption: HRA RESOLUTION NO. RESOLUTION APPROVING TWO (2) BROOKLYN CENTER HOUSING REHABILITATION GRANTS WHEREAS, the Brooklyn Center Housing and Redevelopment Authority has established a Home Rehabilitation Grant Program to assist low and moderate income individuals in the maintenance and repair of their homes; and WHEREAS, the Brooklyn Center Housing and Redevelopment Authority has received two (2) applications from an eligible individual to receive grant assistance; and WHEREAS, an inspection by the City of Brooklyn Center has determined that the work is necessary and appropriate under the Brooklyn Center Housing Rehabilitation Grant Program; and WHEREAS, the estimated cost of the proposed grant application is estimated at $16,500. ' NOW, THEREFORE, BE IT RESOLVED by the Brooklyn Center Housing and Redevelopment Authority that; 1. The Brooklyn Center Housing and Rehabilitation Authority does approve the two (2) housing rehabilitation grant applications as recommended by the staff. 2. That the work be performed as recommended in the confidential memorandum dated June 19, 1987 and that the applicant be directed to obtain the necessary bids for staff review and approval. 3. The project shall not exceed the grant limits of $8,250 per house. Date Chairman The motion for the adoption of the foregoing resolution was duly seconded by member , and upon vote being taken thereon, the following voted in favor thereof: and the following voted against the same: whereupon said resolution was declared duly passed and adopted. MEMORANDUM TO: Gerald G. Splinter, City Manager FROM: Brad Hoffman, HRA Coordinator DATE: June 17, 1987 SUBJECT: HRA Rehabilitation Grants I have received two (2) applications for rehabilitation grants. Attached are the recommendations for work to be performed on the homes. I recommend approval by the HRA. The information contained in this memo is private and not available to the general public. URBAN HENNEPIN COUNTY HOUSING REHABILITATION GRANT PROGRAM PROPERTY INSPECTION REPORT APPLICANT INSPECTION Name Shirley Jo Flasch Staff Address 6207 Chowen Avenue North Date Brooklyn Center, MN 5 5429 Time Phone 560 -0810 Inspector Building Age: Garage: i • r r TABLE OF CONTENTS PART PAGE ❑x HANDRAIL GUARDRAIL: $ 1 Where required, Height of, Baluster Spacing and Installation, Specification for 2 ❑ INTERIOR - EXTERIOR STAIRS $ 1 Repair or Replacement of, Rise and Run and Installation, Specification for 3 ❑ FOUNDATION $ 2 Repair of —Tuck Pointing Insulation Installation and Specification for 14 4 ❑ CRAW SPACE: $ 2 Insula on of and Vapor Barrier, Installation for 5 ❑ BASEMENT FLOOR $ 2 Repair of 6 ❑ POST AND BEAM: $ 3 Repair of, Replace 7 ❑ ACCESSIBILITY IMPROVEMENT $ 3 For Barrier Free and Handicapped Persons © ELECTRICAL: $ 3 �Upgra �e Service, Unprotected Conductor Washer, Dryer, Hanging Receptacle., Furnace and Kitchen Circuits Wall Receptacle, Ground Fault 4 9 ❑ ELECTRICAL MAST: $ 4 Relocation of 10 ❑x MECHANICAL: $ 4 Enclosed Space Ventilation, Replace Furnace Thermostat, Chimney, Registers, Ductwork 11 PLUMBING: 5 Water Heater Replacement, Cold Water Shut -off, Gas Valve T.P.R. Valve, Vent Connector, Dryer Gas Valve, Dryer 6 Ventilation, Open Gas Device,Well Abandonment, Plugged Sewer, Water Softener, Kitchen Sink Vent, Trap, Water Supply, Lavatory Vent, Trap, Water Supply, Water Closet and Sealing Gasket, Bathtub Vent, Trap, Wall Enclosure, Laundry Tub Vent, Trap, Floor Drain Plumbing Fixture Material and Performance Specifications 7 for, Drain Tile, Main Water Line Septic System, City Sewer g -1- TABLE OF CONTENTS PART PAGE 12 Q CEILINGS $ 8 Repair of 13 Q WALLS: $ 8 Repair of 13 Ceiling and Wall Performance and Material Specifications for 9 -10 14 FINISH F LOORS : $ 10 -11 Replacement of, Performance and Material Specifications for 15 ❑ EXTERIOR DOORS: $ 11 Repair - Refinish of, Weather Sealing, and Replacement of, Performance Specification for 16 ❑ EXTERIOR STORM DOORS: $ 11 Repair - Rep acement of, Material Specification for 17 ❑ INTERIOR DOORS $ 12 Repair - Replacement of, Performance and Material Specifications for 18 ❑ EXTERIOR STORM AND SCREEN WINDOWS $ 13 Repair - Replacement of, Material Specification for 19 © HOUSE WINDOWS: $14 Repair - Refinish of, Weather Sealing of, Replacement of,. Material and Performance Specification for 20 0 INSULAT $ 14 -15 Attic, Wall, Foundation, Rim Joist Installation, Material and Performance, Specification for, Code Requirement 21 Q VENTILATION: $ 15 Provision of Attic, Kitchen, Bathroom, Repair of, Material and Performance Specification for 22 ❑ EXTERIOR SIDING: $ 16 Installation, Repair or Replacement of, Soffit and Facia, Window, Door and Cornice Trim, Material and Performance Specification for 23 ❑ EXTERIOR PAINTING: $ ; Material and Performance Specification for 24 ❑ GUTTERS AND DOWNSPOUTS: $ 17 Provision for arr eplacement of, Material and Performance Specification for 25 ❑ ROOFING: $ 18 R' epa - Replacement - Removal of, Material and Performance Specification for -2- r TABLE OF CONTENTS PART 9 26 CHIMNEY PAGE Repair - Reline - Replacement of $ 5 -19 27 KITCHEN & BATHROOM CABINETS $ 19 28 []x SMOKE DETECTORS Installation of. $ 20 29 ❑ GRADING Material and Placement Specification for, Seeding and $ 28 Sodding of 30 ❑ EXTERIOR CONCRETE WORK Replacement - -Repair of, Sidewalks, Garage Apron, Etc. $ 28 31 ❑ MISCELLANEOUS: $ 28 TOTAL $ SHIRLEY JO FLASCH 6207 Chowen Avenue North 1. INSTALL HANDRAIL: ❑x Basement Stair ❑ Front Stair ❑ Rear Stair ❑ Upper Level Stair One handrail shall be installed on stairways 44" or less in width, except that stairways open on one or both sides shall have handrails provided on the open side or sides. Handrails' shall not be less than 30" nor more than 34 in height above stair tread. Unenclosed floor, open landings and ramps at a height of over 30" from floor or grade shall have a guardrail. Guardrail shall not be less than 36" in height and shall have intermediate rails or an ornamental pattern such that a sphere 6" in diameter cannot pass through. Materials and finish shall be specified in the Scope of Improvements and installation shall be in compliance with the State Building Codes. Addition: Provide intermediate rails on open sides of stairway not to exceed 6" between rails. 2. INTERIOR _ EXTERIOR STAIRS ❑ Repair ❑ Basement ❑ Second. Storey ❑ Front Rear Entrance Stairs ❑ Replace [] Basement ❑ Second Storey ❑ Front ❑ Rear Entrance Stairs Stair riser to be a minimum of 4 to a maximum of 7 " high. Stair tread to be a minimum of 11" wide. Wood stair stringer shall be of 2 x 10 nominal stock. Exterior stairs can be of treated stock or concrete having footings 42" minimum below grade. ❑ Addition: -1- � r 3. REPAIR FOUNDATION: Q All joints shall be completely filled with mortar. Q Tuck pointing shall be done only after the joints have been raked out to a minimum depth of 1/2" and wetted. ❑ Addition: 4. CRAWL SPACE: Q Either insulate perimeter foundation wall to R -11 or floor to a minimum of R -19. A 6 mil. polyethylene plastic vapor barrier shall be installed over dirt area and be weighted by sand, rocks or other non -wood materials. Q Addition: 5. BASEMENT FLOOR: [� Patch holes and large cracks. ❑ Addition: -2- 6 POST AND BEAM ❑ Repair or replace as marked. [] Addition: 7. ACCESSIBILITY IMPROVEMENTS ❑ Refer to Minnesota State Building Code Chapter 55 for accessibility architecture specifications. The type and scope of accessibility improvements shall be at the discretion of the Grant Administrator. [] Addition: 8. ELECTRICAL: Install new U.L. certified 100 amp service panel and circuit breakers. Relocate unprotected plastic coated conductors to center of wood joist or in metal protective tubing located in ❑ Provide grounded receptacle for: ❑ Washer & Dryer on a separate 20 amp circuit. ❑ Water Softner. Other ❑ Replace hanging light or receptacle with porcelain fixture mounted on an approved box and properly grounded. ❑ Provide separate 15 amp circuit to furnace. ❑ Provide separate 20 amp circuit to kitchen 'countertop work area receptacles. -3- ELECTRICAL CONTINUED ❑x Add ( ) wall receptacle in kitchen; ( ) in dining room; ❑ bedroom ❑ bedroom i bedroom bedroom t laundry room kkRiMmmm bathroom with ❑ without ground fault. Q Addition: Replace wall outlet cover plate in basement bedroom - -check electrical system and AUD circuits where necessary to omit blowing fuses. Repair_ inoperable wall outlet in basement bedroom. Relocate existing electrical operated smoke detector from basement stair opening. 9. ELECTRICAL MAST; Q Relocate ❑ Other © Addition: Property install existing fan with light in dining room. ALL ELECTRICAL WORK SHALL BE IN COMPLIANCE TO THE NATIONAL ELECTRICAL CODE. 10. MECHANICAL: ❑ Provide ventilation of enclosed furnace space. ❑ Provide heat loss calculation of dwelling and install new heating manufacturer's instructions capable to meet the heat loss. The minimum AFUE shall be listed at 80% and shall include damper efficiency. New appliance shall be AGA or UL listed and orsat tested. -4- Replace gas valve with approved lever handle gas valve or ball valve ❑ Replace vent connector from furnace to chimney with 26 gauge galv. sheet metal vent materials. ❑ Provide combustion air ❑ Provide set back thermostat. ❑ Reline existing Class B Chimney to expel water heater or other gas appliance combustion gases if new heating. appliance is vented through the side wall. ❑ Remove ❑ Reline existing Class B Asbestos Chimney. ❑ Add warm air register in ❑ Add return air register in ❑ Add Duct work Q Addition: Replace existing wall register in living room. ALL MECHANICAL WORK SHALL BE IN COMPLIANCE WITH STATE MECHANICAL CODES. 11. PLUMBING FJ Install new gallon energy miser water heater having AGA or UL listing complete with necessary gas piping tested for leaks, new lever handle gas valve or ball valve, new vent connector sealed and secured at all joints, new temperature pressure relief valve with 3/4" overflow tube extending to 6 above finished floor. Water heater shall be warranted for five years. ❑ Install cold water shut off valve on existing water heater. Install approved gas valve on existing water heater. -5- PLUMBING continued ❑ Install temp., pressure, relief valve on existing water heater. ❑ Install new vent connector on existing • g water heater. ❑ Install new approved gas valve on gas dryer. ❑ Vent gas dryer to outside air. P Plug or cap open gas valve or fitting located at or near ❑ Disconnect existing well water and reconnect water service to City water with meter and reconnect electrical ground to City side of water meter. Well to be properly abandoned, inspected and approved by the State Health Department or City Sanitarian. ❑ Rout out main house sewer and clear stoppage. Q Repair or replace inoperable water softener. [] Install new kitchen sink vented to outside air. ❑ Install new kitchen sink water supply tubes and valves. ❑ Install new kitchen sink trap. ❑ Install new lavatory sink vented to outside air. ❑ Install new bathroom lavatory water supply tubes and valves. ❑ Install new bathroom lavatory trap. ❑ Install new bathroom water closet complete with seat and shut off valve. ❑ Install new water closet setting seal gasket. Q Install new bathtub vented to outside air. Install new bathtub waste trap. ❑ Install new bathtub wall enclosure and shower curtain rod. ❑ Install new laundry tub vented to outside air. ❑ Install new laundry tub waste trap. ❑ Floor Drain ❑ Inoperable ❑ Install ❑x Other Replace water closet ball cock with an anti - syphon type -- replace tub faucet escutcheon plate that owner has. -6- PLUMBING continued Q New kitchen sink shall be 33" x 22" self - rimming, unless otherwise specified in the Scope of Improvements. Sink shall be stainless steel or cast iron and faucets shall be either single lever or two handle. a. Garbage disposal is only an acceptable 'work item in these two circumstances. Q 1. reinstallation of existing disposal when installing a new sink. Q 2. removing and disposal. C New bathtub shall be cast iron, fiberglas or steel. Faucets shall either be single lever or two handle. Color selection shall be limited white unless specified to match existing color. Installation of a fiberglas tub insert is at the discretion of the Grant Administrator. Q New lavatory shall be wall -hung or with vanity. Trap shall be .17 gauge. Color selection shall be limited to white unless specified to match existing color. Refer to Carpentry section for dabinet specification. Q New water closet shall be viterous china with close coupled tank, include seat and anti- siphon ballcock. Color selection shall be limited to white unless specified to match existing color. Q New laundry tub shall be fiberglas and securely attached to wall or free standing. Faucet shall be stainless steel or brass type and nonthreaded or with a vacuum breaker. [� Provide basement interior perimeter wall drain tile system and floor sump pump. Sump pump shall discharge to an exterior french drain or City storm sewer. French drain shall be located a minimum of ft. from foundation wall and be filled with a minimum of cubic feet of 3/4 stone. Stone shall be topped with sod or reseeded to match existing landscape. Addition: Q Provide Municipal Water - House connection to municipal water line shall entail a bid specifying municipal tap -in fee, total length and cost per foot, location and permit. Connect to house supply lines, patch any'unnecessary holes incurred where water line enters house, repair any necessary street damage, back fill and mound to allow settlement to previous ground level. Seeding or sodding the ground to match existing or blend in with the adjoining and surrounding work shall be at the discretion of the Grant Administrator. Q Addition: -7- PLUMBING continued ❑ Provide Septic Sewage System - System shall be specified in the bid and include drawing. Installation shall include testing and permit costs. Connect to house drainage lines, provide reasonable protection to lawn, driveways, etc., back fill and mound to allow settlement to previous ground level. Seeding or sodding the ground to match existing or blend in with the adjoining and surrounding work shall be at the discretion of the Grant Administrator. ❑ Addition: ❑ Provide Municipal Sewer - House connection to municipal sewer line shall entail a bid specifying municipal tap -in fee, total length of line and cost per foot, location and permit. Connect to house drainage lines, patch any unnecessary holes incurred where line enters house, repair any necessary street damage, fill existing septic tank(s) with dirt and back fill and mound to allow settlement to previous ground level. Seeding or sodding the ground to match existing or blend in with the adjoining and surrounding work. ❑ Addition: ALL PLUMING WORK SHALL BE IN COMPLIANCE WITH THE STATE PLUMBING CODE 12. CEILINGS (See General Specification) Q Repair Ceiling in ❑ Kitchen ❑ Dining room ❑ Livin room Bathroom athroom ❑ X basement Bedroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Basement ❑ Basement ❑ Closet cif 13. WALLS (See General Specification) Repair Wall in ❑ Kitchen ❑ Dining room ❑ Livingroom Q Bathroom [] Bedroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Basement ❑ Closet of ^ i _8_ WALLS continued ❑ Wall and Ceiling Repair General Specification: 1. Wherever existing walls or ceilings are to be repaired, the damaged and loose material shall be completely removed and new material shall be sized and installed to match and blend in with the adjoining and surrounding work. All repairs shall be properly prepared to receive the finish application. 2. Plastering - New plastering work shall be installed in compliance with the State Building Codes. 3 • Wall Board shall be installed in compliance with the State Building codes. 4. Perforated Tape Mdx - shall comply with the recommendations of the manufacturer. A minimum temperature of 55 degrees Fahrenheit shall be maintained in the room where work is done until the cement is completely dry. 5• Perforated Tape Application - Follow manufacturer's directions. a. Over Joints the tape shall be embedded in cement and covered with a thin layer of cement. A second and third coat shall be applied. Each coat shall be dry before applying the next coat. Each coat shall be featheredged and extended beyond the previous coat (approximately 2 The finish coat shall be sanded lightly and any imperfections filled in prior to any painting and decorating. b. Check to see that all nails have been driven so that their heads are below the surface of the board leaving a dimple in the surface without breaking the 'paper. Cover the nails dimple with three applications of cement allowing time to dry between each coat. The final coat shall be sanded lightly before application of paint or other decoration. C. Inside corners shall be reinforced with tape embedded in cement finished as specified "Over Joints ". d. Outside corners shall be protected by wood moulding, metal moulding or metal corner reinforcement. Metal corner reinforcement shall be finished with two coats of cement as specified. 6. Waterproof gypsum board shall be used in areas specified in the State Building Code. Install water resistant wall board base in the bath and shower enclosure, and apply wallboard with long edge horizontally over the tub, allowing 1/4 space between the board and tub 7. Adhesive is an acceptable bonding material. Adhesive shall be specified according to usage and location and applied in strict compliance with the manufacturer's specifications. -9- WALLS continued 8. Paneling installation shall be 3/16" prefinished paneling of a medium quality installed as per manufacturer's recommendations. Owner shall have choice of paneling color and style. 9• Furring strips - New ceiling shall be installed over 1" x 3" furring strips, 12" on center. When ceiling butts to wood or paneled walls, 3/4" to 1 1/2 cove moulding shall be installed along edge. New walls shall be installed over 1 x 2 furring strips, 16" on center. Any existing baseboard, window or door trim shall be removed and reinstalled or replaced with new trim over new wall material, unless otherwise specified in the Scope of Improvements. New work shall be level and plumb with adjoining and surrounding work. ❑ Addition: i 14. FINISH FLOORING Replace Floor Covering in ❑x Kitchen ❑ Diningroom ❑ Livingroom Bathroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Basement ❑ Closet of 1. Existing wood flooring shall be repaired to match existing or blend in with the adjoining and surrounding work. 2. Resilient flooring shall be sheed vinyl or vinyl asbestos tile minimum thickness 1/16". Tile shall be medium quality and laid inexact accordance with the manufacturer's specifications. Owner to select color and pattern from readily available selection. 3. Carpet shall be a color and pattern from readily available selection of medium quality and priced carpet. 4. A finished wood, vinyl or metal moulding along edge of flooring shall be installed as part of the finish flooring installation. -10- -, FLOORING continued 5. Plywood used as subfloor shall be a minimum of 112" thick, nailed to joist spaced 16" on center along intermediate members, installed with outer plies at right angles to the joists and staggered so the end joists in adjacent panels bear on different joists. 6. Underlayment shall be 1/4" structural grade plywood, particle board or untempered hard board placed with smooth side up. ❑ Addition: 15. EXTERIOR DOORS ❑ Repair and Refinish: ❑ Front Door ❑ Rear Door ❑ Side Door Garage Door Weather Seal: ❑ Front Door ❑ Rear Door n Front Storm Door ❑ Rear Storm Door Replace: ❑ Front Door ❑ Rear Door ❑ Garage Door All exterior doors shall be solid core wood or insulated steel and complete with hardware, strike plat and lock set. Installed doors shall be prehung or sized to fit frame complete with stops, weatherstripping and jambs. After trimming and fitting of door, all edges shall be finished to match existing or blend in with the adjoining and surrounding work. A door bumper and threshold are included on all exterior doors. 16. EXTERIOR STORM DOOR ❑ Repair: ❑ Front Storm Door ❑ Side Storm Door ❑ Replace: ❑ Front Storm Door ❑ Side Storm Door Storm doors shall be solid core aluminum or wood with storm and screen inserts and complete with hardware and strike plate. Installed doors shall be sized to fit frame. All edges of wood storm shall be finished to match existing or blend in with the adjoining and surrounding work. -11- 17. INTERIOR DOORS Q Repair Door to: ❑ Basement Bathroom Q ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Closet in Replace Door To: Basement Bathroom ❑ Bedroom ❑ Bedroom Q Bedroom Q Bedroom 0 Closet in Interior doors shall be hollow core or panel and complete with ar ware and s -Fie plate. Installed doors shall be prehung or sized to fit frame complete with stops and jambs. After trimming and fitting of door, all edges shall be finished to match existing or blend in with the adjoining and surrounding work. A door bumper is included on all interior doors. Bathroom door shall be provided with "privacy" lock set. [] Addition: -12- 18. EXTERIOR STORM AND SCREEN WINDOWS ❑ Repair ❑ Replace [] Basement ❑ Kitchen ❑ Diningroom ❑ Livingroom ❑ Bathroom ❑ Bedroom ❑ Bedroom [71 Bedroom ❑ Bedroom Storm windows shall be aluminum combinations of medium quality, unless otherwise specified in the Scope of Improvements. 19 HOUSE WINDOWS ❑x Repair and Refinish Windows in: x❑ Basement x Kitchen ❑ ❑ D [� Livingroom ❑ Bathroom Q left center Bedroom ❑X right center Bedroom ❑X center rear Bedroom ❑ Bedroom Repair of windows or replacements of frames, sills, sash, trim and hardware shall match existing work in wood, design, dimensions and finish, unless otherwise specified in the Scope of Improvements. Where sash counter balances are to be removed, the area must be insulated properly. Friction guides are acceptable as substitutes. Cotton cord replacement is acceptable. A positive locking device shall be installed on all windows. All broken glass shall be replaced with new glass, matching existing in size and design and properly reglazed. All excess material shall be removed and all glass left clean. Weather Seal Windows in: ❑ Kitchen ❑ Diningroom ❑ Livingroom ❑ Bathroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Basement Caulk and weatherstrip around all primary door and window frames, window panes or other locations that lead to an unheated space or which calls for a seal and watertight job. Materials shall be of standard brands and application shall be in exact accordance with the manufacturer's specifications. -13- Replace Window in: ❑ Kitchen ❑ Diningroom ❑ Livingroom ❑ Bathroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Basement Openings of new window units shall be framed to provide a rigid enclosure for the installation of windows. Frames shall be set plumb, level and square within clearance limits. New windows shall match the adjacent windows in design, glass, material and finish, unless otherwise specified in the Scope of Improvements. Installed windows shall be weatherstripped, left clean, tight and weatherproof. ❑ A positive locking device shall be installed on all windows. © Installed below grade bedroom window used as an excape exit shall have a opening size of not less than 5.7 sq. ft. with a minimum of 24 depth and 20" width. The interior sill height shall not be more than 48 from floor. Exterior of window shall be cleared for exit and when an areawell is installed it shall be of treated wood or galvanized metal. ❑ When a bedroom window unit is replaced, the new unit shall be sized to meet the requirements of the State Building Codes. ❑ Addition: 20. INSULATION ❑ Insulate attic space to meet a minimum R -38 rating and have a vapor barrier, where accessible. Air chutes shall be installed where there is soffit venting. Provide protection around all recessed lights, junction boxes and chimney. Access opening shall be sized a minimum of 22" x 30 ", framed and insulated. ❑ Insulate exterior walls to a minimum of R -11. Drill holes and blow in insulation between wall studs approximately every 16 on center and below each fire stop. Holes shall be patched to match existing or blend with adjoining and surrounding work. ❑ Insulate exterior foundation with rigid insulation of R -11 to above grade and extend insulation 2' below grade and cover insulation with a non - combustible material. Foundation insulation shall be at the discretion of the Grant Administrator. -14- /w a. INSULATION continued EJ Insulate accessible area rim joist to a minimum of R -19 with vapor barrier facing warm side. © Addition: Owner is to remove of cover all foam bead board from basement walls and floor joist spaces. NOTE: owner stated her husband and the weath erizat i on p rogram insulated and ventilated the h There was no access to the attic to check due to waterbed up against closet door. 21. VENTILATION ❑ Provide attic ventilation per Uniform Building Code as follows: Ventilation where determined necessary by the building official due to atmospheric or climatic conditions, enclosed attics and enclosed rafter spaces formed where ceilings are applied direct to the underside of roof rafters shall have cross ventilation for each separate space by ventilating openings protected against the entrance of rain and snow. The net free ventilating area shall be not less than 1/150 of the area of the space ventilated, except that the area may be 1/300, provided at least 50% of the required ventilating area is provided by ventilators located in the upper portion of the space to be ventilated at least three feet above eave or cornice vents with the balance of the required ventilation provided by eave or cornice vents. The openings shall be covered with corrosion- resistant metal mesh with mesh openings of 1/4" in dimension. C1 Provide kitchen ventilation - Exhaust Fan - kitchen without means of natural or below minimum requirements of ventilation shall be equipped with a mechanical exhaust fan. Installation shall include mounting fan on ceiling, venting through the roof or exterior wall with cap, insulating vent in unheated space and wiring on a separate wall switch. 0 Repair kitchen ventilation. Provide bathroom ventilation - Exhaust Fan Bathroom without means of natural or below minimum requirements of ventilation shall be equipped with a mechanical exhaust fan. Installation shall include mouting fan on ceiling, venting through the roof or exterior wall with cap, insulating vent in unheated space and wiring on a separate wall switch. Repair bathroom ventilation. Addition: -15- 22. EXTERIOR SIDING ❑ Repair or replace all rotten boards and nail down all loose boards or shingles prior to receiving new siding. Side walls shall be furred out if necessary to make walls level, plumb and free from waves, buckles and sags. Installation shall be in strict compliance with the manufacturer's specifications. . ❑ Existing brick work shall be repaired to match existing or blend in with the adjoining and surrounding work. Reside exterior with .024 gauge, nominal thickness, insulated type aluminum of medium quality or equal. Color selection by owner. Installation shall include window J channel, door channel, inside and outside corners, starter strip, finish mould and caulking. Backing shall be installed under siding and be of proper thickness. All nails and rivets shall be properly secured. Staples shall not be used for installation. ❑ Cover all window, door trim and sills with baked enamel aluminum, minimum .019 gauge. Color selection by owner. Lap - Siding shall be minimum 7/16" thick x 16" long, smooth, pre - primed masonite panels. Siding shall be installed with corrosion resistant nails and all ends shall be attached together with H- moulding and sealed with exterior caulking. Lap siding shall extend to 6" above finish grade. Novelty - Cover indicated sections of structure with new wood novelty siding, or other specified material. All joints shall be tight and adjacent end joints shall be staggered. Siding shall be installed over vapor barrier, blend and conform with existing structure. All horizontally applied siding shall be staggered with minimum of two stud spaces. ❑ Cover soffit and fascia with .019 gauge baked enamel aluminum using solid or perforated soffit material. Color selection by owner. Soffit panels shall be secured in channels to eliminate looseness and rattling. Materials shall be lapped for proper drainage and applied in full sections. Caulk joints. Staples shall not be used for installation. ❑ Addition: -16- 23. PAINTING [] Repaint exterior siding, cornice, window and door trim including doors and windows as follows: Wood surfaces to be painted shall be cleaned by best means possible to remove loose and scaley paint and rough spots any any obvious oil and /or grease that may be covering existing wood or paint. Where previous coats have chipped and peeled, the edge shall be feathered to the maximum extent feasible and spot primed with a high quality oil base paint before finish coats are applied. No paint shall be applied until all nail holes have been filled and - sanded and all defects in wood work have been eliminated. Paint shall be medium grade and applied according to the manufacturer's specifications and applied to secure full coverage. Use primer where required. Owner to select color from readily available selection. Spray application is not acceptable, unless authorized by the Grant Administrator. 24. GUTTERS AND DOWN SPOUTS Provide gutters and down spouts as follows: a) New gutters shall be minimum 5 wide .032 gauge aluminum with hangers placed under roofing. b) New downspouts shall be minimum 2 x 3 " rectangular .020 gauge aluminum. C) Finish of gutters and downspouts shall be a baked on enamel finish. Owner to select color from readily available selection. d) Gutters shall be installed with slight pitch to the downspout. Gutters shall be securely mounted to the roof, 36" or less on center. Downspouts to be installed at one end of gutters and extend 2' at the bottom with extension. Extension or splash block shall be installed when the gutter and downspout system does not directly connect into a drainage system. ❑ Addition: -17- 25. ROOFING ❑ Provide new roof per City of Brooklyn Center Handout and as follows: New roofing shall be in compliance with the State Building Codes and Manufacturer's installation instructions. Flashing, plumbing jacks and roof vents shall be checked and replaced with new when damaged, rusted or missing. Drip edge shall be installed along eave edge. All damaged or rotted sheathing boards shall be replaced with new. End joints shall be made over a rafter and all sagging portions of roof shall be corrected. Materials - New roofing shall carry the Class C label of wind resistance from thF Underwriter's Laboratories and be applied according to the manufacturer's specifications. The type and weight of the materials used for the roofing shall be in compliance with the State Building Codes. Application - Surfaces to which roofing is to be applied shall be even, sound, thoroughly clean, dry and free from all defects that might affect the quality of application. a) Asphalt Shingles - No more than one overlay of asphalt shingles shall be applied over an existing asphalt shingle roof. Shingles shall be fastened with not less- than four nails or staples per shingle. Installed shingles shall be 2354 - 2404 3 -tab self sealing. Roll . roofing shall be installed when the slope is 4 or less. Owner to select color of shingles from readily available selection. b) Built -up - Existing roofing material shall be removed down to bare wood. New roofing shall be 4 -ply built -up tar and slag or gravel roof, including all new flashing of either metal or asphalt mineral roll material. Roof shall be installed in such a way that there is no ponding water. c) Wood Shingles and Shakes - Repair of existing roof shall match existing on blend in with the adjoining and surrounding work and include a contractor warranty for the repair work. d) Fiberglas - is an acceptable roofing material. ❑ Tear off existing roof and remove from site. ❑Addition: -18- 26. CHIMNEY • ❑ Repair or replace missing brick. ❑ Tuck pointing shall be done only after the joints have been raked out to a minimum depth of 1/2 and wetted. El Provide masonry chimney cap. ❑ Addition: 27. KITCHEN AND BATHROOM CABINETS Q Repair damaged kitchen cabinets. ❑ Repair damaged bathroom lavatory cabinet. ❑ Replace or add kitchen cabinets: New cabinets shall be described in complete detail, including design, dimension, installation and location of top or base units, detail of drawers, doors and shelves, type of material and finish in the Scope of Improvements. The contractor shall submit a drawing of the proposed cabinets. Replace bathroom lavatory cabinet: Vanity - lavatory base cabinet shall be medium quality. Top shall be approximately 22" wide with 3" back splash and covered with formica preformed or self edge top. Imitation moulded marble tops can be used as a substitute. Replace kitchen cabinet top: Kitchen Counter Top - shall be self edge or self forming formica with 4" backsplash. Separate backsplash material shall match formica counter top material. ❑ Replace bathroom lavatory vanity: Vanity lavatory base cabinet shall be medium quality. Top shall be approximately 22" wide with 3 1, back splash and covered with formica preformed or self edge top. Imitation moulded marble tops can be used as a substitute. Mx Provide bathroom medicine cabinet Cabinet shall be standard size, recessed, or .surface mounted, with a minimum of three shelves and mirror. When light fixture is included, fixture shall be wired on separate wall switch. -19- 28. SMOKE DETECTORS Reinstall ❑ hz3tolkk UL listed battery - operated smoke detector per manufacturer's i nstructions without .escape light complete with working batteries. By owner. 29. GRADING Provide grade fill as follows: ❑ Grade - Fill material shall be free of debris or other detrimental material. All fill shall be compacted to a density that will avoid damaging settlement to lot improvement. Top soil shall be a minimum of 4 compacted depth and free from stones, debris and other materials detrimental to plants. Slope away from building, 4 11 - 6" over a distance of 3 out from wall. Foundation walls shall extend at least 6" above the finished g rade adjacent to the wall at all points. ❑ Seeding and Sodding as required. 0. EXTERIOR OR C ONCR ETE WORK ❑ Replace crumbled or broken sidewalks. ❑ Replace crumbled or broken garage entrance apron. 31. MISCELLANEOUS I �. s URBAN HENNEPIN COUNTY HOUSING REHABILITATION GRANT PROGRAM PROPERTY INSPECTION REPORT APPLICANT INSPECTION Name Mary K. Cox Staff Address 5301 Colfax Ave N. Date Brooklyn Center, MN 55430 Time Phone 566 -1894 Inspector Building Age: Garage: TABLE OF CONTENTS � PAGE 1 ❑x HANDRAIL - GUARDRAIL: $ 1 Where required, Height of, Baluster Spacing and Installation, Specification for 2 ® INTERIOR - EXTERIOR STAIRS: $ 1 Repair or Replacement of, Rise and Run and Installation, Specification for 3 ❑ FOUNDATION $ 2 Repair of —Tuck Pointing Insulation Installation and Specification for 14 4 Q CRA WL SPACE: $ 2 Insula on of and Vapor Barrier, Installation for 5 Q BASEMENT FLOOR $ 2 . Repair of 6 ❑ POST AND BEAM: $ 3 Repair of, Replace 7 ❑ ACCESSIBILITY IMPROVEMENT $ 3 For Barrier Free and Handicapped Persons Q ELECTRICAL: $ 3 Upgrade Service, Unprotected Conductor Washer, Dryer, Hanging Receptacle, Furnace and Kitchen Circuits Wall Receptacle, Ground Fault 4 9 ❑ ELECTRICAL MAST: $ 4 Relocation of 10 Q MECHANICAL: $ 4 Encased Space Ventilation, Replace Furnace Thermostat, Chimney, Registers, Ductwork 11 Q PLUMBING: $ 5 Water Heater Replacement, Cold Water Shut -off, Gas Valve T.P.R. Valve, Vent Connector, Dryer Gas Valve, Dryer 6 Ventilation, Open Gas Device,Well Abandonment, Plugged Sewer, Water Softener, Kitchen Sink Vent, Trap, Water Supply, Lavatory Vent, Trap, Water Supply, Water Closet and Sealing Gasket, Bathtub Vent, Trap, Wall Enclosure, Laundry Tub Vent, Trap, Floor Drain Plumbing Fixture Material and Performance Specifications 7 for, Drain Tile, Main Water Line Septic System, City Sewer g -1- TABLE OF CONTENTS PART PAGE 12 ❑ CEILINGS $ 8 Repair of 13 WALLS: $ 8 Repair of 13 Ceiling and Wall Performance and Material Specifications for 9 -10 14 ❑ FINISH FLO $ 1 0-11 Replacement of, Performance and Material Specifications for 15 EXTER DOORS: $ 11 Repair Re inish of, Weather Sealing, and Replacement of, Performance Specification for 16 Q EXTERIOR STORM DOORS: $ 11 Repair - Rep acement of, Material Specification for 17 INTERIOR DOORS $ , 12 Repair - Replacement of, Performance and Material Specifications for 18 n EXTERIOR STORM AND SCREEN WINDOWS: $ 13 Repair - Replacement of, Material Specification for _. 0-14 19 Q HOUSE WINDOWS: $ Repair - Refinish of, Weather Sealing of, Replacement of,: Material and Performance Specification for 20 INSULA $ 14 -15 Attic, Wall, Foundation, Rim Joist Installation, Material and Performance Specification for, Code Requirement 21 VENTILATION: $ 15 Provision of Attic, Kitchen, Bathroom, Repair of, Material • and Performance Specification for 22 ❑ EXTERIOR SIDING: $ 16 Installation, Repair or Replacement of, Soffit and Facia, Window, Door and Cornice Trim, Material and Performance Specification for 23, Q EXTERIOR PAINTING: $ 17 Mater and formance Specification for 24 ❑ GUTTERS AND DOWNSPOUTS; $ 17 Provision for an eplacement of, Material and Performance Specification for 25 ROOFING $ 18 RR Replacement Removal of, Material and Performance Specification for -2 TABLE OF CONTENTS ART PAGE 26 ❑ CHIMNEY Repair - Reline - Replacement of $ 5 -19 27 ❑ KITCHEN & BATHROOM CABINETS $ 19 28 ❑ SMOKE DETECTORS Installation of $ 20 29 ❑ GRADING Material and Placement Specification for, Seeding and $ 28 Sodding of 30 ❑ EXTERIOR CONCRETE WORK Replacement - Repair of, Sidewalks, Garage Apron, Etc. $ 28 31 ❑ MISCELLANEOUS:. $ 28 TOTAL $ MARY K. COX 5301 COLFAX AVE. N. 1. INSTALL HANDRAIL: ❑ Basement Stair ❑ Front Stair ❑ Rear Stair 0 Upper Level Stair One handrail shall be installed on stairways 44" or less in width, except that stairways open on one or both sides shall have handrails provided on the open side or sides. Handrails shall not be less than 30 " nor more than 34" in height above stair tread. Unenclosed floor, open landings and ramps at a height of over 30" from floor or grade shall have a guardrail. Guardrail shall not be less than 36" in height and shall have intermediate rails or an ornamental pattern such that a sphere 6 in diameter cannot pass through. Materials and finish shall be specified in the Scope of Improvements and installation shall be in compliance with the State Building Codes. Q Addition: Provide guardrail at top of attic stairs. 2. INTERIOR _ EXTERIOR STAIRS ❑ Repair [] Basement ❑ Second Storey ❑ Front ❑ Rear Entrance Stairs Replace ❑ Basement ❑ Second Storey ❑ Front ❑ Rear Entrance Stairs Stair riser to be a minimum of 4 " to a maximum of 7 " high. Stair tread to be a minimum of 11" wide. Wood stair stringer shall be of 2 x 10 nominal stock. Exterior stairs can be of treated stock or concrete having footings 42" minimum below grade. ® Addition: Fill in existing exterior basement stairway and se to prohibit water seep -1- 3. REPAIR FOUNDATION: All joints shall be completely filled with mortar. ❑ Tuck pointing shall be done only after the joints have been raked out to a minimum depth of 1/2" and wetted. ❑ Addition: 4. CRAWL SPACE: ❑ Either insulate perimeter foundation wall to R -11 or floor to a minimum of R -19. A 6 mil. polyethylene plastic vapor barrier shall be installed over dirt area and be weighted by sand, rocks or other non -wood materials. Addition: 5. BASEMENT FLOOR: ❑ Patch holes and large cracks. Addition: -2- 6. POST AND BEAM S ❑ Repair or replace as marked. ❑ Addition: 7. ACCESSIBILITY IMPROVEMENTS ❑ Refer to Minnesota State Building Code Chapter 55 for accessibility architecture specifications. The type and scope of accessibility improvements shall be at the discretion of the Grant Administrator. [] Addition: 8. ELECTRICAL: ❑ Install new U.L. certified 100 amp service panel and circuit breakers. ❑ Relocate unprotected plastic coated conductors to center of wood joist or in metal protective tubing located in ❑ Provide grounded receptacle for: ❑ Washer & Dryer on a separate 20 amp circuit. ❑ Water Softner. ❑ Other ❑ Replace hanging light or receptacle with porcelain fixture mounted on an approved box and properly grounded. ❑ Provide separate 15 amp circuit to furnace. ❑ Provide separate 20 amp circuit to kitchen countertop work area • receptacles. -3- ELECTRICAL CONTINUED ❑ Add ( ) wall receptacle in kitchen; ( ) in dining room; ❑ center rear bedroom Q bedroom ❑ bedroom ❑ bedroom ❑ living room bathroom ❑ with [] without ground fault. FXII Addition: Raise furnace on -off switch to make air filter accessible. Provide switch plate in den and basement stairway. Provide outlet cover in living room. 9. ELECTRICAL MAST; ❑ Relocate ❑ Other Addition: ALL ELECTRICAL WORK SHALL BE IN COMPLIANCE TO THE NATIONAL ELECTRICAL CODE. 10. MECHANICAL: ❑ Provide ventilation of enclosed furnace space. ❑ Provide heat loss calculation of dwelling and install new heating manufacturer's instructions capable to meet the heat loss. The minimum AFUE shall be listed at 80% and shall include damper efficiency. New appliance shall be AGA or UL listed and orsat tested. -4- ❑ Replace gas valve with approved lever handle gas valve or ball valve ❑ Replace vent connector from furnace to chimney with 26 gauge galv. sheet metal vent materials. Provide combustion air ❑ Provide set back thermostat. ❑ Reline existing Class B Chimney to expel water heater or other gas appliance combustion gases if new heating. appliance is vented through the side wall. ❑ Remove ❑ Reline existing Class B Asbestos Chimney. Q Add warm air register in center rear bedroom I ❑ Add return air register in ❑ Add Duct work ' I I i i ® Addition: Add condensate hose on A/C outlet and run to drain ALL MECHANICAL WORK SHALL BE IN COMPLIANCE WITH STATE MECHANICAL CODES.! I 11. PLUMBING i ❑ Install new gallon energy miser water heater having AGA orI,UL listing complete with necessary gas piping tested for leaks, new lever handle gas valve or ball valve, new vent connector sealed and secured at all joints, new temperature pressure relief valve with 3/4" overflow tube extending to 6" above finished floor. Water heater shall be warranted for five years. ❑ Install cold water shut off valve on existing water heater. ❑ Install approved gas valve on existing water heater. PLUMBING continued (� Install temp., pressure, relief valve on existing water heater. Install new vent connector on existing water heater. Install new approved gas valve on gas dryer. ❑ vent gas dryer to outside air. ❑ Plug or cap open gas valve or fitting located at or near ❑ Disconnect existing well water and reconnect water service to City water with meter and reconnect electrical ground to City side of water meter. Well to be properly abandoned, inspected and approved by the State Health Department or City Sanitarian. Rout out main house sewer and clear stoppage. ❑ Repair or replace inoperable water softener. Install new kitchen sink vented to outside air. ❑ Install new kitchen sink water supply tubes and valves. ❑ Install new kitchen sink trap. ❑ Install new lavatory sink vented to outside air. Install new bathroom lavatory water supply tubes and valves. ❑ Install new bathroom lavatory trap. Install new bathroom water closet complete with seat and shut off valve. Install new water closet setting seal gasket. ❑ Install new bathtub vented to outside air. ❑ Install new bathtub waste trap. Install new bathtub wall enclosure and shower curtain rod. ❑ Install new laundry tub vented to outside air. ❑ Install new laundry tub waste trap. ❑ Floor Drain ❑ Inoperable ❑ Install ❑x Other Extend P.T.R. valve tube to 12" above floor - -clear laundry tub standpipe. Check noise in garbage disposal -6- PLUMBING continued ❑ New kitchen sink shall be 33" x 22" self - rimming, unless otherwise specified in the Scope of Improvements. Sink shall be stainless steel or cast iron and faucets shall be either single lever or two handle. a. Garbage disposal is only an acceptable work item in these two circumstances. ❑ 1. reinstallation of existing disposal when installing a new sink. ❑ 2. removing and disposal. ❑ New bathtub shall be cast iron, fiberglas or steel. Faucets shall either be single lever or two handle. Color selection shall be limited white unless specified to match existing color. Installation of a fiberglas tub insert is at the discr tion of the Grant Administrator. ❑ New lavatory shall be wall -hung or with vanity. Trap shall be .17 gauge. Color selection shall be limited to white unless specified to match existing color. Refer to Carpentry section for dabinet specification. ❑ New water closet shall be viterous china with close coupled tank, include seat and anti- siphon ballcock. Color selection shall be limited to white unless specified to match existing color. ❑ New laundry tub shall be fiberglas and securely attached to wall or free standing. Faucet shall be stainless steel or brass type and nonthreaded or with a vacuum breaker. ❑ Provide basement interior perimeter wall drain tile system and floor sump D ump. Sump pump shall discharge to an exterior french drain or City storm sewer. French drain shall be located a minimum of ft. from foundation!Vall and be filled with a minimum of cubic feet of 3/4 stone. tone shall be topped with sod or reseeded to match existing landscape. ❑ Addition: al water line shall entail Provide municipal Water - House connection to munici ❑ P P a bid specifying municipal tap -in fee, total length and cost per foot, location and permit. Connect to house supply lines, patch any unnecessary holes incurred where water line enters house, repair any necessary street damage, back fill and mound to allow settlement to previous ground _level. Seeding or sodding the ground to match existing or blend in with the adjoining' and surrounding work shall be at the discretion of the Grant Administrator. ❑ Addition: I -7- PLUMBING continued ❑ Provide Septic Sewage System - System shall be specified in the, bid and include drawing. Installation shall include testing nd permit costs. � A Connect to house drainage lines, provide reasonable protection to lawn, driveways, etc., back fill and mound to allow settlement to previous ground level. Seeding or sodding the ground to match existing or blend in with the adjoining and surrounding work shall be at the discretion of the Grant Administrator. ❑ Addition: ❑ Provide Municipal Sewer - House connection to municipal sewer line shall entail a bid specifying municipal tap -in fee, total length of line and cost per foot, location and permit. Connect to house drainage lines, patch any unnecessary holes incurred where line enters house, repair any necessary street damage, fill existing septic tank(s) with dirt and back fill and mound to allow settlement to previous ground level. Seeding or sodding the ground to match existing or blend in with the adjoining and surrounding work. ❑ Addition: ALL PLUMBING WORK SHALL BE IN COMPLIANCE WITH THE STATE PLUMBING CODE 12. CEILINGS (See General Specification) Repair Ceiling in ❑ Kitchen ❑ Dining room ❑ Livingroom ❑ Bathroom ❑ Bedroom ❑ Bedroom [] Bedroom ❑ Bedroom ❑ Basement rl Basement ❑ Closet b i 13. WALLS (See General Specification) Repair Wall in ❑ Kitchen ❑ Dining room ❑ Livingroom [:]Bathroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Bedroom Basement stairway ❑ Closet of -8 i WALLS continued ❑ Wall and Ceiling Repair General Specification: 1. Wherever existing walls or ceilings are to be repaired, the damaged! and loose material shall be completely removed and new material shall be s zed and installed to match and blend in with the adjoining and surrounding work. All repairs shall be properly prepared to receive the finish application. 2. Plastering - New plastering work shall be installed in compliance withthe State Building Codes. 3• Wall Board - shall be installed in compliance with the State Building codes. 4. Perforated Tape Mix - shall comply with the recommendations of the manufacturer. A minimum temperature of 55 degrees Fahrenheit shall be maintained in the room where work is done until the cement is completely dry. 5. Perforated Tape Application - Follow manufacturer's directions. a. Over Joints the tape shall be embedded in cement and covered with a thin layer of cement. A second and third coat shall be applied. Each coat shall be dry before applying the next coat. Each coat shall be featheredged and extended beyond the previous coat (approximately 2 The finish coat shall be sanded lightly and any imperfections filled in prior to any painting and decorating. I b. Check to see that all nails have been driven so that their heads are below the surface of the board leaving a dimple in the surface without breaking the paper. Cover the nails dimple with three applications of cement allowing time to dry between each coat. The final coat shall be sanded lightly before application of paint or other decoration. c. Inside corners shall be reinforced with tape embedded in i cement finished as specified "Over Joints ". d. Outside corners shall be protected by wood moulding, metal moulding or metal corner reinforcement. Metal corner reinforcement shall be finished with two coats of cement as specified. 6. Waterproof gypsum board shall be used in areas specified in the State Building Code. Install water resistant wall board base in the bath and shower enclosul,'re, and apply wall board with long edge horizontally over the tub, allowing 1/4 space between the board and tub. 7. Adhesive is an acceptable bonding material. Adhesive shall be specif according to usage and location and applied in strict compliance with the manufacturer's specifications. ' I -9- WALLS continued 8. Paneling installation shall be 3/16" prefinished paneling of a medium quality installed as per manufacturer's recommendations. Owner shall have choice of paneling color and style. 9. Furring strips - New ceiling shall be installed over 1" x 3 furring strips, 12" on center. When ceiling butts to wood or paneled walls, 3/4" to 1 112 cove moulding shall be installed along edge. New walls shall be installed over 1 x 2" furring strips, 16" on center. Any existing baseboard, window or door trim shall be removed and reinstalled or replaced with new trim over new wall material, unless otherwise specified in the Scope of Improvements. New work shall be level and plumb with adjoining and surrounding work. ❑x Addition: Install wall and door to basement, remove existing door from kitchen wall, remove door jam from wall between kitchen and bedroom corridor and refinish opening. see sketch. 14. FINISH FLOORING Replace Floor Covering e_ring in ❑ Kitchen ❑ Diningroom ❑ Livingroom ❑ Bathroom ❑ Bedroom ❑ Bedroom Bedroom [J Bedroom ❑ Basement Closet of 1. Existing wood flooring shall be repaired to match existing or blend in ,with the adjoining and surrounding work. 2. Resilient flooring shall be sheed vinyl or vinyl asbestos the minimum thickness 1/16 Tile shall be medium quality and laid inexact accordance with the manufacturer's specifications. Owner to select color and pattern from readily available selection. 3. Carpet shall be a color and pattern from readily available selection of medium quality and priced carpet. 4. A finished wood, vinyl or metal moulding along edge of flooring shall be installed as part of the finish flooring installation. -10- I� I( r► a X17 i 771 1 I �75= dopy ��, I J liSlN ► Wbr Z+oo� ?►/�O�la�" I I 1 Z1°°L1 Sett? =IADW-= I I� j Q I I a d` Ile c% FLOORING continued 5. Plywood used as subfloor shall be a minimum of 112" thick nailed to JCS ' ist spaced 16" on center along intermediate members, installed with outer plies at right angles to the joists and staggered so the end joists in adja6ent panels bear on different joists. 6. Underlayment shall be 1/4" structural grade plywood, particle boar or untempered hard board placed with smooth side up. [] Addition: i I i 15. EXTERIOR DOORS Repair and Refinish: ❑ Front Door ❑ Rear Door ❑ Side Door ❑ Garage Door ❑ Weather Seal: ❑ Front Door ❑ Rear Door ❑ Front Storm Door ❑ Rear Storm Door Replace: ® Front Door 0 Rear Door ❑ Garage Door i All exterior doors shall be solid core wood or insulated steel and complete w ith hardware, strike plat and lock set. Installed doors shall be prehung or sized to fit frame complete with stops, weatherstripping and jambs. After trimming and fitting of door, all edges shall be finished to match existing or blend in with l adjoining and surrounding work. A door bumper and threshold are included on all exterior doors. I 16. EXTERIOR STORM DOOR i ❑ Repair: ❑ Front Storm Door ❑ Side Storm Door ❑ Replace: ❑ Front Storm Door ❑ Side Storm Door Storm doors shall be solid core aluminum or wood with storm and screen inserts and complete with hardware and strike plate. Installed doors shall be sized to fit frame. All edges of wood storm shall be finished to match existing'or blend in with the adjoining and surrounding work. i -11- I 17. INTERIOR DOORS Repair Door to: ❑ Basement ❑ Bathroom Bedroom ❑ Bedroom Bedroom ❑ Bedroom Closet in Replace Door To: Basement Q Bathroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Closet in Interior doors shall be hollow core or panel and complete with hardware and stri e plate. Installed doors shall be prehung or sized to fit frame complete with stops and jambs. After trimming and fitting of door, all edges shall be finished to match existing or blend in with the adjoining and surrounding work. A door bumper is included on all interior doors. Bathroom door shall be provided with "privacy" .lock set. []]Addition: Install dead bolts on new exterior doors. Install knob on door to attic -12- i 18. EXTERIOR STORM AND SCREEN WINDOWS [� Repair 0 Replace x Basement x ❑ Q Kitchen ❑ Diningroo ❑ Livingroom ❑ Bathroom 9i Center Bedroom right rear Bedroom Q Bedroom G1 Bedroom Storm windows shall be aluminum combinations of medium quality, unless othe wise specified in the Scope of Improvements. I Total of nine (9) windows 19. HOUSE WINDOWS Q )PAPOMMM Refinish Windows in: ❑ Basement Q Kitchen Diningroo Q Livingroom Q Bathroom fl center rear Bedroom right rear Bedroom © d Q Bedroom Repair of windows or replacements of frames, sills, sash, trim and hardware shall match existing work in wood, design, dimensions and finish, unless otherwise specified in the Scope of Improvements. Where sash counter balances are to be removed., the area must be insulated properly. Friction guides are acceptable as substitutes. Cotton cord replacement is acceptable. A ositi v e locking n device shall b g e installed on a windows. endows. All broken glass shall be replaced with new glass, matching existing in size design and properly reglazed. All excess material shall be removed and all glass left clean. I Weather Seal Windows in: ❑ Kitchen ❑ Diningroom 0 Livingroom ❑ Bathroom Bedroom ❑ ❑ Bedroom [� Bedroom ❑ Bedroom ❑ Basement Caulk and weatherstrip around all primary door and window frames, window panes or other locations that lead to an unheated space or which calls for a seal and watertight job. Materials shall be of standard brands and application shall be in exact accordance ; with the manufacturer's specifications. -13- I Replace Window in: ❑ Kitchen ❑ Diningroom ❑ Livingroom ❑ Bathroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Bedroom ❑ Basement Openings of new window units shall be framed to provide a rigid enclosure for the installation of windows. Frames shall be set plumb, level and square within clearance limits. New windows shall match the adjacent windows in design, glass, material and finish, unless otherwise specified in the Scope of Improvements. Installed windows shall be weatherstripped, left clean, tight and weatherproof. ❑ A positive locking device shall be installed on all windows. ❑ Installed below grade bedroom window used as an excape exit shall have a opening size of not less than 5.7 sq. ft. with a minimum of 24 depth and 20 width. The interior sill height shall not be more than 48" from floor. Exterior of window shall be cleared for exit and when an areawell is installed it shall be of treated wood or galvanized metal. ❑ When a bedroom window unit is replaced, the new unit shall be sized to meet the requirements of the State Building Codes. MX Addition: Replace window in upper level; trim window in upper level 20. INSULATION ❑ Insulate attic space to meet a minimum R -38 rating and have a vapor barrier, where accessible. Air chutes shall be installed where there is soffit venting. Provide protection around all recessed lights, junction boxes and chimney. Access opening shall be sized a minimum of 22" x 30 ", framed and insulated. ❑ Insulate exterior walls to a minimum of R -11. Drill holes and blow in insulation between wall studs approximately every 16 on center and below each fire stop. Holes shall be patched to match existing or blend with adjoining and surrounding work. i ❑ Insulate exterior foundation with rigid insulation of R -1'1 to above grade and extend insulation 2' below grade and cover insulation with a non - combustible material. Foundation insulation shall be at the 'discretion of the Grant Administrator. -14- INSULATION continued 1 ® Insulate accessible area rim joist to a minimum of R -19 with vapor barrier facing warm side. Q Addition: If possible check attic insulation and give report to inspector 1 , i 21. VENTILATION ❑ Provide attic ventilation per Uniform Building Code as follows: Ventilation - where determined necessary by the building official due!,, to atmospheric or climatic conditions, enclosed attics and enclosed rafter spaces formed where ceilings are applied direct to the underside of roof rafters shall have cross ventilation for each separate space by ventilating openings protected against the entrance of rain and snow. The net free ventilating area shall be not less than 1/150 of the area of the space ventilated, except that the area may be 1/3b0, provided at least 50% of the required ventilating area is provided by ventilators located in the upper portion of the space to be ventilated at least three feet above eave or cornice vents with the balance of the required ventilation provided by eave or cornice vents. The openings shall be covered with corrosion - resistant metal mesh with mesh openings of 1/4 in dimension. [] Provide kitchen ventilation - Exhaust Fan kitchen without means! of natural or below minimum requirements of ventilation shall be equipped with a mechanical exhaust fan. Installation shall include mounting fan on ceiling, venting through the roof or exterior wall with cap, insulating vent in unheated _ space and wiring on a separate wall switch. C1 Repair kitchen ventilation. Provide bathroom ventilation - Exhaust Fan - Bathroom without means,of natural or below minimum requirements of ventilation shall be equipped with a mechanical exhaust fan. Installation shall include mouting fan on ceiling, venting through the roof or exterior wall with cap, insulating vent in unhealed space and wiring on a separate wall switch. Repair bathroom ventilation. [E]Addition: Check house and attic ventilation and give report to inspector I -15- i 22. EXTERIOR SIDING ❑ Repair or replace all rotten boards and nail down all loose boards or shingles prior to receiving ew siding. Side walls shall be furred out if necessary � � Y to make walls level, plumb and free from waves, buckles and sags. Installation shall be in strict compliance with the manufacturer's specifications. ❑ Existing brick work shall be repaired to match existing or blend in with the adjoining and surrounding work. ❑ Reside exterior with .02 gauge, nominal thickness, insulated type aluminum of medium quality or equal. Color selection: by owner. Installation shall include window J channel, door channel, inside and outside corners, starter strip, finish mould and caulking. Backing shall be installed under siding and be of proper thickness. All nails and rivets shall be properly secured. Staples shall not be used for installation. ❑ Cover all window, door trim and sills with baked enamel aluminum, minimum .019 gauge. Color selection by owner. Lap - Siding shall be minimum 7/16" thick 'x 16 long, smooth, pre- primed masonite panels. Siding shall be installed with corrosion resistant nails and all ends shall be attached together with H- moulding and sealed with exterior caulking. Lap siding shall extend to 6 above finish grade. Novelty - Cover indicated sections of structure with new wood novelty siding, or other specified material. All joints shall be tight and adjacent end • joints shall be staggered. Siding shall be installed over vapor barrier, blend and conform with existing structure. All horizontally applied siding shall be staggered with minimum of two stud spaces. ❑ Cover soffit and fascia with .019 gauge baked enamel aluminum using solid or perforated soffit material. Color selection by owner. Soffit panels shall be secured in channels to eliminate looseness and rattling. Materials shall be lapped for proper drainage and applied in full sections. Caulk joints. Staples shall not be used for installation. Addition: -16- it 23 . PAINTING [] Repaint exterior siding, cornice, window and door trim including doors and windows as follows: Wood surfaces to be painted shall be cleaned by best means possible L to remove loose and`scaley paint and rough spots any any obvious oil and /or grease that may be covering existing wood or paint. Where previous coats have chipped and peeled, the edge shall be feathered to the maximum extent feasible and spot primed with a high quality oil base paint before finish coats are applied. i No paint shall be applied until all nail holes have been filled and sanded and all defects in wood work have been eliminated. i Paint shall be medium grade and applied according to the manufacturer's specifications and applied to secure full coverage. Use primer where required. Owner to select color from readily available selection. Spray application is not acceptable, unless authorized b the P � Y Grant Administrator. l 24. GUTTERS AND DOWN SPOUTS r El Provide gutters and down spouts as follows: a) New gutters shall be minimum 5" wide .032 gauge aluminum with hangers placed under roofing. b) New downspouts shall be minimum 2" x 3 rectangular .020 gauge aluminum. C) Finish of gutters and downspouts shall be a baked on enamel finish. Owner to select color from readily available selection. d) Gutters shall be installed with slight pitch to the downspout. Gutters shall be securely mounted to the roof, 6" or less s on w 3 center. Downspouts outs t installed p o be lied at one end of gutters and extend 2' at the bottom with extension. Extension or splash block shall be installed when the gutter and downspout system does not directly connect into a drainage system. ❑ Addition: i i -17- 25. ROOFING ❑ Provide new roof per City of Brooklyn Center Handout and as follows: New roofing shall be in compliance with the State Building Codes and Manufacturer's installation instructions. Flashing, plumbing jacks and roof vents shall be checked and replaced with new when damaged, rusted or missing. Drip edge shall be installed along lon cave edge. damaged or All dama g g g rotted sheathing boards shall be replaced with new. End joints shall be made over a rafter and all sagging portions of roof shall be corrected. Materials - New roofing shall carry the Class C label of wind resistance from the Underwriter's Laboratories and be applied according to the manufacturer's specifications. The type and weight of the materials used for the roofing shall be in compliance with the State Building Codes. Application - Surfaces to which roofing is to be applied shall be even, sound, thoroughly clean, dry and free from all defects that might affect the quality of application. a) Asphalt Shingles - No more than one overlay of asphalt shingles shall be applied over an existing asphalt shingle roof. Shingles shall be fastened with not less than four nails or staples per shingle. Installed shingles shall be 235# - 240# 3 -tab self sealing. Roll roofing shall be installed when the slope is 4" or less. Owner to select color of shingles from readily available selection. b) Built -up - Existing roofing material shall be removed down to bare wood. New roofing shall be 4 -ply built -up tar and slag ravel roof, including al w f ag g , ng 1 ne lashing of either metal or asphalt mineral roll material. Roof shall be installed in such a way that there is no ponding water. c) Wood Shingles and Shakes- Repair of existing roof shall match existing or blend in with the adjoining and surrounding work and include a contractor warranty for the repair work. d) Fiberglas - is an acceptable roofing material. ❑ Tear off existing roof and remove from site. ❑Addition: -18- , 26. CHIMNEY i Repair or replace missing brick. ❑ Tuck pointing shall be done only after the joints have been raked out to a minimum depth of 1/2" and wetted. ❑ Provide masonry chimney cap. ❑ Addition: 27. KITCHEN AND BATHROOM CABINETS I ❑ Repair damaged kitchen cabinets. Repair ❑ p damaged bathroom lavatory cabinet. Replace or add kitchen cabinets: New cabinets shall be described in complete detail, including design, dimension, installation and location f top or base units, detail of drawers, doors and shelves, type of material and finish in the Scope of Improvements. The contractor shall submit) a drawing of the proposed cabinets. Replace bathroom 1 a Y lavatory vator cabinet: Vanity - la t Y Y base cabinet s ha be medium quality. Top shall be approximately 22" wide with 3" back splalh and covered with formica preformed or self edg to I mt dg p anon mould d marble tops can be used as a substitute. Replace kitchen cabinet top: Kitchen Counter Top - shall be self edger self forming formica with 4" backsplash. Separate backsplash material shall match formica counter top material. (� Replace bathroom lavatory vanity: Vanity - lavatory base cabinet shall be medium quality. Top shall be approximately 22" wide with 3" back splasih and covered with formica preformed or self edge top. Imitation moulded marble tops can be used as a substitute. Provide bathroom medicine cabinet: Cabinet - shall be standard size, recessed, or surface mounted, with a minimum of three shelves and mirror. When light fixture is included, fixture shall be wired on separate wall switch -19- 28. SMOKE DETECTORS ❑ Install UL listed battery - operated smoke detector per manufacturer's instructions without escape light complete with working batteries, 29. GRADING ❑ Provide grade fill as follows: Grade - Fill material shall be free of debris or other detrimental material. All fill shall be compacted to a density that will avoid damaging settlement to lot improvement. Top soil shall be a minimum of 4" compacted depth and free from stones, debris and other materials detrimental to plants. Slope away from building, 4 11 -6" over a distance, of 3'-4' out from wall. Foundation walls shall extend at least 6 above the finished grade adjacent to the wall at all points. ❑ Seeding and Sodding as required. 30. EXTERIOR CONCRETE WORK ❑ Replace crumbled or broken sidewalks. ❑ Replace crumbled or broken garage entrance apron. 31. MISCELLANEOUS Install owner's smoke detectors- -only if owner's son has not done so i i i i MEMORANDUM TO Gerald G. Splinter, City Manager I FROM: Brad Hoffman, HRA Coordinator DATE: June 19, 1987 SUBJECT: Earle Brown Farm Recommendation O n Ju l i 1 1987 the Earle Brown Farm Committee passed four ',(4) recommendations relative to the development of the farm. First, the farm should be developed as a multipurpose facility (stable - hippodrome buildings) with the rest of the farm taking the llead from that development. Second, Maxfield Research Group, Inc. be retained to do an analysis of the proposed development to assist in a final determination on the emphasis of the stable - hippodrome as a trade show center, meeting conference center, or banquet facility. The primary emphasis for the multipurpose facility would be tied to the recommendation of the market analys S. Third, the City should establish an Economic Development Authority as provided by statute to own and operate the facili Y. Fourth, the HRA select a construction management firm g and, a property management firm. The process of selection would have the HRA solicit a Request for Qualifications and interview. This is the same method used to select Quality Decision for an analysis of the senior center for the farm. While the committee has focused rimaril on a trade p y show center at the Earle Brown Farm, it has elected to let a final decision on the primary use of the multipurpose facility:be determinedlby a market analysis. There would be slight differences in the design and amenity packages of a trade show versus a meeting- conference center. It is the intent to make the facility available to that particular use that has the a reatest potential g p �. market. It should be noted that the facility would be able to accommodate banquets, conferences, and trade shows as well as community events. Attached is a proposal from Maxfield Research Group, Inc. I'am recommending that the HRA accept the proposal but delete items C in the amount of $1,540. I don't feel that the information to'be gained is needed for our decision on the use of the stable hippodrome. Maxfield Research Group, Inc. is a well respected commercial development analyst. He has done analysis of convention centers and meeting centers before. Very importantly,` he would be able to provide us with the report by the end ',of July. As an HRA, you lack the authority to operate (own) and lease �he facilities on the farm. It is proposed that the City establish an Economic Development Authority (EDA) under Minnesota statute and have the powers of the HRA assumed by the EDA. The process is relatively simple, it is only a matter of calling a public I Memo to Gerald G. Splinter Page 2 June 19, 1987 hearing and passing an enabling resolution. I propose to bring a resolution calling for the public hearing at the first meeting in July with the public hearing being set for August. Dave Kennedy will be at the public hearing to discuss the transformation with the Council in detail. Additional information will be provided for the July meeting. If the HRA agrees with the concept of a design team made up of the construction manager, the property manager and staff, then we can proceed with the selection process. The construction manager will be responsible for the design and oversight of the project. They will prepare plans to be reviewed by the design team prior to the submission of the same to the farm committee and the HRA. Please note that such plans are also subject to Planning Commission review. The construction manager would put together the necessary team of consultants to design the project, write the necessary specs for bid, direct the construction, and coordinate with the property manager relative to leasing requirements and deadlines. The property manager would lease the property, collect rents, see to the day -to -day maintenance, promote and schedule the hippodrome, prepare budgets and other PP P P g financial reports required by the HRA. Also attached is a copy of m memo 0 t the committee Y relative to these items. Attachments MAXFIELD RU p June 11 1987 Mr. Brad Hoffman Housing and Redevelopment Authority Coordinator City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center, Minnesota 55430 CONTRACT FOR PROFESSIONAL SERVICES Maxfield Research Group, Inc. proposes a research program to study the demand potential for trade show and meeting /banquet space located on the Earle Brown Farm property, recently acquired by the Brooklyn Center Housing and Redevelop- ment Authority. The study will examine the current trade show market in the Twin Cities Metro - politan area and the potential for a facility located at the subject site to attract regional trade show business. A sampling of businesses and civic groups will be surveyed to determine the potential for meeting and banquet space. Existing and planned competition will be catalogued, including a pro- file of their current business. SCOPE OF SERVICES A. Client /Staff Orientation Meetings Cost: 3 Hours @ $100.00 /Hour $ 300.00 3 Hours @ $ 60.00 /Hour 180.00 1 Hour @ $ 50.00 /Hour 50.00 530.00 B. Site Location Analysis I. Site visit. 2. Analyze adjacent land uses and site's relationship to regional commer- cial hubs. 3. Analyze traffic routes and accessibility. 620 KICKERNICK, 430 FIRST AVENUE NORTH 612- 338 -0012 MINNEAPOLIS, MINNESOTA 55401 Op Mr. Brad Hoffman June 11, 1987 City of Brooklyn Center Page 2 Cost: 2 Hours @ $100.00 /Hour $ 200.00 4 Hours @ $ 60.00 /Hour 240.-00 $ 440.00 C. Demographic /Economic Trends 1. Population and household growth trends. 2. Age distribution trends. 3. Review of household incomes. 4. Examination of retail sales trends. 5. Review of commercial construction /employment trends 6. Economic development interviews. Cost: 2 Hours @ $100.00 /Hour $ 200.00 14 Hours @ $ 60.00 /Hour 840.00 10 Hours @ $ 50.00 /Hour 500.00 $1,540.00 D. Market Situation Analysis 1. Identify existing competitive facilities. 2. Catalogue planned competitive facilities. 3. Market interviews. Cost: 2 Hours @ $100.00 /Hour $ 200.00 12 Hours @ $ 60.00 /Hour 720.00 10 Hours @ $ 50.00 /Hour 500.00 $1,420.00 E. Demand Analysis 1. Identify users of competitive facilities. 2. Survey sample of users. 3. Estimate demand potential. Cost: 3 Hours @ $100.00 /Hour $ 300.00 14 Hours @ $ 60.00 /Hour 840.00 12 Hours @ $ 50.00 /Hour 600.00 $1,740.00 F. Summary of Findings, Conclusions and Report Preparation Cost: 4 Hours @ $100.00 /Hour $ 400.00 10 Hours @ $ 60.00 /Hour 600.00 30 Hours @ $ 20.00 /Hour 600.00 $1,600.00 Mr. Brad Hoffman June 11, 1987 City of Brooklyn Center Page 3 G. Research Review Meetings /Client Contact, Presentation Meeting Cost: 4 Hours @ $100.00 /Hour $ 400.00 2 Hours @ $ 60.00 /Hour 120.00 2 Hours @ $ 50.00 /Hour 100.00 $ 620.00 Total Staff Time for Study $7_ WORK PRODUCT The findings will be presented in a Feasibility Study format and will cover the basic market criteria from which a decision can be made to proceed with the project. The Feasibility Study is accepted by many lenders, limited partners, investors, or governmental bodies who require such documentation to satisfy their financing criteria. COST OF SERVICES /RETAINER The study will be completed for Seven Thousand Eight Hundred Ninety Dollars ($7,890), based on our normal hourly charges. A retainer in the amount of Three Thousand Dollars ($3,000) will be required upon submission of the con- tract and before commencement of work by Maxfield Research Group, Inc. The above costs for staff time do not include the direct costs for travel, telephone, graphic preparation and data purchases, estimated at $500. Any meeting time beyond that set forth in the Scope and Cost of Services will be billed at our normal hourly rates. COMPLETION TIME ' The work outlined under Scope of Services will be completed within forty -five (45) days of the execution of this contract or by July 30, 1987, whichever is later. Work will be completed in the time set forth above unless delayed by unexpected emergencies, forces beyond the control of the parties, or by request of one party and acquiescence of the other party. PAYMENT All costs incurred will be payable to Maxfield Research Group, Inc. as speci- fied previously. Any work billed on a monthly basis is payable within fifteen (15) days of receipt of a statement showing the work completed and the cost of the work. To each statement not paid within fifteen (15) days, a finance charge of one and one -half percent (1.5X) per month will be added to the unpaid balance. r w Mr. Brad Hoffman June 11, 1987 City of Brooklyn Center Page 4 DISCLAIME& The objective of this research assignment is to gather and analyze as many market components as is reasonable within the time limits and projected staff hours set forth in the Contract for Professional Services. We assume no responsibility for matters legal in character. The property /land has been considered as though it were free and clear of any indebtedness, liens or encumbrances; and good and marketable title and competent management is assumed, unless otherwise stated. If sketches of floor plans or plats are included in this report, they are to be considered only approximate and are submitted to assist the reader in visual- izing the property. We assume no responsibility for the accuracy of any floor plans. Certain information and statistics contained in this report, or which are basis of information for conclusions contained in this report, were furnished by other independent sources. While we believe this information is reliable, it has not been independently verified by us and we assume no responsibility for its accuracy. The conclusions in this report are based on our best judgments as market re- search consultants. Maxfield Research Group, Inc. disclaims any expressed or implied guarantee, assurance or representation that the projections or conclu- sions will be realized as stated. The results with the proposed project may be achieved, but also may vary from those projected due to changing market condi- tions characteristic of the real estate industry, or a change in facts that were the basis of conclusions in this report, or to other unforeseen circum- stances. In the event payment is not received on a timely basis, Maxfield Research Group, Inc. shall be entitled to a lien against the subject premises. This agreement will be construed according to the laws of the State of Minnesota. TERMINATION This agreement may be terminated upon written notification of either party to the other. In the event of termination, the Client will pay Maxfield - Research Group, Inc. for staff hours performed at the firm's normal hourly rate, plus expenses incurred. r t Mr. Brad Hoffman June 11, 1987 City of Brooklyn Center Page 5 If this proposal meets with your approval, please sign and return one copy to the offices of Maxfield Research Group, Inc.. Agreed to this _ day of June 1987. MAXFIELD RESEARCH GROUP, INC. Lee A. Maxfield, pre dent BROOKLYN CENTER HOUSING AND REDEVELOPMENT AUTHORITY Brad Hoffman, Coordinator LAM /lmd MEMORANDUM TO: Earle Brown Farm Subcommittee FROM: Brad Hoffman, HRA Coordinator DATE: April 27, 1987 ' SUBJECT: Earle Brown Farm Development The Earle Brown Farm was acquired by the Brooklyn Center HRA in response to a significant community desire, as expressed in a survey, to preserve a dominant part of the City's historical roots. So, in 1985, when the Farm was purchased, it was done with the expressed intent to preserve the existing buildings. At that time, it was determined that the preservation of the buildings would hold precedence over the use of the buildings. Specific uses for the individual farm buildings would be subject to a study and recommendation from a citizens advisory committee. The task of the advisory committee was to consider various proposals for the development of the Farm. The committee established a number of criteria by which a prospective development would uld be P judged. dged. First to the extent. possible, , the buildings were to be preserved and restored to their original character. Second, any development was subject to specific traffic generation limitations. A study by Short - Elliott for the immediate area described in numerical fashion the traffic capacity of the surrounding streets at peak hour traffic. A total of 229 peak hour trips (automobile) was established for the Earle Brown Farm. Third, while the community has indicated its willingness to support, maintain and operate the Farm on an ongoing basis, priority would be given to developments capable of supporting itself. It was the intent to have the Farm generate enough income to avoid the necessity of requiring general ro ert P p y tax support. Fourth, h, because of the historical significance g e of the Earle Brown Farm and its part in the development of , northwestern Hennepin County, developments providing the greatest public access to the grounds and access to the buildings was to be considered desirable. With these guidelines in hand, Brooklyn Center was,, and is prepared to accept the Earle Brown Farm as a "park" but would prefer to see the Farm returned to a level of economic vitality it once enjoyed. Because of the manner in which the Farm became available to the HRA (through Al Beisner and a senior housing development), initial consideration was given to a senior center. In December of 1985, a market study was commissioned to determine the appropriateness of such a use. The study differentiated between -2- April 27, 1987 Young seniors (55 -64) and older (65 plus). Centers catering to the older population (65 plus) tended to be dominated by that group. The market analysis indicated that it was possible to market to the 55 -65 age group, however, it would not be an easy task. The proximity of a senior development adjacent to the development would tend to influence the direction and use of the Farm. The concern was that the Farm, once developed, would serve only a small segment of the population. The market analysis of the senior center demonstrated the need for a publicly- funded transportation system in order to assure adequate numbers of people at the center. The transportation system would add another fiscal burden to the operational expense of the Farm. Overall, it is very questionable whether a senior center would generate adequate revenues to offset the annual operating costs of the Farm. Since receiving the market analysis, the committee has broadened its scope of potential uses. Again, the study noted that seniors do not necessarily want to be isolated from other age groups. The market study provides other information that has proven to be worthwhile. While recognition and identification with the City of Brooklyn Center diminished with distance from the City, identification of the Earle Brown Farm (those red buildings by the old belt line) remained very high. People know where and what the Earle Brown Farm is. Just as important, they know how to get there. This is extremely beneficial to any development one might consider for the Farm. Throughout 1986, the committee discussions relative to uses broadened considerably. Restaurants, offices, convention centers, recreational facilities, rental halls, board and breakfast, and others were considered. By November the committee agreed to focus on a multipurpose facility for the hippodrome and stable with the other out buildings as either support facilities or as office space. From that point, the focus has been increasingly on a trade show center. As a final check, a Request for Proposal (RFP) was sought from private developers for the development of the Farm. It was intended to see if the private sector, with sufficient inducement, could provide the community with a better plan. With the limitations previously described, the HRA solicited proposals with all terms and conditions negotiable. There were significant tax credits available, even under the new law, as well as a negotiable "blank check" relative to financing and assistance from the HRA. In essence, we asked what they, the developer, would need to make the project work. A total of twenty -seven (27) different entities requested the RFP specs. The group included developers, architects, engineers, and -3- April 27, 1987 finance people. Only one (1) proposal was received. The fact that the HRA received only one (1) proposal indicated that the project is a difficult and complex development. In a follow -up.. I contacted eight g (8) of the entities that had requested the RFP` specs in order to determine why they had not submitted a proposal. The response was that it was too small, (40,000 plus square feet) to make good economic sense or their inability to come up with a good development concept. Jim Ryan, Ryan Construction, stated that it was not the kind of construction he does He felt that they would not be the appropriate developer for the site. However, Ryan Construction for obvious reasons remains very interested in the development of the site. John Buzek, AEC Engineering, was unable to interest anyone in the project because there are other developments that are less complicated and more economically rewarding. The same was true for Dennis Batty, Architects and Associates. Greg Watson, AHW Bandana Square, has been very interested in the project from the beginning and is still interested in the actual construction. However, AHW was not interested in an equity position or a long- term lease commitment. He did indicate a desire to put together a development and /or management proposal. others contacted included: Mike Podawilt z, Dick Gel and Dick Krier, and Dennis Y , Houck. The general tone of the responses was that the investment return was not sufficient. The one proposal received by the HRA was from Al Beisner. He proposes to develop the Farm in the fashion last described by the committee. The hippodrome- stable would function as a -trade show center with banquet facilities and office space. The other buildings would become leasable office space. No plan for the house was contemplated. Al's offers. to provide the construction management and be the operations manager thereafter. The exact terms would be subject to negotiation, but he sees a partnership between himself and the HRA. The HRA would have to finance the restoration and an shortfalls hortfalls in the operation. p ration.. Al Beisner would not have an equity position in the project. The proposal at first glance appears to be very one- sided, and that is to be expected at this point. ,It would allow for immediate (this year) construction with an individual well -known to the community. It would relieve the HRA of the obligation of managing both the construction and operations of the Farm. At this'u ncture, the HRA will have to finance and operate the Farm. As noted, the exact relationship between Al Beisner and the HRA would be subject to a contract negotiation. The concern that the committee and the community must address is the appearance of a conflict of interest for Al. If the HRA were to proceed with an agreement, there would always be some level of concern, whether justified or not, that the Farm development o - 4 - April 27, 1987 would function to support his adjacent development. Scheduling of events could easily reflect the needs of his development. Also, there would be a perception that Al has had an inside track to the Farm. To the extent that he was the one who brought the Farm deal to us originally and created the opportunity for Brooklyn Center to obtain the Farm, this is true. However relative to the development and operation of the Farm property, the project has been 'wide open to everybody. I make these points so that everyone is aware of the possible conflicts. I believe that most of these concerns could be addressed contractually. As to the concept of a trade show center, Al's proposal included an economic analysis of operation costs and income projections (see attached). His projected operations cost is not significantly different than an earlier one submitted to the committee by myself. The difference is reflected in a more defined use for the Farm, primarily management costs. Operating costs will be approximately $350,000 annually. Al's costs ($857,650) include a principal and interest payment on the restoration of the Farm. It has always been the HRA's intent to restore the buildings with tax increment financing, thus income from the Farm would not have to support that payment. Income projections for the Farm could range from $611,000 annually to $880,000. Approximately 20,000 square feet is available for lease at $11.50 per foot net. The key is the trade show center. Al projects income on 200 event days (not an unrealistic figure) at $2,700 per day or $.20 per foot. At a very low figure of 100 event days the center along with banquets would still generate $350,000 annually. Since the trade show center is key to the successful operation (financial) of the Farm development, the design and layout should place a riorit o P y n this case. In the event the concept failed p , the facility would easily accommodate other civic uses. However, approximately 100 booths could be set up in the hippodrome. To the extent possible we should try to expand on the number of potential booths. In Minnesota, there are ten (10) facilities listed in the Trade Show and Convention Center Guide similar in size. Five (5) of those facilities are in the metropolitan area. The real competition for our proposed trade show would be the Hyatt Regency and the Radisson Hotels. While the hotels negotiate the fee for the trade show a e r a, they do require a minimum number of rooms be rented. Average rents at the Radisson are $.35 per foot net, subject to negotiation based upon the number of rooms rented. I have discussed this situation with Steve Anderson, Ramada Hotel Manager, and I am of the opinion that the local hotels would opt to pay our fee to book events here based on the -5- April 27, 1987 number of rooms they rent. The Tourism Bureau might function well to coordinate hotel bookings for the center. I also discussed the trade show center with Brede, Inc., a trade show supplier, who indicated that the smaller shows (100 -150 booths) are the fastest growing part of the industry at this time. There are hundreds of shows constantly in the market. To realize the income projection (minimum) discussed, the center would have to attract approximately thirty (30) to thirty -five (35) shows per year. Again to be successful, the center should give priority in design and scheduling. Of great advantage to the community for other events is that such shows are generally booked several years in advance, thus allowing other uses to be scheduled for the hall. Other uses would include dinners, dances, recreational activities, weddings, and so forth. Assuming the Farm is developed along the lines discussed so far, the question now is "how do we proceed ?" The options seem to range from the HRA being in total control of the development and management to one where the project is handled totally outside of HRA influence. The HRA could function as the general contractor for construction purposes hiring an architect and a project manager as well as all of the subcontractors Upon, completion, scheduling, leasing, and overall management would be handled by staff. The advantage is the obvious control, however, the HRA is not staffed to take on this project. At the other end, the project could be turned over to a private party (similar to Al Beisner'_s proposal) for development and management. In essence, the HRA provides a general concept and beyond that is uninvolved in the design,:construction or management of the project or site. I would propose the following development concept. The .HRA should contract with a developer selected to help design the facility. The •developer in turn would act as the general contractor having a turn -key contract with the HRA to provide a finished product. The contractor would be responsible for hiring all -subs independent of the HRA, - and would be paid a fee based upon a percentage of the total budget cost. Budgets would be established as part of the design process... Change orders in excess of $30,000 would be reviewed by the Earle- Brown Farm subcommittee and approved; change orders in excess of $50,000 would be approved by the HRA. The contractor would be obligated to keep staff advised of all changes. This is a very important area because there will be many changes given the nature_ of restoration work. 'It is not straightforward like new construction. It will be important to streamline the decision- making process on day -to -day construction in order to keep costs down. The architect and the developer could be a packaged deal or retained separately. However, both should come on at the same time. The most important factor in the restoration of the Farm ' r -6- April 27, 1987 will be selecting an experienced developer and architect, and it would be their contractual responsibility to bring the project in on time and on budget. In the design phase, the eventual manager of the facilities should be on board to take part. I would recommend that the subcommittee interview prospective developers. At a minimum, Al Beisner and AHW should be considered. Others could be identified. The recommended developer(s) would make a presentation to the committee as a whole and to the HRA. Management proposals should also be considered' at the same time. It will be important that we select a management firm prior to any design work of the facility. A background in trade show management, while not mandatory, would be a plus. With a development team in place, the actual restoration can begin. The committee should note there are several legal concerns relative to this approach. However, it is not a matter of can it be approached this way, but rather it is a matter of structuring it properly. I should be receiving a report from our Attorneys on the matter by April 29. In conclusion, I would recommend that the committee make a determination relative to the level of participation the HRA should play in the development and operation of the Farm. Obviously, there will need to be some overview power on the part of the HRA. Once the role of the HRA is defined, the committee should start the process of selecting a development team (contractor, architect, and management). We will discuss this matter in greater detail at out next meeting. The meeting is scheduled for Wednesday, May 6, 1987 at 7:30 a.m. Annual Building Operating Budget Tax ($2.25 per sq. ft.)- $ 85,500 Insurance 35,000 Utilities 74,000 Heating $45,000 Electricity 24,000 Water and Sewer 3,000 Telephone 2,000 Snow Removal 4,000 Lawn 5,000 Replacement and Repairs 15,000 Equipment Replacement Reserve 15,000 Management (Contracted)* 120,000 Maintenance 30,000 Miscellaneous Operating Expense 10,000 City Administration 10.000 $403,500 *Fee should cover costs incurred for the scheduling, promotion, and administration of the Earle Brown Farm complex. Page 14 Minnesota Real Estate Journal BRIEFS St. Paul Convention Bureau other areas were down. f y s -; di S u new business leads In Minneapolis, occupancy did increase in ` s g p the central business district and along In St. Paul- Seventy new leads for conventions terstate 494 and west of Interstate 35W. Other and meetings in St. Paul for 1988 -1990 were areas were down slightly, and rates were s 'N/AITtNG generated in April during a regional essentially flat. Hotels with moderate - priced telephone blitz by the Saint Paul Convention rooms ($35 to $44.99 per night) enjoyed the Bureau, the bureau s staff announced. best occupancy figures. W ;i The calls were made by 11 sales represen- Food sales for February were up about 4 r, tatives of nine hotel /motel properties in the ci- percent in Minneapolis, compared with l ty to regional associations that hold meetings February 1986, while in St. Paul food sales for groups from 100 to 5,000. These associa- were up 18.5 percent. tions usually plan meetings several years in advance and rotate within a 10 -state area. The callers made the contacts on behalf of the BCED renames Conwed Tower Convention Bureau and the city of St. Paul, ' telling meeting planners about the availability after new tenant — Meritor of facilities. St. Paul —After June 1, St. Paul's Conwed Conventions and meetings brought in $33 Tower will be known as the Meritor Tower, million in new dollars to St. Paul in 1986, ac- when the namesake financial services com - cording o the Convention Bureau. In addi- g pany will occupy more than 30,000 square tion, it is expected that the 14 -month closing feet of the 225,000 square foot Town Square of the Minneapolis Convention Center will office building..` increase convention and meeting business in Meritor Mortgage Corp. - Central, the to St. Paul, beginning next year. nant, is a subsidiary of the Meritor Financial Group, the nation's fifth largest mortgage��z�"� i banker. According to BCE Development Pro- Space Center moves to new } .,perties Inc., which manages the project, `: renaming the tower was a condition of its corpo headquarters rs s lubloc�CUSed tu+behat�retc� lease with Meritor. St. Paul —Space Center Inc. has moved its Conwed Corp. , which had its name on the Builders Echangebuzld corporate headquarters to a renovated Great tower since it was built in 1981, has vacated its ' n$ which was demolished when Inter, Z Northern railroad freight building on Pine space and bought its lease back from BCED nauonalBusuiess Machines' achines Street just east of downtown St. Paul. Maguire Thomas Partners of Space Center, the St. Paul industrial and Monica, Calif,!.f aruired mastof th bl and announced plans for a ' office develo er, owner and p' mana er, has owned the property since 1960. phase offi o ce tower. Little has happen g p ' renovation to be ed "since,the demolition late 1985 Beginning last fall, the firm gutted the 24,000 in .lylagtiire Thginas owns faun °of,the square foot building and built office space. Los Angeles. — Angeles Real Estate Corp. has parcels, �� a total esfinnated market Work to restore the exterior of the building is announced a $4 million expansion and ,and when co the p roject �+alue ofs4 421(100 continuing, IBM owns fivri g p P j renovation program for Northtown Mall in will total about $1.4 million in cost. Blaine. spar ls,withatotaltriarketvalue� $6,.565M Maguire Thomas pays s tdat atS542 X44 The two -story freighthouse was built in Angeles has also announced that that it wtll one day developtha 1918, and for many years was a facility own- MainStreet Stores will become a new anchor k , II 1' ed and operated by the Great Northern tenant, joining Donaldsons and Montgomery Railroad. Ward. MainStreet's parent company, " Federated Department Stores, will construct ,"l Address thme► Tax" a 70,000 square foot store at the east end of the Hotel occupancy mail, to be completed in the summer of 1988. 1. 02nd Ara S Mdw 9 Rrd* Midwest The modernization program includes ex - ^ft cow" atiaat dOWri slig Y tensive work centering around the entrances t. 615 ?M Ave S Yimve o* Wrleapda LeFevere Lefler Kennedti O'Brien & Drawz a Professional Association 2000 First Bank Place West May 8, 1987 Minneapolis Minnesota 55402 Telephone (612) 333 -0543 Telecopier (612) 333 -0540 Mr. Brad Hof fmari Clayton L. LeFevere HRA Coordinator Herbert P. Lefler City of Brooklyn Center J. Dennis O'Brien John E. Drawrawz 6301 Shingle Creek Parkway David J. Kennedy Brooklyn Center, Minnesota 55430 Joseph E. Hamilton John B. Dean Re: Economic Development Authority Glenn E. Purdue p y Richard J. Schieffer Earle Brown Farm Project Charles L. LeFevere Herbert P. Lefler III Dear Brad: James J. Thomson, Jr. Thomas R. Galt Dayle Nolan At our meeting on April 21 we discussed at some length Brian F. Rice various ossibilities for the redevelopment of the farm John G. Kressel p p J sM.strommen buildings in the Earle Brown Redevelopment Project H: K Batty Area. One option discussed was the ownership and rickson Jordan operation of the site and buildings by the HRA which u J. Erickson William R. skallerud would make various improvements including a trade show Rodney D. Anderson center and office space and lease these improvements to Corrine A. Heine private parties or otherwise manage them. I expressed David D. Beaudoin g p Paul E. Rasmussen some reservation about the authority of the HRA to Steven M. Tallen engage in such activities because the basic function of Mary F. Skala an HRA is to redevelop fprivate use and stimulate Christopher J. Harristhal p or p Timothy J. Pawlenty or otherwise provide for, housing opportunities for Rolf A.Sponheim lower income persons; and I have difficulty finding Legal authority for the HRA to conduct the activities at the farm site we spoke about (I'll refer to those' activities as the Project.) I have reviewed Minnesota Statutes, Chapter 458C relating to Economic Development Authorities and, although the statute is not a model of clarity, have concluded that an Economic Development Authority (EDA) can undertake the Project. I think a fair reading of the statute (and I know from its legislative history) indicates a clear intent to authorize, among other things the kinds of activities contemplated for the Project. (For your general information I'm enclosing a copy of the statue and a copy of a letter to the City of Minnetonka discussing the EDA Act.) The establishment of the EDA is relatively simple - an enabling resolution after public hearing but two Mr. Brad Hoffman May 8, 1987 Page 2 basic issues must be resolved before that step is undertaken by the City. First, you'll note from Sections 458C.03 and 458C.06 that the EDA may be assigned any or all of the powers of an HRA, a Development District under Chapter 472A or any other economic development power of the City and that existing projects of those types may be trans- ferred to the EDA. Since the HRA is 'composed of City Council members it seems logical that the EDA would be composed of the City Council (which is authorized by Section 458C.08, Subd. 2(d)). The EDA 'then could continue to operate the Earle Brown Project Area with its HRA powers. Second, since an EDA may only establish economic development districts which meet the standards of Section 273.73, Subdivision 10 (that is, redevelopment tax increment financing districts) it may be desirable to specify that the EDA not exercise the powers of the City under Chapter 472A relating to development dis- tricts. In that case the City could if it wished set up housing " and economic development TIF districts whenever necessary. After those decisions are made the remaining procedural steps are rather simple. Implementation of the Project is clearly authorized by various sections of the EDA Act where there is clear authority for the EDA to acquire land and structures, leave them for private use and even (in a curious holdover from the Port Authority law) become a limited partner in an economic development project. While a limited tax levy for support is authorized - .75 mills - I would think the EDA would want to try to make its operation self- financing, retaining the tax levy for operations and matching of state and federal (if any) grant and loan programs. There are some drawbacks to an EDA that you should note. The EDA is subject to audit by the State Auditor (Sec. 458C.13). The EDA does not, like a Port Authori- ty have the power to construct buildings for sale or lease. Unlike a Port Authority the ERA's power to issue general obligation bonds is subject to voter approval which I suspect makes such financing impracti- cal. Revenue financing for economic projects and Mr. Brad Hoffman May 8, 1987 Page 3 general obligation tax increment financing for redevel- opment projects is available under the Act. An EDA does not have tort liability immunity up to stated limits as do other governmental entities. See Sec. 458C.07. I hope these general comments are useful. We'll be happy to discuss the matter further at any time and to assist in setting up the EDA if the City decides to take that step. very truly, QG�"J� David J. Kennedy DJK:caw cc: Gerald Splinter Charlie LeFevere Enclosure LeFevere Lefler Kennedc O'Brien & Drawn A NIDre % % N)n8I 2000 First Bank Place West January 7, 1987 Minneapolis Minnesota 55402 Telephone (612) 333-0543 Mr. Ron Rankin Telecopier 16121333 -0540 City of Minnetonka Clayton L. LeFevere 14600 Minnetonka Boulevard Herbert P. Lefler Minnetonka, Minnesota 55345 J. Dennis O'Brien John E. Kennedy Economic Development Authorities ..David J. Kennedy P John B. Dean Glenn E. Purdue Dear Ron: Richard J. Schieffer Charles L. LeFevere Herbert P. Lefler III You have asked for my comments on the 1986 legislation James J. Thomson, Jr. relating to Economic Development Authorities. As I Thomas No lan it the City Council will be discussing this Doyle Nolan Y g Brian F. Rice matter at its work session on January 12. A copy of John G. Kressel the Act, Minnesota Statutes, Chapter 458C is enclosed. Lorraine S. Clugg James M. Strommen Ro ' H. Betty Background Wi Jordan Ku son lie In the ast several ears there have been a number of Willia . Skanerud P Y Rodney D. Anderson special laws enacted for various cities (e.g. Bloom Corrine A. Heine ington, Plymouth, Granite Falls) authorizing, in one David D. Beaudoin Paul E. Rasmussen way or another, the cities to exercise the powers of a Steven M. Tallen port authority under Minnesota Statutes, Chapter 458. That is the law under which the St. Paul Port Authority and Duluth Seaway Port Authority have operated, quite successfully in the view of many, to stimulate economic growth in underdeveloped areas and elsewhere in those cities. The legislature responded to the increasing requests for port authority powers by conducting an interim study to produce a general law for all cities and the new law is the result. (Actually, the law was enacted twice in 1986 as Laws c. 399 and c. 400, but c. 399 was then repealed). The statute has no policy section setting out its general purpose but it is clear that its intent was to provide a general statutory framework within which all developmental powers of a City could be centralized in a single agency while at the same time making available to all cities wishing to use the law some of the powers of a port authority. As discussed below, it is doubtful that all of those objectives were accomplished by the new statute. Mr. Ron R kin ' January 7, 1987 Page 2 General Effect The establishment of an Economic Development Authority (EDA) permits a single agency of the City to exercise any or all (as determined by the City Council) of the the powers conferred by law on cities or other agencies by: a) Chapter 462 relating to Housing and Redevel- opment Authorities; b) Chapter 472A relating to Municipal Develop- ment Districts; c) Chapter 462C relating to Housing Revenue Bonds; d) Section 273.71 et seq ., the Tax Increment Financing Act; and e) by an approximate duplication of Chapter 458, the Port Authority Act. The EDA is also authorized to act as a conduit for state and federal economic development grants and loans and to conduct studies, research and publicity relation activities in matters involving economic development. Advantages Summarizing the advantages and disadvantages -of an EDA is somewhat subjective, but there seem to be the following advantages: a) Centralization of development activity in a single agency: this can have the benefit of helping various agencies from making at cross- purposes and focussing development activities. b) Unified conduct *of public relations activi- ties relating to development opportunities. c) The possibility of "pooling" of reserve funds for various projects in the City (since the jurisdic- tion of the EDA is City - wide) . This device has been used apparently with success by the St. Paul Port Authority and the Minneapolis Community Development Agency. In simplest terms it involves using revenues Mr. Ron F .kin January 7, 1987 Page 3 from several projects to fund a single reserve fund which is then used to enhance the marketability of bonds (either Authority revenue bonds or industrial development revenue bonds) issued for various other projects. Disadvantages a) Creation of a new agency: a new, separate public body is created by establishing an EDA. b) It is probable that virtually everything that can be done by an EDA (except perhaps the "pooling" referred to above )can be accomplished by a City under present law. c) The new law does not extend all Port Authori- ty powers to the EDA (e.g. the power to actually construct and lease buildings) and imposes some re- strictions on the powers extended not found in the basic Port Authority law. Problems There are some technical difficulties with the new law which seriously affect its workability (I suspect some of these will be corrected by the legislature soon). a) The EDA may establish "economic development districts" (a parallel to the Port.Authority "industri- al development districts ") but such districts must meet the criteria for a "redevelopment district" under the Tax Increment Financing Act. Thus, it does not seem to be possible for the EDA to establish "housing" or "economic development" tax increment financing dis- tricts under the TIF Act. There seems to be no good reason for this result but nonetheless, that seems to be the effect of the statute. b) The provisions for the issuance of general obligation bonds by the EDA for EDA purposes is much more restrictive than under the Port Authority Act. Under the Port Authority Act the City Council may approve such bonds by ordinance subject only to refer- endum requirements of the City Charter (which in our judgement do not, in the case of Minnetonka or most City Charters, require submission to the voters) . But under the EDA Act such bonds must be approved by the Mr. Ron Rankin January 7, 1987 Page 4 voters. A two- thirds vote of the City Council is also required, the bonds are within debt limits (unless other revenues are pledged) and a 20 year maturity limit is imposed as opposed to the usual 30 year limit applicable to almost all other Minnesota municipal bonds. c) The revenue bond provisions of the new act are similar to the Port Authority Act, but again a 20 year maturity limit is imposed, and it is questionable whether such bonds if issued without a call provision may be refunded. Financial Matters The City in which the EDA is established may levy annually up to .75 mills to support EDA general activi- ties. The levy is outside limits. The levy may be increased subject to a reverse referendum on petition of five percent of the number of votes cast in the last preceding general election is the City. (Under the Port Authority law the .75 mill levy is not subject to City approval.) The EDA must submit an annual budget to the City, but only for review purposes. I have not discussed the procedural aspects of estab- lishing an EDA, but they are rather straightforward consisting of an enabling resolution, adopted after public hearing, specifying the activities to be con- ducted by the EDA and various restrictions on the conduct of those activities. (See Section 458C.04) As you'll note, the City Council can, by the enabling resolution, rather carefully circumscribe the EDA's procedures. I hope these notes are useful to you and the Council. I'm enclosing a copy of the Statute, Chapter 458C. our very truly, avid J. Kennedy DJK:caw Enclosure + r Income Summary Barn H - Office Space ($11.50 per sq. ft.) $ 55,900 Barn E - Office Space . 55,900' Barn T South Wing Kitchen (catering) 21,800 West Wing - Restaurant 17,000 Hippodrome Base Rent 13,525 sq. ft. at $.20 per sq. ft. x 55 event days or $2,700 per event 148,500 Catering 48,000 House (complex) Office Space 5,000 sq. ft. at $11.50 per sq. ft. 57.500 $404,600 Office space rent was projected to reflect current net lease market rates. The D Barn and the north and south wings of the Stable were not included at this time for income projections. Within two to three years, it should be anticipated that a minimum of 100 event days could be achieved. Catering and restaurant incomes were based upon the incomes projected by Al Beisner in his RFP. Page 14 Minnesota Real Estate Journal BRIEFS St. Paul Convention Bureau other areas were down. dig U new business leads In Minneapolis, occupancy did increase in p the central business district and along n F g Q OWw', ekbl� St. Paul— Seventy new leads for conventions terstate 494 and west of Interstate 35W. Oth er ; and meetings in St. Paul for 1988 -1990 were areas were down slightly and rates were ; ; WAITIN GAME ON 1311 DERS generated in April during a regional essentially flat. Hotels with moderate - priced telephone blitz by the Saint Paul Convention rooms ($35 to $44.99 per night) enjoyed the ` Bureau, the bureau's staff announced. best occupancy figures. r� The calls were made by 11 sales represen- Food sales for February were up about 4 = tatives of nine hotel /motel properties in the ci- percent in Minneapolis, compared with ! ty to regional associations that hold meetings February 1986, while in St. Paul food sales for groups from 100 to 5,000. These associa- were up 18.5 percent. tions usually plan meetings several years in advance and rotate within a 10 -state area. The callers made the contacts on behalf of the BCID renames Conwed Tower Convention Bureau and the city of St. Paul, ,} telling meeting planners about the availability after new tenant Meritor �. of facilities. St. Paul —After June 1, St. Paul's Conwed Conventions and meetings brought in $33 Tower will be known as the Meritor Tower, million in new dollars to St. Paul in 1986, ac- when the namesake financial services com- cording to the Convention Bureau. In addi- pany will occupy more than 30,000 square 1 tion, it is expected that the 14 -month closing feet of the 225,000 square foot Town Square li+a of the Minneapolis Convention Center will office building. -•� , : "`�"" _, increase convention and meeting business in Meritor Mortgage Corp. - Central, the te- St. Paul, beginning next year. nant, is a subsidiary of the Meritor Financial P g m Group, nation's fifth largest banker. According to BCE Development Pro. Space Center moves to new \; •,perties Inc., which manages the project, y, renaming the tower was a condition of its 1 corporate headquarters lease with Meritor. his block used to behome ` m S Paul —Space Center Inc. has moved its Conwed Corp., which had its name on the "' the Builders Exchange build corporate headquarters to a renovated Great tower since it was built in 1981, has vacated its ng> which was demolished when Inter < m Northern railroad freight building on Pine space and bought its lease back from BCED. national Business Machines Corp and Street just east of downtown St. Paul. Maguire Thomas Partners 'of Santa, Space Center, the St. Paul industrial and Monica, Calif,, acquired most of they: M office property developer, owner and Northtowri Mall block and announced plans for atwo�� m manager, has owned the property since 1960. phase office tower. Little has happen Beginning last fall, the firm gutted the 24 ,000 renovation to begin ed since the demolition in late 1985 s square foot building and built office space. Los Angeles Angeles Real Estate Corp. has Maguire "Thomas owns foul` of the' Work to restore the exterior of the building is announced a $4 million expansion and parcels, with a total estimated market's continuing, and when completed the project renovation program for Northtown Mall in value of $4,421000. IBM owns fiveof" will total about $1.4 million in cost. Blaine. the parcels, with a total marketvalueaf x x l The two -story freighthouse was built in Angeles has also announced that $6,565,OOQIVIaguire ThomaspaysatotaI 'of$541,446 1918, and for many years was a facility own - MainStreet Stores will become a new anchor and maintains that it will one day develop the site, II: N1�.S,, }I ed and operated by the Great Northern tenant, joining Donaldsons and Montgomery ^' Railroad. Ward. MainStreet's parent company, Federated Department Stores, will construct : Address Owner TsMWW a 7 square foot store at the east end of the Hotel occupancy mall, to be completed in the summer of 198& i 1. 6252nd Ara S t The modernization program includes ex- fl1) \V11 dHThtlV frnlit work rrntrrinnmminrl the enttTncts ,' . —a.ar_.P u, - -.... rr.,,.,....r, Member introduced the following resolution and moved its adoption: RESOLUTION NO. RESOLUTION AUTHORIZING THE EXECUTIVE DIRECTOR TO ENTER INTO AN AGREEMENT WITH MAXFIELD RESEARCH GROUP, INC. TO CONDUCT A MARKET SURVEY RELATING TO THE DEVELOPMENT OF THE EARLE BROWN FARM WHEREAS, a proposal has been received by the HRA in and for the City of Brooklyn Center on June 11, 1987, meeting the requirements for a proposed study; and WHEREAS, the proposal of Maxfield Research Group, Inc. in the amount of $6,530 is a responsible and qualified quotation meeting the requirements of the proposed study. NOW, THEREFORE, BE IT RESOLVED by the Commissioners of the Housing and Redevelopment Authority in and for the City of Brooklyn Center to authorize its Executive Director to enter into an agreement with Maxfield Research Group, Inc. to .provide a market analysis for the Barn /Hippodrome complex of the Earle Brown Farm.` BE IT FURTHER RESOLVED that an amount of $6,530 be appropriated for the study. Date Mayor ATTEST: Clerk The motion for the adoption of the foregoing resolution was duly seconded by member , and upon vote being taken thereon, the following voted in favor thereof: and the following voted against the same: whereupon said resolution was declared duly passed and adopted,