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Home My WebLink AboutHEDRA Packet 11-09-2011HASTINGS ECONOMIC DEVELOPMENT & REDEVELOPMENT AUTHORITY . WEDNESDAY November 9, 2011, 6:00 pm City Hall Council Chambers I. Quorum II. Minutes – October 13, 2011 meeting III. Bills IV. Business A.Hastings Marketing Plan –Himle Horner V. Reportsand Information A.Hudson Building Reuse Study Presentation – Stark & Claybaugh B.Status Report: Hudson Property C.Red Rock Parking Lot Concept Plan V. Adjourn Next Meeting: Regular Meeting – December 8, 2011 HEDRA Meeting Packet - November 9, 2011Page 1 of 142 HEDRA AGENDA NOTES FOR NOVEMBER 9, 2011 MINUTES Please see attached HEDRA Meeting minutes from theOctober 13, 2011 regular meeting for your review and approval. BILLS OctoberBills Alarm Express$7,695.20*Hard Wire Alarm Installation Himle Horner$3,348.75Marketing Services -September John Hinzman$208.68Mileage & Travel Reimbursement Menards$119.50Hudson Building –Air Compressor *Reimbursable Expense Please see attached general ledger detail for further information. BUSINESS A.Hastings Marketing Plan –Himle Horner Himle Horner will be in attendance to present the Hastings Marketing Plan. Staff has reviewed the plan with the original direction from the Request for Proposals as follows: 1.Determine the best opportunities for the City of Hastings’ marketing efforts. HHI responded by providing the following ideas for opportunities; Need to make Hastings known for its business-friendly focus Need to ensure economic development/business audiences know what HEDRA is and how it can help Increase the level of camaraderie and collaboration in the business community Enhance the position of Hastings among its peers 2.Develop marketing means, including key messages and measurements for success. HHI suggested these as ideas for Key messages, as well as a number of other ideas; Incorporate consistent messages into all marketing. As indicated in the marketing research, the people and businesses in Hastings already know about many of Hastings’ positive attributes –including its prime location. However, it is not easy for many to articulate these attributes effectively and consistently. There are additional important messages (provided in the draft Key Messages section below) that also will be valuable to communicate to specific audiences. HEDRA Meeting Packet - November 9, 2011Page 2 of 142 Key messages might include: “Hastings is a great community for businesses and residents and is a “small town” in the best sense.” “ Hastings is the right place for long-term business success and has great opportunities for business of all types.” “ Hastings is a sizeable community in a notable “gateway” corridor – “bridging” southwest Minnesota/Western Wisconsin and the Twin Cities.” “HEDRA is a high-value resource for both new and established businesses and offers a number of resources for businesses looking to locate in Hastings.” 3.Create implementation strategies that promote and strengthen existing businesses. HHI recommended that HEDRA; Enhance presence of business-specific information and processes. Dedicated resources for businesses should clarify the process in Hastings of establishing a business and opportunities for becoming engaged, as well as outcomes related to businesses who navigated those processes with the help of HEDRA. Prioritize and target business markets. Even with limited audiences,it can be challenging to effectively engage these audiences at the level needed to achieve the desired outcomes. Prioritization and targeting is a critical first step. Without focus, a lot of resources may be expended with little long-term return. Overall, this is a strategic business decision for HEDRA and the community as a whole. Define and promote HEDRA as a business resource. While HEDRA may be well understood within City Hall, the name and its function are less familiar to external business and related audiences. As a result, there needs to be basic education about the organization and the outcomes it delivers. Having a simple way to describe HEDRA for target audiences will advance education. Business audiences need to know how HEDRA can provide value in establishing or growing their businesses. Communications and marketing to Hastings residents should focus considerably less on HEDRA as an organization, and instead focus on the outcomes and benefits of local investment in economic development and businesses—to increase the sense of momentum, vitality and economic growth. HEDRA Meeting Packet - November 9, 2011Page 3 of 142 REPORTS A.Hudson Building Reuse Study Presentation – Stark & Claybaugh Will Stark of Stark Preservation Planning will present a draft report on the H.D. Hudson Building Reuse Study. The report was commissioned by MN DOT to study potential effects to the building from the TH 61 Bridge Project. The report is an important initial step to evaluate development scenarios on the Hudson site. Decisions on the demolition versus preservation of the site have yet to be made. Other development scenarios may also be evaluated in the future. The project team completed an extensive investigation of the Hudson Building to evaluate its potential for its adaptive use. The investigation entailed a documentation of the history of the property, a thorough inspection of the exterior and interior specifications and conditions (a detailed Historic Structures Report was completed as a separate project and provided to the City); evaluation of the electrical and mechanical systems; personal interviews with over 20 local and regional business people, building owners, community leaders, politicians, real estate professionals, and potential users; and a public meeting where reuse concepts were solicited. Based on the historical and design characteristics of the building and the identified needs of the community, the Reuse Team developed three scenarios for reuse of the building. Additionally, three site plan schematics were developed exploring ways to configure necessary parking, public spaces and new development. Cost estimates for the building and site scenarios were developed, and used to complete a financial analysis for the feasibility of reuse scenarios including three anchors: large inn, small inn, and restaurant/banquet center. The report was fully paid for by MN DOT. Further investigation of the proposed development scenarios will need to be completed to better determine financial impact. ACTION: Formal action is not required Please see the attached Reuse Study for further information. B.Status Report: Hudson Property A Status Report detailing existing Hudson activities and future actions has been included for review and discussion. ACTION: Formal action is not required Please see the attached Status Report for further information. HEDRA Meeting Packet - November 9, 2011Page 4 of 142 C.Red Rock Parking Lot Concept Plan The Engineering Department continues to revise the Red Rock Commuter Parking nd Lot planned for Block 16 (south side of 2 Street, west of the Depot). The plans are consistent with the $600,000 grant received from MN DOT and Metropolitan Council to provide a commuter parking lot. Construction of the parking lot is planned for Fall 2012. ACTION: Formal action is not required Please see the attached Red Rock Parking Lot Concept Plan for further information. ATTACHMENTS HEDRA Minutes –September 13, 2011 – Regular Meeting General Ledger Detail –October, 2011 Hastings Marketing Plan Hudson Reuse Study Hudson Status Report Red Rock Parking Lot Concept Plan HEDRA Meeting Packet - November 9, 2011Page 5 of 142 Hastings Economic Development and Redevelopment Authority 6:00 pm Hastings City Hall Minutes of October13, 2011 HEDRA CommissionersPresent:Dennis Peine,Pam Holzem, Michael Kelley,Kurt Keena, and Danna Elling Schultz HEDRA Commissioners Absent:Ron Toppin, andTony Alongi Staff present: Community Development Director John Hinzmanand Community Relation Specialist Shannon Rausch. Q: UORUM A quorum was establishedand the meeting was called to order, by Vice Chair Peineat 6pm with fourmembers present. I. M INUTES Commissioner Keenamotioned to approve the minutes from the September 8, 2011 meetings, Commissioner Holzemseconded the motion. Motion approved 4-0 Commissioner Elling Schultz arrived 6:04pm III. B ILLS Commissioner Keenamoved to pay the bills. Commissioner Kelleyseconded the motion. Motion Passed 5-0 IV.B USINESS No Business Item were included on the agenda. V. R&I EPORTSNFORMATION A. Financial Report nd Community Development Director John Hinzman presented and reviewed the 2 Quarter Financial Report with the Commission. B. Marketing Update Community Relation Specialist Shannon Rausch informed the Commission that the Marketing Consultant, Himle Horner Inc., continues to work on our Marketing Plan. HEDRA Meeting Packet - November 9, 2011Page 6 of 142 Staff has beenin contact with HHI and hasprovidedthem with information, including HEDRA’s roles and goalsto be incorporated into the plan. In the a recent conversation, Himle Horner indicated that they would be getting the final draft of the plan to staff in mid-October to review,and that thefinal plan will be presented to the Commission at the November 10th meeting. C.1101 Vermillion Street Demolition and Redevelopment The property owner, Leonard Heilinger has opted to clear and demolish the structure on his ownand is not requesting any assistance from HEDRA at this time. Demolition should take place in the next couple of weeks. The site is likely too small to be developed on its owntherefore the development of the property would most likely include the city owned property to the north (former 11th Street) and/orpossiblythe residential home to the south (north of the Dairy Queen). D. Mixed Use Hard Wire Alarm Update Work continues on the Al Blankenship’s buildings downtown.The Contractor remains on schedule to complete the installation in all building in their allotted 9 months. E. Hudson Hudson has completely vacated the downtownbuilding. HEDRA has now assumed all maintenance and utility responsibilities. The only materials remaining are inventory belonging to Intek. Although Intek is no longer operating its shredding operation, it is using the building for storage. Intek plans to continue storing the materials as long as it is acceptable to HEDRA under the terms of our Post-Occupancy Lease Agreement. City Staff is assessing the value of remaining materials\equipment within the building for any salvage value. Materials integral to potential redevelopment would not be affected at this time. Bonestro has conducted its initial borings of the site. Lab analysis of results should be available within the next week. Further borings may be necessary depending on the analysis of results. Bonestro is still on track to submit the Response Action Plan for Minnesota PCA approval by years end. Hastings will be hosting a Technical Assistance to Brownfields Workshop on October th 19from 8:00-4:00 at City Hall. County, State, and Federal officials will be on hand to provide guidance on redevelopment of brownfield sites. The Workshop will include a tour of the Hudson facility. nd The Reuse Report Public Presentationisscheduled for November 22at 6:00pm at Hastings City Hall. More information will be provided closer to the meeting. F. Elm Salon Staff has been told that the parking lot for Elm Salon will be built in the next few weeks, in conjunction with the parking lot next door for Carlson Financial HEDRA Meeting Packet - November 9, 2011Page 7 of 142 G. Guardian Angles/Church/Sherman & Associates The Church has given Sherman and Associates their 30 day notice. Not sure exactly what will happen next, but will keep theCommission informed as more information is learned. Commissioner Elling Schultz asked to reschedule theNovember meeting from Thursday night to Wednesday night. Commissioners agreedto this change in schedule. A: DJOURNMENT Commissioner Keenamoved to adjourn at 6:15pm, Commissioner Holzemseconded. Motion Passed 5 - 0 WEDNESDAY ,November 9, 2011 at 6:00pm in the Council Next meeting is scheduled for Chambers. Shannon M. 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Number: 1913-64 MnDOT Agreement Number: 98076 HEDRA Meeting Packet - November 9, 2011Page 34 of 142 HEDRA Meeting Packet - November 9, 2011Page 35 of 142 MANAGEMENT SUMMARY HEDRA Meeting Packet - November 9, 2011Page 36 of 142 HEDRA Meeting Packet - November 9, 2011Page 37 of 142 HEDRA Meeting Packet - November 9, 2011Page 38 of 142 HEDRA Meeting Packet - November 9, 2011Page 39 of 142 HEDRA Meeting Packet - November 9, 2011Page 40 of 142 HEDRA Meeting Packet - November 9, 2011Page 41 of 142 TABLE OF CONTENTS HEDRA Meeting Packet - November 9, 2011Page 42 of 142 HEDRA Meeting Packet - November 9, 2011Page 43 of 142 TABLE OF FIGURES HEDRA Meeting Packet - November 9, 2011Page 44 of 142 HEDRA Meeting Packet - November 9, 2011Page 45 of 142 INTRODUCTION HEDRA Meeting Packet - November 9, 2011Page 46 of 142 RSP EUSE TUDY ROCESS HEDRA Meeting Packet - November 9, 2011Page 47 of 142 THE H.D. HUDSON MANUFACTURING BUILDING PD ROPERTY ESCRIPTION HEDRA Meeting Packet - November 9, 2011Page 48 of 142 HEDRA Meeting Packet - November 9, 2011Page 49 of 142 HEDRA Meeting Packet - November 9, 2011Page 50 of 142 ABHH.D.HSB RIEF ISTORY OF THE UDSON ITE AND UILDING HEDRA Meeting Packet - November 9, 2011Page 51 of 142 HEDRA Meeting Packet - November 9, 2011Page 52 of 142 HEDRA Meeting Packet - November 9, 2011Page 53 of 142 HS ISTORICAL IGNIFICANCE HEDRA Meeting Packet - November 9, 2011Page 54 of 142 ISSUES ANALYSIS BC UILDING ONDITION SI ITE SSUES HEDRA Meeting Packet - November 9, 2011Page 55 of 142 HEDRA Meeting Packet - November 9, 2011Page 56 of 142 EI NVIRONMENTAL SSUES HEDRA Meeting Packet - November 9, 2011Page 57 of 142 MI ARKET SSUES PI ARKING SSUES HEDRA Meeting Packet - November 9, 2011Page 58 of 142 HEDRA Meeting Packet - November 9, 2011Page 59 of 142 HEDRA Meeting Packet - November 9, 2011Page 60 of 142 NC EIGHBORHOOD ONTEXT CI OMMUNITY SSUES HEDRA Meeting Packet - November 9, 2011Page 61 of 142 DI ESIGN SSUES HD ISTORIC ESIGNATION HEDRA Meeting Packet - November 9, 2011Page 62 of 142 HEDRA Meeting Packet - November 9, 2011Page 63 of 142 P.(S)D RESERVATION VSELECTIVEEMOLITION HEDRA Meeting Packet - November 9, 2011Page 64 of 142 REUSE SCENARIOS I NTRODUCTION GP UIDING RINCIPLES HEDRA Meeting Packet - November 9, 2011Page 65 of 142 HEDRA Meeting Packet - November 9, 2011Page 66 of 142 ERT VALUATION OF EUSE YPES HEDRA Meeting Packet - November 9, 2011Page 67 of 142 HEDRA Meeting Packet - November 9, 2011Page 68 of 142 S1:LIA CENARIO ARGE NN AS NCHOR HEDRA Meeting Packet - November 9, 2011Page 69 of 142 HEDRA Meeting Packet - November 9, 2011Page 70 of 142 HEDRA Meeting Packet - November 9, 2011Page 71 of 142 S2:SIA CENARIO MALL NN AS NCHOR HEDRA Meeting Packet - November 9, 2011Page 72 of 142 HEDRA Meeting Packet - November 9, 2011Page 73 of 142 S3:R/BCA CENARIO ESTAURANTANQUET ENTER AS NCHOR HEDRA Meeting Packet - November 9, 2011Page 74 of 142 HEDRA Meeting Packet - November 9, 2011Page 75 of 142 HEDRA Meeting Packet - November 9, 2011Page 76 of 142 SP ITE LANNING HEDRA Meeting Packet - November 9, 2011Page 77 of 142 HEDRA Meeting Packet - November 9, 2011Page 78 of 142 HEDRA Meeting Packet - November 9, 2011Page 79 of 142 HEDRA Meeting Packet - November 9, 2011Page 80 of 142 FINANCIAL ANALYSIS HEDRA Meeting Packet - November 9, 2011Page 81 of 142 BG RIDGING THE AP HEDRA Meeting Packet - November 9, 2011Page 82 of 142 HEDRA Meeting Packet - November 9, 2011Page 83 of 142 HEDRA Meeting Packet - November 9, 2011Page 84 of 142 HEDRA Meeting Packet - November 9, 2011Page 85 of 142 CONCLUSIONS AND RECOMMENDATIONS C ONCLUSIONS HEDRA Meeting Packet - November 9, 2011Page 86 of 142 HEDRA Meeting Packet - November 9, 2011Page 87 of 142 RI ECOMMENDATIONS FOR MPLEMENTATION HEDRA Meeting Packet - November 9, 2011Page 88 of 142 HEDRA Meeting Packet - November 9, 2011Page 89 of 142 APPENDIX A: STAKEHOLDER SUMMARY HEDRA Meeting Packet - November 9, 2011Page 90 of 142 HEDRA Meeting Packet - November 9, 2011Page 91 of 142 HEDRA Meeting Packet - November 9, 2011Page 92 of 142 HEDRA Meeting Packet - November 9, 2011Page 93 of 142 HEDRA Meeting Packet - November 9, 2011Page 94 of 142 HEDRA Meeting Packet - November 9, 2011Page 95 of 142 APPENDIX B: PUBLIC MEETING SUMMARY HEDRA Meeting Packet - November 9, 2011Page 96 of 142 HEDRA Meeting Packet - November 9, 2011Page 97 of 142 HEDRA Meeting Packet - November 9, 2011Page 98 of 142 HEDRA Meeting Packet - November 9, 2011Page 99 of 142 APPENDIX C: ELECTRICAL AND MECHANICAL EVALUATION HEDRA Meeting Packet - November 9, 2011Page 100 of 142 HEDRA Meeting Packet - November 9, 2011Page 101 of 142 HUDSON MANUFACTURING BUILDING RE-USE STUDY Prepared for: Stark Preservation Planning Prepared by: engineering design initiative th street 1112 north 5 minneapolis, mn 55411 612-343-5965, Fax 612-343-5982 George Rothenberger, PE Bradley R Johannsen, PE June 30, 2011 Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 1 HEDRA Meeting Packet - November 9, 2011Page 102 of 142 I. INTRODUCTION A. Stark Preservation Planning has retained Engineering Design Initiative (EDI) for the purpose of recommending and estimating mechanical and electrical systems to be installed in the Hudson Manufacturing Building, and for estimating mechanical and electrical costs associated with adjacent surface and structured parking. The scope of the recommendations includes three usage scenarios and complete systems for shell, interior build-out and finished exterior spaces. A description and estimate of the recommendations is included within. B. The Hudson Manufacturing Building consists of a 100,000 square foot ~100 year old building located in Hastings MN at the intersection of the Highway 61 bridge and the Mississippi River. The building is not currently in use but was previously built and used for the manufacturing of sprayers. C. Demolition of existing equipment associated with the building is outside the scope of this report. D. The three usage scenarios are as follows, see related sections in report by Stark Preservation Planning for greater detail: 1. Scenario 1a: Large Inn as Anchor. Includes hotel with roof plaza, destination restaurant with patio, banquet hall, boutique coffee shop, boutique retail spaces, gallery and visitor interpreter center. 2. Scenario 2b: Small Inn as Anchor. Major features include condominium lofts, enclosed parking, boutique hotel with roof plaza, banquet hall, destination restaurant with patio, boutique retail space, gallery and visitor interpreter center. 3. Scenario 3: Restaurant/Banquet Center as Anchor. Major features include office space, destination restaurant with patio, banquet hall with roof plaza, boutique retail spaces, two-story gallery space and visitor interpreter center. E. Additionally there are three schematic layouts of parking structures and surface lots, see related sections in report by Stark Preservation Planning for greater detail. These schematic layouts are interchangeable with the three usage scenarios and as such the parking estimates are listed separately from the usage estimates. II. MECHANICAL A. HVAC 1. General: Central Plant Chiller: a. An air-cooled chiller is recommended for the cooling medium for the various project scenarios. Economy of scale and energy efficiency is enhanced with a central cooling plant. Sub-metering is possible in order to bill end users. This approach is typical for district cooling applications. The chiller would most likely be air-cooled. (Water cooled systems shall be ruled out due to the proximity to Hwy 61 and the disadvantages of vapor plumes from cooling towers). The estimated chiller size is 200 tons. The size range is a good candidate for a screwed compressor application. The chiller shall be located outside on grade, not blocked by solid walls, and shall have buried supply and return chilled water piping from pumps in a mechanical room. Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 2 HEDRA Meeting Packet - November 9, 2011Page 103 of 142 b. Chilled water hydronic piping shall include insulated supply and return piping to air handlers and other units utilizing the chilled water. Distribution shall incorporate base-mounted pumps with variable frequency drives (VFD). The piping scheme shall be assumed to be variable primary pumping. The chilled water pumps shall reside at the basement level in a central mechanical room. The mechanical room may reside in Building B lower level. c. Pipe sizes and GPM: Estimated at 420 GPM, utilizing water with 25% propylene glycol and 6” steel pipe mains. Buried piping with insulation for buried applications. Piping inside the building insulated with vapor barrier, and metered with BTU meters for point-of-use billing. 2. Decentralized Boilers: a. Choices include a central hot water hydronic boiler system, or heating plants for each respective use. The approach in this study is to utilize independent heating plants for each respective user. Condensing (hot water) boilers are available that are 94% efficient and only require PVC (plastic) combustion and vent piping. They are easily located and offer design flexibility for various programs and scenarios. b. Natural gas piping is readily available at the site. There is little potential for fuel oil storage. Hence it is assumed that the natural gas rate shall be firm. Individual meters can be employed for individual gas users. 3. Controls: a. With the exception of Condo/Loft development, the scenarios assume a central direct digital control (DDC) system. Tenants and end users would integrate their systems with a central DDC system that is operated and maintained by the property manager. The DDC system manufacturer chosen should have multiple authorized installers to avoid proprietary controls pricing. DDC building automation control will greatly enhance energy utilization and efficiency. b. Electronic stand-alone controls are advantageous for the Condo/Loft scenarios. Essentially these are programmable thermostats. 4. Hotel/Banquet/Conference: a. Condensing hot water boilers. Modular multiple boilers with computerized staging. Natural gas, 94% efficient. Heating hot water distribution piping and pumps. b. Central station air handlers. Banquet/assembly areas to have air handlers devoted to those spaces and may utilize heat exchangers with total enthalpy wheels for energy recovery due to higher outdoor air requirements. c. Air handlers for central spaces, lobby and greeting areas shall utilize chilled water cooling coils and hot water heating coils. Provide air handlers with VFD’s and variable air volume systems for energy efficiency. Use variable volume systems with hot water reheat coils for thermostatic control. d. Guest suites: Utilize 4-pipe fan coil units with chilled and hot water piping. ‘Hi-line’ stacked fan coil units or horizontal fan coil units may be employed. e. Hot water base board heating for additional comfort in critical areas. Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 3 HEDRA Meeting Packet - November 9, 2011Page 104 of 142 5. Hotel – Small Inn: a. Similar to the hotel discussion above, except that fan coil units and small blower-coil units may be used exclusively. 6. Restaurant: a. Utilize central station air handler with chilled water and hot water coils. b. Variable volume system with hot water reheat. c. Condensing boiler, hydronic heating pumps dedicated to the restaurant. d. Variable are system with high-end slot diffusers for comfort and aesthetics. e. Hot water fin tube radiation at external windows for comfort. f. Special exhaust and tempered heated/cooled make-up systems for commercial kitchens with grease hoods. g. General exhaust systems as required. 7. Coffee shop / Deli: a. Small central station air handler or blower/coil unit. Chilled water and hot water coils. b. System may be constant volume in lieu of variable volume. c. Constant volume boxes with hot water reheat. d. Condensing boiler and distribution. e. General exhaust systems as required. 8. Condo/lofts: a. Individual metering with gas-fired and direct expansion cooling units. ‘Wall- Pak’ units may be employed, thereby offering greater ease in individual metering. These units reside on external walls and have integral air- conditioning units and gas-fired heating. The units intake air from the external wall and exhaust on the same zone with external wall louvers. They require a utility closet adjacent to the external wall. b. This may be the exception to the general use in the project of the central chilled water plant. c. Alternate approach would be 4-pipe fan-coil systems. Chilled water piping would be routed from a central BTU meter location. Heating could be based on central heating boilers in lieu of individual wall-pak units mentioned above. 9. Public/Tourism and Retail: a. Similar to Coffee shop/Deli discussion above. 10. Interpretive Center: a. Similar to the Public/Tourism Center, except higher electrical lighting load may be experienced due to flood and display lighting. b. Possible zoned HVAC for classrooms. This depends on the architectural program. 11. Arts/ Public Performance: a. Small central station air handler or blower/coil unit. Chilled water and hot water coils. Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 4 HEDRA Meeting Packet - November 9, 2011Page 105 of 142 b. System serving gallery may be constant volume in lieu of variable volume, with constant volume boxes and hot water reheat. c. Condensing boiler and distribution. d. System serving a performance space should/may be separate air handler with chilled water and hot water coils. Performance space AHU may employ a heat exchanger due to high outdoor air requirements. 12. Offices: a. Small central station air handler. Chilled water and hot water coils. b. System should be variable air volume, with variable air volume (VAV) boxes and hot water reheat. c. Condensing boiler and distribution. d. VAV boxes zoned for interior vs. exterior load profiles. e. Hot water fin tube radiation at perimeter zones. f. Conference rooms with individual VAV boxes indexed to occupied mode via motion sensors to save energy when not occupied. g. Possible stand-alone computer A/C may be required for computer and Local Area Network rooms. 13. Parking (Under Cover / Within building): a. Unheated by state code. b. Ventilated with exhaust and make-up air. 14. Parking (Multi Story): a. No heat. b. Natural ventilation. B. PLUMBING: 1. Sanitary for the entire site shall be assumed to drain south to Second Street. The number of new sanitary lines, whether multiple lines or one, is not determined at this time. Sanitary size and invert at Second Street to be determined at a later date. This study assumes the city service is large enough and deep enough. Civil site plan of October 14, 2010 shows one sanitary sewer manhole on the existing sewer leaving the facility south of Building A. 2. Storm water is assumed to communicate directly to the River. The civil site plan dated October 14, 2010 shows no piped storm water from the project site to City services. Multiple easements exist to the North of the building which faces the River. Accommodation of storm lines crossing these easements to be addressed subsequent to this study. This report assumes no problem with storm communicating to the River, and assumes no connection to a City of Hastings storm system. 3. Water currently enters the building with four water lines in the vicinity of the sanitary manhole to the south of building A. This study assumes these water lines shall be capped and new water lines utilized. The new water lines shall connect to City water services on Second Street. Hydrant flow tests of adequate water pressure, pipe size of city service, and other considerations to be determined at a later date. Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 5 HEDRA Meeting Packet - November 9, 2011Page 106 of 142 4. The civil site plan of October 14, 2010 shows several gas lines. Gas lines ‘ring’ the project site to the North, East and West. One gas line includes a 15’ wide easement for Central Natural Gas Co. to the north of the building, facing the river. Gas lines which currently extend into the building south of Building C shall be demolished by others. This study assumes there is sufficient gas capacity and that gas availability is not a problem. 5. Hotel: Plumbing shall include typical restaurant kitchen utilities, commercial laundry, and guest services. Plumbing to include high-end plumbing fixtures in occupied spaces, and whirlpools in some suites. Plumbing to accommodate housekeeping, vending, and typical hotel amenities. There is no reference to a swimming pool. Hotel laundries typically require a stand-alone high pressure steam boiler and associated steam piping. 6. Banquet/Conference: Plumbing shall accommodate typical banquet requirements for a hotel with serving fixtures near the banquet halls. Terraces will require terrace storm drains, parapet drains, and associated piping to storm. See storm discussion above. 7. Public/tourism interpretive center to have plumbing for accessible public restrooms. 8. Trail head to include public restrooms. Showers not provided. See discussion of coffee shop below. 9. Arts Center: Provide plumbing to accommodate arts activity. Gallery will require no special plumbing. Public restrooms as noted above. Special sinks and fixtures with plaster traps may be required dependent on the user program for the space. 10. Boutique Foods/Grocery store: Typical plumbing for grocery store to be provided. Air cooled condenser piping for refrigeration units to be provided by tenant’s refrigeration vendors. Typical grocery plumbing and amenities to be provided. 11. Bank: Provide plumbing and piping for a typical bank (restrooms, break room). 12. Restaurant: A range of plumbing costs should be allowed for. This study utilized the higher cost column from 2011 Mean’s Cost estimating to allow for this. Provide typical plumbing for a commercial kitchen, including grease traps, trench drains, plumbing fixtures, drainage, and numerous rough-ins and connections to commercial kitchen appliances. 13. Coffeeshop/Deli: a Cost factor of 90% of the above costs for restaurants was utilized in the cost estimating to allow for less plumbing requirements than a restaurant. 14. Housing: Condo and loft plumbing shall be provided. Plumbing shall be consistent with requirements for apartments and condominium development. 15. Offices: Provide typical plumbing for private office space, including restrooms, conference room hospitality, and break rooms. 16. Parking: Storm drain system consistent with the parking requirements. Storm water is directed clear to grade (river). C. FIRE PROTECTION AND DOMESTIC WATER MAIN: 1. The existing fire protection assemblies are located on the south wall of building A. The fire protection service takes up a large portion of this exposure and resides in an area that is more desirable for occupied space. Hence it is Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 6 HEDRA Meeting Packet - November 9, 2011Page 107 of 142 assumed that the service will be moved and the existing services coming into the building will be capped. There are four water lines entering Building A. 2. New fire service is estimated to enter Building B basement from City of Hastings water service on Second Street. The fire service shall be a dedicated fire main, possibly 8” pipe size. Building B basement shall house the new fire assembly. Location of fire department connection to be determined and most likely shall be at Second Street. 3. New dedicated domestic water service shall also be brought into the basement from City service on Second Street. Individual sub-metering is possible, with a main meter at the project water main. Further discussions with the city will reveal the desired meter options. 4. It is assumed the development will be fully sprinkled. The multi-level parking ramp, if not connected to the building, may not need to be sprinkled. The opinion of probable cost provided in this study assumes the ramp (Scenario A or B) is not sprinkled. III. ELECTRICAL A. SERVICE AND DISTRIBUTION 1. The service is estimated at 3000A, 480V, 3 phase 4 wire. The service transformer and primary feeder will be by the utility. The main electrical room and main distribution gear shall be located in the basement in the vicinity of the utility transformer. 2. Individual space types in the building will be separately metered. For instance one meter is required for the restaurant, one for the gallery, one for each condo, multiple meters for office space, etc. Some meters can be consolidated as directed by building developer. Meters shall be ganged in a custom enclosure at the exterior of the building. 3. Feeders and branch circuits will be primarily copper wiring in EMT conduit. Note that due to the historical many areas will be exposed. B. LIGHTING 1. Many areas are described as “boutique” or “destination” and as such the lighting fixtures in retail spaces, restaurant, hotel/inn, banquet/conference, tourism, etc shall be high end decorative, fitting a distinct style as selected by the architect. 2. Fluorescent strip fixtures with wire cage will be used in storage rooms, utility rooms and enclosed Area D parking garage. 3. Linear and monopoint pendants will be used in office spaces. 4. A variety of dimmable LED track fixtures will be used in the art/gallery spaces. 5. The fixtures shall wherever practical be energy efficient. 6. Occupancy sensors will be utilized in private office spaces, conference rooms, storage rooms, toilet rooms, etc. 7. Separate dimming control systems are required in the restaurant, retail, banquet/conference room and gallery spaces. 8. Integral emergency batteries will be installed within standard fixtures where possible, otherwise wall emergency lighting battery packs will be utilized. Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 7 HEDRA Meeting Packet - November 9, 2011Page 108 of 142 C. POWER AND LOW VOLTAGE 1. Power connections will be included for all equipment - cooking, HVAC, elevator, accessible doors, etc. 2. The fire alarm system shall be addressable type with devices and wiring as required by code. 3. Central phone, data, security and television services will be located in the basement level. The low voltage services will branch out to individual tenant spaces as required. D. EXTERIOR PATIO AND ROOF DECK 1. The restaurant and/or hotel will extend to the exterior in the form of an on-grade patio, and a roof deck on top of Area D. 2. The lighting for these areas will be high end decorative fitting a distinct style as selected by the architect. 3. Power will be minimal but may include convenience receptacles, gas grill starters and power for water features. 4. A complete sound system will be included for both the roof deck and the exterior patio. A multimedia AV system including weatherproof projector will be required for the roof deck. E. PARKING STRUCTURE AND SURFACE LOTS 1. The new parking structure will include enclosed and gasketed fluorescent lighting fixtures with cold weather ballasts. A separate service is required to the structure. Power will be supplied for receptacles, access control, elevator and miscellaneous equipment. 2. Surface lots will be provided with 15’ poles with 175W metal halide shoebox heads, spaced to allow a minimum of one footcandle. The lighting heads will be 277V and will be fed from the Hudson Manufacturing Building. IV. SUMMARY A. Detailed opinion of estimated costs for the above systems can be found on the attached estimate reports, and are summarized here: Ñ°·²·±²±ºÛ¬·³¿¬»¼Ý±¬ Ó»½¸¿²·½¿´Û´»½¬®·½¿´Ì±¬¿´ Í½»²¿®·±ïßüïôçéèôïçêüïôîðèôîëìüíôïèêôìëï Í½»²¿®·±îÞüïôêééôéîéüïôðíçôêïîüîôéïéôííç Í½»²¿®·±íüïôççëôïìïüïôììèôéîéüíôììíôèêè Ó»½¸¿²·½¿´Û´»½¬®·½¿´Ì±¬¿´ Í·¬»Í½¸»³¿¬·½ßüéçôèððüïéîôïïïüîëïôçïï Í·¬»Í½¸»³¿¬·½Þüéçôèððüïëéôìðìüîíéôîðì Í·¬»Í½¸»³¿¬·½Ýüðüèíôçîîüèíôçîî Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 8 HEDRA Meeting Packet - November 9, 2011Page 109 of 142 B. Note that the estimate of roof deck and exterior plaza costs are included in the “scenarios”, whereas the estimate of parking structure and surface lot costs are included in the “site schematics”. C. The opinion of estimated costs is based on Means 2011, is in 2011 dollars and includes contractor’s overhead and profit. End of Report. Hudson Manufacturing Reuse Study EDI Project 11-008 June 30, 2011 Page 9 HEDRA Meeting Packet - November 9, 2011Page 110 of 142 HEDRA Meeting Packet - November 9, 2011Page 111 of 142 APPENDIX D: COST ESTIMATIONS HEDRA Meeting Packet - November 9, 2011Page 112 of 142 HEDRA Meeting Packet - November 9, 2011Page 113 of 142 A/E Contact:Robert Claybaugh A/E Commission No.:TBD A/E Client: Summary of Contents: Documents Provided Assumptions & Qualifications Proposed Construction Schedule CSI Division Cost Summary Gross Area Summary Take-Off Breakdown Project Phase: Concept Design Phase Budget Estimate Date Prepared:Number of Pages: Tuesday, October 18, 2011 Pages 1 - 2 Prepared By:PPM Project No.: Douglas L. Holmberg, PE/CPE1120.106.ch.10.18.11 President, PPM, Inc. Professional Project Management, Inc. 1858 East Shore Drive St. Paul, MN 55109 (612) 919-4000 fax: (651) 774-0935 dougppm@gmail.com Total Construction Budget 94,319$168.63$15,905,388$241.69$22,796,073 Scenario No. 2 Total Construction Budget 94,319$161.08$15,193,175$232.88$21,964,676 Scenario No. 3 Total Construction Budget 94,319$177.74$16,763,988$253.60$23,919,693 Site-Work Construction Scenarios Site Schematic No. 1 Total Construction Budget $6,305,952$9,106,084 Alternate No. 1 Total = $4,523,796$6,608,740 Site Schematic No. 2 Total Construction Budget $6,398,250$9,314,367 Alternate No. 1 Total = $4,365,924$6,374,692 Site Schematic No. 3 Total Construction Budget $464,943$607,472 Professional Project Management, Inc. cannot and does not warrant or represent the accuracy of this budget The above materials including budget estimate format and budget cost information have been developed by Professional Project Management, Inc. All rights are reserved and no part of this document may be reproduced and/or distributed without the express permission in writing of Professional Project Management, Inc. APPENDIX E: PRO FORMA STUDY HEDRA Meeting Packet - November 9, 2011Page 116 of 142 HEDRA Meeting Packet - November 9, 2011Page 117 of 142 HEDRA Meeting Packet - November 9, 2011Page 125 of 142 APPENDIX F: CASE STUDY, MIDTOWN EXCHANGE HEDRA Meeting Packet - November 9, 2011Page 126 of 142 HEDRA Meeting Packet - November 9, 2011Page 127 of 142 HEDRA Meeting Packet - November 9, 2011Page 128 of 142 HEDRA Meeting Packet - November 9, 2011Page 129 of 142 HEDRA Meeting Packet - November 9, 2011Page 130 of 142 HEDRA Meeting Packet - November 9, 2011Page 131 of 142 APPENDIX G: SITE MODEL IMAGERY HEDRA Meeting Packet - November 9, 2011Page 132 of 142 HEDRA Meeting Packet - November 9, 2011Page 133 of 142 HEDRA Meeting Packet - November 9, 2011Page 134 of 142 HEDRA Meeting Packet - November 9, 2011Page 135 of 142 HEDRA Meeting Packet - November 9, 2011Page 136 of 142 HEDRA Meeting Packet - November 9, 2011Page 137 of 142 HEDRA Meeting Packet - November 9, 2011Page 138 of 142 HEDRA Meeting Packet - November 9, 2011Page 139 of 142 APPENDIX H: PROJECT PERSONNEL HEDRA Meeting Packet - November 9, 2011Page 140 of 142 HEDRA Meeting Packet - November 9, 2011Page 141 of 142 HEDRA Meeting Packet - November 9, 2011Page 142 of 142