The URL can be used to link to this page

Home My WebLink About05-04-2020 City Council Work Session PacketMayor Donna Schmitt Councilmembers Robert A. Williams John Murzyn, Jr. Connie Buesgens Nick Novitsky City Manager Kelli Bourgeois City of Columbia Heights 590 40th Avenue NE, Columbia Heights, MN 55421-3878 (763) 706-3600 Visit our website at: www.columbiaheightsmn.gov NOTICE OF WORK SESSION Auxiliary aids or other accommodations for disabled persons are available upon request when the request is made at least 48 hours in advance. Please contact Administration at 763-706-3610 to make arrangements. Meeting of: Columbia Heights City Council Date of Meeting: May 4, 2020 Time of Meeting: 7 pm Location of Meeting: City Hall- Council Chambers Purpose of Meeting: Work Session 1.Reuter Walton Site Concept- Pg. 3 2.Utility Billing Correction 1070 Grandview Court- Pg. 6 3.General Discussion of Pandemic Effects on 2020 Budget Results 4.Parks Use and Programming and Other City Programs for the Season- Pg. 7 5.Fairview Ramp Discussion- Pg. 9 6.City Hall Schematic Design, Floorplan, and Building Elevations- Pg. 97 7.Board & Commission Interviews- Pg. 173 1 AGENDA SECTION WORK SESSION ITEM NO. 1 MEETING DATE MAY 4, 2020 CITY OF COLUMBIA HEIGHTS - COUNCIL LETTER ITEM: Discuss Development Concept for Public Safety Remnant Parcel DEPARTMENT: Community Development CITY MANAGER’S APPROVAL: BY/DATE: Aaron Chirpich – 4-30-2020 BY/DATE: 5/1/20 CITY STRATEGY: #2: Economic Strength Additional Strategy? #6: Excellent Housing/Neighborhoods SHORT TERM GOAL (IF APPLICABLE): N/A Additional Goal? N/A BACKGROUND: At the December 2019 work session, the Council met with representatives from Reuter Walton Development regarding their interest in constructing an apartment on the vacant lot located behind the public safety building. The property is approximately 1.6 acres in size, and has the potential to support a variety of residential development types. The preliminary concept presented by Reuter Walton included 63 units of income restricted affordable housing targeted at families with household incomes at or below 60% of the area median income. At the same work session, the Council discussed the future expansion needs for the SACA food shelf and thrift store. SACA has outgrown their current building and they are looking to build a new facility in Columbia Heights that will allow their business operations to grow. Given SACA’s expansion needs and the desire to keep SACA in the community, the public safety site emerged as a viable option. Given the interest in the same site from two potential users, staff and the Council directed Reuter Walton to work with SACA to develop a concept plan that would incorporate space for a new SACA facility and the affordable housing project on the same site. Since the December 2019 work session, Reuter Walton, SACA staff, and City staff have collaborated to create a framework for a potential mixed-use development/ partnership for the site. To accommodate the space needs of the new 12,000 square foot SACA facility, Reuter Walton has decreased the number of units and reconfigured the apartment building layout. Under the revised plan, the apartment complex and SACA facility would share surface parking that could alternate between SACA use during the day and apartment use after business hours. The revised concept plans are attached to this report. For this work session, Reuter Walton will be in attendance to discuss the revised plans and to share their vison for how to move the project forward. At this time, SACA is not in a position to fully commit to the partnership. However, Reuter Walton is ready to bring the apartment project to fruition. Staff believes that it is possible to move the apartment project forward while saving space for a future SACA relocation on the same site. To this end, Reuter Walton will be seeking feedback from the Council and gauging the Council’s interest in the revised concept. If the Council is interested in moving forward, Reuter Walton would like to apply for low income housing tax credits (LIHTC) to support the project. The applications for LIHTC projects are due in mid-July. 2 City of Columbia Heights - Council Letter Page 2 ATTACHMENTS: •Concept Plans •Sample Rendering 3 Rentable Area Legend 1BR 2BR 3BR AMENITY CIRCULATION COMMERCIAL COMMON AREA ELECTRICAL MECH PARKING TRASH 42ND AVE NE JA C K S O N S T . N E 4730 SF COMMON AREA FOOD SHELF 12,040 SFTOT LOT AND RECREATION 1280 SF 3BR 1010 SF 2BR1395 SF 3BR 705 SF 1BR 1010 SF 2BR 705 SF 1BR 980 SF 2BR 705 SF 1BR 1255 SF 3BR 1265 SF 3BR 1265 SF 3BR 1285 SF 3BR 1280 SF 3BR 230 SF CIRCULATION 230 SF CIRCULATION FOOD SHELF ENTRYAPT. ENTRY TRUCK DOCKS ALLEY ACCESSFOOD SHELF SPACES DURING BUSINESS HOURS ADA ADA AD A AD A RAMP TO GARAGE 20035 SF PARKING 165 SF CIRCULATION 205 SF CIRCULATION 165 SF CIRCULATION 235 SF TRASH 370 SF MECH 245 SF MECH 185 SF ELECTRICAL ADA ADA 1340 SF 3BR 1390 SF 3BR 1280 SF 3BR 1010 SF 2BR1395 SF 3BR 705 SF 1BR 1010 SF 2BR 705 SF 1BR 980 SF 2BR 705 SF 1BR 1255 SF 3BR 1265 SF 3BR 1265 SF 3BR 1285 SF 3BR 1280 SF 3BR 230 SF CIRCULATION 235 SF CIRCULATION 2000 SF COMMON AREA UNIT BREAKDOWN UNIT TYPE COUNT 1 BR 12 TOTAL 58 2 BR 3 BR 12 34 PARKING BREAKDOWN TYPE COUNT GARAGE 54 2 ADA TOTAL 111 SURFACE 51 4 ADA % 58 21 21 Copyright 2020 DJR Architecture, Inc. PLANS AND MATRIX COLUMBIA HEIGHTS, MN RWD 19-094 04/06/20 1" = 60'-0" FLOOR PLAN -LEVEL 1 AREA SCHEDULE (GROSS) Name Level Area 1BR Not Placed 0 SF 2BR Not Placed 0 SF 3BR Not Placed 0 SF CIRCULATION Not Placed 0 SF COMMON AREA Not Placed 0 SF Not Placed 0 SF CIRCULATION LEVEL P1 542 SF ELECTRICAL LEVEL P1 187 SF MECH LEVEL P1 619 SF PARKING LEVEL P120,036 SF TRASH LEVEL P1 236 SF LEVEL P1 21,621 SF 1BR LEVEL 1 2,118 SF 2BR LEVEL 1 3,008 SF 3BR LEVEL 1 9,045 SF CIRCULATION LEVEL 1 470 SF COMMON AREA LEVEL 1 4,735 SF LEVEL 1 19,375 SF 1BR LEVEL 2 2,118 SF 2BR LEVEL 2 3,008 SF 3BR LEVEL 2 11,776 SF CIRCULATION LEVEL 2 473 SF COMMON AREA LEVEL 2 2,004 SF LEVEL 2 19,379 SF 1BR LEVEL 3 2,118 SF 2BR LEVEL 3 3,008 SF 3BR LEVEL 3 11,776 SF CIRCULATION LEVEL 3 473 SF COMMON AREA LEVEL 3 2,004 SF LEVEL 3 19,379 SF 1BR LEVEL 4 2,118 SF 2BR LEVEL 4 3,008 SF 3BR LEVEL 4 11,776 SF CIRCULATION LEVEL 4 473 SF COMMON AREA LEVEL 4 2,004 SF LEVEL 4 19,379 SF Grand total 99,133 SF 1" = 60'-0" LEVEL P1 1" = 60'-0" FLOOR PLAN -LEVEL 2-4 TYP3" = 1'-0" Henn Co Property Map 4 5 AGENDA SECTION WORK SESSION ITEM NO. 2 MEETING DATE MAY 4, 2020 CITY OF COLUMBIA HEIGHTS - COUNCIL LETTER CouncilLetter_WorkSession_050420.docx ITEM: CORRECTION OF UTILITY BILLING FOR 1070 GRANDVIEW COURT DEPARTMENT: Finance CITY MANAGER’S APPROVAL: BY/DATE: Joseph Kloiber/April 30, 2020 BY/DATE: 5/1/20 CITY STRATEGY: #3: Affordability Additional Strategy? #2: Economic Strength SHORT TERM GOAL (IF APPLICABLE): N/A Additional Goal? N/A BACKGROUND: There has been a significant long-running billing error on the utility account for Grand Central Lofts, the 67 unit condominium development built by Nedegaard at 1070 Grandview Court in 2005-2006. Since its inception, this customer has been set up with a nonresidential billing structure instead of the appropriate residential billing structure. The primary difference being that a correct residential bill would include a quarterly flat fee for water and sewer for each of the 67 dwelling units, in addition to volume charges; whereas a nonresidential bill includes only one quarterly flat fee for water and sewer in addition to volume charges. Although a nonresidential flat fee for a customer with a large water meter is much higher than a residential flat fee, it is nowhere near the amount of 67 residential flat fees. A correct quarterly bill for this customer is approximately $2,000 higher than they have been billed. This equals about a $10 increase in monthly homeowner association fees for each of the 67 condo owners. Staff speculates that this billing error may have been originally intended as just a temporary method to bill this customer while they were under development, until they reached their originally-planned completion of some 150-200 units. As some may recall, only the first of the three planned phases were completed on this development before the national housing bubble burst and the development went into default in 2007, under a publicized cloud of fraud committed simultaneously by the same developer at a much larger development in Ramsey. After the Grand Central Lofts development defaulted, both the billing clerk position and the community development director position turned over, leaving no organizational “trigger” to revise this presumably temporary billing treatment. One indication this was only intended as a temporary billing treatment, is that this customer is still being billed today for 7.0 acres for storm water purposes, when they have long since retained only 1.7 acres following the default. Effectively, the nonresidential billing structure from the Kmart that previously occupied the 7.0 acre site was initially applied to the bare 7.0 acre redevelopment site, and then the new water meter for Phase 1 was simply added to the developer’s bill when it was installed. Staff further speculates that the City may have been unable to bill for 67 flat fees at that time, since a number of these completed Phase 1 units were never initially sold or occupied during much of the ensuing Great Recession. The resulting over-billed storm water fees are offset against the under-billed water and sewer fees, in calculating the $2,000 quarterly correction above. This offset is quite small however, as storm water fees are only small portion of the customer’s bill. A key issue in this matter is how to address prior quarterly bills at this point. The statute of limitations for correcting past billing errors is six years. The general precedent used when correcting other customer accounts has been to bill for substantially the entire under-billed amount, with no interest or penalty, with payment spread over multiple years. Staff isn’t aware however, of any other past customer billing errors on this large of a scale. 6 AGENDA SECTION WORK SESSION ITEM NO. 4 MEETING DATE MAY 4, 2020 CITY OF COLUMBIA HEIGHTS - COUNCIL LETTER ITEM: Parks Use and Programming and Other City Programs for the Season DEPARTMENT: Recreation CITY MANAGER’S APPROVAL: BY/DATE: Keith Windschitl, Recreation Director BY/DATE: 5/1/20 CITY STRATEGY: #1; Safe Community Additional Strategy? #4: Opportunities for Play and Learning SHORT TERM GOAL (IF APPLICABLE): N/A Additional Goal? Chhhhh hh hhhhh BACKGROUND: An email was sent to the Park and Recreation Commission indicating that the City Council will be having a work session to discuss the city park facilities and recreation programs. Staff asked for input, thoughts, or opinions on the following topics: Parks, Playgrounds, Splash Pad, Wading Pools, and Summer Recreation Park Programs We also noted that the City currently has not closed or blocked off any parks or playground equipment. Staff has posted signs reminding the public of social distancing practices and that we strongly discourage the use of the playground equipment due to the difficulty of maintaining the proper distance and lack of sanitization. The playground equipment is not sanitized. The Commission was informed that Minneapolis has closed many of these types of facilities which may result in an increased number of people at our parks, splash pad, and wading pools. The City of St. Anthony is also not opening their splash pad for 2020. The current plan for the Summer Recreation programs is to offer programming as usual while trying to keep social distancing practices in mind. Staff is also trying to be creative with alternative plans using social media avenues if the Governor enacts further restrictions. Below are the comments received from the Park & Recreation Commission: •I would say that the splash pad and pools should remain closed this summer. The pool closures would also alleviate some labor requirements for the parks this summer. •Pools and water park close, Basketball hoop blocked, Playground closed, Tennis courts open, Ball fields not sure on this one. •I see that Anoka County Parks are open, but the playground equipment “yellow taped” to keep the kids off. We may have some parks where CH can do the same. Would like to have places to go without having them have to go far from home. For sure pools and splash pad should remain off limits. 7 City of Columbia Heights - Council Letter Page 2 • For the closing of parks I for one hate to see it happen for the residents and the children of Heights, but I understand that we need to all keep safe. I would like to follow our Governor as to his suggestions for our community for what we do from here on out. RECOMMENDED MOTION(S): Based on the recommendation of the Park and Recreation Commission; for the program year of 2020, close our water facilities including 2 wading pools and the splash pad. 8 AGENDA SECTION WORK SESSION ITEM NO. 5 MEETING DATE MAY 4, 2020 CITY OF COLUMBIA HEIGHTS - COUNCIL LETTER ITEM: Discuss Van Buren Parking Ramp Operations and Maintenance Contract DEPARTMENT: Community Development CITY MANAGER’S APPROVAL: BY/DATE: Aaron Chirpich – 4-30-2020 BY/DATE: 5/1/20 CITY STRATEGY: #7: Strong Infastructure/Public Services Additional Strategy? #1; Safe Community SHORT TERM GOAL (IF APPLICABLE): N/A Additional Goal? N/A BACKGROUND: For several years, the City has shared the costs for operating and maintaining the municipal parking ramp located at 4025 Van Buren Street NE. The various cost sharing agreements have been between the City, and the owner and tenants of the adjacent office building located at 4000 Central Avenue. The most recent operations and maintenance agreement for the ramp expired on January 1, 2020. This agreement was between the City, Columbia Park Properties, and Fairview Health Services. Fairview Health Services had been operating as the tenant of the office building until the summer of 2019 when Fairview purchased the building from Columbia Park Properties. Before the expiration of the most current agreement, staff reached out in August, 2019 to representatives of Fairview Health Services to discuss renewal of the agreement. At that time, staff conveyed a desire to continue under the same basic parameters and renew the agreement for another five year term. The Fairview representatives indicated that this proposal was likely acceptable pending board review. In October of 2019 staff reached out again to Fairview to see if they were ready to renew the agreement. At this time, they indicated that they would like to renegotiate the terms of the agreement rather than renew. Under the most recent agreement that has expired, Fairview was responsible for the physical maintenance and operations of the ramp and the City would reimburse Fairview for 40% of the annual costs. Fairview has indicated that they are no longer interested in being responsible for the operations and maintenance of a City owned asset. As such Fairview has proposed to lease individual parking stalls from the City to contribute to the annual cost of maintaining the ramp with the City as operator. To this end, Fairview has proposed to lease 130 stalls per year at a rate of $20 per stall per month. This equates to $31,200 annually. In general, staff finds the Fairview proposal acceptable. To begin, staff understands Fairview’s desire to eliminate their management responsibility, as the City owned ramp is used by the general public and not just Fairview employees and customers. Secondly, the amount of parking spaces (130) Fairview proposes to lease is reasonable to staff. A recent study commissioned by the City revealed that Fairview visitors and staff accounted for 60% of the daily vehicle traffic using the ramp. This does not mean that Fairview utilizes 60% or 186 of the total spaces at any given time, as vehicles come and go throughout the day. Therefore, staff considers that 130 spaces will reasonably accommodate the daily needs of Fairview traffic during peak times. Finally, when looking at the City’s cost sharing proportion over the past five years, the average annual City contribution (40% of costs) has been $14,400. This means that the average annual total maintenance costs 9 City of Columbia Heights - Council Letter Page 2 paid by Fairview have been around $36,000. Therefore, Fairview is willing to contribute an amount that nearly covers the overall annual operations and maintenance costs for the ramp on their own. ADDITIONAL CONSIDERATIONS: 1. Capital Improvements: In addition to considering the annual operations and maintenance costs, the City must consider the cost of capital improvements for the ramp. To this end, in 2018 the City contracted with the engineering firm Kimley Horn to complete an assessment of the parking ramp and compile a five year phased capital improvement plan. This five year plan suggests that $625,500 worth of improvements are required at this time. When the report was completed in 2018, it was assumed that Fairview Health Services would pay for 60% or $375,300 of the required capital improvements over a five year span. However, the City never executed a formal agreement with Fairview to secure this commitment. As part of Fairview’s current lease proposal, they have agreed to contribute a one-time payment of $91,500 toward capital improvements. 2. Additional Revenue: The City currently uses lease revenue from the T-Mobile rooftop lease at the Parkview Villa building to pay for its share of the operations and maintenance of the ramp. The majority of this annual revenue of approximately $25,000 could be utilized to save for capital improvements, as the new lease revenue from Fairview will come close to covering the overall annual operations and maintenance costs of the ramp. The City will continue to receive T-Mobile lease revenue through 2027. Therefore, the City can expect an additional $170,000 to apply to costs associated with the ramp. In addition to renting parking spaces to Fairview, the City can consider renting spaces to other users located in the Central Business District. Staff has not completed any modeling of this potential. However, it is clear that the ramp is currently underutilized and there is excess capacity for additional renters. ATTACHMENTS: • Draft Lease • Kimley Horn Condition Assessment 10 PARKING STALL LEASE THIS PARKING STALL LEASE (“Lease”) is entered into this ___ day of _______ 2020, by and between City of Columbia Heights with the address of 590 40th Avenue NE, Columbia Heights, MN 55421, hereinafter referred to as “Lessor” and Fairview Health Services, a Minnesota nonprofit corporation with an address of 2450 Riverside Avenue south, Minneapolis, MN 55454, hereinafter referred to as “Lessee” for stalls in the parking ramp located at 4011 Van Buren Street adjacent to the building at 4000 Central Ave NE, Columbia Heights, MN (the “Parking Ramp.”) The Lessor and the Lessee shall also be referred to herein each as a "Party", and collectively as the "Parties". RECITALS WHEREAS, Lessor owns the Parking Ramp located at 4011 Van Buren Street, Columbia Heights, Minnesota, which contains 310 parking stalls; and WHEREAS, Lessor and Lessee were previously parties to an agreement under which Lessee operated the Parking Ramp for Lessor, which was open to free use by the public, which agreement terminated December 31, 2019; and WHEREAS, Lessee owns a building adjacent to the Parking Ramp and needs parking stalls for its employees, agents, consultants, affiliates, guests, and invitees; and WHEREAS, Lessor has agreed to lease to Lessee and Lessee has agreed to lease from Lessor, parking stalls in the Parking Ramp, on the terms and conditions herein contained. NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the Parties hereby covenant and agree as follows: 1. Leased Stalls. Based on the terms and information stated in the recitals above, which is an integral part of this Lease and is incorporated herein, Lessor hereby leases to Lessee 130 parking stalls in the Parking Ramp and access thereto (“Leased Stalls”). On May 1 of each year of the term, the Parties may adjust the number of stalls needed if Lessee’s utilization changes by more than 10%. 2. Term. The Lease shall be for an initial five (5) year term commencing on May 1, 2020 (the "Effective Date") and terminating on April 30, 2025, (the "Term"). 3. Gross Rent. During the Term, the Lessee shall make monthly gross rent payments to the Lessor in the amount of $2,600 ($20 per stall) per month on or before the first day of each month (“Rent”), beginning on the Effective Date. The Lessee shall make each Rent payment to the Lessor at the Lessor's address set forth above, or at such other place or to such other persons or entities as the Lessor from time to time may designate to the Lessee in writing. 11 4. Service Provided; Repairs, Maintenance and Alterations. The Lessor shall have the full and sole responsibility for the condition, operation, repair, replacement and maintenance of the Parking Ramp during the Term. The Lessor shall maintain the Parking Ramp in substantially good condition of repair and appearance during the Term, ordinary wear and tear and casualty excepted. The Lessor shall keep the Parking Ramp clear of snow and debris, shall keep the green space and perimeter sidewalks clear of snow and debris and shall maintain grass. If the Lessor needs to make alterations, additions or improvements (herein referred to as “Improvements”) to the Parking Ramp, it shall provide the Lessee with written notice prior to the Improvements, and if necessary, adequate nearby parking during this Improvement period. By May 31, 2020, the Lessee agrees to pay the Lessor a one- time payment of $91,500 for deferred maintenance. 5. Lessee’s Use. The Lessee's sole use of the Leased Stalls shall be for parking for its employees, agents, consultants, affiliates, guests, and invitees. 6. Indemnity; Insurance. Lessee shall indemnify Lessor (and its officers, directors and employees) against, and save Lessor (and its officers, directors and employees) harmless from, any and all losses, damages, claims, liabilities, judgments, costs and expenses (including the reasonable cost and expense of defending any claim) (collectively, "Losses"), arising directly or indirectly during the term of this Lease out of any act, omission or negligence of Lessee, its agents, employees, consultants, affiliates, guests, invitees and third party assignees, and designees. Lessee will carry general liability insurance reasonably sufficient to cover its indemnification obligations hereunder and shall, upon request, provide Lessor a Certificate(s) of Insurance naming Lessor as additional insured under such insurance. 7. Default. In the event that the Lessee shall fail to pay Rent or any part thereof when due or shall violate or fail to perform any of the covenants hereof on the part of the Lessee to be performed (each such event, a "Default"), after providing written notice of such Default, and if the Default is not cured within twenty (20) days of such notice, the Lessor may: a. Re-enter the Leased Stalls by summary proceedings or otherwise and re-let the Leased Stalls to a third party or parties, making commercially reasonable efforts therefor, and upon receiving rent therefrom, applying the same first to the payment of Rent and other fees and expenses accruing hereunder, and the balance, if any, to be retained by Lessor; provided, however, that the Lessee shall remain liable for the equivalent of the amount of all Rent and other payments due, as the case may be, throughout the remaining term of this Lease to the extent such amounts are not mitigated by such third party lessee or lessees; or b. Terminate this Lease and resume possession of the Leased Stalls wholly discharged from this Lease. If the Lessor terminates this Lease as set forth in this Section 7, then immediately upon such termination, all rights and obligations whatsoever of the Lessee and of its successors and assigns under this Lease, so far as the same may relate to the unexpired portion of the term hereof, shall cease. 12 8. Option to Renew. The Lessee will have the option to renew for 2 consecutive 5-year periods by notifying the Lessor 90 days prior to the expiration of the Lease. The Rent will be at market rate and will not be more than $22 per parking stall for the first option period and not more than $24 per stall for the second option period. 9. Early Termination. Notwithstanding any other term of this Lease to the contrary, (and in addition to the Parties' other rights herein to terminate this Lease), during the Term the Lessee shall have the right to terminate this Lease by providing not less than one (1) year written notice to the Lessor. Upon any such termination, this Lease shall terminate and expire on the date specified in such notice as if this Lease had expired by lapse of time. 10. Successors and Assigns. Except as otherwise set forth in this Lease, the agreements and conditions in this Lease shall be binding upon each Party and its successors and assigns and shall inure to the benefit of each Party and its successors and assigns. 11. Quiet Enjoyment. Upon the Lessee's payment of the Rents and other required payments herein provided, and upon the Lessee's observance and performance of all the covenants, terms and conditions to be observed and performed pursuant to this Lease, the Lessee shall peaceably and quietly hold and enjoy the Leased Stalls for the term hereby demised without hindrance or interruption by the Lessor or any other person or persons lawfully or equitably claiming by, through or under the Lessor.. 12. Force Majeure. The time within which either party shall be required to perform any covenant or obligation in this Lease shall be extended, without liability to the other party, if the performance or non-performance of the covenant or obligation is delayed, caused or prevented by an act of Force Majeure, provided, however, that such party claiming Force Majeure gives reasonable notice to the other party of the Force Majeure occurrence causing such delay or non-performance. For purposes of this Lease, "Force Majeure" shall mean any circumstance beyond a Party’s control, including but not limited to, an act of God; fire; earthquake; flood; explosion; actions or the elements of war; invasion; insurrection; riot; mob violence; sabotage; terrorist act; epidemic or pandemic; inability to procure equipment, facilities, materials or supplies in the open market; failure of power; failure of transportation; strikes; lockouts; actions of labor unions; condemnation; requisition; laws; or orders of governments or civil or military authorities. The non-performing Party shall be diligent in attempting to remove any such cause and shall promptly notify the other Party of the extent and probable duration of such cause. 13. Notices. All notices sent or required to be sent hereunder shall be sent in writing by personal delivery, nationally recognized courier service, or registered or certified mail, return receipt requested, postage prepaid, and in each case to the addresses set forth in the caption to this Lease above or to either Party at such other address as such Party may designate by notice to the other Party. 14. Waiver; Invalidity of Particular Provision. The failure of a Party to exercise or enforce any of its rights under this Lease shall not be a waiver of those rights and shall not affect any other right of that Party under this Lease. In the event that any provision of this Lease shall be found to be void or 13 unenforceable, such findings shall not be construed to render any other provision of this Lease either void or unenforceable and all other provisions shall remain in full force and effect unless the provisions which are invalid or unenforceable shall substantially affect the rights or obligations granted to or undertaken by either Party. 15. Construction; Section Headings. Each term and each provision of this Lease to be performed by the Parties shall be construed to be both a covenant and a condition. The paragraph headings throughout this Lease are used for convenience only, and shall not be held to explain, modify, amplify or otherwise aid in the interpretation, construction or meaning of this Lease. 16. No Merger of Title. There shall be no merger of this Lease nor of the leasehold estate created by this Lease with the fee estate in or ownership of any of the Parking Ramp by reason of the fact that the same person or entity may acquire, hold or own, directly or indirectly, (a) the leasehold estate created by this Lease or any part thereof or interest therein or any interest of the Lessee in this Lease, and (b) the fee estate or ownership of any of the Parking Ramp or any interest in such fee estate or ownership; and no such merger shall occur unless and until all persons or entities having any interest in (i) this Lease as the Lessee or the leasehold estate created by this Lease, and (ii) this Lease as the Lessor or the fee estate in or ownership of the Parking Ramp or any part thereof sought to be merged shall join in a written instrument effecting such merger and shall duly record the same. 17. Surrender. The Lessee shall (a) on the last day of the term hereof, (b) upon any earlier termination permitted under this Lease, and (c) upon any permitted entry or re-entry by the Lessor upon the Leased Stalls, peaceably leave and surrender the Leased Stalls into the possession and use of the Lessor without fraud or delay in good order, condition and repair without violations, reasonable wear and tear and casualty excepted. 18. Subordination of Lease. This Lease and the term and estate granted herein are and shall be subject and subordinate to the lien of all institutional mortgages which may now or at any time hereafter affect all or any portion of the Lessor's interest in the Leased Stalls, and to all renewals, modifications, consolidations, replacements and extensions thereof. 19. Effective Law. This Lease shall be governed by, construed and enforced in accordance with the laws of the State of Minnesota. Lessor and Lessee waive their right to trial by jury in any action, proceeding or counterclaim brought by either of the parties against the other, or with respect to any issue or defense raised therein, on any matters whatsoever arising out of or in any way connected with this Lease. 20. Entire Agreement. This Lease contains the entire agreement between the parties. No representative, agent or employee of Lessor has been authorized to make any representations, warranties or promises with respect to the letting, or to vary, alter or modify the provisions of this Lease. No additions, changes, modifications, renewals or extensions of this Lease, shall be binding unless reduced to writing and signed by both parties. 14 21. Counterparts. This Lease may be executed in one or more counterparts, each of which shall be an original, and all of which constitutes one and the same Lease. [electronic signature as well] 22. Miscellaneous. Lessor and Lessee agree that all documentation and knowledge of this transaction shall remain confidential. Both parties agree that information of this transaction will not be released to any individual or entity without the prior written consent of the other party, except to a party's affiliates, attorneys, accountants, or advisors that reasonably ensure the confidentiality thereof, or as necessary to comply with any law, regulation, valid court order or requirement/audit of or by a governmental authority, or to enforce the rights of either party under this Lease. Neither party shall unreasonably withhold its consent. Except as is hereinabove set forth, all terms, provisions and covenants of the Lease shall remain unchanged and in full force and effect. IN WITNESS WHEREOF, the parties hereto have duly executed this Parking Stall Lease Agreement as of the day and year first above written. LESSOR: CITY OF COLUMBIA HEIGHTS By:________________________________ Its:________________________________ Date: _________________ LESSEE: FAIRVIEW HEALTH SERVICES By: _______________________________ Its: _______________________________ Date: ________________ 15 PARKING STRUCTURE CONDITION ASSESSMENT REVIEW CITY OF COLUMBIA HEIGHTS PREPARED FOR: KEVIN HANSEN, P.E. COLUMBIA HEIGHTS, MINNESOTA 55421 PREPARED BY: KIMLEY-HORN AND ASSOCIATES, INC. 2550 UNIVERSITY AVE W. SUITE 238N SAINT PAUL, MINNESOTA 55114 September 13, 2018 16 September 13, 2018 Kevin Hansen, P.E. Public Works Director / City Engineer City of Columbia Heights 637 38th Avenue NE Columbia Heights, MN 55421 Re: Columbia Heights Parking Ramp Condition Assessments Project No. 160558004 Dear Mr. Hansen, Kimley-Horn would like to thank you for the opportunity to provide a parking ramp condition assessment report for the two City-owned parking ramps, Gould Avenue and Fairview Ramps. At your request, we conducted a condition assessment of each parking ramp to review the general conditions, understand the extent of the current deterioration, and determine the repair work necessary to bring the two parking ramps from their existing conditions to good condition. The following report discusses the findings of our investigation. If you have any questions, please call Jerry Pertzsch at (651) 643-0411 or Eric Tadt (651) 643-0461. Very truly yours, KIMLEY-HORN AND ASSOCIATES, INC. Jerry D. Pertzsch, P.E. Eric Tadt, P.E., S.E. Vice President I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. _________________________________________ Jerry D. Pertzsch, P.E. Date: September 13, 2018 Reg. No. 17383 17 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 2 CONTENTS Introduction ................................................................................................................................. 3 Ramp Information ............................................................................................................................. 3 Maintenance background ................................................................................................................. 4 Observations – Gould Avenue Ramp .......................................................................................... 4 Slab Cracking ................................................................................................................................... 4 Efflorescence ................................................................................................................................... 4 Exposed Reinforcing ........................................................................................................................ 5 Concrete Spalling ............................................................................................................................. 5 Traffic Membrane ............................................................................................................................. 5 Expansion Joints .............................................................................................................................. 5 Skyway ............................................................................................................................................. 5 Chloride Ion Testing ......................................................................................................................... 5 Drainage System .............................................................................................................................. 6 Electrical ........................................................................................................................................... 6 Miscellaneous .................................................................................................................................. 6 Observations – Fairview Ramp ................................................................................................... 6 Slab Cracking ................................................................................................................................... 7 Efflorescence ................................................................................................................................... 7 Exposed Reinforcing ........................................................................................................................ 7 Concrete Spalling ............................................................................................................................. 7 Traffic Membrane ............................................................................................................................. 8 Caulk Joints ...................................................................................................................................... 8 Stair Towers ..................................................................................................................................... 8 Chloride Ion Testing ......................................................................................................................... 8 Drainage System .............................................................................................................................. 8 Electrical ........................................................................................................................................... 8 Miscellaneous .................................................................................................................................. 9 Recommendations ...................................................................................................................... 9 Gould Avenue Ramp ........................................................................................................................ 9 Fairview Ramp ............................................................................................................................... 10 Maintenance Program ............................................................................................................... 11 Engineer’s Opinion .................................................................................................................... 14 Appendix A ............................................................................................................................... 15 Cain Thomas Associates, Inc. Electrical Systems Assessment Memorandum ............................. 15 Appendix B ............................................................................................................................... 18 Site Photographs – Gould Avenue Ramp ...................................................................................... 18 Appendix C ............................................................................................................................... 23 Inspection Notes – Gould Avenue Ramp ....................................................................................... 23 Appendix D ............................................................................................................................... 47 Site Photographs – Fairview Ramp ............................................................................................... 47 Appendix E ............................................................................................................................... 52 Inspection Notes – Fairview Ramp ................................................................................................ 52 Appendix F ................................................................................................................................ 76 Chloride Ion Test Reports .............................................................................................................. 76 18 3 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection INTRODUCTION Kimley-Horn was retained by the City of Columbia Heights (City) to perform a condition assessment on two parking ramps in Columbia Heights, MN. The City owns and has maintenance agreements with adjacent businesses for two multi-level, cast-in-place concrete parking ramps built in the early 1980’s, Gould Avenue Ramp and Fairview Ramp. The two parking ramps are similar in layout and construction. The City requires a review and analysis of the ramps to understand the current condition and the cost to bring the two parking ramps from their existing conditions to good or excellent condition. Specifically, the Gould Avenue Ramp, which is under-utilized today and adjacent to a potential redevelopment parcel. The evaluation and analysis presented in this report is imperative for the City and local partners to understand the conditions of both parking ramps. Kimley-Horn performed a condition assessment of the two parking ramps, which included a visual review of the current conditions, to understand the general condition of each ramp level. The review of the general condition of the parking ramps included, but was not limited to: areas of deteriorated concrete, condition of waterproofing membrane systems, condition of expansion joints and joint sealants, the exterior conditions of the ramps, and electrical systems. In addition to visual observations, chloride ion samples were collected and tested from three locations in each structure by American Engineering Testing. Kimley-Horn identified and documented well-preforming and deficient items, including typical structural systems, structural deficiencies, and the condition of existing lighting systems. Kimley-Horn analyzed the field data relative to short-term repair needs, including any immediate repair efforts, and more long-term repair and maintenance needs. Using this information, Kimley-Horn developed a report summarizing the evaluation of each ramp including repair recommendations, complete with a five- year maintenance program for repair and maintenance efforts in each year for 2019 thru 2023 with opinions of probable costs. As a sub-consultant to Kimley-Horn, Cain Thomas Associates performed the visual assessment of the electrical systems of the two parking ramps. Cain Thomas reviewed the basic electrical distribution systems and equipment connections, and developed a report summarizing their findings located in Appendix A. RAMP INFORMATION The Gould Avenue Ramp is located between 40th Avenue NE and Gould Avenue NE adjacent to Central Avenue NE. The ramp is rectangular with two U shaped plates sloping away from the center of the ramp with dimensions of the entire ramp of 116-feet by 263-feet. The ramp consists of three supported levels and one cast-in-place concrete slab on grade level with a floor area of approximately 30,000 square feet per level. The supported levels are cast-in-place post-tensioned concrete one-way beams and slabs supported by cast-in-place concrete columns. A maintenance garage is located below a portion of the lowest level of the west bay. There are three stair towers within the ramp, each located on the west side with one in the north and south corners and a third in the center. The stair tower located on the center of the west side has an elevator to access each floor. There is a skyway connection between the third level of the parking ramp to a plaza for the adjacent, vacant Northeast Bank building. The three stair towers and skyway are currently closed to pedestrian access. Kimley-Horn was not able to access the towers nor the skyway to perform a condition assessment. Additionally, the top two levels of this ramp are closed to vehicle access. See copies of the plans obtained from the City in Appendix C for layout and dimensions. The Fairview Ramp is located along Van Buren Street NE between 41st Avenue NE and 40th Avenue NE. The ramp is rectangular with two opposite sloping bays from ground level to Level 3, and consists of three supported levels and one cast-in-place concrete slab on grade level with a floor area of approximately 30,000 square feet per level. There are two stair towers within the ramp, each located on the east side with one in the north and south corners. The stair tower located on the southeast corner has an elevator to access each floor. The primary users of this ramp are Fairview Columbia Park clinic patrons and customers of the businesses along Central Avenue to the east of this ramp. Based on observations and comments from City staff, the design of the Fairview Ramp is similar to the Gould Ramp. Existing plan documents of this ramp were not available at the time this report was written. See the plan view in Appendix E for general 19 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 4 layout of the ramp. MAINTENANCE BACKGROUND Previous maintenance records were not provided to Kimley-Horn for either ramp. However, during Kimley- Horn’s condition assessment, we documented several previous repairs in the Fairview Ramp. These previous repairs included a significant area of traffic coating membrane on one of the sloping bays, concrete spall repairs throughout the ramp, and relatively new caulk joints along the façade. The structural and lighting condition assessment of the Gould Avenue and Fairview Ramps were performed on July 24, 2018. Chain dragging of representative deck areas was performed as part of the condition assessment. The electrical condition assessment and chloride ion sampling were performed on August 7, 2018. OBSERVATIONS – GOULD AVENUE RAMP Visual observations of the parking ramps were performed by Kimley-Horn staff on July 24, 2018. Selected photographs from the assessment are included in Appendix B. Notes of the visual observations are recorded on the respective ramps plan sheets included in Appendix C. The following observations were made during the review: SLAB CRACKING During the site inspection, several cracks were observed at the slabs-on-grade. The cracks noted in the site inspection range in length from 20 to 60 lineal feet. This is most likely caused by the age of the ramp, freezing and thawing weather conditions, and the settlement of the soil. We noted minimal differential heights on either side of the cracks in the slab-on-grade. There is a slab-on-grade crack at the joint between the ramp and the roadway asphalt on the south side of Level 2 near Gould Avenue NE. The City noted that during heavy rainfalls, this location of the ramp becomes flooded. Below this joint, there is a concrete wall where water stains have formed. Concrete spalls were documented on the ceiling which are due to water penetration through the crack. The curb inlet at this joint was observed to be sloping toward this entrance on Gould Avenue NE, which may be a contributing factor to the first level is flooding. A photo of flooding from a recent storm event is to the right. There were minimal concrete slab cracks noted on the upper levels. Most of the slab cracks occurred around the spalls; see the spall observation section for more information. EFFLORESCENCE Efflorescence was not observed during the site inspection of the structure. There is potential for efflorescence to form due to the moisture from the melted snow and ice which forms a saline solution that can penetrate cracks in the slab. As moisture comes through the cracks, it carries salts with it and forms efflorescence. 20 5 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection EXPOSED REINFORCING Numerous locations were identified showing exposed reinforcing on the slab and ceiling at all levels of the parking ramp. At these locations, the epoxy coating on the rebar was failing with significant exposed rusting. Chain dragging around two of the most significant floor spall locations indicated the concrete around these two locations is sound. Kimley-Horn also noted exposed post-tensioning tendons on Levels 3 and 4 in several locations. The sheathing around the tendons appeared to be in sound condition at all but one location. The exposed post- tensioning tendon and sheathing on Level 4 appeared to be significantly degraded; however, this currently is not causing distress to the structure. CONCRETE SPALLING During Kimley-Horn’s site inspection, there were numerous floor, ceiling, wall, and column spalls noted on all levels of the parking ramp. Exposed reinforcing bars and post-tensioning tendons exist at most of spall locations. These spalls may be caused from the original construction not providing adequate cover over the reinforcement, weather conditions, or water penetration through cracks in the slab. Façade spalling was noted on the west side near the north stair tower. This is not a structural issue but should continue to be monitored. TRAFFIC MEMBRANE There is no traffic membrane applied in the Gould Avenue Ramp. EXPANSION JOINTS Expansion joints were only observed around the stair openings at each elevated level. The Level 3 expansion joints at the stair openings were ripped along the length of the joint. The joints are likely failing due to UV exposure and age. The typical life span of expansion joints is approximately 10 years. Kimley-Horn is not aware of the age of the joints. Below the expansion joints, water stains and spalling concrete was observed. SKYWAY The skyway connecting the parking ramp to the vacant Northeast Bank building is closed to the public. The inspection of the skyway was a visual inspection from below the skyway at grade. There is a significant amount of rust on the structural steel beams, metal deck, connections, and bearings, with notable amounts of peeling paint. We recorded significant corrosion of the steel decking supporting the concrete slab. Exposed and corroded reinforcement was visible through the steel decking. It was also noted the drainage pipe on the north side of the skyway was missing a pipe section. CHLORIDE ION TESTING American Engineering Testing (AET) performed chloride ion testing at 3 locations of the parking ramp. These locations were selected based on where ramps typically have high chloride ion concentrations, such as the drive lanes. The results from AET show elevated levels of chloride ions in the ramp with a maximum concentration of approximately 2700 ppm in the top 1” of concrete in drive lanes on Levels 2 and 3. 21 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 6 The typical threshold for corrosion is a concentration of 300-400 ppm of chloride ions. This is of concern as these chloride ions will continue to propagate deeper into the slab structure, corroding the reinforcement. A maximum concentration of 270 ppm was noted at a depth of 2”. This is within the concentration threshold and significant corrosion of the reinforcement is unlikely. See Appendix F for the full chloride ion test report. DRAINAGE SYSTEM Floor drains throughout the structure were generally clogged and covered with debris on each level. Cracked pipes were common on all levels. See Figure 2 in Appendix B for an example of a typical rusted and broken pipe. In addition to the piping deterioration, the manhole next to the north stair tower has a severely rusted cover which could be a safety hazard if someone steps on it. ELECTRICAL Lighting in the ramp is in poor condition. The current lighting is florescent 4’-0” fixtures with one or two lights per bay. The florescent lighting was observed to not be function in many locations. On the south side of Level 1, an area was noted to be darker than a majority of the ramp. In addition to many florescent lights not working, exit lights and entrance/exit signage were either turned off or not working. Cain Thomas provided an electrical review of the structure; see Appendix A for a discussion of the electrical assessment. MISCELLANEOUS The existing ADA signage is either faded or nonexistent. We observed the existing accessible parking stalls likely do not meet the Americans with Disabilities Act (ADA) Standards for Accessible Design (2014). Per the ADA Standards for Accessible Design, the maximum slope of an accessible parking space and accessible routes cannot exceed a slope of 1:48, or 2.0%. The cross slope of the parking stall is greater than 2%. There is no wayfinding signage for the public to find this ramp. It was observed at the Level 3 stair tower there was a broken door glass and on Level 2 a broken lock. There are several locations around the perimeter of the ramp where the chain link fence is bowing or damaged. The parking stall striping on each floor plate is worn. OBSERVATIONS – FAIRVIEW RAMP Visual observations of the parking ramps were performed by Kimley-Horn staff on July 24, 2018. Selected photographs from the inspection are included in Appendix D. Notes of the visual observations are recorded on the respective plan views developed for this observation included in Appendix E. The following observations were made during the review: 22 7 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection SLAB CRACKING During the site inspection, several cracks were observed at the slabs-on-grade. The cracks noted in the site inspection range in length from 20 to 40 lineal feet. This is most likely caused by the age of the ramp, freezing and thawing weather conditions, and the settlement of the soil. Minor concrete slab cracks were noted on the upper levels, including adjacent to previous repairs. EFFLORESCENCE Efflorescence was observed during the site inspection on the underside of the floor plates. Efflorescence forms due to the moisture from the melted snow and ice that forms a saline solution and penetrates through the cracks in the slab. As moisture comes through the cracks, it carries salts with it and forms efflorescence on the underside of the slab. The efflorescence that was observed during the inspection was found on the underside of the slab on Levels 1 and 2 of the ramp. EXPOSED REINFORCING Minimal exposed reinforcing in the slab and ceilings were observed. At these locations, the rebar appeared to be sound. Kimley-Horn also noted exposed post-tensioning cables on Level 1 of the ramp. The sheathing around the cable is intact and does not appear to be placing distress on the ramp. CONCRETE SPALLING During Kimley-Horn’s site inspection, there were numerous floor, ceiling, wall, and column spalls noted on all levels of the parking ramp. While reinforcing bars were not exposed at most locations, these spalls may be caused from the original construction not providing adequate cover over the reinforcement, weather conditions, or water penetration through cracks in the slab. Select locations around spalls were chain dragged to evaluate the extent of unsound concrete. These locations were visually chosen by the large quantity of floor spalls in a small location. On Level 1 of the parking ramp, Kimley-Horn noted a location with seven spalls in close proximity with 14 SF of spalls measured by visual observation. After the chain dragging test was performed, Kimley-Horn documented the total square footage of the spalls as 20 SF as we found additional concrete delamination around the spalls. At slab-on-grade level of the parking ramp, there is a concrete wall that has visible water leakage along the top joint causing numerous spalls along the wall length. This is due to a joint failure from the level above that is allowing water to pass through. On Levels 1 and 2, cracking and spalling at the columns around the barrier cables were noted at select locations. This cracking around the barrier cables could be caused by an internal reinforcement condition with inadequate cover provided. On Level 3 of the ramp, it appeared there were previous spall repairs on the façade panels along the perimeter of the building. 23 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 8 TRAFFIC MEMBRANE Traffic membrane was observed on one of the sloped parking ramps. This is a previous maintenance repair, but this membrane was observed to have a spalls and cracks, likely due to traffic wearing and delaminated concrete below the membrane. See the attached inspection observations for locations of these cracks and spalls. CAULK JOINTS Several caulk joints were observed to be pulling away from the concrete slab as well as having tears in a few locations. This condition occurs around the perimeter of Level 3 and at the base of the stairs (typical at all levels). Also, there was no caulk joint observed at Level 3 between the curb and the floor slab. See the stair tower section below for additional joint information around the stairs. STAIR TOWERS At both stair towers, the door frames, stair floor plates, and angles at each level have significant rusting. There is an existing caulk joint at the base of each door. This is not an adequate joint in these locations as the ramp and stairwells are two separate structures that move independently. There are larger movements between these two structures than a caulk joint can withstand. The caulk joints around the stairs are ripped, allowing water to leak through which is rusting the stair elements below. The railings inside the stairwells are rusted as well. CHLORIDE ION TESTING American Engineering Testing (AET) performed chloride ion testing at 3 locations of the parking ramp. These locations were selected based on where ramps typically have high chloride ion concentrations, such as the drive lanes. The results from AET show significantly elevated levels of chloride ions in the ramp with a concentration of approximately 5,100 ppm in the top 1” of concrete in two drive lanes on Level 3. The typical threshold for corrosion is a concentration of 300-400 ppm of chloride ions. This is of concern as these chloride ions will continue to propagate deeper into the slab structure, corroding the reinforcement. The next 1-2” of concrete chloride ion concentrations was measured at up to 2,700 ppm. These results are of concern because this is the approximate location of the first layer of reinforcement. With concentrations this high, reinforcing bars with compromised epoxy coatings may begin corroding. DRAINAGE SYSTEM The floor drains appeared to generally be clean and maintained. Debris was observed to be partially plugging one drain. It was also observed the drain sizes installed on the floor plates appeared smaller in diameter than typically found in parking ramps. ELECTRICAL Lighting in the ramp is in fair condition, but appears to be in need of upgrading. The current lighting is a florescent circular fixture about 1’-0” in diameter at a 1:1 ratio (one light per one bay). The lighting was observed to be functional in most locations. It was noted that many exit lights and entrance/exit signage were either turned off or not working. On Level 3, the light poles appear to be in good condition but likely do not provide adequate light coverage to the top level of the ramp. 24 9 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection Cain Thomas provided an electrical review of the structure, see Appendix A for a discussion of the electrical assessment. MISCELLANEOUS ADA and interior signage were faded or nonexistent on the floor plates. There are railings on slab-on-grade near the entrance to the ramp and at stair towers that were documented to be very rusted. Also, concrete was noted to be spalling around some of the railing posts. The façade on Level 3 has longitudinal cracking along the bottom of panels at several locations. There could be minimal reinforcement in the bottom portion of the façade sections. Without adequate reinforcement, the self-weight of the façade panels may be the of the cause horizontal cracking. At this time, these cracks are not a structural concern. In the southwest corner of Level 3 and along the exterior east side of the Level 1, we documented cracked grout between the façade panels and top of the foundation walls. At the exterior east side of the Level 1, near the northeast stairwell, loose electrical wires or cables were observed to be attached to the façade of the ramp. No damage to the wires was noted. Along the north side of the ramp, we observed an exterior fence post that appears to be cut, including chipping paint and concrete spalling along the fence. The fence along the east side of the ramp was observed to be rusting. The fence on the west side of the ramp had a missing picket in the fence. RECOMMENDATIONS GOULD AVENUE RAMP The Gould Avenue ramp requires significant repairs to improve the user-friendliness of the parking ramp. Initially, Kimley-Horn recommends a thorough cleaning of the ramp, including a wash down of the deck and removal of graffiti in the stair towers. We recommend replacing the existing fluorescent lighting with motion sensing LED lights. Several areas as noted above require additional luminaires be installed to eliminate darker spots. We recommend that all lighting repairs occur in 2019 to improve the accessibility of the parking ramp. To further improve the user-friendliness of the parking ramp, we recommend replacing all interior signage, including signs that light-up, and re-striping the ramp. Also, the ramp has evidence of significant water intrusion at the south end along Gould Avenue noted by the collection of sand at the approach apron and due to corrosion of exterior metallic conduit. We recommend the installation of a catch basin in the gutter line of Gould Avenue, east of the entrance to the ramp, to capture water in the gutter line prior to reaching the ramp entrance. Furthermore, the water intrusion has caused the approach apron to settle and requires replacement. This work should be completed in 2019. We recommend performing concrete slab repairs over the five-year maintenance program, beginning with the areas with greatest degradation and any safety hazards such as tripping at uneven concrete surfaces. Additionally, we recommend that exposed reinforcing steel and post-tensioning cables on the driving surface and ceiling be repaired and continue to be evaluated for further deterioration. The repairs should involve proper surface preparation, reinforcing steel coating or post-tensioning cable sheathing, concrete repair material and material placement as outlined by the American Concrete Institute. To eliminate future efflorescence formation, we would suggest proper sealant of overhead cracks and spalls in the concrete. 25 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 10 We would also recommend applying a water repellant to the floor plates to prevent an increase of chlorides in the concrete driving surface. The water repellent will reduce moisture and chloride infiltration and prolong service life. American Engineering Testing provided an initial baseline test for chloride ion concentrations, but we would recommend another test be performed in the next 1 to 3 years to see the change in the concentrations and provide a solution if an increase is observed. At the stair towers, we recommend repairing the expansion joints around the towers as it will limit the water leaking to the below levels to limit future spalling and rusting in these locations. We recommend replacing the cracked cast-iron drain bodies and associated plumbing stacks within the first years of the maintenance program. The skyway connection to the Northeast Bank plaza is recommended to be repaired prior to reopening of the plaza or other development, or demolished. The skyway is experiencing significant corrosion of the steel decking supporting the concrete slab and the exterior beams with reinforcement of the slab exposed and corroded. We recommend the skyway remain closed until the rehabilitation or replacement of the concrete slab is complete. We recommend a closer inspection of the exterior beams, connections, and bearings be performed before they are sand blasted and painted. It was noted in the observations section of a missing drainage pipe on the north side of the skyway, this should be replaced for proper drainage. We recommend replacing and expanding the emergency and egress lighting system power immediately, along with updating the lighting controls and facility electrical heat equipment. For more detail on these recommendations, see Appendix A. FAIRVIEW RAMP The Fairview Ramp has noticeable previous repair efforts throughout the ramp. This ramp requires general maintenance, but is in generally fair to good condition. Kimley-Horn recommends replacing the existing fluorescent lighting with motion sensing LED lights, including adding luminaires to eliminate darker spots. We recommend that all lighting repairs occur in 2020 to occur after the improvements at the Gould Avenue Ramp. We recommend performing concrete slab repairs over the five-year maintenance program, beginning with the areas with greatest degradation and any safety hazards such as tripping at uneven concrete surfaces. Additionally, we recommend that exposed reinforcing steel and post-tensioning cables on the driving surface and ceiling be repaired to eliminate further spalling and potential damage to the tendons. The repairs should involve proper surface preparation, reinforcing steel coating or post-tensioning cable sheathing material, concrete repair material, and material placement as outlined by the American Concrete Institute. We recommend the installation of a water repellant to the floor plates to prevent an increase of chlorides in the concrete driving surface. The water repellent will reduce moisture and chloride infiltration and prolong service life. We recommend installing a traffic membrane, such as a skid-resistant broadcast aggregate overlay, installed over two areas of significant concrete slab spalling and delaminations. All cracks should be routed and sealed and all concrete spalls and delaminations repaired prior to the installation of the overlay. We recommend the coating to occur in the first year of the maintenance program, and is installed by a contractor certified by the manufacturer to perform these repairs. 26 11 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection We recommend performing a complete repair and painting of the two stair towers, including cleaning the steel stair pans, repairing concrete cracks and spalls, repairing the steel floor plates at each doorway, painting the interior steel stair stringers, handrails, and floor plates, and replacing the expansion joints in front of each door. We recommend monitoring the drain performance during heavy rain events. As noted in the observations, the drains appear to be smaller in size that typical for a parking ramp. If drains, particularly on the top level do not adequately handle the water, consideration should be given to installing larger drains. We recommend installing emergency and egress lighting system power immediately and updating the lighting controls within five years to keep the ramp operating to accepted standards. For more detail on these recommendations, see Appendix A. MAINTENANCE PROGRAM A five-year maintenance program is outlined for each parking ramp on the following pages. These programs will focus on an area by area basis in the most utilized areas of the ramps. The Gould Avenue Ramp program emphasizes the immediately improvement of the user-friendliness and accessibility of the ramp. The Fairview Ramp program identifies areas of the greatest need of repairs. Efforts will incorporate supplemental protection measures to slow future deterioration. The main structural and safety issues have been given the highest priority and are recommended to be repaired in 2019 and 2020. The waterproofing and durability efforts have been prioritized and listed in their perceived order of importance. The recommended repairs and maintenance work listed below were prioritized to slow future deterioration and to begin a regular maintenance schedule. 27 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 12 Gould Avenue Parking Ramp Proposed Maintenance Program Year Effort Estimates(1) 2019 (a) Concrete slab and joint repairs $21,000 (b) Clean ramp and drains $10,500 (c) Add inlet on Gould Avenue and replace concrete apron $21,000 (d) Replace central battery/inverter system $62,000 (e) Replace electrical heating equipment $26,000 (f) Re-stripe ramp $5,500 (g) Replace interior signage (including electrical) $10,500 2019 Sub-total $156,500 2020 (a) Concrete slab and joint repairs $21,500 (b) Slab on grade repairs $80,500 (c) Replace overhead lights $160,500 2020 Sub-total $262,500 2021 (a) Concrete slab and joint repairs $22,000 (b) Waterproofing membrane $11,000 (c) Replace expansion joints at stairwells $33,000 (d) Penetrating water repellent (Levels 2 & 3) $66,500 2021 Sub-total $132,500 2022 (a) Concrete slab and joint repairs $11,500 (b) Drain bodies and stack replacement $63,000 (c) Upgrade lighting controls $40,000 (d) Replace caulk at construction joints $6,000 2022 Sub-total $120,500 2023 (a) Concrete slab and joint repairs $18,000 (d) Penetrating water repellent (Level 4) $41,500 (c) Façade repairs (fence and caulk joints) $18,000 (d) Pedestrian bridge repair $35,500 2023 Sub-total $113,000 Note: (1) Probable costs do not include a mobilization, contingency, or professional fees. Cost estimates based on 2018 prices. (2) Probably costs include 3.5% inflation increase per year. 28 13 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection Fairview Parking Ramp Proposed Maintenance Program Year Effort Estimates(1) 2019 (a) Concrete slab and joint repairs $21,000 (b) Waterproofing membrane $47,000 (c) Slab on grade repairs $21,000 (d) Replace expansion joints at stair towers $5,500 (e) Add battery back-up $36,500 (f) Re-stripe ramp $5,500 (g) Replace ramp and stair signage (including electrical) $16,000 2019 Sub-total $152,500 2020 (a) Concrete slab and joint repairs $11,000 (b) Replace overhead lights $160,500 (c) Stair tower structural repairs $32,500 2020 Sub-total $204,000 2021 (a) Concrete slab and joint repairs $11,500 (c) Penetrating water repellent $83,000 (d) Interior tube steel railing repairs $11,500 (e) Stair tower steel painting $28,000 2021 Sub-total $134,000 2022 (a) Concrete slab and joint repairs $12,000 (b) Drain bodies and stack replacement $63,000 (b) Replace top level cove caulk joint $6,000 (c) Exterior fence repairs $6,000 2022 Sub-total $87,000 2023 (a) Concrete slab and joint repairs $18,000 (b) Replace caulk at construction joints $6,500 (d) Upgrade lighting controls $23,500 2023 Sub-total $48,000 Note: (1) Probable costs do not include a mobilization, contingency, or professional fees. Cost estimates based on 2018 prices. (2) Probably costs include 3.5% inflation increase per year. 29 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 14 ENGINEER’S OPINION The Gould Avenue Ramp has been in service for approximately 40 years, and is in fair condition. The parking ramp requires regular cleaning and significant maintenance to extend its service life. The Fairview Ramp has been in service for approximately 40 years, and is in good condition. The parking ramp requires regular cleaning and annual maintenance to extend its service life. Based on our observations, it is our opinion that the Gould Avenue and Fairview parking ramps can safely support the imposed loads as specified in the Minnesota State Building Code. It should be noted that Kimley-Horn has not performed a structural review to verify the structural adequacy of the original design, as this was not within the scope of the review work. During our inspection, we observed no deterioration to be indicative of inadequate structural design or construction procedures. 30 15 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection APPENDIX A CAIN THOMAS ASSOCIATES, INC. ELECTRICAL SYSTEMS ASSESSMENT MEMORANDUM 31 4215 WHITE BEAR PARKWAY - SUITE 100 SAINT PAUL, MINNESOTA 55110 Phone: 651-426-9549 || Fax: 651-426-5048 www.CTAMEP.com Cain Thomas Associates, Inc. Mechanical || Electrical || Plumbing || Commissioning || Fire Protection || Energy Modeling MEMORANDUM DATE: August 8, 2018 TO: Eric Tadt, P.E., S.E. Kimley-Horn] St. Paul, MN FROM: Jay J. Cain, P.E. Principal Electrical Engineer PROJECT: City Parking Ramps Columbia Heights, MN PROJECT NUMBER: 2018-168 SUBJECT: Electrical Systems Assessment As requested, on August 7, 2018 we conducted a visual observation of the electrical systems at the two city parking ramps in the vicinity of 40th Street and Central Avenue. The first was referred to as the Gould Ramp and was located east of the intersection and the second the Fairview Ramp located west of the intersection. Both ramps are multilevel concrete structures constructed in the early 80’s. Mike O’Reilly, City Street and Park Superintendent, provided access and led the visual observation. Tom, the Fairview Hospital Maintenance Supervisor, also participated at the Fairview Ramp. Our task was to assess the basic electrical distribution systems and equipment connections. Signage, lighting, traffic management and security will be dealt with by others. Our observations are as follows: Gould Ramp General: This facility would appear to have been poorly maintained in recent years, most likely due to reduced use. There was significant vandalism, that, while not directly impacting the electrical systems, is an indication of the condition of the building electrical systems. Basic Wiring Systems: Understanding is that some of the lighting systems are no longer operational due to what is believed to be wiring issues, This could not be verified. Electrical Service: Building contained a 200 ampere, 480 volt three phase, four wire electrical service with utility metering located in the lower level electrical room. This was served from a pad mounted utility transformer to the east of the facility. This service is adequate for the facility and continued use is a reasonable expectation. However, some aspects of the electrical distribution system are suspect, especially on the lower levels, due to significant water damage from flooding etc. Exterior of metallic conduit is rusted and, most likely looked to be in worse condition than they actually may be. However, some additional investigation may be in order to assure proper raceway grounding systems are still in place and conductors are properly enclosed. This was especially true of connections to and the various pieces of electric heat. Emergency Lighting Battery System: The main electrical room contained a central battery inverter emergency power supply system for emergency lighting. While not tested, this system appeared to no longer be operational. As such, the ramp is most 32 Electrical Systems Assessment August 8, 2018 City Parking Ramps – Columbia Heights, MN Page 2 of 2 Cain Thomas Associates, Inc. Mechanical || Electrical || Plumbing || Commissioning || Fire Protection || Energy Modeling likely without emergency egress and exit lighting system power during a power outage. In addition, emergency and egress lighting systems need to be expanded for greater coverage of the egress path within the ramp. Lighting Controls: Building contained a central relay photo time lighting control system. System appeared to still be in working order but is not up to current standards. In the interest of safety and energy conservation, systems should be converted to a more sophisticated system sensing occupancy and day lighting conditions and operating the lighting accordingly. Electric Heat; Various portions of this facility contain electric heat such as elevator lobbies, stairs, equipment rooms etc. Most of this heat would appear to be in poor operating condition. Fairview Ramp General: This facility would appear to have been relatively well maintained in recent years, most likely due to significant use. While this does not directly impact the electrical systems, it is an indication of the condition of the building electrical systems. Electrical Service: Building contained a 400 ampere 208 volt three phase, four wire electrical service with utility metering located in the main level electrical room. This was served from a pad mounted utility transformer to the east of the facility. This service is adequate for the facility and continued use is a reasonable expectation. Emergency Lighting Battery Systems: The facility did not appear to contain battery back up on the emergency egress and exit lighting systems. As such, the ramp is most likely without emergency egress and exit lighting during a power outage. In addition, emergency and egress lighting needs to be expanded for greater coverage of the egress path within the ramp. Lighting Controls: Building contained a central relay photo time lighting control system. System appeared to still be in working order but is not up to current standards. In the interest of safety and energy conservation, systems should be converted to a more sophisticated system sensing occupancy and day lighting conditions and operating the lighting accordingly. Recommendations: Emergency lighting upgrades are a high priority for both ramps. The Gould ramp central battery/inverter system needs to be replaced (Possibly repaired) and coverage expanded. This is an immediate need and costs are expected to be in the area of $60,000.00. Battery backup emergency egress and exit lighting systems need to be added and expanded in the Fairview ramp. This is an immediate need and costs are expected to be in the area of $35,000.00. Lighting controls need to be upgraded in both facilities to enhance safety and improve energy conservation. This would presumedly be in conjunction with a lighting fixture upgrade. Independent of a lighting fixture upgrade, a lighting control upgrade would cost in the area of $35,000.00 for Gould and $20,000.00 for Fairview. As this is not a life safety issue, this cn be deferred indefinitely, however, this should be done within a five years to keep the ramp operating to accepted standards. The electrical heating equipment in the Gould ramp should be replaced and the integrity of the electrical connections confirmed. We recommend this take place within the next year to assure reasonable operating conditions for the ramp and a cost of $25,000 is expected. Further investigation should be conducted as to water damage to the electrical distribution systems in the Gould Ramp. It is expected that most damage is surface, however, it is recommended that the integrity of the electrical system be investigated within the next two years to assure that to be the case. We recommend a budget of $15,000.00 for further investigation and $45,000.00 for potential repairs. End of Memorandum Document1 33 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 18 APPENDIX B SITE PHOTOGRAPHS – GOULD AVENUE RAMP Figure 1. Gould Avenue Ramp: Typical Exposed Reinforcing and Spalling Figure 2. Gould Avenue Ramp: Mechanical Piping 34 19 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection Figure 3. Gould Avenue Ramp: Typical Slab on Grade Cracking Figure 4. Gould Avenue Ramp: Typical Interior Signage 35 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 20 Figure 5. Gould Avenue Ramp: Exposed Post-Tensioning Figure 6. Gould Avenue Ramp: Typical Lighting 36 21 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection Figure 7. Gould Avenue Ramp: Typical Clogged Drain Figure 8. Gould Avenue Ramp: Typical Ripped Expansion Joint at Stairs 37 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 22 Figure 9. Gould Avenue Ramp: Typical Skyway Connections 38 23 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection APPENDIX C INSPECTION NOTES – GOULD AVENUE RAMP 39 40th and Central 07/24/2018 P Présent E Excusé A Absent C Convoqué à la prochaine réunion INFORMATIONS SUR LE PROJET Nom Columbia Heights Adresse Type de construction PARTICIPANTS PERSONNES RELATIVES AU PROJET Nom Contact Email Téléphone Présent Owner Owner's assistant Page 1 / 19 Rapport du 08/15/201840 OBSERVATIONS #Location WP Description To do by Solved 1 TCE 2a SOG control joints 21' apart 2 TCE MEP 3 TCE 2a SOG 90LF 4 TCE MEP Clogged drain 5 TCE 4b 4SF 6 TCE MEP PLAN LEVEL 1 1 2 3 4 5 6 Page 2 / 19 Rapport du 08/15/201841 #Location WP Description To do by Solved 7 TCE 4b 4SF 8 TCE 2a SOG 60LF 9 TCE 2a SOG 20LF 10 TCE ADA? 11 TCE 4b 2SF 12 TCE 4b 16SF 13 TCE 2a SOG 60LF 14 TCE Update lighting. LED. Motion sensors. Complaints to brighten up ramp. More than 1-1 lighting? PLAN LEVEL 1 7 8 9 10 11 12 Page 3 / 19 Rapport du 08/15/201842 #Location WP Description To do by Solved 15 TCE Wayfinding signage to the ramp 16 TCE No stairs were reviewed 17 TCE MEP 18 TCE MEP 19 TCE Old signage 20 TCE Signage 21 TCE 4b 2SF 22 TCE Restriping TYP. PLAN LEVEL 1 17 18 19 20 21 22 Page 4 / 19 Rapport du 08/15/201843 #Location WP Description To do by Solved 23 TCE 4wall 2SF 24 TCE 4b 2SF 25 TCE MEP 26 TCE 4b 4SF 27 TCE 4b 4SF 28 TCE 4b 9SF PLAN LEVEL 1 23 24 25 26 27 28 Page 5 / 19 Rapport du 08/15/201844 #Location WP Description To do by Solved 29 TCE 4b 2SF 30 TCE 2a SOG 60LF 31 TCE 2a SOG 60LF 32 TCE Grid 1-6 add additional lighting. Dark 33 TCE 2a SOG 60LF 34 TCE MEP 35 TCE 2a SOG 20LF PLAN LEVEL 1 29 30 31 33 34 35 Page 6 / 19 Rapport du 08/15/201845 #Location WP Description To do by Solved 36 TCE Lighting 37 TCE Lighting 38 TCE 4b 4SF 39 TCE Caulking ext. wall typ at stairwells 40 TCE Windows at stairwells typ cleaning 41 TCE Facade PLAN LEVEL 1 36 37 38 39 40 41 Page 7 / 19 Rapport du 08/15/201846 #Location WP Description To do by Solved 42 TCE Rusting / peeling paint 43 TCE Rusting metal deck. 44 TCE Reinforcing in deck? 45 TCE Rusting connections 46 TCE Rusted bearings 47 TCE Missing pipe PLAN LEVEL 1 42 43 44 45 46 47 Page 8 / 19 Rapport du 08/15/201847 #Location WP Description To do by Solved 48 TCE Bowing fence 49 TCE Bowing fence 50 TCE Damaged fence 51 TCE Landscaping #Location WP Description To do by Solved 1 TCE 4a 10SF - chain dragged over spall, concrete around sounds solid. PLAN LEVEL 1 48 49 50 51 PLAN LEVEL 2 1 Page 9 / 19 Rapport du 08/15/201848 #Location WP Description To do by Solved 2 TCE Lighting - 4 off? 3 TCE 4c 2SF 4 TCE 4c 4SF 5 TCE Lighting off typ 6 TCE 4wall 15SF 7 TCE MEP 8 TCE Door lock broke PLAN LEVEL 2 2 3 4 6 7 8 Page 10 / 19 Rapport du 08/15/201849 #Location WP Description To do by Solved 9 TCE MEP 10 TCE MEP 11 TCE 4b 2SF 12 TCE SOG repair 13 TCE Signage 14 TCE ADA? PLAN LEVEL 2 9 10 11 12 13 14 Page 11 / 19 Rapport du 08/15/201850 #Location WP Description To do by Solved 15 TCE Curb inlet. Sloping to entrance. Flooding on first floor 16 TCE MEP 17 TCE 4a 2SF #Location WP Description To do by Solved 1 TCE MEP 2 TCE 2b 10LF PLAN LEVEL 2 15 16 17 PLAN LEVEL 3 1 2 Page 12 / 19 Rapport du 08/15/201851 #Location WP Description To do by Solved 3 TCE 4a 9SF 4 TCE Lighting off typ level 5 TCE 4a 16SF - chain dragged area. Concrete around sounds solid 6 TCE 4a 4SF 7 TCE 4a 2SF 8 TCE 4a 9SF 9 TCE 2b 10LF 4 locations PLAN LEVEL 3 3 5 6 7 8 9 Page 13 / 19 Rapport du 08/15/201852 #Location WP Description To do by Solved 10 TCE 4c 4SF 11 TCE EJ 12 TCE EJ 13 TCE MEP 14 TCE Broken glass 15 TCE Signage 16 TCE 4b 4SF PLAN LEVEL 3 10 11 13 14 15 16 Page 14 / 19 Rapport du 08/15/201853 #Location WP Description To do by Solved 17 TCE 4a 4SF 18 TCE MEP 19 TCE MEP 20 TCE 4b 4SF 21 TCE EJ 22 TCE 4b 4SF PLAN LEVEL 3 17 18 19 20 21 22 Page 15 / 19 Rapport du 08/15/201854 #Location WP Description To do by Solved 23 TCE 4a 4SF 24 TCE 4b 4SF 25 TCE 4wall 2SF 26 TCE 4a 4SF #Location WP Description To do by Solved 1 TCE MEP PLAN LEVEL 3 23 24 25 26 PLAN LEVEL 4 1 Page 16 / 19 Rapport du 08/15/201855 #Location WP Description To do by Solved 2 TCE Landscaping 3 TCE Light poor lights working? New fixtures 4 TCE EJ 5 TCE Caulking ext. wall typ at stairwells 6 TCE 4wall 2SF 7 TCE Missing glass 8 TCE Signage PLAN LEVEL 4 2 4 5 6 7 8 Page 17 / 19 Rapport du 08/15/201856 #Location WP Description To do by Solved 9 TCE MEP 10 TCE Signage 11 TCE 4a 4SF 12 TCE MEP PLAN LEVEL 4 9 10 11 12 Page 18 / 19 Rapport du 08/15/201857 Notes Nice sunny day. Initial look, ramp looks good. Page 19 / 19 Rapport du 08/15/201858 1 2 3 45 67 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 242526 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 4445 46 47 48 49 50 51 Level 1 59 1 2 3 4 5 67 8 910 11 12 13 14 15 16 17 Le v e l 2 60 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Le v e l 3 61 1 2 3 4 5 6 7 8 9 10 11 12 Le v e l 4 62 47 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection APPENDIX D SITE PHOTOGRAPHS – FAIRVIEW RAMP Figure 1. Fairview Ramp: Typical Efflorescence Figure 2. Fairview Ramp: Typical Lighting Conditions 63 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 48 Figure 3. Fairview Ramp: Typical Spalling and Delamination Figure 4. Fairview Ramp: Typical Interior Signage 64 49 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection Figure 5. Fairview Ramp: Typical Delamination at Traffic Membrane Figure 6. Fairview Ramp: Typical Rusting of Interior Railings 65 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 50 Figure 7. Fairview Ramp: Typical Joint between Stair Towers and Floor Plate Figure 8. Fairview Ramp: Typical Interior Rusting of the Stair Towers 66 51 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection Figure 9. Fairview Ramp: Typical Interior Drainage Figure 10. Fairview Ramp: Typical Caulk Joint Failure, Level 3 67 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 52 APPENDIX E INSPECTION NOTES – FAIRVIEW RAMP 68 Van Buran and 40th Ramp 07/24/2018 PPrésent E Excusé AAbsent C Convoqué à la prochaine réunion INFORMATIONS SUR LE PROJET Nom Columbia Heights Adresse Type de construction PARTICIPANTS PERSONNES RELATIVES AU PROJET Nom Contact Email Téléphone Présent Owner Owner's assistant Page 1 / 20 Rapport du 08/15/201869 OBSERVATIONS #Location WP Description To do by Solved 1 TCE SOG - lighting 2 TCE SOG - 4a 4SF Leak above causing spall 3 TCE SOG - 4a 2SF Leak above causing spall 4 TCE SOG - 4a 4SF 5 TCE SOG - MEP 6 TCE SOG - TYP floor cracking 7 TCE SOG - poor lighting. 1 light per bay PLAN CLINIC - LEVEL 1_8.5X11 1 2 3 4 5 Page 2 / 20 Rapport du 08/15/201870 #Location WP Description To do by Solved 8 TCE SOG - 4b 4SF 9 TCE SOG - rusted elect. Box 10 TCE SOG - 4a 4SF 11 TCE SOG - 4a 4SF 12 TCE SOG - MEP 13 TCE SOG - 4a 4SF 14 TCE SOG - 2a 60 LF PLAN CLINIC - LEVEL 1_8.5X11 8 9 10 11 12 13 Page 3 / 20 Rapport du 08/15/201871 #Location WP Description To do by Solved 15 TCE SOG - caulk joint 16 TCE SOG - 4a 4SF 17 TCE L1- previous repair 18 TCE L1- 4a 2SF 7 loc. - chain dragged location. Delam around spalls, increase to 20SF 19 TCE L1- 4a 4SF chain dragged location 20 TCE L1- 4a 3SF 5 loc. - chain dragged. Increase to 6 locations PLAN CLINIC - LEVEL 1_8.5X11 15 16 17 18 19 20 Page 4 / 20 Rapport du 08/15/201872 #Location WP Description To do by Solved 21 TCE L1- 4a 4SF 22 TCE L1- 4a 2SF 23 TCE Typ repair- replace caulking 24 TCE L1- 4a 2SF 25 TCE L1 - ceiling caulk joints are in good condition 26 TCE L1 - 2c 27 TCE L1 - efflorescence PLAN CLINIC - LEVEL 1_8.5X11 21 22 24 25 26 27 Page 5 / 20 Rapport du 08/15/201873 #Location WP Description To do by Solved 28 TCE L1- 4b 4SF 29 TCE L1 - efflorescence 30 TCE L1 - MEP 31 TCE L1 - ADA Stall slope 32 TCE L1- 4b 4SF 33 TCE L2-rusting on floor plate. PLAN CLINIC - LEVEL 1_8.5X11 28 29 30 31 32 33 Page 6 / 20 Rapport du 08/15/201874 #Location WP Description To do by Solved 34 TCE L2-2c 35 TCE Signage 36 TCE L2-previous repair 37 TCE L2-MEP 38 TCE L2-timber plate. 2x14 plate 39 TCE L2-previous repair PLAN CLINIC - LEVEL 1_8.5X11 34 35 36 37 38 39 Page 7 / 20 Rapport du 08/15/201875 #Location WP Description To do by Solved 40 TCE SOG-railing painting 41 TCE L1-4a 10sf chain dragged location 42 TCE L1- 4a 10SF chain dragged #Location WP Description To do by Solved 1 TCE L3- light poles look to be in good shape. New light fixture heads. 2 TCE L3-signage 3 TCE L3-previous repair PLAN CLINIC - LEVEL 1_8.5X11 40 42 PLAN CLINIC - LEVEL 2_8.5X11 1 2 3 Page 8 / 20 Rapport du 08/15/201876 #Location WP Description To do by Solved 4 TCE L3-4c 5 TCE L3-typ horizontal cracking on facade 6 TCE L3-previous repair 7 TCE L3-MEP 8 TCE L3-typ caulking around perimeter 9 TCE L3-4c PLAN CLINIC - LEVEL 2_8.5X11 4 5 6 7 8 9 Page 9 / 20 Rapport du 08/15/201877 #Location WP Description To do by Solved 10 TCE L3-4a 11 TCE L3-4a 12 TCE L3 to L2 construction joint transition 13 TCE L2-previous repair traffic coating 14 TCE L2-traffic coating wear 15 TCE L2-efflorescence PLAN CLINIC - LEVEL 2_8.5X11 10 11 12 13 14 15 Page 10 / 20 Rapport du 08/15/201878 #Location WP Description To do by Solved 16 TCE L2-MEP 17 TCE L2-2c 18 TCE L1- 4a 2SF 19 TCE L1- 4a 16SF - chain dragged location. Delamination around visible spall. 20 TCE L1- 4b 4SF 21 TCE L1- 4a 4SF PLAN CLINIC - LEVEL 2_8.5X11 16 17 18 19 20 21 Page 11 / 20 Rapport du 08/15/201879 #Location WP Description To do by Solved 22 TCE L1- 4a 16SF 23 TCE L1- 4a 4SF 24 TCE L1-caulk joint leaking to wall below 25 TCE SOG- railing replace, fix, or paint 35' 26 TCE SOG-railing spall 27 TCE SOG - MEP PLAN CLINIC - LEVEL 2_8.5X11 22 23 24 25 26 27 Page 12 / 20 Rapport du 08/15/201880 #Location WP Description To do by Solved 28 TCE SOG - MEP 29 TCE SOG-2b 20LF 30 TCE SOG-4w cracked grout 31 TCE SOG-4b 2SF 32 TCE SOG-water running down wall 33 TCE Typ SOG panel- 20'x30' #Location WP Description To do by Solved 1 TCE SOG-rusted door frame PLAN CLINIC - LEVEL 2_8.5X11 28 29 30 31 32 PLAN CLINIC - LEVEL 3_8.5X11 Page 13 / 20 Rapport du 08/15/201881 #Location WP Description To do by Solved 2 TCE Rusted door frame to note 1 3 TCE SOG- Rusted angle and floor plate 4 TCE Typ stairs new fixtures and paint 5 TCE L1-rusted angle and floor plate 6 TCE L1-rusted door frame 7 TCE L1-rusted signage PLAN CLINIC - LEVEL 3_8.5X11 2 3 4 5 6 7 Page 14 / 20 Rapport du 08/15/201882 #Location WP Description To do by Solved 8 TCE L3-cracked caulk joint 9 TCE L3-recommend replacing caulk joint at base of door with exp joint material 10 TCE L3-recommend replacing caulk joint at base of door with exp joint material 11 TCE L3-signage 12 TCE L3-missing fire extinguisher 13 TCE Typ replace caulking around stairs PLAN CLINIC - LEVEL 3_8.5X11 8 9 10 11 12 13 Page 15 / 20 Rapport du 08/15/201883 #Location WP Description To do by Solved 14 TCE Missing caulk joint at curb 15 TCE L2-rusting on floor plate and angle 16 TCE L2-rusting on door frame 17 TCE Typ handrails to paint 18 TCE 19 TCE L1-rusted angle and floor plate PLAN CLINIC - LEVEL 3_8.5X11 14 15 16 17 18 19 Page 16 / 20 Rapport du 08/15/201884 #Location WP Description To do by Solved 20 TCE L1-rusted door frame 21 TCE Ext-MEP 22 TCE Ext-MEP 23 TCE Ext-4 24 TCE Typ staining on top facade panels 25 TCE Typ grating is rusting PLAN CLINIC - LEVEL 3_8.5X11 20 21 22 23 24 25 Page 17 / 20 Rapport du 08/15/201885 #Location WP Description To do by Solved 26 TCE Ext-efflorescence 27 TCE Ext-MEP 28 TCE Ext-MEP 29 TCE Ext-fencing 30 TCE Ext-fencing painting 12' 31 TCE Ext-4 PLAN CLINIC - LEVEL 3_8.5X11 26 27 28 29 30 31 Page 18 / 20 Rapport du 08/15/201886 #Location WP Description To do by Solved 32 TCE Ext- grout 33 TCE Ext-missing post 34 TCE Ext-4 35 TCE Ext- grout 36 TCE Ext-signage 37 TCE Ext-signage PLAN CLINIC - LEVEL 3_8.5X11 32 33 34 35 36 37 Page 19 / 20 Rapport du 08/15/201887 Notes Nice sunny day. Initial look, ramp looks good. Page 20 / 20 Rapport du 08/15/201888 A B C 1 2 3 4 5 6 7 8 9 10 11 12 NORTH 1 2 3 45 6 7 8 9 10 11 12 13 14 15 16 17 1819 2021 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 Clinic - Level 1_8.5x11 89 A B C 1 2 3 4 5 6 7 8 9 10 11 12 NORTH 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 1819 20 2122 23 24 2526 27 28 29 30 31 32 33 Clinic - Level 2_8.5x11 90 A B C 1 2 3 4 5 6 7 8 9 10 11 12 NORTH 1 2 3 4 5 6 7 8 9 10 11 12 13 14 1516 17 18 1920 21 22 23 24 25 26 27 28 29 3031 32 33 34 35 36 37 Clinic - Level 3_8.5x11 91 City of Columbia Heights 637 38th Avenue NE │ 2018 Parking Ramp Inspection 76 APPENDIX F CHLORIDE ION TEST REPORTS 92 550 Cleveland Avenue North | Saint Paul, MN 55114 Phone (651) 659-9001 | (800) 972-6364 | Fax (651) 659-1379 | www.amengtest.com | AA/EEO This document shall not be reproduced, except in full, without written approval from American Engineering Testing, Inc. REPORT OF CHEMICAL ANALYSIS PROJECT: REPORTED TO: COLUMBIA HEIGHTS PARKING RAMP 637 38TH AVENUE NE COLUMBIA HEIGHTS, MN 55421 KIMLEY-HORN AND ASSOCIATES INC 2550 UNIVERSITY AVE W SUITE 238N ST PAUL, MN 55114 ATTN: CARI RIEWER AET PROJECT NO: 05-20054 DATE: AUGUST 13, 2018 INTRODUCTION This report presents the results of laboratory work performed by our firm on eighteen (18) powdered samples submitted to us by Cari Riewer of Kimley-Horn and Associates Inc. on August 7, 2018. The scope of our work was limited to documenting the chloride content of the powders by ASTM C1152 “Standard Test Method for Acid-Soluble Chloride in Mortar and Concrete.” TEST RESULTS Sample Identification Sample Depth Acid Soluble Chloride by Weight % of Sample ppm (mg/Kg) Ramp 1 40th Ave Lvl 2 A.5/3 0-1" 0.257 2570 1-2" 0.027 270 2-3" 0.014 140 Ramp 1 40th Ave Lvl 3 B.5/6 0-1" 0.275 2750 1-2" 0.019 200 2-3" 0.014 140 Ramp 1 40th Ave Lvl 4 C/11 0-1" 0.064 640 1-2" 0.008 81 2-3" 0.008 78 Ramp 2 Van Buren Lvl 2 A.5/4 0-1" 0.398 3980 1-2" 0.058 580 2-3" 0.011 110 Ramp 2 Van Buren Lvl 3 B/ 6.5 0-1" 0.500 5000 1-2" 0.269 2690 2-3" 0.126 1260 CONSULTANTS · ENVIRONMENTAL · GEOTECHNICAL · MATERIALS · FORENSICS 93 AET Project No. 05-20054- Page 2 of 2 Sample Identification Sample Depth Acid Soluble Chloride by Weight % of Sample ppm (mg/Kg) Ramp 2 Van Buren Lvl 3 B.5/10 0-1" 0.511 5110 1-2" 0.116 1160 2-3" 0.013 130 TEST PROCEDURES Laboratory testing was performed on August 8, 2018 and subsequent dates. Testing was performed in accordance with ASTM C1152 “Standard Test Method for Acid-Soluble Chloride in Mortar and Concrete.” Results are reported on an as received basis. REMARKS The test samples will be retained for a period of at least thirty days from the date of this report. Unless further instructions are received by that time, the samples may be discarded. The test result relates only to the samples tested. No warranty, express or implied, is made. Report Prepared by: American Engineering Testing, Inc. Report Reviewed by: American Engineering Testing, Inc. Kattie Reamer Chemist I Bill Rebel Principal Chemist Phone: 651-603-6633 brebel@amengtest.com 94 Le v e l 2 Le v e l 3 Le v e l 4 95 Le v e l 3 Le v e l 3 Le v e l 2 96 AGENDA SECTION WORK SESSION ITEM NO. 6 MEETING DATE MAY 4, 2020 CITY OF COLUMBIA HEIGHTS - COUNCIL LETTER ITEM: CITY HALL SCHEMATIC DESIGN, INTERIOR LAYOUT, AND EXTERIOR CONCEPT RENDERINGS DEPARTMENT: Public Works CITY MANAGER’S APPROVAL: BY/DATE: Kevin Hansen, Aaron Chirpich / April 30, 2020 BY/DATE: 5/1/20 CITY STRATEGY: #7: Strong Infastructure/Public Services Additional Strategy? #2: Economic Strength SHORT TERM GOAL (IF APPLICABLE): N/A Additional Goal? N/A BACKGROUND: At the December 10th, 2018 regular meeting the City Council accepted the Master Plan for a New City Hall, meeting one of the Council goals established earlier in the year. At the City Council meeting on September 23rd, the Council selected the 40th and Central Avenue site as the location for a New City Hall under a public-private partnership with the site developer, Alatus. On October 14, 2019, the Council selected the firm of Leo A Daly as the project architect for the City Hall buildout. The design follows a process including refining the spatial layout or fit plan, schematic design, design development, and final design with contract documents, bid award and construction administration services. Attached is the Schematic Design report from LAD detailing the buildout of the new City Hall. The report includes: • Fit plan with updated layout • Updated cost estimate • Narrative on the overall design systems, general character and finishes establishing the framework of the design, including: o Zoning of the interior space: public, support, staff o Interior quality, furniture, AV/Media/Technology o Interior materials • Life Safety / Fire Suppression • Mechanical and Electrical Systems • Support renderings The intent of the schematic design is to provide the framework and focus entering into the design process. Interior Layout and Exterior Building renderings: One of the primary tasks the City architect needed to address was how our space would fit based on the overall building design, focusing on concrete column placement and physical wall locations in the multi-story building. Over the last couple of months, the City Architect coordinated with the Developer’s architect, Doran, to integrate the column placement and wall’s based on Doran’s design. The final layout is attached and will be reviewed with the Council at the May 4th meeting. Another task of Leo A Daly was to provide concepts, layouts and materials recommendations for the exterior of the City Hall for the Central and 40th Avenues’ fronts. The emphasis was to have City Hall have a unique appearance, continue elements consistent with recently built City facilities and to aesthetically blend with the Doran design. Attached please find 2 concepts for City Hall, labeled ‘Portal’ and ‘Funnel’ designs. The architect provided the following narratives for each: 97 City of Columbia Heights - Council Letter Page 2 We have labeled The Portal design “Option 1”, and the Funnel design “Option 2”. We have also provided 2 different color variations of each option, one with a blue/gray metal panel, and one with a dark charcoal metal panel. The blue/gray lets the city hall stand out a bit different from the rest of the development, and the dark charcoal/black, blends in a bit more. So in total there are 4 options to review, 1A, 1B, 2A, 2B. We were able to pull in the design of the development above and are showing that more representative than previously, in both form and color as we know of it today. Our intention behind the metal panel will also be to discuss and coordinate reveals in the metal panels, similar to the attached reference graphic/image. This image also shows our intent on the finish of the panels, this one being the dark charcoal/black option. We are using the limestone as the feature along central/entry with a dark cast stone base at the main façade and along 40th and then metal panel and windows above. The eyebrow element would be coordinate with Doran is currently proposing. We have also looked at how to set the windows back in the façade as seen in the street view images. It looks like the exterior panels of the development above are a fiberboard material after further review of their documents, so we feel the concrete/cast stone/limestone and metal panel of the city hall design will be different in finish enough to help express independence, but in tones that work with the rest of the development for a cohesive feel. STAFF RECOMMENDATION: Accept the Schematic Design report dated April, 2020 from Leo A Daly for the construction of a New City Hall. RECOMMENDED MOTION(S): 1. Move to accept the Schematic Design report from Leo A Daly for the construction of the new City Hall. 2. Review / Comment / Input on the exterior designs ATTACHMENT(S): Schematic Design Report from Leo A Daly, updated April 30, 2020 Updated Interior Layouts Interior Renderings Exterior Design Options 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 12 9 13 0 13 1 13 2 13 3 13 4 13 5 13 6 13 7 13 8 13 9 14 0 14 1 14 2 14 3 14 4 14 5 14 6 14 7 14 8 14 9 15 0 15 1 15 2 15 3 15 4 15 5 15 6 15 7 15 8 15 9 16 0 16 1 16 2 16 3 16 4 16 5 16 6 16 7 16 8 16 9 17 0 17 1 17 2 AGENDA SECTION WORK SESSION ITEM NO. 7 MEETING DATE MAY 4, 2020 CITY OF COLUMBIA HEIGHTS - COUNCIL LETTER ITEM: Board & Commission Interviews DEPARTMENT: Administration CITY MANAGER’S APPROVAL: BY/DATE: Nicole Tingley/April 28, 2020 BY/DATE: 5/1/20 CITY STRATEGY: #8: Engaged, Multi-Generational Population Additional Strategy? Chhhhh hh hhhhh SHORT TERM GOAL (IF APPLICABLE): Chhhhh hh hhhhh Additional Goal? Chhhhh hh hhhhh BACKGROUND: Interviews for the 2020 Board & Commission openings originally scheduled for mid-March were cancelled as a precaution to COVID-19. These interviews were scheduled for 15 minutes each over a four day period. The City had 24 applicants for the following commissioner terms that expired April 1, 2020: •Planning Commission Chair Marlaine Szurek •Planning Commissioner Mike Novitsky •Library Board Member Steve Smith •Park and Recreation Commissioners Tom Greenhalgh, Kevin McDonald, and David Payne •Traffic Commission Chair Len Olson The commission applications are broken down by commission as follows (some applicants were interested in multiple commissions): Planning Commission- 11 8-Planning Only, 1 for all, 1 for Park, Library & Planning, 1 for Planning & Charter Park & Recreation Commission- 13 8, 1 for Park & Library, 1 for Park & Charter, 1 for all, 1 for Park, Library & Planning Library Board- 6 2, 2 for Park & Library, 1 for all, 1 for Park, Library & Planning Traffic Commission- 1 1 for all City Staff is seeking direction from City Council on how to move forward with conducting interviews and making appointments for these positions. This includes when, where, and how. Some considerations/options: 1.The City has a Zoom Account that could be used for virtual interviews. Logistics transitioning between interviews/applicants would be difficult to complete without some break time in-between each interview. Applicants may also have access issues. 2.The Council Chambers could be used for social distancing in-person interviews- Council could be seated spaced out and applicants could speak at the podium. 173